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

1. 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

2. Introduction • Coastal Alabama was heavily impacted by Hurricane Ivan (2004) • Landfall at Gulf Shores and Orange Beach • Category 3 with 130 mph winds

3. Before After

4. Before After

5. Highway 182 (Perdido Beach Blvd)

6. Introduction • Coastal Alabama was also impacted by Hurricane Katrina (2005) • 67 mph sustained winds • Storm surge of 10 feet

7. 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

8. Gulf Intracoastal Waterway

9. 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

12. Foley Land Cut North Shore East Oyster Bay North Shore West

13. 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%

14. 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

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

17. 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)

19. Proposed Development

22. 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

23. 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

24. 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

25. Waterway Capacity Study • Federally authorized use for commercial traffic • Recreational use must not impact present and future commercial operations • Safety and navigation concerns • Speeding • Uneducated boaters • Congestion in high use areas (Hwy 59 boat ramp, Lulu’s, bridges, etc.)

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

27. 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

28. 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)

29. Alternatives

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

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

33. 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)

34. Questions?