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C.7

North Carolina Slate Library RaleipH

LAND DEVELOPMENT PLAN

GRANITE FALLS, NORTH CAROLINA

Digitized by the Internet Archive

in 2010 with funding from State Library of North Carolina

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

The preparation of this report, was financially aided through a Federal grant from the Urban Renewal Administration of the Housing ond Home Finance Agency, under the Urbon Planning Assistance Program authorized by Section 701 of the Housing Act of 1954, as amended.

PREPARED FOR TOWN OF GRANITE FALLS, NORTH CAROLINA

Robert C ,, Wakefield, Mayor

J, L. Putnam, Jr., Town Clerk

BOARD OF COMMISSIONERS

w.	A,	Yount
w.	F,	S immons
0,	M.	Hlce
T.	E.	Poovey
W,	W,	White
J.	R.	H ickman

PLANNING BOARD

Glenn Mackie, Chairman David Flint, Secretary John H , War lock Frank Bolick Floyd Wilson

TECHNICAL ASSISTANCE FROM

STATE OF NORTH CAROLINA

DIVISION OF COMMUNITY PLANNING

DEPARTMENT OF CONSERVATION AND DEVELOPMENT

George J, Monaghan, Administrator

PIEDMONT AREA OFFICE

Edward D, Baker, Chief Area Planner *Phillip E, Ogle, Community Planner Robert F, Saleeby, Chief Draftsman Paul L, Trexler, Draftsman II Mary Stewart Earnhardt, Draftsman II M. Eileen Antosek, Secretary

*Responsible for project

July, 1964 Price: $1.00

TABLE OF CONTENTS

Page

INTRODUCTION 1 EXISTING DEVELOPMENT AND RELATED PROBLEMS

DEVELOPMENT PATTERNS AND RELATED PROBLEMS

Land Use Survey 3

Land Use Classifications 3

Land Use Analysis 5

Residential Use 5

Housing Conditions 7

C ommer c ia 1 10

Industrial 14

Public and Semi-Public 17

Streets and Railroads 17

Vacant 18

COMMUNITY FACILITIES AND SERVICES

Fire Protection 19

Police Protection 20

Library 20

Medical Facilities 20

Refuse Collection 21

Lovelady Rescue Squad 21

Schools 21

Weter System 22

Recreation 22

Sewerage System 23

Summary of Existing Facilities and Services 24

THE LAND USE AND SKETCH THOROUGHFARE PLAN

General Concept of a Land Use Plan 25

Residential 26

C ommer c ia 1 30

Industrial 34

Public 35

Sketch Thoroughfare Plan 36

EFFECTUATING THE PLAN 39

TABLES

Number

1 2 3 4 5

Page

Existing Land Use Statistics, Granite Falls, 1963 6

Existing Land Use, Granite Falls One-Mile Area, 1963 8

Housing Conditions, Granite Falls, 1963 9

Types of Establishments in the Granite Falls CBD, 1963 13 Number and Per Cent of Substandard Dwellings in the Three Areas of Residential and Industrial Incompa tab i 1 i ty

as Illustrated on Map 4 i(^

ILLUSTRATIONS Existing and Proposed CBD

Foil ows Page 32

1 2

3 4 5 6 7 8 9

MAPS

Existing Land Use 5

Generalized Housing Conditions 7

Existing Land Use, CBD H

Areas of Industrial and Residential Incpmpa tab 1 1 1 ty 15

Paved and Unpaved Streets 17

Average Dally Traffic Volume 18

Existing Water System 22

Existing Sewerage System 23

Future Land Use and Sketch Thoroughfare Plan 26

INTRODUCTION

The Town of Granite Falls, North Carolina, Is a small textile and commercial commu- nity. It Is located only a scant seven or eight miles from Hickory, North Carolina, a

city with a population of over lOjOOO people. Whether or not Granite Falls experiences

growths either as an independent unit or as a satellite community with strong economic

ties to Hickorys remains to be seen, A Population and Economic Analysis of Granite Falls,

completed in October of 1963, pointed out trends which would seem to indicate the "satel- lite" concept of growth.

In the Summer of 1962 the Town of Granite Falls elected to plan for its future and entered into a contract with the Department of Conservation and Development, Division of Community Planning, for technical assistance in the planning program. To work in harmony with the Division of Community Planning a local Planning Board was appointed by the Granite Falls legislative body.

The planning function is the preparation of a framework for economic, social and physical growth to secure a healthy environment that Granite Falls deems necessary — because planning may be of value even if no growth occurs. Despite the types of growth, planning, if Implemented correctly, will serve not only to engender growth but to direct the way that growth may occur. The important consideration here, however, is to estab- lish policy before actual planning begins. Certainly there are several alternatives available. It very well may be that no growth at all is wanted so that existing condi- tions may be improved. On the other hand, if growth is desired it is possible to achieve it by attracting Industry, etc., as well as reaping the growth benefits of being a satel- lite community. The main point tg be emphasized here is that planning will have its role no matter wh a t course of action is chosen and whatever the future brings.

Much of the work and study undertaken by the Granite Falls Planning Board Is re- flected in this particular report. Section I involves an analysis of existing land development and presents some problems related to past and present growth. This was used as a guideline in preparing the future land use plan. Section II is an Inventory of community services and facilities also Influencing past and present growth, and Section III concerns itself with a future land development and sketch thoroughfare plan for Granite Falls and its one mile area beyond the town limits. Methods of put- ting the plan into effect are presented in Section IVo

- 2 -

EXISTING DEVELOPMENT AND RELATED PROBLEMS

DEVELOPMENT PATTERNS AND RELATED PROBLEMS

This section of the Granite Falls Land Development Plan will present information, both quantitative and qualitative, of past and present land development. The compila- tion and analyzation of data such as this is necessary before a future land use plan can be preparedo Obviously, a plan cannot be arbitrarily "pulled out of the aire" It must be based on something which is tangible and concrete. The land use survey and analysis provide this base by disclosing information which may be used in identifying patterns of growth, revealing development problems, and in establishing guidelines for the future.

Land Use Survey

The land use survey is the process of gathering information about the community. The Granite Falls land use survey was initiated in the Spring of 1963 and involved several steps in its completion. First, tax maps with street and lot lines were obtained so that data could be recorded on them in the field. Second, a field survey was undertaken which involved riding the entire town and the one-mile fringe area to record on the maps information such as types and location of land use, condition of structures and roads, development problems, topography and conditions affecting commu- nity growth. Third, this data was transposed onto base maps for the purpose of statis- tical land use analysis.

Land Use Classifications

Since the land use analysis serves as the foundation for all city planning work, existing development was classified into various categories for the purposes of study

- 3 -

and s Imp 1 If ica t ioiic The land use classifications are listed an^ defined as follows:

Re sidential ; Any place used as a dwelling for human habitation.

S ing le-Fami ly : A one-family detached structure..

Mul ti-Fami ly : A structure or structures in which two or more

families have their homes» This includes duplexes, apartment houses., group bousing and housing projects.

Tr a i ler : A mobile structure used as a residence.

Home Occupation: An occupation conducted in a residence or accessory building.

C ommer cia 1 ; Any establishment selling a commodity or providing a service to the consumer for profit, such as grocery stores, furniture stores, clothing and department stores, service stations, barber and beauty shops, law offices, banks, etc.

Indus trial. Those establishments which derive or create their products from the soil or natural environment, the mechanical or chemical transformation of organic or inorganic substances into new products and those establishments of a manufacturing nature or character which supply the general needs of a semi- tang ib le nature to the public. Also included are those structures which are utilized for storage if they be functionally oriented to an industrial usee

Par king ; Any lot or plot of land, paved or unpaved, used for the purpose of vehicular storage.

Pub lie; Any use which is oriented to serve the public at large such as schools, parks, playgrounds, governmental structures, hospitals, etc.

Semi-Pub lie: Uses which serve only segments of the population

such as churches and cemeteries, fraternal organi- zations, and uses of a similar activity.

- 4 -

Vacant : Any plot or tract of land which is not used for urban development. Included are agricultural land and land covered by water.

Land Use Analysis

The land use analysis provides the basis on which the land use plan, and in turn the zoning and other planning studies, are formulated. Therefore, this section of the report contains maps, statistical information and a written analysis of land develop- ment- The text is primarily keyed to the ab ove^-men t 1 oned land use classifications.

This analysis not only involves the Town of Granite Falls but Includes an area one mile outside the corporate limits as we 1 1 c The reason for this is that development in this one mile area will affect the Town of Granite Falls in several ways == economy, utilities extensions, population, industrial and commercial growth. Granite Falls does not have, at presents legislative controls of zoning and subdivision regulations- This legislative exemption may be removed in 1965 and it is urged that the Town Board of Commissioners have their Legislator take the necessary steps to have Granite Falls removed from the exemption.

Residential Use

As might be expected, the largest amount of developed land is used for residential purposes. Of the total developed acres (561^4), residential use accounts for 293.2 acres, or 5A.8 per cent of the total. Of the total land, including vacant, residential use accounts for 25,3 per cent.

There are concentrations of residential development in the vicinities of Lake Street, Pearl Street, Falls and Central Avenues and Pine Street. (See Map 1). Most of the housing is fairly antiquated and substandard with narrow streets lending to overall

_ 5 -

GENERALIZED

EXISTING LAND USE

Granite Falls

North

C a rol ina

N 19 64

LEGEND

RES I DENT I AL

COMMERC I AL

I NDUSTR I AL

PUBLIC AND SEMI-PUBLIC

MAP

blightc The residential area surrounded by Dudley Avenue, East Street and Archer Avenue falls into this same patterno Other concentrations of residential uses are located approximately in the center of town in the vicinity of Crestview Street, Woodlawn Avenue. Forrest Avenue and Sterling Avenue. Some of this development is fairly new, some is fairly mature and most is in good condition^ There are homes situated along portions of Duke and Main Streets which are; for the most part, the older, more mature varietyo Some of these are in good condition, others are substandardo

TABLE 1 EXISTING LAND USE STATISTICS - GRANITE FALLS. 1963

				P	er Gent of
				D	eve 1 ope d	Per Cent of
Type of Use			Acres	L	and	Total Land
Single-Family	Residenti	al	293.2		52.2	25.3
Mul ti-Family	Residentia	1	14.7		2.6	1.3
C ommer eia 1			24.6		4.4	2.1
Indus trial			40o2		7.2	3.5
Parking			3o4		o6	.3
Public			18c,4		3c3	1.6
Semi-Public			10.9		1.9	.9
S tree ts			128.1		22.8	11.1
Railroads			11,2		2,0	1.0
Water			16.7		3,0	1,4
Vacant	Total		596.8			51.5
	l,158o2		100,0	100.0

TOTAL DEVELOPED LAND - 561.4 Acres

Portions of Highland Avenue, Grandview Street and Woods Drive contain most of the newer development. Actually, there has not been enough new residential construction to establish a well-defined pattern of growth. Suffice it to say that room for expansion is certainly available if it is ever needed.

6 -

The existing residential use is almost entirely composed of s Ing le- f am i 1 y units. Multi-family units account for only 4o7 acres, or 2,6 per cent of the developed land.

There are examples of mixed land use in Granite Falls, Map 1 shows areas where commercial, and in some cases industrial, uses are intermixed with residences. This is not a desirable situation and usually results in the lowering of surrounding property values and ultimately brings on blight.

In the one mile planning area residential use accounts for 30 per cent of the de- veloped land, or approximately 255 acres. Practically all of the residences are single- family dwellings. Existing development is dispersed and is located mostly along major roads, although there are slight concentrations in the vicinities of the southern and northern segments of U, S, Highway 321A,

Housing Conditions

Clean and scenic residential areas which contain a high quality of housing are important to the well-being of any community. This aspect of a town is not only noted by the casual observer but also by industry seeking new locations.

Map 2 illustrates the condition of housing in the Granite Falls area. This infor- mation was obtained by an external field survey which graded each residential structure on the basis of apparent structural condition, maintenance and environment. Dwellings were graded as follows:

C onse r ve ; Above average housing which is in good condition and needs only to maintain its present status.

Minor Repair: Average housing or housing requiring minor repairs.

6ENER1LIZED

HOUSING CONDITIONS

eranite Fails

North Carolina

N 19 64

LEGEND

STANDARD HOUSING SUBSTANDARD HOUSING

MAP-2

Ma j or Repair : Housing which needs rehabilitation to prevent its decline into a state of advanced deterioration and blight and may be considered as substandard. Extensive repair work will be necessary to upgrade this type of housing,

Dilap ida ted : Housing which has advanced into a stage of

extreme blight and needs to be destroyed. Housing receiving this classification is considered to have deteriorated beyond the point where repair is feasible and is obviously substandard.

TABLE 2 EXISTING LAND USE - GRANITE FALLS ONE MILE AREA, 1963

Per Cent of Developed Per Cent of

Type of Use Acres Land Total Land

Single-Family Residential 252.6 30.0 5,2

Multi-Family Residential 2.2 ,3 .1

Commercial 30.8 3.7 ,6

Industrial 2.9 ,3 ,1

Public 32,3 3,8 .7

Semi-Public 8,6 1,0 .2

Streets 198a5 23,5 4.1

Railroads 11.0 1»3 .2

Water 304,0 36.1 6.3

Vacant 3,982.5 — 82.5

Total 4,825.4 100.0 100.0

TOTAL DEVELOPED LAND - 842.9 Acres

About 59 per cent of the residential units in Granite Falls are substandard (51 per cent in need of major repair and 8 per cent dilapidated). This is opposed to the United States Census of Housing's figure of 29 per cent, but this discrepancy is fairly easy to identify. The difference in the two percentages is simply a matter of approach, The Census relies more heavily on sanitary conditions in their evaluations whereas, for the purposes of this report a wider range of criteria was utilized in the evaluations. The exterior of the structures;, density and environmental conditions were considered in the survey from which percentages were derived. Also, the evaluations were rather stringently applied. Nevertheless, our Interest is not in the exact percentage of sub- standard units but in their general location, and this has been accomplished. (Map 2)

TABLE 3

HOUSING CONDITIONS

GRANITE FALLS, 1963

Number

Per Cent

INSIDE CITY

C onser ve	84
Minor Repair	171
Major Repair	319
Dilapidated	50
ONE MILE PLANNING AREA
C onser ve	64
Minor Repair	210
Ma j or Repa Ir	171
Dilapidated	34

624

479

13.5

27.4

51,1

8.0

13.4

43,8

35,7

7.1

100.0

100,0

In addition to the substandard units, about 27 per cent of the total dwellings are in need of minor repair and 13 per cent need only to be conserved. These units are

considered to be standard dwellings.

The worst concentrations of substandard structures may be found in the Pearl Street, Lake Street, Falls Avenue, and Pine Street areas in the northeastern part of town and along Dudley Avenue, East Street, Oak Street and Archer Street in the central-northern portion of town. There are also small clusters of substandard dwellings in the vicinity of Main Street and Summit Avenue in the northwestern part of town and along portions of Lakeside Avenuep Midway Street and Central Avenue, Other substandard structures are scattered throughout the town.

It may be concluded from the above information that housing is somewhat of a problem in the Town of Granite Falls. Undoubtedly, the cause of the problem is the existence of many older structures and poor maintenance. Also, since new residential construction is not prevalent this tends to lower overall housing conditions. Methods of treating this problem are presented in Section IVo

The planning area contains 205 substandard units, which account for about 43 per cent of the total. Most of this housing is scattered throughout the area but small con- centrations exist in the area contiguous to the north-northwest city limit boundary in the vicinity of Ridge Road and to the southwestern side of U, S, Highway 321A,

C ommer cia 1

Approximately 25 acres of land are devoted to commercial use within the town. This accounts for 4=4 per cent of the developed area and 2.1 per cent of the total area. The largest number of commercial establishments are, of course, located in the central business district and in small areas surrounding it. Some of the commercial development is spotted about the town in no particular pattern, but one noticeable trend is the strip development

- 10 -

which has occurred along Main Street in the direction of Hudson and Lenoir. A common misconception is that commercial development Is most effectively located when situated along major streets, but this usually causes traffic congestion and decreases customer drawing power — especially when adequate parking is not provided. Also, a small amount of commercial use is located on Main Street in the direction of Hickory.

The development which forms a triangle as the railroad tracks and Main Street para- llel each other and then broaden out presents a rather unsightly view when entering the town from the southeast. Moreover, there are other commercial structures in the town which are not in good structural condition. Most of these^ however, are spotted at loca- tions other than the central business district.

Finally, some Isolated development has occurred along Falls Avenue in the eastern portion of town, some of which is poor in quality and Intermixed with residences.

Central Business District

Map 3 Illustrates the existing central business district, hereafter referred to as the CBD of Granite Falls. The boundaries of the CBD . are shown on the map, and for study purposes the development in the CBD was classified as follows:

Primary Re ta 1 1 ; Retail activities requiring a regional trade area and catering to the individuals doing comparison shopping. These establishments generally fall into two categories: those that are dominant to the retail trade area such as department stores and those which are dependent upon a location adjacent to or in close proximity to the dominant activities, such as clothing, apparel, shoe and specialty stores.

- 11

Exisiiny Land use

c B D

Granile Falls , N.c.

ltd I II Ml

LEGEND

PRIMARY RETAIL Fx?x1 SECONDARY RETAIL I 1 CONVENIENCE RETAIL

^^ CONSUMER SERVICE ITTTia ADM , FIN g ADVISORY SERVICES fv?^ CULTURAL a SOCIAL FACILITIES

MANUFACTURING 8 RELATED USES ^S PARKING (OH Street) I «ES.| RESIDENTIAL DWELLING I H o.| HOME OCCUPATION

MAP-3

Secondary Retail: Activities which are dependent upon a regional trade area but which can exist in an Independent location. These establishments generally merchandise goods such as automobiles, furniture, farm equipment, appliances, boats, etc.

Convenience Retail: Establishments merchandising goods referred to as "convenience goods" such as foods, drugs and gasoline. Such activities are not normally dependent upon a regional trade area.

Adminls tr a t ive 1, Financial and Advisory Services:

Administrative offices and professional and business offices such as law offices^ and the like.

Cultural, Social and Governmental : Churches, librarieSj.

schools, parks, government offices and related uses.

Manufacturing and Parking. These classifications are described on page 4,

Table 4 illustrates the existing uses in the CBD by number of establishments and indicates that primary and secondary retail uses take up the largest number of commercial units (50 per cent). This is, however, to be expected since these types of commercial uses generally locate downtown, while such activity as convenience retail stores usually locate elsewhere to accommodate the motorist,

The existing CBD is not really large enough to establish any identifiable pattern of growth, but the town is fortunate to have a CBD which is compact and accessible. Also, the condition of the existing structures is fairly good, although most could use minor repairs or paint-up, fix-up treatment.

As was pointed out In the Population and Economic Analysis of Granite Falls, the possibilities of renovating the CBD may present an opportunity for increased trading and additional prosperity to

- 12

TABLE 4

TYPES OF ESTABLISHMENTS IN THE GRANITE FALLS CBD, 1964

Type of Commercial Use

Appr oxima te

Number of

E s tab 1 Ishment s

Per Cent of Total

Primary Retail Secondary Retail Convenience Retail Consumer Service Admlnis tr a t 1 ve J Financial and Advisory Cultural, Social and Cover nmenta 1 Manufacturing

13

10

3

8

46

28.3

21.7

6e5

17i,4

15r2

2o2 100.0

the townc However, there are many problems, both tangible and In- tangible, which will have to be solved. For example, what costs will be Involved? What are the prospects for future expansion and off-street parking? Is the project feasible from the standpoint of design? Also to be considered Is that the CBD of Granite Falls, in effect, competes with the City of Hickory as well as with the new regional shopping center to be located on Highway 70 outside of Hlckoryc An increase in the population and an attraction to the trading area of Granite Falls could make a success of such a venture.

In an effort to answer the above questions, it is recommended that the Town of Granite Falls prepare a central business district anal- ysis., In such a study the town area and factors affecting it are analyzed in depth. Included are such aspects of the CBD as traffic circulation, land use, parking, aesthetics, conditions of structures, design possibilities and economics^ among others, as well as recommen- dations for the future. The Division of Community Planning offers technical assistance in this respect.

- 13 -

Land used for parking amounts to only 3,4 acres within the Town of Granite Falls, Most of this is located in or around the CBD and in the majority of cases is related to a commercial or industrial use instead of being available to the general public.

In the one-mile planning area, commercial use accounts for 3r7 per cent of the developed landj or about 31 acres. There is a slight concentration of commercial establishments along the northern segment of Highway 321A, The remaining establish- ments are distributed throughout the planning area<,

Industrial

About 40 acres are utilized for Industry and related uses in the planning area, which accounts for 1,1 per cent of the developed land. Industry is the third largest user of land within the city limits.

The heaviest concentration of industry is in the center of town in areas surround- ing the CBDo From a land use^ aesthetic and traffic circulation standpoint this is not a desirable location for industry. Basically, the modern trend is to locate industrial uses on the periphery of the community so as to be in relatively autonomous locations but at the same time Integrated into the community from a traffic and aesthetic stand- point. Other Industrial uses are located in the eastern and western portions of town with the remaining establishments scattered about within the town limits.

The perimeter area contains no existing Industry of significances Industrial use in this area accounts for only about three acres or ,3 per cent of the developed land.

- 14 -

Industrial and Residential Incompa tab 11 1 ty

A Inlxt^re of land uses often causes lowered property values and blight, and unfortunately, three distinct areas in Granite Falls reflect this principle. Map 4 Illustrates this rather vividly. As may be noted, these areas have been affected by the mixture of industrial and residential uses with no physical or natural buffers to separate the two. All three of these areas are over- run with substandard housing which accounts for 54.3 per cent of the total substandard units within the community. (See Table 5.)

It would not be entirely correct for one to say that industry per se is the villain. At the same time, it is assumed that if indus- trial and residential uses were located properly in the beginning the problem. In all probability, would never have occurred. Poor original construction of many mill housing type dwellings and . poor maintenance because of lack of pride on the part of residents have also been contributing factors} therefore, housing such as this is a liability -- not an asset to the community.

The industrial uses located across from the CBD pose a problem to the town. There is no buffer to separate the central business district from the industrial area and the railroad tracks. This creates not only an unsightly view for the shopper but displays the problems associated with this type of development.

The Town of Granite Falls is fortunate, however, to have industries in their present locations which do not emit dust, smoke, fumes, noise, etc. Had this been the case, the problem undoubtedly would have been multiplied.

- 15 -

AREAS OF

INDUSTRIAL & RESIDENTIAL INCDMPATIDILITY

Graniie Falls

North Carolina

N 19 64

MAJOR INDUSTRIAL USE

AREAS OF SUBSTANDARD HOUSING

MAP-4

NUMBER AND PER CENT OF SUBSTANDARD DWELLINGS IN THE THREE AREAS OF RESIDENTIAL AND INDUSTRIAL TABLE 5 INGOMPATABILITY AS ILLUSTRATED ON MAP 4

Condition of Structures Number Per Cent

AREA A

Conserve 0 0

Minor Repair 4 4«6

Major Repair 63 72.4

Dilapidated 10 23.0

Total 87 100.0

Per Cent Substandard 95i,4

AREA B

Conserve 0 0

Minor Repair 7 8«6

Major Repair 68 84.0

Dilapidated _6 7.4

Total 81_ 100.0

Per Cent Substandard 91.4

AREA C

Conserve 1 2.0

Minor Repair 3 6.3

Major Repair 42 87.5

Dilapidated _2 4,2

Total 48 100.0

Per Cent Substandard 91.7

Note: These three areas contain 201, or 54.5 per cent of the

total substandard units within Granite Falls. Assuming the above dwellings were upgraded to standard units,

the town would have only 27.0 per cent of its dwellings substandard according to the evaluation used.

16

Public and Semt-Public

Public uses such as schools, parksj playgrounds, government offices, etc., account for about 18 acres of land in the town. This comprises 3.3 per cent of the developed area and 1.6 per cent of the total area. Concern for certain types of public uses arises out of the fact that many, such as schools, are traffic generators and also affect development to an appreciable degree.

The present high school could be better located. Its close proximity to the rail- road tracks is not conducive to safetyt, On the other hand, the new elementary school, which is situated on the northern city limit boundary in the planning area, appears to be adequately located as well as being a beautiful, functional structure. This is the only major public use in the planning area with the exception of the new municipal park located on the lake in the southern portion of the area.

Semi-public uses, mostly churches, account for only about 1»9 per cent of the developed land within the town and only about 1 per cent In the planning area.

Streets and Railroads

Generally, if a community has less than 25 per cent of its area devoted to streets it is considered an acceptable utilization of landc Granite Falls is below this standard since streets account for about 23 per cent of its developed land areas Curvilinear streets along with the relatively rough terrain discourage the costly grid pattern of streets. However, without going Into detail, it may be said that the existing street system of Granite Falls is fairly adequate — although problems of design and narrow streets cause difficulties in some sections of town. Map 5 shows that the majority of streets are paved; most of the unpaved streets terminate at a dead-end.

- 17

PAVED AND UNPAVED STREETS

Granite Fails

North Carolina

N 19 64

LEGEND

PAVED STREETS UNPAVED STREETS

MAP-5

Map 6 shows information furnished by the State Highway Commission on the 1962 average twenty=.four hour traffic volumes on hard surfaced toads in Granite Fallss It is interesting to note that at one point Main Street cairied a heavier traffic load than Highway 321 although much of this traffic was undoubtedly local. Other streets which carried heavy loads were Dudley Avenue and Duke Streets The information on Map 6 was used to develop portions of the sketch thoroughfare plan presented on page 37.

Vacant

Undeveloped land amounts to 52.9 per cent of the total land within the town limits. fl.4 per cent of this, however, is water,) Some of this rugged land is undevelopable because of topography, but for the most part, the existing vacant land is suitable for urban development. This presents an unlimited opportunity for growth, and the town need only insure that this land is developed wisely. Past mistakes are often diffi- cult to correct but here the chance of preventing such mistakes before they happen is available.

Excluding water, of the total land in the planning area 82.5 per cent is vacant. Here also the possibilities for future growth are enormous^

- II

AVERAGE DAILY

TRAFFIC VOLUME

1961

Granite Falls

North Carolina

N

19 64

tflK': tiN TMOUSflMOS

MAP-6

COMMUNITY FACILITIES AND SERVICES

COMMUNITY FACILITIES AND SERVICES

In any study Involving land development It is desirable to include information on community facilities and servieeso This aspect of community affairs Is not only essen- tial to the well-being of the communityj but it is an important factor to consider in molding development patternsc

This section attempts to provide a thumbnail sketch of the existing facilities and services in Granite Falls and to offer general comments on how well the town fares in this capacity,. In a report such as this, detailed analyzation cannot be achievedj but a separate studyj known as a Community Facilities Study, can yield detailed infor- mation. In such a report each facility and service is studied in depthj specific comparisons are made with acceptable standards, and recommendations are made for future needso It would be advisable for the town to consider the possibilities of the prepa- ration of a Community Facilities Study in the near future^ Here also^ the Division of Community Planning provides technical assistance in this phase of planning.

Fire Protection

Granite Falls is served by a twenty-five man volunteer fire department and has a salaried fire chief and three radio and truck operatorso Major equipment includes:

1953 Ford truck with a 500 GPM pump, 700 feet of 2 1/2 inch hose, 300 feet of 1 1/2 inch hose, 300 feet of 1 inch hose and a 500 gallon capacity booster tank.

1941 Ford truck with a 500 GPM pump, 1,500 feet of 2 1/2 inch hose and 150 feet of 3/4 inch hose. This truck also has a 100 gallon booster tank.

19 -

1959 Ford truck with a 750 GPM pump^ li,200 feet of 2 1/2 inch hose, 300 feet of 1 1/2 inch hose, 150 feet of 1 inch booster hosev This truck also has a 500 gallon capacity booster tank*

1951 International truck (tanker) with a lj.000 gale tank capacity.

The fire department serves primarily the Town of Granite Falls, but also serves by contract the Town of Rhodiss and Lovelady Fire District,

Police Protection

The police departmentj, consisting of a chief, four patrolmen and two radio oper- ators, serves only the area within the city limits. Equipment includes two patrol cars with radios in each, plus two separate radio systems.

Library

The Granite Falls Library? located In a converted residence on Crestview Strefet, has two full-time employees, about 14;000 books and several sets of ency cl ope dias » The library is financed by both the Town and Caldwell County and. therefore, serves both political units.

Medical Facilities

There are no hospitals in Granite Falls, but the Town's nearness to Hickory, Valdese, and Lenoir, North Carolina, makes it convenient for citizens to utilize the facilities in these other towns.

20

Refuse Collection

Garbage pick-up is made two days per week, but two men work full time, six days a week. Also, three men haul trash one day in each week. Only that area within the town is servede The fringe area of Granite Falls Is served by private companies. Equipment includes a sixteen ton packer truck, a covered truck for trash and leaves, and a street sweeperc

Lovelady Rescue Squad

Perhaps somewhat unique for a town the size of Granite Falls is the existence of a rescue squado This organization, chartered by the State, contains twenty volunteer members and serves Granite Falls and Lovelady lownshipj although it will go into other areas if the need arisest The headquarters are housed in a handsome building located across from the Town Hall and was donated by Sbuford Mills. The organization is fi- nanced by private donations and the United Fund,,

Major equipment includes three ambulanceSf a heavy equipment trucks two boats and motors, three light generators, and two re susei ta t or s .

School s

Granite Falls High School is situated on a ten acre site and contains 22 class- rooms. Approximately 486 students currently attend and 20 teachers are employed. Present facilities are adequate.

Granite Falls Elementary School has 815 students and 27 teachers. It is situated on a 42 acre site and contains 30 classroomsj 25 of which are in use and five are vacanto Present facilities are apparently adequate, although new roads to provide better access and a beautification project should He a forthcoming goal. Some consoli- dation could be Involved in future plans.

- 21 -

Water System

The town uses Rhodlss Lake as Its source of water. The existing treatment plant has a capacity of 600,000 gallons per day but currently carries a peak load of 300,000 gallons per dayo Surplus treated water amounts to 245,000 gallons and the total storage capacity of the existing system is 545,000 gallons. The area outside of the town limits is served by private lines.

There are no immediate plans for future expansion since the present system, barring the unforeseen,, is probably adequate enough to accommodate the town for about ten years. There is a possibility that Granite Falls will furnish the Town of Rhodiss with water which would shorten the life expectancy mentioned above. This would be provided on a contract-standby basis and would amount to about 100,000 gallons per day.

Re ere a t i on

Granite Falls has an active Recreation Commission. Also, the town employs about eight persong in the summer months to work under the recreation director in all phases of recreation activity. Facilities include a municipal playground, a ball park, and the Granite Falls Municipal Park, This lakefront park is being leased to the town by the Duke Power Company, A very scenic area, it is being landscaped, and tables, rest rooms and furnaces are being provided. Finally, land has been offered to the town on which to build a community center. At the present time there are committees working on the possibility that the town will have a paid, full-time recreation director in the near future.

- 22 -

EXISTIN6 WATER SYSTEM

Granite Falls

Nort h

C a r ol ina

N 19 64

LEGEND

3/'^" TO 1" WATER LINES

2" TO 1 1/2" WATER LINES

2" PROPOSED WATER LINES

6" WATER L I NES

6" PROPOSED WATER LINES

8" WATER LINES

10" WATER LINES

F I RE HYDRANTS

WATER TANKS

WATER TREATMENT PLANT

MAP-7

Sewerage System

Map 8 shows the existing sewerage system of Granite Falls and indicates that not all areas are served within the town limits.

The town has three sewage treatment plants —

— the Shuford plant consists of a septic and filter trench and has a treatment capacity of about 15,000 gallons per dayc This plant is adequate for present needso

-- Billy Branch plant consists of an Imhoff tank; trickling, secondary settling tank and sludge beds. This plant's capacity is 0.3 million gallons per day but carries a present load of about Oo2 million gallons.

— Gunpowder Creek plant contains the same units as the Billy Branch plant. Its capacity is 0.06 million gallons per day but it is presently overloaded.

Overall, the sewerage system is adequate. However, certain improvements will have to be made in the near future. Sewer Installation in areas that can be connected to existing lines and improvements to the sewage treatment plants can be expected.

- 23 -

EXISTIN6 SEWERAGE SYSTEM

Granite Falls

North Carolina

N 19 64

LEGEND

EXISTING 8" SEWE R LINES PROPOSED 8" SEWER LINES PUMP STATION SEWAGE TREATMENT PLANT

MAP-8

Summary of Existing Facilities and Services

The Town of Granite Falls Is blessed with an adequate, and in some cases, excellent array of community facilities and services. Police and fire protection, refuse collection and schools all appear to be adequate. The Lovelady Rescue Squad and the excellent recreation program and facilities are items not usually found in a town the size of Granite Falls. The water and sewer= age systems are apparently adequate for present needs, but they should be watched closely and geared to future development == especially when considering the town's potential in attracting new Indus t r y .

Finally, it is worth mentioning again that community facilities and services are very important parts of the planning process since they affect development and the land use plan to an appreciable degree. Strong consideration should be given to their impact upon the total community, both now and in years to come .

24 -

THE LAND USE AND SKETCH THOROUGHFARE PLAN

THE LAND USE AND SKETCH THQSOIEGHFARE PLAN

General Concept of a Land Use Plan

Basically, a land use plan designates a desired pattern of land uses such as Industrial, residential and commercial and ties these areas together by means of a thoroughfare plan^

A land use plan is simply a "picture" of how a community should be developed twenty years into the future. It is an "ideal picture" to be sure, but its useful- ness as a guide for land development is well recognized. In addition to this function, a land use plan serves as a basis for formulating the zoning ordinance. It may be said that the land use plan is a recommended ideal goal for the community to attain, while zoning, a legal device, is more realistic in its approach. Zoning Is an effec- tive tool in the achievement of the plan, but It is subject to compromise based on existing land use patterns. As a theoretical example of land use planning versus zoning, suppose a particular area is now developed commercially. Further assume that after extensive study this area is deemed to be more suitable for residential develop- ment in the next twenty years. All other things being equal, this area would be desig- nated residential on the plan. However, if the existing commercial development were relatively extensive and of a high quality, it would, in all probability, be zoned commercial. This may seem inconsistent , but it should be pointed out that zoning is concerned with short-term development as well as long-term development} therefore, compromises are sometimes necessary.

A development plan is based on the assumption that the community will achieve its full growth potential. However, the plan will be of value if the town never experiences

25 -

full growth. Perhaps only a particular section of a given community experiences growtho At least a guide is available for that specific area as well as its ramifi- cations in relation to the total community. A plan is not a straight jacket to be fitted to developments If it is to be effective, it must be' flexible and should be reviewed and revised as the need arises.

It has been said that one of the timeless tasks of mankind is to improve his relationship with the land. A plan is one of man's inventions to aid in accomplish- ing that end.

The Land Use and Sketch Thoroughfare Plan of Granite Falls was approved by the Granite Falls Planning Board on May 11, 1964. The discussion that follows treats various land use categories, specifically residential, commercial, industrial, public, conservation and major thoroughfares.

Residentia 1

Map 9 illustrates the Granite Falls Future Land Use and Sketch Thoroughfare Plan, As may be noted, the largest portion of land within the town limits has been designated for residential purposes^ Residential use has been further classified into areas which should receive top priority in their development (prime development areas) and areas which should receive delayed priority. This subject is explored in greater detail in the following paragraphs.

Population Density and Residential Development

Samples were taken in four distinct residential areas to determine the approximate densities and average lot size in Granite Falls. It was found that densities varied from 1.5 dwelling units per acre to 4,5 dwelling units per acre. Also, lots served by water and sewer ranged

- 26 -

FUTURE LAND USE

AND

SKETCH TH0R0U6HFARE PLAN

eraniie Fails

lort h

C a rollRi

N 19 84

LEGEND UNO USE

' UNDEVELOPED

LOW-DENSITY RESIDENTIAL

MEDIUM-DENSITY RESIDENTIAL ' COMMERCIAL

NEIGHBORHOOD BUSINESS

INDUSTRIAL

PUBL I C & SEMI -PUBL I C

MAJOR THOROUGHFARES

EX I ST I NG AL IGNMFNT

NEW AL I GNMENT

LONG RANGE MAP~9

from 9,680 square feet to 28,190 square feet per lot» On the whole, however, average lot sizes were found to be too large for the economic distribution of water and collection of sewage. Lots served by both water and sewer should have a minimum lot size of 10,000 square feet; those served by fiither water or sewer (but not both), 15,000 square feet and those not served by water and sewer should have 20,000 square feet under ideal soil and topographical conditionse

Residential Space Requirements

If further population growth resembles that of the past. Granite Falls will need only about 56 acres of residential land by 1980, Since there are almost 600 acres of vacant land within the town limits^ it may be noted easily that no demands will be made on undeveloped land beyond the town limits — if the projection holds true. Howevert because of many factors, it is very likely that the town will excede this projec- tion. Certainly this is true if citizens and officials "promote" the town in relation to the attraction of industry and as a "satellite" community to Hickory (which seems a good possibility at the present)<j

Residential Development within the Town Limits

Three areas which have been designated as prime development areas are shown on Map 9c It is estimated thatj assuming a minimum lot size of lOjOOO square feet, or four dwelling units per acre, these three areas would accommodate roughly 1,500 persons^ allowing for topographical dif f icul tiesc Therefore, it is quite obvious that plenty of land is available to absorb any reasonable population increase short of a major miracle «

The approach then., since Granite Falls has ample room for expansion, is to provide a pattern for efficient development. It is felt that the areas designated as prime development areas give this efficiency. Reasons for designating areas to be developed sooner than others are that present patterns of residential growth tend to be spreadout and are not compact., This causes land to be inefficient and makes the extension of utilities more expensive^ The following are criteria which were considered in selecting an area for prime development:

- 27

— availability of streets and access to major roads;

— access to water and sewer;

— condition of structures In the area;

— topography and soils;

— present trend toward residential development;

— present and future freedom from mixed land usese

One-Mile Planning Area

There are no areas assigned the prime development classification within the one mile planning areao The Town of Granite Falls should encourage growth within the town limits for reasons previously presentedo Suffice it to say that unlimited room for expansion is available in the one-mile are a o

Although most of this land has

- 28 -

Residential Locational Standards

There are general principles in regard to residential development that may be applied to most towns, regardless of size. Some of these standards which should be adhered to as closely as possible are:

— Generally, residential development should be encouraged within the town limits to make use of existing undeveloped land and to insure that the extension of utilities will not be costly or unfeasiblec

-- Residential areas should possess a full complement of

community facilities and be adequately served by community services.

Residential areas should be fairly large. Small, isolated areas are usually more susceptible to blight and often create problems with utilities.

The minimum lot size for a single-family residential dwelling should be no less than 10,000 square feet and 12,000 square feet for a duplex. This will avoid high population densities and provide adequate open space and pr Ivacy .

— All residential areas should be adequately served by shopping facilities.

— Schools and playgrounds should be located to provide easy access from residential areas.

Development should be located upon topography which would permit an interesting arrangement of residential development and street patterns.

Residential areas should not be bisected by major streets.

29 -

— Residential areas should be designed to have the fronts of residences face the fronts of residences across a given street. Also, dwellings should be backed up to major highways and railroad trackss

=— Residences should not be intermixed with commercial and industrial areas. In the event a residential area is adjacent to an industrial or commercial area, natural or man-made buffers should be utilized or provided,

A final aspect of residential development which merits close consideration is the prevalence of substandard housing within the Town of Granite Falls. The affects of this situation have already been discussed, but here the emphasis should be on a rem- edy. There are several methods of alleviating this problem, some of which are con= sidered in the Effectuating the Plan section. However, before these devices are employed, the town should set as its goal the clearance of blighted areas and the upgrading of declining areas.

C ommer c ia I

Map 9 shows that, in addition to the central business district, there are two other types of commercial areas incorporated into the plan. The first type is the neighborhood trading area- This type usually involves commercial development which serves the existing segments of the population (grocery stores, drug stores, special^ ity shops, barber shops, etc). Four such areas have been proposed on the plan. The neighborhood trading area in the vicinity of the intersection of Highland Avenue and Main Street is presently partially developed as commercial. But this area should be preserved to serve the prime development residential area below and to the east of it.

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Two neighborhood trading areas, one in the western portion of the planning area and the other in the north-central portion, should be considered as long-term since their reality hinges upon long-term residential development in some portions of the one-mile planning area.

Finally, the neighborhood trading area selected in the eastern portion of town, which is bounded by Circle Drive and Falls Avenue, Is not developed commercially at the present time., However, this area is particularly suitable for commercial development and the location Is favorable. Therefore? it should be reserved to provide a small shopping area for existing as well as future residential growth, •

The second type of commercial development may be classified as highway business areas -- the main function of which Is to serve the passing motorist. For example- gas stations- motels and restaurants are typically located In areas set aside for highway buslnessc One of these areas has been proposed to be located on the southern segment of Highway 321A, There is existing commercial development already in the area. Another highway business area is located at the intersection of two proposed major roads (High-, way 321 and Bumtown Road). The triangle formed by these major roads, the topography of the land and the area's location make it a desirable site for commercial establishments centering around the motorist. This area Is presently vacant^ The other highway busi- ness area is located in the vicinity of the new ABC store on Highway 321. There is some residential development to the rear of this area? but the existing topography would separate the two.

Granite Falls will probably not need to locate any more business areas on Highway 321 other than the two mentioned. A strong effort should be made to confine the high- way business to clusters rather than allowing It to string out along the road. However,

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should the need arise. It would be acceptable to locate another highway business are) on the southern segment of Highway 321.

The Central Business District

The boundaries of the central business district have been extended somewhat on the land use plan. This was done for two major reasons: assuming the town experi- ences all, or at least part of Its growth potential beyond the anticipated population projection, additional space will be needed for new establishments and off-street parking. As a matter of fact, from external appearances it would seem that some off= street parking space could be utilized at the present.

32

6v:i8ting

p/ioposed

In addition, it would be desirable to modernize some of the store fronts to correspond with the "new look" if it becomes a reality.

One final feature of a possible CBD renovation could be a screening- off of the industrial use, the railroad tracks and the substandard structures which are across Highway 321A from the existing CBD, These are not compatible land uses with the CBD, and are unsightly to the shopper and to the motorist entering town from the direction of Hudson or Hickory. Not only would this screening effect lend an aesthetic advantage to the downtown area but would tend to cause one to focus his eye on the CBD, thus giving it an appearance of a solidi- fied, self-contained area,

' The above discussion on the possibilities of downtown improvement is not a specific recommendation. Rather, it is a general example of what can be achieved. Its purpose is merely to spur the thinking of the people of Granite Falls into a spurt of action.

Location Standards for Commercial Development

Here, as in the case of residential development, there are commonly accepted principles available to consider in the location of commercial areas. Some of the more salient ones are:

-- "Strip" or "ribbon" development along major roads should be avoided,

— Commercial areas should be highly accessible to their particular marke t s .

— Before a new commercial area is developed, a market analysis should be undertaken to justify its existence,

— Adequate off-street parking should be provided,

— Adequate off-street loading and unloading space should be provided,

— Adequate standards for landscaping, signs, and building bulk should be cons ider e d ,

— Commercial areas bliould be locaLeu Lo be served easily by utilities and community services,

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Indus tr la 1

The appropriation of good, sound industrial areas is a key element in any land use plan. Because of topography. Granite Falls is not endowed with an overabundant supply of land suited to industrial development, but two new and fairly large areas whi'ih would probably accommodate as many Industries as the town could attract have been designated industrial on the land use plan. (See Map 9)»

One of these areas is located just outside the town limits in the northwestern portion of the planning area. The land is relatively suitable for industry; the area is adequate from a land use standpoints a major road has been proposed to bisect the areaj, connect with Highways 321 and 321A and to other areasj and the proposed site could be easily served by utilities. Because of its advantages j this area should be given top priority for development. Also, the possibilities (after a study of its feasibility) of annexing this area should be considered by the town.

The other area which was designated industrial is located in the eastern portion of the planning area. Here also,- the land is topographically fit for industrial develop- ment, and the area is well located in relation to proposed major roads, although new construction of a major road segment will be required to permit access from this area to Highways 321 and 321A6 Perhaps this area might be a little more "long-term" in its development, but it certainly should be watched with a diligent eye. If a goal of Granite Falls is to attract industry it should behoove the town to provide as many choices of sites as possible.

It may be noted on the land use plan map that the existing large industrial uses have been designated as industrial for future usej although some of these are not desirably locateda However, the plan might be revised in a few years, if for example,

34 -

a particular Industry desired to re-locate in one of the new proposed industrial areas.

Listed below are factors to consider in the location of industrial uses. Some of these were mentioned in the discussion of the industrial areas, but for the sake of clarity they are repeated in summary fashion.

Natural or man-made buffers should be utilized where an industrial use is adjacent to a residential area.

Specific industrial sites should be large enough for the existing plant's operations, adequate parking and future expansions. Also, buildings should have sufficient setback to allow attractive lands caping «

Industrial uses should not be mixed with residential and commercial uses. At the same time, industry itself should be protected from encroachment of other land uses.

The location of industrial areas should be such that easy access to transportation facilities may be obtained.

It is of prime necessity that industrial areas be located so they can be adequately served by water and sewer.

Industries should be located on fairly level land which has good drainage and is free from flooding.

Public

In addition to existing school sites, the land use plan includes two ai^eas of Importance in relation to public uses. Both of these areas involve recreation facili- ties. The first area is located in the southern portion of the one-mile planning area on the lake front« This area is presently being developed with a boat landing, furnaces and grilles, tables and rest rooms contributing to overall facilities. Strong efforts

- 35 -

should be made to conserve this park.

The second proposed recreation area is located in and around the vicinity of Shuford Ball Park. This area is suitable for the new community center site, and an effort should also be made to preserve this area in addition to developing it extensively for recreation.

Sketch Thoroughfare Plan

The Land Development Plan establishes and predetermines the path for the originj destination and anticipated future traffic volumes. The circulation system proposed will facilitate the movement of people and goods from one land use to another and tie these uses together. Together, the Land Development Plan and Sketch Thoroughfare Plan provide the framework for the detailed planning of the future. Planning ahead for the many phases of development proposed for Granite Falls will become haphazard without full cognizance of traffic characteristics and land use.

The accompanying thoroughfare plan is based on a preliminary investigation of local traffic conditions and the desired objectives of the land development piano Criticism and evaluation from the Advance Planning Department of the North Carolina Highway Commission have produced a preliminary thoroughfare plan that now may be mutually adopted by the Town of Granite Falls and the North Carolina State Highway C ommis s i on

The following road improvements and proposalsj graphically depicted on the Sketch Thoroughfare Plan and described below have been agreed upon by the Granite Falls Planning Board, the Division of Community Planning and the Advance Planning Department ot the State Highway Commission,

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Proposed Major Thoroughfares Existing Alignment

1. U. S. 321A along existing alignment would facilitate both internal and close-in external traffic desiring access to Granite Falls business area.

2. U. S. 321 along existing alignment provides through long distance traffic with a by-pass around town and also permits entry to the town via SR 1108, 1109, 1002 or 1107.

3. SR 1107 provides Granite Falls with a radial street for users desiring direct access to the CBD.

4. SR 1002 does essentially the same job as SR 1107 except from a different direction.

5. SR s o

6.

1106 provides nearly direct access to the CBD from the uthernmost city limits and also ties into U. S. 321A as

thp nfhpr ^wr» Sfafp. rniifpQ mpnffr>np/1 aKr*\fp.

do the other two State routes mentioned above

SR 1108 joining SR 1115 eases traffic movement of motorists not desiring to enter the CBD and provides a north-south, east-west diversion from the town core.

New Alignment - Short Range

A short-range proposal to complete a portion of the outer loop around Granite Falls is the connection of SR 1109 and SR 1753 in an east-west fashion north of the town limits.

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2. Another short-range proposal concerned with the above- mentioned outer loop involves two connections beginning at SR 1106 south of the town limits intersecting U. S. 321A and U. S, 321 in a northeast manner as shown on the plan.

New and Old Alignment - Long Range

1, Beginning at the intersection of SR 1115 and 1112 pro

2.

Beginning at cne in cer se c u loii oi di\ l l l j aim ii ceeding southward as shown, then gently curving to the intersection of SR 1106 and the short-ra proposal mentioned in Item #2 -' -' *"'■" ~

e as twar d „..„ ^..^ short-range above along the new alignment.

Proceeding northeasterly from the proposal mentioned in Item #2 above and connecting with SR 1754 thence to the intersection of SR 1754 and 1107.

Diverting from SR 1109 in a southwesterly manner to the intersection of U. S, 321A and SR 1115, thence directly south to the intersection of SR 1115 and 1112 completes the outer loop for Granite Falls.

38 -

EFFECTUATING THE PLAN

EFFECTUATING THE PLAN

The Granite Falls Development Plan as outlined is precisely what the name Implies — a plan. It is a guide and a recommendation for future development and cannot imple- ment itselfo Therefore, this section attempts to list some of the available vehicles, legal and otherwise, which may be used to put a plan into affect and cause it to become a reality instead of a useless dust collector,

Z oning

Zoning, a legal tool of planning, is a very effective instrument in helping to bring about the land use plan. Basically, a community is divided into various districts (residential, commercial, industrial, for example) and land and buildings are regulated within each district to create a desired pattern of land uses. The ultimate purpose of zoning is, of course, the creation of a harmonious and economic environment with bene- fits to both the community and to its taxpayers.

The Town of Granite Falls does have a zoning ordinance at present, but due to inadequacies in its administrative procedures and design, plus the fact that it is not based on a comprehensive plan, the ordinance is deemed to be outmoded and insufficient for present and future needse In the near future the Planning Board will prepare a revised zoning ordinance based on a land use plan and an effective method of adminis- tering the ordinance will be recommended.

Subdivision Regulations

Subdivision regulations are another regulatory power granted to most municipali- ties by State enabling legislation, and they are of primary importance in fitting new

39

residential areas Into the comprehensive plan. Subdivision regulations insure the development of stable neighborhoods by requiring design standards In development, requiring street, utilities, facilities and services to serve land needs, and by assuring that safe and convenient traffic circulation and access are provided. More- over, this regulatory device is a very effective way of assuring that the thorough- fare plan is carried out. A land developer is required to submit his proposed plat to the planning board for review and recommendations, and since the board will have a hand in formulating the comprehensive plan, it will be In an advantageous position to require rights-of-way for streets which are shown on the thoroughfare plan.

Granite Falls is blocked from adopting a subdivision regulation ordinance due to a Caldwell County exemption in the State legislation. However, it is heartily recommended that both the County and the Town get this exemption removed at the next meeting of the Legislature.

Urban Renewal

Many municipalities across the United States are utilizing the federally assisted urban renewal program as a weapon to stem the tide of o ver- incre as ing blighted areas. In this program extremely blighted areas are bought from their present owners and entire- ly or partly cleared. Then the land is sold to developers who build on the land accord- ing to a prede s Igna ted use. Urban renewal not only Involves complete clearance and redevelopment, it also Includes the rehabilitation of declining areas and the conser- vation of stable areas. This powerful tool of planning cannot only modify and improve the physical environment, but is also Invaluable in fulfilling the recommendations of the development plan. Granite Falls probably has areas which would qualify for urban renewal., and It is suggested that the town inquire into the pos g lb 1 1 1 1 ie s and pre- requisites for a program,

- 40 -

C ode s

Building codes such as building, plumbing and electrical are necessary In any municipality to assure that new construction is of a desirable qualityo Granite Falls possesses all three of the codes mentioned but care should be taken to make sure that they are enforced properly since this is the key to their success. Not only can dwellings not worth the cost of rehabilitation be condemned and removed, but existing substandard structures can be made fit for human habitation.

Citizens Participation, Municipal Policy Making and Action

Even with the legal tools, total planning of the community cannot be effective unless the general public is aware of^ approves of and participates in the programo Local civic groupsp developers^ merchants,- industrialists and others can lend unlimited assistance to planning -- thus creating a good^ stable environment;, socially, physically economically and politicallyo To accomplish this objective the citizenry should develop a feeling of awareness and cohesion and be of the realization that each project that is undertaken Is for the good of the total community^ benefiting all concernedt,

Finally^ the comprehensive plan,. If It is to be at all effectivej, must be con- sidered in day-to-day municipal policy making and actiono This is unquestionably one of the major keys to the success of plan achievement. Local officials make many de- cisions whichp Isolated as they may seem at the time, directly affect the plan and many facets of the communltyo Therefore? decisions on such things as sehoolsj utilities, streets, public improvements; renovation of the CBDj to name a few^ should all be con- sidered as they relate to the overall development plan. Without this integration of functions the plan is of no value at all.

- 41

STATE LIBRARY OF NORTH CAROLINA I

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