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na State Library gh

N. c Dog

LAND DEVELOPMENT PLAN

JAMESTOWN, NORTH CAROLINA

38 S B lass:

JAMESTOWN, NORTH

The preparation of this report, was (Inoncially aided through a Federal grant from the Urban Renewal Administration of the Housing and Home Finance Agency, under the Urbon Planning Assistonce Program outhorized by Section 701 of the Housing Act of 1954, as amended.

Digitized by the Internet Archive

in 2010 with funding from State Library of North Carolina

http://www.archive.org/details/landdevelopmentpOOjame

PREPARED FOR

TOWN OF JAMESTOWN, NORTH CAROLINA

T . C. C. P.

Ragsdale, Mayor Turner, Town Manager

TOWN COUNCIL

Harold E. Hall

Carl R. Smith

Mrs. Sarah K. Stafford

J . Ro y Bull i van

PLANNING BOARD

D. H. Powell A . P . Fo r tney

E . B . Stafford W. C. Campbell A . E . Slate

TECHNICAL ASSISTANCE FROM

STATE OF NORTH CAROLINA

DEPARTMENT OF CONSERVATION AND DEVELOPMENT

DIVISION OF COMMUNITY PLANNING

George J. Monaghan, Administrator

PIEDMONT AREA OFFICE

*Edward D. Baker, Chief Area Planner Robert F. Saleeby, Chief Draftsman Paul L. Trexler, Draftsman II M. Eileen Antosek, Secretary

*Responsible for project July, 1964

Price: $1.00

TABLE OF CONTENTS

HISTORY AND SETTING FRAMEWORK FOR PLANNING

CHAPTER II POPULATION AND ECONOMY

CHAPTER III JAMESTOWN FUTURE LAND USE

Page

Planning for Growth 2

Jamestown Land Development Plan 3

Jamestown of the Future 4

Popu la t ion 6

Income, Education and Housing 15

Existing Land Use 25

COMMUNITY SERVICES AND FACILITIES

Public Utilities 34

The Land Development Plan 38

Sketch Thoroughfare Plan 46

Implementation 51

Planning " A Continuous Function 56

CHART 1 Net Migration, 1950- 1960 Follows 7

Guilford County, North Carolina, by Age and Sex

CHART 2 Composition of Population by Age, Race

and Sex, 1960 Follows 8

CHART 3 Income Measures Follows 15

TABLES

Number Page

1 Population Trends for Selected Units, 1900=1960 6

2 Net Migration for Guilford County, 1950 to 1960 10

3 Population - Guilford County, 1950=1960 12

4 Population by Minor Civil Divisions - Guilford County 13

5 Jamestown Population Projection 14

6 Educational Data - 1960 - Shown as Percentages 16

7 Housing Conditions for Jamestown and Selected Areas 18

8 Occupation Group of Employed Persons by Sex « 1960 -

by Per Cent 22

9 Industrial Group of Employed Persons 23

10 Labor Force - 1963 24

11 Land Use - Jamestown Town Limits 26

12 Housing Conditions - Jamestown 29

13 Per Cent of Substandard Dwellings 30

MAPS

1 Existing Land Use

2 Substandard Housing

3 Traffic Volume

4 Water and Sewer Service Area

5 Future Land Use and Sketch Thoroughfare

6 Thoroughfare

Follows

26

Foil ows

28

Foil ows

32

Foil ows

35

Foil ows

39

Foil ows

40

HISTORY AND SETTING

Jamestown, located on the hills that rise above Deep River, is a buffer between the rival towns of Greensboro and High Point. Buffer strip that it is, it is older than either and claims, with fair accuracy, that both of these rival cities are but Jamestown's ups tar t— suburbs .

In 1750 George Mendenhall bought up both sides of the then new Salisbury Post Road and called the settlement Jamestown in honor of his father. It grew to be the metrop- olis of Guilford County and even up to the Civil War it was a center of industry, culture and liberalism.

Pennsylvania Quakers dominated the settlement at first, and in their methodical way built their community. As early as 1812 they had a church and school. In 1816 Jamestown was incorporated and by 1850 Dr , Shubal Coffin had built a pre-medical school, and George C, Mendenhall taught law students in 1847. A literary society, a debating society, temperance society, and a newspaper all flourished at this time.

Richard Mendenhall was one of the founders and an active member of the manumission society, and it is said that this was one of the most successful of the stations on the "underground railroad."

In 1865 Joseph Ragsdale, a Virginia Confederate, settled in Jamestown and later bought the old gun factory site which had been converted into a cotton mill. It is now the Oakdale Cotton Mill, The old Mendenhall Quaker family in Jamestown is now repre- sented by decendants of Ragsdale, who married into that family.

In 1856, when the railway came, Jamestown's development evolved around the station in contrast to the old Jamestown that was located up the hill on the other side of Deep River. There are still a few landmarks of the ancient village -- the church, the old store, and a few residences.

CHAPTER I FRAMEWORK FOR PLANNING

PLANNING FOR GROWTH

A major fact in the life of Jamestown is growth. Nestled between High Point and Greensboro, Jamestown can expect to feel the effect of the spillover of these cities and by 1980 the population will undoubtedly increase tremendously.

Growth brings problems and opportunities which will become evident in the future as the pressures for residential, commercial and industrial land increase. Interstate 85 will always be beneficial; however, increased traffic volumes on 29A-70A will be felt in Jamestown because of its location between two major citiess The opportunities brought by giowth may not be ab easily noticed. City growth, of course, means economic benefit for many, and from the standpoint of the whole community it means an opportunity -'- through sound planning ■- for building an even better environment in which to live, work, conduct business, and for leisure activities^,

WHAT IS PLANNING? City planning is a continuous process of looking ahead at a city's prospects, developing policies for guiding growth, and carrying those policies out. Jamestown needs planning just as much as any industry, business of farm program, Sound planning, carried on continuously, helps make sure that:

"- land in adequate amounts and proper locations will be available for all private development needs;

— - the value of investment in private and public development will be protected;

-— ample rights-of-way will be protected for street and highway purposes;

~- sites for public facilities will be reserved or acquired at reasonable cost in advance of development.

'.'lie DOES A CITY'S FLANKING? To the fullest extent possible it should be done by the entire community, by the Town Council, and the Planning Board. The Town of James- town has established a planning and zoning board and is receiving technical assistance from the Division of Community Planning, Department of Conservation and Development, The effectiveness of Jamestown's planning program will depend directly on the degree to which the public understands the program and participates in it, and on the degree to which local government officials recognize planning in their day-to-day decisions,

JAMESTOWN LAND DEVELOPMENT PLAN

Jamestown's present planning program consists of the following elements:

=- base mapping

=- population and economic study

= — land use survey

"- land use plan

-- sketch thoroughfare plan

— zoning ordinance

«- subdivision regulations

The Land Development Plan is a general guide for the town's growth- It is the framework for future, more detailed planning. It is the guide for setting up the long- range financial program. It is also a guide to landowners and developers, showing them expected trends of future growth and change.

The Land Development Plan, if ever called complete, is not a final, unchangeable document, but one which must be revised regularly if it Is to serve effectively as a guide for town growth. Therefore, the Planning and Zoning Board should review the plan each year (and the data on which it is based) and recommend needed changes to the Town Council who should consider any proposed changes. To be most effective this review should occur just prior to the preparation of the town's annual budget.

_ 3 -

Goals and Principles

Major planning goals on which the Land Development Plan is based Include:

— designation and protection of adequate land to serve the anticipated needs (residential, public, commercial, and industrial) for a planning area one mile beyond the present town limits;

— • more balanced development of Jamestown with greatest

encouragement to growth in those directions which will be able to utilize the town's water and sewer system most efficiently;

— . compact development, avoiding large vacant gaps, thus

reducing utility extension costs, road maintenance costs and the costs of general town government;

— sound standards of development for residential, commercial and industrial areas, allowing adequate room for parking, landscaping, privacy, and fresh air.

JAMESTOWN OF THE FUTURE

Planning for the future Jamestown means planning for future industrial, commercial and residential areas, future streets, parks and playgrounds, and other parts of the total community. For this planning to be realistic it must be based on informed esti- mates of future employment and population in the planning area.

In order to have a definite goal in time, 1980 has been selected as the planning period. Although 1980 may sound far into the future, it is no more distant than the Jamestown of 1940, and has been selected simply to give perspective to the plan. Another way of looking at it is that the Land Development Plan represents a stage of development which is expected to be reached by about 1980, but which could be reached substantially sooner or later.

The number of people in the Jamestown planning area (one mile beyond the existing town limits) in 1980 will depend largely on how many people are employed in Jamestown and how many people employed in Kigu Point and Greensboro will enjoy the suburban living of Jame s town .

CHAPTER II

POPULATION AND ECONOMY

The population and economy of any community must be analyzed before effective planning can begin. It, along with existing land use data and community services, is the basis on which the planning program is formulated since the people and the economy are the essence of a town's existence. The composition of the population must be identified since this affects such things as schools, recreation facilities, taxes and many others. Income levels should be determined since this has a bearing on the commu- nity's ability to provide facilities and services and it also affects retail activities. Employment and the industries present in the area often give an indication of the community's future economic and physical development. There are many more facets of the population and economy of an area, but these illustrate that an economic and popu- lation analysis is not only beneficial but necessary in the planning process.

The analysis of the population and economic characteristics of the Town of James- town is based on unpublished Census data; however, in many cases it was not "possible to procure data from the Census which applied only to the Town of Jamestown due to the town's small size. Therefore, in some instances a larger unit was used. In this case much information refers to Jamestown Census Tract C-0035-B, which is described as that part of Jamestown Township which is north of U. S. Highways 29 and 70 and includes the Town of Jamestown. It is contended that information involving the Census Tract is pertinent enough to draw valid conclusions about Jamestown.

- 5 -

POPULATION

General Growth

Although one of the smaller townships in Guilford County, Jamestown Township experienced a gain of about 2,032 persons in the last decade. In 1950 the Town of Jamestown contained 748 persons but increased to a population of 1,247 in 1960. This was a gain of 66,7 per cent, and proportionately, was a higher growth rate than North Carolina, Guilford County or the Township (excluding the Town of Jamestown), However; it should be noted that part of the Township was annexed to Jamestown in 1960.

TABLE 1

POPULATION TRENDS FOR SELECTED UNITS, 1900-1960

1900

1910

Increase for decade

1920

Increase for decade

1930

Increase for decade

1940

Increase for decade

1950

Increase for decade

1960

Increase for decade

North Carolina

Guilford

C ounty

1,893,810

2,206,287

16.5%

2,559, 123

1 6 . 0%

3, 170,276

2 3.9%

3,571,623

12.7%

4,061,929

13. 7%

4,556, 155 12.2%

39,074

60, 54.

79, 31.

133, 67.

153, 15.

191, 24.

246, 29.

497

8%

272

0%

010

8%

916

7%

057

1%

520 0%

Jamestown Twp. (excl. Jamestown)

Jame s town

1,578

1,513

-4.1%

1,934

2 7.8%

3,063 5 8 . 4%

4, 174

3 6.3%

4,262 2. 1%

5,795 3 6.0%

748*

1,247**

6 6.7%

* 1950 - Jamestown incorporated in 1947.

**1960 - Parts of High Point Township annexed to Deep River and Jamestown Townships Parts of Jamestown Township annexed to Town of Jamestown.

- 6 -

Migration by Age, Sex, and Race - Guilford County

It was not possible to obtain Information concerning migration for Jamestown, but such data was available for Guilford County. The assumption can be made to some degree that part of the trends which are occurring In the County are also mirrored in James- town and In most other areas within the County.

A method employed to establish migration patterns is to observe the number of persons In various age groups by ten-year Intervals. For example. Table 2 shows that in 1950 there were 11,125 white males in the 35-44 age group, but in 1960 there were only 10,349 persons In the 45-54 range. Therefore, it seems apparent there has been outmlgratlon of persons who were from 35 to 44 years of age. Specifically, this age group lost 776 persons in the last decade.

From 1950 to 1960 approximately 5,538 individuals outmlgrated from Guilford County, and 3,709 of the total were white males and females. The bulk of the outmlgratlon for males occurred in the 35-54 age range for for females in the 20-24 and 35-54 age groups. The non-white population experienced outmlgratlon for males and females in the age range of 20-54, accounting for about 1,829 people. These s ta teme nts shou Id not, however, give the impression that the County is not gaining population by in-mlgration because It in- deed is. Nevertheless, evidence indicates that some age groups are experiencing out- migration. The data merely implies that Guilford County would have retained over 5,000 individuals had no outmlgratlon occurred.

Some of the outmlgratlon may be explained by the fact that in the High Point area many people are living In the suburbs of the town, part of which are in Davidson and Randolph Counties. These people are probably tied economically to Guilford County but are enumerated in the Census as living outside the County.

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Since specific information is not available it is impossible to present conclusive evidence to support or disprove whether or not outmigratlon is occurring in Jamestown. But, by observing various age groups in proportion to the total population, the town appears to have a rather low percentage of persons from 15 to 34 years of age. It may be assumed then that outmigratlon has occurred in these age groups. Reasons for this are varied, but lack of economic opportunity and attraction of other industrial areas are certainly an influence. Since Jamestown is within easy commuting distance of two urban areas — High Point and Greensboro — the question may arise as to why persons in the 15 to 34 age group could not make their residence in Jamestown and work else- where. The answer to this is probably the lack of housing for individuals in this age group. In the first place, apartments are virtually non-existent in Jamestown, and also, there is a high ratio of owner-occupied units. Most of the housing is out of the price range of these people — many of whom are just beginning to make a living for themselves and apparently are working and living elsewhere.

Composition of the Population - Town of Jamestown, 1960

As Chart 2 indicates, there is a high proportion of children in the population. Of the total males, 34.8 per cent are 14 years of age and under; for females this per- centage is 33.2 per cent. Also noticeable is the fairly low proportion of persons who are 65 years of age or older. Of the adults, the age groups of 35-44 and 45-54 are, proportionately, the largest age groups in the population. As was previously mentioned, the age groups of 15—24 and 25-34 are unusually low in relation to other age groups. The age group structure of Jamestown fits a suburban pattern. It contains high pro- portions of children, low proportions of the elderly and a high proportion of persons from 35-54 years of age. The age group composition of the population has an influence on every aspect of the town. For example, large numbers of children affect the need for added school and recreational facilities; a large number of elderly has significance

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in that they must be supported by others and facilities must be provided for them; large proportions of productive age groups, such as In Jamestown, Influence such things as housing needs, the tax base, the labor force and many more. The point to be empha- sized here Is that the age group patterns In the population should be continually watched and existing trends related to the social and economic needs of the community.

According to the Census, there are about 220 non-whites in the town. This accounts for 17.6 per cent of the total population. There are about 67 more females than males in the total population. The age groups containing more women than men are 5-9, 15-24 and 55-64 years of age.

Jamestown Census Tract C-0035-B

White Population

As in the Town of Jamestown, the age group patterns of the Census Tract also reflect a suburban- type development. Almost 33 per cent of the total males and 31 per cent of the total females are 14 years of age or less. (See Table 2). Also, a very large portion of the population is from 30 to 54 years of age. On the other hand, a relatively small proportion of the population is from 15 to 29 years of age. Basically, the general age group structure of the Census Tract is similar to that of Jamestown.

The number of females in relation to the number of males is very equitable as there are only about 40 more women than men in the population.

Non-White Population

There were, in 1960, 528 non-whites In the Jamestown Census Tract which accounted for about 16 per cent of the total population. As in the white population, the number of females to males was almost equal as there were only 18 more women than men.

The age group structure of the non-white population is quite different from that of the white population. Proportionately, there are many more children in relation to the total non-whites.

- 9 -

The female non-white population picture forms the typical pattern of a pyramid with a large base of younger age groups and progressively older age groups gradually diminishing to form a small top. The male non-white pattern, however, does not resemble the pyramid form. Major differences are in large proportions of persons in the 10 to 14, 25 to 29, 45 to 49 and 65 and over age groups .

NET MIGRATION FOR GUILFORD COUNTY

1950 to 1960

Age Group

Under

in 1950

5

5-9

10-14

15-19

20-24

25-34

35-44

45-54

WHITE POPULATION

Males: 1950

8,640

6,743

5,644

5,472

6 ,401

13,242

11,125

8,063

1960

9,305

6,795

5,634

6,772

7 ,468

13,639

10,349

6,928

Per Cent Change

in 1950 Group

7 . 7

0.8

-0.2

23.8

16.7

3,0

-7.0

-14.1

Females: 1950

8, 180

6.603

5, 548

7, 168

8,418

13,952

11 ,938

8,453

1960

8,873

8,529

7 , 862

7, 162

7,831

14,127

11 .344

7 ,852

Per Cent Change

in 1950 Group

8. 5

29.2

41 ,7

-0.1

-7.0

1.3

-5,0

-7, 1

NON-WHITE POPULATION

Males: 1950

2, 145

1 ,692

1,498

1,528

1 ,983

3,114

2,435

1,762

1960

2,554

2,332

2, 157

1,634

1 ,527

3,014

2,434

1,567

Per Cent Change

in 1950 Group

19. 1

37.8

44,0

6.9

-23.0

03.2

-0.04

-11.1

Females : 1950

2,207

1 ,813

1 ,456

1 ,723

2,308

3,450

2,969

1,959

1960

2,624

2,455

2,290

1,747

1,865

3,422

2,664

1,658

Per Cent Change

in 1950 Group

18.9

35.4

56,3

1.4

-19.2

-0,8

-10.3

-15.4

- 10 -

The Future Population

Population projections were not obtainable for the Town of Jamestown, but this data was available for Guilford County and the townships within the County. From this, per- haps, some conclusions may be drawn about the future population of Jamestown.

At this point it should be made clear that the following projections are based on past trends, assuming they will continue into the future. There are many complex factors which will determine the future population picture. The projections should be employed only as guideposts in the planning process and revised periodically as the need arises.

Guilford County Population - 1970 and 1980

If past trends continue into the future, the Guilford County population may expect to increase from 246,520 in 1960 and 313,600 in 1970, to 407,024 in 1980. The future population will have more children and elderly people. In 1980 almost 41 per cent of the population will be either 14 years of age and under or 65 years or over. Practically all of these people do not work and therefore have to be supported by other age groups. The trend is toward a larger number of persons who must be supported by a smaller pro- ductive group.

In 1980 there will be a slightly higher proportion of persons in the general age range of 15 to 34, but the percentage of persons in the age group of 35-64 will decrease by 1980. This is probably a result of past migration patterns.

- 11 -

TABLE 3

POPULATION - GUILFORD COUNTY, 1950-1980

Age

Gr oups

1950

1960

1970

1980

1950

1960

1970

1980

0-4 5-9 10-14 15-19 20-24 25-29 30-34 35-39 40-44 45-49 50-54 55-59 60-64 65-69 7 0-74 75+

Total

21,

,172

28.

,858

36,748

51,

,828

11,

, 1

11,

.7

11.

, 7

12,7

16,

,851

26,

,221

28,992

40,

,910

8,

,8

10.

.6

9.

,2

10.1

1^1

,155

23,

,356

31,956

40,

,784

7,

.4

9,

.5

10.

.2

10.0

15,

,891

20,

,111

31,419

34,

,836

8.

,3

8.

.2

10.

.0

8.6

19,

,110

17,

,943

29,639

41,

,026

10,

.0

7,

.3

9.

.5

10.1

18,

,033

17,

,315

21,912

34,

,203

9,

.4

7 ,

,0

7.

.0

8.4

15,

,725

18,

,691

17,396

28,

,674

8,

.2

7,

.6

5.

.5

7.0

15,

,132

18,

,228

17,508

22,

,085

7,

.9

7,

,4

5.

,6

5.4

13,

,335

15,

,974

18,982

17,

,676

7 ,

,0

6,

.5

6.

.0

4,3

11 1

,122

1^,

,316

17,249

16,

,561

5,

.8

5,

,8

5.

.5

4.1

9,

,115

12,

,475

14,937

17,

,754

4,

.8

5,

. 1

4.

.8

4,4

6,

,674

lOi

,330

13,297

16,

,031

3,

,5

4,

.2

4.

.2

3.9

5,

,077

7,

,675

10,512

12,

,564

2.

,7

3,

,1

3.

,4

3.1

4,

,173

5,

,994

9,307

12,

,002

2,

,2

2,

.4

3.

,0

2,9

2,

,706

4,

,248

6,442

8,

,841

1.

,4

1.

,7

2,

, 1

2.2

2,

,786

4.

,785

7,304

11,

,249

1,

,5

1.

.9

2.

.3

2.8

191,

,057

246,

,520

313,600

407,

,024

100,

,0

100.

,0

100.

,0

100,0

Jamestown Township Population - 1970 and 1980

Table 4 shows that the Township population will experience an Increase from 7,042 in 1960 to 9,094 and 11,397 in 1980. In 1960 the Township contained 2.8 per cent of the total County population and projections indicate that this percentage will remain about the same in 1970 and 1980. So, although the Township will have future growth, it will not be any larger in relation to the rest of the County since other townships will also experience growth.

- 12 -

TABLE 4

roPUL/

iTION SY

MINOR CIV

'IL DIVISI

;OKS - GUILFORD COUN

TY

Per

Per

Per

Per

Townsh Ip

1950

Cent

1960

Cent

1970

Cent

1980

Cent

Bruce Twp,

2,602

1.4

3,158

1,3

3 ,449

1, 1

4,070

1,0

Center Grove

1,796

0.9

3,471

1.4

6, 586

2.1

12,211

3,0

Clay

1,992

1.0

2,152

0,9

2,509

0.8

2,442

0.6

Deep River

2,476

1.3

3,812

lo5

5,018

1.6

7,326

1,8

Fentress

3,408

1 ,8

4,831

2,0

6,586

2,1

8,548

2.1

Fr lendshlp

3,954

2. 1

6,979

2,8

11,290

3.6

17,502

4.3

Gilmer

44,397

23.3

48,885

19,8

50,803

16.2

51,285

12.6

Greene

1,659

0.9

1,765

0.7

1,881

0,6

1,628

0,4

High Point

50,662

26.5

62,063

25.2

72,442

23,1

81 ,812

20.1

Jame s town

5,010

2.6

7,042

2.8

9,094

2,9

11 ,397

2,8

Jefferson

2,523

1.3

6,676

2,7

16,934

5.4

41,516

10,2

Madison

1,797

0.9

1,871

0.8

2, 195

0,7

2,035

0.5

Monr oe

3,506

1.8

7,574

3.1

15,994

5. 1

32,562

8,0

Morehe ad

52,728

27,6

70,689

28.7

90,003

28,7

111,118

27,3

Oak Ridge

2,775

1.5

3,346

1.4

4,077

1.3

4,477

1.1

Rock Creek

3,705

2.0

3,946

1.6

4,077

1.3

3,663

0.9

Summer

4,471

2.3

6,402

2.6

8,781

2.8

11,804

2,9

Washington

1,606

0.8

1,858

0,7

1,881

0.6

1,628

0,4

Total

191,057

100,0

246,520

100.0

313,600

100.0

407,024

100.0

Projections as They Relate to Jamestown

Since projections are not attainable for the Town of Jamestown, some assumptions will have to be made. Generally, we may assume that as the County and Jamestown Township experience new growth, the Town of Jamestown will follow accordingly this pattern, but this still does not reveal an actual numerical projection.

One method which gives an estimation of the population in 1970 and 1980 is to calculate the ratio of the town population to that of the town- ship's for 1950 and 1960 and assume this ratio will continue, within limits, to 1970 and 1980, This is about the only course to follow with the infor- mation which is available. Table 5 shows that by employing the 1960 ratio

- 13

TABLE 5

JAMESTOWN POPULATION PROJECTION*

1960 1970 1980

Actual Township Population

Based on Ratio of Town to Township 1960 (17.7%)

7,042

9,094

11 ,397

1,247 (actual)

1,610

2,017

Based on Average Ratio of 1950 and 1960 Town to Township (16.3)

1,482 1,858

*Assuming : 1 ) 1960 ratio of Town to Township; 2) average ratio of 1950 and 1960 of Town to Township,

and

Jame

and

accu

1970

assu

for

d is a

For

to b

the

for

shou

ar is

extend s town ca 1 cu 1 rate p and 1 me the the ne d van ta examp 1 e res i town d Jame s t Id be es .

ing for 1 is 1,610 a t ing an ic cure . ,858 for

town ' s p X t twe n t y ge to t h i e , If the dential ly e ve 1 oped own are o used as g

970

and

a ver

Us in

1980

opu 1 yea

s ap pe o or i

indu

n ly

u ide

and 1 2.017 age r g thi At a t i o n r s ma pr oac pie o e n ted stria e s t im 1 ine s

980

resp a t io s me c this rati y or h, F f Jam , the lly. a tes wat

the projection for 1970 and 1980 for ectively. Going back to 1950, however, for 1950 and 1960 may give a more hod gives a projection of 1,482 for

point it should be made clear that to o to the township will remain the same may not be valid. This is the major urure growth hinges on many factors, estown want their community to continue future population may be less than if It may be seen then that the projections based on certain assumptions. They ched closely, and revised as the need

- 14 -

INCOME, EDUCATION AND HOUSING

iertinent to any population and economic study is an analysis of income levels, educational attainment and housing conditions of the community* Income levels are a measure of purchasing power and indicate the ability of the community to pay for facil- ities and services. Housing conditions often reflect income levels, and of course, good housing is an asset to any town. Education, the key to higher income and better housing, is very important to the people of any community- Our society is becoming more and more complex and Increased education is necessary to earn an adequate income.

Income

Chart 3 shows income measures for Jamestown Tract C-0035-B and indicates that income levels in the area are very high, which again is characteristic of a suburban- type community. Family mean and median and per capita income is above Urban United States, Urban North Carolina, Greensboro, High Point and Guilford County.

The difference between family mean and median income indicates how well income is distributed, and in the Jamestown Census Tract this span was greater than any com- parable area. This means that a large amount of income is concentrated in the hands of a few and is not distributed evenly throughout the population,

Educa tion

Table 6 indicates that the median school years completed for persons 25 years of age and older in the Jamestown Census Tract was 10.5 in 1960. This was below the Urban United States and Greensboro median, about equal with Urban North Carolina and Guilford County, and above that of High Point. Education levels in the Jamestown Census Tract are very similar to those of Urban North Carolina. About 41 per cent of the adults have

- 15 -

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TABLE 6

EDUCATIONAL DATA - 1960 - SHOWN AS PERCENTAGES

o Cll OO t

Enr o 1 Imen t

Urban

N, C.

State Guilford

Urban County Greensboro

nign Point

Ba 1 ance Gu i 1 f or d County

Jame s town

Tract

C-0035-B

Total Enrolled: 5 to 34 years K inder gar te n E lemen tary :

1 to 8 yrs. High School:

1 to 4 yr s . College

100

100

100

100

100

100

100

5.8

1.8

1,8

2.3

2,2

0,8

2.3

64.0

60,7

66.3

61.1

71,9

71.4

70.1

21.6

20.9

20,0

18.6

19,2

23.2

23.6

8.6

10.6

11.9

18.0

6,7

4.6

4.0

Years of School Completed: Persons 25 yrs. old and over

100

100

100

100

100

100

100

No School Years

Com pie ted

2,

.2

2.

,5

2,

.1

1,

.9

2,

.3

2.

,2

2.7

E lementary :

1 to 8 yrs.

5.

,1

10.

,6

19.

,4

37,

.9

11,

,6

10,

.0

9.4

5 to 7 yrs.

12,

,4

19.

,9

21,

.0

16,

.4

25.

.4

25,

.6

19.0

8 yrs .

16,

,3

8.

.8

9,

.4

8,

,0

10,

,5

10,

,8

10.2

High School:

1 to 3 yrs.

19,

.8

12.

,4

18,

,0

17,

,4

18,

,6

18,

.2

17,7

4 yr s .

25.

, 7

20,

.8

20,

,5

21,

.9

17,

.1

21.

,5

21.2

College :

1 to 3 y r s .

9,

.6

10,

.2

10,

,3

13,

.6

7,

.9

6.

,5

8.5

4 yrs. or more

8,

,9

9.

,8

9,

,3

12,

.9

6,

.6

5.

.2

11.3

Median School

Yr s . C omp le ted

11.

,1

10.

,4

10,

,4

11,

,7

9,

,0

9.

,2

10.5

Less than 5 y r s ,

Completed

7,

.3

1.

.3

11.

,4

9,

,8

13,

,8

12<

,2

12.0

4 yrs. High

School or better

44.

,2

40,

, 7

40.

.2

48,

.4

31.

.6

33,

.2

41.0

- 16

something less than a high school education, but on the other hand, 41 per cent have four years of high school or better. Actually, educational attainment of residents in the Jamestown area is above many other towns and communities within the State,

Rous ing

In 1960 almost 35 per cent of all dwelling units in the Jamestown Census Tract were substandard -- that is, they were lacking some plumbing, deteriorating or dilapi- dated. A field survey made by the Division of Community Planning of housing conditions in Jamestown shows that the condition of housing is much better alone than when the rural area is considered. Nevertheless, the median value of owner-occupied units in the Jamestown Census Tract is $10,000 which is above that of Urban North Carolina, Guilford County or High Point. This may be due to the large amount of new construc- tion which tends to pull up the median value.

Within the Town of Jamestown, the average value of housing is $13,000, which is very high. Although not comparable with median values, Jamestown ranks seventh out of 118 towns in North Carolina with populations of 1,000 to 2,499 in average value of housing. Here again, this is attributable to the new construction of homes in the town .

In summary, it may be said that Jamestown possesses exceptionally high income levels, although not too well distributed, good housing, and above-average educational attainment of its people.

- 17 -

HOUSING CONDITIONS FOR JAMESTOWN AND SELECTED AREAS - 1960

Balance Jamestown Urban Guilford High Guilford Census Tr . N. C . County Greensboro Point County C-0035-B

All Housing Units :

Number

551,

,225

72,

,726

35,508

18,615

18,603

1,188

Standard Housing:

Number

392,

,478

51,

,608

28,272

12,634

10,702

778

Sound , with All Plumb ing :

Per Cent 71.2 71.0 79.6 67.9 57.5 65.5

Substandard Housing: Number Per Cent

158,747 28.8

21, 29.

,118 .0

7, 20,

,236 ,4

5, 32,

,981

.1

7, 42!

,901 .5

410

34.5

Sound, but Lacking Some Plumbing

32,446

6,

,017

1,

,633

1,

,631

2,

,753

85

De ter i or a t ing

90,282

10,

,771

4,

,128

3,

,210

3,

,433

221

Dilapidated

36,010

4,

,330

1,

,475

1,

, 140

1,

,715

104

Economy

Economically, Jamestown is tied very closely with High Point and Greensboro because many people live in Jamestown but work in these cities. Jamestown, however, does have industry of its own and the major ones are textiles and paper plus a bakery. It is true that some Jamestown residents work in these industries, but it is submitted that they also employ persons who live in the Township or elsewhere in the County.

- l;

Employment by Occupations - Jamestown Census Tract

Male

Census data indicates that 49,3 per cent of the employed males are employed as craftsmen, foremen, operatives and kindred workers due to the predominance of manufacturing employment. Also, about 11 per cent are employed as managers, officials and proprietors which reflect retail activities to some extent.

Female

The highest proportion of females is employed as operatives and kindred workers (35.8 per cent). A significant percentage of women is employed as clerical and sales workers, and since opportunities In these occupations are not available in Jamestown it Is obvious these women work elsewhere. Finally, about 13 per cent are employed as professional, technical, or kindred workers.

Employment by Industry - Jamestown Census Tract

Almos f ac tu 429, compa 25 pe produ in te It is segme Na t lo due t re f le be com the a large f u tur

t one ring or 53 ring r cen cts . xtile

not nt of na 1 ly o me c cted e acu f f ect

degr e, A

-hal acti

per this t ar

The s is a pa

the , th hani at 1 te 1 s . ee , t an

f of

vitl

cen

wit

e en

pro

hlg

r t i c

lab

e te

zatl

ocal

n th

It 1

but

y ra

the es . t, w h th gage por t her u lar or f xtll on a

lev e te s no it 1

total Of tho or k in e total d in th ion of than mo ly des i o r c e d e e Indus nd othe els , S xtile 1 t sugge s s ome t the Tow

emp 1 oye se who textile employ e manuf workers St comp r ab le s penden t try is r facto hould a ndus try sted th hlng th n shou 1

d per s o are emp s and a ed 1 1 m ac tur In

employ arable Ituatio

upon a in a s t r s , and rea emp , James at this at coul d be aw

ns a 1 oy e ppar ay b 8 of ed 1 area n to

sin a te

thl 1 oym town

Is d po are

re engaged in manu- d in manufacturing, el products . In e noted that almost

textiles and apparel n manufacturing and s. (See Table 8.)

have such a large gle Indus try. of employment decline s trend Is being ent declines ever

will certainly feel now occurring to a ssible happen in the of the fact.

Jamestown could attract its own Industry, but it should be of a high growth nature. However, if It is not the goal of the Jamestown people to develop the town industrially, it must depend upon other

- 19 -

cities for their employment.

The second largest manufacturing industry, but far behind the textiles in terms of employment is furniture, lumber and wood products. Of the total number of persons employed in manufacturing, 145 or almost 18 per cent are employed in this industrial group.

Approximately 14 per cent of the total employed in the Census Tract are engaged in activities involving retail trades and services. This per- centage is somewhat below Urban North Carolina, Guilford County or Greensboro. It is assumed that many of these people work in some city other than Jamestown since retail activity is rather small in the town.

Unemployment for women in 1960 was higher than male unemployment as 4,5 per cent of the total females in the labor force were unemployed. This was higher than Guilford County or Greensboro, but was below High Point and Urban North Carolina,

Retail Trades and Services

20 -

21

OCCUPATION GROUP OF EMPLOYED PERSONS BY SEX

1960 - BY PER CENT

Balance Jamestown Census N. C. Guilford Greens- High Guilford Tract Urban County bor o Point County C-0035-B

Prof., tech. & kin, wkrs.

9

6

7

4

Farmers & farm mgrs.

0

4

3

0

Mgrs.,off.,& prop.

(excl. farm)

12

9

12

1

Cler. & kin. wkrs.

6

5

6

7

Sales wkrs.

9

5

9

3

Craf ts . , f ore . , & kin.

wkrs .

18

2

19

6

Operatives & kin. wkrs.

22

5

23

5

Private h'hold wkrs.

0

3

0

2

Serv. wkrs. (excl.

prlv. h'hold)

6

9

5

2

Farm lab. & farm f ' me n

0

5

0

8

Lab. (excl. farm & mine)

7

3

6

8

Occupation not reported

5

4

5

4

FEMALE

Prof., tech. & kin. wkrs»

12

9

10

7

Farmers & farm mgrs.

0

04

0

2

Mgrs , , of f . ,& prop.

(excl. farm )

2

9

2

6

Cler, 6c kin, wkrs.

21

7

24

4

Sales wkrs .

6

6

5

5

Craf ts ., fore , , & kin.

wkrs .

1

0

1

4

Operatives & kin. wkrs.

24

9

30

I

Private h'hold wkrs.

13

1

10

1

Serv. wkrs. (excl.

prlv, h'hold)

10

9

8

9

Farm lab. & farm f'raen

0

1

0

5

Lab. (excl, farm & mine)

0

7

0

5

Occupation not reported

5

2

5

1

10. 1

5.0

0.2

0.3

14.6

11.4

8.2

5.6

11.1

9.7

17.1

20.2

18.4

30.6

0.4

0.09

6.6

4.9

0.3

0.2

7.3

6.5

5.7

5.6

13.1

8.4

0.04

0.07

3.1

2.3

27.8

19.8

6.0

4,9

1.2

1,4

20.5

41,3

12.1

8,2

10.0

8,9

0. 1

0,04

0,6

0.4

5,5

4,3

5.1 10,5

8.4 5, 1 5.6

23.4 25.7 0.09

7.8 0.9

2. 1

21,9

5.2

1.9

38.6 7,9

6,2 1,8 0,6 5,1

6.9 2.6

14.9

2.7 10.8

27.5

21.8

0.3

3.2 0.3 5.7 3.3

12.6 0.0

2.0

21.2

1.9

1,3

35o8

9.4

7.2 0.0 0,0 8.6

22

TABLE 9

INDUSTRIAL GROUP OF EMPLOYED PERSONS

N. C. Urban

Guilford County

Greens- boro

High Point

Ba lance Gui If ord C oun ty

James town Census Tr, C-0035-B

Agrl. , f or . ,f ish. 6,942

Mining 695

Construction 39,388

Manufacturing 221,802

Fur n . , lum , 6twood prod. 22,259

Prim. & pre-fab.met. 5,134

Machinery 19,774_

Mtr. veh. & equip. 883)

Trans, equip. 1,514^)

Other durable goods 5,197

Food & kin. prod, 16,320

Tex. & app. prod. 109,014

Print. , pub. ,&al lied pr. 9 , 2 9_2

Chem.6< allied prod. 6.631)

Other non-dur. goods )

(incl. not specified) 25,784)

RR & rwy . exp . service 7,052^

Trucking 12,301)

Other transportation 5,7 2_1_)

Communications 8,445)

Utilities & san. serv. 8,606^)

Wholesale trade 25,985)

Food & dairy prod, stores 18,436^)

Other retail trade 78,438

Eating & drinking places 16,397

Business & rep, serv. 13,760

Private h'holds 41,272

Other pers. serv. 27,599

Hospitals 19,676

Educational servs 44,842

Other prof. & rel, serv, 26,198

Public administration 26,447

Industry not reported* 60,569

Total Employed 719,571

3,032 147 6,395 39,287 5,798 1,378 2,955

281

1, 167

2,412

19,161

1,570

4,565

569 2,404

1,836

4,026

12,831 1,814 1,911 4,577 3,077 1,399 5,568 3,204 3,380 8,968

104,425

321

165

2

,546

59

8

80

3

, 124

1

,298

1

,973

4

,969

13

,602

10

,716

334

4

,655

809

494

582

302

1

,670

351

934

35

226

20

535

239

393

1

398

484

530

7

302

5

736

6

123

930

380

260

2,271

385 1, 106

1, 103

2,328 6,914

5,552

949

52 600

418

970 2,882

1,819

1,345

132 698

315

728 3,035

999

510

305

945

471

495

2

778

976

823

1

591

1,118

368

860

372

167

3

568

957

1,043

2

044

680

480

2

075

622

683

1,597

37 0

68 810 145

27

53

19

32

429

21

80

16 35

91

188 18 33 60 36 9 74 44 39

158

50,721 27,520 26,184

1,724

*Including Finance, Insurance, Real Estate, Entertainment, Recreation,

23 -

TABLE 10

LABOR FORCE

1963

Jame s town

N. C.

Guilford

Gr eens-

High

Census Tr

Urban

County

bor o

Point

C-0035-B

MALES

Labor force as a per cent of male population 14 years of age and over

77.9

81.3

11.4

83.4

84.4

Per cent of civilian

labor f or ce :

Employed Unemp loye d

96.2 3.8

97,7 2.3

97.7 2.3

97.2 2.8

97.5 2.5

FEMALES

Labor force as a per cent of female population 14 years of age and over

44.3

46,2

46.1

50.3

44.1

Per cent of civilian

labor f or ce :

Emp 1 oyed Unemp 1 oyed

94.0 6.0

96.6 3.4

97.1 2.9

94.6 5.4

95.5 4.5

Per cent of married women in relation to total females in the 1 abor for ce

57.3

60,8

54,1

62.1

76,7

- 24 -

EXISTING LAND USE

Land use planning determines the approximate amount of land that will be needed for various purposes of the future Jamestown. This planning seeks to make sure that ample land will be provided for every requirement and at the same time avoiding the designation of excessively great amounts of land for certain purposes such as commer- cial and industrial. Land use planning helps make sure that land of various types will be located properly with respect to one another.

The beginning point for planning future land use is a careful inventory of present land use. A detailed survey on the existing use of land in the Jamestown planning area was made in the Summer of 1962. Existing land use is shown in generalized form on the "Existing Land Use" map.

The land use information has been divided into seven broad categories as follows:

Undeveloped Land

Developed Land

Res identlal

C ommer c la 1

Public and Semi-Public

Parks and Playgrounds

Indus tr lal

Streets and Railroads

Undeveloped Land

There are approximately 692 acres in Jamestown chat are void of urban development and in the one mile area beyond the corporate limits of the town there are 3,929 acres. This means that roughly 72 per cent of the land within Jamestown, and 87 per cent of the land beyond the town limits lie idle or in agriculture use at the present time. This undeveloped land provides the town with a tremendous reserve for future expansion.

- 25 -

TABLE 11

LAND USE

JAMESTOWN TOWN LIMITS

Per Cent of Total Land

Per Cent of De ve 1 oped Land

Vacan t Residential

Sing le-Faml ly

Two-Fami ly

C ommer c la 1

Public & Semi-Public

Parks & Playgrounds

Indus trial

Streets

Ra 1 Ir oads

Total

Vacant Residential

Single-Family

Two-Fami ly C ommer c ia 1

Public & Semi-Public Parks Si Playgrounds Indus tr ia 1 S tree ts Ra i Ir oads Water

Total

691.75

71.79

163.05

16.92

59.99

157

03

16.

38

58

07

5

.22

0.

54

1

.92

14.31

1.47

5.23

7.68

0.80

2.83

6.10

0.63

2.24

11.4 2

1.19

4.20

56.47

5.87

20,78

12.86

1.33

4.73

963.54

100.00

100.00

LAND USE -

JAMESTOWN

- ONE

MILH

PERIMETER

3,929.28

87.08

49.77

1. 10

16,93

49

77

1.

10

16

93

0,44

0.01

0,15

57.59

1,28

19.60

18.51

0.41

6.30

154.73

3.43

52,64

12,86

0.28

4,38

289.21

6,41

-=

4,512.39

100.00

100.00

- 26 -

Assuming a balance of land uses similar to that existing today, and based on existing population density, there appears to be more than ample land available to satisfy Jamestown's needs for the next twenty years.

Developed Land

Large towns and small towns seemingly have in common a full complement of land uses. Contrasted to High Point or Greensboro, Jamestown may not have all of the fine breakdowns in each use category; however, it does have the seven basic uses. The accompanying table shows how the use of developed land is distributed in Jamestown and the area one mile beyond.

Residential Land Use

Land classified as being used for residential purposes contains housing facilities for one or more families or households. Therefore, as may be expected, residential uses occupy the major share of Jamestown's developed area. Approximately 60 per cent (163.05 acres) of the developed area within Jamestown's corporate boundaries are allo>= cated for residential use; however, this is not the case in the one mile perimeter area where only 49,77 acres (16,93 per cent of the developed area) are used for resi- dential purposes. This points up the fact that within and beyond the corporate limits a huge acreage is available for housing.

The largest residential concentration is bounded by High Point Lake on the west, the town limits on the north, and by Main Street on the east and south. The next largest concentration of housing is located on Robbin, Hearns and Scientific Streets which is predominantly non=white in nature.

New residential development will, in all probability, transpire between the

- 27 -

northern town limits and the new subdivision just within the one-mile area also to the north and focused between Guilford College Road and High Point Lake.

Variety of housing resources in Jamestown is very limited. Of the 160.05 resi- dential acres in Jamestown and the 49.77 residential acres in the one-mile perimeter area used for this purpose, only 5,22 and 9 acres respectively are devoted to two- family use with little or none allocated for multi-family living. It has been the observation that very few rental units are available. This also points up the need to expand the variety of housing in Jamestown and its environs. Contractors and real estate agents in larger towns in the nation have had remarkable success in building apartments that would then be sold "apartment by apartment" to individual families. This could lead to the attraction of those people living in High Point and Greensboro who desire suburban living at its finest.

Housing Conditions

The condition of housing in the planning area has been evaluated and recorded on Map 2, This information was obtained from an external survey which graded each resi- dential structure on the basis of apparent structural condition, maintenance and en- vironment. Residential dwellings were rated as follows;

Conserve : average housing which is in good condition and needs only to maintain its present status.

Minor Repair : average housing which needs to have a few minor repairs made.

Major Repa Ir : housing which needs rehabilitation action

to prevent its decline into a state of advanced deterioration and blight. Extreme repair work will be necessary to upgrade this type of housing.

Dilapidated: housing which has advanced into a stage of

extreme blight and needs to be destroyed. Housing

c» oo

receiving this classification is considered to have deteriorated beyond the point where repair is feasible.

Table 12 indicates the number and per cent of housing in each category for both Jamestown and the area one mile beyond the corporate limits^ For the purpose of this report, any dwelling which is dilapidated or in need of major repair will be termed as substandard.

Table 13 illustrates towns, large and small, in North Carolina and compares the percentage of substandard dwellings contained in each.

TABLE 12

HOUSING CONDITIONS

JAMESTOWN

C onse r ve Minor Repair Major Repair Dilapidated

Number of Structures

184 122

64

18 388

Per Cent

47

31

17

5

100

ONE-MILE BEYOND JAMESTOWN

Conse r ve Minor Repair Major Repair Dilapidated

65 85 27 10

187

35

46

14

5

100

Based on Table 12 Jamestown appears to be just about average in the percentage of substandard dwellings. This is not necessarily good. The town should be striving to attain a lower percentage of substandard housing. This could be realized through good code enforcement. The preponderance of substandard dwellings is located in the non-

29 -

white area which is seemingly the case in most communities. This could be explained in part by the lower standard of living which is either enjoyed or not enjoyed by these people as well as the social problem of educating the Negro to the extent that he has the same pride of ownership or occupancy held sacred to the majority of the white population in Jamestown.

Of the 388 residential dwellings in Jamestown, 122 are in need of minor repair. Jamestown's citizens should be aware of this situation and initiate a conservation program to upgrade this type of housing now — even if it is merely a coat of paint that is necessary. Continuous neglect will eventually lead to unfavorable blight.

TABLE 13 PER CENT OF SUBSTANDARD DWELLINGS

Rockingham 27.90

Wilson 31.20

Mt. Airy 19,00

Pilot Mountain 15.63

Wilkesboro 15,74

Madison 33,02

Dobson 28,00

Elkin 3.94

JAMESTOWN 22.00

AVERAGE 21,82

30

Commercial Land Use

The commercial use of land refers to that land which contains establishments supplying commodities and related financial transactions to the general public.

Jamestown's commercial activity is both new and old. Some 14 acres, or 1.4 per cent of the total acreage of Jamestown, are allocated for commercial use. This per- centage is very low; however, when one considers the close proximity of Jamestown to its neighbors High Point and Greensboro it is understandable why the acreage is low in commercial usage.

Commercial areas are confined to two locales. One is at the western extremity of the town limits; the other is in the area of Town Hall. The most commendable aspect of the commercial enterprises is that they have been confined to the two areas and have not been allowed to stretch out in a "ribbon" or "strip" fashion along Highway 29A-70A. This condition should prevail Into the future because --

First: Strip commercial activities decentralizes commercial development;

Second: It destroys customer comparison shopping;

Third: It impedes the safe, efficient movement of vehicular traffic on heavy traffic-carrying h Ighway s .

Industrial Land Use

Industrial land may be classified as all land containing facilities for the mechanical or chemical transformation of organic or inorganic substances into new products including services relating to their manufacture.

- 31 -

Only 11,42 acres, or A. 20 per cent of the developed land, are being used for industrial or related manufacturing services. These industrial uses are not located in one vicinity but are scattered about. However, no industrial concern appears to be incompatible with surrounding land uses. The limited amount of land allocated for industrial manufacturing or service is indicative, as are the few acres of commercial land use, of a "bedroom" or "dormitory" community. The Population and Economic Section of this report pointed out that Jamestown is a town of commuters. If Jamestown can, in the future, subsist on the tax base of a residential town, this is fine; on the other hand, if it cannot, a new diversified industrial program is in order.

Public and Semi-Public Land Use

Public and seml-publlc land has facilities that provide mental, spiritual, civic, and physical development for the community.

Land devoted to education, recreation, religious, governmental, health and welfare account for some 13 acres, or 1.43 per cent of the total developed land. This is not the ideal situation when you delete the semi-public lands because the rule of thumb for recreational and public facilities Is one acre per hundred people. Indeed, it is for= tunate to have High Point's park adjacent to Jamestown, but this should not be con= strued as being Jamestown's park and thus satisfies the town's needs. It would be wise for the City Fathers to look to the future and acquire additional land for park and recreational facilities.

Streets and Railroads

There are 56.47 acres of land devoted to streets and 12.86 acres are occupied by railroads. Streets in Jamestown account for the second largest user of land -~ 20,78 per cent of the developed land. The generally accepted standard for land allocated

- 32 =

1

/y,

h

■zi'

for street purposes Is 20 to 25 per cent of the developed area of a community. James- town is completely free of the grid system of street design which is largely responsi- ble for the percentage of land appearing on the low side of the standard percentage range. Good land development practices that undoubtedly must have prevailed in the past are evidenced today in Jamestown, A continuance of past land development pro- cedures is not only necessary from a utility and pavement cost viewpoint, but also because aesthetics have become an increasingly important part of man's life. Home buyers are more conscious than ever of good land subdivision practices.

33

COMMUNITY SERVICES AND FACILITIES

PUBLIC UTILITIES

The public in any urbanized area has come to expect of its environment certain services that provide for their comfort, safety, and convenience. These include water and sewerage facilities. The availability or lack of these utilities are prime deter- minants of the character and intensity of land development.

Water Supply

Water supply is one of the most important factors influencing community develop-

ment. Without an adequate supply, community growth is limited. There are two sources

of water supply -- surface water and ground water, and two methods of distribution ~-= through public facilities and from individual wellss The largest percentage of James=

town's population is supplied with surface water which is processed and distributed by

the town. From the standpoint of land use, almost 100 per cent of Jamestown's developed acreage receives benefits of pubLic water supply.

The amount of water required by any community Is determined by its domestiCa commer- cial and industrial demands and by requirements for public uses such as fire protection. Total demand is normally related to population and is expressed as gallons per capita per day (GPCD)- In designing a water supply system an average of 150 GPCD is generally accepted as an average for total consumption. Domestic usage varies considerably from

one community to another. Average use per person in an American home ranges between 20

2 and 80 gallons per day. Commercial and industrial water requirements are dependent

upon the nature of the activity located in the community.

International City Managers' Association, Local Planning Administration, Ann Arbor, Michigan, Cushing Malloy, Inc., 1959 2

U, S. Department of the Interior, A Primer on Water 3

„ 34 ~

Map 4 identifies the area of coverage within Jamestown which secures water from the public supply system. The water distribution system is capable of supplying 500,000 gallons per day. In 1963 a maximum daily usage of 350,000 gallons was re- corded» A pumping station located along Deep River delivers water from the Deep River to the filtration plant owned by Oakdale Cotton Mill.

Major difficulties in the past have generally involved two areas of conflict: (1) demands for public water supply in isolated subd iv is ions, and (2) financing the Installation of major service lines. The first of these problems has been nearly conquered. The second problem has been rectified for the most part by monies gained from the operation of Jamestown's ABC store.

Sanitary Sewage Disposal

There are two general classifications of sewage treatment and disposal facilities. On=site is the method whereby the entire disposal process occurs on the same site as the building to be served. In the public sewage system, raw sewage is conveyed through a collection system to a central treatment facility-

The septic tank is the most common type of on-site disposal system. It is normally considered only an interim method of sewage disposal until an adequate public sewerage facility can economically be provided- Since final treatment of the effluent is obtained from percolation through the soil, the effectiveness of the septic tank is dependent upon the characteristics of the soil. Knowledge of the drainage characteristics of the soil, position of the water table, and topography collectively determine whether on-site sewage systems will function properly. Well-drained soils in the Piedmont are relatively scarce. Even in areas with well-drained soils, the effectiveness of the soil is signi- ficantly reduced when extensive development takes place, Ultimately, on-site disposal becomes completely unsuitable. As a general rule, the use of septic tanks is only

- 35

acceptable in rural areas where public facilities cannot be provided economically and where large leach fields permit safe decomposition of the effluent.

In addition to the potential health hazards accompanying on-site sewage disposal, there are also economic disadvantages) Initial installation costs and maintenance over a period of years generally exceed the cost of public sewerage facilities. Furthermore due to the large lots that must be provided for on-site dewage disposal, conversion from septic tanks to public sewers becomes much more costly.

Jamestown is in the process of completing an extensive sanitary sewer program and

as shown on Map 4, the majority of the urban uses within the corporate limits are now

being served with sanitary sewer. There are some areas where growth is anticipated

that must be served in the future; however, voids and gaps that may occur in future

development should be discouraged on the basis of having developable land served by

sanitary sewer and the possible unf e as ib lene s s of serving areas beyond this develop- able land .

Sanitary wastes from Jamestown's trunk sewers are carried to the new treatment plants located close to fleep River, with a capacity of 1,000,000 gallons per day. Natural drainage flows into the Deep River and Bull Run Creek. Sanitary sewage norm- ally depends upon gravity flow and these drainage ways will influence largely the location of sewerage trunk lines.

S t orm Dr a inage

The need for an adequate storm drainage system becomes more apparent as urban

development occurs. Urbanization greatly increases the amount of impervious surface

by building over areas that were formally moisture-holding, vacant land and natural

drainage courses. Consequently, unless a drainage system is provided storm water is

often retained on the surface endangering property and creating health hazards, or

- 36 -

it infiltrates the sanitary sewerage system and overloads these facillties>

Few Jamestown residents are directly served by storm sewers. Most rely on natural drainage ways for collection of storm water, Jamestown should undertake an extensive storm sewer program to accommodate existing development. Jamestown's sub- division regulations will insure that developers in the future will provide new sub- divisions with storm sewers.

37 -

CHAPTER III

JAMESTOWN FUTURE LAND USE

THE LAND DEVELOPMENT PLAN

The general background for planning, including basic research, was described in Chapters I and II. Chapter III describes the principles, standards and methods used in preparing the Land Development Plan.

Land for Future Development

The approach that was adapted in the preparation of the Land Development Plan was essentially as follows —

— the probable future demand for land in each category wa s est ima ted;

— principles for land use planning were prepared;

— the indicated amounts of land were assigned to various parts of the planning area in accordance with the principles.

The proposed land use areas shown on the Land Development and Sketch Thoroughfare Plan are generalized to a considerable degree -- that is, they do not attempt to show land use in the same detail or precision as is shown on a zoning map.

Industrial land proposals will be discussed first because of the importance of industry to the economy and because of the locational considerations for industrial land. Land shown on the plan designated for residential purposes was assigned next, and land for commercial use and recreation was assigned last. In nearly every case more land has been designated for each use than is likely to be needed by 1980; however, the excess allows for flexibility of choice and recognizes the fact that some land in

38

each of the categories may not he entirely suitable for development or may not be available for development during the planning period.

Industrial Areas

The amount of Industrial land shown on the Land Development Plan was estimated on the basis of Jamestown's potential to attract industry that would have the opportunity to expand and still be close to High Point and Greensboro's labor market. It was im- possible to determine an exact amount of land that would be needed or used based on the existing and projected population due to the fact that the town is largely a "bedroom" community (one that houses its inhabitants but has not enough jobs available to employ them). Therefore, attempting to devise a mathematical formula for the probable number of workers wfio would be employed on each acre of industrial land by 1980 was by-passed.

It is Jamestown's goal to attract industry that will not only supplement the eco- nomic base but, by being quite selective, will further enhance community appearance. Land use planning principles observed in the allocation of land for Industrial purposes considered the following:

Access: new industrial areas should be so located that they will have access to major highways, particularly interstate routes and/or railroads- Nuisances: modern, per formance- type zoning has been designed to control the location of industries on the basis of their characteristics; industries that are of such a nature that nuisance factors could not be completely eliminated have been designated on the plan and zoning map so as to be a minimum detriment to other land uses.

Buffers: buffers, man-made and natural, should be used whenever possible to separate industrial areas from residential areas .

- 39

ift. X^CIENTIFlj s J

IS

I-

— — > > o

2 Z C_ C »

O O O O O

:o 3 X :? c

^— i

0'

O C^ Q O

Tr af f ic : industrial districts should he so located that it is not necessary to route the traffic generated by the industries through residential concentrations-

Site Characteristics: land designated for industry should be

of such size to provide for a variety of tracts within the area; it should have good drainage and soil load bearing characteristics; it should be relatively level with a maximum slope not exceeding 5%.

Shape of Districts: industrial land should ordinarily be

designated in several sections of the planning area based on the above principles and information gained from the Department of Conservation and Development, Commerce and Industry Division. Long shallow ribbons designated for industrial use are thus avoided.

Applying these principles in the preparation of the Land Development Plan as shown on Map 6, an estimated 96 acres in excess of the existing land used for indus- trial purposes was determined to be more than adequate for future development through 1980.

Residential Areas

Planning the residential areas was based on the assumption that there will be four average densities of single-family residential developments and one average den- sity for multi-family development. It was further assumed that in all probability the entire planning area concerned with residential development would not be developed wholly by 1980} therefore, single-family residential growth anticipated by 1980 has been shown in solid yellow on the Land Development Plan and the cross-hatched yellow indicates land to be held in reserve should the need arise. Delineating land for residential growth considered the availability of public water and sanitary sewer in delimiting these areas. The residential densities that have been assumed for single- family residential development are as follows:

- 40 -

-- Land beyond the town limits would, by necessity, need at

least half-acre lots for single-family development because of the lack of public water and sanitary sewer service in this area.

— Land within the town limits that has been planned for better than average residential development is bound by the town limits on the north and we s t ^ by the railroad on the south to a property line just east of Main Street thence north along this property to U. S. 2 9A and 70A, thence west to Guilford College Road, thence north to a property line just north of Mendenhall Road westward to the town limits, and on the west by the town limits to the point of beginning. This area has a proposed minimum lot area of 15,000 square fee t .

~- Remaining s ing le- f ami ly proposals within the town limits

shown on the Land Development Plan could hold higher popu- lation densities because of ready availability of public utilities. These densities would be 8,000 and 10,000 square foot lot areas.

-- The multi-family area that has been proposed for the James- town planning area is outside the corporate limit line shown on the Land Development Plan- It is an area that will hope- fully be developed as a group project containing high quality garden apartments for individuals and small families to enjoy suburban living centrally located between High Point and Gr ee nsbor o .

Principles observed in locating residential land included the following:

Access: residential areas should be so located that they

facilitate travel between them and places of major employment such as industrial districts.

Variety: the plan should recognize the need for residential

areas of a variety of densities to meet various needs and incomes. Ordinarily, the areas of highest density will be closest to existing and proposed commercial

41

and industrial uses, but some variety should be avail- able in all parts of the planning area. Density, once established through the plan, and zoning should serve as the basis for planning community facilities such as schools, streets and public utilities.

Size and Shape : residential areas may vary considerably in size but should be homogeneous in character and ordinarily should be bounded by major streets or non-residential uses.

Tr af f i c : fast, through traffic should be kept out of residential areas. This can be done through the enforcement of sub- division regulations and by insulating residential areas from heavy tr af f ic— carry ing streets on the boundaries of the residential areas.

Commercial Areas

A major intent of the Land Development Plan is to discourage the uncontrolled expansion of local and highway commercial activity and consolidate these uses so they have an integrated function without disrupting or causing negative influences on surrounding land uses. The areas of commercial use designated on the plan establish a relationship within the town devised to provide convenient commercial areas in close proximity to major residential concentrations^

Justifiably, the bulk of consumer shopping is carried on within the urban centers of High Point and Greensboro. Existing and future retail commercial outlets should be oriented toward serving everyday convenience needs. With this in mind the two areas delineated on the plan provide Jamestown with the necessary strategically located and limited amount of retail commercial activity to serve the convenience needs of the citizenry.

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Principal features of this element of the plan are:

1. Allowing for expansion of existing commercial enterprise;

2. Room to provide for new structures and off-street parking and loading and unloading areas;

3. Cluster development versus strip-ribbon development which will alleviate incompatible land usage in the future;

4. A step-down transitional zoning ordinance has been prepared and adopted to reflect harmonious grouping of land uses. Those uses that are locally oriented commercial convenience activities should be permitted as prescribed by the zoning or d inance .

Public and Semi-Public Areas

The degree to which the well-being of a community is enhanced is directly depen- dent upon the extent and quality of community services offered its citizens. Conse- quantly, future public and semi-public buildings and lands are of prime importance in creating a better environment for the populace of Jamestown.

Parks and Recreation

While parks are popularly accepted as a very desirable asset for any community to possess few people realize the important function park and recreation areas can play in maintaining the desirability of both existing and new residential areas. Studies across the nation have shown that lowest value areas of cities are, among other things, synonymous with the lack of adequate park and play facilities. As can be seen on the existing land use map, Jamestown has a very small amount of land (6.1 acres) devoted to parks and playgrounds; however, an interesting association can be made. Residential property in the vicinity of this park land is extremely well- maintained with no signs of deterioration. Jamestown is in its infancy compared to

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High Point and Greensboro and has a unique advantage in having time to plan for future increases in population. Now is the time for policy formulation for the future Jamestown, Most cities and towns have found from experience that planning for really adequate sites for schools and desirable sites for neighborhood or community play space separately usually results in very little actually being done. Acquisition and development costs for duplicated open space areas are high. Twice as much property is taken off the tax rolls and maintenance costs are almost double. Progressive towns and cities are recog- nizing daily that every tax dollar must do a maximum job in providing necessary commu- nity facilities to make it competitive, and that while City Councils and Boards of Education are separate bodies, it is possible to completely coordinate money spent for play areas so that available open space can be utilized for all people in the planning area 365 days a year instead of just during school hours. A firm policy is recommended for a complete joint use of every possible school and park area. Admittedly, in James- town's case there will be jurisdictional problems, but the potential of such a program should be utmost in the minds of the people when weighing the disadvantages that may be encountered -- especially when more play areas could be utilized immediately with a lesser financial burden.

Another way the town can hope to acquire more park and playground land is by en- couraging developers in the area to dedicate land in sufficient quantity to provide play space for the inhabitants of new subdivisions. Not only does this enhance the town in general, it also provides the subdivider with more desired and salable lots.

Still another area that may be explored by industrial, commercial and residential uses is the development of "buffer parks." The boundary line between the working- shopping areas and living areas of most towns and cities is a "fuzzy" no man's land so far as use is concerned (unless separated by natural barriers). In such areas, industry usually has not been allowed to expand toward residential development because

owners of the residential property have demanded zoning protection against industry. On the other hand, zoning does not build buildings and banks and mortgage companies, and these lending institutions have been reluctant to invest in homes at the edges of industrial districts. Consequently, the few homes which located in this no-man's land are usually the type which will not be an asset to the preservation of the resi- dential property values of the area. It would be wise to recognize that there is a problem at the edges where one district changes to another. Where transitional zoning cannot effectively eliminate this condition entirely the establishment of a positive program of buffer park areas should be initiated. The most important development factor in buffer parks is the psychological impact of assurance that land reserved for industrial or commercial use can be fully utilized for these purposes without damaging the residential areas and without Inciting antagonism against these uses, and even more Important is the assurance to people and to financing and mortgage com- panies that the residential areas are clearly defined and adequately protected.

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SKETCH THOROUGHFARE PLAN

A community's thoroughfare plan is one of the most important factors affecting the future since its function involves provision of methods to better relate the physical and social elements of that community. In an expanding suburban area such as Jamestown consideration must be given to the development of a major arterial system to transport the largest volumes of intra and inter-community traffic. Along with the major arterial system emphasis was also given to the development of an efficient network of collector or minor thoroughfare streets to serve the potential residential areas.

Principles

In formulating the thoroughfare proposals contained in this section, the following basic principles were considered. Through their proper application a consistent basis and policy are available to the town for regulating future thoroughfare planning and development. Though general in nature, these principles should help promote public safety, access, convenience and economy.

1. Thoroughfare development should conform to and encourage planned use as established in the Land Development Plan.

2. The thoroughfare plan should afford convenient access between all major residential, commercial and industrial areas within the planning area and tie in with thoroughfare proposals in High Point and Greensboro.

3. Provision and maintenance of a paved street system is a vital and integral feature of sound community development and every effort should be made to establish and maintain such a policy. The subdivision regulations will partially enact such a policy for future development.

4. Improvement of existing and construction of new thoroughfares must anticipate future traffic demands.

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5. Although the primary purpose of existing and proposed thoroughfares is to provide access and promote development, existing topography must be utilized to gain the greatest physical and aesthetic advantages.

6. Even though thoroughfares are designed in such a manner so as to promote the type of development intended, caution must

also be exercised to avoid creating inaccessible pockets of land.

Thoroughfare Classification

The classification of thoroughfare use is based upon recognition of the various types and volumes of traffic movement. Naturally, vehicular movement is characteristic of the land use areas served and may include home- t o-wor k , h ome- t o-shopp i ng , home-to- recreatlon or community service movements in addition to postal delivery, school buses and delivery trucks. From these existing and anticipated movements, as determined from the Land Development Plan and geographical location, the following terms and descrip- tions establish the primary functions of the proposed sketch thoroughfare system:

EXPRESSWAY.

This class of facility is devoted entirely to the task of moving large volumes of traffic and performs little or no land service function except at interchanges. It is characterized as having a large degree of access control- This classification should be reserved for multi-lane divided roads with no intersections at grade

MAJOR ARTERIAL, Major arterials carry traffic to and from the express- way and serve major movements within or through the areas not served by expressways. Although the prime function of this type of road is to move traffic it performs a secondary function of land service. The average length of trip for facilities of this type normally exceeds three miles.

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COLLECTOR. This class of road serves the internal traffic movement

within the Jamestown Planning Area and connects developed areas with the major arterial system. They do not accommodate long through trips and are not continuous for any appreciable length. The principal difference between collector and major arterial roads is the length of trip accommodated. The collector is intended to simultaneously supply abutting property with the same degree of land service as a local street and serve local traffic movement.

LOCAL. The local street's function is to provide access to immediately adjacent land. They generally represent a fairly large percentage of the total mileage but carry only a small proportion of the vehicle-miles traveled dally.

Development Standards and Proposed Improvements

The Jamestown Subdivision Regulations that have been adopted offer minimum street development standards and should be followed in all cases. The only modifications that should be permitted would be dependent upon extenuating factors such as extreme topo- graphic conditions, excessive property damage, prohibitive costs and the current policy of the North Carolina Highway Commission.

Major Thoroughfare Proposals

Although it is realized that some of the thoroughfare proposals contained in this section may be currently impractical they are considered attainable goals in the long- range context of the plan. These proposals and their eventual realization are based upon anticipated development and the concepts relating to the aforementioned land use pr oposa 1 s .

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Expressway - Existing

Only a short length of U. S. 29 and 70 traverses a portion of the planning area and is presently acting as temporary Interstate 85. Since it does not now meet Interstate standards it is un- certain what plans the State Highway Commission has for this facility. The road now provides a direct link between High Point and Greensboro (short distance travel) and beyond (Gastonia to Durham ) .

Major Arterial - Existing and Proposed

Main Street (U. S. 29A and 70A) carries traffic within Jamestown and between High Point and Greensboro. It is not used for long distances beyond Jamestown's neighboring cities because of the congestion encountered along the highway.

Vickery Chapel Road, beginning east of SR 1357 and proceeding in a northwesterly fashion to U. S. 29A and 70A, then along a proposed new alignment to tie into SR 1545, then on SR 1545 intersecting at SR 1536, provides a new avenue for traffic that must now use other roads to gain access to SR 1536.

SR 1357 (Mills Road), beginning at U. S. 29A-70A southward, then along new alignment to SR 1355 (Harvey Road), then south- westerly along SR 1355 to the proposed new alignment shown intersecting with SR 1113, likewise eases traffic movement for the future and provides another means of access to High Point.

Penny Road (SR 1536), beginning at U. S„ 29A-70A, thence north- ward to the second bend in the road, then diverting northeasterly along alignment as shown, provides the motorist with an ultimate connection with Guilford College Road (SR 1546) and eliminates the need to travel Main Street to reach Guilford College Road.

SR 1113 provides access to High Point from Jamestown via a new proposal as shown and points east via U. S. 29-70.

49 -

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Collertor System

By definition, the collector street is designed to supply abutting property with the same degree of land service as the local street in addition to accommodating local traffic movement. The remaining streets shown on the Sketch Thoroughfare Plan have been designated with this thought in mind. These roads are along both new and existing alignment. The street system described above will provide the Jamestown of the future with radials and partial circumferential streets that will ease and speed traffic movement within the planning area and beyond.

The findings and recommendations of this section are generally correlated to the anticipated long-range needs of the town. Some of the recommended improvements are the direct responsibility of the town while others are dependent upon State cooperation and initiat ive .

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TMPLFMFINTATTON

The previous portions of the Land Development Plan analyzed the facets of commu- nity life in the Jamestown Planning Area. From a study of existing conditions and anticipated future requirements, it has been possible to formulate both specific and general recommendations intended to satisfy community needs. This Plan cannot foresee all future developments and eventualities; it does, however, provide direction to the future growth of the planning area- There is always the possibility that through indifference or misunderstanding the benefits will not be achieved. A Land Development Plan has value to a community only to the extent that it is effectively carried out. In small communities such as James- town, where it is not practical to have a permanent planning staff as a continuing town function, the responsibility for the effectuation reverts to the citizens in general and to the community leaders in particular. The degree to which individuals and organized groups assume their obligations will dictate the success or failure of the Plan and the planning program.

The Planning Board

The Jamestown Planning and Zoning Board has, perhaps, the greatest responsibility in the effectuation of the Land Development Plan, It is this body that should further analyze the recommendations of the Plan and channel them to the Town Council for appropriate action. In some instances it may be advisable for the Board to survey opinion and conduct public hearings in order that their recommendations will be, for the most part, in harmony with the desires of the citizens as well as in the best interest of the entire community.

An attitude of confidence and cooperation that prevails between the Planning and Zoning Board and the Town Council should be strengthened and further developed. While the duties of the Planning and Zoning

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Board is largely advisory in nature it should be able to relieve some of the burdens now confronting the Town Council.

Each member of the Board may be assigned a specific phase of the Plan by the Chairman to work toward and explore to the utmost. Bending every ear available will propagate the elements of the Plan,

Town Council

The Town Council is responsible for a vital role in the effectuation of a Land Development Plan and continuing planning programs. By North Carolina law the function of a Planning and Zoning Board is advisory only and many of the planning proposals require the legislative action of the Town Council for final effectuation; therefore, it is necessary that an attitude of mutual respect and cooperation be continued.

Jamestown's Town Council and the Planning and Zoning Board should keep each other informed at all times on matters of mutual interest and concern. This is important during all stages of the planning program in order that Council may have some knowledge of the long-range objectives. The Council will undoubtedly be confronted on various occasions with the situations requiring the advice and recommendations of the Planning and Zoning Board .

Citizen Participation

Planning objectives as established by the Plan will directly influence the citizenry through the betterment of their homes, commercial activity, industrial development and the entire tax base= It, therefore, becomes apparent that the citizens have a responsibility to themselves and future generations to demonstrate interest in the planning program and take an active role in its effectuation. However, individuals are generally reluctant to provide their support or criticism. For this reason it may often be necessary for the Planning and Zoning Board to stimulate public interest through promotional activity- Promotion is an educational process and is important since the realization of planning objectives based on sound principles can be accomplished and

- 5;

supported only if they are thoroughly understood. In many communities the criticism of the planning program is often voiced by those who are unfamiliar with the background and basis of specific projects and ob je c t i ve s .

Legal Tools

Planning objectives, no matter how well formulated, may never achieve fulfill- ment if legal controls are not provided. Development plans must be accompanied by jurisdictional guides if future growth is to occur in a manner compatible with the aims and goals of the Land Development Plan.

The following is a summary of the codes, ordinances and documents that are needed for plan implementation. All of these are essential for the legal control of future development.

Subdivision Regulations

Subdivision regulations provide one of the most important methods of plan implementation. It is not enough to merely identify areas suitable for particular types of development and assume that when it occurs it will be an asset to the community. Experience has shown that such is not always the case. Subdivision regulations, if properly prepared and enforced, help to provide the assurance that development will be sound. These regulations provide the minimum standards and specifications for the subdivision of open landi Application procedures are provided whereby developers are encouraged to consult with the Planning Board on an informal basis and discuss their plans before incurring the expense of formulating detailed plans. In addition, legal means are provided whereby the regulations may be enforced-

53 -

Hous Ing C ode

np liabilities

This document establishes minimum standards for housing units. It provides for periodic inspections to determine violations. The property owner is notified if violations are present and is given a reasonable opportunity to make improvements. This code is particu- larly useful in arresting or removing spot blighting conditions.

Zoning

Program Scheduling - Public and Capital Improvements

A Public Improvements Program should be prepared that will identify and list all public capital improvements that are required during the planning period to implement the recommendations of the Land Development Plan. Such a program would describe those improvements needed in reasonable detail and show their relation- ship to present and anticipated development. A recommended order of priority would be set forth as would the justification behind the order of priority.

- 54 -

As a method of scheduling and proposing means of financing those parts of the Public Improvements Program that can be realized during a six-year period, a Capital Improvements Budget should be prepared- This would involve estimating the municipal- ity's operating expenditures and debt service costs as well as income that can be anticipated for each of the six years and what amounts can ordinarily be expected to be available for public improvements. The costs of these public improvements would then be estimated and a schedule would be established for the improvements that could be realized in these six years. The public improvements that would be necessary would be taken from the Public Improvements Program and scheduled to minimize public expe nd i t ur e s .

Programming of permanent improvements is important for many reasons —

— it helps to put first things first and make sure funds are available for necessities when they are needed;

— it helps carry out the plan by providing for improvements in various areas of town and the fringe area;

— it helps avoid conflicts among programs and projects by focusing attention on all needed improvements at one time instead of piece- meal 5

— it helps make sure that necessary time is allowed for land acqui- sition and plan preparation;

— it helps the public to see the whole financial situation, making it easier to under s tand why locally-desired improvements cannot always be provided as quickly as their proponents wish;

— - it helps the Town Council and other public bodies to maintain an overall view of public and capital improvement needs.

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PLANNING -- A CONTINUOUS FUNCTION

The Land Development Plan is intended to provide a flexible guide for the future development of the Jamestown Planning Area^ The Plan is flexible since it is not possible to foresee all circumstances which will affect future growth. Consequently, it may be necessary to modify the goals and objectives of the Land Development Plan.

In addition to this, the scope of this plan provides for only a certain level of planning. When actual projects are undertaken, it will be necessary to provide a more detailed evaluation, particularly in view of time intervals involved.

56 -

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