Land Development Plan-1981

lease do not remove!!!!!
Division of Coastal Management
NEW BERN LAND DEVELOPMENT PLAN
1981
Prepared by:
The Board of Aldermen of the City of New Bern
and
The Planning Board of the City of New Bern
with assistance from
David Rowland, City Planner
and
John Schofield, AICP
and
Ferren Planning Group
The preparation of this report was financed in part through a grant
provided by the North Carolina Coastal Management Program, through
-� funds provided by the Coastal Zone Management Act of 1972, as amended,
which is administered by the Office of Coastal Zone Management,
National Oceanic and Atmospheric Administration.
4

TABLE OF CONTENTS
10
i
Y
t
Executive Summary
Section 1.0
Data Collection and Analysis,
1.1
Information Base and Conclusions
2
Population
2
Housing
4
Economy
8
1.3
Existing Land Use
12
1.4
Current Plans, Policies, and Regulations
18
1.5
Constraints: Land Suitability
20
Hazard Areas
20
Soils
20
Source of Water Supply
22
Slope Areas
22
Fragile Areas
22
Coastal Wetlands
22
Estuarine Waters
22
Public Trust Waters
23
Historic Sites
23
Areas with Resource Potential
23
1.6
Constraints: Capacity of Community Facilities
23
Water System
23
Sewer System
25
Street System
25
School System
25
Solid Waste
26
1.7
Estimated Demand
27
Section 2.0 Policy Statements
2.1
Resource Protection
29
2.2
Resorce Production and Management
30
2.3
Economic and Community Development
32
Types and Locations of Industries Desired
32
Local Commitment to Providing Services to Development
32
Redevelopment of Developed Areas
32
Commitment to -State and Federal Programs
36
Assistance to Channel Maintenance
36
Beach Nourishment
36
Types of Growth Patterns Desired
37
Energy Facility Siting and Development
37
Tourism or Waterfront Access
38
Section 3.0
Continuing Public Participation Policies
39
Section 4.0
Special Issues
4.1
Neuse River Water Quality
40
4.2
Waterfront Development
43
4.3
Annexation/Shopping Center
43
Section 5.0 Land Classification 47

LIST OF TABLES
Table
1
Population Trends, 1950-1980, New Bern, Craven
County and Township 8
3
Table
2
Housing Change for the City of New Bern, Township
8 and Craven County
5
Table
3
New Bern Planning Area Building Permits, 1975-80
5
Table
41/
Households by Enumeration District, 1980
7
Table
5
Civilian Labor Force Estimates, 1970-79
8
Table
6
Employment by Industry by Place of Work
9
Table
7
Major Manufacturing Employers in Craven County
10
Table
8
Retail Sales, 1968-1979
10
Table
9
Location of Retail Establishments,1977
11
Table
10
Existing Land Use, New Bern Planning Area,.1981
17
Table
11
Estimated Population By Traffic Zones 1975 and 1990
27
Tole
12
Annexation Qualification Criteria -Twin Rivers Mall
44
Table
13
Approzimate Annexation Revenue
45

Executive Summary
The 1981 New Bern Land Development Plan updates the 1976 Plan
with more current information and provides a more detailed analysis.
of land use and population trends. The purpose of this revision is to;
1) identify new or accelerating trends that may influence local policy
decisions during the next decade and 2) to begin a more detailed planning
_process by focusing on policy concerns of both the City and State
governments.
Reviewing the data from 1976 shows that the City has stabilized
its population decline. The City is in the middle of a twenty mile
urban corridor where eighty per cent of the County's population will
live by 1990. However, this identified several barriers to continued
growth. The Neuse and Trent Rivers have effectively blocked growth
in two directions. The Town of Trent Woods and the large amount of
land.owned or controlled by Weyerhauser to the west and north will
act to hinder continued growth in these directions. As an alternative
this plan addresses a policy for urban infill. This policy would
actively encourage more extensive and coordinated rehabilitation and
conservation activities.
Other major concerns addressed by this plan are the deteriorating
water quality of the Neuse River and the emerging issue of coal train
traffic through the City. The first issue will.impact the future of
the City for a number of years to come. New Bern sits at the end of
the 200 mile Neuse River watershed where wastewater and other forms
of run-off accumulate from cities as far away as Durham. Due to
the intergovernmental nature of the problem and need to gather more
scientific information, the requirement for a coordinated action
plan has been detailed.
The coal train issue arose when the Morehead City port became
an attractive site for export coal handling facilities. Preliminary
analyses from NCDOT indicated that short term impacts, while providing
annoyances, would not significantly impact the City. However, as the
frequency of trains increase, these impacts will become more severe.
The likelihood of this occurring has increased with the talk of
additional coal handling facilities to be built at Morehead.
The recommendations of this plan are aimed at redirecting
the City's efforts into a more cohesive revitalization and conservation
program as an alternative growth strategy. This strategy recognizes
the key position the City plays in the urban growth corridor and
seeks to provide a coherent policy to meet the problems of the 1980's.

Section 1.0 Data Collection and Analysis
Section 1.1 Information Base and Conclusions.
The information used for this land use plan update came from official
sources, such as the 1980 Census, and from locally collected field data.
In all cases, an effort was made to use comparable data sources found
' in the 1975 Land Use Plan. However, in several cases this was not
feasible. The 1970 and 1980 Census enumeration districts bear no
resemblance to each other rendering decade change analysis impossible.
Comparisons of existing land use data was not possible due to an incomplete
description of methodology for 1975. These discrepancies did not rule
out comparisons, but did block an analytical comparison. All cited
data sources are readily available for future updating purposes.
New Bern apparently is beginning to slow its population decline.
The Township 8 population estimates show a continuing growth, but even
with an ambitious annexation program the City is still not keeping pace
with the growth outside of its boundaries. This report suggests that
the City should begin to analyze its position in the Township for
several reasons:
1) The County's population for 1990 suggests that over 80% of the
population will live in Townships 5, 6, 7 and 8. This growth
will occur in a narrow corridor twenty miles long and three to
four miles wide. New Bern is located in the most critically
strategic location in the corridor.
2) The City's normal growth potential is greatly reduced by the
towns of River Bend and Trent Woods and the large amount of
Weyerhauser land.
.3) The encouragement of redevelopment and conservation activities
may provide an alternative to future growth problems.
The other major problem facing the City is the deteriorating water
quality of the Neuse River. Much of the growth in the New Bern area
has been attributed to the Neuse River. If the water quality continues
to decline, the area's attractiveness will decline and may also affect
City services, such as water and sewer, with increased treatment
requirements and costs.
The report suggests ways to deal with these problems and to develop
` the tools to utilize these land use policies in a manner that will prepare
the City for the future.
Section 1.2 Population
Table 1 contains data which shows population changes that have occurred
in New Bern over the past thirty years. For comparison purposes it also
shows population changes in Craven County and Township 8, of which New Bern
is a large part. In addition to New Bern, Township 8 includes the Town of
Trent Woods and several nearby subdivisions.
2

Probably the most notable data shown in Table 1 is that Craven County
has steadily gained population since 1950 whereas New Bern has slowly,
but steadily, lost population during the thirty year period. From 1950
to 1980 Craven County population increased by 41% but New Bern's population-
dropped,by 8%. To further illustrate the growth in County areas, one should
look at the County population change exclusive of New Bern's population.
This amounts to a 65% increase during the preceding thirty years.
And while New Bern has been experiencing a population decline,
the population in surrounding areas has increased considerably. In
fact, the population of Township 8 (exclusive of New Bern) grew from 3,140
in 1950 to 10,088 in 1980, which comes to an increase of 218%. A great
deal of Township 8 population growth has taken place in new subdivisions'
along the Trent River. Some of these subdivisions are located in the Town
of Trent Woods, whose population increased from 719 in 1970 to 1,175 in
1980, a 63.4% increase.
New Bern's population as a percentage of the County total.slipped from
32.4% in 1950 to 20.5% in 1980. On the other hand the population of
Township 8 (exclusive of New Bern),as a percentage of the County total
increased from only 6.4% in 1950 to 14.2% in 1980, once again illustrating
growth in areas surrounding New Bern.
One of the primary factors in New Bern's population decline was a
paralleling decrease in the average household size. In 1970 the -average
number of persons residing. in a household was 2.93. By 1980 this -figure
had dropped to 2.28 persons per household, In effect, New Bern experienced
a loss of one person for every two households. The lower population per
household is directly.related to declining birth rates and to an increasing
retirement age population.
Table 1
... Population Trends,
1950-1980, New
Bern, Craven County & Township 8
Twshp. 8
Twshp. 8 as
Craven
New
% of
(excl of
% of County (excl.
County
Bern
County
New Bern)
of New Bern)
1950
48,823
15,812
32.4
3,140
6.4
1960
58,773
15,717
26.7
4,969
8.45
% Chg.
20.4
-0.6
58.3
1970
62,554
14,656
23.4
6,456
10.32'
% Chg.
6.4
-6.8
29.9
1980
71,043
141-557
20.5
10,088
14.2
% Chg.
13.6
-0.1
56.3 .
Note: The population estimates contained in the 1976 CAMA Plan were not
used because of extreme over estimation.
r
.01
3

fir
At this time, the results of the 1980 Census which give age, sex
and racial breakdowns have not been published. Publication of that data
is not expected until late 1981. However, based on national trends, a
few assumptions can be made. First, the sex and racial.segments of.New
Bern's population have probably not changed significantly from
those presented on Table 3 in the 1976 New Bern CAMA Plan: Second, the
number of children of school age has probably decreased, thus
resulting in lower enrollments in the soon -to -be consolidated city -
county school system. This will be discussed further under "Constraints
to Development". When the 1980 Census data become available, these portions
of the analysis of population trends should be updated..
HOUSING TRENDS
Although New Bern's'population has been declining in the recent past,
surprisingly its housing stock has been growing. The 1980 Census indicates
there was a 17% increase in housing units since 1970 when New Bern's
housing stock grew from 5,432 units to 6,384. (See Table 2.) At the same
time the number of housing units in Township 8 (exclusive of New Bern)
increased by 79% from 1,994 in 1970 to 3,571 in 1980, providing additional
evidence of the suburban growth pattern in the New Bern area.
Some may find it difficult to understand how New Bern could have such,
a large increase in its housing stock yet still experience a decrease in .
population. However this can be accounted for by the coinciding decrease in
population per household as previously discussed.
Most of New Bern's increase in housing units can be attributed to areas
annexed during the 70's. Many of the annexations were located in an area
surrounded by Glenburnie-Road, Neuse Boulevard, Race Track Road, and
U.S. 70 Bypass.
Building permit records also substantiate the growth in New Bern's
housing stock (See Table 3). The Building Inspection Department records
indicate 577 housing units were constructed in New Bern's planning area
from 1975 to 1980. Single family housing starts outnumbered both multi-
family and mobile homes combined. A yearly average of 75.6 housing starts
was shown by the building permit records for the years"1975 through 1980.
It is important to note that the building permit records include New
Bern and its extraterritorial jurisdiction but the census records include only
New Bern.
Prior to 1975, 42% of all housing units in New Bern were built before
1940. A quarter (25%) were built between 1940 and 1949. Twenty-one percent
were built between 1950 and 1959, and another 17% were built in the 1960's.
Because the dates of construction of annexed housing units are unavailable
at this time, it is not possible to determine the relative ages of the total
housing stock. This will become available when the results of the 1980
Census are published sometime in late 1981.
4

A closer look at the location of 1980 housing units within the City is
presented on Table 2. Data for areas annexed in 1979 and 1980 was not
included in the table but will be published in the final census reports.
As can be seen, housing units are fairly evenly distributed throughout the
City. Of the 14 enumeration districts with households (E.D. 0310 has none)
five contain ±10% of the total occupied households (E.D.'s 0300,302,303T,
306T, 307). Except for E.D.'s 303U,306U and 309V, the rest of the E.D.'s
contain between 5 and 9% of the city's housing units. (Refer to Exhibit 1
for the location of the E.D.'s).
Table 2... Housing Change for the City of New Bern, Township 8 & Craven County,
1970-1980
HOUSING UNITS HOUSEHOLD SIZE
YEAR
CITY
TOWNSHIP*
1970
5432
1994
1980
6388
3571
% Chg.
17.6
79
Source: 1980 U.S. Census
*Exclusive of New Bern
COUNTY
CITY
TOWNSHIP*
COUNTY
18937
2.93
3.08
3.30
25549
.2.28
2.49
2.78
34.9
-22.2
-19.2
-15.8
Table 3... New Bern Planning Area Building Permits, 1975-1980
YEAR
SINGLE-FAMILY
MULTI -FAMILY
MOBILE HOMES
NON-RESIDENTIAL
1975
32
7
0
14
1976
56
3
0
17
1977
42
52
2
21
1978
78
8
9
24
1979
16
30
30
38
1980
.24
48
17
9
TOTALS
248
148
58
123
Source: New Bern Building Inspector
Note: Permits for residential uses represent housing units.
A-
K
a-
ir
5

1980
E.D.Boundaries
Housing Units
Vacancy Rate
301 O
HU 310
VR 5.2
1110,
`� 300
303T ` HU 582
HU 651 302
VR 4.0 �►� ���
L._ ._.
308 1^ ��, 303
HU 448 HU 122 1
VR 9.0
HU 649
311 j
/ 309T
EXHIBITI
HU
HU 462 e%� VR
VR 4.8 \
09
309U
HU 110 HU 474 VR 1.8
� �
VR 11.7
312\ i
VR 5.0 N VR 30,.j / A
L i /306 305
��. �.0 /y HU 203,
7 307 VU37�, / VR 8.
kR 5
HU 667 .8� ���
VR 7.9 �' 7 HU 30`
C 306T VR15.5
HU 623
I VR 15.Cl /
VR 10.7

1970
E D Boundaries
HU Housing Units EXHIBIT Z
�\ VR Vacancy Rate
ti
•, HU 202 \
VR 2.9 \
\ HU 378
\ VR 7.0
*41
AV,\ / \ �HU 322
�VR5.9 1 HU 36' \
_HU 205 `
HU 283 \/ VR 10.5 1 _VR 81 �l
I VR 1.8
� f HU 334_
I HU 450 1 HU 229 I
VR 4.3 �\ VR 6.4 VR
I ~ \ %-%� i VR 13.9
/ HU234
\ '
�K HU 160 U35 '
_VR 9.6 �_ HU_ 254 \ R1.1 �
� � J / HU 365
VR_8.0_.._ /
_. VR .10.9
HU 317
VR 12.9 1 HU 276
l
R.17.9 j
\ ` — / HU 226
J VR 8.9
�J

Table 4
... Households
by Enumeration District,
1980
Preliminary Census
Data*
Housing
E.D.
Units
% of City
Vacancy. Vacancy
Rate E.D. Pop.
% of City
0300
582
9.5
62
10.7
1294
9.3
0301
310
5.0
16
5.2
833
6.0
0302
649
10.6
58
9.0
1513
10.9
0303T
651
10.6
26
4.0
1712
12.3
0303U
122
2.0
4
3.3
309
2.2
0304
371
6.0
3
.8
1006
7.3
0305
470
7.6
70
15.5
848
6.1
ti
0306T
623
10.1
96
15.6
1279
9.2
0306U
203
3.3
17
8.5
456
3.3
0307
667
10.9
52
7.9
1347
9.7
0308
448
7.3
22
5.0
939
6.8
0309T
462
7.5
21
4.8
939
6.8
0309U
474
7.7
55
11.7
1086
7.8
0309V
110
1.8
2
1.8
313
2.3
0310
0
0
0
0
0
0
Total
6142
13874
Revised*6334
(+3.1)
14557
(+4.8)
*Since the preliminary Census counts were published, the U.S. Bureau of the
Census revised the total number of households city-wide and the population,
yet did not provide revised E.D. totals. The figures shown in parentheses
denote the relative increase between initial counts and revised. The data for
ED's 311 and 312 were not available in the preliminary data because of their
recent annexation.
It is of interest to note the vacancy rates (% vacant) of the various
E.D.'s. While the condition of housing by E.D.'s is not yet available from
the 1980 Census, vacancy rates fin excess of 8% (the City's 1980 vacancy rate)
may indicate areas which contain concentrations of substandard housing
conditions. It should be pointed out that a 7% vacancy rate generally
indicates that neither a surplus nor deficit in available housing stock exists.
The City's 8% is only slightly above that generally accepted "rule -of -thumb";
however, as presented below, many of the vacant units are considered
substandard.
Although the enumeration district boundaries were changed for the 1980
Census, it was considered appropriate to at least make a general comparison
of numbers of households and vacancy rates between 1970 and 1980. Exhibit 2
portrays these data for 1970. By comparing the two exhibits one can tell
where substandard housing was located in 1970 and see that in 1980, the E.D.'s
with high vacancy rates are in the same general location.
In 1975 a Survey of Housing Conditions was made as part of a Community
Development Block Grant application. Because it is beyond the scope of this
plan update to re -prepare, or update such a detailed housing survey (except
in the selected enumeration districts which will be studied as part of the
land use inventory model), the 1975 survey needs to be summarized here.
7

This survey found 672_housing units (124%) within the corporate limits
of New Bern to be in substandard condition. Over 420 of those units were
considered to be suitable for rehabilitation and 240 needed to be replaced,
according to the survey. Of the 672 substandard housing units, 415 were
vacant in 1975...257 were occupied. Only 0.8% (46) of the total housing
units at that time were vacant, standard units. This means that 7.7% of
all housing units (the 415 noted above) were vacant and substandard.
If the vacancy rates are similar in 1980 to those in 1975, the vacancy
rates shown on the 1980 exhibit would indicate substandard housing conditions
in E.D.'s 300, 302, 305, 306U, 306T, 307 and 309U. In fact the enumeration
districts with high vacancy rates do correspond to the enumeration districts
with substandard housing as shown in the Existing Land Use Analysis, Chapter II.
E.D. 309U was the lone exception as it had a high vacancy rate but did not
have any substandard housing. More detailed observations of housing conditions
are made in the Existing Land Use Analysis which follows later in this section.
ECONOMY
The 1975 New Bern Land Use Plan indicated that the local economy was stable,
based on employment trends within the New.Bern area over the last three decades.
At the writing of this plan update, the same statement can be made. Again,
while no 1980 Census data is available to ascertain whether or not the median
family income has increased ... or decreased..., it is obvious from data
available that economic growth is still occurring in the New Bern area.
Table 5... Civilian Labor Force Estimates, 1970-1979
% Change
% Change
1970
1975
170-175
1979
'75-179
Employment - Total
19,110
22,780
19.0
25,430
12.0
Agricultural
1,260
1,140
-10.0
840
-26.0
Nonag. Wage & Salary
15,580
19,170
23.0
21,810
14.0
All Other Nonag.
2,270
2,470
9.0
2,780
13.0
Unemployment - Total
1,120
1,590
42.0
1,150
-28.0
Rate
5.5.
6.5
18.0
4.3
-34.0
Total Civilian Labor Force 20,230 24,370 20.0 26,580 9.0
Source: 1970-1979 estimates, "N.C. Labor Force Estimates,", 1979, Bureau of
Employment Security Research, N.C. Employment Security Commission.
Note: All estimates are based on Place of Residence.
From the information in Table 5 several employment trends become evident. i
The most important trend is the continued growth in employment of Craven County
-residents, as total employment grew by 12% from 1975 to 1979 based on the
estimates presented in Table 5. It -is also important to point out the sharp j
decline in agricultural employment which is not surprising since it.is a
state and nationwide trend. Please remember that the data presented in
Table 5 includes only persons residing in Craven County, some of whom i
may work in surrounding counties.
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8

ti
Table 6 includes data on persons who work in Craven County, meaning it
contains persons who commute to work from outside of Craven County as well
as those who reside and work in Craven County. From Table 6 one can see
that most employment categories have experienced substantial gains in the
recent past with food and lumber and wood manufacturing being the exceptions.
Trade employment increased by the largest amount, as it grew by 1,700 from
1970 to 1979. It was followed by other manufacturing and government
employment,.which increased by 1,436 and 1,310 employees, respectively.
Undoubtedly, the gains in manufacturing employment have resulted in spin-
off growth in the nonmanufacturing fields.
Table 6...Employment by Industry by Place of Work, 1970-1979
% Change
% Change
INDUSTRY
1970
1975
170-175
1979
115-179
Manufacturing
2,800
3,060
9.3
4,290
40.2
Food
380
280
-26.3
260
-7.1
Textiles
470
240
-48.9
640
166.7
Lumber & Wood
560
450
-19.6
540
20.0
Other
1,300
1,970
51.5
2,730
38.6
Nonmanufacturing
14,460
16,640
15.1
18,580
11.7
Construction
860
880
2.3
900
2.3
Transp., Comm.,.Util.
860
850
-1.2
1,080
27.1
Trade
3,260
4,260
30.7
4,960
16.4
Fin., Ins., Real Est.
530
690
30.2
670
-2.9
Service
1,690
1,730
2.4
2,350
35.8
Government
7,160
8,080
12.9
8,470
4.8
Agri & Other
100
150
50.0
150
-0-
Source: Employment Security Commission of N.C.,.Annual Work Force Estimates
Manufacturing employment is often considered to be the. most important
indicator of economic growth. While New Bern and Craven County's manufacturing
establishments do not provide the most number of jobs of all the economic
sectors, they do provide a significant number of residents (and residents
from adjacent counties) with good paying employment opportunities. An example
of the area's continuing industrial growth was the announcement that
Stanadyne, Inc., located in Clark Is Industrial Park, plans to enlarge its
operation, creating 300 new jobs by the fall of 1981. Table 7
provides a listing of many of the major manufacturing employers in Craven
County.
The "most stable" employer in the New Bern area since 1940, according
z to the 1975 CAMA Plan was retail trade. Again, this statement is still
valid which should be exciting to New Bern residents, because a sound
industrial employment base coupled with a strong retail sector usually
indicates a very strong economy... usually indicating a lot of regional retail
market attraction. An indication of the strength of New Bern's retail trade
is shown in Table 8.
9

Table 7....Major Manufacturing Employers in Craven County
NAME
AMP - Hatteras Yachts
Barbour Boat Works
Clark Boat Company
Coca-Cola Bottling
Custom Laminations
Maola Milk & Ice Cream
Metal Specialties
Pepsi -Cola Bottling
Roberk Division of Parker
PRODUCT
yachts
shipbuilding & repair
sailboats
beverages
woodgrain plastics
dairy products
stainless steel strips
beverages
Hannefin Corporation wiper blades
Robert Bosch Power Tools industrial power tools
Visqueen polyester films
Weyerhaeuser Co. pulpwood &..framing products
H.W. Richardson railroad car repair
NARP aircraft rebuilding
Phillips Plating Co. metal plating
New Bern Garment Co. apparel
Metts Garment Co. apparel
Brinson Manufacturing Co. apparel
Hudson Manufacturing Co. apparel
EMPLOYEES
804
60
30
75
30
149
16
65
125
350
35
700
40
2000
28
100
125
60
80
Source: New Bern -Craven County Chamber of Commerce, "Information Packet"
Table 8....Retail Sales, 1968-1979, New Bern & Craven County
YEAR
NEW BERN
CRAVEN COUNTY
1968-69
$ 83,391,476
$113,805,840
1969-70
90,542,656
124,433,456
1970-71
95,547,866
133,785,446
1971-72
104,241,177
146,687,413
1972-73
136,476,762
194,954,676
1973-74
144,249,198
206,095,993
1974-75
164,018,185
234,754,261
1975-76
120,815,335
171,080,147
1976-77
176,450,765
257,545,553
1977-78
185,191,748
267,985,155
1978-79
208,605,876
296,421,932
Source: N.C. Department of Revenue
The figures shown on Table 8 have not been adjusted by the Consumer Price
Index (CPI), which provides a factor for inflation, yet even if it were to be
used, the volume of growth in this sector would be very much the same. Most
notable on this table i's1 the fact that between the '75-'76 and '78-'79
years Craven County's retail trade volume increased by 73.1%. In the same
time period New Bern's increased by 72.7%, indicating that the retail services
offered in New Bern account for the majority of all retail services in the
area: Additional support for this statement can be found in Table 9,
which shows that a majority of the retail establishments in Craven County
are located in New Bern. In the 1978-1979 year New Bern showed a volume
of $208.6 million compared to $296.4 million for Craven County as a whole..
This represented-71% of the County's total. Table 6 also provides evidence
of a strong retail sector witli trade employment increases of 30.7% and
16.4% between 1970-75 and 1975-801 respectively.
10
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r

The significance of the growth in both manufacturing and retail employ-
ment to future development decisions by the City of New Bern is the relative
allocation of land for these two economic activities compared to other land
uses. This is discussed further in the chapter, "Estimated Growth Demand".
The discussion of industrial and retail employment is not meant to
minimize the importance of the other economic sectors whose employment is
shown on Table 5. It is only intended to direct the attention of the
citizens of New Bern to the fact that growth in these two sectors of the
local economy can be expected to continue, and that their significance
related to both employment opportunities and future land use needs must
be considered if the public's interest is to be served at an optimum level.
Review -of the population and economic data suggest that New Bern
does not have a seasonal population. It is far enough inland to be removed
from the influx of coastal tourism.
Table 9...Location of Retail Establishments,.Craven County, 1977
Business
County
New
% of Co:
% of Co.
% of Co.
Type
Total
Bern
Total
Havelock
Total
Others
Total
Bldg. materials
24
15
63
4
17
5
21
Gen. mhse.
25
12
48
5
20
8
32
Food
124
65
52
17
14
42
36
Auto dealers
61
24
39
16
26
21
35
Gas stations
73
40
55
13
18
20
27
Apparel
38
32
84
,5
13
1
3
Furniture
46
23
50
15
33
8
17
Eating_
83
51
61
15
18
17
21
Drugstore
11
10
91
1
9
-
-
Misc.
117
71
61
28
24
18
25
Source: U.S. Census, Census of Retail, 1977
i

Section 1.3 Existing Land Use
INTRODUCTION
The term, "existing land use", refers to the present use being made of
the land. In order to determine how the land in New Bern and its extraterri-
torial planning jurisdiction is being used, it was considered necessary to
complete a "windshield survey" of the entire area. During January and
February of 1981 every street within the planning jurisdiction of New Bern
was driven by car by the City's consultant. In the following pages
descriptions of existing land uses are presented. These descriptions include
a very brief summary of land uses for each enumeration district within the
ti City, as well as discussions of problems of unplanned development, mixed,
incompatible land uses and the condition of residential development.
As part of the survey of existing land use general land use categories
were measured on scalable base maps provided by the City to determine the
relative acreages and percentage of land use.by each category. These
categories included residential, commercial, industrial, public/institutional
and vacant, undeveloped land.
GENERAL LAND USE ,BY ENUMERATION DISTRICT (Refer to exhibit showing 1980
enumeration district boundaries).
Enumeration District 305
Predominant land uses are evenly distributed between commercial and
residential uses. Public -institutional and industrial land uses occupy a
relatively smaller area. Commercial land uses, including most of New Bern's
central business district are concentrated in the southern half of this -
district. The residential uses are found predominantly between New Street
and Queen Street, an area that is contained within New Bern's historic
district. Scattered residential land uses are also found within the central
business district and to the north of Queen Street, where industrial and "heavy
commercial" land uses predominate. Many of the residential uses in this
part of the district are in substandard condition, a situation which could
threaten the stability of the residences within the historic district.
However, due to their historical and architectural value, many of these residences
had been rehabilitated for residential or commercial use in the recent past.
As mentioned above, industrial and "heavy commercial" land uses are
concentrated north of Queen Street becauseofaccess to railroad lines.
Bulk storage facilities for petroleum and fertilizer products were found
adjacent to the Neuse River.
Vacant land in this district was concentrated along the shoreline of the
Trent River, within New Bern's Community Development project area. The area
_ bounded by Queen, Howard, and Dunn Streets and the Neuse River also had a
significant amount of vacant land.
Enumeration District 300
The predominant land use in this district is residential. Most of the
housing is in standard condition, but appears to be in. either a static or
declining state, especially in areas near the railroad or nonresidential land
uses.
12

Along the riverfront between Dunn Street and Avenue D industrial and
commercial land uses exist. Several commercial uses are located on National
Avenue at its intersection with Watson and North Avenues. The national
cemetery and a city park are located on National Avenue.
Housing conditions in this district seem likely to deteriorate significantly .
in the future, if nonresidential land uses are increasingly mixed within the
residential areas. In addition-, the areas where mixed land uses currently
exist will cause qLdded difficulties in maintaining and upgrading housing
conditions. .
Enumeration District 302
r
The land use is predominantly residential, the exceptions being a number
of commercial uses scattered across the district. The area is characterized
by substandard housing conditions, narrow streets, and high density.
Enumeration District 306U
Residential and public -institutional uses occupy practically all of the
land within this district. Cedar Grove, Bern and Greenwood Cemetery, two City
recreation centers, and a city park are some of the public -institutional
land uses contained in this district. Housing conditions appear to be
evenly mixed between standard and substandard.
Commercial uses are concentrated along Queen Street, although several
are located in predominantly residential areas.
Enumeration District 306T
Land uses are mostly residential, followed by commercial and public -
institutional. The Tryon Palace state historic site and Trent Court Apartments
are the two largest single uses of land in this district.
Housing conditions range from standard to substandard. A number of
residential structures have been rehabilitated, for residential and commercial_
purposes.
Commercial uses are predominantly located along Pollock Street, Queen
Street, Hancock Street, and Broad Street. The lone industrial use is the
dry dock located on the riverfront adjacent to Tryon Palace.
Enumeration District 307
Residential uses occupied most of the land area within this district.
Substandard housing conditions predominate in the area east of First Street.
The remaining residential land uses appear to be in standard condition, but
could be considered static or declining.. There is a substantial amount of
vacant land, most of which is located in flood prone areas in proximity to the
Trent River and Lawson Creek.
Commercial land uses are located on New South Front Street, Neuse Boulevard,
and Trent Boulevard. Fort Totten Park and New Bern's public works facilities
are the only public -institutional land uses in this district.
13

Enumeration District 303T
Land use is predominantly residential within this district, however,
there is a substantial amount of commercial and public -institutional land use.
Generally, housing appears to be in standard condition, except along the
eastern edge of this district.
New Bern High School and Craven County Hospital are the largest public -
institutional land uses. Commercial land uses are located along Neuse
Boulevard and U.S. Highway 17.
Enumeration District 301
The predominant land use is residential, followed by commercial and public -
institutional. All housing units appear to be in standard condition.
Evergreen Cemetery and J.T. Barber Junior High School are the only public -
institutional land uses. Commercial land uses are located primarily
adjacent to Neuse Boulevard. Most vacant land is located between Forest
Hills subdivision and Oakland Gardens subdivision.
Enumeration District 309U
Vacant land makes up most of the land area in this district, followed
by residential, then commercial, and finally public -institutional. Holiday
City, the largest mobile home park in New Bern's planning area, is located
within this district. All housing conditions appeared to be in standard
condition.
Commercial land uses are located along U.S. 17, Glenburnie Road, and
Neuse Boulevard. Trent Park Elementary School, a city recreation center and
the city water treatment plant are the public -institutional land uses in this
district.
Enumeration District 308
Land use is almost entirely residential, with standard housing conditions
being the rule. Multi -family housing is located on Meadowbrook Avenue.
Commercial land use is located along Trent Boulevard, U.S. 17 and Grace
Avenue. Several acres of vacant land are located between Spencer Avenue
and the railroad line west of Seventh Street.
Enumeration District 309T
The predominant land use is residential, followed closely by vacant land,
then public -institutional and commercial. All housing appears to be in
standard condition. Even though Colony Drive, Roanoke Avenue, and other
residential streets in this area appear to have been recently constructed,
there are a number of places where these streets are crumbling and deteriorating.
A large number of apartments are located on the western end of Brunswick
Avenue. Brunswick Avenue is also the site for most of the commercial land use
in this district. Other commercial land uses are located along Glenburnie Road.
14

McDonald Junior High School and a fire station, both located adjacent to
Elizabeth Avenue, are the principal public -institutional land uses in this
district.
The vacant land within this district appears likely to be developed for,
residential or commercial purposes during the planning period. It is
expected. that development pressures will increase for commercial purposes for
the vacant land along Glenburnie Road, Brunswick Avenue, and Neuse Boulevard.
Enumeration District 311 1 r
This district was annexed into the City in 1979. Urban development is
concentrated on land adjacent to Neuse Boulevard. Streets leading off of
Neuse Boulevard are short and dead-end. The principal land use is residential,
with the remaining land equally divided between vacant, commercial, and
industrial uses. Residential uses appear to be in standard condition. They
are located in Pinecrest Subdivision except for a few residences along Neuse
Boulevard. A recently constructed apartment complex is located in the north-
western corner of this district just off Neuse Boulevard. Several mobile home
"parks" are located in this district adjacent to either conventional dwellings
and/or commercial development.
Commercial development in district 311 is concentrated on land next
to Neuse Boulevard in strip development fashion with the exception of a bulk
petroleum storage facility on Race Track Road adjacent to the railroad.
A lumber yard, metal scrap yard and Boshe Power Tools are the only
industrial land uses, and all front on Neuse Boulevard.
Vacant land, most of which has frontage on Neuse Boulevard, will probably
be developed for.commercial purposes in the near future. In addition many of
the residences along Neuse Boulevard may be converted to commercial use.
Enumeration District 312
The areas within E.D. 312 were in the extraterritorial jurisdiction until
1979 and 1980 when they were annexed by New Bern. Unlike all of the other
E.D.'s, this one is divided into three separate areas. One area contains
Craven Community College and two office buildings on Race Track Road. Another
area includes a part of Colony Estates Subdivision along with adjoining
commercial development on Race Track Road.
The final area consists of one commercial use on U.S. 17 adjacent to Twin
Rivers Mall.
Additional residential development is anticipated in Parrott Park
Subdivision and commercial development is expected to occur in the triangle j
surrounded by.Race Track Road, Glenburnie Road, and U.S. 70 Bypass. These
were the only vacant land areas in E.D. 312.
Enumeration District 303U
District 303U is located near the geographic center of New Bern. It is
bounded by Miller Street on the East, Bay Street on the South, Third Avenue
on the West, and Cedar Street on the North.
Land use is entirely residential and is generally in substandard condition.
The area is characterized generally by high density development on narrow streets.
15

Enumeration District 304
Residential land uses occupy most of the land in this district. Craven
Terrace Apartments, owned by the New Bern Housing Authority, is the
primary residential use.
Commercial land use is located along Broad Street in strip development
fashion.
Enumeration District 309V
i
ti Longview Drive on the East, Elizabeth`Avenue•on the South, Karen Drive on the
West, and Neuse Boulevard on the North are the boundaries of E.D. 309V.
This is one of the smallest E.D.'s in New Bern as most of the others are two to
four times larger.
The predominant land use was single-family residential, but a small number of
apartments were located on Karen Drive. All housing was in standard condition.
The only commercial land use was located on Trent Boulevard along with a
few vacant lots which probably will be developed for commercial use during the
planning period.
Extraterritorial Jurisdiction
Land use in the extraterritorial jurisdiction was similar in many respects
to that within the city limits except that development has occurred at a lower
density because of an absence of sanitary sewer. There were several areas
where mixed land use was evident, such ,as Oakside, Pembroke, Edgerton Heights
Subdivisons, and along the state roads and highways. These same areas had
a substantial number of dirt streets and substandard housing. There areas are
also identified as flood prone according to the federal flood insurance program.
All of these areas were platted and substantially developed before New Bern
enacted land use regulations which helps explain many_of the problems.
Several areas within the extraterritorial jurisdiction deserve additional
consideration because of the potential for land use compatibility problems.
The area surrounding Martin -Marietta rock quarry and the Department of
Transportation maintenance yard on Glenburnie Road is the most obvious.. These
land uses will operate as a constraint to some types of development on
adjoining tracts, particularly residential development.
Development in the extraterritorial jurisdiction during the planning period
will probably be concentrated withinvseveral identifiable areas. Residential
development should continue in Olde Town Subdivision and adjoining areas and
in the area west of Race Track Road. Commercial development should continue
on U.S. 17, Trent Boulevard, and possibly along U.S. 70 Bypass where limited
access may act as a restraint. The industrial area on Stanley Boulevard is
expected to be the location of future industrial development.
16

SUMMARY
Existing land use patterns in New Bern can best be described generally as
mixed in older sections with strip development along most major thoroughfares
characterizing commercial development. Both of these characterizations
were observed in the 1976 CAMA Land Use -Plan. They persist five years later.
The consultant's field observations regarding the location and extent of
substandard housing conditions through the City tend to show that the conditions
described in the 1976 Plan also persist. Some alternative solutions to the
problems of mixed incompatible land uses, strip commercial development and
substandard housing conditions will be discussed at length in later chapters.
It is sufficient to state here that most of the land use problems noted in this
analysis are the result of development which took place prior to the City's.
adoption of either the zoning ordinance or subdivision regulations. Restated,
these problems are the results of "unplanned development". Strip commercial
development is the only major land use problem which has continued to develop
in spite of the adoption and enforcement of -the land use regulating instruments.
In order to determine spatial relationships of the various land uses, each
general use was measured and planning area totals were prepared. Table 10
reflects the results of this. As can be seen, residential uses of the land
take up 59% of all developed land.in the planning area ... far and away the
predominant land use. Commercial uses made up 20%, government/institutional
made up 15% and industrial land made up 6%.
Table 10... Existing Land Use, New Bern Planning Area
Land Use Category # of Acres o of Total Developed
Residential
1,629
59%
Commercial
545
200
Government & Institutional
424
15%
Industrial
172
6%
Total Developed
2,770
100%
Undeveloped
3,819
-
Total
6,589
-
An effort was made to compare these relationships to those developed in the
1976 CAMA Plan. Unfortunately, this proved to be of little value due to the
fact that the methodology used in 1976 was not described. For example, in 1976,
64.9% of all developed land was shown as residential, 12% commercial, 10.7%
industrial and 10.5% government/institutional. A comparison of these figures
with those shown on Table 10 indicates there may be discrepancies. It is
felt, however, that the relationships shown on Table 10 can be used in
determining future land needs in a later chapter of this report.
17

Section 1.4 Current Plans, Policies and Regulations
Existing Local Plans and Policies
a) 1975 CAMA Land Use Plan - This document represented an upgrading of
previous plans and, for the first time, identified the critical
sensitive environmental areas of the City.
b) zoning Ordinance and Subdivision Regulations — These documents have
provided the primary land regulatory tool employed by the City.
c) Community Development Program - Since 1975, New Bern has participated
in the Community Development Program primarily for public improvements
and housing rehabilitation.
d) Flood Hazard Controls - The City is participating in the Federal .
Insurance Administration's Flood Insurance Program which regulates
the construction of structures in designated flood hazard areas.
e) Annexation Feasibility Study - This 1978 study investigatedseveral
contiguous outlying areas to determine -their suitability for
annexation.
f)_ A Utility Cost Analysis and Rate Study 1979
g) A Major Thoroughfare Plan prepared: in 1978.
h) A 201 Wastewater Facilities Plan.
i) A CBD - Waterfront Development study which was helpful in establishing
the Swiss Bear, Inc., a private downtown development group.
j) The City is also participating in the National Main Streets Program
and in a newly established historic district.
The City has had for sometime a well trained staff to administer
and enforce the above documents, including a City Planner, Engineer and
Building Inspectors. valuable assistance is provided through various
citizen boards such as the Planning Board and Historic District Commission.
The following is a list of relevant federal and state regulations
affecting coastal land and water resources.
Department of Natural Resources and Community Development - Permits to
discharge to surface waters or operate wastewater treatment plants or oil
discharge permits; NPDES Permits, (G.S. 143-215)
Division of Environmental Management - Permits for septic tanks with a
capacity over 3,000 gallons/day (G.S. 143-215.3)
Permits for withdrawal of.surface or ground waters in capacity use areas
(G.S. 143-215.15)
i
i
Permits for air pollution abatement facilities and sources (G.S. 143-215.108)
Permits for construction of complex sources; e.g. parking lots, subdivisions,
stadiums, etc. (G.S. 143-215.109)
18

Permits for construction of a well over 1001000 gallons/day (G.S. 87-88)
Department,of Natural Resources and Community Development - Office of Coastal
Management - Permits"to dredge and/or fill in estuarine waters, tidelands,
etc. (G.S. 113-229)
Permits to undertake development in Areas of Environmental Concern
(G.S. 113A-118) Note: Minor development permits are issued by the local.
government.
Department of Natural Resources and Community Development - Division of
Earth Resources —Permits to alter or construct a dam (G.S. 143-215.66)
Permits to mine (G.S. 74-51)
Permits to drill .an explanatory oil or gas well (G.S. 113-381)
Permits to conduct geophysical exploration (G.S. 113-391)
Sedimentation erosion control plans for any land disturbing activity of.
over one contiguous acre (G.S. 113A-54)
Department of Natural Resources and Community Development - Secretary
of NRCD - Permits to construct an oil refinery
Department of Administration - Easements to fill where lands are proposed
to be raised above the normal high water mark of navigable waters by
filling (G.S. 146.6(c))
Department of Human Resources - Approval to operate a solid waste disposal
site or facility (G.S. 130-166.16)
Approval for construction of any public water supply facility that furnishes
water to ten or more residences (G.S. 130-160.1)
Army Corps of Engineers (Department of Defense) - Permits required under
Section 9 and 10 of the Rivers and Harbors Act of 1899; permits to construct
in navigable waters.
Permits required under Section 103 of the Marine Protection, Research
and Sanctuaries Act of 1972
Permits required under Section 404 of the Federal Water Pollution Control
Act of 1972; permits to undertake dredging and/or filling activities.
Coast Guard (Department of Transportation) - Permits for bridges, causeways, `
pipelines over navigable waters; required under the General Bridge
Act of 1946 and the Rivers and Harbors Act of 1899.
Deep water port permits.
Geological Survey - Bureau of Land Management (Department of Interior) -
Permits required for off -shore drilling.
Approvals of OCS pipeline corridor rights -of -way.
19

r�
Nuclear Regulatory Commission - Licenses for siting, construction and operation
of nuclear power plants; required under the Atomic Energy Act of 1954
and Title II of the Energy Reorganization Act of 1974.
Federal Energy Regulatory Commission - Permits for construction, operation
and maintenance of interstate pipelines facilities required under the
Natural Gas Act of 1938.
Orders of interconnection of electric transmission facilities under
Section 202 (b) of the Federal Power Act.
Permission required for abandonment of natural-gas pipeline and associated
facilities under Section 7C (b) of the Natural Gas Act of 1938.
Section 1.5 Constraints: Land Suitability
Physical Limitations to Development
Hazard Areas
Two types of hazard areas can be distinguished in the New Bern planning
area; man-made and natural hazards. Simmons-Nott Airport and bulk fuel
storage plants constitute the only potential man-made hazards. The
only natural hazard present is flood prone areas.
Actually the Simmons-Nott Airport poses few, if any, limitations
for land use in the New Bern planning jurisdiction, -since the airport
is located across the Trent River outside of New Bern's jurisdiction.
In fact, the approach pattern for the main runway does.not cross land
in New Bern's jurisdiction and air traffic is limited primarily to prop -
driven aircraft. The greatest impact on New Bern land use results from
noise generated by prop -driven aircraft using the secondary runway.
The increase in train traffic through the City is beginning to
constitute a man-made hazard. The consequences of this hazard are
discussed elsewhere in this report.
Bulk fuel storage plants represent a significant hazard to property
and life because of the possibility of spills, fire and/or explosions.
Several above ground storage plants are situated in relatively
close proximity to commercial or residential land uses or the shore-
line of the Neuse River. The New Bern City Code presently requires
above ground storage facilities to provide a 100 foot setback from all
property lines.
Soils
Soil characteristics are one of the most important considerations
when determining the suitability of land for development. Soils can
often have an adverse effect on the foundations of buildings and streets,
drainage of stormwater, and wastewater disposal.
20

Presently the Soil Conservation Service is preparing a detailed
soil map and report of Craven County and New Bern. According to
information prepared to date, each soil type in the New Bern planning
area poses a severe limitation for use of septic tank filter fields,
mainly because of excessive soil wetness. Many of the soil types also
present limitations to building development, with excessive wetness
being the major problem again.
Exhibit 4 depicts the location of the various soil associations
in the New Bern Planning area. The following listing contains the name
of each of these soil associations and a description of their
respective limitations to urban development. The numbers on the general
soils map correspond to the numbers in the listing below.
Soil Association
Suitability for Septic Tanks and Building Development
1. Lenoir -Craven -Leaf
2. Leaf-Bayboro
3. Altavista-Augusta-Tomotley
4. Rains-Pantego-Torhunta
5. Lynchburg -Goldsboro -Rains
6. Deloss-Tomotley
7. Dare-Murvill-Leon
8. Seabrook -Tarboro -Arapahoe
9. Croatan-Dare
10. Masontown=Muckalee=Dorovan
suited to poorly suited
poorly suited
fair to poorly suited
poorly suited
fair to poorly suited
poorly suited
poorly suited
well, fair, and poorly suited
poorly suited
poorly suited
Although this list indicates soils in New Bern and Craven County
present a major obstable to"urban development, it is important to point
out that soils in a particular association can have characteristics
different from those of the overall association. For instance, in the
Seabrook -Tarboro -Arapahoe soil association the Tarboro soils are well
suited for.building development but the Arapahoe soils are poorly suited
for building development. Because of these variations within the soil
associations it is important to always provide specific site testing
of soil characteristics prior to beginning a development project.
In many instances these soil limitations can be overcome with artificial
drainage.
Conversations with local officials revealed that several develop- .
ments in the New Bern planning area were experiencing.problems because of
inadequate consideration of soil capacities. Woodrow, Pembroke,
and Edgerton Heights subdivisions were originally subdivided into lots
that are now considered too small for individual wells and septic
tanks. As a result some residences have problems with their septic
tanks and permits for new septic tanks and dwellings cannot be granted
unless lots are combined. In Southgate subdivision there are problems
with septic tanks and surface drainage even though large lots
were provided in the original subdivision plan.
21

Source of Water Supply
New Bern's water supply is provided by wells located in Cove City,
which is approximately seventeen miles west of New Bern. From these wells
in Cove City the water is gravity fed to a pumping station in New Bern
where it is treated and then distributed citywide.
According to New Bern's '201' Facilities Plan the wells pump from
a deep formation called the Black Creek acquifer. The water quality is
considered excellent. Most of the fresh water in lower acquifers such
as Black Creek, enter the formations in the Piedmont area of North Carolina.
Slope Areas
CAMA guidelines specify that lands with a predominant slope in excess
of 12% shall be identified. There are not.areas within New Bern's planning
jurisdiction which fit this description.
Fragile Areas
There are a number of areas in New Bern's jurisdiction that are
termed "fragile" by the CAMA planning guidelines. These include areas
that are defined by law, such coastal wetlands, estuarine waters and
public trust areas and those that could be nominated as areas of
environmental concern that are of special local concern. The former
category includes those areas that have a unique environmental interest
to all residents in coastal areas, while the latter have a more restricted
area, such as a wooded swamp.
Coastal Wetlands
Coastal wetlands, or high tide marshlands, are found adjacent to
the Neuse and Trent Rivers in two separate locations. The largest wetland
area adjoins the Trent River and Lawson Creek, containing approximately 214
acres. Another wetland area is located on -the western side of the Neuse
River eastward from Woodrow subdivision. The primary plant specie in
both areas is cordgrass (spartina alterniflora).
These marshes provide habitat for wildlife and waterfowl and act as
a deterrent to shoreline erosion and sediment run-off.
Estuarine Waters
Estuarine waters in New Bern's jurisdiction are those areas of the
Neuse and Trent Rivers between the city limits and the mean high.water
mark, the high water mark being described as the clear line impressed
on the land adjacent.to the rivers. Generally the New Bern city limits
extend about 300 feet from the high water mark into the.Neuse and Trent
Rivers. Estuarine waters are bordered by estuarine shoreline (another
legally defined AEC for a distance of 75 feet inland).
These estuarine waters are among the most productive natural
environments in North Carolina. Many fish and shellfish species spend
all or part of their life cycle in estuarine waters. The water areas
are used for commercial and recreational navigation, water sports,
and in addition provide aesthetic benefits.
22

Public Trust Waters
These are legally defined areas of environmental concern that have
a public right to navigation and'recreation. The concern is that uses
such as bulkheads and marinas, which must utilize public trust areas,
do so without voiding the public interest in these areas.
Historic Sites
The CAMA guidelines consider properties listed on the National Register, "
historic places or properties owned, managed, or assisted by the State
of North Carolina pursuant to G.S. 121, and properties designated as
National Historic Landmarks as historic sites. New Bern has many
structures that have been individually listed on the National Register
as well as the local historic zoning district. Exhibit 3b presents the
boundaries of the New Bern Historic District. A list of the individual
structures on the National Register is provided in Appendix A.
Areas with Resource Potential
Agricultural lands, potentially valuable mineral sites, public forests,
parks, fish and gamelands, and private wildlife sanctuaries are identified
as areas with resource potential by the CAMA guidelines.
Probably less than 100 acres of land are used for agricultural
purposes in New Bern's planning area and except for a mineral site there
are no'other.areas with resource potential.
The lone mineral site is located on the west side of N. Glenburnie
Road. It is a strip limestone mine that has been in operation for over
25 years and covers about 200 acres. Presently there is relatively
little urban development in this vicinity. However, development pressures
in the area will undoubtedly increase in the future, possibly creating
land use compatibility problems. Protection for the quarry site will
protect not only this resource site but will prevent future problems.
Section 1.6 Constraints: Capacity of Community Facilities
This section will discuss the City of New Bern's capability to
provide services to its residents. Specifically, this discussion will
examine the current use and capacities of the water and sewer system,
schools and major roads.
Water System
As stated earlier in this chapter, -New Bern's water supply comes from "
deep wells located in Cove City. The wells are capable of providing 8
million gallons per day. The City has a standpipe storage capacity of
1 million gallons at the Cove City well site and 1.3 million gallons
in town storage capacity. The water supply is by subsurface withdrawal
via designated capacity use area.
Recent estimates place average water consumption at about 3 million
gallons per day, or 37.5% of existing capacity. The storage capacity is
considered inadequate for fire protection purposes yet the City does not
plan to add storage space in the immediate future.
23

The water system serves all urban developed areas within the corporate
limits as well as approximately 900 customers outside the City limits.
Sewer System
The City of New Bern wastewater treatment plant has a design capacity
of 4 million gallons per day. Current flow at the treatment plant is
approximately 2.5 million gallons per day,:which is-almost'63% of capacity.
New Bern has adopted a '201' Wastewater Facilities Plan and it contains
a detailed analysis of New Bern's sewer needs through the year 2000.
Expansion of the treatment plant's capacity to 5 million gallons per
day is the first major improvement proposed in the plan. However,, this
probably will not be necessary for at least five years unless a wet
industry connects to the system.
All urban developed areas inside -the City limits are served by the
municipal sewer system. There are also several areas outside the City
limits that are served by the sewer system.
Street System
The North Carolina Department of Transportation has prepared a
Transportation Plan for a study area including New Bern, Trent Woods,
and Bridgeton, which was adopted in 1978 by all three municipalities
and the Board of Transportation. The plan contains eighteen recommendations
for street and highway improvements through the year 2000 based on economic
and population growth anticipated during the planning period. Some
of the recommended improvements will be the responsibility of the
municipalities while others will fall on the Board of Transportation.
Although the plan does not identify any existing deficiencies in the
street network, it does list seven streets that are expected to be over-
capacity by the year 2000. They are: 1) Broad Street Bridge, 2) Glenburnie
Road, 3) Trent Boulevard, 4) U.S. 70 East, 5) U.S. 17 North,
6) Pollock Street, and 7) Oaks Road. Therefore it is crucial that the
Thoroughfare Plan recommendations are implemented in order to reduce the
demand on these streets.
New Bern's subdivision and zoning ordinance are probably the best
tools for implementing the local responsibilities of the plan. The
subdivision ordinance can require that subdivision street development occurs
in accordance with the plan and zoning can be used to protect thoroughfares
from strip development.
School System
Beginning with the 1981-1982 school year, all public schools in Craven
County and New Bern will fall under the jurisdiction of the Craven County
Board of Education. In the past, schools for New Bern residents had been
separate from those for Craven County. Even with the merger of the school
systems it is expected that tnost New Bern residents will continue attending
their same school.
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The 1980 enrollments and
capacities of the New
Bern City schools
are listed below.
Enrollment
Capacity
Bangert Elementary
563
600
Trent Park Elementary
.694
600
F.R. Danyus Elementary
359
425
Oaks Road Elementary
655
600
H.J. McDonald -Riddle School
1294
1300
J.T. Barber Junior High
462
600
New Bern High
1371
1300 ~
Most of the schools are within capacity and those that are not within
capacity provide mobile classrooms. A vocational education and fine arts
building at the High School and classroom space for exceptional children
at Trent Park and Oaks Road are considered the most pressing needs.
School enrollment for the 1980-1981 school year was down 200 pupils
from the previous year. State Board of Education projections indicate
a steady enrollment for the coming years. The merger of the systems
will not generate a need for additional school space according to the
New Bern School Superintendent.
Solid Waste
The City utilizes a private contractor to collect solid wastes
and deliver them to the County landfill site.
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Section 1.7 Estimated Demand
As Table 1 suggests, the population of the City has been steadily
declining over the past thirty years. From having almost one-third
of the County's population in 1950, the City's share of the County
population has decreased to one -fifth. During this same period,•the
_County grew by 41.5%, while Township 8 only grew by 25.4% and the City
actually lost population. The estimated demand for future services
should remain stable over the next decade. Although City population
may not keep pace with suburban growth, the City of New Bern will still
provide the services required by the area - water, sewer, transportation
and employment. ,
. A basic trend line analysis suggests a 1990 New Bern population of
13,967, without taking into account any future annexations. This
projection does not take into account other factors that would tend to
encourage growth inside the City's boundaries, such as generally lower
cost housing (especially attractive in times of high interest), the
historic district and general neighborhood conservation. All things
point to a decade of'increased demand for city services because of the city's
key provider role even in the face of possible future loss. This will
require a more extraordinary effort on the City's part to provide
efficient and productive services.
The 1978 Thoroughfare Plan,.while projecting a very optimistic
1990 population forecast, also suggested a more rapid increase in suburban
development. For example, the 1975 population located in the in -city .
traffic zones represented 54.8% of the study population (New Bern,
Bridgeton, Trent Woods and James City). By 1990 this.would drop to
51.6%. A further breakdown of this data is contained in Table 11.
Table 11... Estimated Population by Traffic Zones, City of New Bern
1975 and 1995
In -City Suburban Township 8 Remainder
(Zones 1=15 (Zones 16 & 18-26) (Zones 27-35)
and 17)
1975 13,896 7,622 3,836
1995 17,362 11,894 4,390
% Increase 24.9 56.0 66.0
These growth rates were based on the following assumptions from
~ NCDOT planners.
"Large portions of Craven County are,unsuitable or unavailable
for growth. There is a large.proportion of flood plain in the
County; also the Croatan National Forest and the Cherry Point
Marine Air Station occupy much of the southern part of the
County. This preemption of land serves to 'channel' development
into the New Bern area and into the U.S. 17 and U.S. 70 corridors.
As a result, it is expected that the population of Craven County
will become increasingly urbanized..."
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Their land use projections indicate that most of the residential growth
would occur on the periphery of the currently developed areas. This
assumption therefore requires a continuation of the aggressive annexation
policies of the past or a further loss of population to Trent Woods
and River Bend.
However, during the cour$e of the development of this plan another
scenerio was discussed. The`City of New Bern is very obviously
confined to a narrow growth area by the presence of the two rivers,
Trent Woods and the large amount of forest land owned by Weyerhauser
in western Township 8. The major growth areas represent those large
vacant areas between Simmons and Racetrack Roads. As this land becomes
developed, in rather low density based on current zoning patterns, the
timing of'development will occur only when timber land is converted
to developable property. Another alternative to continued growth in
a continually restricted area would be to encourage development in the
older portions of the City. A later section on redevelopment describes
the views of the Planning Board on the need to encourage neighborhood
conservation and rehabilitation as an alternative growth policy. A dual
policy.encouraging urban in -fill and development of outer vacant,areas
represents a viable means to meet all the future land use needs.
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Section 2.0 Policy Statements
Section 2.1 Resource Protection
Types of land uses appropriate within AEC's
As discussed in Chapter III, "Constraints to Development", the Areas
of Environmental Concern (AEC) within New Bern's planning jurisdiction
are the estuarine waters and shorelines of the Neuse and Trent Rivers,
and Jack Smith Creek, Lawson Creek, and Renny's Creek to points on these
water bodies where ocean tides no longer affect these streams. There
are a number of state and federal laws which regulate the types
of land use permitted in an AEC (See "Current Regulations" in Chapter .
II).
The Areas of Environmental Concern along the Trent are for the most
part controlled by the City of'New Bern. Appropriate uses have been
restricted to those in the approved urban renewal plan. After a
misunderstanding at Lawson Creek Park, the City is taking care in -policing
all development proposals in AEC's.. The City's policy in regard,to
appropriate land uses in the AEC's is to restrict development to
those uses, such as marinas, piers, docks and bulkheads, that will
prompt the public's interest in maintaining the critical areas of
concern. This statement is consistent with all other existing or
contemplated plans or programs, that may involve areas known as
coastal wetlands, estuarine waters and shorelines and public trust
waters. While there is no current effort to nominate local AEC's,
the City is extending similar protection to its historic district
and surrounding areas.
Constraints to Development
The physical constraints to development in New Bern's'planning area
were identified as poor soils and flood prone areas in Chapter III.
These development constraints have been recognized by the City of New Bern
and Craven County and are addressed through a flood plain zoning ordinance,
a wastewater disposal ordinance, and a subdivision ordinance.
New Bern's flood hazard areas have been mapped by the Federal Emergency
Management Administration and land uses in these areas are managed by a flood
plain zoning ordinance prepared in accordance with federal regulations.
A wastewater disposal ordinance has been adopted by Craven County,
and, through coordination with New Bern, zoning and building inspection
officials, land development is permitted only when adequate wastewater disposal'
(septic tanks, sewer) is provided. 'The County will not issue a wastewater
disposal permit in New Bern's jurisdiction without first receiving a zoning
permit from New Bern.
The New Bern Subdivision Ordinance provides the City an opportunity
to address soil and flood problems before land is platted for development.
The ordinance requires a prospective subdivider to give evidence of adequate
provision.for wastewater disposal, drainage'of surface water, and flood
protection.
O7

Other Hazardous or Fragile Areas
Freshwater wetlands, historic properties, and bulk storage facilities
are the only other hazardous or fragile areas within New Bern's jurisdiction.
Presently, New Bern has an established policy for historic properties and
bulk storage facilities.
A local historic zoning district was enacted by the City of New Bern
in 1980. The district prescribes various architectural standards r..
for properties in the historic zoning district. In addition there are a
number of properties on the National Register of Historic Places, which
are protected by Federal statutes.
Bulk storage of flammable and explosive materials is restricted to
several districts which are defined in Section 9-30 of the New Bern
City Code. In addition, the zoning ordinance requires aboveground
storage tanks to be located no less than 100 feet from the nearest
property line.
Hurricane and Flood Evacuation
New Bern and Craven County have jointly adopted the "Craven County
Hurricane Evacuation Plan". This plan established a course of action
for Craven County residents in the event of natural disasters such as
hurricanes, floods, or tornadoes.
Section 2.2 Resource Production and Management
Although the forestry and agricultural industries are important parts
of the regional economy, very little land is used for agricultural or
forest production in New Bern's planning area. Lands which are presently
used for agricultural or forest production will provide needed space
for urban development in the future. New Bern does not consider it
necessary to adopt policies to prevent conversion of these lands to
urban use.
One area in New Bern's planning jurisdiction has been identified as
a productive mineral site, the Martin -Marietta Company limestone quarry
on the west side of N. Glenburnie Road. The quarry is important because
it provides limestone for a multi -county area. It is located in an area
which is relatively undeveloped and has not caused problems with adjoining
land uses. The limestone quarry has not been a land use issue and is
not considered an issue now. Since mining operations are regulated by
the State and Federal governments, New Bern finds a policy on mining
inappropriate and unnecessary. r
Off -road Vehicles
. As mandated by the CAMA guidelines, New Bern considered the question
of off -road vehicles and determined their use has little, if -any, impact
on land use. ORV's in New Bern's jurisdiction are used principally for
farming, hunting, and forestry as a means of access to private land.
A policy for use of ORV's was considered unnecessary primarily because
adverse impact on�land use has not been documented.
30

Commercial and Recreational Fisheries
The deteriorating water quality of the Neuse River -is not only
impacting on future growth, but is also beginning to have an influence
on recreational uses. While New Bern is not a large commercial fish
market, fishing has always represented a major element to the area.
The concern over declining water quality is equally expressed when
fish kills begin to happen more frequently. There is evidence,
through creel studies, suggesting a declining quality of fish
catches. f
The City is concerned over this issue and feels that it is related
to the water quality issue. Until work can be done to clean up the
river, the City regrettably feels that commercial and recreational
fishing will become less important to the area.
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Section 2.3 Economic and Community Development
The New Bern Zoning Ordinance establishes the types of development which
are encouraged and permitted within the planning area. In addition, New
Bern has a Community Development Block Grant program aimed at neighborhood
improvements and a downtown revitalization program. The County has a full
time industrial recruiting organization and an industrial park with
vacant land space available is located near New Bern. It has been demonstrated
before that existing facilities are sufficient to service new developments.
Types and Locations of Industries Desired
Sections 5.12 and 5.13 of the New Bern Zoning Ordinance contain a listing
of industries permitted in New Bern's planning jurisdiction. Industrial uses
such as boat manufacturers, food processors, lumberyards, and pharmaceutical
producers are allowed. The alternative locations for industrial uses are
presented on New Bern's zoning map. Present zoning policy relative.to industrial.
uses is considered satisfactory.
Local Commitment to Providing Services to Development
Existing policy for provision of water and sewer services, as stated in
Sections 19-19, 19-20 and 19-21 of the New Bern City Code, requires a
prospective developer to install water and sewer according to city specifications
and at the developer's expense unless the City chooses to pay the expenses.
Prior to connecting with New Bern's water and sewer system, the owner of the
property if it is located outside the city limits, must submit a petition
requesting annexation into the New Bern city limits. After the water and
sewer lines are installed they are conveyed to the City for maintenance.
A number of annexations have been adopted as` -a result of this policy.
Redevelopnent of Developed Areas
Commitment to redevelopment has long been a high priority in New Bern..
Community Development Block Grant funds have been used for housing
rehabilitation, demolition of dilapidated structures, and improvements
in City services such as streets, storm drainage, recreation facilities,
and sidewalks. New Bern remains committed to a continuation of this program.
New Bern recently received approval for the National Main Street
Demonstration Program which will add valuable resources to the City's
downtown.redevelopment efforts. As part of New Bern's main street application
a listing of problems and objectives to be addressed by the program were
documented. The primary objectives of the program are as follows: parking
and pedestrian facility improvements, building preservation and restoration,
pedestrian and visual access to the Neuse River waterfront, and provision
of housing opportunities in the downtown.
A special tax district, covering the central business district, has been
established to provide additional monies for public improvements in the
downtown. New Bern's staff provides technical assistance to merchants and
property owners and recently applied for an Urban Development Action Grant
(UDAG). New Bern has adopted a local historic zoning district which
establishes architectural guidelines intended to preserve and enhance the
character of the historic district. Private groups, such as the Historic
New Bern Foundation and Swiss Bear, are also active in redevelopment and
32

preservation projects. In fact, Swiss Bear has provided for a full time
downtown manager.
The Planning Board also discussed redevelopment as an alternative
growth strategy. The following was presented to the Board as a
memorandum on neighborhood conservation and how they might be used in
the development.of a locally inspired and funded redevelopment policy.
NEIGHBORHOOD CONSERVATION
The general descriptions of%the stages in -the neighborhood change
process found in Appendix B can be a handy tool to locate where specific
neighborhoods are located in the cycle. While some of the descriptions
represent subjective values and others are'more commonly found in
northeastern cities, these descriptors are useful in setting the stage
for discussing neighborhood conservation.
Within the last five years, and especially since the neighborhood
strategy area concept in the 1977 Community Development Program amendments,
a good detail of attention has been placed on urban infill ("the economic
use of vacant land in already urbanized areas where water, sewer and other
public services are in place") and neighborhood conservation (essentially
the same idea as urban infill but applied to a larger area). During the
past decade and a half, the primary emphasis for neighborhood conservation
came from the federal',government through the urban renewal program and the
Community. Development Block Grant program. While these efforts provided
funds to acquire blighted property, rehabilitate housing and improve
services, they were (and still are) usually geared to very low income
areas that may have reached a point of no return. As a point for
discussion, a city may also need to examine transitional areas where the
impetus for improvement may be found within the residents as well as in
City Hall.
If, in fact, the City of New Bern accepts the premise that its growth
areas are very limited, the development of a neighborhood conservation
plan would provide an additional avenue for growth. It would allow the City
to look inward at the same time it prepares for the expected growth in its
extraterritorial area. This plan should recognize the following elements:
1) The neighborhoods, while hard to define, must be defined in a manner
that recognizes all the characteristics that set that area apart
from any other area, such as land ownership and tenure patterns,
land values, structural condition, age of residents, degree of
attachment to the area, etc.
2) That each neighborhood has certain problems that must be addressed
in a flexible and unique manner. Fixed guidelines and rigid
standards may not be appropriate in all areas.
3) The degree and size of local government commitment need not be
large and/or expensive but must be aimed at the particular needs
of the area. For example, some areas may only require a concentrated
code enforcement effort to increase awareness. Changes in zoning
or other incentives may spur private development interest.
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4) The City must encourage and assist the local neighborhood groups
recognizing that at some point this partnership may be tested
with controversy.
5) The neighborhood group is the cement that bonds a successful
strategy together. Without it, the City can achieve very little.
6) The anticipated cutbacks in federal housing and neighborhood
programs will only increase the need to develop these local
partnerships.
7) Without a commitment to neighborhood conservation, the City can
expect further movement of its neighborhoods from transition to
deterioration with the incumbent problems already witnessed.
The techniques for neighborhood conservation must be fitted to the
need of the neighborhood, level of interest in the group and resources
of the City. Below are some of the techniques used in other areas with
success.
Systematic Code Enforcement
In some areas, with a low to medium rental to owner ratio (25-40%),
a systematic and concentrated building and minimum housing code
enforcement.program will bring immediate attention to the worst housing
and environmental health (junked cars, over -grown lots, trash) problems.
Done in an area with a cohesive neighborhood group, the City's effort
can be combined with a clean up - fix up campaign, etc. done from within.
The cost to the City is usually low and can be done within its own time.
frame. Costs to the owners can be spread out over several years.
Opportunities exist for civic club participation for certain elements,
such as assistance to the elderly residents, in complying with code
enforcements.
Successful enforcement programs must be systematic, concentrated,
in areas with moderate rental ratios and done in areas with adequate
and available services. Periodic reinspections are necessary.
Leveraging
This effort attempts to use a limited supply of public monies
(usually Community Development funds) in combination with private money
(usually commercial home improvement loans or second mortgages) to build
a pool of resources for housing assistance (usually rehabitation).
In some instances, the public funds are used to underwrite or subsidize market
interest rates to reduce interest costs to low and moderate income
borrowers. In other cases, they may guarantee the loan of the lender.
The Federal National Mortgage Association has successfully used leveraging
for first mortgages to acquire and repair housing.
. Leveraging is not an acceptable tool for all areas. While it may
~ encourage lenders to participate in some transitional areas that conventional
lending practices and rates would preclude, the lender still must guard
the initial investment and minimize risk. Guaranteed loans only cover
up the risk. Interest subsidies are useful for home owners and in areas
with concentrated locations of owner occupied units.- Landlord participation
�may:not be forthcoming without code enforcement procedures.
34

Section 8 Moderate Rehabilitation
This housing program is designed to encourage landlord participation
in housing rehabilitation by offering rent subsidies and guarantees
for a specified time period. The program has been particularly helpful
in areas with a stable rental population. While the future of this program
is uncertain, it seems to provide a•good way of addressing some rental
housing needs.
Zoning Incentives r
Acting on escalating land and construction costs, inner city locations
with existing services may sometimes offer alternative development sites. '
Bonuses from increased density, reduced service costs and development
standards (such as parking) can be enough to encourage new private market
ventures. Not every area meets market requirements so zoning incentives
must be provided in selected areas through devices such as floating zone
districts, conditional use permits and the Land Use Intensity system.
Extreme care must also be exercised in granting these bonuses so that
existing streets and services are not immediately over taxed. Land
assembly can be a major problem and even local government assistance through
in rem foreclosure and condemnation may not provide secure enough title.
Displacement of existing residences may also be a problem.
Upzoning to a more selective district may be the major tool needed
to help transitional neighborhoods from being inundated in rental conversions
and commercial intrusions. Again care should be exercised to prevent
problems with too many nonconformities.
Neighborhood Development Plans
A comprehensive plan for each neighborhood serves to identify potential
problems. ,In New ,Bern's.case, the Major Thoroughfare Plan may present
inconsistencies with neighborhood conservation efforts. Recognition of
these inconsistencies would be a major positive step. These development
plans also provide evaluation criteria for the City in judging the
efficiency and cost of service provisions.
Sweat Equity
This effort attempts to provide down payment assistance to low and
moderate income renters by assigning a value to their efforts at renovating
their housing units. While this approach has been primarily used in
apartment conversions, it offers the potential for changing single family
rental units into single family owner occupied units.. Sweat equity also
offers the opportunity to restore concentrated rental areas to owner areas
without large capital requirements. Essentially the City acts as a broker
getting suitable tenants together with suitable landlords. As with the.
other techniques, sweat equity must be geared to specific, well defined
areas. The knowledge of the area, the renters and the landlords must
be very detailed. It will not work in all cases, but as part of an overall
strategy it can offer a useful technique.
The more successful neighborhood conservation techniques have been tied
to specific needs and available resources. With uncertain federal commit-
ments and unlikely state aid, neighborhood conservation will have to
35

become a local initiative. In a city like New Bern, where growth
opportunities are limited,:.ittwill become increasingly important to
develop new avenues of growth. Neighborhood conservation, if accepted
as such an avenue, will require a better understanding of the local
neighborhoods and the local housing market. The Land Use Information
Inventory and the new 1980 Census information for neighborhoods can
provide the base information for the beginnings of such an effort.
This shift in concern to a neighborhood conservation and infill
orientation may threaten archaeological sites from the City's past.
while there has been a great deal of documentation on historical and
architectural sites, almost no work of similar magnitude has been
focused on archaeological sites. These resources should be documented
before the neighborhood conservation efforts gain momentum. Assistance
is available from the Division of Archives and History and from Dr.
David Phelps at East Carolina University.
Commitment to State and Federal Programs
New Bern has demonstrated commitment to State and Federal programs,
through participation in a number of programs in the recent past.
New Bern was able to achieve several CAMA program objectives with its
HUD sponsored Community Development Block Grant Program. Drainage
and stabilization improvements to the Jack Smith Creek watershed and
improvements to Lawson Creek Park, including a public boat ramp,
were a direct result of New Bern's CDBG program.
Recent State improvements to U.S. 70 were supported by the City
while continued coordination with State highway improvement goals
are insured by New Bern's Thoroughfare Plan, which is jointly
adopted by the City and State.
Assistance to Channel Maintenance
The Neuse and Trent Rivers have always played an important
part in New Bern's development. As eutrophication slowly begins to
fill the river, an important economic and community resource is
jeopardized. A proposed city marina on the Trent must have a well
maintained channel for easy access. Channel maintenance is as
important to the City of New Bern as good roads and is considered a
major element in its future development.
Beach Nourishment
ti This policy area does not apply to the City of New Bern.
36

Types of Growth Patterns Desired
The New Bern Zoning Ordinance serves as the primary tool for establishing
growth•patterns, while the provision of water and sewer services also has an
impact on growth patterns. Development densities and locations are specified
by the Zoning Ordinance. Sites for single and multi -family residential develop-
ment, commercial, and industrial development are provided throughout the planning
area. In addition, with water and sewer services available throughout the
city limits and by making them available to developments adjacent to the
city limits, there is an incentive to develop lands inside -the City or on
land close to the city limits.
r
Yet even with water and sewer available in City areas, most of the recent
growth in the New Bern vicinity has taken place south and southwest of the
New Bern planning jurisdiction. Perhaps the overriding concern. in developing
these areas was their accessibility to recreational and aesthetic amenities,
such as the New Bern Golf and Country Club and the Trent River. A substantial
amount of this development has been provided with City water service, acting
as additional encouragement to development in the area.
In any event, the location of urban growth in New Bern's jurisdiction
has not been an issue. -
Energy Facility Siting and Development
The City of'.New Bern does not feel that the possibility of an energy
facility, such as,an oil refinery, locating in its area of control is likely
or feasible. This is -primarily due to its inland location and the absence
of large tracts of land adjacent to the rivers.
However, the more pressing.cor}cern to the City is the eminent passage
of the coal trains along Hancock Street. The March, 1981 report of NCDOT
on the coal trains did not provide a positive note to the City's concern.
Essentially, the report indicated that at the level of 3 million tons of
coal, the additional four trains per day would not adversly affect the City
or its historic buildings. However, it is understood that additional
coal handling facilties at the Morehead City port are being considered,
rapidly pushing the problem into the negative impact area. At this
juncture, NCDOT suggested major impacts on the City and its historic
structures to the point that the trains would be halted until an alternate
route could be built in 1983. This does not sound like a particularly
viable alternative. Other options placing restrictions on railroad
operations are being considered.
This dilemma is a particularly unsettling one for the City, because
it does not want to stifle economic growth for the region but unavoidably
finds itself being subjected to pay extreme costs for the growth without
any tangible growth.
37

�,
0
While the City has gone on record opposing the use of the Atlantic
and North Carolina railroad tracks through its jurisdiction for
coal shipments to the State Ports, it has taken several positive
actions to better determine what future courses of action are
available. The NCDOT study in March, 1981 has provided some general
policy alternatives. The City is now waiting for the results of the
regional Institute of Transportation Research and Education study
on coal trains and for a more detailed analysis of these effects on New
Bern. The latter study should begin in early Fall, 1981 and will
concentrate on noise and vibration, effects of vibration on historic
home foundations and impacts on emergency vehicles and downtown
revitalization. These studies will form the basis for a more formal
and long range policy on increased train traffic in and around the
City.
Tourism or Beach and Waterfront Access
Perhaps the greatest tourist impact on New Bern results from the
motoring public passing through the City on trips to coastal beaches.
However, the City's numerous historic sites, coupled with river access and
downtown revitalization, promise increased tourist activity. In the past
New Bern has promoted historic preservation,`among other reasons, as one
means of increasing tourist interest. Automobile and pedestrian tours
of New Bern's historic areas are on the increase, with groups such as the
Historic New Bern Foundation sponsoring tours of private homes and businesses.
Downtown revitalization efforts are expected to attract "tourist" customers.
One method of boosting the tourist trade would be to encourage development of
additional hotel -motel space as well as continuing support for historic
preservation and downtown revitalization.
The City of New Bern has provided access to public water bodies at a
number of locations. The most noticeable location is the downtown
waterfront area where a considerable amount of open space adjacent to the
Trent River has been reserved. In addition the Main Street application
stated that redevelopment along the Neuse River waterfront should include
a pedestrian easement to allow public access along the water. Glenburnie
Park on the Neuse River, Lawson Creek Park with access to the Trent River
and Union Point Park provide boat ramps for the public.
Provision of access to public water will remain a priority for the
City of New Bern.
38

Section 3.0 Continuing Public Participation Policies
Section 3.1 Public Participation During the Plan Update
The City of New Bern's Planning Board was the major city agency
involved in the preparation of this document. Representing a wide
variety of social, business, cultural and other interests,.they
reviewed each section of this draft from their collective and
individual perspectives. The plan reflects their views and knowledge
of the needs of the City. Through each member the various segments
of the community were represented. Specific means to notify the
general public were utilized in the most cost effective and generally
~ acceptable manner. These means were as follows:
1) several news spots were broadcast on a local radio station, primarily
emphasizing the water quality issue and recent growth trends,
2) two large advertisements were purchased in the local newspaper
describing the major findings of the land use plan. These ads
were run in April and May and provided information on the next
Planning Board meetings.
3) several newspaper articles were developed on the Land Use Plan issues.
4) a class from the Community College was invited to attend a Planning
Board meeting at which the Land Use Plan was discussed.
Section 3.2 Means for Public Education on Planning Issues
As this plan suggests, the next decade will pose numerous challenges
to the decision -makers of the City. The problems they will face
will have long lasting implications. The need to.better understand
these issues, to know the alternatives and to reduce uncertainity,
will require a better partnership between elected officials and citizens.
While the local media will continue to be heavily utilized for
public education, it will be through working relationships with groups
such as, the Friends of the Neuse and neighborhood groups, that public
education will be encouraged.and promoted. This type of education
program should do much to develop an informed citizenry and a better
prepared group of elected officials.
Section 3.3 Means for Continuing Public Participation
The public education methods will be work on focused, narrowly
defined issues. The means for continuing public participation will
be to encourage public attendance of Planning Board and Board of
Aldermen meetings and use of the local media as a means of public
awareness.
39

Section 4.0 Special Issues
Section 4.1 Neuse River Water Quality
The growth of Craven County has always been directed toward the
Neuse River. During the next decade, the river will serve as the major
attraction for growth. Projected population estimates suggest that over
80% of the County's population will live in a corridor twenty miles
long and bordering the river. The recreational attractions of the river
will increase the potential for the area. However, there are major
problems in the Neuse River that may influence the very potential suggested.
ti Beginning in Durham County, the Neuse River watershed encompasses
6,000 square miles or about 12% of North Carolina's land area. It carries
run off and effluent from the urban areas of Durham, Raleigh, Wilson,
Goldsboro, Smithfield, Kinston, and New Bern. Until it reaches New
Bern, the Neuse is a fairly small, well contained river. At Glenburnie,
the river begins to widen out to over one mile. It is at this point that
many of the deteriorated water quality problems become pronounced.
In a position paper prepared in May, 1981, the Friends of the Neuse,
Inc. classified the Neuse river water quality problems into three groups:
1) water volume
The widening of the river serves to slow the water velocity which in
turn allows sediment and nutrients carried along in suspension to fall.
In low flow periods, the rate of suspension loss is accelerated. This
reduces the ability of the river to keep itself "clean" by carrying
sediments into the Pamlico Sound where it can be removed more readily.
Dye studies have even indicated significant periods of no flow or even
reverse flow. This represents a serious problem when dealing with
effluent and in combination of.the other two problems.
2) temperature
Increasing sediment loads block the sun's penetration into the water
and the photosynthesis required for plant life is hampered. Plants
produce oxygen as a by-product of the process. Reduced sun penetration
reduces oxygen levels which require more complex marine animals
to work harder at securing adequate oxygen levels. The microorganisms,
resulting from high nutrient loads, remain near the surface and are
more efficient at extracting oxygen and in doing so increase water
temperatures near the surface. This increase in temperature spurs
the production of additional microorganisms.
3) nutrient concentrations, organic matter and oxygen levels
1
The nutrients come from agricultural fertilizers washed into.the river
and from waste treatment of sanitary sewers. They represent the
primary "food" source for plant growth.. -and, in high levels, can
stimulate the growth of algae blooms. As these microorganisms grow
and die, they in turn become part of the nutrient load. The increasing
amounts of matter begins to sink and settle on the bottom where plants
previously grew. Over a period of time, this organic bottom begins
to build up, especially in times of low flow, until it enters a period
of eutophication. Coupled with the sediment loads that also fall when
velocity is reduced, the river begins to carry water less efficiently
and the high nutrients can spur diseases such as the red sore disease.
40

Additional problems include higher levels of toxic substances, such
as lead and mercury; fresh water intrusion into the narrow salinity
ranges required for marine development in the estuaries and increasing
levels of urbanization which cause more storm water run off and high
effluent loads.
. These problems have been documented and researched by state and
national scientists. However, it has taken the efforts of the Friends
of the Neuse, Inc. and a well prepared newspaper series by Catherine
Landis to bring the issue home.
The issue of the Neuse River water quality is important to the,land .
use planning program of New Bern for several reasons. First, the projected
growth along the corridor from River Bend to Havelock will increase the
local runoff and sediment loads, which may act to increase eutophication
in selected areas, i.e..Brice's Creek. This certainly will have an
effect on the Trent River estuaries. Secondly, the increasing nutrient
loads may ultimately lead to a consideration of the new nutrient sensitive
water classification for the Neuse. Presently, only the Chowan River
has such a classification. It requires point -source discharges to upgrade
their treatment facilities to reduce the -levels of nutrient laden wastes
in their effluent. In the case of the Chowan, where much of the nutrient
material comes from agricultural runoff in Virginia,.the upgrading of the
point source discharges represents only a partial solution. There are
twenty-six municipal waste water treatment plants discharging into the
Neuse or its tributaries. There are probably an equal number of smaller
treatment plants for mobile home parks and industries feeding into the
Neuse. The largest of these discharges is Weyerhauser. Upgrading of
existing treatment plants to reduce nutrient loads may be expensive.
The significant low flow periods of the river might, under a nutrient
sensitive classification, require effluent prohibitions or reduction.
Thirdly, the attraction of the Neuse for recreational purposes could be
adversely affected by the deteriorating water quality. The nutrient load
passing under the U.S. 17 bridge at New Bern is the equivalent to "eleven
dead mules per day". Locally, this has shown up in subtle ways. Boat
owners are now having to clean and repair boat hulls annually rather
than once every two or three years because of the "gunk" in the river.
Sport fishing catches are not what they used to be. Fish nets are
having to be repaired more frequently because of the accumulation of
the nutrients and sediments.
Alternatives
The alternatives seem limited. The importance of the Neuse River
to the economy of Craven County and New Bern is unquestioned. Its
importance to the industrial development is also unquestioned. On
one hand, the need seems evident for immediateaction to clean up the
river. On the other, the tremendous costs involved in requiring additional
treatment facilities for point -source discharges would be significant
and might cloud the industrial development program for the City and County.
On top of this, there are no hard and fast answers.
In her series on the water quality issue, Catherine Landis
reported state water quality officials as saying that additional information
is needed to answer such questions as "the amount and kind of nutrient
impact from each discharger in the riverbasin, the nutrient requirements
of the algae types which dominate the river, the nutrient level which must
41

be reached to control algae growth, the physical and chemical requirements,
feeding habits and seasonal movements of the river's fish population,
and effects of the basin's topography, farming practices and nutrient
applications (fertilizer and pesticides)". Another vital unanswered
question deals with the nutrient load and what is going on in the river
in relation to flow conditions.
Clearly, the null alternative is out of place. There has already
.� been too little concern and attention focused on the river. However,
the alternatives available to local decision -makers are not clear.
With too many unanswered questions, but with a growing acceptance that
something is very wrong with the river quality, the direction for action
must remain tenative.
The following has been suggested as_a prudent means of bringing the
issue of water quality to its appropriate place on the public policy
agenda of the City.
1. An initial meeting.of interested local government, industry, business,
boating and other interests be called to present the problems and
discuss the impact deteriorating water quality will have on New Bern
and Craven County. If enough interest is generated, a steering
committee should be formed to develop a local plan of agenda and
public education program.
2. Utilizing the resources from the State and the efforts generated by
the Friends of the Neuse, Inc. and others, a statement of fact should
be developed to document local concern and press for the commitment
of resources to begin answering the unresolved questions and finding
solutions.
3. Because the problems of the Neuse River actually begin 200 miles away
in Durham County, the need for inter -governmental cooperation and
understanding will be paramount for successful solutions. The
next step in this process is to begin a basin wide education program.
The long unresolved problems in water quality, such as the need to
manage urban run-off and agricultural run-off, will, of course,
make this a difficult part of the issue to address. However, the
implications for each user of the river must be made apparent. A
citizen and local government plan of action may very well be the
needed catalyst to speed up the needed research required to address
the problem and find resources for resolution.
Implementation
The local resources needed to address the problem are already in
place. The formation of the Friends of the Neuse, Inc. in 1980 brought
together a number of concerned people representing industrial, environ-
mental, fishing and recreational interests. The resources available to
New Bern and the.other local governments are sufficient to begin the
education and awareness program. With increasingly uncertain federal
support for water quality planning and implementation, the effective clean
up of the Neuse River will have to start at home. The implications for
the future of the City suggest that some action is needed to awaken up-
stream users of what is happening. Without their help and support, it
will remain Craven County and New-Bern's problem.
42

Section 4.2 Waterfront Development
In 1977, the City developed a plan for its Central Business District.
This document also included a recommendation for a waterfront park
wrapping around the CBD. The notion was to combine the advantages
of the downtown area into a coordinated approach to develop new market
advantages. A similar approach has been recommended in this plan for
developing new growth areas by conserving older neighborhoods.
+ The waterfront development segment suggests a fifty -foot wide pedestrian
park from City Park (by,the Highway 17 bridge) around. Union Point to
the urban renewal site. Pedestrian access with pleasant surroundings
would do much to'develop a new type of environment in the downtown.
Waterfront access would attract more attention to the downtown from
the recreational boat users. The more typical types of downtown
development are being accomplished through a private assocation, Swiss
Bear, Inc., and participation in the National Main Street Demonstration
Program. Marketing activities for the completed urban renewal area
are making progress. The recently adopted Historic District recognizes
the significant contributions made by privately financed historic
preservation and seeks to encourage more of the same. Each of these
elements requires an integration with the other three for the total
impact to be felt.
. Waterfront development, which has included discussions on new marina
space, represents an opportunity to utilize the City's natural advantages
for maximum urban advantage. When coupled with the Lawson Creek Park,
New Bern will have been able to blend the need to recreate a healthy
and viable downtown area without compromising its natural heritage.
This recreation is based on the following premise:
"There are several markets for development of the central
area of New Bern: housing, retail sales, office, motel
and marina. The residential market is especially important
because it would help to support retail trade and offices
in the business district. The key to promoting residential
development is a large marina on the Trent River, where
homeowners can keep their boats, because the market is
recreation -oriented."
Another promise rests on the Neuse and Trent Rivers remaining as.major
attractions. As described earlier, the water quality of the rivers is
declining very rapidly. High nutrient loadings may render the City's
waterfront development plans less attractive. The improvement of the
water quality of the Neuse should be added as a segment in the City's
'downtown renewal program.
Section 4.3 Annexation/Shopping Center
As a special issue, annexation is being addressed from two
'perspectives. First, an investigation into the feasibility of annexing
the Twin Rivers Shopping Mall was completed. This investigation was
done merely to establish the fact that annexation of the site met all
legal requirements. It was done under no assumption of intent to annex.
;The issue of intent is a separate item for discussion, if and when the
City chooses to do so. Secondly, annexation, as a means of city growth,
has been challenged in several cases. The implications of this to New
43

Bern's future is explored.
Feasibility of Annexation of Twin Rivers Shopping Mall
Relative to annexation of Twin Rivers Mall, the initial consideration
is whether the mall property can be annexed under the provisions of the
North Carolina General Statute 160A-48. This statute permits
municipalities to annex areas provided they meet certain requirements
relative to development density and proximity to existing city boundaries.
In turn, the municipality is required to identify the services it will
furnish the area upon annexation.
Based on an investigation of the Twin Rivers Mall area, it does meet
the criteria established in GS 160A-48. Table 12 lists provisions of
the statute and describes how the mall area meets each provision.
Table 12 ... Annexation Qualification Criteria - Twin Rivers Mall
PROVISION
QUALIFICATION
B (1) The total area to be annexed is adjacent or contiguous
to New Bern's city limits;
B (2) At least one eighth (12.5%) of the external boundaries
of the area coincide with the existing City limitsl;
!B (3) No part of the area is included within the boundary
of another incorporated municipality; and
C (3) It is developed such that at least sixty percent of the
`4total number'of lots and tracts in the area at the time
of annexation are used for residential, commercial,
industrial, institutional or governmental purposes, and
is subdivided into lots and tracts such that at least
sixty percent of the total acreage, not counting the
total acreage used at the time of annexation for
commercial, industrial, governmental or institutional.
purposes, consists of lots and tracts five acres or less
in size2.
1The total area is 24% contiguous with existing corporate boundaries, or
nearly double the statute requirement. Approximately 1,822.01 feet of the
total of 7,576.29 feet are contiguous with the existing city limits.
2The mall property is developed such that 100% of the lots and tracts are
used for commercial purposes.
r.
44

V,
0
:R.
If annexed, the City of New Bern should have little difficulty
providing the full range of city services to the mall since water and
sewgr services are already provided. Therefore, the added demand on city
services would fall on the Public Works Department for refuse disposal,
and the Police and Fire Departments for police and fire protection. The
Fire Department can serve the area with its new substation located at nearby
Glenburnie Road and Elizabeth Avenue. While this annexation -would place
additional demands on the Police Department, it will not require adpditional
manpower and/or equipment by itself. Presently, New Bern's refuse disposal
is provided by a private contractor which is paid for through user fees
and general fund appropriations. Under this system the City would assess a
monthly refuse disposal fee to the mall businesses based on its current
city-wide fee schedule. Although the fees would not pay the entire cost
of refuse disposal the Public Works Director has stated the annexation
would not require additional appropriations from the general fund.
While New Bern would incur some increased costs by providing services to
the mall, the City would receive sufficient revenue from annexation.to cover
the cost of providing services. Upon annexation additional revenue would be
collected by the City via property taxes, business privilege licenses,
and garbage collection fees. Table 13 presents the estimated revenues which
would be generated if the mall area were annexed. Real property values
were determined from the listings in the Craven County Tax Department.
The personal property value was prepared based on the average valuation
of several mall businesses, not from a complete listing of each business'
personal property value. Although this analysis does not consider the..
possibility of annexing other urban development in the mall vicinity,
that topic is covered in detail by an "Annexation Feasibility Study"
prepared for New Bern in 1978 by the Department of Natural Resources and
Community Development.
Table 13..Approximate Annexation Revenue
.. Assessed Property Values
Tax Rate
Real Property Value $ 7,787,810 .50/$100
Personal Property Value 3,750,000 .50/$100
TOTAL $11,537,810 .50/$100
Number of Businesses Average Privilege License Value
58 $50.00
Tax RavPnup
$38,939.05
18,750.00
57,689.05
Tax Revenue
2,900.00
Total Revenues
$60,589.05
45

Annexation as a Growth Issue
Within the last several years, annexation of suburban areas to the
City has caused controversy and, in one case, a lawsuit. This is
not an_isolated phenomena occurring only to New Bern. Since 1959,
North Carolina has given its municipalities a flexible tool to expand
their boundaries and to expand their tax base. Lately, more and
more residents of annexable areas have challenged this statute.
A new Legislative Study Commission will soon examine the annexation
statute and its effects on city growth, but annexation as an issue
will continue to cause concern.
New Bern has effectively used annexation as a measurement of growth
in the past and, will continue to do so. In fact, because of its
peculiar geographic location, it must continue expanding its boundaries
just to obtain land for growth and utilization of public services.
The safeguards provided for newly annexed residents and property owners
require complete access to city services within one year. Although
annexation brings another level of property taxation, this is usually
offset by lower fire insurance and other property insurance premiums
and a federal tax deduction for local tax payments.
Regardless of its controversy nature, a landlocked community such
as New Bern must continue to aggressively pursue annexation as a growth
tool while continuing to provide equitable services and treatment to
new residents.
46

Section 5.0 Land Classification
The Land Classification System is a graphic depiction of the
policies previously discussed. It is use by regional, State and
Federal policy makers in evaluationg grant and development proposals
and is a key factor in making consistency decisions. It also is
used by State permit officers in making decisions on major developments
in areas of environmental concern. At the local level,.the land
classification map can be used to explain public policy and issues
to the public, and to assist in the regulation of land development.
4R, There are five mandated land classifications:
1) Developed -This provides for continued intensive development in
areas approaching a density of 500 dwellings per square
mile. Public services, including at least public water,
sewer, recreational facilities and police and fire
protection, must be available.
2) Transition -This classification provides for future intensive
urban developmnet in the next ten years. Necessary
public services will be provided to these areas.
Transitional lands can already be developed or are
appropiate to accommodate anticipated growth. Criteria
for this classification include available water and
sewer facilities and be generally free of severe physical
limitations or seriously impacted areas such as farms,
or forest land; unique areas of scientific, environmental
or scenic values; natural hazards; -or areas of
environmental concern. Additional transition class lands
should comply with a guideline density of 2000 persons
or 500 dwellings units per square mile.
3) Community -This class provides for clustered land development to
help meet housing, shopping,.employment and public
service needs within rural areas. These areas are
i characterized by a small grouping of mixed land uses
and do not require municipal sewer service.
4) Rural -This class provides for agriculture, forest management,
mineral extraction and other low intensity uses. Urban
services are not required for residences. The prime
criteria for this class are: a) high potential for
7 agriculture, forestry or mineral extraction; b) lands
which have development limitations making it costly or
hazardous to implement; or C :lands-_Wi•th. values :of_ a
natural, recreational or scenic nature.
5) Conservation -This class provide for effective long term management
of significantor irreplaceable areas. These areas
might include major -wetlands, undeveloped shorelines,
wildlife.habitat, water supply watersheds and aquifers,
and undeveloped.forest lands.
47

After reviewing the revised data base and trend analysis, the City
of New Bern adopted a Land Classification map very similar to the 1975
map.
Section 5.1 Relationship of Policies -and Land Classification
The policies contained in this plan reflect the views of the City
that the decade of the 1980's will be much the same as it has been in.
the past. New Bern's growth potential must become inner directed as
well as encourage a better utilization of vacant land. The Economic
and Community Development concerns express several ways that this
type of policy can be accomplished:
The major new development will occur in the transitionally classed
lands. The recent experience with historic preservation suggests that
the City can expected some form of urban infill to occur. Both the
developed and transition classes will see very intensive forms of
development. The conservation class will be regulated through the use of
of the CRC guidelines and development forms will be limited to those,
uses such as marinas and docks.
Section 5.2 Intergovernmental Coordation and Implementation
The City of New Bern sits in the middle of an extensive urban
corridor that will contain about 80% of the County's population. Not
only will the coordination of urban services become more important but
many of *the problems identified in this plan will require a degree
of coordination and cooperation in order to resolve them. The water
quality of the Neuse River will be the most important and far reaching
of these issues.
t
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48

APPENDIX A
NEW BERN NATIONAL REGISTER LISTINGS
NAME & LOCATION
Attmore-Oliver House, New Bern
Baxter Clock, New Bern
X
Bellair, New Bern
Blades House, New Bern
Bryan House and Office, New Bern
Cedar Grove Cemetery, New Bern
Centenary Methodist Church, New Bern
Central Elementary School (First and Second New Bern Academy Bldgs.,
New Bern)
Christ Episcopal Church and Parish House, New Bern
Clear Springs Plantation, New Bern
Coor-Bishop, New Bern
Coor-Gaston House, New Bern
First Baptist Church, New Bern
First Church of Christ Scientist, New Bern
First Presbyterian Church and Churchyard, New Bern
Gull Harbor, New Bern
Harvey Mansion, New Bern
Hawks House, New Bern
William Hollister House, New Bern
i Thomas Jerkins House, New Bern
Jones -Jarvis House, New Bern
Justice House, New Bern
Ulysses S. Mace House, New Bern

Masonic Temple and Theatre, New Bern
New Bern City Schools Administration Building (Tisdale -Jones House), New Bern
New Bern Historic District -
New Bern,Municipal Building
Rhem-Waldrop.House, New Bern
x
St. Paul's Catholic Church, New Bern
Simpson-Oaksmith-Patterson House, New Bern
Slover-Bradham House (Burnside's Headquarters), New Bern
Eli Smallwood House, New Bern
i
Benjamin Smith House, New Bern
Smith -Whitford House, New Bern
f
Edward R. Stanly House, New Bern
John Wright Stanly House, New Bern (Tryon Palace Complex)
Stevenson House, New Bern (Tryon Palace Complex)
Isaac Taylor House, New Bern
York -Gordon House, New Bern
Dudley House, Chapman's Chapel vic.
*A thorough description of the location and significance of these sites is
contained in the National Register.

j o
HEALTHY
Physical
Good Property Upkeep
Sound Structural Condition
Homogeneous Housing Type
Good Location
Neighborhood Well Maintained
Social
Middle -High Social Status.
Moderate -Upper Income Levels .
Ethnic Homogeneity
High School Graduates and Above
Family Oriented or Childless
Adults
White Collar and/or Skilled
Blue Collar Workers
Pride in Neeghborhood & House
Good Neighborhood Reputation
Neighborhood Perceived as Safe
Socially Cohesive
Economic
High Owner Investment
Good Property Values
Insurance Available
Conventional Financing Available
High Confidence in Future Value
Public Services
Services Efficient & Appropriate
Some Reliance on Private Services
APPENDIX B
NEIGHBORHOOD DESCRIPTIONS
INCIPIENT
DECLINE
Physical
Spot Maintenance Neglect
Aging Housing Stock .
Some New Non -Residential Uses
Less Desirable Location
Social
Decline in Social Status
Declining Household Income
Influx of Middle Income Minorities
Decline in Education Level
Smaller Families (Widowed, Elderly)
More Semi -Skilled, Underemployed.
Often Fear of Racial Transition
Decline in Neighborhood Reputation
Economic •
Some Cutback.in Maintenance
No Rise, Some Decine in Property Values.
Increasing Insurance Costs
Some Difficulty in Getting Financing -
Waning Confidence in Future Value
Property Tax Burden Increases
More Renters, in Single Family Areas
Public Services
Mismatch Between Needs & Service Provision
CLEARLY
DECLINING
Physical
General Minor, Many Major Deficiencies
Larger Capital Improvements Needed
Higher Density Leads to Visible Wear
Relatively Poor Location
Visible Deterioration in Public Areas
Commercial Vacancies
Social
Major Decline in Social Status
Lower Incomes, More Welfare Households
Decrease in White In -Movers
Large Families, Often Female Headed
Increasing Unskilled Workers & Unemploy
Lack of --Social Cohesion
Fair -Poor Neighborhood Reputation
Lack of Pride in House and Neighborhood
Increasing Fear for Safety
More Minority Children in Schools
Economic
Further Cutback on Maintenance and Repa
Definite Decline in Property Values
Insurance Prohibitive
Serious -Problems in Getting Financing
Fear for Future Value of Investment
Predominantly Renters
Revenue at Break-even Point
Increasing Operating Costs
Small Scale Investor/Owners
Public Services
Perceived Decline in Service Responsive
Increasing Dependence on Public/Social
Services

NEIGHBORHOOD DESCRIPTIONS
ACCELERATING DECLINE
Physical
Major Deficiencies, Deterioration Prevalent
Old Buildings Predominate
Increasing Vandalized Property
Undesirable Location
Incompatible Land Uses Allowed
Increasing Residential Vacancies
Some Abandonment
Social
Low Social Status
Predominantly Low Income/Minority Tenants
Elderly Ethnics
Increasing Multi -Problem Families
Mostly Unskilled Workers: High Unemployment
Poor Tenant -Landlord Relations
Poor Neighborhood Reputation
Absolute Decline in Population
Fear for Personal Safety
Predominantly Minority Children in Schools
Increasing Fire and Crime
Economic
Almost No Maintenance or:Repairs
Lack of Buyers
Insurance Denied
Costly Non -Institutional Financing Only
Extreme Pessimism Toward Present & Future
Frequent Over -Assessment
Increasing Cash -flow Probldms
Skyrocketing Operating Costs
High Proportion of Absentee Owners
Public Services
Absolute Decline in Services
ABANDONED
.Physical
Severe Dilapidation
Adjacent Abandoned Buildings
Voluntary/Involuntary Demolition
Noise, Abandoned Cars
Vacant Littered Lots
General Area Decay
Widespread Abandonment
Social
Lowest Social Status
Poverty Level Incomes
Squatter Population
Multi -problem Welfare Families Prevalent
Bad Neighborhood Reputation
Households with Options Leave
Fear, Apathy
High Crime and Fire Incidence
Economic
Collapsed Rental Market
Serious Rent Collection Problems
Negative Cash -flows
Public Services
Inadequate, Unresponsive to Need
Source Dynamics of Neighborhood Change, HUD

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New Bern Historic District
1