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		<mainTitle nfc="0"><title>Keller town plan</title>/<respStmt>prepared by Keller Planning Commission ; technical assistance provided by Accomack-Northampton Planning District Commission.</respStmt></mainTitle>
	</titleStmt>
	<authorStmt>
		<corpAuthor><name type="jurisdiction">Keller Planning Commission.</name></corpAuthor>
		<corpAuthor><name>Accomack-Northampton Planning District Commission (Va.)</name></corpAuthor>
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	<editionStmt><edition>Draft.</edition></editionStmt>
	<imprint><pubPlace>Accomac, Va.</pubPlace>:<pubName>Accomack-Northampton Planning District Commission</pubName>,<pubDate>1988.</pubDate></imprint>
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			<subject cat="top">City planning</subject>
			<subject cat="geo">Virginia</subject>
			<subject cat="geo">Keller.</subject>
		</locClass>
		<locClass>
			<subject cat="top">Land use</subject>
			<subject cat="geo">Virginia</subject>
			<subject cat="geo">Keller.</subject>
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<pb n="1" />
0

                                                                           430.

           Bill,

                                     Keller Town Plan

                                           1988

                                       Prepared by:

                               Keller Planning Commission

                            Technical Assistance Provided by:

                                  Accomack-North ampton
                              Planning District Commission
                                       P. 0. Box 417
                                Accomac,.Virginia 23301

                                     U.S. DEPARTMENT OF COMMERCE NOAA
                                     COASTAL SERVICES CENTER
                                     2234 SOUTH HOBSON AVENUE
                                     CHARLESTON SC 29405-2413

          HT
          168
          .K45                        Property Of CSC Library
          K45
          1988
<pb n="2" />

                                  TABLE OF CONTENTS

                contents                                      Page

          I.    Introduction                                    1

                The Comprehensive Plan                          1
                State Planning Legislation                      2

          Ii.   Inventory and Analysis                          6

                Historical Perspective                          6
                Natural Resource Features                       8
                Population                                     12
                Housing                                        17
                Economic Characteristics                       26
                Transportation                                 32
                Community Facilities                           34
                Existing Land Use                              35
                Needs Summary                                  38

          III.  Goals and Objectives                           40

          IV.   Plans and Action Programs                      44

          V.    Action Agenda                                  49
<pb n="3" />

                                   I. INTRODUCTION

          The Comprehensive Plan

          The purpose of a comprehensive plan is to give direction to both
          public and private decisions so that          the most beneficial
          arrangement of land uses can be recognized. The comprehensive
          plan also facilitates the orderly and economic provision of
          public services for present  and future residents.

          A comprehensive plan provides a basis for intelligent discussions
          by town residents and its elected representatives concerning the
          future development of their community.         It also coordinates
          decision making within and between public and private activity in
          the-endeavor to achieve a healthy and balanced environment, as
          well as a high quality of life.

          The most frequently asked question concerning the process of
          comprehensive planning is "Why bother to do it?" one reason is
          that every governing body in the Commonwealth is required to
          adopt a comprehensive plan.       But more importantly, an adopted
          comprehensive plan can provide a backbone and framework for
          decision making in Keller.        A comprehensive plan attempts to
          address, and anticipate, aspects  of a community that are crucial
          in determining the overall. quality of life that its residents
          presently enjoy, and hope to preserve in the future.            Past
          experience has shown that planning and foresight are essential to
          a community's health.     once undesirable development begins, is
          recognized, and addressed, it is often too late to take effective
          measures to prevent it.-

          To be effective, the plan must be geared toward the social,
          economic, and environmental provisions that currently prevail.
          Yet at the same time, it must promote the balanced services,
          environment, and facilities required by the populace of the
          future. By adopting such a plan, decisions which will be made,
          monies which will be spent, and programs which will be initiated
          or amended can be accomplished in an orderly and logical manner.

          More specifically:

              - @n economically healthy balance of land uses is represented
                in a comprehensive plan.       This provides a framework for
                consideration of rezoning applications.

              - Use permits, subdivision plats, site plans and general
                development proposals    can be reviewed within a more
                comprehensive frame of reference and not approached on a
                piecemeal basis.
<pb n="4" />

                Programs for the improvement and/or expansion of public
                utility systems can be undertaken in a more judicious
                manner.

                Public services and facilities can be provided in a more
                economical and efficient manner.

                A comprehensive plan will promote the accommodation of a
                wide variety of housing types, densities, and price-ranges
                and should accommodate housing demands of all income
                levels.

                once officially recognized, features of architectural or
                historical significance and areas of natural beauty can be
                more effectively preserved, protected, and integrated into
                an orderly pattern of development.

          State Planning Legislation

          The process and purpose of the Comprehensive Plan is outlined
          clearly in the Code of Virginia, Title 15.1, Article 4, Section
          446 through Section 4@7. The commission referred to in the Code
          is the localPlanning Commission.

          VvIn the preparation of a comprehensive plan the commission shall
          make careful and comprehensive surveys and studies of the
          existing conditions and trends of growth, and of the probable
          future requirements of its territory and inhabitants.          The
          comprehensive plan shall be made with the purpose of guiding and
          accomplishing a coordinated, adjusted and harmonious development
          of the territory which will, in accordance with present and
          probable future needs and resources best, promote the health,
          safety, morals,    order, convenience,. prosperity and general
          welfare of the inhabitants."

          "The comprehensive plan shall be general in nature, in that it
          shall designate the general or approximate location, character,
          and extent of each feature shown on the plan and shall indicate
          where existing lands or facilities are proposed to be extended,
          widened, removedi relocated, vacated, narrowed, abandoned, or
          changed in use as the case may be."

          "Such plan, with accompanying maps, plat, charts, and descriptive
          matter, shall show the commission's long-range recommendations
          for the general development of the territory covered by the plan.
          It may include, but need not be limited to:

                                          2
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                 The designation of areas for various types of publicand
                 private development and use, such as different kinds of
                 residential,        business,     industrial,      agricultural,
                 conservation, recreation, public service, flood plain and
                 drainage, and other.areas;

               - The designation of a system of transportation facilities
                 such as     streets, roads, parkways, railways, bridges,
                 viaducts, waterways, airports, ports, terminals, and other
                 like facilities;

               - The designation of a system of community service facilities
                 such as parks, forests,        schools, playgrounds, public
                 buildings and institutions, hospitals, community centers,
                 waterworks, sewage disposal or waste disposal areas, and
                 the like;

               - The designation of historical areas and areas for urban
                 renewal or other treatment; and

               - An official map, a        capital improvements      programf a
                 subdivision ordinance, and a       zoning ordinance and zoning
                 district maps."

           "In the preparation of a comprehensive   plan, the local commission
           shall survey and study such matters as    the following:

                 Use of land, preservation of agricultural and forestal
                 land, production of food and fiber, characteristics and
                 conditions of existing development, trends of growth or
                 changes, natural resources, population factors, employment
                 and economic factors, existing public facilities, drainage,
                 flood control     and flood     damage prevention measures,
                 transportation facilities, the need for housing, and any
                 other matters relating to the subject matter and general
                 pu rposes of the comprehensive  plan.

                 Probable future economic and population growth of the
                 territory and requirements therefor."

           "The   comprehensive    plan     shall    recommend     methods     of
           implementation.    Unless otherwise required by this chapter these
           may include but need not be limited to:

               - An official map;

               - A capital improvements program;

               - A subdivision ordinance; and

                                             3
<pb n="6" />

                 A zoning ordinance and zoning district maps.11

           "Whenever the local commission       shall    have   recommended a
           comprehensive plan or part thereof for the county or municipality
           and such plan shall have been approved and adopted by the
           governing body, it shall control theF general or approximate
           location, character and extent of each feature shown on the plan.
           Thereafter, no street, park or other public area, public building
           or public structure, public utility facility or public service
           corporation facility     other than railroad facility, whether
           publicly or privately owned, shall be constructed, established or
           authorized, unless and until the general location or approximate
           location, character, and extent thereof has been submitted to and
           approved by the local commission as being substantially in accord
           with the adopted comprehensive plan or part thereof.               In
           connection with any such determination the commission may, and at
           the direction of the governing body shall, hold a public
           hearing."
           "The commission shall communicate its findings to the governing'
           body, indicating its approval or disapproval with written reasons
           therefor.    The governing body may overrule the action of the
           commission by a vote of a majority of the membership thereof.
           Failure of the commission to act within sixty days of such
           submission, unless such time shall be extended by the governing
           body, shall be deemed approval.      The owner or owners or their
           agents may appeal the decision of the local commission to the
           governing body within ten days after the decision of the
           commission. The appeal shall be by written petition to the
           governing body setting forth the reasons for the appeal. A
           majority vote    of the     governing body     shall overrule the
           commission."

           "Widening, narrowing, extension, enlargement, vacation or change
           of use of streets or public areas shall likewise be submitted for
           approval,   but   paving., repair, reconstruction, improvement,
           drainage or similar work and normal service extensions of public
           utilities or public service corporations shall not require
           approval unless involving a change in 'location or extent of a
           street or public area."

           "Any public area, facility or use as set forth which is
           identified within, but not the entire subject of, submission
           under either 15.1-475 for subdivision or 15.1-491 for development
           or both may be deemed a feature already shown on the adopted
           master plan, and therefore, excepted from the requirement for
           submittal to and approval by the commission or the governing
           body; provided, that the governing body has by ordinance or
           resolution   defined   standards    governing the construction,
           establishment or authorization of such public area, facility or

                                            4
<pb n="7" />

          use or has approved it through acceptance of a proffer made
          pursuant to 15.1-491.11

          The Code of Virginia also provides requirements for Plan review
          in Title 15.1, Section 454.

          "At least once every five years the comprehensive plan shall be
          reviewed by the local commission to determine whether it is
          advisableto amend the plan."

                                        5
<pb n="8" />

                             II. INVENTORY AND ANALYSIS

              Location. The Town of Keller is located on the Virginia
              Eastern Shore in Accomack County (Map 1). Virginia's Eastern
              Shore is located at the southern tip of the Delmarva
              Peninsula. Virginia Eastern Shore is bordered to the north by
              the state of Maryland, to the east by the Atlantic Ocean, to
              the south and west by the Chesapeake Bay. Keller is located
              in the southern third of Accomack County in the Pungoteague
              Magisterial District.

              History of the Area. Keller first established itself as a
              small neighborhood in Accomack County called Pungoteague
              Station. Chosen as site a for a rail station the Town became
              Keller. Keller's name was taken from the contractor who
              constructed the railroad through the neighborhood, thereby
              creating the Town. The Town was officially incorporated on
              February 15, 1951.

              Early economic activity in the Town centered around the
              railroad. Two hotels existed to served rail guest and the
              Town contained a fair amount of economic activity. When
              Keller was no longer utilized as a rail station the economic
              conditions of the Town changed. one of the hotels later
              burned and the Town office now stands on that lot. The other
              hotel, located across from the Town hall still stands and is
              used as apartments. '

              While the railroad still runs through the Town, the Town is
              no longer a stop. Today Keller is a small residential
              community with business activity located along U.S. Route 13.

                                          6
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                                     INSERT MAP 1

  II

                                          7
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          Natural Re source Features

          To insure that future development in Keller is compatible with
          the natural environment, it is necessary to understand the
          natural resources which exist in the county. This section of the
          comprehensive plan summarizes the 'natural resources within the
          Town. Problems associated with the county's natural resources are
          also discussed.

          Climate. Keller experiences mild winters and warm, humid summers
          due to its location near the Atlantic Ocean and the Chesapeake
          Bay. Average temperature for Keller in January is 39 degrees and
          the average temperature in July is 78 degrees. Average annual
          rainfall is 43 inches. The prevailing winds come from the south
          to the southwest off the Bay.

          Area. Keller's corporate limits encompa     ss approximately 172
          acres.

          Topography. Topography or land formation is critical to how land
          may be developed. Ground slope is one of the more important
          aspects of topography in that the use and maintenance of land
          depends upon it. Keller has no land that cannot be developed due
          to slope.

          Elevation in the Keller area is approximately 25 feet. Topography
          for the most part is level throughout the Town, with slopes less
          than 2 percent.

          Soils. Overall suitability and limitations of the soil s in Keller
          have a significant impact upon future development. Suitability of
          the local soil is basic to design, layout and construction of
          roads, buildings, excavation of basements and sanitary operation
          of septic tanks. Soil factors such as depth, absorption, shrink-
          swell conditions, wetness, and filtering action all affect
          development.

          In a community such as Keller, it is important to understand the
          general suitability of soils for septic tank filter fields.
          Since public utilities are not available, soil suitability for
          septic tank filter fields is a,primary health factor that affects
          how the Town develops.

          Keller lies within the geological region known as the Coastal
          Plain. All of the Eastern Shore is included in the Coastal Plain
          geological region,which is a low-lying region composed of sands,
          silts, and clay deposited by glacial melt water. Map 2 provides
          information concerning general soil types. map 2 is general and
          therefore variations among particular parcels is to be expected.
          As indicated by Map 2, most of the soils in Keller are generally
          not suited for septic tank filler fields.
<pb n="11" />

   P

                                     INSERT MAP 2

                                           9
<pb n="12" />

          The majority of the soils in Keller fall within the Nimmo sandy
          loam classification. Nimmo sandy loam is a nearly level very deep
          and poorly drained soil that is located on flats and in
          depressions of Carolina bays. Carolina bays are characterized as
          low-lying areas with a high water table and wet soils. Its
          capability for development is very poor. However, in some cases
          it may be possible to drained this soil to support development.

          Other soil types found in the immediate vicinity of Keller
          include a narrow strip of Bojac sandy loam, Molena loamy sand and
          Munden sandy loam. Bojac sandy loam is a gently sloping very deep
          and well drained soil that is located on side slopes and.rims of
          Carolina bays. Bojac sandy loam is well suited to development.
          Molena sandy loam is a nearly level very deep and moderately well
          drained soil that is found on broad flats and in depressions.
          This soil can be compatible with development, but is often too
          wet to support a septic system. Molena loamy sand is moderately
          sloping to very steep soil that is very deep and somewhat
          excessively drained. This. soil has many limits to use.

          overall, the soils in Keller do not represent good areas for
          development. Nimmo soil type       is generally     unsuitable for
          individual land based waste 'water,treatment facilities, such as
          septic systems.

          Natural Drainage Areas. Property in Keller is regularly flooded
          during heavy     rains. Drainage    problems in Town have been
          attributed to the soil characteristics, the overall lack of slope
          in the area       and a lack of maintenance to existing drainage
          culverts. Flood conditions in the Town have been reviewed by the
          Town, the Highway Department and the Soil Conservation Service.
          original drainage culverts were constructed by the Work Program
          Administration. These culverts while still in existence have not
          been maintained and are       no   longer    functioning properly.
          Maintenance   has not been undertaken due to the lack of funding
          sources. To date action involved in researching the problem
          includes a series of meetings with the Town Council, Soil
          Conservation Service, Resource and Conservation Development, and
          the Accomack-Northampton Planning District Commission.

          While no physical action has resulted from the meetings to date,
          the problem has been document and the action necessary to improve
          the drainage in Keller has been outlined. Cost estimates that
          have been produced to date indicate that the total cost for the
          project is approximately $23,000. These cost estimates would
          require updating and the total cost, for the project would
          probably be higher. Another key point that has been established
          from the meetings to date is that the Town will be required to
          take the lead in the project and be responsible for carrying the
          project from beginning to end and in establishing a maintenance
          program.

                                          10
<pb n="13" />

          Establishing the funding source for the drainage*improvements
          should be one of the first steps in proceeding with the drainage
          improvements. This funding source will either be the Town or the
          property owners who would receive direct benefit from the
          improved drainage or a split between the Town and property
          owners. Due to the cost of the project, drainage improvements
          should be carried out over a series of years to reduce the
          overall burden of the project.

          In order to proceed, once a funding source has been established
          the Town will need to establish a local project coordinator. This
          coordinator would be responsible for insuring communication
          between the    Town, the    Soil Conservation Service, Highway
          Department and the firm hired to conduct the construction work.
          The coordinator could change with each phase of the project,
          relying on the previous coordinator for technical assistance.

          Flood Hazard Areas. According to the Accomack County Wave Height
          Study Keller is not located-within the 100 year flood plain nor
          is it located in the 500 year flood plain. However, the Town is
          located in an area that could receive minor flooding in the event
          of either a 100 year flood or a 500 year flood.
<pb n="14" />

          Population

          Social and economic vitality of a community is a direct result of
          the characteristics of its residents. It is important to examine
          the changes that have taken place among Keller's population and
          to anticipate future changes. This section assesses the size of
          Keller's past and present populations, their characteristics, and
          trends of change.

          Historic Change. Past changes in population for both Accomack
          County and Keller are presented in Table 1. The most recent
          population estimates for the Town are for 1986. These figures
          indicate that in 1986 Keller had 250 residents. Both the county
          and the Town lost residents between 1960 to 1970. However, while
          the county gained 2,264 residents between 1970 and 1980, the Town
          gained only one resident. Population estimates indicate that the
          Town gained 14 residents between 198,0 and 1986.

          Age Groups. Residents of Keller represent a slightly younger
          population than that found in the rest of the county (Table 2).
          Median age for Town residents was 33.3 in 1980 as compared to
          34.9 for the county.

          Keller basically mirrors the county in terms of percentage of the
          population found in each age group. Age group comparisons
          indicate that the 18 and younger contains 28.3 percent of county
          residents and 31 percent in the Town and that the age group of 19
          to 64 contains 55 percent of the county's residents and 52
          percent of the Towns. Keller does contain a slightly higher
          number of residents 65 and older than the county, with 17 percent
          in the Town and 16.7 percent in the county.

         -Gender and Racial Characteristics. Women comprise a slightly
          higher percentage    of the Town population than the county
          population. Table 3 presents information for the 1980 census.
          According to the census 54 percent of Keller's residents are
          female and 46 percent are male.

          A major difference in the population of Keller and that of the
          county is in regards to race. Accomack County's non-white
          population contains 36 percent of the total population, while the
          non-white population in Keller is only 6 percent.

          Summary. Although the population of Keller is low, it has
          remained stable for the last 20 years. However, the population
          has not experienced any significant growth. Non-white population
          in the Town has not increased and is well below that found in the
          county, this  is a trend consistent with other Towns in Accomack
          County.

          The limited amount of population growth in Keller is probably

                                         12
<pb n="15" />

          linked to the condition of the soils found in the'Town and the
          limitations the soils place on development.

                                        13
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                                           TABLE 1

                                HISTORIC POPULATION CHANGE
                                          1960   1986

                                        1960         1970        1980        1986

           Accomack County

                         Total          30,635       29,004      31,268      31,600

               Numeric Change                        -1,631       2,264         332

           Percentage Change                           -5.3         7.8         1.1

           Keller

                         Total             263          235         236         250

              Numeric Change                            -28           1          18

           Percentage Change                            -10          .4           5

           1) Differences are computed from last reporting period.

           Sources: U. S. Census of Population and Housing, 1960         1980.

                      U. S. Census Local Population Estimates for 1984,
                      issued September 1985.

                                             14
<pb n="17" />

                                          TABLE 2

                     PERCENTAGE OF POPULATION BY GENERAL AGE GROUP
                                        1970 - 1980

                               ACCOMACK COUNTY                  KELLER

                               1970   1980    Change             1980

          Median Age           35.3   34.9      -0.4             33.3

          % 18 or Younger      32.0   28.3      -3.7             31.0

          % 19 to 64           52.6   55.0       2.4             52.0

          % 65 and older       15.4   16.7      1. 3             17.0

          Source:    U. S. Census of Population and Housing, 1970 and 1980.

                                           15
<pb n="18" />

                                          TABLE 3

                                POPULATION BY SEX AND RACE
                                        1970 - 1980

                                        ACCOMACK COUNTY                   KELLER

                                                     Percentage
                                  1970      1980        Change              1980

           Male                  13,872   14,662          5.7%              108
           %                       47.8      46.9                           46%

           Female                15,132   16,606          9.7%              128
           %                       52.2      53.1                           54%

           White                 18,101   19,753          9.1%              222
           %                       62.4      63.2                           94%

           Non-White             10,903   11,515          5.6%                14
           %                       37.6      36.8                             6%

           Source:   U* S. Census of Population and Housing, 1970 and 1980.

                                             16
<pb n="19" />

          Housing

          Availability, accessibility, and quality of housing is a vital
          aspect of a community. Discussed in this section            is the
          condition, availability and value of Keller's housing.

          Occupancy Rate. In 1980, Keller contained 94 year-round housing
          units, of those units 88 percent were occupied. Of the occupied
          housing units, 84 percent of these were owner-occupied and 16
          percent were renter-occupied (see Tables 4 and 6).

          The corresponding overall occupancy rate for Accomack County in
          1980 was 88 percent, of which 75 percent were owner-occupied and
          25 percent were renter-occupied.

          Characteristics of Households. A majority of Keller residents
          live in family households. Table 5 reveals that 57 percent of
          Town   residents live in family households and 13 percent live in
          non-family households. Non-family household consists of a person
          living alone or with one or more persons that are not related.

          Table   5   also   presents    figures   for   elderly residents.
          Approximately 59 percent of elderly households are non-family
          households. A vast majority of these (88 percent) consist of
          female head of households. Census figures for 1980 indicate that
          26 percent of all occupied dwelling units were occupied by only
          one person. Most of the one-person households represent elderly
          female residents.

          Information concerning selected characteristics        of occupied
          dwelling units can be found in Table 6. owner-occupied units were
          in better condition than renter-occ.upied units according to the
          1980 census. owner-occupied housing tends to be larger in terms
          of the    number of     rooms and    contain sufficient plumbing
          facilities. of the 13 renter-occupied units in 1980, 31 percent
          lacked complete plumbing facilities or the exclusive use of
          complete facilities.

          Housing Value. Self-reported value of owner-occupied housing      in
          Keller is listed by value  categories in Table 7. Median housing
          value in Keller is over    $2,000 greater than the median housing
          Yalue in the county. Over  one-third of the owner-occupied housing
          in the county is valued    at less than $20,000 as opposed to less
          than 27 percent of Keller  housing.

          Contract rent charged for renter-occupied units is presented in
          Table B. Median contract rent of $95 in Keller is higher than the
          $77 median rent for county rental units.

          characteristics of Year Round Housing Units. Table 6 indicates
          the characteristics of year round housing units in the Town.
          Exhibited by Table 6 is that while the majority of the housing

                                          17
<pb n="20" />

          units in Keller are in good condition problems do exist. In 1980
          approximately 19% of the owner occupied housing units and 31% of
          the renter occupied-units lack complete plumbing facilities. Map
          3 provides information concerning housing conditions.

          Additional Housing Issues. Keller's Town      Planning Commission
          identified four housing issues that are of concern to the Town.
          These issues include the use of mobile homes in Town, conversion
          ,of single-family homes to multi-family homes or group homes and
          the establishment of apartments within the Town. These issues are
          discussed below.

          Use of mobile homes within the Town has been of concern for
          several years and recently the Town adopted a Town ordinance
          restricting mobile homes to specific areas of the Town and/or to
          mobile parks. Keller is concerned with the devaluation of
          property that may occur if mobile homes are allowed to be located
          throughout the Town. In addition, mobile homes have been deemed
          by the Town to be incompatible to the single-family site built
          home character that presently exists within the Town. However,
          the Town does recognize its responsibility to provide for areas
          within the Town for the use of mobile homes. Keller has
          identified these areas in the Town ordinance and has included
          these areas on the future land use map. Mobile homes located in
          the Town should be fully skirted, anchored and inspected by the
          health department, county building inspector and the Town Zoning
          Administrator to insure that all required regulations are met.

          conversion of single-family homes in existing single-family
          neighborhoods to multi-family homes is of concern to the Town.
          Change in the character of the existing neighborhood by allowing
          higher density housing units is the. predominate issue. Impacts
          associated With    this issue    include increased '.traffic, an
          increased population density, an increased demand for services
          and the influences of these impacts on existing neighborhoods.,
          The Town has identified specific neighborhoods where the existing
          character should exclude the use of multi-family housing as a
          primary use. Multi-family use within this district should be
          limited to owner occupied housing units and 30 percent of the
          entire floor area.

          Group housing, such as labor housing or shelters also create
          problems when allowed to occur without regulation. Group housing
          creates similar problems in existing single-family neighborhoods
          as multi-family housing. This type of housing should require
          special review by the Town before being 'allowed to be establish
          in the Town.

          While the conversion of single-family homes to multi-family homes
          within the Town is seen as a threat to the stability of certain
          neighborhoods within the Town the development of apartments in
          compatible areas of the Town is not. Apartment development

                                         18
<pb n="21" />

   I "

                                    INSERT MAP 3

                                          19
<pb n="22" />

          within viewed as a positive factor. Apartment development in
          designated areas is to be encouraged by the Town.

          Summary. In many respects Keller's housing market is stable.
          Single-family owner-occupied housing units, the core of Keller's
          housing, is in good condition. Value of the single-family housing
          is, on the average, slightly higher than single-family housing in
          Accomack County. However, substandard housing does exist with in
          the Town.

          Keller lacks, due to soil limitations, is the ability to develop
          more land for housing. Because the Town is currently unable to
          grow the housing issues it faces consist of changes to existing
          neighborhoods, including conversion of single-family homes to
          two-family homes, the use of mobile homes on lots with existing
          single-family homes and the conversion of single-family homes to
          group homes and the level of substandard housing in the Town.

                                         20
<pb n="23" />

                                             TABLE 4

                                 NUMBER OF HOUSING UNITS
                                        1970 - 1980

                                                   ACCOMACK COUNTY         KELLER

                                                             Percentage
                                           1970      1980      Change        1980

          Total Housing Units              11,729   13,815     17.8%         94

          Year-Round Units                 11,409   13,048     14.4%         93
           % of Total Units                 97.3       94.4                  99%

          Occupied Year-Round Units         9,713   11,600     19.4%         83
           % of Year-Round Units            85.1       88.9                  88%

          Persons per Household             2.95       2_67    -9.5%         2.8

          sources: U. S. Census of Population and Housing, 1970 and         1980.

                                            21
<pb n="24" />

                                         TABLE 5

                            HOUSEHOLD TYPE AND RELATIONSHIP
                                     KELLER, 1980

                                    ALL RESIDENTS     RESIDENTS 65 AND OLDER

                                 Number Percentage      Number Percentage

          Family Household          215      87%            24      41%

          Non-family Household       31      13%            34      59%

            Male Householder          5      16%             4      12%

            Female Householder       16      52%            30      88%

          1:    Includes householder and those related by birth,    marriage,
                or adoption.   Figures includes 10 non-relatives    that live
                within family households under the All Residents category.

          2:    A household consisting of a person living alone or with
                persons note related to them.

          3:    Percentages based on total Non-Family Households.

          4:    Percentages based on total Residents Age 65 or older.

          Source:   U. S. Census of Population and Housing, 1980.

                                          22
<pb n="25" />

                                          TABLE 6

                 CHARACTERISTICS OF YEAR-ROUND OCCUPIED HOUSING UNITS,
                                  Town OF KELLER, 1980

                                            OWNER OCCUPIED     RENTER OCCUPIED

                                                   1980                1980

          Total Units                                70                  13

              Percentage                            84%                 17%

          With Plumbing Deficiencies                 13                   4

             Percentage                             19%                 31%

          With Crowded  Conditions                    2                   0

             Percentage                              2%                  0%

          Median Number of Rooms                    6.3                5.2

          1:    Percentage of all Occupied Year-Round Units.

          2:    Units lacking complete plumbing facilities or exclusive use
                of facilities.

          3:    Percentage of total Owner Occupied or Renter Occupied Units.

          4:    Number of units with 1.01 or greater persons per room.

          Sources: U. S. Census of Population and Housing, 1980.

                                            23
<pb n="26" />

                                          TABLE 7

                             VAL UE OF SPECIFIED OWNER OCCUPIED
                                   HOUSING UNITS, 1980

                                      ACCOMACK COUNTY              KELLER

                                    Number Percentage       Number, Percentage

          Less than $10,000            862     13.3             6         10

          $10,000 - $14,999            614      9.5             2           3

          $15,000 - $19,999            714     11.0             9         14

          $20,000 - $24,999            816     12.6             9         14

          $25,000   - $29,999          653     10.1             7         11

          $30,000   - $34,999          568      8.8            12         20

          $35,000   - $39,999          439      6.8             4           6

          $40,000   - $49,999          748     11.6             9         14

          $50,000   - $79,999          822     12.7             4           6

          $80,000   - $99,999          116      1.8             1           2

          $100,000  - $149,999           93     1.4             0           0

          $150,000  - $199,999           11     0.2             0           0

          $200,000  or More              13     0.2             0           0

          Median Value                    $26,700                     $28,929

          Source:    U. S. Census of Population and Housing,    1980.

                                            24
<pb n="27" />

                                           TABLE 8

                         CONTRACT RENT OF SPECIFIED UNITS, 1980

                                    ACCOMACK COUNTY              KELLER

                                   Number Percentage       Number Percentage

           Less than $50             632        32.5          1           8

           $50 to $99                627       32  .2         5           43

           $100 to $119              193        9.9           0           0

           $120 to $139              164        8.4           1           8

           $140 to  $149              46        2.4           0           0

           $150 to  $159              97        5.0           3           25

           $160 to  $169              20        1.0           1           8

           $170 to  $199              60        3.1           0           0

           $200 to  $249              72        3.7           0           0

           $250 or  more              34        1.7           0           0

           No Contract Rent          559        N/A           1           8

           Median Contract Rent           $77                       $95

           1:   Based on units with contract    rent.

           Source:    U. S. Census Population   and Housing, 1980.

                                            25
<pb n="28" />

           Economic Characteristics

           In order to gain an effective understanding of Keller and its
           residents,   the   following    section   explores    the economic
           characteristics of the Town. Included in this section are
           discussions regarding     employment, income     and the economic
           activity within the Town.

           Employment. Keller, in the 19801s, is basically a white collar
           residential community. Leading categories of employment, by type
           of industry,    for Keller     residents are    retail trade and
           professional services. Each of these industry categories account
           for approximately 17 percent and 20 percent of the working
           residents (see Table 9) for a total of 37 percent. These category
           percentages are higher than those for Accomadk County where
           manufacturing represents the leading source of employment (25
           percent). only 7 percent of Keller's residents make their living
           in the manufacturing industry.

           Table 10 indicates employment by type of occupation for the
           county and Town residents. A significantly higher percentage of
           Town residents are employed in managerial and professional
           specialty occupations (22 percent) and service occupations (21
           percent) than county residents (13 percent and 12 percent
           respectively). Approximately the same percentage of Town and
           county residents are employed in the technical, sales and
           administrative support positions (24 percent). However, a higher
           percentage of county residents make their living as operators,
           fabricators, and laborers than county residents, and fewer are
           occupied in farming, forestry and fishing positions.

           An analysis of the labor force aged 16 or older can be found in
           Table 11. Approximately 58 percent of the population 16 or older
           is in the labor force, just slightly higher than the percentage
           of county residents. Town      labor is roughly equivalent to the
           county.labor force in terms of population percentages by sex and
           race.

           Income. Table 12 indicates household income for 1979. According
           to Table 12, 52 percent of Town residents earned less than
           $10,000 in 1979, while 46 percent of the county's residents
           earned less than $10,000 in 1979. Per capita money income
           estimates by the U.S. Department of Commerce, Bureau of Census
           indicate that the per capita money income for Keller residents in
           1985 was $7,038. This figure was below the estimated per capital
           income level for the county which was $11,894 in 1985.

           Economic Activity. The principal area of economic activity in
           Keller -is along U.S. Route 13. Business activity extends the
           length of the Town's highway corridor. Business activity is
           currently limited to U.S. Route 13. However, business are

                                          26
<pb n="29" />

          beginning to occur in residential areas of the Town.

          Summary. Keller is a white.collar bedroom community. The majority
          of residents work in retail trade and professional services.
          Approximately 58 percent of the residents 16 and older are in the
          work force. Approximately 52 percent of the residents earned less
          than $10,000 in 1979. Estimates of per capital income for 1983
          indicate that at $5,930 the per capita income of residents is
          below the county level of $9,233. Economic activity within the
          Town is currently limited to U.S. Route 13.

                                         27
<pb n="30" />

                                            TABLE 9

                                EMPLOYMENT BY INDUSTRY, 1980

                                          ACCOMACK COUNTY               KELLER

                                       Number Percentage        Number Percentage

            Agriculture, Forestry,
            Fisheries, Mining            1,489      11.8%          9         11%

            Construction                   698       5.5%          8         10%

            Manufacturing                3,212      25.5%          6          7%

            Transportation, Communi-
            cation, Public Utilities       771       6.1%          2          2%

            Wholesale Trade                849       6.7%          0          0%

            Retail Trade                 1,848      14.6%          14        17%

            Finance, Insurance,
            Real Estate                    343       2.7%.         0          0%

            Business and Repair
            Services                       293       2.3%          10        12%

            Personal, Entertainment,
            and Recreational Services      651       5.2%          8         10%

            Professional Services        1,685      13.3%          15        20%

            Public Administration          780       6.2%          9         11%

            source:   U.  S. Census of Population and Housing, 1980.

                                              28
<pb n="31" />

                                        TABLE 10

                            EMPLOYMENT BY OCCUPATION, 1980

                                       ACCOMACK COUNTY             KELLER

                                     Number Percentage      Number Percentage

          Managerial and Profes-
          sional Specialty
          Occupations                 1,737     13.8%         18         22%,

          Technical, Sales and
          Administrative Support      2,995     23.8%         20         24%

          Service Occupations         1,601     12.7%         17         21%

          Farming, Forestry, and
          Fishing Occupations         1,261     10.0%           4          5%

          Precision Production,
          craft, and Repair
          Occu pations                1,479     11.7%         10         12%

          Operators, Fabricators,
          and Laborers                3,516     27.9%         13         16%

          Source:    U. S. Census of Population and Housing, 1980.

                                           29
<pb n="32" />

                                         TA13LE 11

                             CIVILIAN LABOR FORCE STATISTICS
                               PERSONS 16 AND OLDER, 1980

                                               Accomack County           Keller

           Population 16 and older                    23,977               160

           In Labor Force                             13,758                90
           % of Population 16                         57.3%                58%

             Male                                     7,642                 47
             % of Labor Force                         55.5%                52%

             Female                                   6,116                 43
             % of Labor Force                         44.6%                48%

             White                                    8,853                 69
             % of Labor Force                         64.3%                77%

             Non-White                                4,905                N/A
             % of Labor Force                         35.7%                N/A

           Source:   U. S. Census of Population and Housing.

                                            30
<pb n="33" />

                                        Table 12

                                HOUSEHOLD INCOME IN 1979

                             Accomack County Percentage Keller Percentage

          Less than $2,500-
          $7*,499                 $ 3,771            34%      27         32%

          $7,500-$9,999              1,350           12%      17         20%

          $10,000-$12,499            1,075           9%         4          5%

          $12,500-$24,999            3,314           28%      21         26%

           .$25,000-$29,999            662           6%       10         12%

          $30,000-$39,999              519           5%         4          4%

          $40,000-$75,000  or more     630           6%         1          1%

                                           31
<pb n="34" />

            Transportati; on

            Transportation problems that exist within the Town basically
            concern intersections where due to construction and\or vegetation
            sight  lines are poor. These intersections are indicated on Map 4.
            Three  intersections have been identified as problems. Labeled as
            A, B,  and C. Intersection A is the 'intersection of Lee Street and
            Route  620, the triangle shape of the intersection creates poor
            sight  lines. Intersection B is the intersection of Route 620 and
            Route   180,   vegetation along       the western      border of this
            intersection creates poor sight lines. Intersection C is at the
            intersection of U.S. Route .13 and 'First Streetf. Crestar Bank's
            Sign creates poor sight lines. Proper setbacks from streets can
            reduce the problems caused by poor sight lines in the future.

                                              32
<pb n="35" />

0

                                     INSERT MAP 4

           y

                                          33
<pb n="36" />

           Community Facilities

           Solid Waste. Keller   currently contacts with Shore Disposal for
           solid waste pick-up.  Solid'waste pick-up is currently on Tuesday.

           Public Safety. Keller does not have its own police department.
           Police protection is provided by the County Sheriff Department
           and the State Police.

           Fire protection is provided by the Melfa Volunteer Fire &amp; Rescue
           Co. The volunteer fire &amp; rescue also respond to calls from
           Keller.

                                           34
<pb n="37" />

           Existing Land Use

           A land use survey for the  Town of Keller was completed in 1988 in
           .order to gain an accurate picture of Keller's land use pattern.
           Contained within the existing land use section is first a
           description of the methodology by which the survey was conducted
           and second the results of the survey in the form of both map (Map
           5) and an analytical written description.

           Using the existing land use as a base, future land use that would
           best promote and improve the economic and social fabric of Keller
           will be recommended.

           Methodology. A survey of all existing land uses within the Town
           of Keller was completed utilizing a combination of two methods.
           The first step involved an examination of each parcel by
           traveling all of the existing streets in Town. Present land use
           was classified into one of five general categories: residential,
           commercial, institutional, agricultural, or vacant. Residential
           uses consisted of structures used by one or more individuals as a
           dwelling. This    included single-family homes, duplexes, and
           apartments. Commercial land uses included structures primarily
           used as a place of business of any type. Public and semi-public
           uses include churches, cemeteries, registered historic sites,
           schools,, Town-owned land, and other land owned by non-profit
           organizations, such as fire companies. These parcels generally
           are not taxed as a result of ownership.

           Agricultural parcels include those presently under cultivation,
           or at the time of survey, appeared to have been cultivated in the
           past. Vacant land is characterized by forest areas or parcels
           without a structure not being utilized for agricultural purposes.

           These field notes were then compared to ownership records as they
           appeared on the Accomack County tax records. These records were
           particularly important in determining distinctions between vacant
           and residential classifications. The visual survey revealed that
           in some instances there were lots without structures on them that
           were   landscaped,   mowed,    or   generally   maintained. While
           technically "vacant", the tax records revealed that these lots
           were often mowed by the adjacent homeowner. If such ownership was
           found to exist, the lot was classified residential, not vacant.
           Many homeowners desire these adjacent lots because-they extend
           yard space, add to the attractiveness of the home, and serve as a
           buffer from other properties.

           In some instances, lots were found that had no structure, but
           were being maintained. As indicated by mowing and general upkeep.
           If these lots were not owned by a contiguous landowner, they were
           considered to be vacant. Vacant parcels are important because
           they represent    land with    that most potential for future
           development.

                                          35
<pb n="38" />

                                       INSERT MAP 5

            ..

  .1.

                                         . 36
<pb n="39" />

           Land Use Analysis. After the land use classifications were
           finalized, the information was transferred to a map of the Town.
           Map 5 presents the various land uses by category, on a parcel by
           parcel basis, as they appeared during the summer months of 1988.
           Map 5 was constructed to scale using the official tax map
           utilized by the Town and Accomack County. Land uses, streets, we
           well as the subdivision of land are represented on the map.

           Once the information was mapped, a planimeter was used to
           determine the acreage of each category of land use. The results
           of these measurements are given below:

           Land Use                    Approximate           Percentage of
           Category                      Acreage              Town Acreage

           Residential                    38.0                   22.0%
           Commercial                       5.0                   2.7%
           Agricultural                   83.0                   48.0%
           Institutional                    .57                   0.3%
           Vacant                         46.0                   27.0%

           Total                         172-57                   100%

           Dominant land use in Keller is agricultural. Agriculture land use
           in Keller comprises approximately 48 percent of the total acreage
           within the Town limits. Vacant land comprises the second leading
           land use category, containing approximately 27 percent of the
           total acreage. Residential land use comprises the third leading
           land use category with the Town limits. Agriculture, vacant and
           residential land uses comprise approximately 97 percent of the
           total land use within the Town.' Commercial, public and semi-
           public uses comprise the remaining 3 percent of the Town's land's
           area.

           Vacant parcels and those in agricultural use, represent prime
           areas for future development.-As growth pressures occur in the
           future, these areas should represent the most affordable and
           marketable   spots    for    residential    and   commercial     uses.
           Approximately 129 acres, or 75 percent of the Town's acreage,
           falls within these categories.

           Map 6 depicts all of the vacant and agricultural parcels within
           the Town. As the map indicates, there are scattered, relatively
           small areas as well as several larger tracts. Small, isolated
           parcels represent areas where residential infill is'likely to
           occur. Parcels surrounded by single-family homes and future
           development should follow the same pattern. Largest agricultural
           parcels are on the north end of the Town with approximately 44
           acres between them. In addition, several parcels exist in the
           southern end of the Town.

                                            37
<pb n="40" />

           NEEDS SUMMARY

           The following needs and concerns have been identified as a result
           of the analysis presented in the preceding sections.

           Natural Resources

           Concern: Areas of the Town experience flooding during rains due
                    the lack of maintenance to existing drainage ditches.

           Need:    Current drainage ditches need to be maintained. and a
                    maintenance plan should be established to ensure future
                    maintenance of the drainage ditches.

           Concern: The Town currently lacks an established Erosion and
                    Sediment Control Ordinance.

           Need:    The Town needs to develop and adopt an Erosion and
                    Sediment Control Ordinance.

           Housing

           Concern: According to the 1980  *Census 19% of the owner occupied
                    housing units and 31% of the renter occupied housing
                    units in Keller lacked-complete plumbing

           Need:    The Town needs to develop a housing    plan to address the
                    substandard housing units in Town.

           Concern: The use of mobi     le homes on single'-family lots is of
                    concern to the Town. In order to address this problem
                    the Town adopted an ordinance limiting the location of
                    mobile homes in the Town.

           Need:    The mobile home ordinance should be incorporated into
                    the Keller Future Land Use Map and in the Keller Zoning
                    ordinance.

           Concern: The Town is concerned that the conversion of single-
                    family housing units to multi-family units will create
                    negative    effects    on   the   existing     single-family
                    neighborhoods.

           Need:    In the 'Future Land Use Map the Town needs to designate
                    areas where multi-family units are compatible with
                    existing neighborhoods. Multi-family units in single-
                    family neighborhoods will be limited to 30% of the total
                    floor area in owner-occupied units.

           Concern: Group homes are not compatible within single-family
                    neighborhoods in the Town.

                                            38
<pb n="41" />

           Need:     Group homes require special review by the Town before
                     being allowed within the Town.

           Economy

           Concern:  Keller    has   seen    some   expansion of business in
                     residential areas. Further expansion of business in the
                     residential areas of Keller is undesirable.

           Need:     Designate areas for commercial and      residential uses on
                     the Future Land Use Map and through the Zoning Ordinance
                     limit further business use in residential areas.

           Concern:  Signs along U.S. Route 13 have not been regulated as to
                     size and density in the past. At least one sign on U.S.
                     Route 13 causes sight problems.

           Need:     To develop within the Zoning Ordinance a means to
                     regulate the size.and density of signs in Keller.

           Transportation

           Concern: Sight lines at three        intersections currently cause
                     traffic problems.

           Need:     In the Zoning Ordinance set backs need to be established
                     to reduce and eliminate the problem of sight lines at
                     intersections within the Town.

                                            39
<pb n="42" />

                             III.  GOALS AND OBJECTIVES

          The purpose of this chapter is to articulate the goals and
          objectives of the comprehensive plan. Goals and objectives are
          general policy    statements which reveal planning ideas and
          concepts concerning future growth and development in the Town of
          Keller.

          Goals Provide statements of the general long range direction for
          future growth and development.      objectives provide specific
          policies and principles necessary to achieve the stated goals.

          These goals and objectives are based on observations in Chapter
          .II, Inventory and Analysis. They also provide the background for
          Chapter IV, Plans and Action Programs.

                Overall Goal and Objective of the Comprehensive Plan

          Goal

          The overall goal of the Town of Keller Comprehensive Plan is to
          protect the public health, safety and welfare by encouraging
          orderly and coordinated development of the Town's resources.

          objective

          This goal is accomplished by arranging land uses so that traffic
          hazards are minimized, pollution of land, water and air is
          prevented, and efficient provision of public services at minimum
          cost is promoted. orderly and coordinated development is also
          accomplished by planning for a system of transportation and
          community facilities to accommodate economic and population
          growth.

          Natural Resources

          Goals

          1. To improve drainage within Keller.

          2. To conserve and protect Keller's natural resources.

          objectives

          1, Develop a program to improve the existing drainage ditches and
            establish a capital improvements program to insure that future
            maintenance occurs.

                                         40
<pb n="43" />

           2. Continue to develop and enforce ordinances and standards
              designed to minimize environmental impacts of development on
              Keller's natural resources. Attention should be given to
              drainage, water pollution, and erosion.

           Recreation Development

           Goal

           1. To promote the public health of residents.

           2. To enhance the aesthetic appeal of Keller.

           3. To stimulate commercial activity through tourism.

           4. To stimulate intellectual growth and public education through
              promotion of cultural activities and the arts.

           objectives

           1. Initiate efforts to establish recreation facilities within
              Keller.

           2. Promote tourism activities within Keller.

           Residential Development

           Goal

           1. To eliminate subst andard housing in Keller.

           2. To promote and conserve the existing character of Keller's
              single-family residential neighborhoods.

           3. To stimulate a variety of quality housing types.

           4. To ensure equal housing opportunity for all races.

           objective

           1. Initiate efforts to develop funding sources to improve the
              substandard housing in Keller.

           2. Include within the Town zoning ordinance revisions to insure
              that adequate buffers are present to protect the character of
              existing neighborhoods from intrusions by adjacent land uses.

           3. Prevent development from occurring within a neighborhood that
              is not compatible with itsexisting character.

           4. Encourage innovative residential development techniques, such
              as Town houses, garden style 41 apartments and other forms of
<pb n="44" />

              cluster housing development to occur where appropriate.

           5. Stimulate rehabi  litation of existing structures capable of
              saving.

           Economic Development

           Goal

           1. Promote economic development activities in Keller.

           2. Promote the use of U.S. Route 13 for commercial use in Keller.

           3. Promote attractive and convenient commercial concentrations.

           objectives

           1. Commercial activity     located   in   Keller    should include
              landscaping   designed     to   promote    and    maintain    the
              attractiveness of the Town.

           2. Include the area along U.S. Route 13 as commercial\business in
              the Keller zoning ordinance.

           3. Include setbacks, density and size requirements for signs and
              billboards located in Keller.

           4. Maintain a policy-of supporting positive economic activities
              in Accomack County that would have positive effect on Keller.

           Community Facilities

           Goal

           1. To promote the development of community facilities in the Town
              such as, improved drainage, sidewalks, central water, central
              sewer, recreation facilities and other facilities that would
              improve the quality of life for Town residents.

           object ive

           1. Maintain contact with local, state and federal agencies
              concerning funding opportunities.

           Transportation Development

           Goal

           1. To provide efficient    vehicular movement that is compatible
              with adjoining land use.

                                          42
<pb n="45" />

          2. To provide    necessary  transportation  to   meet economic
             development and human resource needs.

          objective

          1. To install and maintain necessary traffic controls, signs,
             signals, street signs and parking facilities.

          2. To perform the necessary improvement and maintenance of
             streets.

                                       43
<pb n="46" />

                           IV. PLANS AND ACTIONS PROGRAMS

          Keller's existing resources, needs and concerns were described in
          detail in Chapter II. Keller must now develop specific plans and
          courses of action for the future. This section provides plans and
          action programs designed to meet the objectives set forth by the
          goals and objectives outlined in Chapter III. The purpose of this
          section is to provide development guidelines and proposed future
          land uses that are designed to insure that future growth takes
          place in a coordinated and compatible manner.

          Many, but not all, of the issues, needs and concerns identified
          in chapter II are addressed here. Availability of resources,
          degree of local factors were considered in an attempt to develop
          a realistic program for Keller.

          Town citizens should bear in mind that even the most realistic or
          conservative, plans may not be fully implemented as intended, for
          any number of reasons. Therefore, the recommendations outlined in
          this plan should be viewed as targets, not as firm commitments or
          mandates. If desired results are not achieved, an evaluation
          should be conducted to determine the reasons so the Town can
          decide whether to continue to pursue the original objective or to
          modify it.

          Future Land Use Plan

          The future land use plan for the Town of     Keller is basically
          concerned with the location, intensity,      and amount of land
          development required for the various space using functions of
          Town life. The land use plan embodies a proposal as to how land
          should be used as expansion and renewal proceed in the future.
          The plan is based in principle upon the goals and objectives
          presented in Chapter III. An illustrated presentation of the plan
          is found in Map 6 the Future Land Use Map. The concept of the
          future land use plan is to promote the single-family residential
          character of -the Town, while providing land for a variety of
          housing types and a mixture of compatible business. The following
          is a narrative description of the plan as it is illustrated in
          Map 6.

          There are three residential categories of land use represented in
          the future land use plan: low density, medium density and
          business residential mixed use district. Each is distinguished by
          the uses allowed and by the density of dwellings units per acre
          of land that would be allowed in the corresponding category.

          The area represented in Map 6 by the R    -1 designation is low
          density residential development. The primary use in this district

                                         44
<pb n="47" />

                                       INSERT MAP 6

I I

                                             45
<pb n="48" />

          would be for residential single-family dwelling units- Secondary
          uses allowed would include accessory use apartments, limited to a
          percentage the total dwelling units floor area, and parks and
          playgrounds. Uses not compatible with the primary use would not
          be allowed. The recommended density for new dwelling units is
          between 2 and 4 dwelling units per acre or lot sizes between
          12,000 and 20,000 square feet.

          The area represented in Map 6 by the R-2 designation is for
          medium density residential development. The primary uses for the
          district would be for residential single-family and two-family
          dwelling units. Secondary uses that would be allowed include
          multi-family units, group homes, home occupations, neighborhood
          parks, day care centers, mobile homes. The recommended density
          for new development is 3 to 5 dwelling units per       acre or lot
          sizes between 10,000 and 15,000 square feet for single-family
          dwelling units and 10 to 15 units per acre for multi-family
          units.

          The area represented in Map 6 by the B-R-Mixed designation is for
          a mix of business and residential uses. The primary use for the
          district would include single-family dwelling units, multi-family
          units, home occupations, and business uses         that would be
          compatible with residential development. The recommended density
          for new development is between 3 to 5 dwelling units per acre for
          single-family units and 10 to 15 units per acre for multi-family
          units.

          Two business districts are      represented   by   B-I    and B-2
          designations on Map 6. The B-1 district is recommended for the
          western side of U.S. Route 13. The primary uses in the B-1
          district include offices, banks, automobile sales and service and
          electronic sales and service. The purpose of the district is to
          maintain and promote the existing business in Keller. The B-2
          district is recommended for the eastern side of U.S. Route 13.
          The primary uses in the B-2 district include warehouses and light
          industry. The purpose of the district is utilize existing
          structures and the rail road to improve the economic standing of
          the Town.

          Proposed Action

          1. Development of a zoning ordinance to implement the future land
             use plan.

          2. Development of    a subdivision ordinance to regulate the
             division of land within Keller.

          Natural Resources Plan

          Keller contains. several areas in Town that are affected by
          flooding during heavy rains. Due to the low priority of drainage

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          projects the  Town or the residents affected by flooding will be
          responsible   funding the drainage improvements. To insure that
          drainage maintenance is continued in the future a drainage
          maintenance fund should be establish to pay for future work.

          Proposed Action

          1. The Town should. work with the Soil Conservation Service
             District Office to establish the method and procedures to
             improve drainage within the Town.

          2. Development of a Storm Water Management Ordinance as part of
             the Keller Town Zoning Ordinance.

          Residential Development Plan

          The majority of the residential structures in Keller are single-
          family houses that are in good condition. A change in the
          character of housing units in Keller is evident with the
          conversion of single-family home lots for mobile home, multi-
          family and group home use. The conversion of single-family
          structures should be limited to the areas indicated on the Future
          Land Use Map.

          Substandard housing conditions, such as overcrowding, lack of
          plumbing, and general deterioration, occur throughout the Town,
          but are most prevalent in the northeast portion of the developed
          area. Those least able to combat such conditions-non-whites, the
          elderly and renters - are most affected. A housing rehabilitation
          is needed to remove unsafe and unsanitary conditions, prevent
          substandard houses from becoming completely unserviceable, and
          prevent marginally standard houses from becoming substandard.
          Based upon the 1980 Census and the 1988 housing survey, minimum
          of 13 units should be targeted for rehabilitation.

          1. Development of a Keller Zoning Ordinance which identifies the
             area of Town most suited to different housing types.

          2. The Town of Keller should request assistance of the Accomack-
             Northampton Housing Corporation in locating funding sources
             and the preparation of      a housing     rehabilitation grant
             applications.

          Transportation Plan

          The Keller Planning Commission should initiate a Transportation
          and Parking Plan for the Town. This plan should analyze vehicular
          traffic flow and street capacity, assess the need for traffic
          control signs, signals and street signs, assess existing parking
          facilities and determine future needs, analyze pedestrian traffic
          and review needs for sidewalks and crosswalks, review needs for
          non-automobile forms of transportation, such as bicycles and

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          buses. A technical advisory committee composed of representatives
          from the Highway Department, the Town Council, and the Planning
          Commission could be formed to advise the Planning Commission.

          Proposed Action

          1.Following adequate analysis, necessary streets, sidewalks,
             traffic'control signs and signals, street signs and parking
             facilities should be installed.

          Recreation Facilities Plan

          The Town of Keller currently contains no recreation facilities.
          In order to improve the quality of life,to the residents of
          Keller the Town should examine the feasibility of developing a
          small 1/4 acre or larger neighborhood park. Facilities might
          include playground, horseshoe court, basketball court picnic
          facilities. Assistance in the design of the park may be provided
          by the Department of Conservation and Historic Resources Division
          of Parks and Recreation.

          Proposed Action

          1. Keller should    examine the    feasibility of developing a
             neighborhood park within the Town.

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                                         V. ACTION AGENDA

          This Comprehensive Plan has identified needs   that either require
          action by the Planning Commission and Town Council to implement
          solutions or require future study. Since the Town officials have
          limited time and resources to work with, it is necessary to set
          priorities on the actions proposed by this plan.

          The following agenda sets the work priorities of the Keller
          Planning Commission and Town Council as they work to implement
          the recommendations of this Comprehensive Plan. (Priority A is
          the highest priority):

          Priority A

          - Zoning Ordinance
          - Subdivision Ordinance

          Priority B

           Housing Plan
          -Transportation Plan

          Priority C

          .-Recreation Plan

          It should be the goal of the Town of Keller to complete the items
          listed in this Action Agenda within the next five years, at which
          time the    Comprehensive Plan will reviewed and revised as
          necessary.

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</text>
</doc>
