Addendum to 1986 Land Use Plan-1989

CITY OF SOUTHPORT
ADDENDUM TO
1986 LAND USE PLAN
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 Ocean and
Coastal Resource Management, National Oceanic and Atmospheric
Administration.
PROPERTY OF
DIVISION OF COASTAL MANAGEMENT
PLEASE DO NOT REMOVE

CITY OF SOUTHPORT# NORTH CAROLINA
ADDENDUM TO
1986 LAND USE PLAN
Y
Prepared B :
P
T. Dale Holland Consulting Planners
October, 1989
The preparation of this report was financed in part through a
— ----- g-rant__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 Ocean and
Coastal Resource Management, National Oceanic and Atmospheric
Administration.

PREFACE
a The City of Southport 1986 Land Use Plan Addendum was prepared
concurrently with the City's consideration of a proposed annex-
ation action. The area originally considered for annexation is
shown on Map 1A. The data collected for the preparation of this
a addendum greatly assisted the City of Southport in its deliber-
ations over annexation. The City conducted an annexation hearing
on June 8, 1989. Subsequent to the hearing, negotiations began
a with Cogentrix and Pfizer, Inc. to consider deletion of their
properties from the area being considered for annexation. On
August 8, 1989, the City of Southport Board of Aldermen adopted an
ordinance for annexation of a reduced area which did not include
the Cog entrix and Pfizer properties. The final area proposed for
annexation is shown on Map 1A.
On September 12, 1989, a bond referendum was held for the issuance
of bonds to finance the construction of water and sewer utilities
in the area approved for annexation. The referendum failed.
Without the financial support which would have been
provided by
a
the bonds,
the City could not proceed with the annexation. The
City may
reinstitute annexation proceedings during
fiscal year
1989-1990.
In fiscal
year 1989-1990, the City will undertake
a complete
update of
its 1986 CAMA Land Use Plan. The .-data
which was
(�
collected
for preparation of this addendum will aide
in the prep-
aration of the FY89-90 update. Much of the data collection and
analysis required for the update has already been accomplished.
a In addition, the City Planning Board has thoroughly discussed many
of the issues which will be involved in the update.
The final Southport Land Use Plan Addendum was presented at their
a November 9, 1989, meeting. It was explained that the Land Use
Plan Addendum should not be adopted because it is invalid in the
absence of the proposed annexation action. The utility of the
addendum for the land use plan update was explained. A final,
formally -advertised public hearing on the addendum was not
conducted.
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ADDENDUM
CITY OF SOUTHPORT
lJ 1986 LAND USE PLAN
L1 June, 1989
INTRODUCTION
The City of Southport received a FY88-89 Coastal Area Management
Act grant for the preparation of an amendment to its 1986 Land Use
Plan to address the impact on the plan of a major annexation
proposed for 1989 or early 1990. The annexation- will include an
area of approximately 562 acres lying north and northeast of the
City of Southport, as shown on Map 1A*. The area is one of mixed
land use and lies primarily within the City. of Southport's one -
mile extraterritorial jurisdiction. Several small areas extend
U northward beyond the existing one -mile extraterritorial limit.
This addendum will review the impact of the proposed annexation on
a each section of the 1986 Southport Land Use Plan. Particular
emphasis will be placed on review of the Policies section which
was drafted to support and comply with Subchapter 7B of the North
n Carolina Administrative Code, land use planning guidelines.
uThe major effects of the annexation action on the City of
Southport and the Land Use Plan will be noticed in the following
areas:
-- Population base
Extraterritorial jurisdiction
- Housing conditions
-- Capital improvements programming and utilities extensions
The impact of the annexation on many of the. 1986 Land Use Plan
policies will be minimal. No changes in the CAMA regulatory
requirements/permitting process are anticipated. The annexation
a and resulting utility extensions should lead to improved environ-
mental conditions and improved overall compliance with CAMA
regulations.
a
a *A included in map numbers to indicate a map included in the 1986
Land Use Plan and amended as required herein.
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EXISTING CONDITIONS (Pages 1 - 31)*
Existing Land Use (Page 2)
The existing land use within the Southport corporate limits
will be affected by the addition of 562.7 acres of total land
area. The existing land use is shown on Map 2A. Acreage by
land use in the area proposed for annexation is provided in the
following table:
Table 1-89:** Annexation Land Area and Land Use
Existingr Land Use Acres
Single -Family Residential
59.7
Multi -Family Residential
4.1.
Mobile Home
27.4
Commercial
37.6
Institutional
2.4
Parks and Open Space
0
Industrial
212.5
Transportation/Communication/Utilities
50.3
Undeveloped
168.7
6�2.7
The annexation will have a substantial impact on Southport's
housing stock. A total of 220 residential units will be added.
However, 65 of those units are mobile homes located in mobile
home "parks" having a minimum of improvements. The existing
housing conditions within the annexation area are shown on
Map 3A and are summarized in the following table:
Table 2-89: Existing Housing Conditions - Annexation Area
Number %
Minor/Non-need/Frame-Built Dwellings .95 43
Moderately Deteriorated Frame -Built Dwellings 27 12
Severely Deteriorated Frame -Built Dwellings 10 5
Dilapidated Frame -Built Dwellings 4 2
Minor/Non-need Mobile Homes 9 4
Moderately Deteriorated Mobile Homes 7 3
Severely Deteriorated Mobile Homes_ 3 1
Dilapidated Mobile Homes 0 0
Unclassified Mobile Homes 65 30
*Parenthetical page references
Southport Land Use Plan.
**-89 included in table numbers
only in the 1989 Addendum.
220 100
refer to pages in the 1986
to indicate a new table included
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The conditions classified in Table 2A are based on the
definitions in the North Carolina Housing Guildelines (refer to
Appendix I).
Only 104, or 47%, of the homes to be annexed are clearly stan-
dard dwelling units. A substantial number of those dwellings
excluded from the standard classification are the mobile homes
identified as "unclassified." The 65 mobile homes so classi-
fied are of widely varying conditions and are densely located
in mobile home parks having minimal improvements. Most of the
mobile homes should be considered as having some degree of
deterioration.
a The majority of the substandard dwellings are concentrated
along Jabbertown Road. This concentration includes 55%, or 28,
of the total units considered substandard. Additionally, 12 of
the mobile homes listed as unclassified are located along
Jabbertown Road.
Following residential land use, the second biggest change will
be a major increase in the total industrial land use within the
corporate limits. This will substantially increase the tax
base and may.have an impact on the demand for City services.
In 1985, the City's industrial development consisted of only
warehouses. The anticipated annexation would place the first
.legitimate industrial activity within corporate limits.
Except for acreage increases, other land use changes resulting
from the annexation will be insignificant. Since the adoption
a
of the 1986 Land Use Plan, the major development activity
within the City's extraterritorial jurisdiction has been resi-
dential subdivision and dwelling unit construction to the west
of :the City along Dutchman Creek, most notably Indigo Planta-
tion. The Indiqo Plantation development has been annexed.
Other developing areas west of town may be candidates for other
future annexations; however, none of the "westward" development
is part of the annexation proposal or considered as part of
this addendum.
In order to reflect the total land use adjustments, Table 1A,
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page 4, "Existing Land Use Within City Limits" should be
amended as follows:
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TABLE lA*:
Land Use
Single family
Multi family
EXISTING LAND USE WITHIN CITY LIMITSI (Page 4)
Mobile Home
TOTAL RESIDE rIAL:
1980
Units Acres
850 365.7
(2.3 du/ac)
42 8.3
(5.1 du/ac)
18 4.6
910 378.6
(2.4 du/ac)
1985
Units Acres
927 394.1
(2.4 du/ac)
104 15.0
(6.9 du/ac)
18 4.6
1,049 413.7
(2.5 du/ac)
1989
Units Acres
1,047 453.8
(2.3 du/ac)
120 19.1
(6.3 du/ac)
102 32.0
1,269 504.9
(2.5 du/ac)
Commercial 35.2
40.6
78.2
Industrial 20.0
3.6**
216.1**
Institutional 28.7
80.1
82.5
Parks and Open Space 6.9
17.0***
17.0***
Trans/Ccmm/Utils 188.6
188.6
238.9
Undeveloped 584.0
498.4
667.1
TOTAL ACREAGE 1,242.0
1,242.0
1,804.7
1 Source .for 1980 figures: Southport Land Use Plan Update,
1980. Source for 1985 figures:
windshield survey by Satilla
Planning, Inc., November, 1984.
Source for 1989 figures:
windshield survey by T. Dale Holland Consulting Planners
and
proposed City of Southport Annexation Study.
* A indicates a table included in
the 1986 Land Use Plan and
amended as required herein.
** 1980 figure counted vacant land owned by industrial company
within City limits. 1985 industrial uses primarily
warehouses.
***Includes two cemeteries not accounted for in this category in
1980.
Land Use Controls (Page 11)
The annexation will not have any impact on existing land use
controls. All City land use ordinances are already being
enforced in the City's one -mile extraterritorial jurisdiction.
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Economic Conditions (Page 12)
The proposed annexation will substantially impact Southport's
tax base by increasing the following taxes: sales, gasoline,
intangibles, franchise, property, and beer and wine. The total
tax increase was estimated to be over $336,000 by the City's
annexation study. However, the increase in taxes will be
largely offset by an increase in operating expense. The annual
revenue gain is expected to be S25,000 to $30,000..
The City will gain by bringing into its corporate limits the
N.C. 211-N.C. 87 commercial area. The area was identified in
the 1986 plan as a major developing commercial area. This
concentration of businesses is now second only to the CBD as
one of Southport's two majorcommercial areas.
The extension of. sewer service throughout the annexation area
and along Moore Street will have a significant positive impact.
Land value will substantially increase, and vacant industrial
property will become more desirable for development. The
extension of utilities will accelerate overall development. In
many areas, especially along Howe Street, land currently
utilized for commercial septic drainfields can be converted to
more intensive and productive uses.
Tourism (Page 12 )
No impact on tourism is expected as a result of the
annexation.
Housing and Community Development (Page 15)
The single greatest immediate impact of the proposed annexation
on Southport and the 1986 Land Use Plan will be in the area of
housing and community development. - The Jabbertown Road area
includes a major concentration of substandard housing. Both
housing and water/sewer utility requirements are needed.
The 1986 Land Use Plan discussed the City's unsuccessful
efforts to obtain Community Development Block Grant funds in
1983 and 1984. ,Subsequently, the City successfully competed
for Community Development funds in FY86 ($594,525) and FY88
($438,720). Over sixty substandard dwelling units have been or
will be improved to a standard condition by these projects.
The annexation of the Jabbertown Road area will significantly
add to Southport's substandard housing stock. The following
areas of Southport still have concentrations of substandard
housing which warrant assistance:
Rhett Street, northwest of Nash Street
Lord Street, north of St. George Street
Portions of Caswell Avenue, north of 8th Street
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-- Portions of 10th Street
-- Portions of 9th Street
-- A limited area of Brown Street.
Following annexation, the City will need to reassess its
housing needs and consider restructuring priorities for housing
assistance.
Transportation.(Page 16)
The proposed annexation will have little effect on Southport's
transportation system. The State's allocation of gasoline tax
(Powell Bill) funds to the City will- increase and some City.
road maintenance requirements will increase. However, ordi-
nances affecting road design are currently in effect in the
annexation area.
The biggest long-range impact should be along Jabbertown Road.
The annexation will stimulate/accelerate growth along Moore:
Street Extension. The only access to the Moore Street Exten-
sion area from N.C. 87 and N.C. 211 is Jabbertown Road, which
is primarily developed as a residential area. An alternate
route should be considered to provide improved access for com-
mercial/industrial traffic to the Moore Street Extension area.
Community -Facilities (Page 19)
Southport's community facilities will be impacted by the pro-
posed annexation. Water, sewer, solid waste, fire/rescue, and
recreation demands will all be increased. The solid waste,
fire/rescue and recreation services will be provided to resi-
dences and businesses in the annexation area on the same basis
that they are provided within the rest of Southport.
The impact on the water and sewer systems will be substantial.
The majority of the annexation area is presently served by the
City of Southport or the Brunswick County Water System. The
City's service area extends along Highway 211, while the County
serves. Highway 87 and Jabbertown Road. The County system will
continue to serve its customers. Several scattered areas not
currently served by either the City or the County will have
water lines extended to provide service. The preliminary cost
estimate for water line extension is $127,820. However, it is
not anticipated that charges to customers for water or sewer
service will change.
Municipal sewer service is not provided in the annexation area.
A system of sewer lines will be constructed to provide service
to all properties within one year following annexation.
Connection to the system will be required. The total cost of
providing sewer service is estimated to be $2,030,000.

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The proposed water/sewer improvements will serve to. improve
environmental conditions in both the annexation area and in the
City's extraterritorial jurisdiction as a whole. The systems
will aide the protection of AECs which lie within and adjacent
to the annexation area.
Physical and Environmental Constraints (Page 25)
The annexation action will have little impact on physical and
environmental constraints. The City has a master drainage.
a
plan, which is in effect in the annexation area. The major
concern should be Price's Creek, a portion of which is located
within the annexation area. Price's Creek is an Area of
Environmental Concern and a principal drainage route for storm -
water run-off. However, the annexation will not affect the
enforcement of management guidelines for AECs as set forth in
Section 15:7H of the North Carolina Administrative Code.
The proposed annexation area does include two small flood
(,
hazard areas. Land lying within approximately 300 linear feet
u
of either side of Price's Creek is within the 100-year flood
plain area. Secondly, the area along the Cape Fear River
shoreline is within the 100-year flood plain area. The Cape
Fear River flood plain does not pose any threat to existing or
anticipated development. The Price's Creek flood plain extends
through an area currently developed for residential purposes.
The City does participate in the Federal Flood Management
Program and flood hazard maps are available.
The soil conditions within the annexation area are generally
considered marginal for development. The area normally
requires some drainage prior to development. The soil cate-
gories include Leon, Fine Sand, Johnston Series soils, and
Murville fine sand. The soils along Price's Creek are normally
unsuitable for development, having high water table, flooding
and poor drainage.
None of the fragile areas located in the 1986 Land Use Plan are
included in the annexation area. However, substantial areas
having resource potential will be annexed. Those include
primarily Pfizer properties lying north of Prices Creek and
east of Moore Street. The annexation will not affect the State
or local land use regulations. Finally, the community design
structure found on Pages 31 and 32 of the 1986 plan will not be
affected by the annexation. However, the community design
structure should be updated to show a major residential
development area along the eastern shore of Dutchman Creek.
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GROWTH TRENDS AND IMPACT ON COMMUNITY FACILITIES
Population (Page 34)
It is estimated that the annexation area contains 682 resi-
dents. This estimate is based on the average household size
included in the 1986 Land Use Plan. That plan made two
population forecasts. The first, or lowest, was based on an
average household size of 2.65. (See Page 34 of the plan.)
The second was based on an average family size of 3.1 persons
per household. The larger family size has been utilized
because a large percentage of the households in the annexation
area are low -to -moderate income, and those households tend to
have higher average family size.
The 1986 plan forecast a 1990 population of 4,380, utilizing
3.1 persons per household. The July 1987 population was
3,586*. In consideration of the 1987 population, the higher
1986 forecast would appear to predict the proper rate of growth
for Southport. The following table provides an.update of the
1986 projections, incorporating the annexation area
population.
Table 3-89: Projected Population - 1985 to 1995
(Using Higher 1986 Projections)
1985 1987 19891 1990 1995
3,273 3,586 4,636 4,867 6,212
1 Annexation population added.
This forecast sustains an annual growth rate of 5% to 6%.
In addition to the population increase, the City should be
concerned with income levels. In 1987, a door-to-door survey
was conducted for 95, or 43%, or the 220 households within the
annexation area. The income levels were judged against North
Carolina low -to -moderate income figures. (See Appendix II.)
A total of 41, or 43%, of the households surveyed in the annex-
ation area were at or below low -to -very low income. These are
divided: 26 very low income households, 15 low income house-
holds.
*Estimate N.C. Office of Budget and Management.
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RESOURCE PROTECTION
Areas of Environmental -Concern (Page 35)
The proposed annexation action will not alter the City's policy of
supporting Subchapter 7H of the North Carolina Administrative
Code.
The Estuarine System (Page 35)
The annexation area does not include any coastal wetlands or
estuarine waters. The area does include estuarine shoreline or
estuarine waters, and portions are adjacent to the public trust
areas of the Cape Fear River. The proposed annexation action
should serve to improve and protect both coastal wetlands and
estuarine waters found within Southport's planning jurisdiction.
Central sewer service shall be extended into the area and individ-
ual septic tank usage discontinued. This will improve ground
water quality and decrease the level of pollutants entering the
estuarine waters and coastal wetlands.
Public Trust Areas
Simultaneous to the development of, this Land Use Plan Amend-
ment, the City of Southport developed a Shoreline Access
Plan. That plan recognizes the significance of access to and
protection of Southport's shoreline areas. One of the shore-
line access sites suggested to remain predominantly undevel-
oped is the Cape Fear River shoreline located on the Pfizer
property. This action is consistent with protecting the Cape
Fear River as a public trust area.
° Estuarine Shoreline and Estuarine Waters
The proposed annexation action will serve to protect both
estuarine shoreline and water areas as a result of the exten-
sion of central sewer service. Effluent fran poorly placed
or malfunctioning septic tanks will be eliminated. No
adverse effects have been identified or are anticipated. The
City will support the standards of NCAC 15 Subchapter 7H.
within the annexed area relevant to both estuarine shorelines
and estuarine waters.
Natural and Cultural -Resource -Areas (Page 37)
There are not any natural or cultural resource areas within the
proposed annexation. No activities within the annexation area are
anticipated that will adversely impact on any of Southport's
natural and cultural resource areas. Within the annexation area,
Southport will support the policies and guidelines stated in
Subchapter 7H of NCAC 15 regarding these irreplaceable resources.
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Stormwater Runoff (Page 38)
The City of Southport Master Drainage Plan applies throughout the
annexation area. The extension of central sewer service into the
annexation area will stimulate urban development. Because of the
location of Price's Creek within the annexation -area, it is
extremely important that the City's drainage plan be enforced/
implemented. The City will review the 1984.Master Drainage Plan
to insure that changes are not necessary to accommodate accel-
erated growth within the annexation area.
Marina and Floating Home Development (Page 38)
There are not any locations within the proposed annexation area
that are suitable for marina or dock development. In fact, the
annexation area includes only 1,800 linear feet of shoreline. The
annexation action will have no effect on marina and floating home
development.
Development of Sound and Estuarine Islands (Page 39)
The annexation action will not affect Southport's policy regarding
sound and estuarine islands. They shall continue to be placed in
the conservation land classification.
Physical Constraints to Development (Page 39)
The annexation area includes numerous malfunctioning septic tanks.
However, within one year following annexation, sewer service will
be extended into the area. Septic tank suitability will not be a
limitation to development.
Drainage (Page 39)
Within the annexation area, Southport will discourage/oppose
development in the low-lying areas along Price's Creek. Zoning
will be utilized to control development in flood prone areas. If
necessary, the City's Master Drainage Plan will be amended to
accommodate accelerated growth and development within the
annexation area.
RESOURCE PRODUCTION AND MANAGEMENT (Page 39)
Productive Forest and Agricultural Lands (Page 40)
There are not any productive forest lands or prime agricultural
lands within the annexation area. In addition, the annexation
action and development of the annexed area is not anticipated to
have any impact on productive forest and agricultural lands.
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ElCommercial and Recreational Fisheries (Page 40)
a The annexation will not have any effect on area commercial and
recreational fisheries. No adjustments of issues related to
commercial and recreational fisheries as contained in the 1986
Land Use Plan should be made.
ECONOMIC AND COMMUNITY DEVELOPMENT (Page 41)
The proposed annexation will bring the first significant indus-
trial development into the City of Southport City limits. The
a City will review its ordinances and codes to insure that the
industrial policies stated on Page 41 of the Land Use Plan are
supported. The principal enforcement tool for industrial develop-
ment and control is the City's Zoning Ordinance. The area to be
annexed is currently zoned and no changes in the ordinance are
anticipated.
QTourism (Page 42)
No changes in tourism policies are anticipated as a result of the
proposed annexation.
Energy Facility Siting (Page 42)
No changes in Southport's policies are anticipated as a result of
L: annexation.
Toxic and Hazardous -Material-.-Siti-ng (Page 42)
No changes in Southport's policies are anticipated as a result of
the proposed annexation action.
n PROVISION OF SERVICES TO DEVELOPMENT (Page 42)
�.1 Public Water --Supply ( Page 42 )
The City of Southport will continue its commitment to providing
central water service throughout the City where financially
feasible. -In the annexation area, water service is or will be
provided by either the City of Southport or the County water
Q system. Simultaneous to preparation of this Land Use Plan Amend-
ment, the City has been considering an amendment to its Subdi-
vision Regulations which would require connection .of all new
subdivisions to central water service. This procedure would aid
in -reducing the need to extend water utilities to serve future
annexation areas. This change is a departure from the City's
rry current position which is stated as follows: "Developers of new
�u( subdivisions will be required to install water lines if the devel-
opment is located near existing or future main trunk lines."
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Public Sewage System ( Page 42 )
The City will extend central sewer service into the area to be
annexed. This will serve to reduce ground water pollution result-
ing from malfunctioning septic tanks and will support the City's
stated policies for public sewage systems.
Solid Waste Disposal (Page 42)
Solid waste disposal services will be provided by the City within
the annexation area. Brunswick County disposal facilities will
continue to be utilized. The annexation area's solid waste is
currently disposed of in the County facilities. No changes in
existing policies are required.
Public School --System ( Page 42 )
The annexation action will not have any effect on the Brunswick
County public school system.
Transportation (Page 43)
The City of Southport's update/revision of its Subdivision Regu-
lations will incorporate new standards for street construction.
Those standards will be applied within the annexation area and
will support intercoordination between Brunswick County, NCDOT,
and the City of Southport in future thoroughfare planning. In
addition, the City should investigate the options for improving
access from N.C. 211 and N.C. 87 to the Moore Street Extension
area. A corridor for thoroughfare construction should be estab-
lished .and protected throughout the subdivision approval process.
Fire Protection -and -Rescue- Squad (Page 43)
The City of Southport Volunteer Fire and Rescue Squad currently
provides service to the annexation area. This will continue, and
existing policies will not be changed.
Police (Page 43)
Police protection will be extended into the area to be annexed.
This is in support of the policies stated in the 1986 Land Use
Plan. It is anticipated that two additional police officers will
be required.
Recreation (Page 43)
The annexation action will have an impact upon the City's recre-
ational facilities and activities. Additional population will
create greater demand. The City will consider establishment of
active and.passive neighborhood recreational facilities within the
area to be Annexed. This consideration should be coordinated with
the City of Southport Shoreline Access Plan.
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UWaterfront Access (Page 43)
a The subject of waterfront access is a more pressing issue in 1989
than it was in 1986. As recommended in the 1986 plan, the City
has developed a strategic plan for shoreline access. Some limited
shoreline area is included within the annexation area. All.devel-
opment activities within the annexation area should be coordinated
with the Shoreline Access Plan.
GROWTH PATTERNS (Page 44)
Compact Growth (Page 44)
The proposed annexation action will suport Southport's overall
policy of "compact growth." Full services and utilities will be
extended into the annexation area. Additionally, revisions to the
City's Subdivision Ordinance requiring all subdivisions to be
attached to central water and sewer facilities will further serve
a to support compact growth. As a result of the annexation action,
the City should consider revising its extraterritorial jurisdic-
tion boundary. Map 2A contains a proposed extraterritorial
boundary line.
Provision of Services (Page 44)
All municipal services will be provided to 220 households and
businesses currently having limited or no services. The
annexation is consistent with existing policies covering provision
of services to developing areas.
Population Increase (Page 44)
There will be a substantial impact on Southport's population base.
This represents a 19% increase in Southport's estimated 1988
population of 3,586. The impact on service delivery, capacity of
facilities, and tax base will be substantial. The City should
undertake the development of a specific capital improvements plan.
This plan should not only deal with the annexed area, but also the
entire extraterritorial jurisdiction area. Emphasis should be
aplaced on providing a "demand -supply analysis" dealing with, at a
minimum: water, sewer, police, fire, solid waste, transportation,
and schools impacts.
Segregation of Conflicting Land Uses (Page 44)
The annexation area has high potential for the development of
conflicting land uses. The N.C. 87/N.C. 211 intersection is
rapidly developing as Southport's major retail area. The
Jabbertown Road residential area is adjacent to the commercial
area and is an area of substandard and declining housing.
Particular attention should be devoted to stabilizing and
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improving that area. If not, non-residential uses will tend "to _
infringe on the area. Additionally, increased non-residential
traffic traveling between N.C. 87/211 and the Moore Street
Extension could adversely affect the area.
Housinq (Page 44)
a
The annexation action will have a major impact on Southport's
housing stock. Over 50% of the dwellings annexed will be sub-
standard. The Jabbertown Road area should be targeted by the City
of Southport as a priority community development/redevelopment
area.
Commercial Development (Page 44)
The commercial areas to be annexed are already under the
jurisdiction of the City's land use related ordinances. No
changes in existing policies will be required.
STORK HAZARD MITIGATION AND POST -DISASTER RECONSTRUCTION PLAN
(Page 45)
Storm" Hazard -Mit,igati"on (Page 45)
A portion of the area to be annexed lying along Price's Creek is
within the flood hazard area 100-year flood plain ("A" zones).
However, no changes in the City's Storm Hazard Mitigation and
Post -Disaster Reconstruction Plan are required. (See Map 4, Page
28, City of Southport 1986 Land Use Plan Update.) n
Continuing -Public-Part icipat-ion (Page" 48)
The addendum (update) to the City's 1986'Land Use Plan was dis-
cussed at public Planning Board meetings on: December 15, 1988;
January 19, 1989; February 16, 1989; March 16, 1989; and April 20,
1989. A public information meeting was conducted by the Planning
Board on May 18, 1989. The addendum was reviewed by the Board of
Aldermen on June 8, 1989, and approved for submission to the
Coastal Resources Commission. The Commission's comments were
incorporated, and final presentation of the addendum was made to -
the Board of Aldermen on November 9, 1989.
POLICY IMPLEMENTATION (Page 49)
Some changes or additions to the policy implementation section are
necessary as a result of the proposed annexation action. These
are specified in the following revisions to the 1986 Goals,
Objectives and Strategies.
14

GOAL 1: No change. (Page 49)
Objective 1-A: No change. (Page 49)
Add the following strategy:
° Review the 1984 stormwater management plan to determine if
any adjustments are necessary as the result of accelerated
development or increased density resulting from Southport's
annexation action.
Objective 1-B: No Change. (Page 49)
Add the following strategy:
° The City will extend full City services to all areas
annexed within one year following annexation.
GOAL 2: No change. (Page 50)
Objective 2 A: No change. (Page 50)
Add the following strategy:
° The City of Southport will review land use -related
ordinances to consider changes requiring that all new
subdivisions be connected to central water and sewer
service.
Objective 2-B: No change. (Page 50)
Add the following strategy:
° Consider substandard houses and neighborhoods in annexation
areas as priority sites for Community Development Block
Grant projects.
Amend the following strategy:
° Seek, encourage and support the development of publicly
assisted housing with Federal and State aid from such
programs as Section 8', the Farmers Home Administration 502
Program, the Community Development Block Grant Program,
and North Carolina Housing Finance Agency funded
programs. (Changes in bold print.)
15

GOAL 3: No change. (Page 50)
Objective 3-A: No change. (Page 50)
Add the following strategies:
° Revise the City's Subdivision. Regulations to provide better
coordination with the City's Thoroughfare Plan.
° Develop an alternative to Jabbertown Road for vehicular
traffic to travel from Moore Street Extension to N.C. 87.
Support inclusion of this route in the City of Southport
Thoroughfare Plan.
Amend the following strategy:
° Investigate means of alleviating or preventing traffic
congestion and use conflicts on Howe Street, 9th Street
Extension, and N.C. 87. (Change in bold print.)
Objective 3-B: No Change. (Page 51)
Add the following strategies:
° Revise the City's Subdivision Ordinance to make minimum
street standards consistent with-NCDOT standards.
Coordinate subdivision review and approval with the City's
Thoroughfare Plan to insure preservation of essential
transportation routes/corridors.
GOAL 4: (Page 52) Amend as follows: Preservation of the
existing character and aesthetic qualities of
Southport and its extraterritorial jurisdiction.
(Change in bold print.)
Objective 4-A: (Page 52) Amend as follows: Support
land development strategies which are consistent with
the existing character of Southport and its extra-
territorial jurisdiction. (Change in bold print.).
Add the following strategy:
° All development within the City of Southport and its extra-
territorial jurisdiction area should be coordinated with
the City's Shoreline Access Plan.
Objective 4-B: No change. (Page 51)
4-B strategies: No change. (Page 51)

I
Objective 4—C: No change. (Page 52)
Add the following strategy:
°
Adopt a Shoreline Access Plan which supports preservation
and integration of the City's Central Business District,
historic areas, and shoreline.
Objective 4—D: No change. (Page 52)
Add the following strategy:
° Adopt a Shoreline Access Plan designed to improve and
Southport's downtown and harbor shoreline areas.
preserve
Objective 4—E: No change. (Page 53)
Add the following strategies:
a
° Develop a detailed plan for the redevelopment of the City
dock and boat harbor area.
p
° Improve public access in the City dock area.
GOAL 5: No change. (Page 53) -
aObjective
5-A: No change. (Page 53)
Add the following strategies:
° Developa utility reimbursement agreement for the extension
Y 9
of utilities by developers to subdivisions located outside
of the City corporate limits.
° Encourage development which has access to central water and
sewer utilities.
° Discourage urban sprawl and commercial strip development
patterns.
Delete the following strategy:
a
Encourage development within existing corporate limits and
avoid "urban sprawl" and commercial strip development.
U17

Objective 5-B: No change. (Page 53)
Amend the .following strategy:
° Provide services and facilities to all areas within the
corporate limits. (The following wording deleted: before
annexing -new areas.)
Objective.5-C: No change. (Page 54)
Add the following strategies:
° Insure that a full range of recreational facilities and
services are available to annexed areas.
° Prepare and adopt a shoreline access plan sensitive to the
active and passive recreational potential of Southport's
shoreline areas.
Objective 5-D: No change. (Page 54)
Strategies: No change. (Page 54)
LAND CLASSIFICATION (Page 56)
The Land Classification Map (Map 6, Page 57, 1986 City of
Southport Land Use Plan Update) must be revised. The proposed
annexation will extend beyond the existing one -mile extraterri-
torial area. In addition, the annexation action will allow
some extension of the extraterritorial boundary. Map 4A is
included as a revised land classification map. None of the
classifications shown on the 1986 map have been changed. The
classification system has been slightly extended to include
limited areas not previously included within the City's extra-
territorial area.
The extension adds the following areas:
-- The area bounded by the CP&L Canal, N.C. 87, N.C. 211 and
State Highway 133.
-- The area bounded by N.C. 87, the CP&L Canal, Moore Street
Extension, and the existing one -mile extraterritorial area.
-- An area extending.approximately 4800 feet north of the
existing extraterritorial jurisdiction limit and lying
between Moore Street Extension and the Cape Fear River.
All of the added areas east of N.C. 87 will be classified
developed industrial. The area north of the CP&L Canal between
N.C. 87 and N.C. 211 will be classified rural residential. No
other changes in the classification system or land classifi-
cation map are required.
C

APPENDIX I
N.C. DEPARTMENT OF NATURAL RESOURCES AND COMMUNITY DEVELOPMENT
HOUSING NEEDS GUIDELINES..
Severe
Moderate
Minor/Nou-Needs
A structure is severely
A structure is
A structure is
deteriorated if it lacks
moderately
considered to have
indoor plumbing or
deteriorated if
minor /non-aeeds
electricity or if three
three (3) or more
even if any of
(3) or more of the
of the following
the following
following conditions are
conditions are
conditions are
present.*
present.**
present.
*If only two of three conditions are present, the
structure is
moderately deteriorated.
If only one is present,
the structure must
either qualify under the
definition of moderately
deteriorated, or must
I�
be classified as having
minor/non-needs.
**Structures that do not qualify under the definition of severely
deteriorated; or under this definition must be classified as having
minor/non-needs.
1. Walls
2. Floors
3. Ceilings
4. Windows/
Doors
Severe
Severe bulging,
leaning, large
holes or cracks,
severe buckling,
not weathertight
or rodent proof.
Large holes,
severe buckling,
noticeable
movement under
walling stress.
Severe bulging
or leaning, large
holes, not
weathertight or
rodent proof.
Severely damaged
or decayed casing
or sashes or
doors, non -
repairable fit
to casing, not
weathertight.
Moderate
Small cracks
or holes,
separation or
disfigurement
or wood
materials.
Minor/Non-Needs
Peeling or chipped
paint, no or
inadequate
insulation. .
Separation or
disfigurement
of flooring,
partially dam-
aged subflooring,
girders or joists.
Cracking,
separation, or
disfigurement of
ceiling material.
Missing or non-
functional
locks, poor but
repairable fit.
Inadequate, loose
or vorn out floor
covering.
Peeling or
chipped paint.
Cracked or broken
panes, inadequate
caulldng, no storm
vindovs/doors,
peeling or chipped
paint.
NOTE: During the Land Use Plan housing windshield survey, housing
units meeting the "severe". or "moderate" criteria were classified
as "deteriorated" (in one severe case, "dilapidated"). Units
meeting the "minor/non- needs" criteria were classified as
"standard."

S. Plumbing
Lack of hot or
Repairable pipe NA
cold running
or fixture leaks,
water, lack of
malfunctioning
shower or tub,
hot water heater.
nonfunctional
public or private
disposal system,
nonrepairable
plumbing system.
6. Electrical
Less than 100 AMP
Malfunctioning
NA_
service supply
but repairable
and main discon-
outlets,
nect switch
-inadequate number
capability,
of outlets.
non-functional
outlets, unsafe
'
electrical wiring
system.
7. Heating
No heating system
Defective but
AA
or system is
repairable
unvented, system
heating system
can not heat all
which is vented,
habitable rooms
excessive leaks
and bathrooms to
in ducting system.
a minimum
temperature of 60.
degree (F) under
winter conditions.
.8. Foundation
Incapable of
Inadequate or
Foundation wall
supporting normal
no foundation
requires painting
use load, major
vents, minor
or stuccoing.
deterioratiou.of
damage to wood
wood support
support members,
members, unstable
missing or
supports subject
repairable
to movement,
foundation wall.
severe leaning.
9. Roof
Major sagging or
Rusted tin,
NA
structurally
loose or cured
unsound, large
shingles, leaking,
cracks or holes,
minor sagging.
roor supports
incapable of
supporting normal
roofing load.

10. Exterior
Severe. leaning or
Patches of loose Chipped or
Walls
buckling, large
missing siding. peeling paint,
holes or cracks,
minor
major dxterior-
deterioration
ation to wood
of wood siding.
siding, not
Weathertight.
11. Chimneys
Severely leaning,
NA NA
missing bricks or
essential parts.
holes in exhaust
system.
12. Stairs/
Unstable,
Loose or non- Peeling or chip -
Porches/
incapable of
secure steps, ped paint.
Stoops
supporting
lack of hand -
normal load, major
rails for exterior
deterioration of
stairs with four
Wood members,
or more risers,
severe cracking
missing or
or separation of
non -secure wood
concrete.
members, abnormally
=eves or Worn
surface.
13. G ouads
NA
NA Poor drainage,
excessive debris,
vector or rodent
infestation,
heavy undergrowth
or noxious weeds.
b. Water/
Each dwelling unit in the project area must be classified
Sever
in terms of its eater/sewer service.
Severe Needs - Units
with no water/sewer service or units
having contaminated wells or failing septic tanks.
Moderate Needs - Units served by inadequately stied or
poorly functioning lines or other poorly functioning
services, units with
septic tanks that fail periodically.
Minor/Non-Needs- Units served by adequate water/sewer
service; units served by water/sever service needing
routine maintenance.

Household Size Total Income
1 2 3 4 5 .6 7 8
14,450 16,500 182600 20,650 21,950 23,250 24,500 .25,800
Household Size Total Income
1 2 3 4 5 6 7 8
9,050 10,300 119600 12,900 13,950 14,950 16,000 17,050

a
0
0
0
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a
SOUTHPORT, N.C.
ft....a.. lAT11A v«w.a
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MAP 6
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MaWd. v" Y adatom.ed by t!a OIBs of Oars tad C.W
xeersUh.aarr[. N.QA.A. _
EXTRATERRITORIAL LIMIT
T. DALE HOLLAND
CONSULTING PLANNERS rr—�
MAP REVISED
MARCH IS89
CN
TR
TR:
N DM
TM
dw
r-
DI
fE'w
DM
G'P�
D(
CN
j'- LAND CLASSIFICATION MAP
DR DEVELOPED RESIDENTIAL
DM DEVELOPED MIXED USE
DI DEVELOPED INDUSTRIAL
TR TRANSITION RESIDENTIAL
TM TRANSITION MIXED USE
RR RURAL RESIDENTIAL
RP RURAL PRODUCTIVE
C:N CONSERVATION W 4A

0
0
0
0
0
0
0
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0
Oceanic and Atmospheric Administration. i
MP3A

The preparation of this map was financed in part \`
through a grant provided by the North Carolina
Coasts; Management Program, through funds provided
by the Coastal Zone Management Act of 197Z as �
amended, which Is administered by the Office of
Ocean and Coastal Resource Management, National •:``
Oceanic and Atmospheric Administration.
rA
0
r !
!
I LEGEND
❑ ❑ I I SINGLE FAMILY RESIDENTIAL
❑ ❑ L❑J MOBILE HOME RESIDENTIAL
COMMERCIAL •
I
INDUSTRIAL 8 RELATED
\� PUBLIC a INSTITUTIONAL
�— VACANT Q
MULTI -FAMILY RESIDENTIAL
PROPOSED ONE MILE EXTRA
TERRITORIAL LIMIT hill
CITY OF SOUTHPORT
EXISTING LAND USE
1989
CITY OF SOUTHPORT
PROPOSED ANNEXATION AREA
MAP 2A

0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
LEGEND
ORIGINAL AREA CONSIDERE.
FOR ANNEXAT
AREA . . FROM
..............
ANNEXATION CONSIDE...
POKES
0
o
The preparation of this map 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 197Z as
amended, which is administered by the Office of
Ocean and Coastal Resource Management, National
Oceanic and Atmospheric Administration.
CITY OF SOUTHPORT
PROPOSED ANNEXATION AREA
1
MAP IA