Impacts of Development on the Gulf Intracoastal Waterway: A Case Study in Alabama Dean Goodin, Ph.D. Eric Dohner Kristin Sutherlin Tetra Tech, Inc.

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

BeforeAfter

BeforeAfter

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 being developed and marketed as a tourist destination  From 1990 to 2000 permanent population increased 50% Gulf Shores 68% Orange Beach  Seasonal population expected to increase 30% by 2008

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 3591 boat slips 1849 wet slips 1742 dry slips Marinas Retail shopping Office space Amenities (pools, greenspace, boardwalks)

DevelopmentSizeBoat SlipsCondominiums UnitsRetail/CommercialGreenspace (acres)WetDryPermanentSeasonal(square feet)(acres) 47 Canal Place Point West Bayside Harbour Bon Secour Village Eastern Marina Bon Secour Village West , , Delfino Resort , Delfino Resort , Harbour Lights Marina ,000- KFPH Properties ,000- Lawrenz Eastern Marina , Lawrenz Western Marina Oyster Bay Marina , Summerdance , Walker Creek Waterways East TOTAL ,584, 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

EIS  Issues Identified Throughout Scoping Infrastructure impacts Socioeconomic impacts Waterway capacity Biological and natural resources Water quality Environmental impacts Hurricane evacuation

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.)

Lulu’s Homeport MarinaHighway 59 Bridge Public Boat Ramp Bon Secour Village MarinaThe 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

Socioeconomic Analysis  Impacts of proposed developments Housing Employment Schools  Evaluate Labor force capacity Availability of affordable housing Public services Existing educational facilities Regional transportation

Biological & Natural Resources  Wildlife and fisheries Habitat Species population/diversity  Threatened and endangered species Nesting sea turtles Light pollution impacts  Wetlands

Other Resource Areas  Infrastructure Utilities Transportation network  Water quality Fuel dispensing facilities Stormwater runoff Debris (recreational users, hurricanes)  Recreation Public/private boat launches Ecotourism

In Closing  EIS to provide an objective evaluation of impacts associated with the proposed actions  EIS will provide an example for future development along GIWW and Gulf Coast Florida St. Joe Land Company (Apalachicola Bay) Texas Port O’Connor (Dolphin Point Community)

Questions?