Town of Topsail Beach core land use plan, 2005

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Cape Fear Council of Governments
1480 Harbour Drive
Wilmington, North Carolina 28401
(910) 395-4553/395-2684 fax
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The preparation of this document was financed, in part, through a grant provided by the North Carolina Coastal Management Program, through funds provided by the Coastal Zone Management Act of 1972, as amended, which is administered by the Office of Ocean and Coastal Resource Management, National Oceanic and Atmospheric Administration.
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.................................................................................................................................11
.............................................................................................................................13
How to Use the Land Use Plan.................................................................................................15 ..............................................................16
A. Significant Existing & Emerging Conditions.........................................................16
B. Key Issues...............................................................................................................17
C. Community Vision..................................................................................................17 .................................................19
A. Population...............................................................................................................19
(1) Current Permanent Population Estimates
(2) Current Seasonal Population Estimates
(3) Permanent Population Growth Trends
(4) Key Population Characteristics
(5) Age of Population
(6) Income
B. Housing Stock.........................................................................................................32
(1) Current Housing Stock
(2) Building Permits Issued
C. Local Economy.......................................................................................................35
(1) Employment by Major Sectors
(2) Unemployment
(3) Description of Community Economic Activity
D. Population Projections............................................................................................41
(1) Short-term - 5 & 10 year projections on permanent
& seasonal population
(2) Long-term - 20 year projections on permanent
& seasonal population ....................................................................................43
A. Description and Analysis of Natural Features and Environmental Conditions of Topsail Beach’s Planning Jurisdiction..........................................................................43
(1) Areas of Environmental Concern...............................................................43
a. The Estuarine System
b. Ocean Hazard Areas
c. Public Water Supplies
d. Natural & Cultural Resource Areas
(2) Soil Characteristics.....................................................................................47
(3) Water Quality Classifications....................................................................49
(4) Shellfish Growing Areas & Primary Nursery Areas..................................52
a. Primary Nursery Areas
b. Secondary Nursery Areas
c. Special Secondary Nursery Areas
(5) Flood Hazard Areas....................................................................................53
a. Flooding – Rain Events 5
(6) Storm Surge Areas.....................................................................................55
(7) Non-coastal Wetlands (Probable 404 Wetlands) ......................................56
(8) Water Supply Watersheds & Wellhead Protection Areas..........................57
(9) Environmentally Fragile Areas..................................................................57
a. Wetlands
b. Natural Heritage Areas
c. Areas Containing Endangered Species
d. Prime Wildlife Habitats
e. Maritime Forests
(10) Additional Natural Features Identified by Topsail Beach.......................60 ..................................................60
A. Class I land containing only minimal hazards and limitations
that may be addressed by common land planning and development practices............61
B. Class II land containing development hazards and limitations
that may be addressed by methods such as restrictions on types
of land uses, special site planning, or the provision of public services........................61
C. Class III land containing serious hazards for development or lands
where the impact of development may cause serious damage to the functions
of natural systems.........................................................................................................61 .................................................................................61
A. Water Quality...........................................................................................................62
(1) Status and changes of surface water quality
(2) Current situation and trends on permanent and temporary closures of shellfishing waters
(3) Areas experiencing chronic wastewater treatment system malfunctions
(4) Areas with water quality or public health problems related
to non-point source pollution
B. Natural Hazards.......................................................................................................64
(1) Areas subject to storm hazards such as recurrent flooding,
storm surges, and high winds
(2) Areas experiencing significant shoreline erosion as evidenced
by the presence of threatened structures or public facilities
(3) Estimates of public and private damage resulting from floods
and wind since the last plan update
C. Natural Resources...................................................................................................66
(1) Environmentally fragile areas — where resource functions may be
impacted as a result of development
(2) Areas containing potentially valuable natural resources ................................................................67
A. Existing Land Use Map..........................................................................................67
B. Land Use Analysis..................................................................................................68
(1) Types of Land Use in Topsail Beach
(2) Description of any land use conflicts
(3) Description of any land use — water quality conflicts 6
(4) Description of Development Trends
(5) Location of areas expected to receive development during the
five year period following plan certification & potential conflicts with
Class II or Class III land
C. Historic, Cultural, & Scenic Areas..........................................................................70
D. Projections of Future Land Needs...........................................................................71 .......................................................................74
A. Public & Private Water Supply Systems................................................................74
(1) Water Use Projections
B. Public Wastewater Systems....................................................................................78
C. Private Wastewater Systems...................................................................................78
D. Transportation Systems...........................................................................................78
E. Stormwater Systems...............................................................................................79 ...................................................................................79
A. Water Quality..........................................................................................................79
B. Land Classes I, II, and III — Summary Analysis...................................................79
C. Proximity to Existing Developed Areas & Compatibility with Existing Uses.......80
D. Potential Impact of Development on Cultural Resource Areas..............................80
E. Land Use Requirements of Local Development Regulations,
CAMA Use Standards, & Other Applicable State & Federal Regulations..................80
F. Availability of Community Facilities — Water, Sewer,
Stormwater, Transportation..........................................................................................80 .............................81
A. Effectiveness of Policies from 1992 Land Use Plan Areas....................................81
B. Conflicts Between 1992 Land Use Plan Policy & Local Ordinances Areas...........81
C. List of 1992 Land Use Plan Policies ......................................................................81
............................................................................88
A. A Comprehensive List of Community Goals...............................................................89 ........................................................................90
A.. Public Access Goal & Policies...................................................................................92
(1) Providing Public Access & Meeting Federal Standards
(2) Providing Public Access to Topsail Sound & the Atlantic Ocean
(3) Support for the Coastal Resource Commission’s Access Program
(4) Cooperation with Pender County to Provide Access
(5) Funding & Planning for Public Access
(6) Legally Identify Access Areas & Keep Them Free of Encroachment
(7) Public Access Nuisance
(8) Public Access – A Major Priority
(9) Purchase of Additional Sites
(10) Public Access Maintenance 7
(11) Access Requirements for Development
B. Land Use Compatibility Goal & Policies.....................................................................95
(1) Development Must Be Consistent with Existing Regulations
(2) Managed Growth
(3) Compatibility with Future Land Use Map
(4) Retain Natural Buffers
(5) Maintain Small Town Atmosphere
(6) Protection of Coastal Wetlands
(7) Preserve, Protect, & Enhance Natural Resources
(8) Intergovernmental Cooperation
(9) Cooperation Amongst Current & Future Residents & Developers
(10) Protection of Artifacts & Endangered Species
(11) Development Project Consistency with Long-Term Goals
(12) Support for the Protection of Wildlife Habitat
(13) Developers Must Build Infrastructure for Their Projects
(14) Development in the Estuarine Shoreline AEC
(15) Conservation of Public Trust Areas
(16) Protection of Water & Groundwater Resources
(17) Industrial Development in Topsail Beach
(18) Flooding of Roads
(19) Clean Up Nuisances & Beautify
(20) Canoes & Kayaks in Topsail Sound
(21) Floating Homes
C Infrastructure Carrying Capacity Goal & Policies.....................................................102
(1) Municipal Water System
(2) Wastewater Service & the Treatment of Effluent
(3) Transportation — Roads in the Municipality
(4) Storm water Policy
(5) Fire Protection
(6) Intergovernmental Cooperation
(7) General Policy on Infrastructure
(8) Groundwater Resources
(9) Beach Nourishment & Renourishment — Dune Protection
D. Natural Hazards Areas Goal & Policies.....................................................................107
(1) Protection of the Beach
(2) Redevelopment Following a Natural Disaster
(3) Participation in the National Flood Insurance Program
(4) Intensity of Development within Areas Subject to Hazards
(5) Intergovernmental Cooperation on Emergency Management
(6) Protection of the Dunes
(7) Soil Suitability
(8) Hazard Mitigation
(9) Acquisition of Parcels of Land in Hazardous Locations
(10) Policy on the Location of Growth Inducing Public Facilities 8
E. Water Quality Goal & Policies...................................................................................110
(1) Topsail Beach Is Planning for Clean Water
(2) Eliminate Spillage & Runoff from Septic Tanks & Septic Systems
(3) Support for the Protection of Outstanding Resource Waters
(4) Topsail Sound & the Atlantic Ocean
(5) Protect Public Trust Uses
(6) Acquisition of Buffers
(7) Clean-up of Unsightly & Unsafe Structures
(8) Cooperative Efforts to Improve Water Quality
F. Local Areas of Concern Goal & Policies...................................................................112
(1) Development Consistency with Local Ordinances
(2) Protection of Public Assets
(3) Maintain Town’s Status as a Family Oriented Tourist Community
(4) Community Appearance
(5) Public Health & Safety
(6) High Intensity Uses & Large Structures Are Discouraged
(7) Protection of Maritime Forest
(8) Public Infrastructure & Controlled Growth in Ocean Hazard Areas
(9) The Abatement of Nuisances
(10) Retention of Natural Buffers
(11) Preservation of Cultural & Historic Rights & Resources
(12) Marina Development
(13) Topsail Beach Encourages Business Development
(14) Development of Sound & Estuarine System Islands
(15) Citizen Participation in Community Planning Decisions
(16) Density of Development – Redevelopment
(17) Bulkhead Installation & Maintenance – Effect on Coastal Wetlands
(18) Industrial Sites on the Island
(19) Use of Off Road Vehicles – Dune & Beach Protection
(20) Protection of Indigenous Species
(21) Compact Growth Pattern
(22) Repair Upgrade & Improve
(23) Involve NC Department of Transportation in Stormwater Planning
(24) Miscellaneous Policies ....................................117
A. The Future Land Use System .....................................................................................117
(1) Conservation Areas
(2) Residential Areas
(3) Commercial Service/Residential Nodes
B. The Future Land Use Map ........................................................................................120
C. Discussion of Density Policies by Future Land Use Category..................................121
D. Density of Current & Future Land Use .....................................................................121
E. Tools for Managing Development..............................................................................123 9
F. Land Use Plan Amendments......................................................................................124 ............................................................................................................124 ...........................124
A. Public Access ............................................................................................................125
B Land Use Compatibility .............................................................................................125
C. Infrastructure Carrying Capacity ...............................................................................126
D. Natural Hazards Area ................................................................................................127
E. Water Quality ............................................................................................................127
F. Local Areas of Concern .............................................................................................127 .............128
A. Residential & Commercial Density ..........................................................................128
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Comparison of Future Land Use Policies with Existing Ordinances
B. Comparing Enviro Composite & Land Suitability Maps w/ Future Land Use Map 130
C. Availability of Water and Sewers to Future Development .......................................130
D. Natural Hazards ........................................................................................................130
E. Protecting Shellfish Waters .......................................................................................130
F. Policy Impact Analysis & Implementation Schedule ................................................131
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~Management Topics................................................................................................................16
~NC Municipal Beach Population, 2001..................................................................................20
~Pender County Municipal & Pender County Population, 2000 & 2001................................21
~Pender & Neighboring County Population Growth, 1980-1990............................................22
~Pender & Neighboring County Population Growth, 1990-2000............................................22
~Percentage Living in a Municipality (Pender-Onslow-New Hanover), 2001........................23
~Topsail Beach Motels & Number of Rooms, 2002................................................................24
~NC Barrier Island Municipal Beaches – Population Growth, 1990-2001..............................25
~Topsail Beach Area Median Age............................................................................................28
~Topsail Beach Population by Age & Sex, 2001.....................................................................28
~Topsail Beach Households – 210 total = 100%......................................................................30
~Topsail Beach Families – 403 total = 100%...........................................................................30
~Topsail Beach Income, 1989 & 1999.....................................................................................31
~Poverty Status in 1999............................................................................................................31
~Topsail Beach Housing – Units in the Structure....................................................................32
~Topsail Beach Housing – Year Structure Built......................................................................33
~Topsail Beach Housing – Value.............................................................................................33
~Number of Mobile Homes & Percentage of Total Housing Stock by Jurisdiction................34
~Town of Topsail Beach Building Permits, 1992-2001...........................................................34
~Top Employers in Pender County...........................................................................................36
~Pender County Gross Retail Sales, FY 2000-2001.................................................................36
~Seven Criteria By Which the Economic Health of a Community May Be Measured, 2001.37
~Topsail Beach Employment Status.........................................................................................37
~Topsail Beach Occupation......................................................................................................38
~Topsail Beach Employment by Industry................................................................................38
~Topsail Beach Class of Worker..............................................................................................39
~Area County Unemployment Rates, 2000..............................................................................39
~Tourism Industry – 2001........................................................................................................40
~Number of Overnight Rental Units – Topsail Beach..............................................................40
~Pender County’s Largest Manufacturers................................................................................41
~Topsail Beach – Acres in Flood Hazard Areas.......................................................................53
~Topsail Beach Storm Surge/Acres of Inundation (fast moving hurricane)............................56
~Topsail Beach – Non-Coastal Wetlands.................................................................................56
~Topsail Beach Wetlands – Coastal & Exceptional.................................................................58
~Environmental Composite – Categorization of Features – 2004............................................60
~Damage/Loss Estimated for Topsail Beach, NC....................................................................66
~FEMA Flood Insurance Policies in Force (as of December 31, 2002)...................................66
~Loss Statistics (1978-2002) – Topsail Beach-Pender County-North Carolina.......................66
~Topsail Beach Existing Land Use...........................................................................................67
~Additional Acreage Requirements, 2005/2010/2020.............................................................73
~Topsail Beach Water Use Information...................................................................................74
~Topsail Beach Average Day & Maximum Day Water Use by Month, 2002.........................74
~Town of Topsail Beach Water Capacity and Demand Analysis............................................77 11
~Topsail Beach Locally Owned Roads Mileage, 2002............................................................78
~Current Population Density in Lands Classified Residential, 2001.....................................121
~Population Density in Lands Classified Residential, 2005...................................................122
~Population Density in Lands Classified Residential, 2010...................................................122
~Population Density in Lands Classified Residential, 2020...................................................122
~Population Density in Persons Per Acre, 2001/2005/2010/2020.........................................122
~Comparison of Future Land Use Policies with Existing Ordinances………………………..129
~ Citizen Participation Plan (Phase I) Attachment A…………………142
~Citizen Participation Plan (Phase II) Attachment B…………………148
~ Vision Statement Attachment C…………………152
~ Land Use Planning Issues for Topsail Beach Attachment D…………………154
~Role of the Topsail Beach Planning Board in Land Use Plan Creation Attachment E………155
~Key Characteristics of NC Municipal Beaches, 2000 Attachment F………………….156
~Community Meeting Issues List Attachment G…………………157
~Seasonal Traffic – Estimated Average Day of Week Volumes Attachment H………………160
~Land Use Plan Process Attachment I…………………..161
~Primary & Secondary Fish Nursery Areas Map
~Storm Surge Map
~Exceptional & Coastal Wetlands Map
~Conditional & Closed Shellfish Areas Map
~Flood Zones Map
~Significant Natural Heritage Areas & Element Occurrences Map
~Wetlands Type Map
~Water Quality Classification Map
~Community Facilities Map
~Transportation System Map
~Existing Land Use Map
~Land Suitability Analysis Map
~Environmental Composite Map
~Future Land Use Map
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Foreword
The Town of Topsail Beach is a wonderful family beach town. We do not have many of the typical growth concerns that face other towns. This is because of our physical configuration, and because of the fact that we have very little land that has not already been platted into individual building lots.
The physical configuration of the town is the most important feature. We are on the end of an island. We are bounded on 3 sides by water and on the fourth side by the city limits of Surf City. There is no avenue of physical land expansion of our town. As a result, we have no concerns about extra-territorial zoning, we are not worried about adding fire stations, police satellite stations, libraries, new streets, or water and sewer extensions. Our only concern is maintaining the existing infrastructure to support fairly predictable growth of new housing on existing lots.
Our existing fire service will be adequate for the foreseeable future, with the possible exception of an additional fire truck. Our police structure is geared to respond to seasonal demand and to growth of permanent residents quite satisfactorily. Office space needs for Town staff are unlikely to change in the foreseeable future.
Maintaining a supply of potable water is our highest priority. We are in the process of adding a new well, and as soon as it is on line, we will continue uninterrupted planning to further increase our supply. We have a 20 year projection of demand, which we are quite comfortable with, that is driving our long range strategy.
We are concerned about beach erosion and storm damage, and have an active beach nourishment strategy.
Sewer is a concern, but is manageable. We are blessed with a soil configuration that perks much more efficiently that most of the state of North Carolina. Since NC state standards are designed to work in clay, our sandy soil means that we rarely have nitrification field failures. In addition, we have ordinances that require minimum septic system capacities based
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upon the square footage of the residence being built. Our ordinances exceed state standards for septic capacity. We use so-called peat pod systems in areas where space or perk problems limit the use of traditional nitrification fields.
Maintenance of our family beach character is very important to the town. Our existing ordinances, which , among other things, control impervious service coverage to 35%, limit the height of buildings to 38 feet, require adequate off street parking for both residential and commercial uses, and disallow impervious driveways and parking lots, we believe give us ample control over any sort of “big box” growth threat. As a matter of practicality, we see no future threat of “big box” business, because we live on a dead end peninsula, with no possibility of through traffic, and we only have 460 permanent residents. We control residential density through the use of zoning controls that limit multi-family housing.
These issues may not be clearly evident to someone reading a land use plan that has never been to Topsail Beach. We believe that the Land Use Plan should be reviewed with this summary in mind.
Respectfully submitted,
Topsail Beach Planning Board
Edward S. (Butch) Parrish
Chairman 14
The Town of Topsail Beach is blessed with abundant natural resources and a beautiful environmental setting. The beach at Topsail Island greets summer visitors like a beacon glistening and gleaming in the sun. The gentle summer breezes caress and welcome visitors. The beach haunts the memory of those fortunate enough to visit Topsail Beach during the warm months and the memory of the summer visit sustains all who come through the cold of winter. Statewide the beaches and waters of North Carolina are a tremendous resource and they may be found alongside a shoreline which is rich in history. The Town of Topsail Beach, on Topsail Island, between New Topsail Inlet and New River Inlet, in Pender County, shares in the history and in the rich heritage of the North Carolina coast.
In recognition of both the value and the fragile nature of our coastal area's natural and cultural resources, the United States Congress passed, in 1972, the Coastal Zone Management Act. The State of North Carolina, which at the very early stages of the national coastal program established itself as a leader amongst all coastal States (a position which it has continued to hold), enacted in 1974 the Coastal Area Management Act, which has come to be known in North Carolina by its acronym "CAMA." The CAMA did several things. It defined North Carolina's coastal area. Twenty coastal counties were defined as that land area over which the developing coastal program would hold some jurisdiction. The Act created the Coastal Resources Commission (CRC), which is a 15 member body, appointed by the Governor, who create policy and who pass rules governing development activity in the coastal area. The Act also created the Coastal Resources Advisory Council (CRAC), which is a 45 member body charged with advising the CRC and working as a liaison between the Commission and local governments in the coastal area. As staff for the CRC the Division of Coastal Management was created to carry out the policies of the program. The basic purpose of the Coastal Area Management Act is ..... "to insure the orderly balance of use and preservation of our resources on behalf of the people of North Carolina and the nation." Preservation, protection, enhancement, and balance ...... through planning and the development of rules designed through a rational planning process ..... this is what the CAMA is about.
It is widely recognized that the most important aspect of the early development of the NC coastal program was the planning requirement contained in the CAMA. The Coastal Area Management Act required each coastal County to have a Land Use Plan, and furthermore, these plans were required to be updated every five years. The work we are doing here, creating the Town of Topsail Beach Land Use Plan, is a direct result of that requirement in the enabling legislation. As coastal counties began to plan, coastal Towns and Cities began to recognize the benefit of planning for themselves. The local empowerment embodied in the Act's planning requirement showed a clear stroke of brilliance on the part of those who crafted the legislation. This was evidenced by a slow and thoughtful change of perception by Cities and Towns as the municipalities began to request their own opportunity to plan for the long-range future. The growth of the coastal area coupled with the planning requirement contained in the statute, brought 15
most local governments an understanding, sometimes a reluctant understanding, of the necessity of planning for the preservation of natural resources and a way of life.
The Town of Topsail Beach was incorporated by the North Carolina General Assembly in 1963. The Town of Topsail Beach may be characterized as a small Town with a group of thoughtful leaders who understand the impacts of growth and development. They have seen the impacts of growth on this region, and they wish to preserve the natural and aesthetic qualities and attributes of their community. Both the elected and appointed Boards in Topsail Beach act cautiously and carefully on those significant matters which will affect the future of the Town. For Topsail Beach, the Land Use Plan herein rendered will be a valuable source of community information and a guide for local leaders on policy matters.
The term "Land Use Plan" may be used interchangeably with other terms. The "Land Use Plan" is also sometimes referred to as the "comprehensive plan" or the "general plan" or the "master plan." The essential characteristics of the plan, which we will refer to here as the Land Use Plan, is that the plan encompasses all geographic parts of the community and all functional and environmental elements which bear on land use development. The plan is general in the sense that it will summarize policies and proposals and will not indicate (in great detail) specific locations or detailed regulations. The plan will be long-range in the sense that it will look beyond the foreground of current and everyday development pressures and will look to the perspective of problems and possibilities for 10-20 years in the future.
For planning purposes the preparation, adoption, and use of the Land Use Plan is considered to be the primary objective of a planning program. Most other plans and planning actions by a local government are designed, at least theoretically, to be based upon the Land Use Plan.
Local government has a great deal of influence on how a community develops. The buildings, facilities, and improvements provided by local government affect the daily lives of citizens. These same features give a form and a life to the community and can be a stimulus or an impediment to the development of privately owned land in the area. The local government is inescapably involved in questions on the physical development of land within the area of its jurisdiction. Both the Town Board and the Planning Board will regularly make decisions concerning zoning, streets, sites for public buildings, or the allocation of funds for public projects of one type or another. And for making these kinds of decisions the lay Boards of local government need technical guidance. If the quickest and most expedient decision is taken, without forethought, the local government leaders may find that they will make a decision one month only to negate the premise of that decision next month because they are faced with another decision and another quickie answer. If these types of decisions are made over an extended period of time the local government may end up on a path that is not consistent with the desired future of the Town. This type of circumstance may be avoided by planning. Leaders are advised through this process to take a pro-active rather than a reactionary approach to community development.
To do this the local government needs an instrument, a plan, which will establish long-range 16
general policies for the physical development of the community. With a plan decisions, can be made in a coordinated and unified manner. The Land Use Plan will provide the Town with this sort of an instrument. The Plan can be referred to as an important source for decisions on those development issues which arise on a regular basis. Zoning classification amendment requests, subdivision approval, and the location of roads or highways, extension of public services ..... all of these decisions are made in a manner which best serves the public interest if some systematic planned approach to the decision process is made. The Land Use Plan will help with these decisions.
This Land Use Plan has been prepared through detailed work with the Town of Topsail Beach Planning Board, Town staff, and the Town Council, and according to planning guidelines created by the State of North Carolina1. The planning guidelines are important because they give a framework for creation of the Land Use Plan. The first work on this document was the preparation of an outline. This outline was taken directly from the requirements of 15A NCAC 7B and became the Land Use Plan Table of Contents. Your best source for finding specific information in this Land Use Plan is the Table of Contents.
The Land Use Plan was created in two parts. Part One gives a summary of community concerns and aspirations, an analysis of existing and emerging conditions, and an analysis of natural systems and environmental conditions. Part Two gives a summary of community goals, a detailed list of Town policies for land use development, and a future land use map and description of each future land use category.
The Land Use Plan is designed to be used by the local government, in each case, when they make decisions concerning land use. Policy statement in this document are created such that when the Planning Board or Town Council is faced with a decision they may receive some advice or counsel on the matter before them by a careful review of this policy document. For other plan users, the document will also provide guidance on what you may expect on decisions by Town appointed or elected Boards. Developers, as well as those residents already well established, may have reason to consult the document for “how to” policy guidance or for development proposals they wish to implement or comment upon.
The creators of this document have gone to extreme lengths to insure the all necessary policy guidance for the Town of Topsail Beach is included here. All decisions on policy were based upon the best information available in 2002-2003. If this Land Use Plan is found to need adjustment, the Land Use Plan amendment process, outlined in 15A NCAC 7B, is the means by which to amend this document.
For questions concerning this Land Use Plan interested parties may call Town Hall at 910-328-
1 The planning guidelines work was done, at staff level, by the NC Division of Coastal Management. Approval of the planning guidelines was by the NC Coastal Resources Commission in 2002. For interested persons who may wish to seek further information, these guidelines are codified in the North Carolina Administrative Code (NCAC) at subchapter 7B of Chapter 15A. 17
5841.
The purpose of this land use plan section is to provide guidance and direction for plan development on the sensitive matter of community concerns and aspirations.
The table below shows key management topics for the Town of Topsail Beach. The management topics are key areas of focus for the Town of Topsail Beach.
– Maximize access to beach and public trust waters
Local accesses lead to areas with little beachfront. Erosion is an issue with long-term use and maintenance. More facilities may be needed for increased use by residents and visitors
Plentiful access points along town beach front and sound front. Town continued commitment to access projects construction and maintenance. Facilities available including parking and restrooms at several accesses.
– Ensure that development and use of land resources is consistent with capability of the land
Strong development codes promote compatible use of land with existing property. Subdivided throughout town. Re-Use of existing properties encouraged through policies.
- Ensure that public infrastructure systems (size, location and management) protect or restore quality of AECs and other fragile areas
Water Supply, Saltwater intrusion, finding the right solutions to the sewage/septic issues.
Buffers, open space and protection regulations enforced for AECS and other fragile areas. Town employs a variety of programs and codes to protect natural environment.
– Conserve protective functions of barrier dunes, beaches, flood plains and other coastal features
Conservation of dune structure and beach front a strong concern. Topsail Beach has several areas for potential over wash, flooding and inlet hazards.
Town is committed to ongoing beach renourishment program and employs use of dune protection regulations, is a NFIP participant and has a Flood Damage Protection Ordinance
– Maintain, protect and restore quality of coastal waters
Water quality problems seen from stormwater runoff and isolated septic concerns. Long term solutions may include stormwater collection and alternative treatment methods.
Stormwater Ordinance adopted and comprehensive stormwater management program in place.
-- Programs to restore and preserve a wide sandy beach.
Beach Renourishment program needed to be in place.
Town is working on this program with the State and the US Army Corps of Engineers.
Safety, traffic, development all affect quality of life in the town
The town enforces many codes to protect health safety and welfare of 18
the community.
Development of Central business area, expanding different types of businesses in the town. Maintaining economic health of town.
Town has a manager-council form of government to provide professional management of Town’s assets.
Additional seasonal visitors and increased permanent population can result in increased crimes.
Town has a Police department and incorporates newest techniques and programs to ensure public safety and to respond to all crimes.
The issues listed below have been identified by Topsail Beach Town officials, through a facilitated process, as those issues which will be of concern within the planning period for this land use plan. These will be areas of emphasis and priority consideration throughout this document.
1.
Shoreline Protection -- Implementing programs to maintain the quality and quantity of sand on the beachfront.
2.
Water Supply- Protecting and providing an adequate quantity of quality water in the municipal water system.
3.
Stormwater Runoff – Managing storm water runoff to reduce non-point source pollution of adjacent water bodies.
4.
Sewage Disposal – Recognizing future issues and developing programs to best meet the needs of Topsail Beach.
5.
Maintaining a Family Beach Environment – Keeping our high quality of life as our population grows.
6.
Encouraging a Sound Economy and Fiscally Responsible Government – Ensuring that our land use policies support our financial viability as a town.
7.
Preservation of Recreational Use of Waters - Maintaining the quality, access, and navigability of area waters.
8.
Public Access and Parking – Determining needed access and implementing programs to provide adequate and safe access to the ocean and sound.
9.
Public Safety- Providing for public health, safety and welfare with a growing population.
10.
Vegetation/Protection of Maritime Forest – Protecting or enhancing natural areas within the town limits.
The Town of Topsail Beach’s vision statement was prepared through a facilitated process with the Town’s Planning Board acting as the principal responsible board. The Planning Board approved the “vision” for submittal to the Town Board on February 19, 2003. The Town Council subsequently endorsed the vision statement on March 12, 2003.
The vision statement is important feature of the land use plan because it gives a clear description on how the area will look in the future. In preparing the “vision” participants were directed to consider the community’s driving forces, priority issues, and citizen values and aspirations. The 19
“vision” depicts in words and images what the local government is seeking to become. The results are shown below.
Topsail Beach will be home to approximately 700 people, and will have a peak seasonal population of approximately 8400. Many residents will be retired, and have come to Topsail Beach to enjoy a high quality of life and a relaxed atmosphere. Our largest segment of population growth will be families. In fact, Topsail Beach is proud to be a family town. For both the permanent population and the seasonal visitors, we will have a variety of amenities to please everyone. We continue to have an extensive beach and shoreline access program that provides easy access to the beach and the sound at many places throughout our town. We will have adequate facilities to meet the needs of even the busiest summer day. We have sidewalks and safe streets that allow for walking to all parts of the community. Our residents and visitors have easy access to the shoreline and navigable waters. Boating, fishing, and other water activities are popular within our community.
Topsail Beach will be a safe community. We are relatively crime-free, and have fire protection from a first-class fire and rescue department. Our citizens and visitors are secure with a well-staffed and well-trained Police Department. The Department is committed to responsive, community-based policing, and participates in local and regional initiatives to remain proactive in identifying issues that could threaten public safety.
We will have an expanding economic base. Our retail and service sector will consist of a wide variety of businesses that have a customer base of residents, visitors and clients from other parts of the area. Topsail Beach will be known across the region as a business-friendly town with a customer base who appreciates good service, innovative products, and good community relations. Our businesses support the community, and the community supports our businesses.
Topsail Beach will be known for its commitment to environmental protection and stewardship. The town will have effective policies to regulate development to ensure that land uses are consistent with the capability of the land. We will employ a variety of innovative policies, programs, and regulations such as our comprehensive zoning ordinance, stormwater management program, vegetation protection ordinance, and subdivision regulations to provide a solid regulatory framework that protects our natural systems.
We will have a comprehensive water supply system that can provide outstanding water quality to our residents and citizens. Water will be plentiful and maintain good pressure. We will have a stormwater management program that captures run-off to protect our lands and waters from non-point source pollution. We have an environmentally safe system of sewage disposal. 20
Topsail Beach will have infrastructure system that is responsive to the needs of our community because we have designed our entire infrastructure to work in harmony with the natural environment. We will use an infrastructure carrying capacity analysis to ensure that public systems protect or restore the quality of our environmentally fragile areas. The Town government will participate in numerous state and federal programs to provide the citizens with infrastructure planning and maintenance programs and to secure the funding to pay for them while keeping the tax and utility rates fair and equitable.
Topsail Beach is proud of its wide, sandy beaches that have benefited from an ongoing beach renourishment program. All areas of our beach can be accessed and used, even at the highest tides. A dune protection program has resulted in high dunes, anchored by a thick cover of vegetation that protects our town and our beach. An added benefit of this beach renourishment program is the expansion of our public beach access program that our residents and visitors enjoy. Protecting our Areas of Environmental Concern is our top priority for our environmental stewardship. Topsail Beach has areas of natural maritime forests canopies, estuaries, and coastal vegetation that we will protect and restore. A healthy natural environment is essential to the health of our town and to our continued high quality of life.
Topsail Beach has a fiscally responsible government that is responsive to the needs of the citizens. We have active community involvement on a variety of issues including planning, stormwater management, beach renourishment, recreation, and town policies with our advisory boards and ongoing public meetings. Our town government has a staff of qualified professionals who find new and innovative ways to meet the needs of the public. The Town uses a variety of public information methods including local access television, a newsletter and a comprehensive internet website to inform the public and to receive feedback from the population.
Topsail Beach is a beautiful, family beach that will be relatively crime free, economically sound, and a leader of coastal communities in environmental protection and beach preservation. We will maintain a high quality of life and relaxed atmosphere that other towns try to duplicate. We know that the reason for our success is simple: it is our people, our community, who share the vision of the Town’s bright future, and who are committed to making great things happen for all our residents and visitors.
Of the municipal beaches communities in North Carolina, Topsail Beach is the 16th largest by population. It is the smallest municipality, by population, of the three municipalities on Topsail Island. 21
Southern Shores
2,292
Kitty Hawk
3,116
Kill Devil Hills
6,122
Nags Head
2,801
Atlantic Beach
1,777
Pine Knoll Shores
1,529
Indian Beach
93
Emerald Isle
3,538
North Topsail Beach
833
Surf City
1,423
Wrightsville Beach
2,604
Carolina Beach
5,225
Kure Beach
1,573
Bald Head Island
184
Caswell Beach
392
Oak Island
6,898
Holden Beach
819
Ocean Isle Beach
441
Sunset Beach
1,849
There are 543 municipalities in NC3. Of these, at the time of Census 2000, 20 municipalities were barrier island beach municipalities4. The total number of people in NC living in these beach municipalities, year ‘round, is 43,990. This total represents .537% of the total population of NC. The town of Topsail Beach ranks 16th (of 20) in size according to permanent population.
The North Carolina State Data Center indicates the current6 year round permanent population of the Town of Topsail Beach is 481 persons. According to the U.S. Department of Commerce,
2 NC State Data Center, 2001. The recently incorporated municipality of Duck, in Dare County, was not counted as a part of the 2000 U.S. Department of Commerce, Bureau of the Census survey. As a result, they are not included here. The 2001 estimated population for Duck is 459 persons.
3 NC State Data Center, 2001.
4 With the incorporation of the municipality of Duck after the 2000 census, there are now 21 barrier island beach municipalities.
5 The work on this Land Use Plan was begun in late 2002. At that time the latest official estimates of population from the State Data Center were for 2001. At completion of the Land Use Plan, the most recent population estimate for Topsail Beach is 497, which is the 2003 estimate.
6 NC State Data Center estimate, July 2001. 22
Bureau of the Census, the population in 2000 was 471 persons. The municipality grew, during this one year period (2000-2001), at an annual rate of 2.1%. Pender County as a whole grew at a rate of 2.4% for this same time period. The Town of Surf City, immediately north of Topsail Beach and also on the island, grew at a rate of 3.0% for this same time period.
Atkinson
236
237
1
0.4%
Burgaw
3,337
3,375
38
1.1%
St. Helena
395
402
7
1.8%
Surf City (part)
1,101
1,134
33
3.0%
Wallace (part)
18
18
0
0.0%
Watha
151
153
2
1.3%
Pender County
41,082
42,051
969
2.4%
The population of Topsail Beach in 1990 was 346 persons. The 10 year growth rate percentage (1990-2000) was 36.1%. The growth rate for the 11 years between 1990 and 2001 was 39%. The annualized growth rate for this 11 year period was 3.5%. This community is experiencing fast growth.
The population of Topsail Beach has continued to grow along with Pender County. Because of the small number of persons in the total population of Topsail Beach, it is important to consider population growth in the county as a whole, which, because of the numbers involved, is a more statistically significant number.
Area county population growth between 1980 and 1990 shows Pender County, the smallest in population of the 9 county sample selected, is growing at a rate which is the 2nd fastest at 29.6%. The only county which exceeds the growth of Pender County is Brunswick County which grew at a rate of 42.5% from 1980-1990.
7 NC State Data Center estimate, July 2001. 23
Bladen Co
30,491
28,663
-1,828
-6.0%
Brunswick Co
35,777
50,985
15,208
42.5%
Carteret Co
41,092
52,553
11,461
27.9%
Columbus Co
51,037
49,587
-1,450
-2.8%
Duplin Co
40,952
39,995
-957
-2.3%
New Hanover Co
103,471
120,284
16,813
16.2%
Onslow Co
112,784
149,838
37,054
32.9%
Sampson Co
49,687
47,297
-2,390
-4.8%
For the period from 1990-2000, the population growth of Pender County was once again the 2nd fastest of the sample selected. For the decade of the ‘90’s, Brunswick County narrowly edged out Pender County for the fastest growing area county by 43.4% to 42.3%. During this period of time
Bladen Co
28,663
32,278
3,615
12.6%
Brunswick Co
50,985
73,143
22,158
43.4%
Carteret Co
52,553
59,383
6,830
12.9%
Columbus Co
49,587
54,749
5,162
10.4%
Duplin Co
39,995
49,063
9,068
22.6%
New Hanover Co
120,284
160,307
40,023
33.2%
Onslow Co
149,838
150,355
517
0.003%
Sampson Co
47,297
60,161
12,864
27.1%
Compared to its neighboring counties (north and south) Pender County is a rural type county10, largely, with the vast majority of the population living outside of municipal boundaries. As a beach municipality, Topsail Beach does not fit with this county-wide situation, however, it is
notable that the area is now, and has been, rural not urban. This is a situation which is changing
8 NC State Data Center estimate, July 2001.
9 NC State Data Center estimate, July 2001.
10 Pender County has approximately 50.11 persons per square mile. 24
most rapidly in eastern Pender County.
Onslow Co
148,454
78,001
70,453
47.46%
New Hanover Co
163,828
63,445
100,383
61.27%
The seasonal population of a resort area municipality such as Topsail Beach is composed of two components. These components are: (1) — these are the people who usually reside in the planning area, and those people who are also frequently referred to as the year ‘round residents; (2) — these are the people who are temporary residents of the planning area (including tourists and vacationers), but who usually reside in another location. Another term to understand, which is related to seasonal population, is which is the permanent population plus the seasonal population on a peak vacation week during the summer season. To give an estimate on seasonal population and peak population we must make some assumptions and assign some numbers, based on experience with the habits of beach visitors, and, especially, with the habits of those visitors to Topsail Beach.
It has been determined by the NC State Data Center, based on the 2000 Census that there were 481 permanent residents of Topsail Beach in 2001. According to the 2000 U.S. Census and the number of permits issued for residential construction during 2001, as determined by the Topsail Beach Department of Administration, there were 1,154 housing units in Topsail Beach in 2001. If we assume the same percentage occupancy rate for 2001 as the U.S. Bureau of the Census found in 2000, which was 21.9%, we have 253 housing units occupied by permanent residents in 2001. This gives 901 housing units occupied seasonally.
The number of persons per housing unit in Topsail Beach, in 2001, based on permanent population (481 divided by 253), is 1.90. For purposes of figuring seasonal peak population, and to account for summer visitors, we will add one additional person per residence, so ... we have 2.90 persons per housing unit for the calculation of the seasonal peak. A standard number, frequently used, for the number of occupants in a vacation cottage is 6.5 persons per unit. A low figure for the seasonal population based solely on housing units would be equal to the permanent population (481) plus the additional 1 person per unit (253), plus vacation cottage rental (6.5 multiplied by 901 = 5,857) gives a total of 6,591 persons.
11 NC State Data Center estimate, July 2001. 25
The table below lists the number of motels in Topsail Beach and the number of rooms at each motel.
Breezeway Motel
47
FLA Apartments
7
Jolly Roger
65
Ocean Pier Inn
16
Queens Grant
52
Sea Vista Motel
34
Topsail Motel
31
252
A standard number, frequently used, for the number of beach visitors occupying a motel unit is 3.5 persons. When all units are occupied, the additional number of people straining the municipal infrastructure and support systems is 767.
The estimated 2001 seasonal population at Topsail Beach is 7,358 persons13. This is a conservative figure.
This figure does not include day trippers. This is a particularly difficult population element upon which to get a count. The average daily traffic on the causeway leading across the bridge to Topsail Island in 2001 was 8,400. A portion of this traffic was going to Surf City and North Topsail Beach. No break-out for seasonal peak days (Memorial Day, Fourth of July, or Labor Day) was given as a part of this NC Department of Transportation count.
Topsail Beach population 1990 = 346
Topsail Beach population 2001 = 481
Topsail Beach had a 39% population growth rate between 1990 and 2001. The annualized growth rate is 3.5%.
12 This information was gathered by the Town of Topsail Beach Department of Administration.
13 This figure is composed of the following: 481 (permanent population), 253 (additional one person per permanently occupied housing unit), 5,858 (vacation cottage rental), 767 (motel occupancy) = 7,358.
14 NC State Data Center, 2001, & U.S. Department of Commerce, Bureau of the Census, 2000 26
Pender Co population 1990 = 28,855
Pender Co population 2001 = 42,051
Pender Co had a 45.7% growth rate between 1990 and 2001. That’s 4.1% annualized rate.
Region O (Brunswick, Columbus, New Hanover, Pender) population 1990 = 249,711
Region O (Brunswick, Columbus, New Hanover, Pender) population 2001 = 337,611
Region O had a 35% population growth rate between 1990 and 2001.
NC population 1990 = 6,632,448
NC population 2001 = 8,188,008
NC had a 23% population growth rate between 1990 and 2001.
Topsail Beach’s 39% population growth rate between 1990 and 2001 was the 13th fastest of the 21 barrier island beach municipalities in North Carolina. Topsail Beach accomplished this rate of growth without annexation.
Sunset Beach
311
1,849
494%
44.9%
Ocean Isle Beach
523
441
(15.6%)
(1.4%)
Holden Beach
626
819
30.8%
2.8%
Oak Island
4,550
6,898
51.6%
4.6%
Caswell Beach
175
392
124%
11.2%
Bald Head Island
78
184
135%
12.2%
Kure Beach
619
1,573
154%
14%
Carolina Beach
3,630
5,225
43.9%
3.9%
Wrightsville Beach
2,937
2,604
(11.3%)
(1%)
Surf City
970
1,423
46.7%
4.2%
North Topsail Beach
947
833
(12%)
(1%)
Emerald Isle
2,434
3,538
45.3%
4.1%
15 U.S. Department of Commerce, Bureau of the Census, 2000. NC State Data Center estimate, July 2001. 27
Indian Beach
153
93
(39.2%)
(3.6%)
Pine Knoll Shores
1,360
1,529
12.4%
1.1%
Atlantic Beach
1,938
1,777
(8.3%)
(.75%)
Nags Head
1,838
2,801
52.3%
4.7%
Kill Devil Hills
4,238
6,122
44.4%
4%
Kitty Hawk
1,937
2,991
54.4%
4.9%
Southern Shores
1,447
2,201
52.1%
4.7%
Duck
0
459
N/A
N/A
Many of the facts reported in the U.S. Census may serve to characterize a community. It is important, for purposes of characterizing a community, that the community be compared to other similar areas. For purposes of this characterization we have used the barrier island municipalities of North Carolina.
The median age of residents of the Town of Topsail Beach is 55.6 years. Among beach communities in NC we find this to be comparably old. In fact, of the 20 barrier island beach municipalities in 2000, Topsail Beach had the 6th highest median age. The barrier island beach municipality with the highest median age was Pine Knoll Shores (61.8) and the lowest median age was found at Kill Devil Hills (36.7). The median age in all of Pender County was 38.8. In NC the median age reported in 200 was 35.3. This statistic characterizes the Town of Topsail Beach as an older, retirement oriented community.
In Topsail Beach 21.9% of the total housing units were occupied all year. This put Topsail Beach at the 14th highest amongst barrier island beach municipalities. Another way of saying this is that Topsail Beach was 6th amongst barrier island beach municipalities in the percentage of their total housing stock occupied year-round. This statistic characterizes Topsail Beach as a resort community … with a large portion of the houses standing empty during the cold weather months. In NC the percentage of housing units occupied all year is 88.9%. In Pender County this figure is 77.2%. The highest percentage occupied amongst barrier island beach municipalities was Carolina Beach (56.2%). The lowest was Bald Head Island (14.7%).
The percentage of persons in the labor force (16 and over) at Topsail Beach was 53.7%. Topsail Beach was 13th highest of the barrier island beach municipalities when examining for the number of persons (16 and over) in the work force. While the residents of this community may be “older,” which tends to make us think of retirement, they are reported as working at a relatively high rate amongst the beaches to which they are compared. Topsail Beach also compares favorably in this category with Pender County as a whole, at 58.5%, and with all of NC, at 65.7%.
16 Please refer to the Table entitled “Key Characteristics of NC Municipal Beaches, 2000,” in the appendix. 28
The median household17 income in the Town of Topsail Beach ($55,750) is 7th highest amongst barrier island beach municipalities in NC. This is a higher median household income than Pender County as a whole ($35,902) and is higher than the NC median ($39, 184). The highest median household income amongst all barrier island beach municipalities in NC is found at Ocean Isle Beach ($67,639). The lowest is found at Carolina Beach ($37,662).
The median family income18 in the Town of Topsail Beach ($64,167) is the 5th highest amongst barrier island beach municipalities in NC. This is a higher median family in come than Pender County as a whole ($41,633) and is higher that the NC median ($46,335). The highest median family income amongst barrier island beach municipalities in NC is found at Wrightsville Beach. The lowest is found at Kill Devil Hills ($44,681).
The per capita income19 in the Town of Topsail Beach ($35,838) is 8th highest amongst the barrier island beach municipalities in NC. This is a higher per capita income that in Pender County as a whole ($17,882) and is higher than the NC per capita income ($20,307). The highesper capita income amongst barrier island beach municipalities is found at Bald Head Island ($45,585). The lowest is found at Kill Devil Hi
When considered as a whole, the income figures from the U.S. Census give us a picture of the Town of Topsail Beach as a relatively well-to-do municipality.
Within the Town of Topsail Beach a large percentage (81.1%) of the total housing is in single unit/detached housing20. There are relatively few manufactured or mobile homes within the Town of Topsail Beach. (Of the 1,135 units reported in 2000, 3, or .26% were manufactured homes.) The NC barrier island beach municipality with the highest percentage of single family homes is Southern Shores (97.4%). The lowest percentage of single family homes is found at Indian Beach (2.7%). The second from the lowest is Atlantic Beach (at 30.8%). In Pender County as a whole 58.8% of housing is in single/detached units. In NC the figure is 64.4%.
The median value of owner occupied housing in the town of Topsail Beach is $281,300. This is the 5th highest value amongst the barrier island beach municipalities in NC. The Pender County median value for owner occupied housing is $113,400. The NC value in this category is $108,300. The NC barrier island beach municipal average median value for owner occupied housing is $249,145. The highest median value for owner occupied housing was reported at Indian Beach ($625,00021). The second highest was at Bald Head Island ($525,000). The lowest median value of owner occupied housing was found at Kill Devil Hills ($104,500).
The section on key characteristics tells us the following about the Town of Topsail Beach: this is
17 Members of a household are not related by blood or marriage or legal agreement.
18 Members of a family are related by blood or marriage or legal agreement.
19 Per capita refers to each person.
20 Also known as, and commonly referred to as, single family housing.
21 Only two owner occupied housing units were reported at Indian Beach. This figure may be skewed on the high side. 29
a community which has a higher median age than most other beaches and most of NC; this town has a relatively low percentage of its housing occupied year ‘round (giving credence to the fact that the community is believed to be a resort area attracting large number of tourists during the warm weather months); when compared to other barrier island beach municipalities this Town has a higher percentage in the labor force … they may have a higher median age here, but they are working; the income figures (median household/median family/per capita) for the community are higher than most other beach municipalities, also higher than Pender County and NC, and consequently higher than most other places in the state; most of the housing stock is single family residential; the value of the owner occupied housing units in the Town of Topsail Beach is high.
The median age in Topsail Beach is 55.6 years. This is the 6th highest median age of the barrier island beach municipalities in North Carolina. The average barrier island municipal median age in NC is 50.26 years of age. The median age for men in Topsail Beach is 56.5. The median age for women is 54.3.
Holly Ridge = 32.9 years
North Topsail Beach = 45.1 years
Surf City = 48.1 years
Pender County = 38.8 years
North Carolina = 35.3 years
The Table following gives the age of persons in Topsail Beach, as reported to the U.S. Department of Commerce, Bureau of the Census, 2000.
Age
Both Sexes
Number - Percent
Male
Number - Percent
Female
Number — Percent
Under 5
4 – 0.8%
1 – 0.4%
3 – 1.3%
5 to 9
8 – 1.7%
4 – 1.7%
4 – 1.7%
10 to 14
10 – 2.1%
4 – 1.7%
6 – 2.5%
15 to 17
11 – 2.3%
4 – 1.7%
7 – 3.0%
18 to 19
5 – 1.1%
3 – 1.3%
2 – 0.8%
20
1 – 0.2%
1 – 0.4%
0 – 0.0%
22 NC State Data Center estimate, July 2001. U.S. Department of Commerce, Bureau of the Census, 2000.
23 U.S. Department of Commerce, Bureau of the Census, 2000. 30
21
1 – 0.2%
0 – 0.0%
1 – 0.4%
22 to 24
14 – 3.0%
7 – 3.0%
7 – 3.0%
25 to 29
20 – 4.2%
12 – 5.1%
8 – 3.4%
30 to 34
18 – 3.8%
12 – 5.1%
6 – 2.5%
35 to 39
19 – 4.0%
8 – 3.4%
11 – 4.7%
40 to 44
26 – 5.5%
13 – 5.5%
13 – 5.5%
45 to 49
37 – 7.9%
13 – 5.5%
24 – 10.2%
50 to 54
54 – 11.5%
25 – 10.6%
29 – 12.3%
55 to 59
69 – 14.6%
35 – 14.9%
34 – 14.4%
60 & 61
17 – 3.6%
5 – 2.1%
12 – 5.1%
62 to 64
31 – 6.6%
20 – 8.5%
11 – 4.7%
65 & 66
17 – 3.6%
9 – 3.8%
8 – 3.4%
67 to 69
25 – 5.3%
15 – 6.4%
10 – 4.2%
70 to 74
26 – 5.5%
15 – 6.4%
11 – 4.7%
75 to 79
36 – 7.6%
18 – 7.7%
18 – 7.6%
80 to 84
19 – 4.0%
10 – 4.3%
9 – 3.8%
85 & over
3 – 0.6%
1 – 0.4%
2 – 0.8%
Total 65 & over
126 – 26.8%
68 – 28.9%
58 – 24.6%
Median Age
55.6
56.5
54.3
The latest information on the income of persons in Topsail Beach was gathered by the U.S. Bureau of the Census in the year 2000. The income information requested was therefore gathered from the previous year. Consequently, the latest information available is for calendar year 1999.
Household24 income for 1999 in Topsail Beach is shown in the following table25.
24 Household residents are not related by blood, marriage, or other legal intricacy.
25 Income figures are reported as received from the U.S. Department of Commerce, Bureau of the Census, 2000. 31
Less than $10,000 — 12 = 5.7%
$10,000 to $14,999 — 6 = 2.9%
$15,000 to $24,999 — 34 = 16.2%
$25,000 to $34,999 — 11 = 5.2%
$35,000 to $49,999 — 30 = 14.3%
$50,000 to $74,999 — 61 = 29%
$75,000 to $99,999 — 12 = 5.7%
$100,000 to $149,999 — 23 = 11%
$150,000 to $199,999 — 15 = 7.1%
$200,000 or more — 6 = 2.9%
In the Town of Topsail Beach the median household income in 1999 was $55,750. This is a higher median household income than found in Pender County ($35,902) as a whole or statewide/in North Carolina ($39,184). The number of Topsail Beach households with earnings was 142. The mean earnings of households with income in Topsail Beach in 1999 was $52,782. The mean earnings of households with income in Pender County was a bit lower at $44,365. The mean earnings of households with income in North Carolina in 1999 was $50,814. The number of households in Topsail Beach with social security income is 76. The average amount of social security income per household was $14,574. The number of households in the Town of Topsail Beach with public assistance income was 6 (2.9%). The average amount of public assistance income was $1,283. The number of Topsail Beach households with retirement income was 70. The average amount of retirement income received per household was $27,604. In Pender County the mean retirement income is $19,671. In all of North Carolina the mean retirement income reported was $16,831.
Family27 income in Topsail Beach for 1999 is shown below.
Less than $10,000 — 1 = 0.8%
$10,000 to $14,999 — 2 = 1.6%
$15,000 to $24,999 — 8 = 6.3%
$25,000 to $34,999 — 8 = 6.3%
$35,000 to $49,999 — 15 = 11.9%
$50,000 to $74,999 — 47 = 37.3%
$75,000 to $99,999 — 12 = 9.5%
$100,000 to $149,999 — 14 = 11.1%
26 According to the U.S. Department of Commerce, Bureau of the Census, 2000, the average household size in Topsail Beach is 1.87 persons. This is figured by dividing the total (permanent) population by the number of occupied housing units.
27 Family members are related by blood or marriage or other legal intricacy.
28 According to the U.S. Department of Commerce, Bureau of the Census, 2000, the average family size in Topsail Beach is 2.26 persons. 32
$150,000 to $199,999 — 15 = 11.9%
$200,000 or more — 4 = 3.2%
The median family income in the Town of Topsail Beach in 1999 was $64,167. The median family income for Pender County during the same time period was $41,633. The statewide median family income in 1999 was $46,335. The 1999 per capita income in the Town of Topsail Beach was $35,838. The per capita income for Pender County was $17,882. For all of North Carolina the per capita income for 1999 was $20,307. The median earnings for male full-time year-round employees in 1999 was $45,313. The median earnings for female full-time year-round employees was $25,139.
Median Income by Households $30,625 $55,750
Median Income by Families $50,609 $64,167
Per capita Income $24,646 $35,838
The table above, Topsail Beach Income, shows incomes are growing in Topsail Beach. The Town of Topsail Beach is becoming more affluent. An affluent population is more able to buy or invest in real estate or luxury or comfort items. This increasing affluence gives credibility to the idea that now may be a good time to invest in Topsail Beach. It is also true, based on the current prevailing, and unusually low, current interest rates available, and based on the shortage of other
attractive investment opportunities, because of the decline of the stock market, prudent investors have sought out real estate as a very viable and attractive investment spurring development in Topsail Beach.
For the year 1999, the Town of Topsail Beach ranks above the entirety of Pender County and above the State in per capita income, median household income, and in the average amount of retirement income.
There is very little of what the U.S. government refers to as “poverty” in the Town of Topsail Beach.
1 – 0.8% 9.5% 9.0%
Families w/ related children
29 Information gathered from the U.S. Department of Commerce, Bureau of the Census, 1990 & 2000.
30 Poverty is based on income, household size and relationship. Income considered for determining poverty is money income before taxes. Capital gains and noncash benefits, such as food stamps or Medicaid, are not counted as income. The population considered for determining poverty is not the total population of an area. Persons living in group quarters, such as military barracks, college dorms, or long-term health care facilities, are not considered when determining poverty. Unrelated persons under the age of 15 in a household, such as foster children, are also not considered when determining poverty.
31 U.S. Department of Commerce, Bureau of the Census, 2000.
32 Indicates the number below the poverty level in each category. 33
under 18 years 1 – 5% 14.6% 13.3%
Families w/ related children
under 5 years 1 – 20% 16.4% 16.5%
1 – 9.1% 28% 27.4%
With related children
under 18 years 1 - 20% 35.9% 34.3%
With related children
under 5 years 1 - 20% 44.7% 45.9%
27 – 6.7% 13.6% 12.3%
18 years and over 26 – 6.9% 12.0% 11.0%
65 years and over 0 – 0.0% 14.4% 13.2%
The number of families in poverty and the number of families with a female head of householder, with no husband present, in poverty, in the Town of Topsail Beach, is so low as to be statistically insignificant. The percentage of individuals in poverty in Topsail Beach as reported by the U.S. Census in 2000 is low. As measured according to the percentage of female householders in poverty, with no husband present, Topsail Beach also ranks low. Topsail Beach ranks well below both Pender County and the rest of the State on the number of families in poverty (as a percentage).
In Topsail Beach there were 77 households and families earning in excess of $100,000 in 1999. This is a high number of persons earning in this range for a Town with a permanent population of 481.
A review and analysis of a Town’s housing stock gives us additional information on local land use patterns.
The largest type of dwelling unit in use at the Town of Topsail Beach is the 1-unit, detached, or single family dwelling unit. A total of 212 units, or 18.6%, of the housing stock at Topsail Beach lives in multiple family dwelling units. There were only 3 mobile, also known as manufactured, homes in Topsail Beach at the time of the last inventory (2000). A description of the number and type of units in Topsail Beach is shown in the following Table.
1-unit, detached 920 81.1%
1-unit, attached 77 6.8%
2 units 56 4.9%
3 or 4 units 22 1.9%
33 U.S. Department of Commerce, Bureau of the Census, 2000. 34
5 to 9 units 18 1.6%
10 to 19 units 0 0.0%
20 or more units 39 3.4%
Mobile home 3 0.3%
Boat, RV, van, etc. 0 0.0%
The last inventory of housing age in Topsail Beach was at the time of the U.S. Census, 2000.
According to the report of those questioned by the U.S. Department of Commerce, Bureau of the Census, 70.5% of the housing in Topsail Beach was built since 1970. 56.8% had been built since 1980, and 29% since 1990. There were no houses on the beach which were built prior to 1940.
The age of the houses in Topsail Beach are shown in the table below.
1999 to March 2000 58 5.1%
1995 to 1998 133 11.7%
1990 to 1994 139 12.2%
1980 to 1989 316 27.8%
1970 to 1979 156 13.7%
1960 to 1969 161 14.2%
1940 to 1959 172 15.2%
1939 or earlier 0 0.0%
The value of owner occupied housing as reported to the U.S. Department of Commerce, Bureau of the Census, 2000, in Topsail Beach is shown in the following table.
Less than $50,000 0 0.0%
$50,000 to $99,999 5 3.2%
$100,000 to $149,000 14 8.9%
$150,000 to $199,999 29 18.5%
$200,000 to $299,999 38 24.2%
$300,000 to $499,999 43 27.4%
$500,000 to $999,999 25 15.9%
$1,000,000 or more 3 1.9%
The median value of owner occupied housing in the Town of Topsail Beach is $281,300.
The Town of Topsail Beach has a low percentage of its housing stock in manufactured or mobile
34 Of the 223 occupied housing units in Topsail Beach, 157 of them are owner occupied. This table gives the value of the 157 owner occupied units. 35
homes.
According to the U.S. Bureau of the Census the town had 1,005 total housing units in 1990. According to the 2000 census the town had 1,135 total housing units. That's an increase of 12.9% (or 130 units). If we add in the 2001 (19) and 2002 (25) units, we get 1,135 + 44 = 1,179 units. That's an increase of 17.3% from 1990 to 2002. If we annualized the figure, we get a 1.4% yearly increase over the last twelve years in the total housing stock at Topsail Beach. Records have been lost regarding specific types and quantities of permits issued in each category. The Table below was received, in February 2003, from the Town of Topsail Beach Department of Administration.
UNK
0
0
0
UNK
UNK
0
0
0
UNK
UNK
0
0
0
UNK
UNK
0
0
0
UNK
UNK
0
0
0
UNK
UNK
0
0
0
UNK
35 U.S. Department of Commerce, Bureau of the Census, 2000.
36 This information was received from the Town of Topsail Beach Administration Department. 36
UNK
0
0
0
UNK
UNK
0
0
0
UNK
UNK
0
0
0
UNK
19
0
0
0
19
25
0
0
0
25
44
0
0
0
44
The economy of a small Town is extremely important to its continuing growth and development. The reason economy is a part of a Town’s land use plan is that the effectiveness of any physical plans for development are almost totally dependant on economic development. Topsail Beach is a relatively wealthy community.
The per capita income for Pender County (in 1999) was $17,882. The per capita income for Topsail Beach in 1999 (last date taken) was $35,838. As we have already seen in the LUP section on key population characteristics this is a town with a high median age. There are a lot of retirees living in Topsail Beach. The town of Topsail Beach is known as a beach resort and a vacation area. A large percentage of the houses in Topsail Beach are vacant for a large portion of the year. The local economy is tourism based. Visitors flood the island during warm weather months.
Much information is available on economy at the County level. However, it should be noted, Topsail Beach is quite different from the rest of Pender County. Certain facts and information are instructive and they tell us a lot about the economy of the area. The area’s economy is important to people who will choose to move to the Town of Topsail Beach and to those who may develop property.
The types of employment within the Town of Topsail Beach have not changed significantly since the 1990 U.S. Census was conducted. Topsail Beach is still a tourist oriented, quiet, retirement community. There are only a few commercial establishments existing in Town.
According to facts received from the County’s industrial recruiting agency, Wilmington Industrial Development, the largest employers in Pender County are shown in the Table following.
37 Wilmington Industrial Development. 37
Pender County Schools
Education
1,034
Pender County Minimum Security Prison
Correctional Unit
350
Pender Memorial Hospital
Medical Center
310
Pender County
Government
240
LL Building Products
Home Building Products
250
Del Labs
Cosmetics and Health Care Products
200
Chloride Systems
Emergency Lighting / Standby Power Products
150
Holt Hosiery Mills, Inc.
Ladies' Hosiery
150
Four County EMC
Electric Cooperative
95
Gage Carolina Metals, Inc.
Fabricated Sheet Metal/Electronic Calibrated Metals
60
A relatively large portion of the Topsail Beach working population is employed in the retail trade. The table following gives the retail sales figures for FY ’01.
Apparel
168,968
4,225,795
Automotive
242,130
42,653,752
Food
1,998,635
87,750,836
Furniture
100,861
3,874,681
General merchandise
810,852
38,774,557
Lumber and building material
271,393
22,561,240
Unclassified
825,808
32,792,752
The Town of Topsail Beach charges a privilege license tax. Last year 76 licenses were issued39. This number has remained relatively constant over the last five years. The privilege license is a three level tax that the State, County, and Town often all levy on the same business activity. The tax is levied on the privilege of engaging in a particular occupation or business activity within the taxing jurisdiction and is enforced and collected through the issuance of an annual license. The statute which enables the levy of this tax is N.C.G.S. 105-33 through 105-113. A Town which wishes to levy this tax must adopt an ordinance levying the tax. The Ordinance lists the activities taxed and the tax rates. The privilege license tax is a revenue generating measure, however, this
38 Wilmington Industrial Development, NC Department of Revenue, State Sales and Use Statistics for FY 2000-01.
39 Town of Topsail Beach, Department of Administration. 38
tax is not used to regulate otherwise legitimate businesses.
The Town of Topsail Beach understands that economic trends are indicated by a variety of criteria. The North Carolina Department of Commerce gives seven basic criteria by which economic health of an area may be measured:
40
(1) Average age of industrial plants, (5) Change in real wages,
(2) Change in population, (6) Rate of business failure, and
(3) Change in employment, (7) Rate of new business activity.
(4) Net migration,
As a result of positive movement on the indicators pertinent to the Town, it appears that Topsail Beach is an economically healthy community. Topsail Beach, as has been shown as a part of this document, is a relatively wealthy community. The economic strength of the surrounding County and metropolitan areas is important and will have spillover effects which will serve to improve the economic situation in Topsail Beach. Topsail Beach eagerly anticipates the positive changes the future will bring.
Of those persons employed in Pender County, the five largest types of jobs are indicated below41:
    
In 2000, in the Town of Topsail Beach, of the 389 persons 16 years of age and older in the year ‘round population at Topsail Beach, 209 are in the labor force. Of the 209 in the labor force, 208 or 53.5% are working.
Population 16 years and over . . . . . . . . . . . . 389 100.0
In labor force . . . . . . . . . . . . . . . . . . . . . . . . . 209 53.7
Civilian labor force. . . . . . . . . . . . . . . . . . . . . 209 53.7
Employed . . . . . . . . . . . . . . . . . . . . . . . . . . . . 208 53.5
Unemployed . . . . . . . . . . . . . . . . . . . . . . . . . . 1 0.3
Armed Forces. . . . . . . . . . . . . . . . . . . . . . . . . . 0 0.0
In 2000, the largest occupation category (33.2%) for persons residing in Topsail Beach is management, professional, and related occupations. The second largest occupation category was sales and office occupations. The smallest percentage (6.3%) of those working were reported in the production, transportation, and material moving occupations. No workers claimed to work in the farming, fishing, and forestry occupations.
40 NC Department of Commerce.
41 U.S. Department of Commerce, Bureau of the Census, 2000.
42 U.S. Department of Commerce, Bureau of the Census, 2000. 39
Management, professional, and related
occupations . . . . . . . . . . . . . . . . . . . . . . . . . . . 69 33.2
Service occupations . . . . . . . . . . . . . . . . . . . . 34 16.3
Sales and office occupations . . . . . . . . . . . . . 65 31.3
Farming, fishing, and forestry occupations. . . 0 0.0
Construction, extraction, and maintenance occupations . . . 27 13.0
Production, transportation, and material
moving occupations . . . . . . . . . . . . . . . . . . . . 13 6.3
In response to the 2000 census, in the category of employment by industry, the largest number of persons (16.3%) reported they worked in retail trade. The next largest category (15.4%) was in the arts, entertainment, recreation, and food services area.
Agriculture, forestry, fishing & hunting,
and mining . . . . . . . . . . . . . . . . . . . . . . . . . . . . 0 0.0
Construction . . . . . . . . . . . . . . . . . . . . . . . . . . 30 14.4
Manufacturing. . . . . . . . . . . . . . . . . . . . . . . . . . 18 8.7
Wholesale trade. . . . . . . . . . . . . . . . . . . . . . . . 6 2.9
Retail trade . . . . . . . . . . . . . . . . . . . . . . . . . . . 34 16.3
Transportation and warehousing, and utilities . 12 5.8
Information . . . . . . . . . . . . . . . . . . . . . . . . . . . 5 2.4
Finance, insurance, real estate, and rental & leasing . . . . . 19 9.1
Professional, scientific, management,
administrative, & waste management services . . . . . 25 12.0
Educational, health & social services . . . . . . . 19 9.1
Arts, entertainment, recreation,
accommodation & food services . . . . . . . . . . . 32 15.4
Other services (except public administration) . . 2 1.0
Public administration. . . . . . . . . . . . . . . . . . . . . 6 2.9
Most of the persons working in Topsail Beach were private wage and salary workers.
Private wage and salary workers . . . . . . . . . . . . 130 62.5
Government workers. . . . . . . . . . . . . . . . . . . . . . 35 16.8
Self-employed workers in own not incorporated
business . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 41 19.7
Unpaid family workers . . . . . . . . . . . . . . . . . . . . 2 1.0
43 U.S. Department of Commerce, Bureau of the Census, 2000.
44 U.S. Department of Commerce, Bureau of the Census, 2000.
45 U.S. Department of Commerce, Bureau of the Census, 2000. 40
Unemployment rates for area counties for the year 2000 are shown below.
82,940
3.3%
16,480
4.7%
34,590
4.3%
The rate of unemployment for was higher during CY 2002. The average rate for rose from 7.8 percent during first quarter 2002 to 9 percent during the second quarter and then fell to 8.7 percent during the third quarter. The third quarter 2001 rate was 5.5 percent. Overall, in the local area, unemployment rates were volatile for the first three quarters of 2002. The average monthly rate in New Hanover County rose from 5.8 percent during first quarter 2002 to 6.5 percent during the second quarter and then fell to 6.2 percent during the third quarter. The third quarter 2001 New Hanover County average rate was 4.4 percent. The average rate for Brunswick County rose from 6 percent during first quarter 2002 to 7.7 percent during the second quarter and then fell to 6.7 percent during the third quarter. The third quarter 2001 Brunswick County rate was 4.5 percent.
The average rate for NC rose from 6.2 percent during first quarter 2002 to 6.8 percent during the second quarter and then fell to 6.5 percent during the third quarter. The third quarter 2001 state rate was 5.4 percent.
Unemployment is a lagging indicator, i.e., it tends to follow the business cycle. It is expected, in all likelihood, area unemployment rates will remain at their current levels, if not increase somewhat, over the next few months.
In the area of retail sales, with the exception of Brunswick County, area retail sales fell over 2001. They rose 1.1 percent in Brunswick County to $844.1 million. They fell 2.9 percent in to $236.1 million. Sales fell 3.4 percent in New Hanover County and 4.5 percent in Wilmington to $3.2 billion and $2.6 billion, respectively. Statewide, sales fell 4.6 percent to $126.7 billion. The 2001 changes compare to growth rates over 2000 of 13 percent in Brunswick County, 9.7 percent in New Hanover County, 9.9 percent in Wilmington, 1.3 percent in , and 5.8 percent in the state.
46 Except as noted, factual information contained herein was received from William W. Hall, Jr., Director, Center for Business and Economic Services, Cameron School of Business, UNC-W, via Greater Wilmington Chamber of Commerce in 2003.
47 Wilmington Industrial Development, based on 2000 Census results. 41
For the year ending August 2002, retail sales were down 2.7 percent in New Hanover County and 4.6 percent in Wilmington to $3.2 billion and $2.5 billion, respectively. They were up 7.2 percent in Brunswick County to $900 million and 8.1 percent in to $250.6 million. Statewide, sales were down 1.7 percent to $128.6 billion.
Overall the data shows that the local economy (Brunswick, New Hanover, and Counties) reached its low point during the middle of 2002. There was healthy growth during the third and fourth quarters of the year, and the conditions are in place to support 2003 economic growth in the three-county area of 3.5-4 percent.
The local economic activity on Topsail Island is based on the tourism industry. If this industry is doing well, the Town of Topsail Beach’s economy will also be doing well. This is true even though the Town’s business sector is relatively small.
Travel related Expenses (millions)
$301.63
$44.44
Jobs related to tourism
5,590
660
Annual payroll of tourism workers (millions)
$94.34
$9.63
Local tax receipts (millions)
$12.24
$2.50
According to figures gathered by the Town of Topsail Beach Department of Administration, the number of overnight (rental) units is shown in the following Table.
Breezeway Motel
47 units
FLA Apts
7 units
Jolly Roger
65units
Ocean Pier Inn
16 units
Queens Grant
52 units
Sea Vista Motel
34 units
Topsail Motel
31 units
The largest three manufacturers in Pender County are shown in the Table below. These businesses provide employment opportunity for hundreds of area citizens.
48 Cape Fear Coast Convention and Visitors Bureau. 42
LL Building Products
Burgaw
Sheet Metal Work
340
1940
Chloride Systems
Burgaw
Vehicular Lighting Equipment
200
1963
Holt Hosiery Mills Inc
Willard
Hosiery, Women's Full & Knee Length
150
1947
With regard to the area’s economy, in summary, the UNC-W Cameron School of Business reports50 that with the exception of Brunswick County, area retail sales fell over 2001. They rose 1.1 percent in Brunswick County to $844.1 million. Sales fell 3.4 percent in New Hanover County and 4.5 percent in Wilmington to $3.2 billion and $2.6 billion, respectively. They fell 2.9 percent in to $236.1 million. Statewide, sales fell 4.6 percent to $126.7 billion. The 2001 changes compare to growth rates over 2000 of 13 percent in Brunswick County, 9.7 percent in New Hanover County, 9.9 percent in Wilmington, 1.3 percent in , and 5.8 percent in the state.
For the year ending August 2002, retail sales were down 2.7 percent in New Hanover County and 4.6 percent in Wilmington to $3.2 billion and $2.5 billion, respectively. They were up 7.2 percent in Brunswick County to $900 million and 8.1 percent in to $250.6 million. Statewide, sales were down 1.7 percent to $128.6 billion.
Overall the economic data shows the local economy (Brunswick, New Hanover, and Counties) reached its low point during the middle of 2002. There was healthy growth during the third and fourth quarters of the year, and the conditions are in place to support 2003 economic growth in the three-county area of 3.5-4 percent.
The State of North Carolina grew by over 1.4 million people between the 1990 and 2000 federal censuses. Only three counties, Bertie, Edgecombe, and Washington, lost population. The fastest growing county was Johnston (50.0% growth), followed by Wake (47.3%), Hoke (47.2%), Union (46.9%), Brunswick (43.5%), and Pender (42.4%). Topsail Beach growth (at 36.1% for this same period) was nearly as rapid as the growth of Pender County. This accelerated growth is expected to continue to a point. Within the planning period for this document it is expected that the Town of Topsail Beach will reach build out. It is possible, and expected, that some redevelopment will occur following build out, but the large growth of the population which is currently being experienced is not expected to continue indefinitely. The Town of Topsail Beach is located on a
49 Wilmington Industrial Development, 2001.
50 Center for Business and Economic Services, Cameron School of Business, UNC-W, via Greater Wilmington Chamber of Commerce, 2003. 43
barrier island and there are definite physical barriers to long-term unchecked growth. It is uncertain exactly when build out will occur. The projections below have been made in a basic straight line format.
Our short-term population projections will be based upon the percentages given by the North Carolina State Data Center for the growth of Pender County. It is anticipated that Pender County will grow by 29% between 2000 and 201051. If we model our projections of the growth of Topsail Beach by this standard, which continues to be amongst the fastest growing counties in North Carolina, we see the following increases:
Topsail Beach 2000 population = 471
Topsail Beach 2005 population projection = 539 (The increase anticipated is 14.5%.)
Topsail Beach 2010 population projection = 607 (The increase anticipated is 29%.)
Pender County 2000 population = 41,082
Pender County 2005 population = 47,038 (The increase anticipated is 14.5%)
Pender County 2010 population projection = 52,976 (The increase anticipated is 29%.)
Topsail Beach 2000 seasonal population = 7,252.
Topsail Beach 2005 seasonal population projection = 8,304. (The increase anticipated is 14.5%.)
Topsail Beach 2010 seasonal population projection = 9,355. (The increase anticipated is 29%.)
Topsail Beach feels these projections, though based on the best information available at this writing, are high. Topsail Beach will reach build out with the planning period. Pender County will continue to grow at an accelerated rate. Land values at Topsail Beach, because of the scarcity will increase rapidly.
Long-term population projections are based on information given by the North Carolina State Data Center. It is anticipated that growth in Pender County, for the period from 2010 to 2020, will be 22.4%. Our growth projections here are based on the NC Data Center figures. It is felt that Topsail Beach’s growth will, in fact, not keep pace with Pender County since build out will occur during the planning period.
51 NC State Data Center, 2001.
52 This figure is based on the following: 471 (permanent population, 2000), plus 248 (additional one person per permanent housing unit), plus 5,766 (vacation cottage rental), plus 767 (motel occupancy) = 7,252. Adjustments have been made to account for the 1 year difference from the previous seasonal figure computed for 2001. The primary difference was the number of single family houses constructed in 2001. 44
)
Topsail Beach population projection for 2010 = 607
Topsail Beach population projection for 2020 = 743 (The increase anticipated is 22.4%.)
Pender County 2010 population projection = 52,976
Pender County 2020 population projection = 64,845 (The increase anticipated is 22.4%.)
Topsail Beach seasonal population projection for 2010 = 9,355.
Topsail Beach seasonal population projection for 2020 = 11,451. (The increase anticipated is 22.4%.)
This land use plan section will describe and analyze the natural features and environmental conditions within the jurisdiction of the Town of Topsail Beach.
One of the basic purposes of North Carolina's Coastal Area Management Act (CAMA or the Act) is to establish a State management plan which is capable of rational and coordinated management of coastal resources. The Act recognizes the key to more effective protection and use of the land and water resources of the coast is the development of a coordinated approach to resources management. The CAMA provides 2 principle mechanisms for accomplishing this purpose: 1) the formulation of local Land Use Plans articulating the objectives of local citizens and translating these objectives, or policies, into future desired growth patterns; and, 2) the designation of Areas of Environmental Concern for the protection of areas of statewide concern within the coastal area.
Both the development of local Land Use Plans and the designation and regulation of critical resource areas contribute to rational management by encouraging local and State governments to exercise their full authorities over coastal resources and to express their management goals in a comprehensible and uniform manner. Local objectives benefit through their incorporation into a State management scheme, and the statewide objectives of resource protection and development benefit through an integrated and comprehensive management approach. State guidelines are prepared to ensure uniformity and consistency in Land Use Plans and in the regulation of critical resource areas, or Areas of Environmental Concern (AEC's).
The STATE GUIDELINES FOR AREAS OF ENVIRONMENTAL CONCERN53 (Subchapter 7H of Chapter 15A of the NC Administrative Code, or 15A NCAC 7H, or the regulations governing development activity in AEC's) require that local Land Use Plans give special attention
53 These regulations are subject to change by the NC Coastal Resources Commission. 45
to the protection and appropriate development of AEC's. The CAMA charges the Coastal Resources Commission (CRC or the Commission) with the responsibility for identifying types of areas -- water as well as land -- in which uncontrolled or incompatible development might result in irreversible damage. The Act further instructs the Commission to determine what types of development activities are appropriate within such areas, and it calls upon the local government to give special attention to these areas in the process of Land Use Plan development. As a means of controlling any inappropriate or damaging development activities within AEC's, the CAMA calls upon the CRC to implement a permitting program. The intent of this program is not to stop development (if this were the intent, given the growth in our coastal area, the program would be an abject failure) but rather to ensure the compatibility of development with the continued productivity and value of critical land and water areas (AEC's).
The Act divides responsibility for the permitting program between the CRC and local governments. "Minor" development activities receive permits from a local permit officer, while "major" development activities seek permits from the CRC. (Division of Coastal Management personnel are the staff representatives of the CRC.)
The types of AEC's are separated into 4 broad groupings. Those 4 categories are:
 
 
 
 
 
Estuarine system AEC's, which are defined below, are land and water areas of the coast which contribute enormous economic, social, and biological values to North Carolina. It is the objective of the CRC to manage these AEC's as an interrelated group to ensure that development is compatible with natural characteristics and to minimize the likelihood of significant loss of private property and public resources. Included within the estuarine system are the following AEC categories: estuarine waters, coastal wetlands, public trust areas and estuarine shorelines. Each of these AEC's is either geographically within the estuary or, because of its location and nature, may significantly affect the estuary.
are areas of salt marsh or other marsh subject to regular or occasional flooding by tides, including wind tides. The management objective of the NC CRC for coastal wetlands is to conserve and manage these areas so as to safeguard and perpetuate their biological, social, economic, and aesthetic values. The highest priority is given to conservation of these areas. The second highest priority of use is for those types of development which require water access and cannot function elsewhere. There are 1,671 acres of coastal wetlands in the Town limits of Topsail Beach.
54 Coastal wetlands are an Area of Environmental Concern and uses/development in these areas are regulated by the NC Coastal Resources Commission. Coastal wetlands should not be confused with 404 wetlands, which are regulated by the U.S. Army Corps of Engineers. 46
are those water areas which are the dominant component and bonding element of the entire estuarine system, integrating the aquatic influences from the land and the sea. Estuaries are among the most productive natural environments of North Carolina. They support the valuable commercial and sports fisheries of the coastal area, which are comprised of estuarine dependant species such as menhaden, flounder, shrimp, crabs, and oysters. Of the 10 leading species in the commercial catch, all but one are dependent on the estuary. There are 350 acres of estuarine waters in the Town of Topsail Beach.
are all waters of the Atlantic Ocean and the lands there under from the mean high water mark to the seaward limit of State jurisdiction (the State limit of jurisdiction is 3 miles); all navigable natural bodies of water and lands there under to the mean high water level or mean water level as the case may be; all water in artificially created bodies of water containing significant public fishing resources or other public resources which are accessible to the public by navigation from bodies of water in which the public has rights of navigation; and all waters in artificially created bodies of water in which the public has acquired rights by prescription, custom, usage, dedication, or any other means. The management objective is to protect public rights for navigation and recreation and to conserve and manage public trust areas so as to safeguard their biological, economic, and aesthetic values.
are areas of dry land (which may contain 404 wetlands) which are considered a component of the estuarine system because of the close association these land areas have with adjacent estuarine waters. Estuarine shorelines are non-ocean shorelines which are especially vulnerable to erosion, flooding, or other adverse affects of wind and water and which are intimately connected to the estuary. This area extends from the mean high water level (or normal water level along estuaries, sounds, bays, and brackish waters) for a distance of 75 feet landward. Within the estuarine shoreline AEC, impervious surfaces are required to not exceed 30%.
 
Ocean hazard AEC's are so named because these areas are considered by the North Carolina Coastal Resources Commission to be natural hazard areas along the Atlantic Ocean shoreline where, because of their special vulnerability to erosion or other adverse effects of sand, wind, and water, uncontrolled or incompatible development could unreasonably endanger life or property. Ocean hazard areas include: the ocean erodible area, the high hazard flood area, the inlet hazard area, and the unvegetated beach area.
are areas where there is a substantial possibility of excessive erosion and significant shoreline fluctuation. The seaward boundary of this area is the mean low water line. The landward extent of this line is established by multiplying the long-term average annual erosion rate, as approved by the CRC, times 30, provided that, where there has been no long term erosion rate or the rate is less than 2 feet per year, the minimum distance shall be set at 60 feet from the first line of stable vegetation.
47
are those areas subject to velocity waters in a storm having a 1 percent chance of being equaled or exceeded in any given year and as identified on the National Flood Insurance Program's Flood Insurance Rate Maps. The maps are produced by the Federal Emergency Management Agency.
are natural hazard areas which are especially vulnerable to erosion, flooding and other adverse effects of sand, wind, and water because of their proximity to dynamic ocean inlets. This area extends landward from the mean low water line a distance sufficient to encompass that area within which the inlet will, based on statistical analysis, migrate, and shall consider such factors as previous inlet territory, structurally weak areas near the inlet, and external influences such as jetties and channelization.
are self explanatory to the extent that they consist of unvegetated ocean beach. These areas are subject to rapid and unpredictable land form change from wind and wave action.
 
The third broad grouping of AEC's includes valuable small surface supply watersheds and public water supply well fields. These vulnerable, critical water supplies, if degraded, could adversely affect public health or require substantial monetary outlays by affected communities for alternative water source development. Most of the public water supply in coastal NC is served by groundwater, as is the case with Topsail Beach. For more details on this type of AEC, interested parties are advised to call the North Carolina Division of Coastal Management, in Raleigh, at (919) 733-2293.
 
Natural and cultural resource areas include natural or cultural resources of more than local significance in which uncontrolled or incompatible development could result in major or irreversible damage to natural systems or cultural resources, scientific, educational, or associative values, or aesthetic qualities. These areas would include coastal areas containing remnant species, coastal complex natural areas, unique coastal geologic formations, significant coastal archaeological resources, and significant coastal historic/architectural resources. For more details, interested parties are advised to call the North Carolina Division of Coastal Management, in Raleigh, at (919) 733-2293. This category of AEC is by nomination only.
The Areas of Environmental Concern pertinent to the Town of Topsail Beach are the estuarine system and ocean hazard areas AEC’s. No nomination category AEC’s are expected during the planning period.
In April, 1990, the U. S. Department of Agriculture, Soil Conservation Service, in cooperation with the NC Agricultural Experiment Station and the Pender County Board of Commissioners, published a Soil Survey of Pender County, North Carolina55.
The GENERAL SOIL MAP56 contained in this document shows the Topsail Beach planning area as within the Carteret-Newhan-Corolla soil association. These soils compose about 2% of Pender County. Of this 2% about 65% are Carteret soils, 15% Newhan soils, and 7% Corolla soils. 13% of this soil association is said to be composed of other soils or “soils of minor extent.”
Carteret soils are nearly level and very poorly drained. They are on tidal flats bordering the sound. These soils are flooded by high tides daily. They are dominantly fine sand or sand throughout. The Newhan soils are gently sloping to moderately steep and are excessively drained. They are on coastal ridges or barrier dunes. These soils are fine sand or sand throughout. The Corolla soils are nearly level and are moderately well drained or somewhat poorly drained. They are in depressions. These soils are also fine sand or sand throughout.
The parent material of Pender County soils is the rock from which the soils are formed. This is the most important factor causing the soils differences in the County. The parent material of the Pender County soils are of 2 types. The first, and the most important for the Town of Topsail Beach, is the unconsolidated rock material, sand, silt, and clay that make up the marine and fluvial sediments of the coastal plain. The other type, pertinent to the Pender County mainland, is known as aeolian sand deposits.
The reason that soil types are important for planning purposes is that some soils are not well suited for a particular type of development. Soils may present hazards for building foundations. They may be poorly drained and have limited ability, if any, to support septic systems. If this type of information is considered when the Town produces a set of regulations, such as a Zoning
55 The author of this document does not claim special expertise on soils. Much of the information reported here regarding soil types is taken from the text of the Soil Survey of Pender County North Carolina (1990).
56 The General Soil Map reference here is to the map contained in the Soil Survey of Pender County, North Carolina document. 49
Ordinance, development activity may be steered toward those areas where it is more suitable57.
A more specific analysis of the soils within the Town of Topsail Beach may be taken from aerial photography, which is overlaid with soil types, which is included in the Soil Survey of Pender County, North Carolina, shows that within the general soil series already mentioned the following soils are found:
􀀀􀀠 Carteret fine sand (Ca) 􀀀􀀠 This soil is very poorly drained. It is on tidal flats at elevations of 0 to 3 feet above sea level. The flats are generally dissected by narrow areas of water. Infiltration is very slow, or no water penetrates the surface. Permeability is rapid. The water table fluctuates with the daily tides which inundate the soil. This soil is not used for building site development or sanitary facilities. Recreational use is limited to hunting and fishing. The native vegetation is adapted to extreme wetness and salinity. The edges of the tidal marsh area provide good habitat for wildlife.
􀀀􀀠 Newhan-Corolla complex (NkE) 􀀀􀀠 These soils are found on the barrier islands of North Carolina. They are subject to wave overwash during hurricanes. The Newhan soil is excessively drained. It is found on ridges and slopes. It is subject to soil blowing. Infiltration is very rapid, and surface water runoff is slow. Permeability is very rapid. The available water capacity is very low. The native vegetation is mainly sea oats, seacoast bluestem, American beach grass, American red cedar, bitter panicum, greenbrier, and live oak. Flooding is a hazard. Maintaining vegetation on this soil decreases soil blowing and will therefore potentially decrease damage to the frontal dunes which serve as a barrier to wave action during hurricane events.
􀀀􀀠 Newhan-Corolla-Urban land complex (NmE) 􀀀􀀠 This soil type is similar in its basic properties to the NkE soils mentioned above. These soils are found in the oldest developed portions of Topsail Beach. Urban land is where soils have been cut, filled, graded, or paved so that most soil properties have been altered to the extent that a soil series is not recognized. These areas are used for developed type uses, which might include closely spaced housing, parking lots, and commercial development of a variety of types. This soil classification is found in the developed areas of Topsail Beach. This type of soil is not specifically mentioned in the soil survey but it does, in fact, exist in the Town of Topsail Beach.
􀀀􀀠 Newhan fine sand (NhC) 􀀀􀀠 This is excessively drained, sandy soil in areas of dredge spoil. It is found in Pender County on both sides of the intracoastal waterway and in a few areas along the Cape Fear River. These areas are surrounded by water or marsh. Infiltration is rapid, and surface runoff is slow. This soil is generally not used for building site development.
These soils types are consistent with the types of soils found on every barrier island beach in North Carolina. All of the soils limitations mentioned above may be overcome through engineering. Extreme assistance may be necessary in some cases. For further information on
57 Soil disposal areas for projects may create a mosquito breeding problem. For information concerning appropriate mosquito control measures contact the Public Health Pest Management Section at 919-733-6407. 50
soils, interested parties are invited to consult the Pender County Soil Survey (1990) document, or to call the Pender County Agricultural Extension Office. Appropriate considerations for the Topsail Beach Planning Board and Town Board, where decisions related to the types of soils will become significant, are: zoning density, height of structures, setback requirements, lot size, new streets and roads, and utilities extension plans and policies. Since there is no public sewerage available at the Town of Topsail Beach, all development must have a septic system approved by the Pender County Health Department58.
The evolution of water quality regulations is an interesting study in the balance, dynamics, and interactions of several factors including population growth, standards of living, technological developments, food demands, urbanization, transportation changes, and industrialization over the last century.
The first transition in the regulatory emphasis from protecting water quality for navigation and commerce in the federal waterway regulations enacted in the late 1800's, to mandating water quality protection for the purpose of sustaining life supporting conditions occurred in the late 1900's. The second transition involves a shift in society’s perspective, from the historical view of waterways as ceaseless resources, to recognizing that the abilities of waters to renew their qualities are limited, and become stressed under the magnitude and complex demands of a changing and growing society. The third transition is the shift in management responsibilities for water quality, which has come nearly full circle over the past 100 years. The federal government has delegated much of its enforcement authority for water quality protection, which it began assuming from local authorities in the late 1800's, to the States, who have in turn placed considerable responsibilities back on local governments for the administration of water control programs59.
From a historic perspective, flowing waters have received waste from time immemorial. With the rise of population centers in the late 1800's, floating wastes threatened to obstruct the transportation of goods. The federal government began addressing the practice with the passage of the Rivers and Harbors Act of 1899, which regulated the depositing of solid wastes into waterways and regulated construction projects in navigation channels. The Oil Pollution Act of 1924, prohibiting vessels from discharging oil into coastal waters, marked a beginning in the policy shift towards protection of water quality and aquatic life. This Act also assigned enforcement responsibilities to the federal government when local pollution control efforts were
58 Contact with the Pender County Health Department is required for septic tank installation (per 15A NCAC 18A 1900). For information concerning septic tank and other on-site waste disposal methods, contact the On-Site Wastewater Section at 919-733-2895.
59 A Guide to North Carolina’s Tidal Salt Water Classifications, November 1994, prepared for the U.S. EPA and the NC Division of Environmental Management by Cape Fear Council of Governments.
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inadequate, and made available modest amounts of grant funds for the construction of wastewater treatment facilities.
The rise of public attention on water quality issues in the 1960's resulted in the passage of the Water Quality Act of 1965, which specified standards for interstate quality water. A flurry of legislation and policy directives soon followed in the 1970's. The National Environmental Policy Act of 1970 set in motion a broad set of changes in environmental protection policies, including the type of issues to be addressed Environmental Impact Statements (EIS), Environmental Assessments (EA), and Findings of No Significant Impact (FONSI), and led to the rise of the U.S. Environmental Protection Agency.
The Water Pollution Control Act Amendments (Clean Water Act) of 1972, and the revised Act of 1977, marked an important step in regulating water pollution. First, it increased the funding levels available through the construction grants program for assisting in building treatment plants. Second, it instituted technology based effluent standards as opposed to stream base standards. Third, it established a national permit system for regulating point source discharges. Most importantly, the Act established a national policy and specific goals for restoring and maintaining the chemical, physical, and biological properties of the nation’s fishable and swimmable waters.
Several sections instituted programs under the Clean Water Act that significantly affect development projects today, including Section 401, which requires water quality certification for activities that may cause a discharge into navigable waters or wetlands; Section 402, which established the National Pollution Discharge Elimination System (NPDES) for wastewater discharge permits; and Section 404, which regulates the discharge of dredge and fill material into navigable waters or wetlands. The evolution of the implementation of the Clean Water Act was the shift in the enforcement and day-to-day administration of the programs from the U.S. Environmental Protection Agency to the States, and in the case of the NPDES program, to the local governments.
Water quality protection at the State level began taking shape after WW II. By 1950, most communities in North Carolina with populations greater than 2,500 were discharging either raw or minimally treated sewage directly into the State’s waterways. At the instruction of the 1951 General Assembly, the State Stream Sanitation Committee (now known as the Division of Water Quality) began the formal development of North Carolina’s water pollution control regulations. The initial steps of the Committee were to survey the extent of water pollution and to prepare a comprehensive water pollution program
The Committee also formulated a classification system for the State’s surface waters based on best usage criteria, which became the basis for the system used today. By 1963, water quality standards and classifications were in place, and most surface waters were classified. The classifications and standards have been modified over time. Today the surface saltwater classifications system helps to protect the quality and usage of over 2 million acres (3,200 square miles) of tidal saltwater estuaries, bays, and sounds. These large figures have included in the 52
count all of Topsail Island waters and the accompanying coastal wetlands.
Additional legislation followed over the years. This included the North Carolina Environmental Policy Act in 1971 and the Coastal Area Management Act of 1974. The mandate for State and local government management of natural resources was significantly strengthened in the general election of 1972, which overwhelmingly approved an amendment to the State constitution, which reads, in part, as follows:
As a strategy for the management of North Carolina’s waters, the NC Division of Water Quality (NC DWQ) assigns classifications to water bodies. The primary classifications are , , and . This is a graduated type scale whereby the NC DWQ assigns a classification based on the measured qualities of the water in each area. Supplemental classifications ( – High Quality Waters, — Outstanding Resource Waters, — Swamp Waters, and — Nutrient Sensitive Waters) designation is also done, as appropriate, as a means of specifying the properties of a water body which make it special. This is done so that these special properties, once recognized, may be preserved through planning.
According to the NC Division of Water Quality60, the waters of Topsail Sound and the waters of Banks Channel are all waters. These waters have also been classified as . The (High Quality Waters) designation areas are areas which have “excellent biological, physical, and chemical characteristics.” Areas designated are suitable for shellfish harvesting61.
According to the NC Division of Water Quality there is an area classified in the vicinity of the Town of Topsail Beach. This designation is given to the most pristine and productive waters in North Carolina. The ORW area is located south of New Topsail Inlet and west of Hutaff Island, which is the barrier island fronting on the Atlantic Ocean, and is the area of high ground between the Atlantic Ocean and the ORW. The ORW is outside of the planning jurisdiction for
60 The NC Environmental Management Commission classifies waters for the NC Division of Water Quality (NC DWQ). Telephone conversation with Mr. Dean Hunkele, NC DWQ/DENR, March 6, 2003.
61 The NC DWQ classifies waters for purposes of issuing discharge permits. The NC Division of Marine Fisheries establishes, administers and enforces rules governing commercial and recreational fishing in coastal waters, cultivation and harvesting of shellfish, and submerged land claims. The NC Shellfish Sanitation Branch classifies coastal waters relative to their quality and safety for harvesting shellfish, such as oysters and clams. The primary objective of the Branch is the protection of public health. The Branch works with the Division of Marine Fisheries to monitor and enforce water quality and use standards. The LUPUP reader should recognize that when the NC DWQ says that waters classified SA may be used for shellfishing, they also may be used for shellfishing. Whether those waters are open to the taking of shellfish or not is a decision which is left to another agency. 53
the Town of Topsail Beach.
The waters of the Atlantic Ocean are classified . Areas designated SB are saltwater areas protected for primary recreation which includes swimming.
Water quality designations for the waters adjacent and within the Town of Topsail Beach’s planning jurisdiction were originally made in August of 1981.
Salt marshes and estuaries along our coast serve as nursery grounds for 90 percent of our fisheries. North Carolina was the first state to designate nursery areas to protect these fragile ecosystems. The nursery system in North Carolina serves as a model for other states. According to this system there are three categories of nursery areas in our coastal waters:
 Primary Nursery Areas 
 Secondary Nursery Areas 
 Special Secondary Nursery Areas 
Statewide the primary nursery areas, generally, are located in the upper portions of creeks and bays. These areas are usually shallow with soft muddy bottoms and are surrounded by marshes and wetlands. The low salinity levels and the abundance of food in these areas make them ideal for young fish and shellfish. All of the primary nursery areas in Topsail Beach are located in the areas of salt marsh.
To protect juveniles, many commercial fishing activities are prohibited in primary nursery areas; including the use of trawl nets, seine nets, dredges or any mechanical methods used for taking clams or oysters. If a violator is caught in a primary nursery area, he is faced with a very substantial penalty.
In the planning jurisdiction of Town of Topsail Beach there are 2,447 acres of primary nursery area. In all of North Carolina there are 80,144 acres which are designated as primary nursery areas. This means approximately 3% of the total primary nursery area in North Carolina is within the planning jurisdiction of the Town of Topsail Beach.
These areas are located in the lower portions of creeks and bays. As they develop and grow, young fish and shellfish (primarily blue crabs and shrimp), move into these waters. Trawling is not allowed in the secondary nursery areas.
There are 35,502 acres in North Carolina which are designated as secondary nursery areas. There are no secondary nursery areas in the Town of Topsail Beach’s planning jurisdiction.
These areas are located adjacent to secondary nursery areas but closer to the open waters of our 54
sounds and the ocean. For the majority of the year, when juvenile species are abundant, these waters are closed to trawling.
There are 31,362 acres in North Carolina which are designated as special secondary nursery areas. There are no special secondary nursery areas in the Town of Topsail Beach’s planning jurisdiction.
The Town of Topsail Beach is a participant in the National Flood Insurance Program (NFIP). The Flood Insurance Rate Maps (FIRMs) for the Town of Topsail Beach were last revised January 21, 1998. The maps show most of the Town is located within a Special Flood Hazard Area (SFHA) or an area within the 100-year floodplain. A significant portion of the homes located along the Atlantic Ocean beach are in a VE zone. These are areas of 100 year coastal flood with velocity (waves). This is a hazardous situation but not an unusual circumstance in coastal barrier island municipalities.
The total area within the Topsail Beach municipal limit is 3,770 acres. Of these acres 3,705 are in a Special Flood Hazard Area (SFHA). 3,433 are in the AE zone and 272 acres are within the VE zone.
3,770
3,705 – 98%
3,433 – 91%
272 – 7%
The NFIP is a federal program which enables property owners in participating communities to purchase insurance protection against losses from flooding. This insurance is designed to provide an insurance alternative to disaster assistance to meet the escalating costs of repairing damage to buildings and their contents caused by floods. Participation in the NFIP is based on an agreement between local communities and the federal government. The agreement is that if a community will adopt and enforce a floodplain management ordinance to reduce future flood risks to new construction in Special Flood Hazard Areas, the Federal Government will make flood insurance available within the community as a financial protection against flood losses.
The U.S. Congress established the NFIP on August 1, 1968, with the passage of the National Flood Insurance Act of 1968. The NFIP was broadened and modified with the passage of the
Flood Disaster Protection Act of 1973 and other legislative measures. It was further modified by the National Flood Insurance Reform Act of 1994, signed into law on September 23, 1994. The NFIP is administered by the Federal Insurance and Mitigation Administration (FIMA) and the Mitigation Directorate (MT), components of the Federal Emergency Management Agency (FEMA), an independent Federal agency.
In support of the NFIP, FEMA has undertaken a nationwide effort of flood hazard identification
62 This information was received from the NC Division of Coastal Management. Computations are by Cape Fear Council of Governments. 55
and mapping to produce Flood Hazard Boundary Maps (FHBMs), Flood Insurance Rate Maps (FIRMs), and Flood Boundary and Floodway Maps (FBFMs). Several areas of flood hazards are commonly identified on these maps. One of these areas is the Special Flood Hazard Area (SFHA), which is defined as an area of land that would be inundated by a flood having a 1-percent chance of occurring in any given year (also referred to as the base flood or 100-year flood). The 1-percent-annual chance standard was chosen after considering various alternatives. The standard, in the opinion of the agency, constitutes a reasonable compromise between the need for building restrictions to minimize potential loss of life and property and the economic benefits to be derived from floodplain development. Development may take place within the SFHA, provided that development complies with local floodplain management ordinances, which must meet the minimum federal requirements. Flood insurance is required for insurable structures within the SFHA to protect federal financial investments and assistance used for acquisition and/or construction purposes within communities participating in the NFIP.
Community participation in the NFIP is voluntary (although some States require NFIP participation as part of their floodplain management program). Each identified flood-prone community must assess its flood hazard and determine whether flood insurance and floodplain management would benefit the community's residents and economy. It should be understood that a community's participation status can significantly affect current and future owners of property located in Special Flood Hazard Areas (SFHAs). The decision should be made with full awareness of the consequence of each action.
If a community chooses not to participate, flood insurance under the NFIP is not available within that community. Federal officers or agencies may not approve any form of financial assistance for acquisition or construction purposes in a Special Flood Hazard Area (SFHA). This would prohibit, for example, loans guaranteed by the Department of Veterans Affairs, insured by the Federal Housing Administration, or secured by the Rural Housing Services. If a Presidentially declared disaster occurs as a result of flooding in a non-participating community, no Federal financial assistance can be provided for the permanent repair or reconstruction of insurable buildings in SFHAs. Eligible applicants may receive those forms of disaster assistance that are not related to permanent repair and reconstruction of buildings.
Flood insurance availability has proven to be a desirable investment for the Town of Topsail Beach.
The
Town of Topsail Beach is subject to some flooding after hard or long rain events. Those areas which are most prone to flooding are as follows:
1) Anderson Blvd in several areas from the Town line to Florida Avenue (Anderson intersections with Fields Ave, Edgewater Ave, Gaye Ave, Barwick Ave, Empie Ave, Haywood Ave, Davis Ave, Florida Ave).
2) Carolina Blvd intersections with: Florida Avenue; Ward Ave; Davis Ave.
3) Channel Blvd and Crocker Avenue.
4) Bridgers Avenue between Haywood Avenue and Empie Avenue. 56
As the Town continues to develop, more areas will emerge as problematic.
Storm surge is water pushed toward the shore by the force of the winds swirling around a hurricane or low pressure meteorological system. This advancing surge combines with the normal tides to create t