Tools and Techniques for Management of Coastal Development Introduction to Coastal Management

Zoning Zoning ordinances control land uses allowedZoning ordinances control land uses allowed Used to restrict or prohibit development in high risk areasUsed to restrict or prohibit development in high risk areas Involve standards: setback, height, impervious surface, stormwater managementInvolve standards: setback, height, impervious surface, stormwater management

Setback Requirements Insure adequate space for future roads and adequate light, access and separation of structuresInsure adequate space for future roads and adequate light, access and separation of structures Most useful to reduce development impacts on beaches and dunes and reduce losses due to storms along shorefrontMost useful to reduce development impacts on beaches and dunes and reduce losses due to storms along shorefront

Setback Examples North CarolinaNorth Carolina –Small coastal developments must be located landward of the 1 st line of vegetation by a distance equal to 30X the average annual erosion rate South CarolinaSouth Carolina –Myrtle Beach delineated 50- year erosion line. Only certain uses allowed: sundecks, patios, gazebos, walkways, etc.

Community Character Ordinances to maintain community imageOrdinances to maintain community image –Wrightsville Beach Family beach image protected by limiting “high rise structures”Family beach image protected by limiting “high rise structures” –Hilton Head Special design review board imposes certain design standardsSpecial design review board imposes certain design standards

Subdivision Control Control configuration and layout of developmentControl configuration and layout of development Establish requirements and standards for public improvementsEstablish requirements and standards for public improvements Reserve recreation areasReserve recreation areas Protect valuable resources (dunes, marshes)Protect valuable resources (dunes, marshes)

Limitations of Zoning and Subdivision Controls Separates uses and forces use of automobilesSeparates uses and forces use of automobiles Reduces social interactionReduces social interaction Reduces pedestrian activityReduces pedestrian activity Sensitive coastal areas often require large lot sizes to minimize environmental degradationSensitive coastal areas often require large lot sizes to minimize environmental degradation

Urban Growth Boundaries Promote sharp boundaries between urban and ruralPromote sharp boundaries between urban and rural Useful in coastal settings to avoid wasting valuable landUseful in coastal settings to avoid wasting valuable land Create “low-growth” and “high-growth” zonesCreate “low-growth” and “high-growth” zones Old coastal towns such as Atlantic City can be invigoratedOld coastal towns such as Atlantic City can be invigorated

Clustering Concentrates units and increases density over part of a developmentConcentrates units and increases density over part of a development –Reduce development in high-hazard areas –Increase development in low-hazard areas Reduces costs for public services, sewer, water, roads, etc.Reduces costs for public services, sewer, water, roads, etc.

Traditional Neighborhood Development Revives qualities and characteristics of traditional American townsRevives qualities and characteristics of traditional American towns –Encourages pedestrians –Supports mixed uses –Includes public spaces, parks, squares, etc.

Incentive Zoning Allows developers to exceed limits in exchange for concessionsAllows developers to exceed limits in exchange for concessions –Additional units if project includes increased ability to withstand storms –Density bonuses on Hilton Head for dune restoration, beach access and drainage improvements

Planned Unit Developments (PUDs) Plans for development are arranged for large areaPlans for development are arranged for large area –Avoids lot-by-lot approval –Often lead to clustering within development –Provide economical services –Allow environmental protection of sensitive areas

Land and Property Acquisition Fee-simple acquisition of undeveloped landFee-simple acquisition of undeveloped land Acquisition of development rightsAcquisition of development rights Transfer of development rightsTransfer of development rights

Taxation and Fiscal Incentives Differential TaxationDifferential Taxation Special AssessmentsSpecial Assessments Impact FeesImpact Fees

Public Infrastructure Policy Coastal development influenced by road, sewers, and water servicesCoastal development influenced by road, sewers, and water services Prevent location of services in high hazard areasPrevent location of services in high hazard areas Encourage relocation of facilities after a hurricaneEncourage relocation of facilities after a hurricane May encounter legal challengesMay encounter legal challenges

Information Dissemination and Community Awareness Enlighten individuals concerning storm and erosion threatsEnlighten individuals concerning storm and erosion threats –Real estate agents to inform buyers –Place flood and erosion information on deeds and maps Educate housing consumerEducate housing consumer –Pamphlets/brochures –Construction practice seminars

Impediments to Local Management of Coastal Development Dislike of government control of private propertyDislike of government control of private property Lack of adequate financial resources to implement programsLack of adequate financial resources to implement programs More pressing local problemsMore pressing local problems Opposition of real estate and development interestsOpposition of real estate and development interests

Impediments to Local Management of Coastal Development Lack of trained personnelLack of trained personnel Opposition of homeownersOpposition of homeowners Opposition of business interestsOpposition of business interests Absence of politically active people/groupsAbsence of politically active people/groups

Property Owner Attitudes Possible Responses Frequency Percentage Percentage Yes, would not buy beachfront property again 86.1 Yes, would like to sell my property and buy property in a safer location 96.8 No, hurricanes are just a normal risk in beachfront areas No, the benefits and enjoyment of beachfront living outweigh the potential risks Other86.1 Question: Now that you have experienced the effects of a hurricane, has this had any influence on your feelings about owning beachfront property?