Impacts of Development on the Gulf Intracoastal Waterway: A Case Study in AlabamaDean Goodin, Ph.D.Eric DohnerKristin SutherlinTetra Tech, Inc.

IntroductionCoastal Alabama was heavily impacted by Hurricane Ivan (2004)Landfall at Gulf Shores and Orange BeachCategory 3 with 130 mph winds

BeforeAfter

BeforeAfter

Highway 182 (Perdido Beach Blvd)

IntroductionCoastal Alabama was also impacted by Hurricane Katrina (2005)67 mph sustained windsStorm surge of 10 feet

IntroductionNew development trend in northern Gulf Coast is construction along the Gulf Intracoastal Waterway (GIWW)Threat of tropical stormsEscalating prices of beachfront propertyGIWW extends from Brownsville, TX to Apalachee Bay, FL520 miles open bays or coastal sounds780 miles man-made canals

Gulf Intracoastal Waterway

Foley Land CutIn coastal Alabama, the Foley Land Cut is poised for development10-mile stretch of GIWW in Gulf Shores and Orange BeachLocated approximately 2 miles inlandAuthorized channel dimensions125 feet wide12 feet deepMaintained by Corps of Engineers for commercial barge traffic operations

Foley Land CutNorth Shore EastOyster BayNorth Shore West

Foley Land CutGulf Shores/Orange Beach region being developed and marketed as a tourist destinationFrom 1990 to 2000 permanent population increased50% Gulf Shores68% Orange BeachSeasonal population expected to increase 30% by 2008

Foley Land CutWhy FLC?Sheltered from tropical stormsAvailable waterfront propertyProvides waterway access to Gulf of Mexico via Bon Secour Bay and Wolf BayExisting developmentCondominiums/single-family homesMarinasRestaurantCommercial

Lulus Homeport MarinaSailboat Bay MarinaReynolds Ready MixThe Wharf

Proposed Development15 proposed developments on FLC14 located on north shore of FLC1 located on south shore of Oyster Bay16,700 condo units3591 boat slips1849 wet slips1742 dry slipsMarinasRetail shoppingOffice spaceAmenities (pools, greenspace, boardwalks)

Proposed Development

DevelopmentSizeBoat SlipsCondominiums UnitsRetail/CommercialGreenspace(acres)WetDryPermanentSeasonal(square feet)(acres)47 Canal Place31270308370905--501 Point West378280340797-18.5Bayside Harbour8116-3581-4.7Bon Secour Village Eastern Marina510528----Bon Secour Village West1000107-3,0003,000750,000500Delfino Resort 12653-14557925,00010.4Delfino Resort 21250-8032030,0004.8Harbour Lights Marina1676-17017025,000-KFPH Properties550-10010020,000-Lawrenz Eastern Marina3777-750500700,0001.85Lawrenz Western Marina843-173115-0.84Oyster Bay Marina205396-5005007,000155Summerdance2404138261048212727,000100Walker Creek1062-155316--Waterways East1244-92200-10TOTAL165218491742695897101,584,000806.09

EISEnvironmental Impact Statement (EIS)Evaluate environmental and socioeconomic consequences of developmentAddress potential impacts to FLC and surrounding communitiesWaterway Capacity StudyHurricane Evacuation Study

EISDirect and indirect impactsShort-term and long-term impactsCumulative impactsMitigation of impactsIrreversible and irretrievable commitment of resourcesAlternatives to proposed actions

EISCultural ResourcesThreatened & Endangered SpeciesWetlandsFish & Wildlife ResourcesVegetative CommunitiesWater QualitySoils & GeologyLand Use

Recreation ResourcesUtilitiesAir QualityNoiseLightSocioeconomic ResourcesTraffic & TransportationHazardous & Toxic Materials

EISIssues Identified Throughout ScopingInfrastructure impactsSocioeconomic impactsWaterway capacityBiological and natural resourcesWater qualityEnvironmental impactsHurricane evacuation

Waterway Capacity StudyFederally authorized use for commercial trafficRecreational use must not impact present and future commercial operationsSafety and navigation concernsSpeedingUneducated boatersCongestion in high use areas (Hwy 59 boat ramp, Lulus, bridges, etc.)

Lulus Homeport MarinaHighway 59 Bridge Public Boat RampBon Secour Village MarinaThe Wharf Marina

Hurricane Evacuation StudyImpacts of proposed developmentsIncreased population of permanent and seasonal residentsIncreased number of vehiclesInfrastructureEvacuation routesVessel evacuation and security planShelters

Socioeconomic AnalysisImpacts of proposed developmentsHousingEmploymentSchoolsEvaluateLabor force capacityAvailability of affordable housingPublic servicesExisting educational facilitiesRegional transportation

Biological & Natural ResourcesWildlife and fisheriesHabitat Species population/diversityThreatened and endangered speciesNesting sea turtlesLight pollution impactsWetlands

Other Resource AreasInfrastructureUtilitiesTransportation networkWater qualityFuel dispensing facilitiesStormwater runoffDebris (recreational users, hurricanes)RecreationPublic/private boat launchesEcotourism

In ClosingEIS to provide an objective evaluation of impacts associated with the proposed actionsEIS will provide an example for future development along GIWW and Gulf CoastFloridaSt. Joe Land Company (Apalachicola Bay)TexasPort OConnor (Dolphin Point Community)

Questions?