Coastal North Carolina’s beautiful environment comes with important rules that balance protecting our natural resources with smart development. If you own property, develop land, or run a business along our coast, understanding how state Coastal Area Management Act (“CAMA”) regulations work with local permits can make the difference between a smooth project and costly delays.
Since CAMA’s passage in 1974, Rountree Losee, has guided clients through the complex regulatory environment that governs coastal development in our region. Our attorneys are well-versed in environmental compliance and land use matters, helping property owners work through the various permit requirements that protect our coastal heritage while also allowing thoughtful development.
North Carolina’s Coastal Area Management Act
The Coastal Area Management Act was enacted in response to the 1972 Federal Coastal Zone Management Act, which demanded solutions to mounting problems in coastal areas. The basic goal of CAMA was to provide a program for the protection, preservation, orderly development, and management of North Carolina’s coastal resources.
There are twenty counties in North Carolina which are subject to the CAMA rules. These include New Hanover, Brunswick and Pender Counties and extends across the coastal region from Virginia to South Carolina.
The Coastal Resources Commission (“CRC”) governs the implementation of CAMA and develops and enforces regulations that aim to balance environmental protection with economic needs. The Division of Coastal Management (DCM) operates under the CRC’s authority to administer permit programs and enforce compliance.
Areas of Environmental Concern & Regulations
The Area of Environmental Concern, or an AEC, is the foundation of CAMA regulations. An AEC is an area of natural importance. It may easily be destroyed by erosion or flooding, or it may have environmental, social, economic, and aesthetic value.
Understanding whether your property falls within an AEC is important for determining permit requirements. Your project is probably in an AEC and will require a CAMA minor permit if it meets one or more of the following:
- In or on the waters of the state, on a marsh or wetland area;
- Within 75 feet of the normal high water line along the estuarine shoreline;
- Within 30 feet of the normal water level of areas designated as inland fishing waters by the North Carolina (NC) Marine Fisheries Commission;
- Within 575 feet of the mean high water line along the shoreline of an Outstanding Resource Water (ORW), as designated by the Environmental Management Commission.
Types of CAMA Permits and When They Apply
Currently, there are three types of development permits: major permits, general permits and minor permits. Understanding which category applies to your project determines the complexity and timeline of the approval process.
Minor Permits handle most residential development projects, including single-family homes and smaller commercial ventures. CAMA requires the permit decision to be made within 25 days. However, the local permit officer may send the applicant a notice, sent by registered or certified mail, extending the review time for an additional 25 days. These permits are administered through local permit officers in each coastal county.
Major Permits are required for larger-scale developments or projects requiring additional state or federal approvals. These permits are necessary for activities that require other state or federal permits, for projects that cover more than 20 acres or for construction covering more than 60,000 square feet. Applications for major permits are reviewed by 10 state and four federal agencies before a decision is made.
General Permits address routine activities that pose minimal environmental risk. General permits are used for routine projects that usually pose little or no threat to the environment. These permits are currently issued on-site by DCM staff and available through the online permitting system.
Variances are legal mechanisms by which AEC property owners may request exceptions to CAMA development standards and are a possibility when unique circumstances make strict compliance with the relevant regulations exceptionally difficult or impossible. To obtain a variance, a property owner must submit a petition to the CRC and demonstrate that: (1) Strict adherence to the rules would result in unnecessary hardships; (2) Those hardships stem from conditions peculiar to the property; (3) The hardships were not self-imposed; and (4) A variance aligns with the spirit, purpose and intent of CAMA.
Local Permitting Requirements and Coordination
Beyond CAMA compliance, coastal development projects must satisfy local zoning, building, and land use requirements. In New Hanover County, all permits must be completed through our COAST portal. This Customer Online Application and Services Tool streamlines the permitting process by coordinating county and municipal requirements.
The integration of CAMA permits with local requirements means that project approval depends on compliance with both state environmental standards and local development ordinances. The permit will be issued if the project complies with the CRC’s development standards, as well as the local land-use plan and local development ordinances.
For properties within municipal boundaries, additional layers of review may apply. Cities like Wilmington, Wrightsville Beach, and Carolina Beach maintain their own permitting processes that must align with county and state requirements.
Environmental Compliance Beyond CAMA
Successful coastal development requires attention to various environmental regulations beyond CAMA permits. Projects may trigger requirements under the Clean Water Act, the National Environmental Policy Act, or North Carolina wetland protection laws. The interconnected nature of these regulations means that early planning and legal guidance from our firm can prevent costly delays and compliance issues.
Understanding the cumulative impact of these requirements helps property owners make informed decisions about project feasibility and design. Environmental due diligence during the planning phase often reveals opportunities to streamline approvals while enhancing project value through sustainable design practices.
Building Long-Term Relationships Through Compliance
At Rountree Losee, we recognize that regulatory compliance represents more than a procedural requirement – it reflects our shared commitments to responsible development, environmental stewardship, and to protecting the coastal landscapes that define our community’s character and economic foundation.
Put our over 125 years of experience to work for you – our deep roots and experience in Wilmington and throughout southeastern NC provide unique insight into the local factors that influence development success. Contact us today to schedule your consultation and find out more about the regulations that may apply to your project and how to best navigate them.