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N AA COASTAL SERVICES CTR LIBRARY COASTAL ZONE 3 6668 14110243 6 INFORMATION CENTER Xz 11 17-- r C-) SUMMARY Lo F--1 of the AHOSKIE LAND USE PLAN Prepared by the ItA CITY COUNCIL and CITIZENS of the Town of Ahoskie North Carolina With Assistance from The Local Planning and Management Services Section Department of Natural and Economic Resources 1976 This report was financed in part by the National Oceanic and Atmospheric Administration and the State of North Carolina, and meets the requirements of the North Carolina Coastal Area Management Act of 1974. HD 268 A46 S86 1976 HOW DID IT START? YOU SHOWED CONCERN B. Commercial The commercial areas of Ahoskie have followed a pattern of Ahoskie lies in the Coastal Plains of North Carolina. This area One aspect of the survey que 'stionnaire was to measure your development recognized in many other towns. The central .is one of the most important regions in the U.S. for food concerns about the adequacy of public services, land use, and business district supports a concentration of commercial facili- production, future expansion of commerce, industry and recre- the quality of life in the Al4oskie area. Most respondents ties. Em phasis is on large scale stores and specialized shops ation. The N.C. Coastal Area Management Act of 1974 asks expressed a favorable impression of Ahoskie by indicating that serving a regional trading area. A strip commercial area has local governments in 20 North Carolina coastal counties to they would be reluctant to move to another town. Some, developed along Memorial Drive on both sides extending from prepare a blueprint for their future growth and development however, expressed specific concerns in certain areas. approximately 1800 feet beyond the corporate limits to Peach- while providing for the wise use of the State's important natural tree Street. This area contains a variety of commercial uses resources. County and town officials are asked to work clos 'ely Police Protection including highway commercial, neighborhood businesses, and a with you in deciding their goals for planning the best use of land Most of the respondents to the questionnaire believe that shopping center. Similiar development along Academy Street in the f utu re. police protection is adequate; however, a majority are con- includes highway commercial and neighborhood businesses; This Synopsis is a summary of the Ahoskie Land Development cerned about drugs, indicating, that they were a moderate to and extends from the hospital in a southwesterly direction 1200 Plan. The full plan is available for your review at the Ahoskie severe problem. feet beyond the corporate limits. Town Hall. The Synopsis was written and is being distributed to Highway commercial establishments are located on Academy every household in Ahoskie in an effort to inform you of the Economic Development Street between Church and Main Sreets as well as Alton and policies that have been made concerning the use of land. The survey depicts the Ahoskie citizen to be receptive to the Baker Streets. A few other isolated highway commercial areas Those who have been involved in this process hope you will idea and need for industrial development and expanded job are located throughout the Ahoskie Planning jurisdiction. contact the Planning Board or Town Hall to discuss any part of opportunities. At the same time! the citizens wish to maintain a the Synopsis that interests you. Your comments and participa- high level of environmental quality. For instance, most believe C. Industrial tion in this effort are sought, and have been recognized as the that employment opportunities are inadequate, and that more Industrial uses are located along major radial highway and most important ingredients in any process that involves the industry would improve the quality of life; however, they railroad facilities. Major industrial sites have been developed determination of how land should be used in the future. believe a new industry should be required to file an environ- between Highway 13 South and the Seaboard Railroad, along mental impact statement, Most would pay a higher price for each side of the Seaboard Railroad between Snipes and First PUBLIC PARTICIPATION goods if it meant less pollution and do not believe economic Streets, and Maple and Hill Streets. Another is found adjacent development should take precedence over environmental pro- to the east side of the railroad between Church Street and YOUWEREASKED... tection. Memorial Drive. The planning process in Ahoskie has been continuous since Land Use D. Government and Institutional the mid 1960's. Accomplishments that have been achieved Respondents to the questiorinaire encourage a slow growth This category includes the Roanoke-Chowan Hospital and include an adopted local land use and land development plan, a rate that is subject to minimurifi design standards and compat- other medical services, schools and governmental offices. These public improvements program, a low income housing clevelop- ible with surrounding land uses., land uses are located primarily in the western section of town. ment, population and economy analysis, and enforcement of a The majority feel that a person should not be able to do zoning ordinance, subdivision regulations and the state building anything he want with his land,' regardless of how it affects his E. Cultural, Entertainment, and Recreation codes. Throughout this process numerous public meetings and neighbors. Ninety-four percent believe that long range planning Land in Ahoskie being used for these particular uses includes hearings have been held and attended by local citizens. Prac- should be continued in an effort to save something for future all churches and recreation sites. The recreation sites are tical ly every segment and cross section of the Ahoskie popula- generations, located along Richard and Snipes Streets in the eastern section tion has become active or aware of planning during these past of town. A recreation center and building has been developed years. PAST AND PRESENT LAND USE behind, and adjacent to, the Ahoskie Middle School. The concept of the Coastal Area Management Act (CAMA) i FOR THE FUTURE was, therefore, familiar to Ahoskie residents. Since the Act YOU LOOKED AT THE PAST..,. stresses public participation, the Ahoskie Planning Board made extensive new efforts to acquire citizen input. A survey ques- Before adopting the following policies, past and present land Our Numbers Grow tionnaire, explaining the land use planning process, was distri- use trends were -taken into consideration. Those that were The Town of Ahoskie has grown rapidly since the turn of the buted within the town's planning jurisdiction. This was done recognized to be detrimental have been corrected. This is not to century. its population has increased at a greater pace than any with the help of the public schools, by publicizing pickup say that all future land use problems can be eliminated by other town in Hertford County. The development of commerce, points, and through civic clubs. All segments of the ethnic and correcting past trends. Development problems that were not industry, and transportation have made Ahoskie the center of social strata were represented irrthe results, due to the random ident at anytime throughout the history of the county may Hertford County's industrial and commercial life; and one of the distribution methods used. evi chief wholesale points in northeastern North Carolina. Newspapers, radio and distribution of bulletins and leaflets occur in the future. While reading the followng discussions refer In 1900 the population of Ahoskie was 302, by 1930 it had to the Existing Land Use Map. This map delineates each type of were other methods employed by the Ahoskie planning officials I jumped to 1,940, an increase of 542 percent. From 1930 to 1970 to inform you of CAMA. Posters and leaflets were displayed at land use as it occurs in Ahoskies the population more than doubled, bringing the total to 5,105. points throughout the county and town along with the question- A. Residential The citizens of Ahoskie anticipate the population trend to naires. The local radio station also assisted by airing public Residential land use in Ahjoskie has developed in close continue, increasing each decade by approximately 15 percent, service announcements. proximity to the central busine@ss district. High density residen- reaching an estimated 8,500 by the year 2025. The following The questionnaire results and past planning meetings have tial development has occurred.' contiguous to the central busi- table represents the desired population for Ahoskie until the been incorporated into this plan and policy statement by the ness district in the northwest,' south, and eastern sections of year 2025. Planning Board. town. Moderate density residential has developed adjacent to DESIRED POPULATION these high density areas in the north, southwest, and southeast- AHOSKIE ern sections of town. Low density residential areas do not exist within the city limits; however, they do occur within the one 1970 1980 1990 2000 2025 ,mile extraterritorial area along!,all radial highways leading into 5,105 5,850 6,825 7,760 8,500 town. The only exception is the use of land along Jernigan's Swamp Road which is predominantly rural farmland. So Our Facilities Expand Undeveloped land surrounds the town except for specific areas where the corporate I !imits intersect with the radial Population characteristics involving size, distribution and highways, such as the public, housing project on Jernigan's trends serve to indicate the need for future public services such Swamp Road, and Highway i3 south. It is anticipated that as water, sewer, law enforcement, recreation, etc. When these approximately 90 percent of this vacant land will be used for needs are realized far enough in advance, plans can be laid out future residential developmena for location, capacity, and financing of services. Water Services Ahoskie's water facilities include five wells, a water distribu- tion system, and 810,000 gallons of storage in two elevated storage tanks and two ground level tanks. The Community Classification designates all lands that have The town should continue to use area ground. water for minimum public services and includes clusters of one or more domestic and industrial water usage. Elevated storage should be land uses. The zoning districts which will be permitted to provided to match the National Association of Fire Underwriters' develop in this classification include all districts permitted in recommendations. These requirements are 1,215,000 gallons for the Transition Classification except residences on 16,000 square a population of 5,105. With a projected population of 7,760 foot lots, and residences and mobile homes on 6,000 square persons for the year 2000, a deficit of 405,000 gallons exists. foot lots. Immediate construction of a new 500,000 gallon tank (sched- The Rural Classification includes all land not included in the uled for 1985-90) would fill storage requirements. Developed, Transition, Community and Conservation classes. Several areas adjacent to the town need water service. As a The zoning districts that will be allowed to develop in this land result of the recent water bond referendum passage, these areas classification are the same as those permitted in the Community may obtain water during the first phase of construction. Classification. The citizens of Ahoskie did not designate any lands as Sewer Services Conservation. Many c6astal communities are now facing the need for waste treatment plants. Past methods of disposal with septic systems have been shown to be unreliable. The recent figures indicate Our Fragile Lands Should Be Protected that 89 percent of the soils in coastal North Carolina are not Ahoskie is not witnessing many of the problems of other suitable for septic tanks. In other words, if a septic system is coastal communities due to the town's distance from the installed in one of these unsuitable areas, it is likely to beaches and sounds, and its landlocked characteristics. As a, malfunction within one year. result, the town has only one potential environmentally fragile Ahoskie, however, is fortunate to have advanced beyond this area (Area of Environmental Concern) within its jurisdiction. type of treatment already. The town has had a sewage treatment This is the Ahoskie Creek, which is included in the Public Trust plant since 1963. The plant operates at 1.6 million gallons per day Waters category as defined by the Coastal Resources Commis- capacity. To date, the peak flow has been registered at 630,000 sion. gallons per day, representing fifty percent operating capacity. The areas that fall within this definition are presently being The Town of Ahoskie and an area including the Town of studied by the Coastal Resources Commission and local govern- Aulander have been designated as a "Section 201" Facilities ment. From this investigation standards will be set for the types Planning Area. It is recommended that the Facilities Plan be of development permitted in the Areas of Environmental Con- initiated as soon as possible and the recommendations of that cern. Your views are needed. You will be given an opportunity plan be implemented. The Town of Ahoskie should continue to to express them at a public hearing held in Hertford County. expand its collection system to adjacent high density areas. Public Trust Waters Until the final 201 plan is adopted, cost of extending the A. Description: All waters of the Atlantic Ocean and the lands Ahoskie Sewer Facility cannot be anticipated. Recommenda- thereunder; all navigable natural bodies of water and lands tions for financing will be included in the 201 plan. thereunder except privately owned lakes to which the public has Transportation Facilities no right of access; all waters in artifically created bodies of The most important transportation facility for Ahoskie is the water in which exist significant public fishing resources or other bypass corridor planned by the N.C. Department of Transporta- public resources which are accessible to the public by naviga- tion. When completed, it will serve as a vital link between the tion; all waters in artificially created bodies of water in which N.C. 11 southern bypass of Lewiston and Aulander, and the the public has acquired rights of prescription, custom, usage, Winton bypass to the north. dedication or any other means. The construction of the bypass will lessen the traffic conges- B. Significance: The public has rights in these water including tion in the city limits of Ahoskie. Highways 13 and 11 carry a navigation and recreation. In addition, these waters support large volume of thoroughfare traffic through the urban area of valuable commercial and sports fisheries, have aesthetic value, Ahoskie, presenting a safety hazard to all who travel these two and are important potential resources for economic develop- highways. The two highways intersect in front of the Roanoke- ment. Chowan Hospital, creating a hazard to emergency vehicles and C. Appropriate Uses: Any land use which interferes with the their patients. public right of navigation, or other public trust rights, which the The contribution of the project to the long-term productivity public may be found to have in these waters, shall not be of the area will be major in comparison to its limited short-term allowed. The development of navigational channels, drainage adverse effects. ditches, the use of bulkheads to prevent erosion, and the building of piers or wharfs are examples of land uses appropriate within public trust waters; provided that such land uses will not WHERE SHOULD IT GO? be detrimental to the biological and physical functions and public trust rights. Projects which would directly or indirectly The Land Classification System block or impair existing navigation channels, increase shoreline The purpose of the land classification system is to encourage erosion, deposit spoils below mean high tide, cause adverse coordination and consistency between local land use policies, water circulation patterns, violate water quality standards, or and those of state and federal governments. Lands have been cause degradation of shellfish waters are generally considered classified by coastal local governments. The county maps taken incompatible with the management of public trust waters. together will be the principal policy guide for governmental D. Applicability to Ahoskie: Public trust waters in Ahoskie decisions and activities which affect land uses in the coastal include Ahoskie Creek. investment in land. For example, state and local agencies can. recommended policies of land use and land classification. The anticipate the need for early acquisition of lands and easements plan only serves as a beginning point-to identify trends and in the transition class for schools, recreation, transportation and ways of minimizing problems associated with those trends. other public facilities. Only through implementation, the subsequent stage involving The system can also provide a useful framework for budgeting regulation enforcement, may growth be guided to areas suitable and planning for the construction of communityfacilities such as for development. Ahoskie is presently enforcing many of the water and sewer systems, schools, and roads. The resources of regulations necessary to achieve implementation. Various town many state and federal agencies, as well as those of the local codes and ordinances require minimum standards of design, lot government which are used for such facilities, can then be more size, facilities, etc. These include the Ahoskie Zoning Ordin- efficiently allocated - ance, Subdivision Regulations and Building Code. In addition, such a system will aid in better coordination of The Town Council has also been active in other programs to regulatory policies and decisions. Conservation and rural pro- improve and protect the Ahoskie lifestyle. A downtown revital- duction lands will help to focus the attention of state and local ization study is presently being conducted in an effort to reveal agencies and interests concerned with the valuable natural methods of improving the downtown shopping area in appear- resources of the state. on the other hand, lands in the Transition ance and customer appeal. and Community classes will be of special concern to those A county water bond referendum was recently approved by agencies, and interests who work for high quality development county voters. During first phase construction, public water through local land use controls such as zoning and subdivision lines will be extended to each highway (except S.R. 1101) regulations. leading into Ahoskie. These lines will help to serve the rapidly Finally, the system can help to provide guidance for a more growing residential areas on the outskirts of town. equitable distribution of the land tax burden. Private lands The Town of Ahoskie and Hertford County are working which are in the Rural and Conservation classes should have low closely to improve the economic base of the local governing taxes to reflect the policy that few, if any, public services will be units. Hertford County has appointed an Industrial Develop- provided to these lands. In contrast, lands in the Transition ment Commission consisting of persons from all parts of the Class should be taxed to pay for the large cost of new public county. The purpose of the Commission is to seek industrial services which will be required to support the density of growth prospects expressing interest in locating in the county. anticipated. The North Carolina Land Classification S)Tstem contains five The Cooperation Between City/County classes of land which are illustrated on the Land Classification The following statement from the Hertford County Land Map enclosed in this report. These five classes are: Development Plan Synopsis also applies to Ahoskie: "According to the Coastal Area Management Act, each incorporated municipal government within each coastal county WHAT STANDARDS SHOULD BE SET? was given the option of doing their own Land Development Plan or relinquishing this task to the county. Each town in Hertford A policy statement, to be used as a guide for future land use County was given the opportunity to respond. Ahoskie was the decisions, was adopted as a result of the in-depth study of the only town requesting to do their plan locally. past, present, and projected land use. It calls for the continu- There were several methods employed by the county and ance of the town's Zoning Ordinance, Subdivision Regulations, towns to assure that goals, policies, and land classification and a Building Code. The application of each of these ordin- -would not be conflicting. A questionnaire was distributed to all ances to the five land classifications determined by the Coastal parts of the county, to citizens within each city jurisdiction, as Resources Commission are as follows. we// as to those in the rural, unincorporated areas. A joint town Reference should be made to the Land Classification Map as and county public hearing was held in an effort to coordinate all you read the following goal statement: aspects of the planning process. The same planning consultant The Developed classification designates all land that has was employed by the county and towns to serve as a liason access to both public water and sewer and 2,000 people per between the two. This prevented conflicts that would normally square mile. In areas of Ahoskie so designated, all of the occur due to a lack of communication when two or more ordinances and codes will continue to be enforced. All zoning consultants are involved. " districts listed in the Ahoskie Zoning Ordinance will be permit- As you reviewed the Land Classification Map, you noticed ted to develop. how each classification flowed from the town's jurisdiction in The Transition classification designates all land that has 2,000 compliance with the classification definitions. population per square mile and no public water and sewer, or land that has public water and sewer but does not have 2,000 YOU DID IT people per square mile. The size of the residential lots that develop in this area will The Town of Ahoskie had already begun planning for their depend on the zoning district and the availability of water and future growth when the Coastal Area Management Act was sewer systems approved by the N.C. Division of He-alth -Services. passed in 1974. Many ordinances and regulations, now being Lots with no connections to an approved water and sewer recommended to other coastal communities, had been enacted. system will be a minimum of 20,000 square feet. Lots connected The Town Council, however, saw the opportunity that the Act to an approved public water system will be a minimum of presented for a more extensive planning effort. Thus, they chose 15,000 square feet. Depending on the zoning, residential struc- to formulate their own plan. You were surveyed to discover your tures can be located on 10,000 or 6,000 square foot lots if concerns. Then, goals and objectives, policies and standards connections are made to an approved public water and sewer were drawn up to meet these concerns. This land use plan is the system. Office and institutional areas, shopping centers, high- result. However, it is not the end i ng. way commercial businesses, light industrial uses and heavy As Ahoskie grows and new programs are implemented, a new industrial uses will develop in this area according to local set of data wi I I be developed. The new i nf ormation wi I I then be zoning and the availability of utilities. applied to this plan, reviewing and updating any sections' necessary. Planning is a day-to-day, month-to-month, year-to- year process that involves all members of the community. Your participation has been appreciated, and it is hoped that it will continue in the future.