Consolidated CAMA Land Use Plan-2000

TOWN OF OAK ISLAND
CONSOLIDATED
CAMA LAND
USE PLAN
ADOPTED BY THE TOWN COUNCIL
MARCH 14, 2000
CERTIFIED BY THE
COASTAL RESOURCES COMMISSION
MARCH 24, 2000
TOWN OF OAK ISLAND
4601 E. OAK ISLAND DRIVE
OAK ISLAND, NORTH CAROLINA 28465
THE PREPARATION OF THE DOCUMENT WAS FINANCED IN PART THROUGH A GRANT PROVIDED BY THE
NORTH CAROLINA COASTAL MANAGEMENT PROGRAM, THROUGH FUNDS PROVIDED BY THE COASTAL ZONE
MANAGEMENT ACT OF 197Z AS AMENDED, WHICH IS ADMINISTERED BY THE OFFICE OF OCEAN AND
COASTAL RESOURCE MANAGEMENT, NATIONAL OCEANIC AND ATMOSPHERIC ADMINISTRATION.

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Oak Island CAMA Land Use Plan
Consolidation of Land Use and Development Policies
for
Long Beach and Yaupon Beach
Background
Prior to their merger, the Towns of Yaupon Beach and Long Beach each had recently
adopted and CRC -certified CAMA Land Use Plans. The Yaupon Beach Plan was
certified in November of 1998 and the Long Beach Plan was certified in March of 1999.
As a result of the merger effective July 1, 1999, it is necessary to make amendments to
the plans so that Oak Island will have consolidated and consistent land use and
development policies for the five-year period covered by the land use plans.
A major goal for consolidation of the plans is to respect the planning research and policy
development that was undertaken by the citizens and elected officials in each community
during the process of developing the plans. To achieve this goal, the consolidated plan
includes the following three elements:
1. Population projections and forecasts for the Town of Oak Island that include
update and consolidation of the individual projections for Yaupon Beach and
Long Beach.
2. Amendments to the Policies contained in the Yaupon and Long Beach Plans
to reflect the consolidation, particularly the availability of the Yaupon sewer
system. The amendments also involve amendments to cross-reference each
plan.
3. A consolidated Land Classification Map. The new map incorporates the
Yaupon map but uses the more detailed classification system in the Long
Beach Plan.
Each of these elements is discussed below.
Consolidated Population Projections —Town of Oak Island
The table below shows population projections for the Town of Oak Island for the 2000
through 2010 planning period. The projections are a consolidation of the population
projections contained in the land use plans for Yaupon Beach and Long Beach. For the
permanent population projections, both plans assume that the town's pro rata share of
Brunswick County's projected population will be maintained for the planning period.
Growth trends for the Long Beach area show its share of total County population
increasing since 1980. The projections assume that this increase will continue for the
planning period.

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Estimates of seasonal population are not precise. The projections for Yaupon Beach
assume that the seasonal population is 2.4 times the projected permanent population. The
assumed ratio between permanent and seasonal population in the Long Beach area is
higher-3.4. This higher ration may be attributed to a larger percentage of seasonal
accommodations in Long Beach.
Town of Oak Island
CAMA Land Use Plan
Population Projections'
2000
2005
2010
Permanent Population
Yaupon Beach
931
1,026
1,115
Long Beach
6,300
7,700
9,000
Town of Oak Island
7,231
8,726
10,115
Seasonal Population
Yaupon Beach
2,230
2,460
2,680
Long Beach
21,400
26,200
30,600
Town of Oak Island
23,630
28,660
33,280
Projected Peak Population
Town of Oak Island
30,861
37,386
43,395
Source: 1997 Yaupon Beach Land Use Plan
1998 Long Beach land Use Plan
a The population of the mainland area recently annexed by the Town of Yaupon Beach is
not specifically evaluated in these projections. Population growth in this small
geographic area will not materially impact the projections for the Town.
Recommended Policy Amendments
Even though the land use plans for Yaupon Beach and Long Beach are different in
format, they provide similar roadmaps for managing coastal resources in the two
communities over the five-year planning period. In most cases, the differences between
policies relate to style rather than substance. Policies related to sewer service, however,
are a key difference between the plans. At the time the plans were adopted, Yaupon
Beach provided centralized wastewater collection and treatment services to properties
within the town and the policies reflect the availability of the service. Long Beach had
no centralized wastewater facilities and its policies contain plans for development of
sewer services. Other differences are minor.
The following plan amendments are designed to keep the plans in place and to amend
policies where required to provide consistency.
1. Acceptance of Certified Plans as Policy Guides

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The Town Council of the Town of Oak Island hereby accepts the policies contained
within the 1997 (CAMA) Land Use Plan for Yaupon Beach and 1998 CAMA Land
Use Plan Update for Long Beach and as may be amended as guides for land use and
development decisions within the areas covered by the plans.
2. Plans Adopted by Reference
The Town Council hereby incorporates the Long Beach Plan into the Yaupon Beach
Plan by reference, and incorporates the Yaupon Beach Plan into the Long Beach Plan
by reference.
3. Amend Long Beach Septic Tank Policy
1.1.1 Septic Tanks. Until a central wastewater system is available, the Town will
discourage development on soils that are unsuited for septic tanks unless permitted by
the Brunswick County Health Department. Where the central sewer system is
available according to the current service policy of the Town of Oak Island, all new
structures requiring wastewater treatment must connect to the town's system.
4. Amend Long Beach Sewer System Policy
4.1.1 Plan for Regional Wastewater System. The Town will continue working to
extend the sewer system to areas not currently served. It will also work toward
regional wastewater treatment approaches that may include the County and other
municipalities and agencies.
a. The Town will insure that the design and operation of the system supports the
objective of restoring the health of the community's surface waters.
b. The initial objective of the system is to replace existing septic tanks.
c. Owners of existing septic tanks will be required to connect to the Town's central
system when it is available.
d. The Town Council will adopt a sewer extension policy. This policy will ensure
that extensions are consistent with the Town's Land Use and Coastal
Management Policies.
5. Amend Long Beach Package Treatment Plant Policy
4.2.1 Support of Package Plants. The Town will not support permitting of package
wastewater treatment plants unless it is not possible to provide central wastewater
treatment services under the Town's current policies. Package plants to be
considered under this policy must satisfy the following conditions:

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• the owner/operator can demonstrate that the plant will be designed and operated
in a manner that results in no degradation of surface water quality;
• the collection system meets acceptable standards; and
• the owner commits to connecting to the central system when it is available.
6. Add Ocean Hazard Policy to Yaupon Beach Plan
The Town generally supports installation of public improvements, such as water and
sewer, in the hazard area where facilities are required to serve a public use or to
mitigate an environmental or public health threat. Construction or placement of such
public improvements will be consistent with CAMA rules and use standards (NCAC
7H). If a facility is installed, access will be carefully controlled. Access to water and
sewer will be controlled through the Town's water and sewer extension policy to be
developed in conjunction with the sewer system.
7. Add Tree and Vegetation Preservation Policy to Yaupon Beach Plan
The Town recognizes the importance of trees and other existing vegetation to its
quality of life, including reducing the amount of urban runoff and protecting water
quality by helping filter contaminants from stormwater runoff, and its policy is to
protect mature trees and native vegetation and to reforest and re -landscape where
appropriate. To implement this policy, the Town will develop a tree and vegetation
preservation program with the following objectives:
• Reducing tree and vegetation loss during development;
• Reducing damage to trees during construction;
• Providing for replacement of trees and vegetation lost during construction;
• Providing for planting trees where none exist;
• Providing for the maintenance of preserved trees and vegetation after
construction is completed.
Amendments to existing local codes that require developers to "make every effort to
protect and retain all existing trees, shrubbery, vines, and grasses..." will be
considered to guide the program. The Town will emphasize education,
communication, and partnerships to implement the program.

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IMPLEMENTATION STRATEGY
The consolidated plan for Oak Island includes a separate implementation strategy and schedule like the one contained in the Long
Beach Plan. Its purpose is to permit the Town, its residents and property owners to focus on the steps and actions required over the
next five years to implement the Plan. The policies contained in the Plan are benchmarks for the many land use and coastal
management decisions that will be made over the next five years by property owners and developers, state and Federal Agencies, and
the Town of Oak Island. Other policies will require action by the Town for implementation. These actions are outlined in the
Implementation Strategy.
IMPLEMENTATION ACTION
BEGIN I END
1. Continue to enforce local codes on building and development —zoning, I On -going
subdivision regulations, NC State Building Code, flood damage prevention,
stormwater regulations, and dune protection regulations.
These codes are the Town's basic plan implementation tools. Their proper
enforcement achieves several important land use goals:
• protection of sensitive natural areas;
• maintenance and improvement of water quality;
• elimination of unreasonable risk to life and property in hazard area;
• guiding community growth and development in a manner that preserves its "small
town atmosphere"; and
• creating land use patterns that recognize the values of the community's natural
resources.

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SCHEDULE
IMPLEMENTATION ACTION
BEGIN
END
The planning and code enforcement staff will review zoning proposals and subdivision
plans with respect to the septic tank limitations of the soils found on the development
sites.
2. Continue to work toward implementing a local CAMA development permit
FY 98-99
program using contracted services. A local permit officer will allow the Town to
improve its services to property owners and developers. However, it will also offer
the Town an opportunity to educate and inform property owners on alternative
development practices and techniques that will improve the overall environmental
quality of d-velopment. Examples include the importan- a of preserving trees and
vegetation and the use of alternative techniques such as breakwaters or rip -rap to
stabilize shorelines.
3. Planning Board review of current zoning, building and development codes to
FY 99-00
FY 99-00
determine consistency with Land Use and Coastal Management policies. This
review will focus on the codes adopted by the Town Council —zoning ordinance,
subdivision regulations, flood damage prevention ordinance, and stormwater
ordinance.
The Planning Board will make recommendations to the Town Council on any
required code adjustments needed to maintain consistency with Land Use Plan
policies.

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SCHEDULE
IMPLEMENTATION ACTION
BEGIN
END
Encouraging and permitting flexible site planning to protect sensitive natural areas is
a requirement for implementing key policies. The Planning Board will specifically
address code changes required to permit this flexibility.
In addition, the Planning Board will review the feasibility of including tree and
vegetation preservation guidelines in the zoning and subdivision regulations.
If the Town Council determines that motorized watercraft are damaging coastal
wetlands, it will consider adoTltion of codes or other measures to address the
problem.
4. Initiate planning for central wastewater treatment system. The wastewater plan
will involve multiple phases and will be coordinated with the county wastewater
committee and other local governments in the region. Each phase will be reviewed
and approved by the Town Council before proceeding to the next step.
Phase One. Background Information. Compilation of existing information and
FY 99-00
FY 99-00
past studies on wastewater treatment needs, alternatives, costs, and
financing options.
Phase Two. Wastewater Master Plan. Detailed existing and projected needs
FY 00-01
FY 01-02
analysis, review and recommendation of most effective treatment
alternative, plan for outfalls and collection system, environmental

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SCHEDULE
IMPLEMENTATION ACTION
BEGIN
END
assessment, cost analysis, and financial plan.
Phase Three. system Design. Preparation of detailed plans and specifications and
FY O1-02
FY 02-03
detailed cost estimates.
5. Develop comprehensive stormwater program. Program will focus on both
FY 00-01
FY 01-02
quality and quantity. It will address existing flooding problems, examine
opportunities for significant reduction in the pollutants carried into surface waters by
storm runoff, examine opportunities to retrofit "best management practices," and
continue to enforce the Town's stormwater ordinance for new construction and
development. The Town will develop a stormwater ordinance for the Yaupon Beach
area.
6. Develop water quality improvement plan and program for the Davis Creek
FY 99-00
FY 03-04
Complex. Improving the water quality in the Davis Creek Complex will be the
foundation project in the Town's effort to improve the quality of estuarine waters.
The program will use a range of appropriate techniques/technologies to improve the
quality of existing discharges to the creek, to improve tidal flushing, and to enlist the
support of property owners in the overall improvement efforts.
The Town will consider purchase of property and easements to implement
improvement plans.
Multiple sources of funding assistance will be sought to support the improvement
program.

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SCHEDULE
IMPLEMENTATION ACTION
BEGIN
END
7. Seek approval of the Second Bridge at Middleton and the new access road. The
FY 99-00
FY 99-00
Town will advocate approval of the second bridge project by the NC Department of
Transportation. It is the Town's policy to seek a bridge location at Middleton
Avenue and an access road alignment that runs generally north -south from Midway
at NC 211 to Middleton.
• The Town, in cooperation with the NCDOT, will develop a plan to protect the
FY 99-00
FY 99-00
homes and residentially zoned property along Middleton. This plan will be included
in Second Bridge Project Plan.
• The Town will cooperate with Brunswick County to develop a regional approach to
FY 99-00
FY 99-00
implementation of the Second Bridge Corridor Plan to protect the corridor and the
sensitive natural areas from inappropriate development.
8. Implement the management plan for "The Point." The Town will continue to
FY 99-00
FY 03-04
seek financial assistance to implement the acquisition and development plan for The
Point, a fragile area located on the west end of Oak Island in an ocean and inlet
hazard area. Acquisition and development will require assistance from multiple
funding sources as well as the Town of Long Beach.
9. Implement beach preservation plan. Long Beach is a member of the Brunswick
FY 99-00
FY 03-04
Beaches Consortium which is preparing a beach preservation strategy that includes
renourishment, annual maintenance, property acquisition, public education, and
funding advocacy. Concurrent with development of the preservation strategy, the

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SCHEDULE
IMPLEMENTATION ACTION
BEGIN
END
Corps of Engineers is conducting a feasibility study for a Federally funded beach
renourishment project. This study will be complete in the year 2000 and will be the
basis for seeking Congressional and state funding for a renourishment project.
• The Town will implement an on -going comprehensive beach preservation program.
• The Town will develop a funding strategy for the non-federal cost share of the beach
renourishment project that includes securing state funding and identifying local
matching funds.
• The Town will continue working with the Corps of Engineers to implement the Sea
Turtle Habitat Restoration Project.
Due to the complexity of beach nourishment, this project is identified separately.
However, maintenance of a healthy beach will be an essential component of the
Town's comprehensive stormwater planning.
10. Develop a plan for the Central Business District. The Town will collaborate with
FY 00-01
FY 00-01
business owners and property owners in the Oak Island Drive business areas in
"Long Beach" and "Yaupon Beach" to develop a plan that addresses signage,
pedestrian access, driveway access, parking, lighting, and wastewater collection and
treatment.
11. Prepare an "Owner's and User's" manual for Long Beach. The user's manual
FY00-01
FY00-01
will be designed to educate the public and to enlist support for preserving water
quality and the resources that are essential to the community's quality of
life —examples include, vegetation and tree preservations, homeowner's role in
improving the quality of runoff, dune preservation, and the healthy beach's role in
flood damage prevention.

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IMPLEMENTATION ACTION
SCHEDULE
BEGIN
On -going
END
12. The Town will continue its efforts to locate, acquire, and develop appropriate sites
for boat ramps to increase access to estuarine waters. These access points and
related facilities will be located in areas where conflicts with surrounding uses are
minimized.
FY01-02
FY02-03
In addition, the Shoreline Access Plan will be extended to the Yaupon area.

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Land Classification Map
The coastal management Land Classification System is a means of assisting in the
implementation of Oak Island's land use plan policies. It allows the Town and its
residents and property owners to specify those areas where certain policies apply. The
Land Classification System is intended to complement the Land Use and Coastal
management Policies and is supported by the Town's locally adopted codes and
programs, such as zoning, subdivision regulations, and capital investment plans. Even
though specific areas are outlined on the Land Classification Map, the map is not a
regulatory mechanism like the zoning map. It is simply a tool to help implement policies.
The attached Land Classification Map is a combination of the maps in the Long Beach
and Yaupon Beach plans. The Yaupon area of the map is modified to include the more
detailed•land classification categories of the Long Beach map. However, the areas
classed as developed and conservation in the Yaupon area are the same as those in the
adopted plan.
The map contains the following land classifications:
Developed
■ Residential (DR)
■ Commercial (DC)
Limited Transition (LT)
Conservation
Provisional Conservation
These classes are explained below
DEVELOPED
The Developed class is intended to provide for continued intensive development and
redevelopment of the community. Areas meeting the intent of this class are currently
urban in character and are provided with usual municipal services. Usual municipal
services include water, sewer, recreational facilities, streets and roads, police and fire
protection. Areas included in the Developed class have mixed uses at moderate to high
densities.

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The areas classed as Developed in Oak Island are provided the full range of urban
services with the exception of wastewater treatment. It is the Town's policy to plan and
build a wastewater collection and treatment system to serve the entire community.
The Developed class is subdivided into the Developed -Residential and Developed -
Commercial classes. These subclasses are described below.
Developed -Residential (DR)
The major land use in the Developed -Residential (DR) subclass is residential. As
described above, these areas are provided with urban services except for wastewater
treatment. Most of the residentially zoned and subdivided land on the island is included
in this class. Densities in the DR class, because these areas are fully subdivided, are
expected to be in the range of 5 to 7 dwelling units per acre. The typical uses expected in
the DR class are listed below:
Typical Uses in DR
Single-family residences and accessory uses
Duplexes
Schools and churches
Public parks, playgrounds, and community centers
Private marinas and piers
The Oak Island zoning ordinance determines specific uses permitted in this class.
Developed -Commercial (DC)
The predominant land use in the Developed -Commercial (DC) class is retail and services.
Like the DR class, DC is served by all urban services except sewer. The typical lot size
is 6,000 square feet. Current development practices will require combination of lots to
construct commercial facilities and to provide adequate off-street parking.
The areas classed as DC are concentrated in the commercial strip along East Oak Island
Drive, from 64th Street east and 47th Street East, and extends south from Oak Island Drive
to East Beach Drive between 52"d Street East and 48th Street East. This area is consistent
with the Town's current.zoning map.
Typical Uses in DC
Retail sales

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Personal and professional services
Banks
Convenience stores
Restaurants
Service stations
Commercial piers and marinas
Residences
The specific uses permitted in the DC class are determined by the Oak Island zoning
ordinance.
LIMITED TRANSITION (LT)
The Limited Transition (LT) class is intended for areas that will experience increased
development during the planning period and will have some services but not the full
range of urban services. Except for Areas of Environmental Concern and "404"
wetlands, the Town's extra territorial jurisdiction (ETJ) on the mainland is included in the
LT class. The ETJ area for the new Town of Oak Island is smaller than the ETJ of the
former Town of Long Beach. The smaller ETJ results from the incorporation of the the
Town of St. James. The Town of St. James is within the planning jurisdiction of
Brunswick County.
The land area included in the LT class on the mainland exceeds the amount of land that is
required by the Town's 10-year population projection. However due to several factors,
the LT class is the appropriate land classification to allow the Town to properly plan for
future land uses. These factors include the following:
1. No matter which corridor is selected, construction of the Second Bridge and the
connector to NC 211 will increase the probability of development in the Town's
mainland ETJ.
2. All of the soils in the ETJ have severe limitations for septic tanks, making
development without either public or private central wastewater treatment a potential
continuing water quality problem.
3. Water and sewer service is available in 'Town of St. James Plantation. These services
could be extended into the remaining areas of the ETJ.
4. The presence of environmentally sensitive lands, which are classed Conservation,
make cluster development an appropriate development pattern.
Residential densities are expected to be modest, approximately 2.5 dwelling units per net
developed acre, generally exclusive of amenities. Uses in the LT area may include the

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full range of housing types —single-family, duplex, and multifamily —community
businesses, and services. The use of residential clustering and flexible site planning is
encouraged. Business and service uses will be guided to "village clusters" at major
intersections along the Second Bridge Corridor Access Road.
The specific uses permitted in the LT area will be determined by the Oak Island zoning
ordinance. Height limits in mainland commercial areas may be adjusted if approved
through proper procedures.
CONSERVATION (CON)
The Conservation (CON) class is intended to provide for 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. In addition, management is intended to
reduce the risk to life and property from hazards in these areas.
Four natural systems in Oak Island are included in the Conservation class: coastal
wetlands, estuarine shoreline, estuarine and public trust waters, ocean hazard areas, and
"404" wetlands. Development in each of these areas must be consistent with the
applicable CAMA use standards, the policies contained in this plan, and the local codes
of the Town of Oak Island. A special provisional subclass of the Conservation class is
used for "404" wetlands. This subclass recognizes that mapping may not be reliable in
some areas and that the quality of the wetland resource is dependent on habitat type, the
amount of contiguous area, and other factors.
Coastal Wetlands
This classification includes all areas of salt marsh or other marsh subject to regular or
occasional flooding by tides, including wind tides. Generally, the CAMA use standards
discourage any development in coastal wetlands and only permits uses that require water
access and cannot function elsewhere. The Oak Island zoning ordinance includes coastal
wetlands in an open space district that uses such as parks, nature walks, and nature study
areas.
Estuarine Shoreline
In accordance with CAMA, all areas lying 0-75 feet landward of mean high water level
of estuarine waters are classed as estuarine shorelines. Due to map size and scale, these

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areas cannot be accurately mapped. Precise locations must be determined in the field and
in accordance with current CAMA regulations. The CAMA use standards for this
subclass prohibit development that weakens or eliminates barriers to erosion and limits
impervious surface in the area to 30 percent.
Estuarine and Public Waters
All waters in Long Beach's planning jurisdiction are classified as estuarine waters or
public trust waters. Uses and activities permitted by the policies of this plan and the
CAMA use standards are permitted in these areas. The CAMA use standards for these
areas focus on three priorities:
1. Conservation which discourages any development;
2. Uses which require water access and cannot be located elsewhere —access channels,
structures to prevent erosion, boat docks, etc.; and
3. Preservation of public access and use.
The Town's policy prohibiting floating homes is more restrictive than the CAMA use
standards.
Ocean Hazard Areas
This classification includes all ocean hazard areas. These areas include lands along the
Atlantic Ocean shoreline where, because of their special vulnerability to erosion or other
adverse effects of sand, wind and water, uncontrolled or incompatible development could
unreasonably endanger life or property. These areas include beaches, frontal dunes, inlet
lands, and other lands with excessive erosion or flood damage.
Due to map size and scale, as well as the requirement to delineate some of these features
in the field, they are not mapped.
Provisional Conservation—"404" Wetlands
This classification includes areas of freshwater wetlands that meet the wetlands definition
contained in Section 404 of the Federal Clean Water Act. These wetlands are
concentrated in the Town's extra territorial iurisdiction on the mainland. The Town
concurs with the Corps of Engineers standards and does not intend to develop more
restrictive standards for these areas. However, the Town does encourage donation of

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high quality wetlands to an appropriate non-profit or public organization, and it
encourages and permits flexible site planning to protect these valuable resources.
Mapping for this class is based on the National Wetland Inventory. These maps are
advisory. On -site investigation is required to confirm the presence, extent, and quality of
the resource.

Limited Transition
Developed -Residential Class
Developed -Commercial Class
Second Bridge Corridor
//\V/ Streets and Roads
Watershed Boundaries
(14 digit hydrological units)
— — - Extra Territorial Jurisdiction
NOTE:
ALL CAMA DEFINED AECs REGARDLESS OF
THE CLASSIFICATION SHOWN ON THE MAP
ARE CLASSIFIED AS CONSERVATION. DUE TO
MAP SCALE AND THE NEED FOR ON -SITE
VERIFICATION BY CAMA, ALL CONSERVATION
AECs ARE NOT INCLUDED ON THE MAP, THE
FINAL DETERMINATION OF ALL LAND CLAS-
SIFICATIONS IS MADE THROUGH CONCUR-
RENCE WITH THE TEXT IN THE LAND USE
PLAN. NOT THE MAP.
0.8 0 0.8 1.6 Miles
The preparation of this map was financed in part
through a grant provided by the North Carolina
Coastal Management Program, through funds
provided by the Coastal Zone Management Ad of
1972, as amended, which is administered by the
Office of Ocean and Coastal Zone Resource
Management, National Oceanic and Atmospheric
Administration.
William B. Farris, Inc
1999

MOREHEAD CITY
OFFICE COPY