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HomeMy WebLinkAboutSecond Bridge to Oak Island Corridor Land Use and Development Plan-1998 (2)' DCM COPY DCM COPY lease do not remove!!!!! ' Division of Coastal Management II 1 MI ' _i '. , Second Bridge to Oak Island Corridor Land Use 8z DeveIopment Plan (as amended by the Brunswick Countyrrown of Long Beach Joint Corridor Plan Steering Committee - July 22, 1998) Adopted by the Town of Long Beach: November 11, 1998 Adopted by Brunswick County: November 16, 1998 Certified by the North Carolina Coastal Resources Commission: November 20, 1998 The preparation of this report tvas financed in part through a grant provided by the North Carolina Coastal Management Program, through funds provided by the Coastal Zone Management Act (CA MA) of 1972, as amended, which is administered by the office of Ocean and Coastal Resource Management, National Oceanic and Atmospheric Administration. SECOND BRIDGE TO OAK ISLAND CORRIDOR LAND USE AND DEVELOPMENT PLAN The Town of Long Beach and Brunswick County State of North Carolina By William B. Farris Bill Farris & Associates 1806 Grace Street, Wilmington, NC 28405 (910) 762-3577 September 10, 1997 (5th Draft) As amended by the Brunswick County/Town of Long Beach Joint Corridor Plan Steering Committee July 22, 1998 Adopted by the Town of Long Beach: November 11, 1998 Adopted by Brunswick County: November 16, 1998 Certified by the North Carolina Coastal Resources Commission: November 20, 1998 SECOND BRIDGE TO OAK ISLAND Table of Contents SECTION i INTRODUCTION AND PURPOSE OF PLAN 1-1 SECOND BRIDGE PROJECT 1-2 DESCRIPTION CORRIDOR PLANNING PROCESS 1-3 CURRENT PLANNING POLICIES 1-4 CORRIDOR PLANNING ISSUES 1-6 SUMMARY OF PLANNING 1-7 INFORMATION BASE POPULATION AND ECONOMY 1-7 EXISTING LAND USE 1-9 DEVELOPMENT CONSTRAINTS 1-10 ANTICIPATED DEMAND 1-12 CORRIDOR PLANNING GOALS 1-14 RECOMMENDED LAND USE AND 1-19 DEVELOPMENT GUIDELINES LAND CLASSIFICATION 1-35 IMPLEMENTATION STRATEGY 1-37 SECTION 2 DATA COLLECTION AND ANALYS' 3 2-1 POPULATION AND ECONOMY 2-1 POPULATION EST1W TES 2-1 POPULATION 2-4 CHARACTERISTICS ECONOMIC BASE 2-6 EXISTING LAND USE 2-8 DEVELOPMENT CONSTRAINTS— 2-10 LAND SUITABILITY GEOLOGY AND SOILS 2-11 WATER RESOURCES 2-12 High Quality Waters and 2-12 PNA's PLANT AND ANIMAL 2-14 COMMUNITIES Forest Habitats 2-14 Wildlife 2-16 WETLANDS 2-17 i Boiling Springs Lakes Wetland Complex FLOOD PLAINS SUMMARY OF LAND SUITABILITY ANALYSIS ANTICIPATED DEMAND —POPULATION, EMPLOYMENT, AND LAND USE PROJECTIONS POPULATION PROJECTIONS HOUSING NEED RESIDENTIAL LAND NEEDS BUSINESSES EMPLOYMENT PROJECTIONS COMMUNITY FACILITY NEEDS MAP INDEX Mapl Map 2A Map 2B Map 3 Map 4 Map 5 ' Map 6 Map 7 Map 8 2-19 2-20 2-20 2-22 2-22 2-22 2-24 2-24 2-24 2-26 Corridor Land Use (Midway & NC 211) Land Use (South of AIWW) Soil Suitability Water Resources National Wetlands Inventory (NWI) Wetlands Sensitive Areas Flood Hazard Area Land Use & Development Policies: Land Classification n ADDENDUM TO SECOND BRIDGE TO OAK ISLAND CORRIDOR LAND USE AND DEVELOPMENT PLAN The Second Bridge to Oak Island Corridor Land Use and Development Plan was adopted by the Long Beach Town Council at a regular meeting held January 20, 1998, with the following modifications: 1. Any development in the Long Beach ETJ (extraterritorial jurisdiction) shall be governed by the Long Beach Subdivision Regulations. 2. Any development involving one acre or more shall require and Environmental Impact Assessment; sewer systems shall not nullify this requirement. 3. The word "policy" is replaced with "regulations." NOTE. Although the Midway/211 approach has been selected to illustrate the design goals and guidelines of the "Second Bridge to Oak Island Corridor Plan", the implementation of the design elements of the Corridor Plan would be applicable to any corridor route chosen. Partial funding of the development of this Plan by the Division of Coastal Management does not imply preference by the DCM as to the ultimate route selected nor does it express support or opposition by DCM for the project itself. SECOND BRIDGE TO OAK ISLAND CORRIDOR LAND USE PLAN SECTION 1- SUMMARY OF PLANNING INFORMATION BASE PLANNING GOALS DEVELOPMENT RECOMMENDATIONS IMPLEMENTATION ' INTRODUCTION ' The Second Bridge to Oak Island Corridor Plan (Corridor Plan) is a land use and land development plan designed to complement the construction of a second bridge at the west end of Oak Island and the new parkway connecting the bridge to NC 211 on the mainland. For land use planning purposes, the corridor's north -south limits extend generally from the Midway Road/Route 211 intersection south across the Intracoastal Waterway at ' Middleton in Long Beach and along Middleton south over Davis Canal to the Atlantic Ocean. East -west, the planning corridor includes all or part of four Lockwoods Folly/AIWW watersheds. These watersheds have the following hydrologic unit (HU) designations: HU 10, HU 30, HU 40, HU 50. The planning corridor lies in the extra- territorial jurisdiction of the Town of Long Beach and the planning jurisdiction of Brunswick County. The Plan is funded by a grant from the NC Office of Coastal Management to the Town of Long Beach and has been jointly reviewed and endorsed by the planning and governing boards of Brunswick County and the Town of Long Beach. The Planning Corridor is shown on Map 1. PURPOSE OF PLAN The Corridor Plan is designed to complement the CAMA Land Use Plans of Brunswick County and the Town of Long Beach. When the corridor plan is finalized, the CAMA Land Use Plan for the Town of Long Beach will be amended to reflect the conceptual land use and development policies for the corridor and the corridor plan will be referenced within the Land Use Plan for Brunswick County. Brunswick County and the Tow of Long Beach will retain zoning autl-crity and regulatory enforcement within their respective jurisdictions. The Plan will provide guidance to state and local officials and to property owners and land developers as they make decisions about land uses and development in the corridor such as — ... type of development to be encouraged ... density and development patterns ... protection and enhancement of land and water resources ... economic development ... provision of public facilities and services ... adjustments to growth management policies 1-1 (11-11-98) II SECOND BRIDGE PROJECT DESCRIPTION The Second Bridge Project includes construction of a new high-rise bridge over the ' Atlantic Intracoastal Waterway (AIWW) at Middleton Avenue (SR1105) in Long Beach, construction of a two-lane roadway on new location from the new bridge to just north of ' NC 211 at Midway Road. The project also includes widening of Middleton from Beach Road to the Waterway and replacement of the existing bridge at Davis Canal. The project will result in improved levels of service on the existing road system and improve the access onto and off of Oak Island. Improved access will greatly reduce the risks associated with natural disasters and a possible nuclear accident at the Brunswick Nuclear Power Plant. The second bridge to Oak Island and subsequent corridor will also serve to relieve traffic congestion in the Southport -Oak Island area that will inevitably experience a significant increase in permanent and seasonal population in the area, thus placing higher demands on the existing transportation system in the planning corridor. Supporting traffic count studies and data are contained within the Thoroughfare Plans as prepared in cooperation with the North Carolina Department of Transportation (NCDOT). This plan for Second Bridge to Oak Island and subsequent parkway corridor will assuredly protect the economic interest and prosperity of the Oak Island communities and surrounding areas as well as Brunswick County. BRIDGES The new bridge at AIWW will consist of two 12-foot vehicular travel lanes and two 4-foot bicycle/pedestrian lanes. Pedestrians and bikers will be protected by 54-inch rails. The vertical clearance will be 65 feet at mean high water and the horizontal clearance will be 90 feet. These are the clearances required by the US Coast Guard. The replacement bridge at Davis Canal will be wider with 40 feet of clear roadway accommodating two 12-foot travel lanes and two 8-foot pedestrian/bike lanes. The preliminary design criteria for this structure anticipate extensive use by pedestrians and bikers. Existing clearances above Davis Canal will be maintained. 1-2 NEW ACCESS The right-of-way for the new parkway connecting to NC 211 will be 98 feet (30 meters) wide. The parkway will consist of two 12-foot vehicular travel lanes with 8-foot shoulders. A natural center median will separate the lanes. The center median will be landscaped to reflect the natural flora and plants indigenous to the region environment. Four feet of the shoulder will be paved on each side to accommodate and encourage bicycles and pedestrians. Drainage will be handled by grassed swales. According to current descriptions by the NCDOT, the roadway will have partial access control. Access onto the roadway will be limited. The number of access points accepted will depend on the size of each parcel. All existing parcels at the time of adoption of this plan will be allowed at least one driveway. Development within the corridor shall be required to utilize transportation systems that are internally focused in design and that connect to the parkway by means of east -west collector streets. TRAFFIC COUNTS ' According to 2020 projections by the NC Department of Transportation, the road between NC 211 and AIWW will carry 13,700 vehicles per day during the peak season and 9,600 vehicles per day during off-peak times. ' On Oak Island in the Middleton segment, the road will carry 8,900 vehicles per day during ' peak times and 6,200 vehicles per day in off-peak times. ' CORRIDOR PLANNING PROCESS ' Development of the corridor plan will include several components. These components are described briefly below and will be jointly cultivated by means of an inter -local agreement between Brunswick County and the Town of Long Beach for the appointment of the ' Corridor and Parkway Advisory and Review Committee (CPARC). This committee will serve as the appointed citizen advisory entity for the planning corridor. • Review of existing, plans and policies to insure that the Corridor Plan ' recommendations are as consistent with other plans and programs as possible. 1-3 1 • Preparation of maps illustrating existing features in the corridor. These maps will be used to guide decisions about appropriate land uses and development. Because the bulk of the corridor is largely undeveloped, the mapping focuses on information pertaining to natural features. • Analysis of existing population in the planning area and forecasts of permanent and seasonal population. • Projected demand for land uses —residential, retail, and services. • Identification of planning issues that should be addressed in CAMA Land Use Plans for both Brunswick County and the Town of Long Beach. • Analysis of data, definition of goals and objectives, and policy recommendations. • Ascertain and collect citizen input throughout the development process by way of public participation opportunities. CURRENT PLANNING POLICIES The current CAMA Land Use Plan's for Brunswick County and the Town of Long Beach on contain a number of land use and environmental management policies that affect the development and land uses in the Second Bridge Parkway Corridor. The policies briefly summarized below are indicative of those contained with the Land Use Plans for Brunswick County and the Town of Long Beach. Environmental Quality • Installation and repair of septic tanks on restricted soils is prohibited. Growth and development in areas where septic tanks will not function is prohibited without acceptable alternative facilities. ' • Discharge from septic tanks into either coastal or non -tidal wetlands is prohibited. • Underground storage tanks must be installed in a manner that protects the surficial ' water supply. • Runoff from developed property must comply with applicable state regulations (15 HNCAC2H.001-.1003). ' • Discharges from package wastewater treatment plants into coastal wetlands, estuarine waters, and public trust waters are prohibited. In addition, package plants require ' contingency plans for operations and maintenance —detailed provisions for adding to public system when available. 1 1-4 1 • Protection of unique habitats necessary for threatened and endangered native plant and animal species is encouraged —includes control of negative land use impacts. • Use of conservation areas for passive recreation is encouraged. • Industrial activities are prohibited in Long Beach. Economic Development • Support family -oriented, retirement resort theme for development. • Development is permitted only where services and facilities are available to support it. • Brunswick County and the Town of Long Beach supports construction of a sewage collection system —independently or in concert with other units. • Cooperation with state agencies to mitigate stormwater runoff to conservation areas — implement a stormwater management ordinance within 5 years. Residential Development • Encourage a variety of housing styles and densities to meet desires and needs of permanent and seasonal population. • Protect areas that allow only single family residences. • Maintain existing height restrictions. Commercial Development • Encourage clustered community oriented businesses. • Use Office and Institutional Uses to limit strip commercial development. • Encourage effective thoroughfare planning. Transportation • Encourage installation of curb, gutter, and sidewalks in commercial areas to control access, separate on -site parking, and enhance pedestrian and bicycle access. • Develop a bikeway/sidewalk plan for strategic locations. • Develop and maintain a detailed comprehensive thoroughfare plan. • Develop parking to accommodate day visitors and permanent residents in business areas and residential areas. 1-5 Water Quality Problems and Management Measures • Brunswick County and Town of Long Beach shall encourage and support State and Federal standards which seek to prevent or minimize water quality impacts. The County and Town shall work proactively with the State on measures to reduce stormwater runoff rates, soil erosion and sedimentation and point source discharges into areas waters. Economic and Community Policies • Brunswick County and Town of Long Beach shall work to maintain a diversified local economy while at the same time protecting the natural and man-made environment and improving the area as a more attractive community in which to work, live and play. Economic and community development initiatives which capitalize upon and enhance a distinct "town and country" character shall be especially supported. Types of Residential Development Desired • Brunswick County and Town of Long Beach shall encourage commercial development to locate in town or village centers convenient to surrounding residential neighborhoods, and of a scale and design compatible with their surroundings. Automobile -oriented commercial strip development along the County's roadways shall be strongly discouraged. If highway -oriented commercial development must occur, then it should be located in a commercial "node" at the intersection of two or more state or higher level roadways. 1-5a (11-11-98) II ' CORRIDOR PLANNING ISSUES The following planning issues have been identified through review of existing plans and ' materials and discussions with Brunswick County and Long Beach staff and citizen committee members. It is expected that the Corridor and Parkway Advisory and Review ' Committee (CPARC) will assist in adding to this list. These planning issues will be studied and expanded upon by the CPARC which will subsequently make recommendations to the planning and governing boards of Brunswick County and the Town of Long Beach within their respective jurisdictions. • Use of town -owned property purchased as a well site. • How to preserve a "parkway -like" character for the Planning Corridor. • Providing access from the new facility to the sidewalkPoikeway system. • Minimizing the impact on the existing park and access point at Middleton and AIWW. • Maintaining access to sand deposits for beach renourishment. • Installation of sewage collection system. • Controlling strip development consistently throughout the Planning Corridor. • Controlling signs consistently throughout the Planning Corridor. • Achieving landscaped parking lots. • Limiting driveway access to the corridor parkway. • Location of key intersections for east -west collector streets. • Controlling quality and quantity of storm water runoff. • Protecting extensive wetlands and fragile areas from negative land use impacts. • Ensuring quality of runoff does not negatively impact shellfish, nursery areas. • Integration of the Corridor Plan into the Land Use Plans for Brunswick County and the Town of Long Beach. 1-6 [1 ' SUMMARY OF PLANNING ' INFORMATION BASE The planning information base includes an analysis and summary of key information ' required to make policy choices about future land use and development in the corridor. The information base includes population and economy, land uses, land suitability, I' community services, and estimated demand resulting from growth and development in the corridor. A more detailed version of the summary is provided in Section 2. POPULATION AND ECONOMY • The 1990 permanent population of the area impacted by the second bridge corridor was 7,300. If current ratios were valid in 1990, there were nearly 28,500 seasonal visitors to the area. • Current estimates place the 1995 permanent population for the area at nearly 8,800 and the seasonal population at 34,200—a total peak population of 43,000. • Between 1990 and 1995, permanent population increased 20.6%. This 6-year growth rate is comparable to -Brunswick County as a whole, which the State Data Center says, is the 3rd fastest growing county in the state. TABLE 1-1. PLANNING AREA POPULATION ESTIMATES Seasonal Population Oak Island Mainland Total Group 1990 Permanent 4,725 2,567 7,295 Population 1995 Seasonal Population 32,109 2,135 34,244 1995 Permanent 5,733 3,058 8,791 Population Total 1995 Permanent and 37,842 5,193 43,035 Seasonal Population Source: Hayes and Associates, EIS; William B. Farris 1-7 • According to the 1990 Census, the planning area population is predominantly white and it tends to be older than the Brunswick County population as a whole. These characteristics are more pronounced for the population of Oak Island-99% of Oak Island residents are white compared to 76% of mainland residents and 82% of Oak Island residents are over age 18 compared to 79% of the mainland population. • Incomes in the planning area, measured by either per capita or median household income as reported in the 1990 Census, are substantially higher than Brunswick County as a whole, reflecting the resort -retirement orientation of the local economy. On a per capita basis, Long Beach is 27% higher; Caswell Beach is 130% higher; and Yaupon Beach is 52% higher. These higher incomes are reflected in greater purchasing power and the demand for retail services and may result in a demand for a higher level of community services. • The labor force participation rate in the planning area is consistent with that of Brunswick County. One assumption that may be made is that, in addition to retirees and seasonal visitors, the planning area is home to a significant number of working families. The needs of these younger working families have an impact on planning decisions. • The 1990 Census reports 2,051 persons employed on Oak Island. Current estimates place 1997 employment at 2,700. If 1990 employment patterns apply, then approximately 82% of the employed persons reside in the Town of Long Beach. Retail trade employs the largest share-23%. Personal, business, and professional services follows closely with 22% of the labor force. In the service category, nearly one-half are employed in education or health services. The increasing importance of retail and services employment is a national trend. • Public utilities employ 14% of Oak Island workers compared to 7% for the county as a whole. It is assumed that the bulk of these employees work at the CP&L nuclear facility. • While manufacturing on Oak Island is lower than Brunswick as a whole, approximately 9.9% of the labor force are employed in manufacturing, higher than expected for the resort communities. This level of manufacturing employment reinforces the idea that Oak Island serves as a significant "bedroom community" for employers in the region. 1-8 EXISTING LAND USE • A five -mile segment of the planning corridor north of the AIWW is undeveloped. It is currently used for forestry and/or reserved for hunting. An electric power right-of- way parallels the new highway alignment on the west. • A cluster of low intensity development is located at the NC 211 and Midway Road intersection. This cluster in includes a convenience -variety store on the northwest corner of the intersection; a group of small residential lots along the NC 211 frontage for 2,200 feet to the east; and a small residential subdivision served by unimproved Ripley Dr. north of NC 211. Except for these uses, the intersection is surrounded by vacant property. • South of the AIWW, the bridge corridor follows Middleton Street to the Atlantic Ocean. Between AIWW and the Davis Canal Bridge, the Middleton right-of-way is 100 feet wide. South of the canal, it narrows to 50 feet. To achieve proper grades, it is estimated that the bridge ramp will extend down Middleton for a distance of 800 to 1000 feet. This ramp will have significant impacts on adjoining properties. A 20-foot utility right-of-way running parallel to Middleton is located at the rear of lots on both sides of the street. It may be possible to incorporate this right-of-way into a design for improved access to Middleton properties impacted by the bridge ramp. • The lots along Middleton are typical for Long Beach-50 feet by 120 feet. Several have been combined to form nearly square building lots. Where residences exist in the area, they appear to be for year-round occupancy. • A temporary park at the terminus of Middleton at the AIWW will be displaced by the bridge. It has been determined that this facility is not subject to the provisions of Section 4(f) of the National Environmental Policies Act which require mitigation of impacts of federally highways on parks and recreational facilities. • All four corners at the Middleton/Oak Island Drive intersection are vacant. With increased traffic volumes at this point, there will be pressure to convert to non- residential uses. • The segment of Middleton between Davis Canal and the Ocean is predominantly residential. There is a small convenience store at Dolphin. • The Town of Long Beach has installed sidewalks between Oak Island Drive and Beach Drive. These sidewalks provide easy beach access for pedestrians and bikers from the more year-round residential areas to the north. DEVELOPMENT CONSTRAINTS SOILS • According to the Brunswick County Soils Survey, all of the soils in the planning corridor have severe limitations for septic tanks. While there may be "inclusions" in some areas that would allow septic tanks to function properly, it is clear that an alternative other than on -site wastewater treatment will be required for development of the corridor. • The Soils Survey also indicates that a significant number of the soil mapping units in the corridor have severe limitations for buildings and roads. These limitations focus on wetness, ponding, and flooding. It will be necessary to consider these soil limitations in subdivision site planning and in designing public infrastructure. WATER RESOURCES • Tributaries of Mercers Mill Creek are located in the northwest sector of the corridor. Most of these tributaries are designated as High Quality Waters (HQW)—rated excellent based on biological physicallchemical characteristics. Wastewater discharges in HQW watershed are strictly controlled and land development activities are controlled by Soil Erosion and Sedimentation Control Permits. • The waters of Mercers Mill Creek are also classified as Primary Nursery Areas (DNA's} —tidal salt waters providing essential habitat for early development of commercially important fish and shellfish. NPDES wastewater discharges to PNA's must meet more stringent Total Suspended Solid standards. The lower area of the Lockwoods Folly River is classified as a secondary nursery area and is considered a sensitive habitat. • Waters of the AIWW, Lock -woods Folly River, and the western area of Davis Canal are classed as SA waters and are managed for "shellfishing for marketing purposes." SA waters in upper areas of Lockwoods Folly between Sunset Harbor and Vamamtown are closed to shellfishing. Also, SA waters in Davis Canal and along the AIWW in various locations are closed. 1-10 'iI PLANT AND ANIMAL COMMUNITIES • Five categories of forest habitats are identified in the corridor —pine plantations, ' longleaf pine, pocosin, bottomland hardwoods (swamp forest), and coastal scrub. ' Within the longleaf pine category, the pine savanna is a rare and important community. The NC Natural Heritage Program considers the pine savanna to contain more rare plants than any other type of community in the state. ' The bottontland hardwood community, which tends to be classed as wetlands as well, can play an important role in maintaining and improving water quality by removing sediment and nutrients from stormwater runoff. • The quality of wildlife habitat in the corridor is related to soil conditions —the higher and drier the soil the poorer the wildlife habitat. The Kureb and Newhan Soil grouping tends to provide poor wildlife habitat. Wildlife moves between habitat areas. If wildlife values are to be maintained, it is important to preserve a system of wildlife corridors as development occurs. WETLANDS • Mapping from the NC Division of Coastal Management identifies five types of wetlands in the planning corridor —tidal marshes, pocosins, bottomland hardwoods, wet pine flats, and fresh water marsh. The following table rates these wetlands according to development and their values. Recre- Shore• Special ation Impact of line ecolog- and land Wetland Type Water stabil- Water ical Habitat educat- develop - storage ization quality values value ion ment Tidal marsh ✓ ✓ ✓ ✓ ✓ very high Pocosin ✓ ✓ moderate Wet pine flat ✓' ✓ ✓ high Bottomland hardwood- ✓ ✓ ✓ ✓ ✓ very high swamp forest Fresh water marsh ✓ ✓ ✓ ✓ ✓ very high Source: Modified from information provided in Field Guide to PVC Wetlands. ' Presence of pine savanna community within wet pine flat wetlands requires consideration of special ecological values. • The Boiling Springs Lakes Wetland Complex (BSL complex), which is located in the northeastern section of the planning corridor, contains a significant concentration of rare wet pine flatwoods and pine savannas. These communities contain a number of rare and endangered plant and animal species. The NC Natural Heritage Program includes the BSL complex as a priority natural resource and the Nature Conservancy has developed a preservation design for the complex —includes acquisition of key parcels and management practices to restore and maintain longleaf pine communities. FLOOD PLAINS The 100-year flood plains in the planning corridor are areas where there is high potential for loss of He or property from flooding. The flood plains overlap considerably with wetlands, particularly tidal marshes and bottomland hardwoods. Therefore, the floodplains are considered to perform some of the same functions —particularly water storage and water quality enhancement. SUMMARY OF LAND SUITABILITY Map 1-2 provides a generalized interpretation of the natural resource values in the planning corridor and their suitability for development. The general nature of this map is emphasized. Detailed on -site investigation is required prior to specific decisions regarding suitability. ANTICIPATED DEMAND -POPULATION, EMPLOYMENT AND LAND USE POPULATION PROJECTIONS • Total permanent population for the planning area will increase from approximately 9,000 in 1995 to nearly 15,000 in 2020—an increase of two-thirds. Similarly, the seasonal population will increase to nearly 57,000 in 2020. By 2020 the peak population will be 72,000. 1-12 • Housing needs will keep pace with population growth. Growth in the permanent population will result in a need for 2,345 additional housing units by 2020. The seasonal population growth will generate a need for 5,650 units of all types — conventional, hotel -motel, etc. TABLE 1-2 PLANNING AREA POPULATION AND HOUSING PROJECTIONS Permanent Population Seasonal Population Total Population Projections 2000 9,962 38,603 48,565 2010 12,079 46,807 58,886 2020 14,646 56,753 71,399 Additional Housing Unit Needs 1995-2000 470 1,100 1,570 2000-2010 850 2,050 2,900 2010-2020 1,025 2,500 3,525 1995-2020 2,345 5,650 7,995 Source: William B. Farris • The anticipated permanent and seasonal population growth will generate a demand for additional community services and facilities, including EMS, law enforcement, and fire services. However, the key need associated with growth is wastewater collection and treatment. All soils in the planning corridor have ratings that indicate severe limitations for septic tanks. In peak summer months, the population will generate 3.3 million gallons of wastewater per day. It will be necessary for local governments to determine the most effective alternative for wastewater treatment. 1-13 CORRIDOR PLANNING GOALS The planning goals established in this section provide an overall direction for the Land Use Plan. The planning goals outline a vision for the corridor and generally define the desired future character and quality of development. These goals will be implemented through more specific policy recommendations, provisions of the area's CAMA Land Use Plans, amendments to zoning and subdivision regulations, and capital investments in public services and facilities. The Second Bridge Corridor is an opportunity to create a new arrival point for Long Beach and Oak Island. Some residents have described the new bridge and access parkway as creating a "front door" to Long Beach, which has never existed. The types of land uses permitted in this corridor and the character of development patterns wi11 have long-term impacts on the quality of life of year-round residents and the tourism experience of the area's seasonal visitors. It is also an opportunity to distinguish the Town of Long Beach and Oak Island area from other resort communities on the North and South Carolina coasts. The character of development in the corridor, through careful coordinated planning, should be a confirmation that one has arrived at a special place. The overarching land use and development goal of the Corridor Plan is to achieve this character by encouraging appropriate land uses, sensitive site development and building design, preservation of the transportation objectives of the new bridge and parkway, and preservation of important natural and scenic resources. LAND USE • The Second Bridge Corridor includes a variety of important natural resources. The plan encourages property owners to consider the suitability of these resources in the location and development of land uses. • The plan encourages development of a mixture of land use types that provide living, shopping, working, and recreational opportunities and that provide appropriate access to support services. Land uses in the corridor should respect the overall resort/retirement community character of Oak Island and surrounding 1-14 ' areas, but should also recognize the needs of younger families that are employed in ' the region and are year-round residents. • The plan encourages patterns of land uses that allow easy access among living, ' shopping, working, and recreating areas and that foster a sense of the "traditional small town." • New shopping opportunities that supply convenience goods and personal services should be clustered in locations that can serve pedestrians and bikers from adjacent neighborhoods. • Development of "strip" and freestanding commercial land patterns along the new connector is discouraged. These types of commercial land uses tend to generate large amounts of "side -friction" traffic, which reduces through traffic capacity and public safety, and they create excessive visual clutter. • Large-scale commercial and business uses are encouraged to locate at the NC 211 intersection where they are served by major thoroughfares. Locations at major intersections will afford businesses maximum exposure, will provide convenient access for customers, and will minimize traffic impacts in neighborhoods. • The new bridge and parkway will introduce new levels of traffic to the south end of the corridor in Long Beach. The plan encourages protection of existing residential areas from the impacts of traffic and more intensive land uses that may be associated with it. • The appearance and design of development in the corridor should blend with the existing development on Oak Island in both scale and character. LAND CONSERVATION AND OPEN SPACE ' • The corridor contains a number of natural features that are environmentally sensitive and that have economic, recreational, and/or educational values, and that ' may represent hazards. The plan encourages identification, protection and enhancement of the most important of these resources. I1 • Environmental and public values may be increased where environmental resources are linked. The plan encourages creation of an open space network that is interconnected throughout the planning area. COMMUNITY CHARACTER AND DESIGN • The plan supports a unique regional character by encouraging site and building designs that are "friendly" to a "traditional small town" theme. • The plan encourages development of a scale that is compatible with existing development and the suitability of the area's land resources. • Streetscape is one of the most important elements of community design. The plan encourages a consistent streetscape design that addresses appropriate landscape materials, lighting, utilities, and signage and street furnishings. Overhead utility poles and wires do not strengthen overall community appearance, options that improve appearance should be encouraged. • On -site signs are a necessity for today's commerce. However, the plan provides guidelines for signs that achieve a balance between information, avoidance of clutter, maintenance of aesthetic values, and public safety. Off -premises signs are discouraged. — ENVIRONMENTAL QUALITY • The plan identifies the natural resources that are fundamental to the life style enjoyed by the residents of the coastal community and provides land use and development guidance that protects the quality of these resources. ' • The plan discourages site development practices that result in excessive loss of ' existing vegetation, site erosion and sedimentation of surface waters during construction, and degradation of surface water quality from non -point sources of pollution. ' • The plan discourages any wastewater treatment alternative that would result in a ' reduction in the quality of any of the natural resources in the corridor. 1-16 TRANSPORTATION • The new parkway should be the backbone for development of an integrated transportation system for the community. Due to the resort nature of the area, the automobile will be a dominant feature of the transportation system for the foreseeable future —visitors will arrive by automobile. Once here, they, along with year-round residents, should have choice of safely and conveniently walking or biking to key destinations. Integration of the new street systems with the Town of Long Beach's sidewalk -bicycle network and the Brunswick County bike path network is encouraged. • The plan establishes a simple, coordinated transportation network that discourages the concentration of traffic onto the new parkway and that emphasizes traffic safety. Without guidelines for the layout of an appropriate street system, large volumes of traffic will be funneled onto the parkway for even short trips to shopping, to work, and to gathering places such as parks and churches. • The plan preserves the capacity of the parkway by discouraging driveway access from adjoining properties. Residential and Commercial development shall be internally focused in design with limited accesses to the parkway. • The plan encourages street design that is consistent with the limitations of the natural features of the corridor and that does not result in streets that have wider rights -of -way or wider pavement widths than are required by the traffic they are intended to carry. 1-17 HOUSING • The plan encourages development of a range of housing opportunities to meet the needs of families of all ages and stages in life. To blend with existing Oak Island development, the plan also encourages an emphasis on single-family detached units in new subdivisions. • The plan encourages pedestrian and bike oriented subdivisions with significant amounts of open space. • The plan encourages creative site planning to allow property owners to preserve important natural resources. • Higher density residential areas are encouraged to locate nearer to main thoroughfares and retail areas where services are available. COMMUNITY SERVICES AND FACILITIES • The plan encourages the location of a "civic" center complex on the mainland. This center could serve as a Town Hall for the Town of Long Beach and could deliver a range of county and municipal services. The center could also provide access to services from other agencies, recreational opportunities, and cultural attractions. The "civic' center complex could serve as an area for the placement of additional service county and town service agencies such as the County EMS. • The plan encourages development of an environmentally appropriate alternative for treating and disposing of wastewater. 1-18 RECOMMENDED LAND USE AND DEVELOPMENT GUIDELINES This section details a set of recommended land use and development guidelines for the Second Bridge Corridor. These recommendations are intended to guide public decisions at all levels about proper management of land resources and public facilities in the planning area. The guidelines will also be useful to property owners as they make decisions concerning appropriate use and development of their property. The recommended guidelines are built on the planning information base and are designed to implement the goals described in the preceding section. ' It is expected that these planning recommendations will be supported by zoning, in help subdivision regulations, and other land use management tools order to realize the desired future land uses in the new corridor. Overall Planning Concept The vision for the Second Bridge Corridor is a new entrance to the Town of Long Beach ' and the western end of Oak Island as well as a vital link for emergency services to the citizens of the Oak Island communities and adjacent areas. The land uses and ' development standards along the new corridor will reinforce the idea that the road and bridge lead to a special place. ' Beginning at the NC 211 intersection, the new parkway will c alternate between "parkway districts" and `village districts" in NC211 ' concert with the Brunswick County and Town of Long Beach �Sqn*,,, CAMA Land Use Plan updates. In the parkway districts, scenic "<aUd ' Nra tiba buffers that utilize either native vegetation or new landscaping t will preserve scenic values and will screen the new highway from I adjoining residential areas. In special areas, the parkway districts ON" ' may include "turn-offs" where natural areas can be interpreted. ' In village districts that are reminiscent of rural villages, clusters of businesses and a mixture of residential areas will have _ e1.,,fi,n appropriate signage, street lighting, buffered and planted parkingliffdve areas, and screened residential areas. ' 1-19 — - To reinforce the parkway theme, the new roadway will have a planted median —a divided two-lane facility. The median landscaping will include prized plants from our native landscape such as live oaks, myrtles, and pines. Land Use and Development Policies 1. Land Use and Environment • Encourage development patterns that are sensitive to the natural environment. The corridor contains hundreds of acres of sensitive natural communities —estuarine and palustrian wetlands, rare forest communities, High Quality Waters, Primary Nursery Areas, flood plains and so on. Many of these communities provide habitat for rare and endangered plant and animal species and many are directly related to the productivity of the area's commercial and recreational fisheries. Development review processes must insure that the values of these communities are protected and in some cases restored. => Flexible site planning. Property owners should be afforded maximum flexibility, within established density guidelines, in the placement of lot lines and community facilities in order to protect natural resources. Flexible Site Planning • Preservation Nc"d Foattaes • Reduce IQ? VMS (ah8tered homm) • P.esb.e sheet cesign • Reeaentlal Streets conrec- Protected Wetland �..nactor => Protect existing vegetation. A significant amount of stream sedimentation occurs during the site development process. Rather than clearing and planting back, property owners and developers should be encouraged to preserve as much existing site vegetation as possible and to incorporate it into overall landscape plans. => Protect high -value wetlands and forest communities. All of the wetlands in the corridor are potentially subject to a permitting process prior to development. Estuarine wetlands have particularly high value. However, it is the non -estuarine wetlands that will be most impacted by development in the corridor. Special steps will be taken to protect, preserve, and enhance these non -estuarine wetlands with high values — pine savanna's, bottomland hardwoods, and fresh water marshes. These wetlands provide habitat for rare and endangered species and will play a central role in preserving water quality as the watersheds in the corridor develop. The areas where these wetlands interface are particularly sensitive and important. The corridor includes forest communities that may not be subject to the wetlands permitting process. These forest communities should be protected where they occur in significant blocks. Protection of the potential wetlands mitigation area in the southeastern area of the corridor offers an opportunity to compensate for the inevitable loss of wetlands in the corridor. It may also be possible to preserve this area as public open space associated with development of a civic complex on a suitable adjacent site. Protection may include a range of options —preservation as community open space and ownership by homeowners' association, donation to a public agency with the capacity for management, or donation to an existing non-profit 1 ' nVpkal wenana ' 1-21 1 2. • Maintain an overall residential density limit in the corridor planning area within the range of 2.0 — 6.0 dwelling per gross project acreage. These density limits will allow for flexible site planning to protect natural resources, will contain the level of stormwater runoff and its impacts on surface waters, and will accommodate a range of residential types. The plan encourages development of a scale that is compatible with existing development and the suitability of the area's land resources. XlAcre:=100k 20010is Residential Land Uses • Encourage compact residential development patterns. Within the density guidelines discussed above and resource protection policies, residential areas should be designed to be as compact as possible. Walking and biking to shopping should be an option for a significant number of households. • Encourage a range of residential land use types. Resort and retirement - type development will continue to be the dominant theme in the corridor. However within this context, a mixture of residential land uses should be encouraged. The needs of younger households with school -age children and headed by individuals who are still working should be addressed in this mix. => Large -lot estate development, moderate density subdivisions, and lower density attached residential units should be accommodated. 1-22 => Within the network established by the street system (described below), development of cohesive communities should be encouraged. These communities should accommodate a reasonable range of residential land use types and should have an integral community focus, which in most cases will be a recreational and/or social facility. As the population in the corridor grows, it may be necessary to consider school locations. These school sites could serve well as community focal points. => The focal points for new communities should be within a reasonable walking or biking distance for most of the residents. One -quarter mile (1,320 feet) is a five-minute walk and is often mentioned as a distance people are willing to walk. In a resort -recreational setting, it may be possible to stretch this distance to one-half or even three- quarters of a mile. Three to five miles may be manageable for bikers if the route is safe and convenient. J Y�. /E -� krttr lr5 ` 3-S Mt LC5 t t-�tA.t_lCtr�tC-� � F3FI�tr.k� � Protect existing residential uses along Middleton from negative impacts of the bridge and increased traffic. => The bridge ramp will extend an estimated 800 to 1000 feet south of the AIWW on Middleton. Designs must be developed to protect the residential values of adjoining property so that it will remain in residential use. These designs must include sound and sight buffering and possibly a new access point for the properties. The 20-foot utility easement at the rear of the properties may offer an opportunity for alternate access. 1-23 3. => The increased traffic volumes associated with the new bridge could negatively impact residential uses and residential property along Middleton. The DOT should be encouraged to provide appropriate sound and sight buffering along Middleton. => With increased traffic volumes and signalization at the Oak Island Drive intersection, there will be pressure to establish more intensive non-residential, probably commercial, uses at the intersection. The current residential zoning should be maintained. Commercial uses at this intersection would create traffic congestion and would negatively impact surrounding residential uses. => The existing water access point at the northern terminus of Middleton will be disrupted by the bridge. Even though the access is not covered by Section 4(f) provisions, the DOT should be encouraged to secure adequate right-of-way to maintain this access. Commercial Land Uses • Encourage region -serving commercial land uses to locate at the NC 211 intersection. This location will allow these commercial uses which generate large traffic volumes to be located where they will have the least traffic impacts on surrounding uses. This location will also allow businesses maximum exposure to their customers. • Encourage neighborhood and community serving businesses to locate in "village clusters" at the major street intersections between NC 211 and the AIWW. The village clusters are a means to create a small-town atmosphere in the community, to make shopping and daily errands accessible to pedestrians and bikers, and to minimize unwanted non - neighborhood traffic. These village cluster businesses should clearly serve nearby residential areas with convenience shopping or personal services. Convenience stores, auto tellers, postal delivery points, and barber and beauty shops are examples of uses in these village clusters. 1-24 => The design of these village clusters should be compatible to the surrounding residential areas in scale and character. => As a general guideline, the village business clusters will be developed on sites of approximately 3.0 to 5.0 acres. => It will be necessary to design the village clusters so that surrounding residential areas are buffered but remain accessible. 5ICEWALK Wi L464rj 4 rs_ 11�sb 1-25 • Look for opportunities to reduce the amount of parking required for large and small scale business areas. Parking lots are not only unsightly but they are also a significant source of stormwater runoff to adjacent surface waters. Where possible, off-street parking requirements should be tempered by encouraging site designs that can utilize on -street parking and that can use planted areas for overflow parking at peak times. To improve overall sight appearance, property owners should be encouraged to look for opportunities to move parking to the side or rear of the buildings. ?u, C3 �i III 111 • Encourage landscaping of business parking areas. Acres of asphalted parking areas are unsightly and they are very hot in our climate. Landscaping should be a central requirement for parking lots. • Encourage the use of appropriate signage in both large and small scale business areas. Unplanned and unregulated, commercial signs can be unsightly and visually cluttered, confusing, and in some cases, potential traffic hazards. Signs should be limited in area, height, placement, number, and illumination. Off -premises signs, including billboards, will not be permitted in the corridor. 1-26 Transportation System The street system in the corridor must be designed so that it not only achieves its traffic - handling but that it also supports land uses and development patterns that insure a "sense of community" and offer residents an opportunities for work, shopping, and recreation close to their home. The transportation system must include provisions for walking and biking as an option for satisfying at least some of the family's daily needs —post office, convenience shopping, tennis and golf, and so on. A sidewalk and bikeway plan can be an effective tool for creating linkages to and between the community's major traffic generators. 1. Development of a Street Hierarchy. A majority of the streets in system will serve residential uses. They should be designed with this residential function in mind and not to serve through traffic. Development within the corridor and along the parkway should be internally focused in order to limit the number of driveways along the new access roadway, thus preserving the natural scenic buffer along the parkway. In planning for the street system, three types of streets should be used: • Residential streets —serve individual lots and have traffic with origins and destinations on the street itself. These streets will carry traffic in the range of 250 to -500 vehicles per day. They should be designed with sidewalks, street trees, and pedestrian -oriented street fighting. On -street parking should be encouraged. • Connector streets— serve individual lots but are also designed to carry traffic to a major street. These streets will carry traffic in the 500 to 1,000 vehicles per day range. They should be designed with sidewalks, street trees, and pedestrian -oriented lighting. The connector street should be bike -friendly with appropriate signage. St. eer • Major streets —may serve individual H�e`°"rq flR° d ^` lots but also intended to carry traffic °""°°t`—d from other streets to the arterial—SRQO1❑L�t7C1O�l7�OCl7t7t7O 1500 (new bridge access). A aama,�a 1-27 7 IJ 1 2. II II II II II II II II II II II II New Bridge Roadway (SR 1500). • Center Median —To create the "parkway" effect envisioned for the street and to help preserve traffic capacity and enhance safety, the NC Department of Transportation should be strongly encouraged to design the new street with a center median dividing the two lanes. The design could allow for additional lanes at a later date. • Intersections —Additional major street intersections for north -south J L. and east -west access should be"atF � designated at intervals of approximately 1 mile. Between j these major intersections, minor street intersections to give access to adjoining properties should be allowed at a spacing of approximately 500 feet. These intersections would allow all streets 1kAwTGV in the corridor to connect with �MPIA N major streets and to more evenly spread traffic across the network and avoid congestion at one or two points. • Commercial access points —The major function of this highway is to carry traffic through the corridor. Its capacity should be protected by minimizing the number of commercial access points required to serve adjoining property, and where access points are necessary, turning lanes and acceleration/deceleration lanes should be required. 1-28 0 II 3. Residential and Connector Streets. • Connect to Adjoining Development —Property owners and developers are encouraged to design their street systems so that they connect to adjoining developments. Current development trends favor self-contained subdivisions with no connections to other residential areas and with one or a limited number of entrances. This development pattern tends to force traffic onto major thoroughfares for routine trips and makes it difficult for residential streets to serve effectively as part of a bikeway system. • Reduce Reliance on Cul-de-sacs— Cul-de-sacs and loop streets have a role in the subdivision street system; however, their wholesale use is discouraged. These street types tend to increase traffic levels on the arterial system and discourage walking and biking, particularly for children, because they force walkers and bikers onto busier streets to reach their destinations. Where cul-de-sacs and loop streets are necessary to achieve optimal development or where [ I` they are necessary to accommodate I? •-���yjjj natural futures, they should be used. ! �' However, they should be as short as �•.t possible. • As Narrow as Possible —The right-� of -way and pavement width of residential streets should be as narrow as possible and the widths should be related to the 4 �T function and traffic volume goals of the 4' m 5TWS street. Frequently, right-of-way and L pavement widths of residential streets are wider than necessary. The result is�+ potentially higher average speeds, a STRK-.'L� NO potential cut -through traffic, unnecessary development costs, and higher W IVL;AT*R stormwater runoff. NW$ jRY 1-29 • On -Street Parking —On -street parking within the corridor will be evaluated by the CPARC on a project -by -project basis. 4. Bikeways. Three types of bikeways are recommended for development in the corridor. The bikeways should be considered part of an intermodal transportation system that includes bikes, pedestrians, and autos. => Bike paths —specialized facilities designed specifically for bicycles and located separate from the roadway. Bike paths should be considered in special circumstances where, for example, there are opportunities to use utility rights -of -way or a natural feature to create a linkage to a major traffic generator such as a shopping center or regional park. Bike paths with direct linkage to commercial clusters are likely to have high utilization and should be encouraged. => Bike lanes —located at the edge of streets and marked for the exclusive use of bicycles. Higher traffic volume streets (major streets and connectors) should routinely include a bike lane. => Shared roadway —low traffic volume streets (residential streets) that can safely and comfortably accommodate bikes and cars. AIM 1-30 • Bike -friendly system —all street and highway planning in the corridor should include bikes. The NCDOT is planning to accommodate bikes on the new bridge and the connector highway with 4-foot bike lanes. This planning should be continued to adjoining properties. Ideally, each property owner should have the option of riding a bike to all major destinations in the corridor. • Bike Storage —all shopping areas and recreation facilities should have secure bike storage facilities. Bikes are expensive and they are a frequent, easy target for thieves. • Signage—appropriately designed and coordinated signs should be used to designate each of the bike facilities and to provide directions. 5. Sidewalks. Sidewalks are an essential part of the public infrastructure and should be required on all public streets. 6. Lighting. Street lighting should be pedestrian -oriented on all but the highest traffic volume streets. This lighting will encourage pedestrian use and will enhance safety. 1-31 Water Quality 1. Develop stormwater management plan and encourage property owners to take steps to control the quantity and quality of runoff. Water quality is a key to the quality of life on Oak Island and the adjacent mainland. Stormwater runoff (non -point discharges) constitutes one of the most serious sources of pollution in surface waters. A management plan should address site development alternatives that limit the quantity of runoff and the installation of stormwater management facilities to minimize the impact of stormwater runoff on surface water quality. => In the High Quality Watersheds, particular care should be taken to manage stormwater runoff. The feasibility of installing regional stormwater management facilities in these watersheds should be explored. These larger regional retention facilities, located as low as possible in the watershed, have been shown to be the best option for improving the quality of stormwater runoff. It may also be possible to incorporate wetland preservation into stormwater design. => Developers should be encouraged to use "pervious" materials possible to reduce the volume of storm water runoff from the site. •StoMftle MWagMeM ame -F;BgbW POWmn PmMW +bMeawa Caro -MP WN000T MT PBWAM Pond 1-32 2. Encourage homeowners to protect buffer areas adjacent to surface waters. A significant amount of surface water quality problems can be traced to landscaping efforts of homeowners —fertilizers, herbicides, and pesticides. => Property owners should maintain a 25-foot buffer in the landscape where appropriate plantings are maintained and where fertilizers, pesticides, and herbicides are excluded. The Cooperative Extension Service can develop guidelines and education program for property owners and landscapers. i lawn NEm tpCHLW7ER •— �5` FfW6CWk P,".rIr . Luser ¢ECTtUZHCs, FEst'�c:oeT, .iuk,sts�s! zS' p�uCFa� 3. Encourage the Department of Transportation to conform to current coastal North Carolina stormwater regulations in order to manage stormwater runoff from the new parkway. As detailed design for the bridge and access parkway begins, the DOT should be encouraged to include stormwater management facilities in the design. BSL Wetland Complex Preservation The Boiling Springs Lakes Wetland Complex is a group of pocosins, bays, and pine savanna's that provide habitat for rare and endangered plant species. A significant portion is located in the corridor. The BSL Complex has national environmental significance. Land use policies should encourage the preservation of this area for its environmental, recreational, and educational values. Property owners and local leaders should be encouraged to cooperate with organizations like the Nature Conservancy in the preservation and restoration of these habitats. 1-31 Public Infrastructure 1. Encourage development of a regional wastewater collection system. The land use and development recommendations are based on continued permanent and seasonal population growth in the corridor. The environmental analysis indicates that none of the soils in the corridor are suited for septic tanks. Therefore, it is essential to support anticipated growth with a public wastewater collection system. While no wastewater system is without issues, the public regional alternative is recommended because, for the long term, public systems can be more effectively operated, can be better maintained, can be more easily upgraded, and can be more effectively monitored. In addition, the public sewer system can be an effective land management tool to support zoning, subdivision regulations, and other tools. Development of a civic complex on the north side of the AIWW. Long Beach will grow north into the Second Bridge Corridor. A long term plan to locate a ' civic complex north of the waterway will allow the Town to continue to effective serve its residents and will offer a more secure location during weather emergencies. The complex should be designed to offer a full range of services —municipal, some periodic county services, recreation and cultural events. The location could include a park along the waterway and could incorporate some of the area's fragile natural resources. 1-34 LAND CLASSIFICATION The land classification system shown on Map 8 illustrates the recommended land use and development policies for the corridor and assists in their implementation. The land classification system is intended to guide adjustments to the growth management tools of Brunswick County and the Town of Long Beach —zoning, subdivision regulations, and capital improvement programs. The intent and application of each of the land classes is described below. Conservation Class The Conversation class is to provide for the effective long-term management and protection of significant, limited, or irreplaceable natural resources. The management of these areas is designed to protect and enhance their natural, cultural, recreational, productive and/or scenic values. Areas included in this class are generally the least desirable areas for development in the corridor. —estuarine and non -estuarine wetlands —flood hazard areas —unique forest communities The conservation class will typically be reserved for recreational and educational uses, water dependent uses, and for unique developments that preserve the resource values of land in the class. Residential densities will be very low and should not exceed 1.0 dwelling per gross acre. Resource Protection The Resource Protection class is intended to provide for the preservation and protection of the High Quality Water in the corridor. Development in this class will be required to take special steps to prevent sedimentation during construction, manage the quality and quantity of storm water runoff after construction is complete, and to control wastewater discharges. 1-35 1 1 The resource protection class is planned for residential densities between 2-6 dwelling units per gross acre. 1 Limited Transition The Limited Transition class includes areas in the corridor where increased development ' is expected to occur. Initially these areas will have some services but may not contain the full range of urban services. As public infrastructure becomes available in the corridor, it ' will be appropriate to review these areas for possible reclassification to transition. Uses in the limited transition class may include the full range of housing types and ' community businesses and services. The use of residential clustering and&bible site planning are encouraged. Residential densities should not exceed 6.0 dwelling- per acre. 1 t 1 1 1 1 1 t 1-36 IMPLEMENTATION Several actions are required to implement the recommendations for the Second Bridge Corridor. The actions will require concerted efforts of the Town of Long Beach, Brunswick County and private property owners at the local level and consistent support by a number of State agencies. Several immediate steps are recommended. But it is important to keep in mind that development in the corridor will require many years to complete and that there must be an on -going effort to implement the plan and that period reviews and course corrections will be required. 1. Incorporate the corridor development policies in the Long Beach CAMA plan update and referencing of the amendment within the Brunswick County Land Use Plan. The CAMA Land Use Plan is the County and Town's major planning tool. The policies for corridor should be incorporated into the CAMA plan when the plans are updated in 1998. In addition, the County and Town should seek to work cooperatively in the development and endorsement of the corridor development policies. 2. A joint Corridor and Parkway Advisory and Reviewing Committee (CPARC) will be appointed by the governing boards of Brunswick County and the Town of Long Beach to further develop and oversee development within the corridor. The recommended goals and policies for the corridor are designed to insure that the second bridge and new parkway reinforces the quality of life of permanent residents and assures visitors a quality resort experience. The recommended planning policies for the corridor are essentially urban in nature and set a consistent development theme for the entire corridor. With the implementation of the CPARC, overlapping authority and division of the corridor between two planning and implementation entities will not be a problem. ' Brunswick County and the Town of Long Beach will seek to work cooperatively to establish the joint Corridor and Parkway Advisory and Reviewing Committee ' (CPARC) that will have overall responsibility for developing and recommending land use plan policies within the corridor. The plan involves urban development patterns and relies on typically urban services to support development and to ' protect environmenta' resources. Stormwater management and wastewater 1-37 treatment are two key services required by the plan. The most effective means by which to organize and deliver urban services should be studied for most efficiently administering development regulations in an urban setting. Creation of the joint Corridor and Parkway Advisory and Reviewing Committee (CPARC) may be accomplished by resolutions and inter -local agreements adopted by Brunswick County and the Town of Long Beach. This approach would give flexibility in the designation of authority to enforce development policies in the corridor, and at the same time, it would allow all entities involved to have development concerns addressed. The CPARC would give added assurance that both the County's and Town's concerns are recognized in the corridor and increase the overall level of consistency in the planning programs. 3. Zoning and subdivision regulations must be updated to reflect the development policies of the corridor. zoning and subdivision regulations will be the major policy tools available to implement the Corridor Plan. It will be necessary to review these ordinances and to make adjustments in zoning districts, permitted uses, and development standards. In addition, it will be necessary to develop additional on -premise and off -premise sign standards. A combination of a residential "performance zoning" and conservation overlay districts should be considered to provide the flexibility and developer incentives to protect the natural resources in the corridor. Performance zoning will allow developers and property owners, in accordance with guidelines, flexibility to cluster lots in a manner that protects unique resources. Conservation overlay districts apply additional development guidelines to protect important natural features. 4. Stormwater management. The County and Town should request assistance from the Division of Coastal Management for development of a Stormwater management plan. This plan should include provisions for insuring control of sediment during site development, managing the quality and quantity of runoff from developed sites, and a regional approach to retention. 5. Public wastewater collection and treatment. A public wastewater collection and treatment system is recommended for the corridor. The County and 1-38 I ' Town should initiate discussions with other local governments and owners of ' private systems in the area to determine the interest in development of such a system and the most cost effective approach, short term and long term. The long- term goal should be a regional public system. However, it may be necessary to use private systems for the short term. 11 II II II II II II II II II II II II II 1-39 II I ' SECOND BRIDGE TO OAK ISLAND CORRIDOR LAND USE PLAN I I I I I 1 11 I I I SECTION 2- DATA COLLECTION AND ANALYSIS ANTICIPATED DEMAND DATA COLLECTION AND ANALYSIS ' POPULATION AND ECONOMY The geographic area defined for the purpose of describing and analyzing the population ' and economic factors associated with the Second Bridge Project is consistent with the induced impact area delineated by Hayes and Associates in the Environmental. Impact Statement for the second bridge.' Within this geographic area, construction of the new bridge and access condor will influence growth of both permanent and seasonal ' population and employment and will influence land development patterns. These factors, in turn, will affect the need for various land uses and community services in the corridor. The area includes all of Oak Island. On the east, it is bounded by CP&L and Sunny Point; on the north, it runs south of Boiling Springs Lakes to Bolivia; and on the west, it is bounded by Sunset Harbor Road and the Sunset Harbor community. This area is shown on Map 1. The planning area is influenced by Brunswick County's tourism and is subject to seasonal fluctuations in population. The analysis of population includes both permanent and seasonal population. PLANNING AREA POPULATION ESTINIATESZ PERMANENT POPULATION Table 2-1 provides estimates of the 1990 and 1995 permanent population for Long Beach, ' all of Oak Island, and the mainland area of the planning area. The table also includes estimates for Brunswick County. These estimates are based primarily on data published ' by the Census and available from the NC Office of State Planning. Permanent population estimates for the mainland area are taken from the Second Bridge EIS. ' According to the Census estimates, the permanent population of the planning area was nearly 7,300 in 1990. Slightly more than half of this population resides in the Town of ' Long Beach. Between 1990 and 1995, the planning area population increased to nearly 8,800—a six year growth of 20.6%. Oak Island —Long Beach, Yaupon Beach, and ' Caswell Beach —grew at a slightly higher rate than the mainland area during this period. 2-1 According to the analysis presented in the EIS, the bulk of the mainland growth occurred at the St. James Plantation golf course community. The six -year growth rate of the planning area was comparable to the growth of Brunswick County as a whole. According to the Office of State Planning, Brunswick was the 3rd fastest growing county in North Carolina, just behind Wake and Pender. TABLE 2-1 PLANNING AREA POPULATION ESTIMATES Jurisdiction 1990 Population 1995 Population' 1990-95 Percent Increase Long Beach 3,816 4674 22.5% Oak Island 4,725 5733 21.3% Mainland Area 2,567 3,058 19.1% 1planning Area 17,292 18791 120.6% runswick Co. 150,985 160,739 119.1% ' 1996 provisional estimate for Brunswick Co. 62,811; 1996 estimates for municipalities not available. Sources: US Census Bureau NC Office of State Planning Hayes and Associates; Second Bridge EIS William B. Farris SEASONAL POPULATION The Second Bridge EIS provides a thorough estimate of the seasonal population for the planning area.; The study identifies three seasonal population groups: 1) property -owning surnmer residents; 2) overnight visitors who rent accommodations; and 3) day visitors who come to the area for the beach, boating, or playing golf. Population estimates for each of the three groups were derived as follows: 1. Property -owning Summer Residents and Renters. It is assumed that for a resort area like Oak Island vacant housing during the off-season consists almost exclusively of second homes used by owners or rented during the beach season. The 1990 Census housing vacancies are used to estimate seasonal 2-2 units on Oak Island-63.6% in Long Beach, 80.9% in Caswell Beach, and 42.0% in Yaupon Beach. On the mainland area, no Census data on vacancies was available and the EIS relied on interviews to estimate seasonal units. These interviews indicated that 25% of the housing units are seasonal. The following seasonal housing occupancy rates were used to derive population estimates: Long Beach-6.5 personslunit; Yaupon, Caswell, and mainland-4.5 persons/unit. 2. Motels, Lodges, Marinas, and Campgrounds. The NC Baptist Assembly at Caswell Beach can accommodate 1,200 lodgers per night. In addition, the EIS identified a total of 215 motel rooms, 160 campground sites, and 20 transient marina slips. Occupancy for each of these accommodations is estimated as follows: motels-3.5 persons/unit; campgrounds-3.0 persons/site; transient marina-3.25 persons/slip. 3. Day Visitors. The number of available parking spaces was used as the primary means of estimating day visitors. A survey by Hayes and Associates found that parking turnover was approximately 2.6 hours (3 times per day) and that there was an average.of 2.8 persons per vehicle. A count of parking spaces found a total of 621 spaces on Oak Island. This accounts for a total of more than 5,200 day visitors on the island. Golfing and boating on the mainland account for an additional 200 visitors per day. Based on these estimates, the seasonal population in the planning area is shown in Table 2-2. 2-3 TABLE 2-2 PLANNING AREA SEASONAL POPULATION ESTIMATE Seasonal Population Group Oak Island Mainland Total Seasonal overnight visitors 26,893 1,935 28,828 Day visitors 5,216 200 5,416 Total seasonal population 32,109 2,135 34,244 Ratio seasonal to 1995 permanent population 5.6 0.70 3.9 1995 Permanent Population 5,733 3,058 8,791 Total 1995 Permanent and Seasonal Po ulation 37,842 5,193 43,035 Source: Hayes and Associates William B. Farris POPULATION CHARACTERISTICS RACE AND AGE The social characteristics provided in Table 2-3 show that the planning area residents are predominantly white and that they are older than the general population. These characteristics are more pronounced for the population residing on Oak Island than for the mainland. ' These characteristics reflect a general trend in coastal areas for population age and percentage of whites to increase as retirees move to the area. 24 TABLE 2-3 POPULATION CHARACTERISTICS FOR PLANNING AREA Long Beach 10ak Island IMainland Area IPlanning Area Number % INumber % Number % lNumber % 1990 Population 3316 4725 2567 7292 Racial Composition White 3790 99% 4686 99% 1943 76% 6629 91% Black 2 0.1% 6 0.1% 600 23% 606 8% Hispanic 16 0.40/a 21 0.4% 0 0% 21 0.3% Other 21 0.6% 26 0.6% 124 1% 50 0.7% Age Under18 702 18% 844 18% 706 28% 1550 21% Over18 13114 82% 13881 820/6 11861 72% 15742 79% Source: 1990 Census William B. Farris INCOME Specific income statistics for the planning area are not available. However, Table 2-4 provides income information on the Oak Island communities and Brunswick County. It is assumed that the income characteristics of the mainland residents in the planning area generally reflect those of Brunswick County. TABLE 2-4 _ PLANNING AREA INCOME CHARACTERISTICS Income Brunswick Characteristic Long Beach Caswell Beach Yau on Beach Countv Per Capita Income $14.837 $27.060 $17,784 $11.688 Median Household $27,072 $51,379 $26,648 $23,480 Income Percentage in 56.3% 57.1% 51.80/0 59.6% Labor Force Source: 1990 Census These statistics indicate that residents of the planning area earn incomes that are well above those of Brunswick County as a whole. These higher incomes are reflected in higher purchasing power and the demand for retail services and potentially in the demand for community services. 2-5 Table 2-4 also shows that a slightly smaller percentage of the planning area population participates in the labor force than does the county as a whole. This reflects the number of retirees living in the area. However, labor force participation is high enough to indicate that a significant number of residents are still working and that the planning area provides "bedroom communities" for the region's labor force. ECONOMIC BASE LABOR FORCE PARTICIPATION Statistics from the 1990 Census on employment status for Long Beach, Oak Island, and Brunswick County are provided in Table 2-5. As expected the Long Beach and Oak Island percentage of population in the 16 years+ age group that is not in the labor force is somewhat higher than for Brunswick County as a whole. Individuals may not participate in the labor force for a variety of reasons, but it is likely that the higher percentages are due to the number of retirees residing in the community. At the same time, the relatively small gap between participation rates the planning area and the rest of the county indicates a significant number of working age families reside on Oak Island. TABLE 2-5 EMPLOYMENT STATUS PERSONS 16 YEARS AND OLDER Employment status Long Beach % of Total Oak Island % of Total Brunswick Countv % of Total In labor force In armed forces 0 0.0% 18 0.4% 89 0.2% Civilian Employed 1678 53.1% 2090 51.8% 22310 55.2% Unemployed 82 2.6% 136 3.4% 1702 4.2% Not in labor force 1402 44.3% 1787 44.3% 16311 40.4% Totals 3162 100.0% 4031 100.0% 40412 100.0% % of Total Population in Labor Force 46% NA 47% NA 47% NA Source: 1990 Census; http:/hens.census.gov/cdromAookup/8676... EMPLOYMENT Table 2-6 shows the 1990 Census data on employment by industry for Long Beach, Oak Island, and Brunswick County. The total number of employed persons residing on Oak Island is 2,051, and the lion's share of these persons, 1,678 or 82%, reside in Long Beach. 2-6 I ' In both Long Beach and Oak Island, the largest share of employment is in retail trade- ' 23.4% and 23.2% respectively. As a percent of total employment, the number of persons employed in retail sales is significantly higher than Brunswick County (18.7%) as a whole and is most likely related to the influence of tourism on the economies of Oak Island ' communities. ' Closely following retail trade, 385 persons in Long Beach and 453 persons on Oak Island as a whole are employed in personal, business, and professional services. Of this total, ' nearly one-half are employed in either health or educational services. Statistics on employment in manufacturing describe another aspect of the Long Beach and ' Oak Island economy. On a percentage basis, manufacturing employment in Long Beach (10.5%) and Oak Island (9.9%) is lower than Brunswick County (13.9%). However, the ' number of persons employed in manufacturing may be higher than expected for resort communities, and it indicates that regional manufacturing employment is an important ' component of the local economy and that Long Beach and Oak Island serve as a "bedroom community" for families still in the labor force. More than 14% of employed persons residing in Long Beach (14.9% in Oak Island) work in communications and other public utilities compared to 6.6% for the county as a whole. It is assumed that a majority of these workers are employed at the CP&L nuclear facility. TABLE 2-6 PLANNING AREA EMPLOYMENT BY INDUSTRY Indusw Long Beach % of Total Oak Island % of Total Bruns- wick % o Total Agriculture, forestry, fisheries. and mining 7 0.4% 13 0.6% 971 4.4% Construction 201 12.0% 257 12.5% 2965 13.3% ufacturing 176 10.5% 203 9.9% 3096 13.9% Transportation 8 0.5% 11 0.5% 1021 4.6% Communications and utilities 239 14.2% 1305 14.9% 1476 6.6% Wholesale trade 54 3.2% 60 2.9% 1627 2.8% Retail trade 392 23.4% 475 23.2% 4170 18.7% Finance. insurance, and real estate 95 5.7% 134 6.5% 1216 5.5% Services 385 22.9% 453 22.1% 5852 26.2% Public administration 121 7.2% 140 6.8% 916 4.1% 1673 100.0% 2051 100.0% 22310 100.0% Source: 1990 Census: http://venus.censit gov/cdron✓lookup/8676... 2-7 CURRENT EMPLOYMENT ESTIMATES According to April 1997 estimates from the NC Employment Security Commission, total Brunswick County employment is 29,090. If the distribution of employment among industries has not changed significantly since 1990, then Long Beach's employment is approximately 2,200 and Oak Island's employment is 2,700. EXISTING LAND USE THE MIDWAY-211 INTERSECTION The area around the Midway/Route 211 intersection at the northern end of the proposed corridor is characterized by a mixture of low intensity residential, commercial, and industrial uses. A variety store that serves motorists and provides convenience goods to the general area is located on the northwest comer of the Midway intersection. A telephone interchange is located just north of the variety store. The store and telephone facility is surrounded by a large vacant tract of approximately 35 acres. The northeast comer of the intersection is a 2-acre vacant parcel. Two rural residences, one on a 10-acre lot and one on a 2.25-acre lot are located north of the northeast comer. Land along Rt. 211 east of the intersection has been subdivided into small residential lots for a distance of approximately 2,200 feet. These lots have about 100 feet of frontage. On the north side of Rt. 211, most of the lots are used for either conventional homes or mobile homes. Most of the lots on the south side are vacant. ' Ripley Dr., an unimproved subdivision street, intersects Rt. 211 about 800 feet east of Midway. The street serves three improved lots. An industrial -type use with significant outside storage is located on the south side of 211 approximately 2,500 feet east of ' Midway. ' Land on both the north and south side of Rt. 211 west of Midway is used for agriculture and forestry for a distance of approximately 3,500 feet. At this point, there is a mobile ' home community on the north side of the highway and rural residential uses on the south side. 2-8 II ROUTE 211 TO AIWW Between Rt. 211 and the AIWW, the corridor passes through 5-mile linear stretch of undeveloped land. The area adjoining the proposed right-of-way has no improved roads and no public access. It is crossed by a network of 4 wheeled drive (4wd) trails that are used in conjunction with forestry and fire suppression activities and for off -road recreation. A large amount of the land in the area is leased for hunting purposes. One of the 4wd trails extends east to the St. James Plantation resort development is located approximately two miles east of this segment of the corridor. St. James fronts on the AIWW and includes residences oriented to the water and to the development's golf course. A large amount of the acreage in the planning area is owned by the developer of St. James. While it is outside of the planning area, this development may set the pattern for the future development in the corridor —relatively low -density residential uses clustered around one or more golf courses. An electric utility right -of way follows roughly the same route as proposed highway corridor through the entire area. The right -of way is approximately 100 feet wide. In places, it appears to have provided a successful fire break during the wild fires of 1993. SOUTH OF THE AIWW The proposed bridge crosses the AIWW to Long Beach at the northern terminus of Middleton Street. Middleton extends south, crossing Big Davis Canal, and terminating at the Atlantic Ocean. Between the AIWW and Davis Canal, the Middleton right-of-way is 100 feet. South of the canal the right-of-way narrows to 50 feet. Just south of the waterway at this point, the Town of Long Beach has developed a water access point. The bridge will either eliminate or seriously impact this facility. South of the park at the Yacht/Middleton intersection, all four comers appear to be used for residences. Typical for Long Beach, the lots along Middleton from West Yacht Drive south to West Oak Island Drive are 50 feet by 120 feet (6,000 square feet). Several of these lots have been combined to create an almost square 100 feet by 120 feet building lot. All of the lots in this segment either vacant or used for residences. Where residences exist, they appear to be for year-round occupancy. At the Oak Island DrivelMiddleton intersection, all four comers are vacant. After completion of the bridge and access, traffic at this intersection will increase significantly. Interest in use of these comers for more intensive purposes should be anticipated. The Town has installed sidewalks from along Middleton from Oak Island Drive to Beach Drive. These sidewalks provide easy access for pedestrians and bikers from the more year-round neighborhoods north of the canal to the beach. The Town has also developed several beach access points to serve residents from north of the canal, as well as seasonal visitors. The predominant land use in this area is residential. A very small convenience store is located on three lots at the northeast corner of Middleton and Dolphin. A small institutional (civic club) use is located east of the convenience store. LONG BEACH ROAD (NC 133) Long Beach Road is outside of the planning area. However, the development and land uses along this highway provide a good model for uses that will develop along the new facility without careful planning. Long Beach Road is mentioned by many as an example of the types of development patterns and land uses that are not wanted along the new facility. The highway has poorly planned commercial strip development and free standing commercial and commercial service uses along most of its length. Signs tend to dominate the landscape and too frequent driveways create hazards and often bring traffic to a "crawl." DEVELOPMENT CONSTRAINTS -LAND SUITABILITY DESCRIPTION OF THE PLANNING CORRIDOR The Second Bridge Corridor begins at the intersection of highway NC 211 and Midway Road approximately 5 miles north of the Long Beach corporate limits. At this point, the existing elevation is approximately 45 feet. The highway corridor runs south for approximately 3000 feet between the rims of two bays, then crosses the eastern edge of a bay and turns to the southwest. About 2,500 feet to the southeast, the corridor crosses an old "jeep" trail. The ground elevation at this trail is approximately 58 feet. From the 'Jeep" trail crossing, the corridor continues generally to the southwest and makes an S- curve between the rims of two bays. The ground elevation between these two bays is 2-10 approximately 60 feet. At a point about 5,500 feet southwest on the `Seep" trail, the corridor straightens and continues southwest for 6,500 feet to an intersection with Middleton at the AIWW. From the bays to the AIWW, the elevation decreases gradually from 60 feet to 10 feet. An almost dune -like ridge reaching to 25+feet is located along the AM W. This ridge is the result of dredge spoil deposits. The corridor crosses two watersheds between the Midway intersection and the AIWW. A Lockwoods Folly watershed (0030) is located generally to the west of the corridor and an AIWW watershed (0040). Once the corridor crosses to Oak Island, it is also in an ARM watershed (0050). Even though it is outside the highway corridor, a Cape Fear watershed is located directly to the east of the highway and in some areas is about 5,000 feet away. Land uses associated with the highway may be developed in this watershed. The general location of the proposed highway and bridge corridor and the associated planning area is shown on Map 1. GEOLOGY AND SOILS GEOLOGY I' Brunswick County is characteristic of the lower coastal plain of North Carolina. Its soils are formed coastal plain -sediments or sediments deposited by streams. The Planning ' Corridor includes two geologic regions. The northern part of the corridor lies on the Waccamaw Formation with sands, silts, and clays. In the southern area, the Waccamaw ' Formation is overlain by deposits of gravels, sands, and clays. After the Waccamaw sediments were deposited, numerous Carolina Bays were formed. t SOILS I' The Brunswick County Soils Survey groups the soils in the Planning Area into two associations.' The maiority of the area is included in the Leon-Murville-Mandarin ' association. These soils are described as " nearly level and very poorly drained to somewhat poorly drained. Leon is poorly drained and subject to periodic flooding of varying duration. Nfurville is very poorly drained but not subject to flooding. Mandarin is ' classed as somewhat poorly drained. Leon and Murville soils are classed as hydric. I 2-11 The second soil association, Kureb-Wando, is located in the western area of the corridor and on Oak Island. These soils are described as excessively drained, sand soils. Typically these soils are located on upland areas. Table 2-7 shows the soil mapping units for the Planning Area and provides suitability ratings of these soils for key land uses. All soils in the area have "severe " limitations for septic tank use. While detailed, on -site investigations may find areas that are suited for septic tanks, large-scale development in the area must rely on alternatives for wastewater treatment. Table 2-7 also shows the use rating for the mapping units for buildings without basements and for local roads and streets. These ratings indicate that a significant number of mapping units have severe limitations for buildings and roads. These limitations tend to focus on wetness, ponding, and flooding. Map 3 illustrates that location of the soils that are better suited for buildings and roads. WATER RESOURCES Four major water bodies are located in the corridor. These water features are shown on Map 4. The largest is the AIWW that separates Oak Island from the mainland. Davis Canal is located on Oak Island and divides the island east -west. A relatively narrow beach strand is located south of the canal. A wider upland area is located north of the canal. Approximately 4000 feet north of the AIWW, the highway corridor makes two crossings of an unnamed creek shown on the Lockwoods Folly USGS Quad Sheet. This creek drains to the AIWW. Field surveys by the Second Bridge Corridor Environmental Analysis Team did not locate this creek. It may be intermittent or there may be a mapping error. HIGH QUALITY WATERS AND PRIMARY NURSERY AREAS (PNA'S) Tributaries of Mercers Mill Pond (Creek) are located in the northwest sector of the corridor. This creek rises just south of NC 211 and runs to the southwest to its confluence with the Lockwoods Folly River. Most of the tributaries of this creek are classified as a High Quality Water (HQW) stream and the watershed is classified as an 2-12 HQW watershed. The HQW designation refers to waters that are rated as excellent based on biological and physical/chemical characteristics. TABLE 2-7 LAND USE SUITABILITY RATINGS OF PLANNING AREA SOILS Soil Mapping Units Soil Group Septic tank suitability Dwellings without basements Local roads and streets Bavtneade (BaB) 3 Severe —poor filter Slight Slight Dorovan (Do) 1 Severe —flooding, ponding, poor filter Severe—ponding, flooding, low strength Severe—ponding, flooding, low strength Foreston (Fo) 3 Severe —wet Slight Slight Goldsboro (GoA) 2 Severe —wetness Moderate —wet Moderate —wet Kureb (KrB) 3 Severe —poor filter Slight Slight Leon (Lo) 1 Severe —wet, poor filter Severe —wet Severe —wet Mandarin (Ma) 2 Severe —wetness Moderate —wetness Moderate — wetness Muckalee (Mk) 1 Severe —flooding, wetness Severe —flooding, wetness Severe —flooding, wetness Murville (Mu) I Severe—ponding, poor filter Severe—ponding Severe—ponding Pantego (Pn) I Severe —wetness Severe —wetness Severe —wetness Rains (Ra) 1 Severe —wetness Severe —wetness Severe —wetness Tomahawk (Tm) 2 _ Severe —wetness Moderate —wetness Moderate — wetness Wando (Wa) 3 Severe —poor filter Slight Slight Woodington (Wo) 1 Severe —wetness Severe —wetness Severe —wetness Source: Brunswick County Soil Survey The NC Administrative Code (15A NCAC 213 .0224) provides development standards for land uses HQW watersheds and wastewater discharges in High Quality Waters: • Discharges from new single family residences are prohibited; • New and expanded NPDES wastewater discharges must comply with more stringent standards; and • Development activities that are within a mile of HQW and require a Soil Erosion and Sedimentation Control Permit must meet higher HQW standards. 2-13 PNA's are a subset of the HQW designation. These are tidal saltwaters that provide essential habitat for the early development of commercially important fish and shellfish. NPDES wastewater discharges in PNA's must meet a more stringent Total Suspended Solids standard than other HQW's. The waters of the AIWW, Lockwoods Folly River, and the western area of Davis Canal are classed as SA waters. These waters are designated and managed for "shellfishing for marketing purposes." The SA waters in the upper area of the Lockwoods Folly estuary between Sunset Harbor and Vamamtown are closed to shellfishing. In addition, SA waters in Davis Canal and along the AIWW in various locations are closed. The general location of closed areas is shown on Map 4. PLANT AND ANIMAL COMMUNITIES The corridor planning area between NC 211 and Beach Drive on the ocean contains diverse plant and animal communities. The diversity of these communities is influenced by numerous factors —soil conditions, drainage, microclimate, fire, and timber management practices, to name a few. Not only are the communities diverse, there are very frequent ecotonal changes from one community to another. These "ecotones" where different communities join tend to very rich habitats. FOREST COMMUNITIES1,6 Forest communities in the corridor are described by Blank and Braham in the EIS "Natural Resources Technical Report." The report identifies five categories of forest habitats: Pine Plantations, Longleaf Pine, Pocosin, Bottomland Hardwoods (Swamp Forest), and Coastal Scrub. • Pine Plantation. This type consists primarily of 30-year old plantings of slash and loblolly pine that occur extensively throughout the corridor. These plantings occur on a variety of soil types but typically on Leon, Murville, Mandarin, and Kureb. Regardless of soil type, apparently these plantings have not been very successful. Recent fires in 1993 destroyed a significant percentage of these forests. The results of these fires can be easily seen from NC 211. 2-14 Long leaf pines are beginning to grow in some of these areas. • Longleaf Pine. Native longleaf pine and associated species are the characteristic trees in these forests. The longleaf pine was key to the early economy of the North Carolina coastal area. Two major longleaf pine communities are found in the corridor: Pine Savanna and Wet Pine Flatwoods. The Pine Savanna is dominated by longleaf pines in the canopy and grasses in the ground layer. This community is very diverse and is a valuable natural resource. The NC Natural Heritage Program' considers the pine savanna to contain more rare plants than any other type of community in the state. The Wet Pine Flatwoods have an overstory dominated by longleaf pine with a few associated species such as pond pine, water oak, and swamp black gum. The understory consists of a variety of shrubs. As soil wetness and organic content increases, these communities transition into pocosins. • Pocosins. This forest community is found throughout the planning corridor, but particularly in a band running east -west roughly halfway between NC 211 and the AIWW. The overstory of the pocosins tend to be dominated by pond pine with associated species which may be loblolly pine, red maple, loblollybay, and swamp blickgum. Dominance by pond pine depends on specific moisture conditions and fire. The shrub layer is well developed in the absence of fire. Pocosin vegetation develops on a variety of soil types. Organic content may be quite variable; however, wetness levels are high. According to the EIS, the ecotone separating pocosins from adjoining longleaf pine communities may provide habitat for protected plant species. • Bottomland Hardwoods. The low density upper canopy of this community contains swamp blackgum, sweetgum, laurel oak, water oak, red maple, American elm, loblolly pine, redbay, and sweetbay. At some time, these forests may have contained pond cypress. 2-15 Bottomland Hardwoods occur on Murville soils or similar Muckalee soils found on floodplains. The community is located at lower elevations along streams. According to the EIS, nearly all of the Bottomland Hardwood community is potential wetland. In telephone conversations and correspondence, Dr. Gary Blank, of Gary B. Blank and Associates, identified specific communities that are rare and/or have values that warrant their consideration for preservation. These communities are shown below: 1. Fire -killed slash pine plantation with live longleaf pine and richly diverse herbaceous layers; 2. Longleaf with turkey oak understory, 3. Longleaf pine flatwoods; 4. Longleaf pine savanna; 5. Big Cypress Bay; and 6. Natural longleaf, pond pine, and bottomland hardwoods. Blanks also identifies a potential area for wetlands mitigation and protection of the endangered red -cockaded woodpecker in the southeastern area of the corridor near the AIWW. These general patterns of these communities are illustrated on Map Blanks recommends that protection of contiguous blocks is preferable to protecting small, isolated pieces. WILDLIFE Soil mapping units in the corridor provide a base for describing potential wildlife habitat. Using wildlife habitat ratings in the Brunswick Soil Survey, the following soil groupings for wildlife habitat values have been defined. GOOD Foreston (Fo) Goldsboro (GoA) Rains (Ra) Tomahawk(Tm) 2-16 FAIR Dorovan (Do) Muckalee (Mk) Murville (Mu) Pantego (Pn) Woodington (Wo) POOR Baymeade (BaB) Kureb (KrB) Leon (Lo) Mandarin (Ma) Wando (Wa) Wildlife must move between habitat areas. To maintain wildlife values, it will be important to consider preserve "corridors" to allow this movement to continue. 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." s 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. • Water quality —wetland plants can enhance water quality by removing pollutants from surface runoff. 2-17 • 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.' According to mapping developed by the NC Division of Coastal Management, the Second Bridge Planning Corridor contains five types of wetlands: Tidal marsh Salt and Brackish marsh Fresh water wetlands Pocosin Bottomland hardwood/swamp forest Wet pine flatland Fresh water marsh Table 2-8 provides a general determination of the relative value of the wetlands in the corridor. These relative values are only applicable to decisions concerning possible land preservation, development of open space systems, and compatibility of land uses. All of the wetlands are subject to state and/or federal regulatory programs and any development, modification, and/or disturbance may require a permit. ' All of the wetland systems in the planning area have significant value to current and future populations. However, it appears that the bottomland hardwood/swamp forest type wetlands can play a significant role in preserving water quality. As the watersheds in the ' corridor become urbanized, the bottomland hardwoods located adjacent to streams will play a vital role in reducing sedimentation and removing pollutants from urban runoff. 2-I8 TABLE 2-8 RELATIVE VALUES OF WETLANDS Recre- Shore- Special ation Impact of line ecolog- and land Water stabil- Water ical Habitat educat- develop - Wetland Type storage ization quality values value ion ment Tidal marsh ✓ ✓ ✓ ✓ I ✓ very high Pocosin ✓ ✓ moderate Wet pine flat ✓' ✓ ✓ high Bottomland ✓ ✓ ✓ ✓ ✓ very high hardwood -swamp forest Fresh water marsh ✓ ✓ ✓ ✓ ✓ very high Source: Modified from information provided in Field Guide to NC Wetlands. It should be noted that ecotonal areas between wetlands have special habitat values and their presence could change the overall impact rating. ' Presence of pine savanna community within the wet pine flat wetlands requires consideration of special ecological values. Map 5, prepared from the National Wetland Inventory maps, provides an illustration of the pattern of wetland in the planning area. Map 6, based on wetland mapping from DCM, uses the impact rating system to identify more specific wetland values. BOILING SPRINGS LAKES WETLAND COMPLEX The wetland area highlighted on Map 5, located in the northeastern section of the corridor, is part of the Boiling Springs Lakes Wetland Complex. The wetland complex stretches from this area northeast to the Town of Boiling Springs Lakes. A number of rare natural communities are represented in The complex contains very significant concentrations of rare Wet Pine Flatwoods and Pine Savanna communities and these communities a number of rare and endangered plant and animal species. The Boiling Springs Lakes Wetlands Complex is identified as a priority natural resource by the NC Natural Heritage Program. The goals for this area include preserving high quality natural areas, restoring natural areas where practical, and maintaining and restoring 2-19 the full array of species indigenous to these communities. Preservation would include acquisition of key parcels. Management practices would include prescribed burning to maintain longleaf pine and pocosin communities.to f3��Z�T17 iA� 1►(: Map 7 indicates the FEMA 100-year flood plains in the corridor. These flood plains are interpreted from maps provided by the Brunswick County Planning Department and the Town of Long Beach. Generally, these areas are defined for the purposes of administering the Federal Flood Insurance Program. They designate areas where there is a high potential for loss of property or loss of life from flood events. These areas also overlap considerably with the wetlands in the corridor, particularly bottomland hardwoods and tidal marshes. Therefore, the flood plains are considered to perform some of the same functions —particularly water storage and water quality enhancement. SUMMARY OF LAND SUITABILITY ANALYSIS Land suitability for development in the planning corridor is summarized in the following matrix. It is emphasized that this analysis relies on very general information and does not substitute for thorough site4evel evaluation. 2-20 II II II Low Low intensity intensity Higher Local res. dev, res. dev. intensity Open streets Environmental with septic with urban dev. space and and Factor tanks sewer with sewer recreation roads Group 1 Soils Group 2 Soils Group 3 Soils High Quality Water PNA's Pocosins Wet Pine Flats Bottomland hardwood Fresh water marsh Estuarine marsh Flood Plains Very limited suitability Limited suitability (] Suitable The soil groupings used in the matrix are shown in Table 2-7. 2-21 ANTICIPATED DEMAND- POPULATION, EMPLOYMENT AND LAND USE PROJECTIONS POPULATION PROJECTIONS Population projections to 2020 are provided in Table 2-9. The permanent population projections are based on the most recent State Planning projections for Brunswick County, and they assume that the subarea percentages of the total county population will remain relatively constant through 2020. Seasonal population is projected from the ratios presented in Table 2-2. These projections assume that the ratio of permanent to seasonal population will remain relatively stable. ' The projections anticipate significant growth in the planning area over the next two decades. Total permanent population will increase from about 9,000 in 1995 to nearly ' 15,000 in 2020—an increase of two-thirds. Likewise, the seasonal population will increase in step with the permanent population. By the year 2020, the planning area's peak population will be over 71,000 persons. ANTICIPATED HOUSING UNIT NEEDS Table 2-10 shows an estimate of the number of additional housing units that will be needed in the planning to serve the anticipated population growth. This estimate is based on an assumed family size of 2.5 for the permanent population and 4.0 for the seasonal population. According to these estimates, the planning area will add nearly 100 permanent and 225 seasonal housing units per year to the 2020. 2-22 TABLE 2-9 PERMANENT AND SEASONAL POPULATION PROJECTIONS Lon Beach Oak Island Mainland Area Planning Area Brunswick Countv Permanent Population 2000 5213 6455 3507 9962 69653 2010 6321 7827 4252 12079 84454 2020 7664 9490 5156 14646 97920 Seasonal Population 2000 na 36148 2455 38603 na 2010 na 43831 2976 46807 na 2020 na 53144 3609 56753 na Total Projected Population 2000 na 42603 5962 48565 on 2010 na 51638 7228 58886 na 2020 1 na 62634 8765 71399 na Source: NC Office of State Planning William B. Farris TABLE 2-10 ESTIMATED HOUSING NEEDS FOR PERMANENT AND SEASONAL POPULATION 1995-2020 Permanent Population Planning Area Growth Planning Area Housing Needs 1995-2000 1.171 470 2000-2010 2.117 850 2010-2020 2.567 L025 1995-2020 5,855 2,345 Seasonal Population 1995-2000 4359 1.100 2000-2010 8.204 2.050 2010-2020 9.946 2.500 1995-2020 22.509 5.650 Source: William B. Farris, AICP 2-23 ANTICIPATED RESIDENTIAL LAND NEEDS Table 2-11 provides a projection of residential land required to accommodate the planning area's housing needs. Projected land needs for the permanent population are based on a relatively low net residential density in the range of 1.0 to 1.5 dwelling units per acre. This density range is consistent with the development experience in similar mainland coastal areas. The density range for the seasonal population is somewhat higher at 1.5 to 2.0 dwelling units per net acre. It is difficult to predict with any degree of accuracy what share of this development will occur in the vacant area between NC 211 and the AIWW. Based on these assumptions, the residential land needs to the year 2020 will be in a range between 4,400 and 6,100 acres for an average density of approximately 1.5 dwelling units per net acre. The residential acreage should be increased by a factor of 25% to account for streets and utilities. TABLE 2-11 PROJECTED RESIDENTIAL LAND REQUIREMENTS 1995-2020 Projected Residential Acres Residential acres Residential acres Housing at 1.0 dwelling at 1.5 dwelling at 2.0 dwelling Permanent Population 1995-2000 2000-2010 2010-2020 1"5-2020 Seasonal Population 1995-2000 2000-2010 2010-2020 470. 850 L.02 2.34 777 1.101 2.051 2.501 770 Source: William B. Farris, AICP • ANTICIPATED BUSINESSES ' It is not possible to forecast business requirements for 25 years with a great deal of accuracy. Community economies are changing at a very rapid pace. Businesses exist ' today that were unheard of a few short years ago. However, Table 12 lists a number of more traditional businesses that can be supported by the projected population growth of the planning area from the present to 2020. 2-24 I TABLE 2-12 ANTICIPATED PLANNING AREA BUSINESSES Antiques Garden center Camera store with short term photo processing Building materials Children's wear Furniture and appliances Florist Jewelry Music store —tapes, CD's, movie rentals Family clothing Photo studio Variety store Home interiors —paint, glass, and wall paper Meat, fish, and fruit Plumbing and heating supplies and fabrication General merchandise Home electronics Supermarket Stationary and cards Drug store Auto parts and supplies Hardware Women's wear Bank Family shoe store Convenience store with gasoline Eating places including full service restaurants and fast food Source: developed by EMPLOYMENT PROJECTIONS If the planning area's labor force participation rate remains relatively constant at 47%, then total employment will increase to nearly 7,000 jobs by the year 2020. These jobs will be increasingly tourism and resort related and will be concentrated in retail trade and services. The growth in jobs is illustrated in Figure 1. 7000 6000 5000 4000 3000 2000 1000 0 1995 2000 2010 2020 ' Figure 2-1 Planning Area Total Job Growth 1995-2020 2-25 1 11 ANTICIPATED COMMUNITY FACILITY ' NEEDS Detailed analysis of community facility necessity will be undertaken in the capital improvements program and capital budgeting process for the Town of Long Beach and ' Brunswick County. This analysis will include an assessment of current capabilities, development of policies on service levels, and a long-range financial plan. However, the estimates of facility needs and service impacts in Table 2-13 are indicators of the types of ' public investments that will be required to accommodate the planning area's projected growth over the next 25 years. ' Facilities for wastewater treatment and disposal are the key need indicated by this analysis. ' In peak summer months, the additional population in the planning area will generate approximately 3.3 million gallons per day of wastewater. All of the soil types in the Second Bridge Corridor have severe limitations for septic tanks, making a central system ' mandatory. ' It will be necessary for the local governments in the area to determine the most effective alternative to wastewater treatment —installation of a collection system and interceptor ' and upgrade of an existing treatment facility or reliance on private package treatment plants. TABLE 2-13 SERVICE AND FACILITY NEEDS FOR POPULATION GROWTH 1995-2020 Permanent Peak & Demand Additional Seasonal Wastewater Drinking Projected Police Forecast Population Disposal Water Additional Officers Additional Period Growth Needs Needs Annual with Fire Forecast ( )A ( )B EMS Calls' E ui mentn Companiee 1995-2000 5.600 650.000 840,000 200 3 1 2000-2010 10.3W 1.200.000 1.535.001 375 5 2 20I0-2020 12.500 1,450,000 1.875.000 �50 6 2 1995-2020 28.400 3.300.000 4,260.000 1 1.025 1 14 5 "DC\C'0.mand for Comm=iry Facilities and Sev cm"-116 gpd per palm. a@id, 150 gpd papason peak summa demand. clbid. 56.5 additional annual calls pa 1000 population. o Ctumrt i.00g Besdr GA.\IA Land t:w Plan mdicna .37 polio offices per 1000 total population Ration of.5 oflims pa 1000 total populatim used for proieaim. a DC11. 0.2 fire vehiclespa 1000 population. 2-26 I 1 1 i Peggy Hayes, AICP, Hayes and Associates, Secondary and Cumulative Impacts: Technical Memorandum, Second Bridge to Oak Island, NC Department of Transportation, February 1996. Ibid. pg. 2-2. 3 Ibid. pg. 2-4. 4 William L. Barnhill, Soil Survey of Brunswick County, 1982. s Gary B. Blank and Richard R. Braham Natural Resources Technical Report, Second Bridge to Oak Island EIS, Section 3.1.2.3. NCDOT, 1996. 6 David DuMond, Conservation Resources in New Hanover County, New Hanover County Planning Department, 1984. ' Michael P. Schafale and Alan S. Weakley, Classification ofthe Natural Communities of North Carolina. Third Approximation, North Carolina Natural Heritage Program, 1990. a US Army Corps of Engineers, Wetlands Delineation Manual, Technical Report Y-87-1, Vicksburg, MS, 1987. 9 NC Department of Environment, Health, and Natural Resources, A Field Guide to North Carolina Wetlands, Report No. 94-93, June 1994, pp. 17-32. 10 Richard LeBloud, Preserve Design for Boiling Springs Lakes Weiland Complex, The Nature Conservancy, North Carolina Field Office, 1994. 2-27 I ; oOb a� ■ ' ► I LONG BEACH i ATLANTIC OCEAN Map I.•Corridor SUN Corridor Location ....0 0.. Watershed Boundary Scale 1:40,994 a" Map 2A. Land Use ray & NC 211) Residential Commercial Industrial Vacant or 'Agriculture or Forestry) Scale 1:400 Map 2B. Land Use (South ofAAVW) Residential >" Commercial Institutional ® Recreation Vacant U Scale 1:400 Aft OW�. f � • ' LONG BEACH ' � rr rrr III' ATLANTIC OCEAN NEW '... W.1iz• E?Ii�," WA%Mf. S pccrc�;w�a� Scale 1:40,994 ll ua�-Esrw4+R.� Scale 1:40,994 1 Orr Mmv,F=Tpltr -Fc32v-s,— cati,rTv11J 1T1 E.s mgV17t� Lpejs1 MrrlL-A-T�- (ZG,J o4m• NArv,%� t2��CE r�--Cu'ry Scale 1:40,994 1. QZ - kjo U:�b 5,_.A:�-H p NE — u\rE Lnr-vt�F -2. L cr IC rOv= wTT-;A V 0+°-c 3 , Pf r�e 1::u-� onb-S 44 , C_o�vL F�'� Q i ��Art-Jn1a �- p1L, C��2csS 1� � r ,ATLANTIC OCEAN LONG BEACH Map 7. Flood Hazard Area _ Flood Zone Scale 1:40,994 La �rP g • (-,�� �5E sl ��--�oPnnErfit— (�OL1U�5 G�-1554�1C�fD� - TEGTt Scale 1:40,994 Second 13ridge to 04k Island Joint Corridor Development Plan Steering Committee BRUNSWICK COUNTY Sharon Marshall, Planning Board Alan Lewis, Planning Board Jeff Coutu, AICP, Planning Director Brian Huneycutt, Land Planner TOWN OF LONG BEACH Chris Bruning, Planning Board Chuck Windham, Jr., Planning Board Jerry A. Walters, AICP, Town Manager Tim Bostic, Town Planner ii