BUILDING BOOM HAS BENEFITS, DRAWBACKS

JACKSON -- The traffic on Highway 61 starts around 6 a.m. The southbound lane is full of Jackson drivers on their way to work in Cape Girardeau.

The northbound lane is practically empty.

The flow is a result of Jackson's status as a "bedroom community," said Mark Brown, the city's director of public works.

People sleep there, but their jobs, and often their hobbies, wait in Jackson's larger neighbor.

As a result, Cape Girardeau's commercial growth is outstanding, but Jackson's residential growth is phenomenal. With about a third of Cape Girardeau's population, Jackson boasted three more residential building permits in 1993 than its neighbor.

So far this year, Jackson has 35 more residential permits, and Brown expects an additional 15 or 20 before the year is over.

"I've never seen growth like this," he said. "Because of it, it's tough for people to get out of town in the morning. But they do, and they flow back in at night."

With growth comes growing pains, and traffic trouble isn't the worst problem. Brown was hired in January to consolidate the city's services and to help develop a plan for the future.

Demand on the city's water system, sewer system and streets has increased dramatically in the last 10 years. Water pressure is low in some areas, and there is only so many city workers to address the issue. No one predicted that Jackson would increase in population and area quickly, so the systems weren't designed for the increase.

In addition to Brown, two consultants were called in to research the city's water and electric systems. Rich Bowen, acting city engineer, is examining the water system.

In his 35 years of consulting, he said, he hasn't studied rural growth like Jackson's. He called it unique.

Alderman Jack Piepenbrok went a step further.

"Our residential growth is almost frightening," he said. "If I didn't believe it was just an aberration because of low interest rates, I would really be concerned."

But low interest rates aren't the only things attracting home buyers and builders to Jackson, Piepenbrok said.

Its closeness to Cape Girardeau attracts them, along with an abundance of acreage on rolling hills and a highly rated school system.

Public Works Director Brown sees other benefits.

"Even though Jackson has grown phenomenally in the last 10 years, it still behaves as a small town of 2,000," he said. "There are the same friendliness and values."

Once the consultants' studies are complete, more information will be available on how the city will deal with the residential growth. Brown said there are already plans to hire three more public works employees next year and perhaps more in 1996.

Also, a water tower for eastern Jackson should be started next summer.