Core Land Use Plan-2005

n
Town of Topsail Beach
Land Use Plan
� 2005
-1 -

' Town. of Topsail Beach
� Core Land Use Plan
� 2005
Town of Topsail Beach
' 820 South Anderson Boulevard
Topsail Beach, NC 28445
' [phone]/[phone] (fax)
Town Board
'
Edward S. (Butch) Parrish, Mayor
Howard M. Braxton, Jr,, Mayor Pro Tem
Garth W. Boyd
D. R. `Bobby" Humphrey
Mary Meece
Mark Sloan
Planning Board
Freddie King, Chairman
Hoyt Bradshaw
Jack Cothran
'
Randy Leeseberg
Horace Thompson
Town Manager
James E. Carter
Town Attorney
Joseph E. Stroud
Town Clerk
Stephanie Rivenbark
Technical Assistance Provided By
Cape Fear Council of Governments
1480 Harbour Drive
Wilmington, North Carolina 28401
[phone]/395-2684 fax
'
1

ADOPTED BY
THE BOARD OF COMMISSIONERS
OF THE TOWN OF TOPSAIL BEACH
OCTOBER 59 2005
Acknowledgment
The preparation of this document was financed, in part, through a grant provided by the North
Carolina Coastal Management Program, through funds provided by the Coastal Zone
Management Act of 1972, as amended, which is administered by the Office of Ocean and
Coastal Resource Management, National Oceanic and Atmospheric Administration.
Public Hearings were held in the Town of Topsail Beach prior to the adoption of this
document. Those hearings were held on July 13, 2005 & August 10, 2005.
Coastal Resources Commission certification was received November 18, 2005.

F
1
1
Table of Contents
Foreword..............................................................................................................................11
Introduction.............................................................................................................................13
How to Use the Land Use Plan.................................................................................................15
Section 1: Community Concerns and Aspirations..............................................................16
A. Significant Existing & Emerging Conditions.........................................................16
B. Key Issues................................................................................................................17
C. Community Vision..................................................................................................17
Section 2: Analysis of Existing and Emerging Conditions.................................................19
A. Population..............................................................................................................19
(1) Current Permanent Population Estimates
(2) Current Seasonal Population Estimates
(3) Permanent Population Growth Trends
(4) -Key Population Characteristics
(5) Age of Population
(6) Income
B. Housing Stock ........................................................ :................................................ 32
(1) Current Housing Stock
(2) Building Permits Issued
C. Local Economy..............................................................................................I.........35
(1) Employment by Major Sectors
(2) Unemployment
(3) Description of Community Economic Activity
D. Population Projections............................................................................................41
(1) Short-term - 5 & 10 year projections on permanent
& seasonal population
(2) Long-term - 20 year projections on permanent
& seasonal population
Section 3: Natural Systems Analysis....................................................................................43
A. Description and Analysis of Natural Features and Environmental Conditions of Topsail
Beach's Planning Jurisdiction....................................................................................43
(1) Areas of Environmental Concern...............................................................43
a. The Estuarine System
b. Ocean Hazard Areas
c. Public Water Supplies
d. Natural & Cultural Resource Areas
(2) Soil Characteristics.....................................................................................47
(3) Water Quality Classifications.....................................................................49
(4) Shellfish Growing Areas & Primary Nursery Areas ..................................52
a. Primary Nursery Areas
b. Secondary Nursery Areas

r
c. Special Secondary Nursery Areas
(5) Flood Hazard Areas....................................................................................53
a. Flooding - Rain Events
(6) Storm Surge Areas ............ .... .... ....... ..... ...... .... .......... ..... I ......... ..................,
55
(7) Non -coastal Wetlands (Probable 404 Wetlands).......................................56
(8) Water Supply Watersheds & Wellhead Protection Areas ..........................57
(9) Environmentally Fragile Areas...................................................................57
'
a. Wetlands
b. Natural Heritage Areas
c. Areas Containing Endangered Species
'
d. Prime Wildlife Habitats
e. Maritime Forests
(10) Additional Natural Features Identified by Topsail Beach........................60
r
Section 4: Composite Map of Environmental Conditions..................................................60
A. Class I, land containing only minimal hazards and limitations
that may be addressed by common land planning and development practices.............61
r
B. Class 11 land containing development hazards and limitations
that may be addressed by methods such as restrictions on types
of land uses, special site planning, or the provision of public services .........................61
,
C, Class III land containing serious hazards for development or lands
where the impact of development may cause serious damage to the functions
ofnatural systems........................................................................................................61
'
Section 5: EnvironmentaI Conditions.................................................................................61
A. Water Quality...........................................................................................................62
(1) Status and changes of surface water quality
'
(2) Current situation and trends on permanent and temporary closures of
shellfishing waters
(3) Areas experiencing chronic wastewater treatment system malfunctions
r
(4) Areas with water quality or public health problems related
to non -point source pollution
'
B. Natural Hazards.......................................................................................................64
(1) Areas subject to storm hazards such as recurrent flooding,
storm surges, and high winds
,
(2) Areas experiencing significant shoreline erosion as evidenced
by the presence of threatened structures or public facilities
(3) Estimates of public and private damage resulting from floods
'
and wind since the last plan update
C. Natural Resources...................................................................................................66
(1) Environmentally fragile areas — where resource functions may be
,
impacted as a result of development
(2) Areas containing potentially valuable natural resources
Section 6: Analysis of Land Use & Development................................................................67
,
A. Existing Land Use Map...........................................................................................67
4
,
1

1
B.
Land Use Analysis...................................................................................................68
(1) Types of Land Use in Topsail Beach
(2) Description of any land use conflicts
(3) Description of any land use — water quality conflicts
(4) Description of Development Trends
(5) Location of areas expected to receive development during the
five year period following plan certification & potential conflicts with
Class II or Class III land
C.
Historic, Cultural, & Scenic Areas ..........................................................................70
'
D.
Section 7:
Projections of Future Land Needs .................................. :........................................ 71
Analysis of Community Facilities.....................................................................74
A.
Public & Private Water Supply Systems.................................................................74
(1) Water Use Projections
B.
Public Wastewater Systems.....................................................................................78
C.
Private Wastewater Systems...................................................................................78
D.
Transportation Systems...........................................................................................78
E.
Stormwater Systems...............................................................................................79
Section_ 8:
Land Suitability Analysis ...,............................................................................79
A.
Water Quality.......................................................79
B.
Land Classes I, II, and III --- Summary Analysis .................................................... 79
C.
Proximity to Existing Developed Areas & Compatibility with Existing Uses
.......80
'
D.
Potential Impact of Development on Cultural Resource Areas .............................. 80
E.
Land Use Requirements of Local Development Regulations,
CAMA Use Standards, & Other Applicable State & Federal Regulations ...................80
'
F.
Availability of Community Facilities -- Water, Sewer,
Stormwater, Transportation ......................................................................................80
Section 9:
Review of Previous Town of Topsail Beach Land Use Plan .............................81
'
A.
Effectiveness of Policies from 1992 Land Use Plan Areas .....................................81
B.
Conflicts Between 1992 Land Use Plan Policy & Local. Ordinances Areas ...........81
C.
List of 1992 Land Use Plan Policies......................................................................81
Town of Topsail Beach Land Use Plan
' Part 2 — Plan for the Future
Section 1: Topsail Beach Community Goals........................................................................... 88
A. A Comprehensive List of Community Goals.............................................................. 89
' Section 2: Policies for Growth & Development................................................................I.......90
A.. Public Access Goal & Policies................................................................................... 92
(1) Providing Public Access & Meeting Federal Standards
(2) Providing Public Access to Topsail Sound & the Atlantic Ocean
(3) Support for the Coastal Resource Commission's Access Program
(4) Cooperation with Pender County to Provide Access
(5) Funding & Planning for Public Access
(6) Legally Identify Access Areas & Keep Them Free of Encroachment
5

C.
(7) Public Access Nuisance
(8) Public Access — A Major Priority
(9) Purchase of Additional Sites
(10) Public Access Maintenance
(11) Access Requirements for Development
Land Use Compatibility Goal & Policies.................................................................... 95
(1) Development Must Be Consistent with Existing Regulations
(2) Managed Growth
(3) Compatibility with Future Land Use Map
(4) Retain Natural Buffers
(5) Maintain Small Town Atmosphere
(6) Protection of Coastal Wetlands
(7) Preserve, Protect, & Enhance Natural Resources
(8) Intergovernmental Cooperation
(9) Cooperation Amongst Current & Future Residents & Developers
(10) Protection of Artifacts & Endangered Species
(11) Development Project Consistency with Long -Term Goals
(12) Support for the Protection of Wildlife Habitat
(13) Developers Must Build Infrastructure for Their Projects
(14) Development in the Estuarine Shoreline AEC
(15) Conservation of Public Trust Areas
(16) Protection of Water & Groundwater Resources
(17) Industrial Development in Topsail Beach
(18) Flooding of Roads
(19) Clean Up Nuisances & Beautify
(20) Canoes & Kayaks in Topsail Sound
(21) Floating Homes
Infrastructure Carrying Capacity Goal & Policies.....................................................102
(1) Municipal Water System
(2) Wastewater Service & the Treatment of Effluent
(3) Transportation -- Roads in the Municipality
(4) Storm water Policy
(5) Fire Protection
(6) Intergovernmental Cooperation
(7) General Policy on Infastructure
(8) Groundwater Resources
(9) Beach Nourishment & Renourishment— Dune Protection
Natural Hazards Areas Goal & Policies....................................................................107
(1) Protection of the Beach
(2) Redevelopment Following a Natural Disaster
(3) Participation in the National Flood Insurance Program
(4) Intensity of Development within Areas Subject to Hazards
(5) Intergovernmental Cooperation on Emergency Management
(6) Protection of the Dunes
6

1
1
[1
I
(7) Soil Suitability
(8) Hazard Mitigation
(9) Acquisition of Parcels of Land in Hazardous Locations
(10) Policy on the Location of Growth Inducing Public Facilities
E. Water Quality Goal & Policies..................................................................................110
(1) Topsail Beach Is Planning for Clean Water
(2) Eliminate Spillage & Runoff from Septic Tanks & Septic Systems
(3) Support for the Protection of Outstanding Resource Waters
(4) Topsail Sound & the Atlantic Ocean
(5) Protect Public Trust Uses
(6) Acquisition of Buffers
(7) Clean-up of Unsightly & Unsafe Structures
(8) Cooperative Efforts to Improve Water Quality
F. Local Areas of Concern Goal & Policies................................................................112
(1) Development Consistency with Local Ordinances
(2) Protection of Public Assets
(3) Maintain Town's Status as a Family Oriented Tourist Community
(4) Community Appearance
(5) Public Health & Safety
(6) High Intensity Uses & Large Structures Are Discouraged
(7) Protection of Maritime Forest
(8) Public Infrastructure & Controlled Growth in Ocean Hazard Areas
(9) The Abatement of Nuisances
(10) Retention of Natural Buffers
(11) Preservation of Cultural & Historic Rights & Resources
(12) Marina Development
(13) Topsail Beach Encourages Business Development
(14) Development of Sound & Estuarine System Islands
(15) Citizen Participation in Community Planning Decisions
(16) Density of Development -- Redevelopment
(17) Bulkhead Installation & Maintenance — Effect on Coastal Wetlands
(18) Industrial Sites on the Island
(19) Use of Off Road Vehicles — Dune & Beach Protection
(20) Protection of Indigenous Species
(21) Compact Growth Pattern
(22) Repair Upgrade & Improve
(23) Involve NC Department of Transportation in Stormwater Planning
(24) Miscellaneous Policies
Section 3: Future Land Use Map & Map Classification Categories....................................117
A. The Future Land Use System ............................................................I...................117
(1) Conservation Areas
(2) Residential Areas
(3) Commercial Service/Residential Nodes
7

B.
The Future Land Use Map........................................................................................120
C.
Discussion of Density Policies by Future Land Use Category..................................121
D.
Density of Current & Future Land Use ................................................. ..............121
r
E.
Tools for Managing Development.............................................................................123
F.
Land Use Plan Amendments......................................................................................124
Town of Topsail Beach Land Use Plan
Part 3 — Management Tools
'
Section 1:
Introduction
Section 2:
...........................................................................................................124
Consistency of Land Use Plan Policy with Community Goals ..........................124
A.
Public Access ......................................................................................................125
'
BLand
Use Compatibility............................................................................................125
C.
lafrastructure Carrying Capacity..............................................................................126
D.
Natural Hazards Area...............................................................................................127
E.
Water Quality...........................................................................................................127
F.
Local Areas of Concern............................................................................................127
Section 3:
Consistency Between Land Use Plan Policy & Future Land Use Map ............128
A.
Residential & Commercial Density.........................................................................128
1. Comparison of Future Land Use Policies with Existing Ordinances
i
B. Comparing Enviro Composite & Land Suitability Maps w/ Future Land Use Map 130
C. Availability of Water and Sewers to Future Development......................................130 r
D. Natural Hazards........................................................................................................130
E. Protecting Shellfish Waters......................................................................................130
F. Policy Impact Analysis & Implementation Schedule...............................................131

List of Tables
N —Management Topics......................................:..................................................16
NC Municipal Beach Population, 2001...............................................................................20
Fender County Municipal & Pender County Population, 2000 & 2001.................................21
' —Pender & Neighboring County Population Growth, 1980-1990.............................................22
Pender & Neighboring County Population Growth,1990-2000.............................................22
Percentage Living in a Municipality (Pender-Onslow-New Hanover), 2001.........................23
—Topsail Beach Motels & Number of Rooms, 2002................................................................24
NC Barrier Island Municipal Beaches — Population Growth, 1990-2001..............................25
TopsailBeach Area Median Age
28
.............................................
r—Topsail Beach Population by Age & Sex, 2001
,..............................................
.....................................................................28
Topsail Beach Households — 210 total=100%
......................................................................30
Topsail Beach Families — 403 total=100%...........................................................................30
rTopsail Beach Income, 1989 & 1999.....................................................................................31
—Poverty Status in 1999............................................................................................................31
—Topsail Beach Housing — Units in the Structure.................................................................... 32
TopsailBeach Housing — Year Structure Built.......................................................................33
—Topsail Beach Housing — Value.............................................................................................33
' Number of Mobile Homes & Percentage of Total Housing Stock by Jurisdiction.................34
Town of Topsail Beach Building Permits, 1992-2001...........................................................34
—Ton Emolovers in Pender Countv...........................................................................................36
' Pender County Gross Retail Sales, FY 2000-2001.................................................................36
Seven Criteria By Which the Economic Health of a Community May Be Measured, 2001.37
—Topsail Beach Emplovment Status.........................................................................................37
-Topsail Beach Occupation......................................................................................................38
-Topsail Beach Employment by Industry.................................................................................38
Topsail Beach Class of Worker..............................................................................................39
-Area County Unemployment Rates, 2000......................................................................... .39
TourismIndustry — 2001.........................................................................................................40
Number of Overnight Rental Units — Topsail Beach..............................................................40
—Pender County's Largest Manufacturers...............................................................................41
TopsailBeach — Acres in Flood Hazard Areas.......................................................................53
Topsail Beach Storm Surge/Acres of Inundation (fast moving hurricane) .............................56
TopsailBeach — Non -Coastal Wetlands.................................................................................56
.—Topsail Beach Wetlands — Coastal & Exceptional ................................................................58
Environmental Composite — Categorization of Features — 2004............................................60
Damage/Loss Estimated for Topsail Beach, NC....................................................................66
—FEMA Flood Insurance Policies in Force (as of December 31, 2002)...................................66
—Loss Statistics (1978-2002) — Topsail Beach-Pender County -North Carolina .......................66
Topsail Beach Existing Land Use...........................................................................................67
—Additional Acreage Requirements, 2005/2010/2020..............................................................73
—Topsail Beach Water Use Information...................................................................................74
Topsail Beach Average Day & Maximum Day Water Use by Month, 2002 ..........................74
—Town of Topsail Beach Water Capacity and Demand Analysis.............................................77
1

Topsail Beach Locally Owned Roads Mileage, 2002.............................................................78
Current Population Density in Lands Classified Residential, 2001......................................121
Population Density in Lands Classified Residential, 2005...................................................122
Population Density in Lands Classified Residential, 2010...................................................122
Population Density in Lands Classified Residential, 2020...................................................122
Population Density in Persons Per Acre, 2001/2005/2010/2020..........................................122
Comparison of Future Land Use Policies with Existing Ordinances.............................129
Appendix
Citizen Participation Plan (Phase 1)
Attachment A.....................142
Citizen Participation Plan (Phase 11
Attachment B.....................148
Vision Statement
Attachment C.....................152
Land Use Planning Issues for Topsail Beach
Attachment D.....................154
Role of the Topsail Beach Planning Board in Land Use
Plan Creation Attachment E.........155
—Key Characteristics of NC Municipal Beaches, 2000
Attachment F......................156
Community Meeting Issues List
Attachment G.....................157
Seasonal Traffic - Estimated Average Day of Week Volumes Attachment H..................160
Land Use Plan Process
Attachment I.......................161
List of Maps
Primary & Secondary Fish Nursery Areas Map
—Storm Surge Map
Exceptional & Coastal Wetlands Map
Conditional & Closed Shellfish Areas Map
—Flood Zones Map
Significant Natural Heritage Areas & Element Occurrences Map
Wetlands Type Map
Water Quality Classification Map
Community Facilities Map
Transportation System Map
Existing Land Use Map
Land Suitability Analysis Map
Environmental Composite Map
—Future Land Use Map
All of the land use plan maps are located at the back of this document.
10

1
1
Town of Topsail Beach Land Use Flan
Foreword
The Town of Topsail Beach is a wonderful family beach town. We do not have
many of the typical growth concerns that face other towns. This is because of our
physical configuration, and because of the fact that we have very little land that has
not already been platted into individual building lots.
The physical configuration of the town is the most important feature. We are on the
end of an island. We are bounded on 3 sides by water and on the fourth side by the
city limits of Surf City. There is no avenue of physical land expansion of our town.
As a result, we have no concerns about extra -territorial zoning, we are not worried
about adding fire stations, police satellite stations, libraries, new streets, or water
and sewer extensions. Our only concern is maintaining the existing infrastructure to.
support fairly predictable growth of new housing on existing lots.
Our existing fire service will be adequate for the foreseeable future, with the
possible exception of an additional fire truck. Our police structure is geared to
respond to seasonal demand and to growth of permanent residents quite
satisfactorily. Office space needs for Town staff are unlikely to change in the
foreseeable future.
Maintaining a supply of potable water is our highest priority. We are in the process
of adding a new well, and as soon as it is on line, we will continue uninterrupted
planning to further increase our supply. We have a 20 year projection of demand,
which we are quite comfortable with, that is driving our long range strategy.
I We are concerned about beach erosion and storm damage, and have an active beach
.nourishment strategy.
Sewer is a concern, but is manageable. We are blessed with a soil configuration
that perks much more efficiently that most of the state of North Carolina. Since NC
state standards are designed to work in clay, our sandy soil means that we rarely
have nitrification field failures. In addition, we have ordinances that require
minimum septic system capacities based
i
1 11

1�
1
upon the square footage of the residence being built. Our ordinances exceed state
standards for septic capacity. We use so-called peat pod systems in areas where
space or perk problems limit the use of traditional nitrification fields.
Maintenance of our family beach character is very important to the town. Our
existing ordinances, which, among other things, control impervious service
coverage to 35%, limit the height of buildings to 38 feet, require adequate off street
parking for both residential and commercial uses, and disallow impervious
driveways and parking lots, we believe give us ample control over any sort of "big
box" growth threat. As a matter of practicality, we see no future threat of "big box"
business, because we live on a dead end peninsula, with no possibility of through r
traffic, and we only have 460 permanent residents. We control residential density
through the use, of zoning controls that limit multifamily housing.
These issues may not be clearly evident to someone reading a land use plan that has
never been to Topsail Beach. We believe that the Land Use Plan should be '
reviewed with this summary in mind.
Respectfully submitted,
Topsail Beach Planning Board
Edward S. (Butch) Parrish
Chairman '
I
1
t
12 1

Introduction
The Town of Topsail Beach is blessed with abundant natural resources and a beautiful
environmental setting. The beach at Topsail Island greets summer visitors like a beacon
glistening and gleaming in the sun. The gentle summer breezes caress and welcome visitors. The
beach haunts the memory of those fortunate enough to visit Topsail Beach during the warm
' months and the memory of the summer visit sustains all who come through the cold of winter.
Statewide the beaches and waters of North Carolina are a tremendous resource and they may be
found alongside a shoreline which is rich in history. The Town of Topsail Beach, on Topsail
' Island, between New Topsail Inlet and New River Inlet, in Pender County, shares in the history
and in the rich heritage of the North Carolina coast.
In recognition of both the value and the fragile nature of our coastal area's natural and cultural
resources, the United States Congress passed, in 1972, the Coastal Zone Management Act, The
State of North Carolina, which at the very early stages of the national coastal program established
' itself as a leader amongst all coastal States (a position which it has continued to hold), enacted in
1974 the Coastal Area Management Act, which has come to be known in North Carolina by its
acronym "CAMA." The CAMA did several things. It defined North Carolina's coastal area.
Twenty coastal counties were defined as that land area over which the developing coastal program
would hold some jurisdiction. The Act created the Coastal Resources Commission (CRC), which
is a 15 member body, appointed by the Governor, who create policy and who pass rules governing
' development activity in the coastal area. The Act also created the Coastal Resources Advisory
Council (CRAC), which is a 45 member body charged with advising the CRC and working as a
liaison between the Commission and local governments in the coastal area. As staff for the CRC
' the Division of Coastal Management was created to carry out the policies of the program, The
basic purpose of the Coastal Area Management Act is ..... "to insure the orderly balance of use and
preservation of our resources on behalf of the people of North Carolina and the nation."
tPreservation, protection, enhancement, and balance ...... through planning and the development of
rules designed through a rational planning process ..... this is what the CAMA is about.
' It is widely recognized that the most important aspect of the early development of the NC coastal
,program was the planning requirement contained in the LAMA. The Coastal Area Management
Act required each coastal County to have a Land Use Plan, and furthermore, these plans were
required to be updated every five years, The work we are doing here, creating the Town of
Topsail Beach Land Use Plan, is a direct result of that requirement in the enabling legislation. As
' coastal counties began to plan, coastal Towns and Cities began to recognize the benefit of
planning for themselves. The local empowerment embodied in the Act's planning requirement
showed a clear stroke of brilliance on the part of those who crafted the legislation. This was
I evidenced by a slow and thoughtful change of perception by Cities and Towns as the
municipalities began to request their own opportunity to plan for the long-range future. The
growth of the coastal area coupled with the planning requirement contained in the statute, brought
1 13

most local governments an understanding, sometimes a reluctant understanding, of the necessity
of planning for the preservation of natural resources and a way of life.
The Town of Topsail Beach was incorporated by the North Carolina General Assembly in 1963.
The Town of Topsail Beach may be characterized as a small Town with a group of thoughtful
leaders who understand the impacts of growth and development. They have seen the impacts of
growth on this region, and they wish to preserve the natural and aesthetic qualities and attributes
of their community. Both the elected and appointed Boards in Topsail Beach act cautiously and
carefully on those significant matters which will affect the future of the Town. For Topsail Beach,
the Land Use Plan herein rendered will be a valuable source of community information and a
guide for local leaders on policy matters.
The term "Land Use Plan" may be used interchangeably with other terms. The "Land Use Plan" is
also sometimes referred to as the "comprehensive plan" or the "general plan" or the "master plan."
The essential characteristics of the plan, which we will refer to here as the Land Use Plan, is that
the plan encompasses all geographic parts of the community and all functional and environmental
elements which bear on land use development. The plan is general in the sense that it will
summarize policies and proposals and will not indicate (in great detail) specific locations or
detailed regulations. The plan will be long-range in the sense that it will look beyond the
foreground of current and everyday development pressures and will look to the perspective of
problems and possibilities for 10-20 years in the future.
For planning purposes the preparation, adoption, and use of the Land Use Plan is considered to be
the primary objective of a planning program. Most other plans and planning actions by a local
government are designed, at least theoretically, to be based upon the Land Use Plan.
Local government has a great deal of influence on how a community develops. The buildings,
facilities, and improvements provided by local government affect the daily lives of citizens.
These same features give a form and a life to the community and can be a stimulus or an
impediment to the development of privately owned land in the area. The local government is
inescapably involved in questions on the physical development of land within the area of its
jurisdiction. Both the Town Board and the Planning Board will regularly make decisions
concerning zoning, streets, sites for public buildings, or the allocation of funds for public projects
of one type or another. And for making these kinds of decisions the lay Boards of local
government need technical guidance. If the quickest and most expedient decision is taken,
without forethought, the local government leaders may find that they will make a decision one
month only to negate the premise of that decision next month because they are faced with another
decision and another quickie answer. If these types of decisions are made over an extended period
of time the local government may end up on a path that is not consistent with the desired future of
the Town. This type of circumstance may be avoided by planning. Leaders are advised through
this process to take a pro -active rather than a reactionary approach to community development.
To do this the local government needs an instrument, a plan, which will establish long-range
general policies for the physical development of the community. With a plan decisions, can be
14

made in a coordinated and unified manner. The Land Use Plan will provide the Town with this
sort of an instrument. The Plan can be referred to as an important source for decisions on those
development issues which arise on a regular basis. Zoning classification amendment requests,
subdivision approval, and the location of roads or highways, extension of public services ..... all of
' these decisions are made in a manner which best serves the public interest if some systematic
planned approach to the decision process is made. The Land Use Plan will help with these
decisions.
1 How to Use the Land Use Plan
' This Land Use Plan has been prepared through detailed work with the Town of Topsail Beach
Planning Board, Town staff, and the Town Council, and according to planning guidelines created
by the State of North Carolina'. The planning guidelines are important because they give a
1 framework for creation of the Land Use Plan. The first work on this document was the
preparation of an outline. This outline was taken directly from the requirements of I SA NCAC
7B and became the Land Use Plan Table of Contents. Your best source for finding specific
information in this Land Use Plan is the Table of Contents.
The Land Use Plan was created in two parts. Part One gives a summary of community concerns
' and aspirations, an analysis of existing and emerging conditions, and an analysis of natural
systems and environmental conditions. Part Two gives a summary of community goals, a detailed
list of Town policies for land use development, and a future land use map and description of each
Future land use category.
The Land Use Plan is designed to be used by the -local government, in each case, when they make
1 decisions concerning land use. Policy statement in this document are created such that when the
Planning Board or Town Council is faced with a decision they may receive some advice or
counsel on the matter before them by a careful review of this policy document. For other plan
' users, the document will also provide guidance on what you may expect on decisions by Town
appointed or elected Boards. Developers, as well as those residents already well established, may
have reason to consult the document for "how to" policy guidance or for development proposals
tthey wish to implement or comment upon.
The creators of this document have gone to extreme lengths to insure the all necessary policy
guidance for the Town of Topsail Beach is included here. All decisions on policy were based
upon the best information available in 2002-2003. If this Land Use Plan is found to need
adjustment, the Land Use Plan amendment process, outlined in ISA NCAC 7B, is the means by
which to amend this document.
For questions concerning this Land Use Plan interested parties may call Town Hall at 910-328-
The planning guidelines work was done, at staff level, by the NC Division of Coastal Management. Approval of the
planning guidelines was by the NC Coastal Resources Commission in 2002. For interested persons who may wish to
seek further information, these guidelines are codified in the North Carolina Administrative Code (NCAC) at
subchapter 713 of Chapter 15A.
15

5841.
Section 1: Community Concerns and Aspirations
The purpose of this land use plan section is to provide guidance and direction for plan
development on the sensitive matter of community concerns and aspirations.
A. Significant Existing & Emerging Conditions
The table below shows key management topics for the Town of Topsail Beach. The management
tonics are kev areas of focus for the Town of Tonsail Beach.
Management Topics
Planning Problems
Planning Assets
Public Access — Maximize access
Local accesses lead to areas with
Plentiful access points along town
to beach and public trust waters
little beachfront. Erosion is an
beach front and sound front. Town
issue with long-term use and
continued commitment to access
maintenance. More facilities may
projects construction and
be needed for increased use by
maintenance. Facilities available
residents and visitors
including parking and restrooms at
several accesses.
Land Use Compatibility —
Strong development codes promote
Ensure that development and use
compatible use of land with
of land resources is consistent
existing property. Subdivided
with capability of the land
throughout town. Re -Use of
existing properties encouraged
through policies.
Infrastructure Carrying
Water Supply, Saltwater intrusion,
Buffers, open space and protection
Capacity- Ensure that public
finding the right solutions to the
regulations enforced for AECS and
infrastructure systems (size,
sewage/septic issues.
other fragile areas. Town employs
location and management) protect
a variety of programs and codes to
or restore quality of AECs and
protect natural environment.
other fragile areas
Natural Hazard Areas —
Conservation of dune structure and
Town is committed to ongoing
Conserve protective functions of
beach front a strong concern.
beach renourishment program and
barrier dunes, beaches, flood
Topsail Beach has several areas
employs use of dune protection
plains and other coastal features
for potential over wash, flooding
regulations, is a NFIP participant
and inlet hazards.
and has a Flood Damage Protection
Ordinance
Water Quality — Maintain,
Water quality problems seen from
Stormwater Ordinance adopted and
protect and restore quality of
stormwater runoff and isolated
comprehensive stormwater
coastal waters
septic concerns. Long term
management program in place,
solutions may include stormwater
collection and alternative treatment
methods.
Shoreline Protection — Programs
Beach Renourishment program
Town is working on this program
to restore and preserve a wide
needed to be in place.
with the State and the US Army
sandy beach.
Corps of Engineers.
16

I
1
F11
Maintaining a Family Beach
Environment
Safety, traffic, development all
affect quality of life in the town
The town enforces many codes to
protect health safety and welfare of
the commwu .
Economic Development and
Development of Central business
Town has a manager -council form
Fiscally Responsible
area, expanding different types of
of government to provide
Government
businesses in the town.
professional management of
Maintaining economic health of
Town's assets.
town.
Public Safety
Additional seasonal visitors and
Town has a Police department and
increased permanent population
incorporates newest techniques and
can result in increased crimes.
programs to ensure public safety
and to respond to all crimes.
B. Ivey Issues
The issues listed below have been identified by Topsail Beach Town officials, through a
facilitated process, as those issues which will be of concern within the planning period for this
land use plan. These will be areas of emphasis and priority consideration throughout this
document. .
1. Shoreline Protection - Implementing programs to maintain the quality and quantity of
sand on the beachfront.
2. Water Supply- Protecting and providing an adequate quantity of quality water in the
municipal water system.
3. Stormwater Runoff — Managing storm water runoff to reduce non -point source pollution of
adjacent water bodies.
4. Sewage Disposal — Recognizing future issues and developing programs to best meet the
needs of Topsail Beach.
5. Maintaining a Family Beach Environment — Keeping our high quality of life as our
population grows.
6. Encouraging a Sound Economy and Fiscally Responsible Government Ensuring that our
land use policies support our financial viability as a town.
7. Preservation of Recreational Use of Waters - Maintaining the quality, access, and
navigability of area waters.
8. Public Access and Parking — Determining needed access and implementing programs to
provide adequate and safe access to the ocean and sound.
9. Public Safety- Providing for public health, safety and welfare with a growing population.
10. Vegetation/Protection of Maritime Forest — Protecting or enhancing natural areas within
the town limits.
C. Community Vision
The Town of Topsail Beach's vision statement was prepared through a facilitated process with the
Town's Planning Board acting as the principal responsible board. The Planning Board approved
the "vision" for submittal to the Town Board on February 19, 2003. The Town Council
subsequently endorsed the vision statement on March 12, 2003.
The vision statement is important feature of the land use plan because it gives a clear description
17

7
on how the area will look in the future. In preparing the "vision"
participants were directed to
consider the community's driving forces, priority issues, and citizen values and aspirations. The
"vision" depicts in words and images what the local government is seeking to become. The '
results are shown below.
In 2010, we see... '
Topsail Beach will be a Family Beach I
Topsail Beach will be home to approximately 700 people, and will have a peak seasonal
population of approximately 8400. Many residents will be retired, and have come to Topsail
Beach to enjoy a high quality of life and a relaxed atmosphere. Our largest segment of population
growth will be families. In fact, Topsail Beach is proud to be a family town. For both the
permanent population and the seasonal visitors, we will have a variety of amenities to please '
everyone. We continue to have an extensive beach and shoreline access program that provides
easy access to thq beach and the sound at many places throughout our town. We will have
adequate facilities to meet the needs of even the busiest summer day. We have sidewalks and safe ,
streets that allow for walking to all parts of the community. Our residents and visitors have easy
access to the shoreline and navigable waters. Boating, fishing, and other water activities are
popular within our community. '
Topsail Beach will be a safe community. We are relatively crime -free, and have fire protection
from a first-class fire and rescue department. Our citizens and visitors are secure with a well- ,
staffed and well -trained Police Department. The Department is committed to responsive,
community -based policing, and participates in local and regional initiatives to remain proactive
in identifying issues that could threaten public safety. 1
We will have an expanding economic base. Our retail and service sector will consist of a wide
variety of businesses that have a customer base of residents, visitors and clients from other parts
of the area. Topsail Beach will be known across the region as a business -friendly town with a
customer base who appreciates good service, innovative products, and good community relations.
Our businesses support the community, and the community supports our businesses.
Topsail Beach is a leader in Environmental Stewardship '
Topsail Beach will be known for its commitment to environmental protection and stewardship.
The town will have effective policies to regulate development to ensure that land uses are '
consistent with the capability of the land. We will employ a variety of innovative policies,
programs, and regulations such as our comprehensive zoning ordinance, stormwater management
program, vegetation protection ordinance, and subdivision regulations to provide a solid
regulatory framework that protects our natural systems.
We will have a comprehensive water supply system that can provide outstanding water quality to ,
our residents and citizens. Water will be plentiful and maintain good pressure. We will have a
18

C�
stormwater management program that captures run-off to protect our lands and waters from non -
point source pollution. We have an environmentally safe system of sewage disposal.
Topsail Beach will have infrastructure system that is responsive to the needs of our community
because we have designed our entire infrastructure to work in harmony with the natural
environment. We will use an infrastructure carrying capacity analysis to ensure that public
systems protect or restore the quality of our environmentally fragile areas. The Town government
will participate in numerous state and federal programs to provide the citizens with infrastructure
planning and maintenance programs and to secure the funding to pay for them while keeping the
tax and utility rates fair and equitable.
Topsail Beach is proud of its wide, sandy beaches that have benefited from an ongoing beach
renourishment program. All areas of our beach can be accessed and used, even at the highest
tides. A dune protection program has resulted in high dunes, anchored by a thick cover of
vegetation that protects our town and our beach. An added benefit of this beach renourishment
program is the expansion of our public beach access program that our residents and visitors
enjoy. Protecting our Areas of Environmental Concern is our top priority for our environmental
stewardship. Topsail Beach has areas of natural maritime forests canopies, estuaries, and coastal
vegetation that we will protect and restore. A healthy natural environment is essential to the
health of our town and to our continued high quality of life.
Topsail Beach has a Strong Community Voice
Topsail Beach has a fiscally responsible government that is responsive to the needs of the
citizens. We have active community involvement on a variety of issues including planning,
stormwater management, beach renourishment, recreation, and town policies with our advisory
boards and ongoing public meetings. Our town government has a staff of qualified professionals
who find new and innovative ways to meet the needs of the public. The Town uses a variety of
public information methods including local access television, a newsletter and a comprehensive
internet website to inform the public and to receive feedback from the population.
Topsail Beach is a beautiful, family beach that will be relatively crime free, economically sound,
and a leader of coastal communities in environmental protection and beach preservation. We will
maintain a high quality of life and relaxed atmosphere that other towns try to duplicate. We know
,that the reason for our success is simple: it is our people, our community, who share the vision of
the Town's bright future, and who are committed to making great things happen for all our
residents and visitors.
Section 2: Analysis of Existing and Emerging Conditions
A. Population
' Of the municipal beaches communities in North Carolina, Topsail Beach is the 16'h largest by
population. It is the smallest municipality, by population, of the three municipalities on Topsail
Island.
19

NC Municipal Beach Population, 20012
Municipality
2001
Population
Southern Shores
2,292
Kitty Hawk
3,116
Kill Devil Hills
6,122
Naas Head
2,801
Atlantic Beach
1,777
Pine Knoll Shores
1,529
Indian Beach
93
Emerald Isle
3,538
North Topsail Beach
833
Surf City
1,423
Topsail Beach
481
Wrightsville Beach
2,604
Carolina Beach
5,225
Kure Beach
1,573
Bald Head Island
184
Caswell Beach
392
Oak Island
6,898
Holden Beach
819
Ocean Isle Beach
441
Sunset Beach
1,849
Pender County
42 051
North Carolina
8188 008
NC Municipal Bch Average
2,199.5
Ttl NC Man Bch Res/NC %
43 990/.537%
Topsail Beach Rank b Po
16 of 20
Ttl # NC Mun/% Beach
20 of 543
3.68%
1
There are 543 municipalities in NC3. Of these, at the time of Census 2000, 20 municipalities were '
barrier island beach municipalities4. The total number of people in NC living in these beach
municipalities, year `round, is 43,990. This total represents .537% of the total population of NC. '
The town of Topsail Beach ranks 16d' (of 20) in size according to permanent population.
(1) Current Permanent Population Estimatess '
The North Carolina State Data Center indicates the current6 year round permanent population of
2 NC State Data Center, 2001. The recently incorporated municipality of Duck, in Dare County, was not counted as a
part of the 2000 U.S. Department of Commerce, Bureau of the Census survey. As a result, they are not included here.
The 2001 estimated population for Duck is 459 persons.
s NC State Data Center, 2001.
a With the incorporation of the municipality'of Duck after the 2000 census, there are now 21 barrier island beach ,
municipalities.
s The work on this Land Use Plan was begun in late 2002. At that time the latest official estimates of population
from the State Data Center were for 2001. At completion of the Land Use Plan, the most recent population estimate '
for Topsail Beach is 497, which is the 2003 estimate.
6 NC State Data Center estimate, July 2001.
20 '

the Town of Topsail Beach is 481 persons. According to the U.S. Department of Commerce,
' Bureau of the Census, the population in 2000 was 471 persons. The municipality grew, during
this one year period (2000-2001), at an annual rate of 2.1%. Ponder County as a whole grew at a
rate of 2.4% for this same time period. The Town of Surf City, immediately north of Topsail
' Beach and also on the island, grew at a rate of 3.0% for this same time period.
Pender County Municipal & Pender County Population, 2000 & 20017
Local
Government
2000 Population
2001 Population
Number of
Persons
% Growth
Atkinson
236
237
1
0.4%
Bur aw
3,337
3,375
38
1.1%
St. Helena
395
402
7
1..8%
Surf Ci art
1,101
1,134
33
3.0%
Topsail Beach
471
481
10
2.1%
Wallace art
18
18
0
0.00
Watha
151
153
12
1.3%
Pender County
41,082
42,051
1969
2.4%
' The population of Topsail Beach in 1990 was 346 persons. The 10 year growth rate percentage
(1990-2000) was 36.1%. The growth rate for the 11 years between 1990 and 2001 was 39%. The
annualized growth rate for this 11 year period was 3.5%. This community is experiencing fast
' growth.
' The population of Topsail Beach has continued to grow along with Pender County. Because of
the small number of persons in the total population of Topsail Beach, it is important to consider
population growth in the county as a whole, which, because of the numbers involved, is a more
statistically significant number.
Area county population growth between 1980 and 1990 shows Pender County, the smallest in
population of the 9 county sample selected, is growing at a rate which is the 2"d fastest at 29.6%.
' The only county which exceeds the growth of Pender County is Brunswick County which grew at
a rate of 42.5% from 1980-1990.
7 NC State Data Center estimate, July 2001.
1
21

Pender & Nei hb ring County Po elation Growth,1980-19908
County
Government
1980
Population
1990
Population
Difference/Number
% Growth
Bladen Co
30,491
28,663
-1,828
-6.0%
Brunswick Co
35,777
50,985
15,208
42.5%
Carteret Co
41,092
52,553'
11,461
27.9%
Columbus Co
51,037
49,587
-1,450
-2.8%
Du lin Co
40,952
39,995
-957
-2.3%
New Hanover Co
103,471
120,284
16,813
16.2%
Onslow Co
112,784
149,838
37,054
32.9%
Pender Co
22,262
28,855
6,593
29.6%
Sampson Co 149,687
147,297
-2,390
-4.8%
1
For the period from 1990-2000, the population growth of Pender County was once again the 2nd '
fastest of the sample selected. For the decade of the `90's, Brunswick County narrowly edged out
Pender County fonhe fastest growing area county by 43.4% to 42.3%. During this period of time
Pender & Nei hb ring County Population Growth,1990-2000,
County
Government
1990 Population
2000 Population
Number of
Persons
% Growth
Bladen Co
28,663
32,278
3,615
12.6%
Brunswick Co
50,985
73,143
22,158
43.4%
Carteret Co
52,553
59,383
6,830
12.9%
Columbus Co
49,587
54,749
5,162
10.4%
Du lin Co
39,995
49,063
9,068
22.6%
New Hanover Co
120,284
160,307
40,023
33.2%
Onslow Co
149,838
150,355
517
0.003%
Pender Co
128,855
41082
12,227
42.3%
Sampson Co 147,297
60,161
1 12,864 127.1%
Compared to its neighboring counties (north and south) Pender County is a rural type countyio, '
largely, with the vast majority of the population living outside of municipal boundaries. As a
beach municipality, Topsail Beach does not fit with this county -wide situation, however, it is '
notable that the area is now, and has been, rural not urban. This.is a situation which is changing
s NC State Data Center estimate, July 2001. '
9 NC State Data Center estimate, July 2001.
io Pender County has approximately 50.11 persons per square mile.
22

I
1
F
1
1
most rapidly in eastern Pender County.
Percentaue Livins in a Municipality (Fender-Onslow-New Hanover), 200111
Coup Gov't
2001 Population
Non -municipal
Municipal
%
Pender Co
42,051
36,251
5 800
13.79%
Onslow Co
148,454
78,001
70,453
47.46%
New Hanover Co
163,828
63,445
100,383
61.27%
(2) Current Seasonal Population Estimates
The seasonal population of a resort area municipality such as Topsail Beach is composed of two
components. These components are: (1) permanentpopulation these are the people who
usually reside in the planning area, and those people who are also frequently referred to as the year
`round residents; (2) seasonal population --- these are the people who are temporary residents of
the planning area (including tourists and vacationers), but who usually reside in another location.
Another term to understand, which is related to seasonal population, is peak population, which is
the permanent population plus the seasonal population on a peak vacation week during the
summer season. To give an estimate on seasonal population and peak population we must make
some assumptions and assign some numbers, based on experience with the habits of beach
visitors, and, especially, with the habits of those visitors to Topsail Beach.
It has been determined by the NC State Data Center, based on the 2000 Census that there were
481 permanent residents of Topsail Beach in 2001. According to the 2000 U.S. Census and the
number of permits issued for residential construction during 2001, as determined by the Topsail
Beach Department of Administration, there were -1,154 housing units in Topsail Beach in 2001. If
we assume the same percentage occupancy rate for 2001 as the U.S. Bureau of the Census found
in 2000, which was 21.9%, we have 253 housing units occupied by permanent residents in 2001.
This gives 901 housing units occupied seasonally.
The number of persons per housing unit in Topsail Beach, in 2001, based on permanent
population (481 divided by 253), is 1.90. For purposes of figuring seasonal peak population, and
to account for summer visitors, we will add one additional person per residence, so ... we have
2.90 persons per housing unit for the calculation of the seasonal peak. A standard number,
frequently used, for the number of occupants in a vacation cottage is 6.5 persons per unit. A low
figure for the seasonal population based solely on housing units would be equal to the permanent
population (481) plus the additional 1 person per unit (253), plus vacation cottage rental (6.5
multiplied by 901 = 5,857) gives a total of 6,591 persons.
" NC State Data Center estimate, July 2001.
23

The table below lists the number of motels in Topsail Beach and the number of rooms at each.
motel.
Topsail Beach Motels & Number of Rooms. 200212
Name of Motel
# of Units
Breezeway Motel
47
FLA Apartments
7
Jolly Roger
65
Ocean Pier Inn
16
Queens Grant
52
Sea Vista Motel
34
Topsail Motel
31
TOTAL
252
A standard number, frequently used, for the number of beach visitors occupying a motel unit is
3.5 persons. When all units are occupied, the additional number of people straining the municipal
infrastructure and support systems is 767.
The estimated 2001 seasonal population at Topsail Beach is 7,358 persons 13. This is a
conservative figure.
This figure does not include day trippers. This is a particularly difficult population element upon
which to get a count. The average daily traffic on the causeway leading across the bridge to
Topsail Island in 2001 was 8,400. A portion of this traffic was going to Surf City and North
Topsail Beach. No break-out for seasonal peak days (Memorial Day, Fourth of July, or Labor
Day) was given as a part of this NC Department of Transportation count.
(3) Permanent Population Growth Trends14
Topsail Beach population 1990 = 346
`Topsail Beach population 2001= 481
Topsail Beach had a 39% population growth rate between 1990 and 2001, The annualized growth
rate is 3.5%.
iz This information was gathered by the Town of Topsail Beach Department ofAdministration.
is This figure is composed of the following: 481(permanent population), 253 (additional one person per permanently
occupied housing unit), 5,858 (vacation cottage rental), 767 (motel occupancy) = 7,358.
14 NC State Data Center, 2001, & U.S. Department of Commerce, Bureau of the Census, 2000
24

l
' Pender Co population 1990 = 28,855
Pender Co population 2001 = 42,051
Pender Co had a 45.7% growth rate between 1990 and 2001. That's 4.1 % annualized rate.
Region
O runswick, Columbus, New Hanover, Pender) population 1990 = 249,711
� � pP
Region O (Brunswick, Columbus, New Hanover, Pender) population 2001= 337,611
' Region O had a 35% population growth rate between 1990 and 2001.
NC population 1990 = 6,632,448
NC population 2001 = 8,188,008
NC had a 23% population growth rate between 1990 and 2001.
E
1-1
11
Topsail Beach's 39% population growth rate between 1990 and 2001 was the 13a' fastest of the 21
barrier island beach municipalities in North Carolina. Topsail Beach accomplished this rate of
growth without annexation.
NC Rnrrier lsland Municinal Reaches -- Population Growth 1990-200115
Municipality
1990
Population
2001
Population
Percentage
Growth,1990-01
Percentage Growth
(Ave Yearly),1990-
01
Sunset Beach
311
1,849
494%
44.9%
Ocean Isle Beach
523
441
(15.6%)
(1.4%)
Holden Beach
626
819
30.8%
2.8%
Oak Island
4,550
6,898
51.6%
4.6%
Caswell Beach
175
392
124%
11.2%
Bald Head Island
78
184
135%
12.2%
Kure Beach
619
1,573
154%
14%
Carolina Beach
3,630
5,225
43.9%
3.9%
Wrightsville Beach
2,937
2,604
. (11.3%)
(10/0)
Topsail Beach
346
481
39%
3.5%
Surf City
970
1,423
46.7%
4.2%
North Topsail Beach
947
833
(12%)
(10/0)
Emerald Isle
2,434
3,538
45.3%
4.1%
15 U.S. Department of Commerce, Bureau of the Census, 2000. NC State Data Center estimate, July 2001.
25

Indian Beach
153
93
(39.2%)
(3.6%)
Pine Knoll Shores
1,360
1,529
12.4%
1.1%
Atlantic Beach
1,938
1,777
(8.3%)
(.75%)
Nags Head
1,838
2,801
52.3%
4.7%
Kill Devil Hills
4,238
6,122
44.4%
4%
Kitty Hawk
1,937
2,991
54.4%
4.9%
Southern Shores
1,447
2,201
52.1%
4.7%
Duck
0
459
N/A
N/A
(4) Key Population. Characteristics 16
Many of the facts;eported in the U.S. Census may serve to characterize a community. It is
important, for purposes of characterizing a community, that the community be compared to other
similar areas. For purposes of this characterization we have used the barrier island municipalities
of North Carolina.
The median age of residents of the Town of Topsail Beach is 55.6 years. Among beach
communities in NC we find this to be comparably old. In fact, of the 20 barrier island beach
municipalities in 2000, Topsail Beach had the Oh highest median age. The barrier island beach
municipality with the highest median age was Pine Knoll Shores (61.8) and the lowest median age
was found at Kill Devil Hills (36.7). The median age in all of Pender County was 38.8. In NC the
median age reported in 200 was 35.3. This statistic characterizes the Town of Topsail Beach as an
older, retirement oriented community.
In Topsail Beach 21.9% of the total housing units were occupied all year. This put Topsail Beach
at the 140' highest amongst barrier island beach municipalities. Another way of saying this is that
Topsail Beach was 6t' amongst barrier island beach municipalities in the percentage of their total
housing stock occupied year-round. This statistic characterizes Topsail Beach as a resort
community ... with a large portion of the houses standing empty during the cold weather months.
In NC the percentage of housing units occupied all year is 88.9%. In Pender County this figure is
,77.2%. The highest percentage occupied amongst barrier island beach municipalities was
Carolina Beach (56.2%). The lowest was Bald Head Island (14.7%).
The percentage of persons in the labor force (16 and over) at Topsail Beach was 53.7%. Topsail
Beach was 13'' highest of the barrier island beach municipalities when examining for the number
of persons (16 and over) in the work force. While the residents of this community may be
"older," which tends to make us think of retirement, they are reported as working at a relatively
high rate amongst the beaches to which they are compared. Topsail Beach also compares
16 Please refer to the Table entitled "Key Characteristics of NC Municipal Beaches, 2000," in the appendix.
26
1
I
0

favorably in this category with Pender County as a whole, at 58.5%, and with all of NC, at 65.7%.
The median households? income in the Town of Topsail Beach $55,750 is 7a' highest amongst
P ( )
barrier island beach municipalities in NC. This is a higher median household income than Pender
County as a whole ($35,902) and is higher than the NC median ($39,184). The highest median
household income amongst all barrier island beach municipalities in NC is found at Ocean Isle
Beach ($67,639). The lowest is found at Carolina Beach ($37,662).
' The median familyincome" in the Town of Topsail Beach $64 167 is the 5a' hi hest amongst
p ( � ) g g
barrier island beach municipalities in NC. This is a higher median family in come than Pender
' County as a whole ($41,633) and is higher that the NC median ($46,335). The highest median
family income amongst barrier island beach municipalities in NC is found at Wrightsville Beach.
The lowest is found at Kill Devil Hills ($44,681).
The per capita mcome19 in the Town of Topsail Beach ($35,838) is 8 highest amongst the barrier
island beach municipalities in NC. This is a higher per capita income that in Pender County as a
whole ($17,882) and is higher than the NC per capita income ($20,307). The highest per capita
income amongst barrier island beach municipalities is found at Bald Head Island ($45,585). The
lowest is found at Kill Devil Hills ($20,679).
When considered as a whole, the income figures from the U.S. Census give us a picture of the
Town of Topsail Beach as a relatively well-to-do municipality.
o
Within the Town of Topsail Beach a large percentage (81.1 /0) of the total housing is in single
unit/detached housing2 . There are relatively few manufactured or mobile homes within the Town
of Topsail Beach. (Of the 1,135 units reported in2000, 3, or .26% were manufactured homes.)
The NC barrier island beach municipality with the highest percentage of single family homes is
Southern Shores (97.4%). The lowest percentage of single family homes is found at Indian Beach
(2.7%). The second from the lowest is Atlantic Beach (at 30.8%). In Pender County as a whole
58.8% of housing is in single/detached units. In NC the figure is 64.4%.
' The median value of owner occupied housing in the town of Topsail Beach is $281,300. This is
the 5u' highest value amongst the barrier island beach municipalities in NC. The Pender County
' median value for owner occupied housing is $113,400. The NC value in this category is
$108,300. The NC barrier island beach municipal average median value for owner occupied
'housing is $249,145. The highest median value for owner occupied housing was reported at
' Indian Beach ($625,00021). The second highest was at Bald Head Island ($525,000). The lowest
median value of owner occupied housing was found at Kill Devil Hills ($104,500).
' " Members of a household are not related by blood or marriage or legal agreement.
18 Members of a family are related by blood or marriage or legal agreement.
' 19 Per capita refers to each person.
20 Also known as, and commonly referred to as, single family housing.
21 Only two owner occupied housing units were reported at Indian Beach. This figure may be skewed on the high
side.
27

The section on key characteristics tells us the following about the Town of Topsail Beach: this is
a community which has a higher median age than most other beaches and most of NC; this town
has a relatively low percentage of its housing occupied year `round (giving credence to the fact
that the community is believed to be a resort area attracting large number of tourists during the
warm weather months); when compared to other barrier island beach municipalities this Town has
a higher percentage in the labor force ... they may have a higher median age here, but they are
working; the income figures (median household/median family/per capita) for the community are
higher than most other beach municipalities, also higher than Pender County and NC, and
consequently higher than most other places in the state; most of the housing stock is single family
residential; the value of the owner occupied housing units in the Town of Topsail Beach is high.
(5) Age of Population
The median age in Topsail Beach is 55.6 years. This is the Oh highest median age of the barrier
island beach municipalities in North Carolina. The average barrier island municipal median age
in NC is 50.26 years of age. The median age for men in Topsail Beach is 56.5. The median age
for women is 54.3,
Topsail Beach Area Median A$e��
Holly Ridge = 32.9 years
North Topsail Beach = 45.1 years
Surf City = 48.1 years
Topsail Beach = 55.6 years
Pender County = 38.8 years
North Carolina = 35.3 years
The Table following gives the age of persons in Topsail Beach, as reported to the U.S.
Department of Commerce, Bureau of the Census, 2000.
.— 23
I u sad Much
ro uianon Dy A
a& beg --
Age
Both Sexes
Number - Percent
Male
Number - Percent
Female
Number — Percent
Under 5
4 - 0.8%
1- 0.4%
3 -1.3%
5to9
8-1.7%
4-1.7%
4-1.7%
10to 14
10-2.1%
4-1.7%
6-2.5%
15to 17
11-2.3%
4-1.7%
7-3.0%
18to 19
5-1.1%
3-1.3%
2-0.8%
20
1- 0.2%
1- 0.4%
0 - 0.0%
zz NC State Data Center estimate, July 2001. U.S. Department of Commerce, Bureau of the Census, 2000.
23 U.S. Department of Commerce, Bureau of the Census, 2000.
28

21
1-0.2%
0-0.0%
1-0.4%
22to24
14-3.0%
7-3.0%
7-3.0%
25 to 29
20 - 4.2%
12 - 5.1%
8 - 3.4%
30to34
18-3.8%
12-5.1%
6-2.5%
35to39
19-4.0%
8-3.4%
11-4.7%
40to44
26-5.5%
13-5.5%
13-5.5%
45 to 49
37 -- 7.9%
13 - 5.5%
24 -10.2%
50 to 54
54 -11.5%
25 -10.6%
29 -12.3%
55 to 59
69 -14.6%
35 -14.9%
34 -14.4%
60 & 61
17-3.6%
5-2.1%
12-5.1%
62 to 64
31- 6.6%
20 - 8.5%
11- 4.7%
65&66
17-3.6%
9-3.8%
8---3.4%
67 to 69
25 - 5.3%
15 - 6.4%
10 - 4.2%
70 to 74
26 - 5.5%
15 - 6.4%
11- 4.7%
75 to 79
36-7.6%
18-7.7%
18-7.6%
80to84
19-4.0%
10-4.3%
9-3.8%
85 & over
3 - 0.6%
1- 0.4%
2 - 0.8%
Total 65
& over
126 - 26.8%
68 - 28.9%
58 - 24.6%
Median
Age
55.6
56.5
54.3
(6) Income
`The latest information on the income of persons in Topsail Beach was gathered by the U.S.
' Bureau of the Census in the year 2000. The income information requested was therefore gathered
from the previous year. Consequently, the latest information available is for calendar year 1999.
Household24 income for 1999 in Topsail Beach is shown in the following tables.
za Household residents are not related by blood, mama a,or other legal intricacy.
zs Income figures are reported as received from the U.S. Department of Commerce, Bureau of the Census, 2000.
29

Topsail Beach Households26 -- 210 total =100%
Less than $10,000 ---12 = 5.7%
$10,000 to $14,999 - 6 = 2.9%
$15,000 to $24,999 - 34 =16.26/o
$25,000 to $34,999 -11= 5.2%
$35,000 to $49,999----- 30 =14.3%
$50,000 to $74,999 - 61= 29%
$75,000 to $99,999 -12 = 5.7%
$100,000 to $149,999 - 23 = I I %
$150,000 to $199,999 -15 = 7.1%
$200,000 or more - 6 = 2.9%
In the Town of Topsail Beach the median household income in 1999 was $55,750, This is a
higher median household income than found in Pender County ($35,902) as a whole or
statewide/in North Carolina ($39,184). The number of Topsail Beach households with earnings
was 142. The mean earnings of households with income in Topsail Beach in 1999 was $52,782.
The mean earnings of households with income in Pender County was a bit lower at $44,365. The
mean earnings of households with income in North Carolina in 1999 was $50,814. The number
of households in Topsail Beach with social security income is 76. The average amount of social
security income per household was $14,574. The number of households in the Town of Topsail
Beach with public assistance income was 6 (2.9%). The average amount of public assistance
income was $1,283. The number of Topsail Beach households with retirement income was 70.
The average amount of retirement income received per household was $27,604. In Pender County
the mean retirement income is $19,671. In all of North Carolina the mean retirement income
reported was $16,831.
Family27 income in Topsail Beach for 1999 is shown below.
Topsail Beach Families2 -- 403 total =100%
Less than $10,000 =1 = 0.8%
$10,000 to $14,999 r- 2 =1.6%
$15,000 to $24,999 - 8 = 6.3%
$25,000 to $34,999 - 8 = 6.3%
$35,000 to $49,999 --15 =11.9%
$50,000 to $74,999 -c-- 47 = 37.3%
$75,000 to $99,999 -12 = 9.5%
$100,000 to $149,999 -14 =11.1 %
$150,000 to $199,999 -15 =11.9%
26 According to the U.S. Department of Commerce, Bureau of the Census, 2000, the average household size in
Topsail Beach is 1.87 persons. This is figured by dividing the total (permanent) population by the number of
occupied housing units.
27 Family members are related by blood or marriage or other legal intricacy.
28 According to the U.S. Department of Commerce, Bureau of the Census, 2000, the average family size in Topsail
Beach is 2.26 persons.
30

$200,000 or more --- 4 = 3.2%
' The median family income in the Town of Topsail Beach in 1999 was $64,167. The median
family income for Pender County during the same time period was $41,633. The statewide
median family income in 1999 was $46,335. The 1999 per capita income in the Town of Topsail
Beach was $35,838. The per capita income for Pender County was $17,882, For all of North
Carolina the per capita income for 1999 was $20,307. The median earnings for male full-time
year-round employees in 1999 was $45,313. The median earnings for female full-time year-round
employees was $25,139.
' Topsail Beach Income29 1989 1999 Percent Growth
Median Income by Households $30,625 $55,750 82.0%
Median Income by Families $50,609 $64,167 26.7%
Per capita Income $24,646 $35,838 45.4%
' The table above, Topsail Beach Income, shows incomes are growing in Topsail Beach. The Town
of Topsail Beach is becoming more affluent. An affluent population is more able to buy or invest
in real estate or luxury or comfort items. This increasing affluence gives credibility to the idea
' that now may be a good time to invest in Topsail Beach. It is also true, based on the current
prevailing, and unusually low, current interest rates available, and based on the shortage of other
attractive investment opportunities, because of the decline of the stock market, prudent investors
' have sought out real estate as a very viable and attractive investment spurring development in
Topsail Beach.
' For the year 1999, the Town of Topsail Beach ranks above the entirety of Pender County and
above the State in per capita income, median household income, and in the average amount of
retirement income.
There is very little of what the U.S. government refers to as "pov
erty" " ove " in the Town of Topsail
g
Beach.
' Povett2o Status in 19993' To sail Beach Pender Coun North Carolina
Numbe 2 - Percent Percent Percent
Families 1— 0.8% 9.5% 9.0%
Families w/ related children
29 Information gathered from the U.S. Department of Commerce, Bureau of the Census, 1990 & 2000,
30 Poverty is based on income, household size and relationship. Income considered for determining poverty is money
income before taxes. Capital gains and noncash benefits, such as food stamps or Medicaid, are not counted as
income. The population considered for determining poverty is not the total population of an area. Persons living in
group quarters, such as military barracks, college dorms, or long-term health care facilities, are not considered when
' determining poverty. Unrelated persons under the age of 15 in a household, such as foster children, are also not
considered when determining poverty.
31 U.S. Department of Commerce, Bureau of the Census, 2000.
32 Indicates the number below the poverty level in each category.
31

under 18 years
1— 5%
14.6%
13.3%
Families w/ related children
under 5 years
1- 20%
16.4%
16.5%
Families w/ female
householder, w/ no
husband present
1— 9.1%
28%
27.4%
With related children
under 18 years
1 - 20%
35.9%
34.3%
With related children
under 5 years
1- 20%
44.7%
45.9%
Individuals
27 — 6.7%
13.6%
12.3%
18 years and over
26 — 6.9%
12.0%
11.0%
65 years and over
0 — 0.0%
14.4%
13.2%
The number of families in poverty and the number of families with a female head of householder,
with no husband present, in poverty, in the Town of Topsail Beach, is so low as to be statistically
insignificant. The percentage of individuals in poverty in Topsail Beach as reported by the U.S.
Census in 2000 is low. As measured according to the percentage of female householders in
poverty, with no husband present, Topsail Beach also ranks law. Topsail Beach ranks well below
both Pender County and the rest of the State on the number of families in poverty (as a
percentage).
In Topsail Beach there were 77 households and families earning in excess of $100,000 in 1999.
This is a high number of persons earning in this range for a Town with a permanent population of
481,
B. Housing Stock
A review and analysis of a Town's housing stock gives us additional information on local land use
patterns.
(1) Current Housing Stock
The largest type of dwelling unit in use at the Town of Topsail Beach is the 1-unit, detached, or
single family dwelling unit. A total of 212 units, or 18.6%, of the housing stock at Topsail Beach
lives in multiple family dwelling units. There were only 3 mobile, also known as manufactured,
homes in Topsail Beach at the time of the last inventory (2000). A description of the number and
,type of units in Topsail Beach is shown in the following Table.
Topsail Beach Housin
Units in the Structure33
Number
Percent
1-unit, detached
920
81.1 %
1-unit, attached
77
6.8%
2 units
56
4.9%
3 or 4 units
22
1.9%
33 U.S. Department of Commerce, Bureau of the Census, 2000.
32

5 to 9 units
18
1.6%
10 to 19 units
0
0.0%
20 or more units
39
3.4%
Mobile home
3
0.3%
Boat, RV, van, etc.
0
0.0%
TOTAL
1,135
100%
n
F�
1
The last inventory of housing age in Topsail Beach was at the time of the U.S. Census, 2000.
According to the report of those questioned by the U.S. Department of Commerce, Bureau of the
Census, 70.5% of the housing in Topsail Beach was built since 1970, 56.8% had been built since
1980, and 29% since 1990. There were no houses on the beach which were built prior to 1940.
The age of the houses in Topsail Beach are shown in the table below.
Topsail Beach Housin
Year Structure Built
Number
Percent
1999 to March 2000
58
5.1%
1995 to 1998
133
11.7%
1990 to 1994
139
12.2%
1980 to 1989
316
2.7.8%
1970 to 1979
156
13.7%
1960 to 1969
161
14.2%
1940 to 1959
172
15.2%
1939 or earlier
0
0.0%
TOTAL
1,135
100%
The value of owner occupied housing as reported to the U.S. Department of Commerce, Bureau of
the Census, 2000, in Topsail Beach is shown in the following table.
Topsail Beach Housin alue34
Less than $50,000
$50,000 to $99,999
$100,000 to $149,000
$150,000 to $199,999
$200,000 to $299,999
.$300,000 to $499,999
$500,000 to $999,999
$1,000,000 or more
TOTAL
Number Percent
0
0.0%
5
3.2%
14
8.9%
29
18.5%
38
24.2%
43
27.4%
25
15.9%
3
1.9%
157
100%
The median value of owner occupied housing in the Town of Topsail Beach is $281,300.
34 Of the 223 occupied housing units in Topsail Beach, 157 of them are owner occupied. This table gives the value of
the 157 owner occupied units.
33

The Town of Topsail Beach has a low percentage of its housing stock in manufactured or mobile
homes.
Number of Mobile Homes & Percentage of Total Housing Stock by Turisdiction35
Topsail Beach 3 of
1,135 = .26%
Fender County 7,328 of 20,798
North Carolina 577,323 of
3,523,944 =16.4%
= 35.2%
Surf City 738 of
2,585 = 28.5%
North Topsail Beach 116 of
2,076 = 5.6%
Wrightsville Beach 17 of 3.097
= .54%
Carolina Beach 101
of 4,070 = 2.4%
Kure Beach 71 of 1.567 = 4.5%
Emerald Isle 994 of 5,968 =
16.6%
Oak Island 764 of
6,662 =11.4%
Kill Devil Hills 115 of 5,286 =
Atlantic Beach 1,323 of 4,744
2.1%
27.8%
New Hanover County
Onslow County 13,585 of
55,726 = 24.3%
Carteret County 10,530 of
40,947 = 25.7%
4,891 of 79,616 =
6.1%
(2) Building Permits Issued
According to the U.S. Bureau of the Census the town had 1,005 total housing units in 1990.
According to the 2000 census the town had 1,135 total housing units. That's an increase of 12.9%
(or 130 units). If we add in the 2001 (19) and 2002 (25) units, we get 1,135 + 44 =1,179 units.
That's an increase of 17.3% from 1990 to 2002. If we annualized the figure, we get a 1.4% yearly
increase over the last twelve years in the total housing stock at Topsail Beach. Records have been
lost regarding specific types and quantities of permits issued in each category. The Table below
was received, in February 2003, from. the Town of Topsail Beach Department of Administration.
-2,C
1 uwn UI
1 U sau neacn Ls
naing rermlts, lyyi-LUui"-
Year
Single Family
Manufactured Home
Commercial
Multi -Family
Total
1992
UNK
0
0
0
UNIT
1993
UNK
0
0
0
UNK
1994
UNK
0
0
0
UNK
1995
UNK
0
0
0
UNK
1996
UNKs
0
Q
Q
UNK
1997
+
UNK
0
0
0
UNK
35 U.S. Department of Commerce, Bureau of the Census, 2000.
36 This information was received from the Town of Topsail Beach Administration Department.
34

I
1998
UNK
0
0
0
UNK
1999
UNK
0
0
0
UNK
2000
UNK
0
0
0
UNK
zoos
19
0
0
0
19
2002
25
0
0
0
25
Total
44
0
0
0
44
C. Local Economy
The economy of a small Town is extremely important to its continuing growth and development,
The reason economy is a part of a Town's land use plan is that the effectiveness of any physical
plans for development are almost totally dependant on economic development. Topsail Beach is a
relatively wealthy community.
The per capita income for Pender County (in 1999) was $17,882, The per capita income for
Topsail Beach in 1999 (last date taken) was $35,838. As we have already seen in the LUP section
on key population characteristics this is a town with a high median age. There are a lot of retirees
living in Topsail Beach. The town of Topsail Beach is known as a beach resort and a vacation
area. A large percentage of the houses in Topsail Beach are vacant for a large portion of the year.
The local economy is tourism based. Visitors flood the island during warm weather months.
' Much information is available on economy at the'County level. however, it should be noted,
Topsail Beach is quite different from the rest of Pender County. Certain facts and information are
instructive and they tell us a lot about the economy of the area. The area's economy is important
to people who will choose to move to the Town of Topsail Beach and to those who may develop
r Property.
' The types of employment within the Town of Topsail Beach have not changed significantly since
the 1990 U.S. Census was conducted. Topsail Beach is still a tourist oriented, quiet, retirement
community, There are only a few commercial establishments existing in Town,
rAccording to facts received from the County's industrial recruiting agency, Wilmington Industrial
Development, the largest employers in Pender County are shown in the Table following.
1
ITop Employers in Pender County37•
Company ProducVService
r37 Wilmington Industrial Development.
35
Employees
11

L
Pender County Schools Education
1,034
Pender County Minimum Security Prison Correctional Unit
350
'
Pender Memorial Hospital Medical Center
310
Pender County Government
240
LL Building Products Home Building Products
250
Del Labs Cosmetics Care Products
and Health
200
Chloride Systems Emergency Lighting / Standby Power Products
Holt Hosiery Mills, Inc.
150
Ladies' Hosiery
150
Four County EMC Electric Cooperative
95
Gage Carolina Metals, Inc. Fabricated Sheet MetaVElectronic Calibrated Metals
60
A relatively large portion of the Topsail Beach working population is employed in the retail trade...
The table following gives the retail sales figures for FY '01.
'
Pender County Gross Retail Sales FY 2000-200138
Gross Collected ($) Grass Retail Sales ($)
'
Pender County 4,915,190 237,452,326
Apparel 168,968 4,225,795
'
Automotive 242,130 42,653,752
Food 1,998,635 87,750,836
Furniture 100,861 3,874,681
General merchandise 810,852 38,774,557
'
Lumber and building material 271,393 22,561,240
Unclassified 825,808 32,792,752
'
The Town of Topsail Beach charges a privilege license tax. Last year 76 licenses were issue&&
This number has remained relatively constant over the last five years. The privilege license is a
,
three level tax that the State, County, and Town often all levy on the same business activity. The
tax is levied on the privilege of engaging in a particular occupation or business activity within the
'
taxing jurisdiction and is enforced and collected through the issuance of an annual license. The
statute which enables the levy of this tax is N.C.G.S. 105-33 through 105-113. A Town which
38 Wilmington Industrial Development, NC Department of Revenue, State Sales and Use Statistics for FY 2000-01.
39 Town of Topsail Beach, Department of Administration.
36
1

wishes to levy this tax must adopt an ordinance levying the tax. The Ordinance lists the activities
taxed and the tax rates. The privilege license tax is a revenue generating measure, however, this
tax is not used to regulate otherwise legitimate businesses.
The Town of Topsail Beach understands that economic trends are indicated by a variety of
criteria. The North Carolina Department of Commerce gives seven basic criteria by which
economic health of an area may be measured:
Seven Criteria B Which the Economic health of a Community May Be Measured 2001.a0
Y tY Y
(1) Average age of industrial plants, (5) Change in real wages,
' (2) Change in population, (6) Rate of business failure, and
(3) Change in employment, (7) Rate of new business activity.
(4) Net migration,
1
As a result of positive movement on the indicators pertinent to the Town, it appears that Topsail
Beach is an economically healthy community. Topsail Beach, as has been shown as a part of this
document, is a relatively wealthy community. The economic strength of the surrounding County
and metropolitan areas is important and will have spillover effects which will serve to improve the
economic situation in Topsail Beach. Topsail Beach eagerly anticipates the positive changes the
future will bring.
(1). Employment by Major Sectors
Of those persons employed in Pender County, the five largest types of jobs are indicated belowal:
' ® Retail Trade ® —Services ® —Manufacturing ® —Transportation ® —Construction
In 2000, in the Town of Topsail Beach, of the 389 persons 16 years of age and older in the year
r`round population at Topsail Beach, 209 are in the labor force. Of the 209 in the labor force, 208
or 53.5% are working.
jTopsail Beach Employment Status42 Number Percentage
Population 16 years and over ............ 389 100.0
In labor force ......................... 209 53.7
Civilian labor force.. ... 209 53.7
=gmployed ............................ 208 53.5
Unemployed .......................... 1 0.3
ArmedForces .......................... 0 0.0
In 2000, the largest occupation category (33.2%) for persons residing in Topsail Beach is
management, professional, and related occupations. The second largest occupation category was
ao NC Department of Commerce.
al U.S. Department of Commerce, Bureau of the Census, 2000.
az U.S. Department of Commerce, Bureau of the Census, 2000.
37

sales and office occupations. The smallest percentage (6.3%) of those working were reported in
the production, transportation, and material moving occupations, No workers claimed to work in
the farming, fishing, and forestry occupations.
Topsail Beach Occupation43 plumber Percentage
Management, professional, and related
occupations........................... 69 33.2
Service occupations .................... 34 16.3
Sales and office occupations ............. 65 31.3
Farming, fishing, and forestry occupations... 0 0.0
Construction, extraction, and maintenance occupations ....27 13.0
Production, transportation, and material
movingoccupations .................... 13 6.3
In response to the 2000 census, in the category of employment by industry, the largest number of
persons (16.3%) reported they worked in retail trade. The next largest category (15.4%) was in
the arts, entertainment, recreation, and food services area.
Topsail Beach Employment by Industry44
Number
Percentage
Agriculture, forestry, fishing & hunting,
andmining ............................
0
0.0
Construction..........................
30
14.4
Manufacturing ..........................
18
8.7
Wholesaletrade....... ................. -
6
2.9
Retail trade ...........................
34
16.3
Transportation and warehousing, and utilities.
12
5.8
Information..........................
5
2.4
Finance, insurance, real estate, and rental & leasing .....
19
9.1
Professional, scientific, management,
administrative, & waste management services .....
25
12.0
Educational, health & social services .......
19
9.1
Arts, entertainment, recreation,
accommodation & food services ...........
32
15.4
Other services (except public administration) ..
2
1.0
.Public administration .....................
6
2.9
Most of the persons working in To Beach were private wage and salary workers.
Topsail Beach Class of Workcr4
Number
Percentage
Private wage and salary workers ............
130
62.5
Governmentworkers ..... . .................
35
16.8
43 U.S. Department of Commerce, Bureau of the Census, 2000.
44 U.S, Department of Commerce, Bureau of the Census, 2000.
45 U.S. Department of Commerce, Bureau of the Census, 2000.
38

�I
.J
Self-employed workers in own not incorporated
business......................41 19.7
Unpaid family workers .................... 2 1.0
(2) Unemployment 6
Unemployment rates for area counties for the year 2000 are shown below.
Area CountyUnemployment Rates 200047 Total Labor Force Unemployment
Rate
New Hanover County 82,940 3.3%
Pender County 16,480 4.7%
Brunswick County 34,590 4.3%
I
The rate of unemployment for Pender County was higher during CY 2002. The average rate for
Pender County rose from 7.8 percent during first quarter 2002 to 9 percent during the second
quarter and then fell to 8.7 percent during the third quarter. The third quarter 2001 Pender County
rate was 5.5 percent. Overall, in the local area, unemployment rates were volatile for the first
three quarters of 2002. The average monthly rate in New Hanover County rose from 5.8 percent
during first quarter 2002 to 6.5 percent during the second quarter and then fell to 6.2 percent
during the third quarter. The third quarter 2001 New Hanover County average rate was 4.4
percent. The average rate for Brunswick County rose from 6 percent during first quarter 2002 to
7.7 percent during the second quarter and then fell to 6.7 percent during the third quarter. The
third quarter 2001 Brunswick County rate was 4.5 percent.
The average rate for NC rose from 6.2 percent during first quarter 2002 to 6.8 percent during the
second quarter and then fell to 6.5 percent during the third quarter. The third quarter 2001 state
1 rate was 5.4 percent.
Unemployment is a lagging indicator, i.e., it tends to follow the business cycle. It is expected, in
' all likelihood, area unemployment rates will remain at their current levels, if not increase
somewhat, over the next few months.
In the area of retail sales, with the exception of Brunswick County, area retail sales fell over 2001.
They rose 1.1 percent in Brunswick County to $844.1 million. They fell 2.9 percent in Pender
County to $236.1 million. Sales fell 3.4 percent in New Hanover County and 4.5 percent in
Wilmington to $3.2 billion and $2.6 billion, respectively. Statewide, sales fell 4.6 percent to
46 Except as noted, factual information contained herein was received from William W. Hall, Jr., Director, Center for
Business and Economic Services, Cameron School of Business, UNC-W, via Greater Wilmington Chamber of
Commerce in 2003.
47 Wilmington Industrial Development, based on 2000 Census results.
' 39

$126.7 billion. The 2001 changes compare to growth rates over 2000 of 13 percent in Brunswick
County, 9.7 percent in New Hanover County, 9.9 percent in Wilmington, 1.3 percent in Pender
County, and 5.8 percent in the state.
For the year ending August 2002, retail sales were down 2.7 percent in New Hanover County and
4.6 percent in Wilmington to $3.2 billion and $2.5 billion, respectively. They were up 7.2 percent
in Brunswick County to $900 million and 8.1 percent in Pender County to $250.6 million.
Statewide, sales were down 1.7 percent to $128.6 billion.
Overall the data shows that the local economy (Brunswick, New Hanover, and Pender Counties)
reached its low point during the middle of 2002. There was healthy growth during the third and
fourth quarters of the year, and the conditions are in place to support 2003 economic growth in the
three -county area of 3.5-4 percent.
(3) Description of Community Economic Activity
The local economic activity on Topsail Island is based on the tourism industry. If this industry is
doing well, the Town of Topsail Beach's economy will also be doing well. This is true even
though the Town's business sector is relatively small.
Tourism Industry — 2001"
Travel related Expenses (millions)
Jobs related to tourism
Annual payroll of tourism workers (millions)
Local tax receipts (millions)
New Hanover County Pender County
$301.63 $44.44
5,590
660
$94.34
$9.63
$12.24
$2.50
According to figures gathered by the Town of Topsail Beach Department of Administration, the
number of overnight (rental) units is shown in the following Table.
Number of Overnight Rental Units — Topsail Beach
Breezeway Motel
47 units
FLA A is
7 units
Jolly Roger
65units
Ocean Pier Inn
16 units
Queens Grant
52 units
Sea Vista Motel
34 units
Topsail Motel
31 units
Total Overnight Rental Units
252 units
48 Cape Fear Coast Convention and Visitors Bureau.
40

The largest three manufacturers in Pender County are shown in the Table below. These
businesses provide employment opportunity for hundreds of area citizens.
Pender County's Largest Manufacturers49
Company CityProduct Category Staff Year
Est.
LL Building Products Burgaw Sheet Metal Work 340 1940
r
Chloride Systems Burgaw Vehicular Lighting 200 1963
Equipment
Holt Hosiery Mills Inc Willard Hosiery, Women's Full & 150 1947
Knee Length
With regard to the area's economy, in summary, the UNC-W Cameron School of Business
reports50 that with the exception of Brunswick County, area retail sales fell over 2001. They rose
1.1 percent in Brunswick County to $844.1 million. Sales fell 3A percent in New Hanover
County and 4.5 percent in Wilmington to $3.2 billion and $2.6 billion, respectively. They fell 2.9
' percent in Pender County to $236.1 million. Statewide, sales fell 4.6 percent to $126.7 billion.
The 2001 changes compare to growth rates over 2000 of 13 percent in Brunswick County, 9.7
percent in New Hanover County, 9.9 percent in Wilmington, 1.3 percent in Pender County, and
5.8 percent in the state.
For the year ending August 2002, retail sales were down 2.7 percent in New Hanover County and
4.6 percent in Wilmington to $3.2 billion and $2.5 billion, respectively. They were up 7.2 percent
in Brunswick County to $900 million and 8.1 percent in Pender County to $250.6 million.
Statewide, sales were down 1.7 percent to $128.6 billion.
Overall the economic data shows the local economy (Brunswick, New Hanover, and Pender
' Counties) reached its low point during the middle of 2002, There was healthy growth during the
third and fourth quarters of the year, and the conditions are in place to support 2003 economic
growth in the three -county area of 3.5-4 percent.
D. I
Population Projections
P
The State of North Carolina grew by over 1.4 million people between the 1990 and 2000 federal
rcensuses. Only three counties, Bertie, Edgecombe, and Washington, lost population. The fastest
growing county was Johnston (50.0% growth), followed by Wake (47.3%), Hoke (47.20/o), Union
49 ' Wilmington Industrial Development, 2001,
so
Center for Business and Economic Services, Cameron School of Business, UNC-W, via Greater Wilmington
Chamber of Commerce, 2003.
' 41

(46.90/o), Brunswick (43.51/4), and Ponder (42.4%). Topsail Beach growth (at 36.1% for this same
period) was nearly as rapid as the growth of Pender County. This accelerated growth is expected
to continue to a point. Within the planning period for this document it is expected that the Town
of Topsail Beach will reach build out. It is possible, and expected, that some redevelopment will
occur following build out, but the'large growth of the population which is currently being
experienced is not expected to continue indefinitely. The Town of Topsail Beach is located on a
barrier island and there are definite physical barriers to long-term unchecked growth. It is
uncertain exactly when build out will occur. The projections below have been made in a basic
straight line format.
(1) Short-term -- five and ten year projections on permanent and seasonal
population
Our short-term population projections will be based upon the percentages given by the North
Carolina State Data Center for the growth of Ponder County. It is anticipated that Ponder County
will grow by 29% between 2000 and 201051. If we model our projections of the growth of Topsail
Beach by this standard, which continues to be amongst the fastest growing counties in North
Carolina, we see the following increases:
Topsail Beach/Pender County Permanent Population Projections, 5 & 10 Year (based on
2000)
Topsail Beach 2000 population = 471
Topsail Beach 2005 population projection = 539 (The increase anticipated is 14.5%)
Topsail Beach 2010 population projection = 607 (The increase anticipated is 29%.)
Ponder County 2000 population = 41,082
Ponder County 2005 population = 47,038 (The increase anticipated is 14.51/o)
Ponder County 2010 population projection = 52,976 (The increase anticipated is 29%.)
Topsail Beach Seasonal Population52 Projections, 5 & 10 Year (based on 2000)
Topsail Beach 2000 seasonal population = 7,252.
Topsail Beach 2005 seasonal population projection = 8,304. (The increase anticipated is 14.5%.)
Topsail Beach 2010 seasonal population projection = 9,355. (The increase anticipated is 29%.)
Topsail Beach feels these projections, though based on the best information available at this
writing, are high. Topsail Beach will reach build out with the planning period. Ponder County
.will continue to grow at an accelerated rate. Land values at Topsail Beach, because of the scarcity
will increase rapidly.
(2) Long-term — twenty year projections on permanent and seasonal
5'NC State Data Center, 2001.
s2 This figure is based on the following: 471 (permanent population, 2000), plus 248 (additional one person per
permanent housing unit), plus 5,766 (vacation cottage rental), plus 767 (motel occupancy) = 7,252. Adjustments have
been made to account for the 1 year difference from the previous seasonal figure computed for 2001. The primary
difference was the number of single family houses constructed in 2001.
42

population
I Long-term population projections are based on information given by the North Carolina State
Data Center. It is anticipated that growth in Pender County, for the period from 2010 to 2020,
will be 22.4%. Our growth projections here are based on the NC Data Center figures. It is felt
that Topsail Beach's growth will, in fact, not keep pace with Pender County since build out will
occur during the planning period.
' Topsail Beach/Pender County Permanent Population Projections for 2020 (based on 2000)
Topsail Beach population projection for 2010 = 607
Topsail Beach population projection for 2020 = 743 (The increase anticipated is 22.4%.)
Pender County 2010 population projection = 52,976
Pender County 2020 population projection = 64,845 (The increase anticipated is 22.4%.)
Topsail Beach Seasonal Population Projection for 2020 (based on 2000)
Topsail Beach seasonal population projection for 2010 = 9,355.
Topsail Beach seasonal population projection for 2020=11,451. (The increase anticipated is
22.4%.)
Section 3: Natural Systems Analysis
A. Description and Analysis of Natural Features and Environmental Conditions of
Topsail Beach's Planning Jurisdiction
This land use plan section will describe and analyze the natural features and environmental
conditions within the jurisdiction of the Town of -Topsail Beach.
(1) Areas of Environmental Concern
One of the basic purposes of North Carolina's Coastal Area Management Act (CAMA or the Act)
is to establish a State management plan which is capable of rational and coordinated management
of coastal resources. The Act recognizes the key to more effective protection and use of the land
and water resources of the coast is the development of a coordinated approach to resources
management. The CAMA provides 2 principle mechanisms for accomplishing this purpose: 1)
the formulation of local Land Use Plans articulating the objectives of local citizens and translating
these objectives, or policies, into future desired growth patterns; and, 2) the designation of Areas
' of Environmental Concern for the protection of areas of statewide concern within the coastal area.
Both the development of local Land Use Plans and the designation and regulation of critical
resource areas contribute to rational management by encouraging local and State governments to
exercise their full authorities over coastal resources and to express their management goals in a
comprehensible and uniform manner. Local objectives benefit through their incorporation into a
State management scheme, and the statewide objectives of resource protection and development
benefit through an integrated and comprehensive management approach. State guidelines are
prepared to ensure uniformity and consistency in Land Use Plans and in the regulation of critical
resource areas, or Areas of Environmental Concern (AEC's).
43

The STATE GUIDELINES FOR AREAS OF ENVIRONMENTAL CONCERN53 (Subchapter 7H
of Chapter 1 SA of the NC Administrative Code, or l SA NCAC 7H, or the regulations governing
development activity in AEC's) require that local Land Use Plans give special attention to the
protection and appropriate development of AEC's. The CAMA charges the Coastal Resources
Commission (CRC or the Commission) with the responsibility for identifying types of areas --
water as well as land -- in which uncontrolled or incompatible development might result in
irreversible damage. The Act further instructs the Commission to determine what types of
development activities are appropriate within such areas, and it calls upon the local government to
give special attention to these areas in the process of Land Use Plan development. As a means of
controlling any inappropriate or damaging development activities within AEC's, the CAMA calls
upon the CRC to implement a permitting program. The intent of this program is not to stop
development (if this were the intent, given the growth in our coastal area, the program would be
an abject failure) but rather to ensure the compatibility of development with the continued
productivity and value of critical land and water areas (AEC's).
The Act divides responsibility for the permitting program between the CRC and local
governments. "Minor" development activities receive permits from a local permit officer, while
"major" development activities seek permits from the CRC. (Division of Coastal Management
personnel are the staff representatives of the CRC.)
The types of AEC's are separated into 4 broad groupings. Those 4 categories are:
. THE ESTUARINE SYSTEM ■.
w OCEAN HAZARD AREAS -=
w PUBLIC WATER SUPPLIES ..
= NATURAL AND CULTURAL RESOURCE AREAS
a. w The Estuarine System w
Estuarine system AEC's, which are defined below, are land and water areas of the coast which
contribute enormous economic, social, and biological values to North Carolina. It is the objective
of the CRC to manage these AEC's as an interrelated group to ensure that development is
compatible with natural characteristics and to minimize the likelihood of significant loss of
private property and public resources. Included within the estuarine system are the following
AEC categories: estuarine waters, coastal wetlands, public trust areas and estuarine shorelines.
.Each of these AEC's is either geographically within the estuary or, because of its location and
nature, may significantly affect the estuary.
Coastal WetlandsS4 are areas of salt marsh or other marsh subject to regular or occasional
flooding by tides, including wind tides. The management objective of the NC CRC for coastal
53 These regulations are subject to change by the NC Coastal Resources Commission.
51 Coastal wetlands are an Area of Environmental Concern and uses/development in these areas are regulated by the
NC Coastal Resources Commission. Coastal wetlands should not be confused with 404 wetlands, which are regulated
by the U.S. Army Corps of Engineers.
44
1
1
1
1
i
1
1
1
1
1
1
1
1

1
rl
I
I
wetlands is to conserve and manage these areas so as to safeguard and perpetuate their biological,
social, economic, and aesthetic values. The highest priority is given to conservation of these
areas. The second highest priority of use is for those types of development which require water
access and cannot function elsewhere. There are 1,671 acres of coastal wetlands in the Town
limits of Topsail Beach,
Estuarine Waters are those water areas which are the dominant component and bonding element
of the entire estuarine system, integrating the aquatic influences from the land and the sea.
Estuaries are among the most productive natural environments of North Carolina. They support
the valuable commercial and sports fisheries of the coastal area, which are comprised of estuarine
dependant species such as menhaden, flounder, shrimp, crabs, and oysters. Of the 10 leading
species in the commercial catch, all but one are dependent on the estuary, There are 350 acres of
estuarine waters in the Town of Topsail Beach,
Public Trust Areas are all waters of the Atlantic Ocean and the lands there under from the mean
high water mark to the seaward limit of State jurisdiction (the State limit of jurisdiction is 3
miles); all navigable natural bodies of water and lands there under to the mean high water level or
mean water level as the case may be; all water in artificially created bodies of water containing
significant public fishing resources or other public resources which are accessible to the public by
navigation from bodies of water in which the public has rights of navigation; and all waters in
artificially created bodies of water in which the public has acquired rights by prescription, custom,
usage, dedication, or any other means. The management objective is to protect public rights for
navigation and recreation and to conserve and manage public trust areas so as to safeguard their
biological, economic, and aesthetic values.
Estuarine Shorelines are areas of dry land (which may contain 404 wetlands) which are
considered a component of the estuarine system because of the close association these land areas
have with adjacent estuarine waters. Estuarine shorelines are non -ocean shorelines which are
especially vulnerable to erosion, flooding, or other adverse affects of wind and water and which
are intimately connected to the estuary. This area extends from the mean high water level (or
normal water level along estuaries, sounds, bays, and brackish waters) for a distance of 75 feet
landward. Within the estuarine shoreline AEC, impervious surfaces are required to not exceed
30%.
b. w Ocean Hazard Areas =
Ocean hazard AEC's are so named because these areas are considered by the North Carolina
Coastal Resources Commission to be natural hazard areas along_ the Atlantic Ocean shoreline
where, because of their special vulnerability to erosion or other adverse effects of sand, wind, and
water, uncontrolled or incompatible development could unreasonably endanger life or property.
Ocean hazard areas include: the ocean erodible area, the high hazard flood area, the inlet hazard
area, and the unvegetated beach area.
Ocean Erodible Areas are areas where there is a substantial possibility of excessive erosion and
significant shoreline fluctuation. The seaward boundary of this area is the mean low water line.
45

The landward extent of this line is established by multiplying the long-term average annual
erosion rate, as approved by the CRC, times 30, provided that, where there has been no long term
erosion rate or the rate is less than 2 feet per year, the minimum distance shall be set at 60 feet
from the first line of stable vegetation.
High Hazard Flood Areas are those areas subject to velocity waters in a storm having a 1 percent
chance of being equaled or exceeded in any given year and as identified on the National Flood
Insurance Program's Flood Insurance Rate Maps. The maps are produced by the Federal
Emergency Management Agency.
Inlet Hazard Areas are natural hazard areas which are especially vulnerable to erosion, flooding
and other adverse effects of sand, wind, and water because of their proximity to dynamic ocean
inlets. This area extends landward from the mean low water line a distance sufficient to
encompass that area within which the inlet will, based on statistical analysis, migrate, and shall
consider such factors as previous inlet territory, structurally weals areas near the inlet, and external
influences such as,jetties and channelization.
Unvegetated Beach Areas are self explanatory to the extent that they consist of unvegetated
ocean beach. These areas are subject to rapid and unpredictable land form change from wind and
wave action,
c. = Public Water Supplies
The third broad grouping of AEC's includes valuable small surface supply watersheds and public
water supply well fields. These vulnerable, critical water supplies, if degraded, could adversely
affect public health or require substantial monetary outlays by affected communities for
alternative water source development. Most of the public water supply in coastal NC is served by
groundwater, as is the case with Topsail Beach. For more details on this type of AEC, interested
parties are advised to call the North Carolina Division of Coastal Management, in Raleigh, at
[phone].
d. = Natural and Cultural Resource Areas =
Natural and cultural resource areas include natural or cultural resources of more than local
significance in which uncontrolled or incompatible development could result in major or
:irreversible damage to natural systems or cultural resources, scientific, educational, or associative
values, or aesthetic qualities. These areas would include coastal areas containing remnant species,
coastal complex natural areas, unique coastal geologic formations, significant coastal
archaeological resources, and significant coastal historic/architectural resources. For more details,
interested patties are advised to call the North Carolina Division of Coastal Management, in
Raleigh, at [phone]. This categ_og of AEC is by nomination only.
The Areas of Environmental Concern pertinent to the Town of Topsail Beach are the estuarine
system and ocean hazard areas AEC's. No nomination category AEC's are expected during the
planning period.
46

LI
1
I
(2) Soil Characteristics
In April, 1990, the U. S. Department of Agriculture, Soil Conservation Service, in cooperation
with the NC Agricultural Experiment Station and the Pender County Board of Commissioners,
published a Soil Survey of Pender County, North Carolinass
The GENERAL, SOIL MAP56 contained in this document shows the Topsail Beach planning area
as within the Carteret-Newhan-Corolla soil association. These soils compose about 2% of Pender
County. Of this 2% about 65% are Carteret soils, 15% Newhan soils, and 7% Corolla soils. 13%
of this soil association is said to be composed of other soils or "soils of minor extent."
Carteret soils are nearly level and very poorly drained. They are on tidal flats bordering the sound.
These soils are flooded by high tides daily. They are dominantly fine sand or sand throughout.
The Newhan soils are gently sloping to moderately steep and are excessively drained. They are on
coastal ridges or barrier dunes. These soils are fine sand or sand throughout. The Corolla soils
are nearly level and are moderately well drained or somewhat poorly drained. They are in
depressions. These soils are also fine sand or sand throughout.
The parent material of Pender County soils is the rock from which the soils are formed. This is
the most important factor causing the soils differences in the County. The parent material of the
Pender County soils are of 2 types. The first, and the most important for the Town of Topsail
Beach, is the unconsolidated rock material, sand, silt, and clay that make up the marine and fluvial
sediments of the coastal plain. The other type, pertinent to the Pender County mainland, is known
as aeolian sand deposits.
' ss The author of this document does not claim special expertise on soils. Much of the information reported here
regarding soil types is taken from the text of the Soil Survey of Pender County North Carolina (1990).
56 The General Soil Map reference here is to the map contained in the Soil Survey of Pender County, North Carolina
document.
' 47

IRARSB TONE
F1EadIne�Ia�Vah, by mrdgraa.
V3VW
¢wish, ma�aj cv�Qgass,,a�gak
r�au�sa. wsloln tauTwls.
• sft--
Sam
SMUMNa
A rtb".VVA,V"U&'r
oftrom 0*41 bilw1w N
t�mar. soak
OVERWASH AND INKR VAE COWL"
OEACH AIM FORUPUNE
ZONE
km icm b=h2 ass.
pet pane ^ a
TIDAL MARSH RIDUOR '
FOREOUNE
r.+otom[ Nsvtan
r Coms*a Akrhan
Sap $04
REACH
The reason that soil types are important for planning purposes is that some soils are not well
suited for a particular type of development. Soils may present hazards for building foundations.
They may be poorly drained and have limited ability, if any, to support septic systems. If this type
of information is considered when the Town produces a set of regulations, such as a zoning
Ordinance, development activity may be steered toward those areas where it is more suitables�,
A more specific analysis of the soils within the Town of Topsail Beach may be taken from aerial
photography, which is overlaid with soil types, which is included in the Soil Survey of Pender
County, North Carolina, shows that within the general soil series already mentioned the following
soils are found:
♦ Carteret fine sand(Ca) ♦ This soil is very poorly drained, It is on tidal flats at elevations of 0
to 3 feet above sea level. The flats are generally dissected by narrow areas of water. Infiltration is
very slow, or no water penetrates the surface. Permeability is rapid. The water table fluctuates
with the daily tides which inundate the soil. This soil is not used for building site development or
sanitary facilities. Recreational use is limited to hunting and fishing. The native vegetation is
adapted to extreme wetness and salinity. The edges of the tidal marsh area provide good habitat
for wildlife.
♦ Newhan-Corolla complex agQ ♦ These soils are found on the barrier islands of North
Carolina, They are subject to wave overwash during hurricanes, The Newhan soil is excessively
drained. It is found on ridges and slopes. It is subject to soil blowing. Infiltration is very rapid,
and surface water runoff is slow. Permeability is very rapid. The available water capacity is very
low, The native vegetation is mainly sea oats, seacoast bluestem, American beach grass,
American red cedar, bitter panicum, greenbrier, and live oak, Flooding is a hazard. Maintaining
vegetation on this soil decreases soil blowing and will therefore potentially decrease damage to
S' Soil disposal areas for projects may create a mosquito breeding problem. For information concerning appropriate
mosquito control measures contact the Public Health Pest Management Section at 919-733-6407,
48

I
the frontal dunes which serve as a barrier to wave action during hurricane events.
♦ Newhan-Corolla-Urban land complex mE) ♦ This soil type is similar in its basic properties
to the NkE soils mentioned above. These soils are found in the oldest developed portions of
Topsail Beach. Urban land is where soils have been cut, filled, graded, or paved so that most soil
properties have been altered to the extent that a soil series is not recognized. These areas are used
for developed type uses, which might include closely spaced housing, parking lots, and
commercial development of a variety of types. This soil classification is found in the developed
areas of Topsail Beach. This type of soil is not specifically mentioned in the soil survey but it
does, in fact, exist in the Town of Topsail Beach.
♦ Newhan fine sand (NhC) ♦ This is excessively drained, sandy soil in areas of dredge spoil. It
is found in Pender County on both sides of the intracoastal waterway and in a few areas along the
Cape Fear River. These areas are surrounded by water or marsh. Infiltration is rapid, and surface
runoff is slow. This soil is generally not used for building site development.
These soils types are consistent with the types of soils found on every barrier island beach in
North Carolina. All of the soils limitations mentioned above may be overcome through
engineering. Extreme assistance may be necessary in some cases. For further information on
soils, interested parties are invited to consult the Pender Count Soil Survey (1990) document, or
to call the Pender County Agricultural Extension Office. Appropriate considerations for the
Topsail Beach Planning Board and Town Board, where decisions related to the types of soils will
become significant, are: zoning density, height of structures, setback requirements, lot size, new
streets and roads, and utilities extension plans and policies. Since there is no public sewerage
available at the Town of Topsail Beach, all development must have a septic system approved by
the Pender County Health Department58.
(3) Water Quality Classifications
1 The evolution of water quality regulations is an interesting study in the balance, dynamics, and
interactions of several factors including population growth, standards of living, technological
developments, food demands, urbanization, transportation changes, and industrialization over the
last century.
' The first transition in the regulatory emphasis from protecting water quality for navigation and
commerce in the federal waterway regulations enacted in the late 1800's, to mandating water
quality protection for the purpose of sustaining life supporting conditions occurred in the late
1900's. The second transition involves a shift in society's perspective, from the historical view of
waterways as ceaseless resources, to recognizing that the abilities of waters to renew their
' S8 Contact with the gender County Health Department is required for septic tank installation (per 15A NCAC 18A
1900). For information concerning septic tank and other on -site waste disposal methods, contact the On -Site
Wastewater Section at 919-733-2895.
49

qualities are limited, and become stressed under the magnitude and complex demands of a
changing and growing society. The third transition is the shift in management responsibilities for
water quality, which has come nearly full circle over the past 100 years. The federal government
has delegated much of its enforcement authority for water quality protection, which it began
assuming from local authorities in the late 1800's, to the States, who have in turn placed
considerable responsibilities back on local governments for the administration of water control
programs59.
From a historic perspective, flowing waters have received waste from time immemorial. With the
rise of population centers in the late 1800's, floating wastes threatened to obstruct the
transportation of goods. The federal government began addressing the practice with the passage
of the Rivers and Harbors Act of 1899, which regulated the depositing of solid wastes into
waterways and regulated construction projects in navigation channels. The Oil Pollution Act of
1924, prohibiting vessels from discharging oil into coastal waters, marked a beginning in the
policy shift towards protection of water quality and aquatic life. This Act also assigned
enforcement responsibilities to the federal government when local pollution control efforts were
inadequate, and made available modest amounts of grant funds for the construction of wastewater
treatment facilities.
The rise of public attention on water quality issues in the 1960's resulted in the passage of the
Water Quality Act of 1965, which specified standards for interstate quality water. A flurry of
legislation and policy directives soon followed in the 1970's. The National Environmental Policy
Act of 1970 set in motion a broad set of changes in environmental protection policies, including
the type of issues to be addressed Environmental -Impact Statements (EIS), Environmental
Assessments (EA), and Findings of No Significant Impact (FONSI), and led to the rise of the U.S.
Environmental Protection Agency.
The Water Pollution Control Act Amendments (Clean Water Act) of 1972, and the revised Act of
1977, marked an important step in regulating water pollution. First, it increased the funding levels
available through the construction grants program for assisting in building treatment plants.
Second, it instituted technology based effluent standards as opposed to stream base standards.
Third, it established a national permit system for regulating point source discharges. Most
importantly, the Act established a national policy and specific goals for restoring and maintaining
.the chemical, physical, and biological properties of the nation's fishable and swimmable waters.
Several sections instituted programs under the Clean Water Act that significantly affect
development projects today, including Section 401, which requires water quality certification for
activities that may cause a discharge into navigable waters or wetlands; Section 402, which
"A Guide to North Carolina's Tidal Salt Water Classifications, November 1994, prepared for the U.S. EPA and the
NC Division of Environmental Management by Cape Fear Council of Governments.
50
17,
I
I

established the National Pollution Discharge Elimination System (NPDES) for wastewater
discharge permits; and Section 404, which regulates the discharge of dredge and fill material into
navigable waters or wetlands. The evolution of the implementation of the Clean Water Act was
the shift in the enforcement and day-to-day administration of the programs from the U.S.
1 Environmental Protection Agency to the States, and in the case of the NPDES program, to the
local governments.
tWater quality protection at the State level began taking shape after WWII. By 1950, most
communities in North Carolina with populations greater than 2,500 were discharging either raw or
minimally treated sewage directly into the State's waterways. At the instruction of the 1951
' General Assembly, the State Stream Sanitation Committee (now known as the Division of Water
Quality) began the formal development of North Carolina's water pollution control regulations.
The initial steps of the Committee were to survey the extent of water pollution and to prepare a
icomprehensive water pollution program
The Committee also formulated a classification system for the State's surface waters based on
best usage criteria, which became the basis for the system used today. By 1963, water quality
standards and classifications were in place, and most surface waters were classified. The
' classifications and standards have been modified over time. Today the surface saltwater
classifications system helps to protect the quality and usage of over 2 million acres (3,200 square
miles) of tidal saltwater estuaries, bays, and sounds. These large figures have included in the
count all of Topsail Island waters and the accompanying coastal wetlands.
Additional legislation followed over the years. This included the North Carolina Environmental
1 Policy Act in 1971 and the Coastal Area Management Act of 1974. The mandate for State and
local government management of natural resources was significantly strengthened in the general
election of 1972, which overwhelmingly approved an amendment to the State constitution, which
reads, in part, as follows:
"It shall be the policy of this State to conserve and protect its land and waters for the
' benefit of all its citizenry, and to this end it shall be a proper function of the State of
North Carolina and its political subdivisions to acquire and preserve park,
recreation, and scenic areas, to control and limit the pollution of our air and water,
to control excessive noise, and in every other appropriate way to preserve as a part of
the common heritage of this State its forests, wetlands, estuaries, beaches, historical
sites, open land, and places of beauty."
As a strategy for the management of North Carolinas waters, the NC Division of Water Quality
(NC DWQ) assigns classifications to water bodies. The primary classifications are SC, SB, and
' SA. This is a graduated type scale whereby the NC DWQ assigns a classification based on the
measured qualities of the water in each area. Supplemental classifications (HQW — High Quality
Waters, ORW — Outstanding Resource Waters, Sw -- Swamp Waters, and NSW -Nutrient
Sensitive Waters) designation is also done, as appropriate, as a means of specifying the properties
of a water body which make it special. This is done so that these special properties, once
' 51

recognized, may be preserved through planning.
According to the NC Division of Water Quality60, the waters of Topsail Sound and the waters of
Banks Channel are all SA waters. These waters have also been classified as HQW. The HQW
(High Quality Waters) designation areas are areas which have "excellent biological, physical, and
chemical characteristics." Areas designated SA are suitable for shellfish harvesting61
According to the NC Division of Water Quality there is an area classified ORW in the vicinity of
the Town of Topsail Beach. This designation is given to the most pristine and productive waters
in North Carolina. The ORW area is located south of New Topsail Inlet and west of Hutaff
Island, which is the barrier island fronting on the Atlantic Ocean, and is the area of high ground
between the Atlantic Ocean and the ORW. The ORW is outside of the planning jurisdiction for
the Town of Topsail Beach.
The waters of the Atlantic Ocean are classified SB, Areas designated SB are saltwater areas
protected for primary recreation which includes swimming.
Water quality designations for the waters adjacent and within the Town of Topsail Beach's
planning jurisdiction were originally made in August of 1981.
(4) Shellfish Growing Areas & Primary Nursery Areas
Salt marshes and estuaries along our coast serve as nursery grounds for 90 percent of our fisheries.
North Carolina was the first state to designate nursery areas to protect these fragile ecosystems.
The nursery system in North Carolina serves as a -model for other states. According to this system
there are three categories of nursery areas in our coastal waters:
.� Primary Nursery Areas w
Secondary Nursery Areas =
Special Secondary Nursery Areas m
a, Primary Nursery Areas
Statewide the primary nursery areas, generally, are located in the upper portions of creeks and
bays. These areas are usually shallow with soft muddy bottoms and are surrounded by marshes
and wetlands. The low salinity levels and the abundance of food in these areas make them ideal
for young fish and shellfish. All of the primary nursery areas in Topsail Beach are located in the
60 The NC Environmental Management Commission classifies waters for the NC Division of Water Quality (NC
DWQ). Telephone conversation with Mr. Dean Hunkele, NC DWQ/DENR, March 6, 2003.
61 The NC DWQ classifies waters for purposes of issuing discharge permits. The NC Division of Marine Fisheries
establishes, administers and enforces rules governing commercial and recreational fishing in coastal waters,
cultivation and harvesting of shellfish, and submerged land claims. The NC Shellfish Sanitation Branch classifies
coastal waters relative to their quality and safety for harvesting shellfish, such as oysters and clams. The primary
objective of the Branch is the protection of public health. The Branch works with the Division of Marine Fisheries to
monitor and enforce water quality and use standards. The LUPUP reader should recognize that when the NC DWQ
says that waters classified SA may be used for shellfishing, they also may not be used for shellfishing. Whether those
waters are open to the taking of shellfish or not is a decision which is left to another agency.
52

areas of salt marsh.
To protect juveniles, many commercial fishing activities are prohibited in primary nursery areas;
including the use of trawl nets, seine nets, dredges or any mechanical methods used for taking
' clams or oysters. If a violator is caught in a primary nursery area, he is faced with a very
substantial penalty.
1 In the planning jurisdiction of Town of Topsail Beach there are 2,447 acres of primary nursery
area. In all of North Carolina there are 80,144 acres which are designated as primary nursery
areas. This means approximately 3% of the total primary nursery area in North Carolina is within
' the planning jurisdiction of the Town of Topsail Beach.
' b. Secondary Nursery Areas
These areas are located in the lower portions of creels and bays. As they develop and grow,
young fish and shellfish (primarily blue crabs and shrimp), move into these waters. Trawling is
not allowed in the.secondary nursery areas.
1
There are 35,502 acres in North Carolina which are designated as secondary nursery areas. There
' are no secondary nursery areas in the Town of Topsail Beach's planning jurisdiction.
c. Special Secondary Nursery Areas
These areas are located adjacent to secondary nursery areas but closer to the open waters of our
sounds and the ocean. For the majority of the year, when juvenile species are abundant, these
waters are closed to trawling.
1 There are 31,362 acres in North Carolina which are designated as special secondary nursery
areas. There are no special secondary nursery areas in the Town of Topsail Beach's planning
jurisdiction.
(5) Flood Hazard Areas
' The Town. of Topsail Beach is a participant in the National Flood Insurance Program (NFIP). The
Flood Insurance Rate Maps (F1RMs) for the Town of Topsail Beach were last revised January 21,
' 1998. The maps show most of the Town is located within a Special Flood Hazard Area (SFHA)
or an area within the 100-year floodplain. A significant portion of the homes located along the
:Atlantic Ocean beach are in a VE zone. These are areas of 100 year coastal flood with velocity
(waves). This is a hazardous situation but not an unusual circumstance in coastal barrier island
' municipalities.
' The total area within the Topsail Beach municipal limit is 3,770 acres, Of these acres 3,705 are in
a Special Flood Hazard Area (SFHA): 3,433 are in the AE zone and 272 acres are within the VE
zone.
53

To sail Beach — Acres in Flood Hazard Areas62
Total Acreage
SFHA -- %
AE Zone — %
VE Zone -- %
3,770 1
3,705 — 98%
3,433 — 91%
272 — 7%
The NFIP is a federal program which enables property owners in participating communities to
purchase insurance protection against losses from flooding. This insurance is designed to provide
an insurance alternative to disaster assistance to meet the escalating costs of repairing damage to
buildings and their contents caused by floods. Participation in the NFIP is based on an agreement
between local communities and the federal government. The agreement is that if a community
will adopt and enforce a floodplain management ordinance to reduce future flood risks to new
construction in Special Flood Hazard Areas, the Federal Government will make flood insurance
available within the community as a financial protection against flood losses.
The U.S. Congress established the NFIP on August 1, 1968, with the passage of the National
Flood Insurance Act of 1968. The NFIP was broadened and modified with the passage of the
Flood Disaster Protection Act of 1973 and other legislative measures. It was further modified by
the National Flood Insurance Reform Act of 1994, signed into law on September 23, 1994. The
NFIP is administered by the Federal Insurance and Mitigation Administration (FIMA) and the
Mitigation Directorate (MT), components of the Federal Emergency Management Agency
(FEMA), an independent Federal agency.
In support of the NFIP, FEMA has undertaken a nationwide effort of flood hazard identification
and mapping to produce Flood Hazard Boundary Maps (FHBMs), Flood Insurance Rate Maps
(FIRMs), and Flood Boundary and Floodway Maps (FBFMs). Several areas of flood hazards are
commonly identified on these maps. One of these areas is the Special Flood Hazard Area (SFHA),
which is defined as an area of land that would be inundated by a flood having a 1-percent chance
of occurring in any given year (also referred to as the base flood or 100-year flood). The 1-
percent-annual chance standard was chosen after considering various alternatives. The standard,
in the opinion of the agency, constitutes a reasonable compromise between the need for building
restrictions to minimize potential loss of life and property and the economic benefits to be derived
from floodplain development. Development may take place within the SFHA, provided that
development complies with local floodplain management ordinances, which must meet the
minimum federal requirements. Flood insurance is required for insurable structures within the
SFHA to protect federal financial investments and assistance used for acquisition and/or
construction purposes within communities participating in the NFIP.
Community participation in the NFIP is voluntary (although some States require NFIP
participation as part of their floodplain management program). Each identified flood -prone
community must assess its flood hazard and determine whether flood insurance and floodplain
management would benefit the community's residents and economy. It should be understood that
a community's participation status can significantly affect current and future owners of property
62 This information was received from the NC Division of Coastal Management. Computations are by Cape Fear
Council of Governments.
54

located in Special Flood Hazard Areas (SFHAs). The decision should be made with full
1 awareness of the consequence of each action.
If a community chooses not to participate, flood insurance under the NFIP is not available within
' that community. Federal officers or agencies may not approve any form of financial assistance for
acquisition or construction purposes in a Special Flood Hazard Area (SFHA). This would
prohibit, for example, loans guaranteed by the Department of Veterans Affairs, insured by the
tFederal Housing Administration, or secured by the Rural Housing Services. If a Presidentially
declared disaster occurs as a result of flooding in a non -participating community, no Federal
financial assistance can be provided for the permanent repair or reconstruction of insurable
buildings in SFHAs. Eligible applicants may receive those forms of disaster assistance that are
not related to permanent repair and reconstruction of buildings.
Flood insurance availability has proven to be a desirable investment for the Town of Topsail
Beach.
' (a) Flooding -- Rain Events
The Town of Topsail Beach is subject to some flooding after hard or long rain events. Those
' areas which are most prone to flooding are as follows:
1) Anderson Blvd in several areas from the Town line to Florida Avenue (Anderson
intersections with Fields Ave, Edgewater Ave, Gaye Ave, Barwick Ave, Empie Ave,
Haywood Ave, Davis Ave, Florida Ave).
2) Carolina Blvd intersections with: Florida Avenue; Ward Ave; Davis Ave.
3) Channel Blvd and Crocker Avenue. -
4) Bridgers Avenue between Haywood Avenue and Empie Avenue.
As the Town continues to develop, more areas will emerge as problematic.
Storm Surge a Areas g
Storm surge is water pushed toward the shore by the force of the winds swirling around a
' hurricane or low pressure meteorological system. This advancing surge combines with the normal
tides to create the hurricane storm tide (a.k.a., storm surge), which can increase the mean water
level 15 feet or more. Wind waves are superimposed on the storm tide. This rise in water level
' can cause severe flooding in coastal areas, particularly when the storm tide coincides with the
normal high tides.
Wind is the major determinant in the classification of a hurricane. Any tropical storm with
sustained wind in excess of 74 mph is classified as a hurricane. Hurricanes are judged by their
' power according to a model known as the Safrw-Simpson scale. This measure of the power of a
hurricane classes hurricanes according to a sliding scale from 1 to 5 (with category 5 storms as the
most severe). Category 5 storms are rare.
Topsail Beach would not be protected from the full brute force of a hurricane as a result of its
location as more inland communities would be. The friction or impact of the storm hitting land
55

from the water causes dissipation of the full force of the storm though there is still tremendous
energy left to overturn mobile homes, down power lines and other public utilities, destroy crops,
and fell trees. As Topsail Beach is a municipality on the edge of the ocean, the Town would feel
the full effect of a storm. Town officials take this quite seriously as they plan. The Town has
survived many such storms in the past and continues to flourish.
The speed and strength63 of the storm is important. The Table below shows the amount of acres
which may be flooded by storm surge in Topsail Beach by a fast moving hurricane.
To sail Beach Storm Su a/Acres of Innundation fast moving hurricane
Hurricane Rating
Acres Innundated
Total Acres
Percentage
Category 1 & 2
2,681
3,770
71 %
Category 3
2,763
1 3,770
73%
Category 4 & 5
2,792 1
3,770
1 74%
Wave and current action associated with the storm surge may cause extensive damage. Water
weighs approximately 1,700 pounds per cubic yard; extended pounding by frequent waves can
demolish any structure not specifically designed to withstand such forces.
(7) Non -coastal Wetlands (Probable 404 Wetlands)
Within the planning jurisdiction of the Town of Topsail Beach there are areas of freshwater
wetlands.
Topsail Beach — Non -Coastal Wetlands65
Acres Wetlands
Acres Total
Percent Wetlands
1,699
3,770
45%
Development activity in these areas is regulated. The State has authority through the Clean Water
Act to review federally permitted wetland disturbances (including dredge and fill activities) to be
sure the activities do not damage wetlands to the point they no longer support their designated use.
The NC Division of Water Quality (DWQ) performs this review, which is called a 401 Water
Quality Certification.
The types of non -coastal wetlands found in Topsail Beach are freshwater wetlands (or marshes)
" Hurricane strength is shown here according to the Saffir-Simpson scale (1= lowest strength and 5 = highest
strength).
64 These areas are to be understood as different from the coastal wetlands identified in this document under the section
AFC's. Coastal wetlands are composed of areas of salt marsh.
63 This information was received from the NC Division of Coastal Management, DENR, and the figures are estimated
totals. Computation of the totals from the information received was by Cape Fear Council of Governments.
56

and seasonal wetlands. Freshwater wetlands are perhaps the most familiar type of wetland, They
' are found alongside or within the roadside ditch and at the edges of ponds and rivers. Freshwater
wetlands, in whatever form they may take, are an extremely important part of the natural areas of
any community. They are habitat areas for a variety of diverse plant and animal species and are
' often an important component part of sensitive groundwater recharge areas. Seasonal wetlands
fill with winter rains and will generally dry out during summer and fall. They are as ordinary as a
puddle in the backyard and yet are also critical, especially as breeding habitat, for a wide variety
' of important species of animals. Since these seasonal wetlands are often smaller than one acre,
they are not well protected by existing regulations.
Section 404 of the Clean Water Act enables State and federal agencies to regulate development
activities occurring in wetlands. The 401 (previously discussed) and 404 programs require
permits before disturbing wetland areas. The NC Division of Coastal Management currently
reviews U.S. Army Corps of Engineers (404) permits issued, for projects over one-third of an acre
in size, for consistency with Coastal Resources Commission regulations and policies contained in
local Land Use Plans. The majority of freshwater wetlands permits requested are granted. It is
not the intent of this process to deny people the use of their land. The process is designed to give
officials the opportunity to work with people, and in some cases to modify projects, to lessen
impacts on wetlands.
(8) Water Supply Watersheds & Wellhead Protection Areas
There are no surface water supply waters or watersheds in the vicinity of the Town of Topsail
Beach. Water is supplied to the Town of Topsail Beach through a system of three municipally
owned wells. The Town of Surf City's municipal water system is connected to the Town of
Topsail Beach system and this connection may be used to buy some water from Surf City if it is
available, necessary, and affordable, The agreement between the municipalities also allows for
sharing in case of emergency need.
The Town of Topsail Beach complies with the regulations published by the state of NC regarding protection
of well heads and the grounds in their immediate vicinity.
(9) Environmentally Fragile Areas
Fragile areas are areas which could easily be destroyed or damaged by inappropriate or poorly
planned development. Some of these areas, as noted below, are located within the Town of
Topsail Beach. Policies to protect these areas are discussed in the land use plan section on policy.

a. Wetlands
There are 3,770 total acres within the Topsail Beach Town limits66. Of these, 1,671 acres are
coastal wetlands (or salt water marsh). Coastal wetlands therefore describe 44% of the municipal
acreage. These areas are mapped as a part of this Land Use Plan. (The Wetlands Map is located
in the back of this document.)
Exceptional wetlands67 comprise 1,699 acres, or 45%, of the total acreage is the city limit. The
reference here to wetlands categorized as "exceptional" refers to all wetlands that are not coastal
wetlands. Coastal wetlands are areas of salt marsh.
To sail Beach Wetlands68 — Coastal & Exce tional
Total Acres I Coastal Wetlands— % Exceptional Wetland
3,770 --T-1,671— 44% 1 1,699 45%
b. Natural Heritage Areas
The North Carolina Natural Heritage Program inventories, catalogues, and facilitates protection of
the rarest and most outstanding elements of the natural diversity of our state. These elements of
natural diversity include those plants and animals which are so rare, or the natural communities
which are so significant, they merit special consideration as land use decisions are made.
By consolidating information about hundreds of rare species and natural communities, the NC
Natural Heritage Program is able to ensure the public is able to get the information needed, to
weigh the ecological significance of various sites, and to evaluate the likelihood and nature of
ecological impacts. This information supports informed evaluations of the trade-offs associated
with biological diversity and development projects before plans have been finalized. The
information gathered facilitates the establishment of priorities for the protection of North
Carolina's most significant natural areas.
In the Town of Topsail Beach the NC Natural Heritage Program has identified two areas of
maritime forest as a significant natural heritage area, These 2 areas consist of 2,178 acres of the
3,770 total acres within the Topsail Beach Town limit. Accordingly, the maritime forested area is
58% of the total area of the municipality. The areas are known as NHA #1 Primary Topsail Beach
maritime forest (1,527 acres) and NHA #2 Secondary Topsail Beach maritime forest (651 acres).
66 This total includes wetlands and water.
67 This includes the following types: estuarine shrub/scrub, managed pineland, swamp forest, pocosin, pine flat,
hardwood flat, and various other cleared or cut over wetland types. Data is from NC Geographic Information &
Analysis, 1999,
68 This information was received from the NC Center for Geographic Information & Analysis via the NC Division of
Coastal Management, NC Department of Environment & Natural Resources.
58

The Natural Heritage Program has identified 10 "natural heritage element occurrences69i within
the Town of Topsail Beach, These are points where threatened or endangered plants or animals
have been sighted. As follows: moundlily yucca (vascular plant); Wilson's plover (bird);
common ground dove (bird); seabeach amaranth (vascular plant — 2 locations); black skimmer
(bird); American alligator (reptile); piping plover (bird); loggerhead turtle (reptile). There were 3
element occurrences noted within the colonial waterbirds nesting site at the south end of Topsail
Island.
c. Areas Containing g P Endangered Species
The term "endangered species" is used describe an animal or plant in danger of extinction within
' the foreseeable future throughout all or a significant portion of its range. The term "threatened
species" is a classification provided to a plant or animal likely to become endangered within the
' foreseeable future throughout all or a significant portion of its range,
Areas which contain, or are likely to contain, endangered species in the Town of Topsail Beach
' include the dry sand areas of the ocean front beach and dunes, the marshes along the estuarine
shoreline, and the maritime forested areas.
' It is important to keep in close touch with agencies and with the officials employed by these
agencies charged with the protection of endangered species. Sightings of rare and endangered
paints and animals should be reported.
d. Prime Wildlife Habitats
The term habitat describes the environment in which a plant or animal lives. This term is all
1 inclusive and may describe vegetation, soil, water, or other characteristics, or a combination of
characteristics. Prime habitat is an area in which a plant or animal lives and which exhibits the
highest quality or has excellent, or all necessary or desired features in abundance, which describe
the habitat. There is an extremely limited amount of barrier island beach similar to Topsail Beach
any where in the world. The entire area of Topsail Beach is special and prime habitat for various
species of flora and fauna. The attached maps showing primary nursery areas, water quality
classifications, wetlands, and significant natural areas will give the land use plan user an idea of
the very special characteristics of this barrier island.
' e. Maritime Forests70
:A "maritime forest" is a forested area or eco-community characterized by its stunted growth due
to the stresses imposed by its proximity to salt spray from the ocean. Typical vegetation in these
' areas in North Carolina includes live oak, red maple, and swamp tupelo.
There are only remnant stands of maritime forest existing within. the Town of Topsail Beach. The
69 Also worthy of note is a colonial shorebirds nesting site at the south end of Topsail Island.
70 The NC League of Municipalities will support legislation granting statewide authority to local governments for tree
protection ordinances within their land use jurisdictions. League Letter, September 2003Nolume 24/Number 9.
59
11

NC Natural Heritage Program" has identified 2 areas which they have designated as "NHA #1
Primary Topsail Beach maritime forest" and "NHA #2 Secondary Topsail Beach maritime forest,"
These areas are both located to the west of the front beach within the planning jurisdiction of the
municipality. The maritime forest in the Town of Topsail Beach consists of 2,178 acres.
(10) Additional Natural Features Identified by Topsail Beach
A review of available data and discussions with Topsail Beach officials have not led to the
identification of any additional natural features which need to be added to this planning document.
Section 4: Composite Map of Environmental Conditions
The Composite Map of Environmental Conditions is attached to the back of this document (in the
Appendix). The plan user is referred there for further information. The map shows
environmental conditions at Topsail Beach which are very similar in nature to all barrier island
beach communities in North Carolina,
The Table below gives the categorization of environmental composite features.
Environmental Composite — Categorization of Features — Tonsail Beach. 2004
Environmental Class
Mapping Symbol Color
Natural Features & Constraints
Class l -- Land containing only
Areas shown as purple
-Non-wetland area or wetland rated beneficial
minimal hazards and having only
(0% within Town planning area)
and not high potential risk (NC -CREWS)
slight limitations that may be
-Land located outside 100 year flood hazard
addressed by sound land planning
area
and development practices
-Land located outside storm surge area
Class 11-- Land containing
Areas shown as green
-Estuarine shoreline
development hazards and limitations
(13°%Within Town planning area)
-Ocean erodible area
that may be addressed by methods
-High hazard flood area
such as restrictions on types of land
-Land located outside designated historic
uses, special site planning, or
districts or more than 500' from a historic or
provision of public services
archaeological site
-Soils with moderate to severe septic
limitations
-Soils with moderate to severe erosion
hazards
- Non -coastal wetland area rated beneficial
and high potential risk or substantial
significance (NC -CREWS)
-Land located within a 100 year flood hazard
area
-Land located within storm surge area
Class III — Land containing serious
Areas shown as brown
-Coastal Wetland
hazards for development or lands
(87°% within Town planning area)
-Estuarine Waters
where the impacts of development
-Public Trust/Protected lands
would cause serious damage to the
-Unvegetated beach area
values of natural systems
-Non-coastal wetlands rated as substantial
significance with high potential risk or
exceptional significance with or without high
potential risk (NC -CREWS)
-Significant Natural Heritage Area
-Inlet Hazard area
The total amount of undeveloped land within the Town of Topsail Beach is a figure which can
'r This information was received from the NC Natural Heritage Program by the NC Center for Geographic
Information & Analysis, and forwarded to Topsail Beach by the NC Division of Coastal Management, DENF..
60

"dd
r-1
�I
only be determined by a site analysis of each undeveloped area within the Town. It is not within
the scope of this planning document to perform such an analysis. However, with the assistance of
computerized mapping capabilities, and based upon information received from the NC Division of
Coastal Management, we have determined there are approximately 315 undeveloped acres within
' the Town of Topsail Beach. Much of this land, which was counted from high altitude, cannot be
developed because of setbacks, commons areas, undevelopable parcels, etc. It is estimated that
there may be as many as 110 acres undeveloped with development potential. The actual number
of acres is probably closer to the vicinity of 55 acres.
The best location for future development, or for re -development, is within those areas classified as
' Class 11 on the Environmental Composite Map (in the Appendix to this document).
' A. Class I -- land containing only minimal hazards and limitations that may be
addressed by common land planning and development practices
There are no (0%) Class I rated lands within the planning jurisdiction of the Town of Topsail
Beach. These lands are described by the North Carolina Department of Environment & Natural
' Resources as: non -wetland areas or wetlands rated beneficial and not high potential risk; land
located outside the 100 flood hazard area; and, land located outside storm surge areas.
' B. Class II — land containing development hazards and limitations that may be
addressed by methods such as restrictions on types of land uses, special site planning,
or the provision of public services
The majority of the developable land (13% of the total land area) within the planning jurisdiction
of the Town of Topsail Beach is categorized and Class If lands. These lands are described by the
' North Carolina Department of Environment & Natural Resources as: estuarine shoreline; ocean
erodible area; high hazard flood area; land located outside designated historic districts or more
than 500 feet from a historic or archaeologic site; soils with moderate to severe septic limitations;
soils with moderate to severe erosion hazards; non -coastal wetlands areas rated beneficial and
high potential risk or of substantial significance; land located within the 100 year flood hazard
area; and, land located within storm surge areas.
' C. Class III — land containingserious hazards for development o s t deve p ent r land where the
impact of development may cause serious damage to the functions of natural systems
iThere are extensive areas of Class III lands within the planning jurisdiction of the Town of
= Topsail Beach. These lands account for 87% of the Town of Topsail Beach's planning area and
provide for extremely limited development opportunity. These lands are described by the North
Carolina Department of Environment & Natural Resources as: coastal wetlands; estuarine waters;
public trust areas; unvegetated beach areas; non -coastal wetlands rated as of substantial
significance with high potential risk or exceptional significance with or without high potential
risk; significant natural heritage areas; and, inlet hazard areas.
61

Section 5; Environmental Conditions
In this section the land use plan provides an assessment of the following environmental conditions
and features and discusses their limitations or opportunities for development.
A. Water Quality
Healthy water contains a
balanced amount of
nutrients and will show
normal fluctuations in
salinity and temperature.
Healthy water also has
plenty of oxygen and little
sediment so that underwater
living resources can breathe
or receive enough sunlight
to grow. Monitoring
changes to North Carolina's
water quality is important72,
and the data collected can
help scientists make
determinations about water
quality.
Factors effecting water quality include: nutrients ... which are essential for plants and animals, but
too much can cause harmful effects; sediments ... which can cloud the water and which can
hamper the growth of or kill aquatic plants; water temperature ... which affects when animals and
plants feed, reproduce, and migrate; salini ... which greatly determines where plants and
animals live within the estuarine waters; dissolved oxygen ... which is essential for animals living
within the estuary; and chemical contaminants ... which can affect the growth, survival and
reproduction of benthic organisms.
The water quality in the vicinity of Topsail Beach is good. The quality of these waters is
furthermore believed to be attractive to prospective residents, current residents, tourism oriented
,businesses, and to the development community. It is to the credit of the Town of Topsail Beach
that good water quality has been maintained so well over years of increasing population and
development activity.
As this barrier island municipality is nearing build out, it is not anticipated that continuing
development within the Town of Topsail Beach will affect water quality. If redevelopment of the
beach should happen, or become necessary, care should be taken to maintain standards which will
n In NC water quality monitoring and the classification of coastal waters is done by the NC Division of Water
Quality, DENR.
62

allow the continuation of the excellent water quality conditions which are currently extant. It is
possible that development in Surf City or on the mainland in Pender County could negatively
affect the water quality in Topsail Sound. Additional marina development or expansion of
existing facilities would likely have a negative impact on the water quality in Topsail Sound. The
Town of Topsail Beach will work to mitigate any activities which could degrade water quality and
will work cooperatively with other local governments in the area to avoid this deplorable scenario.
As water quality impacts are cumulative, there is almost never just one source for the degradation
of our area waters. The Town of Topsail Beach recognizes clean water as a treasured asset and
will strive to maintain a comprehensive planning program which will take best management
practices for water quality maintenance into consideration when considering development
proposals.
' (1) Status and changes of surface water quality
The water quality within the planning jurisdiction of the Town of Topsail Beach is excellent. The
entire area, known as Banks Channel, which lies behind the barrier island beach is classified as
SA waters. These waters were classified SA in 1981 and the classification of these waters has not
changed since that time.
(2) Current situation and trends on permanent and temporary closures of
shellfishing waters
For coastal North Carolina, rainfall resulting in significant runoff is the element having the most
detrimental effect on water quality. Following a significant rainfall or storm event the entire area
of Topsail Sound may be closed to shellfishing. The area may be recommended as closed by the
Shellfish Sanitation Section after 0.5 inches (or greater) of rain within a 24 hour period or 0.75
inches (or greater) within a 48 hour period. Closure is recommended by Shellfish Sanitation
Section to the NC Division of Marine Fisheries who implements and enforces the closures. Patrol
of shellfish harvesting areas is the sole responsibility of the Division of Marine Fisheries Law
Enforcement Section. The excellent tidal flush that occurs in Topsail Sound mitigates normal
storm run-off in most cases. In recent years Topsail Sound has never been closed to shell fishing
' unless a hurricane flooded the area with over wash.
' Once an area of conditional or temporary opening has been closed, the area will not be
=recommended to be opened again until sampling of both water and shellfish meats meet approved
area criteria.
Within the Town of Topsail Beach there are two mall areas which are permanently closed to
shellfishing73. These areas are described in the literature as Queens Grant and the South Beach
' Yacht Club. There are no areas described as conditionally closed74.
73 These areas are shown on exhibit 1, page 7, of the Sanitary Survey, Topsail Sound Area (13-8).
74 Areas known to be conditionally closed are normally closed areas which are only opened to shellfishing on a
temporary basis. Temporary openings only occur in these areas when weather conditions are favorable and make
63

1
This barrier island municipality maintains, and has maintained, a high level of water quality. I
(3) Areas experiencing chronic wastewater treatment system malfunctions
Nearly all of Topsail Beach's residential and commercial structures are served by private, '
individually owned, septic systems. These systems are approved by the Pender County
Department of Environmental Health. There are 2 private wastewater systems within the
municipality. These systems serve the Queen's Grants and Serenity Point76 subdivisions77. The
private systems are not known to have chronic system malfunctions
According to the NC Division of Environmental Health there are no wastewater treatment plants ,
in the Town Topsail Beach planning area (Area B-8) which have direct discharge to surface water.
There are no systems known to be affecting the quality of the water within the estuary in the
planning jurisdiction or in the vicinity of the Town of Topsail Beach. '
(4) , Areas with water quality or public health problems related to non -point
source pollution
There are no areas within the planning jurisdiction of the Town of Topsail Beach which have
significant water quality or public health problems associated with, or as a result of, non -point
source pollution, (As noted in Section 5, A.,(2), above, there are only 4 small areas of Topsail '
Sound which are within the Town's planning jurisdiction and are permanently closed to the taking
of shellfish. These areas are shown on the Water Quality Map in the land use plan Appendix.)
B. Natural Hazards
(1) Areas subject to storm hazards such as recurrent es, flooding, storm surges,
g
and high winds
Topsail Beach is subject to flooding caused by extreme rain events, high wind and the wind driven '
tides which occasionally affect the North Carolina coast. Storm surge, which is generally
associated with low pressure systems with winds in excess of 74 mph, also known as hurricanes,
have also been the cause of flooding at Topsail Beach. Periods of high water are generally caused ,
by a sustained wind velocity of 20-25 miles per hour out of the east, especially the northeast, and
the resulting erosion effect causes a threat to homes and businesses built along the ocean beach.
In the event of a serious storm overwash of the island is possible in places. The areas subject to
flooding associated with a hurricane or other storm event are shown on the Storm Surge Map
located in the Appendix to this Land Use Plan.
The entire municipality is subject to hurricane force winds.
nonpoint source contamination unlikely. Sampling and testing is required prior to a temporary opening. ,
75 The Queen's Grant subdivision system is permitted for 15,240 GPD,
76 The Serenity Point subdivision system is permitted for 25,000 GPD.
" According to the "Report of Sanitary Survey, Topsail Sound Area," by the Shellfish Sanitation Section, NC '
Division of Environmental Health, DENR, in October 2002, both of these wastewater treatment plants appear to be
"well maintained" and "no surface effluent was noted" on the drain fields on the days of inspection.
64

The Town of Topsail Beach's Flood Damage Prevention Ordinance is designed to mitigate
damages caused by extreme weather conditions. The North Carolina Building Code requires basic
building standards far in excess of the past minimum standards. These requirements make
' construction at Topsail Beach more resistant than it has ever been to the ravages of stormy
weather. Particular attention is paid by Town authorities to the location of infrastructure (any
public facilities or infrastructure) such that these services, be they roads or water lines, are located
out of harms way. The minimum lot size at Topsail Beach is 5,000 square feet.
All barrier island beach communities in North Carolina are subject to these same natural forces.
(2) Areas experiencing significant shoreline erosion as evidenced by the
presence of threatened structures or public facilities
According to a study conducted by the NC Division of Coastal Management, the long-term
average annual erosion rate within the Town of Topsail Beach is 2 feet per year'$. This figure is
consistent for the entire ocean shoreline within the Town. The 2 foot average annual erosion rate
figure is used consistently throughout coastal North Carolina for the ocean shoreline areas where
the average annual erosion rate is 2 feet per year or less.
' Areas experiencing erosion in Topsail Beach include the AEC's designated as ocean hazard areas
and the estuarine shoreline.
' The Town of Topsail Beach is concerned about the long-term impacts of continuing erosion. The
P g P g
Town has no particular area within its jurisdiction subject to ocean shoreline erosion which is
' believed to be at more risk than any other area. All areas bordered by the Atlantic Ocean are
subject to the same shoreline erosion risk. The inlet hazard AEC, on the southernmost tip of the
municipality is at extreme risk to erosion during storm events. It should be noted, however, that
the inlet hazard AEC at Topsail Beach has been significantly enlarged through the accretion of
sand from the north and from off shore for the last 20 years. The Town believes that beach
nourishment, followed by regular renourishment, is the best method of dealing with the problem
' of erosion.
(3) Estimates of public and private damage resulting from floods and wind
since the last plan update
Southeastern North. Carolina was hit by four hurricanes during the 1990's. This was an unusually
large number of storms to hit in such a short period of time. The frequency of hurricane strikes
along the North Carolina coast has historically come in cycles. The 40's, 50's, and 60's saw a
hurricane strike frequency similar to that of the 90's. Experts have suggested the NC coast is
' entering a period of higher hurricane frequency. Time will tell. Of the recent storms, those of the
1990's, the storm which had the biggest economic impact on the Town of Topsail Beach was
Hurricane Floyd (1999). Floyd created over $3 million in insurance damage payments to Topsail
7a
Average annual erosion rate data is published periodically by the NC Division of Coastal Management. This
information was received via email from James Rosich on March 6, 2003.
65

Beach property owners for repairs and rebuilding following the storm,
Damaize/Loss Estimation for Topsail Beach. NC"
Event
Payments
Hurricane Bertha --1996
$63,116.00
Hurricane Fran —1996
$542,744.00
Hurricane Bonnie —1998
$1,256,620.00
Hurricane Flo d —1999
$3,006,327.00
TOTAL
$4,854 795.00
In the United States, according to the Federal Emergency Management Agency (FEMA), there are
4,406,664 flood insurance policies in force&0. Flood insurance is available in 19,859 participating
communities nationwide81. There are 959 communities participating in the community rating
system, which accounts for 66% of the policies in force82.
FEMA Flood Insurance Policies in Force (as of December 31, 2002)83
Number of Policies
Insurance in Force
Topsail Beach
1,102
$188,528,300
North Carolina
101,216
$16,090,301,300
Loss Statistics (1978 2002) — Topsail Beach---Pender Coun --North Carolina
Total Losses
Total Payment
Topsail Beach
2,098
$20,892,603.09
Pender County
578
$11,364,932.95
North Carolina
47,956.
$554,004,322.40
The total amount of storm damage to the Town of Topsail Beach since the last land use plan is
$4,854,795.00.
C. Natural Resources
7 This information was received from the Disaster Recovery Center, NC Division of Emergency Management, on
April 2, 2003, via email.
80 This information received from FEMA. The top five states are Florida, Texas, Louisiana, California, and New
Jersey. <http://www.fema.govt>
81 The regular program has 19, 176 participating and the emergency program has 683 participating.
<http://www.fema.govt>
82 Federal Emergency Management Agency <http://www.fema.gov/>.
83 Federal Emergency Management Agency <http://www.fema.govh.
84 Federal Emergency Management Agency <http://www.fema.govt>.
66

E
(1) Environmentally fragile areas l--- where resource functions may be
impacted as a result of development
The Town of Topsail Beach has observed and experienced development pressure in recent years.
Town leaders see the results of ongoing development activity everyday. The Town Board and the
Planning Board realize the need to develop a consensus and direction about the future growth of
Topsail Beach. Natural resources protection is recognized as a crucial element for the
enhancement and preservation of the local environment and for the quality of life of local
residents. Topsail Beach residents have expressed, through the creation of this land use plan, a
strengthening desire to preserve and protect the natural environment.
Topsail Beach expects residential development to increase over the planning period for this
document. This growth is expected and desired.
rTopsail Beach is committed to preserving the beautiful and abundant natural resources of the
Town. Any residential, commercial, or other development activities permitted by the Town of
Topsail Beach will be compatible with current regulations, development patterns, AEC
requirements, wetlands requirements, soil suitability, and must take measures to mitigate any
potential environmental degradation. The Town of Topsail Beach anticipates an influx of new
residents and businesses during the planning period for this document. New residential
construction and new retail/commercial development activities that are consistent with the Town's
land use policies and the zoning ordinance, will be welcomed.
' (2) Areas containing potentially valuable natural resources
The Town of Topsail Beach has no known valuable natural resources within the municipal
' boundary. As a barrier island beach municipality the area is generally unsuitable for mining or
natural resources extraction operations. It is conceivable that sand could be mined from the area,
as it is available in large quantities. Though it is also true that local elected and appointed
officials and residents wish more would be piled upon the beach through a renourishment
program..
As natural resources mining and extraction operations are generally unpleasant to the persons
living in an area near where these activities occur, and as there are currently no active extraction
mining operations within the Town of Topsail Beach, and since the Town relies heavily on natural
' resources and the attractiveness of the area as a means of drawing tourists and visitors, Topsail
=Beach is generally opposed to the location of any large or small scale natural resources extraction
type operations requesting to locate within the municipal boundary.
Since the area outlined by the current municipal boundary is of limited size, and as this area and
the resources therein are well known to area residents, it is believed to be unlikely the area will be
discovered as a potential source for commercially marketable natural resources.
iSection 6: Analysis of Land Use & Development
A. Existing Land Use Map
67

n
The existing land use map which shows the municipal limits, residential areas, commercial areas,
public/goverment areas, institutional/church locations, dedicated open space, and undeveloped
land is attached at the rear of this document. There is no extraterritorial planning jurisdiction
(ETJ) within the Town of Topsail Beach's planning authority. There are no plans for this island
community to create an ETJ.
B. Land Use Analysis
(1) Types of Land Use in Topsail Beach
The total area within the Town of Topsail Beach municipal boundary is 3,770 acres. Within the
Topsail Beach Town limits there are 1,568 separate parcels of land. The number of these parcels
in use, any use, is 1,068. The number of acres in the parcels being used is 253.
Existing land uses in the Town of Topsail Beach have been carefully analyzed and categorized as
a part of the preparation of this document. Both the Environmental Composite Map and the Land
Suitability Analysis Map (both are in the Appendix to this document) show the best land areas for
development. Because of the GIS (Geographic Information Systems) technology involved with
the collection and creation of this data$$, there needs to be careful site analysis made by experts on
the development potential of individual parcels. The table below shows
various categories of existing land use within the Town of Topsail Beach and gives an estimate on
the number of acres of each type of use.
Topsail Beach Existing Land Uses
Acres
% of Total87
Acres Per Person88
Residential
238
42.0%
.49
Commercial
12
2.0%
.025'
Open Space
0
0%
0
Public/Government
3
.52%
.006
Institutional
.5
.08%
.001
Undeveloped
315.5
55.4%
.655
TOTAL
569
100% _
85 All GIS data for this document was prepared by the NC Center for Geographic Information & Analysis (NCGIA)
and was received from the Division of Coastal Management, NC DEN&
86 This information was prepared by Cape Fear Council of Governments from information provided by NC CGIA and
the NC Division of Coastal Management, D1NR. The information is circa 2001 There are 3,770 acres in the Topsail
Beach town limits. A large portion of the area within the municipal boundary is water or not to be developed
wetlands areas.
87 The total dry land area within the municipal limits is 940 acres. Of these 940 acres, 569 acres are on the barrier
island.
88 The population of Topsail Beach in 2001= 481.
68
1
1
1
ri
I

1
(2) Description of any land use conflicts
rAs a small, tourist oriented, vacation community the Town of Topsail Beach has limited land use
compatibility problems when compared with larger urban municipal areas. The amount of
commercial activity in Town is limited. There are no large manufacturing, industrial or mining
type operations in Town. No airports or other area establishments or entities are affecting
unbearable noise levels on the community,
' Local officials believe the Topsail Beach municipal area to be full rather than crowded during the
warm weather months. The increased number of people, and the desire of these people to return,
is an important factor in the economy of this Town.
r
The Town of Topsail Beach has developed in what has become the traditional type development
for North Carolina beach communities of its size. There is an accessible commercial area in the
center of Town and the remainder of the community is stretched out ... to the north and south in a
linear grid pattern ... on relatively small lots.
There is no significant problem of land use conflicts within this community that will not be
handled for the planning period by the traditional planning tools.
3 Description of an land use —•- water quality conflicts
() P Y 9 h'
Within the last 30 years concern has risen about development effects on water quality.
Nationwide considerable resources have been committed to reducing water pollution from
agriculture (the single largest contributor to the nation's surface water quality problem), sediments
ands nutrients in runoff, and from the leaching of chemical residuals from a variety of sources. It
is important that policies to improve water quality be designed to account for all costs and benefits
of such policies in order to make the most effective use of scarce resources.
In the Town of Topsail Beach those areas of permanent shellfish closure are recognized as areas
where there seems to be some land use --water quality type conflict. Each of these areas is listed
below.
1) South Beach (or Anamarina & Bushes Repair Center) — This is a small area of water to the
west of the island which is near the marina and repair center.
2) Gaye Avenue — This area contains a small private marina on a canal
The development of or expansion of marinas in Topsail Sound would likely lead to water quality
degradation.
(4) Description of Development Trends
Pender County is the sixth fastest growing county in North Carolina with a growth in population
over the period of 1990-2001 of 45.7%. Over this same time period the population of the Town
69

of Topsail Beach grew at a rate of 39%. Within the last ten years (1992-2002) the Town of
Topsail Beach lost its building permit records due to storm damage. The loss of these records
gives us a situation where we must make estimates based on U.S. Department of Commerce,
Bureau of the Census records concerning development activity. Of the total number of permits
issued for this period the vast majority were for single family residential projects. This trend is
expected to continue.
The primary type of development anticipated within Topsail Beach over the next ten years will be
residential development. The population will continue to grow at a rapid pace.
(5) Location of areas expected to receive development during the five year
period following plan certification and potential conflicts with Class H or
Class III land
All lands within the Town of Topsail Beach are classified as Class I, II, or III, and these areas are
shown on the Environmental Composite Map attached to this document and located in the
Appendix. 0
Areas which are expected to receive development within the next few years exist in all areas,
north to south, of Topsail Beach. Most of the development will consist of in -fill on existing lots
which have not yet received development attention. There will also likely be redevelopment
activity within this time frame. The redevelopment will include older, smaller, homes being torn
down and replaced by new, larger, structures and single family units in some cases becoming
multi -family properties. Older properties will be bought and rebuilt to the requirements of the
current ownership. The general trend on the barrier island will be to go from less dense to more
intense type development. Development will occur on small lots by necessity.
All development expected to receive the anticipated growth is shown on the Environmental
Composite Map as Class II or Class III areas. Care will need to be taken with development
projects in these areas so that the public health, safety, and welfare are protected. It is also
important that irreparable damage to the natural systems is not caused as a result of development,
C. Historic, Cultural, & Scenic Areas
In 1996-97 a comprehensive survey of historic sites was conducted for all of Pender County with
grant funds and technical assistance provided by the State Historic Preservation Office, Division
of Archives & History, NC Department of Cultural Resources.
The survey allowed historic sites in Pender County to be cataloged and as a result the North
Carolina State Historic Preservation office statewide inventory now contains information on over
300 prehistoric and historic archaeological sites in Pender County.
Of the 300 sites in the County eleven are on the national register of historic places. One of these
eleven is within the Town of Topsail Beach. It is the U.S. Naval Ordnance Testing Facility. This
70
1
f�
L
1
I
I
1
1

F
1
I
I
facility has 3 components:1) U.S. Naval Ordnance Testing Facility Assembly Building89 (located
at the junction of Channel Boulevard and Flake Avenue); 2) U.S. Naval Ordnance Testing Facility
Observation/Control Tower90 (located at SW corner of S. Anderson Boulevard and Flake
Avenue); and, 3) U.S. Naval Ordnance Testing Facility Observation/Control Tower9l (located in
the 1000 block of North Anderson Boulevard), These facilities were admitted to the national
register on September 14, 1993. The state historic preservation office provided technical
assistance on the restoration of the Assembly Building in Topsail Beach.
D. Projections of Future Land Needs
The projection of future land needs in Topsail Beach is based upon the permanent population
projections. As follows:
Topsail Beach Permanent Population Projections, 5 & 10 Year (based on 2000)
Topsail Beach 2000 population = 471
Topsail Beach 2005 population projection = 539 (The increase anticipated is 14.5%)
Topsail Beach 2010 population projection = 607 (The increase anticipated is 29%.)
Topsail Beach Population Projections for 2020 (based on 2000)
Topsail Beach population projection for 2010 = 607
Topsail Beach population projection for 2020 = 743 (The increase anticipated is 22.4%.)
The permanent population of Topsail Beach in 2001 is 481 persons. The projected population for
2005 is 539 persons. The difference is 58 persons, The average number of persons per residence
in Topsail Beach is 1.90.
The minimum residential lot size established b the zoning ordinance in Topsail Beach is 5,000
Y g P
square feet, The least amount of land necessary to accommodate a growth of 58 persons in the
permanent population with the average number of persons per residence would be 3.5 acres92.
Figuring the other projected minimum population land needs in the same way, we get:
-2005 additional acreage necessary to accommodate population growth projections = 3.5 acres
-2010 additional acreage necessary to accommodate population growth projections = 7.5 acres
' -2020 additional acreage necessary to accommodate population growth projections =15.8 acres
89 The period of historic significance was 1924-1949. The owner of record is the Topsail Island Historical & Cultural
P � P
Arts Council. The historic function of this structure was defense. The current function is social/meeting hall.
90 The period of historic significance was 1924-1949. The structure is now privately owned. The historic function of
this structure was defense. The current function is domestic/single family dwelling.
91 This structure is also known as the Queen's Grant Tower. The period of historic significance was 1925-1949. The
historic function was defense. The structure is now privately owned. The current function is vacant/not in use.
92 This was figured as follows: 58 = increase in population ... 58 divided by 1.9 = 30.5, which is the number of lots of
minimum size necessary to accommodate the growth. If these lots are of minimum size 30.5 X 5,000=152,500
square feet. There are 43,560 square feet in an acre. Divide 152,500 by 43,560 = 3.5 acres.
71

1
If we use the same figures for the present population, we need approximately 29 acres to
accommodate the residential areas of Topsail Beach. The actual area covered is 238 acres. If 481
persons need 238 acres, we see the following needs by using this same ratio93:
-According to this method the 2005 population growth will need an additional 29 acres '
-According to this method the 2010 population growth will need an additional 62 acres
-According to this method the 2020 population growth will need an additional 129 acres
Residential development within the Town will be accompanied b necessary open space,
p P Y �'Y P
public/government, institutional, and commercial growth. If we follow the acres per person
calculations presented in our Table on Existing Land Use94, we see: ,
Additional Commercial Acreage Projections:
-2005 = 58 additional residents X .025 acres per person (based on 2001) =1.5 acres
'
-2010 =126 additional residents X .025 acres per person (based on 2001)= 3.2 acres
-2020 = 262 additional residents X .025 acres per person (based on 2001) = 6.6 acres
Additional Open Space Acreage Projections":
-2005 = 58 additional residents X .00 acres per person (based on 2001) = 0 acres
'
-2010 =126 additional residents X .00 acres per person (based on 2001) = 0 acres
-2020 = 262 additional residents X .00 acres per person (based on 2001) = 0 acres
Additional Public/Government Acreage Projections:
-2005 = 58 additional residents X .006 acres per person (based on 2001) = .34 acres
-2010 =126 additional residents X .006 acres per person (based on 2001) _ .75 acres
-2020 = 262 additional residents X .006 acres per person (based on 2001) =1.57 acres
Additional Institutional Acreage Projections:
-2005 = 58 additional residents X .001 acres per person (based on 2001) _ .05 acres
-2010 =126 additional residents X .001 acres per person (based on 2001) _ .12 acres
-2020 = 262 additional residents X .001 acres per person (based on 2001) _ .26 acres
'
93 The methodology here is to divide 238 by the population (481) and to multiply the result (.4948) by the population
increase to show additional acres needed if the current development pattern is followed.
94 Current ratios are not to be taken as correct but are presented as a basis for our calculations. We may already t
know, for example, that additional open space is necessary. If we know this we should adjust our needs and plans
accordingly.
93 There is no land now given over to "open space" as described by NC CGIA. We believe this paints a false picture
of this island community. The public trust areas, given over to beach front recreation, are some of the most beautiful
and recreationally attractive open spaces in the world.
72 '
J

1
I
Additional Acreage Requirements, 2005/2010/2020
2005
2010
2020
Residential
minimum = 3.5 acres
maximum = 29 acres
minimum = 7.5 acres
maximum = 62 acres
minimum = 15.8 acres
maximum =129 acres
Commercial
1.5acres
3.2 acres
6.6 acres
Open Space96
0 acres
0 acres
0 acres
Public/Gov't
.34 acres
.75 acres
1.57 acres
Institutional
'.05 acres
.12 acres
.26 acres
TOTAL
30.89 acres
66.07 acres
137.43 acres
The maximum additional acreage, according to the current ratios, necessary for growth anticipated
is as follows:
-2005 = 30.89 acres
-2010 = 66.07 acres
—2020=137.43 acres
As shown previously with the Table of Existing Land Uses, there are 315.5 acres of undeveloped
land within the Town of Topsail Beach. Though not all the currently undeveloped land will prove
to be buildable, a large percentage of the total will be available and will accommodate anticipated
growth.
It is not expected Topsail Beach will expand by annexation during the planning period.
96 There is no land now given over to "open space" as described by NC CGIA. We believe this paints a false picture
of this island community. The public trust areas, given over to beach front recreation, are some of the most beautiful
and recreationally attractive open spaces in the world.
73
1

Section 7: Analysis of Community Facilities
A. Public & Private Water Supply Systems
Units of local government that provide public water service, either individually or together with
other units of local government, are required to prepare a local water supply plan and to submit
the plan to the NC Department of Bnviroument & Natural Resources, Division of Water
Resources. These water supply plans are useful in the analysis of water use and in the projection
of future water need.
The last local water supply plan prepared for the Town of Topsail Beach97 was a report on the
municipal water services for 2002. This most recent water supply system report was submitted to
the Department on June 3, 2003. The plan reports all water available via the system is from
groundwater sources. There is no surface water supply available for regular use.
The total water use reported for 2002 was 86,337 MG (million gallons). The average daily water
use in 2002 was 0.237 MGD (million gallons per day). The number of metered connections
reported was: residential=14123. and commercial = 28. The average use for each category was
as follows: residential = 0.211 MGD; and commercial = 0.030 MGD. This gives the total use
figure of 0,241 MGD. When the unaccounted for water total.of 0.004 MGD is figured in
(subtracted) the average daily water use is 0.237 MGD.
Topsail Beach — Water Use Informations
Number of Connections Averane Use
Residential 1,123 0.211 MGD
Commercial 28 0.030 MGD
Unaccounted for Water 0 (0.004 MGD)
Total 1,151 0.237 MGD
The largest average daily system use (figured monthly) in Topsail Beach is in July (0.552 MGD).
The largest maximum day water use (figured monthly) was in the month of July (0.608 MGD).
99
To sail Beaun - verageJUMor.IVIaxmumDM Water
Use b Month, 2002
Month
Average Daily Use
Maximum Daily Use
January
0.080 MGD
0.145 MGD
February
0.081 MGD
0.183 MGD
March
0.127 MGD
0.223 MGD
97 A copy of this plan may be reviewed on the NC Division of Water Resources web site. This information was used
for the preparation of this section of the land use plan.
98 Topsail Beach local water supply plan, 2002.
99 Topsail Beach local water supply plan, 2002.
74

L
t
April
0.214 MGD
0.371 MGD
May
0.353 MGD
0.484 MGD
June
0.548 MGD
0.592 MGD
July
0.552 MGD
0.608 MGD
August
0.313 MGD
0.411 MGD
September
0.195 MGD
0.231 MGD
October
0.190 MGD
0.227 MGD
November
0.147 MGD
0.206 MGD
December
0.097 MGD
0.168 MGD
The largest water usage in Topsail Beach is for service to residential customers. The average
annual daily use for residential customers is 0.368 MGD. The other users of water in Topsail
Beach are commercial and this use accounts for an average annual daily use of 0.080 MGD.
In an emergency situation, the Town of Topsail Beach has an access agreement with the Town of
Surf City for additional water supply. According to the 2002 water supply system report there are
no sales contracts in effect for regular water use.
- The Town of Topsail Beach has 3 wells for regular use. These wells are all located on the barrier
island and are within the Town of Topsail Beach.
Well #1 is 330 feet deep with a casing depth of 268 feet. The well is 8 inches in diameter. The
1 average daily withdrawal for the days used was 0.082 MGD. In the most recent year reported,
well #1 was used for 365 days. The maximum daily withdrawal for well #1 is 0.173 MGD. The
12 hour supply is 0.130 MGD.
Well #2 is 325 feet deep with a casing depth of 260 feet. The well is 8 inches in diameter. The
average daily withdrawal for the days used was 0.076 MGD. In the most recent year, well #2 was
used for 345 days. The maximum daily withdrawal for well #2 is 0.173 MGD. The 12 hour
' supply is 0.130 MGD.
Well #4 is 280 feet deep with a casing depth of 230 feet. The well is 8 inches in diameter. The
average daily withdrawal for the days used was 0.083 MGD. In the most recent year reported,
1 well 94 was used for 345 days. The maximum daily withdrawal for well #3 is 0.173 MGD. The
12 hour supply is 0.130 MGD.
W�,,,, ell #5 is to be added in 2005. It is anticipated this well will come on line by June 30, 2005.
This well is expected to pump 225 GPM or .162 MGD during a normal 12 hour pumping day.
Under peak circumstances this well will pump for 16 hours and produce .216 MGD.
The total available supply of all wells for regular use is 550,80 gallons per day (0.551 MGD). The
source for this water is the Town's well system. Groundwater levels at the well sites are
t 75

monitored on a monthly basis and a wellhead protection program is in place locally. The Town of
Topsail Beach's water treatment plant has a permitted capacity of 2.500 MGD. The systems I
finished water storage capacity is 0.420 MG.
The Town of Topsail Beach's peak seasonal population and the water system requirements ,
necessary to serve this population strain the capacity of the water supply system at Topsail Beach.
Heavy use of barrier island well systems has caused salt water intrusion of the groundwater
system in other locations. The Town of Topsail Beach will work to avoid these problems through '
planning, water system enhancements100, and cooperation with other area local government
entities.
There are no private water supply systems operating within the Town of planning
Topsail Beach's lannin '
jurisdiction.
(1) Water Use Projections
100 Plans and specifications for all water system improvements must be approved by the NC Division of
Environmental Health prior to the award of a contract or the initiation of constructions (as required by I SA NCAC
18C .0300). If existing water lines will be relocated during construction, plans for the water line relocation must be
submitted to the Technical Services Branch of the Division of Environmental Health. For information, contact the
Public Water Supply Section at 919-733-2321.
76

1
1
1
1
1
1
1
1
1
1
1
The fallowing table was prepared by the Town of Topsail Beach. This Table shows estimated
water capacity and demand.
Town of Topsail Beach Water Capacity and Demand Analysis
uemanN Anai
stson xuoo
Peak
weak
Peak
in July
Actual Usage Per Day
112104
04
713,000
488,714
"fly Usage Per Household
599
335
! households
11190
10 yr Growth Rate: New
PW
Houses
20
--
Remodels
10
Remodel Impact
50%
Gkwth Projections
WeO Number
GPM
9lernnal
Pumping
Hod
Peak Pumpingu
Hours Per My
12
16
1
too
129,600
17ZSOO
2
ISO
129,600
172,600
4
ISO
129,600
172,600.
•5
225
162,000
216,000
output Told Wellsl6Wx
4
560,d00
734,400
Avg age
outputk"ll
137,700
193,600
• Wen number a will come on One by June 30th ZOOS
NNW
Nouses
Remodel
equivaMn
t
Potential
New
Subdhdslon
7
Potentla
1
Queens'
Total
House
holds
Est
Demand
Peak
July
Week
Peak Week
Storage
Estimate
d Peak
DAY
Demand
Peak Day
Storage
capacity
2009
YO
a
1215
469351
OA
727979
0.5
2006
20
5
20
1260
I5697
0.9
!!!at
6.5
2007
20
a
25
20
1330
512,6d0
0.6
794,8412
0.5
2006
20
a
25
13
1393
036,9611
0.7
$34,629
0.
2009
20
a
25
1443
556,239
0.7
664 7
6.5
2010
20
5
I"S
565,676
0.7
679,666
0.5
MI
20
a
1493
979,513
0.7
6
OA
2012
20
a
Isis
596149
0.7
909,524
0.4
2013
20
a
1643
594,794
0.7
WS@3
OA
2014
20
a
1566
23
0.7
932.482
1 OA
2015
0
16
1583
$10205
0.7
no
OA
20+6
0
16
+598 -
Ns,9a7
0.6
947457
OA
2017
0
1s
1613
621769
0.6
96GA45
OA
2010
0
16
1629
627 2
O.s
976 2
OA
20+9
0
1s
1643
633AU
0.6
U4419
0.4
2020
0
1a
INS
939,116
0.6
923AO7
OA
_ . _..
2021
0
15
1673
644,898
0.6
1002,394
0.4
2022
0
15
+669
"0'"0
0.6
1011 2
OA
2023
0
Is
1703
656,462
0.6
/020 8
0.4-
2024
0
15
Ins
662,244
0.6
1029,356
OA
Note: The Town expects
build out to occur In
about 10 years
Storage Capacity
400,000 Gallons
This Chad will be updated
each year after July
statistics are avallable.
Tote) 200 200 In the capacity analysis, the total wells maximum and normal outputs are given. The average
output is also indicated. Well #5 is expected to be on line by June 30, 2005. The Town
anticipates build out in approximately 10 years. The Town will update this information (actual
use, capacity analysis, and growth projections) annually upon the availability of July (peak) water
use statistics.
77

B. Public Wastewater Systems
The Town of Topsail Beach has no public wastewater system. Individual lots are served by septic
tanks. There are 1,126 water system customers with septic systemst01. The permitting of these
lots for septic systems is done by Pender County. The creation of a public wastewater system is
under consideration at this time,102 The absence of a public system has been an important means
by which growth has been controlled at Topsail Beach.
C. Private Wastewater Systems
The Town of Topsail Beach has 2 private treatment systems which serve 2 subdivisions within the
municipality. The Queen's Grant system has a permitted capacity of 15,240 gallons per day
(GPD) and was permitted in June of 1985. The system serves a maximum: total of 254 personsl03
The Serenity Point system has a permitted capacity of 25,000 GPD and was permitted in
December of 1991. The system serves a maximum total of 417 persons104. These systems are
near capacity.
The Town of Topsail Beach water supply plan reported 120 private sewer system connections as
of 199710s
D. Transportation Systems
The transportation system for the Town of Topsail Beach consists of a state and local network of
roads and streets. The street system is shown on the community facilities map included with this
document.
The Town of Topsail Beach's Powell Bill report for the fiscal year ending June 30, 2002, shows
$22,154,20 was received during the fiscal year from the NC Department of Transportation Powell
Bill allocation. This amount, when added to the Powell Bill balance from the previous year and
including interest from the previous year, gives total Powell Bill revenues, for FY 2001-02, as
$109,596.15. Expenditures for the same period amounted to $38,803.34, with the largest category
of expense being paving and resurfacing.
Topsail Beach — Locally Owned Roads Mileage, 2002106
lot 2002 Town of Topsail Beach Water System Supply Report.
102 While the Town of Topsail Beach is "considering" a public wastewater system, it should be noted that in the
opinion of Town policy makers that a public wastewater system is not necessarily desirable. The absence of this
system is the de facto means by which the explosive growth affecting other beach communities has been throttled at
Topsail Beach. Growth and density are limited by the use of septic systems.
103 15,240 GPD permitted @ 120 GPD per bedroom gives a total of 127 bedrooms. If we figure 2 persons/bedroom,
we get 254 persons. This figure/calculation was reported by Ms. Naomi Morton, Pender County Department of
Environmental Health.
104 25,000 GPD permitted @ 120 GPD per bedroom gives a total of 208 bedrooms. If we figure 2 persons/bedroom,
we get 417 persons. If the private wastewater service is provided for a pool area with a public restroom, the number
of resident persons in the subdivision would be less.
105 The new Water Supply Plan reports 25 sewer service connections. None of the previous connections has
disappeared. The number of connections is now being counted partially by system rather than per connection.
106 Town of Topsail Beach Powell Bill Report, July 12, 2002.
78
Ji
L
F

Dirt/Unsurfaced Soil Stone Gravel Surface I Hard Surface Total Miles
' 0 1.37 4.36 _ 5.73
The Town of Topsail Beach continues to push the NC Department of Transportation to take action
to maintain and fix Topsail Beach's state roads and the Town is at work on the municipal roads.
E. Stormwater Systems
' Heavy rainfall and the relatively flat terrain in Topsail Beach cause minor flooding problems
during and after intense rain events, Damages from flooding include inconvenience, and may also
include physical and environmental impacts. The cost for handling stormwater problems through
' the building of a stormwater system is high. To date, the Town of Topsail Beach has not chosen
to build public infrastructure to deal with stormwater. There are local stormwater requirements
for new construction.
Section 8: Land Suitability Analysis
Coastal ecosystems are complex, sensitive, and subject to the influences of both nature and man.
Certain lands within coastal ecosystems are more suitable for development because of their
attributes. This suitability for development was pointed out earlier in this document in the
recognition and classification of all lands within the Town of. Topsail Beach. The presentation of
this analysis was done with the Environmental Composite Map"'. The environmental
classification of land, shown on the Environmental Composite Map, which was done with the
' suggested State ratings model, gives us a clear picture of land suitability. The Land Suitability
Mapi08 shows those land areas most suitable for development with the Town of Topsail Beach.
The suitable areas for development in Topsail Beach coincide with the developed lands shown on
the Existing Land Use Map, and the density projections in use standards as pictured according to
the Zoning Map. The Future Land Use Map is also consistent with the analysis of land suitability.
No shortage of land suited for development within the planning period in the Town of Topsail
Beach is expected based on the following considerations.
A. Water Quality
The water quality of the waters adjacent to Topsail Beach is excellent. The continued
development of municipal lands according to the development policies described in this land use
' plan and in the zoning ordinance should present no problems for the development of these lands.
B. Land Classes I, H, and III -- Summary Analysis
The environmental composite map is located within the Appendix of this document. As
previously noted, all lands within the Town of Topsail Beach are Class lI or Class Ili lands, This
is not unusual for North Carolina barrier island beach communities. Special care needs to be
taken on the sighting and construction of structures to be located on barrier islands. Flood hazard
' 107 The Environmental Composite Map prepared as a part of the natural systems analysis readily lends itself to the
land suitability ratings standards.
log The Land Suitability Map is located in the Appendix of this document.
79

considerations, wind resistance requirements detailed in the building code, and soils suitability,
are all factors which should be considered when building anywhere. Because of the proximity of
the beautiful and sometimes unpredictable Atlantic Ocean, persons locating at the beach should
give additional attention to these items.
C. Proximity to Existing Developed Areas & Compatibility with Existing Uses
The development activity which will occur in the Town of Topsail Beach in the future will be
in -fill of existing vacant lots and redevelopment of previously developed tracts/areas.
Residential development on small lots has always been the primary type of development activity
in Topsail Bench and this trend will continue. Limited commercial development will also occur.
No compatibility problems are anticipated which will not be resolved through available planning
tools currently in use109 - especially the zoning ordinance and the subdivision regulations.
D. Potential Impact of Development on Cultural Resource Areas
The continuing development of land within the Town of Topsail Beach should have no
detrimental affects to existing cultural resource areas.
E. Land Use Requirements of Local Development. Regulations, CAMA Use
Standards, & Other Applicable State & Federal Regulations
Land development regulations have been reviewed as a part of the preparation of this document.
Local ordinances have been found to be consistent with state and federal regulations.
F. Availability of Community Facilities -® Water, Sewer, Stormwater,
Transportation
Public water service is available in Topsail Beach. No shortage of supply is expected. The
availability of water will not be a factor which will limit development in the Town of Topsail
Beach. The Town is cognizant of the latent danger of salt water intrusion of the Topsail Island
groundwater system and will carefully monitor this situation so as to continue to avoid problems.
A public wastewater treatment and collection system is not available at Topsail Beach. The
development of a public system would encourage additional development activity. A public
wastewater system has been considered, but is not being actively pursued at this time.
Local transportation service consists of the ownership and maintenance of streets and roads.
Bicycle paths, which have proven to be an asset to the community, are located in Town.
These community facilities will remain available through the planning period. There will be no
limitations to the development of land due to the unavailability of these public services.
109 This statement includes the mega residential phenomenon and the high-rise development pressures becoming
fairly common now at other NC municipal beach communities.
so

Section 9: Review of Previous (1992) Town of Topsail Beach Land Use Plan
' The purpose of the review of the previous land use plan is for the local governing body to review
its successes in implementing the policies and programs adopted in the plan and to evaluate the
effectiveness of the policies in achieving the goals of the plan.
A. Effectiveness of Policies from 1992 Land Use Plan
The 1992 Topsail Beach Land Use Plan was not a plan which called for dramatic changes or
which charged leaders with the responsibility for charting a completely new course of action. The
people of Topsail Beach wanted then what they want now. The Town of Topsail Beach still, in
2005, wishes to remain what it is and has basically been throughout its history ... a quiet
' residential community. The policies in the 1992 Land Use Plan reflected this opinion. The use of
existing local, state, and federal rules and regulations was seen as the means by which this
' overriding goal could be achieved. This is what that document presented in 1992 and it is what
was approved.
' Topsail Beach is a relatively small sized beach town, both in population and land area. The Land
Use Plan policies from 1992 have been successful for more than 10 years in maintaining the
desired small Town look, feel, and atmosphere. It can therefore be said that the generalized
' policies from the previous Land Use Plan were effective and were successfully implemented by
Town officials.
B. Conflicts Between 1992 Land Use Plan Policy & Local Ordinances
There are no existing conflicts between 1992 Land Use Plan policies and current (2005) local land
use ordinances.
C. List of 1992 _Land Use Plan Policies
The policies from the 1992 land use plan (listed following) were gone over in detail and discussed
prior to the creation of new policy for this land use plan. Discussion of each policy centered on
the policy implementation status, implementation constraints, the application of the policy, and
the policy effect on the town.
1992 Land Use Plan Policy
STATEMENT OF RESERVATION
The Town of Topsail Beach abides by and enforces all policies and regulations of the State of
=North Carolina including those policies, regulations and rules promulgated through the Coastal
Area Management Act (CAMA).
However, the town is not in agreement with the CAMA policy of a total prohibition of hardened
erosion control structures along the ocean shoreline. The town is actively pursuing, and will
continue to pursue a Corps of Engineers project that involves both beach renourishment and
construction of a groin. The town will actively seek to obtain approval and implementation of this
project through an amendment to the CAMA regulations, the granting of a variance, rule change,
or by other means available to the town.
81

Estuarine System AEC's -- in general, permitted land uses in coastal wetlands, estuarine waters,
and public trust areas shall be those which are water dependent. Examples of such uses may
include: utility easements, docks, wharfs, boat ramps, dredging, bridges and bridge approaches,
revetments, bulkheads, culverts, groins, navigational aids, mooring pilings, navigational channels,
simple access channels, and drainage ditches,
Land uses that are not water dependent shall not be permitted in coastal wetlands and public trust
areas. Examples of uses that are not water dependent may include: restaurants, residences,
apartments, motels, hotels, trailer parks, private roads, factories, signs and structures, parking lots,
and advertising signs and structures.
Specific policies regarding acceptable and unacceptable uses within the individual AEC's of the
estuarine system are stated below. In all cases the particular location, use, and design
characteristics shall be in accord with the general use standards for coastal wetlands, estuarine
waters, and public trust areas as stated in 15A NCAC 7H.
Coastal wetlands — acceptable land uses may include utility easements, fishing piers, and docks.
Unacceptable uses may include, but would not be limited to ... restaurants, businesses, residences,
apartments, motels, hotels, floating homes, parking lots, private roads, highways, and signs.
Estuarine waters — appropriate uses may include simple access channels, structures which prevent
erosion, navigational channels, boat docks, marinas, piers, and mooring pilings.
Public trust areas — in the absence of overriding public benefit, any use which significantly
interferes with the public right of navigation or other public trust rights which apply in the area
shall not be allowed. Projects which would directly or indirectly block or impair existing
navigational 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, in general, not be allowed. Uses that may be allowed in public trust areas
shall not be detrimental to the public trust rights and the biological and physiological functions of
the estuary. Examples such uses include the development of navigational channels or drainage
ditches, the use of bulkheads and groins to prevent erosion, the building of piers, docks or
marinas.
.Estuarine shoreline — suitable land uses within the estuarine shoreline AEC's are those compatible
with both the dynamic nature of estuarine shorelines and the values of the estuarine system.
Residential, recreational, and commercial land uses are all appropriate types of uses along the
estuarine shoreline provided that all standards of 15A NCAC 7H are met.
Ocean Hazard Areas AEC's — in recognition of the critical nature of ocean hazard areas due to
their special vulnerability to erosion and dynamic processes and their possible danger to life and
property because of natural forces, Topsail Beach supports the state rules for Ocean Hazard Areas
in Subchapters 7H & 7M of 15A NCAC. The ocean hazard areas designation for Topsail Beach
includes the AEC's of ocean erodible areas, high hazard flood areas, and inlet hazard areas.
82
I
ij

Suitable uses in the ocean hazard areas generally are those which eliminate unreasonable danger
' to life and property and which achieve a balance between the financial, safety, and social factors
involved in hazard area development. Ocean erosion control activities and dune
establishment/stabilization are acceptable types of land uses. Residential, commercial and
recreational land uses and parking lots for beach access are also acceptable types of use in ocean
hazard areas provided that:
1- the setback measurements established by 15A NCAC 7H are met.
' 2- mobile homes are not located within high hazard flood areas.
3- development does not involve the significant removal or relocation of frontal sand or
vegetation thereon.
4- development is consistent with minimum lot size, setback requirements, or other relevant
requirements established by local regulations.
5- development utilizes means and methods to mitigate or minimize adverse impacts of the
' project as required by 15A NCAC 7H.
6- development of growth -inducing public facilities such as sewers, water lines, roads, bridges,
and erosion control measures occurs only in cases where: a) national, state, or local interest, and
public benefits are overriding factors; b) facilities would not exacerbate existing hazards or
damage natural buffers; c) facilities would be reasonably safe from flood and erosion control
' related damage; and d) facilities do not promote uncontrolled growth and development in ocean
hazard areas.
' Constraints to development — 2 areas which constitute physical constraints to development have
been identified by Topsail Beach. As follows:
-soils and septic tank suitability — it is town policy to require that all single and two-family
' dwellings and non-residential structures be connected.to properly installed and functioning septic
tanks that are placed in suitable soil.
-flood prone areas— the development of residential and commercial uses will be allowed in flood
prone areas if they meet the town's flood plain management regulations and other applicable state
and federal regulations.
' Development issues related to development densi1y in j 2roxiMk to ORW's -- the town's planning
jurisdiction does not abut a body of water designated ORW (outstanding resource water).
However, since the town is in close proximity to water so designated, it supports the state
' regulations accompanying this designation, and will encourage any development within the town
:that may affect the ORW area to be consistent with state regulations.
' Maritime forests — it shall be the policy of the town to encourage the maintenance of existing
maritime forests. Development designed to cause the least practicable disruption to the maritime
forest cover shall be permitted if done in accordance with provisions of applicable ordinances.
' All uses currently permitted under the town's zoning ordinance will be allowed in area's with
maritime forests but only if consistent with the policy of causing the least practicable disruption.
' Outstanding resource water (ORM — The Topsail/Middle Sound ORW lies southwest of New
Topsail Inlet, but does not adjoin the town of Topsail Beach. However, the town is committed to
' 83

the protection of estuarine waters.
Shellfish waters — Banks Channel has a tidal saltwater classification of SA (water suitable for
commercial shellfishing and all other tidal saltwater uses). Habitats for shellfish in all stages of
their life cycle must be preserved'as a viable economic and recreational activity. Provided that all
standards of I SA NCAC 7H relevant to estuarine shoreline AEC's are met, residential,
recreational, and commercial land uses are considered appropriate for land adjoining shellfish
waters.
Water supply protection -- the town's water system draws from a deep aquifer which is recharged
on the mainland. Therefore, little or no danger of pollution of the water supply from island
development exists. However, it is town policy to protect its well heads and, to the extent
possible, recharge areas.
Cultural and historical resources — the town highly encourages the preservation of these resources,
including adaptive re -use when appropriate.
Manmade hazards — should proposals for potentially hazardous uses be made, the town will
consider each development on a case -by -case basis. Land use activities having the potential to
adversely affect the health, safety, and welfare of town inhabitants will not be permitted.
Examples of such uses or activities include: landfills, commercial incinerators, storage of toxic or
flammable materials (other than small scale retailing of gasoline sales, hardware store items, etc.).
Means of protection of notable water supply — it is the policy of the town to protect its potable
(drinking) water supply. Pender County is the permitting agency for septic tank systems. Any
central wastewater treatment system is regulated by the state of North Carolina. Groundwater
quantity is protected by limiting well depths (by individuals) through a permitting process.
Individual wells are typically shallow and the water used for irrigation,
Package treatment plants — Topsail Beach may permit the use of private wastewater collection and
treatment systems via a special use permit if associated development is consistent with the town's
development plans and policies; the system meets state and federal permitting, operational and
maintenance requirements; the project will have no adverse impacts beyond its boundaries; and,
the developer can guarantee to the town that a system of perpetual monitoring and maintenance
.will be in place upon project completion.
Stormwater runoff — development, often well outside designated AEC's, can pose a serious threat
to the health and productivity of the estuarine system through the rapid discharge of pollutants
washed off impervious surfaces such as streets, roofs, and parking lots by rain. Topsail Beach's
existing residential density for developed land is fairly low, about 6 units per acre. However, only
about one-half of all platted lots are developed, and there is a substantial amount of unplatted
land. As Topsail Beach continues to develop, impacts from stormwater runoff can be expected to
increase. The following policy is adopted in recognition of potential impacts from stormwater
runoff. Topsail Beach will implement various methods it considers appropriate to reduce
84

stormwater runoff. Examples of methods which could be used in single family construction to
minimize runoff include using pervious or semi -pervious materials, such as pebbles, "turf stone"
or other non -compacting stone for driveways and walks, and retaining natural vegetation along
marsh and waterfront areas to take advantage of their natural filtering properties. Zoning and
' subdivision regulations will also be used to implement these policies. Development must also
respect all regulations associated with the designation of "SA" that applies to Topsail Sound.
J
�11
r
L
Marina development — the town will review any proposed marina development in light of the
goals and policies of its land use plan and land development ordinances. Marinas, including dry
stack facilities are permitted, if allowed by local, state, and federal regulations.
Floating home development — the town discourages floating houses within its jurisdiction.
Industrial iMpacts on fragile areas — industrial development, such as manufacturing, is not a
permitted use of land in Topsail Beach.
Development of sound and estuarine islands — these areas within the town are currently zoned
conservation under the terms of the town's zoning ordinance. Water dependant uses such as
docks, water access, boat ramps, fishing piers and agricultural uses are the only uses permitted on
such islands.
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 already has in effect policies and
ordinances recognizing the 100 year floodplain. It is town policy to respect the concept of sea
level rise as a possible threat to future development. The town has in effect policies and
ordinances based upon FEMA and flood insurance regulations recognizing the 100-year flood
plain, which exceeds expected sea level rise considerations.
Upland excavation for marina development— the town will allow upland excavation for marina
basins provided all applicable local, state and federal regulations are met.
Damaging of existing marshes by bulkhead installation — the town opposes the damaging of
existing marshes by bulkhead installation or any other construction operation. Bulkhead
installation is allowed only if permitted by local, state, or federal regulations.
Productive agricultural lands, commercial forest lands, existing and potential mineral production
areas - these resources do not exist within the town.
Commercial and recreational fisheries — protection of coastal and estuarine waters is a prime
prerequisite to the protection of area fisheries. Habitats for shellfish and fin fish in all stages of
their life cycle must be preserved in order to maintain fishing as a viable economic and
recreational activity. Topsail Beach also recognizes that recreational fisheries are extremely
important to its tourism industry. Therefore, any development which will profoundly and
adversely affect coastal and estuarine waters will be discouraged by applicable regulations. In the
85

u
1
design, construction and operation of water dependant developments, efforts must be made to
mitigate negative effects on water quality and fish habitat. These efforts will be at the '
development owner's or operator's expense. Trawling in estuarine waters within the town's
jurisdiction shall be allowed, if such activity is consistent with the North Carolina Division of
Marine Fisheries regulations. I
Off-road vehicles — no vehicular traffic will be allowed over the ocean front dunes within the
town limits at any time; and, no vehicular traffic will be allowed on the beach between the dates '
established annually by the town board from the northern town limits to the end of Topsail Inlet.
Vehicles may be operated at other times on certain parts of the beach below mean high water after
registration and issuance of a permit from the town. The maximum speed limit is 10 miles per '
hour. This policy is implemented through Chapter 10 of the town code.
Residential, commercial and industrial land development impacts on any resources — development '
within the town is limited to residential and certain commercial uses. Commercial development is
typically small-scale retailing and services for the local and tourist market areas. All proposed
developments within the town are reviewed with an objective of minimizing or eliminating any '
negative impact upon the town's natural resources. This policy is implemented through the
zoning and subdivision ordinances, applicable CAMA regulations and other local and state
regulations. '
Community attitude toward growth Topsail Beach supports the development of residential, '
commercial and recreational uses with in the town that are consistent with other relevant policies
and local land use regulations. The land use controls of Topsail Beach are and will continue to be
written and enforced to ensure that proper and adequate measures are incorporated into the design, '
construction and operation of such developments. This is done so that any substantial negative
impacts to neighboring land uses and the environment are minimized. It is the policy of the town
to permit those land uses which will enhance the town as a family -oriented tourist community for '
living and recreation. Examples of land uses consistent with this policy include single and multi-
family residential uses, tourist oriented businesses, and supporting services or commercial uses.
The capacity of existing public facilities will be adequate to serve development projected to occur '
within the next five years. Beyond five years, the present water system is predicted to be
inadequate — additional water source(s) will be required to meet user demand and to provide
proper fire protection. The installation of a wastewater collection, treatment and disposal system '
,would most likely increase the rate of development.
Densfty and scale of development — densities for new development shall be consistent with the '
density of existing land uses as enforced through the town's zoning ordinance. Building scales
shall be consistent with existing construction in Topsail Beach, which is characterized by "low-
rise" one, two and three story strucwes. The maximum building height allowed is 38 feet. '
Industrial development — not considered an appropriate use for Topsail Beach and is not permitted
under the terms of the town's zoning ordinance. '
86 '

Provision of services to development - it is town policy to provide all development (residential
' and non-residential) with water, solid waste collection and disposal, rescue squad, police and fire
protection, and administrative services.
Desired urban growth patterns — Topsail Beach is a contained community at the southern end of
Topsail Island Therefore, all growth within the town occurs in a relatively compact manner. The
town will continue to control specific development locations through enforcement of resource
' protection policies and the town zoning ordinance. The zoning map and land classification map
graphically display these policies. It is the policy of the town to control specific development
locations as indicated via the policies of this document. Enforcement of desired growth patterns
will be governed by the zoning ordinance. New development is encouraged for portions of the
island less threatened by erosion and potential storm damage.
Redevelopment of developed areas - it is the policy of the town to allow redevelopment of
developed areas, including relocation of endangered structures as long as other town policies and
ordinances are met.
Commitment to state and federal programs - it is a policy of the town to support state and federal
programs such as erosion control, public access, highway improvements, dredging, etc., provided
the town finds these programs to be appropriate and consistent with town policies.
I Assistance to channel maintenance and beach nourishmentprojects - the town supports beach
nourishment and channel maintenance projects. The use of appropriate dredged materials for
beach nourishment is encouraged. The town's current policy is to use its accommodations tax
' receipts for erosion control projects.
Erosion control- the following conditions and policies are hereby incorporated into the land use
plan: - - -
1) while the causes of erosion - the ocean's wind and waves - cannot be stopped, the effects of
these processes can be mitigated or corrected.
' 2) the most effective corrective measures and mitigation methods are those which are ecologically
sound, and economically feasible.
' 3) the best method of correcting erosion damage (consistent with the policy stated immediately
above) is through renourishment of the berm and dune system.
-4) the best methods of mitigating and preventing damage from erosion are land use controls and
dune protection and maintenance.
' 5) the beach is a resource of statewide significance and the value of a healthy productive dune
system extends to users throughout the region and state.
6) because of the uncertain and conflicting policies at the state and federal levels for assistance to
local governments in protecting the dune and berm system, every effort must be made at the local
level to generate funds for corrective and mitigating measures.
7) The average long-term erosion rate in Topsail Beach is less than two feet per year.
Energy facility siting - energy facility sighting is not an appropriate use of land in Topsail
87

Beach.
Tourism — it is the policy of the town to promote family -oriented tourism.
Coastal and estuarine water access — Topsail Beach considers beach access as a major priority. It
is town policy to: 1) provide reasonable means and opportunities for all members of the public to
have access to the beach and other public trust lands and waters at designated access points,
provided such means do not conflict with the rights of residents to the use and enjoyment of their
property; 2) to encourage the use of non -auto oriented transportation methods such as bicycling
and walking on the town's beach and waterfront areas; 3) to prohibit all traffic on dunes and
berms except at designated access points and upon ramps or walkover structures; 4) to consider
future beach and water access improvements based upon the availability of land and fluids for
such projects, and a demonstrated need for further improvements. Each access project will be
considered on a case -by -case basis.
Anticipated residential development - types densities locations and supporting services — it is
town policy to support single family dwellings as the predominate type. The anticipated
residential development consists primarily of single family residences "infilling" on scattered
individual lots throughout town and in small subdivisions (5-10 acres). Several additional multi-
family units may be constructed in projects already begun. These additional units have been
approved by the town and may be constructed when the developer or the town provides adequate
wastewater treatment capacity to serve the units. The maximum density for single family
residences is 8.7 residences per acre; the maximum density for multi -family developments is 12
dwellings per acre. An increase in the town's potable water supply will be necessary during the
next five years in order to maintain adequate reserves during periods of peak demand. No major
increases in municipal services will be required to serve these new residences. Landfill services
are provided out of town, by Pender County.
Continuing,public participation — it is the policy of the town to assure that all segments of the
community have a full and adequate opportunity to be informed and to participate in the planning
decision -making process.
88

0
Town of Topsail Beach Land Use Plan, Fart II
Part 2 — Plan for the Future
Section 1: Topsail Beach Community Goals
This land use plan section lists the Town of Topsail Beach's future land use goals. These goals
represent the desired end towards which the land use plan and its policies are directed. The
summary statement of goals also describes values and gives those general principles which guide
and describe the T,own's development and redevelopment.
(A) A Comprehensive List of Community Goalsi
The goals herein listed are a result of detailed analysis and discussion of key issues confronting
the Town of Topsail Beach. The goal statements were originally reviewed and approved by the
Town of Topsail Beach Planning Board and were subsequently approved by the Town Council.
These goals encompass the planning vision created early in the planning process and also the
technical analysis of existing and emerging trends discussed in Part 1 of this document. The goals
listed here will provide the Town with a framework for the development of policies and programs.
-PUBLIC ACCESS GOAL
"To increase and enhance public access opportunity to the ocean and sound waters of
Topsail Beach"
-LAND USE COMPATIBILITY GOAL
"To ensure that development and use of resources or preservation of land minimizes direct
and secondary environmental impact, avoids risks to public health, safety and welfare and
is consistent with the capability of the land based on considerations of interactions of
natural and man-made features."
-INFRASTRUCTURE CARRYING CAPACITY GOAL
"To ensure that public infrastructure systems.are properly sized, located and managed, to
guarantee the quality of service required by a growing Town and to protect designated
areas of environmental concern and other fragile areas."
-NATURAL HAZARDS AREAS GOAL
These goals are consistent with the requirements of the state's planning guidelines for the coastal area.
89

"To conserve and maintain barrier dunes, beaches, flood plains, and other coastal features
for their natural storm protection functions and their natural resources giving recognition
to public health, safety, and welfare."
-WATER QUALITY GOAL
"To maintain, protect and where possible enhance water quality in Topsail Sound, coastal
wetlands, creeks, streams, and estuaries."
-LOCAL AREAS OF CONCERN
"Topsail Beach will seep to integrate local concerns with the overall goals of the North
Carolina coastal program in the context of land use planning."
Section 2: Policies for Growth & Development
Land use plans are policy documents. The Town of Topsail Beach recognizes that the basic
information on the Town (which is contained in Part 1 of this document) is for the purpose of
helping the plan user, who may be a Town official, a developer, or a local citizen, to understand
the existing situation in Topsail Beach so that appropriate public and private sector decisions can
be made concerning the future growth and development of the Town. The policies in this
document are reflective of the desires of the Town of Topsail Beach for future growth and
development. These policies are designed to guide future decisions on ordinance changes and
revisions.
It is important for land use plan users to realize the vision of local leaders for this community for
the planning period. The plan section on policy, which follows, gives plan users an extensive
view of this picture. The Town of Topsail Beach is sensitive to the need to preserve and protect
the natural environment and to preserve the natural amenities and conditions which may be
impacted by the activities of man. Topsail Beach seeks to allow development activity which will
be consistent with the policies listed in this section and which will fit in and will allow minimal
environmental degradation. The Town expects continuing growth, which will be primarily
residential, through the planning period. The Town also expects additional commercial growth.
Topsail Beach will strive to maintain the small Town character which it currently exhibits and
will seek to accommodate and to welcome new businesses, residents, and visitors within the
=community.
For each of the policies listed in this section the Town of Topsail Beach has considered a planning
period of twenty years. A great deal of time was spent in the writing, reviewing and editing of
these policies. In each instance, alternative policies have also been considered and these
alternatives have been analyzed. Those policy choices made by Topsail Beach officials are what
herein follows.
As a part of the review of this document by NC Division of Coastal Management staff the Town
was requested to highlight those policies which exceed state requirements. Those 22 policies, in
90

iio
the sections which follow, have been italicized in the document . It was also requested that
those policies of significant and overriding importance be listed prominently at the front of the
policy section in the Land Use Plan. More details are available on each of these policies in the
body of the document. Other policies from the same policy section in which these policies are
located will assist in fleshing out the full picture. The policies are as follows:
► (2)(2)(A)(8)a.i i i — Topsail Beach considers beach access as a major priority. It is town policy
to: 1) provide reasonable means and opportunities for all members of the public to have access to
the beach and other public trust lands and waters at designated access points, provided such means
do not conflict with the rights of residents to the use and enjoyment of their property;
2) to prohibit all traffic on dunes except at designated access points and upon ramps or walkover
' structures; 3) to consider future beach and water access improvements based upon the availability
of land and funds for such projects, and a demonstrated need for further improvements.
► (2)(2)(B)(2)a. — The Town of Topsail Beach is expected to grow within the planning period.
The Town of Topsail Beach desires to manage this growth, The Town's policy toward growth is
expressed in the following comments: Topsail Beach believes in managing and directing the
Town's growth and development. It is Town policy that development should be based on:1) the
suitability of land to accommodate the use; 2) the capacity of the environment; 3) compatibility
with Town goals and ordinances; 4) densities allowable in sensitive areas; and 5) the availability
of support facilities and services.
► (2)(2)(C)(1)d. — It is the policy of the Town to plan for the adequate provision of public
services including water, sewer, and other municipal amenities. The Town of Topsail Beach will
seek to provide these services in a cost effective manner. Creative solutions will be considered by
Town leaders and professionals before final decisions are made on services provision.
► (2)(2)(D)(1)b. — The dollar value of the threat of loss from storms by beach communities in
North Carolina is large. Topsail Beach, along with the other municipal beaches in North Carolina,
believes an economically important public purpose is served by shoreline protection measures, As
with public support granted to earthquake and fire victims in the American west, flood victims in
the midwest, and winter storm victims to the north, the protection of our citizens homes and
investment in these homes is of paramount value, Topsail Beach policy is to seek protection for
citizens through beach nourishment, It is Topsail Beach policy to support the 65% federal and
35% state -local funding ratio for continued funding of such projects.
► (2)(2)(E)(4)a. — It is the policy of Topsail Beach to maintain the highest quality use rating as
possible for area waters.
' ► (2)(2)(F)(3)b. --- It is the policy of the Town of Topsail Beach to maintain the low density,
small Town, feel which has always characterized this beautiful community.
' The locally adopted policies of this Land Use Plan follow:
110 There is nothing else, except that they exceed state requirements, to be drawn from the highlighting of these
policies.
" The Land Use Plan has a system for numbering and locating policy. This particular reference refers to Part 2,
Section 2, subsection (A)(8)a. The Table of Contents will be of assistance in familiarizing the Land Use Plan user
with the reference system.
91

(A) Public Access Goal & Policies
"To increase and enhance public access opportunity to the ocean and sound waters of
Topsail Beach"
Residents and visitors to Topsail Beach have historically enjoyed excellent access to the Atlantic
Ocean and to the waters of Topsail Sound. With the passage of time, and with the increase of
population, the Town has seen the need to plan for and provide additional access sites, to protect
existing sites from encroachment, and to ensure that the access facilities, once built, are properly
maintained.
All policies related to public access are directed towards municipal participation in inlet
stabilization and beach nourishment and restoration projects.
(1) Providing Public Access & Meeting Federal Standards
(2)(2)(A)(1)a. — It is the policy of Topsail Beach to continue to provide access to public trust
waters through the acquisition, development, and redevelopment of beach and sound access areas,
parks, and boat launching areas. This development and redevelopment activity shall be consistent
with the need to protect the areas natural resources. Topsail Beach will, in the future, seek
financial assistance from State and federal sources to support the development, and/or expansion,
of parks and recreational facilities in appropriately sited locations.
The Town seeks to provide one neighborhood public access area every '/Z mile along the beach.
Parking spaces will be provided for the neighborhood public access ways within 1/4 mile radius.
—The Town seeks to provide public or private local access areas every V2 mile to give
neighborhood residents, pedestrians, and bicyclists access to the beach.
-The Town of Topsail Beach seeks to provide public access opportunities for all area residents and
visitors including the handicapped.
(2)(2)(A)(1)b. — It is the policy of the Town of Topsail Beach to support the protection of public
and private property through participation in a Corps of Engineers sponsored beach nourishment
,project within the municipality.
(2)(2)(A)(1)c. =-- The Town of Topsail Beach will provide public recreational facilities and open
space to service the resident population and seasonal visitors.
(2) Providing Public Access to Topsail Sound & the Atlantic Ocean
(2)(2)(A)(2)a. — It is the policy of the Town of Topsail Beach to maintain the continuing
availability of public boat ramps within the Town. The Town will seek to provide for, or will
92

allow for the provision of, boat ramp access opportunity in appropriate locations should existing
ramps close, silt up, or become unusable.
(2)(2)(A)(2)b. — It is the policy of the Town of Topsail beach to give equal attention to the
provision of shorefront access to both the ocean and sound and to thereby offer a complete island
experience to residents and visitors.
(3) Support for the Coastal Resource Commission's Access Program
(2)(2)(A)(3)a. — As an island community, Topsail Beach recognizes both the need for the
provision of parks and open space and adequate public access to the water. Topsail Beach
supports the Coastal Resources Commission's public access program and recognizes the need to
plan for all types of recreational facilities in appropriately sited locations.
(4) Cooperation with Pender County to Provide Access
(2)(2)(A)(4)a. -- It is the policy of Town officials to support beach and estuarine water access
projects within Pender County and throughout coastal North Carolina.
(2)(2)(A)(4)b. -- Topsail Beach will seek financial support from Pender County for the funding of
' public beach access areas.
(2)(2)(A)(4)c. — Topsail Beach policy on recreation is to work with the Pender County Parks and
Recreation Department to help meet municipal and area need.
(5) Funding & Planning for Public Access
(2)(2)(A)(5)a. — It is the policy of the Town of Topsail beach to consider all alternative measures
of funding beach access opportunities for visitors and residents.
(2)(2)(A)(5)b. — The Town will seek County, State, and federal funds to expand both passive and
active park and recreational lands and public water access.
' (2)(2)(A)(5)c. — The Town of Topsail Beach will pursue outside (public and private) funding
sources for recreational facility development.
(2)(2)(A)(5)d. — The Town policy is to pursue NC DCM access grants for public access facility
projects.
(2)(2)(A)(5)e. — Topsail Beach Town policy is to pursue NC DCM planning grants for access
and recreational program projects and studies.
(2)(2)(A)(5)f.— The Town of Topsail Beach will create a long-range Beach & Sound Access
Plan and a Master Plan for Recreation.
(6) Legally Identify Access Areas & Keep Them Free of Encroachment
�
93

(2)(2)(A)(6)a. — It is the policy of the Town of Topsail Beach to clearly and legally identify the
location and extent of all public access areas. These access areas are to be maintained free of
encroachment by neighboring property owners and signs shall be installed at all public access
areas designating these properties as public beach access.
(7) Public Access Nuisance
(2)(2)(A)(7)a. — It is Topsail Beach Town policy to enforce public nuisance or disturbances at
public access areas through the police powers of the municipality. Vandalism, littering, or
careless, aggressive, wanton behaviors, will not be tolerated by the municipality at public access
sites.
(2)(2)(A)(7)b. — Topsail Beach policy will be to educate citizens and neighboring property
owners regarding the rights and privileges and responsibilities of visitors to public access areas.
Cooperative arrangements to maintain property and to watch out for each other, neighbor to
neighbor, will be established between the municipality and property owners adjacent public
accessways.
(8) Public Access -- A Major Priority
(2)(2)(A)(8)a. -- Topsail Beach considers beach access as a major priority. It is town policy to:
1) provide reasonable means and opportunities for all members of the public to have access to the
beach and other public trust lands and waters at designated access points, provided such means do
not conflict with the rights of residents to the use and enjoyment of their property;
2) to prohibit all traffic on dunes except at designated access points and upon ramps or walkover
structures
3) to consider future beach and water access improvements based upon the availability of land and
funds for such projects, and a demonstrated need for further improvements.
(9) Purchase of Additional Sites
(2)(2)(A)(9)a. — The Town of Topsail Beach will support the study, exploration, assessment and
development of estuarine access opportunities for the public to enjoy. The Town wishes to
construct/buy/develop more recreation opportunities for local citizens.
(10) Public Access Maintenance
(2)(2)(A)(10)a. — It is Topsail Beach policy to enhance and maintain the existing bicycle path, to
=increase pedestrian sidewalks, and to strictly enforce traffic and other laws which will enhance the
safe, and healthful use of public access facilities.
(2)(2)(A)(10)b. — Topsail Beach Town policy is to effectively maintain the municipal system of
public beach access areas in such a way as to provide neighboring residents with a clean and safe,
nuisance free, municipal neighbor. Noise, trash or other debris, junk, and rotting or dangerous or
unsightly facilities will be promptly fixed by the municipality.
(11) Access Requirements for Development
94

I
(2)(2)(A)(11)a. — The Town Topsail Beach will require new development projects, and
redevelopment projects, to make provisions for a comprehensive network of public water (ocean
and sound side) access facilities in neighborhoods and on collector streets and arterials.
(2)(2)(A)(11)b. -- The Town of Topsail Beach supports the development of public access areas
and of parks and recreational facilities for the benefit of its residents and visitors.
(12) Dredging of Inlets and Waterways
The Town of Topsail Beach recognizes the critical importance of navigable inlets and waterways
to a healthy coastal economy and a satisfying beach experience for tourists. It is the policy of the
Town of Topsail Beach to aggressively promote and support ongoing inlet and waterway
maintenance by federal, state, county, and local municipalities.
Land Use Compatibility Goal & Policies
"To ensure that development and use of resources or preservation of land minimizes
direct and secondary environmental impact, avoids risks to public health, safety and
welfare and is consistent with the capability of the land based on considerations of
interactions of natural and man-made features."
The Town of Topsail Beach is a beautiful place for residents and visitors to enjoy. The natural
barrier island setting has always had exceptional natural and aesthetic qualities. The place has
remained as beautiful as it is, in part, because the barrier island beach always had a big jump, as a
place to live, on the pine forests and pocosins frequently found in the more inland locations of
coastal North Carolina. The most import reason a community will remain vibrant and naturally
beautiful is because it has community leaders who care about their Town. Topsail Beach has, and
has had, community leaders who have placed a high value on the protection and conservation of
natural resources and their concomitant beauty.
Historically, the water quality in Topsail Sound has always been exceptionally good. This is
particularly true when compared to other North Carolina sounds and estuaries. As the island
reaches build out there are, in 2004, some residents who are expressing concerns over natural
resources issues. Water quality, loss of maritime forest, stormwater runoff and stormwater
ponding (in the roads and on lots around Town), the provision of potable water, and public access
to the ocean and sound beaches are amongst the issue areas where thoughtful residents have
recently expressed concern.
The policies listed below are the Town's policy guidelines which will help to preserve the quality
of life enjoyed in the Town of Topsail Beach and to protect resources in a manner which is
compatible with the continuing occupation and development of the island by man.
(1) Development Must Be Consistent with Existing Regulations
(2)(2)(13)(1)a. -- As a means of controlling any inappropriate or damaging development activities
within AEC's, the Coastal Area Management Act calls upon the CRC, in cooperation with coastal
local governments, to implement a permitting program. The intent of this program is not to stop
95

development but rather to ensure the compatibility of development with the continued
productivity and value of critical coastal land and water areas. These areas are defined as Areas of
Environmental Concern (AEC's). The Town of Topsail Beach endorses this permitting system as
a means of managing and protecting the coastal resources of North Carolina.
(2)(2)(B)(1)b. — The Town of Topsail Beach will cooperate with State and federal agency
regulatory requirements.
(2)(2)(b)(1)c. — Topsail Beach policy is to protect and to conserve resources through site
evaluations, enforcement of building codes, subdivision and zoning ordinance development and
enforcement, and through the consistency provision of the Coastal Area Management Act
(consistency with policies in this Land Use Plan).
(2) Managed Growth
(2)(2)(B)(2)a. — The Town of Topsail Beach is expected to grow within the planning period. The
Town of Topsail Beach desires to manage this growth. The Town's policy toward growth is
expressed in the following comments: Topsail Beach believes in managing and directing the
Town's growth and development. It is Town policy that development should be based on:1) the
suitability of land to accommodate the use; 2) the capacity of the environment; 3) compatibility
with Town goals and ordinances; 4) densities allowable in sensitive areas; and 5) the availability
of support facilities and services.
(3) Compatibility with Future Land Use Map
(2)(2)(B)(3)a. — It is Topsail Beach policy that development activity which would be harmful to
property values or the quality of life of those residents already established is discouraged.
(2)(2)(B)(3)b. — Compatibility of proposed development with the Future Land Use Map (located
in the back of this document) is desired.
(4) Retain Natural Buffers
(2)(2)(3)(4)a. — Topsail Beach policy is to work, whenever possible, to require the retention and
management of natural vegetation in buffer areas along creeks, sounds, and islands.
(2)(2)(B)(4)b. — It is the policy of Topsail Beach to conserve existing maritime forests. Though
only small isolated areas meeting the traditional description of in forest remain,
development designed to cause the least practicable disruption to the maritime forest cover shall
be permitted if such development is done in accordance with the appropriate provisions of all
applicable state, federal, and local regulations, laws, and ordinances. Uses currently permitted
under the town's subdivision regulations and zoning ordinance will be allowed in areas with
maritime forests only if such development is deemed to be consistent with the policy of causing
the least practicable disruption.
(5) Maintain Small Town Atmosphere
(2)(2)(B)(5)a. -- It is the policy of the Town of Topsail Beach to maintain the low density, small
Town feel which has always characterized this beautiful community.
96

1
(2)(2)(13)(5)b. --- There are older developed areas within Topsail Beach's planning jurisdiction.
The Town encourages and supports redevelopment of these areas for the purpose of land use
compatibility and aesthetics. Restoration and fix up of any historic structures is encouragedlia. It
is the Town's policy that redevelopment, like new development, must be conducted according to
existing development guidelines as is reflected (or as max be reflected) in future zoning,
Subdivision, Flood Damage Prevention Ordinances and others.
' (2)(2)(B)(5)c. — Topsail beach policy is to protect the Town's "small Town" feel through
approval of primarily single family dwellings or low density type development projects and small
businesses consistent with the Town's zoning ordinance and subdivision regulations.
Natural resources protection, through the enforcement of adopted ordinances, which will be
consistent with land use plan policy, is also a priority for the Town of Topsail Beach.
(2)(2)(B)(5)d. — Topsail Beach Town policy is that any commercial development in Topsail
Beach should be of a type which is compatible with residential development which may occur in
relatively close proximity.
(2)(2)(13)(5)e. Topsail Beach Town policy is that additional commercial development is
' welcomed by Town officials. Commercial activity which would add to the economic base of the
Town would be welcomed by Town officials provided that the activity is environmentally safe,
clean, and consistent with current state, federal, and local regulatory requirements.
(6) Protection of Coastal Wetlands
(2)(2)(B)(6)a. — Coastal wetlands are areas of salt marsh or other marsh subject to regular or
occasional flooding by tides, including wind tides. The management objective of the NC CRC for
coastal wetlands is to conserve and manage these areas so as to safeguard and perpetuate their
biological, social, economic, and aesthetic values. The highest priority is given to conservation of
these areas. The second highest priority of use is for those types of development which require
water access and cannot function elsewhere. The Town of Topsail Beach is supportive of the
state's position on the protection of coastal wetlands.
I(7) Preserve, Protect, and Enhance Natural Resources
(2)(2)(B)(7)a. -•-- Topsail Beach's policy is to preserve, protect, and enhance the area's natural
resources. Topsail Beach recognizes the quality of our environment is an important ingredient in
iour overall quality of life.
(2)(2)(B)(7)b. — Topsail Beach policy is that the protection of our resources shall be pursued in a
regional context, with our neighboring jurisdictions, and with area -wide planning through a
process which favors long-term goals over short term interests and which provides accountability
for the implementation of the goals and policies stated herein.
' 12 Prior to the removal or demolition of dilapidated structures an extensive rodent control program may be necessary
in order to prevent the migration of rodents to adjacent areas. For information concerning rodent control, contact the
Pender County Health Department or the Public Health Pest Management Section at 919-733-6407.
' 97

(2)(2)(13)(7)c. -- Topsail Beach policy is to support resource protection efforts and to encourage
the acquisition of land parcels with a high resource value by the State of North Carolina or area
conservation organizations or land trusts.
(2)(2)(B)(7)d. -- Topsail Beach policy is to not permit short-sighted or premature commitments
of the area's natural resources and to work in a cooperative manner with development interests to
implement this policy.
(2)(2)(B)(7)e. --- Topsail Beach policy will support any efforts by other governmental and private
agencies to wisely manage the natural resources of the region.
(2)(2)(B)(7)f — Topsail Beach policy is to protect the Town's natural resources through the
enforcement of adopted ordinances, which will be consistent with land use plan policy. Topsail
Beach policy is to protect and to conserve resources through site evaluations, enforcement of
building codes, subdivision and zoning ordinance development and enforcement, and through the
consistency provision of the. Coastal Area Management Act.
(2)(2)(3)(7)g. The Town of Topsail Beach policy is to support NC DCM and their enforcement
of the STATE GUIDELINES FOR AREAS OF ENVIRONMENTAL CONCERN (Subchapter
7H of Chapter 15A of the NC Administrative Code, or 15A NCAC 7H, or the regulations
governing development activity in AEC's), and to give special attention to the protection and
appropriate development of AFC's.
(8) Intergovernmental Cooperation
(2)(2)(3)(8)a. — The Town policy is to continue to seek to work with the Town of Surf City and
with Pender County in order to provide all area residents the best quality of life possible.
(2)(2)(B)(8)b. — Topsail Beach Town policy is to cooperate with permitting agencies, such as the
NC Division of Coastal Management, U.S. Army Corps of Engineers, and the Pender County
Health Department, and others, to restrict and regulate development in coastal wetlands, estuarine
waters, and public trust areas. Development projects proposed for these areas which are not
consistent with the local ordinances and/or State and federal environmental protection regulations,
will not be permitted in Topsail Beach.
(2)(2)(B)(8)c. — It is the policy of Topsail Beach to fully support County, State and federal
regulations which provide for the enhancement and continued protection of environmentally
fragile areas.
(2)(2)(B)(8)d.--- Septic tank permits are to be issued within the Town of Topsail Beach only after
a site inspection by the Pender County Health Department.
(9) Cooperation Amongst Current and Future Residents & Developers
98
1
1
1
1
1
1
1
1
1
1
1
1
i
1
1
1
1
1

I
(2)(2)(B)(9)a. — Topsail Beach policy is that development and redevelopment activity should
always happen in a way which will avoid creating problems to neighboring property owners and
future owners of the property being developed.
(10) Protection of Artifacts & Endangered Species
(2)(2)(B)(10)a. — It is Topsail Beach Town policy that cultural and environmental artifacts or
species which are irreplaceable or limited in number should be protected.
11 Development Project Consistent with Long -Term Goals
() p a y g
(2)(2)(B)(I I)a. — It is the policy of Topsail Beach that any proposed projects which may be
considered should be consistent with the existing long-term goals of the Town. Town
development projects policy is that projects must be environmentally clean and environmentally
sound.
(2)(2)(B)(11)b. — Town policy is to encourage future growth according to the land use policy
contained in this document and to revise, as necessary, those regulations currently in place to
provide consistency with the Town of Topsail Beach's long-range plan. It is the intention of
t Town officials that a new development's impacts on the natural and built (pre-existing)
environment should be negligible and that the impacts of all development should take into
consideration those factors which will enhance the quiet, small Town character and quality of life
' enjoyed by the residents of Topsail Beach.
(2)(2)(B)(I I)c. — The Topsail Beach land use plan and the Topsail Beach policies stated therein
will be the basis for zoning ordinance decisions and land development patterns within the Town.
a (2)(2)(B)(11)d. — Town policy is that residential development will be encouraged, as much as
possible, to occur in a manner which will not overload traffic conditions. It is Town policy that
the land use plan, zoning ordinance and subdivision regulations will be revised as necessary as a
means of implementing this policy.
(12) Support for the Protection of Wildlife Habitat
(2)(2)(B)(12)a. — It is the policy of Topsail Beach to support wildlife and wildlife habitat. Any
areas in Topsail Beach which may become designated as public wildlife sanctuaries, and which
are suitable for wildlife species, will be supported by Topsail Beach. Privately owned areas
' designated as wildlife sanctuaries are consistent with Topsail Beach policy.
(2)(2)(B)(12)b. --- Topsail Beach supports the NC Division of Marine Fisheries and the
tclassification of area waters as worthy of protection.
(13) Developers Must Build Infrastructure for Their Projects
' (2)(2)(B)(13)a. — It is Topsail Beach policy that arty future development project proposers
should design and build appropriate infrastructure, including transportation facilities (to
accommodate any increases in traffic). These facilities must include, but not be limited to, the
following types of roads: arterial, collector and local roads. These transportation facilities may
not infringe on current or future public access areas or on residential development type areas.
' 99

(2)(2)(B)13)b. — It is Topsail Beach policy that NC Department of Transportation and NC
Division of Water Quality officials will be consulted on all future public road projects. The Town
wishes to work with knowledgeable public officials so that successful solutions may be shared. It
is Town policy that stormwater ponding on roadways is unacceptable. It is further understood that
the best means of dealing with stormwater is not simply to get it out of sight. The practical and
environmental consequences of this problem will require environmentally sound engineered
solutions.
(2)(2)(B)(13)c. —It is Topsail Beach policy that the development of new streets and roads as a
part of the residential growth process will be carefully studied before any new subdivisions are
approved. All new roads will be built to state standards.
(2)(2)(13)(13)d. — Topsail Beach policy is that the proponents (and beneficiaries) of development
activity will be responsible for the costs of stormwater management associated with private
development projects.
(14) Development in the Estuarine Shoreline AEC
(2)(2)(B)(14)a..—,.. Topsail Beach policy is that residential and commercial development may be
permitted in estuarine shoreline areas, provided such activity is consistent with State and local
regulations and requirements on the development activity proposed therein.
(15) Conservation of Public Trust Areas
(2)(2)(B)(15)a. ----m Topsail Beach is aware the public has certain established "public trust rights"
to certain land and water areas. These public areas also support recreational fisheries and tourism,
and are also of significant aesthetic value to the community. The presence of Topsail Beach's
public trust waters gives the community an essentially untapped resource which with careful
management, may well be a valuable asset in helping to provide additional recreational resources
for the Town in the future. Topsail Beach policy is to promote the conservation and proper
management of its public trust lands and waters.
(16) Protection of Water & Groundwater Resources
(2)(2)(B)(16)a. — Topsail Beach policy is to work to ensure that all Iand use and development
decisions will provide for the protection of our groundwater aquifers.
(2)(2)(B)(16)b. — The Town of Topsail Beach policy is to work with other area local
governments and agencies to conserve and protect the best sources of area groundwater supply.
(2)(2)(B)(I6)c. — The Town of Topsail Beach supports the NC Division of Water Quality
(Groundwater Section) efforts to enforce violations and to offer assistance to those persons or
entities interested in construction and development type activity which has a potential to effect
groundwater resources. The Town fully supports the NC Division of Water Quality's (NC DWQ)
rules regarding development activity near groundwater source areas. Town policy is to enhance
the protection of groundwater re -charge areas and to provide for groundwater recharge areas
100

1
I
consistent with NC DWQ's rules. The Town will support and report any violation of those rules
designed by the NC DWQ to protect this resource.
(2)(2)(B)(16)d. — The Town of Topsail Beach policy is to support water conservation efforts.
(2)(2)(B)(16)e. — The Town of Topsail Beach supports NC Division of Water Quality regulations
regarding stormwater runoff resulting from development activity. It is Town policy that intensive
growth and development will not be allowed where poor drainage exists unless appropriate
corrective improvements are to be completed as part of the project. Any revisions to the Town's
zoning ordinance or subdivision regulations will take this concern into consideration.
(2)(2)(B)(16)f. ---- The Town of Topsail Beach policy is to prevent the spillage and runoff of
sewage from malfunctioning septic tanks or systems into the waters of Topsail sound.
(2)(2)(3)(16)g. — Topsail Beach policy is to support all efforts to minimize surface and
groundwater pollution from wastewater sources.
(17) Industrial Development in Topsail Beach
(2)(2)(B)(17)a. — Industrial development is prohibited in the Town of Topsail Beach.
(18) Flooding of Roads
(2)(2)(13)(18)a.— The Town of Topsail Beach considers the flooding of roads in Topsail Beach
following an intense rain event as a situation that requires attention.
(2)(2)(B)(18)b. — It is Topsail Beach policy that NC Department of Transportation and NC
Division of Water Quality officials will be consulted on all future public road projects. The Town
wishes to work with knowledgeable public officials so that successful solutions may be shared. It
is Town policy that stormwater ponding on roadways is unacceptable. It is further understood that
the best means of dealing with stormwater is not simply to get it out of sight. The practical and
environmental consequences of this problem will require environmentally sound engineered
solutions.
' (19) Clean Up Nuisances & Beautify
(2)(2)(B)(19)a. — It is the policy of the Town of Topsail Beach to: (a) —target the clean-up of junk
and nuisance conditions throughout the town, through courteous requests and through, where
necessary code enforcement actions; and (b)—beautify the entrances to the community with
welcome signs and appropriate landscaping.
(20) Canoes & Kayaks in Topsail Sound
(2)(2)(B)(20)a. — Topsail Beach Town policy is that the safe use of canoes and kayaks in Topsail
Sound is encouraged.
(21) Floating Homes
(2)(2)(B)(2I)& — The Town of Topsail Beach policy is that floating homes are an inappropriate
I use of the Town's water bodies.
' 101

C Infrastructure Ca Capacq Goal & Policies
"To ensure that public infrastructure systems are properly sized, located and managed, to
guarantee the quality of service required by a growing Town and to protect designated
areas of environmental concern and other fragile areas."
It seems a paradox but the systems which help to make a municipality a very pleasant place to live
are seldom noticed unless there is a problem. We don't think about traffic problems unless we are
caught in traffic, or we see an accident, or we encounter water on the road, or rough, pitted,
pavement. Since so few of us are scientists with a laboratory set up to analyze water quality, we
don't consider the! water quality in Topsail Sound an issue until we hear from a
trusted source that the quality of our water is in decline. If we turn on the tap in our kitchen sink,
we get a steady stream of high quality potable water. It has never been a problem.
All of these issues are dealt with for us each and every day in a professional and excellent way by
Topsail Beach Town staff. It is the goal of municipal employees, the Town Council, and the
Planning Board, that the citizens of Topsail Beach will never have to encounter a difficult moment
in receipt of basic government services. There are plans in place which help to make this goal a
reality. Implementation plans, with back-up systems in place to serve the critical needs of the
residents and visitors to this community, are acted upon daily by municipal employees.
This land use plan, and the policies on infrastructure which follow in this section, give direction to
citizens, employees, and community leaders, on how to deal with specific issues which have been
identified as important through our planning process.
The most pressing infrastructure need for the Town of Topsail Beach is to increase the supply and
storage capacity of potable water. Municipal leaders are aware of the situation. This issue has
been acknowledged and discussed and some announcement on the resolution of the water supply
issue is expected. Topsail Beach is also considering the installation of a public wastewater
collection and treatment system. Cooperation with other area local governments on these and
other issues continues. This cooperation is believed to be important on questions related to both
water and sewer service. Questions related to system back-up and emergency supply of service
work both ways. Cooperative resolution is in the best interest of all.
Transportation, stormwater, and beach stabilization or nourishment, are all seen as important
issues. These are not the only important infrastructure issues for the Town of Topsail Beach. The
infrastructure policies shown below give direction to municipal leaders and other interested
102

I
parties and are important statements of the municipal policy position on the issues identified as
significant through the planning process.
(1) Municipal Water System
(2)(2)(C)(1)a. — It is the policy of the Town of Topsail Beach to maintain and improve the
municipal water system so as to provide sufficient capacity for the sustained and continued
growth of the community.
2 2 C 1 b. — It is the policy of the Town of Topsail Beach to carefully monitor water supply
OO( )O P Y P
wells and to consider all options, including mainland wells for meeting the needs of Topsail
Beach users.
(2)(2)(C)(1)c. — The Town of Topsail Beach will consider all area locations as sources for water
and will work with public and/or private entities to ensure a nearby safe source of high quality
potable water.
(2)(2)(C)(1)d. — It is the policy of the Town to plan for the adequate pravisibn of public services
including water, sewer, and other municipal amenities. The Town of Topsail Beach will
seek to provide these services in a cost effective manner. Creative solutions will be considered by
Town leaders and professionals before final decisions are made on services provision.
(2)(2)(C)(1)e. — It is the policy of the Town of Topsail Beach to conserve water. In cases where
residents and visitors to the Town will be advised on water conservation procedures or actions,
distinctions will be clearly made between mandatory (or required) conservation measures and
voluntary conservation measures.
(2)(2)(C)(1)f. — It is the policy of the Town of Topsail Beach to carefully plan for infrastructure
system improvements, especially water, sewer, and stormwater drainage, and to invest in system
improvements only when it has been found to be necessary, practical, efficient, and cost effective.
(2)(2)(C)(1)g. — The Town of Topsail Beach will maintain emergency service agreements
(especially the water service agreement) with the Town of Surf City where such agreements are
found to be cost effective and where services may be maintained in the excellent manner to which
Topsail Beach has become accustomed.
(2)(2)(C)(1)h. — It is the policy of the Town of Topsail Beach will seek to expand service
agreements when such agreements are found to be of benefit to the Town of Topsail Beach,
Service supply alternatives will be carefully studied prior to drawing conclusions or making
decision.
(2)(2)(C)(1)i. — It is the policy of the Town of Topsail Beach to improve the public water supply
system such that emergency situations, which might include the loss or mechanical failure, or
shutting down of a well during a period of peak use, will not be cause for system failure. The
Town's policy is to realize, in the near term, long-range plans to have an available back-up water
' 103

system supply which will provide for plentiful and uninterrupted service for municipal homes and
businesses, and for emergency needs.
(2)(2)(C)(1)j. — It is Town policy that all new development must be connected to the public water
system. .
(2)(2)(C)(1)k. —}- It is Town policy to continue to use on island wells as the source for the
municipal water supply. It is Town policy to aggressively seek new water sources. It is Town
policy to protect the municipal water supply through the protection of the well heads. The
municipal wells are monitored for salt water intrusion. Re -charge areas for the wells are located
off -island. The Town of Topsail Beach will work with Pender County officials to protect
groundwater recharge areas off -island,
(2)(2)(C)(1)l. —It is Town policy to impose water conservation measures as necessary. The
Town seeks to eliminate the need for conservation methods and realizes the imposition of water
conservation measures is a not a fix but a short term conservation method. Topsail Beach is
working to improve system capacity and supply.
(2)(2)(C)(1)m. — The Town of Topsail Beach has made a policy decision to buy water from
another system if it becomes necessary due to use requirements or emergency. The necessary
agreement to proceed in an emergency circumstance is in place. The existing agreement -is for
emergency supply purposes and is not meant to be a long-term supplement or supply agreement.
(2) Wastewater Service & the Treatment of Effluent
(2)(2)(C)(2)a. — It is Town policy to require all single and two family dwellings and non-
residential structures be connected to properly installed and functioning septic tanks that are
placed in suitable soil,
(2)(2)(C)(2)b. — It is Topsail Beach Town policy to permit private wastewater collection and
treatment systems via a special use permit. For this type of facility to be permitted, the proposed
development must be consistent with the Town's development plans and policies. The system
must: 1) meet state and federal permitting operational and maintenance requirements, 2) have no
adverse impacts beyond its boundaries; 3) be guaranteed by the developer to have a system of
perpetual monitoring and maintenance upon project completion.
(2)(2)(C)(2)c. — It is the policy of the Town of Topsail Beach to work with the Pender County
Health Department, and other agencies, on the education of citizens concerning the operation and
long-term maintenance of septic systems. Septic system failure is a problem which is recognized
as having wider negative` effect than just to the owner of the failed system.
(2)(2)(C)(2)d. ---- The Town of Topsail Beach has considered options regarding the construction
of a municipal wastewater collection and treatment system. The Town policy is to evaluate
carefully all factors involved in wastewater treatment and collection system installation.
Considerations include: system cost, environmental considerations (including a desire to not
104
1
1
1
1
1
i
1
1
1
1
1
1
1
1
1
1
1

pollute the water of Topsail Sound), need and perceived need, and the necessary time
requirements for system construction.
(2)(2)(C)(2)e. — The Town of Topsail Beach policy is to prevent the spillage and runoff of
sewage from malfunctioning septic tanks or systems into the waters of Topsail sound.
(2)(2)(C)(2)f. ---- In absence of a centralized sewer system., Town of Topsail Beach policy is that
' all new development and redevelopment must have properly installed and functioning septic
tanks. The purpose of this policy is to help minimize the likelihood of surface water pollution or
other health hazard from septic tanks. The Town policy is to rely on decisions rendered by the
Pender County Health Department regarding soil suitability for septic tanks.
(3) Transportation — Roads in the Municipality
(2)(2)(C)(3)a. — Topsail Beach policy is to give priority to safety when considering the
construction and maintenance of road way systems.
(2)(2)(C)(3)b. -- It shall be the policy of the Town of Topsail Beach to work with NC Department
of Transportation officials to plan in advance for appropriate stormwater collection systems along
and in concert with roadways construction and maintenance and to retrofit known problem areas
such that ponding on roads and the drainage of stormwater from state and municipal streets is no
longer a problem.
a (2)(2)(C)(3)c. — It is Town of Topsail Beach policy to seek to work with NC DOT and the Cape
Fear Council of Government Rural Transportation Planning Organization to have an active voice
in area transportation issues concerning both the Pender County mainland and adjacent
municipalities. Topsail Beach believes in planning to guide the well -planned development of new
streets, roads, and commerce.
(2)(2)(C)(3)d. --- It is Topsail Beach policy to improve the state and municipal transportation
system in Topsail Beach, and to ease the traffic flow for the convenience of residents and visitors
and for improved commercial opportunity.
S o (4) tormwater Policy
U y
(2)(2)(C)(4)a.— It is the policy of the Town of Topsail Beach to create and to implement a
systematic and comprehensive construction and maintenance plan for municipal stormwater
runoff. NC Department of Transportation system drains located within the Town of Topsail
Beach will be monitored by the municipality for service as necessary and recommendations on
service needs and requirements will be shared with NC DOT.
(2)(2)(C)(4)b. — The Town of Topsail Beach will allow municipal public right-of-ways and
easements to be used for the purpose'of correcting stormwater runoffproblems. The North
Carolina Department of Transportation will also be allowed to use these right -of ways for the
correction of stormwater runoff problems.
1 105

(2)(2)(C)(4)c. — It is the continuing policy of the Town of Topsail Beach to seek drainage
improvements to state system roads in Topsail Beach, and to construct drainage improvements to
municipal streets in Topsail Beach.
(2)(2)(C)(4)d. — The Town of Topsail Beach policy is to prevent the spillage and runoff of
sewage from malfunctioning septic tanks or systems into the waters of Topsail Sound.
(2)(2)(C)(4)e. — It is the policy of Topsail Beach that new construction will minimize stormwater
impact for established residents.
(2)(2)(C)(4)f. ---- Topsail Beach policy is to support all efforts to minimize surface water pollution
from wastewater sources.
(2)(2)(C)(4)g. — It is the policy of Topsail Beach to consider the purchase of land and the
construction of stormwater detention ponds for areas where stormwater drainage has become an
issue. Topsail Beach will consider the cost of such improvements and weigh the cost against the
public benefit prior to such an investment.
(2)(2)(C)(4)h. — It is the policy of Topsail Beach to implement stormwater control systems and
mechanisms to reduce the threat of stormwater runoff to Topsail Sound.
(5) Fire Protection
(2)(2)(C)(5)a. — It is the policy of Topsail beach to maintain adequate fire protection for persons
and property.
(6) Intergovernmental Cooperation
(2)(2)(C)(6)a, — The Town of Topsail Beach will work with neighboring jurisdictions regarding
stormwater problems. The Town will seek to establish a cooperative environment within which
successful solutions to mutually recognized problems may be explored and implemented.
(2)(2)(C)(6)b. — It is the policy of the Town of Topsail Beach to work with the Pender County
Health Department, and other agencies, on the education of citizens concerning the operation and
long-term maintenance of septic systems. Septic system failure is a problem which is recognized
as having wider negative effect than just to the owner of thefailed system.
(7) General Policy on Infrastructure
(2)(2)(C)(7)a. — The Town or Topsail Beach supports long-term planning for public
infrastructure. The Town of Topsail Beach policy is to support proactive measures to provide
excellent public services to residents and visitors to Topsail Beach.
(2)(2)(C)(7)b. --- It is Topsail Beach Town policy to practice communication on issues with
professional service providers, neighboring island municipalities, Pender County, the, Cape bear
COG, and state agencies, such that mistakes may be avoided, successful solutions to mutual
problems may be discussed, shared, and implemented.
106

L
(2)(2)(C)(7)c. — It is the policy of the Town of Topsail beach to consider all alternative measures
of funding beach access opportunities for visitors and residents.
(2)(2)(C)(7)d. — It is the policy of the Town of Topsail Beach that all new construction will be
consistent with state, local, and federal regulations, including relatively recently adopted
regulations such as those local regulations pertaining to stormwater.
' (8) Groundwater Resources
(2)(2)(C)(8)a. — It is Town policy to protect groundwater quality through the limiting of well
depth by individual wells through a permitting process. Individual wells are typically used for
irrigation.
(9) Beach Nourishment & Re -nourishment — Dune Protection
(2)(2)(C)(9)a. — It is the policy of the Town to support state and federal programs such as erosion
control (including beach nourishment and re -nourishment), public access, highway improvements,
and dredging or maintenance of existing and future channels.
2 2 C 9 b. — The Town of Topsail Beach he is to approve and support dredging work in
( )( )( )() P policy Y � PP PP �g
Topsail Sound and Topsail Inlet to improve navigation, fish and shellfish habitat, water quality,
and to support beach nourishment efforts.
(2)(2)(C)(9)c. — It is the policy of the Town to support efforts to construct, renourish or re -build,
the ocean beach within the municipality of Topsail Beach.
(2)(2)(C)(9)d. -�-- It is Topsail Beach Town policy to accelerate by whatever means possible the
planning, approval, funding, and project work on the Topsail Beach shoreline protection project.
(2)(2)(C)(9)e. — It is the policy of Topsail Beach to participate in funding the local portion of the
1 Topsail Beach shoreline protection project.
(2)(2)(C)(9)f — The Town of Topsail Beach policy is to pursue the preservation of the existing
' dune structure, for the protection of the integrity of the island and for the protection of those man-
made structures put upon the island, by whatever means available.
Natural Hazards Areas Goal & Policies
41To conserve and maintain barrier dunes, beaches, flood plains, and other coastal
features for their natural storm protection functions and their natural resources giving
recognition to public health, safety, and welfare."
The Town of Topsail Beach, along with every other barrier island beach community in North
Carolina, faces the threat of coastal storms. This is part of the price we pay for living in such a
wild and beautiful place. Residents, property owners, and visitors all understand and willingly
accept the risk of the occasional storm to enjoy the rewards of life on the edge.
107

The most significant and noticeable of all coastal hazards is the possible inundation of the island
by flood tides associated with a storm event and the threat of erosion. The Town of Topsail
Beach is active in the mitigation of each of these threats. The threat of flood damage is mitigated
through community participation in the Federal Emergency Management Agency (FEMA) flood
damage prevention program. The local flood damage prevention ordinance contains regulations
which construction projects must follow to receive federal flood insurance. These regulations,
when properly adhered to, will lessen the damage of coastal storms. The adoption and
administration of the flood damage prevention ordinance is a service the Town of Topsail Beach
provides to property owners. Without the ordinance federal flood insurance would not be
available. The Town of Topsail Beach has also shown a very proactive and aggressive approach
in seeking state and federal participation in a shoreline protection or beach nourishment program.
Policies related to natural hazards have been given careful consideration. These policies are
included in the following section.
(1) ,Protection of the Beach
(2)(2)(D)(1)a. — The Town of Topsail Beach strenuously supports -the funding of beach
nourishment and renourishment projects as a means of mitigating storm damage.
(2)(2)(D)(1)b. — The dollar value of the threat of loss from storms by beach communities in
North Carolina is large. Topsail Beach, along with the other municipal beaches in North Carolina,
believes an economically important public purpose is served by shoreline protection measures. As
with public support granted to earthquake and fire victims in the American west, flood victims in
the midwest, and winter storm victims to the north, the protection of our citizens homes and
investment in these homes is of paramount value. Topsail Beach policy is to seek protection for
citizens through beach nourishment. It is Topsail Beach policy to support the 65% federal and
35% state -local funding ratio for continued funding of such projects.
(2)(2)(D)(1)c. — It is Topsail Beach policy to support long-term approval of a continuing re -
nourishment cycle for the Atlantic Ocean beach within the Town of Topsail Beach.
(2)(2)(D)(1)d. --- The Town of Topsail Beach fervently believes federal approval of the Topsail
Beach Corps of Engineers shoreline protection project is both economically feasible and
environmentally justified.
(2)(2)(1))(1)e. — The Town of Topsail Beach by policy supports the following statement:
"...BEACH PRESERVATION AND RESTORATION ARE IN THE PUBLIC INTEREST AND
WHERE ECONOMICALLY FEASIBLE AND ENVIRONMENTALLY JUSTIFIED BEACH
PRESERVATION AND RESTORATION CONSTITUTE A PUBLIC PURPOSE."
2 The historical average annual erosion rate for the Town of Topsail Beach is 2 feet per year. This information is
provided to the Town by the NC Division of Coastal Management. The average annual erosion rate statistic for
coastal communities is prepared every 5 years.
108
1
1
i
1
1
1
1
1
1
1
1
1

(2) Redevelopment Following a Natural Disaster
(2)(2)(D)(2)a. — Town policy on redevelopment following a natural disaster is that such
development must be consistent with the local, state, and federal regulations, laws, and ordinances
current at the time of the requested redevelopment action.
(2)(2)(D)(2)b. — It is the policy of Topsail Beach to allow redevelopment of developed areas,
including the relocation of endangered structures, if all state, federal, and local policies are met.
'
(3) Participation in the National Flood Insurance Program
(2)(2)(D)(3)a. — It is the policy of the Town of Topsail Beach to support continuing participation
in the National Flood Insurance Program.
(2)(2)(D)(3)b. — There are developed areas existing in Topsail Beach that are located within the
100 year floodplain. Development activity in these areas will be subject to special requirements
according to the flood damage prevention ordinance.
(4) Intensity of Development within Areas Subject to Hazards
(2)(2)(D)(4)a. — It is the policy of the Town of Topsail Beach to minimize development and to
encourage low or moderate intensity land uses. This policy is implemented by the zoning
ordinance.
(5) Intergovernmental Cooperation on Emergency Management
(2)(2)(D)(5)a. — The Topsail Beach Town Council supports the Pender County Emergency
Management Plan.
■ (6) Protection of the Dunes
(2)(2)(D)(6)a. — It is the policy of Topsail Beach that development will not involve the
1 significant removal or relocation of frontal sand or vegetation thereon.
(7) Soil Suitability
' (2)(2)(D)(7)a. — It is the policy of Topsail Beach to limit or prohibit development activity in
areas where the soil suitability is incompatible with the development proposed.
(8) Hazard Mitigation
, (2)(2)(D)(8)a. -- It is Topsail Beach Town policy that development must be consistent with
minimum lot size, setback requirements, or other relevant requirements established by local
' regulations.
(2)(2)(D)(8)b. — Topsail Beach requires development utilize the means and methods to mitigate
or minimize adverse impacts of the project as required by state regulations.
(2)(2)(D)(8)c. — It is Topsail Beach Town policy to work to protect the property of municipal
' residents threatened by storm or natural erosion through multiple methods of storm hazard
109
■
■

mitigation including: planning, inspections and enforcement of the building code,
intergovernmental cooperation and beach nourishment.
(2)(2)(D)(8)d. — It is the policy of the Town of Topsail Beach to continue to enforce the NC
Building Code.
(9) Acquisition of Parcels of Land in Hazardous Locations
(2)(2)(D)(9)a. --- It is the policy of the Town of Topsail Beach to consider acquisition of parcels
located within hazard areas or rendered unbuildable by storms or other events for the purpose of
recreation or public access. Developers may also be required to provide such properties as open
space under circumstances related to the issuance of a conditional use permit or as a part of the
subdivision approval process.
(10) Policy of the Location of Growth Inducing Public Facilities
(2)(2)(D)(l l)a. — It is Topsail Beach Town policy that the development of growth -inducing
public facilities such as sewers, water lines, roads, bridges, and erosion control measures occurs in
cases where: a) national, state, or local interest, and public benefits are overriding factors; b)
facilities would not exacerbate existing hazards or damage natural buffers; and c) facilities would
be reasonably safe from flood and erosion control related damage.
Water Quality Goal & Policies
"To maintain, protect and where possible enhance water quality in Topsail Sound, coastal
wetlands, creeks, streams, and estuaries." -
The water quality in Topsail Sound, generally, and especially within the Town limits of Topsail
Beach, is excellent. The main focus of long-range planning at Topsail Beach is therefore to
maintain and protect the current water quality. Most of that part of Topsail Sound which is
located within the Town limits of Topsail Beach, with a couple of small exceptions (which are
shown on the map included with this land use plan), is classified by the NC Division of Water
Quality as SA. In addition, the waters of Topsail Sound and the adjacent marsh areas are a
productive resource, as all the marsh areas between Topsail Sound and the Intracoastal Waterway
have been classified by the NC Division of Marine Fisheries as primary nursery areas.
Throughout the planning process it was repeatedly emphasize that community leaders are very
aware of the value of the nearly pristine resource the waters of Topsail Sound represent.
Protection of the resource is consequently a high priority for the Town of Topsail Beach.
Policy pertaining to the protection of water quality are what herein follows.
(1) Topsail Beach Is Planning for Clean Water
(2)(2)(E)(1)a. — The Town policy is to pursue NC Division of Coastal Management planning
projects which will allow the Town to take action to improve area water quality.
110

I
(2)(2)(E)(1)b. — Topsail Beach Town policy is to work with Ponder County and other area or
regional agencies for resources protection and to provide all area residents the best quality of life
possible.
(2)(2)(E)(1)c. — Topsail Beach policy is to control development activities to help prevent the
degradation of water quality in the sound, and in local creeks, and to ensure the protection of these
vital natural resources.
' 2 2 1 d. — Topsail Beach policy is to support all efforts to minimize surface and
( )( )(E)() P P Y pp
groundwater pollution from wastewater sources.
' 2 Prevent the Spillage & Runoff from stems Septic Tanks & Septic S
OP P Y
(2)(2)(E)(2)a. — The Town of Topsail Beach policy is to prevent the spillage and runoff of
sewage from malfunctioning septic tanks or septic systems into the waters of Topsail sound.
(3) Support for the Protection of Outstanding Resource Waters
(2)(2)(E)(3)a. — The Town of Topsail Beach supports the designation, recognition and protection
of those areas defined by the NC Division of Water Quality as "outstanding resource waters."
(4) Topsail Sound & the Atlantic Ocean
' (2)(2)(E)(4)a. -- It is the policy of Topsail Beach to maintain the highest quality use rating as
possible for area waters.
(5) Protect Public Trust Uses
(2)(2)(E)(5)a. — It is the policy of Topsail Beach to prevent degradation of area water quality and
I to prevent the loss of public trust uses on the oceanfront and on the sound side beaches and in the
waters of Topsail Sound.
(6) Acquisition of Buffers
(2)(2)(E)(6)a, — The Town policy is to pursue Clean Water Management Trust Fund grants for
the acquisition of land bordering the ocean or sound/inlet beaches so as to protect water quality
' and to provide for public recreational access.
(7) Clean-up of Unsightly and Unsafe Structures
(2)(2)(E)(7)a. — It is the policy of the Town of Topsail Beach to require the clean up of structures
.which have become dilapidated and which are unsightly or unsafe.
(8) Cooperative Efforts to Improve Water Quality
(2)(2)(E)(8)a. — It is the policy of the Town of Topsail Beach to work with other regional
interests to maintain or improve the quality of water and the abundance of the fisheries resource
available to area residents and visitors.
(2)(2)(E)(8)b. — The Town of Topsail Beach will cooperate with State and federal agency
regulatory requirements.

(F) Local Areas of Concern Goal & Policies
"Topsail Beach will seek to integrate local concerns with the overall goals of the North
Carolina coastal program in the context of land use planning."
The extensive community involvement effort which accompanied the preparation of this plan,
which was supported by extensive and repeated review by the Planning Board and Town staff, has
given a clear view of local concerns related to land use development. Several things stand out as
extremely important to the Topsail Beach public conscience.
Preserving the small Town atmosphere ranks highest on the list of local concerns. The Town of
Topsail Beach desires to preserve a small Town family oriented tourist community type
atmosphere. Community features which seem to embody this communal desire for a small Town
flavor include: (1) low density development, primarily single family; (2) low-rise development
and keeping height restrictions in place; (3) protection, maintenance, and enhancement of green
space.
Other local concerns of significant importance include the encouragement of existing businesses
and business development, protection of the maritime forest, retention of natural buffers, and
continuing citizen participation in community planning decisions.
(1) Development Consistency with Local Ordinance
(2)(2)(F)(1)a. — Topsail Beach supports the development of residential, commercial, and
recreational uses within the Town which are consistent with local development policy and local
ordinances.
(2) Protection of Public Assets
(2)(2)(F)(2)a. --- It is the policy of the Town of Topsail Beach to protect its assets through public
education and to defend public and municipal rights by whatever means may be necessary,
including legal action.
(3) Maintain Town's Status as a Family Oriented Tourist Community
(2)(2)(F)(3)a. — It is Town policy to permit those land uses which will enhance the Town's real
and perceived attributes as a family oriented tourist community for both year `round residents and
visitors.
(2)(2)(F)(3)b. — It is the policy of the Town of Topsail Beach to maintain the low density, small
Town, feel which has always characterized this beautiful community.
(2)(2)(F)(3)c. --- Topsail Beach residents, with support from Town officials, will expand the
".Autumn with Topsail" observance and will organize this event for the enjoyment of residents and
the attraction of visitors.
112

(2)(2)(F)(3)d. — The Town of Topsail Beach strongly supports and will continue support the
existing small Town and family beach style environment of the Town.
(2)(2)(F)(3)e. — The policy of the Town of Topsail Beach is to support the existing features of the
Town which characterize the small Town and family beach image of the community.
(2)(2)(F)(3)f. -- Topsail Beach Town policy is to encourage new development activity which will
' be consistent with the small Town and family beach image of the community.
(2)(2)(F)(3)g. — It is the policy of the Town of Topsail Beach to promote family oriented tourism.
2 3 h. — It is the policy of the Town of Topsail Beach to encourage the long-term
( )( )�)() p Y p g g
maintenance of organizations which reflect and characterize the friendly small Town family beach
atmosphere residents and visitors love and enjoy.
(2)(2)(F)(3)i.— In keeping with the village or family type environment enjoyed at Topsail Beach,
it is the Town of Topsail Beach policy to support a local post office facility which will serve as a
regular meeting spot or informal gathering place for chance meetings, a place for short
conversations (while standing), a place where flyers may be posted concerning municipal matters
or other matters of local concern, and a place where local plans can be made to attend municipal
meetings, neighborhood gatherings, or other important area events.
(2)(2)(F)(3)j. — Topsail Beach will seek to enhance the local sense of community for Topsail
Beach.
(4) Community Appearance
(2)(2)(F)(4)a. — It is the policy of the Town to support the work of the Topsail Beach
Beautification Committee and to support the creation of a program of public recognition for
homes and businesses that contribute to an improved community appearance.
(2)(2)(F)(4)b. — It is Topsail Beach policy to beautify the entrance to the community with
appropriate welcome signs and appropriate landscaping and to maintain the signs and landscaping.
r(2)(2)(F)(4)c. — It is Topsail Beach policy to improve community appearance in all seasons of the
=year.
(5) Public Health & Safety
(2)(2)(F)(5)a. — The Town of Topsail Beach will request for services offered by the Pender
County Health Department to be provided in short-term clinics on Topsail Island. This request
will be made through a joint effort by all island municipalities.
' (2)(2)(F)(5)b. — It is Topsail Beach policy to immediately target, when such conditions become
apparent, the clean-up of junk and nuisance conditions through courteous requests and through,
where necessary, code enforcement actions.
113

(2)(2)(F)(5)c. -- It is the policy of Topsail Beach to maintain a high level of public safety
protection for residents and visitors.
(6) High Intensity Uses & Large Structures Are Discouraged
(2)(2)(F)(6)a. — It is the policy of Topsail Beach to discourage high intensity uses and large
structures from being constructed. Topsail Beach Town policy is to encourage single family
dwellings and to discourage high rise structures.
(7) Protection of Maritime Forest
(2)(2)(F)(8)a. — It is the policy of Topsail Beach to encourage the maintenance of existing
maritime forests. Development designed to cause the least practicable disruption to the maritime
forest cover shall be permitted if done in accordance with the provisions of all applicable
ordinances. It is the intention of the Town of Topsail Beach to strengthen Town ordinances on
the protection of maritime forests and to increase the fines for violators.
(8) Public Infrastructure & Controlled Growth in Ocean Hazard Areas
(2)(2)(F)(9)a.— Topsail Beach Town policy requires the development of growth inducing public
facilities must not promote uncontrolled growth and development in ocean hazard areas.
(9) The Abatement of Nuisances
(2)(2)(F)(10)a. -- The Town has the authority, and will continue to exercise its authority, through
its police powers, to abate nuisance noises and the destruction of any vegetation which may be or
which may help to protect residential or commercial properties and which may contain
threatened or endangered species. It is the policy of the Town to not allow off -road vehicle use
that would cause erosion or substantial damage to land forms. This policy on off -road vehicles is
not pertinent to public works projects or emergency vehicles.
(10) Retention of Natural Buffers
(2)(2)(F)(11)a. -- Topsail Beach policy is to work, whenever possible, to require the retention and
management of natural vegetation in buffer areas along creeks, sounds, and islands.
(11) Preservation of Cultural & Historic Rights & Resources
(2)(2)(F)(12)a. -- The Town of Topsail Beach highly encourages the preservation of local cultural
,and historical resources, including adaptive re -use when appropriate.
(2)(2)(F)(12)b. — Topsail Beach Town policy is to preserve the historic rights of commercial
shellfish gatherers to earn a living by harvesting marine life from Topsail Sound.
(12) Marina Development
(2)(2)(F)(1 3)a. —
It is Topsail Beach Town policy to permit marina development if the proposed marina is
consistent with current local, state, and federal regulations.
114

(2)(2)(F)(13)b. — Town policy is to allow upland excavation for marinas provided all pertinent
' state, local, and federal regulations are met.
(13) Topsail Beach Encourages Business Development
' (2)(2)(F)(14)a. — It is the policy of Topsail Beach to nurture, encourage, and assist
entrepreneurs with land use decisions regarding small business start-up and continuing
operations. Topsail Beach will be supportive of businesses which serve to meet the needs of
' permanent residents and visitors to the beach.
(2)(2)(F)(14)b. — It is the policy of the Town of Topsail Beach to encourage small locally owned
' businesses. The Town of Topsail Beach zoning ordinance will clearly give business owners a
picture of the type of businesses felt to be appropriate for the community.
(2)(2)(F)(14)c. -- It is the policy of the Town of Topsail Beach to support and promote a thriving
commercial district as a benefit to visitors, residents, the local economy and the revenue stream.
(14) Development of Sound & Estuarine System Islands
(2)(2)(F)(1 S)a. — It is the policy of the Town of Topsail Beach to prohibit development of sound
' and estuarine system islands located within the municipal boundary.
(15) Citizen Participation in Community Planning Decisions
(2)(2)(F)(16)a. —
It is the policy of the Town of Topsail Beach to assure that all segments of the community have a
full and adequate opportunity to be informed and to participate in the planning and decision
making processes of the Town.
(2)(2)(F)(16)b. — It is the policy of Topsail Beach to involve citizens in community efforts and to
seek citizen input on issues of importance to the Town.
1 (2)(2)(F)(16)c. — Topsail Beach policy is that its Planning Board, which has regularly scheduled
meetings, all of which are open to the public, provides opportunities for citizens to air their views
and concerns about planning matters. Public concerns regarding land use matters may be
addressed through this forum. The Planning Board will continue to be the primary vehicle for
=citizens' input on land use
' (16) Density of Development -- RedeveIopment
(2)(2)(F)(17)a. — The type of development allowed in Topsail Beach will be consistent with the
Town's Future Land Use Map and the Town's zoning ordinance.
(2)(2)(F)(17)b. — It is the policy of Topsail Beach to allow redevelopment of developed areas,
including the relocation of endangered structures, if all state, federal, and local policies are met.
Environmentally friendly tourism type activities are especially desired.
' 115

(2)(2)(F)(17)c. -- There are older developed areas within Topsail Beach's planning jurisdiction.
The Town encourages and supports redevelopment of these areas for the purpose of land use
compatibility and aesthetics. Restoration/fix up of any structures is encouraged. It is the Town's
policy that redevelopment, like new development, must be conducted according to existing
development guidelines as reflected in the zoning, Subdivision, Flood Damage Prevention
Ordinances and others.
(17) Bulkhead Installation & Maintenance — Effect on Coastal Wetlands
(2)(2)(F)(18)a. — It is Town policy to support State policy on damage to coastal wetlands (salt
water marshes) by bulkhead installation or by other construction operation.
(18) Industrial Sites on the Island
(2)(2)(F)(19)a. — Industrial development, including manufacturing and assembly facilities, is not
considered an appropriate land use for Topsail peach.
(19) Use of Off Road Vehicles — Dune & Beach Protection
(2)(2)(F)(20)a. -- It is the Town policy that vehicular traffic will not be allowed over the ocean
front dunes within the Town limits at any time. Additionally, no vehicular traffic will be allowed
on the beach except as established annually by the Topsail Beach Town Board. Access points to
the beach are established and access is required to occur only at specified locations.
(2)(2)(F)(20)b. — Topsail Beach policy is to support efforts to control the public use of off -road
vehicles in the community's public trust areas. It is Topsail Beach policy to restrict vehicles from
government owned or managed lands in ecologically sensitive areas. (This policy is pertinent to
dunes and wildlife habitat and nesting areas.) This policy on off -road vehicles is not pertinent to.
public works projects or emergency vehicles.
(20) Protection of Indigenous Species
(2)(2)(F)(21)a. — It is the policy of the Town of Topsail Beach to protect indigenous wildlife
species, particularly endangered or threatened species fromi the negative, or possible life
threatening effects of development (for example: the effect of improperly installed lighting on
baby turtles, or the 4-wheel drive vehicle effect on the nesting areas of the piping plover).
(21) Compact Growth Pattern
.(2)(2)(F)(22)a. -- As the Town is a contained community at the southern end on Topsail Island,
all growth within Town necessarily occurs in a relatively compact manner. It is the policy of the
Town to control specific development locations as indicated by the policies within this land use
plan.
(22) Repair Upgrade'& Improve
(2)(2)(F)(23)a. — It is the policy of the Town of Topsail Beach to work with residents and agency
personnel and programs to repair, upgrade, and improve housing conditions through the following
means; (1) creating and enforcing the Town's Minimum Housing Code; (2) coordinating any
116

redevelopment efforts with the Building Inspections Department; (3) enforcing current
regulations, especially the Zoning Ordinance requirements, on non -conforming uses.
(23) Involve NC Department of Transportation in Stormwater Planning
' (2)(2)(F)(24)a. -- It shall be the policy of the Town of Topsail Beach to work with NC
Department of Transportation officials to plan in advance for appropriate stormwater collection
systems along and in concert with roadways construction and maintenance and to retrofit known
' problem areas such that ponding on roads and the drainage of stormwater from state and
municipal streets is no longer a problem.
(24) Miscellaneous Policies
(2)(2)(F)(25)a. — The Town would consider acceptance of a gift or an inheritance of land for the
purpose of preservation. Land lying fallow, whether it be maritime forest or a sandy lot, is
completely consistent with Town policy and is supported. Any unused land which may be
donated for public purposes to the Town, the State, or to a Land Trust, would be consistent with
Town policy intent.
(2)(2)(F)(25)b. -- Topsail Beach policy is to continue a program of purchasing and providing
more holiday decorations for placement along public streets..
(2)(2)(F)(25)c. -- It is the policy of the Town of Topsail Beach to be frugal with public
expenditures.
(2)(2)(F)(25)d. — Topsail Beach police will continue to work with the Pender County Sheriff's
Department and the municipal police in neighboring municipalities to provide a safe environment
in which to live for residents and visitors.
(2)(2)(F)(25)e: — It is the policy of the Town of Topsail .beach to prohibit floating homes.
(2)(2)(F)(25)f. -- The Town of Topsail Beach policy is to balance the need for continuing
governmental assistance to local growth with a program to enhance the existing neighborhoods
and to promote community participation in local decisions and to improve and expand economic
opportunity for all.
(2)(2)(F)(25)g. -- It is the policy of Topsail Beach to provide a municipal government which is
,responsive to the needs of citizens and which will search for and find innovative ways to meet the
needs of the public.
(2)(2)(F)(25)h. --- It is the policy of the Town of Topsail Beach that all Town employees will
conduct themselves in a courteous and professional manner at all times.
Section 3: Future Land Use Map & Map Classification Categories
(A) The Future Land Use System
117

The future land use system herein described provides a framework which will guide the Town of
Topsail Beach in identifying the future use of all lands within the Town's planning jurisdiction.
Some of the land areas in Town are obviously more suitable than others for development activity.
The description of the future land use classes will allow Topsail Beach officials to illustrate
graphically their policy statements on where and at what intensity they wish future growth to
occur. This land use plan section, and the accompanying Future Land Use Map (folded in the
back of this document), illustrates where the Town wants to guide growth.
As means of assisting local governments in coastal North Carolina with this responsibility, the
Coastal Resources Commission has suggested a system3 or a structure which will allow the
community to depict its desired future patterns of land development and which will also give
consideration to the natural systems within the planning area.
The Town of Topsail Beach will use 3 future land use categories4 to describe future development
patterns. These 3 categories are: Conservation, Residential, and Business District/Town Center.
(1).Conservation Areas
The Town of Topsail Beach has 3 designations of land use referred to by the Town as
Conservation .Areas. They are: C-1 Ocean Front, C-2 Sound Side, and C-4 Inlet Area.
The lands encompassed in these areas, and their planned uses are as follows:
C-1 Ocean Front:
The C-1 area is defined as that area between the mean low water line and the mean high water
line along the Atlantic Ocean beachfront from a point at the oceanfront intersection of the
Topsail Beach/Surf City Town lines and southwesterly to a point at the centerline of Topsail
Inlet at its intersection with the Atlantic Ocean. It is the intent of the Town that this area shall
remain open to public use, accessed via public accesses provided and maintained by the
Town, and/or by private property owners whose property abuts the Atlantic Ocean.
Development in this AEC will be restricted to public fishing piers.
C-2 Sound Side:
The C-2 area is defined as that area that lies on the northwest side of Topsail Island,
stretching from the mean low water mark of the southeast side Topsail Sound to the center of
the Intra Coastal Waterway. This area encompasses Topsail Sound and Banks Channel and
the creeks, sloughs, salt marshes, maritime forests, and dredge spoil islands that lie between
Topsail Sound and the Intra-coastal waterway.
On the southeast side of Topsail Sound, abutting Topsail Island, it is the policy of the Town
to allow piers, docks, and boat ramps that project from Topsail Island into this zone. In the
3 The Coastal Resources Commission's suggested future land use system for local governments in the coastal area is
described in the NC Administrative Code at Subchapter 713 of Chapter 15A (15A NCAC 713).
4 Please review the Future Land Use Map (which is folded into the back of this document) for a graphic depiction of
where each of the areas described is located.
118

area within this zone on the northwest side of Topsail Sound, which encompasses the salt
' marsh, maritime forests, and dredge spoil islands, it is the intent of the Town to limit all
building in this area to essential public facilities.
' C-4 Inlet Area:
The C-4 area is an undeveloped parcel of land that abuts New Topsail Inlet, and lies between
Topsail Sound, the Atlantic Ocean, and the area locally known as Serenity Point. The area
' includes land that is designated as an inlet hazard area, and it includes public trust beaches on
both the ocean side and the sound side that are important public trust recreation areas. It is the
primary desire of the Town to facilitate a process whereby this land can be preserved for
human recreation while maintaining the unique coastal ecosystem of the area, by facilitating
acquisition, at fair market value, from the current owners through both public and private
' funds. If any portion of the area is ever developed, the Town will seek to ensure that development is
of a low density and is subject to conditions that will safeguard the unique qualities of this
area.
(2) Residential Areas
Lands described as "residential areas" within the Town of Topsail Beach constitute the vast
majority of the land suitable for development within the Town limits. These areas are residential
' in nature according to their current use and it is anticipated these lands will remain in residential
use for the 20 year planning horizon considered in the preparation of this document. Topsail
Beach is a rather small and compact island community. The Town is primarily residential in
nature. The residential areas in Town are approaching full development. The major trend for
development activity in Topsail Beach for the next 20 years will be in -fill on lots currently
subdivided, redevelopment of existing homes and the re -subdividing of existing lots.
The Town strongly desires to preserve the small Town character currently enjoyed by residents
and visitors. A large part of this preservation will entail keeping the residential areas as
residential. To meet the intent of Town leaders these areas will also be built with a 38 foot
' restriction on height. It is important to Town leaders that future development be compatible with
the character of existing neighborhoods. This consideration concerning "character" includes the
scale and size of development which is also felt to be in the best long-term interest of the
' community if new development is kept compatible with the existing community standard.
Though the standard is not written, the basic ordinance requirements in their current form, and the
minimum size of lots (set at 5,000 square feet), along with the economic considerations of size,
will allow for development to continue in such a way as to continue the trend.
The Town of Topsail Beach will encourage the gradual in -fill of vacant lots and the
redevelopment of lots with older homes for use as both single family residential and duplexes and
will ensure this development is compatible with the character of the existing neighborhoods.
Development in residential areas will be consistent with local policies and regulatory
' requirements.
119

The Town has policies in place, enforced by ordinance, which will limit local density.
The overriding concern of the Town of Topsail Beach is that all development activity be '
consistent with the local rules and regulations governing land use development. These rules and
regulations are found primarily in Topsail Beach's Zoning Ordinance and Subdivision '
Regulations. Land development activity may also be governed by rules or policies incorporated
within other local plans or ordinances (Fender County Health Department regulations, for
example) or in development plans which will be produced by the municipality, such as Recreation '
Plans, Stormwater Management Plans, Transportation/Roads Plans or Thoroughfare Plans,
Capital Facilities Plans, and others.
3 Commercial Service/Residential Nodes '
The Town of Topsail Beach has 2 centers of business activity. The largest of these areas, which is
frequently referred to by locals as the "downtown business area," is located in the 600-700-800- '
900 blocks of South Anderson Boulevard. The other commercial service area is located towards
the south end of the island and is known variously as the "Sea Vista area" or the "Sound Pier
Market Area."
Like most small Towns Topsail Beach treasures its businesses. The Town realizes the difficulties
faced by the entrepreneur in starting and continuing a business in a small community with a '
definite seasonal influx of people. The commercial services/business nodes areas in Topsail
Beach are there to continue to encourage commercial opportunity for residents and visitors. It is
possible these areas will become the home of more business activities within the 20 year planning '
horizon described by this document. In the best case, these areas would provide a wide range of
retail and service uses to serve the core (or permanent) population and seasonal visitors. Services
businesses which would add to the convenience of island residents and visitors would be '
welcomed.
Business development activity in the commercial service/business nodes areas must be consistent '
with local ordinances and the policies contained within this land use plan. The minimum lot size
is 5,000 square feetlis. Industrial and manufacturing industries are not desired. '
Business owners locating in Topsail Beach will need to control lighting, have well landscaped and
well maintained lots, design parking areas which control the volume and content of stormwater '
runoff, and will have facilities of a scale and size consistent with the existing small Town feeling
residents and visitors have come to know and love.
The Future Land Use Map
p
The Town of Topsail Beach's Future Land Use Map is folded into the back of this land use plan.
The map is designed to graphically depict the Town's future growth and development and the
desired future patterns of land use and land development. The Topsail Beach Future Land Use
113
There are some non -conforming lots existing in Topsail Beach.
120

I'
Map uses a land classification system to show future desired land use and development patterns.
The map has 3 categories of land classified. These are:
Conservation Areas
Residential Areas
Commercial Services/Residential
The future land use classification categories are described in the preceding section.
(C)Discussion of Density Policies by Future Land Use
In all land use categories shown in the Land Use Plan, it is the policy of the Town of Topsail
Beach to limit dwelling unit density by maintaining a 38 foot height limit, a 35% impervious
surface limit, and an underlying minimum lot size of 5,000 square feet.
The area described as "Residential' shall comprise single family, 2 family and multi -family,
depending upon the zoning district and the lot size. In single family areas, density will be limited
to 9.7 family units per acre. Where lot sizes are at least 8500 square feet, a density of 11.4 family
units per acre will be permitted.
The Town has 2 planned communities, one of which lies in an inlet hazard area. Family unit
density in the inlet hazard area planned community will be limited to 2.9 duplex dwelling units
per acre. In the non -hazard area density will be restricted to 15.4 family units per acre.
In the Commercial/Residential category, structure density will be limited to 9.7 structures per
acre for new commercial structures, and the same values shown in the preceding paragraph for
residential structures. Some commercial lots may be large enough to support tri-plex units. Where
this is the case density may increase slightly. The Town will allow "grandfathered" commercial
structures to rebuild at the same density as when originally built.
The category labeled "Conservation" will be limited to essential public facilities, with no
commercial or residential structures.
For the category labeled "Conservation w/ Limited Residential", the Town has not developed
specific density polices at the time of the publication of this land use plan. The Town's strategy is
to acquire the land and preserve as much open space as possible. If the Town should develop
density policies for this area, those policies will be more stringent than density policies currently
required by the State of NC.
' (D) Density of Current & Future Land Use
The official population for the Town of Topsail Beach in 2001 was 481 persons. There were 238
acres within the 940 dry land acres within the municipal jurisdiction which were in residential use.
' This calculates to a .49 persons per acre.
' Current Population Density in Lands Classified Residential, 2001
Population Acres in Residential Use Acres Per Person/Density
' 121

481 1
_ 238 1 1 .49
The growth of the permanent population within the municipality was projected earlier in this Land
Use Plan as follows:
2005 = 539 persons
2010 = 607 persons
2020 = 743 persons
It is projected by the Future Land Use Map and the future land use classifications categories that
as a result of the fact that the growth pattern of the Town of Topsail Beach has been established
that the total area to be developed for residential uses will remain constant at 238 acres. This
assumption is embedded in local policy in Part 2 of this document. If we hold the number of acres
to be constant and we project according to our population estimates, we see the following:
Population Density in Lands Classified Residential, 2005
Population
Acres in Residential Use
Acres Per Person/Density
539.
1 238
1 .44
Population Density in Lands Classified Residential. 2010
Population
Acres in Residential Use
Acres Per Person/Density
607
238
1 .39
Population Density in Lands Classified Residential. 2020
Population
Acres in Residential Use
Acres Per Person/Density
743
1 238
.32
According to our analysis of existing land use, there are currently 315 acres undeveloped within
Topsail Beach, Even considering not all of this acreage will be able to be built upon, since some
is dry sand beach (in front of the frontal dunes), some is wetlands, etc., and some is outside of the
areas classified residential, the additional land area requirements for the increasing population are
interesting.
As previously stated, Topsail Beach (in 2001) has 481 persons on 238 acres. To accommodate the
additional 262 persons by the year 2020 at this density (743 persons total) Topsail Beach will
require the use of 128 additional acres of currently undeveloped land. (This assumption holds true
if the 262 new residents are to have their residential development at 2001 density levels.)
If density is to increase to the number of persons per acre required to support 262 additional
permanent residents within the 238 acres shown on the Future Land Use Map as for residential
use, there will be, inescapably, a more densely populated 238 acres. An additional 84 acres within
the 238 acre area will be necessary to accommodate the additional 262 persons at .32 persons per
acre.
Population Density in Persons Per Acre, 2001/2005/2010/2020
122

11
fl
t
11
Year
Population
Acres --Residential Use
Persons Per Acre
2001
481
238
2.02
2005
539
238
2.26
2010
607
238
2.55
2020
743
238
3.12
By 2020 it is estimated there will be 3.12 persons per acre within the area classified as residential
according to the Town of Topsail Beach.
(E) Tools for Managing Development
The Town of Topsail Beach has a full-time Inspections Department staff and a full regime of land
use regulatory instruments in place by which to manage land development activity. The Zoning
Ordinance and the Subdivision Regulations are the principle mechanisms by which land use is
regulated. Other land use related ordinances by which development activity is managed include:
the Stormwater Regulations and the Flood Damage Prevention Ordinance. It is principally
through the use of -these tools that the policies within this Land Use Plan will be implemented.
This Land Use Plan will also be used for consistency review by federal and state permitting
agencies. If, for example, a builder wishes to construct a house within an area of environmental
concern, the builder will be advised by the Inspections Department that before construction
activity may commence the owner must apply for and receive what is known as a CAMA
permit"'. If the builder wishes to build something rather small, as is usually the case with a
single family dwelling, it is likely the requirement will be for a minor CAMA permit. Minor
CAMA permits are issued by the local government. The time requirement for issuance of a
CAMA minor permit is minimal. If the project is large, or complicated, or otherwise meets state
established criteria, a major CAMA permit will be required. The time requirement for issuance of
a CAMA major permit is more extensive and may require as long as six months of agency review
before issuance though this is not the current standard. At any rate, whether the permit to be
issued is considered "major" or "minor" the project proposed must be consistent with the Land
Use Plan. A review for Land Use Plan consistency will be made either by local officials or by
state agency staff. Permits requests which are found to be inconsistent with this Land Use Plan
will not be issued.
' Federal projects proposed for land areas within the Town of Topsail Beach's planning jurisdiction
must also be reviewed for consistency with the Land Use Planl09. Federal agency review is
108 As mentioned earlier in this document, CAMA is the acronym for the Coastal Area
Management Act. The CAMA created the Coastal Resources Commission (CRC) and it's staff,
the Division of Coastal Management. The CRC, which is appointed by the Governor, created
rules and regulations, codified in the NC Administrative Code (at 15A NCAC 7M, which govern
development activity in those areas deemed AEC's (or areas of environmental concern).
' 109 This is a requirement whether the project is located within the state area of regulation,
an AEC (or area of environmental concern), or not.
' 123

required for large projects (in excess of 113 of an acre) to be constructed within federally protected
freshwater wetlands areas. Permits for construction activity in these areas are issued by the U.S.
Army Corps of Engineers. Consistency review must also take place in any instances where
federal dollars will be spent on proposed projects. The state managed review process for federal
facilities or uses is known as the "A-95 review process." The NC Clearinghouse within the NC
Department of Administration collects comments on these projects and manages this review.
It is the intent of this Land Use Plan that all development in Topsail Beach must be consistent
with the policies herein described.
(F) Land Use Plan Amendments
This Land Use Plan may be amended at any time following the procedures outlined in the North
Carolina Administrative Code at 1 SA NCAC 7B.
Town of Topsail Beach Land Use Plan
Part 3 -- Management Tools
Section 1: Introduction
The NC Coastal Resources Commission and their staff, the Division of Coastal Management,
have issued guidance on the preparation of Land Use Plans in the coastal area. This guidance,
titled Technical Manual for Land Use Planning, requires local governments to analyze their Land
Use Plan's policies and recommended actions and the future land use map. The requirements are
as follows:
►Examine the consistency of the plan with the management topics;
` ► Examine the consistency between the future land use map and the land use plan's requirements;
and,
►Analyze the impact of the policies and recommended actions on the management topics
specified in the guidance manual.
This analysis is contained in the following sections and in the Appendix to the Land Use Plan.
Section 2: Consistency of Land Use Plan Policy with Community Goals
This analysis is done ensure the Land Use Plan's community goals and policies are consistent
with the Coastal Resources Commission's required management topics. The management topics
124
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1

1
are the categories of local land use and development policies suggested to local governments by
the Coastal Resources Commission (CRC). The CRC deems these management goals to be
extremely important for the proper use, development, and protection of natural and manmade
resources in coastal areas. There are six management topics:
I�
Public Access: The public access policies give municipal guidance on maximizing
access opportunities to the shore and on the careful management, and care of these
areas;
■ Land Use Compatibility: Policy considerations here include the preservation of
environmental attributes and decisions which will produce the harmonic adaptation of
built uses in close proximity to one another. The management of development to
minimize impacts on both man-made and natural resources in inherently important in
land use compatibility considerations;
a Infrastructure Carrying Capacity: The goal of this policy section for Topsail
Beach is to ensure that infrastructure is available to support planned development and
that if infrastructure is not available or necessary that the land will support
development in such a way that human health, safety, and welfare will be protected
and so will environmentally fragile areas;
■ Natural Hazard Areas: Policies here are designed to reduce the vulnerability of
the Town of Topsail Beach to natural hazards;
■ Water Quality: Land Use policies in this section are designed to protect the high
quality of local waters; and
D Local Areas of Concern: This policy section identifies policies and strategies to
address local planning and development goals.
A. Public Access
The Topsail Beach Land Use Plan's goal for public access is to increase and enhance public
access opportunity to the ocean and sound waters of Topsail Beach. In order to meet this goal the
Land Use Plan describes policies which:
' 1) ensure adequate and open public access opportunities to residents and visitors;
2) reduce conflicts by access area users (residents and visitors) and fully integrate the facilities
into Town neighborhoods in a way such as to not disrupt, interfere, or create problems within any
neighborhoods; and
:3) provide a high quality recreational experience for all.
To accomplish the stated goal the plan contains a series of policies which, when acted upon
individually or when considered as a whole, provide guidance for ensuring that there is access to
all segments of the community, these access areas fit in with their surroundings, and provide a
' wonderful recreational experience for all users.
Each of the policies in the public access policies section of the Land Use Plans has been reviewed
and is consistent with both state and local goals.
1 125

B. Land Use Compatibility
The 'down of Topsail Beach's Land Use Plan goal on land use compatibility is to ensure that
development and use of resources or preservation of land minimizes direct and secondary
environmental impact, avoids risks to public health, safety and welfare and is consistent with the
capability of the land based upon considerations of interactions of natural and man-made
features.
The Land Use Plan contains a body of policy, which, in multiple statements, give guidance on
how the Town's will proceed to affect their state desire to "maintain the small town, family
friendly atmosphere" which residents and visitors have come to love and enjoy. The concepts
embodied in the local policy guidance in the plan mitigate the impacts of land development on
neighboring property owners, natural resources, and fragile areas.
The Topsail Beach zoning ordinance and subdivision regulations both restrict and guide
ordinances that limit density and mitigate impacts for development by setting minimum lot sizes,
setbacks, and height restrictions. The town's zoning ordinance also contains conservation and
shore zones that restrict development and its impact on man-made (inhabited) structures and on
natural resources and fragile areas. The Flood Damage Prevention Ordinance also helps to
mitigate the negative impact of storms.
The Land Use Plan's policies have been reviewed and are consistent with this management goal.
C. Infrastructure Carrying Capacity
The Town of Topsail Beach's Land Use Plan goal for infrastructure carrying capacity is to ensure
that public infrastructure systems are properly sized, located and managed, to guarantee the
quality of service required by a growing Town and to protect designated areas of environmental
concern and other fragile areas.
The following considerations concerning Topsail Beach infrastructure are of importance.
1) the availability of a sufficient supply of potable water;
This issue is one which must be addressed by Topsail Beach within the planning period. Policy
guidance includes the need to monitor water wells, to maintain and improve the system, plan for
necessary public services improvements, to conserve water, and to consider creatively all possible
sources of supply.
2) the installation of a sewerage treatment and disposal system;
All residents and businesses in the Town of Topsail Beach are on either septic tanks or private
septic systems. A public wastewater system has been considered. It is local sentiment that the
growth pressures which would be felt as a result of the provision of public sewerage collection
and treatment would not be in keeping with the locally desired small Town atmosphere.
3) the flooding of roads following a storm event is a situation which must be resolved;
Policy guidance on this matter has pointed to the need to work locally with the NC Department of
Transportation on the resolution to this problem.
126

All residential and commercial structures are required to connect to the public water system and
all are required to have a functioning means of sewerage treatment and disposal. Sewerage
treatment and disposal is handled by septic systems which must be approved by the Pender
County Department of Health.
' The Town of Topsail Beach supports federal and state cooperative assistance on beach
nourishment and re -nourishment. The protective buffering features of a fully nourished beach are
' recognized as an important part of the local infrastructure connected to storm hazard mitigation.
The Land Use Plan's policies have been reviewed and are consistent with this management goal.
D. Natural H rd Hazards Area
The Town of Topsail Beach's Land Use Plan goal for the natural hazards management is to
conserve and maintain barrier dunes, beaches, flood plains, and other coastal features for their
natural storm protection functions and their natural resources giving recognition to public health,
safety, and welfare.
The Town recognizes the following needs:
1) protection of the beach;
2) the need for systematic regular nourishment and re -nourishment of the ocean beach;
3) protection of the dune system; and
4) participation in the National Flood Insurance Program.
Policies within the Land Use Plan address each of these significant items. Other policies deal
with hazard mitigation intergovernmental cooperation, acquisition of properties deemed
hazardous, and others.
E. Water Quality
The Town of Topsail Beach's Land Use Plan's goal for water quality is to maintain, protect, and
where possible enhance water quality in Topsail Sound, coastal wetlands, creeks, streams, and
estuaries.
Policies which will guide the Town towards this goal include:
' 1) intergovernmental cooperation;
2) acquisition of buffers;
3) prevent spillage and runoff from septic tanks and septic systems; and
4) the clean-up of unsightly and unsafe structures.
' Topsail Sound within the jurisdiction of the Town of Topsail Beach is almost entirely SA waters.
The Town strongly desires to continue to have this high quality water adjacent the island. Policies
in the Land Use Plan are designed to guide the local government to this effect. The policies in the
water quality section of the Land Use Plan have been reviewed and are consistent with the
management goal.
127
11

F. Local Areas of Concern
The Town of Topsail Beach's Land Use Plan's goal for local areas of concern is to integrate local
concerns with the overall goals of the North Carolina coastal program in the context of land use
planning.
There are multiple policies which have been placed within this Land Use Plan section as a guide
to the local government. Some of these policies deal with issues which are also pertinent to other
policy goal plan sections. The Land Use Plan user should review this policy section carefully to
be sure important local policy guidance is seen.
The policies in the Land Use Plan under the section for local areas of concern have been reviewed
and are consistent with the stated management goal,
Section 3: Consistency Between Land Use Plan Policy & Future Land Use Map
The Coastal Resources Commission's guidance, titled Technical Manual for Land Use Planning,
requires local governments creating a coastal Land Use Plan to analyze their Land Use Plan's
policies and to have consistency between Land Use Plan policy guidance for growth and the
Future Land Use Map (located in the back of this document).
The specific requirements are as follows.
► Summarize the residential density and development intensity encouraged by each of the land
classifications or designations on the map. This requirement was met within Part 2, Section 3, in
the description of the Future Land Use Map classification categories.
Op- Identify any material differences between the development patterns shown on the Future Land
Use Map and the development constraints shown on the Environmental Composite Map and the
Land Suitability Map. There are no material differences.
No- Describe any material differences between the spatial patterns of land classifications that
depend on water and sewer and planned development. There are no differences.
►Describe development planned for natural hazard areas, how uses are consistent with associated
risks, and the capacity of the evacuation infrastructure. Development will continue to occur in the
pattern established.
►Describe how land classifications and spatial patterns on the map will protect open shellfish
waters and restore closed or conditionally closed shellfish waters. The Town of Topsail Beach
has designed specific policy guidance which will serve to protect the waters of Topsail Sound.
This Land Use Plan recommends no zoning changes. The Town of Topsail Beach is an
established small Town with spatial patterns of development already established. The Future
Land Use Map (in the back of this document) shows development patterns which are not greatly
different from the Existing Land Use Map and the current Town of Topsail Beach Zoning Map.
A. Residential & Commercial Density
Since the Town's growth pattern is effectively established the Land Use Plan's development
densities depicted on the Future Land Use Map are similar to those contained on the Existing
Land Use and Zoning Maps. The density requirements within each of the 3 future land use
classification categories can be found in Part 2, Section 3, of the Land Use Plan. Minimum lot
128

sizes for residential lots in the Town of Topsail Beach are 5,000 square feet. Minimum lot sizes
for commercial properties are 5,000 square feet. The net effect of the lack of such a system has
eased development pressure and allowed for additional development consistent with the
requirements of the Pender County Health Department. All septic systems must be consistent
with the regulations and the capabilities of the soil to absorb the effluent. The resulting densities
are consistent with historical development patterns of the Town. Densities are also consistent
with the capabilities of the Town's natural systems since all residential and commercial
development requires a soil test for suitability.
The following compares the Future Land Use categories with the existing Town ordinances for
consistency:
Future Land Use Plan Compatibility Matrix
Consistency Review of Future Land Use Map Designations and Existing Zoning Districts
Existing Zoni
Districts
R1
R2
R3
R4
PRD1
PRD2
131
132
C1
C2
C4
Minimum Lot Size'
5,000
5,000
5,000
5,000
NA
NA
5,000
5,000
NA
NA
NA
(single family, sq. it.):
Minimum Lot Size• (two
8,500
$00
8,500
8,500
NA
NA
8.500
8.500
NA
NA
NA
family, sq. it.):
Maximum impervious
35•A
35%
35%
35°A
35%
35%
35%
35%
NA
NA
350/9
Surface
Maximum Single
9.7
9.7
9.7
9.7
8.7
Z9
9.7
9.7
NA
NA
NA
Dwelling unitsfacre
Maximum Duplex
11A
11A
11.4
11A
15.4
2.9
11.4
11A
NA
NA
NA
unitslacre
Maximum Multifamily
NA
NA
NA
NA
15A
2.9
NA
NA
NA
NA
NA
UnitslAcre
Maximum Building
38
38
38
38
38
38
38
38
NA
NA
38
Height (fL):
1 Land Use Designations $ Compatibility
Conservation
Conservation
Residential
Commercial/
Residential
w/ Limited
esidential
OK "generally consistent"
X "Inconsistent"
NA "not applicable"
Comment on Inconsistencies:
C-4 Conservation district: Current zoning prohibits development;
Future land use policy recognizes the possibility of development
129

B. Comparing the Environmental Composite & Land Suitability Maps with the
Future Land Use Map
A comparison of the Environmental Composite Map (all maps are in the back of this document)
and the Land Suitability Map shows no appreciable difference between the two maps. When each
of these maps is compared to the Future Land Use Map we can see that
future development within the Town of Topsail Beach will occur primarily within areas which are
classified by the Environmental Composite Map as Class II. The entire land portion of the Town,
with a few minor exceptions is classified in this way. When we compare the Future Land Use
Map to the band Suitability Map, we see development will occur in areas shown to be of medium
to high suitability for development. This land suitability category encompasses (nearly) the entire
Town.
Lands which are shown as suitable for development must, in each case, be consistent with current
zoning.
The Future Land Use Map shows the Town of Topsail Beach developing in much the same way
for the planning period described by this document as it has in the past.
C. Availability of Water and Sewers to Future Development
The entire Town of Topsail Beach is served by public water systems. The water system will be
expanded though it is unclear and controversial at this time exactly how this expansion will occur.
The availability of a wastewater collection and treatment system for the Town of Topsail Beach is
an uncertain. eventuality. The Town does not foresee recommending land use changes which
would significantly increase the Town's density. -
There are no Land Use Plan policies to seek or encourage growth inducing infrastructure such that
'
the spatial patterns of development within the Town of Topsail Beach would be significantly
altered.
D. Natural Hazards
The Town is located on a barrier island and is therefore subject to development limitations due to
natural hazards. Because of the Town's geographic location and linear configuration, nearly the
entire community is located in a natural hazard area as indicated graphically by the Flood Zones
Map and the Storm Surge Map (both located in the back of this document).
'
The projected future use of currently vacant properties is consistent with risks faced by current
residents and business owners. Current risks are believed to be mitigated by existing ordinances S
and state and federal building regulations. Natural hazards will not affect development activity in
the Town. Development will continue to occur in the established pattern.
E. Protecting Shellfish Waters ,
Since the Future Land Use Map and the Existing Land Use Map show a continuation of the
current, established, development patterns it seems unlikely that future development will have
negative impacts on the waters adjacent the Town of Topsail Beach. Land Use Plan policy
guidance calls for the following actions to help ensure clean water:
130 ,

■ Careful adherence to state regulations;
■ Purchase of buffers;
■ Intergovernmental cooperation (state/local/regional); and
■ Clean-up and removal of old bulkheads, docks, piers, and other land based
structures which may, because of their condition of disrepair, release toxic or unsafe
substances into estuarine waters.
F. Policy Impact Analysis & Implementation Schedule
As previously noted, the Coastal Resources Commission gives guidance on the preparation of
Land Use Plans in the coastal area. This guidance, titled Technical Manual for Land Use
Planning, requires a policy impact analysis and a policy implementation schedule.
The policy impact analysis requirement charges each local government with the responsibility for
examining all policies and determining the impact of policies on each local management goal. In
this document management topics are listed, followed by the policy statements sections, and each
' section gives the effect in the table/matrix as either positive (+), negative (-), or neutral (). The
reasons for the rating, in each instance, are self-explanatory.
The implementation schedule follows the policy analysis and categorizes the local policies in this
plan, for the vast majority, as current or ongoing. This was by design. The Land Use Plan leaves
plenty of room for additional local action n each policy area if it is deemed necessary. In several
instances a timeline for implementation action is suggested.
I
[I
I
(1) Public Access Goal
"To increase and enhance public access opportunity to the ocean and sound waters of Topsail Beach"
(1) Providing Public Access & Meeting Federal Standards
Effect of nnlicv nn management tnnim- Pnsitive = + / Negative = . / Nentral = -
Access
Land Use
Infrastructure
Natural Haz
WQ
Other/Local
+
+
+
Implementation Schedule: Ongoing or current = * / Year =1, 2, 3, 4, 5 Status =
(2) Providing Public Access to Topsail Sound & the Atlantic Ocean
Effect of noliev on management tnnies- Positive = + / Negative = - / Neutral =
Access
Land Use
Infrastructure
Natural Haz
WQ
Other/Local
+
+
+
Implementation Schedule: Ongoing or current = * / Year =1, 2, 3. 4, 5 Status
(3) Support for the Coastal Resource Commission's Access Program
affect of POHEX on man ement topics: Positive = + / Negative = - / Neutral =
Access Land Use Infrastructure Natural Haz WQ Othcr/Local
+
mplementation Schedule: OnRoinQ or current = * / Year =1.2. 3.4. 5 Status
(4) Cooperation with Pender County to Provide Access
Effect of policy on management topics: Positive = + / Negative = - / Neutral =
Access I Land Use I Infrastructure I Natural Haz WQ Other/Local
131

Implementation Schedule: Ongoing or current = * / Year =1, 2, 3, 4, 5 Status =
(5) Funding & Planning for Public Access
Effect of policy on manaRement topics: Positive = + / Negative = - / Neutral = -
Access Land Use Infrastructure Natural Haz WQ Other/Local
+
Implementation Schedule: OnjzoinQ or current = * / Year =1, 2, 3, 4, 5 Status = *
(6) Legally Identify Access Areas & Keep Them Free of Encroachment
Effect of nolicv on management tonics: Positive = + / Negative = - / Neutral =
Access
Land Use
Infrastructure
Natural Haz
WQ
Other/Local
+
+
Implementation Schedule: Ongoing or current =' / Year = 1, 2, 3, 4, 5 Status =
(7) Public Access Nuisance
Effect of nolicv on management tanim- Pnsitive = + / Neontive = . / Nentral =
Access
Land Use
Infrastructure
Natural Haz
WQ
Other/Local
+
+
+
Implementation Schedule: Ongoing or current = * / Year =1, 2; 3, 4, 5 Status =
(8) Public Access -A Major Priority
ffect of Miley on management topics: Positive = + / Ne five = - / Neutral -
Access Land Use Wmstructum Natural Haz WQ Other/Local
nplementation Schedule: Ongoing or current = * / Year =1, 2, 3, 4, 5 Status =
(9) Purchase of Additional Sites
Effect of nnlicv on management tnnirs- Pnsitive = + / Negative = . / Nentrnl =
Access
Land Use
Infrastructure
Natural Haz
WQ
Other/Local
+
+
+
+.
Implementation Schedule: Ongoing or current = " / Year =1, 2, 3, 4, 5 Sta s =
(10) Public Access Maintenance
Effect of oolicv on management tonics: Positive = + / Negative . / Neutral =
Access
Land Use
Infrastructure
Natural Haz
WQ
Other/Local
+
+
+
+
+
Implementation Schedule: Ongoing or current = * / Year =1, 2, 3, 4, 5 Sta s
(11) Access Requirements for Development
Effect of nnliev on management tnnies- Pnsitive = + / Negative
Access
Land Use
Infrastructure
Natural Haz
WQ
Other/Local
+
+
+
+
+
Implementation Schedule: Ongoing or current = * / Year =1, 2, 3, 4, 5 Status
(2) Land Use Compatibility Goal
"To ensure that development and use of resources or preservation of land minimizes direct and secondary environmental
impact, avoids risks to public health, safety and welfare and Is consistent with the capability of the land based on
considerations of interactions of natural and man-made features."
(1) Development Must Be Consistent with Existing Regulations
Effect of 2oliSy on man ement to ics: Positive = + / Negative = - / Neutral =
Access . I Land Use I Infrastructure I Natural Haz WQ Other/Local
132
I
7
I
f]

Implementation Schedule: Ongoing or current = * / Year =1, 2, 3, 4, 5 Status
(2) Managed Growth
Effect of nolicv on management tonics:
Access
Land Use
Infrastructure
Natural Haz
WQ
Othcr/Local
+
+
implementation Schedule: Ongoing or current = * / Year =1, 2, 3, 4, 5 Status = *
(3) Compatibility with Future Land Use Map
Affect of nnlicv on manaaement tnnice• Pncitive = + / Neaative = _ / Neutral =
Access
Land Use
Infrastructure
Natural Haz
WQ
Other/Local
+
+
Implementation Schedule: Ongoing or current = / Year = 1, 2, 3, 4, 5 Status =
(4) Retain Natural Buffers
Effect Of noliev on manaaement tnnircr Pncitive = + / Neaative = _ / Neutral =
Access
Land Use
Wmsftcture
Natural Haz
WQ
Other/Local
+
+
+
+
+
+.
Itripiememauon bcneaulc: ungotng or current= * / Year= 1, 2, 3, 4, 5 status =
(5) Maintain Small Town Atmosphere
Effect of policy on management tonics:
Access
Land Use
Infrastructure
Natural Haz
WQ
Other/Local
+
+
+
+
+
Implementation Schedule: Ongoing or current = * / Year =1, 2, 3, 4, 5 Status
(6) Protection of Coastal Wetlands
Effect of nnlicv an manaaement tnnice• Pncitive = -i- / Neaative = _ / Nentrul =
Access
Land Use
Infrastructure
Natural Haz
WQ
Other/Local
+
+
+
+
Implementation Schedule: Ongoing or current = . / Year =1, 2, 3, 4, 5 Status
(7) Preserve, Protect, & Enhance Natural Resources
Effect Of noliev On management tnnice Pncitive = + / Neaative = . / Neirtral = .
Access
Land Use
Infrastructure
Natural Haz
WQ
Other/Local
+
+
+
Implementation schedule: Ongoing or current = * / Year =1, 2, 3, 4, 5 Status
(8) Intergovernmental Cooperation
Effect of noliev on management tonics- Positive = + / Neaative = _ / Nentmi _
Access
Land Use
Infrastructure
Natural Haz
WQ
Other/Local
+
+
+
+
implementation Schedule: Ongoing or current = * / Year =1, 2, 3, 4, 5 Status =
(9) Cooperation Amongst Current & Future Residents & Developers
Effect of nnlicv nn manaaement tnnice-
Access
Land Use
Infrastructure
Natural Haz
WQ
Other/Local
+
+
+
+
+
+
implementation Schedule: Ongoing or current = * / Year =1, 2, 3, 4, 5 Status =
(10) Protection of Artifacts & Endangered Species
133

Effect of noliev on mnnnoement tnnicc- Pnsitive = + / Nenative = . / Neutral = -
Access
Land Use
Infrastructure
Natural Haz
WQ
Other/Local
+
+
implementation Scliedule: Ongoing or current - / Year =1, 2, 3, 4, 5 Status
(11) Development Project Consistency with Long -Term Goals
Effect of nolicv on management tnnicc- Pnsitive = + / Nenative = . I NentrAl =
Access
Land Use
Infrastructure
Natural Haz
WQ
Other/Local
+
+
+
+
+
+
implementation Scneaule: Ungoing or current = * / Year = 1, 2, 3, 4, 5 Status
(12) Support for the Protection of Wildlife Habitat
Effect of nolicv on management tnnir_ct Pmitive = + I Nenative = _ / Neutral =
Access
Land Use
Infrashucture
Natural Haz
WQ
Other/Local
+
+
+
implementanon Scneauie: ungoing or current = * / Year = 1, 2, 3, 4, 5 Status =
(13) Developers Must Build Infrastructure for Their Projects
Ffi'ect of nnlicv on management tnnicc- PncMuP. = + / NPQntiVP = I NPIIt l =
._ .... .............
Access
Land Use
Infrastructure
Natural Haz
WQ
Other/Local
cal
+
+
Implementation Scnedule: Ongoing or current = • / Year =1, 2, 3, 4, 5 Status
(14) Development in the Estuarine Shoreline AEC
Effect of nolicv on management tnniea[ Pnsitive = + / Nroativn. = . / Neutral =
Access
Land Use
Infrastructure
Natural Haz
WQ
Other/Local
+
_
+
Implememauon Scneaule: ongoing or current = • / Year = 1, 2, 3, 4, 5 Status =
(15) Conservation of Public Trust Areas
Effect of nolicv on management tnnicc• Pncit;Vr = + I NPoativP = _ / V~tml =
Access
Land Use
Infrastructure
Natural Haz
WQ
Other/Local
+
+
+
+
+
unpicmenutnon ;5cneauie: ungomg or current = - / Year = 1, 2, 3, 4, 5 Status =
(16) Protection of Water & Groundwater Resources
Effect of nolicv on management tnniese Pnsitive = + / Nenative = _ / Neutral =
Access
Land Use
Infrastructure
Natural Haz
WQ
Other/Local
+
+
+
lmpiememauon beneaule: ongoing or current = / Year =1, 2, 3, 4, 5 Status =
(17) industrial Development in Topsail Beach
Fffect of nolicv on management tnnicc- Pnemvp = 4. / Nenative = _ / NPntral =
Access
Land Use
Infrastructure
Natural Haz
WQ
Other/Loeal
+
+
+
unpiemenrauon bcneaule: ungomg or current = / Year = 1, 2, 3, 4, 5 Status =
(18) Flooding of Roads
Effect of nolicv on management tnnicc• Pnsitive = + / Negative = _ / Mm t-1 =
Access
Land Use
Infrastructure
Natural Haz
WQ
Other/Local
+
+
+
+
unpiementanon acneaule: ungomg or current = * / Y ear =1, 2, 3, 4, 5 Status
(19) Clean Up Nuisances & Beautify
134
1
1
1

1
Effect of nnlicv on management tnnicc- Positive = + / Negative = - / Neirtml = -
Access
Land Use
Infrustructure
Natural Haz
WQ
Other/Local
+
+
Implementation Schedule: Ongoing or current = * / Year = 1, 2, 3, 4, 5 Status -
(20) Canoes & Kayaks in Topsail Sound
Effect of noliev on manaoement tnnicc- Pncitive = + / Negative = - / Wmiftal =
Access
Land Use
Infrastructure
Natural Haz
WQ
Other/Local
+
+
+
Implementation Schedule: Ongoing or current = * / Year =1, 2, 3, 4, 5 Status
(21) Floating Homes
Fffect of nnlicv nn manaoement tnnicc. Pncitive = + / Negative = . / Neutral =
Access
Land Use
Infrastructure
Natural Haz
WQ
Other/Local
+
+
+
+
Implementation Schedule: Ongoing or current = * / Year =1, 2, 3, 4, 5 Status = *_
(3) Infrastructure Carrying Capacity Goal
"To ensure that public infrastructure systems are properly sized, located and managed, to guarantee the quality of service
required by a growing Town and to protect designated areas of environmental concern and other fragile areas."
(1) Municipal Water System
Effect of noliev on management tonics: Positive = +/ Negative = - / Neutral =
Access
Land Use
Infrastructure
Natural Haz
WQ
I Otlier/Local
+
+
+
Implementation Schedule: Ongoing or current = * / Year =1, 2, 3, 4, 5 Status =
(2) Wastewater Service & the Treatment of Effluent
Fffect of nnlicv on manaoement tnnicc• Pncitive = + / Neoative = r / Neutral =
Access
Land Use
Infrastruchue
Natural Haz
WQ
Other/Local
+
+
+
Implementation Schedule: Ongoing or current = * ! Year =1, 2, 3, 4, 5 Status =
(3) Transportation - Roads in the Municipality
Effect of noliev on management tonics- Positive = + / Negative = . / Nentral=
Access
Land Use
Infrastructure
Natural Haz
WQ
Other/Local
+
+
+
+
implementation Schedule: Ongoing or current = * / Year =1, 2, 3, 4, 5 Status =
(4) Stormwater Policy
Fffect of nnlicv on management tnnicc• Pncitive = + / Neoative = - / Neutral =
Access
Land Use
Infrastructure •
Natural Haz
WQ
Other/Local
+
+
+
+
implementation Schedule: Ongoing or current = * / Year =1, 2, 3, 4, 5 Status =
(5) Fire Protection
Effect of Dolicv on management tonics: Positive = + / Negative = - / Neutral =
Access
Land Use
Infrastructure
Natural Haz
WQ
Other/Local
rr
+
+
implementation Schedule: Ongoing or current = * / Year =1, 2, 3, 4, 5 Status =
(6) Intergovernmental Cooperation
Effect of golig on management topics: Positive = + / Negative = - / Neutral = [A"�ss Land Use Infrastructure Natural Haz WQ
135
Other/Local
1

Implementation Schedule: Ongoing or current = * / Year =1, 2, 3, 4, 5 Status
(7) General Policy on Infrastructure
Effect of noliev on management tnnice- Pnaitive = + / Neontive = . / Neutral =
Access
Land Use
Infrastructure
Natural Haz
WQ
Other/Local
+
+
+
+
+
+
implementation acneaule: Ongoing or current = * / Year =1, 2, 3, 4, 5 , Status = *
(8) Groundwater Resources
Effect of noliev on manaoement tnnice• PncitivP = + / NPaatiVP = _ / VT viral =
Access
Land Use
Infrastructure
Natural Haz
WQ
Other/Local
+
+
+
implementation 5cnedule: Ongoing or current = * / Year =1, 2, 3, 4, 5 Status =
(9) Beach Nourishment & Renourishment — Dune Protection
Effect of noliev on management tnnice- Pnsitive = + / Neontive = - f NPntral =
Access
Land Use
_
Infrastructure
Natural Haz
-
WQ
Other/Local
+
+
+
++
+
+
implementation zicneaule: Ongoing or current = • / Year = 1, 2, 3, 4, 5 Status =
(4) Natural Hazards Areas Goal
"To conserve and maintain barrier dunes, beaches, flood plains, and other coastal features for their natural storm
protection functions and their natural resources giving recognition to public health, safety, and welfare,"
(1) Protection of the Beach
Effect of noliev on manaoement tnnice' Pn0tive = 4- / NPOativP = _ / NPi,tral =
Access
Land Use
Infrastructure
Natural Haz
WQ
Other/Local
+
+
+
+
+
implementanon 5caeaule: Ongoing or current = • / Year = 1, 2, 3, 4, 5 Status =
(2) Redevelopment Following a Natural Disaster
Effect of nal,ev nn mnnaaP.mPnt tnn;rc- PncitivP = 4. / UP&.t;vP = _ / AT-f-i = _
Access
Land Use
Infrastructure
Natural Haz
WQ
Other/Local
+
+
+
tlnplemcniatlon bcneaute: Ongomg or current =" / Year = 1, 2, 3, 4, 5 Status
(3) Participation in the National Flood Insurance Program
Effect of noliev on management tnnice• PncitivP = + / NPantivP = _ / NPntral =
Access
Land Use
Infrastructure
Natural Haz
WQ
Other/I.ocal
+
+
++
+
implementauon acneaune: vngomg or current = } / Y ear = 1,1, 3, 4, 5 Status
(4) Intensity of Development within Areas Subject to Hazards
Effect of noliev on manaoement tnnice- Pncitive = + / Ne.antivc = _ / NPntrnl =
Access
Land Use
I Infrastructure
I Natural Haz
WQ
I Other/Local
+
+1
+
+
unplememauon scneauie: Ongoing or current = - / Year =1, 2, 3, 4, 5 Status
(5) Intergovernmental Cooperation on Emergency Management
Effect of policy on mans ement topics: Positive = + / Negative = - / Neutral =
Access Land Use Infrastructure Natural Haz WQ Other/Local
136

1
1
1
U
U
+ + + +
Implementation Schedule: Ongoing or current = * / Year =1, 2, 3, 4, 5 Status =
(6) Protection of the Dunes
Fffert of nnlicv nn management tnnire- Pncitive = + / Neontive = / Neutral =
Access
Land Use
Infrastructure
Natural Haz
WQ
OtherAL ocal
+
+
+
+
+
+
Implementation Schedule: Ongoing or current = * / Year =1, 2, 3, 4, 5 Status =
(7) Soil Suitability
Me& of nnlicv on management tunics- Pneitive = + / Negative = . / Nentral _
Access
Land Use
Infrastructure
Natural Haz
WQ
Other/Local
+
+
+
+
+
implementation Schedule: Ongoing or current = * / Year= 1, 2, 3, 4, 5 Status =
(8) Hazard Mitigation
Effect of nolicv on management tonics: Positive = + / Negative = - / Neutral = --
Access
Land Use
Infrastructure
Natural Haz
WQ
Other/Local
+
+
+
+
+
+
Implementation Schedule: Ongoing or current = * / Year =1, 2, 3, 4, 5 Sta s
(4) Purchase of Parcels of Land in Hazardous Locations
Ffrert of nnlicv nn manngement tnniee- Pneitive = + 1. Ueontive = - ! W&ntmi
Access
Land Use
Infrastructure
Natural Haz
WQ
Other/Local
+
+
+
Implementation Schedule: Ongoing or current = * / Year =1, 2, 3, 4, 5 Slatus
(10) Manufactured Homes in Hazardous Areas
Fffect of nnlicv on management tunes- Pncitive = + /- Negative = - / Neutral =
Access
Land Use
Infrastructure
Natural Haz
WQ
Other/Local
Implementation Schedule: Ongoing or current = IF / Year = 1, 2, 3, 4, 5 St ms
(11) Policy on the Location of Growth Inducing Public Facilities
Meet of nnlicv on management tnniee Pnsitive = + / Negative = - / Neutral =
Access
Land Use
Infrastructure
Natural Haz
WQ
Other/Local
+
+
+
+
Implementation Schedule: Ongoing or current = * / Year =1, 2, 3, 4, 5 Status
(5) Water Quality Goal
°"To maintain, protect and where possible enhance water quality In Topsail Sound, coastal wetlands, creeks, streams, and
estuaries."
(1) Topsail Beach Is Planning for Clean Water
Mert of nnlicv nn mnnnoement tnniee- PncitivP = + / Neoative = - / Nentrnl =
Access
Land Use
I Infastructure
I Natural Haz
WQ
I Other/Local
+
+
+
+
+
Implementation Schedule: Ongoing or current = * / Year =1, 2, 3, 4, 5 Status =
(2) Eliminate Spillage & Runoff from Septic Tanks & Septic Systems
Effect of policy on management topics: Positive = + / Negative =.- / Neutral =
Access Land Use Infiastructure I Natural Haz WQ
137
Other/Local

Implementation Schedule: Ongoing or current = * / Year =1, 2, 3, 4, 5 Status =
(3) Support for the Protection of Outstanding Resource Waters
Fffect of noliev on mnnaaement tnnice- Pncit1VP. = + / NPantivP = - / NPntmi =
Access
Land Use
Infiastrttchre
Natural Haz
WQ
Other/Local
++
+
unpiementaaon acneaute: vngomg or current ;= - / Year = 1, 2, 3, 4, 5 Status = *
(4) Topsail Sound & the Atlantic Ocean
Effect of noliev on management tonics- Pnsitive. = + / NeantivP = _ / NP„hai = .
Access
Land Use
Infiastructure
Natural Haz
WQ
Other/Local
+
+
+
unpiumunumon acneaute: vngomg or current = ' ! Y Car = 1, "2, 3, 4, 5 Status
(5) Protecting Public Trust Uses
F.ffect of nnlicv on mnnnoemPnt tnn;d-w Pne,t,vP
Access
Land Use
Infrastructure
Natural Haz
WQ
Other/Local
+
+
+
+
+
+
unpi memavon acneaute: vngomg or current = / Y ear = 1, 2, 3, 4, 5 Status
(6) Purchase of Buffers
Effect of noliev on management tonics- PAS1tivP. _ + I NP.antivP = - I Mmitml =
Access
Land Use
Infrastructure
Natural Haz
WQ
Other/Local
4+
+
+
+
+
amptcmenutuon acneaute: vngomg or current = • / Y ear =1, z, 3. 4, 5 Status
(7) Clean-up of Unsightly & Unsafe Structures
Ffrect of noliev on mnnnaPmPnt tnn;ee- PneittvP e + / 'MPaatiVP = _ / ATPntrol =
Access
Land Use
Infrastructure
Natural Haz
WQ
Other/Local
+
+
+
unpictummuon acneaute: ungoing or current = * / Year =1, 2, 3, 4, 5 Status
(8) Cooperative Efforts to Improve Water Quality
Effect of noliev on mannoement tonics- Pnsitivn = + / NPantivi- = - / NPntmi
Access
Land Use
Infrastructure
Natural Haz
WQ
Other/Local
+
+
+
+
+
LupicnicnLairon acneaute: vngomg or current = # / Y ear = 1, 2, 3, 4, 5 Status =
(6) Local Areas of Concern Goal
- "Topsail Beach will seek to integrate local concerns with the overall goals of the North Carolina coastal program in the
context of land use planning."
(1) Development Consistency with Local Ordinances
Fffect of nnlicv on mnnnaement tonic- Pn¢,t,vP = -L / wr aotivP = _ / mT +Mi =
Access
Land Use
Infrastructure
Natural Haz
WQ
Other/Local
+
+ -
+
+
+
AHIJ)P utvutauull a;;ttevule: vngomg or current = ! Tcar = 1, 2, 3, 49 5 Status = R
(2) Protection of Public Assets
Effect of policy on management topics: Positive = + / Negative = - / Neutral =
Access Land Use Infrastructure Natural Haz WQ
138
OtherlLocal '

1
1
Implementation Schedule: Ongoing or current = * / Year =1, 2, 3, 4, 5 Status *_
(3) Maintain Town's Status as a Family Oriented Tourist Community
Effect of policy on management topics: Positive = + / Negative = - / Neutral =
I
Access
Land Use
Infrastructure
Natural Haz
WQ
Other/Local
+
+
+
+
+
+
Implementation Schedule: Ongoing or current = * / Year =1, 2, 3, 4, 5 Status
(4) Community Appearance
Effect of policy on management topics- Positive = + / Negative = - / Neutral =
Access
Land Use
Infrastructure
Natural Haz
WQ
Other/Local
+
+
+
+
+
+
Implementation Schedule: Ongoing or current = * / Year =1, 2, 3, 4, 5 Status =
(5) Public Health & Safety
Effect of policy on management topics: Positive = + / Negative = - / Neutral = -
Access Land Use Infirast ucture Natural Haz WQ Other/Local
+
Implementation Schedule: Ongoing or current = * / Year =1, 2, 3, 4, 5 Status
(6) High Intensity Uses & Large Structures Are Discouraged
Effect of policy on management topics: Positive = + / Negative = - / Neutral =
I
Access
Land Use
I nfrastructure
Natural Haz
WQ
Other/Local
+
+
+
+
Implementation Schedule: Ongoing or current = / Year =1, 2, 3, 4, 5 atus =
(7) Placement of Buoys in Topsail Sound
Effect of polLq on management topics: Positive = + / Negative = - / Neutral =
Access Land Use Infrastructure Natural Haz WQ Other/Local
+
Implementation Schedule: Ongointz or current = * / Year =1. 2. 3. 4. 5 Status
*Protection of Maritime Forest
1 Effect of policy on m ement to ics: Positive = + / Negative = - / Neutral = -
Access
Land Use
-Infrastructure
Natural Haz
WQ
Other/L.ocal
+
+
+
+
Implementation Schedule: Ongoing or current = * /Year =1, 2, 3, 4, 5 gtos =
(9) Public Infrastructure & Controlled Growth in Ocean Hazard Areas
'Effect of policy on management topics: Positive = + / Negative = - / Neutral =
I
Access
Land Use
Infrastructure
Natural Haz
WQ
Other/Local
+
+
+
Implementation Schedule: Ongoing or current = * / Year =1, 2, 3, 4, 5 Status =
(10) The Abatement of Nuisances
Effect of policy on management topics: Positive = + / Negative = - / Neutral = -
Access Land Use Infrastructure Natural Haz WQ Other/Local
+
Implementation Schedule: Ongoing or current = * /Year =1, 2, 3, 4, 5 Status =
139

(11) Retention of Natural Buffers
Effect of noliev on management tnnicc• Pncitive = + / Ne..antiVe = _ / Wentrnl =
Access
Land Use
Infrastructure
Natural Haz
WQ
Other/Local
+
+
+
+
+
+
implementation Schedule: Ongoing or current = * / Year =1, 2, 3, 4, 5 S atus
(12) Preservation of Cultural & Historic Rights & Resources
Effect of noliev on management tnnicc• Pncitive = + / Neoative = _ / Neutral =
Access
Land Use
Infrastructure
Natural Haz
WQ
Other/Local
+
+
implementation Scnedme: Ongoing or current = " / Year =1, 2, 3, 4, 5 Status
(13) Marina Development
Effect of noliev on management tnnicc' Pmitive = + / Nenntive = _ / Neutral =
Access
Land Use
Infrastructure
Natural Haz
WQ
Other/Local
+
+
+
implementanon zscneaule: Ongoing or current = * / Year = 1, 2, 3, 4, 5 Status =
(14) Topsail Beach Encourages Business Development
Effect of noliev on management tnnicc• PnOffivP.. = + / NPOativP. _ _ / NPntral =
Access
_i+
Land Use
Infrastructure
Natural Haz
WQ
Other/Local
+
+
implementation Sclledme: Ongoing or current = * / Year =1, 2, 3, 4, 5 Status =
(I$) Development of Sound & Estuarine System Islands
Effect of policy on management topics: Positive = + / Negative = - / Neutral = -
Access Land Use Infrastructure Natural Haz WQ Other/Local
+
Implementation Schedule: Ongoing or current = * / Year =1.2, 3.4. 5 Status =
(16) Citizen Participation in Community Planning Decisions
Effect of nnlicv on management tnnicc• PncitivP = + / Neoativ,- = _ / w^,,tmi =
Access
Land Use
Infrastructure
Natural Haz
WQ
Other/Local
+
unpiumuntanon ;5cneoute: ungomg or current = * / Year = 1, 2, 3, 4, 5 Jtatus =
(17) Density of Development -Redevelopment
Effect of noliev nn management tnnicc• Pneit;vp = 4- / ATnnatron = _ / 'NJ r+�t =
Access
Land Use
Infrastructure
Natural Haz
WQ
Other/Local
+
+
+
impiememauon acneaule: ungomg or current = * / Year =1, 2, 3, 4, 5 Status =
,(18) Bulkhead installation & Maintenance -Effect on Coastal Wetlands
Effect of noliev on management tnnicc• Pneitive = + / Neoative = _ / ATn +ml = _
Access
Land Use
Iri stricture
Natural Haz
WQ
Other/Local
+
+
+
+
+
impiemenranon bcneaule: Ungomg or current = * / Year = 1, 2, 3, 4, 5 Status =
(19) Industrial Sites on the Island
Effect of polig on management topics: Positive = + / Negative = - / Neutral = -
Access Land Use Infrastructure Natural Haz WQ Other/Local
+
Implementation Schedule: Ongoing or current = * / Year =1, 2, 3, 4, 5 Status
140

1
1
1
i
i
1
1
1
1
1
1
1
1
1
(20) Use of Off Road Vehicles — Dune & Beach Protection
t2w-4 — ...., P,.4 4n,,;nc• V— 4— = -I. / A1Pnat;vP = _ /
Access
Land Use
Infrastructure
Natural Haz
WQ
Other/Local
+
+
Implementation Schedule: Ongoing or current = * / Year = 1, 2, 3, 4, 5 Status = *
(21) Protection of Indigenous Species
L`FfP..t .,f,,..1;.•....., ant 4r•r;ne• ti„c;4;vP = -�- I NPR941VP = � I 1�1P114M1 = ...
Access
Land Use
Infrastructure
Natural Haz
WQ
Other/Local
+
+
+
Implementation Schedule: Ongoing or current = * / Year =1, 2, 3, 4, 5 Status =
(22) Compact Growth Pattern
Rfr rt of nnli.•„ nn mon—+tnn;Pc• A/,C14;VP = 47 / UPawt;vP = I WYfml = ...
Access
Land Use
Infrastructure
I
N
Natural Haz
W Q
Other/Local
+
+
+
+
+
Implementation Schedule: Ongoing or current = * / Y ear =1, 2, 3, 4, S Status
(23) Repair Upgrade & Improve
PfrPn* of nnl;Pv nn inn;—. Pnclt;ve = I NPaative = I NP.ilifAl =
Access
Land Use
Infrastructure
Natural Haz
WQ
Other/Local
+
+
+
+
+
Implementation Schedule: Ongoing or current = * / Year =1, 2, 3, 4, 5 Status =
(24) Involve NC Department of Transportation in Stormwater Planning
Pff-nf of nnlinv nn mnnnaement tnn;ec• PnctavP. = i- / NP.4AtIVP. _ / iVentmi = r
Access
Land Use
Infrastructure
Natural Haz
WQ
Other/l-ocal
+
++
-+ 1 1
+
+
Implementation Schedule: Ongoing or current =" / Year =1, 2, 3, 4, 5 Status =
(25) Miscellaneous Policies
Effect of nnliry nn mnnnarmPnt tonics• Pn6 ive = + / Neantive = / Neutral =
Access
Land Use
Infrastructure
Natural Haz
WQ
Other/Local
+
+
+
+
+
+
Implementation Schedule: Ongoing or Current = * / Year =1, 2, 3, 4, 5 Status =
Attachment A
CITIZEN PARTICIPATION PLAN
TOWN OF TOPSAIL BEACH
CAMA CORE LAND USE PLAN
PHASE ONE
141
Contract # S-03057

1. Introduction
The Town of Topsail Island is beginning development of a Core Land Use Plan under the North
Carolina Coastal Area Management Act (CAMA). The CAMA planning program emphasizes public
participation in the planning process, and land -use planning provides one of the best opportunities for
public involvement in the N.C. Coastal Management Program. Interested citizens and non-resident
property owners will have an opportunity to help shape the policies that will guide CAMA permit
decisions in the community — and the growth of the town in the future.
Coordination and discussion with area/island municipalities and County officials on policy
matters will be a part of this process. All socio-economic, ethnic, and cultural viewpoints will be
considered through the review and revision process. To the extent possible, persons representing diverse
viewpoints will be identified and specifically notified and asked for their input.
2. Purpose of Citizen Participation Plan
This Citizen Participation Plan has been prepared to describe a process by which the public will
be encouraged to participate in a planning process leading to the revision of the Town of Topsail Beach
CAMA CLUP. This Citizen Participation Plan has been designed to meet the requirements for public
participation as outlined in 15A NCAC 7L .0506, It is the intent of the process described herein that the
public would have ample opportunity to become a meaningful part of the planning process. This plan
addresses the following objectives.
I. To improve community understanding of the impact that land use and development issues
have on their quality of life and to provide an understanding of CAMA and the land use
planning process.
2. To improve the Planning Board's and Steering Committee's understanding of the values
of the community, the issues that are important and how the community perceives that
that land use plan will affect them.
3. To provide opportunities achieve community consensus by identifying alternative plans
and impacts of favored solutions.
4. To provide a framework of support in the Town for implementation of the policies
embodied in the CAMA Land Use Plan.
Views gathered as a part of this process will be informative and instructional for citizens of the
Town of Topsail Beach, interested parties, and the Town's elected and appointed Boards. Interested
citizens shall have an opportunity to participate in the development of the CAMA CLUP through oral and
written comments as provided for in the Citizen Participation Plan. Copies of informational CAMA CLUP
materials shall be provided at all meetings. The Citizen Participation Plan shall be available to the public
throughout the planning process. All socio-economic, ethnic and cultural viewpoints will be considered
through the review and revision process. To the extent possible, persons representing diverse socio-
economic, ethnic and cultural viewpoints will be identified and specifically notified and asked for their
input. The CPP is a working document, and may be amended on an as -needed basis.
3. Designation of Lead Planning Group and Points of Contact
142
1
I
1
1
1
1

1
' The Town of Topsail Beach Mayor and Board of Commissioners officially designated the Planning Board as the
lead planning group responsible for supervision of the planning process at their September 10, 2002 meeting.
Ms. Amy Blizzard, AICP, representing the Cape Pear Council of Governments will serve as Planner -in -Charge.
Ms. Alison Lucien, Town of Topsail Planning Board Vice -Chairman will serve as the principle point of contact
1 for the Town. Planning Board Chairman Edward Parrish and Mayor Bill Stamper will also serve as the points of
contact for their respective Boards. The names and contact information for the Planning Board and Town
Commissioners is listed on Attachment A, attached hereto and made a part of by reference. The role of the
Planning Board will be as follows:
1. Unique Perspective- The Board will represent a unique local viewpoint from within the
community, members know the area well, its people and its resources.
2. Plan Development — The Board will seek community perspective and provide insight on
information gathered as well as feedback on policies and implementation actions. This will be a
critical role in shaping the specific policies and actions that will lead Topsail Beach into the 21'
Century.
3. Public Meeting Support — The Planning Board will coordinate all public information meetings.
Specific roles will be discussed and agreed upon before each meeting and may include:
greeting/signing people in at meetings, group facilitation, summarizing meetings, etc.
4. Plan Presentation and Recommendation — At the conclusion of the planning process, the
Planning Board will present the final draft of the CLUP to the Town Commissioners.
In addition, the Planning Board has appointed a Steering Committee who will report to the Planning Board. The
Steering Committee will hold working meetings to focus and guide the plan of work for the project duration. Ms,
1 Alison Lucien serves as Chairman of this committee. Other members and their contact information are listed on
Attachment A.
' 4. Public Information and Public Input
4.1. Planning Board Meetings
The Planning Board meets on the third Wednesday of each month at 3:00 p.m, in the Town Hall.
Special meetings will be called as necessary. In order to meet NCGS 143.318.9 to NCGS 143-318.18, a
schedule of the Planning Board's regular meetings is provided to the Town Clerk for posting and
distribution of the required notices. The Chair of the Planning Board will notify the Town Clerk of any
changes to the schedule and of any special meetings so that proper notice may be given. The Steering
Committee will meet when necessary.
' 4.2 Initial Public Meeting
The Initial Public Meeting, which is required by the CAMA grant agreements, is tentatively set for January 15,
2003. The Town must give two public notices of the initial public information meeting. The first must appear not
less than 30 days before the meeting (on or before 12/15/02) and the second must appear not less than 10 days
before the meeting (on or before 01105103). In addition to the public notices, the CAMA grant requires the Town
to notify the local Coastal Resources Advisory Committee member(s) and the DCM District Planner of the date,
time and place of the meeting. In addition, the Town will make efforts to include information on the land use
planning program in local media.
At the Initial Public Meeting the policy statements contained in the current land use plan will be
1 143

presented and the process for developing the new CLUP will be discussed. The importance of the policy
statements to the CAMA land use planning process will be described as will the process by which the
Town will solicit input from diverse viewpoints.
4.3 Public Notification of Meetings
All regular meetings of the Planning Board are public meetings and time shall be set on the
agenda for public comment, as appropriate.
Certain meetings of the Planning Board may be determined to be "Public Information Meetings"
as pertaining to the CAMA CLUP and as defined within this Plan. Written notice of the public
information meeting(s) shall be published in "The Topsail Voice" twice prior to the public information
meeting(s). The first notice shall appear not less than 30 days prior to the public information meeting(s).
The second notice shall appear not less than 10 days prior to the meeting. Affidavits documenting their
publication shall be kept as a part of the permanent compliance record for the CLUP planning process.
Notices shall be posted at the Town Hall and other prominent public places in Town. Notice of the
meeting shall also be conveyed to local Coastal Resources Advisory Council (CRAC) member(s) and to
James Rosich, DCM District Planner.
A list of the names of speakers offering public comment and a copy of any written comments
provided shall be kept on file by the local government and provided to the DCM staff for use in the
CAMA land use plan review process. The public will receive notice of opportunities for input in the
planning process. Regular meetings of the Planning Board and Town Council will be used, whenever
possible, as a means of getting the citizens of the community involved. Legal advertisement of public
hearings will be used as described in the previous section. Newspaper advertisements, the town
newsletter, a survey, and fliers will be used to inform the public and encourage attendance. For out of
town property owners, information will be included in the survey, and newsletter mailed to all town
property owners. The town will provide information to post on the utility bills when possible. Other media
coverage will be sought and the meeting information will be posted on the Town's website.
4.4 Tentative Schedule of Meetings
The Schedule of Events (shown below) describes the planning process and will allow for citizen
participation. Additional meetings may take place, in addition to those described, as necessary and this
schedule may be updated at Planning Board meetings. Topsail Beach anticipates assistance from the NC
Division of Coastal Management, as necessary, in the production of the CAMA Land Use Plan Update,
SCHEDULE OF EVENTS
Date114 Event
October 16, 2002
Planning Board Meeting Presentation of Citizen Participation Plan to Planning
Board
144
1
1
1
1
1
1
1
1
1
1
A
1
1
1
1
1
1

1
I
November 13, 2002
Town Commissioners Meeting
November 20, 2002
Planning Board Meeting
Adoption of Citizen Participation Plan by Town Commissioners.
Review of CAMA Regulations and Planning Process
December 11, 2002
Town Commissioners Meeting Progress Report to Mayor and Commissioners on Q2 tasks
December 18, 2002
Planning Board Meeting Continued update of progress of Q2 Tasks
January 8, 2003
Town Commissioners Meeting Progress Report to Mayor and Commissioners on Q2 tasks
January 15, 2003 Initial Public Meeting
Planning Board Meeting Review Q2 tasks completion and initiate Q3 tasks discussion
February 12, 2003
Town Commissioners Meeting
February 19, 2003
Planning Board Meeting
March 5, 2003
Town Commissioners Meeting
March 19, 2003
Planning Board Meeting
Q4 Tasks
April 9, 2003
Town Commissioners Meeting
April 16, 2003
Planning Board Meeting
May 14, 2003
Town Commissioners Meeting
May 21, 2003
Planning Board Meeting
Progress Report to Mayor and Commissioners on Q3 Tasks
Review of progress on Q3 Tasks
Progress report to Mayor and Commissioners on Q3 Tasks
Review Q3 tasks completion and initiate discussions on
Progress report to Mayor and Commissioners on Q4 Tasks
Review Q4 tasks completion and discuss next steps in CLUP PH It
process.
Progress report to Mayor and Town Commissioners on Q4 Tasks
and completion of Phase 1. Review of Next steps to initiate Phase
U CLUP planning process.
Discussion of work plan and event schedule for PH H.
145

May 31, 2003
END OF PHASE ONE
June 1 1, 2003
Town Commissioners Meeting Mayor and Commissioners adopt PH 11 Schedule of Events as
an amendment to the CLUP Citizen Participation Plan
1 Actual dates are subject to change as needs and circumstances dictate
5. Adoption
This public participation plan, as adopted, will be included as part of the Town of Topsail Beach
CAMA Core Land Use Plan Update and will include a listing of meetings, surveys, and other materials
used in the effort. An assessment of the effectiveness and adequacy of the public participation element
will be included in the plan
This Citizen Participation Plan is adopted the 13t` day of November, 2002, at the Town of Topsail
Beach, North Carolina.
ATTEST:
By
Bill Stamper, Mayor
Town Clerk, Town of Topsail Beach
CONTACT INFORMATION
Town of Topsail Beach Board of Commissioners
William A. Stamper, Mayor
PO Box 3137
Topsail Beach, NC 28445
[phone]
[phone](fax)
[e-mail]
Howard M. Braxton, Commissioner
PO Box 3032
Topsail Beach, NC 28445
[phone]
[phone] (fax)
[e-mail]
Garth W. Boyd, Commissioner
113 Candlewood Dr
Wallace, NC 28466
[phone]
D.R. (Bobby) Humphrey, Commissioner,
111 Humphrey Drive
Topsail Beach, NC 28445
[phone]
146

Bobby Morrison, Commissioner
PO Box 3070
Topsail Beach, NC 28445
1 [phone]
[phone] (fax)
moresunnaol.com
ITown of Topsail Beach Planning Board
Edward (Butch) Parrish, Chairman
P.O. Box 3344
Topsail Beach, NC 28445
[phone] (phone and fax)
ed.nardAR-att.net
Alison Lucien, Vice -Chairman
808 South Anderson Blvd.
Topsail Beach, NC 28445
[phone]
' [phone] fax
aluciennattulobal.net
Randy Leeseberg
PO Box 3083
Topsail Beach, NC 28445
[phone]
Steve Walter, Commissioner
PO Box 3426
Topsail Beach, NC 28445
(910) 3284880
[phone] (fax)
[e-mail]
Hoyt Bradshaw
PO Box 3056
Topsail Beach, NC 28445
[phone]
Jack Cothran
P.O. Box 3711
Topsail Beach, NC 28445
[phone]
Town of Topsail Beach Land Use Plan Steering Committee
Alison Lucien, Chairman
808 South Anderson Blvd.
Topsail Beach, NC 28445
[phone]
[phone] fax
a luciennattglobal.net
Rickey Smith, Acting Town Manager
PO Box 3089
Topsail Beach, NC 28445
[phone]
[phone] (fax)
townmanager a,topsailbeach.org
Chris May, Ex-OfFicio
Cape Fear Council of Governments
1480 Harbour Drive
Wilmington, NC 28401
Edward (Butch) Parrish
P.O. Box 3344
Topsail Beach, NC 28445
[phone] (phone and fax)
ed.parrislinatt.net
Amy Blizzard, AICP
110 Rock Creek Drive South
Jacksonville, NC 28540
[phone]
[phone] (mobile)
ablizzard a.ec.rr.com
James Rosich, Ex-Officio
NC Division of Coastal Management
127 Cardinal Drive Extension
Wilmington, NC 28405-3805
147

(910) 3954553 x214
[phone]
cmayicnpefearcog_org
Attachment B
[phone]
[phone] (fax)
Jamcs,Rosich0ncmail.net
CITIZEN PARTICIPATION PLAN
TOWN OF TOPSAIL BEACH
LAND USE PLAN blase ID
This Citizen Participation Plan has been prepared for the Town of Topsail Beach to provide residents and
property owners of the Town with a range of opportunities to participate in the process of developing the
Town's Land Use Plan (LUP). The Citizen Participation Plan has the following objectives:
♦ To share information about the CAMA planning process and its requirements;
♦ To increase the community's understanding of the impact that land use and development issues
have on quality of life;
♦ To provide opportunities for the residents and property owners to participate in the identification
of land use and development policies and to assess the impact of the policies on the community;
and
♦ To provide a forum where all economic, social, ethnic and cultural viewpoints will be considered
throughout land use plan production.
This Citizen Participation Plan has been designed to meet the requirements of the CAMA planning grant
awarded to the Town. Key elements are described below:
Principal Responsible Local Board
By designation of the Town Board the principle local Board responsible for supervision of the planning
process will be the Town of Topsail Beach Planning Board. The Topsail Beach Planning Board, which is
appointed by the Town Board, consists of residents of the Town. A member of the Town Board serves as
Planning Board liaison to the Town Board.
The Planning Board is responsible for providing overall leadership and guidance for preparation of the
land use plan. The members of the Planning Board have the following specific duties and responsibilities:
■ Faithfully attend Planning Board meetings and provide overall direction for development of the
draft land use plan;
■ Serve as a public contact to make it easier for citizens to get information and to make comments
on the plan;
A Review technical planning materials to help ensure that they accurately represent the current
situation and recent trends in Topsail Beach;
■ Assist the Town's planning advisors with preparation of major plan elements, which includes
148

identifying concerns and key plan issues, developing community vision, developing goals, and
preparing draft policies and the future land use map;
■ Assist with organization, management, and facilitation of public participation events;
■ Help publicize public participation events in the community and recruit residents and property
owners to attend; and
■ Recommend and present a land use plan to the Town Board.
' Attachment 1 includes the names, addresses, and phone numbers of the members of the Planning Board.
The principal points of contact for land use plan preparation shall be the Chairman of the Planning Board,
Mr. Ed Parrish, Vice Chairman of the Planning Board, Ms. Alison Lucien, and the Town of Topsail Beach
Manager, Mr. Peter Mack.
PlanninL, Board Meetines
The Planning Board's regular meetings are on the third Wednesday of the month. The meetings are held
at 3:00 pm at Town Hall. Special meetings may be called as necessary. In order to comply with the North
Carolina General Statutes 143-318.9 to 143-318.18, a schedule of the Planning Board's meetings is
available from the Town Clerk, Ms. Stephanie Rivenbark. The meeting schedule is also posted monthly
and used appropriately for the distribution of required notices. The Planning Board Chairman will notify
Town staff of any changes to the schedule and of any special meetings so that proper notice may be given.
All Planning Board agendas will allocate time to hear comments on the land use plan from the public.
The Town will keep a record of all residents, property owners, and others who speak at any of the
Planning Board meetings and other events and will retain any land use plan comments that it receives.
The names of the speakers and the written comments will be kept in a file and will be provided to the NC
Division of Coastal Management District Planner for draft plan review.
Attachment 2 provides a monthly outline of the land use plan (phase II) schedule and gives a purpose for
the meetingsi.
Participation Methods
The Town will use 2 methods of public participation in the preparation of the land use plan:
(1) Hold community meetings to allow residents and property owners to express concerns about land use
and development and to set priorities for development of the land use plan; and
' (2) Hold a community open house where the community can review draft information available as a part
,of (phase 11) land use plan preparation.
LPublic Information Meetine
The Land Use Plan Phase H public information meeting is scheduled for October 15, 2003, at the regular
' meeting of the Planning Board. The Town will publish a public notice of this Land Use Plan Phase H
public information meeting. An affidavit of publication will be kept as evidence this Citizen Participation
Plan requirement has been met. M addition to the public notice, the Town will notify the area Coastal
1 i Actual dates are char subject to a as needs and circumstances dictate.
S
149

Resources Advisory Council area representatives and the NC Division of Coastal Management District
Planner of the date, time, and place of the public information meeting.
The planning team will periodically issue press releases and make efforts to notify the local media of
available information on the Town's land use planning program.
Community Meeting
The Planning Board will conduct a facilitated community meeting to assist in identifying land use plan
policy. At this meeting residents and property owners will work to create policy statements in each of the
following areas: -policies that provide beach and public trust waters access opportunities on the shoreline;
-policies to balance protection of natural resources with economic development; -policies on level of
service and criteria for infrastructure; -policies which minimize threats to life, property, and natural
resources resulting from development located in or adjacent hazards areas; -policies to ensure coastal
water quality is maintained; -participants will identify and address local policy concerns.
The community meeting will be conducted in 2 parts. Part One will include a brief introduction to the
land use planning process and policy issue areas. Part Two will involve small group discussions of land
use planning policy. The expected outcome of this meeting will be a list of policy statements generated by
participants which may be used in the land use plan.
A member of the Planning Board will chair the meeting. Town staff and the planner in charge of the land
use plan project will provide background information and will assist with the overall group process.
Planning Board members will work as facilitators for the small group discussions.
The community meeting will be publicized through the local media, information flyers, posting on the
Town's web page, and through recruiting by members of the Planning Board and other interested citizens.
The intended audience for this public participation opportunity includes residents, resident and non-
resident property owners of Topsail Beach, business owners and operators, real estate professionals,
members of Town committees and associations, and other parties with a stake in the Town's land use
plan.
It is anticipated the community meeting will be held in November of 2003.
Community Open House
The Town of Topsail Beach will hold a community open house near the end of the land use plan (phase In
,planning process. The open house is expected to be held in late February 2004. The open house will be
held at a time which is convenient for all interested parties to attend.
The open house will provide residents with an easy opportunity to review the information prepared as a
part of the planning process. By review of the material presented, residents will be able to assess trends,
find out about their community, and to express support or recommend adjustments. The attendees will be
able to interact informally with lay and professional members of the planning team.
The intended audience for the community open house includes resident and non-resident property owners,
business owners and operators, real estate professionals, members of town committees and associations,
and all parties with a stake in the town's land use plan.
150

Citizen Participation Plan Evaluation
The Planning Board will conduct an on -going evaluation of the citizen participation plan and will make
adjustments to this plan as it becomes necessary. Any needed changes will be reviewed by the Planning
Board and recommended to the Town Board.
MEETING SCHEDULE
Monthly Action/Purpose
September
Town Board invited to Planning Board meeting to discuss or give comments on phase I land use plan,
completion of review of past policy, Planning Board approves and Town Board adopts Citizen
Participation Plan
iOctober '
Review of community concerns and aspirations, review of existing and emerging conditions, review of
vision statement, discussion of management topics, public information meeting, review and discussion of
' policy (public access, land use compatibility)
November
Review and discussion of policy (infrastructure carrying capacity, natural hazard areas, water quality,
' local areas of concern), future land use map preparation, community meeting
December
Town Board invited to Planning Board meeting for comments and suggestions on draft land use plan
January
Review and revision of draft plan (Planning Board & Town Board), citizen participation opportunity
February
' Review and revision of draft plan(Planning Board & Town Board), citizen participation opportunity,
community open house
March
Submit LUP for DCM/DENR review
April
Revise plan as needed based on review, public participation continues
May
Public hearing on LUP; Town Board adoption
June
Draft land use plan submitted to DCM/DENR for CRC certification
Attachment C
151

Vision Statement
Town of Topsail Beach
In 2010, we see ...
Topsail Beach will be a Family Beach
Topsail Beach will be home to approximately 700 people, and will have a peak seasonal population of
approximately 8400. Many residents will be retired, and have come to Topsail Beach to enjoy a high
quality of life and a relaxed atmosphere. Our largest segment of population growth will be families. In
fact, Topsail Beach is proud to be a family town. For both the permanent population and the seasonal
visitors, we will have a variety of amenities to please everyone. We continue to have an extensive beach
and shoreline access program that provides easy access to the beach and the sound at many places
throughout our town. We will have adequate facilities to meet the needs of even the busiest summer day.
We have sidewalks and safe streets that allow for walking to all parts of the community. Our residents
and visitors have easy access to the shoreline and navigable waters. Boating, fishing, and other water
activities are popular within our community.
Topsail Beach will be a safe community. We are relatively crime -free, and have fire protection from a
first-class fire and rescue department. Our citizens and visitors are secure with a well -staffed and well -
trained Police Department. The Department is committed to responsive, community -based policing, and
participates in local and regional initiatives to remain proactive in identifying issues that could threaten
public safety.
We will have an expanding economic base. Our retail and service sector will consist of a wide variety of
businesses that have a customer base of residents, visitors and clients from other parts of the area. Topsail
Beach will be known across the region as a business -friendly town with a customer base who appreciates
good service, innovative products, and good community relations. Our businesses support the community,
and the community supports our businesses.
Topsail Beach is a leader in Environmental Stewardship
Topsail Beach will be known for its commitment to environmental protection and stewardship. The town
will have effective policies to regulate development to ensure that land uses are consistent with the
capability of the land. We will employ a variety of innovative policies, programs, and regulations such as
our comprehensive zoning ordinance, storm water management program, vegetation protection ordinance,
and subdivision regulations to provide a solid regulatory framework that protects our natural systems.
We will have a comprehensive water supply system that can provide outstanding water quality to our
residents and citizens. Water will be plentiful and maintain good pressure. We will have a storm water
management program that captures run-off to protect our lands and waters from non -point source
pollution. We have an environmentally safe system of sewage disposal.
Topsail Beach will have infrastructure system that is responsive to the needs of our community because
we have designed our entire infrastructure to work in harmony with the natural environment. We will use
an infrastructure carrying capacity analysis to ensure that public systems protect or restore the quality of
our environmentally fragile areas. The Town government will participate in numerous state and federal
152

programs to provide the citizens with infrastructure planning and maintenance programs and to secure the
funding to pay for them while keeping the tax and utility rates fair and equitable.
Topsail Beach is proud of its wide, sandy beaches that have benefited from an ongoing beach
renourishment program. All areas of our beach can be accessed and used, even at the, highest tides. A
dune protection program has resulted in high dunes, anchored by a thick cover of vegetation that protects
our town and our beach. An added benefit of this beach renourishment program is the expansion of our
public beach access program that our residents and visitors enjoy. Protecting our Areas of Environmental
Concern is our top priority for our environmental stewardship. Topsail Beach has areas of natural
maritime forests canopies, estuaries, and coastal vegetation that we will protect and restore, A healthy
natural environment is essential to the health of our town and to our continued high quality of life.
Topsail Beach has a Strong Community Voice
Topsail Beach has a fiscally responsible government that is responsive to the needs of the citizens. We
have active community involvement on a variety of issues including planning, storm water management,
beach renourishment, recreation, and town policies with our advisory boards and ongoing public
meetings. Our town government has a staff of qualified professionals who find new and innovative ways
to meet the needs of the public. The Town uses a variety of public information methods including local
access television, a newsletter and a comprehensive internet website to inform the public and to receive
feedback from the population.
Topsail Beach is a beautiful, family beach that will be relatively crime free, economically sound, and a
leader of coastal communities in environmental protection and beach preservation. We will maintain a
high quality of life and relaxed atmosphere that other towns try to duplicate. We know that the reason for
our success is simple: it is our people, our community, who share the vision of the Town's bright future,
and who are committed to making great things happen for all our residents and visitors.
This Vision Statement is adopted the day of , 2003, at the Town of Topsail Beach,
North Carolina.
' ATTEST:
Stephanie Rivenbark
Town Clerk
Attachment D
William Stamper
Mayor, Town of Topsail Beach
Peter Mack
Town Manager
153

Land Use Planning Issues for Topsail Beach
1. Beach Renourishment— Implementing programs to maintain the quality
and quantity of sand on the beachfront.
2. Water Supply- Protecting the quality and quantity of water in the municipal
water system.
3. Storm water Runoff - Managing storm water runoff to reduce non -point
source pollution of adjacent water bodies.
4. Sewage Disposal — Recognizing future issues and developing programs to
best meet the needs of Topsail Beach.
5. Maintaining a Family Beach Environment — Keeping our high quality of life
as our population grows.
6. Encouraging a Sound Economy and Fiscally Responsible Government —
Ensuring that our land use policies support our financial viability as a town.
7. Preservation of Recreational Use of Waters - Maintaining the quality,
access, and navigability of area waters.
8. Public Access and Parking — Determining needed access and
implementing programs to provide adequate and safe access to the ocean
and sound.
9. Public Safety- Providing for public health, safety and welfare with a growing
population.
10. Vegetation/Protection of Maritime Forest — Protecting or enhancing natural
areas within the town limits.
Attachment E
154

Role of the Topsail Beach Planning Boar in a se Plan Creation
UNIQUE PERSPECTIVE
You represent a unique local viewpoint from within the community. Planning Board members
know the area well, both its people and its resources. You have a feeling for what may work and
what may not.
PLANDEVELOPMENT
You should provide community perspective and insight on information gathered as well as
feedback on policies and implementation actions as they are developed. In so doing, you will play
a critical role in shaping the specific policies and actions that will lead Topsail Beach into the
future. At the same time, you are not being asked to be a planner, designer, or writer, you are to
be a sounding board for citizens, businesses, and property owners.
a NETWORKING, RECRUITMENT, & PUBLIC PARTICIPATION
You know others in the community who have strong interest in the future of the Town of Topsail
Beach. These others may include friends, neighbors, business associates, or others in positions of
interest and influence. By inviting these individuals to participate in the planning process, you
can help to make sure all viewpoints within the community are embodied within the plan.
IPUBLIC MEETING SUPPORT
During the course of the project, you may be asked to help out during public meetings. Specific
roles will be discussed and agreed upon before each meeting and may include: greeting/signing
' people in, facilitating small group discussions, summarizing meeting results, and so on.
' PLAN PRESENTATION & RECOMMENDATION
At the conclusion of the planning process, you will be asked to participate in the recommendation
of the plan to the Town Council for their preliminary approval and final adoption.
' Attachment F
Key Characteristics of NC Municipal Beaches, 2000115
% Housing
Municipality
Median
Units
% in Labor
Median
Median
Per
% of Total
Median
Age
Occupied
Force —16
Household
Family
Capita
Housing
Value of
All Year
&over
Income
Income
Income
in 1-unit
Owner
1 The material presented here was adapted from the NC Dept of Environment & Natural
Resources, Division of Coastal Management, "Technical Manual for Coastal Land Use Planning."
115 Figures were gathered from the U.S. Department of Commerce, Bureau of the Census, 2000, and the NC State
Data Center, 2001. There were 20 municipal beach communities in the year scheduled for the census. The recently
incorporated municipality of Duck was created after the 2000 Census. U.S. Bureau of the Census figures are not yet
available for this municipality. Consequently, Duck is not listed here. Pender County and North Carolina are
included for the purpose of comparison.
155
d

detached
Occupied
Housing
Southern Shores
51.4
49.2%
51.3%
$61,676
$68,250
$35,933
97.4%
$221,500
Kitty Hawk
40.6
48.3%
69.9%
$42,813
$48,656
$22,960
67.8%
$144,600
Kill Devil Hills
36.7
48.8%
76.6%
$39,712
$44,681
$20,679
82.9%
$104,500
Nags Head
42.7
27.4%
67.0%
$53,095
$61,302
$30,157
83.3%
$143,900
Atlantic Beach
48.7
20.5%
63.3%
$38,312
$52,411
$31,339
30.8%
$207,800
Pine Knoll Shores
61.8
37.9%
36.8%
$53,800
$60,662
$34,618
47.7%
$220,500
Indian Beach
58.8
4.1%
52.7%
$47,250
$45,250
$25,826
2.7%
$625,000
Emerald Isle
50.1
27.3%
54.3%
$53,274
$60,257
$31,316
58.7%
$200,000
North Topsail
Beach
45.1
21.60/.
64.4%
$45,982
$53,125
$33,972
25.7%
$137,500
Surf City
48.1
26.7%
61.7%
$40,521
$48,654
$25,242
55.6%
$177,100
Topsail Beach
55.6
21.9%
53.7%
$55 750
$64,167
$35,838
81.1%
$281,300
Wrightsville
Beach
37.1
41.8%
65.6%
$55,903
$71,641
$36,575
31.3%
$480,600
Carolina Beach
43.6
56.2%
68.0%
$37,662
$44,882
$24,128
42.8%
$156,000
Kure Beach
50.5
46.3%
60.8%
$47,143
$55,875
$26,759
61.2%
$188,300
Bald Head Island
56.3
14.7%
56.7%
$62,083
$56,964
$45,585
87.5%
$525,000
Caswell Beach
59.9
32.7%
39.9%
$57,083
$63,750
$41,731
43.7%
$242,300
Oak Island
49.2
46.2%
56.1%
$40,496
$48,775
$23,964
83.5%
$119,400
Holden Beach
55.4
18.4%
48.8%
$59,583
$70,000
$36,113
84.7%
$247,300
Ocean Isle Beach
53.4
8.3%
49.6%
$67,639
$65,625
$42,605
69.3%
$340,700
Sunset Beach
60.2
30.5%
37.8%
$47,356
$57,019
$36,181
51.8%
$219,600
Pender County
38.8
77.2%
58.5%
$35902
$41,633
$17 882
58.8%
$113 400
North Carolina
35.3
88.9%
65.7%
$39184
$46 35
$20 07
64.4%
$108,300
NC Municipal
Averse
50.26
31.44
56.75%
$50,356.65
$57,065.30
$32,118
.65
59.47%
$249,145
Topsail Beach
Rank
6
hi hest
14th
highest
13th
highest
7
highest
5t6
highest
8
highest
7a'
highest
5th
high t
Attachment G
Topsail Beach Planning Board
Community Meeting Issues List
(26 persons attending @ Town Hall)
10:00 a.m.--12:01 R.m. -- November 22, 2003
Family Beach Environment
-enforcement of current ordinances
-control of homes falling into disrepair
156

r
-not a police state
' -control of nuisances
-sense of community and pride of ownership
-property maintenance ordinances are needed
' -public participation and sharing of ideas — "community"
-discourage chain businesses
-zoning ordinance controls
-this is a tough environment in which to start a business
-more people will want more parking and more services
zoning/policy will determine land development patterns and use
-restaurants are needed
-maintain low density
-accommodations tax is a good Town revenue source -- it makes other things possible
i-day trippers mostly do not impact local businesses
-parking meters and funding access areas
Beach Nourishment
.completion of built beach to protect from big bad storm by 2008
' -Topsail Beach supports the construction and maintenance of the built (renourished) beach
-Topsail Beach wants low cost local option for beach renourishment
-an active, informed, beach nourishment committee is important to a positive local outcome
-corps is looking at protecting viability, Town is looking for protection from storm threat
-threat of loss is large — we might lose development options for whole sections of beach
-economic viability of beach nourishment
' Ocean & Sound Access
-need to put in accesses to meet access requirements
1 -people on interior lots need access
-public grants should be utilized for this
-CAMA beach access grants are a good source of $'s
' -we need to do long-range planning for access (consider: what's next after basic COB
requirements are met
-we need to plan for sound side access (w/ parking)
-need to guard against encroachment (land owners are claiming ownership of sound side public
access areas)
-prevent adverse possession
-urgent need to address sound side access — keep `em clean and debris free
utmost consideration should be given for neighboring property owners at access areas (especially
on sound side)
Sewer
-we will need a long-range plan for sewer
-we need a public sewer system
-cost is an extremely important consideration
' 157

-potable water (in balance) is a more pressing need
-need a public sewer system to beep Topsail Sound fishable and swimmable
if we have a sewer system we don't have septic systems as a limiting factor. for high density
development
-sewer could dramatically change'the size and character of the Town
-clean-up of septic systems in bad condition is needed
-Town should encourage septic system clean-up rules for system maintenance
-ordinance requiring clean-up should be in place as a stop -gap measure until a public sewer
system is available
-education of the public on septic system maintenance is necessary
Water Supply
-the Town should go to the mainland for water
-the Town should go to Surf City for water
-investment in new wells is not advisable
-emergency agreement with Surf City is practical
-we need to take action to increase supply right away
-we want quality potable water
-we need a plentiful supply of potable water for fire and for the peak seasonal population
-island wide communication on this issue is important
Storm water
-storm water rules exist for new construction
-older properties are creating problems and action needs to be taken to correct these problems .
-raising of lot ground level by in -fill prior to "new -construction is unacceptable if it floods
neighbors or street
-communication with neighboring municipalities on this issue is necessary — establish a rapport
-enforcement of the code on new driveways is not happening
-DOT storm water drains are not large enough
-drains are clogged -- we need a general maintenance plan
-Town needs storm water detention ponds --- idea needs study
-the Town needs an aggressive program to address storm water problems
Other/Local Concerns
-driving of vehicles on the beach ---- vehicles should stay off the dunes!
158

1
t
1
Attachment H
Seasonal Traffic — Estimated Average Dgy of Weep Volumes'
Route: NC Hwy 210-50
Location: East of intersection of NC Hwy 210-50
' County: Pender
1
This information was prepared by NC DOT. Methodology -- Factors were generated
from a continuous volume monitoring station located on US 158 at Currituck Sound Bridge. This
location has similar travel patterns to those experienced at the Topsail Island location. The factors
were calculated using the ratio of Annual Average Daily Traffic (AADT) to Average Day of Week
Traffic (ADWT) for each day of the month. Only data collected on typical travel days were used
in the calculation. Events such as holidays and weather events are excluded from typical days.
These days have unusual traffic travel patterns that are not recurring and are not used in
calculating the AADT value. The estimates provided are representative of demand experienced
on a facility that serves recreational beach travel at various times during the year. All estimates
' are rounded using appropriate AASHTO guidelines and are done as the last step in the estimation
process.
159

AADT: 8.400
Day of Week
Jan
Feb
Mar
,Aar
May
Jun
Jul
Ang
Sep
Oct
Nov
Dec
Annual
Sunday
4,400
5,200
5,900
8,000
9,800
14,000
15,000
16,000
7,300
7,200
6,700
5,000
8,700
Monday
5,400
5,900
6,400
7,100
9,000
9,200
10,000
9,900
7,100
6,600
6,900
6,300
7,500
Tuesday
5,400
5,800
6,200
6,800
7,600
8,800
9,300
9,400
8,000
6,800
6,400
6,400
7,200
Wednesday
5,400
6,000
6,600
7,000
8,000
9,200
9,900
9,800
7,100
7,000
6,700
6,500
7,400
Thursday
5,500
6,100
6,700
7,600
8,600
9,500
10,000
10,000
6,200
7,400
7,100
6,500
7,600
Friday
6,100
7,000
8,000
9,700
11,00
0
12,000
14,000
13,000
8,900
9,300
8,600
7,200
9,600
Saturday
5,400
6,100
6,800
9,000
11,00
0
18,000
21,000
20,000
9,300
8,500
7,400
6,100
11,000
Montbly ADT
5.400
6.000 1
6.700
7.900
9.300
11.000
13.000
13.000
7,700
7.500
7,100
6,300
8,400
Attachment I
LUP Phase II
15A NCAC 07B .0702 (d) Plan for the Future
The plan for the future includes the local government's goals, land use and development policies,
and a future land use map.
-Land use and development goals are based upon and will consider:
community concerns and aspirations
existing and emerging conditions
"vision statement
-Management topics = goals:
public access = maximize public access to the beaches and the public trust waters of the coastal
region
land use com atibility = ensure that development and use of resources or preservation of land
minimizes direct and secondary environmental impact, avoids risks to public health, safety and
welfare and is consistent with the capability of the land based on considerations of interactions of
natural and man-made features
160

ri
infrastructure carrvina capacity = ensure that public infrastructure systems are properly sized,
located and managed so the quality and productivity of AECs and other fragile areas are protected
or restored.
natural hazard areas = conserve and maintain barrier dunes, beaches, flood plains, and other
coastal features for their natural storm protection functions and their natural resources giving
recognition to public health, safety, and welfare issues,
water guality = maintain, protect and where possible enhance water quality in all coastal wetlands,
rivers, streams, and estuaries.
local areas of concern = integrate local concerns with the overall goals of CAMA in the context of
land use planning.
-Future land use map showing:
areas planned for conservation or open space
areas for future growth and development
existing developed areas for infill, preservation, and redevelopment
existing and planned infrastructure (roads, water, sewer, etc.)
http://www.nccoastalmanaaement.net/
161

Topsail Beach Land Use Plan Ma s
■
Primary & Secondary Fish Nursery Areas Map
Storm Surge Map
Exceptional & Coastal Wetlands Map
Conditional & Closed Shellfish Areas Map
Flood Zones Map
Significant Natural Heritage Areas & Element Occurrences Map
p
Wetlands Type Map
Water Quality Classification.Map
Community Facilities Map
Transportation System Map
Existing Land Use Map
Land Suitability Analysis Map
'
Environmental Composite Map
p
'
Future Land Use Map

NO
00.�\ .ae
�J
N
WI?
s
0 0.5 1 1.5 2 Mlles
Topsail Beach
North Carolina
Primary and Secondary Fish Nursery Areas
and Estuarine Waters
Hydrography
Street Centerlines
(— Municipal Limits
Fish Nursery Areas
.1405 (Primary)
.1407 (Secondary)
Estuarine Waters
I
The preparation of this map was financed in part
through a grant provided by the North Carolina
Coastal Management Program, through
funds provided by the Coastal Zone
Management Act of 1972, as amended,
which Is administered by the office of Ocean
and Coastal Resources Management,
National Oceanic and Atmospheric
Administration.
Map prepared by:
Scott Logel
Cape Fear Council of Governments
1480 Harbour Drive
Wilmington, NC 28401 4/4/03
= i = = M M i = i = i M = i = M = M �

WR
s
0 0.5 1 1.5 2 Miles
Topsail Beach
North Carolina
Storm Surge from a
Slow Moving Hurricane
Hydrography
Street Centerlines
Municipal Limits
Storm Surge
Category 1 & 2
Category 3
Category 4 & 5
The preparation of this map was financed in part
through a grant provided by the North Carolina
Coastal Management Program, through
funds provided by the Coastal Zone
Management Act of 1972, as amended,
which is administered by the office of Ocean
and Coastal Resources Management,
National Oceanic and Atmospheric
Administration.
Map prepared by:
Scott Logel
Cape Fear Council of Governments
1480 Harbour Drive
Wilmington, NC 28401
4/4/03
M i M M M M M M r M S i M i M i M M M

N
W6
s
0 0.5 1 1.6 2 Miles
Topsail Beach
North Carolina
Exceptional and Coastal Wetlands
C] Municipal Limits
Hydrography
Street Centerlines
Exceptional Wetlands
Coastal Wetlands
The preparation of this map was financed in part
through a grant provided by the North Carolina
Coastal Management Program, through
funds provided by the Coastal Zone
Management Act of 1972, as amended,
which is administered by the office of Ocean
and Coastal Resources Management,
National Oceanic and Atmospheric
Administration.
Map prepared by:
Scott Logel
Cape Fear Council of Governments
1480 Harbour Drive
Wilmington, NC 28401
4/4/03

00
i "C' WINpW"h,,VlM1.�p r
WNDY 000
NI
Tat},
"R £ Pn,pm�rl,u eM BUMee Po UCenler �9 �S
%0
P
c
N1 'o l r
l� N
W6
s
0 0.5 1 1.6 2 Was
Topsail Beach
North Carolina
Conditional and Closed
Shellfish Areas
Hydrography
Street Centerlines
Closed Shellfish Area
Conditional Shellfish Area
Municipal Limits
The preparation of this map was financed in part
through a grant provided by the North Carolina
Coastal Management Program, through
funds provided by the Coastal Zone
Management Act of 1972, as amended,
which is administered by the office of Ocean
and Coastal Resources Management,
National Oceanic and Atmospheric
Administration.
Map prepared by:
Scott Logel
Cape Fear Council of Governments
1460 Harbour Drive
Wilmington, NC 2e401
4/4/03

PF pN�j
w1" }e
�s
0 0.5 1 1.5 2 Mlles
Topsail Beach
North Carolina
Flood Zones
Hydrography
Street Centerlines
Municipal Limits
Flood Zones
A
AE
VE
The preparation of this map was financed In part
through a grant provided by the North Carolina
Coastal Management Program, through
funds provided by the Coastal Zone
Management Act of 1972, as amended,
which is administered by the office of Ocean
and Coastal Resources Management,
National Oceanic and Atmospheric
Administration.
Map prepared by:
Scott Logel
Cape Fear Council of Governments
1480 Harbour Drive
Wilmington, NC 28401
4/4/03

e �•Y PA'
Th,
�� ^b��
.z•�s�'S9
a�
Gee
� 9
� Pq�
'�NS�UP 'M
i5 oys
°,y
kQV �
Y
� o
rF
(
�,
R`? (�, 'i
7r777
r7777777�7'7'7'7't
�v7v�7'77r7777777r7 7777
1"77w777 rrr77'7
'r 3
Coors4+F
i�WZz:
�' O
v�°s�9
y
ce `P
4° J�°
r77777777777777777777777
w7777w77777777w7w7777777
Yrzvvvry Wwv�r
UN000
LLAR
°PM4WINDY cow'
m d` oa A
11R,
7� cP
hos `L1%
o she �r
° rY
�O _ pv� wg7r7wY x
+
it icgRY 4
©A
B
'r4°SC
�'" opo5
�"'Fi
�v v wrwr7
vvrrvrrww
.�o"
rr77wrr7y:r
rrrwvrwvrrw
y
�T7rwr
lr7wr7wrw7 T7w
vwv77ww°v-v-r-v-wwvw" iY
A
/ wcvrrwwrwrrwrvxivrrYvwrvwvwrvw
t;rr7 vrw wII—,,
rYwrwv rwrwr7v7vv
wr7rry wrwvwvw7v• �
r'w7wwrr vvrrr ,-
,, �wvvrwrwrwrw7wrwr w rvwwwrvrwr
1,�r�,w�.r,Pw,rr 1—Y .,, ,rrrrrw w ,rry,7rrr:C�.Yyw
7vwrvwrvr7wrvrwr7vr7vvrrrr7vwvrrry W
YP.trrrr,•rw.w,rww.777,rrrrwrrww7w r W`KY'Ki'T.
.vrrww7wwwvvvwrr
yr. r7r7 r'r vww7w vw
vvwrrrrrwwvww7ww
rvwwwrwvvw7wwr w.•�,
I[�vwwwwwwww rwwrw�w f1Ty
rrw7rwr7wwrwwrw
7ww7w7wrwrw Wr- �I•
Y.Y.N. YY r'wwww, r.
7vvwwrvw7rrrrrrwwwvvvv
,rrvrvr7r r„ F
,rwwwrvr�w,ryrwrwiry yr hf
9'.4.w,rww.w,rX,I,w,P.rtrr.7 �rr
wr
'rw7wrrwwrvwr7r7rw �0R'ri 4b
,rrwvrwww777vr., HF
;rvxtrwrwwywrrrw �?°
wrrwrrr• "' /
wr77rr•
77wrrv�
wwwwrw
,rw7r7v P
7rvvr
,rrv7w7wvv
prwrr..
wv' T
A
V
©S
N
s
T
0 0.5 1�.5 2 Mlles
/A
10 A DNµNE
F° Topsail Beach
North Carolina
Significant Natural Heritage Areas and
Natural Heritage Element Occurances
© Natural Heritage Element Occurance
0 Municipal Limits
Hydrography
Street Centerlines
Natural Heritage Area
rwr�� PRIMARY
SECONDARY
NOTE: The majority of the Natural
Heritage Areas are also Coastal Wetlands
The BLACK letters represent element oCcurance
biological type;
A - Vertebrate Animal
P - Vascular Plant
S• Special Animal Habitat
The RED letters represent element occurance
population status;
E = Endangered
T m Threatened
SC= Special Concern
C - Candidate
SR = Significantly Rare
The preparation of this map was financed in part
through a grant provided by the North Carolina
Coastal Management Program, through
funds provided by the Coastal Zone
Management Act of 1972, as amended,
which is administered by the office of Ocean
and Coastal Resources Management,
National Oceanic and Atmospheric
Administration.
Map prepared by:
Scott Logel
Cape Fear Council of Governments
1480 Harbour Drive
Wilmington, NC 2MI 7/2/03
r i�r i t iw i�r >, r� r r r �■r r it r r i� r

/ s
�0 0.5 1 1.6 2 Miles 0.5 1 1.6 2 Mlles
�s
CWNNEL�/
Y
Topsail Beach
F North Carolina
Wetlands Type
Municipal Limits
Hydrography
Street Centerlines
Wetland Type
Cleared Estuarine Shrub/Scrub
Cleared Swamp Forest
Cutover Estuarine Shrub/Scrub
Cutover Headwater Swamp
Cutover Swamp Forest
Estuarine Shrub/Scrub
Freshwater Marsh
Headwater Swamp
Managed Pineland
Salt/Brackish Marsh
Swamp Forest
Pocosin
y Hardwood Flat
The preparation of this map was financed in part
through a grant provided by the North Carolina
Coastal Management Program, through
funds provided by the Coastal Zone
Management Act of 1972, as amended,
which Is administered by the office of Ocean
and Coastal Resources Management,
National Oceanic and Atmospheric
Administration.
Map prepared by:
Scott Logel
Cape Fear Council of Governments
1480 Harbour Drive
Wilmington, NC 28401 4/4/03
M' rr A M M M i M M> M M M M M M M M

o N
PHA 4` ` �O
Y r
WINOWMO
� � r
6 01
WINDY � /
Fr /
N
s
0 0.5 1 1.5 2 Mlles
0
CHANNEL
Topsail Beach
North Carolina
Water Quality Classification
Hydrography
Street Centerlines
I_] Municipal Limits
SA Waters
High Quality Waters and Outstanding
Resource Waters
ORW Watershed
ORW/SA Watershed
SA Watershed
The preparation of this map was financed in part
through a grant provided by the North Carolina
Coastal Management Program, through
funds provided by the Coastal Zone
Management Act of 1972, as amended,
which is administered by the office of Ocean
and Coastal Resources Management,
National Oceanic and Atmospheric
Administration.
Map prepared by:
Scoff Logel
Cape Fear Council of Governments
1480 Harbour Drive
Wilmington, NC28401
4/4/03

—Topsail Beach
North Carolina
Community Facilities
Map
■ Private We tewater Treatment
•1 Water Wells
0 Water Treatment
A Water Tank
A Sewer Lift Station
Hydrography
Water Pipes
/ Future Wastewater/Sewer Pipes
' Sewer Pipes
Roads
Q Municipal Limits
The preparation of this map was financed in part
through a grant provided by the North Carolina
Coastal Management Program, through
funds provided by the Coastal Zone
Management Act of 1972, as amended,
which is administered by the office of Ocean
and Coastal Resources Management,
National Oceanic and Atmospheric
Administration.
e Map prepared by:
Scott Logel
Cape Fear Council of Governments
1480 Harbour Drive
6 0.6 r 1.6 z W. Wilmington, NC 28401
712JO3

I
�
/ 1
i
The preparation of this map was financed in part
through a grant provided by the North Carolina
Coastal Management Program, through
funds provided by the Coastal Zone
-
Management Act of 1972, as amended,
Nk
';0
��
which is administered by the office of Ocean
and Coastal Resources Management,
/
National Oceanic and Atmospheric
_
I�
Administration. N
9
0 0.5 1 1.5 2 Miles
i Topsail Beach
North Carolina
Transportation System
Map
Right of Way
DOT Maintained Roads
NC
/\�/ SR
/v Private Roads
/`•\ j Town Streets
Hydrography
Municipal Limits
Map prepared by:
Scott Logel
Cape Fear Council of Governments
1480 Harbour Drive
Wilmington, NC 2e401
7/2/03
M M S M M � M � =11 M M M M M M 111M

�401
�5
X��\
Mo
d OPP /
L WF
0 0.5 1 1.5 2 MR..
T00sail Beach
North Carolina
Existing Land Use
Map
Hydrography
Streets
Municipal Limits
Undeveloped/Zoned Conservation
Residential
Commercial
Public/Government
InatltutionaVAssembly/Church
Undeveloped
Note: Existing Land Use determination
was derived using Pander County Tax
Department Building Data, field "building -
type", which was collected in 2001 by wind-
shield survey by the Tax Department. Current
windshield surveys for the 2003 Land Use Plan
were performed as needed.
Note: Several undeveloped beachfront
parcels are currently restricted from
development due to setback limitations.
There are also a handful of undeveloped
parcels being used as public access.
The preparation of this map was financed In part
through a grant provided by the North Carolina
Coastal Management Program, through
funds provided by the Coastal Zone
Management Act of 1972, as amended,
which Is administered by the office of Ocean
and Coastal Resources Management,
National Oceanic and Atmospheric
Administration.
Map prepared by:
Scott Logel
Cape Fear Council of Governments
1480 Harbour Drive
Wilmington, NC 28401
7/2/03
I. � >• � i� I� i� � �r � r I� I. liiii� iiiiil�l � � I� I.

` y4Fg too
/ --y
W (^fe
0 0.6 t 1.6 1 MNB S
Topsail Beach
North Carolina
Land Suitability Analysis Map
of Topsail Beach, NC
(According to Planning Board
Assigned Layer Weights)Wi
0 Municipal Limits
Parcels
Street Centerlines
Land Suitability Scale
Least Suitable
Low Suitability
Medium Suitability
Medium -High Suitability
High Suitability
� No Data
The preparation of this document was
financed In pert through a grant provided
by the North Caroline Coastal Management
Program, through funds provided by the
Coastal Zone management Act of 1972,
as amended, which Is administered by
the Office of Oceen and Coastal
Resource Management, National
Oceanic and Atmospheric Administration.
Map Is to be used for general
Informational purposes only.
The Cape Fear Council of
Governments assumes no lapel
responelbllly for misuse of this map
by any parties.
Mep preperoo by:
SCOtI Logel
Cepe Fear Council of Governments
149a HMwur Dflve
Wllminglon, NO 25601
4/17l03

We
0 0.6 1 1.6 2 Mk-
0
Topsail Beach
North Carolina
Environmental Composite Map
of Topsail Beach, INC
C] Municipal Limits
Street Centerlines
Environmental Composite
(Soils not Included))
Class
Class II
Class III
No Data
The preparation of this document was
financed in part through a grant provided
by the North Carolina Coastal Management
Program, through funds provided by the
Coastal Zone management Act of 1972,
as amended, whlch is administered by
the Office of Ocean and Coastal
Resource Management, National
Oceanic and Atmospheric Administration.
Map Is to be used for general
Informational purposes only.
The Cape Fear Council of
Governments assumes no legal
responsibiliy for misuse of this map
by any partles.
StoO preparedby:
Cape Fear Council of Government.
1480 ftbouf orlYe
Wilmington, NC 2WI
5/7/03
r r M = M Ml M= M r M M M M M M M M M

-
�.:: Topsail Beach
North Carolina
rY Future Land Use Map
The preparation of this map was financed in part
i through a grant provided by the North Carolina
i_u 1 Coastal Management Program, through funds
" provided by the Coastal Zone Management
•, -�. �, • '- - Act of 1972, as amended, which is administered
•-- - by the office of Coastal Resources Management,
i •-.•_._.,.,,_„_ National Oceanic and Atmospheric Administration.
t
i
a � i
i
i
i
i
I' n
I
i it
9
_ e
i
ns�
DRAFT Map Is to be used for general Informational
purposes only. Spatial data used to generate
this map was gathered from disparate sources
and represent a condition at a fixed period in
time. 100% accuracy of spatial data to current
A 0 0.125 0.25 0.5 0.75 1 circumstances cannot be guaranteed. —
- Y
Miles
GWNfIR VW BPWNIAV'NFI4T
Map Prepared By:
Scott Loge]
Cape Fear Council of Governments
1480 Harbour Drive
Wilmington, NC 28401
Legend
Municipal Boundary
Future Land Classification
Residential
- commercial ServiceslBuslness
Conservation
2M—J
M M M = M M M M M M M M M M r M M M M