Corridor Land Use & Development Plan 1998

Second Bridge to Oak Island
Corridor Land Use ex Development Plan
(as amended by the Brunswick County/Town of Long Beach Joint Corridor Plan Steering Committee - July 22, 1998)
Adopted by the Town of Long Beach: November 11, 1998
Adopted by Brunswick County: November 16, 1998
Certified by the North Carolina Coastal Resources Commission: November 20, 1998
The preparation of this report was financed in part through a grant provided by the North
Carolina Coastal Management Program, through funds provided by the Coastal Zone
Management Act (CAtiLA) of 191-2, as amended, which is administered by the office of Ocean
and Coastal Resource ,Vanagement, National Oceanic and Atmospheric Administration.

SECOND BRIDGE TO OAK ISLAND
CORRIDOR LAND USE AND
DEVELOPMENT PLAN
PREPARED FOR
The Town of Long Beach and
Brunswick County
State of North Carolina
William B. Farris
Bill Farris & Associates
1806 Grace Street, Wilmington. NC 28405
[phone]
September 10, 1997
(5th Draft)
As amended by the
Brunswick County/Town of Long Beach Joint Corridor Plan Steering Committee
July 22, 1998
Adopted by the Town of Long Beach: November 11, 1998
Adopted by Brunswick County: November 16, 1998
Certified by the North Carolina Coastal Resources Commission: November 20, 1998

SECOND BRIDGE TO OAK ISLAND
CORRIDOR PLAN
Table of Contents
SECTION 1
INTRODUCTION AND PURPOSE OF PLAN
1-1
SECOND BRIDGE PROJECT
1-2
DESCRIPTION
I CORRIDOR PLANNING PROCESS
1-3
_
CURRENT PLANNING POLICIES
1-4
CORRIDOR PLANNING ISSUES
1-6
SUMMARY OF PLANNING
1-7
INFORMATION BASE
_
POPULATION AND ECONOMY
1-7
EXISTING LAND USE
1-9
DEVELOPMENT CONSTRAINTS
1-10
ANTICIPATED DEMAND
1-12
- CORRIDOR PLANNING GOALS
1-14
- RECOMMENDED LAND USE AND
1-19
DEVELOPMENT GUIDELINES
LAND CLASSIFICATION
1-35
IMPLEMENTATION STRATEGY
1-37
SECTION 2 '
1 DATA COLLECTION AND ANALYSIS
2-1
POPULATION AND ECONOMY
2-1
POPULATION ESTIMATES
2-1
! POPULATION
2-4
CHARACTERISTICS
ECONOMIC BASE
2-6
EXISTING LAND USE
2-8
DEVELOPMENT CONSTRAINTS—
2-10
- LAND SUITABILITY
GEOLOGY AND SOILS
2-11
WATER RESOURCES
2-12
High Quality Waters and
2-12
PNA's
PLANT AND ANIMAL
2-14
COMMUNITIES
Forest Habitats
2-14
Wildlife
2-16
WETLANDS
i
2-17
i

Boiling Springs Lakes
Wetland Complex
FLOOD PLAINS
SUMMARY OF LAND
SUITABILITY ANALYSIS
ANTICIPATED DEMAND —POPULATION,
EMPLOYMENT, AND LAND USE
PROJECTIONS
POPULATION PROJECTIONS
HOUSING NEED
RESIDENTIAL LAND NEEDS
BUSINESSES
EMPLOYMENT PROJECTIONS
COMMUNITY FACILITY NEEDS
MAP INDEX
Map 1
Map 2A
Map 2B
Map 3
Map 4
Map 5
Map 6
Map 7
Map 8 _
2-19
2-20
2-20
2-22
2-22
2-22
2-24
2-24
2-24
2-26
Corridor
Land Use (Midway & NC 211)
Land Use (South of AIWW)
Soil Suitability
Water Resources
National Wetlands Inventory (NWI)
Wetlands
Sensitive Areas
Flood Hazard Area
Land Use & Development Policies:
Land Classification
n

ADDENDUM TO SECOND BRIDGE TO OAK ISLAND CORRIDOR LAND
USE AND DEVELOPMENT PLAN
The Second Bridge to Oak Island Corridor Land Use and Development Plan was
adopted by the Long Beach Town Council at a regular meeting held January 20, 1998,
with the following modifications:
1. Any development in the Long Beach ETJ (extraterritorial jurisdiction) shall be
governed by the Long Beach Subdivision Regulations.
2. Any development involving one acre or more shall require and Environmental
Impact Assessment; sewer systems shall not nullify this requirement.
3. The word "policy" is replaced with "regulations."
NOTE: Although the Midway/211 approach has been selected to illustrate the design
goals and guidelines of the "Second Bridge to Oak Island Corridor Plan", the
implementation of the design elements of the Corridor Plan would be applicable to
any corridor route chosen.
Partial funding of the development of this Plan by the Division of Coastal
Management does not imply preference by the DCM as to the ultimate route selected
nor does it express support or opposition by DCM for the project itself.

SECOND BRIDGE TO OAK ISLAND
CORRIDOR LAND USE PLAN
SECTION 1-
SUMMARY OF PLANNING INFORMATION BASE
PLANNING GOALS
DEVELOPMENT RECOMMENDATIONS
IMPLEMENTATION

INTRODUCTION
The Second Bridge to Oak Island Corridor Plan (Corridor Plan) is a land use and land
development plan designed to complement the construction of a second bridge at the west
end of Oak Island and the new parkway connecting the bridge to NC 211 on the mainland.
For land use planning purposes, the corridor's north -south limits extend generally from the
Midway Road/Route 211 intersection south across the Intracoastal Waterway at
Middleton in Long Beach and along Middleton south over Davis Canal to the Atlantic
Ocean. East -west, the planning corridor includes all or part of four Lockwoods
Folly/AIWW watersheds. These watersheds have the following hydrologic unit (HU)
designations: HU 10, HU 30, HU 40, HU 50. The planning corridor lies in the extra-
territorial jurisdiction of the Town of Long Beach and the planning jurisdiction of
Brunswick County. The Plan is funded by a grant from the NC Office of Coastal
Management to the Town of Long Beach and has been jointly reviewed and endorsed by
the planning and governing boards of Brunswick County and the Town of Long Beach.
The Planning Corridor is shown on Map 1.
PURPOSE OF PLAN
The Corridor Plan is designed to complement the CAMA Land Use Plans of Brunswick
County and the Town of Long Beach. When the corridor plan is finalized, the CAMA
Land Use Plan for the Town of Long Beach will be amended to reflect the conceptual land
use and development policies for the corridor and the corridor plan will be referenced
within the Land Use Plan for Brunswick County. Brunswick County and the Town of
Long Beach will retain zoning autlraity and regulatory enforoff ent within their respective
jurisdictions.
The Plan will provide guidance to state and local officials and to property owners and land
developers as they make decisions about land uses and development in the corridor such
as —
... type of development to be encouraged
... density and development patterns -
... protection and enhancement of land and water resources
... economic development
... provision of public facilities and services
... adjustments to growth management policies
1-1
AM=

SECOND BRIDGE PROJECT DESCRIPTION
The Second Bridge Project includes construction of a new high-rise bridge over the
Atlantic Intracoastal Waterway (AIWW) at Middleton Avenue (SR1105) in Long Beach,
construction of a two-lane roadway on new location from the new bridge to just north of
NC 211 at Midway Road. The project also includes widening of Middleton from Beach
Road to the Waterway and replacement of the existing bridge at Davis Canal.
The project will result in improved levels of service on the existing road system and
improve the access onto and off of Oak Island. Improved access will greatly reduce the
risks associated with natural disasters and a possible nuclear accident at the Brunswick
Nuclear Power Plant.
The second bridge to Oak Island and subsequent corridor will also serve to relieve traffic
congestion in the Southport -Oak Island area that will inevitably experience a significant
increase in permanent and seasonal population in the area, thus placing higher demands on
the existing transportation system in the planning corridor. Supporting traffic count
studies and data are contained within the Thoroughfare Plans as prepared in cooperation
with the North Carolina Department of Transportation (NCDOT). This plan for Second
Bridge to Oak Island and subsequent parkway corridor will assuredly protect the
economic interest and prosperity of the Oak Island communities and surrounding areas as
well as Brunswick County.
BRIDGES
The new bridge at AIWW will consist of two 12-foot vehicular travel lanes and two 4-foot
bicycle/pedestrian lanes. Pedestrians and bikers will be protected by 54-inch rails. The
vertical clearance will be 65 feet at mean high water and the horizontal clearance will be
90 feet. These are the clearances required by the US Coast Guard.
The replacement bridge at Davis Canal will be wider with 40 feet of clear roadway
accommodating two 12-foot travel lanes and two 8-foot pedestrian/bike lanes. The
preliminary design criteria for this structure anticipate extensive use by pedestrians and
bikers. Existing clearances above Davis Canal will be maintained.
1-2

NEW ACCESS
The right-of-way for the new parkway connecting to NC 211 will be 98 feet (30 meters)
wide. The parkway will consist of two 12-foot vehicular travel lanes with 8-foot
shoulders. A natural center median will separate the lanes. The center median will be
landscaped to reflect the natural flora and plants indigenous to the region environment.
Four feet of the shoulder will be paved on each side to accommodate and encourage
bicycles and pedestrians. Drainage will be handled by grassed swales.
According to current descriptions by the NCDOT, the roadway will have partial access
control. Access onto the roadway will be limited. The number of access points accepted
will depend on the size of each parcel. All existing parcels at the time of adoption of this
plan will be allowed at least one driveway. Development within the corridor shall be
required to utilize transportation systems that are internally focused in design and that
connect to the parkway by means of east -west collector streets.
TRAFFIC COUNTS
According to 2020 projections by the NC Department of Transportation, the road
between NC 211 and AIWW will carry 13,700 vehicles per day during the peak season
and 9,600 vehicles per day during off-peak times.
On Oak Island in the Middleton segment, the road will carry 8,900 vehicles per day during
peak times and 6,200 vehicles per day in off-peak times.
CORRIDOR PLANNING PROCESS
Development of the corridor plan will include several components. These components are
described briefly below and will be jointly cultivated by means of an inter -local agreement
between Brunswick County and the Town of Long Beach for the appointment of the
Corridor and Parkway Advisory and Review Committee (CPARC). This committee will
serve as the appointed citizen advisory entity for the planning corridor:
• Review of existing plans and policies to insure that the Corridor Plan
recommendations are as consistent with other plans and programs as possible.
1-3

• Preparation of maps illustrating existing features in the corridor. These maps
will be used to guide decisions about appropriate land uses and development.
Because the bulk of the corridor is largely undeveloped, the mapping focuses
on information pertaining to natural features.
• Analysis of existing population in the planning area and forecasts of permanent
and seasonal population.
• Projected demand for land uses —residential, retail, and services.
• Identification of planning issues that should be addressed in CAMA Land Use
Plans for both Brunswick County and the Town of Long Beach.
• Analysis of data definition of izoals and objectives and policy recommendations
• Ascertain and collect citizen input throughout the development process by way
of public participation opportunities.
CURRENT PLANNING POLICIES
The current CAMA Land Use Plan's for Brunswick County and the Town of Long Beach
on contain a number of land use and environmental management policies that affect the
development and land uses in the Second Bridge Parkway Corridor. The policies briefly
summarized below are indicative of those contained with the Land Use Plans for
Brunswick County and the Town of Long Beach.
Environmental Quality
• Installation and repair of septic tanks on restricted soils is prohibited. Growth and
development in areas where septic tanks will not function is prohibited without
acceptable alternative facilities.
• Discharge from septic tanks into either coastal or non -tidal wetlands is prohibited.
• Underground storage tanks must be installed in a manner that protects the surficial
water supply.
• Runoff from developed property must comply with applicable state regulations
(15 HNCAC2H. 00 1-. 1003).
• Discharges from package wastewater treatment plants into coastal wetlands, estuarine
waters, and public trust waters are prohibited. In addition, package plants require
contingency plans for operations and maintenance —detailed provisions for adding to
public system when available.
1-4

• Protection of unique habitats necessary for threatened and endangered native plant and
animal species is encouraged —includes control of negative land use impacts.
• Use of conservation areas for passive recreation is encouraged.
• Industrial activities are prohibited in Long Beach.
Economic Development
• Support family -oriented, retirement resort theme for development.
• Development is permitted only where services and facilities are available to support it.
• Brunswick County and the Town of Long Beach supports construction of a sewage
collection system —independently or in concert with other units.
• Cooperation with state agencies to mitigate stormwater runoff to conservation areas —
implement a stormwater management ordinance within 5 years.
_I
Residential Development
• Encourage a variety of housing styles and densities to meet desires and needs of
permanent and seasonal population.
• Protect areas that allow only single family residences.
• Maintain existing height restrictions.
Commercial Development
• Encourage clustered community oriented businesses.
• Use Office and Institutional Uses to limit strip commercial development.
• Encourage effective thoroughfare planning.
Transportation
• Encourage installation of curb, gutter, and sidewalks in commercial areas to control
access, separate on -site parking, and enhance pedestrian and bicycle access.
• Develop a bikeway/sidewalk plan for strategic locations.
• Develop and maintain a detailed comprehensive thoroughfare plan.
j • Develop parking to accommodate day visitors and permanent residents in business
areas and residential areas.
1-5

Water Quality Problems and Management Measures
• Brunswick County and Town of Long Beach shall encourage and support State and
Federal standards which seek to prevent or minimize water quality impacts. The
County and Town shall work proactively with the State on measures to reduce
stormwater runoff rates, soil erosion and sedimentation and point source discharges
into areas waters.
Economic and Community Policies
• Brunswick County and Town of Long Beach shall work to maintain a diversified
local economy while at the same time protecting the natural and man-made
environment and improving the area as a more attractive community in which to
work, live and play. Economic and community development initiatives which
capitalize upon and enhance a distinct "town and country" character shall be
especially supported.
Types of Residential Development Desired
• Brunswick County and Town of Long Beach shall encourage commercial
development to locatd in town or village centers convenient to surrounding residential
neighborhoods, and of a scale and design compatible with their surroundings.
Automobile -oriented commercial strip development along the County's roadways
shall be strongly discouraged. If highway -oriented commercial development must
occur, then it should be located in a commercial "node" at the intersection of two or
more state or higher level roadways.
1-5a (11-11-98)

CORRIDOR PLANNING ISSUES
The following planning issues have been identified through review of existing plans and
materials and discussions with Brunswick County and Long Beach staff and citizen
committee members. It is expected that the Corridor and Parkway Advisory and Review
Committee (CPARC) will assist in adding to this list. These planning issues will be
studied and expanded upon by the CPARC which will subsequently make
recommendations to the planning and governing boards of Brunswick County and the
Town of Long Beach within their respective jurisdictions.
• Use of town -owned property purchased as a well site.
• How to preserve a "parkway -like" character for the Planning Corridor.
• Providing access from the new facility to the sidewalk/bikeway system.
• Minimizing the impact on the existing park and access point at Middleton and AIWW.
Maintaining access to sand deposits for beach renourishment.
• Installation of sewage collection system.
Controlling strip development consistently throughout the Planning Corridor.
• Controlling signs consistently throughout the Planning Corridor.
• Achieving landscaped parking lots.
• Limiting driveway access to the corridor parkway.
• Location of kev intersections for east -west collector streets.
Controlling quality and quantity of storm water runoff.
Protecting extensive wetlands and fragile areas from negative land use impacts.
• Ensuring quality of runoff does not negatively impact shellfish, nursery areas.
Integration of the Corridor Plan into the Land Use Plans for Brunswick County and
the Town of Long Beach.
1-6

SUMMARY OF PLANNING
INFORMATION BASE
The planning information base includes an analysis and summary of key information
required to make policy choices about future land use and development in the corridor.
The information base includes population and economy, land uses, land suitability,
community services, and estimated demand resulting from growth and development in the
corridor.
A more detailed version of the summary is provided in Section 2.
POPULATION AND ECONOMY
The 1990 permanent population of the area impacted by the second bridge corridor
was 7,300. If current ratios were valid in 1990, there were nearly 28,500 seasonal
visitors to the area.
• Current estimates place the 1995 permanent population for the area at nearly 8,800
and the seasonal population at 34,200—a total peak population of 43,000.
• Between 1990 and 1995, permanent population increased 20.6%. This 6-year growth
rate is comparable to Brunswick County as a whole, which the State Data Center says,
is the 3rd fastest growing county in the state.
TABLE 1-1.
PLANNING AREA POPULATION ESTIMATES
Seasonal Population
Oak Island
Mainland
Total
Group
1990 Permanent
4,725
2,567
7,295
Population
1995 Seasonal Population
32,109
2,135
34,244
1995 Permanent
5,733
3,058
8,791
Population
Total 1995 Permanent and
37,842
5,193
43,035
Seasonal Population
Source: Hayes and Associates, EIS; William B. Farris
161

• According to the 1990 Census, the planning area population is predominantly white
and it tends to be older than the Brunswick County population as a whole. These
characteristics are more pronounced for the population.of Oak Island-99% of Oak
Island residents are white compared to 76% of mainland residents and 82% of Oak
Island residents are over age 18 compared to 79% of the mainland population.
• Incomes in the planning area, measured by either per capita or median household
income as reported in the 1990 Census, are substantially higher than Brunswick
County as a whole, reflecting the resort -retirement orientation of the local economy.
On a per capita basis, Long Beach is 27% higher, Caswell Beach is 130% higher; and
Yaupon Beach is 52% higher. These higher incomes are reflected in greater
purchasing power and the demand for retail services and may result in a demand for a
higher level of community services.
• The labor force participation rate in the planning area is consistent with that of
Brunswick County. One assumption that may be made is that, in addition to retirees
and seasonal visitors, the planning area is home to a significant number of working
families. The needs of these younger working families have an impact on planning
decisions.
• The 1990 Census reports 2,051 persons employed on Oak Island. Current estimates
place 1997 employment at 2,700. If 1990 employment patterns apply, then
approximately 82% of the employed persons reside in the Town of Long Beach.
Retail trade employs the largest share-23%. Personal, business, and professional
services follows closely with 22% of the labor force. In the service category, nearly
one-half are employed in education or health services. The increasing importance of
retail and services employment is a national trend.
• Public utilities employ 14% of Oak Island workers compared to 7% for the county as a
whole. It is assumed that the bulk of these employees work at the CP&L nuclear
facility.
• While manufacturing on Oak Island is lower than Brunswick as a whole,
approximately 9.9% of the labor force are employed in manufacturing, higher than
expected for the resort communities. This level of manufacturing employment
reinforces the idea that Oak Island serves as a significant "bedroom community" for
employers in the region.
[Ml

EXISTING LAND USE
• A five -mile segment of the planning corridor north of the AIW W is undeveloped. It is
currently used for forestry and/or reserved for hunting. An electric power right-of-
way parallels the new highway alignment on the west.
• A cluster of low intensity development is located at the NC 211 and Midway Road
intersection. This cluster in includes a convenience -variety store on the northwest
corner of the intersection; a group of small residential lots along the NC 211 frontage
for 2,200 feet to the east; and a small residential subdivision served by unimproved
Ripley Dr. north of NC 211. Except for these uses, the intersection is surrounded by
vacant property.
• South of the AIWW, the bridge corridor follows Middleton Street to the Atlantic
Ocean. Between AIWW and the Davis Canal Bridge, the Middleton right-of-way is
100 feet wide. South of the canal, it narrows to 50 feet. To achieve proper grades, it
is estimated that the bridge ramp will extend down Middleton for a distance of 800 to
1000 feet. This ramp will have significant impacts on adjoining properties.
A 20-foot utility right-of-way running parallel to Middleton is located at the rear of lots on
both sides of the street. It may be possible to incorporate this right -of --way into a
design for improved access to Middleton properties impacted by the bridge ramp.
• The lots along Middleton are typical for Long Beach-50 feet by 120 feet. Several
have been combined to form nearly square building lots. Where residences exist in the
area, they appear to be for year-round occupancy.
• A temporary park at the terminus of Middleton at the AIWW will be displaced by the
bridge. It has been determined that this facility is not subject to the provisions of
Section 4(f) of the National Environmental Policies Act which require mitigation of
impacts of federally highways on parks and recreational facilities.
• All four corners at the Nliddleton/Oak Island Drive intersection are vacant. With
increased traffic volumes at this point, there will be pressure to convert to non-
residential uses.
• The segment of Middleton between Davis Canal and the Ocean is predominantly
residential. There is a small convenience store at Dolphin.
• The Town of Long Beach has installed sidewalks between Oak Island Drive and Beach
Drive. These sidewalks provide easy beach access for pedestrians and bikers from the
more year-round residential areas to the north.
IM

DEVELOPMENT CONSTRAINTS
SOILS
• According to the Brunswick County Soils Survey, all of the soils in the planning
corridor have severe limitations for septic tanks. While there may be "inclusions" in
some areas that would allow septic tanks to function properly, it is clear that an
alternative other than on -site wastewater treatment will be required for development of
the corridor.
• The Soils Survey also indicates that a significant number of the soil mapping units in
the corridor have severe limitations for buildings and roads. These limitations focus
on wetness, ponding, and flooding. It will be necessary to consider these soil
limitations in subdivision site planning and in designing public infrastructure.
WATER RESOURCES
• Tributaries of Mercers Mill Creek are located in the northwest sector of the corridor.
Most of these tributaries are designated as High Quality Waters (HQW)—rated
excellent based on biological physicallchemical characteristics. Wastewater discharges
in HQW watershed are strictly controlled and land development activities are
controlled by Soil Erosion and Sedimentation Control Permits.
• The waters of Mercers Mill Creek are also classified as Primary Nursery Areas
(PNA's)—tidal salt waters providing essential habitat for early development of
commercially important fish and shellfish. NPDES wastewater discharges to PNA's
must meet more stringent Total Suspended Solid standards.
The lower area of the Lockwoods Folly River is classified as a secondary nursery area
and is considered a sensitive habitat.
• Waters of the AIWW, Lockwoods Folly River, and the western area of Davis Canal
are classed as SA waters and are managed for "shellfishing for marketing purposes."
SA waters in upper areas of Lock -woods Folly between Sunset Harbor and
Varnamtown are closed to shellfishing. Also, SA waters in Davis Canal and along the
AIWW in various locations are closed.
1-10

PLANT AND ANIMAL COMMUNITIES
Five categories of forest habitats are identified in the corridor —pine plantations,
longleaf pine, pocosin, bottomland hardwoods (swamp forest), and coastal scrub.
Within the longleaf pine category, the pine savanna is a rare and important
community. The NC Natural Heritage Program considers the pine savanna to contain
more rare plants than any other type of community in the state.
The boltomland hardwood community, which tends to be classed as wetlands as well,
can play an important role in maintaining and improving water quality by removing
sediment and nutrients from stotmwater runoff.
The quality of wildlife habitat in the corridor is related to soil conditions —the higher
and drier the soil the poorer the wildlife habitat. The Kureb and Newhan Soil
grouping tends to provide poor wildlife habitat.
Wildlife moves between habitat areas. If wildlife values are to be maintained, it is
important to preserve a system of wildlife corridors as development occurs.
WETLANDS
• Mapping from the NC Division of Coastal Management identifies five types of
wetlands in the planning corridor —tidal marshes, pocosins, bottomland hardwoods,
wet pine flats, and fresh water marsh. The following table rates these wetlands
according to development and their values.
Recre-
Shore-
Special
ation
Impact of
line
ecolog-
and
land
Wetland Type
Water
stabil-
Water
ical
Habitat
educat-
develop -
storage
izatiion
quality
values
value
ion
ment
Tidal marsh
✓
✓
✓
✓
✓
very high
Pocosin
t✓
✓
moderate
Wet pine flat
✓a
✓
high
Bottomland hardwood-
✓
✓
✓
✓
✓
vary high
swamp forest
Fresh water marsh
✓
✓
✓
✓
✓
very high
Source: Modified from information provided in Field Guide ro ,YC iVerlands.

' Presence of pine savanna community within wet pine flat wetlands requires consideration of
special ecological values.
• The Boiling Springs Lakes Wetland Complex (BSL complex), which is located in the
northeastern section of the planning corridor, contains a significant concentration of
rare wet pine flatwoods and pine savannas. These communities contain a number of
rare and endangered plant and animal species. The NC Natural Heritage Program
includes the BSL complex as a priority natural resource and the Nature Conservancy
has developed a preservation design for the complex —includes acquisition of key
parcels and management practices to restore and maintain longleaf pine communities.
FLOOD PLAINS
The 100-year flood plains in the planning corridor are areas where there is high potential
for loss of life or property from flooding. The flood plains overlap considerably with
wetlands, particularly tidal marshes and bottomland hardwoods. Therefore, the
floodplains are considered to perform some of the same functions —particularly water
storage and water quality enhancement.
SUMMARY OF LAND SUITABILITY
Map 1-2 provides a generalized interpretation of the natural resource values in the
planning corridor and their suitability for development. The general nature of this map is
emphasized. Detailed on -site investigation is required prior to specific decisions regarding
suitability.
ANTICIPATED DEMAND -POPULATION,
EMPLOYMENT AND LAND USE
POPULATION PROJECTIONS
Total permanent population for the planning area will increase from approximately
9,000 in 1995 to nearly 15,000 in 2020—an increase of two-thirds. Similarly, the
seasonal population will increase to nearly 57,000 in 2020. By 2020 the peak
population will be 72,000.
1-12

• Housing needs will keep pace with population growth. Growth in the permanent
population will result in a need for 2,345 additional housing units by 2020. The
seasonal population growth will generate a need for 5,650 units of all types —
conventional, hotel -motel, etc.
TABLE 1-2
PLANNING AREA POPULATION AND HOUSING PROJECTIONS
Permanent
Population
Seasonal
Population
Total
Population Projections
2000
9,962
38,603
48,565
2010
12,079
46,807
58,886
2020
14,646
56,753
71,399
Additional Housing
Unit Needs
1995-2000
470
1,100
1,570
2000-2010
850
2,050
2,900
2010-2020
1,025
2,500
3,525
1995-2020
2,345
5,650
7,995
Source: William B. Farris
• The anticipated permanent and seasonal population growth will generate a demand for
additional community services and facilities, including EMS, law enforcement, and fire
services. However, the key need associated with growth is wastewater collection and
treatment. All soils in the planning corridor have ratings that indicate severe
limitations for septic tanks. In peak summer months, the population will generate 3.3
million gallons of wastewater per day. It will be necessary for local governments to
determine the most effective alternative for wastewater treatment.
1-13

CORRIDOR PLANNING GOALS
The planning goals established in this section provide an overall direction for the Land Use
Plan. The planning goals outline a vision for the corridor and generally define the desired
future character and quality of development. These goals will be implemented through
more specific policy recommendations, provisions of the area's CAMA Land Use Plans,
amendments to zoning and subdivision regulations, and capital investments in public
services and facilities.
The Second Bridge Corridor is an opportunity to create a new arrival point for Long
Beach and Oak Island. Some residents have described the new bridge and access parkway
as creating a "front door" to Long Beach, which has never existed. The types of land uses
permitted in this corridor and the character of development patterns will have long-term
impacts on the quality of life of year-round residents and the tourism experience of the
area's seasonal visitors. It is also an opportunity to distinguish the Town of Long Beach
and Oak Island area from other resort communities on the North and South Carolina
coasts.
The character of development in the corridor, through careful coordinated planning,
should be a confirmation that one has arrived at a special place. The overarching land use
and development goal of the Corridor Plan is to achieve this character by encouraging
appropriate land uses, sensitive site development and building design, preservation of the
transportation objectives of the new bridge and parkway, and preservation of important.
natural and scenic resources.
LAND USE
• The Second Bridge Corridor includes a variety of important natural resources.
The plan encourages property owners to consider the suitability of these resources
in the location and development of land uses.
• The plan encourages development of a mixture of land use types that provide
living, shopping, working, and recreational opportunities and that provide
appropriate access to support services. Land uses in the corridor should respect
the overall resort/retirement community character of Oak Island and surrounding
1-14

areas, but should also recognize the needs of younger families that are employed in
the region and are year-round residents.
• The plan encourages patterns of land uses that allow easy access among living,
shopping, working, and recreating areas and that foster a sense of the "traditional
small town."
• New shopping opportunities that supply convenience goods and personal services
should be clustered in locations that can serve pedestrians and bikers from adjacent
neighborhoods.
• Development of "strip" and freestanding commercial land patterns along the new
connector is discouraged. These types of commercial land uses tend to generate
large amounts of "side -friction" traffic, which reduces through traffic capacity and
public safety, and they create excessive visual clutter.
• Large-scale commercial and business uses are encouraged to locate at the NC 211
intersection where they are served by major thoroughfares. Locations at major
intersections will afford businesses maximum exposure, will provide convenient
access for customers, and will minimize traffic impacts in neighborhoods.
• The new bridge and parkway will introduce new levels of traffic to the south end
of the corridor in Long Beach. The plan encourages protection of existing
residential areas from the impacts of traffic and more intensive land uses that may
be associated with it.
• The appearance and design of development in the corridor should blend with the
existing development on Oak Island in both scale and character.
LAND CONSERVATION AND OPEN SPACE
• The corridor contains a number of natural features that are environmentally
sensitive and that have economic, recreational, and/or educational values, and that
may represent hazards. The plan encourages identification, protection and
enhancement of the most important of these resources.
1-15

• Environmental and public values may be increased where environmental resources
are linked. The plan encourages creation of an open space network that is
interconnected throughout the planning area.
COMMUNITY CHARACTER AND DESIGN
• The plan supports a unique regional character by encouraging site and building
designs that are "friendly" to a "traditional small town" theme.
• The plan encourages development of a scale that is compatible with existing
development and the suitability of the area's land resources.
• Streetscape is one of the most important elements of community design. The plan
encourages a consistent streetscape design that addresses appropriate landscape
materials, lighting, utilities, and signage and street furnishings. Overhead utility
poles and wires do not strengthen overall community appearance; options that
improve appearance should be encouraged.
• On -site signs are a necessity for today's commerce. However, the plan provides
guidelines for signs that achieve a balance between information, avoidance of
clutter, maintenance of aesthetic values, and public safety. Off -premises signs are
discouraged. `
ENVIRONMENTAL QUALITY
• The plan identifies the natural resources that are fundamental to the life style
enjoyed by the residents of the coastal community and provides land use and
development guidance that protects the quality of these resources.
• The plan discourages site development practices that result in excessive loss of
existing vegetation, site erosion and sedimentation of surface waters during
construction, and degradation of surface water quality from non -point sources of
pollution.
• The plan discourages any wastewater treatment alternative that would result in a
reduction in the quality of any of the natural resources in the corridor.
larl

TRANSPORTATION
• The new parkway should be the backbone for development of an integrated
transportation system for the community. Due to the resort nature of the area, the
automobile will be a dominant feature of the transportation system for the
foreseeable future —visitors will arrive by automobile. Once here, they, along with
year-round residents, should have choice of safely and conveniently walking or
biking to key destinations. Integration of the new street systems with the Town of
Long Beach's sidewalk -bicycle network and the Brunswick County bike path
network is encouraged.
• The plan establishes a simple, coordinated transportation network that discourages
the concentration of traffic onto the new parkway and that emphasizes traffic
safety. Without guidelines for the layout of an appropriate street system, large
volumes of traffic will be funneled onto the parkway for even short trips to
shopping, to work, and to gathering places such as parks and churches.
• The plan preserves the capacity of the parkway by discouraging driveway access
from adjoining properties. Residential and Commercial development shall be
internally focused in design with limited accesses to the parkway.
• The plan encourages street design that is consistent with the limitations of the
natural features of the corridor and that does not result in streets that have wider
rights -of -way or wider pavement widths than are required by the traffic they are
intended to carry.
1-17

HOUSING
• The plan encourages development of a range of housing opportunities to meet the
needs of families of all ages and stages in life. To blend with existing Oak Island
development, the plan also encourages an emphasis on single-family detached units
in new subdivisions.
• The plan encourages pedestrian and bike oriented subdivisions with significant
amounts of open space.
• The plan encourages creative site planning to allow property owners to preserve
important natural resources.
• Higher density residential areas are encouraged to locate nearer to main
thoroughfares and retail areas where services are available.
COMMUNITY SERVICES AND FACILITIES
• The plan encourages the location of a "civic' center complex on the mainland.
This center could serve as a Town Hall for the Town of Long Beach and could
deliver a range of county and municipal services. The center could also provide
access to services from other agencies, recreational opportunities, and cultural
attractions. The "civic' center complex could serve as an area for the placement
of additional service county and town service agencies such as the County EMS.
• The plan entourages development of an environmentally appropriate alternative
for treating and disposing of wastewater.
1-18

RECOMMENDED LAND USE AND
DEVELOPMENT GUIDELINES
This section details a set of recommended land use and development guidelines for the
Second Bridge Corridor. These recommendations are intended to guide public decisions
at all levels about proper management of land resources and public facilities in the
planning area. The guidelines will also be useful to property owners as they make
decisions concerning appropriate use and development of their property. The
recommended guidelines are built on the planning information base and are designed to
implement the goals described in the preceding section.
It is expected that these planning recommendations will be supported by zoning,
subdivision regulations, and other land use management tools in order to help realize the
desired future land uses in the new corridor.
Overall Planning Concept
The vision for the Second Bridge Corridor is a new entrance to the Town of Long Beach
and the western end of Oak Island as well as a vital link for emergency services to the
citizens of the Oak Island communities and adjacent areas. The land uses and
development standards along the new corridor will reinforce the idea that the road and
bridge lead to a special place.
Beginning at the NC 211 intersection, the new parkway will
alternate between "parkway districts" and `village districts" in
concert with the Brunswick County and Town of Long Beach
CAMA Land Use Plan updates. In the parkway districts, scenic
buffers that utilize either native vegetation or new landscaping
will preserve scenic values and will screen the new highway from
adjoining residential areas. In special areas, the parkway districts
may include "turn-offs" where natural areas can be interpreted.
In village districts that are reminiscent of rural villages, clusters
of businesses and a mixture of residential areas will have
appropriate signage, street lighting, buffered and planted parking
areas, and screened residential areas.
1-19
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To reinforce the parkway theme, the new roadway
will have a planted median —a divided two-lane
facility. The median landscaping will include prized
plants from our native landscape such as live oaks,
myrtles, and pines.
Land Use and Development Policies
1. Land Use and Environment
• Encourage development patterns that are sensitive to the natural
environment. The corridor contains hundreds of acres of sensitive natural
communities —estuarine and palustrian wetlands, rare forest communities,
High Quality Waters, Primary Nursery Areas, flood plains and so on.
Many of these communities provide habitat for rare and endangered plant
and animal species and many are directly related to the productivity of the
area's commercial and recreational fisheries. Development review
processes must insure that the values of these communities are protected
i
and in some cases restored.
=> Flexible site planning. Property owners should be afforded
maximum flexibility, within established density guidelines, in the
placement of lot lines and community facilities in order to protect
natural resources.
Rexible Site Planning
•Preservation Noturcl Features
• Reduce Io? sizes (clu vered Pousirsg)
• Rothe street design
• Residenttal streets comet'
Protected
Wetlam
nector

Protect existing vegetation. A significant amount of stream
sedimentation occurs during the site development process. Rather than
clearing and planting back, property owners and developers should be
encouraged to preserve as much existing site vegetation as possible and
to incorporate it into overall landscape plans.
Protect high -value wetlands and forest communities. All of the
wetlands in the corridor are potentially subject to a permitting process
prior to development. Estuarine wetlands have particularly high value.
However, it is the non -estuarine wetlands that will be most impacted
by development in the corridor. Special steps will be taken to protect,
preserve, and enhance these non -estuarine wetlands with high values —
pine savanna's, bottomland hardwoods, and fresh water marshes.
These wetlands provide habitat for rare and endangered species and
will play a central role in preserving water quality as the watersheds in
the corridor develop. The areas where these wetlands interface are
particularly sensitive and important.
The corridor includes forest communities that may not be subject to the wetlands permitting
process. These forest communities should be protected where they occur in significant blocks.
Protection of the potential wetlands mitigation area in the southeastern area of the corridor
offers an opportunity to compensate for the inevitable loss of wetlands in the corridor. It may
also be possible to preserve this area as public open space associated with development of a
civic complex on a suitable adjacent site.
Protection may include a range of options —preservation as community open space and
ownership by homeowners' association, donation to a public agency with the capacity for
management, or donation to an existing non-profit.
1-21

• Maintain an overall residential density limit in the corridor planning area
within the range of 2.0 — 6.0 dwelling per gross project acreage. These density
Emits will allow for flexible site planning to protect natural resources, will contain
the level of stormwater runoff and its impacts on surface waters, and will
accommodate a range of residential types. The plan encourages development of a
scale that is compatible with existing development and the suitability of the area's
land resources.
OU/Acre =1.00k 200`Lcds
2. Residential Land Uses
• Encourage compact residential development patterns. Within the
density guidelines discussed above and resource protection policies,
residential areas should be designed to be as compact as possible. Walking
and biking to shopping should be an option for a significant number of
households.
• Encourage a range of residential land use types. Resort and retirement -
type development will continue to be the dominant theme in the corridor.
However within this context, a mixture of residential land uses should be
encouraged. The needs of younger households with school -age children
and headed by individuals who are still working should be addressed in this
mix.
=> Large -lot estate development, moderate density subdivisions, and
lower density attached residential units should be accommodated.
1-22

=> Within the network established by the street system (described
below), development of cohesive communities should be
encouraged. These communities should accommodate a reasonable
range of residential land use types and should have an integral
community focus, which in most cases will be a recreational and/or
social facility. As the population in the corridor grows, it may be
necessary to consider school locations. These school sites could
serve well as community focal points.
=> The focal points for new communities should be within a reasonable
walking or biking distance for most of the residents. One -quarter
mile (1,320 feet) is a five-minute walk and is often mentioned as a
distance people are willing to walk. In a resort -recreational setting,
it may be possible to stretch this distance to one-half or even three-
quarters of a mile. Three to five miles may be manageable for
bikers if the route is safe and convenient.
• Protect existing residential uses along Middleton from negative
impacts of the bridge and increased traffic.
=> The bridge ramp will extend an estimated 800 to 1000 feet south of
the AIWW on Middleton. Designs must be developed to protect
the residential values of adjoining property so that it will remain in
residential use. These designs must include sound and sight
buffering and possibly a new access point for the properties. The
20-foot utility easement at the rear of the properties may offer an
opportunity for alternate access.
1-23

=> The increased traffic volumes associated with the new bridge could
negatively impact residential uses and residential property along
Middleton. The DOT should be encouraged to provide appropriate
sound and sight buffering along Middleton.
=> With increased traffic volumes and signalization at the Oak Island
Drive intersection, there will be pressure to establish more intensive
non-residential, probably commercial, uses at the intersection. The
current residential zoning should be maintained. Commercial uses
at this intersection would create traffic congestion and would
negatively impact surrounding residential uses.
=> The existing water access point at the northern terminus of
Middleton will be disrupted by the bridge. Even though the access
is not covered by Section 4(f) provisions, the DOT should be
encouraged to secure adequate right-of-way to maintain this access.
3. Commercial Land Uses
• Encourage region -serving commercial land uses to locate at the NC
211 intersection. This location will allow these commercial uses which
generate large traffic volumes to be located where they will have the least
traffic impacts on surrounding uses. This location will also allow
businesses maximum exposure to their customers.
• Encourage neighborhood and community serving businesses to locate
in "village clusters" at the major street intersections between NC 211
and the AIWW. The village clusters are a means to create a small-town
atmosphere in the community, to make shopping and daily errands
accessible to pedestrians and bikers, and to minimize unwanted non -
neighborhood traffic.
=> These village cluster businesses should clearly serve nearby
residential areas with convenience shopping or personal services.
Convenience stores, auto tellers, postal delivery points, and barber
and beauty shops are examples of uses in these village clusters.

=> The design of these village clusters should be compatible to the
surrounding residential areas in scale and character.
=> As a general guideline, the village business clusters will be
developed on sites of approximately 3.0 to 5.0 acres.
=> It will be necessary to design the village clusters so that
surrounding residential areas are buffered but remain accessible.
hWOK5T'ReeT
1-25
9GEWALK

• Look for opportunities to reduce the amount of parking required for
large and small scale business areas. Parking lots are not only unsightly
but they are also a significant source of stormwater runoff to adjacent
surface waters. Where possible, off-street parking requirements should be
tempered by encouraging site designs that can utilize on -street parking and
that can use planted areas for overflow parking at peak times. To improve
overall sight appearance, property owners should be encouraged to look
for opportunities to move parking to the side or rear of the buildings.
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• Encourage landscaping of business parking areas. Acres of asphalted
parking areas are unsightly and they are very hot in our climate.
Landscaping should be a central requirement for parking lots.
• Encourage the use of appropriate signage in both large and small scale
business areas. Unplanned and unregulated, commercial signs can be
unsightly and visually cluttered, confusing, and in some cases, potential
traffic hazards. Signs should be limited in area, height, placement, number,
and illumination. Off -premises signs, including billboards, will not be
permitted in the corridor.
1-26

Transportation System
The street system in the corridor must be designed so that it not only achieves its traffic -
handling but that it also supports land uses and development patterns that insure a "sense
of community" and offer residents an opportunities for work, shopping, and recreation
close to their home.
The transportation system must include provisions for walking and biking as an option for
satisfying at least some of the family's daily needs —post office, convenience shopping,
tennis and golf, and so on. A sidewalk and bikeway plan can be an effective tool for
creating linkages to and between the community's major traffic generators.
1. Development of a Street Hierarchy. A majority of the streets in system will
serve residential uses. They should be designed with this residential function in
mind and not to serve through traffic. Development within the corridor and along
the parkway should be internally focused in order to limit the number of driveways
along the new access roadway, thus preserving the natural scenic buffer along the
parkway. In planning for the street system, three types of streets should be used:
• Residential streets —serve individual lots and have traffic with origins and
destinations on the street itself. These streets will carry traffic in the range
of 250 to-500 vehicles per day. They should be designed with sidewalks,
street trees, and pedestrian -oriented street lighting. On -street parking
should be encouraged.
• Connector streets— serve individual lots but are also designed to carry
traffic to a major street. These streets will carry traffic in the 500 to 1,000
vehicles per day range. They should be designed with sidewalks, street
trees, and pedestrian -oriented lighting. The connector street should be
bike -friendly with appropriate signage.
Street
Hierarchy Ncuaerrral
• Major streets —may serve individual �����°g000=oo
lots but also intended to carry traffic
from other streets to the arterial —SR �0110[ cmia;CC70t0l7G0.
1500 (new bridge access).
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1-27

2.
New Bridge Roadway (SR 1500).
• Center Median —To create the
"parkway" effect envisioned for
the street and to help preserve
traffic capacity and enhance safety,
the NC Department of
Transportation should be strongly
encouraged to design the new
street with a center median
dividing the two lanes. The design
could allow for additional lanes at
a later date.
• Intersections —Additional major
street intersections for north -south
and east -west access should be
designated at intervals of
approximately 1 mile. Between
these major intersections, minor
street intersections to give access to
adjoining properties should be
allowed at a spacing of
approximately 500 feet. These
intersections would allow all streets
in the corridor to connect with
major streets and to more evenly
spread traffic across the network
and avoid congestion at one or two
points.
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• Commercial access points —The major function of this highway is to
carry traffic through the corridor. Its capacity should be protected by
minimizing the number of commercial access points required to serve
adjoining property, and where access points are necessary, turning lanes
and acceleration/deceleration lanes should be required.
I&H

3.
Residential and Connector Streets.
• Connect to Adjoining Development —Property owners and developers are
encouraged to design their street systems so that they connect to adjoining
developments. Current development trends favor self-contained subdivisions with
no connections to other residential areas and with one or a limited number of
entrances. This development pattern tends to force traffic onto major
thoroughfares for routine trips and makes it difficult for residential streets to serve
effectively as part of a bikeway system.
• Reduce Reliance on Cul-de-sacs—
Cul-de-sacs and loop streets have a role
in the subdivision street system; however,
their wholesale use is discouraged.
These street types tend to increase traffic
levels on the arterial system and
discourage walking and biking,
particularly for children, because they
force walkers and bikers onto busier
streets to reach their destinations. Where
cul-de-sacs and loop streets are necessary
to achieve optimal development or where'
LI
they are necessary to accommodate
natural features, they should be used.
I
However, they should be as short as
possible.
As Narrow as Possible —The right-
of-way and pavement width of residential
streets should be as narrow as possible
and the widths should be related to the
d
function and traffic volume goals of the
G
street. Frequently, right-of-way and
pavement widths of residential streets are
wider than necessary. The result is���+�
potentially higher average speeds,
-r{ t, tt
iu
potential cut -through traffic, unnecessaryE��(�y�`
+'
development costs, and higher
W I V EA NR
stormwater runoff.
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1-29

• On -Street Parking —On -street parking within the corridor will be
evaluated by the CPARC on a project -by -project basis.
4. Bikeways. Three types of bikeways are recommended for development in the
corridor. The bikeways should be considered part of an intermodal transportation
system that includes bikes, pedestrians, and autos.
Bike paths —specialized facilities designed specifically for bicycles
and located separate from the roadway. Bike paths should be
considered in special circumstances where, for example, there are
opportunities to use utility rights -of -way or a natural feature to
create a linkage to a major traffic generator such as a shopping
center or regional park. Bike paths with direct linkage to
commercial clusters are likely to have high utilization and should be
encouraged.
=> Bike lanes —located at the edge of streets and marked for the
exclusive use of bicycles. Higher traffic volume streets (major
streets and connectors) should routinely include a bike lane.
=> Shared roadway —low traffic volume streets (residential streets)
that can safely and comfortably accommodate bikes and cars.
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limit,

• Bike -friendly system —all street and highway planning in the corridor
should include bikes. The NCDOT is planning to accommodate bikes on
the new bridge and the connector highway with 4-foot bike lanes. This
planning should be continued to adjoining properties. Ideally, each
property owner should have the option of riding a bike to all major
destinations in the corridor.
• Bike Storage —all shopping areas and recreation facilities should have
secure bike storage facilities. Bikes are expensive and they are a frequent,
easy target for thieves.
• Signage—appropriately designed and coordinated signs should be used to
designate each of the bike facilities and to provide directions.
5. Sidewalks. Sidewalks are an essential part of the public infrastructure and should
be required on all public streets.
6. Lighting. Street lighting should be pedestrian -oriented on all but the highest
traffic volume streets. This lighting will encourage pedestrian use and will enhance
safety.
1-31

Water Quality
1. Develop stormwater management plan and encourage property owners to
take steps to control the quantity and quality of runoff. Water quality is a key
to the quality of life on Oak Island and the adjacent mainland. Stormwater runoff
(non -point discharges) constitutes one of the most serious sources of pollution in
surface waters. A management plan should address site development alternatives
that limit the quantity of runoff and the installation of stormwater management
facilities to minimize the impact of stormwater runoff on surface water quality.
=> In the High Quality Watersheds, particular care should be taken to
manage stormwater runoff. The feasibility of installing regional
stormwater management facilities in these watersheds should be
explored. These larger regional retention facilities, located as low
as possible in the watershed, have been shown to be the best option
for improving the quality of stormwater runoff. It may also be
possible to incorporate wetland preservation into stormwater
design.
Developers should be encouraged to use "pervious" materials
possible to reduce the volume of storm water runoff from the site.
v..
Wet RefPnban Pond
1-32
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2. Encourage homeowners to protect buffer areas adjacent to surface waters. A
significant amount of surface water quality problems can be traced to landscaping
efforts of homeowners —fertilizers, herbicides, and pesticides.
=> Property owners should maintain a 25-foot buffer in the landscape
where appropriate plantings are maintained and where fertilizers,
pesticides, and herbicides are excluded. The Cooperative Extension
Service can develop guidelines and education program for property
owners and landscapers.
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3. Encourage the Department of Transportation to conform to current coastal
North Carolina stormwater regulations in order to manage stormwater
runoff from the new parkway. As detailed design for the bridge and access
parkway begins, the DOT should be encouraged to include stormwater
management facilities in the design.
BSL Wetland Complex Preservation
The Boiling Springs Lakes Wetland Complex is a group of pocosins, bays, and pine
savanna's that provide habitat for rare and endangered plant species. A significant portion
is located in the corridor. The BSL Complex has national environmental significance.
Land use policies should encourage the preservation of this area for its environmental,
recreational, and educational values. Property owners and local leaders should be
encouraged to cooperate with organizations like the Nature Conservancy in the
preservation and restoration of these habitats.
1-33

1
Public Infrastructure
1. Encourage development of a regional wastewater collection system. The land
use and development recommendations are based on continued permanent and
seasonal population growth in the corridor. The environmental analysis indicates
that none of the soils in the corridor are suited for septic tanks. Therefore, it is
essential to support anticipated growth with a public wastewater collection system.
While no wastewater system is without issues, the public regional alternative is
recommended because, for the long term, public systems can be more effectively
operated, can be better maintained, can be more easily upgraded, and can be more
effectively monitored.
In addition, the public sewer system can be an effective land management tool to
support zoning, subdivision regulations, and other tools.
2. Development of a civic complex on the north side of the AIWW. Long Beach
will grow north into the Second Bridge Corridor. A long term plan to locate a
civic complex north of the waterway will allow the Town to continue to effective
serve its residents and will offer a more secure location during weather
emergencies.
The complex should be designed to offer a full range of services —municipal, some
periodic county services, recreation and cultural events. The location could
include a park along the waterway and could incorporate some of the area's fragile
natural resources.
IQc;!

LAND CLASSIFICATION
The land classification system shown on Map 8 illustrates the recommended land use and
development policies for the corridor and assists in their implementation. The land
classification system is intended to guide adjustments to the growth management tools of
Brunswick County and the Town of Long Beach —zoning, subdivision regulations, and
capital improvement programs.
The intent and application of each of the land classes is described below.
Conservation Class
The Conversation class is to provide for the effective long-term management and
protection of significant, limited, or irreplaceable natural resources. The management of
these areas is designed to protect and enhance their natural, cultural, recreational,
productive and/or scenic values.
Areas included in this class are generally the least desirable areas for development in the
corridor:
—estuarine and non -estuarine wetlands
—flood hazard areas
—unique forest communities
The conservation class will typically be reserved for recreational and educational uses,
water dependent uses, and for unique developments that preserve the resource values of
land in the class. Residential densities will be very low and should not exceed 1.0 dwelling
per gross acre.
Resource Protection
The Resource Protection class is intended to provide for the preservation and protection
of the High Quality Water in the corridor. Development in this class will be required to
take special steps to prevent sedimentation during construction, manage the quality and
quantity of storm water runoff after construction is complete, and to control wastewater
discharges.
1-35

The resource protection class is planned for residential densities between 2-6 dwelling Lnits
per gross acre.
Limited Transition
The Limited Transition class includes areas in the corridor where increased development
is expected to occur. Initially these areas will have some services but may not contain the
full range of urban services. As public infrastructure becomes available in the corridor, it
will be appropriate to review these areas for possible reclassification to transition.
Uses in the limited transition class may include the full range of housing types and
community businesses and services. The use of residential clustering anaAE�ible site
planning are encouraged. Residential densities should not exceed 6.0 dwelling- per acre.
1-36
(11-11-98)

IMPLEMENTATION
Several actions are required to implement the recommendations for the Second Bridge
Corridor. The actions will require concerted efforts of the Town of Long Beach,
Brunswick County and private property owners at the local level and consistent support
by a number of State agencies. Several immediate steps are recommended. But it is
important to keep in mind that development in the corridor will require many years to
complete and that there must be an on -going effort to implement the plan and that period
reviews and course corrections will be required.
1. Incorporate the corridor development policies in the Long Beach
CAMA plan update and referencing of the amendment within the
Brunswick County Land Use Plan. The CAMA Land Use Plan is the
County and Town's major planning tool. The policies for corridor should be
incorporated into the CATMA plan when the plans are updated in 1998. In
addition, the County and Town should seek to work cooperatively in the
development and endorsement of the corridor development policies.
2. A joint Corridor and Parkway Advisory and Reviewing
Committee (CPARC) will be appointed by the governing boards of
Brunswick County and the Town of Long Beach to further develop
and oversee development within the corridor. The recommended goals
and policies for the corridor are designed to insure that the second bridge and new
parkway reinforces the quality of life of permanent residents and assures visitors a
quality resort experience. The recommended planning policies for the corridor are
essentially urban in nature and set a consistent development theme for the entire
corridor. With the implementation of the CPARC, overlapping authority and
division of the corridor between two planning and implementation entities will not
be a problem.
Brunswick County and the Town of Long Beach will seek to work cooperatively to
establish the joint Corridor and Parkway Advisory and Reviewing Committee
(CPARC) that will have overall responsibility for developing and recommending
land use plan policies within the corridor. The plan involves urban development
patterns and relies on typically urban services to support development and to
protect environmenta: resources. Stormwater management and wastewater
1-37

treatment are two key services required by the plan. The most effective means by
which to organize and deliver urban services should be studied for most efficiently
administering development regulations in an urban setting.
Creation of the joint Corridor and Parkway Advisory and Reviewing Committee (CPARC)
may be accomplished by resolutions and inter -local agreements adopted by
Brunswick County and the Town of Long Beach. This approach would give
flexibility in the designation of authority to enforce development policies in the
corridor, and at the same time, it would allow all entities involved to have
development concerns addressed.
The CPARC would give added assurance that both the County's and Town's concerns are
recognized in the corridor and increase the overall level of consistency in the
planning programs.
3. Zoning and subdivision regulations must be updated to reflect the
development policies of the corridor. Zoning and subdivision regulations
will be the major policy tools available to implement the Corridor Plan. It will be
necessary to review these ordinances and to make adjustments in zoning districts,
permitted uses, and development standards. In addition, it will be necessary to
develop additional on -premise and off -premise sign standards.
A combination of a residential "performance zoning" and conservation overlay districts
should be considered to provide the flexibility and developer incentives to protect
the natural resources in the corridor. Performance zoning will allow developers
and property owners, in accordance with guidelines, flexibility to cluster lots in a
manner that protects unique resources. Conservation overlay districts apply
additional development guidelines to protect important natural features.
4. Stormwater management. The County and Town should request assistance
from the Division of Coastal Management for development of a stormwater
management plan. This plan should include provisions for insuring control of
sediment during site development, managing the quality and quantity of runoff
from developed sites, and a regional approach to retention.
5. Public wastewater collection and treatment. A public wastewater
collection and treatment system is recommended for the corridor. The County and
1-38

M
Town should initiate discussions with other local governments and owners of
private systems in the area to determine the interest in development of such a
system and the most cost effective approach, short term and long term. The long-
term goal should be a regional public system. However, it may be necessary to use
private systems for the short term.
1-39

SECOND BRIDGE TO OAK ISLAND
CORRIDOR LAND USE PLAN
SECTION 2-
DATA COLLECTION AND ANALYSIS
ANTICIPATED DEMAND

DATA COLLECTION AND ANALYSIS
POPULATION AND ECONOMY
The geographic area defined for the purpose of describing and analyzing the population
and economic factors associated with the Second Bridge Project is consistent with the
induced impact area delineated by Hayes and Associates in the Environmental Impact
Statement for the second bridge.' Within this geographic area, construction of the new
bridge and access corridor will influence growth of both permanent and seasonal
population and employment and will influence land development patterns. These factors,
in turn, will affect the need for various land uses and community services in the corridor.
The area includes all of Oak Island. On the east, it is bounded by CP&L and Sunny Point;
on the north, it runs south of Boiling Springs Lakes to Bolivia; and on the west, it is
bounded by Sunset Harbor Road and the Sunset Harbor community. This area is shown
on Map 1.
The planning area is influenced by Brunswick County's tourism and is subject to seasonal
fluctuations in population. The analysis of population includes both permanent and
seasonal population.
PLANNING AREA POPULATION ESTIMATES
PERMANENT POPULATION
Table 2-1 provides estimates of the 1990 and 1995 permanent population for Long Beach,
all of Oak Island, and the mainland area of the planning area. The table also includes
estimates for Brunswick County. These estimates are based primarily on data published
by the Census and available from the NC Office of State Planning. Permanent population
estimates for the mainland area are taken from the Second Bridge EIS.
According to the Census estimates, the permanent population of the planning area was
nearly 7,300 in 1990. Slightly more than half of this population resides in the Town of
Long Beach. Between 1990 and 1995, the planning area population increased to nearly
8,800—a six year growth of 20.6%. Oak Island —Long Beach, Yaupon Beach, and
Caswell Beach —grew at a slightly higher rate than the mainland area during this period.
21

According to the analysis presented in the EIS, the bulk of the mainland growth occurred
at, the St. James Plantation golf course community.
The six -year growth rate of the planning area was comparable to the growth of Brunswick
County as a whole. According to the Office of State Planning, Brunswick was the 3rd
fastest growing county in North Carolina, just behind Wake and Pender.
TABLE 2-1
PLANNING AREA POPULATION ESTIMATES
Jurisdiction
1990
Population
1995 Population'
1990-95
Percent
Increase
Long Beach
3,816
4674
22.5%
Oak Island
4,725
5733
21.3%
Mainland Area
2,567
3,058
19.1%
91
20.6%
�:rsickCo. 150,985
60,739 119.1%
' 1996 provisional estimate for Brunswick Co. 62,811;
1996 estimates for municipalities not available.
Sources: US Census Bureau
NC Office of State Planning
Hayes and Associates; Second
Bridge EIS
William B. Farris
SEASONAL POPULATION
The Second Bridge EIS provides a thorough estimate of the seasonal population for the
planning area.' The study identifies three seasonal population groups: 1) property -owning
summer residents; 2) overnight visitors who rent accommodations; and 3) day visitors
who come to the area for the beach, boating, or playing golf. Population estimates for
each of the three groups were derived as follows:
1. Property -owning Summer Residents and Renters. It is assumed that for a
resort area like Oak Island vacant housing during the off-season consists
almost exclusively of second homes used by owners or rented during the beach
season. The 1990 Census housing vacancies are used to estimate seasonal
2-2

units on Oak Island--63.6% in Long Beach, 80.9% in Caswell Beach, and
42.0% in Yaupon Beach.
On the mainland area, no Census data on vacancies was available and the EIS relied on
interviews to estimate seasonal units. These interviews indicated that 25% of
the housing units are seasonal.
The following seasonal housing occupancy rates were used to derive population estimates:
Long Beach-6.5 persons/unit; Yaupon, Caswell, and mainland-4.5
persons/unit.
2. Motels, Lodges, Marinas, and Campgrounds. The NC Baptist Assembly at
Caswell Beach can accommodate 1,200 lodgers per night. In addition, the EIS
identified a total of 215 motel rooms, 160 campground sites, and 20 transient
marina slips. Occupancy for each of these accommodations is estimated as
follows: motels-3.5 persons/unit; campgrounds-3.0 persons/site; transient
marina-3.25 persons/slip.
3. Day Visitors. The number of available parking spaces was used as the primary
means of estimating day visitors. A survey by Hayes and Associates found that
parking turnover was approximately 2.6 hours (3 times per day) and that there
was an average of 2.8 persons per vehicle. A count of parking spaces found a
total of 621 spaces on Oak Island. This accounts for a total of more than
5,200 day visitors on the island.
Golfing and boating on the mainland account for an additional 200 visitors per day.
Based on these estimates, the seasonal population in the planning area is shown in
Table 2-2.
2-3

TABLE 2-2
PLANNING AREA SEASONAL POPULATION ESTIMATE
Seasonal Population
Group
Oak Island
Mainland
Total
Seasonal overnight visitors
26,893
1,935
28,828
Day visitors
5,216
200
5,416
Total seasonal population
32,109
2,135
34,244
Ratio seasonal to 1995
permanent population
5.6
0.70
3.9
1995 Permanent
Population
5,733
3,058
8,791
Total 1995 Permanent and
Seasonal Population
37,842
5,193
43,035
Source: Hayes and Associates
William B. Farris
POPULATION CHARACTERISTICS
RACE AND AGE
The social characteristics provided in Table 2-3 show that the planning area residents are
predominantly white and that they are older than the general population. These
characteristics are more pronounced for the population residing on Oak Island than for the
mainland.
These characteristics reflect a general trend in coastal areas for population age and
percentage of whites to increase as retirees move to the area.
2-4

TABLE 2-3
POPULATION CHARACTERISTICS FOR PLANNING AREA
Long Beach
Oak Island
Mainland Area
Planning Area
Number
%
Number
%
Number
%
Number
%
90 Population
3816
4725
2567
7292
acial Composition
[Black
hite
3790
99%
4686
99%
1943
76%
6629
91%
2
0.1%
6
0.1%
600
23%
606
8%
Hispanic
16
0.4%
121
0.4%
10
0%
21
0.3 0
Other
21
0.6%
126
0.6%
124
1% 150
0.7%
Age
Under18
702
18%
844
18%
706
28%
1550
21%
Over18
3114
82%
3881
82% 11861
72% 15742
79%
Source: 1990 Census
William B. Farris
INCOME
Specific income statistics for the planning area are not available. However, Table 2-4
provides income information on the Oak Island communities and Brunswick County. It is
assumed that the income characteristics of the mainland residents in the planning area
generally reflect those of Brunswick County.
TABLE 2-4
PLANNING AREA INCOME CHARACTERISTICS
e
Brunswick
acteristic
Lou Beach
Caswell Beach
Yau on Beach
County
a ita Income
i
$14.837
$27.060
$17,784
$11.688
n Household
$27,072
$51,379
$26,648
$23,480
e
Percentage in
56.3%
57.1%
51.80/0
59.6%
Labor Force
Source: 1990 Census
These statistics indicate that residents of the planning area earn incomes that are well
above those of Brunswick County as a whole. These higher incomes are reflected in
higher purchasing power and the demand for retail services and potentially in the demand
for community services.
2-5

Table 2-4 also shows that a slightly smaller percentage of the planning area population
participates in the labor force than does the county as a whole. This reflects the number of
retirees living in the area. However, labor force participation is high enough to indicate
that a significant number of residents are still working and that the planning area provides
"bedroom communities" for the region's labor force.
ECONOMIC BASE
LABOR FORCE PARTICIPATION
Statistics from the 1990 Census on employment status for Long Beach, Oak Island, and
Brunswick County are provided in Table 2-5. As expected the Long Beach and Oak
Island percentage of population in the 16 years+ age group that is not in the labor force is
somewhat higher than for Brunswick County as a whole. Individuals may not participate
in the labor force for a variety of reasons, but it is likely that the higher percentages are
due to the number of retirees residing in the community. At the same time, the relatively
small gap between participation rates the planning area and the rest of the county indicates
a significant number of working age families reside on Oak Island.
TABLE 2-5
EMPLOYMENT STATUS PERSONS 16 YEARS AND OLDER
Employment status
Long Beach
% of Total
Oak Island
% of Total
Brunswick
County
% of Total
In labor force
In armed forces
0
0.0%
18
0.4%
89
0.2%
Civilian
Employed
1673
53.10,16
2090
51.846
22310
55.2%
Unem loved
82
2.6%
136
3.4%
1702
4.2%
Not in labor force
1402
44.3%
1787
44.3% 116311
40.4%
Totals
3162
100.0%
4031
100.0%
140412
100.0%
% of Total Population in
Labor Force
46%
NA
470/.
NA
47%
NA
Source: 1990 Census; http://venus.census.gov/cdromAookup/8676...
EMPLOYMENT
Table 2-6 shows the 1990 Census data on employment by industry for Long Beach, Oak
Island, and Brunswick County. The total number of employed persons residing on Oak
Island is 2,051, and the lion's share of these persons, 1,678 or 821/6, reside in Long Beach.
r

In both Long Beach and Oak Island, the largest share of employment is in retail trade-
23.4% and 23.2% respectively. As a percent of total employment, the number of persons
employed in retail sales is significantly higher than Brunswick County (18.7%) as a whole
and is most likely related to the influence of tourism on the economies of Oak Island
communities.
Closely following retail trade, 385 persons in Long Beach and 453 persons on Oak Island
as a whole are employed in personal, business, and professional services. Of this total,
nearly one-half are employed in either health or educational services.
Statistics on employment in manufacturing describe another aspect of the Long Beach and
Oak Island economy. On a percentage basis, manufacturing employment in Long Beach
(10.5%) and Oak Island (9.9%) is lower than Brunswick County (13.9%). However, the
number of persons employed in manufacturing may be higher than expected for resort
communities, and it indicates that regional manufacturing employment is an important
component of the local economy and that Long Beach and Oak Island serve as a
"bedroom community" for families still in the labor force.
More than 14% of employed persons residing in Long Beach (14.9% in Oak Island) work
in communications and other public utilities compared to 6.6% for the county as a whole.
It is assumed that a majority of these workers are employed at the CP&L nuclear facility.
TABLE 2-6
PLANNING AREA EMPLOYMENT BY INDUSTRY
Industry
Long
Beach
% of
Total
Oak
Island
% o
Total
Bruns-
wick
% o
Total
Agriculture, forestry, fisheries. and mining
7
0.4%
13
0.6%
971
4.4%
Construction
201
12.0%
257
12.5%
2965
13.3%
Manufacturing
176
10.5%
203
9.9%
3096
13.9%
Transportation
8
0.5%
it
0.5%
1021
4.6%
Communications and utilities
1239
14.2%
1305
14.9%
1476
6.6%
Wholesale trade
54
3.2%
60
2.9%
627
2.8%
Retail trade
392
23.4%
475
23.2%
14170
18.7%
inance. insurance. and real estate
95
5.7%
134
6.5%
1216
5.5%
Services
385
22.9%
453
22.1%
5852
26 2%
Public administration
121
7.2%
140
6.8%
916
4.1%
1678
100.0%
2051
100.0%
22310
100.0%
Source: 1990 Census; http://venus.census.gov/cdromilookup/8676...
P&A

CURRENT EMPLOYMENT ESTIMATES
According to April 1997 estimates from the NC Employment Security Commission, total
Brunswick County employment is 29,090. If the distribution of employment among
industries has not changed significantly since 1990, then Long Beach's employment is
approximately 2,200 and Oak Island's employment is 2,700.
EXISTLNG LAND USE
THE MIDWAY-211 INTERSECTION
The area around the Midway/Route 211 intersection at the northern end of the proposed
corridor is characterized by a mixture of low intensity residential, commercial, and
industrial uses. A variety store that serves motorists and provides convenience goods to
the general area is located on the northwest comer of the Midway intersection. A
telephone interchange is located just north of the variety store. The store and telephone
facility is surrounded by a large vacant tract of approximately 35 acres.
The northeast corner of the intersection is a 2-acre vacant parcel. Two rural residences,
one on a 10-acre lot and one on a 2.25-acre lot are located north of the northeast corner.
Land along Rt. 211 east of the intersection has been subdivided into small residential lots
for a distance of approximately 2,200 feet. These lots have about 100 feet of frontage.
On the north side of Rt. 211, most of the lots are used for either conventional homes or
mobile homes. Most of the lots on the south side are vacant.
Ripley Dr., an unimproved subdivision street, intersects Rt. 211 about 800 feet east of
Midway. The street serves three improved lots. An industrial -type use with significant
outside storage is located on the south side of 211 approximately 2,500 feet east of
Midway.
Land on both the north and south side of Rt. 211 west of Midway is used for agriculture
and forestry for a distance of approximately 3,500 feet. At this point, there is a mobile
home community on the north side of the highway and rural residential uses on the south
side.
2-8

ROUTE 211 TO AIWW
Between Rt. 211 and the AIWW, the corridor passes through 5-mile linear stretch of
undeveloped land. The area adjoining the proposed right-of-way has no improved roads
and no public access. It is crossed by a network of 4 wheeled drive (4wd) trails that are
used in conjunction with forestry and fire suppression activities and for off -road
recreation. A large amount of the land in the area is leased for hunting purposes.
One of the 4wd trails extends east to the St. James Plantation resort development is
located approximately two miles east of this segment of the corridor. St. James fronts on
the AIWW and includes residences oriented to the water and to the development's golf
course. A large amount of the acreage in the planning area is owned by the developer of
St. James. While it is outside of the planning area, this development may set the pattern
for the future development in the corridor —relatively low -density residential uses
clustered around one or more golf courses.
An electric utility right -of way follows roughly the same route as proposed highway
corridor through the entire area. The right -of way is approximately 100 feet wide. In
places, it appears to have provided a successful fire break during the wild fires of I993.
SOUTH OF THE AIWW
The proposed bridge crosses the AIWW to Long Beach at the northern terminus of
Middleton Street. Middleton extends south, crossing Big Davis Canal, and terminating at
the Atlantic Ocean. Between the AIWW and Davis Canal, the Middleton right-of-way is
100 feet. South of the canal the right-of-way narrows to 50 feet.
Just south of the waterway at this point, the Town of Long Beach has developed a water
access point. The bridge will either eliminate or seriously impact this facility. South of the
park at the Yacht/Nliddleton intersection, all four corners appear to be used for residences.
Typical for Long Beach, the lots along Middleton from West Yacht Drive south to West
Oak Island Drive are 50 feet by 120 feet (6,000 square feet). Several of these lots have
been combined to create an almost square 100 feet by 120 feet building lot. All of the lots
in this segment either vacant or used for residences. Where residences exist, they appear
to be for year-round occupancy.
Us

At the Oak Island Drive/Middleton intersection, all four corners are vacant. After
completion of the bridge and access, traffic at this intersection will increase significantly.
Interest in use of these corners for more intensive purposes should be anticipated.
The Town has installed sidewalks from along Middleton from Oak Island Drive to Beach
Drive. These sidewalks provide easy access for pedestrians and bikers from the more
year-round neighborhoods north of the canal to the beach. The Town has also developed
several beach access points to serve residents from north of the canal, as well as seasonal
visitors.
The predominant land use in this area is residential. A very small convenience store is
located on three lots at the northeast corner of Middleton and Dolphin. A small
institutional (civic club) use is located east of the convenience store.
LONG BEACH ROAD (NC 133)
Long Beach Road is outside of the planning area. However, the development and land
uses along this highway provide a good model for uses that will develop along the new
facility without careful planning. Long Beach Road is mentioned by many as an example
of the types of development patterns and land uses that are not wanted along the new
facility. The highway has poorly planned commercial strip development and free standing
commercial and commercial service uses along most of its length. Signs tend to dominate
the landscape and too frequent driveways create hazards and often bring traffic to a
"crawl."
DEVELOPMENT CONSTRAINTS -LAND SUITABILITY
DESCRIPTION OF THE PLANNING CORRIDOR
The Second Bridge Corridor begins at the intersection of highway NC 211 and Midway
Road approximately 5 miles north of the Long Beach corporate limits. At this point, the
existing elevation is approximately 45 feet. The highway corridor runs south for
approximately 3000 feet between the rims of two bays, then crosses the eastern edge of a
bay and turns to the southwest. About 2,500 feet to the southeast, the corridor crosses an
old `jeep" trail. The ground elevation at this trail is approximately 58 feet. From the
"jeep" trail crossing, the corridor continues generally to the southwest and makes an S-
curve between the rims of two bays. The ground elevation between these two bays is
2-10

approximately 60 feet. At a point about 5,500 feet southwest on the "jeep" trail, the
corridor straightens and continues southwest for 6,500 feet to an intersection with
Middleton at the AIWW. From the bays to the AIWW, the elevation decreases gradually
from 60 feet to 10 feet. An almost dune -like ridge reaching to 25+feet is located along the
AIWW. This ridge is the result of dredge spoil deposits.
The corridor crosses two watersheds between the Midway intersection and the AIWW. A
Lockwoods Folly watershed (0030) is located generally to the west of the corridor and an
AIWW watershed (0040). Once the corridor crosses to Oak Island, it is also in an AIWW
watershed (0050). Even though it is outside the highway corridor, a Cape Fear watershed
is located directly to the east of the highway and in some areas is about 5,000 feet away.
Land uses associated with the highway may be developed in this watershed.
� Y Y P
The general location of the proposed highway and bridge corridor and the associated
planning area is shown on Map 1.
GEOLOGY AND SOILS
GEOLOGY
Brunswick County is characteristic of the lower coastal plain of North Carolina. Its soils
are formed coastal plain sediments or sediments deposited by streams. The Planning
Corridor includes two geologic regions. The northern part of the corridor lies on the
Waccamaw Formation with sands, silts, and clays. In the southern area, the Waccamaw
Formation is overlain by deposits of gravels, sands, and clays. After the Waccamaw
sediments were deposited, numerous Carolina Bays were formed.
SOILS
The Brunswick County Soils Survey groups the soils in the Planning Area into two
associations.° The majority of the area is included in the Leon-Murville-Mandarin
association. These soils are described as " nearly level and very poorly drained to
somewhat poorly drained. Leon is poorly drained and subject to periodic flooding of
varying duration. Murville is very poorly drained but not subject to flooding. Mandarin is
classed as somewhat poorly drained. Leon and Murville soils are classed as hydric.
2-11

The second soil association, Kureb-Wando, is located in the western area of the corridor
and on Oak Island. These soils are described as excessively drained, sand soils. Typically
these soils are located on upland areas.
Table 2-7 shows the soil mapping units for the Planning Area and provides suitability
ratings of these soils for key land uses. All soils in the area have "severe " limitations for
septic tank use. While detailed, on -site investigations may find areas that are suited for
septic tanks, large-scale development in the area must rely on alternatives for wastewater
treatment.
Table 2-7 also shows the use rating for the mapping units for buildings without basements
and for local roads and streets. These ratings indicate that a significant number of
mapping units have severe limitations for buildings and roads. These limitations tend to
focus on wetness, ponding, and flooding.
Map 3 illustrates that location of the soils that are better suited for buildings and roads.
WATER RESOURCES
Four major water bodies are located in the corridor. These water features are shown on
Map 4. The largest is the AIWW that separates Oak Island from the mainland. Davis
Canal is located on Oak Island and divides the island east -west. A relatively narrow beach
strand is located south of the canal. A wider upland area is located north of the canal.
Approximately 4000 feet north of the AIWW, the highway corridor makes two crossings
of an unnamed creek shown on the Lockwoods Folly USGS Quad Sheet. This creek
drains to the AIWW. Field surveys by the Second Bridge Corridor Environmental
Analysis Team did not locate this creek. It may be intermittent or there may be a mapping
error.
• HIGH QUALITY WATERS AND PREVIARY NURSERY AREAS (PNA'S)
Tributaries of Mercers Mill Pond (Creek) are located in the northwest sector of the
corridor. This creek rises just south of NC 211 and runs to the southwest to its
confluence with the Lockwoods Folly River. Most of the tributaries of this creek are
classified as a High Quality Water (HQW) stream and the watershed is classified as an
2-12

HQW watershed. The HQW designation refers to waters that are rated as excellent based
on biological and physical/chemical characteristics.
TABLE 2-7
LAND USE SUITABILITY RATINGS OF PLANNING AREA SOILS
Soil Mapping
Units
Soil
Group
Septic tank
suitabilitv
Dwellings without
basements
Local roads and
streets
Baymeade (BaB)
3
Severe —poor filter
Slight
Slight
Dorovan (Do)
1
Severe —flooding,
ponding, poor filter
Severe—ponding,
flooding, low strength
Severe—ponding,
flooding, low
strength
Foreston (Fo)
3
Severe —wet
Slight
Slight
Goldsboro (GoA)
2
Severe —wetness
Modemte—wet
Moderate —wet
Kutch (KrB)
3
Severe —poor filter
Slight
Slight
Leon (Lo)
1
Severe —wet. poor
filter
Severe —wet
Severe —wet
Mandarin (Ma)
2
Severe —wetness
Moderate —wetness
Moderate —
wetness
Muckalee (Mlc)
l
Severe —flooding,
wetness
Severe —flooding,
wetness
Severe —flooding,
wetness
Murville (Mu)
1
Severe—ponding,
poor filter
Severe—ponding
Severe—ponding
Pantego (Pn)
1
Severe —wetness
Severe —wetness
Severe —wetness
Rains (Ra)
I
Severe —wetness
Severe —wetness
Severe —wetness
Tomahawk (Tm)
2 _
Severe —wetness
Moderate —wetness
Moderate —
wetness
Wando (Wa)
3
Severe —poor filter
Slight
Slight
Woodington
(WO)
1
Severe —wetness
Severe —wetness
Severe —wetness
Source: Brunswick County Soil Survey
The NC Administrative Code (15A NCAC 2B .0224) provides development standards for
land uses HQW watersheds and wastewater discharges in High Quality Waters:
• Discharges from new single family residences are prohibited;
• New and expanded NPDES wastewater discharges must comply with more
stringent standards; and
• Development activities that are within a mile of HQW and require a Soil
Erosion and Sedimentation Control Permit must meet higher HQW standards.
2-13

PNA's are a subset of the HQW designation. These are tidal saltwaters that provide
essential habitat for the early development of commercially important fish and shellfish.
NPDES wastewater discharges in PNA's must meet a more stringent Total Suspended
Solids standard than other HQW's.
The waters of the AIWW, Lockwoods Folly River, and the western area of Davis Canal
are classed as SA waters. These waters are designated and managed for "shellfishing for
marketing purposes." The SA waters in the upper area of the Lockwoods Folly estuary
between Sunset Harbor and Varnamtown are closed to shellfishing. In addition, SA
waters in Davis Canal and along the AIWW in various locations are closed.
The general location of closed areas is shown on Map 4.
PLANT AND ANIMAL COMMUNITIES
The corridor planning area between NC 211 and Beach Drive on the ocean contains
diverse plant and animal communities. The diversity of these communities is influenced by
numerous factors —soil conditions, drainage, microclimate, fire, and timber management
practices, to name a few. Not only are the communities diverse, there are very frequent
ecotonal changes from one community to another. These "ecotones" where different
communities join tend to very rich habitats.
FOREST COMMUNITIES5,6
Forest communities in the corridor are described by Blank and Braham in the EIS "Natural
Resources Technical Report." The report identifies five categories of forest habitats: Pine
Plantations, Longleaf Pine, Pocosin, Bottomland Hardwoods (Swamp Forest), and
Coastal Scrub.
• Pine Plantation. This type consists primarily of 30-year old plantings of slash
and loblolly pine that occur extensively throughout the corridor. These
plantings occur on a variety of soil types but typically on Leon, Murville,
Mandarin, and Kureb. Regardless of soil type, apparently these plantings have
not been very successful. Recent fires in 1993 destroyed a significant
percentage of these forests. The results of these fires can be easily seen from
NC 211.
2-14
I

Long leaf pines are beginning to grow in some of these areas.
• Longleaf Pine. Native longleaf pine and associated species are the
characteristic trees in these forests. The longleaf pine was key to the early
economy of the North Carolina coastal area.
Two major longleaf pine communities are found in the corridor: Pine Savanna
and Wet Pine Flatwoods. The Pine Savanna is dominated by longleaf pines in
the canopy and grasses in the ground layer. This community is very diverse
and is a valuable natural resource. The NC Natural Heritage Program'
considers the pine savanna to contain more rare plants than any other type of
community in the state.
The Wet Pine Flatwoods have an overstory dominated by longleaf pine with a
few associated species such as pond pine, water oak, and swamp black gum.
The understory consists of a variety of shrubs. As soil wetness and organic
content increases, these communities transition into pocosins.
• Pocosins. This forest community is found throughout the planning corridor,
but particularly in a band running east -west roughly halfway between NC 211
and the AIWW. The overstory of the pocosins tend to be dominated by pond
pine with associated species which may be loblolly pine, red maple, loblollybay,
and swamp blackgum. Dominance by pond pine depends on specific moisture
conditions and fire. The shrub layer is well developed in the absence of fire.
Pocosin vegetation develops on a variety of soil types. Organic content may
be quite variable; however, wetness levels are high.
According to the EIS, the ecotone separating pocosins from adjoining longleaf
pine communities may provide habitat for protected plant species.
• Bottomland Hardwoods. The low density upper canopy of this community
contains swamp blackgum, sweetgum, laurel oak, water oak, red maple,
American elm, loblolly pine, redbay, and sweetbay. At some time, these forests
may have contained pond cypress.
2-15

Bottomland Hardwoods occur on Murville soils or similar Muckalee soils
found on floodplains. The community is located at lower elevations along
streams.
According to the EIS, nearly all of the Bottomland Hardwood community is
potential wetland.
In telephone conversations and correspondence, Dr. Gary Blank, of Gary B. Blank and
Associates, identified specific communities that are rare and/or have values that warrant
their consideration for preservation. These communities are shown below:
1. Fire -killed slash pine plantation with live longleaf pine and richly diverse
herbaceous layers;
2. Longleaf with turkey oak understory;
3. Longleaf pine flatwoods;
4. Longleaf pine savanna;
5. Big Cypress Bay; and
6. Natural longleaf, pond pine, and bottomland hardwoods.
Blanks also identifies a potential area for wetlands mitigation and protection of the
endangered red -cockaded woodpecker in the southeastern area of the corridor near the
AIWW. These general patterns of these communities are illustrated on Map _.
Blanks recommends that protection of contiguous blocks is preferable to protecting small,
isolated pieces.
WILDLIFE
Soil mapping units in the corridor provide a base for describing potential wildlife habitat.
Using wildlife habitat ratings in the Brunswick Soil Survey, the following soil groupings
for wildlife habitat values have been defined.
GOOD
Foreston (Fo)
Goldsboro (GoA)
Rains (Ra)
Tomahawk (Tm)
2-16

FAM
Dorovan (Do)
Muckalee (N&)
Murville (Mu)
Pantego (Pn)
Woodington (Wo)
POOR
Baymeade (BaB)
Kureb (KrB)
Leon (Lo)
Mandarin (Ma)
Wando (Wa)
Wildlife must move between habitat areas. To maintain wildlife values, it will be
important to consider preserve "corridors" to allow this movement to continue.
WETLANDS
The U. S. Army Corps of Engineers defines wetlands as "those areas that are inundated or
saturated by surface or ground water at a frequency and duration to support, and that
under normal circumstances do support, a prevalence of vegetation typically adapted for
life in saturated soil conditions."$ It is generally agreed that wetlands have significant
values that support the unique lifestyle enjoyed by residents of the coastal area. These
values include the following:
• Water storage —wetlands are able to temporarily store heavy rain,
surface runoff, and floodwaters, and thereby, reduce downstream
flooding.
• Shoreline stabilization —ground cover and roots of wetland plants
help hold soils in place and prevent sedimentation and nutrient
transport.
• Water quality —wetland plants can enhance water quality by removing
pollutants from surface runoff.
2-17

• Wildlife and aquatic life habitat —the variety of plants, hydrologic
and soil conditions associated with wetlands provide abundant food and
cover for animal populations and support a number of rare and
endangered plants. Wet pine savannas within the wet pine flat
designation have special importance because they are known to provide
favorable habitat for rare species and are themselves rare.
• Recreation and education —the rich array of plants and animals
supported by wetlands provide significant consumptive and non -
consumptive use values —hunting and fishing, bird watching, canoeing,
etc.'
According to mapping developed by the NC Division of Coastal Management, the Second
Bridge Planning Corridor contains five types of wetlands:
Tidal marsh Salt and Brackish marsh
Fresh water wetlands Pocosin
Bottomland hardwood/swamp forest
Wet pine flatland
Fresh water marsh
Table 2-8 provides a general determination of the relative value of the wetlands in the
corridor. These relative values are only applicable to decisions concerning possible land
preservation, development of open space systems, and compatibility of land uses. All of
the wetlands are subject to state and/or federal regulatory programs and any development,
modification, and/or disturbance may require a permit.
All of the wetland systems in the planning area have significant value to current and future
populations. However, it appears that the bottomland hardwood/swamp forest type
wetlands can play a significant role in preserving water quality. As the watersheds in the
corridor become urbanized, the bottomland hardwoods located adjacent to streams will
play a vital role in reducing sedimentation and removing pollutants from urban runoff.
2-18

TABLE 2-8
RELATIVE VALUES OF WETLANDS
Recre-
Shore-
Special
ation
Impact of
line
ecolog-
and
land
Water
stabil-
Water
ical
Habitat
educat-
develop -
Wetland Type
storage
ization
quality
values
value
ion
ment
Tidal marsh
✓
✓
✓
✓
✓
very high
Pocosin
✓
✓
moderate
Wet pine flat
✓'
✓
✓
high
Bottomland
✓
✓
✓
✓
✓
very high
hardwood -swamp
forest
Fresh water marsh
LvLry high
Source: Modified from information provided in Field Guide to NC Wetlands. It should
be noted that ecotonal areas between wetlands have special habitat values and their
presence could change the overall impact rating.
' Presence of pine savanna community within the wet pine flat wetlands requires
consideration of special ecological values.
Map 5, prepared from the National Wetland Inventory maps, provides an illustration of
the pattern of wetland in the planning area. Map 6, based on wetland mapping from
DCM, uses the impact rating system to identify more specific wetland values.
BOILING SPRINGS LAKES WETLAND COMPLEX
The wetland area highlighted on Map 5, located in the northeastern section of the
corridor, is part of the Boiling Springs Lakes Wetland Complex. The wetland complex
stretches from this area northeast to the Town of Boiling Springs Lakes. A number of
- rare natural communities are represented in The complex contains very significant
concentrations of rare Wet Pine Flatwoods and Pine Savanna communities and these
communities a number of rare and endangered plant and animal species.
The Boiling Springs Lakes Wetlands Complex is identified as a priority natural resource
by the NC Natural Heritage Program. The goals for this area include preserving high
quality natural areas, restoring natural areas where practical, and maintaining and restoring
2-19

the full array of species indigenous to these communities. Preservation would include
acquisition of key parcels. Management practices would include prescribed burning to
maintain longleaf pine and pocosin communities.10
FLOOD PLAINS
Map 7 indicates the FEMA 100-year flood plains in the corridor. These flood plains are
interpreted from maps provided by the Brunswick County Planning Department and the
Town of Long Beach.
Generally, these areas are defined for the purposes of administering the Federal Flood
Insurance Program. They designate areas where there is a high potential for loss of
property or loss of life from flood events. These areas also overlap considerably with the
wetlands in the corridor, particularly bottomland hardwoods and tidal marshes. Therefore,
the flood plains are considered to perform some of the same functions —particularly water
storage and water quality enhancement.
SUMMARY OF LAND SUITABILITY ANALYSIS
Land suitability for development in the planning corridor is summarized in the following
matrix. It is emphasized that this analysis relies on very general information and does not
substitute for thorough site --level evaluation.
2-20

Environmental
Factor
Group 1 Soils
Group 2 Soils
Group 3 Soils
High Quality
Water
PNA's
Pocosins
Wet Pine Flats
Bottomland
hardwood
Fresh water
marsh
Estuarine marsh
Flood Plains
Low
intensity
res. dev,
with septic
tanks
Low
intensity
res. dev.
with
sewer
Higher
intensity
urban dev.
with sewer
Open
space and
recreation
Local
streets
and
roads
ME
EE
EE
El
Very limited suitability
( Limited suitability
(] Suitable
The soil groupings used in the matrix are shown in Table 2-7.
2-21

ANTICIPATED DEMAND -
POPULATION, EMPLOYMENT AND
LAND USE PROJECTIONS
POPULATION PROJECTIONS
Population projections to 2020 are provided in Table 2-9. The permanent population
projections are based on the most recent State Planning projections for Brunswick
County, and they assume that the subarea percentages of the total county population will
remain relatively constant through 2020. Seasonal population is projected from the ratios
presented in Table 2-2. These projections assume that the ratio of permanent to seasonal
population will remain relatively stable.
The projections anticipate significant growth in the planning area over the next two
decades. Total permanent population will increase from about 9,000 in 1995 to nearly
15,000 in 2020—an increase of two-thirds. Likewise, the seasonal population will
increase in step with the permanent population. By the year 2020, the planning area's
peak population will be over 71,000 persons.
ANTICIPATED HOUSING UNIT NEEDS
Table 2-10 shows an estimate of the number of additional housing units that will be
needed in the planning to serve the anticipated population growth. This estimate is based
on an assumed family size of 2.5 for the permanent population and 4.0 for the seasonal
population. According to these estimates, the planning area will add nearly 100 permanent
and 225 seasonal housing units per year to the 2020.
2-22

TABLE 2-9
PERMANENT AND SEASONAL POPULATION PROJECTIONS
Long Beach
Oak Island
Mainland Area
Planning Area
Brunswick
Countv
Permanent
Population
2000
5213
6455
3507
9962
69653
2010
6321
7827
4252
12079
84454
2020
7664
9490
5156
14646
97920
Seasonal
Po ulation
2000
na
36148
2455
38603
na
2010
na
43831
2976
46807
na
2020
na
53144
3609
56753
na
Total
Projected
Population
2000
na
42603
5962
48565
na
2010
na 1
51658
7228
58886
na
2020
na
62634
8765
71399
na
Source: NC Office of State Planning
William B. Farris
TABLE 2-10
ESTIMATED HOUSING NEEDS FOR PERMANENT AND
SEASONAL POPULATION
1995-2020
Permanent
Population
Planning Area
Growth
Planning Area
Housing
Needs
1995-2000
1.171
470
2000-2010
2.117
850
2010-2020
2.567
1,025
1995-2020
5,855
2,345
Seasonal
Population
1995-2000
4,359
1,100
2000-2010
8.204
2,050
2010-2020
9,946
2.300
1995-2020
22.509
5,650
Source: William B. Farris, AICP
2-23

ANTICIPATED RESIDENTIAL LAND NEEDS
Table 2-11 provides a projection of residential land required to accommodate the planning
area's housing needs. Projected land needs for the permanent population are based on a
relatively low net residential density in the range of 1.0 to 1.5 dwelIng units per acre.
This density range is consistent with the development experience in similar mainland
coastal areas. The density range for the seasonal population is somewhat higher at 1.5 to
2.0 dwelling units per net acre. It is difficult to predict with any degree of accuracy what
share of this development will occur in the vacant area between NC 211 and the AIWW.
Based on these assumptions, the residential land needs to the year 2020 will be in a range
between 4,400 and 6,100 acres for an average density of approximately 1.5 dwelling units
per net acre. The residential acreage should be increased by a factor of 25% to account
for streets and utilities.
TABLE 2-11
PROJECTED RESIDENTIAL LAND REQUIREMENTS
1995-2020
Projected
Residential Acres
Residential acres
Residential acres
Housing
at 1.0 dwelling
at 1.5 dwelling
at 2.0 dwelling
Needs
units per net acre
units per net acre
units per net acre
Permanent Population
.ems
...-....
"<
1995-2000
470.
470
310
2000-2010
850
850
570
2010-2020
1,025
1.025
680
1995-2020
2.345
2,345
1.560
Seasonal Population
1995-2000
1.100
730
»0
2000-2010
2.050
.
1.370
1,025
2010-2020
2.500
1.670
1.250
1995-2020
5,650
..
3.770
2.825
Source: William B. Farris, AICP
ANTICIPATED BUSINESSES
It is not possible to forecast business requirements for 25 years with a great deal of
accuracy. Community economies are changing at a very rapid pace. Businesses exist
today that were unheard of a few short years ago. However, Table 12 lists a number of
more traditional businesses that can be supported by the projected population growth of
the planning area from the present to 2020.
2-24

TABLE 2-12
ANTICIPATED PLANNING AREA BUSINESSES
Antiques
Garden center
Camera store with short term photo processing
Budding materials
Children's wear
Furniture and appliances
Florist
Jewelry
Music store —tapes, CD's, movie rentals
Family clothing
Photo studio
Variety store
Home interiors —paint, glass, and wall paper
Meat, fish, and fruit
Plumbing and heating supplies and fabrication
General merchandise
Home electronics
Supermarket
Stationary and cards
Drug store
Auto parts and supplies
Hardware
Women's wear
Bank
Family shoe store
Convenience store with gasoline
Eating places including full service
restaurants and fast food
Modeled after inforrnwinn develnned by University of Wiscnnsin Coonerative Extension
EMPLOYMENT PROJECTIONS
If the planning area's labor force participation rate remains relatively constant at 47%,
then total employment will increase to nearly 7,000 jobs by the year 2020. These jobs will
be increasingly tourism and resort related and will be concentrated in retail trade and
services. The growth in jobs is illustrated in Figure 1.
7000
6000
5000
4000
3000
2000
1000
0
Figure 2-1
Planning Area Total Job Growth
1995-2020
1995 2000 2010 2020
2-25
❑Total John

ANTICIPATED COMMUNITY FACILITY
NEEDS
Detailed analysis of community facility necessity will be undertaken in the capital
improvements program and capital budgeting process for the Town of Long Beach and
Brunswick County. This analysis will include an assessment of current capabilities,
development of policies on service levels, and a long-range financial plan. However, the
estimates of facility needs and service impacts in Table 2-13 are indicators of the types of
public investments that will be required to accommodate the planning area's projected
growth over the next 25 years.
Facilities for wastewater treatment and disposal are the key need indicated by this analysis.
In peak summer months, the additional population in the planning area will generate
approximately 3.3 million gallons per day of wastewater. All of the soil types in the
Second Bridge Corridor have severe limitations for septic tanks, making a central system
mandatory.
It will be necessary for the local governments in the area to determine the most effective
alternative to wastewater treatment —installation of a collection system and interceptor
and upgrade of an existing treatment facility or reliance on private package treatment
plants.
TABLE 2-13
SERVICE AND FACILITY NEEDS FOR POPULATION GROWTH
199s_2n2n
Permanent
Peak
&
Demand
Additional
Seasonal
Wastewater
Drinking
Projected
Police
Forecast
Population
Disposal
Water
Additional
Officers
Additional
Period
Growth
Needs
Needs
Annual
with
Fire
Forecast
( )a
()"
EMS Callsc
Equipment"
Compardee
1995-2000
5.600
650,000
840,000
200
3
1
2000-2010 1
10.300
1,200.000
1 1,545.000
375
5
2
2010-2020 1
12.500
1,450.000
1 1,875.000
450
6
2
1995-2020 1
28.400
3.300,000
1 4,260.000
1.025
14
5
A DCNL-Danattd for Community Facilities and Services;'-116 gpd per person.
a 1bid. 150 gpd per person peak summerdemand. c Ibi&. 36.5 additional annual calls per 1000 population.
°Currmt Long Beady C.LMA Land Use Plan indicates .37 police officers per 1000 total population. Ration of.3 officers per 1000 total
population used for projection. EDCVf, 0.2 fire vehicles per 1000 population.
2-26

` Peggy Hayes, AICP, Hayes and Associates, Secondary and Cumulative Impacts. Technical
1femorandum, Second Bridge to Oak Island, NC Department of Transportation, February 1996.
Ibid. pg. 2-2.
3 Ibid. pg. 2—:.
n William L. Barnhill, Soil Survey of Brunswick County, 1982.
s Gary B. Blank and Richard R. Btaham, Natural Resources Technical Report, Second Bridge to Oak
Island EIS, Section 3.1.2.3. NCDOT, 1996.
6 David DuMond, Conservation Resources in .New Hanover County, New Hanover County Planning
Department, 1984.
_ 7 Michael P. Schafale and Alan S. Weakley, Classification ofthe Natural Communities of North
Carolina. Third Approximation, North Carolina Natural Heritage Program, 1990.
s US Army Corps of Engineers, Medands Delineation 1fanual, Technical Report Y-87-1, Vicksburg, MS,
1987.
9 NC Department of Em+ironment, Health, and Natural Resources, A Field Guide to North Carolina
Wetlands, Report No. 94-93, June 1994, pp. 17-32.
'o Richard LeBlond, Preserve Design for Boiling Springs Lakes Weiland Complex, The Nature
Conservancy, North Carolina Field Office, 1994.
2-27

Map I. -Corridor
■EE Corridor Location
Watershed Boundary
Scale 1:40,994
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Institutional
® Recreation
0 Vacant
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= Flood Zone
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Second 1364ge to Oak Island
Joint Corridor Development Plan Steering Committee
BRUNSWICK COUNTY
Sharon Marshall, Planning Board
Alan Lewis, Planning Board
Jeff Coutu, AICP, Planning Director
Brian Huneycutt, Land Planner
TOWN OF LONG BEACH
Chris Bruning, Planning Board
Chuck Windham, Jr., Planning Board
Jerry A. Walters, AICP, Town Manager
Tim Bostic, Town Planner
H