Final Draft Land Use Plan Update-1986

►:
M HALE DRAFT
LAND USE PLAN UPDATE
PREPARED FOR:
THE CITY OF SOUTHPORT, N.C.
BY:
SATOLLA
PLANNERS ❑ LANDSCAPE ARCHITECTS
LOCALLY ADOPTED: FEBRUARY 14, 1986
CRC CERTIFICATION: MAY 29, 1986
PROPERTY OF
DIVISION OF COASTAL MANAGEMENT
PLEASE DO NOT REMOVE

t
LAND USE PLAN UPDATE
Southport, North Carolina
Prepared by:
PLANNERS O LANDSCAPE ARCHITECTS
P.O. BOX 1110, ST. MARYS, GEORGIA 31558
Adopted by the City of Southport
February 14, 1986
Certified by the Coastal Resources Commission
May 29, 1986
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 Managment Act of 1972,
as amended, which is administered by the Office of Ocean and
• Coastal Resource Management, National Oceanic and Atmospheric Ad-
ministration.

INTRODUCTION
The Coastal Area Management Act of 1974 establishes a coop-
erative program of coastal area management between local govern-
ments and the State. Land use planning is intended to be central
to the local government's involvement, because it gives local
leaders an opportunity to establish and implement policies to
guide the development of. their community.
The Southport Land Use Plan is an expression of long range
planning goals in which the local government has set forth its
major policies concerning desirable future development over the
next ten years.
The land use plan is an important
regional, state andfederal levels. The
City of Southport, are regional councils
federal permitting agencies, and public
development groups.
Local Government Uses
policy document at local,
users, in addition to the
of government, state and
and private funding and
The plan provides policy guidance for decisions related to
overall community development, and provides the basis for land
development regulations and capital facilities programming. Plan-
ning for the provision of capital intensive services, such as
central sewer and water, is aided by the land use plan"s identi-
fication of likely growth trends and by plan policies which will
effect growth.
Local Land Development Uses
Developers and investors (including prospective residents)
can use the land use plan as a primary source of information
about the community. The plan provides data and analysis on
present development patterns, capacity of community facilities,
population and growth patterns, and physical limitations, all of
which are useful in market analyses and other feasibility stu-
dies. The plan also provides the investor with information about
the community's preferences for development types, densities, and
locations.
Regional Uses
The Southport Land Use Plan will be used by the Cape Fear
Council of Governments for regional planning purposes and in
their function as regional clearinghouse (A-95) for state and
federal funding programs. The local plan indicates to this agency
what types of development the community feels are likely and
where the development should take place. Also, Brunswick County
will use the plan in establishing long range County -wide planning
studies.
ii

State and Federal Uses
Local land use plans are used in the granting or denial of
permits for various developments within the coastal area. State
and Federal agencies must ensure their decisions consider the
policies and land classification system established by this plan.
The Coastal Area Management Act stipulates that no development
permit may be issued if the proposed development is inconsistent
with the local land use plan. Similarly, decisions related to
the use of federal or state funds within the community and pro-
jects being undertaken by state and federal agencies themselves
must also be consistent with the local plan.
iii

11
TABLE OF CONTENTS
page
Introduction
ii
Table of Contents
iv
OVERVIEW OF THE LAND USE PLAN
1
Data Collection and Analysis
1
EXISTING CONDITIONS
1.
Existing Land Use
2
Land Use Controls
11
Economic Conditions
12
Transportation
16
Community Facilities
19
Physical and Environmental Constraints
25
Fragile Areas
30
Community Design Structure
31
GROWTH TRENDS AND IMPACTS ON COMMUNITY FACILITIES
33
Population
33
POLICIES:
RESOURCE PROTECTION
35
The Estuarine System
35
Natural and Cultural Resource Areas
37
Stormwater Runoff
38
Marina and Floating Home Development
38
Development of Sound and Estuarine Islands
39
PHYSICAL CONSTRAINTS TO DEVELOPMENT
39
Septic Tank Suitability
39
Drainage
39
RESOURCE PRODUCTION AND MANAGEMENT
39
Productive Forest and Agricultural Lands
40
Commercial and Recreational Fisheries
40
ECONOMIC AND COMMUNITY DEVELOPMENT .41
Industry : .41
Tourism 42
Energy Facility Siting 42
Toxic and Hazardous Material Siting 42
PROVISION OF SERVICES TO DEVELOPMENT 42
Public Water Supply 42
Public Sewage System 42

973
Solid Waste Disposal 42
Public School System 42
Transportation 43
Fire Protection and Rescue Squad 43
Police 43
Recreation 43
Waterfront Access 43
GROWTH PATTERNS 44
Compact Growth 44
Provision of Services 44
Population Increase 44
Segregation of Conflicting Land Uses 44
Housing 44
Commercial Development 44
STORM HAZARD MITIGATION AND POST DISASTER
RECONSTRUCTION PLANNING 45
Storm Hazard Mitigation 45
Post Disaster Reconstruction .46
CONTINUING PUBLIC PARTICIPATION 48
POLICY IMPLEMENTATION 49
LAND CLASSIFICATION 56

LIST OF MAPS
pa ge
Map
1
- Existing Land Use
3
Map
2
- Vacant Land Ownership
9
Map
3
- Community Facilities
20
Map
4
- Flood Hazard Areas
29
Map
5
- Community Design Structure
32
Map
6
- Land Classification
57
LIST OF TABLES
Table 1 - Existing Land Use Within City Limits 4
Table 2 - Existing Land Use Within Extraterri-
torial Jurisdiction 5
Y
Table 3 - Summary: Existing Land Use Within
Total Planning Area 6

OVERVIEW OF THE LAND USE PLAN
The Southport Land Use Plan Update can be divided into four
sections, each with its own specific purpose. The Existing
Conditions section of the plan is intended to provide the reader
with an brief overview of current conditions relevant to land use
in Southport and its planning jurisdiction. The Growth Trends
section which follows contains population and growth trend pro-
jections with a brief analysis of expected impacts on community
facilities in Southport and its vicinity. The first two sections
are intended to lead toward policy development and implementation
in the third section of the plan.
The Policy section states Southport"s position in general
fashion on issues relevant to its growth, community character,
environmental integrity and a host of other issues. The Policy
section is enhanced by an Implementation section, which provides
specific strategies for carrying out the more general policies.
Data Collection and Analysis
The data found in the Existing Conditions and Growth Trends
sections comes from several sources. Land use data was derived
based on field surveys conducted by Satilla Planning in November,
1984. Other base data, including land use and population (1980
statistics), soils, and fragile areas, was taken from the 1980
Land Use Plan Update, prepared by the Brunswick County Planning
Department. Sources for data on community facilities include the
City of Southport Administration, Public Works, Fire and Rescue,
and Recreation Departments; the Brunswick County Planning Depart-
ment, the Southport Master Drainage Plan (Von Oesen & ASso-
ciates), and Bald Head Island Inc. Transportation data was
provided by the N. C. Department of Natural Resources and Commun-
ity Development (NRCD) from N. C. Department of Transportation
sources. NRCD also provided current FEMA flood map information
and background information on housing and community development.
Information on the waterfront and downtown revitalization plan
was taken from the Southport Downtown Revitalization Plan, pre-
pared by the Brunswick County Planning Department. Finally,
current population statistics were provided by the N.C. Depart-
ment of Administration. '
EXISTING CONDITIONS
The Existing Conditions section of this land use plan pre-
sents brief descriptions of the conditions pertinent to land use
in Southport. General section headings include: Existing Land
Use, Current Plans, Policies and Regulations, Economic Condi-
tions, Transportation, Community Facilities, Physical and Envi-
ronmental Constraints, and Community Design Structure.

Existing Land Use
Southport is primarily a single family residential communi-
ty. Commercial areas within the city limits include a core busi-
ness district downtown, marine commercial areas in the vicinity
of the S.P.A. boat harbor, water -oriented motels and restaurants,
and additional commercial areas along N.C. 211 (Howe Avenue).
The existing land use summary presented here updates the
survey done for the 1980 Southport Land Use Plan Update. Land
use is graphically displayed on Map 1 and the accompanying tables
(Tables 1 through 3, pp. 4 - 6). The tables offer a comparison
of land use and dwelling counts in 1980 and 1985.
Residential Land Use
Single Family
Since 1980, more than 75 single family dwellings have been
built in Southport, an increase of nine (9) percent. Acreage
allotted for single family residential use has increased by about
seven (7) percent, increasing the net density of single family
residential use slightly. Single family residential density in-
creased from 2.3 dwellings per acre in 1980 to 2.35 dwellings per
acre in 1985.
Within the extraterritorial planning area, the single family
unit count has dropped slightly, from 112 in 1980 to 103 in 1985.
Single family acreage also decreased. The average density also
decreased slightly, from 1.5 units per acre in 1980 to 1.4 dwel-
lings per acre in 1985.
Multiple Family
In 1980, there were 42 multiple family units in Southport,
occupying a little over eight (8.3) acres of land. In 1985, the
number of units has increased to 104, located on fifteen (15)
acres of land. The addition of these units (most are attributa-
ble to the Fiddler's Creek complex on W. 12th Street) has doubled
the percentage of the city"s multi -family housing stock. (In
1980, multi -family units made up less than five (5) percent of
the city"s residential units; the figure for 1985 is ten (10)
percent.
There are no multiple family units in the extraterritorial
area.
Mobile Homes
The mobile home count within the city
remained the same as 1980, standing at 18
Within the extraterritorial area, counts
creased significantly, from 47 units in 1980
Mobile homes now make up forty (40) percent
in the extraterritorial area.
Southport
4.6 acres.
homes in-
to 70 units in 1985.
Df the dwelling units
limits of
units on
of mobile

The preparation of this map was financed in part through a grant pro-
vided by the North Carolina Coastal Management Program, through
funds provided by the Coastal Zone Management Act of 1972, as
amended, whkh is administered by the Office of Ocean and Coastal
Resource Management, N.O.A.A.
SOUTHPORT, N.C.
Prepared er. SATILLA PLANNING
200 Osborn Street
COMMERCIAL, WATER I VACANT
DEPENDENT
NORTH
W 300' OW 12W 20OW
MAP 1
)RTATION &
3
1AL & RELATED
k INSTITUTIONAL
OPEN SPACE

TABLE 1. EXISTING LAND USE
WITHIN CITY LIMITSI
1980
1985
Land Use Units
Acres
Units Acres
Single family 850
365.7'
927 394.1
(2.3 du/ac)
(2.35 du/ac)
Multifamily 42
8.3
104 15.0
(5.06 du/ac)
(6.9 du/ac)
Mobile Home 18
4.6
18 4.6
TOTAL RESIDENTIAL: 910
378.6
1049 413.7
(2.4 du/ac)
(2.5 du/ac)
Commercial
35.2
40.6
Industrial
20.0
3.6*
Institutional
28.7
80.1
• Parks and Open Space
6.9
17.0**
Trans/Commun/Utils
188.6
188.6
Undeveloped
584.0
49,8.4
TOTAL ACREAGE
1242.0
1242.0
1Source for 1980 figures:
Southport
Land Use Plan Update, 1980.
Source for 1985 figures:
windshield
survey by Satilla Planning,
Inc., November, 1984.
*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.
4

TABLE 2. EXISTING LAND USE WITHIN EXTRATERRITORIAL JURISDICTIONI
.
1980
1985
Land Use Units
Acres
Units
Acres
Single Family
112
72.5
103
69.4
(1.5
du/ac)
(1.4
du/ac)
Mobile Home
47
10.0
70
13.5
(4.7
du/ac)
(5.2
du/ac)
TOTAL RESIDENTIAL:
159
82.5
173
82.9.
(1.9
du/ac)
(2.1
du/ac)
Commercial
57.2
60.6
Institutional
5.1
5.1
Trans/Communication/
Utilities
•
329.5
329.5
Undeveloped (includes
land
in ownership of
Pfizer)
1923.7
1919.9
TOTAL ACREAGE: 2398.0 2398.0
1Source for 1980 figures: Southport Land Use Plan Update, 1980.
Source for 1985 figures: windshield survey by Satilla Planning,
Inc., November, 1984.
5

TABLE
3. SUMMARY:
EXISTING LAND
USE WITHIN
TOTAL PLANNING
JURISDICTION
1980
1985
Land Use
Units
Acres
Units
Acres
Single Family
962
438.2
1030
463.5
Multi -family
42
8.3
104
15.0
Mobile Home
65
14.6
88
18.1
TOTAL RESIDENTIAL:
1069
461.1
1222
496.6
Commercial
92.4
101.2
Industrial
20.1
3.6
Institutional
33.8
85.2
Parks and Open Space
6.9
17.0
Trans/Commun/Utils
.
518.1
518.1
Undeveloped
2507.7
2418.3
TOTAL ACREAGE:
3640.0
3640.0
iSource for 1980 figures: Southport Land Use Plan Update, 1980.
Source for 1985 figures: windshield survey by Satilla Planning,
Inc., November, 1984.
0

Total Residential Use
Residential
land in Southport has
increased to
33 percent of
' the incorporated
land area. There are
1049 dwelling
units in the
city limits, an
increase of 15 percent over 1980
levels. The
city is overwhelmingly single family
residential in character,
with 88 percent
of all units falling
into this category. Ten
(10) percent of
all dwelling units are classified
as multiple
family, and two
(2) percent are mobile
homes.
Within the extraterritorial area, residential use has in-
creased only slightly over 1980 levels. There are currently 173
dwellings in the extraterritorial area. Fully 40 percent of
these are mobile homes, with the remaining 60 percent single
family dwellings.
Commercial/Office Land Use
Within Southport's city .limits, commercial land use acreage
has increased by over five acres, an increase of 15 percent. Of
equal significance is the decrease in the number of commercial
vacancies since 1980. Along Howe Street, only two vacancies were
identified in a windshield survey. Most of the commercial vacan-
cies in Southport are found in what are now primarily residential
areas, or on the fringe of the Howe Street commercial corridor.
The extraterritorial jurisdiction contains far more commer-
cial land than does the city itself. Over sixty acres of devel-
oped commercial land is located adjacent to the N.C. 211 - N. C.
87 intersection. New uses since 1980 include two restaurants.
Industrial Land Use
The only item classified industrial in the 1980 Plan was an
undeveloped parcel belonging to Pfizer, Inc., now accounted for
under undeveloped land. Uses included here include a tank farm
and several warehouses. No uses in the extraterritorial juris-
diction were classified industrial in 1980 or 1985.
Institutional Land Use
The increase in this category, which incorporates public and
private institutions such as schools, churches_, hospitals, gov-
ernment and community buildings, is largely due to the estab-
lishment of Southport Primary School on W. 9th Street.
There were no changes in institutional land use in the
extraterritorial area between 1980 and 1985. Uses in this
category include the Southport -Fort Fisher ferry landing and a
church located on N. C. 211.
Transportation/Communications/Utilities
This category includes all roadways and utility holdings,
including property owned by telephone and power companies, as
7

well as city -owned facilities such as the sewage treatment plant
and lift stations.
Undeveloped/Vacant Land
Since 1980, vacant land within the city limits of Southport
has decreased by nearly 15 percent. However, over forty (40)
percent of the land area within the city limits falls into this
category. (All residential land use comprises only 33 percent of
total land within the city limits).
A graphic display of vacant land both within Southport and
within the city"s extraterritorial jurisdiction has been prepared
(Map 2). From this map, it can be discerned that a great deal of
undeveloped land within and outside the city is inaccessible from
public roadways. Inside the city limits, this includes an exten-
sive area of land (some of which is now slated for development)
in the vicinity of Cottage and Bonnetts Creeks. Some of the
tracts on the periphery of the city limits are owned by large
corporations, such as Pfizer. Many small undeveloped parcels
within the city"s original grid pattern are held by corporations
or partnerships. These parcels may be being assembled for new
residential or .commercial developments. This is particularly
applicable where such parcels are adjacent to creeks or water-
ways, prime amenities for residential development.
Both inside the city limits and within the extraterritorial
jurisdiction, there is a significant amount of heir"s property.
Heirs property is land under a clouded title by virtue of the
original owner's death without a will. Heirs property, or intes-
tate land, cannot be used as collateral for loans and cannot be
sold until the title is cleared, a sometimes lengthy process.
Much of the intestate property in the extraterritorial jurisdic-
tion is landlocked, further limiting its potential for develop-
ment.
Much of the undeveloped land in the extraterritbria.l juris-
diction is owned in large parcels. Carolina Power .& Light and
Pfizer Corporation maintain extensive holdings in the eastern
part of the jurisdiction. Although it is now slated,for develop-
ment and has been reclassified transition (May 1985 amendment to
the 1980 Land Use Plan), the Indigo Plantation property can be
identified on the Vacant Land Ownership Map as a "corporate,
partnership or realty" holding in the vicinity of Dutchman's
Creek.
Although it is now slated for development, the Indigo Plan-
tation property .can be identified on the Vacant Land Ownership
Map as a "corporate, partnership or realty" holding in the vicin-
ity of Dutchman's Creek. The property was the subject of a May
1985 reclassification amendment to the 1980 Land Use Plan.

Future Development Potential
Planned Residential Land Use
With the planned expansion of the city's sewage treatment
facilities (see Community Facilities, page 19 - 20), several new
residential developments are anticipated. Within the city lim-
its, there are tentative plans for 100 to 200 multi -family units
in various locations.
Projects proposed for lands overlapping or outside the city
limits include Indigo Plantation, a mixed residential development
of 200 units planned for the Cottage Creek area; Forest Oaks, a
148 unit project planned for property behind Wilson"s Plaza; and
Smithville Subdivision, a single family development planned in
the same vicinity as.Forest Oaks.
As discussed in the Growth Trends section (pp. 33 - 34),
Southport and its planning jurisdiction should see a spur to
growth as sewage treatment capacity is doubled in the next year
or two. This growth will tend to locate along the Cape Fear
River or its estuaries, wherever feasible. Growth potential
exists for over 1500 new dwellings in the next 10 to 15 years.
Future development trends in the Southport region include
expected development increases in the Oak Island communities.
Caswell Beach should see the development of approximately 500
units over the next five to ten years. Growth in Long Beach is
expected to be substantial, and there is talk of developing a
central sewage treatment facility there to deal with documented
needs and expected future demands. Growth will also continue
along the N. C. 133 corridor leading to Oak Island.
Of particular interest to Southport residents is potential
growth on Bald Head Island. Bald Head lies just off Southport
and faces the Atlantic Ocean. It is accessible only by boat or
ferry. About 3000 acres of the 13,000 acre island are slated for
development; to date only 140 units have been constructed.
No cars are allowed on the Island, and the Bald Head Company
operates a toll ferry service to provide residents and visitors
with access. The ferry landing is located within the Southport
city limits and contains parking facilities for residents and
visitors.
Currently, there is limited impact on Southport from trans-
portation activities to and from Bald Head Island, but as contin-
ued development occurs there, this impact will increase. The
addition of a second, larger ferry landing and parking area at
Indigo Plantation should do much to disperse the potential impact
associated with traffic movement to and from Bald Head Island.
The potential need for hurricane evacuation of Bald Head
Island residents through debarkation points in Southport is also
a matter for concern, since the island's potential population is
10

equal to or greater than that of Southport. One means of addres-
sing this situation would be to work closely with Brunswick
County in coordinating hurricane planning efforts for Bald Head
Island. This issue is discussed in more detail under Storm
Hazard Mitigation and Post Disaster Reconstruction, p. 45 - 48.
Land Use Controls
Since the early 1970"s, Southport has enforced its current
Zoning Ordinance and Subdivision Regulations. The City also
enforces a federally approved flood plain ordinance and the North
Carolina Building Code. Recently adopted ordinances include a
Planned Residential Development Ordinance and an Impact Fee Ordi-
nance.
Zoning Ordinance
Southport"s zoning ordinance, with subsequent amendments,
has been in force since August 1973. The ordinance is conventio-
nal in its structure and includes, in addition to its seven
zoning districts, mobile home park regulations, off-street park-
ing requirements, and provisions for conditional uses, variances
and other appeals through the Board of Adjustment. The ordinance
is unusual in that it does not have a zone restricted to single
family -only uses.
Subdivision Regulations
This ordinance was adopted on July 19, 1973 and provides
procedures and some site requirements for the subdivision and
platting of land in Southport.
Planned Residential Development Ordinance
The PRD ordinance was adopted by the city in August, 1-984
and provides for the establishment of planned development dis-
tricts in the context of the City"s zoning ordinance.. The
ordinance spells out requirements for certain public facilities,
such as drainage, streets and roads,. and water and sewer, and
describes site plan requirements and 'the City"s review procedure.
Conditional uses allowed in PRD"s include marinas, specialty
shops and restaurants, but preclude other commercial uses.
Impact Fee Ordinance
The City"s Impact Fee Ordinance wa
the cost of providing sewage treatment
user -oriented basis. The ordinance was
state daily flow estimates as the basis
s established to allocate
services on a equitable,
adopted in 1984 and uses
for figuring costs.
11

Economic Conditions
Southport serves as a regional center for economic activity
in Southeastern Brunswick County. Major County employers, inclu-
ding Carolina Power & Light, an electric power utility, Pfizer,
Inc., a chemical manufacturer, Sunny Point Military Depot, and
Dosher Memorial Hospital, are located in or nearby Southport.
Southport provides local retail and service support to an area
including the city itself, its extraterritorial jurisdiction,
Caswell, Yaupon and Long Beaches, Bald Head Island, and unincor-
porated areas leading to the Oak Island beach communities.
The nearest competing economic district offering services
equal to or greater than Southport is Wilmington, a distance of
32 miles. Small pockets of limited, localized services are
available in Long Beach, 7 miles away.
Key commercial areas in Southport and vicinity include the
Central Business District (CBD), Howe Street, and the Wilson
Plaza commercial area at the junction of N.C. 211 and N.C. 87.
The city's central business district has undergone signifi-
cant changes in the past 15 years. In the 1970's, the Brunswick
County seat was relocated from Southport to Bolivia, leaving many
vacancies and creating an economic downturn from which the CBD
has only recently begun to recover. The City of Southport of-
fices are now housed in the Old County Courthouse, and vacancies
in the CBD are few. New businesses, including banking institu-
tions, have since opened their doors in Southport's central
business district. The CBD.still offers neighborhood commercial
retail and service businesses in addition to its function as a
professional center and focal point for tourist activities.
The Howe Street commercial corridor is largely a small
retail and service business corridor, providing for the most part
local services.
The N.C. 211 - N.C. 87 intersection commercial area offers
larger volume commercial businesses and serves as a regional
service center for traffic traveling to Southport and the Oak
Island beaches.
Sub -areas within Southport include the marine service and
commercial fishing areas in the vicinity of the State Ports
Authority marina and the Yacht basin, and medical offices and
convalescent facilities located in the vicinity of Dosher Hospi-
tal.
Tourism
Tourism is at its peak during the warmer months (March to
November). Southport receives a spin-off effect as a commercial
center for nearby beach communities and in its own right as an
historic and scenic area. The day tourist population peaks
during the July 4th waterfront celebration, and is also heavy

during fall weekend fishing events such as the King Mackerel
Tournament.
Waterfront and Downtown Revitalization
I=n 1979, the Brunswick County Planning Department prepared a
plan for revitalizing Southport"s downtown and waterfront park
areas. Plan goals focused on proposed improvements to the water-
front park area and suggested incentives to make the central
business district (CBD) more aesthetically and economically at-
tractive.
General goals included were:
o To capitalize on the waterfront as the key to downtown
revitalization.
o To recognize and protect significant natural and aes-
thetic resources, such as waterfront vistas, tree cano-
pies, and existing park areas.
o The need for cooperation between CBD merchants to
enhance individual and collective economic potential,
and the need for cooperation between the -public and
private sectors.
Specific recommendations were made for the waterfront park
area, the CBD, and the Yacht Basin along Brunswick street. These
recommendations included:
o A proposal to link Franklin Park to the waterfront park
by means of a pedestrian greenway.
o Proposals to relocate parking along the waterfront to
offstreet areas and/or minimize the use of valuable
waterfront land for parking.
o Proposed improvements to storefronts and signage in the
CBD to enhance the historic and aesthetic character of
the area.
o A proposal to reduce a four lane stretch of Moore
Street between Lord and Davis Streets to two lanes and
provide diagonal parking.
o The suggested use of landscaping to create more
appealing shopfronts, sidewalks and parks in the CBD
and vicinity.
o Suggestions on methods of improving the docking
facilities at the Yacht Basin through the cooperation
of property owners.
o Proposals to address existing erosion and parking
deficiencies in the vicinity of the Yacht Basin.
13

In the last five years, the central business district has
seen a return to economic viability which has been enhanced by
aesthetic improvements. New businesses have been added in the
CBD, and streetscape improvements, such as the proposal to add
diagonal parking and reduce the number of traffic lanes on a key
stretch of Moore Street, have been implemented. Many downtown
building facades are much more in keeping with their historic
character than they were five years ago.
Several of the proposals described in the Waterfront and
Downtown Revitalization Plan have not been implemented, for var-
ious reasons. For instance, the City chose not to pursue the
proposed- linking of Franklin Park with the Waterfront Park. Des-
pite the many good improvements to the waterfront park and the
CBD area, the two areas still lack some elements crucial to their
integration.
Little change seems to have taken place in the Yacht Basin
area in the last five years. Although this area affords one of
the most spectacular views available in Southport, it suffers
from several difficult to resolve problems, including a lack of
access (dueto the narrowness of the adjacent road), a lack of
parking in the vicinity, and continuing erosion problems. The
City maintains a small fishing dock in the boat basin.
The land use plan update affords an opportunity to review
the Waterfront and Downtown Revitalization Plan and to consider
further options for enhancing the downtown/waterfront area. A-
mong the possibilities to consider:
o A critical review of the goals and suggestions for
implementation in the 1979 Plan and a current needs
assessment.
o Options for visual and tangible integration of the
downtown and waterfront areas.
o Enhancing the existing park through redesign of parking
areas and passive and active recreation areas.
o Extending the scope of proposed waterfront improvements
to include a greater section of the City"s waterfront;
one possibility would be establishing linkages from the
existing park along Bay Street, through the commercial
fisheries area at the end of Bay Street, to and
including the Yacht Basin.area.
o Addressing deficiencies that still exist regarding the
amount and location of parking and water access.
The City has recently received funds through the State"s
Beach and Waterfront Access Program to extend the existing park-
ing area at the Waterfront Park from Davis Street east along Bay
Street in front of Fort Johnson. The project has added 22 park-
ing spaces.
14

Housing and Community Development
For the past two years, the City of Southport has applied
for Community Development Block Grant funds from the North Caro-
lina Division of Community Assistance to improve areas of deter-
iorated housing within the city limits. In part because competi-
tion for the grants is extremely competitive, Southport did not
receive grants for its proposed project areas.
In both 1983 and 1984, the city"s target area focused on
housing in an area bounded roughly by Leonard, Burrington, Ninth
and Lord Streets. (The 1983 project area was slightly larger).
The target area contains 69 dwelling units, of which 54 (more
than 75 percent) are in need of repair or dilapidated. More than
eighty (80) percent of the area residents have incomes in the low
to moderate range as defined by the Division of Community Assis-
tance.
Applications for Block Grant funds are awarded on the basis
of a cumulative number of points. Points are given in several
categories, including:
o Community needs - based on census factors as evaluated
by the Division of Community Assistance.
o Project Design - probably the most crucial category;
• points are awarded based on an assessment of financial
feasibility, cost effectiveness, severity and treatment
of needs, and project appropriateness.
o Benefit to low and moderate income persons.
o Other public and private funds - demonstration of clear
fiscal committment of funds or projects in support of
proposed activities.
o Consistency with State Policies/Programs.
Applications are increasingly competitive in terms of pro-
ject design. Characteristic of a successful application general-
ly include sophisticated financing techniques designed to stretch
or recycle grant dollars, a demonstrated severity of need (i.e.,
a target area with a higher percentage of major repair needs will
be awarded more points than an area with a higher percentage of
minor repair needs), and demonstration of a clear commitment of
public or private funds or work projects in support of the pro-
posed project.
15

Transportation
Roadways
Road access is one of the key determinants of land use. On
one hand, the availability of good road capacity and traffic
volumes makes adjoining land attractive for certain types of
development, such as commercial uses that depend on high visibi-
lity and accessibility for economic success. On the other hand,
the overloading of these roads with ill -designed land uses, such
as strip commercial development along a highway, can lead to
problems of traffic safety, capacity and poor visual appearance.
Key roadways in and around Southport have been identified
and analyzed. The four road classifications used are: principal
arterial, minor arterial, major collector, and minor collector.
Principal Arterials
These roads are intended to serve a through traffic function
and interconnect with the Minor Arterial and major highway sys-
tems. They provide from other arterials to provide inter -communi-
ty and county continuity. They should not penetrate identifiable
neighborhoods. Land use along principal arterials should be
primarily higher intensity commercial and industrial, or medium
and high density residential uses, with no direct highway access.
Through movement should always take precedence over access to
private property.
• Principal arterials in the Southport vicinity, include N.C.
87, N.C. 211, and N.C. 133.
Minor Arterials
These roads are intended to serve a through -traffic function
and interconnect with and augment the Principal Arterial System.
They link two arterials or one major collector and one arterial,
and distribute traffic to geographic areas smaller than those
identified with the higher system. Land use along minor arte-
rials may include low, medium and high density residential uses,
provided durable and effective screening techniques are employed;
and medium and high intensity* commercial ,and industrial areas.
Access should not interfere with through traffic movement. Gen-
erally, individual residences should not have direct' access to
minor arterials.
The minor arterials in the Southport area include Howe
Street, portions of Moore Street and Jabbertown Road.
Major Collectors
These roads should have long trip lengths and connect arter-
ials and/or other collectors. They should have relatively few
access points to individual residences. Access to land uses
should not interfere with traffic movement. Land uses along
It7

major collectors may include high intensity or large commercial
and industrial areas, and low, medium or high density residential
uses. Portions of West Street and Leonard Street have been
placed in this classification.
Minor Collectors
These roads generally provide for short and medium intra-
area trips. They generally move traffic between neighborhoods
and other collectors and arterials. Land uses should generally
be of lower intensity, including medium and small industrial and
commercial areas. Moderate access to residential areas is gener-
ally provided. However, such access should not interfere with
normal through traffic.
Roads in this category include: Fodale Avenue, Lord Street
and Bay Street.
Traffic Conditions
Southport and Nearby Activity Centers
The roads systems which link Southport with the Oak Island
beaches and the nearby city of Wilmington exhibit some deficien-
cies from design and safety standpoints. Both corridors are two
lane, and carry significant amounts of commuter traffic. Portions
of N. C. 133 toward Wilmington are narrow and have limited site
distances. The intersection of N. C. 211 with N.C. 133 leading to
the Oak Island beaches is confusing and does not allow for a
smooth transition on the turn. The speed capacity of N. C. 133
between Southport and Oak Island has been significantly decreased
due to the proliferation of commercial and residential access
points in this unincorporated area. Traffic loads on all
portions of N.C. 133 should experience continuing increases due
to the growth in the Oak Island area.
Within Southport
Within Southport itself, problems exist with current traffic
loads on Howe Street and Jabbertown Road. Howe Street is a tran-
sitional mixture of single family and commercial uses. Portions
of the street still maintain a residential character, although
traffic loads range from as much as 12,000 ADT (average daily
trips) just below the N.C. 211/87 intersection, to, about 7,400
ADT near West Street. Given the importance of Howe Street as _ a
commercial area, and its immediate proximity to residential a-
reas, low speed limits appear to be the best temporary compromise
for these conflicts. The length of Howe Street is zoned for
commercial uses.
Jabbertown Road links a principal arterial (N.C. 87) with a
major collector (Leonard Street, or S.R. 1527). The road is lined
with what were once rural residential uses. Current traffic
speeds pose a hazard for residents. This corridor may be a prime
area for new residential development because of the large amounts
17

of undeveloped land just off the highway. Direct access for
significant numbers of new residential uses, should they occur,
should be limited along this road.
Local Traffic Circulation
Traffic levels
traffic circulation
on most Southport streets are so low that
is relatively unaffected, even where problems
do exist. There are a
which create problems
row, paved road which
problem in that it is
the waterway from th
This is particularly
tion.
Potential Development
number of unpaved streets within the city
for local users. Brunswick Street, a nar-
follows the Yacht basin, poses a particular
a constraint on traffic seeking to follow
e S.P.A. Boat Basin to the waterfront park.
a problem during the 4th of July Celebra-
Although a great deal of vacant land remains within the
city"s existing grid pattern, most new development is expected to
take place in areas on the periphery of the developed part of the
city and adjacent to the present road system. Development in new
areas will require the construction or extension of new road
systems into residential areas. It is anticipated that these
transportation needs will be worked out between the City and the
developers of such areas, as is the case with the 9th Street
Extension, which is a result of such a cooperative effort between
the City and the developers of Indigo Plantation.
Redevelopment of key areas (such as waterfront and creek -
front property) may offer opportunities to realign problem areas.
The impact of new development or redevelopment on existing trans-
portation linkages can play a key part in the development review
process.
Parking
Southport"s zoning requirements for commercial businesses
are unique in that they do not require off street, parking in the
downtown area. In the central business district, diagonal park-
ing on both sides of Howe and Moore Streets seems to serve exist-
ing needs adequately. During the warm months of the year (April
through Octber), parking in the central business district and
waterfront areas is at a premium due to the presence of seasonal
visitors and tourists.
The City recently added 22 additional parking spaces to the
Waterfront Park.

Community Facilities
Southport's community facilities are graphically displayed
on Map 3.
Water
The City of Southport operates and maintains its own central
water system. The system consists of two wells which together
have a total capacity of 600 gallons per minute (gpm). Brunswick
County's central water delivery system serves as a backup when
necessary. County back-up service is provided at an average cost
of $ 500 per month.
The Leonard•Street well is 110' deep and is capable of
pumping 250 gpm. The existing 20 HP pump is being replaced in FY
1984-1985 with a submersible pump.
The Franklin Park pump is 171' deep and has a capacity of
350 gpm. It is driven by a 25 HP pump, which in the near term
will also probably need to be replaced with a submersible pump.
The 1980 Land Use Plan reported annual consumption as rough-
ly 96.4 million.gallons (1979). This figure has increased slight-
ly, to an estimated 102 million gallons in 1984. Monthly con-
sumption in 1984 ranged from 6.6 million gallons in January to a
peak consumption level of 13.1 million gallons in July.
The City usually rotates the use of its pumps and attempts
to keep water tanks at least half full. Although water consump-
tion during June and July 1984 reached or exceeded maximum pump-
ing capacity, no system delivery problems occurred due to these
management methods.
Indigo Plantation, a mixed use development to be located in
the vicinity of Dutchman's Creek, will require a new well located
in that vicinity within the next five years. The well will be
financed by the development company for Indigo Plantation.
Currently, the City has 1138 water customers, of which
roughly fifteen (15) percent are estimated"to be commercial
users.
Sewer
Southport's sewage treatment system is an activated sludge
system with a capacity of 300,000 gallons per day (gpd)..The
system, constructed between 1965 and 1974, is hydraulically over-
loaded and has essentially been at or over capacity for a number
of years. Daily flows average some 400,000 gallons.
Since February, 1983 the City has been under a Special Order
by Consent mandated by the State of North Carolina to improve its
sewage treatment facilities. In November 1984, voters of the
City passed a bond referendum authorizing up to $ 985,000 for
19

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 1972, a, - SOUTHPORT, N.C.
amended, which is administered by the Office of Ocean and Coastal
Resource Management, N.O.A.A.
Preoered By: SATILLA PLANNING
NORTH
low 900' 1200' 2000'
MAP 3
3Y SCHOOL
U RTS
CHOOL
3
GE
T-FORT
iRY

sewage treatment expansion. These funds, together with a state
grant of some $270,000 (up to 25 percent of total project cost)
and the potential for matching funds from the federal Environmen-
tal Protection Agency (EPA), will finance the addition of some
500,000 gpd to the system. Design work for the .5 mgd expansion
is already complete. Cost of the proposed work is expected to be
$1.6 million.
EPA funding could supply between 55 and 75 percent of the
monies necessary to cover existing and planned sewage capacity
commitments. The higher figure would be awarded if innovative
treatment methods, such as a biological aeration system, are
used.
Before the City will be eligible to receive grant money from
EPA, the 201 Plan for the southeastern Brunswick County area must
be amended and approved by the North Carolina Division of Envi-
ronmental Management (DEM). The original 201 Plan called for the
development of a regional treatment facility serving Southport,
the Oak Island communities of Long Beach, Caswell Beach and
Yaupon Beach, and unincorporated areas lying between Oak Island
and Southport.
It now appears that the Oak Island area, led by the Town of
Long Beach, may pursue the development of an Island -based sewage
treatment facility distinct from the Southport sewage treatment
system. Modifications to the Southport 201 Plan which reflect
the current situation were approved in September, 1985. The City
expects a decision regarding EPA funding in December, 1985.
The City"s system currently serves most areas within the
incorporated city limits, and in addition serves the growing
commercial area near the intersection of NC 211 and NC 87. About
150 residences in the City currently remain on septic tanks; many
of these households could be served by sewer but are financially
unable to tie in to existing lines.
Since EPA dollars can only be used to develop sewage capa-
city for existing capacity needs or known development commit-
ments, the City is currently in the process of estimating exist-
ing and expected sewage capacity commitments. Proposed develop-
ments, some of which have received preliminary development appro-
val, could account for over 110,000 gpd of sewage treatment
capacity and could be eligible for EPA funding. Existing treat-
ment needs outstrip the current system"s capacity by some 100,000
gpd and are also eligible for EPA matching funds. It is expected
that between 200,000 and 300,000 gpd of the proposed 500,000 gpd
improvements will be paid for by EPA matching dollars, at a ratio
of either 55 or 75 percent.
Drainage
In late 1983 the Southport Board of Aldermen commissioned
Henry von Oesen & Associates to prepare a comprehensive drainage
master plan. The plan, completed in September 1984, identified
21

and analyzed the major drainage basins in the city, and suggested
a capital improvements program for needed improvements to exist-
ing drainage structures as well as the development of drainage
• systems in new areas.
Proposed improvements were prioritized in terms of their
• potential impact on public safety, property damage, receiving
streams,
and public nuisance factors.
The following
is simply a
listing of the.prioritized improvements. For further informa-
tion, see
the City of Southport
Drainage Master Plan
(Von Oesen &
Associates,
September 1984).
Rank
Project Area
Basin
Cost
l(tie)
Atlantic, Cape Harbor
Bonnett's Creek
$116,900
Drives, Memory Lane,
Herring Street
1(tie)
Alternate to above
Bonnett's Creek
$113,000
project
2
Willys Street near
Bonnett's Creek
$ 3,000
Leonard Street
3
Eighth Street
Cottage Creek
$ 81,700
' 4
Leonard Street
Cottage Creek
$ 47,100
5
Caswell Street
Cape Fear River
$ 52,500
6
Howe Street
Cape Fear River
$ 23,250
7
Brown Street
Bonnett's Creek
$ 5,650
8
Rhett Street
Cape Fear River
$ 11,000
9
Atlantic Avenue
Cape Fear River
$ 39,200
The total cost of the proposed projects.is in the vicinity
of $ 380,000. The study suggested that projects could be accom-
plished at the rate of one or two per year over a period of
four ( 4 ) to six .(6) years.
Additionally, the study suggested using existing land use
management tools or the creation of a storm management ordinance
to reduce the cost of future drainage improvements through well
designed developments. This is discussed further under Physical
and Environmental,Constraints, p. 26).
Solid Waste
Southport provides a city-wide refuse collection system.
After the waste is collected, it is delivered to Brunswick County
transfer stations to be picked up and disposed of in the County
22

landfill on U. S. 17 near Bolivia. In the past several years,
Brunswick County has established a new landfill to replace exist-
ing facilities which were nearing capacity. Additionally, the
County has recently installed a series of transfer stations to
streamline its solid waste collection system.
Fire and Rescue
Southport"s fire and rescue services are provided by inde-
pendent city departments which are manned by all -volunteer staff.
The response area for both departments extends from the Intra-
coastal Waterway in Southport north along NC 87 to the junction
of NC 87 and NC 133 near Sunny Point Military Terminal. To the
west, the response area follows NC 211 to Midway Road (SR 1500),
a distance of some seven miles. The service area for the rescue
squad covers. NC 133 between NC 211 and Oak Island; the fire
department serves the. majority of this area, with the County
picking up service to a few houses along N. C. 133. Maximum
response time is 15 minutes to the furthest distance.
During the day, between 8 and 10 fire department volunteers
are available. for emergency calls. This number increases to
between 18 and 22 individuals at night. Backup support for the
fire department is provided by the Boiling Spring Lakes Fire and
Rescue squad (to the north) and by the Long Beach and Yaupon
Beach Fire Departments to the south. The Rescue Squad maintains a
three -person crew on call at all times.
At least half of each department's budget is funded -by the
City of Southport. Remaining funds come from Brunswick County,
budget allocations and fundraising projects by fire and rescue
department volunteers.
Fire equipment owned by the city includes four (4) fire
trucks, each capable of pumping 750 gallons per minute (gpm), and
one 350 gpm pumper.
The City of Southport has a fire insurance classification
rating of 6.
Both departments are housed across from City Hall on Nash
Street in Southport. The existing large service area and the
likelihood that Southport will annex additional territory in the
next few years may lead the City to investigate the possibility
of establishing more centrally located facilities at some point
in time.
Recreation
Recreation and open space areas in Southport include both
passive and active recreation areas, both publicly and privately
owned. Among the active recreation facilities are a little
league ball field, a multi -use basketball court, two tennis
courts, the municipal pier in the waterfront park, and a communi-
ty center in addition to school ballfield -facilities. The S.P.A.
23

boat harbor and marina on the ICW near Cottage Creek has space
for some 90 boats of varying sizes and contains two boat launch-
ing ramps. The old Southport boat basin, located adjacent to the
S.P.A. boat harbor along Brunswick Street, contains privately
owned docks as well.
Passive recreation areas include the Waterfront Park along
Bay Street, Franklin Park near City Hall, several neighborhood
parks, historic sites such as Fort Johnson and the Old Southport
Cemetery on Moore Street and at least two other cemeteries in
various parts of the city. Recent improvements to Franklin Park
include the installation of benches, picnic tables and a presen-
tation platform.
In 1979 the City adopted the Southport Downtown and Water-
front Revitalization Plan. The plan suggested steps for acquisi-
tion and improvements to the waterfront area. Since that time,
the City has acquired a 1.06 acre tract along the waterfront
lying roughly between Howe Street and Atlantic Avenue. Amenities
include an adjacent parking area, maintenance of an existing
fishing pier, and the location of park benches in a grassed area
with a view of Fort Caswell and Bald Head Island. The City hopes
to extend its waterfront park holdings to include small undevel-
oped parcels adjacent to and in the near vicinity.of the park.
Future plans may include further improvements funded in part
through the State Beach and Waterfront Access Program._
Ferry Services
Southport is the debarkation point for two ferry services
linking it with nearby areas. The State owns and operates a toll
car ferry service which runs between Fort Fisher ( just south of
Kure Beach in New Hanover County) and Southport. The ferry
launch is located on Ferry Road outside the'city limits. Between
May and September, the ferry leaves Southport for Fort Fisher
every two hours. During the fall and winter, the ferry makes one
less trip per day. The service gets heavy commuter use by resi-
dents of both the Southport and southern New Hanover County areas
who commute to jobs with large employers such as CP & L, the
Sunny Point Military Terminal, and Pfizer.
The Bald Head Company operates.a toll ferry service to
provide access to Bald Head Island. The ferry is located on
Moore Street near the city limits and provides a remote parking
area for visitors and residents, since no cars are allowed on the
Island. Currently there are only a handful of permanent resi-
dents on the Island, although about 140 dwellings have been
constructed there.
24

Physical and Environmental Constraints
Soils
An extensive soils analysis was prepared for the.Southport
area as part of the 1980 Land Use Plan Update. Generally, soils
in the developed and developing portions of Southport"s planning
jurisdiction have slight to moderate limitations for development.
Soils in Southport were analyzed according to their devel-
opment suitability for five indicators:
o depth of seasonal high water table
o drainage conditions
o bearing capacity
o septic tank capability
o local roads and streets
Based on these five indicators, soils have been classified
in one of four categories:
o suitable
o moderately suitable, some drainage needed
o marginally suitable if drained
o highly unsuitable, flooding common
Soils classifed as suitable have slight limitations for all
of the development indicators and generally are sandy and exces-
sively well drained. Soils in the suitable category include
Kureb fine sand, Wando fine sand, Blanton fine sand, and Echaw
soils.
Soils classified as moderate are generally moderately well
drained and sandy. They include Seabrook and Mandarin soils.
Soils in the marginally suitable category are generally
poorly drained, with the water table within one foot of the
surface much of the year. These soils require extensive drainage
and engineering improvements in order to be developed for urban
purposes. Soils in the marginally suitable category include Leon
fine sand, Johnston series soils, and Murville fine sand.
Soils in the unsuitable category are poorly drained, with
the water table at or near the surface, and are subject to tidal
flooding. Soils in this category include Carpers silty loam,
Bohicket soils, Carteret sandy loam, Dare Muck and Hobonny soils.
Almost all of the land area within the Southport city limits
which is not in or directly adjacent to creeks and drainage ways
have slight limitations for development. Creekbeds and drainage
ways have marginal to severe limitations for development, but are
generally not used for development purposes.
Within the extraterritorial jurisdiction, much of the ac
reage directly north and east of the city limits, including the
25

developing commercial corridor along N.C. 211, has marginal limi-
tations for development. The bulk of these soils are found on
undeveloped lands belonging to Pfizer, Inc.. and CP & L.
The area most likely to witness new residential development
in the extraterritorial area lies to the west- of N. C. 210 be-
tween Cottage and Dutchmans Creeks north to the CP & L canal.
For the most part, the entire area has slight limitations for
development, interspersed with patches of soils with moderate
limitations for development.
Drainage Basins
Major drainage basins in Southport collect and disperse
stormwater runoff to receiving bodies of water. Topographically,
the old city of Southport lies between two natural drainage
receptors: Cottage Creek to the west, and Bonnetts Creek to the
east. North of town, Prices Creek drains an enormous area in the
vicinity of Jabbertown Road. All of these creeks, plus Dutchmans
Creek on the west side of the city"s extraterritorial jurisdic-
tion, drain into the Cape Fear River.
The Drainage Master Plan prepared by Henry von Oesen &
Associates identified four major drainage basins within South-
port. These are the Cape Fear River Basin, Cottage Creek Basin,
Bonnetts Creek Basin, and Prices Creek Basin.
. The Cape Fear River Basin drains an area of about 231 acres.
It is bounded roughly by West Street to the north, Bonnetts Creek
on the east, Cottage Creek on the west and the Cape Fear River to
the south. The basin rises from sea level on the Cape Fear to
about 20 feet in elevation at West Street.
This basin is the most densely developed in Southport,
containing the central business district and many of. the city"s
oldest residences. Because of the density of development and
associated impervious surfaces, this basin has the highest storm -
water runoff per acre in the city. About 128 acres, or a little
more than half of the basin, is served with a storm drainage
collection system. Needed capital improvements were identified
as part of the study and are described in the Community Facili-
ties section (see Drainage, p. 21).
The boundaries. of the Cottage Creek Basin begin with Howe
Street on the east, West Street to the south, and extend beyond
the city limits to the north and west. The drainage basin con-
tains 412 acres lying within the city limits.
. .1 With the exception of Ninth and Burrington Streets, the only
city owned storm drain systems in this basin are at street cross-
ings. Two privately owned and maintained drainage systems are
also located in the basin.
The Bonnetts Creek Basin is bounded by llth Street and
Stuart Avenue on the north, Moore Street on the east, West Street

on the south, and Caswell Avenue to the west. The basin covers
355 acres. Existing storm drainage systems account for coverage
of 324 of its acres. Of the six drainage systems within the
basin, four were identified as needing improvements.
Prices Creek Basin is a large drainage basin located north-
east of the city limits. The Creek flows west to east into the
Cape Fear River. About 94 acres of this basin lie within the
city limits and are served by storm sewers located on Park Ave-
nue.
Capital improvements proposed for the developed areas of
the city (as described here and in the Community Facilities -
Drainage section) represent "remedial actions," in the words of
the Drainage Master Plan. In order to prevent future drainage
problems and protect surface water quality in Southport's creeks
and estuaries as well as the Cape Fear River, preventive mainte-
nance, as part of the development process, must take place.
Areas of Environmental Concern
Areas of Environmental Concern (AEC's) are sensitive envir-
onmental and cultural areas protected by the Coastal Area Manage-
ment Act (CAMA). General categories of these areas are identified
through state guidelines according to the Administrative Proce-
dures Act, as administered by the Division of Coastal Management.
Special areas of local or regional environmental or cultural
significance can be nominated as AEC's by individuals, groups or
governing bodies.
AEC's lying within Southport's jurisdiction include Coastal
Wetlands, Estuarine Waters, Public Trust Waters, and Estuarine
Shorelines. Development or other land and water uses within
AEC's generally require CAMA permits. The State has established
extensive guidelines regarding activities within AEC's, but gen-
erally does not preclude any land use by right. As part of an
effort to share implementation of the Coastal Area Management Act
with local governments, the State's land use planning guidelines
require that local governments identify acceptable land uses
within AEC's within their planning jurisdiction. Descriptions of
AEC's within Southport's jurisdiction are given under Resource
Protection policies (p. 35 - 38).
Management guidelines and rules for uses in all Areas of
Environmental Concern are described in the most recently amended
version of Section 15: 7H of the North Carolina Administrative
Code. These rules are available through Division of Coastal
Management offices in both Raleigh and Wilmington.
Hurricane Hazard Areas
In 1983, the North Carolina Coastal Resources Commission
adopted rules for hurricane hazard planning for all coastal
communities. One of the first requirements in planning for storm
hazards is the identification of hazard areas and those struc-
27

tures at risk within them. These hazard areas are generally
depicted on Map 4. As part of the hurricane guidelines, classi-
fications for hazard areas were defined as follows:.
Hazard Area 1: Ocean Erodible AEC's, Inlet Hazard AEC's, and
Estuarine Shoreline AEC's
Hazard Area 2: FEMA V-zones and Coastal Wetlands AEC's
Hazard Area 3: FEMA A -zones
Hazard Area 4: Rest of community
Hazard Area 1: Within the planning jurisdiction of Southport, the
only areas in the most severe category are Estuarine Shoreline
AEC's.
These areas are potentially subject to erosion and scour, wave
action and battering, flooding and high winds in hurricane or
tropical storm conditions. The following uses were found in
Estuarine Shoreline AEC"s in Southport:
Retail Commercial: 3
Marine Commercial: 6
Residential: 0
The retail commercial uses included one motel and two res-
taurants. The marine commercial uses included the S.P.A. Boat
Basin, a crab factory, and four commercial fishing businesses.
There were no residential uses in the highest hazard dis-
trict.
Hazard Area 2: There are no uses in Southport in this category,
which includes coastal wetlands and V-zones. (Southport contains
no V-zone designations on its flood maps).
Hazard Area 3: This category includes FEMA A -zones. Properties
in such hazard areas are subject to flooding and high winds in
hurricane or tropical storm conditions. The following uses were
found in Hazard Area 3:
Retail Commercial: 3
Marine Commercial: 6
Residential: 45
Included among the retail commercial uses were two motels.
Among the marine -related uses was the marketing office associated
with the Bald Head Ferry landing. The 45 residences were single
family dwellings located near the Cape Fear River or along creeks
where elevations were eleven (11) feet or less.
:

The preparation of this map was financed in part through a grant pro-
vided by the North Carolina Coastal Management Program, through
funds provided by the Coastal Zone Management Ace of 1972, as
amended, which is administered by the Office of Ocean and Coastal
Resource Management, N.O.A.A.
SOUTHPORT, N.C.
Vreooad er: SATta s A PLANNING
200 Osborne Street
cs 1111— r- _-
NOIRH
Y 3W Soo' 12W 2000'
MAP 4

Generally, the built environment in Southport is as well
protected from unneccessary risk from tropical storms and hurri-
canes as can be expected.
Fragile Areas
Areas with Unique Scenic or Historical Value
Among Southport"s most important community values are its
historic and natural qualities. The small port city, situated
with superb views of the mouth of the Cape Fear River, Fort
Caswell and_Bald Head Island, possesses significant historic
structures set amidst a lush natural environment characterized by
canopied oak trees.
Historic sites are located throughout the older part of the
city. Southport has a National Register Historic District which
extends (roughly) from the Cape Fear River from Kingsley Street
to the Yacht Basin north to West Street. Additionally, it is
known that the waterfront area in particular contains uncate-
logued historic and possibly archaeologic sites. Other than the
National Register designation, which does not effect the use or
appearance of structures in the district, there is no formal
protective mechanism, suchas a local historic district ordi-
nance, in place. Historic sites listed in the 1980 Land Use Plan
still present include:
St. Phillips Episcopal Church (Courthouse Square)
Old Southport Cemetery (Moore Street)
Southport City Hall (former County Courthouse)
Whittler's Bench (Howe Street at Waterfront Park)
Thompson House (Bay Street)
Franklin Square (The Grove) (Howe Street)
Old Brunswick County Courthouse (Franklin Square)
Four Sisters (canopied live oaks in Franklin Square)
Prices Creek Lighthouse (2 miles north of Southport on Cape
Fear River)
Price -Davis Family Cemetery (West Street behind first
Apostolic Church)
Indian Trail Tree (Keziah Park)
Old Southport Hospital (Atlantic
Bonnetts Creek (E. Moore Street)
Old Brunswick County Jail (SW
Streets)
Avenue and West Street)
corner Moore and Rhett
Old Brunswick Inn (Arrington House) (Atlantic Avenue and Bay
Street)
Harper House (north corner Bay and Howe Streets)
111 Bay Street
115 Bay Street
Art Newton/Bellamy Summer House (west corner Bay and
Atlantic Streets)
Southport Baptist Church (Howe and Nash Streets)
Annie May Woodside House (East Bay Street)
Ruark House (corner Nash and Lord Streets)
30

Southport Boat Harbor
Fort Johnson/The Garrison (Bay Street)
Areas with Resource Potential
• Areas with resource potential lying within Southport"s jur-
isdiction include the industrially zoned land holdings of CP & L
and Pfizer in the north and east quadrants of the extraterritor-
ial jurisdiction (see Vacant Land Ownership, p. 9). These lands
are classified Developed - Industrial (see Land Classification
Map, P. 57).
In the western quadrant of the city's planning jurisdiction
are large areas of land with few limitations for urban develop-
ment (with the exception of road access). The City has recog-
nized the development potential of this area by reclassifying
much of the land from rural to transition (see Land Classifica-
tion Map, p. 57).
Community Design Structure
Some of the key characteristics which help to define the
Southport community are displayed on Map 5, Community Design
Structure. This map highlights significant community features,
recent changes, and development trends through the use of desig-
nations such as:
o Districts: these are sections of town with a two-dimen-
sional character, which an observer mentally enters "inside
of", and which are recognizable as having some common iden-
tifying character. A representative district in Southport
might be the Central Business District.
o Landmarks: these are usually simply defined physical ob-
jects that serve as reference points such as a building or a
sign. The Waterfront Park is a Southport landmark.
o Nodes: these are strategic points in the community which
can be entered, such as an intersection or central gathering
place. The junction of N.C. 211 and N. C. 87, a growing
commercial district, is such a strategic point.
o Pathways: these are the main channels along which an obser-
ver moves. In Southport, Bay Street along the waterfront,
Moore Street, and N.C. 211 (Howe Street) are key pathways.
31

The preparation of this map was financed in part through a grant pro-
vided 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
Resourtt Management, N.O.A.A.
SOUTHPORT, N.C.
PrparW er. SATtLLA pLANmG
9M M— .—_.
NORTH
' soo' eoo• t2oo' 2000•
MAP 5
RT000
..00
.000
)CTURE
►RK
�T
kY

GROWTH TRENDS AND IMPACTS ON COMMUNITY FACILITIES
Population
The 1980 Census found that Southport had a population of
some 2,835.persons. This represented an increase of some 27
percent over the 1970 population of 2,220., The average increase
pet year, slightly less than 3 percent, is not exceptional.
The N. C. Office of State Budget and Management published an
estimate of Southport"s July 1982 population in late 1983. This
figure, 3021, represents a seven percent increase over the 1980
census count.
Current population (1985) can be estimated using 1980 occu-
pancy rates (3.12 persons per household) times the number of
units now in Southport. This estimate, 3273, presumes occupancy
rates are roughly the same as they were in 1980; actual popula-
tion could be higher or lower, depending on the actual occupancy
rate for dwellings in Southport.
It is difficult to project population in a meaningful way
for a community the size of Southport. Factors other than birth,
death and migration rates based on past trends can sometimes
provide more meaningful insight into potential population
increases. Factors affecting future population in Southport
include:
o The planned addition of 500,0.00 gpd sewage treatment
capacity in the next few years.
o Southport `s location in a growing resort/retirement
area.
o The desirability of Southport and vicinity as a
resort/retirement location.
o The availability of land suitable for development of
resort/retirement homes in Southport and its immediate
area.
o Proposed changes to the tax code which may curtail the
economic viability of resort and retirement residential
developments, or other market factors which -may
accomplish the same end.
o The continued economic viability of the area.
Assuming the market for first and second home and resort
development remains healthy, Southport"s planned sewage treatment
capacity expansion looms as one of the most predominant factors
in, shaping the city"s future population. Some 400,000 gpd should
be available for future development needs. Although some of this
capacity willbe allocated to commercial or other needs, the
33

majority of the capacity could be used for residential purposes.
At the rate of 200 gallons per dwelling unit, the increase in
capacity could make possible the construction of more than 1500
new dwelling units.
Population projections have been calculated for the ten year
planning period using two ratios. The first represents the trend
of the previous five years (about 3 percent per year). The
second represents a doubling of the past trends figure, to six
percent per year, acknowledging the likelihood of higher growth
rates due to the availability of substantial sewage treatment
capacity.
PROJECTED POPULATION - 1985 TO 1995
Past Trends
1985 1990 1995
3,273 3,794 4,398
Using this projection, sewage treatment capacity, water
supply and additional services adequate to serve an additional
1125 persons would be needed. Assuming household size may vary
from a low of roughly 2.5 persons per unit to a high of 3.75
persons per unit, this population increase would generate the
need for 300 to 450 dwellings, depending on household size.
PROJECTED POPULATION - 1985 TO 1995
Doubling of Past Trends
1985 1990 1995
3,273 4,380 5,861
This projection would result in a demand for services for
800 to 1000 new housing units. Once again, the smaller figure
represents the higher occupancy rate (3.1 persons per household);
the higher figure, a lower occupancy rate (2.65 persons per
household).
Given either of these population projections, Southport
would appear to have adequate sewage treatment capacity (the most
expensive service to provide) to accommodate the projected
growth. However, the very presence of so much additional
capacity provides a substantial economic incentive to growth. If
market factors remain favorable, Southport's housing stock could
double in as little as 10 to 15 years. If growth factors are
less favorable, the process could take up to 25 years. Given
past trends in areas with characteristics similar to Southport,
the shorter time frame is more likely, barring significant down-
ward changes in the economy.
34

POLICIES
RESOURCE PROTECTION
Areas of Environmental Concern
The City of Southport will support and enforce through its
CAMA permitting capacity the State policies and permitted uses in
the Areas of Environmental Concern (AEC's). The State policy
statements for AEC's offer protection for Southport's fragile and
significant environmental resources through CAMA permitting pro-
cedures. In accordance with those policies set forth in subchap-
ter 7H of the North Carolina Administrative Code, Southport
adopts the following policies concerning AEC's within its juris-
diction.
The Estuarine System
In recognition of the enormous. economic, social and biologi-
cal values the estuarine system has for North Carolina, Southport
will promote conservation and management of the estuarine system
as a whole, which includes the individual AEC's: coastal wet-
lands, estuarine waters, public trust areas, and estuarine shore-
lines.
The management objective for the system shall be to give
highest priority to the protection and coordinated management of
all the elements as an interrelated group of AEC's, in order to
safeguard and perpetuate the above stated values, and to ensure
that any development which does occur in these AEC's is compati-
ble with natural characteristics so as to minimize the. likelihood
of significant loss of private property and public resources.
In general, permitted land uses in the coastal wetlands,
estuarine waters, and public trust areas should be those which
are water dependent. Examples of such uses may include: utility
easements, docks, boat ramps, wharfs, dredging, bridges and
bridge approaches, revetments, bulkheads, culverts, groins, navi-
gational aids, mooring pilings, navigational channels, simple
access channels, and drainage ditches.
Land uses that are not water dependent shall not be permit-
ted in coastal wetlands, estuarine waters and public trust areas.
Examples of uses that are not water dependent may include: res-
taurants, residences, apartments, motels, hotels, trailer parks;
private roads, factories and parking lots.
Specific policies regarding acceptable and unacceptable uses
within the individual AEC's of the estuarine system are stated
below. In all cases the particular location, use, and design
characteristics shall be in accord with the general use standards
for coastal wetlands, estuarine waters, and public trust areas as
stated in NCAC Subchapter 7H.
35

o Coastal Wetlands: Activities in the coastal wetland
areas shall be restricted to those which do not signi-
ficantly affect the unique and delicate balance of this
resource. Suitable land uses include those giving
highest priority to the protection and management of
coastal wetlands, so as to safeguard and perpetuate
their biological, social, economic and aesthetic values
and to establish a coordinated management system as a
natural resource essential to the functioning of the
entire estuarine system. Highest priority of use shall
be allocated to the conservation of existing coastal
wetlands. Second priority shall be given to those uses
that require water access and cannot function else-
where.
Acceptable land uses may include utility ease-
ments, fishing piers, and docks. Unacceptable uses may
include, but would not be limited to, restaurants,
businesses, residences, apartments, motels, hotels,
floating homes, parking lots, private roads, and high-
ways.
o Estuarine Waters: In recognition of the importance of
estuarine waters for the fisheries and related indus-
tries as well as aesthetics, recreation, and education,
Southport shall promote the conservation and quality of
this resource. Activities in the estuarine water areas
shall be restricted to those uses which do not perman-
ently or significantly affect the function, cleanli-
ness, salinity, and circulation of estuarine waters.
Highest priority of use shall be allocated to the
conservation of estuarine waters and its vital compo-
nents. Second priority shall be given to uses which
require water access and cannot function elsewhere.
Appropriate uses may include simple access chan-
nels, structures which prevent erosion, navigational
channels, boat docks, marinas, piers, and mooring pil-
ings.
Southport also supports projects in estuarine
waters which aim to increase the productivity of these
waters. Such projects include oyster reseeding pro-
grams and inlet channeling and dredging operations for
the purpose of increasing the flushing action of tidal
movement.
o Public Trust Areas: In recognition of certain land and
water areas in which the public has certain established
rights and which also support valuable commercial and
sports fisheries, have aesthetic value, and are resour-
ces for economic. development, Southport shall protect
these rights and promote the conservation and manage-
ment of public trust areas. Suitable land/water uses
include those which protect public rights for naviga-
36

tion and recreation and those which preserve and manage
the public trust areas in order to safeguard and perpe-
tuate their biological, economic, social, and aesthetic
value.
In the absence of overriding public benefit, any
use which significantly interferes. with the public
right of navigation or other public trust rights which
apply in the area shall not be allowed. Projects which
would directly or indirectly block or impair existing
navigational channels, increase shoreline erosion,
deposit spoils below mean high tide, cause adverse
water circulation patterns, violate water quality stan-
dards, or cause degradation of shellfish waters shall,
in general, not be allowed.
Uses that may be allowed in public trust areas
shall not be detrimental to the public trust rights and
the biological and physical functions of the estuary.
Examples of such uses include the development of navi-
gational channels or drainage ditches, the use of bulk-
heads to prevent erosion, the building of piers, docks
or marinas.
o Estuarine Shoreline: NCAC Subchapter 15 Section 7H
defines the estuarine shoreline as the area 75 feet
landward of estuarine water. Southport recognizes: 1)
the close association between estuarine shorelines and
estuarine waters, 2) the influence shoreline develop-
ment has on the quality of estuarine life, and 3) the
damaging processes of shorefront erosion and flooding
to which the estuarine shoreline is subject.
Effluent from poorly placed or functioning septic
systems associated with shoreline development can pol-
lute shellfish areas. In recognition of this fact,
Southport discourages the use of estuarine shoreline
areas for residential purposes where there is a subs-
tantial chance of pollution occurring.
Suitable land uses within the estuarine shoreline
AEC are those compatible with both the dynamic nature
of estuarine shorelines and the values of the estuarine
system.
Residential, recreational, and commercial land
uses are all appropriate types of use along the estua-
rine shoreline provided that all standards of NCAC 15
Subchapter 7H relevant to estuarine shoreline AEC's are
met.
Natural and Cultural Resource Areas
These fragile coastal natural resource areas are generally
recognized to be of educational, scientific or cultural value
37

because of the natural features of the particular site. Indivi-
dual AEC's included in this general category are: coastal complex
natural areas, coastal areas that sustain remnant species, unique
coastal geologic formations, significant coastal architectural
resources, and significant coastal archaeological resources.
This AEC category is unique in that individual natural and cult-
ural resource AEC's are established through a special designation
process which involves a detailed nomination and review process
prior to formal recognition by the Coastal Resources Commission.
Uncontrolled or incompatible development may result in major
or irreversible damage to fragile coastal resource areas which
contain environmental, natural, or cultural resources of more
than local significance. In recognition of this, Southport will
seek to protect such natural systems or cultural resources;
scientific, educational or associated values, and aesthetic qual-
ities. Specific implementation strategies for these resources
are found in Implementation, Goal 4, Objectives A, B and C (p. 51
- 52).
Southport supports the policies and guidelines stated in
Subchapter 7H of NCAC 15 regarding these irreplaceable resources.
Stormwater Runoff
Urban type development, often well outside designated AEC's,
can pose a serious threat to the health and productivity of the
estuarine system through the rapid discharge of pollutants washed
off impervious surfaces such as streets, roofs, and parking lots
by rain and stormwater.
In 1984, Henry von Oesen & Associates completed a Master
Drainage Plan for Southport which included suggested guidelines
to manage the impact of stormwater runoff associated with new
development.
The City of Southport will carefully review these guidelines
and consider formal implementation of suitable standards for site
plan review based on these guidelines. For specific implementa-
tion of this policy, see Implementation, Goal 1, Objectives A and
B, p. 49 - .50.
Marina and Floating Home Development
Recognizing the extensive limitations placed on the altera-
tion of natural systems by State and Federal law, the key area of
jurisdiction for Southport on these issues lies within its local
regulatory and zoning authority. 1.
There are several marinas already in existence within South-
port"s planning jurisdiction and at least one more is planned.
Southport specifies permissible locations and standards for the
development of marinas through its zoning and planned residential
development ordinances. Southport discourages the anchoring of
live -aboard boats within its jurisdictional waters.
REV

It is the policy of Southport to consider the appropriate-
ness and desirability of ahy specific proposal to construct a
marina or allow floating home development to take place on the
basis of expected impact on neighboring uses. These impacts
include, but are not limited to, aesthetics; hours of operation;
traffic generation including the ability of the existing road
network to adequately handle peak traffic loads; environmental
impacts including water quality. and dredge spoil disposal sites;
and consistency of the proposal with other policies of the Land
Use Plan.
Development of Sound and Estuarine Islands
Southport"s policy regarding any such areas is to place them
in the Conservation land classification. Any development on such
islands must be consistent with State and local policies regard-
ing the Conservation land class.
PHYSICAL CONSTRAINTS TO DEVELOPMENT
The City of Southport adopts the following policies regard-
ing physical constraints to development:
Septic Tank Suitability
In conformity with State health regulations, growth and
development will be prohibited in areas where septic tanks will
not function and where sewer services are not available. Most
areas within the city limits of Southport have sewer services.
Further development is encouraged where these services are pro-
vided (see Implementation, Goal 5, Objective A, page 53).
Drainage
Because Southport lies in the low coastal plain, flooding
can occasionally result. In order to minimize damages to devel-
oped land in case of flooding, Southport discourages development
in areas of seasonal high water.
Development will not be allowed where poor drainage exists
unless appropriate corrective improvements are proposed as part
of the project. Corrective measures must be proposed as part of
a project drainage plan and must be certified by a State regis-
tered civil engineer, architect, or landscape architect.
RESOURCE PRODUCTION AND MANAGEMENT
Southport's natural resources play a vital role in its
economy; much of its extraterritorial land is utilized for fores-
try, and its water areas are important to fisheries and recrea-
39

tion. Protection of these resources is a prime concern of the
City of Southport.
Productive Forest and Agricultural Lands
Southport will use its land use controls, including zoning,
to insure that land which is presently in productive forestry use
will be encouraged to continue in that use. Development other•
than low density residential will be encouraged to locate in non -
resource productive areas. Only if no other suitable location
exists for a particular development project because of location -
al, resource, or transportation needs should it be placed on
productive agricultural or forest lands. Development projects
which require State or Federal permits, licenses or funds must
meet this policy criteria.
In general, growth and development will be discouraged in
productive forest lands when such growth is not in accordance
with other land development policies in this Plan.
Commercial and Recreational Fisheries
Southport will encourage preservation and expansion of its
fisheries industry, both sports and commercial. Protection of
coastal and estuarine waters is a prime prerequisite of this
policy objective. Habitats for shellfish and finfish in all
portions of their life cycle must be preserved in order to main-
tain fishing as a viable economic and recreational activity.
Therefore, any development which will adversely affect coas-
tal and estuarine waters will be discouraged. Only those devel-
opments which are water dependent, such as docking facilities,
treatment plants, and marinas shall be allowed to be placed near
and to effect coastal and estuarine water habitats. In the
design, construction, and operation of water dependent develop-
ments, every effort must be made to mitigate negative effects on
water quality and fish habitat. These efforts will be made at
the owner's or operator's own expense.
In order to expand Southport"s sport and,commercial fisher-
ies industry, Southport will support private and public projects.
which will positively affect those industries. Southport sup-
ports channel and inlet dredging and stabilization projects which
will increase the water access for fishing boats and improve
water circulation in shellfish habitats.
It is recognized that in dredging and stabilization opera-
tions, some fish habitat damage may occur. Only those projects
which provide greater benefit than damage to the fisheries indus-
try will be supported. All dredging and stabilization operations
must be performed so as to minimize any unavoidable damage to
fish habitat.
Southport supports projects which increase the productivity
of coastal and estuarine waters. There are a number of closed
40

shellfish areas adjacent to Southport. The City supports pro-
jects that would contribute to the cleansing of these areas.
Projects such as oyster reseeding programs and artificial reef
construction have proved successful in the past and will continue
to be supported in the future.
Southport recognizes the importance of boat building, ship
maintenance and repair, docking and harbor facilities, and sea-
food processing industries as supportive and necessary for the
fisheries industry. These industries will be allowed to located
on and near estuarine waters if they do not prove to harm fish
habitat more than they support and provide services for the
fisheries industry. All developments which require State or
Federal permits, licenses or funds must meet this policy require-
ment.
ECONOMIC AND COMMUNITY DEVELOPMENT
Southport adopts the following policies regarding economic
and community development:
Industry
o Southport will continue to encourage desirable industrial
development and maintain a favorable climate for existing
and new industry. Suitable industries.are defined as those
which do not have the potential for destroying the village
atmosphere of Southport.
o Southport encourages measures to be taken to stop air pollu-
tion from existing industries.
o Southport will work to reduce possible health hazards from
industry through required improvements and emergency plans.
o Southport will discourage the location of any industry with-
in its planning jurisdiction which may pose substantial
environmental or health hazards.
If an industry which poses a potential environmental or
health hazard can prove adequate measures have been incorporated
into the design, construction and operation of the facility so as
to eliminate the risk of any substantial hazard, then said indus-
try may be permitted to locate within Southport.
The siteing of the proposed facilit
y
41

implementation of this policy takes place through the Southport
zoning ordinance.
Tourism
Southport will continue to promote and encourage growth of
its tourist industry if it is not detrimental to the existing
character of Southport (see Implementation, pp. 51 - 52, Goal 4,
Objective B).
Energy Facility Siting
Because. of Southport's proximity to sensitive marshes and
estuarine waters, the Southport Planning Board and the Board of
Aldermen will require prior knowledge of and approval by
appropriate state agencies of any proposed energy facility.
Toxic and Hazardous Material Siting
Prior knowledge and approval by appropriate state agencies
for toxic and hazardous material is required.
PROVISION OF SERVICES TO DEVELOPMENT
Public Water Supply
The City of Southport is committed to providing major trunk
lines throughout Southport where public water is financially
feasible and needed because of health and safety considerations.
The cost of providing individual connections will be borne by the
user or.property owner. Developers of new subdivisions will be
required to install water lines if the development is located
near existing or future main trunk lines.
Public Sewage System
The City of Southport is committed to an expansion of its
current sewage treatment system which will be adequate for the
needs of existing development within the city and which will
provide additional capacity for future development.
Any future development which will 'substantially. harm or
pollute estuarine or coastal waters using septic tank systems or
package treat ment plants will not be permitted.
Solid Waste Disposal
Southport will continue to provide solid waste disposal for
its citizens using the waste disposal facilities of Brunswick
County.
Public School System
Southport encourages continued and expanded multi -purpose
use of public school facilities for recreation and other pur-
poses.
42

Transportation
Southport supports Brunswick County's efforts to develop a
County -wide thoroughfare plan and encourages Brunswick County to
consider and address deficiencies in the Southport area. The
City supports intercoordination between Brunswick County,
N.C.D.O.T. and the City of Southport in the development of future
thoroughfare planning. For further implementation of this poli-
cy, see Implementation, pp. 50 - 51, Goal 3.
Fire Protection and Rescue Squad
Southport supports the Southport Fire Department and South-
port Rescue Squad in the provision of fire protection and rescue
services to its residents through use of volunteer departments
and is committed to providing significant financial support to
these departments.
Police
Southport is committed to providing police protection ser-
vices adequate for community safety and in keeping with its
population.
Recreation
Southport is committed to provide neighborhood recreation
areas and facilities adequate to serve its population. Specific
goals and implementation strategies can be found under Implemen-
tation, p. 54, Goal 5, Objective C.
Waterfront Access
The City of Southport wishes to continue to improve access
to waterfront areas for a variety of recreational purposes. The
City is committed to providing facilities which enhance access
and use of access areas, including walkways, docks, passive
recreation areas and parking areas, by means and methods which
minimize potential environmental and aesthetic impacts.
Water access improvements in Southport should include consi-
deration for the following types of access:
o Visual access and the preservation of existing views.
Improvements to enhance visual access could include
landscaping certain areas (including parking areas);
providing walkways in areas where parking is not feasi-
ble; and protecting existing,views through local con-
trols such as height limitations.
o Access for swimming, fishing, or boating. Where feasi-
ble, these activities should be kept separate to avoid
use conflicts. The scale of such facilities should be
in keeping with surrounding uses and the scale of the
existing site.
The City should develop a strategic plan for water access
improvements which could then be implemented over a period of
years. These improvements should be scheduled to make maximum
use of State Shoreline Access funds. Careful attention should be
given to the improvement of smaller sites along the waterfront in
order to make maximum use of access to the shore, using creative,
lower cost approaches where practical. Strategies to implement
43

this policy can be found under Implementation, pp. 51 53, Goal
4, Objectives A, D and E.
GROWTH PATTERNS
Compact Growth
Southport's land regulatory policies and ordinances and its
policies regarding the provision of services and support a
policy of compact growth.
Existing areas and areas under development will have priori-
ty over undeveloped areas regarding the provision of public
facilities. Specific implementation strategies are discussed on
p. 53, Goal 5, Objective A.
Provision of Services
Urban growth and development will be directed to occur in
areas where adequate services are available or planned. Specific
implementation' strategies are discussed on pp. 53 - 54, Goal 5,
Objective A and B.
Population Increase
Southport supports a moderate growth level and will continue
to monitor factors which could result in a rapid growth rate in. a
short period of time.
Segregation of Conflicting Land Uses
Spatial segregation of conflicting land uses will be encour-
aged and implemented through the Southport Zoning Ordinance.
Housing
Southport will work to provide low and moderate income
persons with safe, decent, and sanitary housing through implemen-
tation of appropriate federal programs. The City acknowledges
the presence of substandard houses in Southport and will continue
strict enforcement of the existing building code for new cons-
truction.
Southport encourages a variety of housing types including
single family, duplex and low profile multi -family dwellings.
Multi -family development will be permitted only where the full
range of urban services are provided or will be made available.
Commercial Development
Southport supports the continued provision and expansion of
commercial and retail services within the City"s jurisdiction.
Implementation of local controls affecting these businesses will
44

be designed to enhance the economic viability of these areas.
Where feasible and in keeping with the policy regarding segrega-
tion of incompatible uses, residential areas should be protected
from encroachment by commercial activity. Implementation of this
policy is discussed on page 54, Goal 5, Objective D.
STORM HAZARD MITIGATION AND POST DISASTER RECONSTRUCTION PLAN
Storm Hazard Mitigation
Very little of the land area in Southport lies within the
hazard areas defined in Before the Storm (McElyea, Brower, and
Godschalk, UNC Center for Urban & Regional Studies, 1982), the
Division of Coastal Management's guide to pre -hurricane and post -
disaster planning. Applicable hazard areas within Southport
included the Estuarine Shoreline AEC (Hazard Area 1, the most
severe category), and FEMA A -zone lines (Hazard Area 3).
In most cases, these lands are subject to local, state and
federal standards which will limit the placement or replacement
of structures within the hazard area.
In general terms, Southport"s existing policies meet the
requirements for storm hazard mitigation planning in Before the
Storm . These policies consist of a combination of accompanying
Land Use Plan policies and regulations established by the Town"s
land development ordinances. Specifically:
o Lands in the estuarine shoreline AEC are subject to
development limitations which are in the process of
being strengthened by the Coastal Resource Commission.
The expected effect will be to further limit.the amount
and placement of development in these fragile areas.
This will indirectly provide a further limitation on
new construction which would be at risk from hurricanes
and tropical storms.
o Lands in FEMA A -zones are subject ,to elevation stan-
dards and insurance requirements which help ensure that
damage to any new development which occurs will be
minimized in the event of a hurricane or tropical
storm.
o The City"s policies and oridnances support and are
consistent with State policies and regulations for
development in Areas of Environmental Concern.
o All new development must conform with the provisions of
the North Carolina Building Code.
o The City"s flood plain development policies conform
with all Federal and State requirements.
45

Post Disaster Reconstruction
The Southport Post Disaster Reconstruction Plan has been
provided as a separate document. A summary of Post Disaster
Reconstruction policies and procedures is outline below. These
policies presume intergovernmental coordination with the Bruns-
wick County Evacuation Plan and recovery procedures operations..
The City"s Post Disaster Reconstruction Plan is organized in
the following sections:
o Introduction
o Organization of Local Damage Assessment Team
o Damage Assessment Procedures and Requirements
o Organization of Recovery Operations
o Recommended Reconstruction Policies
The following provides a summary of the plan"s most impor-
tant provision's and policies from each of these five sections.
(1) Introduction. Defines plan purpose and use; identifies
three distinct reconstruction periods: Emergency, Restora-
tion and Replacement/Reconstruction. Outlines sequence of
procedures to be followed to meet State and Federal Disaster
relief regulations: 1) Assess storm damage and report to
County, 2) County complies and summarizes individual commun-
ity reports, 3) State compiles County data and makes recom-
mendation to the Governor, 4) Governor requests presidential
declaration, 5) Federal relief programs available.
(2) Organization of Local Damage Assessment Team_. Outlines
personnel available and sets up means for mayoral appoint-
ment of team.
(3) Damage Assessment Procedures and Requirements. The purpose
of this phase is to rapidly determine immediately following
a storm disaster: 1) number of structures damaged, 2) magni-
tude of damage by structure type, 3) estimated total dollar
loss, and 4 ) estimated total dollar loss covered by insur-
ance. To accomplish this, the plan establishes four catego-
ries of damage: 1) destroyed (repairs > 80 % of value), 2)
major (repairs > 30 % of value), 3) minor (repairs < 30 % of
value), and 4) habitable (repairs < 15 % of value). A color
coding system is recommended for this phase of damage as-
sessment. Total damage in dollars is estimated by taking
the tax valuation times a factor to make prices current,
then factoring these figures according to number of struc-
tures in each of the above damage classifications. Esti-
mated insurance coverage is made by utilizing information.as
to average coverage obtained by insurance agencies on an
annual basis.
(4) Organization of Recovery Operations. The Mayor and Board of
Commissioners assume the duties of a Recovery Task Force.
The Task Force must accomplish the following:
46

o Establish re-entry procedures.
o Establish overall restoration scheme.
o Set restoration priorities.
o Determine requirements for outside assistance and re-
questing such assistance when beyond local capabilites.
o Keep appropriate County and State officials informed
using Situation and Damage Reports.
o Keep the public informed.
o Assemble and maintain records of actions taken and
expenditures and obligations incurred.
o Proclaim a local "state of emergency" if warranted.
o Commence cleanup, debris removal, and utility restora-
tion activities undertaken by private utility compan-
ies.
o Undertake repair and restoration of essential public
facilities and services in accordance with priorities
developed through situation evaluations.
o Assist individual property owners in obtaining informa-
tion on the various types of assistance that might be
available from Federal and State agencies.
(5) Recommended Reconstruction Policies. The policies outlined
are for the Mayor and Commissioners to consider after a
storm occurs. It is impractical to determine at this time
what specific responses are appropriate, since the circum-
stances surrounding a given storm can vary greatly. The
following policy areas are discussed:
Permitting. Permits to restore previously conforming struc-
tures outside AEC"s issued automatically. Structures suf-
fering major damage allowed to rebuild t6 original state but
must be in compliance with N.C. Building Code, Zoning, and
Flood Hazard Regulations. Structures with minor damage
allowed to rebuild to original state before the storm.
Structures in AEC"s allowed to rebuild only after determina-
tion has been made as to adequacy of existing development
regulations in these special hazard areas.
Utility and Facility Reconstruction. Water system compo-
nents repaired or replaced must be floodproofed or elevated
above the 100 year flood level. Procedures established to
effect emergency repairs to major thoroughfares if neces-
sary.
Temporal Development Moratorium. To be considered after
47

major storm damage for AEC"s if existing regulations appear
inadequate to protect structures from storm damage.
CONTINUING PUBLIC PARTICIPATION
Southport realizes an important part of any planning program
is citizen involvement, and throughout the planning process dur-
ing the 1985 Update, has encouraged its citizens to become in-
volved in the land use planning process. The press was notified
of meetings at which the plan was to be discussed through press
releases and the public was invited. The Southport Planning
Board was the group responsible for the development and review of
the land use plan, and meetings to discuss plan development were
generally held at regular planning board sessions. The Land Use
Plan Update was discussed at public meetings on the following
dates: October 31, 1984; November 28, 1984; February 5, 1985;
February 27, 1985; April 24, 1985; June 26, 1985; July 24, 1985;
and November 20, 1985.
A questionnaire was developed by the City"s planning board
in conjunction with the consultant and was distributed to City
residents and residents of the extraterritorial jurisdiction in
March and April, 1985. Over 300 of the 1000 surveys distributed
were returned. Results were tablulated and discussed at the
April 24.meeting. The survey results were most helpful in iden-
tifying and confirming the feelings of the community at large on
such issues as annexation, the location of multi -family develop-
ment, the need for height limits, service delivery, and recrea-
tion planning.
Southport"s policies on public involvement are as follows:
o All land use plans and updates will be prepared with public
participation.
o Citizen participation in the land use planning process will
be accomplished through:
o Education: the public will be kept informed of progress
on the land use plan through the use of a variety of
media. Methods which can be used include, but are not
limited to, news releases, news reports on meetings
dealing with the land use plan, public meetings and
presentations, television public service announcements
and f lyers.
o Direct participation: citizens will have an opportunity
to attend public meetings dealing with the land use
plan, submit comments on an informal and formal basis,
and review the final draft at required public hearings.
Citizen's surveys can reach every household in the
city, providing a broad based opportunity for
participation.
HM

POLICY IMPLEMENTATIQN-
In order to carry out the policies which have been adopted
for Southport, implementation strategies are needed. This sec-
tion establishes goals, objectives and implementation strategies
for carrying out the general policies of the Southport Land Use
Plan.
GOAL 1: Preservation and management of natural resources in the
Southport planning area.
OBJECTIVE 1-A: Continue with existing methods of pres-
erving and managing natural resources.
Strategies:
o Continue to prohibit development in any AEC which would
have a detrimental effect on public trust waters to the
extent that such waters would be closed to shellfish
harvesting under standards set by the State of North
Carolina, or violate any rules, regulations or laws of
the State of North Carolina or the City of Southport.
o Review the stormwater management recommendations of the
1984 Southport Master Drainage Plan and consider formal
implementation of suitable standards for development
plan review based on these recommendations.
o Continue to enforce the adopted Building Code, Zoning
Ordinance, Subdivision Regulations, Planned Residential
Development Ordinance, and Flood Plain Protection and
Management Ordinance.
o Support the findings of fact and recommendations of
appointed boards, commissions, and professional staff
regarding natural resources.
o Prohibit or restrict development in lands classified
Conservation within Southport"s planning jurisdiction.
OBJECTIVE 1-B: Seek to protect wetlands, shellfish
areas, and surface and ground waters in Southport from
contamination and pollution.
Strategies:
o Support construction to expand the city"s wastewater
treatment facilities to meet future demand.
o Implement drainage improvements recommended by the 1984
Southport Drainage Master Plan to correct existing
areas_ with substandard drainage.
OPC

A
o Continue to utilize the Brunswick County solid waste
disposal system.
o Insure that all County and State health regulations are
met for on -site sewage systems.
o Extend the City's water and sewer lines within areas
classified developed or transition to insure that dev-
eloped or developing areas are not contributing to
environmental degradation through overuse of natural
filtering systems.
GOAL 2: A variety of safe and decent housing for all residents
and visitors.
OBJECTIVE 2-A: Seek to insure all dwellings are safe
and suitable for habitation.
Strategies:
o Continue to enforce minimum housing and building codes.
o Continue to enforce all ordinances designed to protect
homeowners from natural hazards.
OBJECTIVE B: Seek to minimize the number of substan-
dard dwellings in Southport.
Strategies:
o Aid property owners in the demolition of dwelling units
unfit for human habitation.
o Seek, encourage, and support the development of public-
ly assisted housing with Federal aid from such programs
as Section 8, the Farmer's Home Administration 502
program, and the Community Development Block Grant
Program.
o Promote the rehabilitation of substandard dwellings
with grants.
o Encourage rehabilitation of substandard dwellings
through private investment.
GOAL 3: Accessibility and safety in area transportation.
OBJECTIVE 3-A: Emphasize safety in the community.
Strategies
o Enforce all traffic regulations to promote safety on
the roads in Southport.
50

o Insure that all road hazards are clearly marked or
corrected.
o Support efforts to develop a County -wide thoroughfare
plan to address area -wide deficiencies affecting the
Southport area.
o Investigate means of alleviating or preventing traffic
congestion and use conflicts on Howe Street and 9th
Street Extension.
OBJECTIVE B: Promote a continuous street improvement
and construction program adequate to serve the communi-
ty which is compatible with the existing street system.
Strategies:
o Allocate available budget funds for street maintenance
and construction.
o Review new residential development plans and insure
that they comply with Subdivision Regulations standards
for streets and right of ways.
GOAL 4: Preservation of the existing character and aesthetic
qualities of Southport.
OBJECTIVE 4-A: Support land development strategies
which are consistent with the existing character of
Southport.
Strategies:
o Establish height limits in all residential and commer-
cial zoning districts to insure that the scale of new
structures is in keeping with the existing building
scale in these areas.
o Establish height limits along waterfront areas which
will protect existing waterway vistas.
o Consider establishing a tree ordinance to protect hard-
wood trees of significant size.. The ordinance should
establish standards for tree removal in conjunction
with development, and include provisions to ensure
remaining trees are not damaged by site alterations.
o Review current zoning policy which allows duplex and
other multi -family uses to locate in areas which are
primarily single family residential in character.
OBJECTIVE 4-B: Promote the cultural amenities of the
community and involve citizens in the community activi-
ties.
51

1
Strategies:
o Continue to offer information center facilities.
o Continue to organize community -wide programs and events
which enhance the existing community character and
amenities.
o Promote the history of Southport and its historic
sites.
o Consider establishing a local historic district commis-
sion for Southport.
OBJECTIVE 4-C: Preserve historic areas and archeologi-
cal sites.
Strategies:
o Consider establishing a local historic district commis-
sion to review exterior renovations within the South-
port Historic District.
o Review the recommendations for a harbor preservation
program contained in the Southport Downtown and Water-
front Revitalization Plan, 1979.
o Establish height limits for structures within the His-
toric District in order to protect the existing build-
ing scale of the area.
o Consider undertaking further historic and archaeologi-
cal inventories for areas not yet surveyed. Seek to
fund such studies through grants available from the.
N.C. Division of Archives and History.
o Consider establishing Southport as a Certified Local
Government for historic preservation funding purposes.
OBJECTIVE 4-D: Maintain and improve the aesthetic
qualities of Southport.
Strategies:
o Enforce the removal of abandoned vehicles which have
been allowed to remain on public streets and in front
yards.
o Continue to combat littering.
o Review recommendations for appearance improvements made
in the 1979 Southport Downtown and Waterfront Revitali-
zation Plan for further actions which can be taken.
52

0
o Maintain and manage all conservation areas for purposes
'of safety, recreation and aesthetics.
o Seek and support recommendations from the Southport
,Appearance Commission to address problem areas.
OBJECTIVE 4-E: Continue to promote the redevelopment
of downtown and waterfront areas in Southport.
Strategies:
o Review recommendations of the 1979 Southport Downtown
and Waterfront Revitalization Plan for further actions
which can be taken.
o Continue the strategy of obtaining combinations of
public funding and private investment for redevelopment
projects.
o Implement established regulations and standards for
redevelopment projects.
o Continue to involve community citizens and businessmen
in the redevelopment process and to create community-
wide.interest and support for redevelopment projects.
01 GOAL 5: Adequate and efficient public utilities and community
facilities, services and programs to meet demands.
OBJECTIVE 5-A: Promote land use development patterns
that allow services and facilities to be reasonably and
efficiently provided in the community.
Strategies:
o Encourage development to occur primarily in areas clas-
sified Developed or Transition.
o Encourage development within existing corporate limits
and avoid "urban sprawl" and commercial strip develop-
ment patterns.
OBJECTIVE 5-B: Provide urban services and facilities
adequate for the needs of the citizens of Southport.
Strategies:
i
o Provide services and facilities to all areas within the
corporate limits before annexing new areas.
o Continue to implement recommendations of the Capital
Improvements Program, 1974 - 1984.
o Develop a new capital improvements program for a five
or ten year planning period.
53

o Continue with the planned expansion of wastewater
treatment facilities in order to meet current and fu-
ture projected demand.
o Extend water and sewer lines to areas not currently
served within the city limits to accommodate future
projected needs.
o Continue to implement the policy requiring that the
cost of extending services into new development areas
not within the city limits or not adjacent to present
service areas be born by the users.
o Consider establishing more centralized facilities for
fire and rescue services in order to maintain low
response times.
o Continue to promote and expand programs, facilities and
services for the elderly.
OBJECTIVE 5-C: Continue to improve recreational facil-
ities and programs in the community.
Strategies:
o Continue improvements to the waterfront park.
o Establish adequate park and recreation facilities based
on guidelines for population.
o Seek land or monetary donations for park and recreation
sites.
o Inquire about and seek additional State and Federal
funds or matching grants for the establishment or im-
provement of park and recreation facilities.
o Continue to offer recreation programs for all age
groups in Southport, but with part,icular emphasis on
the 13 to 19 year old age group.
o Continue to offer. recreational programs and facilities
specifically provided for the elderly.
OBJECTIVE 5-D:- Improve and enhance existing commercial
areas.
Strategies:
o Continue to seek the enhancement of the existing cen-
tral business district by encouraging continued revita-
lization and investment of existing businesses and
structures, and by encouraging a variety of compatible
new commercial and business uses to locate there.
54

r
o Monitor the mix of uses within the central business
district and periodically review zoning in the area to
insure that the range of allowable uses is neither too
restrictive nor permissive for the economic health of
the area.
o Encourage a wide variety of uses to locate in general
commercial areas.
o. Guide commercial development into areas with adequate
services, transportation facilities, and access, and
where minimal encroachment on residential neighborhoods
will occur.
55

LAND CLASSIFICATION
The land classification system for Southport provides a
graphic representation of Southport"s general land use policies.
Classifications reflect existing land uses; the presence of exis-
ting or planned urban services; and policies and policy implemen-
tation strategies for many of its economic and community develop-
ment and growth pattern policies.
Land classification is not intended as a regulatory mech-
anism but is only a tool to help implement policies. It provides
a framework to be used by the local government to identify future
land uses.
The land classes used here are derived from the five broad
classifications desribed in NCAC 15, Subchapter 7B, the State
land use planning guidelines. The five classes are Developed,
Transition, Community, Rural and Conservation. Four of these
categories are applicable to Southport: Developed, Transition,
Rural and Conservation.
Developed
This classification is intended to provide for continued
intensive development and redevelopment of existing areas that
are at or approaching the following densities:
0 500 dwelling units per square mile, or
0 three dwelling units per acre, or
o where a majority of lots are 15,000 square feet or less, and
which are currently served by public water, sewer, recreational
facilities, police, and fire protection. The Developed category
has been broken down into several sub -classes as described below.
Developed Residential
These are areas where water, sewer and other municipal
services are provided and which are characterized primarily by
residential development.
Developed Mixed -Use
These areas are served by a wide range of municipal services
and which are suitable for a wide variety of development ranging
from residential to commercial and recreational.
Developed Industrial
These areas specifically include land owned by existing
industries currently operating in the Southport area.
56

Ile 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 1972, as
amended, which is administered by the Office of Ocean and Coastal
Resource Management, N.O.A.A.
0
t
SOUTHPORT,N.C. C
NORTH
r aoo• eoo• 120cr z000
MAP 6
riON MAP
4TIAL
JSE
RIAL
NTIAL
USE
CN CONSERVATION

Transition
The Transition category has also been broken down into
subclasses: Transition Residential and Transition Mixed -Use. The
intent of the transition classification is to provide for future
intensive urban development at the densities specified above
under the developed classification. These areas are or will be
served with the same urban services as those areas in the devel-
oped land classification.
Transition Residential
This classification includes areas with partial municipal
facilities and which are usually adjacent to developed residen-
tial areas. These areas are or will be primarily residential in
nature.
Transition Mixed -Use
This classification includes those areas with partial muni-
cipal services which are more suitable for a wide range of land
uses, including commercial, recreational, office and institution-
al uses. This is often due to proximity to main traffic arte-
ries.
Rural
The purpose of the rural class is to provide for agricul-
ture, forestry, mineral extraction and various other low intensi-
ty uses, including low density dispersed residential uses where
urban services are not and will not be required. Any development
in this class should be compatible with resource production and
should not significantly impair or permanently alter natural
resources. The Rural class has been divided into two sub -classes,
Rural Residential and Rural Productive.
Rural Residential
This class provides for low density residential development
where urban services are not provided or planned and where natu-
ral resources will not be permanently impaired by low density
residential land use.
Rural Productive
This class provides for agriculture and forestry areas.
Conservation
The purpose of the conservation class is to provide for the
effective long-term management and protection of significant,
limited,_ or irreplaceable areas. Management is needed due to the
natural, cultural, recreational, scenic or natural productive
values of both local and more than local concern.

This class is generally applicable to lands that contain:
major wetlands, undeveloped shorelines that are unique, fragile,
or hazardous for development, necessary wildlife habitat or areas
that have ahigh probability of providing necessary habitat condi-
tions; publicly owned water supply watersheds and aquifers; and
forest lands that are undeveloped and will remain undeveloped for
commercial purposes.
59