CAMA Land Use Plan Update-2004

Town of Emerald Isle
CAMA Land Use Plan Update
TABLE OF CONTENTS
Page
Overview 1
PART 1. Community Concerns and Aspirations —Planning Vision
Concerns and Issues 4
Our Vision— Emerald Isle in the Future 6
' PART 2. Analysis of Existing and Emerging Conditions
Section I Population, Housing, and Economy 11
1.1 Population 11
1.2 Housing characteristics and trends 15
1.3 Emerald Isle's economy 18
1.4 Population projections 20
Section II Natural Systems Analysis 22
2.1 Areas of environmental concern 22
2.2 Soils 28
2.3 Natural and Manmade Hazards 29
2.4 Non -coastal wetlands 30
2.5 Fragile areas 31
2.6 Environmental composite map 32
2.7 Summary environmental conditions 33
Section III Analysis of Existing Land Use 38
3.1 Developed land 39
3.2 Land use conflicts - Bogue Field impacts 41
3.3 Development trends 43
3.4 Existing zoning 43
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3.5 Residential land needs projections 44
Section IV Analysis of Community Facilities 47
4.1 Public water supply and distribution 47
4.2 Wastewater Treatment Facilities 48
4.3 Transportation 50
4.4 Stormwater systems 51
4.5 Public access and recreation facilities 55
Section V Land Suitability Analysis 58
Section VI Review of Current Land Use Policies 60
6.1 CAMA plan policies 60
6.2 Review of hazard mitigation policies 63
PART 3 Land Use Plan— Goals, Policies, and Future Land Use Map 65
Growth and Development Goals
65
Emerald Isle's Future Land Use and Development Policies
66
1.0 Public access
67
2.0 Land use compatibility
69
3.0 Infrastructure carrying capacity
71
4.0 Natural and manmade hazards
74
5.0 Water quality
77
6.0 Local concerns— small town atmosphere
79
Future Land Use Map and Classifications
83
Part 4 Tools for Managing Development 93
Role and Status of Plan 93
Existing Development Management Program 94
New Tools/Reviews and Amendments/Projects 98
Action Plan 100
Appendix 1 Required Policy Analysis 101
Consistency of Plan with Management Topics 101
Analysis of the Impact of Policies on Management Topics 104

Appendix 2 Citizen Participation Process 105
Maps follows page
Composite Environmental Map 32
Existing Land Use Map 41
Future Land Use Map 83
The plan makes reference to the following maps, which are available in
the Department of Planning and Inspections.
Estuarine Systems Map
Coastal and Non -coastal Wetlands Map
Natural Hazards Map
Fragile Areas Map
Building Permit Locations
Flood Insurance Program Repetitive Losses
Bogue Field - Accident Potential Areas
Bogue Field - Noise Impact Areas
BBWC Well Site Locations
Highway 58 Corridor Proposed Pathway System
Potential Pollution Sources - Bogue Sound
Beach and Sound Access Locations
Land Suitability Analysis

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Town of Emerald Isle
CAMA Land Use Plan Update
Overview
Emerald Isle is a rapidly growing community in terms of both permanent
and seasonal population. The town's peak population during the
summer will grow to nearly 50,000 during the 20-year planning horizon.
The CAMA Land Use Plan is one of the major tools that the community will
use to manage this growth. The plan will help the Town ensure that new
development and new land uses are compatible with its small town
atmosphere; the plan will help the Town plan for essential services to meet
the needs of its permanent and seasonal population; and it will help
protect the essential coastal resources that define the community's life
style.
The Emerald Isle CAMA Land Use Plan will serve both day -today and
long-range functions. The day-to-day functions relate primarily to the
Town's administration of its development management ordinances and
the public's understanding and use of these ordinances for land use and
development decisions regarding their own property. For the Board of
Commissioners, the Plan will be a policy and decision guide on matters
related to land use and land development in Emerald Isle. It will not have
the status of a local ordinance or code, but the policies and the future
land use map will guide decisions on applicable ordinances and policies
such as the zoning ordinance and subdivision regulations. The plan will
also be used in the Board of Commissioners' decision -making on the
Town's capital and annual operating budget.
The town's residents and property owners played a major role in the
development of the plan, its policies, and the future land use map.
Opportunities for citizens to participate in the planning process included a
community workshop, two community open houses, and a community
opinion survey. As a result, the plan addresses the community's land use
and development concerns and closely mirrors the aspirations of residents

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and property owners. Details on the results of the citizen participation
process are shown in Appendix 2.
The plan includes four components: I
Description of community concerns and aspirations and a
community planning vision. Discussion of this plan component
begins on page 4. It includes a sketch of the growth and
development -related issues in Emerald that emerged from the
extensive citizen participation process. It also includes the
planning vision that provides a valuable foundation for land use
and development goals and the policies for growth and
development.
2. Analysis of existing and emerging trends. This component of the
plan, which begins on page 11, provides the technical basis for
policy development. It includes trends and forecasts of
population, housing and the local economy; it details the
opportunities and limitations presented by the town's natural
systems; the discussion and analysis addresses existing land use
and recent trends; and it provides information on important
community facilities. An analysis of land suitability synthesizes this
information.
3. Land use goals and policies. The town's land use and
development goals are found on page 66. These goals evolved
directly from the town's planning vision and they provide a road
map for working toward the planning. The land use and
development policies, which begin on page 67, provide specific
on guidance on decisions, programs, and projects to help the
town achieve its goals.
4. Tools for managing development. This component begins on
page 94. It outlines Emerald Isle's strategy and action plan for
implementing its land use policies, including modifications to its
current land use and development ordinances.
The plan includes an extensive analysis to determine the consistency of
p Y Y
the land use policies and the future land use map with the goals of the
coastal area management act and the CRC's land use management

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topics. The analysis concludes that there is a high level of consistency.
Appendix 1 provides detailed information on this analysis.
Advanced Core Plan. This Land Use Plan is classified as an Advanced
Core Plan. As such, it exceeds the core CAMA planning requirements in
two major areas. First, the Town recognizes the important relationship
between storm water management and water quality. The plan includes
a significantly higher degree of analysis of existing storm water and
drainage issues and problems. This analysis is summarized in Section 4.4,
page 51 and it identified 4 types of stormwater issues related to pollution
of the sound:
(1) Closed storm drain systems in older developments that transmit
runoff to the sound without significant removal of sediments and
pollutants;
(2) Drainage systems installed along Emerald Drive, mainly in the
eastern areas, that carry runoff directly to the sound;
(3) Street ends, often badly eroded, that carry runoff from Emerald
Drive to the sound; and
(4) Runoff from lawns that often carries sediment and nutrients into
adjacent surface waters.
The Town will address these issues within the context of a Stormwater
Management Program.
The plan also focuses on the hazards associated with land use and
development on Bogue Banks. In addition to the typical natural hazard
issues, the plan contains extensive analysis of the hazards and nuisances
associated with aircraft operations and Bogue Field and the policies
include a strategy to address them.
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Finally, the Town is involved in major beach nourishment and inlet
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realignment projects that are designed to mitigate hazards associated
with storms and to protect fragile natural and recreational areas
impacted by the migration of Bogue Inlet. The plan includes specific
policies to address these concerns.
An Advanced Core Land Use Plan
The Preparation of this plan was financed in part through a grant provided by the North Carolina
Coastal Management Program, through funds provided by the Coastal Zone Management Act of
1972, as amended, which is administered by the Office of Ocean and Coastal Resource
Management, National Oceanic and Atmospheric Administration.

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PART 1. Community Concerns and
Aspirations Planning Vision
Description of growth -related conditions that influence Emerald Isle's land
use and development patterns, description of key planning issues, and
development of a vision statement for the land use plan involved a 3-step
process.
Step 1: The Land Use Plan Steering Committee (LUPSC), established
by the Board of Commissioners' Citizen Participation Plan,
developed a preliminary list of conditions and concerns.
Step 2: At a community workshop attended by more than 100
people, community residents and property owners identified
and set priorities on concerns and issues that they felt were
important. (The comments and priorities from this workshop
are summarized in the appendix.)
Step 3: The LUPSC used the public input and comments to develop
a vision statement that describes what Emerald Isle should
look like in the future.
o ow A survey of Emerald Isle residents and property Hers, conducted in the
fall of 2003, provided additional information for the Steering Committee,
the Planning Board, and the Board of Commissioners for developing land
use policies. (A copy of the results of this survey is provided in the
appendix.)
The concerns and issues identified by the community are shown below.
The Vision Statement that guides the development of the Land Use Plan
and its policies is at the beginning of the plan.
Concerns and Issues
The table below is a summary of the growth -related conditions and the
issues that will be addressed by the Land Use Plan. The summary includes
growth -related conditions that influence land use, development, and
water quality and topics that are associated with public access, land use
compatibility, infrastructure carrying capacity, natural hazard areas,

water quality, and other local areas of concern. (These categories reflect
the Management Topics in the CAMA Land Use Planning Guidelines.)
Growth -Related Conditions and
Concerns
• The types of business
development that occur within
Carteret County and the region.
• Population growth within
Emerald Isle and the increasing
percentage of permanent
residents in the peak population.
• Pace of development of
transportation facilities that
impact the safety of residents
and visitors, the ease of access
to Emerald Isle's region and to
the island, and the means and
ease with which people can get
around on the island.
• Availability of adequate, quality
drinking water to meet
increased demand that results
from growth.
• Managing the risks to life and
property that result from beach
erosion and the effects of storms
and the impacts of Bogue Inlet
migration.
• Reliance on "on -site" and
private "package" treatment
systems for residential and
commercial waste water
treatment.
• Influence of the development
Important Land Use and
Development Topics
(Topics that will influence the types
of policies that will be included in
the plan.)
• Providing adequate access to
beaches and public trust waters
for a range of activities
• Protecting and enhancing
native vegetation
• Protecting dune systems
• Providing better traffic flow and
safety to accommodate the
growing permanent and
seasonal population
• Providing pedestrian walkways
and bike paths
• Managing storm water to
address flooding and water
quality issues
• Maintaining the beach and
sound front
• Addressing migration of Bogue
Inlet
• Protecting ocean and Bogue
Sound water quality; improve
water quality in Archer Creek
• Keeping Emerald Isle a family -
oriented beach
• Keeping noise and light levels
low
• Protecting the small-town
atmosphere; protecting the
beauty and vision of the original
community layout
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pattern, street layout, and lot
• Continuing overall low density
sizes included in the original
development and limit building
development plan for Emerald
heights
Isle.
a Guiding redevelopment in
Impact of the noise and over-
manner that is consistent with
flight safety associated with
overall land use and
operations at Bogue Field.
development objectives
• Significance of the Bogue Sound
• Concentrating commercial
Outstanding Resource Waters
development within existing
and related development and
commercial concentrations and
land use protection.
corridors
• Providing street trees
• Supporting the current
development management
program (zoning, vegetation
protection, dune protection,
and so on)
0 Protecting the rights of property
owners
Providing community services
(police, EMS, recreation, solid
waste, drainage) to support
future development
I Our Vision— Emerald Isle in the Future
The Vision Statement is a direct result of Emerald Isle's citizen participation
process. It is a word picture that describes what the residents and
property owners want the town to be in the future. The vision statement is
a consensus of those involved in the planning process. It provides a basis
for setting priorities, defining goals, and developing policies to achieve
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The following is Emerald Isle's Planning Vision:
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People recognize Emerald Isle as a great place to live and visit. s .
The community is renowned for its natural beauty and the quality

of its development. Emerald Isle's natural beauty is characterized
by the Atlantic Ocean, which is bordered by beautiful broad,
accessible beaches, and the clean waters and islands in Bogue
Sound. The community maintains a balance between development
and the environment. The maritime forests and other native
vegetation are protected and enhanced. Native vegetation and
magnificent dunes not buildings dominate the skyline. The Cameron
Langston Bridge across Bogue Sound, with dramatic vistas of the
sound islands in their natural state, and the Emerald Drive
Gateway, bordered by preserved maritime forest, announce arrival
at an exceptional place.
Emerald Isle retains its small town character and charm and
protects its family atmosphere. Use of the land continues with the
patterns set by the beauty and vision of the original development.
There are few tall buildings. The town has traditional streets,
some with trees and sidewalks. The town keeps lighting levels low
to support the small town, family atmosphere. The addition of
sidewalks and bike paths that connect to important destinations
gives residents and visitors a choice of how they get around. New
uses in older developed areas are compatible with surrounding land
uses and natural features.
Businesses are located in a compact "downtown" area and along the
Emerald Drive business corridor, where frontage roads reduce the
impacts of traffic. The older downtown area remains vibrant with
new and renovated buildings, flourishing businesses, and safe and
easy access from surrounding residential areas.
Native trees and shrubs dominate Emerald Isle's landscape.
Owners preserve native vegetation on private property; developers
preserve and maintain vegetation where possible; and parking lots
have no more hard surface than necessary and are softened with
many trees and shrubs.
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Retail and commercial services support the Emerald Isle's tourism
economy, but they have also developed to serve the growing
number of year-round residents. The community is careful to
avoid over commercialization in order to maintain our image as a
/ family beach. Mostly local people own businesses.
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Low density is still the predominant quality of the town's overall
development design. Most buildings are no more than 2 or 3
stories; most residences are single-family. Still, there is a variety
of housing types to meet the needs of a range of people -
permanent residents, visitors, seasonal residents, retirees, and
working families.
Retirement and tourism are the center of the local economy. The
retail and service sectors are the major employers, and they are
diversified to meet the needs of .the town's growing permanent
population and its visitors. Emerald Isle is home to many families
that work in the military, manufacturing, public utilities, and
medical services, but these residents travel off the island to their
jobs.
The town's ocean beach, Bogue Inlet, the soundfront, and the
Outstanding Resource Waters of Bogue Sound provide high quality
recreational and aesthetic values to residents and visitors and they
are underpinnings for the local economy. The quality of these
resources is the result of long-term efforts by the town and its
property owners.
Emerald Isle community protects its coastal lifestyle by giving
preservation of natural resources and protection of water quality
the highest priority. The Town cooperates with state and federal
agencies to protect coastal wetlands from harmful development.
Important freshwater wetlands are intact and they continue to
store, clean water, and provide a rich habitat for a rich diversity
of plants and animals. The Town protects surface waters from

degradation by storm water and polluting discharges and they
remain clean. Shellfish are plentiful in the sound and they taste
great.
Active and passive recreation opportunities are plentiful - for
children, teens, adults, and seniors. The Recreation Center is the
focal point for the recreation program. Community and
neighborhood parks, as well as facilities provided by private
developments, provide for an abundance of outdoor activities.
Residents and visitors have easy access to the beaches and sound.
Excellent community services support the quality of life offered
by Emerald Isle to both year-round and seasonal residents. The
Bogue Banks Water Corporation provides quality drinking water to
all properties. The Town helps ensure that all private wastewater
treatment systems protect the environment and public health. The
Town provides high quality solid waste management services that
keep unsightly containers from public view.
Emerald Isle is a safe place to live and visit. The Town provides an
adequate number of trained police officers to respond quickly to
any need. The Fire Department has trained staff and proper
equipment to protect the community. EMS personnel are able to
provide state-of-the-art advanced life support services.
Emerald Isle values its cooperative spirit. It works with its
citizens, property owners, and businesses, and with other local
governments in the region to implement programs and to address
issues that affect the quality of life. The Town values the opinions
of its residents, property owners, and business owners and involves
them in decisions regarding the Town and its future. The Town is
also mindful that to create the future that it envisions it must
protect the interests of its property owners.
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PART 2. Analysis of Existing and Emerging
' Conditions
Part 2 of the Land Use Plan is designed to provide an information base to
support the formulation of the policies and the plan to guide future
growth and development in Emerald Isle.
This part of the plan includes the following major sections:
Section I Population, Housing, and Economy.
Section II Natural Systems Analysis.
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Section III Analysis of Existing Land Use and Development
s
Section IV Analysis of Community Facilities
Section V Land Suitability Analysis
Section VI Review of Current Plan and Policies
The following is a list of maps that support the analysis in this section. These
maps are available in the Emerald Isle Planning and Inspections
Department.
Building Permit Locations
Estuarine Systems Map
Coastal and Non -coastal Wetlands Map
Natural Hazards Map
Flood Insurance Program Repetitive Losses
Bogue Field - Accident Potential Areas
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Bogue Field - Noise Impact Areas
Fragile Areas Map
Existing Land Use
BBWC Well Site Locations
Highway 58 Corridor Proposed Pathway System
Potential Pollution Sources - Bogue Sound
Beach and Sound Access Locations
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Land Suitability Analysis
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i Section I
1 1.1 Population
1�
Population, Housing, and Economy
1.1.1 Permanent population trends and current estimate
Emerald Isle's permanent population nearly tripled between the 1980 and
1990, and between 1990 and 2000, it increased by more than 40%.
According to the Census, the town's population was 2,434 in 1990 and
3,488 in 2000. The town also increased its share of the total Carteret
County population over the period from 1980 to 2000. In 1980, Emerald
Isle's share of county population was 2.1 %; in 2000 it was 5.9%.
Table 1 sets out details on the town's 20-year population growth trends
and provides comparisons with the growth of the county and other
incorporated areas.
Table 1
Emerald Isle CAMA Land Use Plan
Permanent Population Trends
Year
1980
1990
2000
Emerald Isle
865
2,434
3488
Other incorporated
areas
12,653
17,457
21,431
Unincorporated
areas
27,574
32,662
34,464
Carteret County
41,092
52,553
59,383
Emerald Isle % total
county population
1 2.1 %
4.6%
5.9%
Source: US Bureau of the Census
Table 2 shows annual estimates of Emerald Isle's population for 2001 to
2003. The 2001 estimate is the most recent available from the NC State
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Data Center. The estimates for 2002 and 2003 are based on adjustments
for housing units added and average family size. These estimates show a
more modest growth rate early in the decade of the 1990s.
Table 2
Emerald Isle CAMA Land Use Plan
Current Population Estimate
2001
2002
2002
Rounded
2003
2003
Rounded
Emerald Isle
3,538
3,743
3,700
3,793
3,800
Carteret County
59,601
60,364
60,400
61,126
61,100
5.9%1
6.2%1
NA
6.2%
NA
Sources: 2001 Estimate, NC State Data Center, 2002 and 2003 Estimates by WBFI
based on permanent housing units added (please see Table 2.9, Building Permit
Trends)
1.1.2 Seasonal population
Seasonal population, which includes persons who temporarily reside in
Emerald Isle during the "tourist" season, is an important consideration for
the land use plan. These temporary residents occupy motel/hotel rooms,
campsites, boat slips, and private rental units.
As detailed in Table 3, the seasonal population estimate for 2003 is 35,900.
This estimate is based on the number of units in each accommodation
type and the typical number of persons that occupies each type.
"Persons per unit" in the table is based on a survey conducted by East
Carolina University in the late 1980s that was updated by recent
information from Emerald Isle rental agents.
Table 3
Emerald Isle CAMA Land Use Plan
Seasonal Population - 20031
Type of
Accommodation
Number of
Units
Persons per
Unit
Seasonal
Population
Rounded
Motel/hotel
174
4.00
696
700
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Type of
Accommodation
Number of
Units
Persons per
Unit
Seasonal
Population
Rounded
(1996)
Campsites (1996)
881
3.00
2,643
2,600
Private rental
units (Year 2002)
4,440
7.50
33,300
331300
Total
5,505
NA
35,943
35,900
Estimate date is January 1, 2003.
Sources: 2000 Census; Emerald Isle 1996 CAMA Land Use Plan; Building Permit
Trends (please see Table 9); WBFI.
1.1.3 Peak population
Table 4 combines permanent and seasonal population estimates to show
Emerald Isle's peak seasonal population. For 2003, the estimate is 39,600.
Table 4
Emerald Isle CAMA Land Use Plan
Peak Population - 20031
Estimated permanent 3,700
population
Estimated seasonal 35,900
population
Estimated peak population 39600'
Source: WBFI
1.1.4 Key population characteristics -age, income, and labor force
participation
Table 5 shows the change in the town's age distribution between 1990
and 2000 and provides a comparison with Carteret County. The
fundamental trend demonstrated by this table is the increase in the
percentage of persons in the 65 years+ age group. This change in the
older age group supports anecdotal information regarding the
community's retirement trend.
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Mirroring Carteret County, there were fairly significant declines in the
percentage of population in the working age groups from 18 years to 44
years. Some may attribute this change to the location of job
opportunities within the county.
Table 5
Emerald Isle CAMA Land Use Plan
Age Characteristics -1990, 2000
Age group
Emerald Isle
Carteret County
''19,901
2000
1990
2000
<5 yrs
53%
3"6%
6.4%
4.9%
5-17
8.9%
9.5%
16.1 %
15.8%
18-24
83%
4.8%
9.5%
6.4%
25-34
17.0%
12.2%
16.6%
11.5%
35-44
15.8%
11'.8%
15.0%
15.7%
45-54
12.5%
16.7%
11.2%
15.7%
55-64
18.0%
127%
10.9%1
12.7%
65>
4.2%J.22.4%
14.3%1
13.7%
Sources: 1996 Emerald Isle LUP; State Data Center
Household and individual incomes in Emerald Isle are significantly higher
than Carteret County as a whole. The 2000 Census reports the median
household income for Carteret County as,$38,344 and the median
income for Emerald Isle as $53,274 (nearly 40% higher than the county
median). The income differences are also evident in the poverty statistics
for the county and the town. In 2000, 10.7% of the county population had
incomes below the poverty level compared to 2.7% in Emerald Isle.
As expected, the percentage of individuals who receive retirement
income is higher in Emerald Isle than for the county. In 2000, 36.4% of
Emerald Isle residents received retirement income compared to 26.7% in
the county.
Table 6 shows key income figures for the town and the county.
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Table 6
Emerald Isle CAMA Land Use Plan
Income Characteristics, 2000
Emerald Isle Carteret
County
Median household $531274 $38,344
income
Percent individuals with 2.7% 10.7%
incomes below poverty
level
Percent individuals with 36.4% 26.7%
retirement income
Source: US Bureau of the Census
1.2. Housing characteristics and trends'
Between 1990 and 2000, Emerald Isle added 1,573 housing units, bringing
the 2000 housing unit total to 6,147. For perspective, this increase of more
than 3.0 housing units completed per week for the 10-year period.
Table 7 details the types of housing units identified in the 2000 Census. This
table points to a significant shift in the types of units in the town's housing
stock during the 90s. In 1990, the Census classified approximately 45% of
the total housing units as single-family structures. By 2000, nearly 60% of
the housing units were single-family structures, totaling 3,505 units. The
number of units in structures with 5 or more units increased by 155 units to
709 units and the percentage of this type of unit declined slightly to 11.5%.
Approximately 160 mobile homes were added during the 10-year period.
1 Total housing units and units in structures with 5 or more units adjusted to reflect count
conducted by Town of Emerald Isle. January 2003 total units in structures with 5 or more
units is 745. Total of 36 permits issued since 2000; therefore, total in 2000 is 709, an increase
of 130 units over Census count. Total units adjusted to reflect this count. All 130 units
assumed to be seasonal.
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Table 7
Emerald Isle CAMA land Use Plan
Types of Housing Units, 2000
Number
Percent
Total housing units
6,147
100%
UNITS IN STRUCTURE
Single-family,
detached
3,505
57.0%
Single-family,
attached
184
3.0%
2 units
511
8.3%
3 or 4 units
185
3.0%
5 or more units
709
11.5%
Mobile homes
994
16.2%
Boat, RV, van, etc.
10
0.2%
other
49
0.8%
Source: US Bureau of the Census
Table 8 provides the Census's estimates of permanent (year-round) and
seasonal housing units, vacant units, and owner/renter units. Between
1990 and 2000, the Census estimate of the percentage of permanent
housing units declined sharply. The 1990 Census showed 2,156 permanent
housing units, or 48% of total units. The 2000 Census estimated 1,877
permanent units, or 31.2% of the total. This decline in permanent housing
units does not appear to be consistent with other population trends.2
Most of the permanent units are owner units (80.2%). This percentage of
owner units is comparable to other coastal communities.
1.2.1 Current housing stock estimates
Table 8 also shows estimates of Emerald Isle's current housing stock.
Based on the number of permits issued, the current estimate of total units
is 6,300. Of this total, approximately 2000 (32%) are permanent and 4,300
(68%) are seasonal.
2 Possibly, the 1990 Census overstated the number of permanent units. According to the 1996 CAMA land
use plan, the 1990 Census counted 1,030 vacant year-round housing units (48%). Since a vacancy rate in
the neighborhood of 10% is more typical, some of the units counted as year-round were seasonal.
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A
1
1
1
1
1
1
1
1
1
1
1
1.2.2 Average household size
The number of persons per household remained relatively constant
between the 1990 and 2000 Census. In 1990, there were 2.14 persons per
household; in 2000, the average declined slightly to 2.12.
Table 8
Emerald Isle CAMA Land Use Plan
Characteristics of Housing Stock, 2000
Estimate of Current Housing Stock, Permanent and Seasonal Units
2000
Percent of
Total
Est. Units
Added,
2000-
20020
Estimated
Housing
Stock,
12/30/02
Rounded
Total housing units
6,147
NA
248
6,395
6,390
Permanent
housing units
1,877
31.2%
77
1,954
1,950
Occupied
1,644
87.6%
—
1,720
1,720
Vacant
214
11.4%
--
-
Owner units
1,318
80.2%
—
1,379
1,380
Renter units
326
19.8%
—
341
340
Seasonal units
4,270
68.8%
171
4,441
4,440
Other units
1 19
0.3%1
NA
NA
C Please see building permit data, Table 9.
Sources: 2000 Census; Emerald Isle Building Permits; WBFI
1.2.3 Building permit trends
Table 9 provides details on the building permits issued by Emerald Isle for
2000 through 2002, which covers the period from the 2000 Census to the
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present. During this period, the town issued 248 residential building
permits. Nearly 81 % of these permits were for single-family structures. The
Building Permit Map shows the location for the permits in 2001-02. This
map shows recent residential development concentrated in the area
west of Emerald Drive that is served by Coast Guard Road.
Table 9
Emerald Isle CAMA Land Use Plan
Building Permits, 2000-2002
2000
2001
2002
Type
Buildings
Units
Buildings
Units
Buildings
Units
Total Units,'
2000 -02
Single family
68
68
68
68
79
79
215
2-Family
2
4
3
6
6
12
22
3,4-Family
0
0
0
0
0
0
0
5-Family or
greater
1
6
2
12
3
18
36
Totals
71
781
731
86
88
109
273
Source: Town of Emerald Isle
1.3. Emerald Isle's economy
Table 10 provides an employment summary of town residents by major
industry grouping.3 Between 1990 and 2000, the number of employed
residents increased from 1,153 to 1,525. Due to changes in reporting
categories, a direct comparison of employment by industry between 1990
and 2000 is not feasible. However in 2000, the following were the
dominant employers:
Industry Employment Share
Education, health, and social services 20%
Retail trade 13%
Finance, insurance, real estate,
rental and leasing 13%
Construction 11 %
3 These data reflect employment of Emerald Isle residents regardless of where they work. They do not
apply to employment within the town.
V

While retail trade remained a dominant employer in 2000, the number of
Emerald Isle residents employed in retail trade declined sharply from 254
(23%) in 1990 to 200 (13%) in 2000. Significant increases in employment in
' construction and finance, insurance, real estate, rental and leasing
accompanied the decrease in retail trade.
Gl
1
In 2000, the Census reports that nearly 54% of Emerald Isle workers
commuted outside of Carteret County to work.
Up-to-date information on the businesses and employment that comprise
Emerald Isle's local economy are not available. However, Table 10, which
is based on data from the 1997 Economic Census, gives a profile of the
number and types of businesses that operate in the town. Due to the time
of year that the Economic Census is conducted, the number of businesses
may not reflect seasonal operation and may be understated.
Table 10
Emerald Isle CAMA Land Use Plan
Profile of Local Establishments
Number of
Establishment type
Establishments
Retail
Building materials,
1
garden equipment
and supplies
Food and beverage
2
stores
Health and personal
1
care stores
Gasoline stations
3
Clothing stores
6
Sporting goods, hobby,
5
book, and music stores
General and
7
miscellaneous retailers
Non -store retailers
2
Wholesale trade
6
Real estate and rental
21
and leasing services
Source: US Bureau of the Census, 1997 Economic Census
19

1.4. Population projections
1.4.1 Permanent population
Accurate long-range population forecasts for small areas like Emerald Isle
are difficult. The most reliable approach is to base the forecasts on more
accurate projections for larger areas. Therefore, Emerald Isle's permanent
population projection is based on an estimate of the Town's share of
Carteret County's population projection. Projections for the county are
available from the NC State Data Center.
Table 11 shows the forecast of Emerald Isle's population in 5-year
increments to 2023. The forecast assumes that the Town's share of the
county population will continue to increase slightly, from 6% to slightly
more than 7.5%, through 20-year period.
Table 11
Emerald Isle CAMA Land Use Plan
Permanent Population Forecasts
2003-2023
Projection
Year
Projected Carteret
County Population
Projected Emerald
Isle Population
Estimated
Households Added
2008
63,493
3,900
94
2013
65,729
4,400
235
2018
67,646
4,800
190
2023
69,104
5,300
235
2003-2023
Population
Growth
—
1,600
750
Source: WBFI
1.4.2 Seasonal and peak population
Once a forecast of permanent population is developed, the ratio of
seasonal population to permanent population is a convenient tool for
forecasting seasonal population. In 2003, the seasonal -permanent
population is approximately 10:1. Most members of the LUP Steering
Committee and Town officials interviewed, expect the ratio to decrease
over the 20-year planning period, i.e. the permanent population share of
20

total population will increase. Based on this assumption, the following
' ratios are used to forecast seasonal population:
2003-08
9.5:1
2009-13
9:1
2014-18
8.5:1
2019-23
8:1
Using these ratios, estimates of seasonal and "peak population" are
shown in Table 12.
Table 12
Emerald Isle CAMA Land Use Plan
Seasonal and "Peak" Population Forecasts, 2003-2023
Year
Permanent
Population
Seasonal
Population
Peak Population
(rounded)
2008
3,900
37,050
41,000
2013
4,400
39,600
44,000
2018
4,800
40,800
46,000
2023
5,300
42,400
48,000
2003-2023
1,600
6,300
7,900
Source: W BFI
' According to current seasonal occupancy trends, 90% of the future
seasonal population will occupy vacation homes and the average
occupancy will be 7.5 persons per unit. This indicates that the seasonal
population increase will result in approximately 750 additional housing
units.
Emerald Isle currently has an estimated 1,000 vacant building lots and 177
acres of vacant land parcels zoned for residential use. These vacant lots
and parcels will yield approximately 1,400 housing units, which is just
enough to accommodate the projected population. Because the
'
amount of land suited for development is limited in Emerald Isle, providing
housing and other support development to serve even the low population
projection may require consideration of redeveloping some areas in
'
addition to the traditional development patterns for the town. (Vacant
land is discussed in detail in Section 3.4.)
1 21

Section II Natural Systems Analysis
This section provides a description of Emerald Isle's natural environment
and its suitability or limitations for development. It includes 3 parts:
1) An inventory and description of natural features;
2) An analysis of environmental capability that includes a
composite map showing the overlap of natural features; and
3) A description of environmental conditions related to water
quality, natural hazards, and other significant features.
A series of maps are an integral part of this analysis and they are available
for inspection at the Town's Planning and Development Department.
These maps include:
Estuarine Systems Map
Coastal and Non -coastal Wetlands Map
Natural Hazards Map
Fragile Areas Map
Environmental Composite Map
2.1 Areas of Environmental Concern
Areas of Environmental Concern (AECs) are one of the essential elements
of the coastal resource management program and local land use plans.
An AEC is an area of natural importance that is designated by the
Coastal Resources Commission. An AEC may be easily destroyed by
erosion or flooding; or it may have environmental, social, economic or
aesthetic values that make it valuable to our state.
The Coastal Resources Commission designates areas as AECs to protect
them from uncontrolled development, which may cause irreversible
damage to property, public health or the environment, thereby
diminishing their value to the entire state. The CRC has set up four
categories of AECs:
1. The Estuarine and Ocean System
2. The Ocean Hazard System
22

3. Public Water Supplies
'
4. Natural and Cultural Resource Areas
Emerald Isle has two classes of AECs: the Estuarine and Ocean System
and the Ocean Hazard System. The following sections describe and
analyze these AECs.
i
2.1.1 The Estuarine and Ocean System AEC
'
The estuarine and ocean system AEC is a broad category that includes
the town's sounds and marshes, and the surrounding shorelines. The
system includes the following components: estuarine waters and
shorelines; coastal wetlands; and public trust areas. The sections below
describe each of these components.
2.1.1.1 Estuarine Waters and Shorelines
'
Emerald Isle's estuarine waters include Bogue Sound, and its tributary
Archer Creek, the Intracoastal Waterway, the White Oak River and Bogue
Inlet, and the Atlantic Ocean. These estuaries are among the most
productive natural systems in the State. Locally, they support the region's
valuable commercial and sport fisheries, which include estuary
dependent species such as menhaden, flounder, shrimp, crab, and
oysters. In addition, the estuary defines the beauty of Emerald Isle and
'
makes it a great place to live and visit.
High productive values in the estuarine waters are the result of three
essential processes: (1) circulation patterns caused by tidal energy, fresh
water flow, and shallow depth; (2) nutrient trapping mechanisms; and (3)
aprotection offered to many species. Important features of the estuary
system are mud and sand flats, eel grass beds, salt marshes, submerged
vegetation flats, clam and oyster beds, and important nursery areas.
Piney Creek (Archers Creek) is a primary nursery area.
The dry land edge (estuarine shoreline) that forms the transition between
the estuary and the upland area is also an important component of the
' system. The following section describes the estuarine shoreline AEC.
2.1.1.1(a) Estuarine Shoreline
1 23

The estuarine shoreline, which is a band of contiguous upland area, is an
element of the estuary system due to its close association with the
'
adjacent estuarine waters. For non-ORW waters, the estuarine shoreline
extends landward 75 feet from mean or normal high water. For ORW
waters, the distance is 575 feet. The estuarine shoreline category does not
include ocean shorelines. Development activities and land uses within the
estuarine shoreline area have an impact on the conservation of the
values of the estuary.
The ORW estuarine shoreline applies to virtually all non -ocean shorelines in
Emerald Isle. (The significance of the ORW classification is discussed
below.) The length of the estuarine shoreline is approximately 14 miles.
'
CAMA development permits control development within the shoreline
area. Generally, development in this area may not weaken natural
barriers to erosion, must have limited hard surfaces, and must take steps to
,
prevent pollution of the estuary by sedimentation and runoff. In addition,
the ORW shoreline has other requirements and limits: no more than 25%
'
"built upon area" is permitted on land within the ORW estuarine shoreline;
a buffer of 30 feet is required; and no stormwater collection system is
allowed.
Use Classifications and Water Quality— The use classification of all sound
and inlet waters adjacent to the town is SA, which means their highest
and best use is shellfish harvesting. Standards for Class SA waters establish
the level of water quality that the Sound and Inlet must have to support ,
shellfishing. In addition, the Bogue Sound has a supplemental class of
ORW - outstanding resource water and the White Oak River at Bogue Inlet
has a supplemental class of HQW - high quality water, respectively. ,
Significance of ORW designation. The State reserves this stringent
designation for waters with outstanding fishery, recreation, scenic, wildlife,
and/or ecological and scientific values. Environmental Management
Commission (EMC) rules permit no new discharges or expansions within
ORWs and require a minimum 30-foot vegetated buffer along the
shoreline. ,
CAMA development rules also apply within 575 feet of mean or normal
high water of ORW waters, and development in this area must follow '
stricter rules.
24 1

Significance of HQW designation. Waters with this rating are excellent
based on state chemical and biological sampling. The intent of the
designation is to prevent degradation of water quality below current
levels from both point and non -point sources. EMC rules require new or
expanded wastewater facilities to address oxygen -consuming wastes,
total suspended solids, disinfection, emergency requirements, and toxic
substances. In addition, development activities that require erosion and
sedimentation control plans and that drain to or are located within 1-mile
'
of a HQW must control runoff using either a low density or high -density
option. The low -density option requires a 30-foot vegetated buffer and
the high -density option requires structural stormwater controls.
Water Quality in Bogue Sound and the White Oak River— According to the
White Oak River Basinwide Water Quality Plan water quality in Bogue
Sound and Bogue Inlet is good. The Division of Water Quality (DWQ) rates
them as fully supporting for aquatic life and secondary recreation and
primary recreation; partially supporting for fish consumption; and either
partially supporting or non -supporting for shellfish harvesting.
Shellfish harvesting is closed in two areas adjacent to Emerald Isle. Piney
Creek (Archer Creek), an 18-acre tributary of Bogue Sound, is closed. A
2.2-acre area adjacent to Island Harbor Marina is also closed.
2.1.1.1(b) Coastal Wetlands
Coastal wetlands are defined as "any salt marsh or other marsh subject to
'
regular or occasional flooding by tides, including wind tides..." This
definition does not include flooding by tides associated with hurricanes or
tropical storms.
Coastal wetlands perform a variety of valuable functions:
• Provide decayed plant material and nutrients that support complex food
chains in the estuaries.
• Support 90% of the state's commercial fish and shellfish catch.
• Provide high quality habitat for waterfowl and wildlife.
• Act as barriers against flood damage and control erosion between the
'
estuaries and the uplands.
• Act as a trap for nutrients, sediment, and pollutants and help to maintain
estuarine water quality.
1 25

Emerald Isle has three significant concentrations of coastal wetlands: (1)
approximately 300 acres located north of Coast Guard Rd. between
Channel Dr. and the bridge; (2) approximately 70 acres located along
Archer Creek and Bogue Sound between Maritime Forest Dr. and Old
Cove Rd.; and (3) approximately 20 acres along Bogue Sound in the area
of Cedar Tree Lane.
In the management of coastal wetlands the highest priority is given to
conservation; second priority is given to water -dependent uses that
require access and that cannot be located elsewhere.
2.1.1.1(c) Public Trust Areas
These areas are the waters and submerged lands that the public has a
right to use for activities such as boating, swimming, or fishing. The AEC
often overlaps with estuarine waters. Public trust areas include the
following types of lands and waters:
• Waters of the Atlantic Ocean and the lands underneath, from the
normal high water mark on shore to the state's official boundary three
miles offshore;
• All navigable natural water bodies and the lands underneath, to the
normal high watermark on shore (a body of water is considered
navigable if you can float a canoe in it);
• All water in artificially created water bodies, canals, and so on that
have significant public fishing resources and are accessible to the
public from other waters; and
• All waters in artificially created water bodies where the public has
acquired rights by prescription, custom, usage, dedication or any other
means.
Under this definition, public trust waters include all of the town's estuarine
waters and their tributaries, including the canal that runs between Forest
Hills Mobile Home Park and Archers Creek, and the Atlantic Ocean.
The key management principle for public trust waters is to maintain their
accessibility to the public. Development, structures, and land uses that
interfere with the public's right of access and use are not consistent with
this principle.
26

2.1.1.2 The Ocean Hazard System AEC
'Ocean
Hazard AECs are areas where potential erosion and the adverse
'
impacts of sand, wind, and water make uncontrolled or incompatible
development unreasonably hazardous to life or property. The Ocean
Hazard category in Emerald Isle includes three types of land: (1) the
ocean erodible area; (2) high hazard flood area; and (3) inlet hazard
area. Development and land use in these areas require a major CAMA
'
development permit to prevent exposing residents and property to
describe the
unreasonable risks. The sections below each of land types.
All components of the Ocean Hazard AEC are shown or labeled on the
Natural Hazards Map. This map is for planning purposes only. On -site
investigation is required for any development or construction.
2.1.1.2(a) Ocean Erodible Area
' This includes the area along the beach strand where there is a significant
risk of excessive beach erosion and significant shoreline fluctuation due to
natural processes such as hurricanes and tropical storms. The seaward
boundary of this area is the mean low water mark. The landward
boundary is described as follows:
(1.) 120 feet or 60 times the established erosion rate, whichever is
greater, landward of the first line of stable natural vegetation -
this is called the recession line; and
'
(2.) a distance landward from the recession line described in (1.)
above to the recession line that would be generated by a storm
having a 1-percent chance of being equaled or exceeded in
any given year.
'
The ocean erodible area is defined on a lot -by -lot basis due to the
significant variation in the location of the first line of natural vegetation.
Within the ocean erodible area there are general and specific use
standards that apply to any development activity. These standards are
applied through the CAMA permitting procese.4
415A NCAC 07H.0306, .G0308
27

2.1.1.2(b) High Hazard Flood Area
This AEC covers lands subject to flooding, high waves and heavy water
currents during a major storm. These are the lands identified as coastal
flood with velocity hazard, or " V zones," on flood insurance rate Federal
Insurance Administration maps. N zones" are determined by an
engineering analysis of expected flood levels during a storm, expected
wave and current patterns, and the existing topography of the land. The
high hazard flood AEC often overlaps with the ocean erodible and inlet
hazard AECs.
Development in these areas is subject to the same setbacks as described
for the ocean erodible area. However, the setback is doubled for any
multifamily residential or non-residential structure of more than 5,000
square feet.
2.1.1.2(c) Inlet Hazard Area
This AEC covers the land next to Bogue Inlet. The Inlet Hazard Area
extends inland sufficient distance to encompass the area where the State
reasonably expects the inlet to migrate. Development within inlet hazard
AECs must comply with three key use standards: (1) must comply with the
setbacks for the ocean hazard area; (2) the density for commercial and
residential structures limited to no more than 3 units per acre; and (3) only
residential structures of 4 units or less or commercial structures of 5,000
square feet or less are allowed.
2.2 Soils
According to information from the Carteret County Soils Survey, the soils in
Emerald Isle limit the type and density of development that is possible
without using an alternative to the septic tank. The survey indicates that
all of the soils have limitations for septic tanks. There are four different
limitations:
- Poor filter
- Poor filter and excessive slope
- Subject to flooding and poor filter
- Wet and poor filter
28

' However, the actual determination of the soil's ability to support a septic
tank must be done by investigation on a lot -by -lot basis.
1 2.3 Natural and Manmade Hazards
2.3.1 Flood Hazard Areas
' The 100-year flood plain is the accepted benchmark for defining flood
hazard. In Emerald Isle, the 100-year flood plain is mapped in two
classifications: the AE zones are areas where there is a I % chance of
' flooding in any year and the VE zones where there is a 1 % chance of
flooding with wave action hazard.
' The VE zone extends from the area adjacent to Bogue Inlet in a narrow
strip to the Indian Beach municipal boundary. The AE zone extends along
Bogue Sound and from Archers Creek in a narrow band up the center of
the town. The following table shows the status of current development in
' these zones:
Parcels that Intersect Intersectinq Parcels
' Zone Zone with Structures
AE 1,500 1,015
VE 705 605
2.3.2 Storm Surge
As expected, extensive areas of Emerald Isle are vulnerable to the storm
' surge hazards associated with hurricane level storms. Depending on the
level or severity of the storm, as much as 90% of the town's land area may
be impacted. The following describes the approximate areas that may
' be impacted by various storm levels.
Category 1 to 2 storms - beachfront and sound front areas;
Archers Creek and the low lying areas extending west; and the
inter -dune areas on the west end.
Category 3 storms - the areas described above plus an
extensive area at the west end and in the marina area.
1 29

• Category 4 to 5 storms - except for the high dune line that forms
the spine of the island and a few other isolated high spots,
virtually the entire town is impacted.
The following table shows the approximate extent of the impact of the
various storm levels:
Approximate
Cumulative Percent
of Land Area
Storm level
Impacted
1 to 2
40
3
67
4 to 5
90
The Natural Hazards Map illustrates the town's flood hazard areas and the
projected extent of storm surge.
2.3.3 Bogue Field Hazards
There are potential accident hazard and elevated noise areas associated
with operations at Bogue Field on the Carteret County mainland. These
areas are discussed in Section III, Existing Land Use.
2.4 Non -coastal Wetlands
The U. S. Army Corps of Engineers defines wetlands as "those areas that
are inundated or saturated by surface or ground water at a frequency
and duration to support, and that under normal circumstances do
support, a prevalence of vegetation typically adapted for life in saturated
soil conditions."5 It is generally agreed that wetlands have significant
values that support the unique lifestyle enjoyed by residents of the coastal
area. These values include the following:
• Water storage —wetlands are able to temporarily store heavy rain, surface
runoff, and floodwaters, and thereby, reduce downstream flooding.
• Shoreline stabilization —ground cover and roots of wetland plants help hold
soils in place and prevent sedimentation and nutrient transport.
5 US Army Corps of Engineers, Wetlands Delineation Manual, Technical Report Y-87-1, Vicksburg, MS,
1987.
till

• Water quality —wetland plants can enhance water quality by removing
pollutants from surface runoff.
• Wildlife and aquatic life habitat —the variety of plants, hydrologic and soil
conditions associated with wetlands provide abundant food and cover for
animal populations and support a number of rare and endangered plants.
Wet pine savannas within the wet pine flat designation have special
importance because they are known to provide favorable habitat for rare
species and are themselves rare.
'
• Recreation and education —the rich array of plants and animals supported by
wetlands provide significant consumptive and non -consumptive use values —
hunting and fishing, bird watching, canoeing, etc.6
According to mapping developed by the NC Division of Coastal
Management, Emerald Isle has three types of non -coastal wetlands that
total approximately 150 acres. The following table shows these wetland
'
types:
Wetland Type
'
Freshwater marsh
Maritime forest (May be intact, cut -over,
'
or cleared)
Pine flats (May be intact, cut -over,
or cleared)
'
The Town's non -coastal wetlands are shown on the Coastal and Non -
coastal Wetlands Map.
2.5 Fragile Areas
Fragile areas are not AECs but are "sensitive areas that could be
damaged or destroyed easily by inappropriate or poorly planned
development." The inventory of fragile areas in Emerald Isle includes
three types: Natural Heritage Areas as identified by the Natural Heritage
Program in the NC Department of Environment and Natural Resources;
protected lands that are controlled by the State or subject to easements
or covenants that limit development; and maritime forests that are intact.
The inventory of maritime forests uses satellite images from the 1990s and
may not accurately depict what is "on the ground."
'
6 NC Department of Environment, Health, and Natural Resources, A Field Guide to North Carolina
Wetlands, Report No. 94-93, June 1994, pp. 17-32.
1 31

Areas that are included in this inventory are shown on the Fragile Areas
Map.
2.6 Composite Environmental Map
The Composite Environmental Map (following) shows the extent and
overlap of the environmental features described in this section. Using the
limitations and opportunities that the features have for development as a
guide, the map shows the location of the following three categories of
land:
Class I — land containing only minimal hazards and limitations that
may be addressed by commonly accepted land planning and
development practices;
Class II — land containing development hazards and limitations that
may be addressed by methods such as restrictions on types of
land uses; special site planning; or the provision of public
services; and
Class III — land containing serious hazards for development or lands
where the impact of development may cause serious damage
to the functions of natural systems.
Table 13 shows the features that are included -in each class.
Table 13
Emerald Isle CAMA Land Use Plan
Composite Natural Features Table
Cls.I
Cls.11
CIS. III
Wetlands
Coastal wetlands
✓
Non -coastal, exceptional or substantial
significance
Non -coastal, beneficial
✓
Estuarine waters
✓
Estuarine shoreline
✓
.Soil limitations (septic)
Slight to moderate
✓
Severe
✓
32

Town of Emerald Isle
LAMA Land Use Plan
Update
Environmental Composite Map
6
F r
r C S�t
J 4
• .I �r
SiSte
• Site
r 2i
S7te
LEGEND
= Class 1
Class 2
Class 3
ERRFuture Development Sites
(Table 20)
A/ Streets
N
A
WBFI
2003

Hazards
Cls.I
Cls.11
CIS. III
In 100-year flood (includes ocean
hazard AECs)
✓
In storm surge area
✓
Water quality
ORW watersheds
✓
HQW watersheds
✓
Wellhead protection areas
✓
Water supply protection watersheds
✓
Fragile areas;and resources
Natural heritage areas
✓
Maritime forests
✓
Protected open space
✓
Source: WBFI
An approximate estimate of the amount of land in each class is Class I
60%, Class II 30%, and Class III 10%. The format of the digital Environmental
Composite Map makes it difficult to make precise estimates.
2.7 Summary Environmental Conditions
This section provides a summary assessment of the three priority
environmental conditions or features and describes their limitations or
' opportunities for development.
2.7.1 Water quality
Overall water quality in waters adjacent to Emerald Isle is generally good.
DWQ classifies Bogue Sound as an Outstanding Resource Waters and the
waters of Bogue Inlet as High Quality Waters.
The White Oak River Basinwide Water Quality Plan, prepared by DWQ
shows the waters adjacent to Emerald Isle as fully supporting for aquatic
1
life and primary and secondary recreation; partially supporting for fish
consumption; and partially or non -supporting for shellfish harvesting. The
only waters adjacent to Emerald Isle that are closed to shellfishing are
the
Archers Creek (18 acres) and a 2-acre area around Island Harbor
Marina that is closed by statute.
' 33

Temporary shellfish closures are not a significant issue for waters
surrounding Emerald Isle. According to the Sanitary Survey for the Period
1994-1999, prepared by the Shellfish Sanitation Section, there have been
temporary closures adjacent to the Town. However, these closures were
the result of high rainfall events or pre-emptive closures before hurricanes.
The DEHSSS survey identifies five pollution sources in Emerald Isle. These
sources are located near Ring Street, along Coast Guard Rd., along
Emerald Drive, and the area south of Piney Creek. A recent stormwater
survey, discussed in Section IV, identified several additional sources.
D WQ recommendations for water quality. According to the basinwide
plan, fecal coliform is the major cause for impairment of the SA waters
adjacent to Emerald Isle. The plan includes several recommendations for
restoring impaired shellfish harvesting areas that are applicable for local
government. These recommendations include the following:
• Develop local strategies at the watershed level to address sources of fecal
coliform bacteria. Involve local businesses, landowners, and residents in
developing the strategy.
• Emphasize the value of shellfish harvesting areas to the local economy and the
coastal lifestyle.
• Manage the volume and quality of stormwater runoff.
• Implement guidelines for new development - methods to reduce impervious
surfaces, reduce or eliminate hardened stormwater conveyances, vegetated
buffers.
These measures can be part of the Town's development plan. However,
implementing effective strategies to address stormwater issues in
developed areas is a challenge.
2.7.2 Natural hazards
2.7.2.1 Beach erosion
The estimated historical erosion rate for most of the Emerald Isle ocean
beach is 2 feet per year. Immediately after Hurricane Floyd in 1999, the
Town's ocean beach experienced significant recession. After the storm,
the Town estimated that 156 single-family structures, 36 condominiums,
and 17 mobile home lots were endangered and that 90% of the ocean
34

front structures received significant damage. The Town has scraped the
beach periodically since the storm to reduce the risk to existing structures.
A nourishment project is underway. It will occur in two phases. The
I"Eastern
Phase", which encompasses the first 5.8 miles of beachfront
heading west form the Indian Beach/Emerald Isle town boundary was
completed in 2003. The "Western Phase" is associated with the
realignment of Bogue Inlet (please see description below) and the use of
the shoal material dredged during this realignment project for restoration
of approximately 3.7 miles of shoreline extending from the terminus of the
eastern phase westward towards Bogue Inlet. Permitting for this phase of
the project should be complete in summer -fall 2004 and construction
'
completed in spring 2005. The Town will then be undertaking a variety of
monitoring projects as part of the realignment/nourishment activities and
'
these monitoring projects will last for the next several years.
The Town expects that sand placed on the beach will be effective for 10
'
years. Plans anticipate approval of a Federal project at the end of that
period.
2.7.2.2 Bogue Inlet migration?
' Between 1996 and 2001, the main channel of Bogue Inlet encroached on
the western shoreline of Emerald Isle to the point that one house has been
abandoned and several more are threatened. Property owners installed
sandbags for emergency protection. In addition, the erosion destroyed
nesting habitat for endangered birds and impacted a valuable
recreation asset for the Town's residents and visitors.. Estimates place the
inlet migration rate at 60 to 90 ft./year to the east.
The Town's study of alternatives recommends a westward realignment of
the inlet by cutting through the inlet shoals. A small portion of the
dredged materials will be used to build a dike near the Pointe, and the
bulk of the materials will nourish the Town's western ocean beach (Reach
1). An Environmental Impact Statement (EIS) for this project is complete
' and permitting should be complete in summer -fall 2004, on the same
schedule as the western phase beach renourishment.
' 7 Coastal Science and Engineering, Analysis of Alternatives for Bogue Inlet Channel Realignment and
Beach Nourishment Along Western Emerald Isle, 2001.
1 35

The NC Division of Coastal Management will require additional beach
access facilities as a condition of the project permit.
Like the western beach nourishment project, the Town will be undertaking
a variety of monitoring projects that will last for the next several years.
2.7.2.3 Repetitive losses
There are 86 repetitive loss locations identified by the Town. These
locations are shown on the Repetitive Loss Map. Seventy-seven of these
locations are west of Hwy. 58, predominantly along Channel Drive and
Ocean Drive.
The Town has initiated measures that are designed to reduce the number
and magnitude of existing repetitive losses and to prevent additional
repetitive losses in the future. These measures include the following:
1. Property owner information - each year provide property owners within
repetitive loss areas with information about measures that they can
take to reduce or eliminate losses;
2. Development management - the Town has established overlay
districts in its zoning ordinance that incorporate the CAMA general and
specific standards for AECs as development requirements.
2.7.3 Natural resources
Emerald Isle's maritime forests are an important natural resource that
offers both opportunities and limitations for development. The definitions
applied to maritime forests are rather broad: "Forests (that) have
developed under the influence of salt spray and (that) are found on
barrier islands or immediately adjacent to estuarine waters; ...dominated
by oak, red cedar, holly, and pine trees and evergreen shrubs."8 These
forested areas are often the most stable locations on barrier islands and
they offer safe and reasonable areas for development. According to
mapping provided by DCM, there are 51 acres of intact maritime forest in
Emerald Isle.
s NC Division of Coastal Management, Protecting Maritime Forests through Planning and Design, 1990.
36

However, inappropriate development can destroy or compromise the
' characteristics that lend to their stability. Simple planning practices for
large-scale development and landscaping techniques at the building site
level can preserve some of the key characteristics of maritime forests.
These include the following:
• Protect the understory vegetation;
• Leave oceanfront edge intact;
• Clear only as much vegetation as necessary for buildings and roads;
' • Site buildings below dunes and tree canopy lines;
• Focus on leaving contiguous areas intact;
• Use septic systems that require minimal clearing;
' • Plant native trees and shrubs to encourage preservation and restoration of
the canopy;
• Take steps to reduce salt spray on windward edge;
• Preserve individual trees by pruning, watering, and fertilizing 9
Il
37

1
Section III Analysis of Existing Land Use and ,
Development
The 1996 CAMA Land Use Plan provides the following history of land
subdivision and development in Emerald Isle:
"Land subdivision within Emerald Isle has an interesting history. Prior to the
town's 1957 incorporation, property owners agreed to divide the town into
fifty-four (54) 1,100-foot wide blocks, each of which extended from the
ocean to the sound. The blocks were numbered consecutively from east
to west. The first development was residential and it occurred in Block 1 on '
the eastern end of the town. This was the first development because the
town's sole vehicular access was by the Morehead City -Atlantic Beach
Bridge and Salterpath Road (IM.L. 58). Residential development then I
spread slowly westward.
'In 1962, ferry service was established to the western end of Bogue Banks
,
in Block 38. This was a major stimulant to growth, and development
proceeded at a much faster pace. Residential development continued
to be the primary land use. A heavy influx of mobile homes occurred,
especially near the ferry terminal. In the mid to late '60s, commercial
development began to occur along U.S. 58 in the Block Drive to Holly
Street area.
,
'In 1971, the B. Cameron Langston Bridge was opened and easy vehicular
access to both the east and west ends of the town was established. By
'
the early 1970s, residential development had spread to the western end
of the town at Bogue Inlet in Blocks 52 and 53.
'The "block"
original division of Emerald Isle continues to have a strong
influence on the appearance of the Emerald Isle landscape. Many
subdivisions, commercial, and multi -family developments have their east
and west boundaries defined by the original block boundaries. Many
local people refer to the locations of landmarks or developments by the
number of the block in which they are located. In most cases, the town's
'
remaining vacant land is easily defined by block boundaries.
'Since the early 1970s, development in Emerald Isle has rapidly '
accelerated. However the types of land use have remained limited to
commercial, single-family residential, multi -family residential, and mobile
home parks or campgrounds. The overall appearance of the town is one
of low -density development, except for the commercial areas, with a
quiet, single-family residential atmosphere.
J
38 1

�J
1�
It should be noted that Emerald Isle does not have any extraterritorial
planning jurisdiction."
3.1 Developed Land
vi a f existing land use in ix major Cate ories:
Table 14 provides a summary o g s s � g
residential, commercial, institutional, common area and open space, and
undeveloped. The undeveloped category is further divided into small
parcels (1 acre or smaller) and larger parcels (greater than 1 acre). The
residential category includes all residential uses - single-family, duplexes,
multifamily, and manufactured housing. Commercial includes the typical
business uses plus other types of businesses such as campgrounds,
amusement facilities, and the marina. The institutional uses include Town
facilities, Coast Guard facilities, well sites, and other similar uses.
'
Undeveloped parcels of less than 1 acre in size are considered to be lots
p
that have been subdivided and not yet built on. There are an estimated
' 1,095 lots in parcels in this category. These lots may have features that
restrict construction, such as lack of a septic tank permit; owners may be
holding them for future construction; or the lots may be combined with .
adjacent properties. It is difficult to forecast the number of structures that
will be built on these lots during the planning period.
There are 101 parcels of greater than 1 acre in size. These parcels, which
total 279 acres, are potentially available for new development.
n
I
Table 14
Emerald Isle CAMA Land Use Plan
Existing Land Use
Land Use
Acre
Estimate
Percent
Residential
1,462
43.0
Commercial
147
4.3
Institutional
79
2.3
Common area and open
space
237
7.0
Rights -of -Way
430
12.6
Protected areas(a)
390
11.5
Undeveloped
651
19.1
In parcels 1.0 ac or smaller
(1,095 parcels)
372
10.9
In parcels greater than 1.0
1 279
8.2
39

ac (101 parcels)
Approximate total acres 1 3,400 1 100.0
Sources: WBFI; Carteret County Land Records; Existing Land Use Map
(a) Protected areas consist of tracts owned by the State. A portion of
these tracts may lie outside of the Emerald Isle corporate limits.
Residential uses. Residential uses account for approximately 43% of the
land area of Emerald Isle. Most of the town's residential development is
for single-family homes. As noted in Section I, Population, Housing, and
Economy, nearly 60% of all housing units are single-family residences. In
addition, more than 80% of the residential building permits issued since
2000 are in the single-family category.
The 1996 Land Use Plan noted the trend toward lower residential density.
This trend continues. A sampling of lots developed in the last five years in
the newer areas west of the Pebble Beach development indicates that
the average density is less than 2 dwellings per acre (122 homes on 77
acres).
Commercial uses. Commercial land uses account for 147 acres, or 4.3%,
of the total area of the town. Commercial uses are concentrated in two
areas along Emerald Drive (NC 58). The first area is located near the
Langston Bridge. On the north side of Emerald Drive, it includes a
campground and related uses. On the south side, it includes a mixture of
community -oriented businesses and seasonal businesses. None of these
commercial uses "front" on Emerald Drive. They use Crew Drive on the
north and Reed Drive on the south for access, or they use Emerald
Plantation Rd., which intersects Emerald Drive.
The second area is located between Emerald Drive and the Ocean
Beach at Bogue Inlet Drive. This area contains a mixture of community
and seasonal uses. It includes the Post Office and is reasonably close to
the Town Hall and recreation complex. Some members of the Land Use
Plan Steering Committee refer to this area as Emerald Isle's downtown.
The parallel access roads do not serve the "downtown" commercial area,
which results in some access problems and traffic congestion and safety
issues.
40

�7
The Existing Land Use Map (following) illustrates Emerald Isle's existing land
uses and development patterns. This map is based on Carteret County
land records supplemented by "windshield surveys." The analysis in Table
' 14 utilizes this map.
3.2 Land Use Conflicts - Bogue Field Impacts
Existing land uses and vacant parcels from the Langston Bridge to the
Piney Creek area are subject to "accident potential" and "noise impacts"
associated with aircraft operations at the Marine Corps Alternate Landing
Field (MCALF) Bogue Field. This airport is located across Bogue Sound
from Emerald Isle.
Accident potential. According to a recent study by the Eastern Carolina
Council (ECC)10, Accident Potential Zones (APZ) are "areas immediately
' beyond the ends of runways and along primary flight paths and are
(potentially) subject to more aircraft accidents than other areas." There
are two designations within the APZ that apply to land use uses and
vacant parcels in Emerald Isle: APZ 1 areas "(possess) significant potential
for accidents; and APZ 2 areas (have) measurable potential for
accidents." The areas within the Accident Potential Zones are shown on
the Bogue Field — Accident Potential Area Map.
�j The APZ 1 covers a small area adjacent to the Bogue Banks shoreline from
the Emerald Plantation area east to the vicinity of E. Marina Drive. The
APZ 2 covers a much larger area that extends in a circular swath from
Sound Drive, at about Emerald Circle, southeast to the ocean beach and
then northeast to Piney Point.
Table 15 shows the parcels that the APZs 1 and 2 impact. There are 54
parcels with a total of 30 acres that intersect the APZ 1. Nineteen of these
parcels with a total of 7.2 acres are undeveloped. Most residential and
commercial land uses that are typical in Emerald Isle are discouraged in
the APZ 1.
There are 1,424 parcels with a total of 982 acres that intersect the APZ 2.
Two hundred thirty-six (236) of these parcels with a total of 142 acres are
io Region P Council of Governments, Eastern Carolina Joint Land Use Study, November 2002.
41

Town of Emerald Isle
CAMA Land Use Plan Update
Existing Land Use Map
Undeveloped
N
A
WBFI
2004

' undeveloped. Low -density residential and lower intensity commercial
and business uses are compatible with safety concerns of the APZ 2.
' Noise impacts. The ECC study also addresses the noise impacts
associated with Bogue Field operations. The study includes noise contours
' to identify areas that have noise impacts related to aircraft operations.
The contours are based on "Day -Night Average Sound Level" (Ldn). This is
a measure of the average 24-hour sound levels.
Two of these contours affect Emerald Isle: 60-64 Lnd and the 65-74 Lnd.
The 60-64 (N-1) contour is described as having "some" noise impacts and
the 65-74 (N-2) contour is described as having "moderate" impacts. The
areas within the Noise contours are shown on the Bogue Field — Noise
' Impact Areas Map.
' Table 15 shows the parcels that the Noise contours affect. There are 1,740
parcels with a total of 1,102 acres that intersect the N-1 contour. Three
hundred forty-five (345) of these parcels with a total of 230 acres are
undeveloped. Most land uses permitted by the Emerald Isle zoning code
are compatible in this area.
' There are 777 parcels with a total of 739 acres that intersect the N-2
contour. One hundred fourteen (114) of these parcels with a total of 80
undeveloped. The only incompatible uses for the area in this contour are
mobile home parks and amphitheaters.
Table 15
Emerald Isle CAMA Land Use Plan
Bogue Field Impacts
n
Noise Impact
Areas (Ldn)
564
65-74
APZ 1
APZ 2
(N-1)
(N-2)
Total parcels
54
1,424
1,740
777
intersected
Total acres
30.0
982.0
1,102.0
739.4
Total
19
236
345
114
undeveloped
parcels
42

Total
7.2
142.0
230.6
80.3
undeveloped
acres
Sources: WBFI; mapping from Carteret County Land
Records and East Carolina Council
Areas that extend from approximately the Langston Bridge east to Piney
Creek Residential areas are regularly subject to over -flights by aircraft
operating from Bogue Field. Potential for accidents and noise impacts is
associated with these flights.
Study recommendations. The ECC study recommends that the Town of
Emerald Isle adopt local land use policies that direct incompatible
development and redevelopment away from the areas that have
accident potential or high noise levels.
3.3 Development Trends
The Building Permit Map shows the location of building permits issued over
the last two years (2001-02). These permit location shows that the bulk of
the building and development activity is in the area located west of NC
58. Approximately 54% of the total permits were located in this area. The
second most active area, with approximately 25% of the permits, is the
central area from the Emerald Plantation/Daisy Wood developments east
to E. Seaview Drive. The remainder of the permits are dispersed east to
the town limits.
One hundred thirty-six (136) permits, or 90%, were for single-family
residences. There were 7 duplex permits and 5 multifamily permits. Only 3
permits for commercial structures were issued during this period.
3.4 Existing Zoning
Table 16 shows the approximate area in each of the Town's zoning
districts, an estimate of the number of vacant lots in the residential
districts, and an estimate of the net area that is available for
development.
43

'
Emerald Isle has more than 1,000 vacant lots. Estimating the number of
these lots that will be built on during the planning period is difficult. Some
'
of the lots may have environmental limitations; some of the lots may be
combined with adjoining lots; and some may be held for future use.
The net area available for new residential development is limited. The net
vacant area zoned for residences is 190 acres after subtracting vacant
lots.
There are 60 acres of vacant property zoned for commercial uses. Since
this land is already divided into smaller parcels, we can expect limited
additional commercial land development.
Table 16
' Emerald Isle CAMA Land Use Plan
Summary of Existing Zoning
h
Zoning District
Total
zoned
area
(acres)
Total vacant
area (acres)
Estimated
number
vacant lots
(Spring 2002)
Area in
vacant
lots
(acres)
Net area
to
develop
(acres)
R2
1,360
220
517
180
40
RMF
60
-
10
-
-
RMH
990
360
545
220
140
Commercial (131,
B2, 63)
170
60
n.a.
60
-
Mobile homes
(MH1)
250
20
26
10
10
Camp
30
-
-
-
-
Total zoned area
2,860
660
1,098
470
190
ROW not zoned
430
Total area
1 3,300
Source: WBFI
3.5 Residential Land Needs Projections
Table 17 shows the steps for estimating Emerald Isle's future residential
land needs. Land needs projections are estimates of the amount of land
' that will be required to meet the housing needs of Emerald Isle's 20-year
44

population growth forecast. (Population forecasts are discussed in
Section I.)
The estimates are based on the following estimates and assumptions:
1. The Town's permanent population will grow by 1,600 people by
2023.
2. The average size of permanent households in 2.12 persons.
3. The seasonal population will increase by 6,300 and 90% of the
seasonal population will occupy houses, condos, etc.
4. The average number of seasonal visitors per unit is 7.5 persons.
5. Houses will be built on 75% of existing vacant lots.
6. The average density of new residential development will be 4
units per acre.
Table 17
Emerald Isle CAMA Land Use Plan
Estimate of Future Land Needs
Permanent population
Population increase
1,600
Average household size
2.12
Additional housing units
755
Seasonal population
Population increase
6,300
Percent in houses
90%
Average number persons
per unit
7.5
Additional housing units
756
Total projected new housing
units
1,511
Say
1,500
Construction on existing lots
Number existing vacant
lots
1000
Available for construction
(75%)
750
Number of projected
housing units on existing
lots
750
Additional residential land
needs
Net new housing units
750
45

Average density (units per
4.0
acre)
Additional land needed
187.5
(acres)
Sayl
190
Source: WBFI
These estimates indicate that Emerald Isle's projected population growth
between 2003 and 2023 will require slightly more land than is available
iunder existing zoning. As the supply of vacant land shrinks the town can
expect increased interest in redevelopment of existing residential areas
' and requests for additional density. These possibilities are addressed with
appropriate policies.
1
1 46

Section IV Analysis of Community Facilities
Key community facilities, such as water supply and distribution and
highways, are one of the foundations of the CAMA Land Use Plan. These
facilities are designed to protect the health and safety of current and
future residents, to support the local economy, and to protect important
environmental resources. In addition, the availability of community
facilities plays a major role in implementation of the land use plan.
The purpose of this section is to describe and evaluate the location,
capacity, and adequacy of Emerald Isle's community facilities. Four
categories of facilities are included:
Public water supply and distribution
Streets and highways
Drainage
Public access
4.1 Public water supply and distribution"
Emerald Isle does not operate a public water system. It is served by the
Bogue Banks Water Corporation (BBWC), which also serves the Town of
Indian Beach and the unincorporated area of Salter Path. BBWC is a non-
profit water utility corporation that is owned by its customers and
managed by a 7-member Board of Directors.
According to a July 2002 Engineering Report provided by BBWC, the
water company serves a permanent population of 3,700 people and up
to 60,000 people in the summer. BBWC has 5,600 accounts, of which 94
are large volume users. The company has the equivalent of 6,400
residential customers.
Eleven existing wells supply the system with water. These wells are
capable of providing 2,700,000 gallons of water per day (gpd) when
pumping is restricted to 12 hours per day. The company states that it can
supply the equivalent of 7,300 customers12. According to the forecast of
11 BBWC, Engineering Report, July 2002.
12 2,700,000 gpd less 378,000 gpd for in -plant use = 2,322,000 gpd = 318 gpd/customer = 7,300 customers
47

n
n
1
permanent and seasonal population in Section I, growth in Emerald Isle
alone will necessitate system expansion in approximately 8 to 10 years.
Table 18 shows BBWC's current wells and their capacities.
Table 18
Emerald Isle CAMA Land Use Plan
BBWC Well Capacity
Well Number/Capacity
(gallons/minute)
Storage
allons
1
150 gpm
500,000
2
300 gpm
500,000
3
300 gpm
300,000
4
200 gpm
500,000
5
No data
6
300 gpm
100,000
7
400 gpm
1,000,000
8
550 gpm
9
550 gpm
10
550 gpm
400,000
11
550 gpm
Total
capacity
3,850 gpm
3,300,000
Source: Bogue Banks Water Corporation
BBWC has 7 water storage facilities that provide 64 hours of storage for the
water system. The company is planning to add an additional elevated
storage facility at Emerald Isle Woods. This facility will add storage
' capacity and alleviate low-pressure problems experienced along Coast
Guard Rd. during high usage periods.
IThe locations of BBWC well sites are shown on Map 6.
4.2 Wastewater Treatment Facilities
Emerald Isle does not have a central sewer system. Individual septic
' tanks, shared septic tanks, or "package treatment" plants serve
residences and businesses. There are currently 7 package treatment
systems in Emerald Isle. These systems are shown in Table 19.
1 48

Table 19
Emerald Isle CAMA Land Use Plan
Private Package Wastewater Treatment Facilities
System
Permitted Flow
(gallons/day)
Type
Cape Emerald
50,000
Treatment plant/rotary distributor
Pebble Beach
70,000
Treatment plant/rotary distributor
Point Emerald Villas
52,950
Treatment plant/rotary distributor
Queens Court
24,000
Treatment plant/rotary distributor
Emerald Plantation
55,000
Treatment plant/low pressure
Sound of the Sea
40,000
Treatment plant/rotary distributor
Emerald Bay Villas
3,840
Treatment plant/low pressure
Sources: NC Division of Water Quality; 1996 LUP
According to discussions with Division of Water Quality and Division of
Environmental Health staff, all of these plants are currently meeting their
permit requirements. However, problems with the plants come up from
time -to -time requiring owners of some plants to upgrade or modify their
systems. Nutrient build-up and saturated drain fields that will not accept
wastewater are typical of the problems encountered by these systems.
According to state staff, it may be difficult for homeowner associations to
fund some of the required upgrades.
There are no current plans to develop a public, central sewer system in
Emerald Isle. In lieu of a central wastewater treatment system controlled
by the Town, Emerald Isle will continue to rely on state and county
permitting for wastewater systems. However, the Town will examine
options for requiring owners to establish financial plans to guarantee
compliant operation of private systems. These guarantees can be part of
the Town's development approval process.
Septic tanks. Permit staff at Carteret County Health Department indicates
that generally permits for septic tanks are not a problem in Emerald Isle
and that once installed the systems function as intended. However,
development in the town's western end has encountered some problems.
Issues in this area include (1) wetlands; (2) filling ponds to get required
septic tank separation; and (3) interruption of natural drainage patterns.
49

ri
4.3 Transportation
'
Emerald Isle is part of the proposed Crystal Coast Area/Morehead City
and Vicinity Thoroughfare Plan. This plan, completed in late 2001, is in the
approval process.
The J
Thoroughfare Plan designates two major thoroughfares in Emerald Isle:
9
Coast Guard Road, from Old Coast Guard Road to the intersection at
Emerald Drive; and Emerald Drive (NC 58) from the Langston Bridge to the
city limits at Indian Beach. The designated function of these major
'
thoroughfares is to move traffic between Emerald Isle and other
destinations and to move traffic safely and efficiently between major
'
destinations within the town.
Major thoroughfares may serve abutting properties, but their major
function is to carry traffic. Land use policies for these facilities should be
oriented toward preserving their traffic capacity.
' Minor thoroughfares. This street classification is not shown on the
Thoroughfare Plan. However, there are several streets in the Town's
' system that operate as minor thoroughfares. These streets include: various
segments of Ocean Drive, Sound Drive, Crew Drive, and Reed Drive. The
function of these streets is to collect traffic from local streets and carry it to
' the major thoroughfare. In addition, these streets usually provide access
to abutting property. Land use policies for minor thoroughfares should
discourage development of these streets into major thoroughfares.
' Local connector streets. This is not an "official" thoroughfare designation.
However, several local residential streets have developed into
connections that carry traffic between the major and minor
thoroughfares. These connector streets include: Old Ferry Road and
Mangrove; Bogue Inlet Drive; and Lee Avenue. Land use policies should
' recognize potential conflicts between traffic and existing uses and may
encourage installation of improvements such as sidewalks and bike lanes
to enhance traffic safety.
50

4.3.1 Highway 58 Corridor Improvements
The Emerald Isle Board of Commissioners appointed a committee of
interested citizens and stakeholders to the Highway 58 Corridor
Committee in the spring of 2002. The Highway 58 Corridor extends from
the Langston Bridge east to the town limits. The committee's objective
was to develop a vision for improving safety and aesthetics in the corridor.
The committee initially focused on the business area of the corridor. This
area extends from the Bridge, and including the Coast Guard Rd. Park,
east to the Town Hall/Recreation Complex. In future phases, the Town will
address the area east of Town Hall and the area west of the Park.
The committee's preliminary report includes a system of interconnected
pathways and crosswalks that will encourage walking and biking from
surrounding residential areas to the business corridor. The pathway system
will also enhance the safety of walkers and bikers.
The pathway system includes 13 projects that total approximately 7.1 miles
of improvements. The Highway 58 Corridor Proposed Pathway System
Map shows the general location of these projects.
The committee also recommends plantings of native vegetation and
appropriate street furnishings to improve the streetscape within the
corridor.
4.4 Stormwater Systems
4.4.1 Systems
Emerald Isle developed a Drainage Master Plan in 1988. This plan
identified the following six major drainage problem areas:
1. Coast Guard Rd -East area from Pinewood Place east to Reed Drive.
2. Coast Guard Rd -West area between Channel Drive and Wyndward
Ct.
3. Downtown area south of Emerald Drive from Mangrove to the
commercial area at Bogue Inlet Dr.
4. Sound Drive area from Bogue Inlet Drive to Live Oak.
51

11
5. Ocean Drive area from Cedar Tree Lane to William.
6. Eastern area south of Emerald Drive from 18th Street to 4th Street.
Since development of the master plan, the Town addressed three of the
problem areas. The solutions include the following:
' • Coast Guard Rd -East ditching to collect stormwater and carry
it to a retention pond north of Coast Guard Rd. From the
' retention pond, stormwater filters back to the Sound.
Doe Drive Area and Lands End— installation of pump systems
' that allow pumping water to the beach in emergency situations.
• Ocean Drive area— installation of small infiltration devices that
use collection basins, perforated pipe, and drainage fields to
disperse water.
' The Town is currently implementing a new, innovative system to address
continuing problems in the Coast Guard Rd. area. This new system will
involve pumps that lower the ground water to allow for more infiltration of
stormwater. The system will pump water to the stormwater site on Coast
Guard Road that is owned by the Town. On the site, water will be initially
' cleaned by a natural forebay system and passed through a natural
wetland and pond system for further retention and cleaning. The water
will eventually infiltrate back to the Sound. The system has an emergency
' outfall that will only be opened when Shellfish Sanitation closes the Sound.
This only happens during high rainfall or approaching storms.
4.4.2 Potential Problems Related to Stormwater
' The Basinwide Plan13 and the most recent Shellfish Sanitation Report14
indicate that bacterial contamination from stormwater runoff is the major
source of water pollution in this area of Bogue Sound. Therefore,
management of stormwater is an essential part of any strategy to protect
water quality in the waters surrounding Emerald Isle.
A recent survey (spring 2003) identified more than 20 potential sources of
' stormwater pollution in Bogue Sound. The purpose of this survey was to
13 NC Division of Water Quality, Water Quality Section, Whiteoak River Basinwide Water Quality Plan,
' 2002.
14 NC Shellfish Sanitation Section, Report of Sanitary Survey Area D-4, April 1999.
1 52

identify, for purposes of policy development, the general types of
stormwater problems that exist in the community; it was not intended to
develop the type of comprehensive and detailed information required for
a stormwater management plan.
Based on the survey, there are 4 types of stormwater issues related to
pollution of the sound:
(1) Closed storm drain systems in older developments that transmit
runoff to the sound without significant removal of sediments and
pollutants;
(2) Drainage systems installed along Emerald Drive, mainly in the
eastern areas, that carry runoff directly to the sound;
(3) Street ends, often badly eroded, that carry runoff from Emerald
Drive to the sound; and
(4) Runoff from lawns that often carries sediment and nutrients into
adjacent surface waters.
Each will require different policies and implementation strategies.
Piney Creek. The waters in Piney Creek (Archer's Creek) are the only area
currently experiencing water quality problems. These waters are closed to
shellfish harvesting. Three potential sources of stormwater pollution were
identified in the Piney Creek sub -watershed. These include direct
discharges from paved parking areas; small flumes that direct runoff from
streets into the creek; and runoff from lawns bordering the creek. A
strategy for Piney Creek will require capital projects to address direct
discharges and a cooperative program that involves property owners to
address runoff from lawns. The cooperative program should focus on
education and possible projects, such as creation of buffers and
reduction of chemicals and fertilizers.
The Potential Pollution Sources — Bogue Sound Map shows the general
types and locations of the stormwater sources identified in the survey.
53

4.4.3 Stormwater Policies
Emerald Isle enforces a stormwater management ordinance that was
'
updated in the spring of 2002. The following are the main objectives of
this ordinance:
• Protect and restore chemical, physical and biological integrity of the waters of
Bogue Sound, Archer's Creek and the Atlantic Ocean.
'
• Encourage the construction of drainage systems that aesthetically and
functionally approximate natural systems.
• Encourage the protection of natural systems and the use of them in ways that do
t
not impair their beneficial functioning.
• Minimize erosion and sedimentation.
damage to
• Prevent wetlands.
• Prevent damage from flooding, while recognizing that natural fluctuations in
'
water levels are beneficial.
To achieve these objectives, the ordinance sets performance standards
'
and design standards for development, development activity, and
redevelopment. These standards have the following key requirements:
1. After development or redevelopment, runoff approximates the rate of flow,
'
volume and timing of runoff predevelopment conditions.
2. Surface water quality must be protected.
3. Erosion during and after development must be minimized.
4. Prevent increased flooding.
5. Minimize injury to flora and fauna.
6. Direct discharge into water bodies is prohibited.
'
7. Land disturbance activities must be as small as practicable.
8. Vegetated buffers are required along all watercourses.
9. Runoff from parking lots must be treated for pollutants before release.
'
10. Provide appropriate infiltration to control runoff of the first 2 inches of rainfall
from all impervious surfaces on -site. (First two inches of rainfall must be retained
'
on site and not released.)
Some developments are allowed to use off -site retention facilities to meet
'
these standards.
All development must have a stormwater management plan to
demonstrate compliance with the ordinance. For developments greater
than 5,000 square feet, a professional engineer must seal the plan; less
than 5,000 square feet does not require an engineer's seal. The plan must
1 54

be submitted before a preliminary subdivision plat is approved; before an
existing drainage system is altered, rerouted, or deepened; or before a
building permit is issued.
Development or redevelopment of single-family detached a residential
structure that does not increase impervious surface by 1,000 square or
more are exempt from the stormwater management plan requirement.
Also, maintenance or alterations that do not change quantity or quality of
runoff are not required to submit a plan.
4.5 Public Access and Recreation Facilities
Emerald Isle has 70 locations that provide access to the beach and the
sound. There are three types of access locations:
(1) local access that provide primarily access for pedestrians and
bikers from the immediate neighborhood;
(2) community parks, such as Cedar Street, that have more facilities
and serve a larger area; and
(3) regional access that includes a large number of parking spaces,
bike racks, restrooms and bathhouse, and picnic area.
Local public access points are more informal, using easements and rights -
of -way created in the subdivision of the island. All have signs identifying
them as public access and most have dune crossovers. Only the Regional
Beach Accesses and the Cedar Street Park have formal off-street parking
areas.
Access guidelines. For Emerald Isle, a reasonable guideline for local or
neighborhood access points is to have a facility within'/4 mile of most
residential properties. This guide places public access within walking
distance and easy biking distance for most people.
For regional access, the guideline of one facility per 4 miles suggested by
the CRC Access Guidelines is appropriate.
Areas served. The Beach and Sound Access Location Map shows the
application of the'/4-mile standard for local public access. It shows the
areas that lie within'/4 mile of the existing public accesses that, as a
minimum, are signed and have crossovers.
55

'
- Standard is met in most of the areas east of Bogue Inlet Drive.
- Areas west of Bogue Inlet Drive to Yaupon are under -served;
however, these areas have a high percentage of commercial
uses.
- Lands End area is under -served by public access, but it has
private facilities available.
- With exception of areas on east Sound Drive, waterfront access
to Bogue Sound is below the standard.
- The eastern regional access plus development of the western
regional access adequately address the CRC guideline of one
regional access per 4 miles.
- 16-car parking lot to provide access to the Point.
- 8-acre sound front access site near mile marker 18.
i
Development of the Emerald Woods Park will add substantially to Bogue
Sound access. This park will function more as a community -wide facility.
(The plans for development of this park are described below.) However,
there will still be areas on the sound that are under -served. A fully
developed regional access on the sound may not be feasible or
desirable. Sensitive natural systems and ORW restrictions may make a fully
developed regional access on the difficult. However, a "mini -regional"
access on the sound in this general location would significantly enhance
access to Bogue Sound. A regional sound access in the vicinity of the
Marina would be well located. (A joint effort between the Town and the
Marina operators might be possible.)
'
4.5.1 Emerald Isle Woods Park
The Town is developing a new park on the stormwater site located on
Coast Guard Road. The site's primary function is stormwater
management, but the development will provide high quality public
access to Bogue Sound and passive recreation opportunities.
The immediate development plan includes the following elements:
' • Gravel road construction of Amberjack Drive for full park access
• Construction of 1.10 miles of 8 foot wide nature trails throughout the
site
• Public parking area.
1 56

• A gazebo with picnic amenities near the north end of the park.
• A small maintenance / restroom facility. '
• A natural canoe / kayak launch area to Bogue Sound
• An 8 foot wide wooden walkway over the marsh for sound access '
• Other park amenities, including picnic tables along trails, trashcans,
etc.
Future development will include a floating dock for the canoe and kayak
ramp, a gangway, an observation deck off the boardwalk, and two small '
picnic shelters.
57 1

1 Section V Land Suitability Analysis
' Land suitability analysis is a process for determining the supply of land that is
suited for development. It is based on consideration of several factors:
• Natural systems and their capabilities
• Existing development
' • Compatibility with existing land uses
• Availability and capacity of existing community facilities
• Regulatory constraints — local, state, and federal
'CAMA Land Use Plan guidelines require local governments to develop a land
suitability map.
The Division of Coastal Management, in cooperation with the NC Center for
' Geographic Information and Analysis, provides a geographic information
system (GIS)-based system for analyzing land suitability. This system incorporates
' the suitability factors shown in Table 20.
The Land Suitability Map shows the results of the land suitability analysis for
Emerald Isle based on these factors. It includes three categories of land — least
suited, suited, and most suited. The map also shows seven land parcels, greater
' than 5 acres, that are vacant and that may be available for development
during the planning period. A description of the suitability of each site is shown
Table 20. With the exception of Site #7, a significant area on each site is suited
for development with proper precautions and site planning. Site #7 appears to
have large areas of coastal wetlands that make this site best suited for very low
intensity uses.
The location of these 7 sites is shown on the Environmental Composite Map.
58

Development
Suitability Factors
Coastal and Non-
coastal Wetlands
Estuarine Waters (500
FT)
Protected Lands
Storm Surge Areas
Flood Zones
ORW Watersheds
Significant Natural
Heritage Areas
NPDES Sites
Developed Land
Primary Roads
Water Pipes (mapping
not available)
Sewer Pipes (N.A.)
Table 20
Emerald Isle CAMA Land Use Plan
Land Suitability Analysis
Potential Future Development Sites
Site 1 Site 2 Site 3 Site 4 Site 5 Site 6
CG Rd CG Rd CG Rd Emerald Drive Reed/Heverly Seagull/Sound
Dr
PARTIAL
EXTENSIVE
PARTIAL
PARTIAL
NO
PARTIAL
Y
Y
N
Y
N
Y
N
N
N
N
N
N
Y
Y
Y
Y
PARTIAL
Y
Y
Y
PARTIAL
PARTIAL
NO
Y
Y
Y
Y
Y
Y
Y
N
N
N
N
N
N
N
N
N
Y
N
N
Y
Y
Y
Y
Y
Y
Y
Y
Y
Y
Y
Y
Y
Y
Y
Y
Y
Y
N
N
N
N
N
N
59
Site 7
Emerald
Dr/Canal
EXTENSIVE
Y
N
Y
Y
Y
N
N
Y
Y
Y
N
M M M M M M r M M M M M M M M M 41111111111111��

Section VI Review of the Current Land Use Policies
6.1 CAMA Plan Policies
This review focuses on the consistency of Emerald Isle's existing land use and
' development ordinances and the 1996 CAMA Land Use Plan and the Town's
success in implementing the actions described in the plan.
' Careful review reveals two important benchmarks for evaluating the 1996 plan.
These include the specific actions that were slated for implementation after
adoption of the plan and the objectives that were set for the plan.
' Table 21 shows the implementation actions included in the 1996 plan and
describes the progress that the Town has made in these areas. Table 22
contains a description of progress the Town has made toward meeting the plan
' objectives.
I Table 21
Emerald Isle CAMA Land Use Plan
1996 Action Items
Implementation
Progress
Action
1. Implement
The Town entered into a contract with Moffatt and Nichol,
recommendation
Engineers that did an extensive study of stormwater issues on
contained in the Town
the western corridor of Emerald Isle in 2000-2001. As a result of
of Emerald Isle 1989
their study a 40+ acre tract of land was purchased to aid in
Drainage Master Plan.
drainage in the event of major storms. That portion of the
island has historically seen the worst drainage problems over
longer periods of time post storm.
2. Implement the
The Town's Parks and Recreation Department has
shoreline access site
implemented major elements of a comprehensive access
improvements as
plan. These include two regional access location and six local
recommended in the
access points.
1988 Ocean and
Sound Public Access
Plan.
3. Develop a detailed
A comprehensive study of the current and future traffic
Ci7

thoroughfare/transpor problems at Coast Guard Road and Emerald Drive was
Cation plan for the U.S. completed two years ago.
58, Emerald Drive
Corridor. A specific plan has been completed with recommendations
regarding this corridor, sidewalks, bike paths, greenways, and
other related issues.
4. Develop and adopt
an ordinance to
restrict commercial
use of floating
structures and to
restrict inhabitation to The Town has not yet initiated development of these
no more than 15 days. ordinances.
5. Develop an
ordinance to regulate
the establishment of
mooring fields.
6. Review all local
The Town has undertaken amendments to its development
land use regulation
ordinances over the past five years to address specific issues.
ordinances to
However, an overall review of ordinances to respond to water
determine if revisions
quality management problems has not been undertaken.
should be undertaken
to respond to specific
The Town believes that a comprehensive review and update
water quality
of its land use and development policies should precede
management
review of existing ordinances and development of new
problems.
ordinances. As a result, the Town requested and received
funding assistance to update its land use plan ahead of the
normal schedule.
61

n
_I
Ll
Table 22
Emerald Isle CAMA Land Use Plan
Review of 1996 Objectives
Objective
Progress
1. Reduce traffic
An additional traffic light has been added at Coast Guard
congestion.
Road and Hwy 58, as well as at Mangrove Drive and Hwy 58.
Added a turn lane to enter and exit Mangrove on the North side
and at Lee Street; and, the state has three-laned the
commercial district to allow smoother traffic flow.
2. Increase the amount
To date, the Eastern and Western Regional accesses have been
of off-street parking.
completed; however, they do not incorporate any parking for
the commercial district.
3. Reduce impact of
A year -long review of the Dunes and Vegetation Ordinance has
development on
just been completed to require that more vegetation be left on
environmental resources
property prior to development and to encourage re -vegetation
- dunes, vegetation, and
on developing and existing properties.
sound areas.
4. Increase number and
The Western Regional Access west of the Islander Motor Inn has
improve shoreline access
been added with considerable parking; as well as six beach
facilities.
access areas from Channel Drive to Bluewater Drive that will
accommodate one to two vehicles for handicap facilities.
5. Reduce or eliminate
Due to the level of development in Emerald Isle, many of the
drainage problems.
drainage problems.the town faces will have to be dealt with on
a case -by -case basis. A comprehensive stormwater plan was
adopted in 2001 to help alleviate some of the relevant issues
that have long plagued Emerald Isle. Filling will not be as easily
accommodated as in the past, which should help to preserve
natural water flow, if practical, for a specific property.
6. Reduce septic tank
The Town considered implementation of a central sewer system.
problems by providing a
At the present time, the Town does not believe that such a
central sewer system.
system is required to meet its land use and development goals.
62

6.2 Review of Hazard Mitigation Policies
The Emerald Isle Board of Commissioners adopted a Hazard Mitigation Plan in
2004. This plan is designed to focus the Town's resources on the hazards that
pose the greatest risks to life and property— Hurricanes, Nor'easters, Flooding,
and Tornadoes. The plan includes policies and implementation actions to
address each of these threats.
The policies and actions related to hurricanes, Nor'easters, and flooding are the
most relevant for the land use plan because they set guidelines and
requirements for the types of uses and development patterns in hazard areas.
Table 23 summarizes the policies and actions included in the draft plan and
describes their impacts on land uses.
Table 23
Emerald Isle CAMA Land Use Plan
Review of Hazard Mitigation Policies
Policy, Ordinance, or
Impact on Land Use
Implementation Action
1. Subdivision regulations
• Land that is subject to flooding may not be platted
for residential development unless the developer
can show that the hazard can be corrected.
2. Zoning ordinance
. Includes specific development standards for
residential and commercial structures built in an Inlet
Hazard Area.
Manufactured housing and modular homes are not
permitted in the High Hazard Flood Zone.
3. Flood damage
• New and replacement water and sewer systems
prevention ordinance
must be designed to minimize or eliminate infiltration
of floodwater.
On -site waste disposal systems must be located and
constructed to avoid impairment to them or
contamination from them during flooding.
• New residential construction or substantial
improvements must have lowest habitable space 2
feet above flood elevation.
Lowest floor of non-residential commercial buildings
63

I
rl
must be elevated 2 feet above base flood
elevation; in A zones, structures may be flood
proofed.
• In V zones buildings and structures must be setback
60 feet from mean high tide lines and the lowest
supporting horizontal member shall be 2 feet above
flood level.
• No alteration of sand dunes that would increase
potential flooding is allowed.
• Public utilities and facilities in subdivisions must be
located and constructed to minimize flood damage;
all subdivisions must have adequate drainage to
reduce exposure to flood hazards.
4. Stormwater ordinance • All development and redevelopment projects must
have stormwater management plan; residential
projects with less than 5,000 square feet of
impervious surface can have informal plan.
• Direct discharge to water bodies not allowed;
• Must keep disturbed area as small as practicable;
• If possible, indigenous vegetation must be retained
in undisturbed area;
• Vegetated buffer strips to prevent erosion and trap
sediment must be created;
• Encourages use of wetlands to store and purify
runoff;
• Runoff from parking lots must be treated to remove
oil and sediment.
64

A
I
Part 3. Land Use Plan Goals, Policies, and
Future Land Use Map
1 Growth and Development Goals
tThis section details Emerald Isle's future land use goals. These goals describe the
desired ends toward which the land use plan and its policies are directed. They
also describe the values and general principles that guide the town's
development and redevelopment.
The goals are an outgrowth of the key issues and concerns identified by the
Land Use Plan Steering Committee; the planning vision; and the technical
' analysis of existing and emerging trends. They provide a template for
developing policies and programs.
Satisfactory access for residents and visitors to the beaches and
the Sound for a range of activities
Land uses and land use patterns that are consistent with the
capabilities and limitations of Emerald Isle's natural systems
Preserved and reclaimed natural areas, such as Emerald Isle
Woods park, that have high biological, economic, and aesthetic
values
Mitigation of risks from storms, flooding, beach erosion, and
migration of Bogue Inlet
Better traffic flow and safety to accommodate the growing
permanent and seasonal population
High quality waters in the ocean and sound that meet water
quality standards and are approved for shellfishing
Stormwater that is managed to protect water quality and to
prevent neighborhood flooding
Create a "village" type atmosphere in the commercial district that
is pedestrian friendly, promotes successful businesses, is
aesthetically pleasing and has attractive signage, and fosters a
greater sense of community
65

Emerald Isle's Future Land Use and Development Policies
Introduction
Emerald Isle's policies are a consistent set of the principles and decision
guidelines, or courses of action that are adopted by the Board of Commissioners
to attain its land use and development goals. While the policies are not
regulatory, except for the requirements and standards for development and
land use in Areas of Environmental Concern, the Town will follow a deliberate
process to ensure that its development management ordinances and
regulations and future land use and development decisions are consistent with
the policies. Part 4 of the plan, Tools for Managing Development, contains a
description of the steps that will be taken to address consistency between
policies and local development management ordinances.
CAMA planning guidelines specify that local policies must address six
management topics. These management topics include:
1.0 public access
2.0 land use compatibility
3.0 infrastructure carrying capacity
4.0 natural and manmade hazard areas
5.0 water quality, and
6.0 local concerns (small town atmosphere).
The topic of local concern is a general topic of maintaining a small town
atmosphere. This topic was mentioned numerous times in the community
workshop and Steering Committee meetings.
The policies that address each of these management topics are described
below. Applicable CAMA Planning Objective(s) and a brief discussion of the
policy background are provided for each management topic. This discussion is
intended to provide users of the plan with information about the context of the
adopted policies and is not intended to be part of the Town adopted policies.
The policies for development and land use in AECs do not exceed state
standards.
The Town's adopted Land Use and Development Policies are shown in bold.
M

' 1.0 Public access
1
u
I
1
PUBLIC ACCESS CAMA PLANNING OBJECTIVE
"Develop comprehensive policies that provide beach and public trust water
access for the shorelines in Emerald Isle."
Discussion
Residents and visitors to Emerald Isle have traditionally enjoyed excellent access
to the ocean beach and the estuarine waters of Bogue Sound. It is fortunate
that the town's original design provided for numerous well -located access
locations for the beach and included short, dead-end streets on the north that
lend themselves to pedestrian access to Bogue Sound. A small number of these
potential access locations provided in the town's original layout are obscured or
blocked by private encroachments.
The Town has added several additional access facilities: a universally accessible
access point at the east end, two regional beach access locations, and Cedar
Street Park that provides formal access to Bogue Sound. The Town is developing
Emerald Isle Woods Park, which will provide additional access to the sound. In
addition, the Town has recently acquired a sound front access site near Chapel -
By -the -Sea.
Policies related to public access are directed toward the Town's ongoing
beach renourishment and inlet stabilization projects.
Policies
1.1 The Town will continue to maintain, improve, and reclaim its Public Access
Locations to ensure that residents and visitors have satisfactory access to
the ocean beach and the sound. The Town will use its Shoreline Access
Plan as a guide for the location, development, and improvement of
ocean and sound access.
1.1.1 The Town will seek to provide at least one community access
location every'/Z -mile along the beach and to identify or provide
parking spaces within walking distance (1/4-mile). If possible, the
67

Town will utilize existing access points to provide community
access.
1.1.2 The Town will seek to provide local access locations every 1/4-mile
to provide pedestrian and bicycle access to the beach for
surrounding neighborhoods. These local access locations will have
minimal facilities. Vehicular parking may not be provided at these
facilities.
1.1.3 The Town will undertake, where feasible, development of additional
Cedar Street -like facilities to provide satisfactory access to Bogue
Sound.
1.1.4 The Town will provide satisfactory access to residents and visitors of
all abilities. It will review the community's needs for universal
access and take steps to eliminate barriers.
1.1.5 The Town will seek financial assistance from the State and Carteret
County for development of additional access facilities.
1.1.6 Where there are currently dedicated but unimproved access
locations, the Town will (1) continue its policy of accepting
maintenance of properly constructed walkways and cross-overs
built by surrounding property owners; and (2) identify walkways and
crossovers where private encroachments exist and take steps,
where practical, to open these access points to the public.
1.2 The Town will consider service to the beach and sound access locations in
the design and development of its pedestrian and bicycle systems and
facilities.
1.3 In conjunction with the development and implementation of the
comprehensive stormwater management program and subject to
available funding, the Town will seek to correct conditions at access
locations on street -ends to ensure that these facilities do not contribute to
impairment of water quality in Bogue Sound.
1.4 The Town will seek to protect public access to the ocean beach and the
sound in its review and approval of development and redevelopment
plans.
1.5 The Town will review local ordinances regulating the placement and
length of piers and make adjustments so that they mirror CAMA standards.
1.6 Boat launching facilities in the Town are currently limited to the private
Island Harbor Marina, small private launching facilities, and small
unimproved facilities at a few street ends that do not have parking areas
and that serve only the nearby neighborhoods. The Town's goal is to
provide additional public boat launching facilities, with designated
parking areas, for its residents, property owners, and visitors. The Town will

fl
work to identify suitable locations and pursue grant funding for such
projects.
2.0 Land Use Compatibility
LAND USE COMPATIBILITY CAMA PLANNING OBJECTIVES
"Adopt and apply local development policies that balance protection of
natural resources and fragile areas with economic development."
"Policies that provide clear direction to assist local decision making and
consistency findings for zoning, divisions of land, and public and private
projects."
Discussion
Even though Emerald Isle is approaching full effective development, the Town
places high value on protection and conservation of its coastal resources.
Residents who have participated in the planning process have expressed
concern about coastal wetlands, Bogue Sound, which is designated an
Outstanding Resource Water (ORW), the estuarine shoreline, non -coastal
wetlands, and vegetative cover. The ORW designation means that the
waterbody has outstanding scenic, fishery, recreation, wildlife, and ecological
values.
Coastal wetlands in Emerald Isle are marshes that are regularly or occasionally
flooded by tides. These marshes perform several valuable services. They
' provide food for fish and shellfish in the sound; they provide wildlife habitat; they
help protect against erosion; and they help remove sediment and pollutants
from stormwater runoff. These wetlands are unsuited for any development or
land use that would alter these natural functions.
' Bogue Sound and its tributaries are part of the estuarine water system that is an
integral part of the coastal lifestyle enjoyed by Emerald Isle residents and visitors.
Not only are these waters tremendously valuable scenic resources, they also
support the region's valuable commercial and sport fisheries, which include
species such as menhaden, flounder, shrimp, crab, clams, and oysters. Bogue
' Sound is designated an Outstanding Resource Water. Only land uses and
development that are compatible with its outstanding scenic, fishery,
recreation, wildlife, and ecological values are appropriate.
69

The dry land edge, or estuarine shoreline, that forms the transition between
Bogue Sound and upland areas is an important part of the overall system. It
extends landward for 575 feet. Development in this area must protect existing
barriers to erosion, limit impervious surfaces, and take steps to prevent
sedimentation and pollution from runoff.
Non -coastal wetlands are important components of Emerald Isle's natural
systems to manage stormwater, protect water quality, and prevent erosion.
These important landforms should be protected.
Only small, isolated areas that meet the traditional definition of maritime forest
remain in Emerald Isle. However, the town still has significant areas that are
covered with native vegetation. All of these areas are valuable assets and are
worthy of attention and preservation.
The Town's policies provide a set of guidelines that will protect these resources in
decisions related to land use and development.
Policies
2.1 Due to the essential role that they play in protecting water quality and
providing food and habitat for fish and wildlife, the Town supports
protection and conservation of Emerald Isle's coastal wetlands.
2.1.1 The Town endorses the CAMA use standards, which may be
minimum requirements, and the development permit system as an
effective tool for conserving coastal wetlands.
2.1.2 Through enforcement of local ordinances, the Town will ensure that
land use and development are consistent with conservation of
coastal wetlands. The Town will allow only land uses in coastal
wetlands that require water access and cannot function elsewhere.
Examples of acceptable uses are utility easements, piers, and
docks. Where such uses are permitted, the Town will require them
to be developed in such a manner that the impact on coastal
wetlands is minimized.
2.2 The Town supports actions by property owners to slow or prevent erosion
along Bogue Sound and its tributaries that are consistent with CAMA rules.
The Town encourages property owners to use approved erosion
prevention methods that are the most effective for preserving and
restoring coastal wetlands.
70

1
P,
2.3 The Town recognizes the importance of the 575-foot ORW-estuarine
shoreline in protecting water quality in Bogue Sound and supports use
standards that preserve natural barriers to erosion, require vegetated
buffers, requires on -site retention of stormwater, and keep impervious
surfaces to a minimum. The Town will continue to enforce local
ordinances that support these objectives in the ORW-estuarine shoreline.
2.4 The Town will only allow uses in estuarine waters that are compatible with
protection and conservation of their biological and community values.
2.4.1 Only development associated with water -dependent uses is
allowed. Examples of appropriate development may include
public access facilities, docks and piers, or erosion control
structures.
2.4.2 In all cases, the design of facilities or activities will ensure that any
negative impacts on estuarine waters are minimized.
2.4.3 Development of new marinas or expansion of existing marinas must
be consistent with local ordinances.
2.4.4 "Floating homes" are not allowed
2.5 The Town will require identification and encourage preservation of high -
value, non -coastal wetlands on development site plans to protect their
biological and stormwater management values.
2.6 The Town places high value on its native vegetation and encourages
flexible site planning and site development that helps preserve this
resource.
2.7 The Town will strongly encourage future development and land uses
patterns that are consistent with conservation of its natural systems.
3.0 Infrastructure Carrying Capacity
INFRASTRUCTURE CARRYING CAPACITY CAMA PLANNING OBJECTIVE
"Establish policies to ensure that the location and capacity of public
infrastructure is consistent with the Town's growth and development goals."
Discussion
Emerald Isle's key infrastructure systems include NC 58 and the local street
system; the public water system operated by Bogue Banks Water Corporation
(BBWC), which is a non-profit corporation; and the drainage system.
71

NC 58 is "Main Street" but it must also carry large volumes of regional traffic with
origins and destinations outside of Emerald Isle. Traffic volumes on this highway
are extremely heavy during the vacation season and residents and visitors alike
would like to see relief. In addition, the NC Aquarium at Pine Knoll Shores will
double in size in the near future and increase traffic pressure on NC 58 with
visitors traveling from the mainland through Emerald Isle to reach this attraction.
It also has the potential for creating a barrier between the sound areas and the
ocean areas, making access difficult and dangerous. In addition, some
residents are concerned that current highway facilities may not be adequate to
handle traffic in times of storms.
The BBWC says that it has sufficient capacity to serve the town's projected peak
population and that its aquifer water resource is not a limiting factor for growth.
Nine of BBWC's 11 wells for the water system are located in Emerald Isle. A third
water tower is planned to improve water pressure at the western end of the
town. The Town will work with the BBWC to ensure that these wells are
protected.
The Town has a drainage plan that was developed in 1988. Several of the
recommended projects have been implemented. The Town is currently
implementing an innovative stormwater management system to address
continuing problems in the Coast Guard Road area.
The White Oak River Basin Plan and NC Shellfish Sanitary Survey for area D-3
indicate that bacterial contamination from stormwater runoff is a major source
of water pollution in this area of Bogue Sound bordering Emerald Isle. The Town
will address this issue through a comprehensive stormwater management
program that addresses flooding problems, runoff volume, and sedimentation
and pollution from runoff.
While not within the timeframe of this land use plan, the Town will work with the
North Carolina Department of Transportation, emergency management
agencies, and property owners in Emerald Isle to support the highest possible
level of response to emergencies. This may involve identification or
development of parallel E-W access when NC 58 is not passable and
identification of strategically located helicopter landing sites when emergency
transport off the island is required.
72

� 3,
J
Policies
The Town supports improving traffic safety and the traffic capacity of the
NC 58 corridor on and adjacent to Bogue Banks to better accommodate
seasonal peak traffic volumes.
3.1.1 Two travel lanes with a center turn lane and bicycle lanes is the
preferred cross-section for NC 58 through the existing commercial
area, from the Coast Guard Road intersection to the vicinity of Mile-
post 17. From this area to the city limits the preferred cross-section
is 2 travel lanes and 2 standard bicycle lanes.
3.1.2 The Town strongly supports a corridor design that does not create a
barrier between the ocean side and the sound side and that
provides for sufficient safe crossings to allow pedestrians and
bicyclers to safely cross the highway.
3.2 The Town endorses funding to provide transportation improvements that
enhance area access and travel within the region without harming
Emerald Isle's "small town atmosphere."
3.3 The Town supports development of the system of pathways and
crosswalks as recommended by the Highway 58 Corridor Committee. The
Town encourages additional planning to expand the pathway system to
major destinations throughout the community.
3.4 The Town will undertake a long range planning process for additional
east -west access through the commercial concentration at Bogue Inlet
' Drive. The plan will focus on relief of traffic congestion at this location and
support further development of this area into the Emerald Isle Town Center.
3.5 The Town will seek to form a partnership with other Bogue Banks
' communities and the NC Department of Transportation to develop a
strategy for additional access between the mainland and the island to
' address seasonal traffic demand and to provide faster and safer access in
times of storms. The Town is opposed to widening the existing Langston
Bridge or building a parallel bridge as a solution to improved access. The
' Town supports a mid -island bridge as a preferred solution to congestion
on NC 58. A mid -island bridge would tie-in to the NCDOT's regional plan
' to expand Hibbs Road to 5 lanes from NC 24 to NC 70 and provide an
additional evacuation route for people living in the middle of Bogue
Banks.
' 3.6 The Town will ensure that land use and development decisions and
management of transportation facilities complement and enhance each
' other.
1 73

3.7 The Town will continue to provide residents, businesses, and visitors with
adequate and safe drinking water through the BBWC system.
3.7.1 The Town will continue to consider the impact of land use and
development in Emerald Isle on the supply and quality of the
island's drinking water.
3.7.2 The Town will require developers and property owners to connect to
the BBWC system at their own expense.
3.7.3 The Town and BBWC will periodically review population growth,
development patterns, and water system capacity to ensure
balance between the public water supply and population growth
and development.
3.8 The Town will undertake development of a comprehensive stormwater
management program. This program will include three components: (1)
protection and enhancement of water quality; (2) actions to address
flooding in existing neighborhoods; and (3) enforcement of stormwater
management ordinances and policies for new development and
redevelopment.
3.9 The Town will continue to rely on septic tanks and private "package
treatment plants" for wastewater treatment. The Town will not pursue
development of a central sewer system.
4.0 Natural and Manmade Hazard Areas
HAZARD AREAS CAMA PLANNING OBJECTIVES
"Develop location, density, and intensity criteria for new development and
redevelopment so that it can better avoid or withstand hazards"
"Correlate existing and planned development with existing and planned
evacuation infrastructure."
Discussion
Coastal storms constitute a significant hazard for residents and properties in
Emerald Isle. The Division of Coastal Management places the Town's historical
rate of beach erosion at 2 feet per year. Yet after Hurricane Floyd in 1999, the
town experienced significant beach recession. After the storm, the Town
estimated that 156 single-family structures, and 17 mobile home lots were
endangered.
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1
Bogue Inlet is encroaching on the western end of the island. Engineers estimate
' that the inlet is migrating to the east at a rate of 60 to 90 feet per year.
' The Town has identified 86 repetitive flood insurance loss locations. Most of
these locations are in the western area.
A significant area of Emerald Isle is subject to "accident potential" and "noise
impacts" associated with aircraft operations at Bogue Field. Accident potential
' zones impact nearly 1,500 parcels. "Some" or "moderate" noise levels impact
nearly 2,500 parcels.
The Town's approach is to mitigate the risks associated with these hazards
through information, local development guidelines, support of the State's
' coastal management program, and local nourishment and inlet stabilization
projects.
Policies
' 4.1 Due to the unique risks to life and property that exist within the area
designated as the Ocean Hazard System AEC, the Town strongly supports
the State policies that regulate the location and intensity of development
in these areas. The Town will enforce local policies that bolster the State's
programs:
4.1.1 The Town will avoid taking any action or approving any action that
materially damages the frontal dune system or that hampers its
recovery from storm damage.
'
4.1.2 Due to the valuable role that vegetative cover plays in stabilizing
soil and dune systems and increasing resistance to damage from
storms, the Town strongly opposes excessive removal of vegetation
'
for development or redevelopment.
4.1.3 The Town will continue a beach conservation and nourishment
program as part of an overall program to mitigate risks from coastal
storm events.
4.1.4 The Town supports realignment of Bogue Inlet to address its
encroachment on the western shoreline of the island and to protect
and restore valuable recreational and environmental resources. To
'
address the increased risks to development in the Bogue Inlet
hazard area, the Town strongly discourages inappropriate
development by limiting residential and commercial density,
structure size, and development intensity. Outdoor recreation
1 75

activities, uses that do not require impervious surfaces and public
access are examples of uses that are encouraged in this area. The
Town will allow no development west of the western property line of
properties currently fronting on the western side of Bogue Ct.
4.2 The Town supports measures to mitigate the aircraft accident potential
and elevated noise levels associated with operations at Bogue Field.
4.2.1 The Town believes that safety and noise hazards within the APZ and
noise contours must be disclosed to new buyers prior to purchase.
Such disclosure is best conducted and controlled by real estate
brokers uniformly within the county. The Town will review and adopt
a procedure for disclosure after consultation with the NC Real Estate
Commission, the Carteret County Board of Realtors, and Carteret
County officials.
4.2.2 The Town will not rezone areas within the APZ to a zoning district that
allows higher residential densities than the current zoning district.
The one exception to this policy is the commercial area identified
as Village East, which is specifically targeted for redevelopment in
the future and may include a mixture of residential and commercial
uses.
4.2.3 Within the areas affected by elevated accident potential and higher
noise, the Town encourages property owners and developers to
consider compatible land uses and appropriate construction
techniques when developing or redeveloping their property. The
Town will provide property owners with informational brochures and
access to maps that can assist them in evaluating the impact of
potential accidents or noise on their property.
4.3 The Town allows development and redevelopment within special flood
hazard areas subject to the provisions and requirements of the National
Flood Insurance Program, CAMA regulations and the local zoning
ordinance (Flood Damage Prevention). Special flood hazard areas are
those areas delineated on the Flood Insurance Rate Maps (FIRM) that
have a 1-% chance of flooding in any one year.
4.4 The Town will adopt and periodically update a Hazard Mitigation Plan that
addresses the community's natural hazards and meets the requirements
of the NC Division of Emergency Management and the Federal
Emergency Management Agency.
4.5 The Town will maintain or improve its Community Rating System (CRS)
score to make the community safer from flood risks and to reduce
premiums for Federal Flood Insurance.
76

rl
4.6 The Town will work with the Emerald Isle Fire Department to maintain its #4
Fire Rating.
4.7 The Town will take steps to improve traffic handling capability and safety
of Emerald Isle's streets and roads and will encourage improvement of
evacuation routes off Bogue Banks.
5.0 Water Quality
WATER QUALITY CAMA PLANNING OBJECTIVES
"Policies that help prevent or control non -point source discharges..."
"Establish policies and land use categories aimed at protecting open shellfishing
waters and restoring closed or conditionally closed shellfishing waters."
Discussion
According to the White Oak River Basinwide Plan, overall water quality in the
waters adjacent to Emerald Isle is generally good. The waters in Bogue Sound
are either fully supporting or partially supporting for all of the dimensions of water
quality rated by the Division of Water Quality (DWQ).
Piney Creek and a small area around Island Harbor Marina are the only areas
permanently closed to shellfishing. However, DWQ's basinwide plan shows that
shellfish stocks are declining throughout Bogue Sound.
According to the NC Shellfish Sanitation Section, fecal coliform that is directly
related to stormwater runoff is the major source of pollution in Bogue Sound and
its tributaries. Shellfish Sanitation recommends stormwater management and
public information and education as the most effective local strategies for
protecting water quality.
The Town relies on septic tanks and private "package treatment plants" for
' wastewater treatment. The Carteret County Health Department indicates that
soils in Emerald Isle are generally suited for septic tanks and that existing septic
' tanks are not a significant water quality issue. Package treatment plants on the
other hand have experienced some performance problems. These package
plant problems are sometimes linked to a lack of capital to repair and upgrade
the system.
77

Policies
5.1 The Town will undertake a comprehensive stormwater management
program that controls the amount and quality of stormwater runoff that is
consistent with maintaining and enhancing water quality in the Ocean
and Bogue Sound and restoring water quality in Piney (Archer's) Creek.
The stormwater management program will address the following
objectives:
5.1.1 Reduction of stormwater runoff to the ocean beaches, Bogue
Sound, and the sound's tributaries from all .public areas such as
streets, parking lots, access areas, and ramps;
5.1.2 Application of stormwater ordinances to new private development
and significant redevelopment of existing properties;
5.1.3 Retention of vegetated buffers along drainage ways where feasible;
and
5.1.4 Cooperation between the Town and property owners to reduce
sedimentation and pollution from local runoff.
5.2 As part of the comprehensive stormwater program, the Town will
investigate the feasibility and cost associated with the restoration of water
quality in Piney Creek to the point that the creek may be opened to
shellfishing.
5.3 The Town will ensure that its land use and development policies support
the goal of maintaining and enhancing water quality.
5.3.1 Maintain "low" density development patterns that are consistent
with maintaining and enhancing water quality;
5.3.2 Encourage innovative development techniques to reduce
impervious surfaces associated with new development or significant
redevelopment; and
5.3.3 Review current development requirements to identify opportunities
to reduce impervious surfaces.
5.4 The Town recognizes that management of land uses and development in
the 575-foot outstanding resource water shoreline of Bogue Sound is a
major requirement for maintaining and enhancing water quality in the
Sound. The Town will ensure that its land use and development regulations
are consistent with the proper management of this resource and the
applicable state and federal development regulations.
5.5 The Town supports septic tanks as the primary means of wastewater
treatment where soil limitations are not a factor.
W

5.6 To minimize septic tank problems, the Town will undertake an education
program that provides information to property owners on proper
maintenance of septic tanks.
5.7 Where the use of septic tanks for wastewater treatment is not consistent
' with public health or environmental quality, the Town supports the use of
properly maintained wastewater treatment plants." Owners and operators
' of these facilities must have a plan of operation and a financial plan,
satisfactory to the Town, that ensure the plant's continuous operation and
its periodic repair, upgrade, and expansion as needed. Like some other
' NC communities, the Town may require a performance bond, letter of
credit, or other financial instrument for the long-term maintenance and
' upgrade of any package treatment plant to insure that it protects public
health and water quality.
6.0 Local Concerns —Small-town Atmosphere
Discussion
Preserving Emerald Isle's small-town atmosphere is almost universally mentioned
as an aim of the Land Use Plan. This generally means maintaining and
enhancing the community's following characteristics:
' • An "identifiable" commercial core that serves as
a "town center"
• Predominantly lower density residential uses with
' most single-family and dual -family homes
• Sidewalks and bike paths that connect
neighborhoods to the commercial areas, public
access points, and other frequent destinations
• Appropriate signage and lighting on commercial
structures
• Street trees on public rights -of -way and
' landscaping on private parking areas
The Town recognizes the potential for developing large hotel complexes in
' Emerald Isle. Such hotels are characterized by more than 100 rooms. The Town
is opposed to this type of development because it conflicts with Emerald Isle's
"small town atmosphere." The Town is also opposed to the development of a
1 79

convention center. However, the Town supports and encourages development
or redevelopment of smaller -scale hotels or motels that are consistent with its
land use policies, ordinances, and regulations, which will ensure that the
development "fits" the community.
Policies
6.1 The Town strongly encourages overall land use and development patterns
that support retention of the Emerald Isle's small town character, its
existing quality of development, and its family atmosphere.
6.1.1 The Town strongly encourages development practices that preserve
important environmental features, provide a high quality living
environment, address transportation needs, and emphasize
compatibility with neighboring residential areas.
6.1.2 The Town will encourage single and dual -family development and
redevelopment in areas planned for residential uses. The Town will
continue to enforce the density limits of the existing zoning
ordinance for new development and significant redevelopment. In
areas planned for single and dual -family structures, these limits
range from 3.5 dwellings per acre to 5.8 units per acre. In mixed
residential areas, density may be up to 8.0 units per acre.
6.1.3 Single-family and dual -family residential structures are strongly
encouraged unless the development incorporates innovative site
plan concepts such as clustering, mixed -use development, or
"traditional neighborhood design." In these cases, the effective
density cannot exceed 3.5 dwelling units per acre for single-family
structures and 5.8 dwelling units per acre for dual -family structures.
6.1.4 The Town continues to allow multifamily development at a density
not to exceed 8.0 dwelling units per acre. Areas for multifamily
development are designated on the Future Land Use Map as mixed
residential and will have the following characteristics:
6.1.4.1 The Town opposes development of new multifamily
residential uses in areas that are currently developed
predominantly for single-family and dual -family
residences. It will review existing zoning in these areas
and consider changes to zoning designations that allow
only single-family and dual -family structures.
M

6.1.4.2 The Town will permit multifamily housing at a maximum
'
density of 8.0 units per acre on parcels of land that are
identified on the Land Use Map as mixed residential.
'
6.1.4.3 The Town will consider any requests to rezone property
from commercial to mixed residential or low density
residential.
' 6.1.4.4 The town will maintain its current building height limits.
6.2 The Town supports the concept of creating the Emerald Isle Gateway on
' Emerald Drive, beginning at the Cameron Langston Bridge and extending
to the Coast Guard Road intersection. The Gateway will focus on
preserving existing vegetation, introduction of complementary native
' vegetation, and minimizing public and private signage. The Gateway will
announce arrival at a special place.
6.3 The Town continues to support development of the local retail and support
' services sector that provide a greater range of goods and services to both
year round residents and visitors.
' 6.4 The Town encourages commercial buildings that are consistent with
Emerald Isle's small town atmosphere. Important characteristics include
size, design, appropriate signage, and modest lighting.
6.5 The Town supports development of a more traditional "town center" that
builds on development and redevelopment of the existing business areas.
' The Town will initiate a long-range planning program for the center. The
plan will be consistent with our vision of preserving and enhancing our
small-town atmosphere, and it will include the following components:
' . The town center will encourage mixed uses such as retail services,
restaurants, entertainment, and residences. The Town discourages
' location of new motels and hotels in this area.
It will take advantage of the ocean beach and strive to provide easy
pedestrian and bike connections to surrounding neighborhoods and
the sound.
It will encourage interconnections between businesses and shopping
' centers that minimize the need for trips on NC 58.
6.6 The Town supports development of a commercial convenience area on
Emerald Drive between Connie and Ocean Drive.
6.7 The Town will seek to create a partnership with the NC Department of
Transportation, local private organizations, and residents and property
' owners to develop and implement a landscape and beautification
program for public rights -of -way.
6.8 The Town recognizes the potential for location of new motels or hotels and
encourages location of these developments in the area designated on
1 81

the Future Land Use Map as Village West. Such a development must
comply with the policies of this plan and all applicable local ordinances.
6.9 The Town opposes the construction of a large-scale hotel or motel
complex.
6.10 The Town opposes the construction of a convention center. '
11
82 1

I Future Land Use Map
' CAMA Land Use Planning guidelines require a future land use map that depicts
the Town's growth and development policies and its desired future patterns of
land development. The map must also give "due consideration" to the
planning area's natural system constraints and the Town's infrastructure policies.
' Emerald Isle's Future Land Use Map, which follows, uses a land classification
system to show desired future uses and land use patterns. This classification
system has six categories of land use and development. These six categories
include the following:
Conservation
Main Business Area
Emerald Drive Business Corridor
Village East -Town Center
Village West
Eastern Commercial Area
Living Areas
Single/Dual-Family
'
Mixed Residential
' These future land use categories and the policy emphasis in each are described
below. The policy emphasis for each category is detailed in the shaded boxes.
Conservation areas
' The purpose of the Conservation land classification is two -fold. First, the
classification provides protection and effective long-term management of
Emerald Isle's significant and irreplaceable natural systems. These areas have
high natural, scenic, recreational, and life-style values. Second, the
' classification helps the Town mitigate the risks to life and property that would
result from development in areas with significant hazards associated with wind,
flooding, and erosion.
The conservation classification includes the following land features:
' 83
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I
1
i
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1

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A
11
Bogue Sound and its tributaries
Bogue Sound estuarine shoreline
Coastal wetlands
Ocean erodible area
Bogue Inlet hazard area
High hazard flood area
Non -coastal wetlands
Emerald Isle Main Business Area
The Main Business Area includes three related areas: The business and mixed use
area, called Village -East Town Center, which is centered .along Bogue Inlet
Drive, the commercial area, called Village -West, which is centered in the
Islander Drive area, and the Emerald Drive Business Corridor, which connects the
two "Villages." The Main Business Area is planned to encourage the provision of
quality retail activities and business services to meet the needs of permanent
residents and visitors. It will encourage owners to redevelop properties where
appropriate and to ensure that new and redeveloped commercial properties
are consistent with the Town's goal of maintaining a small-town, family
atmosphere, while protecting and enhancing its natural environment.
Development Intensity Standards
Intensity of development in planned commercial areas will be controlled by the
Town's current height and lot coverage standards. These limits are summarized
84

below: (Readers should consult with the Town's Building Officials to determine
the application of these standards to specific properties.)
Height standard for commercial land uses
Maximum of 40 to 50 feet depending on construction materials and roof slope.
Flat or low -pitch roofs (<=3/12) maximum of 35 feet.
Pitch roof (>=3/12) maximum of 50 feet to mean roof level.
Lot coverage
For the more intensive commercial areas, at least 15% of the lot area must be
preserved in a natural state (natural area may be used for septic drain field).
For less intensive commercial areas, at least 25% of the lot area must be
preserved in a natural state.
Each of the three planning areas is described in more detail below.
—Emerald Drive Business Corridor
The planned Emerald Isle Business Corridor is built on the existing business corridor
that extends along Emerald Drive from the vicinity of Coast Guard Road to the
Mangrove Drive area. The corridor also includes the area currently used for
camping, which adjoins Bogue Sound to the north and east of Emerald Drive.
The purpose of the corridor is to continue encouraging commercial, business,
and community uses in this corridor that offer a wide range of retail and service
uses and facilities to serve Emerald Isle's core community and its seasonal
visitors. The corridor will also offer related uses, such as camping, to serve visitors.
85

' Village -East Town Center
The Village -East area is planned as a long-term program for reinforcing the older
' commercial district that is centered in the Bogue Inlet Drive area in a way that
creates a more traditional Town Center for Emerald Isle. The Town Center
concept will include a mixture of uses that are similar to those found in
traditional small towns. It could include retail shops and restaurants, retail,
business support services, recreation and entertainment enterprises, public and
semi-public uses, and residences. The plan will examine the potential for
locating business and residential uses in mixed -use structures.
The Town Center will strive to offer pedestrian and bike connections to
surrounding neighborhoods and will offer easy access from the ocean to the
sound, including a safe and attractive crossing at Emerald Drive. Within the
current height limits, second -story residential uses will be considered.
' Planning for the Town Center will incorporate some surrounding residential areas
to reinforce linkages to the town center and to encourage development and
redevelopment of residential uses that support the planning themes for the
area.

Two levels of residential densities are planned: maximum net density within areas
currently zoned business is 8.0 units per acre; and maximum net densities for
areas currently zoned for single family or duplex structures ranges from 3.5
dwelling units per acre to 5.8 dwelling units per acre.
Village -West
"Village -West" includes the area in the western section of the Main Business
Area with current land uses that are heavily oriented toward vacation and
recreational activities. The general location of the area is on the south side of
Reed Drive. Its western "boundary' is the Holiday Trav-1 Park. It includes the
business and amusement uses along Islander Drive; it skips Daisywood, Sound of
the Sea, and Ocean Crest residential areas; and it includes the vacant tract
located at the intersection of Loon and Reed.
Upgrade and redevelopment of existing uses is encouraged in this area. The
Town recognizes that such a development may involve reconfiguration of some
of the current land uses. This area may contain an appropriate site for a motel
or small hotel. In addition to lodging, the area is appropriate for related
activities such as restaurants, small specialty shops, beach -related goods, and
entertainment.
Any development or redevelopment of motels or hotels in this area must meet
specific site development criteria included in Town's land use policies. These
development criteria and density limits are designed to address traffic
87

congestion at the Emerald Drive -Coast Guard Road intersection; protect water
quality; preserve native vegetation; and protect surrounding residential areas.
I
IEastern Commercial Area
1 The planned Commercial Area on the east -end is located on the south side of
Emerald Drive between Connie Drive and Hunter Circle. The objective of this
land use category is to provide residents of the surrounding neighborhoods with
' shopping areas and community facilities that provide goods and services that
meet residents' day-to-day needs or that meet the service needs of
neighborhood properties. Examples of appropriate uses in this area are
convenience retail, barber shops and hair salons, real estate rental offices, small
restaurants, and small gift shops. These types of uses add to the convenience of
' these neighborhoods and help reduce the number and length of trips on NC 58.
The Town encourages' uses in the Eastern ,Commercial Area that meet the

Living Areas I
Emerald Isle's residential areas are approaching full development. The major
trends over the coming years will be on in -fill development - building on lots M
currently subdivided - and redevelopment and re -subdivision - moving or
demolishing existing homes or combination of existing vacant lots. Basic public
infrastructure is in place to support this residential development process. The
major concerns include impact on existing community character, stormwater
runoff and resulting potential impact on water quality, and compliance with ,
current density limits and development requirements.
There are a small number of vacant tracts that have not been subdivided. The
subdivision of these tracts will meet the current policies and State and local
requirements.
There are also many large areas in Emerald Isle that are currently zoned to allow
'
a mixture of residences, motels, hotels, and other non-residential uses but which
have been almost fully developed with single-family or dual -family homes. It is
the intent of the town to protect these residential areas by changes to a
,
residential zoning classification that permits only single-family or dual -family
residential land uses.
To adequately address its future land use goals, the Town has subdivided future
Living Areas Classification into Single/Dual-Family Residential and Mixed
,
Residential categories. These categories are described below.
Single/Dual-Family Residential areas are planned primarily for
single-family and duplex structures. This category includes many
existing areas that are already developed. It is the Town's intent to '
encourage only single-family or duplex structures in this future land
use category. Maximum densities are 3.5 dwellings per acre for I
single family and 5.8 dwelling units per acre for duplex units.
While single-family and duplex residential structures are strongly ,
encouraged, innovative site plan concepts such as clustering,
mixed -use development, or "traditional neighborhood design" that
involve other housing types may be considered in these areas.
89 1

�jl
However, these types of development must adhere to single-family
and duplex development densities.
Mixed -Residential areas are located mostly on undeveloped
parcels and parcels currently designated for commercial uses.
These areas are planned for single-family, duplex structures, or
multifamily structures, and it is the Town's intent to limit future
multifamily structures to these areas. Maximum densities in these
' areas are 3.5 dwellings per acre for single family, 5.8 dwelling units
per acre for duplex units, and 8.0 units per acre for multifamily.
In addition to density limits for residential uses, the Town places intensity limits on
residential development through its height limits. For buildings with flat or low -
pitch roofs, the height limit is 35 feet from grade plane to mean roof height; for
high slope roofs, the limit is 40 feet, measured from grade plane to mean roof
' height.
I
Policy 6.1 provides additional detailed guidance on residential land use and
development.
90

r_J
Allocation of Land to Various Use Categories
The planning guidelines require an analysis of the amount of land allocated to '
each of the land use categories and a comparison with the land needs analysis
shown in Part 2, Section III, page 44. Table 23 details this analysis.
Table 23
Comparison of Land Allocated to Future Residential Land Use and Projected
Land Needs
Future Land Use Category
Total Acres
allocated
Vacant acres
Single/Dual Family
Residential
1,885
163
Mixed residential
263
76
Commercial corridor
70
11
Village East and Village
West
124
27
Convenience commercial
5
2
Conservation
3201
NA
m

Table 17 in the section on "Analysis of Existing and Emerging Trends" provides an
estimate of the residential land needed to accommodate the town's projected
population growth. This table shows that 190 acres will be required before
applying the adjustment factor (+50%). After the adjustment is made, the land
need estimate is 285 acres compared to 239 acres allocated on the Future Land
' Use Map.
1 Cost of Required Community Facility Extensions
No extensions of basic community facilities, such as water, sewer, and roads, are
' required to support the Town's planned future land uses. However, the Town's
land use policies commit to development of a comprehensive stormwater
management program to address stormwater issues and water quality.
5
92

Part 4. Tools for Managing Development
This section of the plan describes the Town of Emerald Isle's strategy and
action plan for implementing its Growth and Development Policies. The
section includes four major parts:
1. Description of the role of the plan and the status of its policies in
the Town's land use and development decisions.
2. Description of the Town's existing development management
program, including ordinances and plans, and how it will be
'
used to implement the policies.
3. Identification of any additional tools that will be used to
implement the plan.
4. Action plan and schedule for implementation.
Each of these parts is discussed below.
Role and Status of Plan
The Emerald Isle CAMA Land Use Plan will serve both day-to-day and
iTown's
long-range functions. The day-to-day functions relate primarily to the
administration of its development management ordinances and
the public's understanding and use of these ordinances for land use and
development decisions regarding their own property.
For the Board of Commissioners, the Plan will be a policy and decision
'
guide on matters related to land use and land development in Emerald
Isle. It will not have the status of a local ordinance or code, except in
matters related to development or land use within Areas of Environmental
Concern, but the policies and the future land use map will guide decisions
on applicable ordinances and policies such as the zoning ordinance and
subdivision regulations. The plan will also be used in the Board of
Commissioners' decision -making on the Town's capital and annual
operating budget. The Board will review the implementation plan
periodically and make necessary adjustments based on budgetary
considerations, coordination with other projects, and community needs.
Changes in the implementation strategy will be transmitted to the Division
1
of Coastal Management.
93

Another key use of the Plan is for consistency determinations by the
Division of Coastal Management on major development permits, and by
other state and federal agencies on the consistency of their projects and
programs with local plans and policies.
The plan will also be a useful tool for others as outlined below.
Property owners and developers— Plan will provide guidance on the
types of land uses and development that are desired by the
community. The policies will help owners or developers formulate
proposals that are consistent with the goals and objectives of the
community, thereby increasing the likelihood of approval. Finally, the
plan provides base information that will help owners and developers
understand the capabilities and limitations of their property.
Community members at large— Plan will provide information that will
permit residents and property owners to better understand plans for
public projects or private development and will provide a reference
when supporting or opposing such proposals.
Town's administrative staff— The staff will use the plan as a tool for
evaluating development proposals and for preparing plans for public
facilities. The staff will also check existing ordinances for consistency
with the plan and recommend any necessary adjustments to the
planning board and/or Board of Commissioners. The staff will also use
the plan and implementation strategy when preparing its budget
recommendations.
Planning Board —This body will use the plan and its policies to
determine consistency of project plans and development proposals
with community goals and objectives in making decisions to grant or
deny requests, such as an ordinance amendment, special use permit,
or subdivision plat, or to approve project plans.
Existing Development Management Program
Emerald Isle's existing development management program provides a
comprehensive basis for implementing its growth and development
policies. At the present time, the program includes the following
ordinances and plans:
Zoning ordinance
Subdivision regulations
Dune and vegetation preservation ordinance
Flood damage prevention ordinance
Stormwater control ordinance
I
94

Mobile home and travel trailer park ordinance
' Shoreline access plan
The way that each of these local ordinances and policies are used to
' implement the plan is described in Table 24.
' The Town has a well -staffed, professional Planning and Inspections
Department that will be responsible for coordinating the administration of
the development management program. This department has oversight
' of all ordinances related to building and development within the town.
The Planning and Inspections Department is scheduling a project to
'
consolidate the components of the development management program
into a single document to facilitate coordination and to make them
easier for the public to use.
'
The Shoreline Access Plan is the responsibility of the Parks and Recreation
p Y
'
Department. The Director of Parks and Recreation and the Director of
Planning Inspections to this
and will work closely on any adjustments plan.
1
1 95

Table 24
Emerald Isle CAMA Land Use Plan
Existina Development Manaaement Proaram
Public access
Land use
Infrastructure
Natural
Water quality
Small-town
Ordinance/Po
compatibility
carrying
hazard areas
atmosphere
capacity
-licy
Zoning
Overlay district
Requires public
Overlay
Overlay district
Permitted
protecting coastal
street access for all
districts
requiring
residential
wetlands.
lots not included in
requiring
consistency with
development
a planned unit
consistency
CAMA use
predominantly
development.
with CAMA
standards in EW
lower density
use standards
and PTA.
s-f and duplex.
in OHA.
Sets standards
for lighting
and signage
on
commercial
buildings.
Subdivision
Requires public
Prohibits platting of
regulations
access to beach
"unsuited" land for
and sound in all
residential or other
subdivisions.
uses.
Dune and
0 Protects 35%
Requires
ve
vegetation
g
of natural
landscape buffers
vegetation on
for commercial
preservation
residential lot.
properties
ordinance
0 Protects 15-
abutting Emerald
25% of natural
Drive.
vegetation on
commercial
lot.
• Restricts tree
removal with
no
construction
Ian.
Flood
No hazardous land
Requires all new or
WWT must be
damage
g
uses permitted in
substantially
designed to
flood hazard area.
u raded
prevent discharge
0

=
prevention
structures to
into flood waters.
ordinance
comply with flood
damage
prevention
standards.
Stormwater
Wetlands can be
0 No channeling
control
used for water
directly into
quality but must
water bodies.
ordinance
not be
Vegetated
overloaded.
buffer
required.
• Must retain 1 It .
2" of runoff
onsite.
Bogue Sound
Limits fixed pier
Pier
length consistent
with CAMA.
Ordinance
Mobile home
Requires
and TT ark
p
compliance with
dimension
ordinance
standards of
zoninq ordinance.
Shoreline
Policy for
access plan
developing and
maintaining public
access locations
throughout
community.
97

New Tools/Reviews and Amendments/Projects
Ordinance amendments
Implementation of the policies contained in the Land Use Plan will require no
new tools and only limited review and possible amendments to existing tools.
These reviews and amendments are described below.
l . Review the Zoning. Ordinance for consistency with updated land use
plan. The review will address the feasibility of reducing and simplifying
the number of residential zoning districts and eliminating motels, hotels,
and other non-residential uses from districts developed for residential
purposes. In addition, the review will recommend approaches for
incorporating development requirements for motels, hotels, and
multifamily developments into the zoning ordinance.
2. Review all development regulations to identify opportunities to reduce
the amount of required impervious surfaces or to identify means to
encourage use of paving materials that help reduce runoff.
Projects and Plans
1. Preparation of a comprehensive stormwater management plan and
program. This program will include the following objectives:
• Protection and enhancement of water quality.
• Actions to address flooding in neighborhoods.
• Review current development requirements to identify opportunities
to reduce impervious surfaces..
2. Begin a program to improve access locations on street -ends to reduce
runoff and sedimentation.
3. Investigate options to improve water quality in Archers Creek and Town
Creek.
4. Update the Shoreline Access Plan with emphasis on identifying the
following: needed improvements for universal access, potential
parking facilities to serve community access location, and additional
access locations on Bogue Sound.
5. Prepare long range plan for creation of a "Town Center" located in
the Bogue Inlet Drive area and another similar area in the "Village
West" area.
98

' 6. Begin discussions with the NCDOT and other Bogue Banks communities
concerning long range planning for a 3rd bridge to be located "mid -
island."
' 7. Continue implementation of bikeway and sidewalk plans.
1 Implementation Action Plan
' Table 25 shows the Town priority implementation actions and the general
schedule in which they will be completed. The Town will review this action plan
annually to identify any needed adjustments. These adjustments may be
' related to project timing and coordination with other programs of the Town;
community needs that may change from time -to -time; and budgetary
considerations, including the annual operation budget and the capital budget.
1
I
I
1
99

Table 25
Emerald Isle Land Use Plan
Action Plan and Schedule
2004-2011
Action
2004-05
2005-06
2006-07
2007-08
2009-10
2010-11
Review of Zoning Ordinance
Reduce requirements for impervious surfaces
10
Update Shoreline Access Plan
Comprehensive stormwater program
Improve street -end access locations (ongoing)
Archer's Creek Water Quality Program
Long Range Plan for Town Center/Village West
Plan for Extension of Pedestrian/Bike Pathway System
Kick off "Bo ue Banks Partnership" to plan for 3rd Bride
M

1 APPENDIX 1
1
Required Policy Analysis
The planning guidelines require the local government to provide two types of
analysis of its land use and development policies and the future land use map.
Each analysis is described below.
Consistency of Plan with Management Topics
1
1. Consistency between goals and management topics — direction of policies.
Public access. The Town's access policies are intended to provide
"satisfactory
1
access for residents and visitors to the beaches and the Sound
for a range of activities." The policies establish minimal service levels for
access locations and they address areas where access can be improved.
1
They also provide for a program to develop universal access and the Town
will protect existing public access through the development review process.
1
"land
Land use compatibility. The Town's goal is to continue uses and land
use patterns that are consistent with the capabilities and limitations of its
'
natural systems." The policies protect the town's wetlands and the ORW-
estuarine shoreline to ensure that their role in water quality is maintained. The
1
policies also ensure that land uses and facilities are designed in a manner
that protects the biological, economic, and community values of estuarine
waters.
1 Infrastructure carrying capacity. The Town's infrastructure goals focus on
traffic flow and safety on its highway and street system management of
1 stormwater to address flooding and to protect water quality. Important
transportation policies are designed to provide facilities that enhance local
and regional access while protecting Emerald Isle's "small town
' atmosphere." The policies specifically oppose widening the Langston Bridge
or construction of a parallel bridge in Emerald Isle. They support a mid -island
bridge to the mainland.
1 Stormwater policies include preparation of a comprehensive stormwater
1 management program.
1 101

Natural and man-made hazards. The Town's goal is to "mitigate risks from ,
storms, flooding, beach erosion, and the migration of Bogue Inlet." Policies to
support this goal include limitations on the intensity of development within '
hazard areas, a program for beach nourishment, and stabilization of Bogue
Inlet.
The Town also supports policies to address the accident potential and noise
hazards associated with operations at Bogue Field.
Water quality. There are two goals related to water quality. One goal relates
directly to water quality by "(meeting) water quality standards and (waters
that) are approved for shellfishing." The second goal is to manage
stormwater "to protect water quality."
As noted above, the Town will develop a comprehensive stormwater '
management program that has water quality as a major objective.
Associated with this program is ongoing analysis and improvements to
stormwater issues at street ends that intersect the ORW shoreline. And finally,
the Town commits to improvement of water quality in Archer's Creek where
feasible. ,
The Town's land use policies maintain a low -density development pattern ,
that supports the water quality goal. Policies address development in the
ORW shoreline to ensure that it supports water quality. And finally, the Town
will implement an information program to help property owners to properly ,
maintain septic tanks.
Local concerns - small town atmosphere. Protection of Emerald Isle's small '
town atmosphere is a major goal of local concern. Policies encourage
residential development patterns that are consistent with this goal. Policies
also encourage development of only small hotels or motels to ensure that '
they support the small town atmosphere. The Town will undertake a long
range planning program for creating a new town center in the Bogue Inlet ,
Drive commercial area.
2. Consistency between future land use map and land use plan requirements. ,
A. Residential density. The map shows two levels of future residential land
uses: single/dual family residential and mixed residential. The density '
range for single/dual family is 3.5 dwelling units per acre for single-family
102 '

and 5.8 dwelling units per acre for duplexes. The mixed residential
category includes single-family, duplexes, and multifamily. Density for
single-family and duplexes are the same; density for multifamily is a
' maximum of 8.0 units per acre. Only 263 acres is allocated to mixed
residential.
B. Comparison of environmental composite map, land suitability map, and
future land use map. There are no material differences between these
maps. All of the lower capability areas shown on the composite map and
'
the lower suitability areas are classified as conservation on the future land
use map.
C. Natural hazards.
(1) Policies for land uses in the ocean hazard area and the inlet hazard
'
area adopt the CAMA use standards for these areas. The use
standards ensure that risks to life and property in these areas are
reasonable.
(2) In flood hazard areas, the Town will continue to enforce its flood
damage prevention ordinance and the state building code to
manage risks.
i(3)
The Town's major evacuation infrastructure is NC 58 and the Langston
Bridge. These facilities are considered to be adequate for current
I
development levels and for the term of this land use plan. Long
range, the Town will work with other Bogue Banks communities and
the NCDOT to provide a third bridge located at mid -island.
D. Protection of shellfishin9 waters.
(1) The residential land use patterns depicted on the future land use map
'
are primarily low density (single/dual family residential) with net
densities in the range of 3.5 to 5.8 units per acre. Gross residential
'
densities will be much lower. Nearly 88% of the residential land is in this
classification. Mixed residential allows moderate densities up to 8.0
units per acre. Only 12% of the area planned for residential is in this
classification. These low -density residential patterns are consistent
'
with protect of shellfishing waters.
(2) Coastal wetlands, non -coastal wetlands, the ORW-estuarine shoreline,
'
and the estuarine waters are classified as conservation. Only those
uses that are consistent with the biological functions of these systems
are permitted. These restrictions will protect the Town's open
shellfishing waters.
.103

(3) While not shown directly on the future land use map, the Town's
policies focus on stormwater management options to open Archer's
Creek to shellfishing. The 22 acres in Archer's Creek are the only
Emerald Isle waters closed to shellfishing (2 acres at the Harbor Marina
are closed by statute).
Analysis of the Impact of Policies on Management Topics
The planning guidelines require the local government to analyze the impacts of
its land use and development policies on the management topics. The analysis
must describe both positive and negative impacts. If there are any negative
impacts, then there must be policies to mitigate the negative impacts.
The impacts of Emerald Isle's policies on the management topics are shown in
the matrix in Table 26. According to this analysis, all of the policies have either a
beneficial or neutral impact on the management topics. No mitigation policies
are required.
104

Table 26. Analysis of Impacts of Emerald Isle Policies on Management Topics.
Management Topics-1
Public Access
Land Use Compatibility
Infrastructure Carrying Capacity
Natural Hazard Areas
Water Quality
Maintaining Small Town Atmos-
phere
(Local Concern)
Land Use Policies
Do access policies result in additional
Do policies result in land use and
Are the land use and development
Do the policies have location, density,
Do the policies prevent or control
Do the policies help Emerald Isle
beach and sound access? Do policies
development patterns that protect
patterns encouraged by the policies
and intensity criteria to help new de-
non -point source discharges?
maintain its small-town atmosphere?
support universal access? Do policies
natural systems?
consistent with location and capacity
velopment and redevelopment avoid
Do the policies protect open shellfish -
support appropriate access improve-
Do policies allow economic develop-
of water, sewer, roads, and stormwa-
or withstand hazards?
ing waters or help restore condition-
ments?
meat?
ter facilities?
ally closed shellfishing waters?
Public access
Beneficial.
Neutral.
Beneficial.
Neutral.
Beneficial.
Neutral.
1. Include criteria for local and
Provide for link between pedestrian
Provide for Town to address storm -
community access locations.
and bike pathways to public access
water outfalls, runoff and erosion at
2. Support development of parking
locations.
"street -end" access locations to en -
hance water quality.
and other facilities at community
access points.
3. Support additional access loca-
tions on Bogue Banks shoreline.
4. Identify improvement needs for
universal access.
5. Provide for public maintenance
responsibility for properly con-
structed cross-overs.
6. Re-establish any dedicated ac-
cess obstructed by encroach-
ments.
Land use compatibility
Neutral.
Beneficial.
Neutral.
Neutral.
Beneficial.
Neutral.
1. Support conservation of coastal
1. Encourage property owners to
wetlands by endorsing CAMA
use erosion prevention methods
use standards and applying local
most effective for protecting
regulations.
wetlands.
2. Require identification of high
2. Support use standards for ORW
value non -coastal wetlands on
shoreline. Apply local policies to
site plans and encourages preser-
support CAMA objectives.
vation.
3. Allow only compatible uses in
3. Classify non -coastal wetlands as
estuarine waters.
Conservation.
4. Encourage preservation of native
vegetation.
Infrastructure carrying capacity
Beneficial.
Beneficial.
Beneficial.
Neutral.
Beneficial.
Beneficial.
Provide for additional local planning
Protection and enhancement of water
1. Provide for upgrade of NC 58 to
Comprehensive stormwater manage-
1. Provide for expansion of the
to connect pedestrian and bike path-
quality major objective of compre-
accommodate seasonal traffic.
ment program support protection and
system of pedestrian and bicycle
ways to major destinations, such as
hensive stormwater program.
2. Support mid -island location for
enhancement of water quality.
pathways, currently under de -
public access facilities.
3rd bridge.
velopment in the core area, to
major destinations throughout
3. Include plan for additional E-W
the town.
access in commercial area to
relieve congestion.
2. Supports highway designs that
do not create a barrier between
4. Provide for comprehensive
oceanside and soundside and
stormwater management pro-
that provide for safe pedestrian
8i'arn.
crossings.
5. Coordinate land use policies with
3. Reinforce development of the
use of septic tanks as major
"town center."
WWT method.

11
P
1
Public Access
Land Use Compatibility
Infrastructure Carrying Capacity
Natural Hazard Areas
Water Quality
Maintaining Small Town Atmos-
phere
(Local Concern)
Areas with natural and manmade
Beneficial.
Beneficial.
Beneficial.
Beneficial.
Neutral.
Neutral.
hazards
One objective of Bogue Inlet realign-
1. Protect frontal dune system.
Town will initiate work with DOT to
1. Adopt CAMA use standards for
ment is to preserve existing recreation
2. Preserve vegetative cover,
improve traffic capacity of local road
land use and development in
area and access location.
thereby increasing resistance to
system and to improve evacuation
Ocean Hazard AEC.
storm damage.
routes.
2. Adopt National Flood Insurance
standards, CAMA use standards,
and continue to implement local
flood damage prevention ordi-
nance.
3. Provide for on -going beach con-
servation and restoration pro-
gram and for Bogue Inlet re-
alignment.
4. Provides mitigation measures for
noise and accident impacts of
Water quality
Neutral.
Beneficial.
Beneficial.
Beneficial.
Beneficial.
Neutral.
1, Adopt CAMA/DWQ use stan-
1. Supports septic tanks as primary
Comprehensive stormwater manage-
1. Provide for development of com-
dards for the ORW shoreline.
WWT method. Development
ment program will reduce flooding.
prehensive stormwater program
Adopted local policies support.
densities do not require central
that will reduce NPS discharges,
2. Maintain low density develop-
sewer.
implement BMPs, retain vege-
tated buffers, and assist property
ment patterns and encourage
2. Allow "package plants" but in-
owners in controlling pollution
development flexibility to pre-
sure maintenance and upgrade.
and sedimentation.
serve natural systems.
3. Encourage maintenance of vege-
2. Program for restoring water
quality in Piney Cr.
tated buffers.
3. Control development density.
4. Measures to reduce impervious
surfaces.
5. Development management in
ORW shoreline.
6. Public awareness program on
septic tank maintenance.
7. Provision requiring financial
plan for maintenance/upgrade of
"package" plants.
Maintain small town atmosphere
Beneficial.
Beneficial.
Beneficial.
Neutral.
Beneficial.
Beneficial.
Ensure that development will protect
1. Encourage "best development
Require consideration of traffic im-
1. Maintain WQ "friendly" devel-
1. Low density residential develop -
public access and will not damage
practices" that preserve enduon-
pacts caused by intensive develop-
opment densities.
ment with focus on single -
scenic qualities.
mental features.
ment.
2. Minimize impervious surfaces.
family and duplex structures.
2. Protect coastal and non -coastal
3. Protect vegetation.
2. Case -by -case evaluation of mul-
wetlands
tifamily development.
3. Protect significant areas of native
3. Ensure compatibility with sur-
vegetation.
rounding areas.
4. Town Center plan for Bogue
Inlet Dr. area.
5. Plan for EI Gateway at bridge.
6. Provide for appropriate lighting,
signage, and landscaping on
commercial properties.
7. Opposes resort development not

APPENDIX 2
Emerald Isle CAMA Land Use Plan Update
Citizen Participation Process
Citizens and property owners in Emerald Isle had extensive opportunities to
participate in the process of developing the Town's land use and development
policies and the future land use map. These opportunities are summarized
below:
1. Steering Committee. The Town appointed a 15-member citizens
steering committee that served as the lead planning organization.
' Members of the steering committee represented various geographic
areas and businesses. One member was a non-resident property
owner. The steering committee met almost monthly for 15 months. All
' meeting were open to the public and the public was provided an
opportunity to speak at all meetings.
' 2. Community Workshop. A community workshop was held early in the
planning process to provide citizens with an opportunity to express
there ideas, concerns, and opinions about land use and development
' in Emerald Isle. More than 100 people attended this workshop.
3. Community Open Houses. Two open houses were held to allow
residents and non-resident property owners an opportunity to review
' draft policies and the future land use map, to ask questions, and to
make recommendations on adjustments to the policies and map.
More than 100 people attended these open houses over two days.
' 4. Community Survey. The Town surveyed all property owners in the
community to learn their opinions about key issued addressed by the
land use plan. The return rate on the survey was greater than 30%.
Summaries of materials from the community workshop, open houses, and
' community survey are included in this appendix.
1 105
I

Communitv Workshm Results
Top "Things that Make Emerald Isle a Great Place to Live"
Clean water
Green natural areas
Low population density
Controlled growth and
Family -oriented life-style
development
and pace
Clean beaches and
Emerald Isle, a family
Limited commercial
development, mainly on
Green aesthetics andBeautiful,
natural, native
sandy
water
beach
Emerald Drive
vegetation
beaches
Small town, country,
Keeping vegetation
Dune protection
Limited building height
family, and safe
Clean drinking water
atmosphere
Keep it small, low rise
Beauty and vision of
Maritime forest and
Maintain ocean/sound
Discourage
original development
native vegetation
water quality
commercialization
Maintain present ratio of
Small town atmosphere,
Bike paths and walkways
No 4-lane highway
Maintain building height
development for
family
at 40 feet
commercialization,
residential, and family
Limited commercialism,
Balance between
Contained commercial
No high rise buildings
Clean ocean water
local owned as
development and
areas
opposed to chains
environment
Preserve owners' rights
Low density
Low noise and light
pollution
No neon, flashy lights
Maintain police/EMS
to reasonable use and
development of their
properties
Private parking on
No zoning change
Family -oriented beach
Keep commercial district
No more
ocean front and sound
in center of town
commercialization
Sound and ocean water
Natural setting as a
quality
barrier island
106
M= M M M == M= m i= M= M M M

M = M M M M M M M M M M M M M r i W
Top "Things to Improve"
enforcement of
support controlled
limit multi -family housing
3rd bridge, middle of
reasonable consideration
vegetation ordinances,
commercial growth
island
of environmental impact
including paving limits
(sustainable
(improve)development)
third bridge built in Pine
increase bike and walking
eliminate multi -use zoning
enforce lease and pooper
keep commercial in
Knoll Shores
trails
law, especially on beach
current location
moratorium on
improve drinking water
garbage cans off street
access from CG Rd to 58
better drinking water
commercial buildings
quality
during tourist season
(that) are in use
(traffic in bottle neck)
enforcement of zoning
plant native trees and
discourage chain stores
balanced growth to be
flood control
laws (improve)
(place) benches Emerald
fostered
Drive
moratorium on building
enforce existing drainage
establish architectural
improve drinking water
trash!! (more receptacles,
and septic permits in
regulations
review board
quality
better clean up of beach,
areas with flooding
no trash in surf or on
problems until solved by
properties)
SWM (stormwater
management) system
eliminate beach driving
provide garbage pickup
install trees and walks on
better sound access and
limit multi -family
from house not road
58
facilities
developments
better architectural
retain 45% undeveloped
create new ordinance to
increase vegetation and
owner property rights
zoning
lot (septic and storage
effectively control new
trees
areas considered
growth
developed) (K&L
combined
more public boat access
left turn (lane) for turning
build a ball field
sidewalks and bike paths
more restaurants (better
on sound
traffic
choices)
107

Written Comments from Thursday, 11 /12/03 and Saturday,
11 /15/03 Land Use Plan Open Houses
General Comments
Who pays?
What about people who rent their property?
Opposed to changing anything around CG Rd that will increase traffic
Very opposed to sale of Emerald Isle Woods. Can this purchase be
reversed? Why has CBG written to Gov. Easley to initiate change in its
status?
Must provide parking as required by Corps of Engineers with respect to the
50-year beach renourishment plan.
Don't make comprehensive stormwater plan any more restrictive than
federal and state law.
Will residents have free access?
Public Access
Develop sound access at El Woods for canoes/kayaks
How much (access)? Who will pay?
State has precedence over town re: piers. Why pay for review (pier
length) that is not needed?
Future Land Use Map
Recommend map alt. 3
Support map alt. 3; low density most important
Support map alt. 3; low rise development
Support map alt. 3
Against maps 1 and 2
Strongly favor map alt. 3
Wouldn't it make sense to limit expanding commercial development until
stores in Emerald Plantation fully occupied?
Adding more business, higher density area to area coming off bridge will
create major traffic problems. Every day will look like the traffic problems
when the beach music festival let out and traffic was at a standstill.
A resort with a 4-star restaurant would be wonderful.
Opposed to resort center. Don't need another Myrtle Beach or Atlantic
Beach. Keep it a family beach.
Lets keep it beautiful and simple
Small Town Atmosphere
Rezone CG Rd to R-2
Support R-2 zoning for CG Rd
No Myrtle Beach, no high rise
11
7
I
108

No wide roads or bridge
'
3 story max - 50' limit including roof
Maintain low density; don't use economic feasibility as excuse to increase
density
'
Reclassify Oakland Hills subdivision from RMH to R-2; currently s-f or duplex
Do not need to identify residential areas as Resort Activity Center; hotel ok,
'
but not convention center
No high rise hotel, activity center, resort; this is family beach; don't need
more roads, access, etc; support present situation, population, and plans;
'
believe majority of residents agree with this
No increase in building height
Keep commercial development to minimum
'
Change zoning to prohibit water tower -like structures from being built in
residential areas
Add more bike and walking paths
Very interested in seeing quick development of Emerald Woods Park, even
if funds other than taxes used. How could private citizens raise funds for this
purpose?
What does mixed use development mean? What is included in mixed use
and how much?
Convention center complex is not small town atmosphere
Resort activity center will only add to problems in Emerald Isle; not
conducive to small town atmosphere
'
Please - architectural uniformity to all commercial development
preferably coastal seaport style (ditto)
Opposed to resort activity center - location high traffic area, safety issues
What is definition of resort activity - high density development?
What would center give us that current commercial zoning isn't?
Opposed to resort hotel complexes - inconsistent with small town
atmosphere
Opposed to resort activity area in ...Ocean Crest (ditto)
'
100% opposed to resort activities center and complexes
Public needs to be informed about the plan
Resort center not mentioned in community workshop - no big
development - family beach - small town, etc
No resort center; resort center no way
Resort activity center does not agree with family beach image - opposed
to this
We left NJ because of a similar situation. We prefer to live in a quiet, family,
beach resort. Please don't do this. (ditto)
Small town atmosphere should be a real priority.
Traffic at CG Rd and Hwy 58 is already unacceptable. No more
'
development needed there. (ditto)
Best development practices should not include resort development (ditto)
1 109

No resort development - single-family homes only. Lets fill newly
developed strip stores before building more commercial areas. '
More stores means more existing stores will find it difficult to stay in business.
No to resort.
What about a town that has no housing for people of many income '
levels? ie retirees, young marrieds - need affordable housing for a vibrant
town.
Columbia Square is zoned RMH - it should be R-2. ,
Keep commercial building heights to 3 stories.
Preserve the Gateway - keep paper Crew (right-of-way) between bridge
and CG Rd along NC 58 for buffer. '
Remove motel -hotel zoning from residential areas.
Town should consider incentives for filling vacant storefronts before '
allowing more commercial building.
Natural and Manmade Hazards
,
Bogue Field should realign landing field for reduction of noise and
accident prevention
Emerald Isle is safe from planes; pilots will take troubled planes over water;
never been civilian death from Harrier crash
Very concerned about noise (Bogue Field). Can they change flight path?
Preserving the beaches most important issue the town has; without good,
'
stable beaches, have nothing
Protect recreational beach with good quality sand in future projects
Continue to require vegetated buffer along Bogue Sound to prevent
,
erosion and keep sound clean
Continue prohibition of swimming pools in ocean erodible areas
,
When piping plover takes precedence over an eroding channel, I go for
the channel. Ditto the noise from Bogue Field. They need to train - live
with it.
Years ago Bogue commander stated that El did not need to be impacted.
Keep the "Sound of Freedom" - learn to live with it
We came after them - knew they were here & still bought our home. Let
them be.
What about beach renourishment scheduled to minimize impact on tax
base? Loss of property means loss of tax dollars.
,
Work with Cheery Point to minimize El encroachment on Bogue Field. The
pilots need to be able to fly their missions.
Bogue Field was here first. Live with it!
Verify noise data from Bogue Field over residential areas (I believe that
they've offered to do some demo fly-overs) I
110 1

The "sound of freedom" must prevail
'
Work with Cherry Point — they and we can do it.
The beach is the most important issue this town faces. It needs to be
nourished and protected. Ditto for the Inlet.
'
Land Use Compatibility
Can we require existing developments to restrict impervious surfaces to
'
25%?
Encourage replanting of "natural vegetation" and require minimum
vegetation removal on lots
Infrastructure Carrying Capacity
Existing development and existing structures should utilize "best
management practices" to manage stormwater
NC 58 overpasses or underpasses should be constructed as walking or
'
bicycling "country style" bridge
Sewers (septic tanks) should be inspected every 5 years
New bridge in middle island
'
Need 3 lanes through El
Don't 5-lane Emerald Drive; if 2nd bridge, put it at Indian Beach
Yes to mid island bridge (dittos); no to additional lanes on existing bridge
'
and NC 58
Yes to sidewalks in front of all commercial developments and paid for by
'
developers
No sewers (dittos)
Central sewer will lead to high rises
If package plants permitted (seems wise where septic tank does not work)
should they be made compatible (with others) in same vacinity
'
Water quality (discharge?) should be monitored by reputable, registered,
EPA approved business
There are often odors surrounding the package plants
Restrict Emerald Drive to 3 lanes (several dittos)
'
No widening of Langston Bridge; if 2nd bridge built, put it in middle of the
island
'
Maintain current septic tank policies in place
New Hanover studies show septics almost never cause pollution problems;
small treatment plants had some problems, but large citywide systems did
more environmental damage in one spill than residential systems did in
lifetime. Don't risk fish kills and other problems from central sewer system.
Add conduits from Deer Horn Dunes to Emerald Woods to alleviate
flooding
New exit from Post Office parking lot, out back side routing traffic one way
toward ocean, then east and back to Emerald Drive (add new traffic
'
light?)

Protecting water quality = protecting our investments. Keep stormwater off
beach and (keep) our beaches open. Clean up failing package plant at
Emerald Plantation.
Keep stormwater off beaches and redirect to Emerald Woods area.
Implement stormwater runoff lagoons in Emerald Woods Park as soon as
possible for prompt relief of stormwater flooding problems along CG Rd.
Maybe a shuttle system between beach, sound, and ocean interfacing
with bike/hike paths could alleviate parking access points to sound and
ocean.
Water Quality
Clean up Town Creek - contaminants going into Bogue Sound on each
end
Town does not having staffing for septic tank program
Keep town out of septic business
Do start septic program following lead of Dare County
Thought water quality was ok
What is economic benefit to Town of improving Piney Creek?
Piney Creek flows to sound; people on soundside want clean water
Water quality needs to be addressed - runoff has been and continues to
be a problem
112

1
T" � 6� i wx , , " n, of E,- " �, mv -a zalfid"I � -� �, he
Department of Planning and
Inspections
Kevin B. Reed, AICP,
Director
[e-mail]
MEMORANDUM
DATE: January 13, 2004
TO: Frank A. Rush, Jr., Town Manager
7500 Emerald Drive
Emerald Isle, NC 28594
Voice 252-354-3338
Fax [phone]
FROM: Kevin B. Reed, AICP, Director of Planning and Inspections
SUBJECT: Land Use Plan Survey Results
As you know, we have received the tabulated results from the Land Use Plan survey. I
have attempted to place the information in an easy to read format. Below, you will find a
list of all of the questions asked on the survey, except for question #51. I have placed in
bold text next to each response in the survey, the number of respondents who selected
that answer and what percentage the number represents. I rounded the percentages to the
nearest whole figure; therefore, in some instances, the percentages will not add up to
100%. You will also note that after a number of questions there is an additional potential
answer titled "missing". When a respondent answered a question with more than one
answer or failed to answer the questions, then the answer was coded as missing. There
are some questions that contain a tabulation for the response "refused". Also, attached is
a list of all of the responses/comments relative to question #51.
Property Ownership
1. You received this survey because you own property in the Town of Emerald Isle. What
type of property do you own? (Circle all that apply)
A. Single family house or duplex 1,583 (59%)
B. Town home or condominium 310 (11%)
C. Apartment(s) 3 (.1 %)
D. Mobile home or manufactured home 290 (11%)
E. Business/commercial property 37 (1%)
F. Vacant lot or tract 190 (7%)
G. Residential rental property 261(10%)
H. Commercial rental property 16 (<1%)
ilk

I. Other
2. How long have you owned property in Emerald Isle?
A. 1 to 5 years 603 (25%) '
B. 5 to 10 years 528 (22%
C. 10 to 20 years 728 (31 %) ,
D. More than 20 years 507 (21 %)
3. Which statement best describes where you live?
A. I live in the Town of Emerald Isle and it is my permanent residence 647 (27%)
B. I maintain a permanent residence elsewhere but I own rental property in Emerald Isle
405 (17%)
C. I maintain a permanent residence elsewhere but own a vacation home in Emerald Isle
1,190 (50%)
D. Other '
Missing 77 (4%)
4. If you have a residence in Emerald Isle, where on the island is it?
A. Eastern area 316 (13%)
,
B. Central area 997 (42%)
C. Western along Coast Guard Rd. 691 (29%)
D. Not applicable 270 (11 %)
Missing 102 (4%)
5. If you have a residence in Emerald Isle, how long have you lived here?
A. 1 to 5 years 381 (16%)
B. 5 to 10 years 299 (13%)
'
C. 10 to 20 years 342 (14%)
D. More than 20 years 177 (7%)
E. Not applicable 968 (41 %)
Missing 209 (9%)
6. If you have a residence in Emerald Isle, it is served by:
,
A. A package sewage treatment plant 174 (7%)
B. Individual septic tanks 1,653 (70%)
C. Shared septic tank 106 (4%)
D. Do not know 96 (4%)
E. Not applicable 246 (10%)
Missing 101 (4%)
Land Use & Development
7. Thinking back over the last five years, would you say that the overall quality of life in
'
Emerald Isle has:
A. Gotten Better 747 (31%)
B. Gotten Worse 369 (16%)
'
C. Stayed about the same 1,168 (49%)
Missing 87 (4%)
114 1

' 8. All things considered, how would you rate the overall quality of life in Emerald Isle?
Would you say that it is:
A. A great place to live 829 (35%)
B. It is better than most places 955 (40%)
C. It is about the same as most places 236 (10%)
D. There are some major problems but things are getting better 137 (6%)
E. There are some major problems and things seem to be getting worse 112 (5%)
Missing 104 (4%)
9. Emerald Isle should maintain its small town character and charm and protect its family
oriented atmosphere.
A. Strongly Agree 1,818 (77%)
B. Agree 459 (20%)
C. Disagree 48 (2%)
D. Strongly disagree 11(<1 %)
' E. Do not know 24 (1%)
Missing 16 (1%)
10. Emerald Isle should strive to create a commercial district that is pedestrian friendly,
aesthetically pleasing, and fosters a sense of community.
A. Strongly Agree 913 (38%)
' B. Agree 910 (38%)
C. Disagree 251 (11 %)
D. Strongly disagree 161 (7%)
E. Do not know 100 (4%)
Missing 41 (2%)
11. Emerald Isle should change its zoning and allow combined commercial and
residential uses such as apartments over businesses.
' A. Strongly Agree 92 (4%)
B. Agree 300 (13%)
C. Disagree 773 (33%)
1 D. Strongly disagree 906 (38%)
E. Do not know 276 (12%)
Missing 29 (1 %)
' 12. New businesses should be located in existing commercial zones.
A. Strongly Agree 1,203 (51 %)
' B. Agree 959 (40%)
C. Disagree 92 (4%)
D. Strongly disagree 13 (1 %)
' E. Do not know 87 (4%)
Missing 22 (1%)
I
1 115

13 Emerald Isle should restrict signage, lighting, and noise of businesses.
A. Strongly Agree 1,375 (58%)
B. Agree 805 (34%)
C. Disagree 95 (4%)
D. Strongly disagree 21 (1 %)
E. Do not know 62 (3%)
Missing 18 (1 %)
14. Buildings taller than three stories (about 40 feet) should be allowed in Emerald Isle's
residential areas.
A. Strongly Agree 54 (2%)
B. Agree 149 (6%)
C. Disagree 663 (28%)
D. Strongly disagree 1,434 (60%)
E. Do not know 59 (2%)
Missing 17 (1 %)
15. Town officials do a good job enforcing zoning, subdivision, and flood plain
regulations and protecting vegetation and dunes.
A. Strongly Agree 212 (9%)
B. Agree 1,175 (49%)
C. Disagree 335 (14%)
D. Strongly disagree 121 (5%)
E. Do not know 502 (21 %)
Missing 31 (1%)
Adequacy of Town Infrastructure
16. Emerald Isle should not allow development along Emerald Drive (Highway 58) that
reduces its ability to carry traffic.
A. Strongly Agree 1,257 (53%)
B. Agree 777 (33%)
C. Disagree 166 (7%)
D. Strongly disagree 42 (2%)
E. Do not know 106 (4%)
Missing 28 (1 %)
17. Emerald Isle should improve traffic flow to accommodate a growing population.
A. Strongly Agree 704 (30%)
B. Agree 1,040 (44%)
C. Disagree 371(16%)
D. Strongly disagree 135 (6%)
E. Do not know 93 (4%)
Missing 33 (1%)
116

18. The bridge and roads are adequate for leaving the Island during an emergency such as
a storm.
'
A. Strongly Agree 286 (12%)
B. Agree 1,065 (45%)
C. Disagree 462 (20%)
'
D. Strongly disagree 202 (8%)
E. Do not know 340 (14%)
'
Missing 21(1%)
19. Emerald Isle should construct walkways, bike paths, and greenways.
A. Strongly Agree 788 (33%)
B. Agree 1,016 (43%)
C. Disagree 323 (14%)
D. Strongly disagree 107 (4%)
E. Do not know 121(5%)
Missing 21 (1%)
'
20. In the next five years, which project would you MOST like to see funded? (Circle one
answer only)
'
A. An expansion of Emerald Drive (Highway 58) to 3 lanes by adding a center -turning
lane 737 (31 %)
B. An expansion of Emerald Drive (Highway 58) to 4 lanes 222 (9%)
C. Construction of a new bridge near the middle of Bogue Banks 690 (30%)
D. Making Langston Bridge 4 lanes 129 (5%)
E. Building an alternative route through downtown such as extending Reed Drive 209
'
(9 %)
F. Other 94 (4%)
None of the above 137 (6%)
iMissing
139 (6%)
21. If local funds are needed for transportation improvements, which source would you
MOST prefer?
A. Special assessments on property owners 75 (3%)
tC.
B. Increase in property taxes 191 (8%)
Fees charged to developers of new buildings 1,080 (45%)
D. These things should not be done if it means new taxes 891 (37%)
Missing 137 (6%)
22. Emerald Isle should do more to encourage businesses to landscape areas around their
establishments even if it means less parking.
'
A. Strongly Agree 481 (20%)
B. Agree 959 (40%)
C. Disagree 612 (26%)
'
D. Strongly disagree 89 (4%)
E. Do not know 196 (8%)
'
Missing 39 (2%)
1
117

23. Trees and other vegetation should be planted in rights -of -way of major streets to
enhance the Island's natural beauty.
A. Strongly Agree 651 (27%)
B. Agree 1,169 (49%)
C. Disagree 319 (13%)
D. Strongly disagree 67 (3%)
E. Do not know 139 (6%)
Missing 31 (1 %)
Public Beach and Sound Access & Recreational Facilities
24.Overall, how would you rate your access to the beach?
A. Excellent 1,021 (43%)
B. Good 709 (30%)
C. Satisfactory 356 (15%)
D. Poor 248 (10%)
E. No opinion 24 (1 %)
Missing 18 (1%)
25.Overall, how would you rate your access to Bogue Sound?
A. Excellent 374 (16%)
B. Good 539 (23%)
C. Satisfactory 503 (21%)
D. Poor 689 (29%)
E. No opinion 255 (11 %)
Missing 16 (1 %)
26. Additional public parking should be added to improve beach access.
A. Strongly Agree 302 (13%)
B. Agree 808 (34%)
C. Disagree 637 (27%)
D. Strongly disagree 399 (17%)
E. Do not know 204 (9%)
Missing 26 (1%)
27. Additional public parking should be added to improve access to Bogue Sound.
A. Strongly Agree 297 (12%)
B. Agree 872 (37%)
C. Disagree 530 (22%)
D. Strongly disagree 257 (11 %)
E. Do not know 390 (16%)
Missing 30 (1 %)
1
1W-

I
28. We need more public boat access and launching sites on Bogue Sound.
'
A. Strongly Agree 446 (19%)
B. Agree 764 (32%)
C. Disagree 443 (19%)
'
D. Strongly disagree 173 (7%)
E. Do not know 528 (22%)
Missing 22 (1%)
29. Emerald Isle currently maintains a number of community parks (e.g., Cedar Street
and Blue Heron Park) and regional public access sites (e.g., 3rd Street Park and the
Ocean Regional Access). How satisfied are you with the number of these sites?
A. Extremely satisfied 267 (11 %)
'
B. Satisfied 1,240 (52%)
C. Dissatisfied 249 (10%)
D. Extremely dissatisfied 37 (2%)
'
E. No opinion 555 (23%)
Missing 28 (1 %)
'
30. In the next five years, which project would you like to see funded MOST by Emerald
Isle? (Circle one answer only)
A. Another public park with ball fields and other recreational facilities in addition to the
'
new Emerald Woods Park 53 (2%)
B. Installing safe, convenient, and attractive walkways, bike paths, and greenways
throughout the community 1,092 (46%)
C. Canoe/kayak put-in/take-out facilities on the sound 192 (8%)
D. Developing another regional public access site with parking, restrooms, and other
facilities 187 (8%)
'
E. Constructing public parking lots to improve access to the beach and Bogue Sound 267
(11 %)
F. Adding life guards 163 (7%)
G. Constructing more restrooms and bathhouses at existing public access sites 95 (4%)
H. Other 107 (5%)
'
None of the above 97 (4%)
Missing 123 (5%)
31. When Emerald Isle seeks local funding for community parks and regional access
sites, which source would you MOST prefer?
A. Special assessments on property owners 106 (4%)
B. Increase in property taxes 366 (15%)
C. Fees charged to developers of new buildings 900 (38%)
D. These things should not be done if it means new taxes 998 (42%)
Missing 108 (5%)
1
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32. Town officials should continue to support nourishing the beach to repair erosion.
A. Strongly Agree 865 (36%)
B. Agree 804 (34%)
C. Disagree 294 (12%)
D. Strongly disagree 282 (12%)
E. Do not know 106 (4%)
Missing 25 (1%)
33. Town officials should continue to support the realignment of the Bogue Inlet channel
to restore recreation areas and to protect threatened properties.
A. Strongly Agree 667 (28%)
B. Agree 915 (39%)
C. Disagree 271 (11%)
D. Strongly disagree 197 (8%)
E. Do not know 296 (12%)
Missing 30 (1%)
Water Quality & Habitat
34. High quality water in the ocean and sound is a major asset to Emerald Isle property
owners
A. Strongly Agree 1,501 (63%)
B. Agree 769 (32%)
C. Disagree 28 (1%)
D. Strongly disagree 6 (<1%)
E. Do not know 53 (2%)
Missing 19 (1 %)
35. How would you rate the water quality of Bogue Sound?
A. Extremely good 195 (8%)
B. Good 1,396 (59%)
C. Bad 208 (9%)
D. Extremely bad 23 (1%)
E. Do not know 532 (22%)
Missing 22 (1 %)
36. Piney Creek (Archer's Creek) is closed to shellfishing due to poor water quality.
Should Town officials do more than is required by law to restore water quality in Piney
Creek
(Archer Creek)?
A. Strongly Agree 363 (15%)
B. Agree 837 (35%)
C. Disagree 364 (15%)
D. Strongly disagree 105 (4%)
E. Do not know 667 (28%)
120

Missing 40 (2%)
37. Emerald Isle should protect any significant remnants of maritime forest on the island.
A. Strongly Agree 1,092 (46%)
B. Agree 956 (40%)
C. Disagree 124 (5%)
D. Strongly disagree 24 (1 %)
' E. Do not know 149 (6%)
Missing 31 (1 %)
'
38. When property owners develop and build on their lots, they should be required to
protect native vegetation.
A. Strongly Agree 876 (37%)
'
B. Agree 969 (41 %)
C. Disagree 313 (13%)
D. Strongly disagree 77 (3%)
'
E. Do not know 109 (5%)
Missing 32 (1%)
'
39. Emerald Isle should make an effort to inform homeowners how to properly maintain
their septic tanks to help ensure that they work properly.
A. Strongly Agree 951(40%)
'
B. Agree 1,120 (47%)
C. Disagree 170 (7%)
D. Strongly disagree 40 (2%)
E. Do not know 70 (3%)
Missing 25 (1 %)
1
40. One option to improve water quality is to replace septic tanks and package sewage
plants with a central sewer system. However, this will cost homeowners and businesses
'
money and allow denser development. How important is it for Emerald Isle to start
planning for a central sewer system?
A. Extremely important 330 (14%)
'
B. Somewhat important 327 (14%)
C. Important 460 (19%)
D. Not important 1,014 (43%)
E. Do not know/not important 211 (9%)
Missing 34 (1%)
41. Another option to improve water quality is to remove stormwater pipes on the beach
'
and sound. However, this will come at some cost to homeowners and businesses. How
important is it for Emerald Isle to undertake these stormwater improvements?
A. Extremely important 310 (13%)
'
B. Somewhat important 377 (16%)
C. Important 593 (25%)
'
D. Not important 625 (26%)
121

E. Do not know/not important 426 (18%)
Missing 45 (2%)
42. Another option to improve water quality is to contain rainwater runoff from new
development. However, the percentage of lots covered by buildings, parking, and other
impervious surfaces may be reduced and more expensive construction may be required.
How important is it for Emerald Isle to reduce rainwater runoff from new development?
A. Extremely important 724 (30%)
B. Somewhat important 392 (17%)
C. Important 629 (26%)
D. Not important 293 (12%)
E. Do not know/not important 297 (12%)
Missing 41 (2%)
43. In the next five years, which of the following projects would you MOST like to see
funded by Emerald Isle? (Circle one answer only)
A. Construct a central sewer system 461 (19%)
B. Undertake stormwater management improvements on existing properties to reduce
flooding and improve water quality. 970 (41 %)
C. Remove any stormwater pipes discharging to the beach and the sound 535 (22%)
D. Other 55 (3%)
Don't Know 40 (2%)
None of the Above 85 (4%)
Missing 230 (10%)
44. When the Town of Emerald Isle seeks funding for expensive public projects to
improve water quality, which of the following revenue sources would you MOST prefer
is used?
A. Special assessments on property owners 114 (5%)
B. Increase in property taxes 196 (8%)
C. Adoption of a stormwater utility fee 372 (16%)
D. Fees charged to developers of new buildings 918 (39%)
E. These things should not be done if it means new taxes 607 (26%)
Missing 163 (7%)
45. This survey has presented several options for public projects designed to improve the
quality of life in Emerald Isle. If Emerald Isle were to seek funding for only one public
project, which area is MOST important?
A. Transportation 573 (24%)
B. Community parks 162 (7%)
C. Public access 282 (12%)
D. Water quality 1,069 (45%)
E. Other 132 (5%)
None of the Above 43 (2%)
Missing 115 (5%)
122

Demographics
' 46. You are:
A. Male 1,517 (64%)
B. Female 734 (31 %)
' Missing 115 (5%)
Refused (<1 %)
' 47. Are you retired?
A. Yes 1,057 (44%)
B. No 1,267 (53%)
' Missing 44 (2%)
Refused 8 (<1 %)
' 48. Your occupation is best described as:
A. Small business owner/operator 351 (15%)
B. Sales 113 (5%)
' C. Government 125 (5%)
D. Education 127 (5%)
E. Professional (e.g., lawyer, doctor, accountant, financial services, etc.) 587 (25%)
F. Personal services 27 (1%)
G. Retired 838 (35%)
H. Other 145 (6%)
' Missing 56 (2%)
49. Which best describes your age?
A. 35 or below 43 (2%)
B. 36 — 45 266 (11%)
C. 46 — 55 562 (24%)
'
D. 56 — 65 744 (31%)
E. Over 65 720 (30%)
Missing 31 (1 %)
'
Refused 10 (<1 %)
' 50. Which best describes your total annual household income?
A. Under $35,000 163 (7%)
B. Between $35,000 and $50,000 266 (11%)
' C. Between $50,000 and $75,000 383 (16%)
D. Between $75,000 and $100,000 420 (18%)
E. Over $100,000 847 (36%)
' Missing 227 (10%)
Refused 46 (2%)
' Let me know if you have any questions or comments regarding this foregoing
information.
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123