Chapter 3: Housing

3. HOUSING and RESIDENTIAL DEVELOPMENT

1. Existing Conditions

9. Community input.

The existing housing stock in Summers County varies widely, as in so many other areas of West Virginia, from high end, well-built homes to mobile homes several decades old and from older homes which have fallen into disrepair to more recently constructed multi-unit complexes. Housing and residential matters are further complicated by the presence of certain home based businesses which are a vital part to the Summers County economy. The demographics of the county demonstrate that there is an older than average population, in recent years, technology based businesses and outdoor recreational opportunities have brought younger, educated work-force to the region. Future housing considerations must be tailored to accommodate both ends of this spectrum.

During the course of community meetings, two over-arching goals emerged regarding housing in the county. First, there is a need for improved housing stock, specifically a need to increase the quality and quantity of houses available for traditionally middle-class families. Second, there is a strong desire to maintain the character of the community and to restore and improve the older or historic structures.

Residents also identified several other community goals to be considered when addressing housing in Summers County. Residents appreciate that Summers County is rural, un-crowded and un-developed and expressed a strong desire to preserve this characteristic. However, residents also acknowledge that there are many attributes to rural living which may make appropriate development of rural areas attractive. Residents recognize that many of the existing residential properties in the county are blighted and dilapidated, an issue which needs to be addressed. Residents identified a lack of infrastructure in many areas of the county as one of the many challenges to rural development. The low cost of living must be balanced with the noted need to increase the overall tax-base. There is also a strong desire to increase the potential job market so that residents can work closer to home. This is particularly a problem because the high rate of poverty in Summers County often means that low-income people who might otherwise work, cannot afford vehicles to get to out-of-area jobs.

ii. Statistics¹

Summers County has an average of only 36 people per square mile, compared to a national average of 79.6 people per square mile, making this area particularly rural. The population in Summers County is growing very, very slowly, if at all. Based on the 2000 Census information, there are approximately 7,331 housing units² in Summers County (estimated to be 7,544 by 2009). The Census indicates that 5,530 are occupied as a primary residence and it is presumed that the remaining units are second homes or vacation rentals. At nearly 80%, Summers County has a higher average homeownership rate than the national average of 66.2%. Of the 5,530 occupied units, 4,376 (approximately 80%) are owner-occupied and 1,154 are renter-occupied. The average Summers County resident travels 33 minutes to work. Nearly 73% of the housing units in Summers County are single unit structures, 19% are mobile homes³, and 8% are multi-unit structures. An estimated 40% of the housing units in Summers County were constructed prior to the 1960s. Over 2% of the housing units lack plumbing facilities. More than 18% of the owner occupied unites are considered cost-burdened and 33% of the renter-occupied units are cost-burdened.⁴ Nearly 90% of the housing units in Summers County have a value of less than $100,000; the median value of owner occupied units in 2000 was $56,100 while the median value of houses in West Virginia for the same time period was $72,800 and the median value of an owner-occupied house for the entire US was just under $120,000 in 2000. Finally, 69% of the housing units in Summers County are not subject to a mortgage.

iii. Anticipated needs.

Though the statistics indicate that the rate of population growth is very slow, current events indicate an increase in the number of visitors and new residents to the area. Community leaders anticipate an increase in visitor use in the next few years due to events like the re-location of the National Boy Scout Camp, The Summit, to neighboring Fayette County and the increase in visitor use of the nearby Greenbrier Hotel due to the Professional Golf Association tour. Furthermore, though the population itself may not be growing, the demographics seem to be changing. As many residents age and pass away, younger people are moving to the area to work at one of the many technology based businesses and the industries which support them. There is a noticeable increase in the number of vehicles on the roads in Summers County in the past few years as outdoor recreational opportunities become more prevalent. Future area housing development must take these changes into consideration as the county grows and changes.

2. Goals, Objectives and Recommendations

The following goals, objectives and recommendations will enhance the existing housing stock, address blighted or deteriorating homes or neighborhoods, strengthen existing residential neighborhoods, improve the quality of new homes, and maintain the overall quality of life unique to Summers County.

Goal: Enhance the existing housing stock.

Objective: Prevent deterioration and improve existing homes/structures.

Recommendations:

• Local government should encourage the re-use and renovation of older existing homes through financial or tax incentives.

• Local government should adopt and implement land use planning tools such as zoning ordinances which would encourage the re-use or renovation of existing homes and structures.

• Local government should adopt and implement land use planning tools which promote the adaptive re-use of existing homes for residential purposes as well as other purposes (i.e. commercial, business, etc.). An emphasis should be placed on re-uses of property which will not have a negative impact on the surrounding neighborhood.

Goal: Address blighted or deteriorating homes or neighborhoods.

Objective: Identify dilapidated structures.

Recommendations:

• Establish and adopt standards, such as a building code, for determining whether a structure is dilapidated.

• Identify, locate and map structures in the city and county which are considered dilapidated including the specific condition of the property and the property owner(s).

• Identify and map areas in the city and county which have high concentrations of dilapidated structures.

• Prioritize these areas or structures.

Objective: Fund the repair or demolition of dilapidated structures.

Recommendations:

• Identify funding sources to assist in the process of identifying and repairing or demolishing dilapidated structures, including, but not limited to, state and/or federal and/or private funding sources. Funds may be available from various grant sources on the local, state and federal levels, including, but not limited to, Small Cities Block Grants and similar grant programs.

• The City and County should consider establishing funds for home repairs or renovations. A program could be established to provide low or no-interest rate loans, weatherization funding, and grant opportunities for home owners or tenants.

• Encourage a private capital investment group to identify dilapidated structures, purchase the property, remove or repair the structure, and re-sell properties.

• Local government should encourage the re-use and renovation of older existing homes through land use planning, financial or tax incentives.

• In situations in which renovation is not appropriate, local government should utilize tax incentives or other financial incentives to encourage the demolition and removal of dilapidated structures.

Objective: Building codes and standards should be adopted and enforced in both the county and the municipality.

Recommendations:

• Local government should adopt and implement standard a building code.

• Local governments should encourage, through ordinances including building code(s), zoning or performance standards and/or financial incentives, a minimum standard for residential structures, especially low-income rental facilities.

Goal: Strengthen existing residential neighborhoods.

Objective: Promote desired qualities of existing communities and mitigate the un-desired qualities.

Recommendations:

• Encourage community-based groups or associations dedicated to community improvement and involvement.

• Encourage and facilitate resident pride and participation in community decisions and planning process, especially participation by residents in the operation and management of public housing.

• Local government should encourage the re-use and renovation of older existing homes through financial or tax incentives and land use planning tools such as zoning ordinances or performance based standards.

• Local government should encourage in-fill development of new homes in already developed areas, meaning new residences should be constructed on existing vacant lots in already developed areas. Residences or other structures should be constructed to blend-in and compliment the existing community conditions with regards to historic genre, size, and footprint.

Objective: Ensure that decent and affordable housing is available for all public housing tenants.

Recommendations:

• The local governments should consider ways to address the management of rental properties throughout the County.

• Adopt and enforce building codes.

• Local governments should encourage, through ordinances or financial incentives, a minimum building standard for low-income rental facilities.

• Hold property managers accountable for failure to maintain property in compliance with minimum building standards.

• Encourage and facilitate resident pride and participation in the operation and management of public housing.

• Development of low-income rental units should be encouraged in areas within walking distance of community services such as job opportunities, grocery stores, public transportation, schools, and police and fire departments.

• Businesses should be encouraged in existing population centers to provide local employment for residents of Summers County, which would reduce the average commute time for residents and to enable low-income employees the opportunity to work without the financial burden of car ownership.

• Local government should consider ways to address the management of rental properties throughout the County.

Objective: Improve the quality of seasonal homes and vacation/recreational rental units.

Recommendations:

• A study should be conducted to identify the types of tourists which visit this area, the services requires by the tourists and the economic impact of tourism and identify the area qualities which attract the tourist. The study may identify which aspects of the community attract the most desired type of tourism.

• The local governments and agencies should identify and assess existing seasonal homes, recreational rental units and seasonal communities for compatibility with the surrounding communities, and whether the units or seasonal communities are likely to enhance desired community characteristics.

• Local government should encourage, through financial incentives and land use planning tools, the type of seasonal or vacation units or communities most likely to attract desired tourism and which most enhance the qualities of the area which attract positive tourism.

• The local governments should also conduct a study to determine if additional seasonal homes or recreational rental units are needed to accommodate the area’s current or anticipated tourism industry and consider ways to assist or construct appropriate tourism facilities.

• The local governments should develop and maintain areas appropriate for camping.

• Local government should consider a program to assist in promoting seasonal rental units. One recommendation would be to fund an advertising campaign designed to attract tourists to the area.

Goal: Improve the quality of new homes.

Objective: Adopt and enforce building standards.

Recommendations:

• Local governments should adopt and implement standard a building code.

• Local governments should encourage, through ordinances including building code(s), zoning or performance standards and/or financial incentives, a minimum standard for residential structures, especially low-income rental facilities.

• The County and City should work with the school system and other educational programs to include vocation programs designed to use existing structures in need of repair as a means of teaching building and construction skills.

Objective: Encourage new housing in various price ranges and communities.

Recommendations:

• Local government should encourage in-fill development of new homes in already developed areas, meaning new residences should be constructed on existing vacant lots in already developed areas. Residences or other structures should be constructed to blend-in and compliment the existing community conditions with regards to historic genre, size, and footprint.

• New homes should be constructed in areas with access to necessary infrastructure, including sewer, water and electrical, in place.

• Building codes and standards should be adopted and enforced in both the county and the municipality.

• The County should encourage, through financial incentives and land use planning tools, the development of high-quality rental properties.

• The construction of new, quality single-family houses, on small lots should be encouraged in appropriate areas for residential development.

• The county and city should work with private or non-profit agencies to produce a quality housing stock in Summers County.

Goal: Maintain the overall quality of life unique to Summers County.

Objective: Identify areas in the county suitable for residential.

Recommendations:

• Identify the attributes of the county which make certain areas appealing.

• The county and city governments should consult with developers and consultants to determine the best areas for future development.

• Criteria to consider when identifying areas for future development should include, but not be limited to, availability of public services such as sewer and water, residential densities, affect of development existing conditions such as roads, impact on environmentally sensitive areas, natural resources, open space, historic sites, or designated scenic areas.

Objective: Attract residents and visitors to the area.

Recommendations:

• Summers County and Hinton should solicit and recruit individuals and businesses with the ability to work from any location, including home, and who wish to live in a rural community with ties to historic areas and outdoor recreational opportunities.

• Businesses should be encouraged in existing population centers to provide local employment for residents of Summers County, which would reduce the average commute time for residents and to enable low-income employees the opportunity to work without the financial burden of car ownership.

• To accommodate for the aging population and to attract retirees, the local governments should encourage and support or develop senior living complex(es) and/or assisted living housing with access to local facilities and infrastructure and with amenities such as single and shared (couples) units, gardening, exercise and fitness areas, green space, and entertainment rooms.

Objective: Encourage appropriate development.

Recommendations:

• Adopt and enforce land use planning ordinances.

• Developments incorporating mixed-uses (residential, business-professional, restaurants, and recreational) should be encouraged through zoning or other land use ordinances and financial incentives.

• A real estate prospectus should be introduced in the form of a brochure to solicit developers’ interest in the developable residential areas of the County. The prospectus should be based on the recommendations of this plan.

• Residential growth and housing development should be encouraged around existing population centers (cities, towns, etc.) to avoid encroachment or sprawl on rural, scenic, or outdoor recreational areas and to encourage development in areas with existing infrastructure.

• The county and city should adopt zoning and subdivision regulations designed to promote affordable housing options and orderly development through increased designs and permitting flexibility.

• Development within existing historical areas must blend with the existing historical character.

1 US Census Bureau, Profile of Selected Housing Characteristics, 2000

2 For the purposes of this document, a housing unit is defined by the US Census Bureau, “A housing unit is a house, an apartment, a mobile home, a group of rooms, or a single room that is occupied (or if vacant, is intended for occupancy) as separate living quarters. Separate living quarters are those in which the occupants live and eat separately from any other persons in the building and which have direct access from the outside of the building or through a common hall.” http://quickfacts.census.gov/qfd/meta/long_HSG010206.htm

3 Based on the Census information, it is not possible to tell whether the percentage of mobile homes are included in the statistic referencing the one unit structures or whether this is a separate calculation.

4 US Department of Housing and Urban Development determines that housing is “cost-burdened” if the household expenses (including utilities) exceeds more than 30% of the household income.

Chapter 2.2 Statistics

Chapter IV, Transportation

See Map Transportation, Structures, and Tax Districts

1. Overview and Historical Transportation Patterns.

Transportation is the act of moving passengers or goods from one location to another using a transportation system consisting of roads, streets, railroads, aircraft, watercraft, pipes, aqueducts or nearly any structure which permits either vehicular movement or flow of some commodity.

Summers County history is steeped in transportation. Arguably, Summers County came into existence as a result of one of the most powerful forms of transportation in history, the railroad. In fact, the management of the C&O Railroad is credited with lobbying the West Virginia Legislature to create Summers County in 1871. Prior to the railroad, Summers County served as a cross-roads of sorts for travelers by river and along early trails and roads, including the James and Kanawha Turnpike. The river served as a means of moving people and cargo via bateaus. These features have since become a point of pride for community residents and, in recent years, a point of interest for visiting tourists.

In recent history, the current methods of moving from one point to the next in Summers County are limited and, some would say, stifling. Though the railroad still has a major stake in the community and transports lots of freight and, a few times each week, passengers, the only other viable form of transportation in Summers County is vehicular. Given the extreme rural nature of the county and the greater-than-average poverty, there are obstacles to vehicular traffic.

A thorough plan for transportation in the county must consider not only the immediate assets, limitations and needs of the transportation options in the county, it must also consider the historical significance and economic impact of the transportation systems in Summers County.

2. Goals, Objectives, and Recommendations.

During the course of several community meetings, citizens noted many strength, weaknesses, opportunities, and threats to the overall transportation system in Summers County.

Citizens repeatedly identified proximity to urban areas and higher education via Interstate 64 as assets. However, citizens also appreciate the rural, insularly, un-crowded, and “laid-back” nature of the county as qualities of life worthy of protection. Specifically, citizens commented that there is an appreciation that there are amenities in nearby communities but the same amenities in Summers County might degrade the rural nature. In particular, citizens seem to appreciate the ability to get to big box stores without having these same stores compromise our rural county.

Ironically, the very qualities which were identified by some as assets, others found to be hindrances. Many citizens felt that traveling out the county for basic services and amenities was too difficult. Citizens commented on the lack of public transportation or easy access to amenities, including health care providers. Citizens also identified the long bus rides that many of the students in Summers County face to travel to and from one of the five public schools. Citizens also indicated that a lack of bicycle and pedestrian pathways is very limiting and these forms of transportation should be enhanced.

Based on the community input, the following goals were established to enhance transportation in Summers County:

• To promote public health and safety, access to community facilities and businesses for all, regardless of age, physical capacity, weather conditions and time of day, and to promote diverse modes of transportation.

• Provide residents and visitors with the ability to move safely and efficiently throughout the county, through a variety of means of travel, from automobiles to bicycles to pedestrian traffic.

• Promote a wider mix of transportation choices in the community such as walking, bicycling, car sharing clubs, lift sharing bulletin boards, and public transport.

i. Vehicular

1. Overview

Motor vehicles are the most used form of transportation in Summers County. Because so many residents live in rural and remote parts of the county and because even the larger population centers have limited employment opportunities, most residents in Summers County travel to and from work by car. Many workers travel out of Summers County for employment. The mean travel time to work for Summers County residents is 33.3 minutes.¹ Unfortunately, vehicular transportation is hindered for many citizens by the high rate of poverty which often leads to an inability to purchase or maintain a vehicle. Over 25% of Summers County residents live below the poverty line.² Transportation by automobile is also a problem for many of Summers County’s elderly population which tend to drive less due to health or lack of financial ability to keep a car. Public transportation for Summers County is currently restricted to buses utilized by the Senior Citizen Center, by local Churches or the school system. For these reasons, the road system and possible public transportation systems are a cornerstone to transportation in Summers County.

1. Assets

• Major roadways are Interstate 64, West Virginia State Route 3, West Virginia State Route 12, and West Virginia State Route 20.

• Good roadway infrastructure.

• Summers County is home to some of West Virginia Byways and Backways.

• The future New River Parkway will allow access to the New River and a scenic drive from Sandstone to Hinton.

• Small community, so many of the residents in the City of Hinton can walk to the local grocery store or other facilities.

• Buses are provided by the Senior Citizen Center, community churches and the public school system for events planned by them.

1. Liabilities

• Over 700 miles of roadways need to be maintained.

• Frequent mass wasting, rock slides, and other debris on roadways.

• Low shoulders on most roadways.

• Unstable topography creates subsidence issues under some roadways.

• Lack of public transportation options or taxi service.

• Existing roadways are not designed for multiple uses.

• Bus rides are too long for the school children.

• Rural roads are often not maintained.

• Loss of downtown shopping district(s) or other amenities, such as health care services, necessitates the need to commute greater distances.

• Parking, particularly in downtown Hinton, is limited, especially during major events such as any of the community festivals.

• Parking for larger tour buses is also limited.

• Parking in the rural parts of the county is not easily identified without driving up on it by accident.

• No cab or taxi service. For an area with more retirees who may prefer not to drive, they have to depend on family or friends or planned events. One resident says that she feels dependent and would prefer some way to get around when SHE wanted, without having to apologize for taking time to browse in a local store or having to work with a family member’s schedule rather than going on her own schedule.

• Local drinking establishments do not provide an alternative for safe rides home for those who have overdone it.

4. Objectives and Recommendations

Objective: Ensure that future road construction promotes orderly traffic flow, allows for multiple uses and compliments the qualities which are valued, such as the rural, pastoral, natural and scenic aspects of the county.

Recommendations:

• Governing bodies should require a traffic feasibility and impact study for development or subdivision of property which adds more than one single family residence, regardless of type of development. Such a study should address the anticipated increased number of vehicles on the road or street providing direct vehicular access to the proposed development and/or any alteration in traffic flow patterns. The traffic feasibility and impact study should specifically include the anticipated increase and type of vehicular traffic for any type of vehicle which is of a commercial nature. The traffic feasibility study should also address any increase in reliance on public services, such as whether additional school buses will be required to accommodate for the development.

• The governing body may direct, pursuant to zoning regulations or subdivision ordinances, that developers mitigate adverse modification in traffic flow or type by including in the development plan traffic mitigation techniques, which might include altering the ingress/egress access to the nearest public road, installation of traffic control signals, and including alternative transportation infrastructure. The governing body, may, in addition to or in the alternative of, assess an impact fee commiserate with the anticipated impact on transportation services which are a direct result of increase or alteration in traffic patterns.

• Encourage through regulations, ordinances or financial incentives development of roads which allow for multiple uses.

• Mandate that future road development or construction or re-construction use design techniques which have the least environmental and visual impact and that roads are designed to visually and historically compliment the area.

• Objective: Reduce the number of vehicles impacting the roads.

Recommendations:

• Set up a Lift-Share area on a Web site with two section: one for lifts wanted and the other for lifts offered. Promote the Web site around town on bulletin boards and other common areas

• Conduct a survey of residents to determine where they work and how far they travel. Work with the largest group to set up a carpooling scheme.

• Encourage job growth and development and public services in areas with the largest population within walking distance.

• Conduct a traffic survey to determine traffic patterns and the percentage of local, medium, and long distance journeys.

• Objective: Improve parking and access to points of interest.

Recommendations:

• Identify and mark strategic locations for improved parking within the city of Hinton.

• Identify and mark more areas outside of city limits for camps, river access and other points of interest.

• Objective: Establish a system of public transportation.

Recommendations

• Establish a shuttle service in and immediately around the city of Hinton, ideally with an energy efficient vehicle.

• Support a community shuttle for residents outside of the city, who could plan shopping trips and doctor visits.

• Solicit private businesses which provide transportation services, such as taxi services and/or car rental services.

2. Railroad

   1. Overview

The history of the railroad system through Summers County is a long and intricate. The rail-line crosses Summers County at the very center of the county in an east-westerly line and from Hinton north. It was once the primary means of transportation both within the county and to/from Summers County. At one point in the history of Summers County, there were over 50 passenger trains per day that arrived and departed in Hinton. In addition to transportation, the railroad effects both the historic aspects of the community and the current economy as CSX is a large employer for the community.

1. Assets

• Rail lines in Summers County are actively in use to transport goods and people.

• Railroad plays a significant role in the history of the county, including and especially the history of John Henry and the Big Bend Tunnel and historic downtown Hinton.

• Hinton is a stop on the Amtrak line running from Washington D.C. to Chicago, Illinois.

• The Railroad Depot is an historic feature and has the potential to be a tourist point of interest.

• CSX is a significant employer.

1. Liabilities

• CSX can be difficult to work with on community projects.

• Dangerous substances are transported through the county via the rail.

• The railroad limits access near and across the tracks which affects the communities’ ability to access some of the more valued resources in the community. For instance, there is no access from downtown Hinton into the New River Gorge National River because of the railroad.

• More work needs to be done on the Railroad Depot for tourism.

• Passenger transportation via rail is limited to only a few days each week and four trips during Railroad Days (community festival).

4. Objectives and recommendations

• Objective: Utilize the railroad for the transportation of people, particularly tourists, to and from Summers County.

Recommendations:

• Government and non-governmental agencies, particularly tourism based groups, should actively market access to Summers County via rail.

• Government, non-government agencies, perhaps through an appointed board, should assess surrounding communities for amenities or needs which can be served by Summers County and work with the neighboring communities to establish a regular commuter train to and from Summers County. For instance, The Greenbrier in White Sulphur Springs was recently awarded a spot on the P.G.A Tour and this event is anticipated to attract thousands of tourists to the area. Summers County should actively pursue an arrangement with White Sulphur Springs to run a shuttle train to and from this event. Similarly, the recent arrival of the Boy Scouts in Fayette County could lead to a partnership in which attendees or their families can visit or stay in Summers County and commute to Boy Scout events in Fayette County via train.

• Encourage services in and near the train station in Hinton to accommodate for tourists arriving via rail, such as a shuttle service to and from local boarding and restaurants. A taxi service or rental car business would also be effective.

• Tourism based businesses which actively promote the use of the rail should be encouraged.

• Renovate the historic rail depot in downtown Hinton for active use.

• Objective: Create access to points of interest which are currently in-accessible due to the rail.

  • Identify areas of interest which are currently inaccessibly or access is limited due to the railroad. For instance, access to the John Henry Tunnel and the New River National River from Hinton are both limited due to the railroad.

  • Partner with CSX and other relevant agencies, such as the National Park Service to locate the most feasible points and means of access across the railroad tracks. If partnership is not forthcoming, consider other options, such as condemnation.

  • Develop and construct the proposed access points.

  • Provide police and other emergency services to patrol the access points and the areas accessed.

• Objective: Mitigate damage to the community from a potential rail disaster or accident.

Recommendations:

• Actively request information and participation from the railroad regarding disaster preparedness.

• Draft and implement a community-based plan to address matters which may arise as a result of an accident on the railroad.

• Train local emergency personnel in the disaster management plan.

• Solicit funding and/or personnel from CSX for the preparation of the plan and for the training of local personnel.

2. Airports

   1. Overview

The Hinton-Alderson Airport (location identifier WV77) is located three miles southwest of Alderson and 1 mile east northeast of Pence Springs. No airlines utilize this airport. The airport is for private use and permission is required prior to landing. There is no control tower. The runway is 2700 x 25 feet, with a surface of grass/sod with no special surface treatment. The airport is owned by Ruth Tolley Gwinn, Betty Tolley Cox and Suzanne Tolley Humphrey. The address is PO Box 305, Pence Springs, WV 24962 and the phone numbers are (304) 645-2444 or (304) 445-7802

Outside of Summers County, there are multiple airports within driving distance which are utilized by major airlines:

• Beckley Airport, Beckley, WV

• Greenbrier Airport, Lewisburg, WV

• Yeager Airport, Charleston, WV

• Roanoke Airport, Roanoke, VA

2. Assets

• Summers County currently has only one privately-owned airport in the county.

• Private citizens with small aircraft have easy access to Summers County.

3. Liabilities

• The lack of an airport within the county does contribute to some loss from tourists who may not want to tackle unfamiliar roads (like Sandstone Mountain). For those tourists or visitors who are flying in from around the country, access to Summers County usually requires a minimum of an hour’s drive to reach the county from any major airport. While the driving time is not excessive, the tourist would have to want to come to Summers County for a particular reason before heading to the county.

• There are no local shuttle services to or from any of the nearby commercial airports.

4. Objectives and Recommendations

• Objective: Increase access to and from Summers County via air transportation.

Recommendations:

• Investigate ways to increase access to the county, via airports.

• Establish a shuttle service to and from nearby airports.

• Promote advertising in airports to increase visibility of the county to potential visitors.

• Encourage air businesses which may want to have Summers County as a starting point for “Air Sight-Seeing Tours”. Tourists could fly over the dam, the rivers, up to New River Gorge and back, in pilot-operated small airplanes or hot air balloons.

2. Port/Waterways

   1. Overview

Since Summers County is the location for three rivers, for Bluestone Lake and multiple ponds and streams, boating is a frequent activity for the community and for visitors. At one point in the history of the area, the New River was a thoroughfare for river traffic via bateaus. However, these waterways are no longer much used for transportation purposes but remain some of the area’s most valued qualities. Because the rivers and lake are primarily used for recreation and valued for their environmental qualities, they will discussed in greater detail in other sections of this plan.

2. Assets

• Summers County hosts many miles of rivers and lake.

3. Liabilities

• Due to obstacles, both manmade and natural, and fluctuations in flow the rivers are not really a viable form of transportation.

4. Objectives and Recommendations

• Objective: Promote safe and complimentary uses of the waterways.

Recommendations:

• Consider options for utilizing the waterways as a means of transportation, provided the use does not adversely affect the water quality, scenic attributes, and recreational opportunities.

• Provide water safety courses.

2. Non-motorized transportation, including bike trails and pedestrian paths.

1. Overview

Though there are sidewalks throughout most of Hinton, there are no paths around Summers County which are specifically designed to allow for non-motorized transportation or commuting. The citizens of Summers County have specifically and emphatically identified the need for additional opportunities to travel by non-motorized transportation. Non-motorized transportation, such as bicycles and pedestrian routes would reduce reliance on motorized vehicles which traditionally contribute to air pollution. Furthermore, an increase in bicycle and pedestrian opportunities will assist in the promotion of a healthier lifestyle for all residents. Therefore, to promote the health, safety, and public welfare, additional bicycle and pedestrian routes and options should be created and included in all future development plans.

2. Assets

• Sidewalks in the Hinton city limits along most streets.

• Several parks, including city parks with benches.

• Trees lined streets.

• Many streets in Hinton have street lighting.

• Some one-way streets which are better for non-motorized transportation

• Summers County has 22.1 miles of mountain biking trails in public parks and spaces.

• Remote country roads are nice for walking or riding.

3. Liabilities

• Bicycle and pedestrian accommodations are limited in the county.

• Narrow shoulders and poor sight distances make operating a bicycle or walking along county roads unsafe.

• No designated bike trails or bike sharing on roadways.

• Need to repair and maintain sidewalks.

4. Objectives and Recommendations

• Objective: Develop a pedestrian-friendly community that incorporates and supports non-motorized transportation allowing pedestrians, bicyclists, and motorists alike to travel safely and harmoniously.

Recommendations:

• Make the city and surrounding area bicycle friendly by planning and implementing bike paths, producing bike maps of the area, providing bike racks, safety education, and promote the benefits of cycling.

• All future roads constructed in Summers County should be designed to accommodate for non-motorized forms of transportation.

• Collective bike and school runs – bike trains into town, or walking/cycling to school in the morning.

• Help maintain sidewalks in urban areas using WVDOT Transportation Enhancement grants.

• Create a system of non-motorized paths as a means of commuting from one area of the county into a larger system of bicycle and pedestrian systems.

• Implement a “Share the Road” program that places signs throughout the county to remind motorists of bicycle and pedestrian usage.

• Reclaim abandoned rail lines and road beds as potential trail operations for non-motorized usage.

• Develop a mountain biking trail system.

• Use traffic calming and reduction strategies to make the city streets more pedestrian and bicycle friendly.

• Encourage children to walk to school and solicit volunteer parents to work with groups.

• Begin horse and cart taxi services around the community.

• Governing bodies should require that any future development assess the possibility of improving the bicycle and pedestrian opportunities on the developed property and, if possible, on surrounding properties.

1 US Census Bureau, State and County Quick Facts, http://quickfacts.census.gov/qfd/states/54/54089.html

2US Census Bureau, State and County Quick Facts, http://quickfacts.census.gov/qfd/states/54/54089.html

Chapter 2.1 History

2. County Overview

1. Brief History of Summers County

Summers County, West Virginia is seeped in history. To create a complete and comprehensive history of the county would require an entirely different document. This represents only a brief historical overview of the human, historical and geological history of the county. Though this is only a brief overview, Summers County is deeply rooted and very proud of its history.

1. Human History

Humans have roamed Summers County for at least 15,000 years. Two sites in the region, Richmond Bottoms and Meadow Creek Bottoms, on lowland upper New River terraces yielded surface gathered Clovis Points and Cumberland-fluted lancelot points of the Late Wisconsin glaciation. Hunters likely roamed the New River valley, following large game animals like mammoth, mastodon, giant beaver, giant sloth, and caribou. They also foraged wild plant foods available seasonally. There is ample evidence to suggest that the native people maintained permanent homes in what is now Summers County.¹ This was long ago, and there is no written record, but from the circumstantial evidence, we can infer that permanent or semi permanent villages were located at several spots in the county. It is to be remembered that there were several limiting factors as to the length of residence of any tribe in a given location. The natives were primarily hunters, and should game become scarce in an area, they would move on. Even though the hunting was ideal and other factors good, if a stronger tribe decided to move in, the weaker tribe was driven out or annihilated.

Early man’s behavior was strongly influenced by the physical environment. The terrain of Summers County is one of rugged, steep walled ridges and canyons overlaid by the New River Watershed. The setting is one of grandeur, being the product of centuries of sculpting by nature and inhabited by the varied surviving species that comprise today’s biome. The physical setting is the Appalachian Highlands which has been described as the place where “mountain and sky embrace, in clean and enduring intimacy”. The New River and its great gorge dominate the scene, in stark contrast to the rolling upland plateau areas where the skyline is relatively level, a vestige of the ancient peneplain. This restrictive topography has historically acted as a barrier to movement and communication, thus fostering isolation.

The village sites of these native people were usually on a stream which would provide fishing and fertile bottom land on which they grew the maize, squash, and other vegetables. In the report of surveys made in 1948, the Smithsonian Institution states that there were eleven Native village sites in what is now Bluestone Lake. There is also a Native village site near Brooks, as well as several Native burial mounds near Brooks, on Madams Creek, and in Pipestem district. The villages were usually near, but not directly on, a trail. These trails were the highways of those times. Summers County was crossed by some of the major trails leading from east to the west. Among the more famous of these trails is what later became the great James and Kanawha River Turnpike which ran beside Ashby Berkeley’s home (a part of the old Valley Heights Hotel complex) on Valley Heights Road in Pence Springs.

In more recent pre-historic times, the Six nations of the Iroquois claimed jurisdiction over all of West Virginia north of the New River and the Cherokees claimed lands south of the New River. The region in between, including Summers County, was considered a buffer zone and was used sparingly by those groups. Other tribes friendly to the Six Nations were allowed to live here. The first of these tribes was the Delaware who had been driven from their home and, later, the Shawnee. These tribes lived here until they were forced by the encroaching white settlements to move west of the Ohio River. Warriors from a latter tribe, the Shawnee, raided the early white settlements in the area.

White settlers began filtering in during the late 1600s or early 1700s. The year of 1749 saw the organization of the Greenbrier Land Company by a group of prominent Virginians, among them being John Lewis and his sons Thomas and Andrew. This company was given a grant of one hundred thousand acres of the choice land located in what are now Pocahontas, Greenbrier, and Monroe counties and extending to Wolf Creek in what is now Summers County. Other land companies followed which continued to increase the number of white settlers in the region. The settlers generally took to the bottom lands along the rivers and the mountain valleys where the Native trails were located. Because the pioneers were on these trails, it was inevitable that the settlers and the Native tribes would clash. Forts were erected in different parts of the county to protect the white settlers from the Natives. These fort sites are well noted in the region.

The earliest settlements made in what is now Summers County for this period was that by James Graham about 1770 at Lowell and soon thereafter by Robert Lilly and his sons on Little Bluestone. The historic Graham House in Lowell (hewn log home still on its original site) survived several Native American attacks and still hosts several special events each year. The attack in 1778 on Fort Donnally in Greenbrier County brought to an end the major attacks on the settlements in this area.

During the era of peace which followed, numerous small settlements began to flourish. One post office sprung up in Lewisburg (now Greenbrier County) in the late 1790s that served the whole region. It was also in this period that the James River and Kanawha Turnpike was constructed. As the years went by, other roads were built with the Blue Sulphur Turnpike and the Giles, Fayette, and Kanawha Turnpikes serving what is now Summers County. Population in the region continued to grow at a slow, but steady pace over the next few decades.

The Civil War and the subsequent birth of our state found the territory now embraced in Summers County. This mountainous region was little affected during the Civil War by marching armies and engagements within its borders. However, the village of Jumping Branch was burned by the retreating Federals to prevent it falling into the hands of the Confederates. In this most early part of West Virginia history, the area now known as Summers County, had three post offices. The first post office was established in 1853 in Jumping Branch. The others were in the Rollynsburg/Talcott area and the area now known as Sandstone.

Following the Civil War, railroad builder Collis Potter Huntington partnered with General William C. Wickham and others to acquire the Virginia Central Railway. The group acquired a charter from the West Virginia legislature and the railroad was renamed the Chesapeake and Ohio Railroad. Plans were made to extend the line to the Ohio River where Huntington, West Virginia is now located. By 1868, the line had been extended from Richmond to White Sulphur Springs under the direction of Colonel T.M.R. Talcott. The plan to extend the railroad westward required the construction of the Great Bend Tunnel in Talcott (named for Col. Talcott), constructed under the direction of William R. Johnson, a contractor from Staunton, Virginia.

This tunnel was the setting for the former slave John Henry’s legendary battle with a steam drill. While many places claim to be the site of John Henry’s legendary battle, the preponderance of evidence is on the side of Summers County. Local historians cite testimony confirming the event by Great Bend Tunnel workers Sylvester Adams and Banks Terry. Terry, who spent the remainder of his life at Talcott, often spoke of the battle between man and machine. The Great Bend Tunnel was opened for use on January 1, 1872.

The management of the C&O Railroad wanted to create a re-fueling and repair shop at the confluence of the Greenbrier and New Rivers. The leadership of the C&O also wanted to control the local politics of the area, so it approached the State Legislature and proposed the creation of a new county. On February 27, 1871 the legislature of West Virginia enacted the bill creating Summers County from parts of Greenbrier, Fayette, Mercer, and Monroe counties. The county was named for George W. Summers (1807-1868), a noted jurist and legislator. The C&O Railroad agreed to donate the lot on which the present Courthouse stands in Hinton in 1876.

Hinton, the only presently incorporated municipality in Summers County, grew from the infrastructure established by the C&O railroad. The town thrived on the business brought by the railroaders, many of whom settled in Summers County. The city’s National Historic District (established in 1984) centers on the old business district whose existence is linked with the arrival of the Chesapeake and Ohio Railroad Company in 1873. The next fifty-five years represent a period of great prosperity for Hinton.

Hinton was incorporated in 1880 with W.R. Benedict serving three consecutive terms as its mayor. In its first few years as a city, Hinton saw the development of a city hall, a jail, and a municipal water system. The C&O Railroad shops were completed on August 1, 1892 and consisted of a roundhouse with 17 engine stalls and a car repair shop which could hold 40 cars. The roundhouse employed 370 men and the car shop 170 men. The salaries paid to these workers contributed $84,000.00 annually to the local economy. This was significant money in 1892. The C&O also established one of the first YMCA’s in Hinton for the railroad men, in 1891. Three theatres operated in Hinton in those years and much cultural activity was available in the form of live entertainment and early movies. The building boom that began with the arrival of the railroad lasted until 1930. Many architecturally significant buildings were constructed in Hinton during this growth period. Architectural styles represented in the historical district include Victorian, Queen Anne, Gothic, Classical, Greek, American Four Square and Second Empire.

Just as Summers County’s growth centered on the railroad, its history over the past half-century is tied to the decline of the railroad’s impact on the region. As the railroad moved from coal fired engines to diesel power, there was no longer a need to stop and refuel in Hinton and the town began to decline. The introduction of the diesel engine in the early 1950s marked the beginning of this decline. During this period, the railroad closed its repair shops in Hinton and eliminated or transferred numerous administrative and dispatching jobs to new regional centers. As a result, Summers County’s economy and overall community vitality began to spiral downward with the loss of railroad jobs leading to a steady loss of retail establishments over the years. The loss of commercial and retail jobs was further frustrated by the opening of several large box-stores in neighboring counties in the 1990s. The declining population led to the closure or consolidation of several Summers County schools.

Summers County’s history in the 21^st century is rooted in change and optimism as the area begins a transition into today’s knowledge economy. The Hinton Technology Center which opened in 2005 is the focus of this transition as it is the base for national defense contractor and other technology-based firms. Summers County boosts many technology-based companies which provide over 150 well-paying jobs in the community.

Today, Hinton is a picturesque railroad town located on the New River in Summers County. Though there is much evidence of the hey-day of Hinton in many of the old buildings, the economics of the area have only just begun to find new footing in technology, tourism and retirees.

ii. Historic Land Uses of Summers County

European settlers land use in Summers County began with fur trappers during the 1750’s, and actual settlements begin to appear in about the same time frame with the founding of the Greenbrier Land Company. During this early phase of European settlement, survival was contingent on hunting-gathering and subsistence agriculture on a limited scale. By the time of the Revolutionary War in the 1770’s small farms had emerged with an ever increasing focus on agricultural and animal husbandry to make a living, though at that time what is today Summers County was only sparsely settled/populated.

Following the Revolutionary War, many settlers, moved to what is now Summers County because our newly formed federal government often paid soldiers in land grants in lieu of currency for their services in the war. Farms were hacked out of the wilderness, especially along food-plains, which had the best soil. Farmers and settlers also found that life in the river valleys provided additional food resources from riparian flora and fauna. Most of these early settlements and farms were small subsistence operations. When the railroad pushed through, farmers suddenly could transport their agricultural and animal products to distant markets.

Despite the convenience of rail transportation, many farms remained small, subsistence operations. However, there were two larger plantation-style operations on either side of New River. One, the Billy Crump Plantation, utilized approximately 133 slaves, and was located on west side of the New River in what is now Raleigh County. The other plantation was located on the east side of New River near the Mouth of Indian Creek owned by Dr. Fowler. These two plantation operations, of course prior to the Civil War, were very large comparable to most small land holdings in the county. Following World War II, many farmers sold or abandoned their farms, because the farms had become less unprofitable and because many of there sons had left to join the military. Many of these farmers subsequently found employment on the railroad or simply left for more urban areas. However, some farmers attempted to hold onto their farms a secondary source of income as a means of holding onto their heritage. It should be noted that during the early 1900’s to 1970’s there existed numerous prosperous dairies, but with the advent of “Milk Producer Laws and Regulations,” the industry has virtually died in our county.

Due to the railroad, timbering also became a prime source of revenue for many people. The railroad allowed landowners and timber-brokers to transport timber, lumber, tanning bark, cross-ties, and other wood products to distant markets. Though nestled in the heart of Appalachia, Summers County did not experience much coal mining, however, there were a few small mining operations in northern Summers County during the early to mid-1950’s. However, these mines eventually became unprofitable and closed.

For many years, farming, lumber and the railroad were the dominant features on the landscape of Summers County. Many communities and towns sprung up to accommodate the necessary commerce associated with each of these industries. As the agriculture and timbering commodities slowed and the railroad no longer needed Hinton as a re-fueling stop, many of the towns began to dwindle. However, the essence of these communities remains as a feature on the landscape of Summers County.

iii. Natural History

Summers County is blessed with two outstanding natural resources—water and a naturally beautiful pristine environment. All of Summers County physically falls into that province of the Appalachian Mountains known as the Allegheny Plateau. The Allegheny Plateau region consists of at least two ancient peneplains sloping gently northwestward. The strata of the peneplains are gently warped and the surface of them has now been cut into innumerable valleys by the erosion of streams leaving sharp or comparatively narrow ridges as remnants of the former peneplains. During the Cenozoic times, the development of two erosion terraces occurred, the younger surface, the Allegheny Peneplain, occurs at an elevation of 792.48MSL near Hinton, West Virginia.

The New River is the major natural feature of the Hinton and Summers County area. The New River is one of the world’s oldest rivers and is a remnant of the ancient Teays River System. From quiet beginnings in North Carolina, the New River travels through Virginia and its tumbling waters eventually carved a gorge through the steep mountains of southern West Virginia. In recognition of its uniqueness and beauty, the Federal Government, in 1978, designated a 52 mile stretch from Hinton to Fayette Station in Fayette County as the New River Gorge National River, a division of the National Park Service. Similarly, the Bluestone River as it flows into Summers County has been dedicated as a National Scenic. These divisions of the National Park Service have become a major economic factor in the area. Hinton is the southern gateway community for these National Park Service areas¹.

Summers County also hosts a third riparian feature, the last several miles of the Greenbrier River. The Greenbrier enters the eastern part of the county in Alderson and flows through Pence Springs and Talcott before its confluence with the New River near the communities of Bellepoint and Avis in Hinton. Though the Greenbrier River has not received a specific federal or state designation, it is one of the longest, free-flowing rivers in the eastern United States. Locally, it is recognized for its scenery, recreation and as a major factor in the environmental and geo-physical landscape. However, without proper management, the Greenbrier is at risk for pollution from sewage, improper development, and inadequate land management techniques.

Hinton is located at the confluence of the Greenbrier River with the New River, just north of the Bluestone River. The Bluestone Reservoir Project was authorized for construction as a flood control and hydroelectric power project in September 1935. Construction did not begin until January 1942 and was suspended briefly by World War II before resuming in January 1946. The Bluestone Dam became operational in January 1949. The Bluestone Lake created by the dam varies from 1,800 acres of surface area in winter to 1,970 acres during the summer and fall. Efforts continue to finish the hydroelectric portion of the dam which was not completed during its initial construction. The dam is currently managed by US Army Corps of Engineers. The un-developed area above the dam is recognized for its majestic views and outstanding recreational opportunities. This area, known as Bluestone Wildlife Management Area, consists of nearly 17,000 acres and is managed by West Virginia Department of Natural Resources but owned by the Army Corp of Engineers.

Summers County boasts the presence of two state parks. Bluestone State Park was created in 1955 when the West Virginia State Conservation Commission, now the Department of Natural Resources, leased 4,500 acres from the Army Corps of Engineers in the Bluestone Reservoir area for the park. Similarly, Pipestem State Park was created in 1963 and officially opened in 1970 as a result of the federal government’s financial assistance to West Virginia to promote economic development in areas of low employment.² Legend has it that John Kennedy was so grateful to West Virginians, having won a lot of support during the elections, that he saw to it that Pipestem State Park was funded. Together, these parks take advantage of the priceless beauty of the Bluestone Gorge area, offering scenic vistas and recreational opportunities for tourists while providing a significant economic benefit to Summers County.

The New River Parkway, a government initiative which started in the 1980's, was touted as a project to improve a current road, known locally as River Road, and build a scenic highway from I-64 near Sandstone, West Virginia to Hinton, WV.³ The New River Parkway will provide a direct link between Interstates 64 and 77 in Princeton and allow visitors to have easy access to the magnificent Sandstone Falls. Eight miles of the parkway will pass through the New River Gorge National River. This parkway will tie together many outstanding resources of Raleigh, Summers, and Mercer Counties. With the completion of the Parkway, Hinton’s importance as a gateway community to the New River will be greatly increased. Amtrak also provides an important transportation link to Summers County. Amtrak’s Cardinal from New York to Chicago stops three times per week to pick up and disembark passengers at Hinton’s historic Rail Depot.

Scenic and natural resources, such as the Bluestone, Greenbrier, and New Rivers and Bluestone Dam and Lake, along with their respective supporting agencies (National Park Service, US Army Corp of Engineers, West Virginia Department of Natural Resources and West Virginia State Park systems) are no doubt outstanding resources and visitor attractions. They provide significant potential for additional economic development in Hinton and Summers County. Hinton, with its central location, complements these park areas as it provides a number of restaurants, hotels, and shopping opportunities along with its provision of medical and other public services.

Taking advantage of Summers County’s assets requires viewing the existing historical, cultural, and natural resources as opportunities. Entrepreneurial activity can flourish to complement these assets if they are sensitive to resource values. New commerce can be drawn to the Hinton area to capitalize on the attractions for visitors and tourists. Revitalization requires the concerted, imaginative efforts of the public and private sectors alike.

References Cited

1. Lively, Lester. History of Summers County.

2. http://www.wvcommerce.org/travel/thingstodo/history/stateparklodges/default.aspx

1:30 p.m. on 02/19/10.

3. http://www.newriverfriends.org/. 1:45 p.m. on 02/19/10.

1 Recently, many local citizens and both the Summers County Commission and the City Council of Hinton, have requested that the federal government expand the boundaried of the New River Gorge National River to include Hinton’s Historic District, Bateau Beach (aka Hinton Landing), Avis Overhead Bridge, and the point where the New and Greenbrier Rivers meet.

Chapter 1: Introduction

Chapter I, Introduction

1. Overview

Summers County, West Virginia has had many plans in the past, though never one comprehensive plan. This plan was drafted based on the input of many different people and with the assistance of many, many volunteers and organizations.

The comprehensive plan describes how, and at what pace, Summers County, West Virginia desires to develop physically, economically, and socially. It is an important tool that elected officials will use to guide future growth and development, manage natural resources, preserve prime agricultural land, protect historic resources, strengthen the economic base, provide efficient public services, improve the quality of the housing stock and preserve the quality of life.

The comprehensive plan is the only public document that describes a community as a whole in terms of its complex and mutually supporting networks. The Comprehensive Plan is considered the official statement for how the future of the county should be developed and shall guide all future regulation relating to planning and zoning.

The Summers County Comprehensive Plan was be prepared in accordance with the

West Virginia Code, Chapter 8A (2004).

In short, the Summers County Comprehensive Plan is:

• The general guideline for future development that will promote the public health, safety, and general welfare of all residents;

• A promotion of the public interest of all residents;

• A public policy guide to decision making regarding the physical development of the county;

• The collection of strategies for future land use, housing, economic development, natural, cultural and historic features, transportation, community facilities and services and parks, recreation and open space;

• A current statement of the past and present conditions of the county;

• A description of how, and at what pace, the county desires to develop physically, economically and socially;

• An expression of the county’s “vision” of its optimally desirable pattern of development for the future; and

• A public document adopted by the County Commissioners on the recommendation of the County Planning Commission.

2. Goals and Objectives

As a result of public meetings and the analysis of the data collected from public comments, several architectonic themes began to appear. Analysis of the issues raised during the meetings lead to additional topics not specifically addressed in the initial public meetings. These new topics have been examined during the course of some 50 committee and subcommittee meetings and in innumerable informal conversations between members of the Comprehensive Plan Steering Committee and other members of the Summers County Community. The architectonic principles which must guide the development of the Summers County Comprehensive Plan were identified. The principles that emerged must inform not only the Summers County Comprehensive Plan but every function of every governing body in the county.

The overarching goal and objective which emerged from the community meetings and which has been adopted by the County Planning Commission and Summers County Commission is the need to promote growth that is economically sound, environmentally friendly and supportive of community livability to enhance quality of life.

The success factors for Summers County’s Comprehensive Plan have interrelated themes based on community discussions. For some residents, one issue may stand out above the others. For some, this issue may be employment. For others, the overriding issue is the continued protection of the environment, or farming, or forestry or any combination of all three. For some residents, education is the basic foundation for being able to achieve everything else. It is this diversity of priorities and of communities’ values that make Summers County a vital, complex community and gives it a unique character.

1. Quality of Life

In most respects “quality of life” is extremely subjective; the criteria can be so radically different between two persons or groups to be mutually exclusive. In spite of areas of discord in the criteria defining quality of life, there are broad areas of agreement among the residents of Summers County concerning those features which identify quality of life. The following elements represent only some of the components of a good quality of life as identified by residents during public meetings and are not meant to be exclusive:

1. A friendly community where people are welcoming and caring;

2. A community that functions like a “neighborhood watch”;

3. A community with low crime rates, especially violent and home invasion crimes;

4. Clean air and water;

5. Geographical natural beauty, i.e., our mountains, streams and rivers;

6. Abundant outdoor recreational activities;

7. Affordable housing;

8. A rural community;

9. Peaceful and laid back lifestyle;

10. A strong religious community.

2. Historic Preservation

Summers County is rich in history and, due to the relatively slow pace of development in the region, is blessed to have much of its long history still intact. As was noted in several of the public meetings, Summers Countians are often proud of their heritage and have identified many of the physical and social attributes of their communities worthy of preservation. Again, these elements were identified as prime examples of the historical attributes of the county, but are not intended to be exclusive:

1. Nationally identified Hinton Historic District;

2. History of the rail system;

3. The Legend of John Henry and the railroad workers;

4. History of Waterway travel;

5. The historic Graham House; and

6. Several individual structures on the National Historic Registry.

3. Environmental Integrity and Conservation

Summers County has unique environmental qualities. Though the citizens of the county do not always recognize the unique environmental features of the county, the citizens have identified environmental qualities worthy of recognition and/or protection. Non-exclusive examples of county environmental attributes are:

1. Good water quality;

2. Clean air;

3. Beautiful scenery;

4. Several rivers and streams;

5. Low rates of sprawl and undesirable development;

6. Undeveloped, wild and wonderful;

7. Abundant wildlife and good hunting and fishing opportunities;

8. Naturally beautiful; and

9. Lots of open space.

3. Economic Development

Summers County has seen prosperous times, however, the current economic conditions in the county are often considered less-than-favorable. Historically, the railroad created a boom in the Summers County economy and many residents of the county still remember that era. Though the railroad continues to be a driving force in the local economy, the more modern modes of transportation and technology have greatly reduced the economic effect the rail currently has on the economy. Other driving economic factors have been slow to move to Summers County but are beginning to make an appearance. In recent years, there has been a noticeable increase in tourism, technology-related industries, and retirees re-locating to the area. Citizens have identified a few areas worthy of preservation and growth as economic forces in Summers County, including, but not limited to:

1. Technology based businesses;

2. Tourism industry;

3. Service industry, particularly catering to retirees and tourists;

4. Relatively low cost of living;

5. Local businesses; and

6. Family oriented businesses.

3. Creating the Comprehensive Plan

2. Summers County Planning Commission

The Summers County Planning Commission was created on November 12, 2003 by the Summers County Commission pursuant to West Virginia Code §8A-24-1.

3. The planning process

The Summers County Planning Commission worked in collaboration with several other organizations in a series of public meetings to update the “Summers County 2020:A Vision Shared Plan.” That plan specifically addressed the need for a Comprehensive Plan in Summers County. The Summers County Commission engaged in a strategic planning process in 2003, the product of which is the Summers County Strategic Plan: 2020 a Vision Shared. To create this document, the County Commission solicited information from Summers County citizens. Several public meetings were held throughout the county. One of the elements identified during the course of that process was the need to create a framework for future development and growth in Summers County. In approximately the same time frame, the West Virginia Legislature adopted Chapter 8A of the West Virginia Code authorizing county governments to adopt comprehensive plans, zoning ordinance, subdivision regulations, and other land use techniques.

The comprehensive plan began in earnest in 2007 when the planning commission employed outside assistance with the creation and drafting of this document. Several meetings were held throughout the county; a steering committee was appointed; several articles were published in the local paper; and a blog was created to engage the public in the development of this plan.

4. Notice and public participation

In the fall 2007 and winter 2008, several community meetings were held to solicit community input regarding the county comprehensive plan. These meetings were advertised in the local newspaper and via email communication (for community members who had previously provided an email address) and the drafting of the Comprehensive Plan was specifically identified as an item on the agenda. Meetings were held on December 10, 2007 at Talcott Elementary School; December 13, 2007 at Forest Hill Fire Department; January 3, 2008 at Meadow Bridge Community Center; January 8, 2008 at Sandstone Fire Department; January 10, 2008 at Jumping Branch Elementary; January 14, 2008 at Pipestem Ruritan Club; and January 31, 2008 in the Summers County Memorial Building. Based on the input and interest expressed from the community meetings, the Planning Commission convened a special meeting to identify possible interested persons in the community to serve on the steering committee. At this special meeting, the county was divided into smaller geographic areas and persons in each of those areas were identified. A letter, together with a response form, requesting participation on the steering committee was sent to all persons identified. Those interested in participating were named as members to the steering committee. The steering committee subsequently divided into several different sub-committees and tackled many of the substantive sections of this document. The steering committee members each brought their own unique experiences and community concerns to the process.

The steering committee meetings were held several times in 2008 and 2009. In addition to the community meetings and the regular steering committee meetings, the planning commission, through its intern, published several articles in the local newspaper soliciting public input. Newspaper articles or ads updating the public about the status of the comprehensive plan were submitted and/or ran on July 17, 20, and 21; August 7; November 17; December 29; all of 2009 and May 23 of 2010.

To solicit specific input scenic views and vistas in the county, the Summers County Planning Commission held a photo contest beginning on July 9, 2009 and ending on September 15, 2009. Seventy photos were submitted representing several areas throughout the county. The photos were vetted by an independent panel of judges and the top ten photos were placed on public display and the public was asked to vote for their favorite. The winning photo was purchased by the Summers County Planning Commission.

In June 2010 a blog was created and updated weekly to keep the public informed about the current status of the plan as well as to solicit input on the current plan draft. A QR code system was also created and purchased for future high tech linking to the blog via smart phones and other devices that can scan bar codes and connect to the web.

4. Jurisdiction

The Summers County Comprehensive Plan addresses issues throughout Summers County and on a countywide spectrum. In addition to Summers County as a whole, this plan also speaks to issues specific to the City of Hinton. On November 18, 2008 the Hinton City Council Meeting passed a resolution agreeing to participate in the planning process with the intention of reviewing and considering for adoption, the Summers County Comprehensive Plan. On ___________________ the City of Hinton, through its City Council adopted the Summers County Comprehensive Plan.

Summers County Commission and Planning Commission, along with the City Council of Hinton, acknowledge that there are areas in neighboring counties, communities and states which directly affect the goals identified in this plan. To the extent possible, it is the goal of the Summers County Planning Commission to promote the orderly development of land and reduce duplication of effort by working with other governmental and quasi-governmental entities in the planning and development process to the extent that the plans and ordinances are consistent with the Summers County Comprehensive Plan and subsequent land use regulations.