Land Use Plan Update 1981-1981

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TABLE OF CONTENTS
Page
SECTION 1 - DATA COLLECTION AND ANALYSIS
1.1 Establishment of the Information Base 1
1.2 Present Conditions and Economy 2
1.3 Existing Land Use Analysis 8
1.4 Current Plans, Policies and Regulations 13
1.5 Constraints to Land Suitability 17
1.6 Constraints: Capacity of Community Facilities 21
1.7 Estimated Demand . 29 .
SECTION 2 - POLICY STATEMENTS
2.1 Resource Protection Policies 33
2.2 Resource Production and Management Policies 37
2.3 Economic and Community Development Policies 40
2.4 Continuing Public Participation Policies 48
SECTION 3 - LAND CLASSIFICATION PLAN,
3.1 Developed 52
3.2 Transition 54
56
3.3 Conservation
3.4 Rural 57
3.5 Rural -Agriculture 59
MAPS
1. Land Use Plan Changes Since 1976 5
2. Water and Sewage Service Area 24
3. Town of Aurora Community Development Programs 28
4. Land Classification Map 53
The preparation of this Land Use Plan Update 1981 was financed in part
through a grant provided by the North Carolina Coastal Management Program
through funds provided by the Coastal Zone Management Act of 1972, as
amended, which is. administered by the Office of Coastal Zone Management
National Oceanic and Atmospheric Administration.

SECTION 1 - DATA COLLECTION AND ANALYSIS
1.1 Establishment of the Information Base
a. This data was collected through four different methods. First,
members of the local Planning Board, the Town Board of Commissioners,.
and long—time residents were interviewed by the Planner -In -Charge
to gain a sense of history and understanding of the processes and
methodologies in the writing of the initial Land Use Plan in 1976.
Second, a survey of the Town and other applicable records was made.
This included a windshield tour, a mapping of the findings, and a
comparison of the new map to an aerial photograph from 1974. Third,
data updates were requested from various sources such as the 1980
U.S. Census, Departments of Administration, Natural Resources and
Community Development, and other pertinent data sources. Finally,
discussions were held with technical experts on issues with which
they were familiar concerning the past, present, and future of
Aurora. The data collection effort was aimed at updating the
information compiled for the 1976 Land Use Plan rather -than creating
new sources of information.
b...Two.major conclusions can be drawn from the data analysis for this
a. Land Use Plan Update. First, the Aurora economy is about to undergo
a dramatic acceleration of the industrial growth that began..in the
late 1960's. The two local phosphate industries are expanding, new
service industries are being created, and commercial growth has
blossomed in the past year. Second,.the land within the Town and

its one mile planning zone will become a scarce resource to
support the phosphate mining industry expansion. This will create
competing interests in the use of land in'the area and probably
engender a sense of demand being greater than supply. The overall
feeling of those involved with the Land Use planning processes in
Aurora is that the Town, its one mile planning zone,.and in reality
the entire Township are growing and that the size of population •
may double within the next five to ten years. Thus the task of this
plan is to develop a meaningful set of policies which acknowledge.
and promote this growth while still maintaining the environmental
integrity of the area.
1.2 Present Conditions and Economy
a The 1980 preliminary census count for the Town of Aurora (Enumeration
District 40) stated the Aurora Town population at 698. This
represents a 13% increase from the official 1970 census population.
Table I compares the Town of Aurora and Richland Township population
and housing unit changes during the past ten years. (Please note
that the Aurora one mile planning zone does noi'have the same
boundaries as Richland Township. The Township includes six
enumeration districts, 39 through 44. The one mile planning zone
includes portions of three of these districts).
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TABLE I• POPULATION AND HOUSING UNITS, 1970 AND 1980 CENSUS
Population Housing Units
1970 1980 1970 1980
Aurora 610 698 263 302
Richland Township 3,626 3,941 19529 2,281
No Town or Township specific data is available for long-term
unemployment trends. However,.based upon labor surveys conducted in
1974, it is apparent that the major group suffering from chronic
unemployment and underemployment are women. Many are seasonally
employed in seafood and farming but most lack specific marketable job
training skills.
According to 1970 census figures, the Aurora area was well behind
Statewide averages for basic economic indicators. 'Med#TI family income
was only $5,329 with 37% of the households in the area below poverty.
There has been an increase in the rate of housing construction during
the past five years in Aurora. The number of new residential housing
starts has been taken from the building permits file of the Town of
Aurora for 1976-1980. There were 53 new starts with 79% or 43 units. of
these coming in the past two years. In addition there were 51 residential
additions or major renovations during this same period of time. The
high impact of the Town's Community Development Program should be noted
in its effort to.secure Federal dollars to assist the low income and
elderly in the older neighborhoods of Town and the planning area. Also
significant has been the efforts of a Town Demolition Program. Over 50
dilapidated structures have been demolished during the past five years,
making this land available for reuse.

There has been a spurt in new business starts as well as expansion
in the housing construction. area. Fifteen new businesses were begun
during the past five years. This has included tremendous growth in the
basic service stores and businesses in the area. They have been
primarily commercial in nature, including new restaurants, doctor's and
dentists's offices, a pharmacy, convenience stores, and insurance and
real estate agents. As noted in the 1976 Land Use Plan, the Aurora
economy seefis to depend not only on local trade but also the nonresidents
who work at the phosphate industries but reside elsewhere in eastern
North Carolina. This commercial expansion in basic service stores can be
seen as a prelude to a strong and expanding commercial market in the area.
Greater diversity and variety in commercial opportunities will help to
stimulate a greater number of residents for the area.
Also a part of the new business boom has been the development of two
small manufacturing firms. One is a pilot boat building firm while the
other is a mining and machining repair shop. This manufacturing growth.
is directly related to capitalizing upon the area's resources - its water
orientation and the extraction of the phosphate found under the Aurora area.
In total the new employment created by these. fifteen business starts
has meant 82 new jobs in the area. Map #1_founc'.on the.next page indicates
where the primary areas of growth have been for new housing and.business.
starts during the past five years.
The primary component in any economic analysis of the Aurora area has
to'be the impact of the phosphate mining industry expansion in this area.
Texasgulf Inc. has been established in Aurora since 1964. This firm is
currently undergoing an expansion which will double their production capacity
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M A P # 1
L A N D U S E P L A N
C H A N G E S S I N C E 1 9 7 6
+ Commercial Starts
Residential Starts
Government/
Public Facilities

of fertilizer materials from one to two million tons per year. Texasgulf
not only mines phosphate ore but also produces a variety of fertilizer
materials as finished products. Their 1980 employment is at 1,470 workers.
Texasgulf projects a total workforce of 2,000 by the year 1986. North
Carolina Phosphate Company has vast land holdings in the Aurora area.
According to their current time schedule, mining of phosphate rock will
begin by 1983. They will ship 3.7 million tons of calcinated phosphate
rock each year from the Aurora mine. They will not be involved with
producing fertilizer materials as a finished product. Their current
workforce is 24 persons; this will be expanded to 650 by 1986.
The impact of this dramatic expansion in the phosphate industry will
be intensified on the Aurora economy by the periodic presence of
construction companies under contract for development of the phosphate
plant expansions. It is projected that a large number of construction
firms and workers will be in the Aurora area from 1980 through 1983.
Even though their presence will be temporary, they will still have an
impact upon the Town's ability to support basic services for them.
'Agriculture has remained an important part of the Aurora area economy.
Formerly Aurora was.a mercantile center for agricultural supplies,
equipment and products. The number of farms over the past years has
..decreased throughout Beaufort County as noted in the 1976 Land Use Plan.
However the size of those remaining has increased. This has been true in
Aurora and a sharp decrease in overall agricultural employment has been
signaledby the introduction of new machinery and farming methodologies
requiring less labor. Farming remains an important part of Aurora and
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its one mile planning zone with approximately 50% of the total land
area used in cultivation. Agricultural employment is -very seasonal,
peaking in the summer months. Potatoes, corn, tobacco and soybeans
remain the prominent crops in the Aurora area.
Another major aspect of the Beaufort County economy .is forestry.
Large stands of timber are harvested and.reseeded in the area each
year. In Aurora years ago there were many lumbering crews working in
conjunction with local sawmills. No local sawmills.are now operational.
.Very little of Aurora and its planning zone is now timbered. The primary
forested areas can be found around South Creek and its three small
tributaries - Whitehurst, Bailey and Broomefield Swamp Creeks. The
area to the east of South Creek is more densely forested but the harvest-
ing of this area would not result in a significant change to the Aurora
area.economy.
The fishing and seafood industry is significant to the Aurora
economy because of the large number of jobs provided primarily to the
area's unskilled female labor population. One crab meat packing plant
is located in Aurora and employs up to 50 persons. This employment is
also very seasonal. Seasonal unemployment from these plants, along with
that of the normal agricultural season, leaves many out of work.during
the winter months.
t Seasonal variations in the Aurora economy do exist. Summer cottages
dot the landscape along South Creek and the Pamlico River. Excellent
hunting and fishing opportunities bring people into the area during
different times of the year. There has been an increase in the number
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of sales and service representatives who come to Aurora because of the
increased business at the phosphate industries. As previously mentioned
there is a large influx of construction workers anticipated during the
next three years due to the phosphate industry expansion also. All
these seasonal variations will have direct impacts on the area economy.
The basic service stores have and will continue to benefit from these
variations. Also there is a greater demand for short-term rental
housing and hotel rooms, a continuing need for the Aurora area.
1.3 Existing Land Use Analysis
a. The major land use compatibility problem was identified in the
.1976 Land Use Plan as the juxtaposition of the large scale
phosphate mining with the residential, commercial, agricultural
and industrial land uses in the Town. Through series of public
forums, sponsored under a grant from the Coastal.Plains Regional
Commission and the Coastal Resources Commission, the North
Carolina State University School of Design assisted the Town of
Aurora in assessing its future. One result of this process was
the creation of the current Town one mile planning zone. Its
purpose was to protect and buffer the Town from the adverse
influences of the nearby mining.activities. Mining was not
disallowed in the one mile planning zone but through the creation
of the Town's first zoning ordinance, mining was limited to rural
and undeveloped areas. A Special Use Permit process was
developed so that the phosphate companies must request from the
Town permission to mine in this area. This process included
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public hearings that will insure the maximum opportunity for
citizen input and participation in the decision making related
to mining.
There are no other apparent Land Use compatibility problems.
The growth .of the Town of Aurora has not infringed upon the
environmental protection of South Creek except for two new
waterfront access areas which were properly permitted through
the CAMA and Army Corps of Engineer processes. The growth taking
place in the Town of Aurora and its one mile planning zone has
the net effect of reducing the amount of cultivatable land for
agriculture but the changes that have taken place in the past five
years have not been significant in.this respect.
b. The only problem which has occurred.and was accelerated by a'
development policy has been the rise of the area around Route 33
and the decline of the Main Street as a key commercial traffic
area in the Town. When the bypass was constructed in 1962 and the
new bridge across South Creek was opened, the land along the
Route 33 road consisted only of agriculture use. Now, twenty
years later, no less than twenty businesses are situated over a
two mile stretch of highway. Conversely the Downtown area is
slumping. Many commercial buildings are functionally obsolete and
economically 'impractical to renovate given the current demand for
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commercial building space. Twelve of the thirty-seven commercial
buildings in the Downtown area are vacant. Many stores have
closed on Main Street during the past five years. This decline
can be directly attributable to the decrease in traffic flow
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away from Main Street and to Route 33.
c. Two areas are likely to experience changes in the next five years
in predominant land use. The first area is south of Route 33.
Much of this area is now in agricultural use. The map on page 5
shows that most of the new housing starts in the Town have taken
place in that area. As the land around Route 33 develops for
commercial and manufacturing uses, the land behind and to the
south will.be under pressure to serve as residential neighborhoods.
The second area likely to experience change should be the Downtown
and Waterfront section. The Town has made a major effort to
create public investment anchors on Main Street to stimulate new
development. These investments include the renovation of an old
store front into the unique Aurora Fossil Museum. This small
monetary investment produced 8,000 tourists and visitors during
the first year of operation. The second anchor was the construction
of the Aurora Community Center and Aurora Civic Center as part of
the human services complex. Assistance was received from the U.S.
Department of Housing and Urban Development to help rebuild the
Civic Center from an old historic Main Street house and construct
the new Community Center which houses Day Care, programs for the
elderly and community meeting space. The Aurora Dental Center
was renovated and a new Aurora Medical Center built - all of this
during.the past five years. This represents an investment of
$750,000 in facilities to provide for the human service needs of
the Aurora area residents. The final investment that the Town
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has made is in the public Aurora Town Marina on Main Street at
South Creek. The newly bulkheaded area will include a boat
launching facility and picnic area. It will be completed in 1981.
The Town estimates it will capture 600 new visitors each year for
the use of the Marina. This overall public investment effort is
designed to stimulate more traffic Downtown.. It is not likely that
these investments alone will bring Main Street to its former glory
but it is hoped that it will breathe new life and business into the.
Town's oldest commercial area.
d. A number of locations within Aurora and its one mile -planning zone.
may be classified as Areas of Environmental Concern in accordance
with the Subchapter 7H of the North Carolina Administrative Code -
State Guidelines for Areas of Environmental Concern. A brief
description of these areas follows:
Coastal Wetlands - As described in the State Guidelines
Coastal Marshlands can be found on both sides of South Creek and
in large areas along Bailey Creek to the north of the Town.
These areas are composed mainly of black needlerush (JUNCUS
ROEMERIAMUS) and common.cattail (TYPHA LATIFOLIA).
Estuarine Waters - These areas are identified by the dividing
line between Coastal Fish Waters and Inland Fish Waters.as defined
by the Wildlife Resources Commission and NRCD.Division of Marine
Fisheries. The estuarine waters in the Aurora planning zone include
South Creek north of Deep Hole Point.
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Estuarine Shorelines.- This area is defined as the dry
shoreline and.the area extending a distance of 75 feet landward
along the estuarine waters of the creeks in the Town's planning
zone. These areas are especially vulnerable to erosion, flooding
and other adverse effects of wind and water. The amount of
estuarine shoreline is limited because of the extensive amount
of coastal marshlands found along the creek banks.
Public Trust Waters - These are defined'as coastal streams.
and tributaries in which the public has.rights of navigation,
access and other public trust rights. The areas in the planning
zone included in this. Area of Environmental Concern are South
Creek south of Deep Hole Point, parts of Bailey, Whitehurst and
Broomefield Swamp Creeks. The categories of estuarine waters and
public trust waters overlap in the Aurora planning zone situation.
The Town of Aurora adopts the principle of insuring the compatibility
of land uses and the conservation and management -of these important
features in environmentally sensitive areas.
e:...A survey of the entire Town of Aurora and its one mile extra-
territorial zone was completed in early 1981. The.following
significant changes have taken place since the completion of the
1976 Land Use Plan map. These changes are displayed on Map l on
page 5.
1. Greater use of Route 33 for commercial and business purposes
than in 1976.
2. New residential housing starts south of Route 33 during the
past five years. No major reduction has taken place in the
amount of cultivatable land because of this action.
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3. Two new waterfront access points along South Creek are in
the process'of being constructed.
1.4 Current Plans, Policies and Regulations
a. A number of locally generated plans and.policies have been created
through the Town of Aurora's Planning and Community Development
Department. Many of these plans were developed with the assistance
of funds from the Coastal Resources Commission through the Coastal
Area Management Act Program. A brief description of these plans
follows:
Community Facilities and Public Improvements Plan - This plan
was developed in 1978 and provided a year -by -year listing for a
five year period of time of new community facilities and targets .
for public improvements of Town equipment. The plan was subdivided
into the following areas: municipal services and equipment; fire
and rescue; health and human services; schools; recreation;
industrial development; cultural resources; waterfront development;
Downtown.revitalization; and housing. Since.the completion of the
plan two years ago, 38% of the objectives have been met. These
include the construction of the Aurora Community Center, new space
for the Day Care Center, renovation of .the Dental Office,
restoration of the historic Rutledge House property for a Human
Services Office, encouragement and growth of a private.marina in
the Aurora Waterfront, purchase of Waterfront`property.and
construction of the Aurora Marina, and enlargement of the Aurora
Fossil Museum.

Capital Improvements Budget - In 1980 the Town completed a
five year capital improvements budget to prioritize long-term
expenditures for public works, fire and rescue, special
appropriations and recreation. Alternative methods of financing
each of the 34 items listed within the budget were investigated.
The Town is currently developing plans for a.Township-wide fire,
rescue and recreation special service district tax to help to
implement the ideas in the capital improvements budget.
Utilities Extension Policies - In 1980 the Town of Aurora
completely rewrote its utilities policies for water and sewer.
With the assistance of the Town's consulting engineering firm, a
comprehensive review and mapping of the existing Town water and
sewer system was completed. New policies for the use of Town water
and sewer and a'review of the Town policy on the cost of extensions
were formulated.
Revitalization Plan for Main Street - In 1977 the North
Carolina State School of Design assisted the Town of Aurora in
preparing a plan for the redevelopment -of the Main Street area.
This.consensually derived document included a series..of public
meetings with the Planning and Town Boards and citizens
throughout the Aurora area. The document prepared for this
study was used in the preparation of grant requests to.the
Federal government -for assistance to revitalize the Downtown and
Waterfront area.
Ordinance Codification - In 1978 a complete review of the
Town charter and Code of Ordinances was .completed. For the.first
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time all Town ordinances were standardized and placed in one
document.
Land Use Plan - The Town's first land use regulations were
established in 1976 through the Coastal Area Management Act
Program. This Land Use Plan with its goals were the key to the
establishment of an'aggressive Community Development Program.
This program over the past five years included improvement in the.
area's housing stock, economic development conditions, public
buildings and facilities including two water and sewer expansions,
extensive street paving and the creation of human service
structures for health care, cultural and recreational needs. The
Land Use Plan designated the first Areas of Environmental Concern
and identified the Flood Way Areas in the Town. Specific building
regulations were developed regarding construction in the Flood
Plain Area.
b. Many local regulations from the Town of Aurora and Beaufort County
guide and influence land use in Aurora and its one mile planning
area.
Aurora Zoe Ordinance - These ordinances were completed
based upon the 1976 Land Use Plan classification system: Zoning
took into consideration the existing use of the land as well as
projections of uses that might be compatible with the current land
use classifications. Zoning compliance certificates were required
for all new uses. In the first five years only five zoning
amendments have been requested. Within the zoning ordinance are
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established the parameters of the regulations regarding mining in
the one mile area.
Building and Housing Regulations - Building and housing
regulations are included in the Town Code of Ordinances. They
adopt the North Carolina Building, Plumbing, Electrical and Heating
codes. Codes are to be enforced by the Building Inspector.
Regulations also establish procedures for condemning and demolishing
certain buildings, closing unsafe structures and establishing
minimum housing standards designed to improve the overall health,
safety and aesthetics of the Town.
Mobile Homes and Travel Trailer Parks- Supplementary regulations
can be found in the Code of Ordinances regarding the placement of
mobile homes and establishment of travel trailer parks within the .
Town and its one mile planning area. These regulations have not
been altered since the 1976 Land.Use Plan. Similarly ordinances
regarding keeping property clean, removal of garbage, restrictions
of hog pens and privies have not been changed.
Street Paving Policies - As a result of an increased number of
requests for the paving of streets in Aurora the Town Board of
Commissioners undertook a review of current street paving policies
in 1980..New standards for determining the costs of street paving
and repaving.were set. A review of previous.experiences dictated
the establishment of a set percentage to be charged to property
owners in.any new street paving assessments.' `
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Subdivision Ordinance - Again in 1978 the Town Planning
Commission and Town Board developed a subdivision ordinance for
the first time. This ordinance reflects the desire of the Town
to prepare for and carry through the orderly growth of the area's
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residential neighborhoods. Detailed plat maps are required
indicating lot sizes, setbacks (if different than Town minimum
regulations), streets, drainage, water and sewer hookups and other
details.
Wells and Septic Tanks - The Beaufort County Health Department
regulates permits for new wells and septic tanks in the Town of
Aurora and its one mile planning area. The County Health Department
sanitarians inspect all prospective building sites where Town water
and sewer are not available and dictate the placement of wells and
septic tanks so as to provide maximum safety to residents from
potential environmental health hazards. The County also dictates
minimum lot sizes for structures requiring both water and sewer
(20,000 square feet).
Special Use Permits - Special permits are required in addition
.to zoning considerations for the following land uses within the
Town and its.one mile area: mining; food processing; textile and
clothing manufacture; petroleum storage; business and professional
f offices; multi -family dwellings; and boat storage docking._
1.5 Constraints to Land Suitability
a'. Certain physical limitations inhibit development in the Aurora area.
Each is outlined below briefly. For greater detail on these points
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and further primary research data collected, see the 1976 Land Use
Plan.
Hazard areas are of two types. The manmade hazard found in
Aurora and its one mile planning zone includes the mining area to
the north of Town. This is the area directly across from Whitehurst
Creek and is the proposed site for the opening of the mining pit
for North Carolina Phosphate Corporation in 1983. The manmade
hazards of noise and dust created by the mining operations and
transportation movements will certainly affect the desirability of
certain types of development in the entire area between Whitehurst
and Bailey Creeks before the NCPC mining pit moves in a north-easterly
direction away from the Town. The impact of phosphate mining hat;
been designated by the Coastal Resources Commission'as a "special
issue" and is extensively discussed throughout this.Plan.
One natural hazard that also places limits on development is
the 100.year Flood Plain Area. This takes in approximately 2/3 of
the area in the Town of Aurora and represents the land which is
prone to flooding from storms and hurricanes as certified by a
State Geologist. A second more complete study of the Flood.Plain
Area is being undertaken through a contract with the Federal
Insurance Commission. This Flood Plain is significant for develop-
ment in that improperly designed buildings can unreasonably endanger
life and property during severe storms and flooding. The lowest
elevations in Aurora. -and its one mile extraterritorial area are.
along South Creek and its tributaries.
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b. A complete description of soil limitations to development can
be found in the 1976 Land Use Plan. Briefly, the soil types
present in the Aurora area have limitations in categories of
dwelling suitability, septic tank usage and drainage. The
soils are not adequate for extensive residential development
because of severe shrinking/swelling properties for building
suitability, permeability problems for septic tanks, but they
are moderately well drained. More and updated data will be
available when the Beaufort County Soil Survey Program is
completed in 1984. The Town will review these results for
future planning considerations.
c. Ambient air monitoring has revealed a hot spot of sulfur dioxide
in the vicinity of Texasgulf, Inc. Actions are being taken to
reduce the measured concentration. However any future increases
in sulfur dioxide emissions in the Aurora area would have to be
examined closely to assure no future violations of them.
N. C. Phosphate Corporation plans have been reviewed to determine
that they will not.aggrevate the problem.
At present five SO2 monitors are operated in the Beaufort County
area north of Aurora: one by the Division of Environmental
Management; two by Texasgulf, Inc.; and two by N. C. Phosphate
Corporation.
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d. The dilemna of water supply sources is covered exhaustively in
the 1976 Land Use Plan. With the introduction of open pit
phosphate mining just north and east of Aurora, the water table
in and around the Town dropped dramatically. In the 1980's due
to the State permitted depressurizing of the mining area by
,
industry of 105 million gallons daily, including 35 mgd for the
new North Carolina Phosphate.Corporation operations, State
Natural Resources and Community Development officials predict a
further lowering of the water table around the Town. Town wells
however are currently of sufficient depth to.function properly
with perhaps a limited increase in energy consumed to pump the
supplies needed to serve the Town. Another hydrologic effect
predicted is that increased pumping in the upper formations of
the aquifer system will cause an increased upconing effect,
raising water from the lower levels of the aquifer for use by
public and domestic wells. The Town of. Aurora lies within a
water Capacity Use Area identified.by the North Carolina Board of
Water.Resources. Permits are required for all major non -domestic.
water users. Test wells are monitored throughout the five county
area to watch for .evidences of hydrological phenomena that will
effect long-term quality and quantity of water in the aquifer
system in the Aurora area.
e. There are no areas with'excessive slopes exceeding 12%.in the
planning area. The entire Town of Aurora and one mile planning
zone does not exceed 15 feet above sea level at any point.
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f. The fragile areas within the Town of Aurora and its one mile
extraterritorial zone are defined by the North Carolina General
Statutes, 15 NCAC 7H as Areas of Environmental Concern. These
are described in greater detail in the 1976 Land Use Plan.
Coastal wetlands and estuarine shorelines can be found along
South Creek and its tributaries. Public trust waters include
South Creek from Deep Hole Point south to the planning area
boundary and estuarine waters include South Creek from Deep Hole
Point north. These areas obviously are limited to development
from a structural practicality standpoint. Further, because of
being defined as Areas of Environmental Concern, development in
these areas is limited to the guidelines of the Town land
classification system and the CAMA permitting process.
g. Areas with resource -potential are identified in the 1976 Land
Use Plan. These include productive agricultural lands primarily
found in the one mile planning area, outdoor recreation lands
including South Creek, areas well suited for woodland and.forests
along South Creek and its tributaries and the entire Town and
planning area which is underlaid by potentially valuable phosphate
mineral deposits.
1.6 Constraints: Capacity of Community Facilities
a. The Town of Aurora provides water and sewer services to residents
and businesses in the Town and some parts of the one mile planning
zone. A complete review of both water and sewer systems was
completed in.1980. This led to a revision of the water and sewer
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policies and regulations by the Town Board of Commissioners.
The policy as stated is to provide services for all requests in
Town and for economically feasible requests out-of-town.
The Town has undergone three expansions in its water and
sewer systems since 1976. First, the completion of the water
and sewer lines in the South Village.residential area was .
accomplished. This has spurred the development of new subdivision
homes into an area of Town where the land was classified as
Developed. A Farmers Home Administration loan was used in this
expansion. The second system expansion was through the efforts
of the Community Development Block Grant Program. Water and
sewer were extended to the area bounded by Middle, Fourth,
Railroad and Fifth Streets and water lines were run out Main
Street to Route'33. The first area is one of Aurora's oldest
neighborhoods and underwent a total redevelopment which included
street paving, water.and,sewer expansion, new housing construction
and rehabilitation of deteriorating structures. The second area
was the old State road 33, the major .east -west thoroughfare.for
the Town before the construction of the Route 33 bypass. Water
expansion into this area classified as.Community in a 1976 Land
Use Plan was completed in conjunction with new housing
construction, housing rehabilitation and major demolition
efforts to rid the area of many unsightly and unhealthy
dilapidated structures.: The third water and sewer expansion
was part. of the Farmers Home Administration Program. It

extended water and sewer out Route 33 west almost to the
intersection of Main Street extension. This is a commercial
area and has been projected for increased development over the
next five years.
Attached as Map #2 is the current water and sewer service
areas for the Town of Aurora. Current 1981 utilization
statistics show that of the 288,000 gpd capacity, only 82,000
gpd is now being used. This represents 28%. of the sewage
capacity of 120,000 gpd, 60% or 72,000 gpd is currently used..
The current Town sewage system was designed to serve a population
of 1,200 which means an additional 500 persons could be served.
Also the Town is currently undergoing Step 1 of the 201
Facilities Plan to explore changes in the waste water treatment
system necessary if expansion plans are desired. In connection
with the sewage system, the Town is requesting that an area of
South Creek be reclassified so we may continue to discharge into
it. In the opinion of the Town, neither municipal water nor
sewer act as a major constraint to further development in the Town
or its one mile extraterritorial area. Expanded.usage is now
available within both systems.
b. Another area of concern in community facilities.are the schools.
Aurora and Richland Township are served by the Snowden Elementary
and Aurora High Schools. The elementary school in 1981 served
675 students, representing 99.7% of current capacity.. No major
capital improvements have taken place since 1976. The oldest of
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.y
i
WATI'll AND
SEWAGE SERVICE AREA
AREAS NOT SERVICED
xxxx WATER
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the three structures in which the school is housed, for Grades
1-3, is expected to be replaced during the next five years.
The Aurora High School serves 293 students and is operating at
98% capacity. A new major construction project was completed
in 1978 to replace 13 classrooms, the library and administrative
offices. This handsome new modular building serves 95% of the
daily classroom activities for the High School. This facilities
improvement was matched by extensive curricular and teacher
improvements that have led to a high school graduation rate of
.91%. Fifty percent of the 1980 graduates have gone on for further
post high school education.
c. A massive infusion of Federal, State and local tax dollars has
led to a dramatic expansion in the types and capacities of other
community facilities. A new Medical Center was completed in 1978
with a capacity to serve the primary health care needs of 60
patients each day. A Dental Office was renovated in 1978 with
new modern equipment for a dentist and dental hygienist. The
Aurora Community Center was completed in 1980. A top quality Title
XX Certified Day Care Center for preschool children with working
parents is housed in the building .with a capacity to serve 35
fulltime students. A $28,000 kitchen complex is also located in
the Aurora Community Center and serves meals for the Day Care
children and a Senior Citizens lunch program daily. A community
meeting room has the capacity to seat 200. Now under construction
is a Marina on South Creek designed to replace the existing
dilapidated boatramp. A small picnic shelter will supplement the
W

J
new double.boatramps, 200 feet of piers, bulkheading and parking
area for 22 cars and boat trailers. The community recreation
area located between the two schools on Main Street continues to
grow. A second baseball diamond is under construction and new
lights have been placed on two of the four tennis courts. New
equipment was purchased for the playground by the Snowden School.
Two new publicly owned facilities on Main Street are the Aurora
Civic Center and the Fossil Museum.. The Civic Center was
renovated from the historic Rutledge House, constructed around
1899. It now houses Town offices and rental space for other human
service programs. The Fossil Museum was developed in 1979 in an
old furniture store on Fourth Street. Fossils uncovered in the
phosphate mining operations are displayed along with other
paleontological educational programs coordinated through the State
school system. In its first year of operation 8,000'persons
visited the Museum. Fire and rescue equipment also serve the Town
and all of Richland Township from its facilities behind the Town
Hall. The Aurora Volunteer Fire Department has 30 members and 3
pieces of fire equipment. The Aurora Rescue Squad has 31 volunteer_
Fmergency Medical Technicians serving on a 24 hour basis with two
rescue trucks. Long-term plans call for another new fire truck,
a 1,250 gpm tanker truck for the Fire�Department and a new modular
rescue vehicle. Also under consideration is the construction of
a separate rescue squad building behind the Aurora Medical Center. `
The only community facility which has riot yet..been improved is
26

the Aurora Community Library. Now open two days a week the
building suffers from the lack of toilet facilities and adequate
display and educational presentation space.
These major capital expenditures, totaling $750,000 in the
past five years, indicate a commitment on the part of the Town to
provide first class public services that will make the Town and
entire area more attractive and promote planned growth and develop-
ment. These actions grew from the Town policy decision to make
capital improvements to counteract the community facilities
constraints identified in the 1976 Land Use Plan. The attached
Map 113 indicates the location of all the above cited facilities.
d. One final community facility function to be discussed is the road
system. Since the 1976 Land Use Plan 7,250 linear feet of Town
streets have been paved. In 1981 requests for 2,400 feet are being
considered. In lieu of paving the Town has expended great energies
in 1980-81 to.improve the road base and drainage on all unpaved
streets through the use of local phosphate operations"reject
material" in a continuous maintenance program. Only one new street
has been dedicated in the past five years. This was the extension
of Third Street south of Route 33 but no action has yet taken place
to engineer the street. Unless a massive new housing construction
spurt dictates, the current road system is adequate. The 1979 road
use figures from the State Department of Transportation indicate
that no State roads are yet nearing full capacity of use; Route 33
in the Town is currently only at 13% potential capacity, thus
leaving 87% underutilization.
27

TOWN OF AURORA
COMMUNITY DEVELOPMENT PROGRAMS
a
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A— 7 N:.DICAL CENTER t_I t f_J
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1.7 Estimated Demand
All projected estimates of demand of new residents, land users
and community facilities utilization are subject to major decisions
about the roles that the Town of Aurora can play during its future.
A full recognition of the long-term implications of the policy
statements in the next section of this Land Use Plan is needed as a
basis of the.following estimates of demand.
a. Innumerable population estimates could be made for Aurora. They
are subject to three major,influences: the desire of the Town to
facilitate population growth; land availability and pricing; and
the official and unofficial policies of the phosphate industries
to promote or restrain their employees to live in Aurora and its
one mile planning zone. Unquestionably Aurora could undergo a
doubling or tripling of population.in the next ten years.
Texasgulf will expand its workforce by 530 persons by 1986.
North Carolina Phosphate will hire approximately 600 new employees.
The absolute number of the new employees for either company, if
they were all to select to live in Aurora, could double the Town
population.
If current experience is used as an indicator, Texasgulf
employs 1,470 workers with 22% residing in Aurora with an additional
9% residing within the Richland Township boundaries. Similar ratios
for projected new employees could estimate that 250 new workers
would choose to live in Aurora while 350 would live in Richland
Township including Aurora. If a constant multiplier of 2.8 persons
is used as an estimate of family size (this is from the 1980 census
29

figures for Richland Township and the State of North Carolina),
it is conservatively estimated that the additional workers and
their families living in Aurora might be 700. Added to the
current 1980 census population of 698, a population of 1,400 can
be guessed. If the one mile extraterritorial planning zone base
population of 250 is included (this is from the Town of Aurora's
surveys in 1980 collected for the North Carolina Growth Status
Program), this would project a combined Town and one mile planning
area population of approximately 1,650 by 1990..
b. The projected population growth figure coincides with the desired
size of the Town by the Town Board of Commissioners and Planning
Commission of 1,500 residents. This was determined through a survey
completed in 1981. As seen in Section 1.6'Constraints; the Town
has rapidly improved the capacities of community facilities to
allow this population doubling to take place during.the next ten
years. The availability of land does come into question however.
Of the 4,350 acres in the Town of Aurora and its one mile planning
zone, 52% is now owned by Texasgulf or North Carolina Phosphate..
Over 2,000 acres in the one mile planning zone is owned.by the.,
phosphate interests. Both corporations stated this land in.the
Town and planning area is not "presently available" or that: it is
against corporate policy to sell "mineral land" to others.
A 1981 survey of privately owned land identified 260 acres that
could be used for residential development, primarily to be sold
in larger tracts rather than individual lots.
I

As the phosphate expansion takes place, two further
considerations should be analyzed. First, the large increase
in the price of gasoline in recent years may influence employees'
desires to live closer to where they work. In the absence of
reliable mass transportation, attitudes promoting carpooling and
work schedules not facilitating shared ridership, the demand for
housing near the workplace could increase, thereby generating
greater residential land uses. Second, more firms associated with
the providing of goods and services to the mining operations have
sprung up in Aurora in the past two years. If this trend continues,
demands for industrial and commercial land will be added to the
competition for residential use.
Those interests of expansion, that being residential and
commercial use, counterweighed by the land holding policies of the
phosphate industries, are again affected by a third force. This
is the current uses of the land. Agriculture, forests and
conservation uses will of course feel the land squeeze in the next
ten years. Aurora, for all the varied uses it serves, still strikes
the visitor as remaining essentially a small town.with large tracts
of open space and natural beauty. A Land Use Plan and Town
policies and regulations should be designed to protect these
interests'as far as allowing the current uses to continue or
allowing the natural course of economics to take place within a
framework to protect the public's interest.
31

c. Future community facilities demands will be limited to the
extension of water and sewer service areas and perhaps the
expansion of the capacity of the sewage system. The current
201 Facilities Plan is reviewing expansion needs and capabilities.
The.Town is now advocating for the establishment of a.Township-
wide fire, rescue and recreation tax to allow financing for the
expansion of these services. Other potential areas of interest
are new construction at the Snowden Elementary School and
improvements to the Aurora Community Library.
32

SECTION 2 - POLICY STATEMENTS
This policy.statement section for the Aurora Land Use Plan Update is
subdivided in the following fashion. First for each policy area,
alternative policies are discussed. Then the policy selected is stated.
Finally, implementation strategies are outlined for each policy.
In many cases the policies requested by the Coastal Resources Commission
do not apply because of the geographic characteristics of the Aurora area.
In these situations "Not Applicable" is noted.
2.1 Resource Protection Policies
a. Alternatives
The'Town.is blessed with a location proximate to South Creek
and its smaller tributaries. These lands form the basically
undisturbed buffer area of estuarine waters and coastal wetlands
systems. In selection of a policy on resource protection, the
Town must weigh the possible results of two antithetical policies.
The first alternative is to prohibit any development in the
.Areas of Environmental Concern beyond the existing condition. The
Coastal Resources Commission has already determined what land uses
are applicable in the Areas of Environmental Concern. This
alternative would be to exclude even those permitted.uses. As
modern transportation systems have become more automobile -versus-
water oriented, much of the commercial and industrial development
along South Creek has faded away, leaving abandoned and deteriorated
33

piers and overgrown parcels of land. The significance of the
selection of this policy would then limit development to two
boatramps/marinas and one crab packing factory. Within the
Town'and its one mile planning zone only one residence is
located on either South, Bailey, Whitehurst or Broomefield Swamp
Creeks. This alternative would limit the use of the creeks and
marshy area to a visual and biologicalnatural resource.
The second and opposite policy alternative would be to.open
up the waterfront in the Town and its one mile planning zone for
total development. This would assume the provision of public
facilities.such'as water and sewer, drainage and streets to these..
areas. This policy.decision does not seem totally feasible for
two reasons. First, a myriad of regulatory policies already
constrain what�can occur in the Areas of Environmental Concern.
The CAMA permitting process specifies standards for development.
Also because the entire AEC area is in the Flood Plain and
therefore the area most likely to be adversely affected by
hurricanes, the building regulations affect costs to potential
developers.' The second major constraint to this policy is land
ownership. The phosphate companies,'with firmly established
policies against selling"mineral land", own much of the AEC area*
already.- Of the shoreline area along the four above mentioned
creeks, it is estimated that the phosphate companies own over 50%
of the land. It is assumed that this land will not be made
available for residential.or commercial development by the phosphate
companies. Therefore selection of.a laissez faire policy would be
34

limited to less than 50% of the AEC land and could only be
implemented under strict economic and environmental guidelines
of the Town and CAMA..
Beaufort County has been responsible -for the development of
the hurricane and flood.evacuation plans for the entire county.
This plan was received by the Town Board.of Commissioners and
found feasible to meet Aurora's need. No separate plan needs to
be developed.
b. Policy Statement
The Town of Aurora does not wish to prohibit certain develop-
ment along South Creek and its tributaries. These lands are
perceived as one of the area's natural resources and potentially
important to the Town's recreational, commercial and residential
goals. Therefore the Town policy on resource protection will be:
1. The following land use plan classification will be adopted:
a. Estuarine water systems will be classified as Conservation.
b. Current developed areas of.land contiguous to South Creek
will be classified as Developed.
c. Areas of coastal wetlands.along South Creek will be
classified as Conservation..
2. The Town will continue to protect the estuarine waters and
coastal wetlands.by supporting and publicizing the enforcement
of the CAMA permitting process and the Town Flood Plain.
regulations.
35

3. The Town will protect the Areas of Environmental Concern from
manmade hazards, and potentially hazardous uses will be buffered
from these sensitive areas through the use of required setback
regulations.
4. The Town will participate in the Beaufort County Emergency
Preparedness Office Plan for hurricanes and flood evacuation
programs.
c.. Implementation Strategies
1. The Town will help publicize the Federal Flood Insurance
Regulation Program and make maps available to the public to
identify the locations in the Town and one mile planning zone
located in the Flood Plain areas.
2. The Town's Community Development office will design a
publication during 1981 to be given to all persons interested
in building residential, commercial, industrial or recreational
facilities in the Aurora area that will describe the following.
resource protection goals:
Areas of Environmental Concern and CANA permit process.
Special building regulations for the Flood Plain area.
Zoning of areas throughout Town and planning area.
3. The Town will amend the land classification map to reflect the
policy statement changes.
4. The Town will review special restrictions (acceptable uses,
setback limits, etc.) for areas classified as Conservation in
the Town Zoning Ordinance. All current area zone Conservation
will retain this designation unless otherwise proposed for
review:-
36

5. The Town will.contact Beaufort County Emergency Preparedness
Office each year and distribute educational information
concerning hurricanes and flood evacuation plans .in and around
Aurora.
2.2 Resource Production and Management Policies
a. Alternatives
The vast majority of the Aurora economy is based upon the
utilization of natural resources: phosphate, farming, forestry
and fishing. By far, in terms of dollar value, the phosphate
mining and fertilizer production facilities support a large
percentage of the populous and either use or own a high percentage
of the land in the area. All mining is currently located north
and east of the Town and its one mile extraterritorial zone.
Texasgulf appears to be mining from the Pamlico River in a
south -south westerly direction. North Carolina Phosphate plans
to open its initial mining pit in 1983 and mine in a north-easterly
direction, paralleling South Creek. While the demand for phosphate,
the key ingredient in the production of fertilizer, remains high
and the level of mining. activity in the Aurora area will be
intensified. The location of the phosphate deposit underlies the
land both north and south.of Aurora, literally surrounding the
Town. The policy alternatives related to the survival of the Town
in the face of the continued use of contiguous areas for mining
were investigated as part of the 1976 Land Use Plan. Alternatives
were discussed ranging from totally relocating the Town in favor
37

of mining the area to strengthening the Town as an economic
entity to serve the residential and commercial needs of the
phosphate industry. From the changes noted in the Data
Collection and Analysis Section, Aurora has chosen the latter
course, its success noted through its designation as a Community
Employment Center under the Governor's balance growth policy.
Still very important to the Aurora economy is the protection
of agricultural lands. A large portion of the one mile planning
zone is currently cultivated. The Town policy now is to protect
agricultural lands by classifying them as Rural -Agriculture to
prohibit massive transitions to other uses. In the past five
years approximately 15 acres of land classified as Rural have been
rezoned'as Residential or Commercial Businesses. Only 50% of this
acreage was in cultivation though. Another existing,Town-policy.'.
....restricts any earth extraction land uses in the planning area
except by special permit. This policy would insure a proper
participation,on the.part of all interested parties, including
farmers, before any agricultural land could be mined. Another
policy could.be the abandonment of the protections for agricultural
lands. This policy is not acceptable however because of their
importance not only as a natural resource and livelihood for many
residents but also the potential buffer function from mining
.activities.
The same policy alternatives are available for the forested
areas in the planning zone. The total.amount of land'used for
forestry is very limited but the overall economic impact is..very
great on a Township and county -wide basis.
38

The estuarine water system in the planning area is not
commercially fished. It does provide for some recreational
fishing. The upgrading of the Town marina on South Creek might
increase recreational fishing in this area. The current Town
policy is to protect South Creek as an aesthetic and natural
resource at the same time as making the use of the creek more
.available for recreational related and potential residential
purposes.
b. Policy Statement
The Town of Aurora wants to protect the diversity of land
uses for agriculture, forestry, fishing and recreation in the
Town and its one mile planning area so as to enhance its economic
and social status as a Community Employment Center serving the
people of Richland Township and the expanding phosphate mining
industry.
1. Mining will only be allowed in the one mile planning zone in
areas classified as Rural with a special zoning permit issued
by the Town. All pertinent State and Federal laws will be
adhered to by the Town and applicants.
2. Agricultural lands will be protected by classifying them as
Rural Agriculture to prohibit dense development and maintain
their value as buffer areas. Amendments to the plan will be
made if necessary to allow new development in rural areas if
demand, land suitability and availability factors are met.
39

3. Commercial forestries do not play a major role in the Town
of Aurora or its one mile planning zone. Existing forested
areas will be classified Rural to protect their aesthetic and
buffer qualities.
4. The estuarine system which provides recreational fishing will
be protected through a Conservation.classification.
5. The Town does not have a policy on offroad vehicles because
the issue does not apply to the Town.
c. Implementation Strategies
1. The Town will revise the zoning classification of lands
affected by changes made in the land classification map.
2. The Town will confer with the Beaufort County Soil and Water.
Conservation District on the results of the Soil Survey Program.
2.3'Economic and Community Development Policies
During the past two years, as documented in the Data Section, the
Aurora.area has undergone a spurt of economic growth. New commercial
enterprises have begun with the intent of serving..a projected large
resident and transient population brought about by the phosphate .
industries' expansion. The past five years have brought to fruition
many aspects of the community development priorities established -by .
the 1976 Needs Assessment. As evidence of.the preliminary success -of
'these efforts, the 1980 Census revealed a 13% increase in the Town
population and a 9% growth rate for the:Township as a whole.
40

a. Alternatives
The statement of the economic and community development
policies for Aurora for the next five years must consider the
current growth patterns and project the alternative mixes of
government interventions and regulations needed to implement
Town growth goals. Because of its history of strong involvements
in community planning and community development programming,
Aurora has the experience to aggressively define and pursue new
goals. It can, in essence, dictate through various public
incentives a rate of growth consistent with its.long-term
population goals. Likewise the Town could dissuade future
growth through zoning, building regulations and other actions
such as not permitting future water and sewer expansion. .A
third and more middle-of-the-road policy would be for the Town
not to engage in any promotive or constraining actions and allow
whatever growth pattern to establish which private interests
would afford.
In a 1981 survey the Town Board of Commissioners and the
Planning Committee members indicated the optimum population for
the Town was 1,500 residents. This represents a doubling of the
current population. This desire negates the selection of the no
' growth policies cited above. For the choice between the,
intervention versus "hands -off" policies, further details of
the 1981 Policy Statement Questionnaire must be discussed.
i
,
41
I.

The participants in the survey felt the Town was definitely
growing. The promoting factors included the expansion of the
phosphate industry, the rising cost of fuel for commuting,the
small Town atmosphere with excellent recreational opportunities,
improved services including health care and an increase in
commercial traffic due to the actions of young and progressive'
businessmen in the area. They also assessed factors discouraging
growth: poor visual aesthetics, lack of property available for
new commercial and residential construction,.geographic isolation
from the amenities of a larger area, and needed improvements in
the Aurora school system. A further analysis shows that some of
both of the promoting and discouraging variables fall into the
public sector domain. Further, the respondents felt that the Town
should play a role in encouraging new housing starts and continue
to pursue Federal and State dollars to assist in Community Development
activities'. In terms of economic development, respondents would
welcome selectively new industries to the area that would be
complimentary to existing labor availability. Respondents agreed
that the. Town should provide basic public facilities to new sites.
A11 of these responses point to the selection of an economic
development and community development policy statement that would
guide the.growth of Aurora through publicly derived regulatory
mechanisms and promotive interventions to meet.the needs.
The framework of regulatory mechanisms are now in place. The
Code of Ordinances area tool used by the Town Board and Planning
Commission to guide growth and development. Most important are
42

the zoning and subdivision regulations. The former are a
reflection of the patterns of development dictated by the Land
Use Plan. The latter regulate a,style of residential growth.
desired by the Town. One final guardian of the density of
growth is the county Health Department's septic tank and well
regulations. When combined with a Town decision to extend
water and sewer, the rules could mean the difference between
two or eight residential structures per acre.
b. Policy Statement
The following are the policy statements for economic and
community development for the Town of Aurora.
1. The Town of Aurora will encourage the growth of population
of the'Town and its one mile extraterritorial.zone to .
1,500 persons, or a doubling of.the current population.
This will require both redevelopment of older neighborhoods
and the creation of new subdivisions in and out of the.Town
limits. All growth will take place within the confines of
the current zoning restrictions or revisions of the zoning
classification with approval of the Town Board of Commissioners
and Planning Committee.
2. The Town of Aurora will actively recruit industries which
will take advantage of the areas'.current natural resources
and/or will be complimentary to the existing labor supply.
Industries will be located in areas so as to take advantage
of cost effective processing factors, desired transportation
flow and away fromexisting residential areas.
. G3

3. The Town of Aurora will provide public services to development
within its own budgetary allowances and whatever other financial
appropriations can be secured. All extensions of.Town services
will be reviewed by the Town Board of Commissioners in light
of the following criteria:
Appropriateness of projected use of land to overall Town
development needs. '
. Financial capacity of the Town to provide new services and
adequately maintain them.
Relationship of the proposed development to contiguous land
uses.
4. The Town will seek to enhance the diversity of its housing.
stock by promoting new owner occupied and rental units.
Multifamily housing will be restricted to residential developed
areas served by Town water andsewer and allowed by special
permit only.
5. The Town of Aurora will assist owners of redevelopable areas
in securing the appropriate mix of private and public capital
to develop viable commercial, residential, industrial; or
recreational uses for their -land.
6. The Town of Aurora reaffirms its support for.and vital interest
in the continuation and growth of those.Federal and State
programs now operating in the area that provide necessary
resources to meet identified community needs that compliment
economic.and community development goals.
44

7.. The Town of Aurora will request the Army Corps of Engineers
to study those steps necessary to insure that South Creek
within the Town limits and one mile planning area has a
channel of proper depth for recreational navigation.
8. The Town of Aurora has a limited policy on energy facilities
siting and development in the Town and its one mile planning
zone. If such a facility were to be developed in the Aurora
area, its location within the planning area would be doubtful.
If no such alternative sites are available, the land
classification could be amended to become Developed and
zoning to "Utility". No area currently classified as
Developed or.Conservation would be acceptable for an energy
facility; these facilities will be limited to Rural or
Transition areas.
9. The Town of Aurora wishes to promote tourism and waterfront
access to South Creek. These should include a public access
point to South Creek, provision of public facilities and
services to the waterfront area, and assistance to potential
developers in complying with Town and CANA regulations in
Areas of Environmental Concern. Because the numberof sites
is low due to the extensive amount of wetlands along the
shoreline, waterfront access is severely limited around Aurora.
Future consideration for the development of additional access
points should be planned.

c. Implementation Strategies
A variety of economic and community development strategies
are listed below. After each strategy is listed the applicable
policy or policies -from which they are derived.
1. To identify the owners of vacant land already served by
Town water and sewer; to encourage its development and the
in -fill growth appropriate within the zoning regulations.
Policy 1.
2. To clean up and improve Aurora's waterfront and housing and
make new land available for water oriented uses. Policies 1,
5 and 9.
3. To develop a renewal plan for Main Street which will include
acquisition and demolition of dilapidated structures and the
resale of land for new.commercial and residential development.
Policy 2 and 5.
4. To recruit an industry which will employ primarily women, the
Aurora area's largest unemployed group. Policy 2.
5. To promote.housing code enforcement for residential and
commercial structures particularly in the Downtown area.
Policy 2.
6. To review and implement all zoning and subdivision ordinances
in relationship to newly established economic and community
development goals of the Town and applicable land use planning
objectives of Beaufort County. Policy 3.' '
46

7. To limit the expansion of the Town's water and sewer systems
to the planning area and expand for new industries or
residential subdivisions. An independent survey or study
will be conducted to determine feasibility of each expansion
request based upon the project cost and projected financial
payback to the Town. Policy 3 and 4.
B. To purchase a new rescue vehicle and construct a new rescue
squad building. Policy 3.
9. To purchase a new 1250 gpm pumper fire truck. Policy 3.
10. To bring the Town's sewage treatment lagoons into compliance
with the approved 201 Facilities Study recommendations.
Policy 3.
11. To provide for the cost to maintain Town buildings from ,the
Facilities Management Account and to continue to house
Federal and State funded human service programs. Policy 3
and 6:
12. To make major improvements to the Aurora Community Library.
Policy 3.
13. To pave as much of the existing 16,000 linear .feet• of unpaved
streets as is feasible within its long-term financial
constraints in the Town of Aurora. 'Policy 3.
14. To encourage physical and curricular.improvements.at the
Snowden -Elementary School and Aurora High School. Policy 3.
15. To promote waterfront access through.the.completion of the
Aurora Marina at the end of Main Street on South Creek and
complete a detailed waterfront oriented recreation.analysis
47

during 1981-82. Policy 6 and 9.
16. To promote and enhance' the tourist trade of Aurora through
the Town's cooperation in special events, continuation of the
Aurora Fossil Museum, and the development of a Chamber of
Commerce or Merchant's Bureau. Policy 9..
17. To complete a zoning and subdivision revision study and
implement specific aspects of the Land Use Plan Update:
Policy 1 and 6.
2.4 Continuing Public Participation Policies
a. Discussion of Alternatives "
The Town completed a very extensive community -wide needs
assessment and priority setting process as part of the development
of the initial Land Use Plan in 1.975-76. Extensive public
participation was included. A reenactment.of this process was
one alternative in the completion of this -Land Use Plan Update.
However the Town felt that this enormous effort, coupled with the
ongoing participation in public decision making in.planning matters.
which has occurred through the Town Board of Commissioners, the
Planning Committee, the Community Development Block Grant: Steering
Committee and many other public forums,.would only lead to the
re-creation of the planning wheel begun five years ago.
Rather, the Town has selected to develop the alternative
approach. The Planner -In -Charge developed the Land Use Plan Update
under the guidance of the Town Board of Commissioners and the
Planning Committee. Citizen groups and individuals were consulted
48

in the data collection and analysis activities. Town and county
officials held joint meetings to discuss land use issues. The
policy statements and implementation strategies, based upon a
survey of public officials, were written and presented to the
Planning Committee and Town Board prior to publication for the
public.
Public education on planning issues has been an ongoing
effort in the Town of Aurora since the development of its first
Land Use Plana Extensive use is made of local newspapers to
discuss these issues. Public hearings are called by the Town
Board of Commissioners at appropriate times when public
participation, advice and consent is needed on particular issues.
The Town.has also considered the development of simplified handouts
for the public -on such planning concerns.as zoning, subdivision
regulations, -building codes, and water and sewer regulations.
All are a means to keep.the public educated and informed on
specific planning issues and general development guidelines.
Because.of the high degree of public interest and participation
in the planning process, no alternatives other than the existing
active policy of involvement and solicitation of public views is
forseen. -
b. Policy Statement
The follow.:ng are the policy statements for continuing public
participation policies for the Town of Aurora concerning this.
Land Use.Plan Update and all other planning matters;
49

1. The Town of Aurora will present a proposed draft Land Use Plan
Update for public review, amendment and confirmation to the
public through.the auspices of the Planning Committee and the
Town Board of Commissioners.
2. The Town of Aurora will continue to use local newspapers,
public meetings and informational brochures and handouts for
public education on planning issues. The Town wishes for all
residents to be informed and to participate in Town, county,
regional and state-wide planning issues.
3. The Town will continue the existing functions of its voluntary
committees and boards as a means of ensuring public
participation.
c. hnplementation Strategies
The following strategies will be used in the implementation
of public participation policies for this.Land Use Plan .Update:
.1. Solicit input and information for the.data.collection and
analysis to document the changes which have taken place in
Aurora during the past five years..
2. Seek opinions from the Town Planning Committee and Board:of
Commissioners on all critical development and policy
statements:
3. Present a draft copy of the Land Use Plan Update to. the
Planning Committee, Town Board.of Commissioners, and local ;
interested civic and social groups.
50

4. Provide a simplified public explanation of the Land Use Plan,
its policy statements, and implementation strategies to the
public.
5. Review and revise the Land Use Plan Update in accordance with
directions from the public, the Planning Committee, and the
Town Board of Commissioners.
As part of its ongoing policy to keep residents informed concerning
planning and policy matters, the following additional activities will
take place during the upcoming years:
1. Develop a simplified guide for potential new residents and
businessmen on the Town's zoning and building regulations.
2. Prepare a written handout to all new users of the Town water
and sewer system outlining their rights and responsibilities.
3. Prepare and make available a publication concerning development
restrictions in Areas of Environmental Concern regarding the
CAMA permitting process and Town building regulations.
4. Assist local landowners, realtors and developers by preparing
a map of the Town of Aurora and its one mile planning zone
which identifies land available for sale and development, its
zoning classification, and the availability of Town water and
sewer services.
51

SECTION 3 — LAND CLASSIFICATION PLAN
The following is a description of how each of the policy statements
from Section 2 relate to the five land uses as classified in the Aurora
map. After careful review of the criteria, it was not considered that
there are any truly "community" land classifications in the land use
planning area. Therefore the five uses which. have been selected are
Developed, Transition, Conservation, Rural and Rural Agriculture.
3.1 Developed Classification
The purpose of the Developed class is to provide for continued
intensive development and redevelopment of existing areas of the Town.
a. Resource Protection Policies
The resource protection policies dealt primarily with the
estuarine water systems and the coastal wetland areas found along
South Creek. Those areas already developed along South Creek have
been so noted on the land classification map in the Developed
classification. No other areas along the creek have been designated
as Developed.
b. Resource Production and Management
No policies have been written for Developed areas in regard
to resource production and management.
c. Economic and Community Development
In Developed areas one policy of the Town will be to promote
the redevelopment of older areas. This includes the improvement
of public facilities in those areas (water, sewer, paved streets
52

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and drainage) and the.improvements to housing through private
and public support. Also within the Developed classification the
Town will promote those activities and growth which will lead to
tourism and access to the South Creek waterfront.
d. Land Uses Appropriate to the Developed Classification
The following land uses will be considered as appropriate
• within the Developed.Land Classification:
1. Residential
2. Commercial
3. Industrial
4. Cultural and Recreation
5. Government and Institutional
6. Open.Space and/or Cultivated Lands
3.2 Transition.
The purpose of the Transition class is to.provide,for future
intensive urban development within -the ensuing ten,years on lands that
are most suitable and that will be scheduled for provision of necessary
public utilities and services.
a. Resource Protection Policies
No resource protection policies have been written that will
affect the Transition Land Classification. The only functional
future development, given the land availability and suitability,
can take place along the west side of South Creek, south of.
Bailey Creek. The possibility of classifying the area east of
South Creek as Transitional was discarded because of the engineering
54

problems that would occur in delivering water and sewer services
to that -area. The other areas, for example between Bailey and
Whitehurst Creeks, are owned by the phosphate companies. Their
policies will generally be not to develop these areas in the
future.
b. Resource Production and Management
The newly designated Transition areas in this 1981 Land Use
Plan Update were areas formerly designated as Rural. Because of
the land availability problem, the Transition areas generally .
coincide with land which is owned by private individuals and not
.the phosphate companies. It generally extends to the west and
south.of the current Town limits in order to accommodate a doubling
of the area'.s population in the next five years, these additional
Transition areas are.necessary.
c. Economic and Community Development
New public. improvements, such as the expansion of water and
sewer, will be necessary to accommodate the growth in the
Transition areas. Of particular note -is that during the.past
three years the Town has constructed two new sewage lift stations
that can service expansion of sewage lines into the newly designated
Transition areas. One is in the South Village section of Town; the
second is outside the Town limits at the junction of Route 306 and
Route 33. When it becomes necessary the Town will consider the
use of Federal and.State dollars to assist in the expansion of the
water and sewer system.
55

d. Land Uses Appropriate to the Transition Classification
The following land uses will be considered as appropriate
within the Transition Land Classifications
1. Residential
2. Commercial
3. Industrial
3.3 Conservation
The purpose of the Conservation class is to provide for effective
long-term management of significant limited or irreplaceable areas.
a. Resource Protection Policies
The estuarine system including waters from South Creek, Bailey
Creek, Whitehurst Creek and Broomefield Swamp Creek are all
classified as Conservation. The.Town feels that the estuarine
system is an irreplaceable natural resource and requires long-term
management.
b. Resource Production and Management
As previously mentioned the creeks found in the one mile
planning zone are not commercially fished. They provide
recreational outlets for area residents and tourists. By
classifying the creeks as Conservation this natural resource
will be protected.
c. Economic and Community Development
The Town has already begun construction of a public access
boatramp and picnic grounds at the end of Main Street on South
Creek. Additional resources will be requested to complete this
56

project. The Town is also concerned with the maintenance of
adequate channels for recreational purposes within the creek.
d. Land Uses Appropriate to the Conservation Classification
The following land uses will be considered as appropriate
within the Conservation Land Classification: J
1. These lands are within Areas of Environmental Concern and
only those uses allowed by the Coastal Resources Commission
through its permit process will be acceptable. These
water -dependent uses include docks; wharfs; boatramps;
dredging; bridges and approaches; revetments; bulkheads;
culverts; groins; navigational aids; mooring pilings;
navigational channels; simple access channels; and drainage
ditches."
3.4 Rural
The purpose of the rural class is to provide for agriculture,
forest management, mineral extraction and other low intensity uses
including residential and commercial uses.'
a. Resource Protection Policies
No resource protection policies have been written -that will -
directly affect the Rural Classification. Most of the undeveloped
land around the coastal wetlands and estuarine shorelines is
classified as Rural. This will tend to reinforce the existing
uses, agriculture and forest, that naturally will not disturb the
Areas of Environmental Concern.

b. Resource Production and Management
Mining will continue to be prohibited in all land classifica-
tions except for Rural, and then only by special zoning permit
granted by the Town Board of Commissioners. Low density Rural
areas will serve as a buffer from the mining which will take place
to the north and west of Town. Therefore, these areas have not
been designated as Developed or Transition. Such Rural uses as
agriculture and forests will enhance their buffering capabilities.
In all zoning decisions regarding mining, the Town will be aware
of the State's Division of Land Quality and all applicable
legislation including the Mining Act of 1971, Dam Safety Law of
1967, and the Sedimentation and Pollution Control Act of 1973.
c. Economic and Community Development
No economic and community development policies directly affect
the Rural Classification. The development of single family housing
units in these areas, and the redevelopment of older single family
units already existing in Rural areas, will help to achieve the
diversification. No water and sew
goal of housinger expansions
are planned into Rural areas; therefore the Beaufort County Health
Department's regulations regarding wells and septic tanks will
guide the pattern of development of residential units in. the Rural
Classification.
d. Land Uses Appropriate to the Rural Classification
The following land uses will be considered as appropriate
within the Rural Land Classification:
58

1. Agriculture
2. Forestry
3. Low Density Residential Areas
4. Other Scattered Site Commercial and/or Industrial Uses
. 3.5 Rural -Agriculture
This is land currently in agricultural use.
a. Resource Protection Policies
No resource protection policies have been written which
affect lands classified as Rural -Agriculture.
b. Resource Production and Management
Because of the importance of agriculture to the Aurora economy`
agricultural lands should be protected. The classification of
Rural -Agriculture -was designed'to designate those cleared areas
already in use for farming purposes. This designation will prohibit
dense development and protect prime agricultural lands.
c. -Economic and Community Development
None of the written policy statements in this area directly
affect lands classified as Rural -Agriculture.
d. Land Uses Appropriate to the Rural -Agriculture Classification
The following land uses will be considered as appropriate
within the Rural -Agriculture Classification:
L . Agriculture
2. Farm Residences and Farm Buildings
59

EXECUTIVE SUMMARY
INTRODUCTION
Truly, Aurora is part of a vibrant and growing community in Southern
Beaufort County. With a stable and diversified economic base, the people
of this area have been able to draw themselves together around specific
community improvement goals and redevelop the Town of Aurora as a growth
center.
Despite major transformations caused by the discovery of phosphate
in the immediate vicinity and an extensive program of public sector
capital investments, Aurora remains a small rural community. The Town' s
population has increased 13% since 1970 to 698. Coincident to ,this
increase in residents has been the growth of new service industries.-
stores, restaurants and medical care. The rate of new housing starts has
improved but the low vacancy rate for units tells that supply has simply
not met demand. Still the Aurora area impresses its viewers for its .
expansive open spaces,the rural beauty of the vista of South Creek and,
its older neighborhoods.
As with all communities in states of change, land uses have been
altered.since the completion of the.Town's first Land Use Plan in 1976.
This Summary as well as the more extensive Land Use Plan Update 1981
describes the course of land use changes during the past five years...
Further, these documents look.forward. to project _and guide future growth
and development for.Aurora.

This Land Use Plan Update 1981 is for and from the people of Aurora.
Many residents have been involved in providing information, data and
opinions about Town planning efforts. We all hope its service as a
roadmap for guiding change will be as much benefit as the original
1976 Plan has been.
LAND USE PLANNING ISSUES
Three major issues were discussed as part of the land use planning
approach. These were: resource protection; resource production and
management; and economic and community development. A synopsis of the
policy statements developed for these issues follows:
1. Resource Protection Policies
Aurora is blessed with.a location proximate to South Creek and
its smaller tributaries - Bailey, Whitehurst and Broomefield Swamp
Creeks. The creeks and the environmentally sensitive coastal
wetlands and marshes around.them are protected by the Coastal
Resources Commission through the CAMA permit program. The Town
policy on these irreplaceable creeks and wetlands is to conserve
them as natural resources.
2. Resource Production and Management Policies
The Aurora economy is highly dependent upon the use of our
natural resources: farming, fishing, phosphate and forestry.
The Town's policy desires to protect the current diversity of r
land uses for these purposes so as to enhance our economic and
social status as a Community Employment Center serving Richland
Township and the expanding phosphate mining industry.

3. Economic and Community Development Policies
Public investments (such as water and sewage system expansions
and new streets) and government regulations (such as zoning and
building construction codes) are a means for a Town to encourage or
discourage growth. The Town policy will be to promote the growth
of the Town's population to 1,500 residents under the framework of
the regulatory mechanisms now in place. This will require the
Town's involvement in public incentives for the expansion of new
housing, more new jobs for residents, and the maintenance of high
quality municipal services.
LAND CLASSIFICATION PLAN
All of the land in the'Town of Aurora and its one mile extraterritorial
planning area is classified in a comprehensive plan for the protection,
preservation, orderly development, and management of the land area involved.
Five land uses apply to Aurora. Each of these land use areas is noted on
the Land Classification Map.
1. Developed
. The purpose of the Developed class is.to provide for continued
intensive development of existing areas of the Town.
Developed areas are densely populated and have such public
services as Town water,and sewer.
2. Transition
The purpose of the..Transition class is to provide area for future
development within the next ten years to accommodate new housing
and businesses. _
These areas are the ones that will be scheduled for future Town
water and sewage services.

r -
3. Conservation
The purpose of the Conservation class is to provide effective
long-term management for irreplaceable areas.
The Coastal Resources Commission has defined Areas of
Environmental Concern and has limited the types'of land uses for
which these areas can be used so as to protect their natural,
productive and scenic value.
4. Rural
. The purpose of the*Rural class is to provide for.agriculture,
forest management, mining, and other low intensity uses.. This also
includes residential and commercial uses not served by Town water.
and sewer.
A special zoning permit issued by the Town would be required before
any mining activities could begin in the one mile planning zone.
5. Rural -Agriculture
The purpose of the Rural -Agriculture class is to provide special
recognition of the importance of farming to this area by
classifying land already in cultivation as Rural: -Agriculture.
The preparation of this Land.Use Plan Update 1981 was financed.in:part
through.a grant provided by the North Carolina.Coastal Management.Program
through funds provided by the Coastal,Zone Management Act of 1972, as
amended;, which is.administered by the Office of•Coastal Zone Management
National Oceanic and Atmospheric Administration.

SECTION VI:
Now that you have read this Synopsis of the Aurora Land Use
Plan, you must be wondering what is left to do. Well, there is
plenty. We all recognize that changes in life style, the environ-
ment, and economic pressures can make the most carefully
developed plans obsolete at some point. In light of these
possible changes, we must continue monitoring the com-
ponents affecting land use through the Aurora planning staff
and planning board. Additionally, a complete review of the
plans and a new goal -setting process will be held at least every
five years.
We, the citizens of Aurora, are mindful of development pres-
sures in this area and we intend to guide growth rather than
react to unguided or undesirable growth. In this regard, the plan
is an attempt to define the "public interest" as identified by
local citizens and local officials. For Aurora's planning process
to continue to be a success and for our town to become a better
place to live, each of us must take part in its planning. The
success of the Aurora plan to date is due to the extensive and
unselfish efforts of Aurora citizens for which the town is
extremely grateful. Particularly, we are grateful to the Junior
Woman's Club and the Lion's Club for distributing this Synop-
sis. Hopefully, even more citizens will join in future planning
efforts in the town's behalf. This work cannot be left to the
elected officials, but must be shared by everyone of Aurora's
citizens, young and old, rich and poor, black and white.
Already we are seeing the results of our projects to better our
community. An $800,000 addition to the existing high school is
nearing completion; a HUD grant will be used for a new com-
munity center in Aurora; a new medical facility has been
approved which will provide a full time doctor and nurse; a
Community Development Block Grant is being used to rehabili-
tate 30 units of substandard housing and to provide accompany-
ing services like water, sewer and street paving; a local devel-
oper is building a drugstore, dentist office and a new restaurant;
and a town manager's position has recently been approved for
Aurora. These accomplishments are wonderful but continued
involvement will be necessary if we expect to steer our own
course of orderly and beneficial development.
Your Mayor,
Grace H. Bonner
This report was financed in part by the National Oceanic and Atmospheric
Administration, the Coastal Plains Regional Commission, and the State of North
Carolina; and meets the requirements of the North Carolina Coastal Area
Management Act of 1974.
INTRODUCTION
The coastal area of North Carolina is recognized as an
important region for food production, industrial expansion, and
recreational activities. It is also an area where orderly growth is
vital to protect the citizens and the important natural resources
of the area. To encourage such growth management, the
General Assembly of North Carolina passed the Coastal Area
Management Act of 1974. This act requires local officials in
twenty coastal counties to work with citizens in establishing
goals for their future and in preparing plans for growth and
development. Under this directive from the State Legislature,
the town of Aurora has prepared a Land Use Plan which is
available at the Town Hall. This "Synopsis" is a summation of
the essential parts of the Aurora Land Use Plan.
SECTION I: AURORA —PAST AND PRESENT
Settled in the mid -eighteen hundreds to supply farmers,
foresters and fishermen, Aurora was carved from forest, marsh
and water near the Atlantic Ocean. Barges and showboats
sometimes enlivened the Aurora docks, but people kept a
simple, direct relationship with the water and the land and each
other. The town was as rural in character as the countryside
surrounding it. Townspeople kept stores, but also farmed,
fished and hunted. Their homes were country homes gathered
closely together into little communities. The sleepy southern
town of Aurora remained much the same until 1965.
It was then that Texas Gulf Sulphur Company —now Texas -
It was then that Texas Gulf Sulphur Company —now Texas -
gulf, Inc. —began strip-mining eight miles from Aurora for
phosphate. The deposit turned out to be one of the richest in
the world with estimates that indicate the supply will last over
two hundred years. Texasgulf was dubbed the princess of
progress by Aurora residents because mining provided over 900
jobs, kept young people from leaving, and made the town grow
to its present 671 people. The town has prospered from the
phosphate mining and will probably receive even more benefits
when a second mining operation, North Carolina Phosphate,
begins mining in 1978. But Aurora happens to sit atop 600 acres
of the phosphate deposit. And that is the source of major land
use conflict.
Aurora still appears to be a loose -knit, rural community,
untouched by outsiders and surviving in a faded form on a
simple, ebbing economy. Appearances are wrong. It is true that
Aurora has not boomed, and probably never will, but outside
pressures abound. Aurora is caught in the crossfire, a small town
amid giant forces. Agriculture, forestry and nature have always
demanded large areas of land, and now tourism adds additional
demands for land. But these pressures are insignificant in com-
parison to the intense pressure for land applied by the two
phosphate mining industries, Texasgulf and North Carolina
Phosphate. The industries brought good jobs but have taken
people's land in exchange.
In spite of these outside pressures to change their traditions,
values and lifestyles, the citizens of Aurora retain ample
resources and have gained significant advantages from the
upheaval. One major advantage is that Aurora is growing when
most small towns are dying. It is expected to have a thousand
people by the year 2000. Jobs are available. Aurora citizens
have choices about their futures and the unique opportunity to
plan and control their town's destiny.
SECTION II: GOALS FOR AURORA
The Town of Aurora adopted community goals as a founda-
tion for a community development program. Aurora citizens
felt that setting goals would help clarify the problems confront-
ing their town and that goals would represent those things most
people agreed should be done. They hoped that setting goals
would lead to positive action rather than reaction to unfavor-
able occurrences. In addition, town officials hoped to involve
everyone in a creative problem solving effort based on Aurora's
potential as well as its constraints. Finally, the citizens of
Aurora wanted a way of evaluating their community develop-
ment plans by comparing them to the goals and objectives
established by the citizens.
The goal setting process in Aurora has involved a cross-
section of citizens: townspeople of all ages and from all walks of
life with various backgrounds and values. In the fall of 1974,
students from Aurora High School surveyed the community
about recreational preferences. Several classes of students from
Snowden Elementary School and Aurora High School were
asked what kind of town they would like, and selected classes
wrote wish poems about their town and school. In-depth inter-
views were conducted with employees of Texasgulf to deter-
mine the life styles, values and preferences of future residents of
Aurora. Then in March of 1975, the Junior Women's Club
surveyed a third of the households in Aurora seeking informa-
tion about the values of the citizens.
All of this information was tabulated and presented to the
Aurora Planning Board for their consideration in developing
goals. At a Planning Board meeting on June 11, 1975, goals and
objectives were developed. On June 16, 1975, the goals pro-
posed by the Planning Board were brought before the Town
Board for their consideration. After lengthy discussion, revi-
sions and additions were made and Goals for Aurora (published
as Technical Report Three) were approved. Two of the seven
goals deal specifically with land use:
• Goal: Integrate new and existing land uses efficiently.
—Objective 1: Develop a comprehensive plan that allows
people to stay one step ahead of development pres-
sures.
—Objective 2: Establish buffer areas to prevent incompa-
tible land uses.
—Objective 3: Encourage development of new housing so
local workers can live in Aurora.
—Objective 4: Utilize and develop commercial areas with
compatible and symbiotic uses.
• Goal: Use existing community facilities efficiently.
—Objective 1: Make use of existing buildings and utilities
when feasible.
—Objective 2: Improve and expand the existing boat
ramp and dock and acquire new land if possible.
—Objective 3: Improve existing roads.
—Objective 4: Minimize travel distances from homes to
community services and facilities.
—Objective 5: Expand or build new health care facilities.
—Objective 6: Improve downtown parking.
—Objective 7: Encourage downtown merchants to remain
there.
—Objective 8: Encourage a flood prevention and drainage
plan with the least cost to Aurora citizens.
• Implementation of Aurora's goals and objectives
Aurora has adopted a land use plan that covers not only
the land within its town limits but also the land within its
one -mile extraterritorial planning jurisdiction. Most of the
land in this one -mile area will be restricted from mining
use categories (see Land Classsification Discussion and
Map) form buffer areas around Aurora to prevent land
uses that would cause a disintegration in the quality of life
of Aurora residents. There is still disagreement between
Aurora officials and Texasgulf over just how close mining
could be allowed while still not disrupting life styles. At
the present time, Aurora is developing a zoning ordinance
based on the establishment of performance criteria for
various land uses.
In addition to the adoption of the land use plan, Aurora
has begun a comprehensive revitalization plan. Town offi-
cials intend to steer new businesses and industries to Main
Street and will utilize existing buildings when feasible.
Also, the town has applied for and received grants en-
abling them to rehabilitate an old home for community
rooms and municipal offices, to pave additional streets.
and to build a new medical complex. Further, the town is
now in compliance with the federal flood insurance pro-
gram and will regulate the height of new structures so that
flood damage will not occur to new buildings located in
the 100-year flood prone area.
• Relationship With Beaufort County Plan:
The Town of Aurora began its planning process in Sep-
tember of 1974 and completed the plans in August of
1975. Throughout this time the Beaufort County planning
process was also underway. Both the county planner and
Aurora's planners realize the importance of coordination
of the two plans and have worked to resolve any incon-
sistencies between the two plans. At the present time the
only significant difference is the rural land classification
system. Aurora's plan recognizes three types of rure.land;
while the county's plan has one general classification
Because Aurora's planners were working with a smaller
land area, they were able to make a more detailed analysis
of the land. Since Beaufort County is large in land area, its
plan is of necessity more general in nature.
SECTION III: ENVIRONMENTAL GUIDES TO BETTER
DEVELOPMENT
Land use planning has taken on added importance in Aurora
by the increased public concern about, and understanding of,
environmental systems. "Site suitability," "land capability,"
"carrying capacity," and other planning terms are frequently
used in reference to Aurora's land use planning approach.
Aurora's citizens, elected officials, and planning team have
made a determination of the "intrinsic suitability," or the best
use of the land, given certain circumstances
The basic guides for determining development suitability for
an area are water supply, drainage, geology, soils, plant types,
etc. The most important guides for land use planning and
development in the Aurora area include farm land, estuarine
waters, wetlands, and prime wildlife habitats. The most im-
portant constraints for future development are the ground water
aquifer, soils and the phosphate deposit.

1000 feet
❑ Residential
Commercial
ndustrial
Utilities
Government, Institutional
❑ Cultural and Recreation
❑ Undeveloped Land
Agriculture
❑ Forestland
❑ Water
Wetland
"....0 on's LAND USE
clusters of one or more land uses. The plan for Aurora in-
cludes ten acres of new community development. New com-
munity development will be discouraged elsewhere because
of the severe limitations for foundations and septic tanks,
and land classified as "community" will not be receiving
municipal water and sewer services in the near future.
Rural
a. Rural One. This is land which is mainly hardwood
forests and should remain in its present use for several
reasons. This soils in this classification are ideal for the
production of hardwoods but ill -suited for most other
uses. This land also provides the best wildlife habitats in
the area for several species of game animals including
deer, racoon and rabbits. Also, land left in this use will
provide a visual and partial noise buffer around Aurora.
No buildings should be allowed except for those asso-
ciated directly with maintenance of the land.
b. Rural Two. This is land which is currently in agricultural
or forestry use and should remain in one of those two
land uses. Conversion from one of these uses to the
other should be allowed. However, forested land should
only be timbered in units of a maximum of 50 acres, pre-
ferably less. In addition, agricultural land in this classi-
fication is well drained. Farm residences and farm build-
ings should be allowed in these areas.
c. Rural Three. This classification is unrestricted as to use
within the rural classification, i.e. farming, forestry or
mining will be allowed. It is presently land that is under
cultivation or in forestry production. These are lands
that require less protection because of their location
and physical characteristics. Additionally, this is land
which is adjacent to areas that will probably experience
major land use changes. New farm residences will be
discouraged in these areas.
These rural categories distinguish Aurora's plan from other
plans developed under the Coastal Area Management Act
guidelines. Aurora officials and planners felt there was a
critical need for a determination between types of rural land
because of the importance of rural land in the coastal area
and because of the potential for strip-mining in Beaufort
County. For this reason a more detailed analysis was made of
those lands in the rural category.
Conservation
Lands placed in the "conservation" classification are those
lands which should be maintained essentially in their natural
state with very limited or no public services provided. These
areas are composed of five conservation categories known
as fragile areas. Many of the fragile areas in the following list
are under study by the Coastal Resources Commission for
possible designation as Areas of Environmental Concern.
Before any fragile area is designated, however, public hear-
ings will be held. It is essential, therefore, that you read this
section carefully so that you can discuss the issues at the
public hearings regarding Areas of Environmental Concern.
a. Estuarine Waters. These waters are defined as all the
water of the Atlantic Ocean within the boundary of
North Carolina and all the waters of the bays, sounds,
rivers, and tributaries thereto seaward of the dividing
line between coastal fishing waters and inland fishing
waters, as set forth in an agreement adopted by the
Wildlife Resources Commission and the Department of
Conservation and Development filed with the Secretary
of State entitled "Boundary Lines, North Carolina Com-
mercial Fishing Inland Fishing Waters, revised March 1,
1965," or as it may be subsequently revised by the legis-
lature. Estuarine waters within the Aurora planning area
include all of South Creek inland to Deep Hole Point.
• Appropriate land use: All estuarine waters within the
Aurora planning area will be preserved in their natural
state. Bulkheading to prevent erosion and the building
of piers or wharfs where no other feasible alternative
exists may be allowed within estuarine waters provided
that such land uses will not be detrimental to the bio-
logical and physical estuarine functions and public
trust rights. Such proposed projects may not have a
negative impact on existing navigation channels, shore-
line erosion, water circulation patterns, water quality
standards, shellfish waters or deposit spoil below mean
high tide. The development channels within the plan-
ning area will be prohibited because of the existence of
an adequate system unless such system is proved in-
adequate in the future.
b. Wetlands. This land is defined as any salt marsh or other
marsh subject to regular or occasional flooding by tides,
including wind tides (whether or not the tide waters
reach the marshland areas through natural or tropical
storm tides). Coastal wetlands described as "other
coastal marshland" exist on both sides of South Creek
and in large areas along Bailey Creek to the north of
Aurora. They are composed mainly of black needlerush
(Juncus roemerianus) and common cat -tail (Typha lati-
folia). This marshland type helps to slow down shoreline
erosion and the marshland to the north of Aurora is es-
pecially important in absorbing water from storm tides,
thus acting as a buffer to the town.
• Appropriate land use: In the case of the marshlands in
the one -mile area surrounding Aurora, all marshlands
will be conserved in their present state. Sufficient sites
already exist for water access without breaching marsh-
lands. Locating such water -related facilities as boat
ramps, piers, docks, and marinas in marshlands may be
justified in the future only by changes in land use de-
mands or community development objectives, but in no
case shall the allocation exceed the capacity of the
marshland system to sustain losses without harm to the
estuarine eco-system.
c. Public Trust Waters. These waters are defined as ocean
and estuarine waters plus coastal streams, tributaries
and lakes in which the public may have rights of navi-
gation access, recreation or other public trust rights. In
addition, these waters support commercial and sports
fisheries and have aesthetic value. A large portion of the
surface waters within the extraterritorial limits of Aurora
provide public rights for navigation, recreation and
sports fisheries.
In the one -mile planning area, the following creeks
have been classified as public trust waters: all of South
Creek upstream to an unidentified point out of the plan-
ning area, Bailey Creek from the mouth to a point 1'/2
miles upstream, Whitehurst Creek from the mouth to a
point 1'/2 miles upstream, and Broomfield Swamp Creek
from the mouth to a point 1-1/8 miles upstream.
• Appropriate land uses: Any land use which interferes
with the public right of navigation shall not be allowed.
The building of piers, wharfs, marinas, or bulkheads to
prevent erosion shall be allowed in appropriate loca-
tions provided that such uses will not be detrimental to
the biological and physical functions and public trust
rights. The development of navigation channels in these
public trust waters is not essential because of those al-
ready existing and will therefore be prohibited. Other
projects which would directly or indirectly block or im-
pair existing navigation channels, increase shoreline
erosion, deposit spoils below mean high 'tide, cause
adverse water circulation patterns, violate water quality
standards, or cause degradation of shellfish waters are
generally considered incompatible with the manage-
ment of public trust waters.
d. Prime Wildlife Habitats. These areas are places that sup-
port native plants or animals, rare or endangered, within
the coastal area. Such places provide habitat conditions
necessary for the survival of existing populations or
communities of rare or endangered species within the
county. I n the one -mile planning area of Aurora, habitat
conditions exist and sightings have been made of several
endangered species. Two 3-4 foot alligators were sighted
in a canal inside the town limits in the spring of 1975
and two osprey nests (one to the south of the town on
South Creek and one to the north on Whitehurst Creek)
have been identified by the local wildlife protector. In
addition, this area provides habitat for Canvasback
Ducks and the Red Cockaded Woodpecker, both of
which have been sighted in the area.
• Appropriate land uses: These areas will be strictly pre-
served in their natural state to protect the habitat con-
ditions responsible for the continued survival of the
respective plants or animals. All habitats in this area are
adjacent to or located in marshlands which lends even
stronger support for conserving these areas.
e. Flood Prone Area. This area consists of the 100-year
flood plain which is the area of shorelines extending in-
land from the normal yearly maximum storm water level
to the highest expected storm water level in a 100-year
time period. Development within the floodway may in-
crease the potential of flood damage and unreasonably
endanger life and property.

a. Castle Hayne Aquifer
All of Beaufort County, as well as a good portion of eastern
North Carolina, is underlain by the Castle Hayne rock forma-
tion. This formation is a major source of ground water; many
domestic and municpal wells tap into the Castle Hayne. All
studies indicate that the Castle Hayne is a very strong aqui-
fer. However, one mining company is drawing out 67 million
gallons a day and another company will be drawing out an
additional 35 millions gallons a day. Even though this aqui-
fer is monitored continuously by the N.C. Board of Water
Resources, none of the experts can predict how or when salt
water intrusion will contaminate the fresh water supply.
They do know that such a massive withdrawal of water from
the aquifer causes a cone of depression in which the water
level is lowered in all directions radiating from acenter atthe
mine site where the water level is lowest. This cone of de-
pression will move as the mining pit is moved. Any wells
falling within the cone of depression that are not deep
enough will have to be redug or have stronger pumps in-
stalled.
b. Soils
The soil types present in the Aurora area have severe limita-
tions for dwellings, septic tanks, and drainage. The best soil
in the area is the Dogue classification which has severe
shrink/swell properties for buildings, low permeability for
septic tanks, but is moderately well drained. An extensive
Soil Conservation Service drainage program has been com-
pleted in much of the area to improve agricultural use, but
the soils are not adequate for extensive residential develop-
ment. The soils in this area are excellent, however, for the
production of potatoes and other crops such as corn and
soybeans. The average yield for these crops is nearly double
the county -wide average. In addition to the agricultural
fields, a large portion of the land around Aurora is forested
with most forested areas devoted to commercial pine pro-
duction. Other unique soils in this area are the alluvial soils
along the streams that provide ideal conditions for the pro-
duction of hardwoods and are one of the best wildlife habi-
tats in the area.
c. Phosphate Deposit
The Pungo River formation is the phosphate layer of the
earth underlying more than 700 square miles of Beaufort
County. Its thickness ranges from a featheredge a few miles
east of the city of Washington to more than 120 feet thick
near the south shore of the Pamlico River in eastern Beaufort
County. Its depth below mean sea level ranges from a
minimum of about 40 feet near Washington to more than
230 feet deep around the Pungo River. To protect areas of
concentrated development and insure the orderly develop-
ment of the phosphate industry, the county should dis-
courage the use of the phosphate deposit areas as building
sites by zoning the better deposits as industrial and prohibit-
ing scattered residential development. The county should
also control the phosphate mining to assure that adjacent
lands are not undermined or devalued and to prohibit
mining in areas where it would cause irreversible environ-
mental damage.
What this means for Aurora
Because any new development in the Aurora area must
contend with certain constraints imposed by the aquifer, the
soils and the phosphate deposit, town officials have endorsed a
growth policy which responds to these conditions. Under this
policy, new development will be encouraged only within the
existing town limits for the following reasons:
1. The necessary services such as water and sewer already exist.
2. The soils are the most favorable for new structures.
3. Uncontrolled development in fragile areas is least likely to
occur.
4. Plenty of open space exists for infill development.
5. The municipal water system is much more dependable than
individual wells because of the pump down of the ground
water by the phosphate industries.
6. Restricting new development to within the existing town
limits will allow the mining companies to mine areas ad-
jacent to the one -mile planning boundary with minimal
disturbance.
SECTION IV: POPULATION PROJECTIONS
As a minimum, the community services needed to adequately
serve the projected population for the year 2025 include roads,
educational facilities, and water and sewer services. The esti-
mated population for Aurora and the future population projec-
tions are included in the following chart:
}
c
o
a
a°
c
0
a
W ao
c
-0 0
o a
a a
1950
5211
1960
4491
1970
6202
1973
6353
1974
6854
1975
6715
1980
7266
1985
7866
1990
8506
1995
9206
2000
9956
2025
14767
NOTES:
1. Source: U.S. Census Data.
2. This 38.1 % increase from 1960 to 1970 was due to two major
factors: first, the annexation of South Village and second,
the influx of people with jobs related to Texasgulf, Inc.
Source: U.S. Census Data.
3. Source: U.S. Department of the Treasury, Office of Revenue
Sharing.
4. Source: State of North Carolina, estimate for Revenue Shar-
ing.
5. Source: Town of Aurora, estimate from water hook-ups.
6. This represents a constant 8.2% increase for the five years.
This rate is subject to major change depending upon con-
struction of new phosphate mining facilities, the occupancy
of public housing units and other events. In a town of this
size, with a major single influence having the magnitude of
impact of the phosphate mining, major fluctuations can be
expected.
7. This represents a constant 8.2% increase for five-year incre-
ments. See note number 6 for additional constraints on this
estimate.
SECTION V: THE LAND CLASSIFICATION PLAN
The Land Classification Plan is the most important part of the
Aurora Land Use Plan. The Plan consists of five major catego-
ries: developed, transition, community, rural and conservation.
These five classes provide a framework to be used by Aurora
officials in identifying where and to what density they want
growth to occur, and where tax money should be spent to
provide public services. Because this is a statement of local
policy consistent with the county and state needs and goals, the
Aurora Land Classification Plan will serve as a basic tool for
coordinating numerous policies, standards, regulations, and
other governmental activities at all levels.
The Aurora Land Classification Plan will be updated every five
years and is designed to be broad enough to accommodate a
variety of land uses such as residential, commercial, industrial
and recreational. Descriptions of the land classes are as follows:
1. Developed
Lands placed in this classification are areas already served
by either municipal water or sewer or both and the land uses
vary. In Aurora, continued development and redevelopment
will be encouraged in land classified as "developed". All the
land classified as "developed" with the exception of the sew-
age lagoon is within the existing town limits.
2. Transition
Lands classified as "transition" are those areas where moder-
ate to high density growth is expected to occur and will be
encouraged. For Aurora, the land estimated to accommo-
date new growth at a minimum gross density of 2000 people
per square mile is 64 acres. This also includes a site for in-
dustrial growth. The minimum services required for these
areas will be water and sewer facilities and roads.
3. Community
Lands classified as "community" are those areas where there
presently exists a density of 640 people per residential square
mile or where this density is expected to occur in the future.
It is also characterized by lot sizes of ten acres or less in
0 1000 feet M� AF__% 0 M VW
❑ Developed
❑ Transition
❑ Community
❑ Rural One
® Rural Two
® Rural Three
Conservation
.._ASSIFICATION

• Appropriate land uses: Because two-thirds of the town
of Aurora lies in a floodplain, a certain degree of de-
velopment will be allowed if land uses conform to
Federal guidelines. First priority for land uses in a flood -
way will be given to non -intensive recreational, rural,
and conservation uses. Other development already
exists in the floodplain and economic and efficient land
use criteria can justify a continuation of this develop-
ment trend. Therefore, the Town will enact the follow-
ing zonation plan:
• Zone A —This is the land area from the mean high
water level inland to the four foot contour. The fin-
ished floor elevation of all new construction in this
zone will have to be elevated a minimum of seven (7)
feet. At the present, no homes in Aurora are in viola-
tion of this restriction.
• Zone B—This is the land area from the four foot con-
tour inland to the six foot contour. The finished floor
elevation of all new construction in this zone will
have to be elevated a minimum of four (4) feet.
• Zone C—This is the land area from the six foot con-
tour inland to the boundary of the 100-year flood
prone area. This boundary coincides approximately
with the eight foot contour. The finished floor eleva-
tion of all new construction in this zone will have to
be elevated a minimum of two (2) feet or else be
flood -proofed in some acceptable manner.
Coastal Floodplain. These are defined as land areas ad-
jacent to coastal sounds, estuaries or the ocean which
are prone to flooding from storms with an annual proba-
bility of one percent or greater (100-year storm) as
identified by the State Geologist.
REQUIREMENTS FOR STRUCTURES IN FLOOD PRONE AREAS
• Appropriate land uses. Any land use that occurs must
conform with the standards of the Federal Insurance
Administration for coastal flood hazard areas and safety
during the flood surge from a 100-year storm. (Code of
Federal Regulations, Title 24, Chapter 10, Subchapter
B). However, this plan will allow no additional develop-
ment in the coastal floodplain within the one -mile plan-
ning area. There is no development trend in these areas,
there are very few access points, and the coastal flood -
plain borders estuarine waters which are excellent win-
tering areas for several species of ducks, including the
Canvasback. Consequently, no economic justification
for development in these areas presently exists.
O
DCM COPY
Please do not remove.
Division of Coastal Management Copy
SUMMARY
of the
AURORA
LAND USE PLAN
Prepared by the
BOARD OF COMMISSIONERS
and
CITIZENS
of the Town of Aurora
North Carolina
With Assistance from
The School of Design
North Carolina State University
1976