Impacts of Commercial and Residential Development on the Gulf - - PowerPoint PPT Presentation

Impacts of Commercial and Residential Development on the Gulf Intracoastal Waterway: A Case Study in Alabama

Dean Goodin, Ph.D. Eric Dohner Linda Brown, USACE

Introduction

• Coastal Alabama was heavily impacted

by Hurricane Ivan (2004)

• Landfall at Gulf Shores and Orange Beach
• Category 3 with 130 mph winds

Before After

Before After

Highway 182 (Perdido Beach Blvd)

Introduction

• Coastal Alabama was also impacted by

Hurricane Katrina (2005)

• 67 mph sustained winds
• Storm surge of 10 feet

Introduction

• New development trend in northern Gulf

Coast is construction along the Gulf Intracoastal Waterway (GIWW)

• Threat of tropical storms
• Escalating prices of beachfront property
• GIWW extends from Brownsville, TX to

Apalachee Bay, FL

• 520 miles – open bays or coastal sounds
• 780 miles – man-made canals

Gulf Intracoastal Waterway

Foley Land Cut

• In coastal Alabama, the Foley Land Cut

is poised for development

• 10-mile stretch of GIWW in Gulf Shores

and Orange Beach

• Located approximately 2 miles inland
• Authorized channel dimensions
• 125 feet wide
• 12 feet deep
• Maintained by Corps of Engineers for

commercial barge traffic operations

Foley Land Cut North Shore East Oyster Bay North Shore West

Foley Land Cut

• Gulf Shores/Orange Beach region

developed and marketed as a tourist destination

• From 1990 to 2000 permanent

population increased

• 50% Gulf Shores
• 68% Orange Beach
• 2007 Population ~12,000
• Seasonal population expected to

increase 30%

Foley Land Cut

• Why FLC?
• Sheltered from tropical storms
• Available waterfront property
• Provides waterway access to Gulf of

Mexico via Bon Secour Bay and Wolf Bay

• Existing development
• Condominiums/single-family homes
• Marinas
• Restaurant
• Commercial

Lulu’s Homeport Marina Sailboat Bay Marina Reynold’s Ready Mix The Wharf

Proposed Development

• 15 proposed developments on FLC
• 14 located on north shore of FLC
• 1 located on south shore of Oyster Bay
• 16,700 condo units
• 3464 boat slips
• 1722 wet slips
• 1742 dry slips
• Marinas
• Retail shopping
• Office space
• Amenities (pools, greenspace, boardwalks)

Development Size Boat Slips Condominiums Units Retail/Commercial Greenspace (acres) Wet Dry Permanent Seasonal (square feet) (acres) 47 Canal Place 31 270 308 370 905

• 501 Point West

37 63 80 340 797

• 18.5

Bayside Harbour 8 116

• 35

81

• 4.7

Bon Secour Village Eastern Marina 5 10 528

• Bon Secour Village West

1000 107

• 3,000

3,000 750,000 500 Delfino Resort 1 26 53

• 145

579 25,000 10.4 Delfino Resort 2 12 50

• 80

320 30,000 4.8 Harbour Lights Marina 16 76

• 170

170 25,000

• KFPH Properties

5 50

• 100

100 20,000

• Lawrenz Eastern Marina

37 77

• 750

500 700,000 1.85 Lawrenz Western Marina 8 43

• 173

115

• 0.84

Oyster Bay Marina 205 396

• 500

500 7,000 155 Summerdance 240 318 826 1048 2127 27,000 100 Walker Creek 10 42

• 155

316

• Waterways East

12 51

• 92

200

• 10

TOTAL 1652 1722 1742 6958 9710 1,584,000 806.09

Proposed Development

EIS

• Environmental Impact Statement (EIS)
• Evaluate environmental and

socioeconomic consequences of development

• Address potential impacts to FLC and

surrounding communities

• Waterway Capacity Study
• Hurricane Evacuation Study

EIS

• Direct and indirect impacts
• Short-term and long-term impacts
• Cumulative impacts
• Mitigation of impacts
• Irreversible and irretrievable

commitment of resources

• Alternatives to proposed actions

EIS

• Cultural Resources
• Threatened &

Endangered Species

• Wetlands
• Fish & Wildlife Resources
• Vegetative Communities
• Water Quality
• Soils & Geology
• Land Use
• Recreation Resources
• Utilities
• Air Quality
• Noise
• Light
• Socioeconomic

Resources

• Traffic & Transportation
• Hazardous & Toxic

Materials

Waterway Capacity Study

• Federally authorized use for

commercial traffic

• Recreational use must not impact

present and future commercial

• perations
• Safety and navigation concerns
• Speeding
• Uneducated boaters
• Congestion in high use areas (Hwy 59

boat ramp, Lulu’s, bridges, etc.)

Lulu’s Homeport Marina Highway 59 Bridge Public Boat Ramp Bon Secour Village Marina The Wharf Marina

Hurricane Evacuation Study

• Impacts of proposed developments
• Increased population of permanent and

seasonal residents

• Increased number of vehicles
• Infrastructure
• Evacuation routes
• Vessel evacuation and security plan
• Shelters

Alternatives

• No Action Alternative
• Maximum Boat Slip Alternative
• Approve permits for up to 3093 boat slips

through 2025

• Minimum Boat Slip Alternative
• Initially approve 1943 boat slips
• Option of phasing-in 1150 additional boat

slips until reach maximum (3093)

Alternatives

Alternatives Proposed changes from

• riginal proposals

Maximum number of additional boat slips Phase-in for additional boat slips

• a. No Action

N/A N/A

• b. Maximum Boat

Slip Alternative Conservative RD approach (bottom number of the 15% confidence range) in the number of boat slips additional slips for implementing accepted mitigation options approved site plans 3,093 boat slips permitted N/A

• c. Minimum Boat

Slip Alternative Conservative RD approach (bottom number of the 15% confidence range) in the number of boat slips potential future phase in approach no additional boat slips, mitigation options not implemented approved site plans 1,943 boat slips initially permitted 1,150 additional boat slips phased in at 25% per evaluation period beginning after Evaluation Period 1. Evaluation Period 1 = 1,943 Evaluation Period 2 = 2,230 Evaluation Period 3 = 2,517 Evaluation Period 4 = 2,804 Evaluation Period 5 = 3,093

Impacts

• Land Use/Land Cover
• Socioeconomics
• Recreational Resources
• Ecological Resources
• Noise
• Light Pollution

Mitigation

• Mooring Facilities
• 4 Primary
• 10 Secondary
• 1 Tertiary
• Safety signage
• Marine police
• Boater education
• Maps for commercial operators

In Closing

• EIS provides an objective evaluation of

impacts associated with the proposed actions

• Example for future development along

GIWW and Gulf Coast

• Florida
• St. Joe Land Company (Apalachicola Bay)
• Texas
• Port O’Connor (Dolphin Point Community)

Questions?