Land Use Plan 1990 Update-1992

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Division of Coastal Management
LAND USE PLAN - 1990 UPDATE
FOR
THE TOWN OF OCEAN ISLE BEACH, NORTH CAROLINA
ADOPTED BY
THE TOWN OF OCEAN ISLE BEACH:
MAY 19, 1992
ADOPTED BY
THE N.C. COASTAL RESOURCES COMMISSION:
MAY 29, 1992
i
A01010-
McKIM

LAND USE PLAN - 1990 UPDATE
FOR
THE TOWN OF OCEAN ISLE BEACH, NORTH CAROLINA
Betty Williamson, Mayor
Board of Commissioners
Terry Barbee
Bill Benton
Debbie Fox
Kendall H. Suh
Janet Sanders
Daisy Ivey, Town Clerk
Druied Roberson, Building Inspector
Planning Board
William Bullington, Jr.
Ken Proctor
DeCarol Williamson
Extraterritorial Area Members
John D. Frink
Judy McHenry
Planning Assistance by:
McKIM & CREED ENGINEERS, P.A.
243 North Front Street
Wilmington, NC 28401
M&C89041
The preparation of this plan was financed in part through a grant provided by the North Carolina Coastal
Management program, through funds provided by the Coastal Zone Management Act of 1972, as
amended, which is administered by the Office of Ocean and Coastal Resource Management, National
Ocean and Atmospheric Administration.

TABLE OF CONTENTS
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Page
INTRODUCTION ..........................................
1
SECTION
I - EXISTING CONDITIONS DATA AND ANALYSIS
'
SUMMARIZATION
.. ........ ........................
4
A.
Establishment of Information Base
4
B.
Implementation Effectiveness ........................
4
C.
Continuing Public Participation Policies .................
14
'
D.
Storm Hazard Mitigation, Post -disaster Recovery and
E.
Evacuation Plans .. ... ....................
Present Population and Economic Data .................
14
16
F.
Existing Land Use ................................
20
G.
Current Plans and Regulations .
26
H.
Development Constraints: Land Suitability Analysis .......
27
I.
Development Constraints: Public Facilities and Services
Analysis ...... .. .............................
28
SECTION II
- ESTIMATED DEMAND PROJECTIONS AND ANALYSIS ...
33
A.
Population Projections .............................
33
'
B.
C.
Local Objectives Concerning Growth .......... .......
Foreseeable Social and Economic Change ..............
34
34
D.
..Future Land Need . ......... .... ..........
35
'
SECTION III
- POLICY STATEMENTS ..........................
37
A.
Resource Protection ................................
38
B.
Resource Production and Management .................
49
'
C.
Economic and Community Development ................
51
D.
Continuing Public Participation ...................:...
57
E.
Storm Hazard Mitigation, Post -disaster Recovery and
'
Evacuation Plans .................................
59
SECTION IV - LAND CLASSIFICATION SYSTEM ..................
67
'
A.
Intent ............................ .............
67
SECTION V - RELATION OF POLICIES AND LAND CLASSIFICATION ..
72
A.
Application of Policies to Land Classes .................
72
B. °
Appropriate Uses Within Classes
72
SECTION
VI - INTERGOVERNMENTAL COORDINATION AND
'
IMPLEMENTATION .....................................
76
SECTION VII - SUMMARY OF CITIZEN SURVEY RESPONSES .......
78

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1
1
1
1
1
1
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1
MAPS
Map 1 - Existing Land Use
Map 2 - Composite Hazards (Maps are bound in the back of this
report)
Map 3 - Land Classification
TABLES
Page
Table 1 Permanent Population, 1986 & 1990 ......................
16
Table 2 Peak Daytime Population Estimates, 1986 & 1990 ............
17
Table 3 Assessed Real Estate Valuations, 1985-1989 ................
19
Table 4 Accommodations Tax Collections, 1984-1990 ... ..... .....
20
Table 5 Incorporated Area Land Use Acreages, 1986 & 1990 ..........
21
Table 6 Extraterritorial Area Land Use Acreages, 1990 ................
22
Table 7 Building Counts, 1986 & 1990 ............ ....... .....
23
Table 8 Building Permits Issued,. 1986-1990 ........................
24
Table 9 Traffic Counts and Projections - NC 904 ...................
30
Table 10 Population Summary, 1990, 2000 .......................
33
Table 11 Year -Round (Permanent) Population Figures, 1980-2000 ......
34
Table 12 Projected Future Land Use Amounts, Year 2000 ............
36

1
INTRODUCTION
The Coastal Area Management Act of 1974 (CAMA) established a cooperative
program of coastal area management between local units of government and the
State of North Carolina. One of the primary components of the Act is the
responsibility of local governments to develop individual land use plans for their
jurisdictions and update them every five years. CAMA Land Use Planning
Guidelines (15A NCAC 713) prescribe the basic content and format for these
planning documents.
The last plan update for Ocean Isle Beach was prepared in 1986 and adopted on
February 10, 1987. The Coastal Resources Commission approved the locally
adopted plan at its March 27, 1987 meeting.
This plan update is a description and assessment of the Town's planning area and
an expression of how this area should develop during the next ten years. The
Town's area of planning jurisdiction has doubled since the 1986 plan was
prepared. On May 1, 1990 the Town adopted an ordinance establishing an area
of extraterritorial jurisdiction, referred to as the ETJ.
Users of the Plan
The Land Use Plan is an important policy statement and data resource at local,
regional, state, and federal levels. Some of the users include:
Ocean Isle Beach Commissioners, Planning Board and administrative staff
• Ocean Isle Beach residents and property owners
Ocean Isle Beach developers and others with commercial interests in the
area
Brunswick County Board of Commissioners, Planning Board and
administrative staff
Brunswick County residents
Cape Fear Council of Governments
- State and federal planning and permitting agencies
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1
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-Uses of the Plan
i land use Ian updating process addresses local and coastal issues and allows
This p P 9p
.
local adoption of policies guiding future development. The plan's Section I,
'
Existing Conditions (page 4), provides a resource of background information
concerned with local population, development trends, environmental factors, and
local governmental services and facilities. Other uses of the plan include:
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in both
- a statement giving the Town's position regarding its future growth,
general and specific terms. This is an opportunity for the Town to give clear,
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specific directions for other governments and agencies having programs or
projects impacting upon the Town.
- a basis for regulatory ordinances, such as zoning and subdivision
regulations.
'
- a foundation for guiding future decisions regarding the Town's annual budget
and long-term capital improvements plan.
- an identification of areas of mutual intergovernmental concern the Town may
'
have with Brunswick County and neighboring towns.
- establishes the Town's position on environmental issues. The Town has the
State federal environmental regulations.
opportunity to exceed and
- allows expressions on the future of the Town by citizens, administrative staff,
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planning board and governing body.
- provides a preview of governmental positions that can be particularly
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valuable for the business community, increasing predictability of government
actions.
- a vehicle for a comprehensive identification of issues that most coastal
localities must face.
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- each State and federal program (applicable to Ocean Isle Beach) must be
consistent with the Town's land use plan.
'
- the completed (and adopted) plan will become a component of plans for
Brunswick County, the Cape Fear Council of Governments, and the 20
coastal counties covered by the Coastal Area Management Act.
'
- a means for the protection of natural resources.

Land use plans proposed in accordance with CAMA guidelines must contain the
following bask elements:
1. a summary of data collection;
2. an analysis of all data collected;
3. statements of local policy on those land use planning issues which will
affect the community during the ten year planning period;
4. a land classification map;
5. a discussion of the relationship between the local government's
adopted policies and the land classification map;
6. a discussion of how adjacent governments' plans were considered in
the preparation of the land use plan.

SECTION 1
EXISTING CONDITIONS
DATA AND ANALYSIS SUMMARIZATION

1
SECTION
EXISTING CONDITIONS .
'
DATA AND ANALYSIS SUMMARIZATION
A. Establishment of Information Base
Information contained in this section reflects the findings of an analysis of
the Town's current situation necessary to make policy and land classification
'
decisions regarding the future development of the Ocean Isle Beach
planning area.
'
The data used to establish the information base for this plan update were
derived in the following manner. Information contained in the 1986 Land
Use Plan was used as a starting point. Each of these data items
(population, number of dwellings, public facilities, etc.) was updated to reflect
1990 conditions. Land use data was updated by performing a complete land
use survey of the Town and extraterritorial area. The survey involved a two -
person team driving each street or road in the area and recording the
location and use of each structure. Other data updating was accomplished
by interviewing or through correspondence with governmental agency staff
members --particularly Town of Ocean Isle Beach administration.
B. Implementation Effectiveness
The Ian updating process includes an analysis of the Town's effectiveness
in the implementation of -policies as reflected in its current plan of record (the
1986 update). The 1986 update contains 22 policies responding to five
broad topics:
Resource Protection
Resource Production and Management
- Economic and Community Development
Continuing Public Participation
Storm Hazard Mitigation, Post Disaster Recovery, and Evacuation
Plans
During the five-year period since the last update, the Town has been
successful in achieving most of the policy implementation objectives stated
in the 1986 Plan.
An analysis of how effectively the Town implemented its - policies is
presented below. Each of the 22 policies is stated (sometimes in an
abridged form) and followed by a statement indicating what the Town has
done with regard to that policy.
4

1.
4
Resource Protection
a. Areas of Environmental Concern (coastal wetlands, estuarine
waters, estuarine shorelines,. and public trust areas)
. . . give priority to those uses which are compatible with
appropriate management of the estuarine system. It is the
intent of the Town to safeguard and perpetuate the system's
biological, social, economic, and aesthetic values and to insure
that any development occurring within the system is compatible
with natural characteristics, so as to minimize the likelihood of
significant loss of private property and public resources.
Implementation Effectiveness
All uses permitted in these AECs during the planning period met these
criteria.
Areas of Environmental Concern (Ocean Hazard Areas)
Generally, all land uses in the areas classified under the "Ocean
Hazards" category, i.e., ocean erodible, high hazard flood and inlet
hazard areas, shall be consistent with the requirements of existing
state, federal, and local regulations, and the Ocean Isle Beach Zoning
Ordinance, Subdivision Regulations, Dune Maintenance and
Protection. Plan, and the Town's requirements for the National Flood
Insurance Program and the Town's building set -back line.
Allowable land. uses shall generally be designed and
constructed so as to maximize structural protection from wind
and water and to minimize damage to the protective land forms
of dunes and beaches.
Ocean Isle Beach continues to support comprehensive
shoreline management such as the Corps of Engineers beach
renourishment project as a preferred control measure to combat
ocean front erosion.
When existing dunes are "added to", this shall be accomplished
in a manner which minimizes damage to existing vegetation.
Any areas filled should be replanted immediately or stabilized
temporarily until planting can be successfully completed.
Implementation Effectiveness
All development, shoreline and dune system management activities
within Ocean Hazard AECs complied with this policy.

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3. Natural and Cultural Resources
(No policy stated)
4. Development in Areas with Constraints
a. development in certain areas which could result in
unnecessary risks to the safety and protection of life and
property should also be seriously evaluated. Specifically:
(1) Residential development will not be encouraged in airport
approach areas.
(2) As long as the Town relies upon the system of horizontal
well fields for part of its water supply, development on the
land above these wells will not be allowed.
(3) Ocean Isle Beach's policies on development in fragile
areas are the same as those stated for Areas of
Environmental Concern.
(4) Until the central sewage collection and disposal system
can be developed for those areas, growth and
development will not be permitted in areas where septic
tanks will not function. All septic tanks must be in
compliance with State Health Regulations through the
Brunswick County Health Department.
(5) Development will be discouraged in areas where soils are
not suitable for proposed construction. Development may
be constructed if corrective measures for stabilizing
building foundations are incorporated into development
design.
(6) Allowable land uses in areas posing physical constraints
should be only those approved throu.9h the CAMA and
Army Corps of Engineers'404' permitting processes and
by the Town of Ocean Isle Beach's building and
development ordinances, as well as its Dune Protection
Ordinance.
(7) All uses allowed in the Town's Zoning Ordinance shall be
permissible in the 100-year floor zones, provided that all
new construction and substantial improvements comply
strictly to the Town's Flood Damage Prevention
Ordinance, which has been adopted in conjunction with
Ocean Isle Beach's participation in the National Floor
Insurance Program.
(8) In relation to capacity of community facilities, it shall be
the policy of the Town of Ocean Isle Beach to attempt to
provide services, such as water, sewer, police and fire
protection, solid waste collection, and traffic accessibility,
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b.
C.
d.
e.
to meet needs and anticipated peak demand during the
planning period.
Implementation Effectiveness
Residential development did not occur in airport approach
areas. No development was allowed on Town well fields.
Septic tank installations met County and State regulations. No
development was proposed for unsuitable soils. All
development activities met applicable CAMA and Corps, of
Engineers permitting processes. All development occurring
within the 100-year flood zones met applicable requirements.
All municipal services met the needs and peak demands
experienced during the past planning period.
Hurricane and Flood Evacuation Needs and Plans
(Refer to separate section)
Protection of Potable Water Supplies
Development on the land above active wells will not be
permitted.
Implementation Effectiveness
No development was permitted.
Use of Package Treatment Plants
Their use will be eliminated and all future new developments
will be required to connect onto the Town's sewer system.
Implementation Effectiveness
No package plants are in use.
Storm Water Runoff
The. Town will continue to enforce local ordinances and state
building regulations relating to storm water runoff resulting from
development.
Implementation Effectiveness
These ordinances and regulations were enforced.
7-

f. Marina and Floating Home Development
Bulkheads, marinas, and private boat slips will be allowed as
long as they are in compliance with state, federal, and local
regulations.
Implementation Effectiveness
and met all
These uses were allowedregulations.
g. Floating Home Development
Town has an ordinance prohibiting water and power to boats at
docks.
Implementation Effectiveness
No floating homes were allowed.
h. Industrial Impacts on Fragile Areas
(No policy stated)
i. Development of Sound and Estuarine System Islands
(Refer to AEC policy statements)
5. Resource Production and Management
a. Recreational Resources/Fisheries
The Town supports current on -going state and federal programs
designed to enhance the proper utilization of water resources
within its jurisdiction. Ocean Isle Beach addresses water quality
concerns through locally enforced storm water run-off rules and
lot coverage requirements. It is the Town's belief, however, that
where feasible, lands and waters should be classified according
t
to their historic uses.
-
Implementation Effectiveness
�i
The Town supported state and federal programs.
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L1
7.
Off -Road Vehicles
The Town does not allow off -road vehicles on dunes or on the
shoreline area, with the exception of public service or emergency
vehicles.
Implementation Effectiveness
This policy was fully enforced.
Economic and Community Development
a. Local Commitment to Providing Services to Development
As areas develop, it is the policy of the Town that
developer/owner share in the financial responsibility of providing
basic utility services, i.e., water and/or sewer. Within this
current planning period, the Town will be served by the
Brunswick County water system and the Town's central sewer
system. The Town will remain committed to providing other
basic urban support services to new areas as they develop, i.e.,
police and fire protection, building inspections and municipal
administration.
- Implementation Effectiveness
All components of this policy were implemented.
b. Redevelopment of Developed Areas
Ocean Isle Beach supports redevelopment as a positive re -use
of land resources. Such redevelopment shall be permitted as
long as the activity complies with the spirit and intent of existing
regulatory requirements. Density allowances for redevelopment
areas must conform to existing Town building and zoning
regulations.
Implementation Effectiveness
All redevelopment activities met the Town's regulations.
C. Desired Urban Growth Patterns
As it is very important that the atmosphere and character of a
quiet, relaxing family beach be maintained, Ocean Isle Beach
is not interested in developing any manufacturing industries
within the Town. Also, intense commercial developments,

beyond that necessary to serve tourists, will not be encouraged.
Commercial accommodations and other residential development
is desirable in the Town. Residential development is regarded
as desirable for the Town, as long as no major or irreversible
damage threatens any environmentally sensitive area. Single-
family detached dwellings are the predominant residential -type
in Ocean Isle Beach, although more multi -family units are being
developed or proposed.
Currently, no mobile homes are allowed within the Town's
i
jurisdiction. It s the Town's intentions, as reflected in its zoning
ordinance and zoning map, to allow a mixture of residential -type
accommodations in a balanced manner and to discourage spot -
zoning.' Development with higher density levels than single-
family or two-family uses is not viewed as being desirable in the
finger canal areas.
CONTINGENT POLICY
Should Ocean Isle Beach choose to exercise its extra -territorial
jurisdiction across the Intracoastal Waterway, then a mixture of
uses, including residential subdivisions (conventional and
mobile homes), highway commercial, and perhaps
neighborhood commercial, would be considered allowable uses.
However, a more detailed analysis needs to be done for this
area.
-• ti
Since it is the desire of Ocean Isle Beach. to avoid incompatible
land uses, the Town will continue to enforce its current
ordinances and local building permit program to help achieve a
desirable balance between commercial and residential
development. The Town will also continue to enforce the State
CAMA permit process and State Health Regulations regarding
the septic tank placement (until the central sewer system serves
the entire Town).
Imglementation effectiveness
With regard to the incorporated area, this policy was
implemented. With regard to the extraterritorial area of
jurisdiction, the mixture of uses described in the policies was
'inherited" by the Town's planning program.
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d.
e.
Commitment to State and Federal Programs
Ocean Isle Beach is generally receptive to State and Federal
programs, particularly those which either enhance or improve
the Town's facilities. The Town will continue to cooperate with
such programs, including LAMA. The North Carolina
Department of Transportation road and bridge improvement
programs are very important to Ocean Isle Beach because of
ever-increasing traffic volumes.
Examples of other State and Federal programs which are
important to and supported by Ocean Isle Beach include:
dredging and channel maintenance, as well as beach
renounshment and restoration, by the U. S. Army Corps of
Engineers; and Federal and State projects which provide
efficient and safe boat access for sports fishing.
Implementation Effectiveness
The Town cooperated with the implementation of these state
and federal programs.
Assistance to Channel Maintenance and Beach Renourishment
Proper maintenance of channels, particularly the Atlantic
Intracoastal Waterway, is very important to Ocean Isle Beach
because of the impact of commercial and recreational fisheries
and general boating. Historically, Ocean 'Isle Beach has
provided direct assistance to the Corps by helping to obtain or
provide spoil sites. Ocean Isle Beach is supportive of the
Corps of Engineers' maintenance of the Intracoastal Waterway.
Ocean Isle Beach is generally supportive of keeping new
development out of designated spoil sites; however, the Town
believes that existing structures in the original 1,000-foot
easement area should be recognized and protected.
Beach nourishment is also an important concern of Ocean Isle
Beach. The Town recognizes that beach erosion can be a
major threat. Ocean Isle Beach is committed to beach
nourishment projects in the area and has entered into an
agreement with the Corps of Engineers so that all suitable
dredged sand can be deposited on the beach as. artificial
renounshment. Also, during the 1981 plan updating process,
the Town supported a local renourishment project which
included the planting of 60,000 springs of American Beach
grass on the west end of the island. These plantings have
11

helped to maintain the stability of the sands. Funds for these
plantings came from private sources.
The Town will seek Federal and State assistance in support of
ibeach nourishment projects, and encourage local private
effects.
' Implementation Effectiveness
The Town supported dune stabilization planting and beach
renourishment.
f.
9•
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h.
1
Tourism
Policy alternatives concerning support of tourism are few in an
area where it forms the economic base. In fact, all of the other
policy statements under Economic and Community
Development relate to tourism. Therefore, Ocean Isle Beach
will continue to support and promote tourism as its main
economic base. The development of non -intensive recreational
and commercial land uses will be encouraged in order to
enhance services for the public.
Implementation Effectiveness
Tourism,- and activities' related to the support of tourism,
remained. the primary focus of the Town.
Beach and Waterfront Access
Ocean Isle Beach will continue to support free and open public
access to the ocean front and other waterways by seeking
State and/or Federal financial assistance to develop beach
walkovers and boat access ramps.
Implementation Effectiveness
The Town developed ten public beach access points during the
past planning period.
Types, Density, and Location of Development
As discussed under 'Desired Urban Growth Patterns," the
residential type of development in Ocean Isle Beach is a
balanced mix of single-family or duplex construction or multi-
family structures. In accordance with the Town's Zoning
Ordinance, and policies aimed at protecting natural resource
12

and fragile areas, more dense residential development such as
town houses, cluster homes, and mid -rise to . high-rise
condominiums are permitted. Ocean Isle Beach believes that
development densities should not be allowed to exceed those
contained in the current zoning ordinance. All zoning ordinance
amendments requesting increased densities, shall be
scrutinized very carefully by both the Planning Board and the
Town Board of Commissioners. Services will need expansion
to serve newly developing areas and anticipated high levels of
'day visitors' during the period.
As far as location of various types of development is concerned,
Ocean Isle Beach desires as much as practicable that all
,
development be designed and placed so as to be compatible
with the residential character of the Town. All new development
will adhere to the Town's building and development regulations.
Also, due to concerns about the "approach" to the Town from
across the Waterway, Ocean Isle Beach may consider
annexations and extraterritorial zoning, if feasible, in order to
facilitate orderly growth and development.
Implementation Effectiveness
Within the corporate limits all new development conformed to
this policy. The Town established an area of extraterritorial
r
jurisdiction on the mainland side of the Intracoastal Waterway.
This area, equal in size to the incorporated town, is subject to
all of the Town's development regulations (zoning, subdivisions,
building codes, etc.).
Energy Facility Siting and Development
(No policy given)
Special Development Issue: Transportation and Internal Access
Improvements
The Town of Ocean Isle Beach will seek financial assistance to
have the pavements widened on both First and Second Streets.
A significant portion of First Street is included within the N.C.
Secondary Route system and is DOT maintained.
In FY 87, the Town will allocate funds to begin construction of
sidewalks along First and Second Streets, and along N.C. 904
from the Ocean Isle Pier to the new Intracoastal Waterway
bridge and across the bridge to N.C. 179. Sidewalks on
,3
1

Second Street should extend from Laurinburg Street to Lee
Street, and on Front Street, from the Pier to Concord Street.
In the long-term, seek to develop a new street from N.C. 904,
westward to the right-of-way of the existing Fourth Street.
Implementation Effectiveness
The sidewalks were constructed as planned. The new street
planned to extend westward from N.C. 904 has not been
constructed.
IOcean
C. Continuing Public Participation Policies
Isle Beach believes that its Planning Board, which has regularly
scheduled meetings, all of which are open to the public, provide adequate
opportunities for citizens to air their views concerning planning matters. The
Board will continue to be maintained at its present size, unless extraterritorial
expansion dictates changes.
Ocean Isle will continue its policy of informing citizens of governmental
issues and decisions by sending out a summary.of the minutes of Town.
Boardmeetings to all permanent residents.
-The Town will use published public notices to inform -citizens of pending
decisions involving land use planning matters.
Implementation Effectiveness
1
The Town complied with this policy.
D. Storm Hazard Mitigation, Post -disaster Recovery and Evacuation Plans
In order to minimize the damage potentially caused by the effects of a
hurricane or other major storm, Ocean Isle Beach proposes the following
ipolicies:
1. High Winds
Ocean Isle Beach supports enforcement of the NC State Building
Code. The Town will continue to enforce the State Building Code on
wind resistant construction with design standards for 120 to 150 mph
wind loads.
14

2.
3.
Flooding
Ocean Isle Beach is an active participant in the National Flood
Insurance Program and is supportive of hazard mitigation elements.
Ocean Isle Beach is participating in the regular phase of the insurance
program and enforces a Flood Damage Prevention Ordinance. The
base flood elevation, as set out in the ordinance, ranges from the
bottom of the first supporting member of a structure in the "V" zones,
to the first floor elevation in the "Al zones. The elevations shown on
the flood maps include the calculated "wave surge" height.
Wave Action and Shoreline Erosion
Ocean Isle Beach will continue compliance with the CAMA
development permit process for estuarine shoreline areas and the
requisite development standards which may encourage both shoreline
stabilization and facilitation of proper drainage. During the next
planning period, an erosion recovery policy will be formulated.
Implementation Effectiveness
All components of policy were implemented. With regard to the
erosion recovery policy, the Corps of Engineers is currently preparing
an economic evaluation for future renoudshment activities. The
results of the evaluation will be used to formulate that policy.
(End of Implementation Effectiveness Evaluation)
15

E. Present Population and Economic Data
Within the town limits there are 523 permanent residents, according to the
1990 U.S. Census of Population. This represents an increase of 41 % since
the 1986 Plan (estimated to be 372). Within the extraterritorial area, the
permanent population consists of 435 persons. This figure is also a product
of the 1990 Census (73 blocks in Census Tract 205.03.) Refer to Table 1.
Table 1
Permanent Population, 1986 & 1990
Ocean Isle Beach Planning Area
1986 1990
Inside Corporate Limits 372 523
Extraterritorial Area n/a 435
Totals 372 958
Notes
1. Extraterritorial Area did not exist in 1986
Sources
1. 1986 Land Use Plan Update
2. 1990 Census of Population
16

Ocean Isle's existence is based largely upon second -home ownership and
the rental of those dwellings, primarily during the summer months. The
summertime population component must be estimated (and -projected) in
order to realistically predict public facility and service needs such as water
supply and police protection: The following Table reflects peak daytime
population estimates for the planning area.
Table 2
Peak Daytime Population Estimates, 1986 & 1990
Ocean Isle Beach Planning Area
Year Resident Day Visitors Total Peak
Inside Corporate Limits
1986 13,209 9,980 23,189
1990 13,879 10,492 24,371
F_xtraterritorial Area
1986 NA NA NA
1990 1,809 403 2,212
Notes
1. 'Residenr population includes year-round residents, summer residents, and cottage and motel
renters.
2. 'Day Visitors' are those persons visiting the beach but not staying overnight.
3. Total peak occupancy is the total daytime population expected to occur on a summer holiday
weekend, with favorable weather.
4. Day visitor figures for the extraterritorial area are based upon estimates of persons primarily
involved with fishing and boating in the Intracoastal Waterway area. Estimates were determined
by taking boat trailer counts at area launch ramps.
Sources
1. 1986 Land Use Plan Update
2. Town of Ocean Isle Beach
3. McKim & Creed Engineers, PA.
17

U
The method used to determine the population estimates shown above
involved the assumption of the 1986 Plan data as a base, and adding to the
base the population generated by new residential construction. The
extraterritorial area did not exist when the 1986 Plan was prepared. The
1990 data for that area was based upon the 1990 Census.
Another manner of estimating peak resident population is to utilize water
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consumption figures. In 1990, the peak daily consumption was 798,000
gallons. Using an average of 50 gallons per person per day yields an
estimate of 15,960 persons. To validate previously established day visitor
estimates parking space utilization was analyzed. During a peak day, all
653 legal visitor spaces were used. Additionally 127 parking tickets were
issued for illegally parked vehicles. Assuming each legal space was utilized
by an average of 2.5 vehicles that day and each vehicle transported an
average of 4.0 persons, an estimate of 7,038 persons can be made. This
figure does not include day visitors to residences.
1
The economy of Ocean Isle Beach is heavily based upon summer tourism.
Most of the dwellings are rented to vacationing families. Retailing and
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services are also oriented to serving those vacationers, either directly
(grocery stores, restaurants, gasoline sales, water slides, etc.) or indirectly
(housing construction, building supplies, repair services, etc.).
Beach communities in both Carolinas typically experience extremely wide
differences between their peak populations occurring on summer holiday
weekends (such as the Fourth of July) and their permanent, year-round
populations. Ocean Isle Beach is perhaps an extreme example of this
characteristic. The Town's total planning area contains a permanent
population of 958 persons. This same area at the peak of tourist season
contains an estimated 26,583 persons -- nearly 28 times the permanent
figure.
The population difference, when only the incorporated area is considered,
is even more striking. The Town's peak population is 24,371, 47 times its
permanent population of 538.
18

One measure of economic growth is the change in assessed real estate
valuations that have occurred over the last five years. Table 3 reflects this
information. Note that the high increase from 1985 to 1986 was largely due
to re-evaluation.
Table 3
Assessed Real Estate Valuations,1985-1989
Ocean Isle Beach, North Carolina
Year Assessed
Valuation
1985 $ 98,180,807,
1986* 265,751,691
1987 270,058,119
1988 284,863,094
1989** 290,858,728
1990 290,836,128
* Re-evaluation Year
The valuation for 1989 does not
reflect a reduction due to
property lost due to Hurricane
Hugo. This loss is estimated to
be approximately $ 9,069,000,
not including land or Town
owned property.
Source: Town of Ocean Isle Beach
19

11
Another measure of economic conditions is the amount of tax collected
yearly from accommodations (motels, condos, and houses). Table 4 shows
these figures for the past seven years. In 1988 and 1989 a general rental
rate increase was experienced, and more recently the demand for rental
houses has increased.
'
Table 4
Accommodations Tax Collections, 1984-1990
Ocean Isle Beach, North Carolina
1
Year Collections
'
1984 $ 144,696
1985 160,055
1986 179,640
1987 203,500
1988 221,991
1989 251,149
1990 278,462
Source: Town of Ocean Isle Beach
F. Existing Land Use
The Town of Ocean Isle Beach is a beach resort community where about 88
percent of the dwellings are for seasonal vacation uses. Commercial uses
this
are largely confined to retailing and services oriented to serve population
profile.
The Town's geography consists of an island approximately six miles long
and varying in width from a quarter to one half mile. The island is separated
from the mainland by salt marshes and the Intracoastal Waterway.
904
Vehicular access to the island is achieved via NC Highway along a
causeway and over a 'high-rise' bridge crossing the waterway. The Town's
existing land uses are displayed on Map 1. Estuarine water conditions,
including Division of Environmental Management classifications and nursery
areas are also shown on Map 1.
Land uses (by acreages) are shown on the following two tables for certain
land use categories established in earlier land use plans. Shown also are
the changes by acres and percent changes for the 5-year increment since
the last land use plan was written.
20

Table 5
Incorporated Area Land Use Acreages, 1986 & 1990
Ocean Isle Beach, North
Carolina
Number
Uses
1986'
19902
Change
Residential
164.0
187.8
23.8
Commercial
16.0
22.5
6.5
Government
5.0
5.3
0.3
Roads
50.0
50.0
0.0
Recreation
7.5
7.5
0.0
Undeveloped
787.5
756.9
-30.6
Subtotal
1,030.0
19030.0
0.0
Water, Wetlands,
Beaches
920.0
920.0
0.0
Total All Areas
19950.0
19950.0
0.0
Sources
1. 1986 Land Use Plan
2. McKim & Creed Engineers, PA., Town building permit records
21
Percent
Change
14.5
40.6
6.0
0.0
0.0
m$e

The table below for the extraterritorial area reflects 1990 data only (the area
was established in 1990).
Table 6
Extraterritorial Area Land Use Acreages, 1990
Adjoining Ocean Isle Beach, North Carolina
Uses
1990 (Acres)
Residential
-125.8
Commercial, Offices
25.5
Government
31.0 (Airport)
Roads
107.4
Recreation
0.0
Undeveloped
998.3
Subtotal
1,288.0
Water, Wetlands
651.0
Total All Areas
1,939.0
Source
McKim & Creed Engineers, PA. Survey
In addition to acreages, land use information can be presented in terms of
building counts. Building numbers can be determined by land use surveys
and additional building construction (and demolition) can be determined by
Town building permit records. Table 7 shows counts that were made for the
1986.Plan and the 1990 Update for the incorporated Town. Also shown are
counts for the same unit type buildings in the extraterritorial area that exist
in 1990.

Table 7
Building Counts, 1986 & 1990
Ocean Isle Beach and Extraterritorial Area
Unit 1986 1990
Ocean Isle Beach
Single-family (Bldgs.)
1,047
1,151
Multi -Family (Units)
667
750
Duplex (Units)
6
12
Commercial (Bidgs.)
37
46
Government (Bldgs.)
2
4
Subtotal
1,759
1,963
Extraterritorial Area
Single-family (Bldgs.) - 282
Multi -Family (Units) - 12
Mobile Home (Units) - 185
Commercial (Bldgs.) - 38
Government (Bldgs.) 2
Subtotal - 519
Total Planning Area 1,759 2,482
Notes
1. The Extraterritorial Area was established in May 1990.
Sources
1. 1986 Plan, 1990 Land Use Survey, Building Permit Records.
In 1990, within the Town, the largest consumer of developed land was
residences (69%) followed by road rights -of -way (18%) and commercial
buildings 8%). Government buildings and recreation areas used the
balance. Seventy-three percent of the Town's developable lands remain
undeveloped. During the last five years commercial land uses increased by
the largest percentage =), followed by residential with a 14.5% growth
rate. Building counts this same period (1985-90) show that 104
single-family residences were built along with six duplex units and 73 multi-
family units, for a total of 183 new dwelling units (an average of about 44
23

each year). Construction activity remains strong for single-family residences.
Commercial construction, with nine new buildings, is most active along the
causeway corridor. The residential density within the Town is 0.54 acres of
developable land for each dwelling; however, with 73 percent of the Town
iland
area still undeveloped, neither density nor land availability are regarded
as constrictions to future Town development. This contrasts with the
extraterritorial area residential density where there are 2.7 acres of
developable land for each dwelling. The extraterritorial area contains a
greater variety of commercial enterprises and housing types than found
within the Town limits. A number of roadside commercial establishments
exist along Highway NC 179 offering retail shops and services predominantly
oriented to the tourist industry. Mobile homes account for 39 percent (185
dwellings) of the homes within the extraterritorial area. Most of these are not
used for permanent residences, but rather for seasonal vacation use.
Another indication of construction trends occurring since the last plan update
i
is shown in Table 8, building permits issued from 1986 through 1990.
Table 8
Building Permits Issued, 1986-1990
Ocean Isle Beach, North Carolina
'
Type Use 1986 1987 1988 1989 ,199.0 Totals
Single-family (Bidgs.) 15 38 24, 27 35 139
Multi -Family (Units) 0 73 0 0 0 73
'8
Duplex (Units) 0 6 0 0 2
Commercial (Bldgs.) 4 1 2 2 1 10
Motel (Rooms) 0 36 0 0 0 36
Demolish 0 0 1 3 4• 8
'
Move 6 9 1 0 7 23
Total Residential Units 15 117 24 27 37 220
Source
Town of Ocean Isle Beach building permit records
Single-family construction has remained fairly constant, averaging about 26
houses built each year since 1985. Multi -family construction has been
confined to 1987 with the building of Ocean Point, a" 73 unit high-rise
condominium project.
24

A measure of pending, near -future construction is a count of undeveloped
CAMA permits that have been issued and are still valid. Currently, there are
a total of 53 permits that are valid, undeveloped and outstanding. Fifty-one
are for single-family residences and two are for 60 units of multi -family units.
CAMA permits expire on December 31 st of the third year following issuance.
An undeveloped permit is a situation where an -individual or corporation has
been issued a CAMA permit fora specific project, but no construction activity
has begun.
The plan updating process involves an analyzation of past planning
effectiveness, and an evaluation of the current land use patterns and trends
to determine existing or potential problems associated with the use of land
within the planning area. A review of local governmental actions shows the
Town has made a strong commitment to enforcement of its policies, through
ordinance enforcement, permitting authority, capital expenditures and day-to-
day administrative decisions. Since the last plan update, two subdivisions
containing 210 lots were approved by the Town. Additionally, 183 building
permits were issued (refer to the preceding table).
Within the past five years, the only significant land or water use compatibility
problem has been the continuation of beach erasion at the eastern end of
the island, resulting in the loss of several structures, buildable lots and some
paved roadways.
Regarding problems resulting from unplanned development, the
extraterritorial jurisdiction area should be discussed. Prior to the
establishment of this jurisdiction in May, 1990, no zoning was in effect for
this area. Therefore, with no land use controls in place, development was
Unregulated, and the approaches to the Town were rapidly becoming
developed by roadside commerce, creating congestion and aesthetic
problems. In addition, mobile home subdivisions, awkward street patterns,
numerous wetlands, and mixed land uses, all in an area bordering a very
attractive and valuable estuarine shoreline created concern for Town
officials. Therefore in order to begin controlling development in this area, the
Town established the area of extraterritorial jurisdiction and began enforcing
all Town development regulating ordinances (zoning, subdivision, flood,
building codes, etc.) in that area.
No areas within the Town's jurisdiction are likely to experience change in
predominant land use. However, associated with this observation, there will
definitely be transitions occurring from vacant undeveloped lots and acreage
to some level of development. This transition will be most apparent in the
extraterritorial 'mainland' areas and within the western one-third of the
island.
25

G. Current Plans and Regulations
The following is a listing and summary of existing plans and regulations
having significant implications for land use planning in the jurisdiction of
Ocean Isle Beach.
1. Current CAMA Land Use Plan: This plan is an update of the 1986
land use plan and contains .the following basic elements:
- summary of data collection and analysis
existing land use map
policy discussion
- land classification map
When this current update (1990) is adopted it will become the Town's
official policy statement and land use plan. Until the 1990 update is
'
adopted, the 1986 plan will remain in effect.
2. Zoning Ordinance. The Town has adopted and is enforcing an
ordinance that controls the use of land and regulates densities,
'
building heights and setbacks, parking, signs, and public
improvements.
r3.
Subdivision Regulations. The Town has adopted and is enforcing an
ordinance. regulating the design and. platting -of future subdivisions.
Minimum development standards and a review and approval process
'
are contained in these regulations.
4. Extraterritorial Jurisdiction. The Town has adopted an ordinance
enabling the enforcement of codes and ordinances within this area
that extends up to one mile from the Town's corporate limits.
5. The Planning and Development Ordinance, under authority of the
Coastal Area Management Act of 1974 as amended, adopts articles
and sections relating to local responsibilities of the Act (CAMA),
'
including jurisdiction, designation of local official, minor development
permits, appeals, injunctive relief, penalties and amendments.
6. NC State Building Code.
a. Volume I General Construction
b. Volume 11 Plumbing
C. Volume III Heating
d. Volume IV Electrical
e. Volume V Fire (effective July 1,1991)
f. Volume VI Gas
26

1
H.
7. NC Uniform Residential Building Code. The codes listed above as 6
a-f and 7 are applicable for safe and stable design, minimum
standards, and use of materials in buildings or structures erected,
enlarged, altered, repaired or otherwise constructed or reconstructed.
S. Flood Damage Prevention Ordinance promotes the public health,
safety and general welfare by minimizing public and private losses
due to flood conditions in specific areas.
9. Airport Height Zoning Ordinance. Adopted by the County to protect
airport interests and to aid public safety.
All of the ordinances listed above are enforced through the Town of Ocean ,
Isle Beach Building Inspection Department. Septic tanks are needed in all
of the extraterritorial area and certain areas north of Raleigh Street on the '
island. Permits for septic tanks are administered through Brunswick County.
During the process of updating this plan the Planning Board and Town staff
was constantly mindful of the need to review the relationship of local
ordinances with the land classification map and local policies to ensure the
completed land use plan update will be consistent with Town ordinances.
To this end, the Town confirms consistency between the ordinances and the ,
land classification map and policies. Refer to Section V, Relation of Policies
and Land Classification (page 72).
Development Constraints: -Land Suitability Analysis'
sis
To assist in preparing the land classification map, an analysis was made of ,
the general suitability of undeveloped lands shown on the existing land use
map (Map 1). Consideration was given to the following factors: physical
limitations for development, fragile areas, and areas with resource potential.
1. Physical Limitations for Development
The only man-made constraint identified in the planning area is the
airport paralleling NC Highway 904 in the extraterritorial area. Map 2
reflects flood hazard areas as shown on the .Town's Flood Insurance ,
Rate Map (FIRM) on the map dated April 2, 1991. Some
undeveloped areas contain wetlands (particularly in the extraterritorial
area) or soils unsuitable for septic tanks. Such problem areas must '
be determined on a lot -by -lot basis. Within the Town, eight gallery
type public water supply well fields exist. These are protected from
encroachment. Within the extraterritorial area, water is obtained from
individual wells or from the Brunswick County water system.
27
,

2. Fragile Areas
Within the Towns planning jurisdiction there exists five types of areas
which could easily be damaged or destroyed by inappropriate or
poorly planned development. And, conversely, developments within
certain of these areas would be perilous to the development itself.
The following land areas are considered to be fragile:
a. coastal wetlands
b. ocean beaches
C. estuarine waters and estuarine shorelines
d. public trust waters
e. "404" wetlands
3. Resource Potential
The resource potential existing within the planning area consists of
those elements of the environment associated with recreation, tourism,
and commercial and sport fishing.
Development Constraints: Public Facilities and Services Analysis
The following is an examination of certain public facilities and services to
■
assist the Town in evaluating its ability to meet present and anticipated
■
demand that will parallel anticipated growth. This . section will indicate
deficiencies needing future attention and efforts. The plan update will be
concerned primarily with:
1. Water Service
2. Wastewater Collection, Treatment and Disposal
'
3. Roads
4. Solid Waste Disposal
5. Recreation
6. Police Protection
7. Fire Protection
8. Emergency Rescue and Service
9. Town Hall
1. Water Service
The current water system service area includes the incorporated area
' and a small area outside the Town limits along the NC 904 causeway
corridor. The Town owns the distribution system and purchases water
from the Brunswick County water system. The extraterritorial area is
served by the. County water. system and individual wells. Water
consumption within the town varies from a typical low in December of
69,000 gallons per day to a typical high in July of 745,000 gallons per
28
V

2.
3.
day. The present capacity of the system is 1600 gallons per minute
or 2.3 million gallons per day. Measured on a 24-hour basis, the
capacity of the system is three times the peak demand. The water
systems do not constitute a constraint to future development.
Wastewater Collection, Treatment and Disposal
The Town has in operation a wastewater system that serves all of the
incorporated Town, with the exception of certain areas east of Raleigh
Street. East of Raleigh Street, septic tanks remain the only means of
wastewater disposal. No area outside of the corporate limits is served
by the Town system. It is the policy of the Town to first serve all of
the incorporated area before extending service outside of the Town
limits. Treatment and disposal consists of lagoons and spray fields.
Average daily treatment plant flows range from 67,000 gallons
(December 1989) to 489,000 gallons (July 1989). In order to
accommodate future growth and/or expansion of the service area, the
spray field must be expanded. The present peak flow is 0.68 million
gallons per day, compared to the present capacity of 750 gallons per
minute. When the present expansion project is completed, the peak
capacity will be 1.0 million gallons per day. Therefore the system
presently operates at 91 percent capacity at peak periods. After the
improvements currently underway are completed, the system will be
operating at 68 percent capacity. Approximately 1780 dwellings and
businesses are served by the system and approximately 182 (9%)
dwellings are not served (within the corporate limits).
The Town is taking steps to improve the system by purchasing
approximately 400 acres of adjoining land. An engineering firm has
been retained for planning and construction document preparation.
Phase 11 of the system will serve all property owners on the east end
of the beach. This facility will not be a constraint to development
within the next 5-10 years.
Roads
With the exception of NC Highway 904, First Street, a portion of
Second Street (SR 1144) and Shallotte Boulevard (SR 1202), all
streets within the incorporated area are Town -maintained. Within the
extraterritorial area most roads are State maintained --the balance
being privately maintained. The primary traffic congestion problems
occur on the NC .904 causeway during Saturdays in the summer
season.
W

In
I
11
The table below
shows traffic counts for NC 904 near the Odell
Williamson Bridge for 1986, 1989 and projections for 2005.
Table 9
Traffic Counts and Projections - NC 904
Year
Average Daily
Adjustment
Traffic Count (ADT) Seasonal
1986
6,050 (actual count) 7,562
1989
5,800 (actual count) 7,250
2005
10,100 (projection) 12,625
Source
1. NC Department of Transportation
2. Based upon traffic counts taken on NC 904 north of the Williamson Bridge.
The Odell Williamson high-rise bridge over the Intracoastal Waterway
was dedicated in November,1985, replacing a low level swing bridge
that frequently interrupted traffic flow, particularly during the summer
season. The Town recognizes that inadequate off-street parking is a
problem. Saturday morning rental unit check outs create traffic
problems on the Causeway.
4. Solid Waste Disposal
The Town utilizes a private contractor for solid waste collection and
hauling to the Brunswick County Landfill. The landfill, located on
Galloway Road, is currently expected to last until 1995-96. The Town,
along with Brunswick County are in compliance with present
provisions of NC Senate Bill 111. Solid waste collection and disposal
services do not present a constraint to development.
5. Recreation
The existing Town park on Second Street containing tennis courts is
currently being upgraded. The Museum of Coastal Carolina, a
privately funded museum open to the public was completed in 1990
and is also located on Second Street. The Town has a wealth of
"natural" recreational facilities for swimming, fishing, boating, etc., but
Town staff and officials remain mindful of the need for traditional
facilities for residents and. visitors. To capitalize on the beach
frontage, the Town provides and maintains 23 public beach access
points with 353 permanent and 300 temporary parking spaces along
the strand. Lifeguard service is not provided.
30

A
7.
91
Police Protection
The Town's police force currently consists of an authorization of six
full-time officers plus the chief of police. This level of police staffing
appears to be adequate for the present. However, with the steady
increase in building and tourism being witnessed, additional personnel
will most likely be required during the planning period. This service
does not present a constraint to development.
ire Protection
The Town's volunteer fire department consists of about 25 volunteers
and is equipped with the following inventory:
• 1988 F-700 Ford diesel truck with 1500 gallon tank and 350
gpm PUMP.
• 1976 F-800 Ford gasoline truck with 250 gallon tank and 100
gpm pump.
• 1972 American La France 90' Aero Chief diesel truck with 1250
gpm pump (Boom truck).
• 1979 K-5 Blazer 4-wheel drive emergency vehicle.
• 16 foot inflatable Zodiac boat with 25 hp Mercury motor and
trailer.
The Town's fire department also provides protection to most of the
extraterritorial area, with the exception of the western portion of the
area, which is served by the Sunset Beach Department. The current
rating for the department is 8, an improvement over the rating of 9
experienced at the last plan update. The Town's fire department and
police department have trained water rescue personnel on staff. This
service is not a constraint to development.
Emergency Rescue and Safety
Emergency medical rescue services are provided to Ocean Isle Beach
by rescue squads in .Shallotte (about seven miles away) and in
Calabash (about ten miles away). Brunswick County is currently
implementing a program that will_ provide paid EMS personnel
supplemented with volunteers. Brunswick County is also
implementing a county -wide house numbering and 911 emergency
telephone service (to be completed in 1992). This service is not a
constraint to development.
31

9. Town Hall
A new town hall with 4,300 square feet of floor area was completed
in 1988, giving the Town an attractive, spacious building on Third
Street, one-half block west of NC 904. Housed within the hall are all
of the Town's administrative functions and the police department.
Public meetings for Commissioners, Planning Board, etc. are held in
this building. This facility does not constitute a constraint during the
next planning period.
Tables 1 and 2 and the accompanying test shows figures for both the planning
area's permanent population and the estimated peak population. The preceding
discussion of community facilities and services is based upon a consideration of
these figures -- figures that can increase at certain times of the year at least 47
times. It is also important to note that approximately 41 percent of the total peak
population consists of day visitors.
Certain community facilities and services such as water and sewage treatment
must be designed to meet peak demands. Other services, such as fire protection,
are designed to protect a certain amount of development and therefore remain
constant. Other services, such as police protection are adjusted by changes in
personnel levels to meet the demands of an increased seasonal population.
32

SECTION 0
ESTIMATED DEMAND
' PROJECTIONS AND ANALYSIS

'
SECTION 11
ESTIMATED DEMAND
PROJECTIONS AND ANALYSIS
A. Population Projections
'
Estimated Demand
The current (1990) estimated peak seasonal population,
excluding day
visitors, for the total planning area is 15,826 persons. By the year 2000 that
population is projected to be 19,727--an average growth
rate of 2.5%
peak
per year. The table below shows population figures for 1990 and 2000 for
both the incorporated area and the extraterritorial area. A
breakdown by
population components (year-round, summer, and renters)
is also shown.
'
Table 10
Population Summary, 19900 2000
Ocean Isle Beach and Extraterritorial Area
1990
2000
Population Estimated
Projected
'
Component Population
Population
Inside Corporate Limits
Year -Round 523
620
Summer Residents 357
444
Cottage and Motel Renters 12,9_99
16.339
Subtotal 13,879
17,403
Extraterritorial Area
'
Year -Round 435
516
Summer Residents 1.512
1.808
Subtotal 1.947
2.324
TOTAL 15_
19-
Source
McKim & Creed Engineers estimates and projections
33

The basis for the estimates is the assumption of a continuation of the present rate of residential
construction (44 dwellings per year) and a continuation of the percentage of dwellings used for
permanent residents (9.4%). It should be noted that summer residents within the extraterritorial area
typically inhabit their dwellings during weekends and are not usually rented to others. These two
characteristics contrast with the Beach's predominant week-long rental patterns.
B. Local Objectives Concerning Growth
The local objective regarding growth of the community is basically to allow
quality resort residential development to continue at low to medium densities
as long as applicable ordinances are met, the environment is protected and
public services are not overburdened. Within the Town, there is a strong
orientation to single-family dwellings constructed as a higher -end (financially)
product, which, over the past two decades has proven to be recession proof.
C. Foreseeable Social and Economic Change
With regard to social and economic factors, no dramatic changes are
foreseen for the next ten years. Trends exhibited during the last five years
are predicted to continue. Within the extraterritorial area development (and
redevelopment) will most likely proceed at a faster rate than experienced in
the past. However, the present mixture of resort residential and related
commercial endeavors in the extraterritorial area is expected to continue.
Table 11
Year -Round (Permanent) Population Figures, 1980-2000
Ocean Isle Beach, North Carolina
Year Population No. Change % Change
1980' 180 -
1985 (Est.)2 372 192 107.0%
1990' 523 151 40.6%
2000 (Projection)3 620 97 18.5%
Sources
1. US Census
2. 1986 Land Use Plan Estimate
3. McKim & Creed Engineers, P.A. projection
34

1
' D. Future Land Need
Based upon the population projections made in the preceding table, coupled
with assumed development criteria, the additional land areas needed to
accommodate this growth within both the incorporated area and the
extraterritorial area can be projected.
' During the next ten years it is estimated that 73.3 ' acres will be needed to
accommodate new dwellings with the Town and 34.2 acres will be needed
within the extraterritorial area. The estimate for the Town was made in the
following manner:
F
C�
• 440 dwellings at 6.0 dwellings/acre = 73.3 acres. For the
extraterritorial area, it is anticipated that 130 dwellings will be
constructed during the ten year planning period (based upon past
trends).
The estimate of land requirements for residential growth were made in the
following manner:
• 130 dwellings at 3.8 dwellings/acre = 34.2 acres
Commercial land use demands will continue to exist but actual development
will be restrained ' by the lack .of appropriately zoned land. A 24 percent
increase (5.5 acres) is projected for the incorporated area; and an 18
percent increase (4.5 acres) is projected for the extraterritorial area. If
central sanitary sewer service becomes available within the extraterritorial
area during the planning period, commercial growth will be accelerated.
Only modest increases in growth for governmental land uses are projected
in the planning area -- most primary government facilities are in place. Land
needed for roads within the Town will be minor. The primary circulation
system is in place and only minor streets and cul-de-sacs should be needed
for future development. Within the extraterritorial area, a ten percent (10.7
acres) increase in road acreage is projected. This amounts to about 1.5
miles of new roadway, primarily within new subdivisions. Recreation land
needs are expected to grow by about 25 percent (1.8 acres) within the
Town, and no recreational development is projected for the extraterritorial
area.
35

Table 12
Projected Future Land Use Amounts, Year 2000
Ocean Isle Beach and Extraterritorial Area
Projections'
Uses
1990 Ac
2000 JAPI
Ocean Isle Beach
Residential
187.8
.261.1
Commercial
22.5
28.0
Government
5.3
6.3
Roads
50.0
52.3
Recreation
7.5
9.3
Undeveloped
756.9
673.0
Subtotal
1,030.0
1,030.0
Water, Wetlands Beaches
920.0
920.0
Total All Areas
1,950.00
1,950.0
Extraterritorial Area
Residential
125.8
160.0
Commercial
25.5
*30.0
Government
31.0
32.0
Roads
107.4
118.1
Recreation
0.0
0.0
Undeveloped
998.3
947.9
Subtotal
1,288.0
1,288.0
Water, Wetlands
651.0
651.0
Total All Areas
1,939.0
1,939.0
Notes
'With sanitary sewer service this figure will be higher.
Source
1. McKim & Creed Engineers, PA. Projections
36

SECTION III
POLICY STATEMENTS

SECTION III
POLICY STATEMENTS.
The formulation of specific policies regarding growth, development, and
management objectives is perhaps the most important part of any land use plan
prepared under the State's Coastal Area Management Act. Because of regulatory
requirements, these policies must often strike a delicate balance between desires
the citizens and the local government of Ocean Isle Beach and
'
and objectives of
the objectives of the CAMA program, as overseen by the Coastal Resources
which should be based on an analysis
Commission. Land development policies,
of existing conditions and projected trends, serve as general guides for effectuating
'
desired development patters.. The land use policies also have important interface
with local regulations, as well as with State and federal regulations and programs.
development issued under CAMA must be consistent with
For example, permits
the local land use plans. Also, projects supported by state and federal funds must
be consistent with the local land use plans, prior to allowing expenditures.
'
Relevant trends and significant projects that have been witnessed during the past
five years include:
• the permanent population has increased significantly (40.6%)
• moderate growth has occurred in single-family residences (104) and multi-
family and duplexes (79) units
• the Town adopted an extraterritorial jurisdiction ordinance on May 1, 1990
bringing 1,939 acres and 519 structures under planning and regulatory
'
control
• the Town continues to strengthen its character as a high quality family -
oriented beach resort
• the Town continued its public facilities improvement program, including a
'
new town hall, expansion and upgrading of the water and wastewater
systems and improving police, fire and emergency medical services
' .
a. continued awareness and concern for local and regional environmental
issues
' a new self-service ABC store was completed in the Fall of 1989
• the Museum of Coastal Carolina was constructed in 1990
• the Community Chapel will be completed in 1991
37

• the Fire Department building will soon be doubled in size
• the Town has begun a five year program for the relocation of overhead
utilities to an underground system
In November, 1989, revised Land Use Planning Guidelines (15A NCAC 7B)
became effective. Major changes were made to sections on land classification,
public participation, storm hazard mitigation and post disaster recovery. Minor
changes throughout the guidelines were also made. The following policy
statements have been revised to reflect the current (1990) conditions in Ocean Isle
Beach and to conform with the revised Guidelines. These policies will provide an
overall framework for guiding growth and development in the Town and
extraterritorial area throughout the planning period (1990-2000).
A. Resource Protection
1. Constraints to Development
Soils and septic tank suitability. Most of the incorporated Town is
provided with a wastewater collection system. The area northeast of
Raleigh Street utilizes septic tank systems. The soil in this area
accommodates absorption fields readily. All properties in the extra-
territorial area are dependent upon septic tanks. The Town has no
plans to extend wastewater collection services into the extraterritorial
area. The current Town policy is to meet all needs of in -Town
properties before outside connections are allowed.
As a barrier island community, nearly all of Ocean Isle Beach's entire
jurisdiction is located in the 100-year flood zone area; i.e., subject to
a one percent chance of major flooding in any given year. Also, the
Town has certain "high velocity' or'V" flood zones identified on recent
Flood Insurance Rate Maps prepared b the Federal Emergency
Management Agency (dated April 2, 1991�. Both the 100-year flood
area and V-Zones pose possible serous constraints to development.
But the 100-year flood zones included virtually the Town's entire
jurisdiction and it is not practical to prohibit development in all areas.
(An approximate 12 acres of land between Shelby Street and
Duneside Drive is in the Zone 'X' (minimally flooded areas).
Policies
Soils and Septic Tank Suitability
Until the central wastewater collection and disposal system can be
developed for areas not presently served, growth and development
will not be permitted in areas where septic tanks will not function. All
38

1
septic tanks must be in compliance with State Health Regulations as
administered by the Brunswick County Health Department.
Flood Prone Areas
' All uses allowed in the Town's Zoning Ordinance shall be permissible
in the 100-year flood zones, provided that all new construction and
substantial improvements comply strictly to the Town's Flood Damage
Prevention Ordinance, which has been adopted in conjunction with
Ocean Isle Beach's participation in the National Flood Insurance
' Program.
2. Areas of Environmental Concem - ,
' Ocean Isle Beach recognizes the primary concern of the Coastal
Resources Commission, in terms of protecting resources, is regulating
growth in Areas of Environmental Concern (AECs) through the
' Division of Coastal Management. The Town also shares this concern
for the protection and sound management of these environmentally
' sensitive lands and waters. The AECs which occur in Ocean Isle
Beach are (a) estuarine system and (b) ocean hazard system. Refer
to Chapter 15A NCAC 7H.
' a. Estuarine- System
The components of the estuarine system are defined as follows:
i. Coastal Wetlands
The Coastal Area Management Act defines a coastal
wetland as anysalt marsh or other marsh subject to
regular or occasional flooding by tides. Coastal wetlands
contain some, but not necessarily all, of the following
plan species.
'
Smooth Cord Grass (Spartina alterniflora)
Black Needlerush (Juncus roemerianus)
Glasswork (Salicomia spp.)
'
Salt Grass (Distichlis spicata)
Sea Lavender (Limonium spp.)
Bulrush (Scirpus spp.)
'
Saw Grass (Cladium jamaicense)
Cat -tail (Typha spp.)
Salt Meadow Grass (Spartina patens)
'
Salt Reed (or Giant Cord) Grass (Spartina cynosuroides)
39

In Ocean Isle, coastal wetlands occur generally in the
northern portions of the island which are adjacent to the
Intracoastal Waterway. The most substantial amount of
wetland is located in the northwest sector of the island
between the Intracoastal Waterway and Old Sound
Creek. Also included are the marshlands adjacent to the
Intracoastal Waterway, and the land adjacent to the
finger canals leading to the waterway. These areas are
important because the marsh maintains the high
productivity of fish and shellfish and the complex food
chains which are typically found in the estuaries. The
first priority of uses . of land in these areas should
consider 'conservation' of the sensitive areas, meaning
the lack of imposition of irreversible damage to the
wetlands. Generally, uses which require water access
and uses such as utility easements, fishing piers and
docks, will be allowed, but must adhere to use standards
of the Coastal Area Management Act.
Estuarine Waters and Estuarine Shorelines
Estuarine waters are the most extensive .component of
the estuarine system; the State's sound and tidal rivers
tie together the wetlands, estuarine shorelines, and public
trust areas. The Coastal Areas Management Act defines
estuarine waters as 'all the waters of. the Atlantic Ocean
within the boundary of North Carolina and all the waters
of bays, sounds, rivers, and tributaries thereto seaward
of the dividing line between coastal fishing waters and
inland fishing waters.'
The CRC has designated as an AEC all shore lands
within 75 feet landward of the mean high water level, or
normal water level, of the estuarine waters. Estuarine
shorelines, though typically dry land, are an important
part of the estuarine system because of their connection
to the estuarine waters. Improper development along the
estuarine shoreline can pollute or destroy adjacent waters
and wetlands. Estuarine shorelines are also vulnerable
to erosion, flooding, and other natural -hazards in the
estuarine system.
The Town is very much aware that protection of the
estuarine waters and adjacent estuarine shorelines can
be important to fishing, both commercially and for
recreation, and for the continued maintenance of quality
development. Ocean Isle Beach recognizes that certain
40

actions within the estuarine shoreline, which is defined as
75 feed landward of the mean high
the areas extending
water level of the estuarine waters, could possibly have
substantial effect upon the quality of these waters.
These waters within Ocean Isle Beach's
estuarine
jurisdiction include the Intracoastal Waterway, the major
inlets on either end of the island (Shallotte Inlet on the
east end, and Tubbs Inlet on the west end), and the
finger canals located near the island's center. The
adjacent shorelines, up to 75 feet inland, are the
'
estuarine shorelines.
Public Trust Areas (as applicable to Ocean Isle Beach)
lands in
Public trust AEC's cover waters and submerged
the coastal region where the public has rights of use
and/or ownership, including rights of navigation and
recreation. These areas support valuable commercial
and recreational fisheries and area important resources
for economic development. The following lands and
waters are public trust areas:
• all waters of the Atlantic Ocean and the lands
'
thereunder from the mean -high water mark to the
seaward limit of state jurisdiction;
• all natural bodies of water subject to measurable
lunar tides, and all lands thereunder, to the mean
'
high water mark;
vi able natural bodies of water, and all lands
all na g
thereunder, except privately owned lakes to which
'
the public has no right of access;
These public trust areas overlap with the estuarine
fishing
waters AEC, but they also cover inland waters
that are not in the estuarine waters AEC.
'
Ocean Isle Beach recognizes that the public has certain
established rights to certain land and water areas. In
Ocean Isle Beach, the Intracoastal Waterway, Tubbs
Inlet, Shallotte Inlet, ocean beaches, and the Atlantic
Ocean adjacent to the beaches are all Public Trust
AEC's. These areas support recreational uses such as
swimming, boating, water skiing, and sports fishing and
commercial fishing. These public areas also support
valuable commercial and recreational fisheries, tourism,
41

and also are of significant aesthetic value. Appropriate
uses include 'those which protect public rights for
navigation and recreation. Projects which would directly
or indirectly block or impair existing navigation channels,
increase shoreline erosion, deposit spoils below mean
high tide, cause adverse water circulation patterns,
violate water quality standards, or cause degradation of
shellfish waters, shall generally not be allowed without
careful review. Allowable uses shall be those which do
not cause detriment to the physical or biological functions
or public trust areas. Such uses as navigational
channels, drainage ditches, bulkheads to prevent erosion,
piers or docks, shall be generally permitted.
Ocean Isle Beach's overall policy and management
objective for the Estuarine System is to ensure that
development occurring within these AECs is compatible
with natural characteristics so as to minimize the
likelihood of significant loss of private property and public
resources.' In accordance with this overall objective,
Ocean Isle Beach will permit those land uses which
conform to the general use standards of the North
Carolina Administrative Code (15A NCAC 7H) for
development within the Estuarine* System. Specifically,
each of the components within the Estuarine System is
discussed below.
In .order to promote the quality of the estuarine waters,
Ocean Isle Beach will evaluate uses as to compatibility
with both the estuarine shorelines and the protection of
the estuarine system. Residential, recreational, and
commercial uses may be permitted within the estuarine
shoreline, after consideration by the Town has been
given to the following:
A substantial chance of pollution occurring from the
development does not exist
Development does not have a significant adverse
impact on estuarine resources
Development does not significantly interfere with
existing public rights or access to, or use of,
navigable waters or public resources.
42

1
Policy: Estuarine System
Protection of environmentally sensitive as well as vitally
important public resources is a strong ongoing concern of
1
the Town of Ocean Isle Beach. The overall policy of the
Town in relation to resource protection shall be as
follows:
(1) Ocean Isle Beach shall continue to give priority to
those uses which are compatible with appropriate
of the Estuarine System. It is the
management
intent of the Town to safeguard and perpetuate the
system's biological, social, economic and aesthetic
values and to ensure that any development
occurring with the system is compatible so as to
minimize the likelihood of significant loss of private
property and public resources.
Implementation
Ocean Isle Beach considers the existing development
permit system enforced by CAMA, the US Army Corps of
'
Engineers, combined with enforcement of the Town's
Zoning Ordinance, Subdivision Regulations, Dune
Maintenance and Protection Plan, and Extraterritorial
Jurisdiction Ordinance, (represent adequate measures to
protect the discussed resources. Enforcement of these
provisions will continue.
Areas
b. Ocean Hazards
Ocean -Hazards Areas of Environmental Concern are the
second broad category of AECs occurring in Ocean Isle Beach.
These are areas along the Atlantic Ocean shoreline which have
a special vulnerability to erosion or other adverse effects of
sand, wind, and water. Because of this vulnerability, improperly
managed growth and development could expose life and
'
property to unreasonable levels of danger. The Ocean Hazards
Ocean Isle Beach, include: 1) the ocean erodible area; 2)
in
the high hazard flood area; and 3) the inlet hazard area.
For both the ocean erodible and inlet hazard areas,
development of any type is prohibited or tightly controlled by
existing regulations and enforcement provisions. It is the
susceptibility to change from the constant forces of waves, wind
and water upon the sands that form the shore, which may
cause these areas to be considered "hazardous". These forces
43

are magnified during storms and can cause significant changes
in bordering land forms (such as dunes and beaches), as well
as to any structures located on them. It is the flexibility of these
land forms (dunes and beaches), however, which also lends
protection from the magnified energies of wind and water as a
first line of defense for development located behind them. The
important, basic and essential function of the beach and dunes
is their capacity for storing sand, serving to absorb and thereby
dissipate the initial impact of excessive wind and waves.
Thus, it is important to consider policies which are aimed both
at protecting the land forms (dunes and beach) and any
structures which are allowed to be constructed in those areas.
Policy: Ocean Hazards Area
Generally, all land uses in the areas classified under the
"Ocean Hazards" category, i.e., ocean erodible, high hazard
flood, and inlet hazard areas, shall be consistent with the
requirements of existing State, federal, and local regulations,
and the Ocean Isle Beach Zoning Ordinance, Subdivision
Regulations, Dune Maintenance and Protection Plan, and the
Town's requirements for the National Flood Insurance Program
and the Town's and CAMA building set -back lines.
i. Allowable land uses shall generally be designed and
constructed so as to maximize structural protection from
wind and water and to minimize damage to the protective
land forms of dunes and beaches.
ii. Ocean Isle Beach continues to support comprehensive
shoreline management such as the Corps of Engineers
beach renourishment project as a preferred control
measure to combat ocean front erosion.
iii. When existing dunes are "added to", this shall be
accomplished in a manner which minimizes damage to
existing vegetation. Any areas filled should be replanted
immediately or stabilized temporarily until planting can be
successfully completed.
Implementation
Ocean Isle Beach will continue to enforce its local regulations
as cited above, and continue to support the CAMA major and
minor permitting programs, and the Corps of Engineers 404
wetlands permitting program.
44

C. Public Water Supplies
Designated Public Water Supplies AECs do not exist in the
Ocean Isle Beach Planning Area.
d. Natural and Cultural Resources .
Designated natural or cultural resources AECs do not exist
within the Ocean Isle Beach Planning Area.
3. Land Use and Development Densities in Proximity to Outstanding
Resources Waters (ORWs)
The planning area for Ocean Isle Beach does not adjoin a body of
water designated ORW. The Town generally, supports protective
measures for quality bodies of water. The Town will examine future
ORW designations on a site -by -site basis and may support additional
ORW designation.
4. Hazardous or Fragile Land Areas
Freshwater swamps, marshes and 404 Wetlands. There are
area.
tscattered
freshwater wetlands within the extraterritorial
Polite _
404
It is Town policy to protect freshwater wetlands, marshes and
wetlands within its planning jurisdiction.
Imolementation
Development within these areas will be permitted only if approved
by
through CAMA and Corps of Engineers permitting processes and
the Town's building and development ordinances.
'
Resources
Cultural and Historic
One historic site is located in the extraterritorial area--Gause's Tomb
is located 500 feet east of State Road 1154 and south of Jennies
Branch Creek. An important cultural resource is the Museum of
Coastal Carolina, recently completed in the Town's commercial center.
Policy
It is Town policy to protect the historic site from undue encroachment
and protect and promote the Museum.
45

5.
7.
Future historical or archaeological sites will be considered for
protection by the Town Planning Board and the Commission, after an
investigation of the site's historical or archaeological significance. This
investigation will include conferring with the N.C. Division of Archives
and History.
Implementation
The Town's zoning ordinance.
Hurricane and Flood Evacuation Needs and Plans
This topic is treated in Subsection E, Storm Hazard Mitigation, Post -
Disaster Recovery and Evacuation Plans.
Protection of Potable Water Supply
Policy
Development on the land above the Town's well fields will not be
permitted.
Imlementation
Through ownership of the land above the well fields and through the
Town's. zoning ordinance.
Use of Package Treatment Plants for Sewage Treatment Disposal
The Town has in operation a waste water system currently serving
about 75 percent of the Town's developable land areas.
Pow
Future developments within the Town will be required to connect to
the Town's system. Use of package treatment plants in the
extraterritorial area will be allowed.
Implementation
Through the Town's utility policies and ordinances and applicable
North Carolina regulations.
Storm Water Run-off Associated with Residential Development
The Town of Ocean Isle Beach shares the concern of the State
Division of Environmental Management (DEM) that storm water run-off
46

from urbanized areas, if not properly managed, may be contributing
to declining surface water quality in some areas. Maintenance of
water quality is of concern to Ocean Isle Beach.
Policy
The Town recognizes the value of water quality maintenance both in
terms of protecting commercial and recreational fishing resources and
providing clean water for other recreational purposes.
Implementation
The Town will continue to enforce State building. regulations relating
to storm water run-off resulting from development.
9. Marina and Floating Home Development, Dry Stack Storage Facilities
for Boats
Policy
The development of marinas, and private boat slips in Ocean Isle
Beach is generally allowed. The development of marinas, private boat
slips, and dry stack storage facilities is generally allowed within the
extraterritorial area.
Imolementation
Through the CAMA major and minor permitting processes and the
' zoning ordinance.
Pow (Floating Homes)
' In recent years, Ocean Isle Beach and other coastal communities
have become increasingly concerned over the issue of "floating
homes", i.e., waterbome vessels used not only as "boats" but as
tpermanent domiciles. In Ocean Isle Beach, the issue of floating
homes has not been a significant problem. However, the Town
prohibits living aboard boats.
Implementation
Town ordinances prohibiting water and power from being supplied to,
boats at docks.
47

1 0. Industrial Impacts on Fragile Areas
No industrial development exists within the Town's planning
jurisdiction. Only light industry (with a special use permit) is allowed
by the Town's zoning ordinance.
Policy
Certain light industries, such as wood working shops, may be
permitted.
Implementation
Town zoning ordinance special use permit.
11. Development of Sound and Estuarine System Islands
Policy
These islands are classified as "Conservation" or "Conservation
Spoil", disallowing development. It is a firm policy of the Town to
prohibit development of these islands.
Implementation
The Town's zoning ordinance, CAMA major and minor permitting
processes.
12. Restriction of Development Within Areas Up to Five Feet Above Mean
High Water That Might Be Susceptible To Sea Level Rise and
Wetland Loss
The Town will respond to this issue through implementation of Coastal
Area Management regulations applicable to development within Areas
of Environmental Concern.
13. Upland Excavation for Marina Basins
Poligy
To allow upland excavation for marina basins.
Implementation
Town's zoning ordinance, CAMA permitting process.
48

14. The Damaging of Existing Marshes by Bulkhead Installation
Policy
The Town opposes the damaging of existing marshlands improperly
constructed bulkheads.
Imolementation
CAMA major and minor permitting processes.
Production and Management
B. Resource P
Importance of Resources
'
The resources within the Town's planning area play a vital role in the
of the Town and southeastern Brunswick County. The Town's
.economy
beaches and surrounding waters are utilized for sunbathing, swimming,
Protection of these resources is a primary concern of
fishing and boating.
the Town. In recognition of the issues involving resource production and
management the Town adopts the following policies:
Productive Agricultural Lands, Commercial Forest Lands, Existing and
Potential Mineral Production Areas
Within the Town limits there are no productive agricultural or
commercial forest lands. No mineral production areas have been
identified. Within the extraterritorial jurisdiction area, no lands are used
for agricultural purposes -- with the exception of occasional garden
plots. A considerable percentage of the extraterritorial area is wooded
but could not be classified as being in commercial production. No
mineral production areas have been identified within the extraterritorial
' area.
2. Commercial and Recreational Fisheries
Fishing both as a commercial and recreational resource is important
to the Town and all of Brunswick County. The Town is surrounded by
estuarine and/or public trust waters --therefore proper protection of
these resources is of utmost concern to the Town. The Town
recognizes the value of water quality maintenance both in terms of
protecting commercial and recreational fishing resources and providing
clean water for other recreational purposes. Recreational
opportunities, such as boating, swimming, water skiing, surf boarding,
' and sports fishing, are not only viable resources for Ocean Isle, but
also are important economic attractions for the Town. The seasonally -
based economy is dependent upon the continued preservation and
49

3.
maintenance of these resources. Projections for the 10-year planning
period indicate a growth both in the permanent and seasonal
populations of Ocean Isle Beach. Both the aesthetics and recreational
opportunities of the Town are important resources which need to be
protected and managed.
Policy
To protect estuarine resources and public trust waters from
degradation.
Imolementation
The Town supports current on -going State and federal programs
designed to enhance the proper utilization of water resources within
its jurisdiction. Ocean Isle Beach addresses water quality concerns
through locally enforced storm water run-off rules and lot coverage
requirements. It is the Town's belief, however, that where feasible,
lands and waters should be classified according to their historic uses.
The Town will continue to enforce local regulations as well as support
State and federal initiatives, related to maintaining and enhancing
proper water use.
Off -Road Vehicles
It is important to Ocean Isle Beach that the aesthetics of the beach
strand be maintained. It is also important to the Town that the
integrity of the island's sand dunes be maintained. The intrusion of
off -road vehicles onto the strand and dunes. is viewed as being
inconsistent with the management objective of maintaining the quality
and character of these sensitive areas.
Poligy
In accordance with its Dune Protection Ordinance, the Town of Ocean
Isle Beach does not allow off -road vehicles on dunes or on the
shoreline area, with the exception of public service or emergency
vehicles. These provisions shall continue to be enforced.
Within the upcoming 5-year planning period, the Town will set
guidelines to establish a safety program for all local users of water
areas --swimmers, boaters, personal recreational device ("jet -ski")
operators, etc.
50

Imolementation
Town ordinances.. An additional ordinance to regulate personal
1
recreational devices will be adopted.
4. Residential, Commercial and Industrial Land Development Impacts on
any Resources
Residential p n ial land development is the predominant land use type in the
Ocean Isle Beach planning area with commercial land uses basically
limited to retailing and services that support tourism. This pattem is
to continue throughout the next ten year planning period.
expected
Industrial land development is not appropriate for the planning area
and such development is prohibited by the zoning ordinance. The
development
Town recognized the impact residential and commercial
would have upon resources and took steps to installing a central
wastewater collection and treatment system, and securing water for
the Town's distribution system from the Brunswick County water
system. This same philosophy continues with the provision of
municipal services and the enforcement of ordinances to allow
development while simultaneously protecting those resources that are
the reasons for the Town's existence.
Policy
'
To allow residential and related commercial development to occur as
long as resource degradation does not occur.
Imolementation
Zoning and subdivision regulations, community facility provision such
as the wastewater system, CAMA major and minor permitting
processes.
C. Economic and Community Development
The economic vitality of Ocean Isle Beach, as stated previously, relates
directly to tourism. Second -home sales and cottage rentals, which attract
r thousands of visitors each summer, and to a lesser degree, day visitors from
inland communities, are important elements in the Town's economy.
1. Community Attitude Toward Growth
The land development pattern in Ocean Isle Beach, as shown on the
Existing Land Use Map, iis mostly residential. Nearly all of the
commercial development s located along N.C. 904 and N.C. 179.
Although both the permanent and seasonal populations are projected
51

2.
to increase, the overall land development pattern.will likely remain the
same. Ocean isle Beach's main regulatory tool for managing land
development in the Town is the Zoning Ordinance. This Ordinance,
which reflects the Town's overall desired development patterns, is
aimed at creating a balance between commercial and multi-
family/single-family developments. Eventually, but not within the
current planning period, all development, including residential,
commercial, etc., may be limited in Ocean Isle Beach because of the
fixed availability of land. Issues currently before the Town concern the
responsibility for service provisions, availability of support facilities
such as parking, access (vehicles and pedestrians) and economic
impacts. The relevant policy areas to be addressed are discussed
below, along with the Town's policy position.
Density and Scale of Development
Residential development in Ocean Isle Beach is a mix of single-family,
duplex or multi -family structures. In accordance with the Town's
Zoning Ordinance, and policies aimed at protecting natural resource
and fragile areas, more dense residential development such as
townhouses, cluster homes, and mid -rise to high-rise condominiums
are permitted. Ocean Isle Beach believes that development densities
should not be allowed to exceed those contained in the current zoning
ordinance. All zoning ordinance amendments requesting increased
densities, shall be scrutinized very carefully by both the Planning
Board and the Town Board of Commissioners. The capacity of the
waste water treatment facility must be increased during the early part
of the planning period in order to accommodate anticipated
development. Higher levels of 'day visitors" will necessitate provision
of additional parking facilities. Some services will need expansion to
serve newly developing areas and anticipated high levels of "day
visitors' during the planning period.
As far as location of various types of development is concerned,
Ocean Isle Beach desires as much as practicable that all development
be designed and placed so as to be compatible with the residential
character of the Town. All new development will adhere to the Town's
building and development regulations. Also, due to concerns about
the 'approach' to the Town from across the Waterway, Ocean Isle
Beach extended its regulatory jurisdiction into the extraterritorial area.
The zoning ordinance allows a density of 6.6 dwellings per acre (for
single-family residences); 8.8 dwellings per acre (for duplex
development) are allowed. Higher densities are allowed within
planned unit developments.
52

3. Industrial Development
Policy
Heavy industry is not permitted use of land within the planning area.
Some light industry (such as wood working shops) may be permitted
on a case -by -case basis.
Implementation
The Town's zoning ordinance.
4. Provision of Services to Development
Policy
As areas develop, it is the policy of the Town that developers/owners
share in the financial responsibility of providing basic utility services,
i.e. water and/or sewer. Within this current planning period, the Town
will be served by the Brunswick County water system and the Town's
central sewer system. The Town will remain committed to providing
other basic urban support services to new areas as they develop, i.e.,
police and fire protection, building inspections and municipal
administration.
Within the extraterritorial area the Town's responsibility currently
consists of the enforcement of development and building codes. The
County has installed a distribution system making available water to
those connecting to the system. Individual wells supply the balance
of the residents and businesses.
The Town will expand the capacity of the waste water treatment
' system. Also, the Town will make incremental improvements to the
police and fire protection services in order to keep pace with the
demands of the permanent and seasonal population.
' Implementation
' All portions of the Town's code of ordinances.
5. Desired Urban Growth Pattems
' Polic
—X
The Town of Ocean Isle Beach wishes to maintain its image of a
quiet, relaxing family beach community. * Intense commercial
development, beyond that necessary to serve tourists and residents
53

A
7.
will not be encouraged. Commercial accommodations, and basic
retailing and services are uses that are encouraged. Continued
residential development is regarded as desirable for the Town, as long
as no major or irreversible damage threatens an environmentally
sensitive area. The single-family detached dwelling is the
predominant residential type in the Town, although multi -family units
and planned unit developments are increasing trends. Development
with higher density levels than one and two-family uses is not viewed
as desirable in the finger -canal areas.
Within the extraterritorial area, a higher degree of commercialization,
particularly along N.C. Highway 179, is acceptable, as long as
conformity with the zoning ordinance is maintained. Manufactured
homes are acceptable dwelling types in portions of extraterritorial
area, as are larger consumers of land such as golf course
developments.
Imolementation
Town's zoning ordinance and subdivision regulations.
Redevelopment of Developed Areas
Polio
It is the policy of the Town to allow redevelopment of previously
developed areas including relocation of endangered structures. Refer
also to Subsection E.6.cay. (page 64).
Implementation
Zoning ordinance and CAMA major and minor permitting processes.
Commitment to State and Federal Programs
Policy
It is a policy of the Town to support State and federal programs such
as CAMA, erosion control, public access, highway improvements,
dredging, etc. provided the - Town finds these programs to be
appropriate and consistent with Town policies.
Implementation
Town administrative activities.
54

1
8. Assistance to Channel Maintenance and Beach Renourishment
Polic
Proper maintenance of channels, particularly the Atlantic Intracoastal
Waterway, is very important to Ocean Isle Beach because of the
impact of commercial and recreational fisheries and general boating.
Historically, Ocean Isle Beach has provided direct assistance to the
Corps by helping to obtain or provide spoil sites. Ocean Isle Beach
is supportive of the Corps of Engineers maintenance of the
Intracoastal Waterway. Ocean Isle Beach is generally supportive of
however, the
keeping new development out of designated spoil sites;
Town believes that existing structures in the original 1,000-foot
easement area should be recognized and protected.
Currently an economic evaluation of beach renourishment is being
1
conducted by the Corps.
Implementation
The Town will seek federal and State assistance in support of beach
nourishment projects, and encourage local private efforts.
9. Energy Facility Siting and Development
The Ocean Isle Beach planning area is not a suitable .location for
electric generating plants. Outer Continental Shelf exploration for
petroleum products may be acceptable to the Town only if appropriate
environmental impact studies are conducted prior to the beginning of
any exploratory activities.
10. Tourism
The importance of tourism to Ocean Isle Beach is obvious, as
discussed in other parts of this plan. The natural resources of the
beach along the Atlantic Ocean and inland waterways which continue
to attract thousands to this island community each summer are vital
generators of income for many businesses. The tourist season also
provides employment for some island residents and for some
mainland residents of Brunswick County as well. To simply say that
tourism is important in Ocean Isle Beach would be a severe
■
understatement. Policy alternatives concerning support of tourism are
■
few in an area where it fdrms the economic base. In fact, all of the
other policy statements under Economic and Community Development
relate to tourism.
'
55

11.
Polio
Ocean Isle Beach will continue to support and promote tourism as its
main economic base. The development of non -intensive recreational
and commercial land uses will be encouraged in order to enhance
services for the public.
Implementation
The Town provides a toll -free number for potential tourist to call and
request accommodation information. The Town supports activities of
the South Brunswick Islands Chamber of Commerce.
Beach and Waterfront Access
Access to the ocean front and other waterways is an important
consideration for any beach community. This is a fact which Ocean
Isle Beach recognized in the initial stages of its development. The
developer of the community dedicated public easements to provide
pedestrian walkovers to the beach and thus free and open access to
the strand. The initial plans called for the development of the
easement areas as the _seasonal and permanent populations
increased. There are 23 of these public easements and all are
currently maintained. These access ways are located near the
island's more densely developed areas. As the. Town continues to
grow, more easement access ways will need to be developed.
There is public access to other ocean and estuarine water -areas. The
Town has one private fishing pier and one marina with a boat ramp,
both accompanied with off-street parking. Throughout the Town there
are public parking spaces on property maintained by the Town.
Mass transit such as shuttle buses, with remote parking lots is being
contemplated by the Town to improve beach waterfront access.
h
Ocean Isle Beach will continue to support free and open public access
to the ocean front and other waterways by seeking State and/or
Federal financial assistance to develop beach walkovers.
56

Implementation
Beach access development as a public facility will continue to be
funded at the local level
12. Anticipated Residential Development
Residential development anticipated to occur during the next ten years
will be characterized as a continuation of recent trends. This includes:
a. For the island east of Beaufort Street this will include
predominantly large single-family (and occasional duplexes)
residences on 5,000 sq. ft. lots, yielding approximately six
'
dwellings per acre.
b. For the island west of Beaufort Street development will be
i
predominately medium density (approximately 6 dwellings per
acre) multi -family residential, in planned unit developments.
C. For the two highway corridors, the causeway (N.C. 904) and
N.C. 179 in the extraterritorial area will continue to see
development (and re -development) that is predominately
commercial. The commercial development will consist of mostly
tourist -related retailing and services.
d. For most of the mainland extraterritorial area (aside from the
highway frontages) future development will consist of single-
family residences on individual lots sufficient in size to
accommodate 'septic tank disposal systems. The County
provides a public water system to this area. Densities will be
approximately two dwellings per acre.
D. Continuing Public Participation
'
It is the policy of the Town to assure that all segments of the Ocean Isle
have full and adequate opportunity to be informed
Beach planning area a
and have the opportunity to participate in the planning decision making
process. The Town will use public participation methods in order to:
'
obtain knowledge of Town issues and problems.
• develop alternatives for problem solving, policy formulation and
implementation strategies.
• select alternatives.
• establish monitoring program.
r
57

1.
2.
3.
Public Participation Plan
The Ocean Isle Beach Planning Board prepared a Public Participation
Plan at the beginning of the land use plan, updating process. The
Participation Plan adopted by the Planning Board on January 8,1990,
reflects:
• a newspaper article notifying the community of the initial public
meeting and the updating process.
• an initial public meeting (February 13,1990) held in conjunction
with a Town Commissioners meeting.
• a list of Planning Board and Commissioners meetings at which
the land use plan would be discussed and an opportunity for
public input would be provided.
• a questionnaire mailed in early March, 1990 to Town residents
and to a percentage of non-residents. Refer to Section VII for
the Questionnaire results.
• a public hearing on the completed land use plan at a time and
date to be announced.
Public Education on Planning Issues
The means by which the public is informed of planning issues include
the following: .
• through questionnaires sent out as part of the updating process.
• through Town Planning Board and Commissioners meetings.
• through newspaper coverage of Town meetings.
Continuing Public Participation in Planning
Similar to the means listed for item 2 above, continuing public
participation in the planning process will involve the following methods:
• public hearings on the adoption of the updated land use plan,
zoning and other ordinance revisions.
• public notices placed at the Town Hall.
• Planning Board and Board of Commissioners meetings.

4. Citizen Input in Developing Land Use Plan Policy Statements
The means used to solicit public input into the policy statement
'
formulation include the following:
• the initial public meeting updating for u datin process. The meeting
was announced through a newspaper article.
t questionnaire uestionnaire mailed to year-round residents and a
percentage of seasonal or second home residents.
'
the Planning Board meeting dates for the updating process
were announced in the public participation plan.
• the questionnaires were collected, analyzed and used during
the plan update.
E. Storm Hazard Mitigation, Post -disaster Recovery and Evacuation Plans
1. Intent
The entire North Carolina Coastal region, including Ocean Isle Beach,
faces the possible threat of extensive damage each year from
1
hurricanes or other major storms. The intent of this section of the
1990 update is to assist the Town in managing development in
'potentially hazardous areas through establishing mitigation policies
'
and to reduce the risks associated with future hurricanes by
developing post disaster reconstruction policies and by reviewing the
adequacy of current evacuation plans.
2. Effects of Coastal. Storms upon Ocean Isle Beach
The entire Town is subject to significant damage from flooding, wave
action, erosion and high winds associated with tropical storms,
'
hurricanes and 'northeasters'. Regarding the extraterritorial area,
ten of the land area is subject to flooding --however, all
about percent
of the area is subject to damage from high winds.
'
3. Composite Hazards Map and Development at Risk
This document is referenced as Map 2 and is presented in four
sections. It reflects the 100 year flood area and the velocity hazard
zone. These two areas are shown overlaying the existing land use
map to indicate the development that is at risk.
59

4. Coastal Storm Mitigation Policies
In order to minimize the damage potentially caused by the effects of
a hurricane or other major storm, Ocean Isle Beach proposes the
following policies:
a. High Winds
Ocean Isle Beach supports enforcement of the NC State
Building Code. The Town.will continue to enforce the State
Building Code on wind resistant construction with design
standards of from 120 to 150 mph wind loads.
b. Flooding
Ocean Isle Beach is an active participant in the National Flood
Insurance Program and is supportive of hazard mitigation
elements. Ocean Isle Beach is participating in the regular
phase of the insurance program and enforces a Flood Damage
Prevention Ordinance. The base flood elevation, as set out in
the ordinance, ranges from the bottom of the first supporting
member of a structure in the -"V" zones, to the first floor
elevation in the "A" zones. The elevations shown on the flood
maps include the calculated "wave surge" height.
C. Wave Action and Shoreline Erosion
Ocean Isle Beach will continue compliance with the CAMA
development permit process for estuarine shoreline areas and
the requisite development standards which may encourage both
shoreline stabilization and facilitation of proper drainage.
During the next planning period, an erosion recovery policy will
be formulated pursuant to an economic evaluation currently
being conducted by the Corps of Engineers.
5. Implementation: Storm Hazard Mitigation
a. Ocean Isle Beach will continue to enforce the standards of the
State Building.Code.
b. The Town will continue to enforce State and federal regulations
which aid in mitigation of hurricane hazards, including CAMA
and FEMA, as well as local ordinances such as' zoning and
subdivision regulations.

6. Post Disaster Reconstruction Policies
Ocean Isle Beach has its own Civil Preparedness Emergency
'
Operation Plan and an Emergency Ordinance [empowered by N
General Statute 166-8(c)] which enables the Mayor to declare a state
of emergency and to initiate appropriate action including joint action
with Brunswick County. In September 1989, under threat of Hurricane
Hugo, the Mayor exercised these powers.
a. Appointment of a 'Post Disaster Recovery Team"
In the event of a major storm having landfall in or near Ocean
Isle Beach, when evacuation orders are issued, the Mayor may
'
appoint a "Post -Disaster Recovery Team". The total team,
under the Mayor's leadership, may consist of the following, or
others because of the potential unavailability of some team
'
members:
i. Town Services Coordinator
ii. Chief, Volunteer Fire Department
iii. Police Chief
iv. Town Building Inspector
V. Town Commission Members
vi. Street and. Utilities Commissioner
The Mayor may appoint a Team Leader who will be responsible
'
to the Mayor. The base of operations will be designated by the
Mayor. The Disaster Recovery Team will share responsibility
for the following, as the Mayor so directs:
1. Establishing an overall restoration schedule.
2. Setting restoration priorities.
3. Determining requirements for outside assistance and
requesting such assistance, through the Mayor, when
appropriate.
'
4. Keeping the appropriate County and State officials
informed.
5. Keeping the public informed, as instructed.
6. Assembling and maintaining records of actions taken and
expenditures and obligations, incurred.
61

7. Recommending to the Mayor to proclaim or continue the
local "state of emergency if warranted.
8. Commencing and coordinating cleanup, debris removal
and utility restoration which would include coordination of
restoration activities undertaken by private utility
companies.
9. Coordinating repair and restoration of essential public
facilities and services in accordance with determined
priorities. This will include contacting appropriate state,
local, and federal authorities, including CAMA permit
officers where necessary.
10. Assisting private businesses and individual property
owners in obtaining information on the various types of
assistance that might be available to them from County,
federal, and State agencies.
b. Immediate Clean -Up and Debris Removal
As soon as practical after the storm, the Mayor or designee will
direct appropriate Town personnel and/or private contractors
and, as necessary, request State and/or federal assistance to
begin. clearing debris from the Town's roads. Giving attention
to roads will be the first priority, then utilities, and then beaches.
C. Long Term Recovery/Restoration
The Disaster Recovery Team, under the Mayor's direction, will
be responsible for overseeing the orderly implementation of the
reconstruction process after a major storm or hurricane in
accord with the Town's building and land use regulations and
policies.
i Damage Assessments
Damage assessments will be necessary to determine as
quickly as possible a realistic estimate of the amount of
damage caused by a hurricane or major storm.
Information such as the number of structures damaged,
the magnitude of damage, and the estimated total dollar
loss will need to be developed.
As soon as practical after the storm, i.e., clearance of
major roadways, in addition to the Disaster Recovery
Team, the Mayor shall appoint a Damage Assessment
62

Team (DAT) for assistance. This team may consist of the
Building Inspector, Fire Chief, a local realtor or building
contractor, and the Streets and Utilities Commissioner.
If sufficient personnel is available, two Damage
Assessment Teams will be established. The DAT will
immediately begin to make "windshield" surveys of
damaged structures to initially assess damages and
provide a preliminary dollar value of repairs or
replacement. The following general criteria shall be
utilized:
• Destroyed (repairs would cost more than 50% of
value).
• Major (repairs would.cost more than 30% of value).
• Minor (repairs would cost less than 30% of value).
• Habitable (some minor damage, with repairs less
than 15% of value).
Each damage assessment will be documented according
to County tax records. Also, Town tax maps and/or
records may be used for identification purposes). The
total . estimated. dollar value of damages will be
summarized and reported to the Mayor.
ii. Reconstruction Development Standards
Generally, reconstruction shall be held at least to the
same development standards as before the storm.
However, developed structures which were destroyed
and which did not conform to the Town's building
regulations, zoning ordinances, and other storm hazard
mitigation policies, i.e., basic measures to reduce
damage by high winds, flooding, wave action or erosion,
must be redeveloped according to those policies. In
some instances, this may mean relocation of
construction, or no reconstruction at all. Building permits
to restore destroyed or damaged structures, which were
built in conformance with the Town's building code and
Town storm hazard mitigation policies, shall be issued
automatically. All structures damaged more than 50% of
value, if repaired, will be repaired according to the
Town's building code. All structures suffering major
damage, regardless of location, will be allowed to be
rebuilt to the original condition prior to the storm.
63 ' -

iv.
Development Moratoria
Because of the density of development at Ocean Isle
Beach and the possible extensive damage caused by a
major storm, it may be necessary for the Town to prohibit
all redevelopment activities for a certain period of time
after a storm. This decision will be the responsibility of
the Mayor. This 'moratorium" could allow the Town time
to carefully assess all damage in view of existing policies,
building regulations, and ordinances, in order to help
determine whatever existing policies, etc., should be
revised to mitigate similar damage from future storms.
The intent of such a moratorium would be to learn all the
lessons possible and try and determine what steps and
precautions the Town can take in rebuilding so as not to
suffer damage to the same extent. If a moratorium is
established, the time frame will be commensurate with
the extent of the damage. The actual time frame will be
established by the Board of Commissioners.
Repair/Reconstruction Schedule
The following schedule of activities and time frame are
proposed with the realistic idea that many factors of a
hurricane may render the Schedule infeasible.
Activi Time Frame
(1) Complete and Report As soon
Damage Assessments as possible
after storm
(2) Begin Repairs to Critical As soon as
Utilities and Facilities possible
after storm
(3) Permitting of Reconstruction ' "After any
activities for all damaged moratorium,
structures ('minor' to pre- of all
storm and/or completion assessments
original status, 'major' to
State Building Code and
hazard mitigation standards

F
V. Agency Responsible for Implementation
The Mayor may designate an overall Emergency
Coordinator. The Mayor may also delegate the oversight
of the reconstruction and recovery effort and
implementation of the plan. .
vi. Repair and Replacement of Public Utilities
If utility lines or any component of the water or sewer
system are damaged and it is determined that the
facilities can be relocated to a less hazardous location,
then relocation will be considered during reconstruction.
This activity will also be coordinated with the Brunswick
Electric Membership Corporation for electrical service and
other utility companies.
vii. Evacuation
Specifically, the Mayor determines a base of operations
and coordinates other Town personnel in carrying out the
following:
• Notify the public as early as possible that
evacuations may be necessary.
• Contact all realtors in an effort to obtain a count of
all persons currently on the island.
• Organize emergency rescue facilities.
• Relocate any Town records, equipment, etc., which
could be damaged by water.
• Make door-to-door checks.
It is the Town's general policy not to evacuate late at
night, but to attempt to complete all evacuations during
the daylight hours. Night evacuations are viewed as only
adding to the potential hazards. The Town maintains
open radio communications and contact with the State
Highway Patrol and with Brunswick County. Brunswick
County maintains 24-hour radio communications during
hurricanes. The County also provides evacuation
shelters on the mainland, coordinates stocking of shelters
with the Red Cross, and manages and coordinates traffic
flows along evacuation routes.

1
(1) Evacuation Time
'
The evacuation time from Ocean Isle Beach would vary
according to the season in which a storm would be
threatening. In the "off season,° when tourism is at its
lowest (as occurred during Hurricanes Diana, Gloria, and
'
Hugo), the evacuation time was approximately 1-3 hours.
However, if a storm should occur during the peak of the
summer tourist season, it may take up to 4 hours during
'
daylight. However, evacuations should be greatly
improved now, since the draw bridge over the
Intracoastal Waterway has been replaced. (Hurricane
'
Hugo was the first hurricane to threaten the Town since
the new bridge opened). The current projected
evacuation times are adequate within the standard
,
warning time provided by the National Weather Service.
Evacuation shelters are provided in the 10 schools in
Brunswick County. The first shelter to open would be
'
West Brunswick High School.
(2) Re -Entry
'
Procedures for re-entry are addressed in the State of
Emergency, declared by the Mayor. Basically, during the
imposition of the evacuation, no one other than required
Town personnel and emergency personnel are allowed
back across the Waterway. Also, all residents or
property owners have been required to display*an auto
decal, which can be purchased at the Town Hall. Re-
entry is accomplished in 3 levels:
'
(a) Only emergency personnel.
(b) Only those with property owner decals.
lc Normal traffic.
,
(3) Emergency Response Plan '
Adopted by the Town in 1992 and contains additional
procedures relevant to this section. '
66

i
' SECTION IV
LAND CLASSIFICATION SYSTEM

SECTION IV
LAND CLASSIFICATION SYSTEM
A. Intent
The land classification system provides a uniform way of looking at how the
use of land interacts with environmentally sensitive areas and with the
development needs of at particular locality. It is not a strict regulatory device
■ in the sense of a zoning ordinance or zoning map. It represents more of a
■ tool to aid in understanding the relationships between various land use
categories and how these relationships between various land use categories
and how these relationships help shape local policy. Particular attention is
focused on the intensity at which land is used and the level of services
needed to support that intensity. The regulations for the Coastal Area
Management Act state:
'The land classification system provides a framework- to be
used by local government to identify the future use of all lands.
The designation of land classes allows the local government to
illustrate their policy statements as to where and to what density
they want growth to occur, and where they want to conserve
natural and cultural resources by guiding growth'.
(15A NCAC 7B at .0204)
' The land classification system in this subsection includes seven classes:
developed, urban transition, limited transition, community, rural, rural with
services and conservation. Local governments may subdivide these classes
' into more specific subclasses and some classes may not apply to each local
government.
In addition to the descriptions below, the classifications are graphically
shown on Map 3, 'Land Classification', consisting of four. sheets.
' Only four of the Coastal Resources Commission's seven land classifications
and one subclass are relevant to the land development policies of Ocean
Isle Beach. They are identified and described below.
1. Developed
The Developed class of land use provides for continued intensive
development and redevelopment of existing urban areas. Areas so
designated are currently urban in character where minimal
undevelopedland remains and have in place or are scheduled for the
timely provision of the usual municipal or public services. Urban in
character includes mixed land uses at high to moderate densities.
67

2.
Services include, water, sewer, recreational facilities, streets and
roads, police and fire protection. Areas developed for predominately
residential purposes meet the intent of this classification if they exhibit
(1) a density of 3 or more dwelling units per acre or as a majority of
lots of 15,000 square foot or less, which are provided or scheduled to
be provided with the traditional urban services.
Within Ocean Isle Beach the areas complying with the above definition
include: the commercial corridor along N.C. 904 north of the
Intracoastal Waterway, the residential area along the first eight finger
canals near the island, and the first and second row of lots along the
ocean front, east of NC 904 to Lumberton Street. Lots in these areas
are nearly completely developed.
Urban Transition
The purpose of this class is to provide for future intensive urban
development on suitable lands that will be provided with the necessary
urban services to support intensive urban development. These areas
are presently being developed for urban purposes or will be developed
in the next five to ten years to accommodate anticipated population
and urban growth. These are areas in transition from lower intensity
to higher intensity uses and as such will eventually require urban
services. These (ands must be generally free of physical limitations.
Urban development includes mixed land uses at or approaching high
to moderate densities. Urban services include water, sewer, streets
and roads, police and fire protection that will be made available at the
time development occurs or soon thereafter. Permanent population
densities in this class will be high (if present trends continue) and the
seasonal population swells significantly. This classification should
generally not be applied to any Area of Environmental Concern (AEC),
although AEC standards occasionally permit urban transition type
development on a lot by lot basis. Ocean Hazard AEC's (ocean
erodible areas, high hazard floor areas and inlet hazard areas) are of
primary concern here. Predominantly residential areas meet the intent
of this classification if they approach 3 dwelling units per acre or, a
majority of the lots are 15,000 square feet or less and will be provided
with essential urban services to support this high density development,
or are contiguous to existing developed municipal areas.
Within Ocean Isle Beach (incorporated area) this classification is used
for the developing areas not otherwise classified as Developed or
Conservation.

3. Limited Transition
The purpose of this class is to provide for development in areas
having some public services, but are more suitable for lower densities
than those associated with the Urban Transition Class. Areas in this
class will experience increased development during the planning
eriod, necessitating some municipal type services. These areas will
'
gave modest densities and are often suitable for the provision of water
individual wells. Additionally, these
distribution systems rather than
areas will provide controlled development with services, but may not
be on lands suitable for traditional high density urban development
normally associated with wastewater collection systems or other
This classification may include land with physical limitations
services.
or areas near valuable estuarine waters or other fragile natural
Wastewater collection systems and other services may be
systems.
provided because such services are already in the area or readily
available nearby. Additionally, the lands may be unsuitable for septic
tanks or the cumulative impact of septic tanks may negatively impact
significant public resources. This class is intended for predominately
residential development with densities of 3 units per acre or less, or
f
the majority of lots have 15,000 square feet or greater. Clustered or
planned unit developments may be appropriate in this class. Areas
meeting the definition of Conservation Class should not be classified
Limited Transition.
This classification is used for the Town's extraterritorial area.
'
4. Conservation
The purpose of the Conservation class is to provide for the effective
long-term management and protection of significant, limited or
irreplaceable areas. Management is needed due to the natural,
cultural, recreational, scenic or natural productive values of both local
and more than local concern..
Areas meeting the intent of this classification include: AEC's,
' including but not limited to public trust waters, estuarine waters,
coastal wetlands, etc. Also included are other similar lands,
environmentally significant because of their natural role in the integrity
of the coastal region.
a. coastal wetlands - These areas are the most restrictive of all
' AEC's and very few uses are permitted therein; the highest
priority is for their preservation as they are will documented in
their contribution to the natural productivity of the coastal area.
69

5.
b. ocean hazard AECs - These areas include V zones. and ocean
erodible areas and are known for their vulnerability to storms. ,
Some limited uses are permitted within, even though subject to
storm risks. Some development is permitted in these areas if
it is well managed and carefully sited to minimize risks to life '
and property.
C. estuarine shoreline AECs - These areas are located adjacent ,
to estuarine waters AECs and are known for their contribution
to the natural productivity of the waters close by. Many uses
may be permitted as long as the 30 percent impervious rule is '
met and development is well managed on individual sites to
ensure minimal degradation.
d. other similar lands that are afforded some protection by another ,
agency, such as 0404 wetlands' where use and performance
standards of that agency will apply.
lands that may not be afforded protection by
e. other unique an y
another agency, but are known for their natural, scenic,
historical, cultural or hazardous nature. i
Urban services, public or private, should not be provided in
areas classified conservation on the Town of Ocean Isle Beach
Land Classification Map as a catalyst to stimulate intense
development. In most cases limited on site services will
adequately support any limited development within this class
and will also protect the very features which justify the area's
inclusion in the conservation classification. It should be
understood that even though AEC standards occasionally
permit urban type development on a lot by lot basis within the
various AEC's and that services are occasionally provided, this
is the exception rather than the rule, and the primary intent of
the conservation class is to provide protection for the resources
included therein.
Within Ocean Isle Beach, this classification is applied to all ,
estuarine shorelines, estuarine water areas, and coastal
wetlands, generally flanking the Intracoastal Waterway, between ,
the extraterritorial area on the mainland and the island portion
of the incorporated Town.
Conservation Spoil
This is a subclass of conservation and will be used to classify land
which would generally be suited for use as spoil areas for the ,
maintenance of major waterways, but not for other uses. This would
70

include areas used, or to be used, by the U.S. Army Corps of
' Engineers for dredge spoil deposition.
Refer to Section V on page 72 for a listing of permitted land uses,
■ densities and lot sizes classification.
71

SECTION V
RELATIONSHIP OF POLICIES AND LAND CLASSIFICATION

SECTION V
RELATION OF POLICIES AND LAND CLASSIFICATION
A. Application of Policies to Land Classes
Section III reflects the Town's specific policies regarding growth,
development and management objectives. One of the key methods used to
implement these policies is through the land classification system, described
in the preceding Section IV. When the Town designed the system (including
with
the map and text) during this update each policy was considered (along
existing and project land uses, and other factors). This was done to ensure
consistency between policies and land classes.
B. Appropriate Uses Within Classes
The following is a listing of uses permitted densities, lot sizes and utilities
required for each classification.
1. Classification: Developed
Uses permitted include:
• I two familyand multi=famil
a. Residential, sing e, y Y
jc.
b: Accommodations
Accessory uses
d. Retail and service businesses
e. Marinas
f. Fishing piers
g. Churches
h. Planned unit developments
i. Municipal services
Densities:
6.6 dwellings per acre (maximum for single-family development)
Lot sizes:
5,000 square feet (minimum for single-family development)
■
■
2 acres (minimum for planned unit development)
Utilities:
Municipal water distribution and wastewater collection services
provided.
• 72

2.
3.
Note: The developed classification is designated for areas that are
virtually "built -out°, with few remaining vacant parcels.
Classification: Urban Transition
Uses Permitted:
a. Residences - single-family, two-family and multi -family
b. Accommodations
c. Accessory uses
d. Retail and service businesses
e. Marinas
f. Fishing piers
g. Churches
h. Planned unit development
i. Municipal services
Densities:
6.6 dwellings per acre (maximum for single-family- development)
Lot Sizes:
5,000 square feet (minimum for single-family development)
2 acres (minimum -for planned unit development) .
Utilities:
Municipal water distribution and wastewater collection services
provided.
Note:
The Urban Transition classification is intended for areas presently
being developed. Vacant lots and tracts remain, but are incrementally
being developed --primarily for residences.
Classification: Limited Transition
Uses permitted include:
a. Residential, single, two family, multi -family (and mobile homes
in certain areas)q
b. Accommodations
C. Accessory uses
d. Retail, wholesale, services, trades and offices
e. Light manufacturing, only upon special use approval
f. Marinas
73

g. Fishing piers
h. Churches
i. Planned unit developments
j. Recreational amenities such. as club houses, tennis courts,
1
pools, decks, and golf courses.
k. Airports
I. Municipal or private utility operations
Densities:
i
6.6 dwellings per acre (maximum for single-family development)
Lot Sizes:
5,000 square feet (minimum for single-family development)
2 acres (minimum for planned unit development)
Utilities:
County water distribution system is generally available although
individual wells are not uncommon. Wastewater is treated with
individual septic tanks.
4. Classification: Conservation
This is a broad classification that 'includes certain Areas of
Environmental Concern (AEC's):
Estuarine Shoreline - Shorelands within 75 feet landward of the
'
a.
mean high water line.
Uses Permitted:
An use permitted in the Limited Transition Classification
provided the zoning ordinance and other Town regulations are
1
met, and all applicable permit standards are met.
Densities:
6.6 dwellings per acre (maximum for single-family
development). Application of CAMA permit requirements may
i
reduce density.
Lot Sizes:
5,000 square feet (minimum for individual lot development)
2 acres (minimum for planned unit developments)

1
5.
Utilities:
Depending upon location, public water supply is generally
available --otherwise a private well or private water system will
be used. Wastewater disposal will be through the Town
system, private collection and treatment systems, or individual
septic tanks.
b. Estuarine Waters, Coastal Wetlands, and Public Trust Areas
Uses Permitted:
Water -dependent uses such as piers, docks, boat ramps;
maintenance of existing canals, channels, basins and ditches;
aerial and subaqueous utility lines with attendant structures.
Provided such uses comply with Town ordinances or
regulations, and applicable CAMA permitting requirements.
Densities:
Not applicable
Lot Sizes:
Not applicable
Utilities:
Not applicable
Classification. Conservation Spoil
Uses permitted:
This is a subclassification of Conservation. The only permitted use is
for the deposition of dredge spoil material resulting from the
maintenance of waterways and inlets.
Densities:
Not applicable
Lot Sizes:
Not applicable
75
9]
7

SECTION VI
INTERGOVERNMENTAL. COORDINATION AND IMPLEMENTATION

SECTION VI
■ INTERGOVERNMENTAL COORDINATION AND IMPLEMENTATION
The Ocean Isle Beach Land Classification Map interfaces with the Brunswick
County Land Classification Map (1987 Update) along Ocean Isle's boundary of
extraterritorial jurisdiction, generally, north of NC Highway 179. The County's map
indicates 'Developed -Mixed Uses' for most of this contiguous area. A small area
of 'Transitional -Mixed Use' contiguous area. A small area of 'Transitional -Mixed
Use' Classification adjoins the northwest portion of the extraterritorial area. The
Brunswick County Director of Planning reviewed the proposed classifications for
the Ocean Isle planning jurisdiction.
The County plan states: 'Developed mixed use areas are those with a full range
of municipal services, yet are more suitable for a wide variety of development
ranging from residential to industrial'.
Transti ionai - Mixed Use' - This is the area of the County where thousands of
individually owned lots are in the slow process of development, and where new
development is occurring. These areas exhibit a variety of land uses, from low -
density residential to commercial and very small industrial activities'.
The classification shown in this plan for adjoining area within the Ocean Isle Beach
extraterritorial area is 'Limited Transition'. The purpose of this class is to provide
for development in areas having some public services, but are suitable for lower
densities. Areas in this class will experience increased development during the
planning period, necessitating some municipal type services.
The three classifications are not considered incompatible neighbors.
The Town shares a number of concerns and common issues with Brunswick
County and neighboring Towns. Some of these issues and concerns are
discussed below.
Water Distribution - During times of peak demand the County may
restrict flow into the Ocean Isle Beach system in order not to deprive
the Sunset Beach system during times of peak demand. This
situation will soon be alleviated with the completion of a multi -million
gallon ground storage tank located between the town towns.
Emergency Medical Services - The delivery of these services was the
subject of several coordination meetings that involved the Town and
the neighboring towns of Calabash and Shallotte.
i- Traffic - The Town has endorsed the Brunswick County Evacuation
Plan.
76

Mutual Aid Agreement - The Town has entered into a mutual aid
agreement- with the County Sheriffs Department. The Sheriffs
Department dispatches the Town's police officers between the hours
of 5 p.m. and 8 a.m.
Extraterritorial Jurisdiction - The Town and the County cooperated on
the transition of regulatory jurisdiction within the extraterritorial area in
May 1990.
911 System - The Town participated in the street naming and house
numbering system associated with the County's 911 system for fire
protection, law enforcement, emergency rescue and medical services.
- Septic Tank Permitting - The Town coordinates the issuing of building
permits and certificates of occupancy in the non-sewered portions of
the planning jurisdiction with the County's septic tank permitting
process.
Airport Zoning - The County adopted an airport zoning ordinance that
restricts development within the immediate vicinity of the airport.
77

SECTION VII
SUMMARY OF CITIZEN SURVEY RESPONSES

SECTION VII
SUMMARY OF CITIZEN SURVEY RESPONSES
eneralized observations can be made from the returns:
Severalgeneralized
• There is a strong preference for more single-family residences and for fewer
multi -family dwellings including duplexes, apartments and hotels/motels.
• There is a moderate preference for more restaurants, lounges, retailing and
services.
tThere
is a strong preference for more recreational facilities.
• Primary problem areas facing the Town include (in order):
Beach erosion
Parking
Littering
Sewer expansion
Storm drainage
Canal maintenance
Traffic
Rescue service
Dwelling numbering system
• Respondents were fairly evenly divided on the question of the adequacy of
beach and estuarine access.
Most considered the hurricane evacuation program worked well.
• - Regarding the need for additional Town services there. were a variety of
responses, but those most frequently made dealt with:
A boat landing
Emergency medical services
Beach access
Recreation facilities
Direct contact with Police Department at all times
Dwelling numbering
• There were a number of positive comments regarding the Town's
i
administration and police services.
78

OCEAN ISLE BEACH - CITIZEN SURVEY
SUMMARY OF RESPONSES
March 23, 1990
• 56 responded
• 50 live inside Town Limits; 6 live in ETJ area.
• 54 live in single-family dwellings, 1 in a condo, 1 in a duplex
• 38% own more than one property in Ocean Isle
• Average household size is 2.1 persons
• Largest number of people occupying a dwelling is 7.4 (average)
In the future, which of the following would you like to see more or less?
FUTURE DEVELOPMENT
Single-family
95% want more
5% want less
Multi -Family
5% want more
95% want less
Rental Duplex and Apartments
10% want more
90% want less
COMMERCIAL
Hotels/Motels
19% want more
81 % want less
Restaurants & Lounges
59% want more
41 % want less
Retail & Services
64% want more
36% want less
Recreation
73% want more
27% want less
79
L
1
1
1

Listing of problem areas for the Town during the next 5 years, in order of
seriousness:
Beach erosion
Parking
Sewer expansion
Storm drainage
Rescue service
Traffic
Littering
Street maintenance and paving
Canal maintenance
Dwelling numbering system
Beach Access
80% think it's adequate
20% do not
Estuarine/Waterway Access
56% think it's adequate
44% do not
During Hurricane Hugo, how well did the Town's Evacuation Program work?
Verywell 10)
(4)
Exellent
Good (4)
Fine (3)
O.K. (3)
During the evacuation for the approach of Hugo did you leave the Island?
33 responded yes; 0 responded no
In your opinion are the Emergency' Medical Services (EMS) adequate for the
Ocean Isle Beach Community?
51%-Yes
49% - NO
What additional services should the Town provide?
None, Town does good job, Adequate service being provided, good
shape
1
Boat landing
80

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243 N. Front So*et
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McKIM & CREED ENGINEERS, PA
243 NORTH FRONT STREET
WILMINGTON, NC 28401
919/343-1048 FAX [phone]
201-E FIRETOWER ROAD
P. O. BOX 3371
GREENVILLE. NC 27836
919/756-5137 FAX [phone]
5580 CENTERVIEW DRIVE, SUITE 100 '
RALEIGH, NC 27606
919/233-8091 FAX [phone] '
310 E. JOHNSTON STREET
P.O. BOX 1749 ,
SMITHFIELD, NC 27577
919/934-7154 FAX [phone]
ENGINEERS
PLANNERS
SURVEYORS '
=r!� McK M&