CAMA Land Use Plan 1981-1981

PROPERTY OF
DIVISION OF COASTAL MANAGEMENT
PLEASE DO NOT REMOVE
Yaupon Beach, North Carolina
0
North Carolina Coastal Area Management Act'
LAND USE PLAN, 1981
Adopted by the Board of Commissioners on May 12, 1981
a

TOWN OFFICIALS FOR YAUPON BEACH
• Mayor:
Robert Wilson
Mayor Pro Tem•
E.W. Rees
Commissioners:
Honer Brewer
Harold Hines
J.M. Warren
D.V. Jones
Planning Board:
Evelyn Thompson (Chair Person)
Ray Woodsides
S.D. Helsley
Walter Welsh
Dorothy Thompson

YAUPON BEACH LAND USE PLAN
TABLE OF CONTENTS
INTRODUCTION . . . . . . . . . . . . . . . . . . . .
. . . . . .1
PART I:
DATA COLLECTION AND ANALYSIS . . . . . . . .
. . . . . 3
A.
COMMUNITY PROFILE. . . . . . . . . . .
. . . . . 5
1. Population Report
5
2. Housing Report
11
3. Economic Report
11
B.
LAND USE SURVEY AND ANALYSIS . . . . . . . .
. . . . .15
1. Existing Land Use
15
2. Development Trends
18
3. 'Major Problems Resulting From
Unplanned Development
18
4. Areas of Environmental Concern
19
5. Existing Platted Lots
19
6. Existing Land Use Map
21
C.
CURRENT LAND USE REGULATIONS. . .
. . . . .22
1. Yaupon Beach Local Land Use Controls
22
2. State and Federal Controls
22
PART II:
CONSTRAINTS TO DEVELOPMENT . . . . . . . .
. . . . . 30
A.
LAND SUITABILITY . . . . . . . . . . . . . .
. . . . .32
1. Introduction
32
2. Soil Suitability Analysis
33
3. Septic Tank Problem Areas
36
4. Fragile Areas
42
B.
COMMUNITY CAPACITY. . . . . .
. . . . .46
1. Existing and Proposed Facilities
46
2. Population Projections
51
3. Estimated Demand
55
PART III.
POLICY DEVELOPMENT AND IMPLEMENTATION. . .
. . . . .57
A.
PUBLIC PARTICIPATION . . . . . . . . . . . .
. . . . .59
B.
POLICY STATEMENTS. . . . . . . . . . . .
. . . . 64
1. Resource Protection
66
2. Physical Constraints to Development
73
3. Resource Protection and Management
74
4. Provisions of Services to Development
76
5. Growth Patterns
77
C. POLICY IMPLEMENTATION . . . . . . . . . . . . . . . .79
PART IV. LAND CLASSIFICATION . . . . . . . . . . . . . . . . .82
A. PURPOSE . . . . . . . . . . . . . . . . . . . . . . .84
B. RELATIONSHIP OF LAND CLASSIFICATION TO
POLICY STATEMENTS . . . . . . . . . . . . . . . . . . 84

C. LAND CLASSES. ... . . . . . .
1. Developed
2. Transition
3. Community
4. Rural
5. Conservation
D. LAND CLASSIFICATION MAP. . . . .
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..........88

INTRODUCTION
The Coastal Area Management Act
"In recent years the coastal area has been subjected to increasing
pressures which are the result of the often conflicting needs of a society
expanding in industrial development, in population, and in the recreational
aspirations of its citizens. Unless these pressures are controlled by coor-
dinated management, the very features of the coast which make it economically,
esthetically, and ecologically riich, will be destroyed."
In 1974, the North Carolina General Assembly passed the Coastal Area
Management Act (CAMA) in an effort to effectively manage the development of
twenty coastal counties. The Act notes that, "among North Carolina's most
valuable resources are its coastal lands and waters. The coastal area, and in
particular the estuaries, are among the most biologically productive regions of
the state and the nation. Coastal and estuarine waters and marshlands provide
almost 90 percent of the most productive sport fisheries on the east coast of
the United States. North Carolina's coastal area has an extremely high recre-
ational and esthetic value which should be preserved and enhanced."
Adoption of the CAMA empowered local governments in the twenty North Carolina
coastal counties to exercise control over their future. The Act designs a state -
local cooperative program in which local governments shall have the initiative for
planning by preparing a blueprint for their future growth and development and the
State Government shall establish Areas of Environmental Concern where lands are
environmentally sensitive to the prospect of development. With regard to the plann-
ing, State Government shall have and advisory role, setting guidelines and Stan=
dards and, and a reviewer's role, evaluating the local land use plans. In addition,
the State makes grants to finance local planning and work jointly with local govern-
ments to enforce the adopted plans.
The CAMA permit process began March 1, 1978 throughout the entire coastal area
of North Carolina, After this date, any development in an area of environmental
concern requires a permit. The permitting process is divided into 2 classes;jmAjer
permits for large scale developments, and minor permits for houses and other small
structures. The major permitting process is administered by the North Carolina
Department of Natural Resources and Community Development. The minor permitting
process is administered locally by the Lona Beach Buildinq Inspector.
The entire CAMA planning process has been oriented towards citizen partici-
pation and has continually provided mechanisms for citizen input into the prepara-
tion of the land use plan. The primary input has taken the form of futrue growth
policies and identification of existing problems and issues and desired future ser-
vices. During the local planning process, efforts must be made to secure this
public participation.
The land use plans which are prepared by local governments in the coastal
area are distributed widely and have many uses. Among the users of the plans are
local governments, regional councils of government, state and federal permitting
agencies and public and private funding and development groups.

1. Local Government Uses - Counties and municipalities may use the
local an use pans in their day-to-day business and in plan-
ning for the future. Often times, the land use plan provides
guidance.in lcoal policy decisions relating to overall community
development. The plans also provide the basis for development
regulations and capital facility planning and budgeting. By deli-
neating how the community wishes to grow, the land use plans help
to assure the best use of tax dollars as public utilities can be
extended to the best areas for growth.
2. Regional Uses - The regional councils of government or planning and
development commissions use the local land use plans as the basis
for their regional plans and in their function as regional clearing-
house for state and federal funding programs. The local plans can
indicate to these regional decision makers what types of development
the local community feels are important and where the development
should take place.
3. State and Federal Government Uses - The local land use plans are
used as a major component in t e granting or denial of permits for
various developments within the coastal area. The State and Federal
agencies must be sure that their decisions consider the policies
which are set out by the lcoal governments in their plans. This is
also true for decisions relating to the use of federal or state funds
within the coastal counties. If a local plan sets out policies rela-
ting to various types and locations of development, the funding and
permit decisions must be consistent with the local policies. Projects
being undertaken by. State and Federal agencies themselves must also be
consistent with the local policies.
1981 Yaupon Beach Land Use Plan
The scope of the 1981 Yaupon Beach Land Use Plan includes a community
profile, land use survey and analysis, and a land classification map..Specifi-
cally, a summary of data collected and its analysis, maps of existing land use and
desired land use, Areas of Environmental Concern, assessments of current problems,
and policy statements are presented. Because the 1980 United States Census has
not yet been,published, population figures for 1985-on are projections based on
information from state and local sources. Therefore, some of the data presented
should be updated with the publication of the Census, and it is possible that
the data presented is deceptive, but it is not thought to be totally unrealistic.
In preparation of the Yaupon Beach Land Use Plan, several techniques were used
to elicit input from the public in the planning process. These include local meet-
ings with citizens and planners, a citizen survey, local weekly newspaper coverage,
and a,"dial-a;planner" service. The citizens have also been encouraged to comment
on preliminary land use and land classification proposals. Significant comments
have been incorporated in the final land classification map appearing in this plan.
The public participation process for Yaupon Beach is explained in further detail in
the text.

k
e
PART I
DATA COLLECTION
AND
ANALYSIS
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PART I.
DATA COLLECTION AND ANALYSIS
TABLE OF CONTENTS
A. COMMUNITY PROFILE . . . . .
1. Population Report . . . . .
Current Population
Population Characteristics
Migration Rates
2. Housing Report. . . . . . .
3. Economic Report. . . . . .
Industry
Manufacturing
Fishing
Agriculture
Tourism
Commerce
Finance and Real Estates
B.
C
LAND USE SURVEY AND ANALYSIS . . . . . . . . . .
. .15
1.
Existing Land Use . . . . . . . . . . . . .
. 15
Residential Land Use
15
Commercial Land Use
15
Public Institutional Use
16
Recreational Land Use
16
Transportation, Communication and Utilities
16
2.
Development Trends. . . . . . . . .
. 17
Land Use Compatability Problems
17
Loss of Oceanfront Lots
17
Lack of Unincorporated Land
17
3.
Major Problems Resulting from
Unplanned Development. . . . . . . . ... .
. .17
4.
Areas of Environmental Concern. . . . . . . .
. 19
5.
Existing Platted Lots. . . . . . . . .
. .19
6.
Existing Land Use Maps . .. . . . . . . . . . .
. 21
CURRENT
LAND USE REGULATIONS . . . . . . . .
. .22
1.
Yaupon Beach Local Land Use Controls . . . .
. .22
Zoning Subdivision Ordinance
22
Building Codes
22
Land Use Plan
22
2.
State and Federal Controls . . . . . . . . .
. .23
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A. COMMUNITY PROFILE
Physical Setting'
Yaupon Beach is located on Oak Island and comprises
a total area of four hundred and fifty-four acres.
The town is bordered on the south by 0.7 miles
Atlantic Ocean, on the north by 1.5 miles of marsh and
inland waterway. The town of Long Beach borders on west
and Caswell Beach on the east. Yaupon Beach is part of
Brunswick County, also part of Smithville Township.
1. POPULATION
Introduction
The basis for most planning studies is the population,
both current and projected, for the geographic area covered
in the study. All planning services such as streets, police
and fire protection, recreation, water, sewage, and garbage
collection are related directly to the population they serve.
Yaupon Beach also has a seasonal population that must
be considered along with the permanent population, for
they too create demands on some services and facilities,
especially water, sewer and roads.
Another factor to be considered is the density pattern.
Typically, areas of population concentrations have a greater
need for certain services, especially water and sewer, than
areas of low density populations.
The historic population statistics show the change and
trends that have and are occurring. The population of a given
area is never static and change is always occurring. That
is why planning is by necessity, an on -going process
adjusting periodically as changes occur.
Therefore, it is the purpose of this section to provide
the basic population data on which current and future
needs for services and facilities and future permanent and
seasonal residential land requirements can be determined.

Current Population
In 1970, Yaupon Beach was the fourth ranked population center of Brunswick
County. By 1975, the town fell to fifth ranking sacrificing fourth place to
Boiling Spring Lakes. Since 1975, Yaupon Beach has maintained its fifth ranking.
In 1970, the permanent population of Yaupon Beach was 355, and the seasonal
population was 580. By 1975, the permanent population had grown to 522 and the
seasonal to 853. This was a 47.33 percent increase for the permanent population,
and a 47.07 percent increase for the seasonal. In 1980, preliminary Census figures
shows that the permanent population increased to 538 and the seasonal to 1,029.
From 1975 this was only a 3.1 percent permanent population increase and 20.63 per-
cent seasonal population increase.
Another method of determining the growth of the town is by analyzing its
growth as a percentage of Township and County populations,
Yaupon Beach is in Smithville Township which has approximately 19.1 percent
of the County's population. In 1970, the population of Smithville Township was
4,346, making the Yaupon Beach permanent population 8.17 percent of the Township
population at that time. In 1980 the population of Smithville Township had
risen significantly to 9,000, with Yaupon Beach having 7,35 percent
of that total.
In 1970, the permanent population of Yaupon Beach was 1.47 percent of the
County's populations of 24,223. In 1975 Yaupon Beach was still 1.47 of a County
population of 35,621, and by 1980, the City's permanent population was 1.41 percent
of a County population of 38,100.
Historically, the seasonal population of Yaupon Beach has been nearly twice
that of the permanent population. This ratio of 2-to-1 is below the ratios
possessed by other beach communities in Brunswick County. For example, Caswell
Beach has a ratio of nearly 7-to-1 and Holden Beach 28-to-1. This low ratio is
probably due to the more family orientated atmosphere and the year-round facilities
of the Oak Island Country Club. However, it is still important to consider this
population seriously because of their demands for town services and their affect
on the economy.
ION CHANGE - 1970-1980
Brunswick Smithville Yaupon Beach Yaupon Beach
Year County Township Permanent Seasonal
1970 24,223(+19.5%) 4,346(+29.5%) 355(N/A) 580(N/A)
1980 38,100(+57.3%) 7,274(+67.4%) 538(+36.9%) 1,029(+57.3%)
Sources: 1970-U.S. Census
1980-U•.S.• Preliminary Census Count, N.C. .Dept. of
Administration, Brunswick County Planning Department
projections and the Southeastern Brunswick County 201
Facilities Plan.
0

On a township level, statistics are available concerning white/non-white
population, household composition, population characteristics, and migration
rates.
While the total population of Brunswick County increased by 18,862 from
1950 to 1980, the non -white population increased by only 4,465. Between 1950
and 1980, the percentage of non -white population dropped from 36.7 percent to
30.18 percent in 1980.
Of the 4,465 non -white increase, 2.073 were males and 2,392 were females,
Percentage -wise, the non -white males in relationship to the total males dropped
from 35.7 percent in 1950 to 29 percent in 1980, and the non -white females declined
from 37.5 percent to 31.2 percent. It would seem that slightly more males than
females migrated from the County but no natural increase statistics by sex are
available to confirm this.
Townships statistics are available only for 1960 and 1970. Estimates for
1980 were made by the Brunswick County Planning Department,
Non -White Population Change by Township 1960-1970
1960
1970
Total
Non-
%Non-
Total Non-
%Non-
1960-197
Pop.
White
White.
Pop. White.
White
Change
Brunswick Co. 20,278
7,175
35.3
24,223 7,443
30.7
268
Smithville Twp. 3,355
1,144
34.1
4,346 1,193
24.4
49
Non -White Population Change by Township 1980
Total Non- %Non- 1970-1980
Population White White Change
Brunswick Co. 38,100* 9,335 24.5 1,921
Smithville Twp 7,274 1,617 23.2 445
Household composition was also estimated for Brunswick County and Smithville
Township, Analysis shows an approximate average household size of 3.47 for the
whole County. The Township white household size is higher than that average for
the County, and the Township non -white household size was smaller than that average
for the County.
*A later nrelininary 1980 Census county for Brunswick County of
35,349 was released by the L.S. Bureau of Census.

Township Household Composition 1980
Brunswick Smithville
County Township
Total # Households 10,980 2.096
Household Population 38,100 7,274
Population per Household 3.47 3.47
# White Households 8,359 1,596
Household Population 28,765 5,657
Population Per Household 3.44 3.52
# Non -White Households 2.621 500
Household Population ' 9,335 1,617
Population per Household 3.56 3.32
Population Characteristics
The median age of a population, that is, the point at which half of the
people are older and half are younger, gives a description of the age composi-
tion of a given population. The forces which normally act on the median age
are births, deaths, and migration, and the complex interplay of these forces
can drive the age either up or down. There is presently a nationwide trend
toward lower birth rates, and this has caused the median age to rise slightly,
since young people have become a lesser proportion of the total. From 1960 to
1970, each segment under study (male, female, black, white) grew older. The
median age for all groups in Brunswick County was 26.4 in 1970 as opposed to
23.9 in 1960. In 1970, Smithville Township registered 32.4, while the North
Carolina figure was 26.5. The reason for this difference appears to be that
Smithville Township contains a relatively large population of elderly people
(those.over 65) within its boundaries.
POPULATION CHARACTERISTICS: 1970
Total Male Female White Black Under 18 Over 65 Med.Age
Brunswick Co. 24,223 50% 50% 69% 30% 37.4% 8.4% 26.4%
Smithville Twp 4,346 49% 51% 72% 26% 32.4% 12.1% 32.4%
North
Carolina 5,082,059 49% 51% 77% 22% 34.6% 8.1% 26.5%
Source: U.S. Census, 1970
W

Estimates of population distribution by race, sex, and groups were
also made for Brunswick County and Smithville Twonship for 1980 by the Bruns-
wick County Planning Department.
1980 Population Distribution by
Race, Sex, and Age Group
Brunswick Smithville
County Township
Total
Population 38,100 7,274
Male 18,959 3,548
Female 19,141 3,726
White 28,765 5,657
Non -white 9,335 1,617
Median Age 28.4
Number Under 18 13,335
Number over 65 — — — — 4,191
M_gration Rates_
N/A
2.357
----880-----..
Recent migration rates, Population characteristics and median age
figures are not yet available for Yaupon Beach, Smithville Township, or the
County. To create a general description of th'e population, 1970 Census figures
are presented below.. It is expected that this general description will change
with the analysis of 1980 Census data. But, hopefully, the change will not be
great.
Migration rates which were calculated for Brunswick County from 1960 to 1970
reflect the assumption that more and more of the County's people are staying in
the County rather than moving out. A study done in 1969, for example compared
specific age groups in 1950 with the same groups a decade later in order to
measure the percentage of persons who had remained within the County during that
period (e.g., ages 25-34 in 1950 campared with ages 35-44 in 1960). In every case
Brunswick had shown a loss of residents, that is, less than 100% remained ten years
later. From 1960 to 1970, the situation was altered significantly. Most age groups
exhibited net gains (over 100%) during this span, and in each instance, the percen-
tage of persons continuing to reside in the County was larger than during the pre-
vious enumeration. Although age breakdowns since 1970 have been unavailable, the
reported substantial additions to the total population would lend support to the
notion that currently, an even higher proportion of each age group is being retained
These statistics tend to indicate that Brunswick County is becoming an increasingly
attractive area in which to live and work.
0

MIGRATION RATES: BRUNSWICK CO, 1950-60-70
0-4 5-9 10-14 15-19 20-24 25-34 35-44 45-54
Age Groups in 1960
2441
2469
2417
1928
1125
2298
2509
2155
Same Group in 1970
2653
2320
1840
1542
1326
2634
2677
2320
Percent Remaining
109%
94
76
80
118
115
107
108
Percent Remaining
1950-1960
96%
81
54
61
81
94
92
88
SOURCE: Southport
Population
k
Economy
Study 1969
and
Calculated
from
U.S. Census
1970.
a
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2. YAUPON BEACH HOUSING
The current residential dwelling count for the Yaupon
Beach planning area is 391 units. The majority of these re-
sidences are Single Family which total 303 or 77.49% of the
total number of dwellings. Multi -Family residences accounted
for 40 structures but 88 units, 22.51% of the total number of
dwellings. The town has a total of 275 permanant residential
dwellings and 116 Seasonal units.. Only five homes are located
on oceanfront property. All of the above housing is structurally
sound. There are also 17 apartment units located in commercial establishments.
No mobile homes are currently located in Yaupon Beach. The
Town's Zoning Ordinance restricts a mobile home park site to a
minimum of five acres in a specific zoning district.
3. ECONOMIC REPORT
The economy of an area is constantly underg61rig long term
change. These changes affect the population in total numbers,
in density, and therefore, the level of services required, as
well as the economic well being of each person.
The density of an urban center is controlled by the extent
and character of its productive and income -producing activity
and its general vitality. That is, the urban economy conditions
the amount of land development that occurs.
The elements of the economy must be considered as to their
foundation, strength, stability, and future. While the total
economy of an area contributes to the total picture, certain
activities are considered to be more important. These are the
primary basic economic activities. The stability and growth of
Yaupon Beach depends directly upon the stability and growth of
these economic activities.
For these reasons, an investigation of the economy is an
important part of the planning process. But because the residents
of Yaupon Beach depend upon outlying areas for their economic
well being, the Town's economy must be considered in light of
Brunswick County, and all of Oak Island.
The daily/weekly tourists have a choice of four motels -with
a total of 88 rooms, a total occupancy of 176 persons. Appro-
ximately one-fourth of these rooms are efficiency apartments.
Industry
Although Yaupon Beach does not contain any industrial develop-
ment, such development in other areas of Brunswick County has its
effect on the economy of -the town and its general standard of
living.
As Brunswick County has shifted from an agricultural/commercial
fishing economic base to a more industrial base during the past de-
cade, the economic well-being of the County's residents has improved.
There are many indicators of this other than the census reports.
One such indicator is per capita personal income. In 1973, the
11

the per capita personal income for Brunswick County was only
$2,9 1. By 19780 it had risen to $5,071. Industrial development
in Brunswick and New Hanover Counties has contributed to this in-
crease in per capita income.
Manufacturing
The residents of Yaupon Beach depend on outlying areas and
the entire Oak Island area for manufacturing employment. Many of
these employ or provide services and materials fan Beach residents.
Below is a list of some firms in the Southport/Oak Island area.
Employment
Year
Firm
Range
Products
Established
Carolina Power and
Light Company
250-499
Electrical Power
1975
Caroons Crab
Fresh and Frozen
Company, Inc.
20-49
Seafood
1965
East Coast Ice and
Fisheries
20-49
Manufacture Ice
1975
Pfizer, Inc.
100-249
Citric Acid
1975
Sea -way Press
1-4
Standard Products
of North Carolina, 20-49
Inc.
Woodcraft Cabinet Shop 1-4
Commercial printing 1967
Fish meal, fish oil,
and fish solubles 1922
Custom-made cabinets,
misc. woodwork
It is important to note that no new industries or firms have
located in the Southport/Oak Island area since 1975, when Carolina
Power and Light and Pfizer compainies located there. Both are
major employers of Oak Island residents.
Fishing
Fishing is a major industry in the Southport/Oak Island area.
Southport is the commercial and sport fishing center of the County,
with the largest amount of registered/licensed fishing boats.
This is significant since Brunswick County is one of the leading
seafood producers in the state. I .
In addition, Yaupon Beach's oceanfront is used extensively
for both net and surf fishing. The Yaupon Beach Fishing Pier is
also a popular location for sport fishermen.
Agriculture
Agriculture activity in the nearby mainland and Oak Island
area is almost nonexistent. In the 1976.Brunswick County Land
Use Plan, it was reported that Smithville Township had so little
agricultural activity, that all acres in agricultural use would
be included in the Towncreek Township reports.
12

Tourism
The abundant natural resources of Yaupon Beach are responsible for
attracting a large number of Seasonal visitors. In fact, tourism is perhaps
the largest contributor to the economy of Yaupon Beach, although it ranks only
third for the County. Many of the Town's commercial establishments rely heavily
on the Seasonal population of not only Yaupon Beach, but Fort Caswell Baptist
Assembly, Caswell Beach, and Long Beach, as well. Seasonal Commercial
activity grew y affects the economy of the Town.
In 1974 each visitor to Brunswick County's beaches (no separate study was
prepared for Yaupon Beach) spent an average of $4.66 per person, per day.
Although this revenue contributes a significant amount to the economy of Yaupon
Beach, it is a relatively low daily spending average for tourist areas in the
region. Comparitively, visitors to the upper South Carolina coast (Myrtle
Beach area) spent an average of $10.13 per day; the middle South Carolina Coast
(Charleston area) spent $17.31 per day. Average statewide expenditures in 1973
were $14.14 per day.
The reason why Brunswick County's (and Yaupon Beach's) average was, and is
so low is the lack of commercial spending opportunities. Substantially more
revenue could be generated with further development as long as it is done in
such a manner not to harm the natural resources that initially attract the
tourist.
Commerce
The fourth largest occupation of Brunswick County residents is that of
trade which includes all persons engaged in the sales of merchandise. Gross
retail sales have risen steadily since 1973 for the County, with the greatest
growth occurring since 1978. The annual increase, from 1978 to 1979 was as
large as the total increase for the three-year period from 1973 to 1976.
Although individual retail figures for Yaupon Beach are not available,
it is probable that the merchants have not received their proportional share
of the County increases, due most probably to their failure to compete with other
districts within the market area and the lack of spending opportunities as
previously discussed.
For such a small town, there are a surprisingly large number of
year round retail -establishments in Yaupon Beach.
Finance and Real Estate
Activities of financial institutions, banks, and savings and loan
associations have increased significantly in the past decade in the County.
Oak Island has a number of real estate establishments and Yaupon Reach
contains a branch of United Carolina Bank. Two commercial banks and
two Saving & Loan Associations are located nearby Southport.
13

Other Commercial Activities
Three restaurants and four motels are located in Yaupon Beach.
These establishments do not depend solely on summer tourist traffic
since they are open year round. A fishing pier with a restaurant and
arcade is open nine months of the year.
The daily/weekly tourists have a choice of four motels with
a total of 88 rooms, a total occupancy capacity of 176 persons. Ap-
proximately one-fourth of these rooms are efficiency apartments.
Within the town limits is a portion of the Oak Island Country
Club, which provides golf, tennis and swimming facilities.
14

I_ANn USE SURVEY AND ANALYSIS
INTRODUCTION
In 1980, a land use survey of Yaupon Beach was prepared. Before
this date, no previous data was collected or recorded to determine acreage
and land use increases and decreases as indicators of development trends
and land use computability relationships.
The 1980 land use survey serves four major functions:_ First, an
accurate dwelling unit count is made available. Second, existing acreages
for each land use category are determined. Thirdly, the designation of each
parcel of land is given. From this process land use compatability relation-
ships are determined. Fourth, and most important, the land use survey serves
as the basis for an in-depth land use analysis. It will reveal, for example,
the amount of unused but usable land available within the Town. This is an
important consideration in shaping policies in matters of commercial and
residential development, subdivision control, of facilities provisions and
needs assessment and in the future, the establishment of zoning districts.
The following analysis will deal primarily with the use of the land and the
relationships of the various types of land uses.
EXISTING LAND USE
There are approximately 454 acres of land within the corporate limits
of Yaupon Beach. Of this total. 264 acres or 58% percent are classified
developed. Included in the developed classification are the following land
uses: Permanent and Seasonal Single Family, Multi -Family Residences, Com-
mercial, Recreation, Public Institution, and Transportation, Communication
and Utilities. The following chart details total acreage and percentage of
each existing land use.
a. Residential Land Use
The amount of land in Residential use in Yaupon Beach totals 94.71
acres or 35.99 percent of developed acreage. This acreage is subdivided
into two cartergories: Single Family and Multi -Family. The largest number
of dwellings is in Single Family at 393 units and 87.87 acres, accounting
for 33.32 percent of the total developed acreage. Multi -Family dwellings
comprise only 2.7 percent of the total developed acreage, 88 units, or
7.4 acres. In terms of the total acreage in Yaupon Beach, developed re-
sidential land comprises 20.9 percent.
b. Commercial Land Use
Approximately 18 acres of land are in commercial use in Yaupon Beach.
They comprise 6.86 percent of all developed land or 3.99 percent of the total
incorporated area. Included in this classification are restuarants, arcades
banks, stores, service stations, motels, and offices. '
15

c. Public Institutional Use
Included in this classification are the Town Hall and Ocean
View United Methodist Church. Together they comprise 2.4 acres or
0.91 percent of the developed acreage and .53 percent of total acreage.
d. Recreational Land Use
The major recreational feature or Yaupon Beach is the 0.7 mile
of public beach on the Atlantic Ocean, with the Town maintaining
eleven street ends that abut the ocean for parking and beach access.
A large amount of acreage (37.7 acres) in Yaupon Beach is class-
ified Recreation. A majority of this land is a portion of the Oak Island
Country Club Golf Course, but aslo included is the Yaupon Beach fishing
pier, two arcades, a tennis court and three swimming pools owned by local
motels; and .7 of a mile of public beach frontage. Although the total
recreational acreage comprises 14.30 percent of the developed acreage
and 8.3 percent of all acreage, the Town owns no land specifically for
use as a recreational area.
Eleven street ends, six of which are paved, abut the ocean strand and
are maintained by the Town for parking and beach access.'
e. Transportation, Communication and Utilities
Included in this classification are the water pumping stations,
water tower, and streets. Combined there are a total of 110.58 acres
or 41.94 percent of the developed acreage and 24.36 percent of total
acreage.
16

Yaupon Beach Existing
Land Use
Approximate
Average Acreage
Total
Percentage of
Percentage of
Land Use
Number of Units
Per Unit
Acreage
Developed Acreage
Totdl Acreage
Single Family
303
.29
-87.87
263.69
19.36
Multi -Family
88(40 structures)
,pa
7.04
2.67
1.55
Commercial
45
.40
18.1
6.86
3.99
Public Institution
2
1.20
2.4
..91
.53
Recreation
NA
NA n
37.7
14.30
8.31
Transportation,
Warehousing,
Communication,
and Utilities
NA
NA
110.58
41.94
24.36
Subtotal
438
.37
263.69
100%
58.10
Undeveloped
Platted Acreage
NA
NA
:.107.47
NA
41.31
Undeveloped
Unplatted
NA
NA
2.7
NA
.59
Total 438 •3 453.86 A 100,00
*Commercial enterprises may contains some auxiliary housing

2. DEVELOPMENT TRENDS
a. Land Use Compatability Problems
Many possible land use compatability problems in
Yaupon Beach have been avoided through the adoption and
enforcement of the amended Yaupon Beach Zoning Ordinance
and map of February 12, 1980.
However, within the districts established by the Ordin-
ance, there may exist structures and uses of land and struc-
tures which were lawful before the Ordinance was adopted but
which would since be prohibited, regulated, or restricted
under the terms of the Ordinance. The Ordinance permits these
non -conformities t4 continue, but in no case expand except
that a nonconforming use may be granted a variance upon
application to the Yaupon Beach Board of Adjustment.
The nonconforming uses in
of a few multi -family uses in
commercial establishment in a
setbacks.
b. Loss of Oceanfront Lots
Yaupon Beach are in the form
single family zones, one
residential zone, and building
CAMA in combination with the Yaupon Beach Zoning Ordin-
ance governs further oceanfront construction in Yaupon Beach.
CAMA requires a 140 set back from the first line of stable
vegatation. The remaining vacant oceanfront lots in Yaupon
Beach are no longer deep enough, as a result of erosion,
under these regulations to be buildable.
C. Lack of Unincorporated Land
Yaupon Beach is one of three municipalities on Oak Island.
The entire island is now incorporated into or under the
jurisdiction of Long Beach, Caswell Beach; Yaupon Beach, the
Coast Guard station or the Baptist Assembly.
Because Yaupon Beach is located at the center of the
island, the Town has absolutely nowhere it can extend its
boundaries of 454 acres on the island. Therefore, all future
growth on the island will increase the density of the Town
rather than increase its total area.
3. MAJOR PROBLEMS RESULTING FROM UNPLANNED_ DEVELOPMENT .
Yaupon Beach has undergone a significant amount of
development since 1970, with a large number of new dwelling
units and a large population increase. Until April, of 1974,
with the adoption of the Yaupon Beach Zoning Ordinance,
this growth occurred without regulation or proper planning.
As a result, Yaupon Beach has some land use problems.
qu

One problem, strip commercial development, has occurred with
improper designs on Yaupon Drive and is now developing along Ocean
Drive. Commercial development in these areas has occurred without
adequate setbacks, without properly designed egress and ingress and
without adequate off-street parking.
It is realized that certain types of commercial develop -
meet can sustain itself only adjacent to major traffic arteries.
When development occurs adjacent to major thoroughfares, it
must be .designed so as to not inhibit the flow of traffic
and cause congestion and hazardous situations on these roads.
Another problem has resulted from earlier lack of guidance to
development. A large number of very small lots viere platted, and
many have been sold off individually. These lots are too small for
septic tanks. Were these individually owned lots to be built on for
occupancy prior to the provisions of traditional sewerage facilities,
serious health problems may result, as well as pollution of surrounding
waters with adverse impact on the fishing industry and the tourist
economy. A wastewater treatment system meeting state and federal
standards is being designed for this area of the County known as the
Southeastern 201 Study. If this plan is approved at the state and
national levels and funds accordingly provided to implement it, the
County would then be in a position to.offer to Yaupon Beach at some
time in the future the opportunity of tying onto this sewer systen.
4. AREAS OF ENVIRONMENTAL CONCERN
Yaupon Beach's primary assets are its natural resources. Many of these
resources are classified as Areas of Environmental Concern by the Coastal Area
Management Act of 1974 in an effort to preserve and protect them.
The tourist and fisheries industry of the Yaupon Beach area. are directly
dependent on the preservation of the Areas of Environmental Concern in Yaupon
Beach. To some extent, these two economic activities compete for the use of
the same resources. A balance must be maintained between the growth of both
activities or the livelihood of the area could be in jeopardy.
Another problem is that a great deal of development has occurred in the
ocean beach areas where there has been extensive erosion problems. Also, some
land has been developed along the estuarine shoreline but it has caused no
significant problems.
Of the AEC's designated,by CAMA, Yaupon Beach contains the following:
Coastal Wetlands, Estuarine and Public Trust Waters, Ocean Beaches, Renewable
Resource Areas, Natural Hazard Areas, and Cultural Resources,i'For.a detailed
description of these areas, see the section entitled "Fragile Areas".
5. ' 'EXISTING 'PLATTED'LOTS
Almost all land (99,4 percent) in Yaupon Beach is platted. Approximately
178,7 acres of this land or 39.38 percent of the total acreage is undeveloped.
It is doubtful the remaining 2.7 acres of unplatted land is suitable for develop-
ment,
19

The average lot size in Yaupon Beach is .37 acres. Permanent Single
Family dwellings sit.on.lots that average about a third of an acre in size.
Seasonal Single Family sites are slightly smaller, averaging about a quarter
of an acre each. Multi -Family units average much smaller lots (.08 acre) per
dwelling.
All development in Yaupon Beach is provided with public water, but are
not presently served by public sewer.
9N

L
/
/
Residential
' ® Commercial
J
Institutional
Recreational
TOWN OF
�n�n n�PC) n n EASI r� HHNIS QED PC COUTfINTY
E
(`( J�11�1,\v11 �,,' W hNUNSWICK COUNTY T•LCNNIN r. DEP4hTMENT � I
EXISTING LAND USE -��� -•�

C. CURRENT LAND USE REGULATIONS
1. YAUPON BEACH LOCAL LAND USE CONTROLS
(a) Zoning - The Yaupon Beach Town Council adopted a zoning
or3i—nance and map in April, 1974, and amended Feb.,1980,
that applies throughout the corporate boundaries of the
Town. The Town Building Inspector administers the or-
dinance. Enforcement is provided primarily through
the withholding of building permits for proposed construc-
tion that does not comply with the zoning ordinance. The
zoning ordinance provides for the establishment of a Board
of Adjustment to be appointed by the Town Council. The
Board of Adjustment acts to interpret the zoning ordinance
and also to consider special exceptions and variances to
the ordinance. Changes in zoning are provided for through
procedure for application to the Planning Board for an
amendment to the zoning ordinance or map, whose recom-
mendation is then carried to the Town Council for action.
(b) Subdivision Ordinance - The Town of Yaupon Beach adopted
a subdivision ordinance in February, 1974 which again applies
throughout the corporate area of the Town. This ordinance
requires the preparation of both preliminary and final plats
which both must be reviewed by the Town Planning Board and
recommended to the Town Board of Commissioners. The final
plat approval is required of the Town Board of Commissioners.
Criteria for approval set forth in the ordinance in-
cludes required improvements to be provided by the developer
(water lines and street preparation and paving) and com-
pliance with Town plans. Enforcement of the ordinance is
provided through the County Register of Deeds. No plat for
a new division of land in Yaupon Beach (requiring approval
under the ordinance) may be recorded untilapproved by the
Town Board of Commissioners.
(c) Building Codes - The Town of Yaupon Beach is presently en-
forcing three portions of the State Building Code including
the General Construction (Building) code, the plumbing code
and the electrical code. The Town Council employs a building
inspector. He enforces the Building Code and is responsible
for the issuing of building permits and performing inspections
to insure compatability of construction with the code. He
also serves as the Town's CAMA minor permit officer. The plumbing
and electrical codes are enforced by the County's inspectors.
The County Board of Health has impact on whether building
permits can or cannot be issued because approval of setic
tank installation is a prereguisite to issuance of a build-
ing permit.
(d) Land Use Plan - Yaupon Beach is presently undergoing the
C.A.M.A. Land Use Planning process towards the adoption of
the Yaupon Beach Land Use Plan. The Plan will be adopted
in the Spring of 1981.
22

2. STATE AND FEDERAL CONTROLS
This section lists State and Federal land use related
controls. The agencies that these controls have stemmed
from are the Department of Natural Resources and Community
Development (Division of Environmental Management), the
Department of Natural Resources and Community Development
(Office of Coastal Management), the Department of Natural
Resources and Community Development (Division of Earth
Resources) the Department of Natural Resources and
Community Development (Secretary of NRCD), the Department
of Administration, the Department of Human Resources, the
Department of Cultural Resources (Division of Archives and
History), the Department of Defense (Army Corps of Engineers)
the Department of Transportation (Coastal Guard), the
Department of Interior (Geological Survey Bureau of Land
Management), the Nuclear Regulatory Commission and the
Federal Energy Regulatory Commission.
The controls cover all areas of land use development
and management including water and sewerage facilities,
ground water, air and water pollution, construction guide-
lines in areas of Environmental Concern and dredging and
filling, dams ,'mining,erosion control, Historic and arch-
eological sites, bridges, and energy facilities.
23

DEPARTMENT OF NATURAL RESOURCES AND COMMUN TY DEVELOPMENT
(DIVISION OF ENVIRONMENTAL MANAGEMENT
THE DEPARTMENT OF NATURAL RESOURCES AND COMMUNITY DEVELOPMENT
(OFFICE OF COASTAL MANAGEMENT)
STATE CONTROLS
-Permits to discharge to surface
waters or operate waste water
treatment plants or oil discharge
permits; NPDES Permits, (G.S. 143-
215)
-Permits for septic tanks with a
capacity over 3000 gallons/day
(G.S. 143-215.3).
-Permits for withdrawal of surface
or ground waters in capacity use
areas (G.S. 143-215.15p.
-Permits for air pollution abate-
ment facilities and sources
(G.S. 143-215.108).
-Permits for construction of com-
plex sources; e.g. parking lots,
subdivisions, stadiums, etc.
(G.S. 143-215.109).
-Permits for construction of a well
over 100,00 gallons/day (G.S. 87-88).
-Permits to dredge and/or fill in
estuarine waters, tidelands, etc.
(G.S. 113-229).
-Permits to undertake development
in Areas of Environmental Concern
(G.S. 113A-118).
NOTE: Minor development permits
are issued by the local
government.
24

DEPARTMENT OF NATURAL RESOURCES AND COMMUNITY DEVELOPMENT
(DIVISION OF EARTH RESOURCES)
STATE CONTROLS
-Permits to alter or construct a
dam (G.S. 143-215.66).
-Permits to mine (G.S. 74-51).
-Permits to drill an exploratory_,
oil or gas well (G.S. 113-381).
-Permits to conduct geographical
exploration (G.S. 113-391).
DEPARTMENT OF NATURAL RESOURCES AND COMMUNITY DEVELOPMENT
(SECRETARY OF NRCD)
STATE CONTROLS
-Sedimentation erosion control
plans for any land disturbing
activity of over one contiguous
acre (G.S. 113A-54).
-Permits to construct an oil refinery.
DEPARTMENT OF ADMINISTRATION
STATE CONTROLS
-Easements to fill where lands are
proposed to be raised above the
normal high water mark of navigable
waters by filling (G.S. 146,6(c)).
25

DEPARTMENT OF HUMAN RESOURCES
STATE CONTROLS
-Approval to operate a solid waste
disposal site or facility
,(G.S. 130-166.16).
-Approval for construction of any
public water supply facility that
furnishes water to 15 or more
year-round residences or 25 or
more year-round residents.
DEPARTMENT OF CULTURAL RESOURCES
(DIVISION OF ARCHIVES AND HISTORY)
FEDERAL
-National Historic Preservation Act of 1966
-The Archeological and Historic Preservation Act
of 1974, Public Law 93-291
-Executive Order 11593, Protection and Enhancement
of the Cultural Environment, 16 U.S.C. 470
(Supp. 1, 1971
-National Environmental Policy Act, Public Law
91-190, 42 U.S.C. 4321 F.L. Sep. (1970)
-Community Development Act of 1974, Public Law
93-383: Environmental Review Procedures for
the Community Development Block Grant Program
(40 CFR Part 58)
-Procedures for the Protection of Historic and
Cultural Properties (36 CFR Part 800)
-Comprehensive Planning Assistance Program (701)
as Amended by Public Law 93-393
-The Department of Transportation Act of 1966,
Public Law 89-670
-Identification and Administration of Cultural'
Resources: Procedures of Individual Federal
Agencies .
26

STATE
-G.S. 121-12 (a) Protection of Properties in the
National Register
-State Environmental Policy Act, Article 1 of
chapter 113A of the General Statutes
-Executive Order XVI
-Indian Antiquities, G.S. 70.1-4
-Salvage of Abandoned Shipwreck and other
Underwater ARcheological Sites: G.S. 121-22,
23; 143B-62(1) g, (3)
-Archeological Salvage in Highway Construction,
G.S. 136-42.1
-Provisions for Cultural Resources in Dredging and
illing Operations, G.S. 113-229
27

ARMY CORPS OF ENGINNERS
(DEPARTMENT OF DEFENSE)
FEDERAL CONTROLS
-Permits required under Sections 9 and 10 of
the,Rivers and Harbors of 1899; permits to
construct in navigable waters.
-Permits required under Section 103 of the
Marine Protection, Research and Sanctuaries
Act of 1972.
-Permits required under Section 404 of the
Federal Water Pollution Control Act of 1972;
permits to -undertake dredging and/or filling
activities.
COAST GUARD
(DEPARTMENT OF TRANSPORTATION)
THE GEOLOGICAL SURVEY BUREAU OF LAND MANAGEMENT
(DEPARTMENT OF INTERIOR)
FEDERAL CONTROLS
-Permits for bridges, causeways, pipelines over
navigable waters; required under the General
Bridge Act of 1946 and the Rivers and Harbors
Act of 1899.
-Deep water port permits
-Permits required for off -shore drilling.
-Approvals of OCS pipeline corridor rights -of -way.
NUCLEAR REGULATORY COMMISSION
FEDERAL CONTROLS
-Licenses for siting, construction and operation
of nuclear power plants; required under the Atomic
Energy Act of 1954 and Title II of the Energy
Reorganization Act of 1974
m

FEDERAL ENERGY REGULATORY COMMISSION
FEDERAL CONTROLS
-Permits for construction, operations and
maintenance of interstate pipelines facilities
required under the Natural Gas Act of 1974.
-Orders of interconnection of electric trans-
mission facilities under Section 202(b) of
the Federal Power Act.
-Permission required for abandonment of
natural gas pipeline and associated
facilities under Section 7C (b) of the
Natural Gas Act of 1938.
-Licenses for non-federal hydroelectric
projects and associated transmission lines
under Sections 4 and 15 of the Federal
Power Act.
�]

CONSTRAINTS
TO
DEVELOPMENT

PART II
CONSTRAINTS TO DEVELOPMENT
TABLE OF CONTENTS
A. LAND SUITABILITY . . . . . . . . . . . . . . . . . . . . . .
.32
1.
Introduction. . . . . . . . ... . . . . . . . . . . . .
.32
2.
Soil Suitability Analysis . . . . . . . . . . . . . . .
. 33
Soil Conditions
34
Soil Categories
35
3.
Septic Tank Problem Areas . . . . . . . . . . . . . . .
. 36
Malfunctioning Septic Tanks
38
Natural Causes of Failures
38
Circumstantial Mistakes
39
Controls
40
4.
Fragile Areas. . . . . . . . . .
. 42
Coastal Wetlands -Low Tidal Marshland
42
Coastal Wetlands -Other Coastal Marshland
42
Estuarine Waters
42
Renewable Resoruce Areas -Watersheds or
Aquifers -Special Aquifer Areas -
Outer Banks and Barrier Islands
42
Areas Subject to Public Rights
42
Areas Subject to Public Rights -
Certain Public Trust Areas
43
Natural Hazard Areas -Sand Dunes Along the Outer Banks
43
Natural Hazard Areas -Ocean Beaches and Shoreline
43
Natural Hazard Areas -Coastal Floodplains
43
Natural Hazard Areas -Excessive Erosion Areas
44
Natural Hazard Areas -Excessive Erosion Areas -
Ocean Erodible Areas
44
Natural Hazard Areas -Excessive Erosion Areas -
Estuarine and River Erodible Areas
44
Natural and Cultural Resources
44
B. COMMUNITY CAPACITY. . . . . . . . . . . . . .
.46
1.
Existing and Proposed Facilities . . . . . . . . . . .
. 46
Water Facilities
46
Sewerage Facilities
48
Service Areas Map
49
Recreational Facilities
50
2.
Population Projections . . . . . . . . . . . . . . . . .
.51
Introduction
51
Population Projection Methodology
53
Projection Calculations
53
3.
Estimated Demand. . . . . . . . . . . . .
55
Water Facilities Capacity
55
Sewerage Facilities Capacity
56
Developable Lands
56

A. LAND SUITABILITY
I. INTRODUCTION
An analysis was made to determine the suitability for develop-
ment of all undeveloped lands in Yaupon Beach. This consisted of
three major mapping schemes which are as follows:
(1) Soil limitations and productive lands
2 Lands with severe restrictions for development
(3) Land suitability
These three schemes were analyzed and mapped, based upon the
best information available. The major purpose of this analysis
was to identify those areas in Yaupon Beach that have major con-
straints on development and to better educate the public of these
areas.
The first scheme deals with general soil conditions in Yaupon
Beach and how the natural soil properties present certain restric-
tions on development.
The second scheme further breaks down the soil conditions into
those areas where septic tanks will not function and development
should not occur unless public sewer service is available.
This mapping unit combines those soil associations which are sandy,
poorly drained, and have relatively high water tables. Included in
this analysis are those areas where septic tanks function but where
deep sands have fast pecolation rates causing contamination to
nearby water wells. Since this pollution problem has a high prob-
ability of occurring, development within these areas should not occur
unless either public water or sewer systems are available.
Essentially these areas will be water quality limited areas if pre-
sent patterns of growth and development continues.
The other division illustrates lands within the Town where no
development should be allowed. These include a) coastal wetlands;
b) ocean beaches; c) frontal dunes and d) fresh water marshes.
All of these soil types were given very severe soil ratings and
are not further distinguished from one another on the suitability
map.
The last analysis deals with land suitability showing those
areas where future growth should not be programmed to occur because
of various natural and man-made conditions.
The first breakdown deals with fragile areas which could be
easily destroyed or damaged by inappropriate or poorly planned
development. These include:
1)• Coastal Wetlands
2) Frontal Dunes
3) Ocean Beaches and Shorelines
4) Complex Natural Areas
5) Wetland Wildlife Habitats
6) Fresh Water Marshes
32

The second division of this analysis identifies natural
hazard areas. These consisted of those areas that have high rates
of erosion at the present and in the past and could be considered
hazardous to development and certain other land uses. These areas
are ocean erodible areas.
The third division of this analysis identifies those areas of
archeological value. The location of Yaupon Beach's one archeological
site is marked to serve as a reminder of their important cultural
value. No legal restrictions actually exist in most of these sites,
but it is recommended that they be avoided or carefully preserved
,in the development processes. Most of such sites are those that
are recognized by the State, however, it is felt that there are
many more that are merely unknown to the State.
2. SOIL SUITABILITY ANALYSIS
Introduction
This is an analysis of the general suitability of Yaupon Beach's
soils for use as future sites for development. All of the Town's
soils are classified as having some degree of physical limitations
for future development. This analysis uses a general site map of
the Town and locates those soil associations with natural properties
that are not well suited for development. The analysis discusses
each soil and its interpretation. This analysis is essentially a
guide and aid in the preparation of a land classification map.
The maps end analysis are useful guides in planning and residential
growth, engineering works, recreational facilities and community
projects. This is not a suitable analysis for planning and manage-
ment of a specific residence or lot, or for selecting exact locations
for building roads, etc., because the soils in any one association
ordinarily differ in slope, drainage, depth and other characteristics
that could affect their management. The Outer Banks S.C.S. Soil
Survey was used to develop the soil analysis section for each
association.
Soil Conditions
This section of the report groups together various soils
associations having similar soil properties and thus interpretes
their natural soil condition as having either resource potential
or specific development limitation. The soil ratings are deter-
mined on this basis. Such interpretations encompass certain
established tests to each soils physical and chemical properties.
They are as follows:
33

1) Soil Horizons - depth in inches of the major soil strata
from surface to subsurface soils. This is used to deter-
mine relative depth to water table and the soils chemical
properties.
2) Texture - based on the relative amounts of sand, silt, and
clay in a soil, giving rise to testured classes such as
sand, sandy loam, clay loam, and clay.
3) Particle Size - based on the single soil unit and relates
to shrink -swell potential, plasticity, and bearing capacity.
4) Permeability - that quality of a soil that permits the
movement of water and air. Estimates of the range of
permeability is the rate of time it takes for downward
movement of waterin the major soil layers when saturated,
but allowed to drain freely.
5) Soil Structure - the arrangement and compaction of indi-
vidual soil particles into the basic soil building blocks.
6) Available Water Capacity - the ability of soils to retain
water for plant use.
7) Soil Reaction of ph- the degree of acidity or alkalinity
of a soil.
Coastal Floodplain is defined as the land areas adjacent to coastal
sounds, estuaries; or the ocean which are prone to flooding from
storms, with an annual probability of one percent or greater (100-yr.
flood). Land uses must comply with standards of the Federal Insur-
ance Administration.
The flood zone designations used on the suitability maps are those
accepted by the Federal Insurance Administration.
Flood Zone A - are those areas of 100-year flood.
Flood Zone B - are those areas between the limits of the 100-year
flood and 500-year flood areas.
Flood Zone C - are those areas outside the 500-year flood limits.
The CAMA Area of Environmental Concern for Yaupon Beach delineated
on the Fragile Areas Map is the Ocean Erodible Area above the mean
• high water mark where excessive erosion has a high probability of
occurring. In delineating the landward extent of this area, a
reasonable 30-year recession line was determined based on the
average annual erosion rate. Appropriate land users in this AEC
are recreation, conservation, and easements for access.
34

Soil Categories
SOILS IN THE SLIGHT CATEGORY
Wando fine sand
The soils are sandy and excessively drained. Runoff is slow,
while infiltration and permeability range from rapid to very
rapid. The seasonal high water table depth is usually greater
than five feet. Found on the higher ridges and flats on the
sound side of the barrier islands, these soil areas are commonly
too far from the ocean to receive large amounts of sea spray.
Kureb fine sand
The soils are sandy and excessively drained. Permeability is
high, and available water capacity is very low, with a seasonal
high water table below five feet. The soils are acid throughout,
and are found on the penninsulas between the Intercoastal Water-
way and the dunes.
Newhan fine sand
The soi s Tare and range from well -drained to excessively
drained, often experiencing drought conditions. Water perco-
lation is very rapid through the stratified sandy deposits
that range from fine to coarse snad with varying amounts of
shells. Typically found in long ridges on dunes parallel to
the ocean, the soil areas are subject to salt spray and blowing.
sand.
SOILS IN THE MODERATE CATEGORY
Newhan-Corolla como lex
The soi s consist two dominant types, Newhan and Corolla,
which occur in an interrelated pattern on the landscape.
Often this complex type occupies the transitional zone between
the higher -lying dunes to the east and the broad flats to the
west, consisting of low dunes and intervening basins that
separate the dunes.
Newhan soils are well - to excessively drained, dry, and have
a low natural fertility. There is a thick surface layer low
in organic matter and plant fiber. Sand is coarse and contains
varying amounts of shell fragments. Typically the water table
is within 15 to 20 inches of the surface.
35

SOILS IN THE SEVERE CATEOGORY
Corolla fine sand
The soi is are mo erately well -drained and sandy throughout, with
a thick surface layer that is very low in organic matter.
The coarseness of the sand and the amount of shell fragments
varies throughout. Percolation is rapid. Depth to the high
table flucuates with seasonal changes between one and one half
to three feet. These soils are located on the flats that lie
behind the foredunes.
SOILS IN THE VERY SEVERE CATEGORY
Bohicket Soils low
The soils are poorly drained, clayey marsh soils. They are
continuously wet, soft, and sticky. The soils are flooding
daily with sea waters, and have a high water table ranging
from zero to three feet. Found where rivers and streams
empty directly into the ocean, the areas are limited for
uses other than for wildlife, marine habitat, and aesthetic
purposes. Generally, the soils are "acid sulfate" and there-
fore incapable of supporting vegetation.
Leon fine sand
The soils are sandy throughout with rapid percolation.
The seasonal high water table is at or near the surface during
periods of high rainfall but may drop below 40 inches during
the drier seasons. The surface layer contains some organic
matter and plant fiber.
Beach-Foredune association
The soil area includes both the beach and the "frontal dune."
The beaches are flooded daily by tidal action and contain sand
ranging from fine to very coarse with varying amounts of shell
fragments.
The foredune portion consists of a dune just landward and parallel
to the beach. It is subject to severe erosion by wind and wave
action in the absence of vegetation. Permeability is rapid for
both areas and the high water table ranges from zero to three
feet on the beach and up to six feet at the foredunes.
3. SEPTIC TANK PROBLEM AREAS
Introduction
A major factor influencing the health of individuals where
public sewers are not available is the proper disposal of human
excreta. Many diseases, such as dysentery, typhoid, infectious
hepatitis, para-typhoid, and various types of diarrhea are trans-
mitted from one person to another through the fecal contamination
of food and water, largely due to the improper disposal of human
wastes. For this reason, every effort should be made to prevent
such hazards and to dispose of all human waste so that no oppor-
tunity will exist for contamination of water or food.
36

Safe disposal of all human and domestic wastes is necessary
to protect the health of the individual and the community and to
prevent the occurance of a bad public nuisance. In an area such
as Brunswick County the principal method used to handle such wastes
is the septic tank and filter field. To accomplish satisfactory,
sanitary results, such wastes must be disposed of so that they meet
the following criteria as set.by State Health regulations:
1) They will not contaminate any drinking water supply.
2) They will not give rise to a public health hazard by
being accessible to insects, rodents, or other possible
carriers which may come into contact with food or drink-
ing water.
3) They will not give rise to a public health hazard by
being accessible to children.
4) They will not violate laws or regulations governing
water pollution or sewage disposal.
5) They will not pollute or contaminate the waters of any
bathing beach, shellfish breeding ground, or stream used
for public or domestic water supply purposes, or for rec-
reactional purposes.
6) They will not give rise to a nuisance due to odor or
unsightly appearance.
These criteria can best be met by the discharge of domestic
sewage to an adequate public or community sewerage system.
Septic tanks and soil absorption trenches are generally considered
by health authorities and the construction industry as an interim
solution for waste disposal in urban or semi -urban condtions.
In other words, they are used when a public sewage disposal system
is non-existent or not immediately available. However, when the
above criteria are met, and where soil and site conditions are
favorable, the septic tank system can be expected to give satis-
factory service. Experience has shown that adequate supervision,
inspection and maintenance of all features of the system are
required to insure compliance in this respect.
When waste input exceeds design capacity output. like in.the..
beach areas during summer visitation, the system becomes worth-
less. Also chemicals and grease may be placed into the tank which
may kill or overload the digestion capabilities of the bacteria.
The use of septic tanks filter fields in defining soil
suitability takes into consideration a functional, properly
operating system. This is a subsurface system of tile or per-
forated pipe that distributes effluent from a septic tank into
natural soil. The soil material from a depth of 13 inches to
6 feet is evaluated. The soil properties considered are those
that effect both absorption of effluent and construction and
operation of the system. Properties that effect absorption are
permeability, depth to water table and susceptibility to flooding.
37

The Problem Malfunctioning Septic Tanks
The problem of malfunctioning septic tank systems can be
more than just a local problem within Yaupon Beach but a state-
wide and nationwide problem as well. All too often a septic tank
system in a coastal county does not function properly and creates
an environmental problem in an otherwise healthful neighborhood.
A study conducted by the Brunswick County Planning Department
has indicated that 17.1% of the Town's total land acreage has
been judged to be unsuitable for conventional septic tank
systems.* This percentage does not take into effect the spatial
arrangement of development on the better soils, but it does
indicate a large number of soils which cause septic tank failures.
Failure will mean that either improperly treated sewage is being
injected into shallow ground waters of the area, or that sewage
effluent appears on the ground surface at sometime during the
year to be washed into nearby surface waters with each subsequent
rain storm.
Problem areas arise within the Town when septic tanks are
found in suburban -like subdivisions with small lot sizes, with
disturbed or impermeable soils, with seasonally high water tables,
and with associated high rates of water usage in the home.
In these circumstances the conventional septic tank system is just
not well suited for sewage disposal.
*"Soil Survey of the Outer Banks, North Carolina, Part i"
Natural Causes of Failures
The most common cause of any septic tank failures in Yaupon
Beach is the installation of septic tank systems in soils which
have seasonally high water tables. In these areas the lot re-
ceives a percolation test by the County Health Department Repre-
sentative and if the climatic conditions are such that the soils
"perc" because of a seasonally low water table, the system is then
designed according to the present condition and the waste disposal
system is installed.
After some time, seasonal changes cause the water table to rise
and the new system stops functioning.
Another cause of failure would be from the presence of an
impervious layer which reaches a certain saturation point after
a rain and retards the vertical movement of water. These layers
may be hardpans (clays), sandpans, and organic stain layers.
The unique situation in Yaupon Beach is the fact that these
impervious layers are scattered in a haphazard fashion and are
somewhat unpredictable in determining their spatial arrangement.
Percolation test points are not a good indication of well drained
soils to be used for filter fields, because the test point may
easily miss one of these layers that could be present in Yaupon
Beach.
E.

Particularly the organic stain layer is a difficult soil.
structure to pin point because of its allusive nature caused
by uneven organic decomposition. They present a most difficult
problem to soil scientists and Health Department personnel within
the County, to adequately predict where they can be found.
c. Circumstantial Mistakes
It is all too easy to attempt to point the blame for the
failure of septic tanks at individuals such as the builder, the
septic tank installer, the Health Department Official, the home
owner, or some other State or Local Official. It is true that
all of these people may make mistakes from time to time which
can result in a septic tank failure, but they.are done in an
unconscious manner.
Yaupon Beach could get in such a predicament because it is
growing very fast and more demands are placed on the septic tank
regulation entities. With this additional pressure for growth,
the following errors are commonly made:
1) Lots with high water tables which should have never been
approved by the local Department and the soil scientists
are approved, because the lot was inspected during the
dry seasons.
2) Percolation tests which are not done properly because of
limits on time and manpower are the beginnings of septic
failures. Examples of this situation are not enough per-
colation test points, and test holes which were not satur-
ated the day before readings are made. Most of these
shortcuts are used only where work loads increase and
result in the improper analysis of the proposed building
lot.
3) If this percolation rate is in error then the design of
the septic system is in error also. Usually this results
in a waste water absorption system that is too small for
the moist condtions that actually exist. In addition,
many of the systems are placed too deep and the drainage
lines become flooded from a rising water table.
4) Small lot size is another variable that restrict the
effectiveness of a septic tank filter field by demanding
smaller absorption field areas so the drainage system
can stay within the boundary of the lot.
5) Septic tank system installation is a very important
business to insure a functioning system. It is necessary
to dig to the correct depth, place in the right drain
tile, with the proper grade, on top of the most efficient
filter gravel in the absorption trench, to match the
individual site needs. All too often one of these impor-
tant variables is overlooked.
9

6) Finally, maintenance and proper operation of the finsihed
septic tank system by the home owners or occupants is a
most important variable to insure a functioning, "healthy"
system. Too often the wrong chemicals and objects are
flushed into the tanks and too heavy of an overload is
placed on the capacity of ,the filter fields to absorb
the waste waters.
d. Controls
Direct Regulation: This method of controlling the problem of
eing utilized by the County Sanitarians.
septic tanks is presently b
The local health officials guide the installation of a septic tank
system according to State Board of Health Regulations which are
incorporated into the Brunswick County Ordinance.* There are many
variables involved and it is a very complex system to regulate,
since it requires quite a few steps performed by various individuals.
However if a septic tank system is allowed on a lot the following
precise sequence of actions must take place:
1) An evaluation of the soil and percolation tests must
be properly conducted to provide a basis for the size
and design of the system.
2) A workable layout must be drawn up by an experienced
and competent designer.
3) Once the design is drawn, there can be no later changes
in house layout, or additions to the system, otherwise
the drain field will be too small for the input.
4) There must be no removal or disturbance of the soil
during construction because such disturbances cause
compaction which reduces the permeability of the soil.
5) Installation crews must be able to install the appropriate
system without disturbing the soils and being able to keep
the drain lines level, while carefully following the contour
of -the lot, and adding sufficient gravel in the trenches.
6) There must be no disturbance of the soil after installation
caused by deep gardening, digging holes, adding pavement,
etc.
*Brunswick County Board of Health Regulations
7) The homeowner must understand the functioning of the
whole system and maintain it in the proper working
order.
40

Unfortunately not all of the above actions are followed all
of the time and septic systems will fail. It places the local
health officials in an awkward position, because they are not
able to supervise thoroughly'all of the steps. This problem
arises in Yaupon Beach because of large housing demands creating
large work loads on limited funding and manpower in the local
health department.
Subdivision Re ulations: Yaupon Beach does have a local sub-
ivision or inance w ich helps to alleviate septic tank problems.
This Ordinance generally involves the review of the plans for a
large residential development or smaller subdivisions by local
planning, soils and health officials. Among other things, the
soils capability to contain and handle the wastes of a septic
tank disposal system is evaluated. Thus the Subdivision Ordin-
ance allows for better review of new projects and notifies the
various departments of impending residential developments.
In this way they can more effectively enforce their own regulations
Public Sewer Extensions: A third method of controlling septic
tank problems in Yaupon Beach is through the extention of public
sewage disposal systems. As new development occurs there will be
a point reached in density which can not be safely served by purely
septic tank systems alone. When this optimum point is reached the
only feasible alternative is building a public sewer system which
eliminates the septic tank problem altogether. Yaupon Beach is
currently included in the Southeast Brunswick County 201 Facilities
Plan, however, because of funding problems at Federal and State
levels, it is uncertain whether or not they will remain in the
program.
Conclusion: Yaupon Beach does not presently have a septic tank
problem, but due to their present rate of residential growth, and
their proximity to many environmentally fragile areas, they could
very likely develop severe public health problems in regard to
septic tank systems. Even though their systems are presently
functioning properly, there may be detrimental affects on the
quality of ground and surface waters by too rapid filtering.
action in the coastal sands.
41

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4. FRAGILE AREAS
Located along the North Carolina coast, Yaupon Beach
recognizes areas which are environmentally fragile and
for which development is discouraged or subject to
specifications. In compliance with the Coastal Area
Management Act (1974), Areas of Environmental Concern
(AEC's) have been designated for the Town. On the
map of Fragile areas, this list is associated with
the designations of Ocean Beaches and Shoreline and
Wetlands Wildlife Habitat.
(1) Coastal Wetlands - Low Tidal Marshland Descrip-
tion. Defined as Marshland consisting primar-
ily of Spartina alterniflora and usually subject
to inundation by thenormal rise and fall of lunar
tides.
(2) Coastal Wetlands - Other Coastal Marshland
Description. All other marshland which is not
low tidal marshland. Appropriate land uses
are those which will not alter natural functions.
Examples of acceptable land use may include
utility easements, fishing piers, and docks.
(3) Estuarine Waters_Description. Estuarine Waters
are defined in G.S. 113229 (n) as, "all the
water of the Atlantic Ocean within the boundary
of North Carolina and all the waters of the bays,
sounds, rivers, and tributaries thereto seaward".
(4) Re
Special Aquifer Areas -Outer Banks and Barrier
Islands Description. Areas of well -drained sands
that extend downward from the surface to include
an extensive area of fresh water that is an
important source for a public water supply
identified by the North Carolina Department of
Human Resources, Division of Helath Services,
or that are classified for water supply use
pursuant of Health Services or that are class-
ified for water supply use pursuant to G.S.
143-214.1. Appropriate land use's are those
which do not rely upon subsurface waste disposal
system or result in salt water intrusion.
esource Areas -Watersheds or Aquifers-
(5) Areas Subject to public Rights -General Descrip-
tion. Areas such as waterways and lands under
or flowed by tidal waters or navigable waters,
to which the public may have rights of•.access
or public trust rights of access or public
trust rights; and areas which the State of
North Carolina may be authorized to preserve,
conserve, or protect under Article XIV, Section
5, of the North Carolina Constitution.
42

(6) Areas Subject to Public Rights -Certain
Public Trust Areas Description.
All waters of the Atlantic Ocean and the lands
there -under from the mean high water mark
to the seaward limit of State jurisdiction;
all natural bodies of water subject to
measurable lunar tides and lands there -under
to the mean high water mark; all navigable
natural bodies of water and lands there -under
to the mean high water mark or ordinary high
water mark as the case may be, except
privately owned lakes to which the public
has no right of access. Appropriate land
uses are those which do not interfere with
public right of navigation. Navigational
channels, drainage ditches, bulkheads and
piers are appropriate land uses.
(7) Natural Hazard Areas -Sand Dunes along the
Outer Banks Description.
Dunes are define
loose wind-blown
as,ridges or mounds of
material, usually sand.
Appropriate land uses are those employing
engineering practices and site preparation
to minimize unnecessary damage.
(8) Natural Hazard Areas -Ocean Beaches and
ne
uter Banks
These are defined as land areas without
vegatation covering, consisting of unconsol-
idated soil material that extends landward
from the mean low tide to a point where any
one or combination of the following occur:
a) vegetation, b) a distinct change in
predominant soil particle size, or c) a
change in slope or elevation which alters
the physiographic land form. Appropriate
land uses are those which preserve to the
greatest extent feasible, the opportunity
to enjoy the physical, aesthetic, cultural,
and recreational qualities of the shorelines.
(9) Natural Hazard Area -Coastal- Flo6iiplains
Description.
Coastal floodplain is defined as the land
areas adjacent to coastal sounds, estu aries,
or the ocean which are prone to flooding
from storms with an annual probability of one
percent or greater (100-year storm). Land
uses must comply with standards of the Federal
Insurance Administration.
43

(10) Natural Hazard Areas -Excessive Erosion Areas
Descri tion.
a General Description - areas where geologic
and soil conditions are such that there is
substantial posibility of excessive erosion
or se.ismicacitvity.
Ucean trodibie Areas Description.
Defined as the area above mean high water
where excessive erosion has a high probability
of occurring. In delineating the landward
extent of this area, a reasonable 30 year
recession line shall be determined using
the best scientific data available. The Ocean
Hazard Area setback is 140 feet in Yaupon
Beach. Appropriate land uses are recreation,
conservation, and easements for access.
(12) Natural Hazard Areas - Excessive Eros
criotion.
Defined as the area above ordinary high water
where excessive erosion has a high probability
of occurring. In delineating the landward
extent of this area, a reasonable 25-year
recession line shall be determined using the
best available information. Permanent or
substantial residential, commercial, institu-
tional or industrial structures are not
appropriate land uses.
(13) Natural and Cultural Resource Areas. The final
group of AEC's is gathered under the heading
of fragile coastal natural and cultural resource
areas and is defined as areas containing
environmental, natural, or cultural resources
of more than local significance in which un-
controlled or incompatible development could
result in major or irreversible damage to
natural systems or cultural resources, scientific,
educational or associative values, or aesthetic
qualities. Included under this category for
Brunswick County are archaeological and
historic sites.
The following development standards applicable to
all AEC's have been established:
(1) No development should be allowed in any
AEC which would result in a contravention
or violation of any rules, regulation,
or laws of the State of North Carolina
or of local government in which the
development takes place.
44

(2) No development should be allowed in any
AEC which would have a substantial
likelihood of causing pollution of the
waters of the State to the extent that
such waters would be closed to the taking
of shellfish under standards set by
the Commission for Health Services
pursuant to G.S. 130-169.01.
45

CO!VUMITY CAPACITY
1. EXISTING AND PROPOSED FACILITIES
The future population growth of Yaupon is dependant upon the facilities
provided by both the Town and Brunswick County. The proposed public
sewerage system will increase the number of developable lots,
therefore increasing the density of residential sections. This in
turn will create a greater demand on corresponding facilities such
as recreation, water, schools, and fire and rescue.
For this reason, a discussion of public facilities is an
important element of the Town's Land Use Plan.
A. Water Facilities
Yaupon Beach presently owns and operates a public water system
which utilizes wells for its water supply. A 75,000 gallon capacity
elevated storage tank is used for fire flow conditions and system
pressure maintenance.
At the present time, 437 customers are served by the system.
Except for approxiamately 2 or 3 blocks, the entire Town is provided
with Public Water. An average of 45,868 gallons are used per day,
with the average per customer being 124 gallons per day.
The State of North Carolina requires that "the combined yield
of all wells of a water system shall be sufficient to provide the
average daily demand (based on 400 gallons per day per customer)
in not more than 12 hours pumping time. Based on these standards,
at the present rate of pumping (125 GPM) the system is limited to
450 customers. If pumps are adjusted to a rate of 175.GPM, the
system would be limited to 630 customers. The Brunswick County
Planning Department, estimates an additional 98 customers within
the next ten years raising the total number to 502. In order to
provide for these additional customers (using the average 400
gallons per day as required by the State) the pumping rate will
have to be increased.
In addition, the State requires the minimum elevated storage
facility to have the capacity of a one -day supply ( based on 400
gallons per day per customer). At the present time, the Town's
75,000 gallon capacity tank provides enough storage for only 187
customers well under the 437 currently served. A total of 160,000
gallons storage are needed to meet State guidelines. To avoid
future storage deficiences, it would be advisable to increase
the storage to provide for the future maximum demand, rather than
incrementally. If all lots were built on, Yaupon Beach has a
maximum potential of 1200 customers which would require an addi-
tional 400,000 gallons of storage.

There are two alternatives for providing this additional storage.
Yaupon Beach could either construct a 400,000 gallon ground storage
tank with supporting facilities at an approximate cost of $156,500
or connect to the Brunswick County regional water system at a more
reasonable estimated cost of $13,250. Connection to the County system
would be achieved by a meter and altitude value. No electrical con-
trols or power would be required because the water would flow by
gravity into the Yaupon Beach system should the Town's system need to
be supplemented.
Given the wide difference of cost, the Town chose.to hook up to
the County's Phase I: Water system. But because the County's present
water rate is somewhat higher than the Town's present production
cost, the existing wells will be used as the prime source, with the
County system as back-up.
The following map shows the Phase I Segment p water line that
will serve Yaupon Beach. It will follow N.C. 133 from N.C. 211 to
the Town of Long Beach limits. A 12" diameter line already exists
along the segment. An 18" diameter line will be added to accomodate a
Phase II expansion of service.
4..7

Sewerage Facilities
For Yaupon Beach, the principal method for disposal of human
and domestic wastes is the standard septic tank and filter field
system. In areas where low densities and suitable soils are present,
such septic tank and filter field systems offer adequate sewage
disposal without serious repercussions. However, in small towns
and residential subdivisions with small lot sizes and high occupancy
rates, the effectiveness and safety of septic tank disposal systems is
significantly reduced by a smaller filter field dictated by the size
of the lot.
In order to accommodate future development, minimize the possibility
of septic tank failure and thus public health problems and adverse
financial impacts, and to minimize the shellfish areas pollution
problems, Yaupon Beach has been included in the South-eastern Bruns-
wick County 201 Facilities Plan. The proposed Phase I (1990) and
Phase II (2000) facilities will service 100% of the Town of Yaupon
Beach. The Phase I facility can serve a summer population of 2,867
and a winter poplulation of 947. The total flow capacity is 268,065.
Projected population figures for 1990 are 947 permanent residents
and 1,513 seasonal residents making the service capacities for the
system adequate for Yaupon Beach.
Funding for the 201 Facilities Plan has not yet been approved,
however, due to federal level budget problems. The delay in funding
will delay construction of the system. It is probable that this
county -wide sewer system will not be a reality until late in the
1980's.
Therefore, it is essential that the Town of Yaupon Beach plan
for lower density development in the next five years. At present,
the pattern of development is medium density throughout Yaupon Beach
and this is dependent on individual septic tank disposal systems.
Without a public sewer system, the area is not suitable for higher
density development, due to physical constraints of the land to
accommodate increasing amount of human and domestic wastes. With
additional installations of septic tank disposal systems, the risk
of serious environmental repercussions will increase for the Town
of Yaupon Beach.
48

SERVICE AREAS ��,�
® Southwestern 201 Area '.� OFtUM4WICK COUNTY
®S', Southeastern 201 Area 01j�_rl; �-: d011111 CA110UNA
® j4 Northern 201 Area
•raltp.tllti"o ; 2 ;;d
0 1
Z'ti • 71 t 1,
N
de
orunswiCK county Manning Department, 1980 cpb
49

C. Recreational facilities
At the present time, Yaupon Beach provides no recreation or park facili-
ties for the public other than the beach itself. Because of this, many
residents -rely on Long Beach for sports facilities and a number of recreatio-
nal programs for the youth and elderly.
In addition~ there are a number of private facilities in Yaupon Beach
available for use by residents. Local motels have one tennis court and 3
pools: The Oak Island Country Club has golf, tennis, and swimming facilities.
There is also a dance studio, 3 arcades, and fishing pier with restuarant.
Most other recreation needs involve the 0.7 miles of beach in Yaupon
Beach. Public access to the oceanfront is provided by the extension of
eleven street ends; included are six hard surface street ends for access
and parking. More parking could be added by widening the street ends to the
width of the right-of-way. Also, some measures should be taken to help con-
trol erosion such as limiting parking a greater distance back from the dunes
and the construction of walkover in areas of high pedestrian traffic.
The importance of the beach to the Town cannot be underestimated as it
is responsible for a large portion of the tourist industry which substantially
contributes to the economy of Yaupon Beach. Yet, at the same time, other
public recreation activities should be considered by the Town, especially with
the growing number of retired residents.
50

2. POPULATION PROJECTIONS
Introduction
Population projections provide the basis for most major planning
decisions. It is on these projections that planning future needs
for services and facilities are based. Not only are the total number
of people important but also whether they are permanent or seasonal
residents.
To be sure, projecting population is a guessing game because.the
influences that create the ebb and flow of people is unpredictable,
therefore, projections are made on the assumption that the general
conditions at the time of the projection will remain stable.
Projections must be reviewed often and updated based on conditions
at the time of the review.
The population of Yaupon Beach has already exceeded projections
made in the early 1970's for the year 1990 because the degree of
current seasonal development was unknown at that time.
Contained within this section are the projections of Yaupon Beach's
population through the year 2000.
51

YAUPON
BEACH POPULATION
PROJECTIONS
Brunswick
Yaupon Beach
Percent
Yaupon Beach
Year
County
Permanant
of County
Seasonal
Subtotal
1985
51,200
750
1.62
1,227
1,977
1990
64,300
947
1.47
1,513
2,460
2000
78,000
1,176
1.51
1,664
2,840
Sources: N.C. Dept. of Administration
Cape Fear C.O.G.
Southeastern Brunswick Count
Brunswick County Planning De
YAUPON BEACH PROJECTED POPULATION CHANGES
Yaupon Beach
Population
Percent Change
Year
permanent
seasonal
permanent seasonal
rom 1 0) from 1 80)
1985
750
1,227
39.41% 19.24%
1990
947
1,513
13.82% 9.56%
2000
1,176
1,664
24.18% 9.98%
As in the past, Yaupon Beach will continue to rank about fifth as
a County population center. Seasonal residents will continue to be a
smaller percentage of the total population as more residents retire in
the area permanently.
The 1980-1985 population change of Yaupon Beach is, like the 1985
population, some what lower than might be expected. These low percentages
are due to the nature of the population projection methodology, as
outlined on the following page. The methodology is based historically
on average increases and percentages of'County population, and there-
fore is thought to be the best method to utilize for the Yaupon Beach
Projections regardless of their slightly low characteristics.
From 1985-1990, the population percentage
is projected to be 13.82% for permanent and 9.
This increase is expected to continue for the
for permanent and 9.98% for seasonal.
increase in Yaupon Beach
56% for seasonal populations.
1990-2000 era with 24.18%
52

Population Projection Methodology
Projections for both permanent and seasonal populations are based
upon a ratio -step down method from historical and existing population
trends in Brunswick County. Through simple analysis it was learned
that the ratio of the Brunswick County population to the Yaupon Beach
permanent and seasonal population, respectively, has remained fairly
constant from 1970 to 2000. Using this fact and the following
assumption, the above projections were made.
Assumption: The permanent, seasonal, and subtotal populations of
Yaupon Beach in relation to Brunswick County's total
permanent population will remain the same through time.
Projection Calculations
Calculation of Permanent Population
Brunswick Yaupon Beach Ratio
Year County Permanent Factor
1980
38,100
1990
64,300
2000
78,000
Yaupon Beach Population
Ratio Factor e Brunswick County Population
Ratio Multiplier = .0439254 = .0146418
3
538 .0141207
947 .0147278
1,176 .0150769
Total .NT=
Brunswick
Ratio
Yaupon Beach
Year
Count
Multiplier
Permanent Population
1970
24,223
X 46418
.01
3 5
1975
35,621
X .0146418
522
1985
51,200
X .0146418
750
Calculation of Seasonal Population
Brunswick
Yaupon Beach
Ratio
Year
County
Seasonal
Factor
T9W
38100
.OTM8
1990
64,300
1,513
.0235303
2000
789000
1,664
.0213333
Total .0718714
53

Yau on Beach Po ulation
Ratio Factor = Brunswick County Population
Ratio Multiplier = .0718714 = .0239571
3
Brunswick Ratio Yaupon Beach
Year County Population Multiplier Seasonal
1970 24,223 X .0239571 580
1975 35,621 X .0239571 853
1985 51,200 X .0239571 1,227
Calculation of Subtotal Population
The Subtotal Population is the addition of the Seasonal to the
Permanent Populations. The Subtotal Population is the peak number of
persons projected to be in Yaupon Beach.
54

3. ESTIMATED DEMAND
The estimated demand for Yaupon Beach is expressed in terms of the
holding capacity of the Town; this is the maximum population that can be
safely and economically supported by the present and planned facilities,
regulations,and developable land of the Town.
The holding capacity of a planning district refers to the ability of
the natural and man-made systems of an area to support the demands of
various land uses. It refers to inherent limits in the systems beyond which
change cannot be absorbed without resulting in instability, degradation,
or irreversible damage.
Residentially speaking, the holding capacity of a planning district
is the number of dwelling units the vacant and renewal land in the planning
district will accommodate to a prescribed pattern of residential densities.
The basic elements used in determining holding capacity are projected
wateraandnsewerageincreases
facilitiesthe
futureiplannedodevelopment91and insti utionaluandn
organizational constraints, transportation systems, vunerable habitats, lands
With soils suitable for development, energy supplies, man-made hazard areas,
and archeological and historical sites.
Measurement techniques for holding capacity are necessarily dynamic rather
than static. Measurement is based upon current existing and proposed holding
capacity elements. In the future these elements may change and thus alter
the holding capacity of the planning area. Changes in the elements may be
brought about by technogical advances, economic fluctuations, energy crises,
new life style attitudes, and institutional changes. However, major changes
inalsis
re
not
brouht about in very
every five years oand tshould atherefore hkeep nup withiall g capacty aelement
changes that have occurred. Because of this, and because in holding capacity
analysis is based upon all current element trends, the resultant estimated,
.
demand is thought to be rather accurate.
Water Facilities Capacity
The present Yaupon Beach water system is sufficient to provide service
to 450 customers using the State standard of 400 gpd/ capita since the
system is presently servicing 437 customers, capacity is being approached.
A recent engineering report shows that if the pumps were adjusted to a more
rapid rate, the system could service 630 customers. The Brunswick County
Planning Department estimates the total number of customers in 1990 to
be 502. Since the Town of Yaupon Beach does plan on extending services
to all future residents, it can be assumed that the capacity number to
be used .for this estimate is 630 customers; a number that, given the
present growth rate and residential densities, won't be reached until
2003. The Town is in'the planning process of connecting to the
County's system. -Potential customer volume will be much greater and the
resultant capacity year extended.
Ur

Sewerage Facilities Capacity
The present method of sewage disposal in Yaupon Beach is the conventional
septic tank. If Yaupon Beach were to continue to utilize this method of
sewage disposal, their capacity would soon be reached in terms of resultant
health hazards and danger to adjacent estuarine waters. However, in order
to accommodate future development, Yaupon Beach plans to participate in
the Southeast 201 Facilities Plan. Under this system Yaupon Beach could
serve a total summer and winter population of 3,814, a population that
reaches well into the first decade of the twenty-first century.
c . Developable Lands
When assessing developable lands for Yaupon Beach, all lands not
suitable for development must be subtracted from all undeveloped lands.
Lands not suitable are primarily those with very severe soils.
Yaupon Beach has a total of 181.4 undeveloped acreage. Very severe
soils in Yaupon Beach account for 66.93 acres of which very little
is developed. This leaves approximately 100 acres suitable for develop-
ment. Using the average acreage per unit of .37 acre, this land is
suitable to accommodate approximately 270 units, of which about 89
percent, or 240 would be residential. Given a permanent and seasonal
average household size of 3.58, this would be enough residential units
to accommodate 859 additional persons, or a ultimate of 2,426 persons.
This population figure is presently estimated to be reached before
the year 2000, around 1990. Therefore, regardless of the capacity of
water and sewer facilities, the capacity of the developable land in
Yaupon Beach will apparently be reached first. This estimate could
of course change given fluctuations in given existing residential
densities and more land becoming developable with the provision of
public sewer service.

PART K
POLICY DEVELOPMENT
AND
IMPLEMENTATION

PART III
POLICY DEVELOPMENT AND IMPLEMENATION
TABLE OF CONTENTS
A. PUBLIC PARTICIPATION
Resident Type
Work Place
Major Problems Facing Yaupon Beach
Characteristics of Yaupon Beach
Public Facilities and Services
Future Development
Polluted Shellfish Areas
Beach Erosion
Vehicles on the Beach
Beach Access
Recreation Facilities
Emergency Preparedness
Oak Island Merger
B. POLICY STATEMENTS
1. Resource Protection
Estuarine Systems
Ocean Hazard Areas
Natural and Cultural Resource Areas
2. Physical Constraints to Development
Septic Tank Suitability
Drainage
Bearing Capacity
3. Resource Protection and Management
Productive Agricultural and Forest Lands
Net Fishing
Coastal and Esturine Waters
Existing and Potential Mineral Production Areas
Off Road Vehicles
Industry
Commercial Land Use
4. Provisions of Services to Development
Public Water Supply
Public Sewerage System
Solid Waste Disposal
Rescue Squad and Fire Protection
Public School System
Transportation
Tourism
5. Growth Patterns
Compact Growth
Provision of Services
Segregation of Conflicting Land Uses
Recreation
Housing Types
Commercial Facilities
Airport Approach Zones
59
59
60
60
60
60
60
60
61
61
62
62
62
62
64
66
66
69
71
73
73
74
74
74
74
75
75
75
75
75
75
76
76
76
76
76
77
77
77
77
77
77
77
77
77
77
78
C. POLICY IMPLEMENTATION 79

A. PUBLIC PARTICIPATION
Several techniques.were used to involve these residents
in the land use planning process for Yaupon Beach. Local
meetings with county planners, Town Officials, and community
residents were held. These meetings fostered public partic-
ipation in the identification of community problems and
issues and in the review of preliminary land use plans and
the Town Policy Statements. Important issues were also
reported upon in the local weekly newspapers. This served
to inform residents and create awareness about concerns
affecting their community. Also, as a convenience to the
town residents with questions, concerns, and ideas about
land use planning for Yaupon Beach, a "dial -a -planner"
service was in operation and publicized from February 1,
1980 to June 15, 1980. The service allowed those people
unable to attend local meetings to talk.directly with a
county planner. Finally, as an effort to involve residents
in the planning process, the Brunswick County Planning
Department sent out a questionnaire to all property owners
in the community. The survey sought opinions and attitudes
that Yaupon Beach residents hold on issues regarding land
use and development, service provision, capital improvements,
and beach strand policy.
The questionnaire, by far,
by Yaupon Beach residents in the
Approximately 404 questionnaires
of February, 1980. One hundred
during the middle of March, 1980
an analysis of the opinions and
who took the time to respond.
Resident Type
elicited the most participation
land use planning process.
were sent out the middle
twenty-one were then tabulated
. The following represents
concerns of the 30 percent
Fifty four percent of the respondents were permanent
residents, 44 percent were seasonal, and 2 percent, did
not classify themselves.
59

Persons per household ranged from 1 to 5, with the
majority of responses indicating 2 persons per house, which
reflects a large number of retired property owners.
The property owners who answered the questionnaire
were for the most part between the ages of 41 and 65 years.
They indicated the following age and sex distribution in
their residences.
Population
(Age in Years)
Male
Female
0-25
it
5
26-45
13
9
46-65
27
26
66+
19
12
Work Place
Responses indicated that approximately 18 percent of the
property owners work in the immediate area of Yaupon Beach,
while 27 percent work outside the immediate area. Thirty
seven percent of the respondents indicated they were retired,
and about 17 percent did not answer the question.
Major Problems Facing Yaupon Beach
Property owners were asked to list problems they felt
were facing Yaupon Beach. Erosion was the most prevalent
answer. Other frequent answers included public services,
litter, and sewage facilities.
Characteristics of Yaupon Beach - Desirable and Undesirable
When asked what characteristics made Yaupon Beach a
desirable place to live, residents listed most often the
characteristics to family orientation and friendly people.
The beach location also made it a desirable place to live.
As for undesirable conditions in Yaupon Beach, residents
noted a wide range of items; however, litter and odor from
the local fish factory were the most frequent answers.
The streets and inadequate public services were also mentioned
frequently as undesirable conditions.
Public Facilities and Services
Property owners were also asked to respond to questions
evaluating facilities and services in the community and
financing mechanisms for future facilities and services.
Specifically, they were asked to rate ten service/facility
related itmes on a scale of one to five. One was the
lowest or worst rating, while five was the highest or
best. In general, water service, refuse service, fire and
police protection were rated fairly high.,
m

Property owners were also asked if they would support
construction of a bridge from a location at the western
part of Oak Island to the mainland. The majority of
respondents did support the bridge. Approximately 69 percent
of the responses did favor it, 21 percent did not favor it,
and 10 percent did not answer the question.
Future Development
When asked about the future development of Yaupon Beach,
property owners generally agreed on the types of development
to be encouraged and discouraged. Permanent and Seasonal,
single family dwellings topped the list of types to be
encouraged and multi -family, condominiums, mobile homes, and
industrial were types to be discouraged. The response was
split on whether to discourage or encourage duplex, commercial,
and tourist -related business development. The following is
a list of the different development types with the percentage
of responses for encouragement or discouragement. Any percent-
age not accounted for in the table are due to "no response
Type Encourage Discourage
Permanent
Residential
67%
2%
Seasonal
Residential
53
4
Single Family
Dwellings
63
3
Duplexes
21
30
Multi -Family
7
48
Condominiums
15
50
Mobile Homes
3
59
Commercial
20
42
Industrial
3
54
Tourist -related
business
41
24
Polluted Shellfish Areas
In reference to shellfish areas adjacent to Yaupon Beach
which were closed to harvesting because of pollution, the
residents were asked what methods, if any, they would support
to clean up these areas and permit harvesting. A total of
167 responses were given. Of these responses, construction
of sewage treatment facilities received 43 percent, prevention
of building near wetlands (within 75 feet) received 34 percent,
and increase lot size requirements for building homes received
16 percent. The remaining percentage of responses were other
various suggestions for dealing with the problem.
61

Beach Erosion
The rate of beach erosion on Yaupon Beach has been
established by the State of North Carolina to be 4.7 feet
per year. The State requires that buildings on the beach
front should last thirty years, and that to accomplish this,
a setback from the water of 140 feet must be required.
Yaupon residents were asked what they thought of this policy..
The majority of those who answered the question felt that
the policy should remain in effect and should be enforced
(75 percent of all responses to the question). Eighteen
percent felt that people should be able to build closer to
the water, but not be allowed to get federal flood insurance
if they do build closer, while 7 percent felt the policy
should be canceled altogether.
Property owners were also asked what they would favor
the Town of Yaupon Beach do in regard to beach renourishment
projects. Less than half of the total respondents chose to
answer this question. Of those who did respond, 45 percent
supported financing a portion of the project cost, 30 percent
supported providing areas from which to take sand and locations
on which waste soils can be deposited, and 26 percent supported
providing easements for work.
Vehicles on the Beach
The questionnaire asked residents whether or not vehicles
should be permitted on the dunes and beaches. About 60 percent
of the residents said they should not, 3 percent said they should,
and 27 percent chose not to respond.
Beach Access
Eighty responses were received for a question regarding
what measures residents would support to improve beach access.
Of those who responded, 55 percent indicated they would support
improving the parking facilities of existing access areas, while
45 percent would favor the construction of dune walkover structures.
Recreation Facilities
Residents were asked what type of recreational facilities
they felt were needed at Yaupon Beach. A total of 145 responses
were given which were fairly well distributed among the four
different choices. A multi -purposes center received 33 percent
of the total responses, a youth oriented program received 24
percent, an increase in park areas received 23 percent, and
an elderly oriented program received 20 percent.
Emergency Preparedness
When asked if Yaupon Beach was well enough prepared for
hurricane and flood evacuation, 42 percent of the residents
said "yes" while 17 percent said "no". Forty one percent
of the residents chose not to answer.
62

Oak Island Merger
One final question was posed t
Yaupon Beach. Asked if they would
the towns of Caswell Beach, Yaupon
the property owners voted equally.
said "yes" and 45 percent said "no"
to respond.
o the property owners of
support the merging of
Beach, and Long Beach,
Forty five percent
Ten percent chose not
63

B. POLICY STATEMENTS
The Yaupon Beach Town Council has adopted the following policies
for dealing with land use planning issues which will affect the community
within the next ten years. These policies establish a systematic basis
by which proposed developments will be judged. If a proposed project or
development would violate the intent of these policies, action to prevent
its construction will be taken by local, state and federal government agencies.
These policies will be used by local officials in their decision making
process to increase the consistency and quality of their decisions.
OUTLINE
1. RESOURCE PROTECTION
A) Estuarine Systems
B) Ocean Hazard Areas
C) Natural and Cultural Resource Areas
2. PHYSICAL CONSTRAINTS TO DEVELOPMENT
A) Septic Tank Suitability
B) Drainage
C Bearing Capacity
3. RESOURCE PROTECTION AND MANAGEMENT
A) Productive Agricultural and Forest Lands
B) Net Fishing
C) Coastal and Estuarine Waters
D) Existing and Potential Mineral Production Areas
E) Off Road Vehicles
F) Manufacturing
G) Commercial Land Use
4. PROVISIONS OF SERVICES TO DEVELOPMENT
A Public Water Supply
B Public Sewerage System
C) Solid Waste Disposal
D) Rescue Squad and Fire Protection
E Public School System
F Transportation
G Tourism
64

5. GROWTH PATTERNS
A) Compact Growth
B) Provision of Services
C) Segregation of Conflicting Land Uses
D) Recreation
E) Housing Types
F) Commercial Facilities
G) Airport Approach Zones

1. RESOURCE PROTECTION
Yaupon Beach will support and enforce through its CAMA
permitting capacity the State Policies and permitted uses in the
Areas of Environmental Concern (AEC's). The State Policy State-
ments for AEC's offer protection for Yaupon Beach fragile and
significant environmental resources with the CAMA permitting
procedures. In accordance with those policies set forth in
subchapter 7H of the State CAMA regulations, Yaupon Beach
adopts the following policies concerning AEC's in its juris-
diction.
A. The Estuarine System. In recognition of the enormous
economic, social, and biological values the estuarine
system has for North Carolina, Yaupon Beach will promote
conservation and management of the estuarine system as
a whole, which includes the individual AEC's: coastal
wetlands, estuarine waters, public trust areas, and
estuarine shorelines. The significance of the system
and its components is described in this plan under
Fragile Areas.
The management objective for the system shall be to give
highest priority to the protection and coordinated management
of all the elements as an interrelated group of AEC's, so
as to safeguard and perpetuate their biological, social,
economic, and aesthetic values, and to ensure that any
development which does occur in these AEC's is compatible
with natural characteristics so as to minimize the likeli-
hood of significant loss of private property and public
resources.
In general, permitted land uses in the coastal wetlands,
estuarine waters, and public trust areas shall be those
which are water dependent. Examples of such uses may
include: utility easements, docks, boat ramps,
dredging, bridges and bridge approaches, revetments,
bulkheads, cul.verts, groins, navigational aids, mooring
pilings, navigational channels, simple access channels,
and drainage ditches.
Land uses that are not water dependent shall not generally be
permitted in coastal wetlands, estuarine waters, and
public trust areas. Examples of uses that are not water
dependent may include: restaurants, residences, apartments,
motels, hotels, trailer parks, private roads, factories,
and parking lots.
Specific policies regarding the individual AEC's of the
estuarine system are stated below. In every instance,
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 subchapter 7H of the State CAMA
regulations.

(1) Coastal Wetlands. Activities in the coastal wetland
areas shall be restricted to those which do not sig-
nificantly affect the unique and delicate balance of
this resource. Suitable land usesinclude those
giving highest priority to the protection and manage-
ment of coastal wetlands, so as to safeguard and per-
petuate their biological, social, economic, and aesthetic
values and to establish a coordinated management system
capable of conserving and utilizing coastal wetlands
as a natural resource essential to the functioning of
the entire estuarine system. Highest priority of use
shall be allocated to the conservation of existing
coastal wetlands. Second priority shall be given to
those uses that require water access and cannot function
elsewhere.
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, parking lots,
private roads, and highways.
(2) Estuarine Waters. In recognition of the importance of
estuarine waters for the fisheries and related industries
as well as aesthetic, recreation,and education, Yaupon
Beach shall promote the conservation and quality of this
resource. Activities in the estuarine water areas shall
be restricted to those which do not permanently or sig-
nificantly affect the function, cleanliness, salinity,
and circulation of estuarine waters. Suitable land/water
uses include those giving highest priority to the conser-
vation and management of these areas so as to safeguard
and perpetuate their biological, social, economic, and
aesthetic values and to establish a coordinated manage-
ment system capable of conserving and utilizing estuarine
waters in order to maximize their benefits to man and
the estuarine system. Highest priority of use shall be
allocated to the conservation of estuarine waters and
its vital components. Second priority shall be given
to uses that require water access and cannot function
elsewhere.
Appropriate uses may include simple access channels,
structures which prevent erosion, navigation channels,
boat docks, marinas, piers and mooring pijings.
Yaupon Beach will also support projects in estuarine
water areas which aim to increase the productivity of
these waters. Such projects include oyster reseeding
programs and inlet channeling and dredging operations
for the purpose of increasing the flushing action of
tidal movement.
Yaupon Beach, in recognition of the shellfish areas
pollution problem which closes these areas to harvesting,
supports the construction of the Southeast 201 Facilities
Plan. i
67

(3) Public Trust Areas. In recognition of certain land and
water areas in which the public has certain established
rights and which also support valuable commercial and
sports fisheries, have aesthetic value, and are resources
for economic development, Yaupon Beach shall protect
these rights and promote the conservation and manage-
ment of public trust areas. Suitable land/water uses
include those which protect public rights for navigation
and recreation and those which preserve and manage the
public trust areas in order to safeguard and perpetuate
their biological, economic, social, and aesthetic value.
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 navigation
channels, increase shoreline erosion, deposit spoils
below mean high tide, cause adverse water circulation
patterns, violate water quality standards, or cause
degredation of shellfish waters shall not be allowed.
Uses that may be allowed in public trust areas shall not
be detrimental to the public trust rights and the bio-
logical and physical functions of the estuary.
Examples of such uses include the development of naviga-
tional channels or drainage ditches, the use of bulkheads
to prevent erosion, the building of piers,docks,or marinas.
(4). Estuarine Shoreline. CAMA defines the estuarine shoreline
at Yaupon Beac as the area 75 feet landward of the estuarine
waters. Yaupon Beach recognizes:• (1) the close association
between estuarine shorelines and adjacent estuarine waters,
(2) the influence shoreline development has on the quality
of estuarine life, and (3) the damaging processes of shore-
front erosion and flooding to which the estuarine shore-
line is subject.
Shoreline development has a profound effect on adjacent
estuarine waters. Effluent from poorly placed or malfunc-
tioning septWsystems can pollute shellfish areas which
represent much greater economic benefits to the town s
citizens than do the residential uses of estuarine
shoreline areas. In recognition of this fact, Yaupon Beach.
will use 'a11 available.means of law to restrict the use of
estuarine shoreline afeas for.r.esidential purposes where there
is•a:substantial.chance of pollution occurring
The natural process of erosion transforms shoreline areas
into public trust areas. It shall be the policy of Yaupon
Beach to allow this natural process to occur if life or
structures are not in jeopardy.
Suitable land uses are those compatible with both the
dynamic nature of estuarine shorelines and the values
of the estuarine system.
68

Residential, commercial, and recreational land uses are all
appropriate types of use along the estuarine shoreline pro-
vided that:
(a) a substantial chance of pollution occurring
from the development does not exist,
(b) natural barriers to erosion are preserved and
not substantially weakened or eliminated,
(c) the construction of impervious surfaces and
areas not allowing natural drainage is limited
to only that necessary to adequately service
the development,
(d) standards of the North Carolina Sedimentation
Pollution Control Act 1973 are met,
(e) development does not have a significant
adverse impact on estuarine resources,
(f) development does not significantly interfere
with existing public rights of access to, or
use of, navigable waters or public resources.
B. Ocean Hazard Areas. 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, Yaupon Beach supports the State Policies for
Ocean Hazard Areas in Subchapter 7H of the State CAMA
Regulations. The ocean hazard area designation for
Yaupon Beach includes the AEC's of ocean erodible areas
and high hazard flood areas. Their significance and
characteristics is described in this plan under Fragile
Areas.
Suitable land uses in 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 develop-
ment. Ocean shoreline erosion control activities, dune.
establishment/stablization, and structural accessways
are all acceptable types of land uses. Residential,
commercial, and recreational land uses are also acceptable
types of use in ocean hazard areas provided that:
(1) Development is landward of the crest of the primary dune,
and where no primary dune exists, development is set back
a minimum of 30 times the average annual erosion rate
(140 feet at Yaupon Beach) from the first line of stable
vegetation.
(2) Development does not involve the significant removal or
relocation of primary or frontal dune sand or vegetation
thereon.
W

(3) Development is consistent with minimum lot size and set
back requirements established by local regulations.
(4) Development implements means and methods to mitigate or
minimize adverse impacts of the project.
(5) Development of growth -inducing public facilities such as
sewers, waterlines, roads, bridges, and erosion control
measures is constructed only in cases where:
(a) national or state interests and public benefits
are clearly overriding factors,
(b) facilities would not exacerbate existing hazards
or damage natural buffers,
(c) facilities would be reasonably safe from flood
and erosion related demage,
(d) facilities do not promote growth and development
in ocean hazard areas.
(6) Prior to the issuance of any permit for development in the
ocean hazard AEC's, there shall be a written acknowledgement
from the applicant that the applicant is aware of the risks
associated with development in this hazardous area.
(7) The Town of Yaupon Beach believes that the 0.7 mile of Ocean
Shoreline is a valuable natural recreational resource that
should be kept clean, usable and safe for public use. There-
fore, it is the policy or plan of Yaupon Beach to provide
appropriate beach access and parking facilities, trash
receptacles, stump removal, when deemed to be hazardous to
public safety, and any other beach service which would be
feasible and appropriate, excepting erosion control activities.
(8) The natural process of erosion transforms shoreline areas
into public trust areas. It shall be the policy of Yaupon
Beach to allow this natural process to occur.
70

Natural and Cultural Resource Areas. Uncontrolled
or incompatible eve opment may result in major or
irreversible damage to fragile coastal resource
areas which contain environmental, natural, or cul-
tural resources of more than local significance.
In recognition of this, Yaupon Beach will seek to
protect such natural systems or cultural resources;
scientific, educational, or associative values; and
aesthetic qualities.
Individual AEC's included in this general category
are: coastal complex natural areas, coastal areas
that sustain remnant species,.unique coastal geologic
formations, significant coastal architectural resources,
and significant coastal historic architectural resources.
Their description and significance is found in this
plan under Fragile Areas.
In general, these resources are noted to be valuable
educational, scientific, and aesthetic resources that
canpot be,duplicated. They may be important components
in a natural system or in the broad patterns of history.
Their.importance serves to distinguish the designated
areas as significant in relation to the coastal land
scape and historical architectural and archaeological
remains in the coastal zone.
In accordance with policies stated in subchapter 7H
of the State CAMA regulations, Yaupon Beach will
support the following actions regarding these
irreplaceable resources:
(1) Protection of unique habitat conditions that are
necessary to the continued survival of threatened
and endangered native plants and animals and to min-
imize land use impacts that might jeopardize these
conditions.
(2) Protection of the features of a designated coastal
complex natural area in order to safeguard its
biological relationships, educational and scientific
values, and aesthetic qualities. Specific objectives
for each of these functions shall be related to the
following policy statements either singly or in com-
bination:
71

(a) To protect the natural conditions or sites that
function as key or unique components of coastal systems.
The interactions of various life forms are the fore-
most concern and include sites that are necessary.for
'the completion of life cycles, areas that function
as links to other wildlife areas (wildlife corridors),
and localities where the links between biological and
physical environments are most fragile.
(b) To protect the identified scientific and educational
values and to ensure that the site will be accessible
for related study purposes.
(c) To protect the values of the designated coastal complex
natural area as expressed by the local government and
citizenry. These values should be related to the
educational and aesthetic qualities of the feature.
(3) Conservation of coastal archaeological resources of more
than local significance to history or prehistory that
constitute important scientific sites, or are valuable;
educational, associative, or aesthetic resources.
Specific objectives for each of these functions shall
be related to the following policy statements either
singly or in combination:
(a) to conserve significant archaeological
including their spatial and structural context
and characteristics through in site preservation
or scientific study,
(b) to insure that the designated archaeological
resource, or the information contained therin,
be preserved for and be accessible to the scien-
tific and educational communities for related
study purposes,
(c) to protect the values of the designated archaeo-
logical resource as expressed by the local
government and citizenry; these values should
be related to the educational, associative or
aesthetic qualities of the resource.
VA

Development may be permitted in designated fragile
coastal
natural or cultural resource areas provided that:
(1)
The proposed design and location will cause no major
or irreversible damage to the stated values of a
particular resource. One or more of the following
values must be considered depending upon the stated
significance of the resource:
(a) Development shall preserve the values
of the individual resource as it funcions
as a critical component of a natural system.
(b) Development shall not adversely affect the
the values of the resource as a unique
scientific, associative, or educational
resource.
(c) Development shall be consistent with the
aesthetic values of a resource as identified
by the local government and citizenery.
(2)
No reasonable alternative sites are available out-
side the designated AEC.
(3)
Reasonable mitigation measures have been considered
and incorporated into the project plan. These
measures shall include consultation with recognized
authorities and with the Coastal Resources Commission.
(4)
The project will be of equal or greater public
benefit than those benefits lost or damaged through
development.
2. PHYSICAL CONSTRAINTS TO DEVELOPMENT
Yaupon Beach adopts the following policies
regarding physical constraints to development.
A.
Septic Tank Suitability
In conformance with State and Health regulations,
growth and development will not be allowed in areas
where septic tanks will not function and sewer
services are not available.
Some areas of Yaupon Beach contain soils which do not
permit adequate percolation necessary for septic
system functioning. Also, some areas have high water
tables which similarily inhibit septic system func-
tioning. These areas, as they are delineated on the
soil suitability maps, will not be allowed to be
developed unless sewer service is available.
73

B. Drainage
There are two types of conditions in certain areas of the Town,
where need exists to assure that development if permitted will
not contribute to danger to life or other property.
In those areas identified by the Federal Emergency Management Adminis-
tration as Flood Prone Areas under the Federal Flood Insurance Program,
development shall conform to standards of that program, such as no
liveable areas being located lower than the identified 100 year flood
elevation.
Some areas of the Town are either by nature or by earlier act of man of
low-lying character, without adequate natural drainage pattern. -And-
s'ome of these areas are flooded frequently by rains that can be expected
often over the seasons. Yaupon Beach will discourage development of
such areas unless there is adequate ,assurance by the developer for'co'r-
rectingaany such problems of flooding or water.storage, and in such
manner that there is no adverse conditions created on adjoining land
areas.
3. RESOURCE PRODUCTION AND IiRNAGEMEN.T
Yaupon Beach's natural resources play a vital
role in its economy. Yaupon Beach's beaches
and dunes are utilized for recreational uses as
well as for fishing. Protection of these
resources is a prime concern of Yaupon Beach.
To deal with issues that involve resource pro-
duction and management, Yaupon Beach adopts
the following policies:
A. Productive Agricultural and Forest Lands.
Yaupon Beach contains no productive agricultural
and/or forest lands. Furthermore, there will
not likely be future agricultural and/or forest
land use in Yaupon Beach. Therefore, no policy
statements concerning this issue will be made.
74

B. Net Fishing
e Town wi 1 develop a policy for netting on the beach strand
after the consideration of the rights of fishermen, property
owners and recreational bathers.
C. Coastal and Estuarine Waters
Yaupon Beach feels that protection of Coastal
and Estuarine Waters is a prime prerequisite.
Habitats for shellfish in all stages of their
life cycle must be preserved in order to main-
tain fishing as a viable economic and recreational
activity. Therefore, any development which will
profoundly and adversely affect Coastal and
Estuarine Waters will be restricted. In the
design, construction, and operation of Coastal
and Estuarine development, every effort must
be made to mitigate negative effects on water
quality and fish habitat. These efforts will
be at the owners'or operators' own expense.
D. Existinq and Potential Mineral Production Areas.
Yaupon Beach contains very little Known mineral
deposits. Sand is the only deposit in abundance
and has never been mined. There is no reasonable
likelihood that it shall ever be mined.
Therefore, no policy statements concerning this
issue will be made.
E. Off Road Vehicles. In November, 1979, the Yaupon
Beach Boar of Commissioners enacted an Ordinance
to protect their beach areas. In this ordinance,
all vehicular traffic upon the beach areas within
the corporated limits of Yaupon Beach was prohibited
with the exception of those vehicles involved in
emergency or rescue operations.
F. Industr . Yaupon Beach will not allow the locatk6n of
in us ry within the"town limits due to lack of industrial land.
G. Commercial Land Use. Yaupon Beach supports the
development of low and medium density commercial
development in those areas designated by the
Yaupon Beach Zoning Ordinance.
75

4. PROVISIONS OF SERVICES TO DEVELOPMENT
A. Public Water Supply. All development in Yaupon Beach is
presently completely serviced with water. The cost of
securing this water supply is borne by the users in the
form of user charges.
B. Public Sewera e S stem. Yaupon Beach supports the devel-
opment an construction of the Southeast 201 Sewage Facilities
Plan.
C. Solid Waste Disposal. Yaupon Beach recognizes
its role as the provider of solid waste disposal
services for its residents. It is the policy
of Yaupon Beach to have this service provided
in an efficient, safe, and sanitary manner.
In order to carry out this role, adequate means
of final disposition must always be available.
Yaupon Beach presently uses the County's
"Southport Landfill" on Rt. 211. Yaupon Beach
supports the County's participation in regional
landfill projects so long as adequate landfill
sites are retained, maintained, and guaranteed.
D. Rescue S uad and Fire Protection. Yaupon Beach supports
t e owns o unteer ire Department.
Yaupon Beach does not operate a rescue squad of its own.
However, the Town does contribute funds to the rescue
squad in the neighboring town of Long Beach. Yaupon Beach
coordinates their volunteer fire department with Long
Beach's rescue squad through Long Beach's Civil Prepared-
ness Program.
E. Public School System. Yaupon Beach is served by a County
wi Zechool System. Yaupon Beach encourages continued
and expanded multi -purpose use of these facilities for
recreation and other purposes.
76

F. Transportation. Because of a lack of any organized
transportation program, Yaupon Beach does not provide
transportation for the elderly or handicapped.
However, Yaupon Beach encourages the expansion of
such existing programs within Brunswick County.
Yaupon Beach supports the construction of a bridge
at the west portion of Oak Island to the mainland.
G. Tourism. Yaupon Beach will promote and encourage
growth in its tourist industry.
5. GROWTH PATTERNS
A. Compact Growth. Yaupon Beach will encourage
existing areas under development to develop
fully before expansion into new areas and new
developments will. occur as an expansion from
these fully developed areas.
In addition, Yaupon Beach will follow where
applicable a policy that will allow existing
areas under development and areas with public
facilities to fully develop before expanding
into new areas and new development will occur
as an expansion from these fully developed
areas.
B. Provision of Service. Urban growth and develop-
ment will be directed to occur in areas where
adequate services are available or planned.
C. Segregation Of Conflicting Land Uses. Spatial
segregation of conflicting land uses will be
encouraged.
D. Recreation. Yaupon Beach will work to provide
netg or ood recreation areas. Yaupon Beach
also supports the development of a multi -purpose
community center. Such center could be used
for indoor recreational purposes.
E. Housing Types. Yaupon Beach will encourage
a variety of housing types primarily low and
medium density single family permanent and
seasonal residences. This policy is supported
by the Yaupon Beach Zoning Ordinance.
F. Commercial Facilities. Yaupon Beach supports
its commercial and recreational activity and
will work to make and keep them attractive
and economically sound.
77

G. Airport Approach Zones. A portion of Yaupon Beach is in
an approach zone Brunswick County Airport. The Yaupon
Beach Zoning Ordinance restricts building heights to 35' to
prevent interference with airport traffic. Therefore, no
additional policy is necessary.
78

C. POLICY IMPLEMENTATION
In order to carry out the policies which have been
adopted by Yaupon Beach, implementation methods are needed.
These methods which are developed are goals and objectives.
Goals are ends toward which actions should be directed, and
objectives are intermediate ends instrumental to the achieve-
ment of a goal., They are target statements achievable in
the scope of the Land Use Plan.
It is important that the Town's officials and citizens
support the goals and objectives enumerated therein.
Only then will the Town retain the character of the policies
they have adopted.
GOAL 1: Yaupon Beach will seek to prevent pollution
of its coastal waters.
Objective A: Yaupon Beach will continue to guard against
non-functioning septic tanks.
Strategy 1),Strictly utilize septic tank regulations,
health code requirements, and subdivision
regulations to prohibit development in areas
where soil is. poor and erosion is prevalent.
Objective B: Yaupon Beach will seek to provide adequate
sewerage disposal.
Strategy. 1) Yaupon Beach plans to maintain their role
as a participant in the Southeast 201
Facilities Plan.
GOAL 2: Yaupon Beach will utilize their land use plan as
a guide in local policy decisions relating to
overall community development.
Objective A: Utilize the Plan as a basis for development
regulations and capital facility planning
and budgeting.
Objective B: Retain consistencies between the Yaupon
Beach Zoning Ordinance, Subdivision Ordinance,
and other land use regulations and the Land
Use Plan.
79

Strategy 1) Encourage the development of permanent and
seasonal single family development in appro-
priate zones.
GOAL 3: Yaupon Beach will seek to preserve and maintain
their estuarine and ocean front shorelines.
Objective A: The Town will keep the beaches accessible,
clean, and safe for public use.
Objective B: The Town prohibits vehicles on the beach.
Strategy 1) Stricter enforcement of the Ordinance to protect the
Beach Areas of the Town of Yaupon Beach, adopted
February 12. 1980.
Objective C: Yaupon Beach will seek to improve beach
access points in a manner that will preserve
the existing dune structure.
Strategy 1 The Town will examine methods of improving
the facilities at beach access points in
terms of walkovers, identification signs
and parking.
GOAL4: Yaupon Beach will seek to improve the Town's
facilities.
Objective A: Plan for expanded demand on water facilities.
Strategy 1) Purchase water fron the County through existing Phase I system
if demand exceeds the town wells capacity.

Objective B; The Town supports another bridge from the main-
land to Oak Island at a location further to the
west, as Oak Island is ten miles in length, rapidly
developing, and need exists. Such a "relief valve"
would further serve public safety features for fire,
health, and evacuation routing, were any incident ever
to occur at the Carolina Power and Light Company's
Nuclear Generating Plant which is located approximately
two miles from the intersection of N.C. 133 and N.C. 2112
the one point through which presently all Oak Island
traffic must move.
Objective C: The Town will consider expanded recreation facilities
in an attempt to serve a growing seasonal and tourist
population.
Strategy: 1) The Town could investigate the possibility of unbuild-
able oceanfront lots being donated to the Town for
passive recreation (no construction). An example would
be a nature trail or picnic area. Each donation offer
would be considered case by case by Town officials.
M

PART 1V
LAND
CLASSIFICATION
J

PART IV.
LAND CLASSIFICATION
TABLE OF CONTENTS
A. PURPOSE 84
B. RELATIONSHIP OF LAND CLASSIFICATION MAP TO POLICY
STATEMENTS 84
C. LAND CLASSES 85
1. Developed 86
2. Transition 86
Transition Residential 86
Transition Mixed Use 86
3. Rural 86
4. Conservation 87
D. LAND CLASSIFICATION MAP 88
I � t

A. PURPOSE
The North Carolina Coastal Area Management Act Guidelines
require that each city, town, and county located in the twenty
county coastal areas, develop a land classification map class-
ifying all of the land within a given jurisdiction into one
of five classes and their subdivisions. The criteria for
the allocation of land into these categories are explicitly
set forth in the State Guidelines, and the final adopted land
classification maps for the twenty counties are combined into
a coordinated, consistent expression of local policy at the
large regional scale.
A land classification system for Yaupon Beach has been
developed as a means of assisting in the implementation of
goals, objectives, and policies. By delineating land classes
on a map, local government and its citizens can specify those
areas where certain policies (local, state, and federal) will
apply. Although specific areas are outlined on a land class-
ification map, it is merely a tool to help implement policies and not
a strict regulatory mechanism.
The land classification system provides a framework to be
used by local governments to identify the future use of all
lands in the Town. The designation of land classes allows
the local government to illustrate their policy decisions as
to where and to what density they want growth to occur, and
where natural and cultural resources will be preserved.
The plans also provide the basis for development regulations
and capital facility planning and budgeting.
On a regional scale, the land use plans and the land
classification map are used as the basis for regional plans
and in their function as regional clearinghouse for State
and Federal funding programs.
On a State and Federal level, the local plans are used
as a major component in the granting or denial of permits
for various developments in the coastal area. State and
Federal agencies must be certain that plans and decisions
relating to the use of Federal or State funds are con-
sistent with local -governmental policies. Likewise, pro.iects
being undertaken by state and federal agencies themselves
must be consistent with the local plans.
B. RELATIONSHIP OF LAND CLASSIFICATION MAP TO POLICY STATEMENTS
The land classification map is a graphic representation
of the policy statements formulated and adopted through the
citizen participation process and conference with local
officials.
The 1980 Land Classification Map differs from the 1975
Map mainly in the areas of revised classification category
criteria and desired development patterns.
ELI

In regard to development patterns,,the classification of
land reflects existing development patterns as well as the
desired pattern of development as reflected in the policy
statements. For example, residential development, c!assified
as a category of Transition, is designated for those areas
with existing or planned urban facilities within the next
ten years, being those areas consistent with the Town's
policy of compact growth.
The Transition Mixed Use Classification reflects the
policy of the Town to guide commercial development in existing
primarily commercially zoned corridors. This category,
however, is not prohibitive to residential, institutional,
or recreational development if permitted by zoning and Town
policy.
Since it is the Town policy to guide commercial develop-
ment among two areas, Yaupon Drive and Ocean Drive, the
Transition Mixed Use is manly in these.areas. .Transi.tion
Mixed Use can also be found encompassing the section of the
Oak Island Country Club that is within the Town limits.
Likewise, the Conservation
corresponds to the Town policy
in hazard areas due to danger f
or bearing capacity or septic t
can be seen along oceanfront an
marshlands.
C. LAND CLASSES
Classification placement
of prohibiting development
rom flooding, severe erosion,
ank suitability. These areas
d estuarine shorelines and
The land classification system includes five broad classes
which will be identified by all local governments. Planning
units are encouraged, however, to further subdivide these
broad classes into more specific land use designations.
Any sub -classes which are used should be able to be aggregated
back to the original five broad classes. The five general
land classes are Developed, Transition, Community, Rural, and
Conservation. Two of these classes are applicable to Yaupon
Beach. They are Transition and Conservation.
The inclusion of a land area into a land classification
category does not dictate the type of land use that will be
allowed in a particular location. Several of the classes
provide for and are designed to encourage a variety of land
uses.
Although, as indicated above, the specific requirements
of the land classification system are set forth at the State
level, each jurisdiction's land classification map is developed
locally and adopted by the local governing body prior to sub-
mission to the Coastal Resources Commission. As a result of
this process, the land classification map represents a*graphic
statement of local government policy with regard to where, when
and to what densities future land development will be encouraged.
m

1. Developed
The purpose of the Developed class is to provide for
continued intensive development and redevelopment of existing
cities. To be classified Developed, the area should have a
minimum density of 500 dwellings per square mile or 1000
people per square mile provided with usual public services
including at least water, sewer, recreational facilities,
police and fire protection. This category does not apply
at Yaupon Beach.
2. Transition
The purpose of the Transition class is to provide for
future intensive urban development within the ensuing ten
years on lands that are most suitable and that will be
scheduled for provision of necessary public utilities and
services. The Transition lands also provide for additional
growth when additional lands in the developed class are not
available or when they are severely limited for development.
The Developed and Transition classes should be the only
lands under active consideration by the county or Yaupon
Beach for intensive urban development requiring urban services.
The area within these classes is where detailed local land
use and public investment planning must occur. State and
federal expenditures on projects associated with ruban develop-
ment (water, sewer, urban street systems, etc.) will be guided
to these areas. The Transition class is divided into two
types of use: Transition Residential and Transition Mixed
Use.
a. Transition Residential includes the areas with partial
municipal aci i ies most suited for residential
development.
b. Transition Mixed Use includes those areas provided with
partial municipal services, yet more suitable for a wide
range of activity including commercial, recreational,
office, and institutional uses, often because of their
location to main traffic arteries.
3. Rural
The purpose of the Rural class is to provide for agriculture,
forest management, mineral extraction and other low intensity uses.
Residences may be located in "Rural" areas where urban services
are not required and where natural resources will be permanently
impa$red. This class does not apply to Yaupon Beach.
ER

4. Conservation
The purpose of the Conservation class is to provide for
effective long-term management of significant limited or irre-
placeable areas. This management may be needed because of its
natural, cultural, recreational,.productive or scenic values.
These areas should not be identified as transition lands in
the future.
,The Conservation class in Yaupon Beach is applied to lands
that contain: major wetlands; essentially undeveloped shorelands
that are unique, fragile, or hazardous for development or nec-
essary wildlife habitat or areas that have a high probability
for providing necessary habitat conditions.
The projected permanent and seasonal population for Yaupon
Beach in 1990 is the primary input used in the preparation of
the land classification map. The Transition class allocations
are all directly related to the expected population level in
1990. The Conservation category is the only class which is
in no way related to population, but is allocated based on
completely independent criteria.
In accordance with State Guidelines requirements, the
priorities for allocation to the Transition category included
those areas which have experienced septic tank problems and/
or face potential public health threats in terms of contam-
ination of on -site wells or pollution of estuarine waters
to which much existing residential development is adjacent.
Another priority provides for inclusion of more areas where
future development is expected and can be clustered through
the provision of services. In Yaupon Beach these areas are
also where lands are located along existing water and proposed
sewer service corridors where higher density development can
be expected.
The Transition -Mixed Use category was allocated to those
areas meeting the above criteria but, more specifically, allowing
for a variety of land uses such as residential, commercial,
recreational and institutional.
In contrast to the above category, the Transition Residential
Category, while meeting all the same location criteria of a trans-
ition Class, would allow only for residential development.
m

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