FAQ SHEET:
ORANGE BEACH NOURISHMENT PROJECT
TEL: Department of Community Development at 251-981-2610
E-MAIL: pfikes@cityoforangebeach.com
Below is a not-so-brief introduction to the How and Why of the City of Orange Beach’s portion
of the South Baldwin Beach Restoration Project.
WHO:
The Orange Beach Nourishment Project is part of a three party agreement between the City of
Orange Beach, the City of Gulf Shores, and the Alabama Department of Conservation and
Natural Resources. The entire project is known as the South Baldwin Beach Restoration
Project.
WHAT:
Beach Nourishment is the process of replacing sand onto beaches that have suffered
erosion from storms and from the restriction of the natural sand replenishment caused by
dredging inlets and passes. This project will effectively return the beach to a condition
similar to that of thirty years ago.
The Orange Beach project will utilize sand from an offshore “borrow” site to place—via dredge
and pipe—approximately 95 cubic yards of sand onto each linear foot of beach; this is the
equivalent of nearly seven dump truck loads of sand for every foot of beach. Some of the sand
will be used to restore sand dunes, but most of it will be placed and shaped to add height
(approximately 4 feet) and width (approximately 250 feet) to the beach. This will greatly
enhance the beach’s ability to withstand wave energy from storms, offering much
improved storm protection to structures and utilities adjacent to the beach.
WHEN:
The project is proceeding through the permit stages relatively smoothly. Ideally, construction
would begin in September 2004, but it may be delayed until late
Fall 2004 or early Winter 2005. There are several benefits to beginning the project as soon as
possible, including 1) availability of bidders/contractors (i.e., less competition for their services
during summer months); 2) building as much beach as possible before the next hurricane season.
WHERE:
In Orange Beach, the project will begin on Perdido Key, at the Alabama/Florida state lines,
and continue westward toward Gulf State Park, Florida Point. The project will resume west
of Perdido Pass at a point near the Gulf State Park Cotton Bayou Beach Access, about 1.5
miles west of the west jetty at Perdido Pass. Construction will continue west to the Orange
Beach/Gulf Shore boundary. This equates to about 4.5 miles of beach to be nourished in
Orange Beach. From the Orange Beach/Gulf Shores boundary, the project will continue to
West Beach in Gulf Shores.
WHY:
The beaches in Orange Beach have been impacted by natural processes (storms, “focused”
wave energy) and man-made situations, both leading to the “stressed” condition we now
find on many sections of beach.
Much of the sand that would have naturally found its way onto the beach in a natural cycle of
replenishment has been lost due to routine maintenance dredging at Perdido Pass for the last 30
years. Add this situation to the impacts of several named storms, including Camille (1969),
Fredrick (1979), Erin and Opal (1995), Danny (1997), Georges (1998) and Hanna, Lili and
Isadore (2002), and it is no wonder that many of our beaches are becoming stressed - deflated
and narrow - with smaller, less-vegetated dune structures. Scientists and engineers at the U.S.
Army Corps of Engineers (Mobile District) are now developing methods of “bypassing” sand
that becomes trapped in Perdido Pass. Instead of removing it completely from the natural system
these methods will allow the sand to continue westward along the beach, offering natural
replenishment to the beaches and dunes.
It is important to keep in mind that the renourishment project will replace an amount of sand
similar to what has been removed by Perdido Pass maintenance dredging for the last 3
decades.
HOW MUCH WILL IT COST?:
The total project is expected to cost anywhere from $24 to $26 million. The Orange Beach
section could cost anywhere from $10 to $14 million, depending upon the number of bidders
for the job, the time of year of construction, and diesel prices at the time of the bid. The sand
being used for the project is the property of the State of Alabama, and it will be made
available to the project at no charge providing there are appropriate easements obtained
for its placement. The value of this material is approximately $1.5 million, per the State’s rate
for large volumes of material.
HOW LONG WILL THE PROJECT LAST, ONCE IT’S BUILT?
Obviously, no one is able to predict the occurrence of major storms, but there are several
points to keep in mind: 1) we are returning the beach to a condition equal to that of three decades
ago; 2) we are working diligently toward improving the sand bypassing methods at Perdido Pass
(a natural and regular source of material) so sand will find its way to the beach without having to
be placed there by pipes and dredges; 3) we will closely monitor the beach condition annually
through beach profile surveys and aerial photography. With the exception of a major,
catastrophic hurricane, we should expect the beach to remain healthy for a long period of
time, possibly decades.
HAVEN’T OTHER BEACH NOURISHMENT PROJECTS LASTED ONLY A FEW
YEARS?
In other areas of the country, the wave energy climate is much greater than here on the northern
Gulf. For this reason, beach nourishment projects have performed exceptionally well in our
region. Also, many projects have not placed as much material (cubic yard volume per linear
foot) as we will with this project. Finally, the ability to utilize dredge material from Perdido
Pass offers an excellent source of sand for routine maintenance, and to “touch-up” those
erosional hotspots that occur along a stretch of beach.
WHAT IS A “HOTSPOT”, AND WHY DO THEY OCCUR?
“Hotspots” are areas of egregious erosion caused, most likely in our area, by offshore “shoals”
(high areas of the Gulf bottom) focusing wave energy to a particular area of the beach. We
will address known hotspots by overbuilding that area of the beach during construction, meaning
we will add more sand to that area than to other, less-stressed areas of the beach.
I’VE READ THAT BEACH NOURISHMENT ACTUALLY CAUSES BEACH
EROSION…IS THIS TRUE?
Not at all…according to coastal engineering experts, the primary causes of severe beach
erosion are poor inlet management (starvation of the beach’s sand source) and major
storms—not beach nourishment or condominium development. In fact, the only reliable
way to return severely impacted or eroded beaches to a significantly healthy state is to
place sand back on the beach and in the nearshore areas where it will return to the beach via
gentle wave action.
WHAT ARE THE BENEFITS OF BEACH NOURISHMENT?
Once we restore the beach and dune system to a healthy level, we will enjoy several benefits of
higher, wider beaches and healthy dunes, such as these:
1)
Insurance: By building and maintaining an “engineered” beach, the beach itself
is eligible for disaster recovery funding in the event of a damaging hurricane
or tropical storm. Engineering and maintaining the beaches and dunes
transforms them—in the eyes of the Federal Emergency Management Agency—
into an insurable piece of infrastructure, much like a road or public building. This
alone is a worthwhile reason to nourish the city’s beaches.
2)
Greater storm protection: Higher, wider beaches and restored dune systems
offer significantly more protection from storm surges than lower, narrow
beaches. One study shows that, after Hurricane Fran (a Category 3 hurricane),
five adjacent beach communities were affected in considerably different ways,
according to whether or not they had been nourished. Wrightsville Beach and
Carolina Beach were protected by USACE shore protection projects, which
included beach fill and dune restoration (similar to our proposed project); Kure
Beach, Topsail Beach and Surf City had not benefited from shore protection
projects. In the communities protected by beach nourishment and dune
restoration, only twenty structures (3.5% of 5,755 homes) were destroyed; in the
other communities, 440 structures were destroyed (nearly 11% out of 4,108
homes).
Reduced storm damage also translates into less “recovery” time for revenue for
both the city and rental agencies, as well as all the supporting services that depend
upon tourism for income: beach services, restaurants, shops, and numerous other
businesses that already deal with economic downturns during the “off season”.
3)
Recreation & Aesthetics: Higher, wider beaches clearly allow for more space
for residents and tourists to enjoy beach activities. The wider beaches and
restored sand dunes also provide a better recreation experience, encouraging
return visitors.
4)
Endangered species thrive in areas where there is a healthy, sandy beach: In
areas where little beach remains between the shore and structures, there is no
opportunity for sea turtles or piping plovers to nest. Providing them higher,
wider beaches not only provides these species an opportunity to find adequate
nesting sites, but also provides protection for those nests from storm surge or
heavy surf.
HOW DOES THE CITY INTEND TO PAY FOR THIS PROJECT?
A bond will be issued to pay for the project ‘up front’. The city has proposed to retire this
bond debt with a per-unit assessment of “beach district” property owners, via a threetiered system:
a) properties directly fronting the Gulf;
b) properties south of Highway 182, but not having Gulf frontage;
c) properties north of Highway 182 with dedicated beach access.
The proposal is to pay for the bond through a ten-year assessment on a “by the door,” or
living unit, basis. Gulf-fronting properties would pay the premium assessment, properties not
on the Gulf but having deeded Gulf access would pay the next highest assessment rate, and
properties south of Highway 182 but not having deeded beach access would pay the lowest
assessment rate. The city is placing the highest limit per unit (“door”) at $200, that is, the
assessment would be no greater than $200 per door, per year, for the 10-year “life” of the
project, or $2,000.00. A unit owner could pay this all at one time, or in equal installments over
the 10-year period. The final amount will not be determined until after the total project
costs are known.
DOES THIS MEAN, FOR EXAMPLE, AN ENTIRE CONDOMINIUM WOULD DIVIDE
THE $2000 ASSESSMENT AMONG ALL ITS UNITS?
No. Each unit would be assessed the $200 per year for 10 years. A duplex would have two
assessments of $200 each for 10 years, and a single-family structure would have one assessment
of $200 for 10 years.
WHAT DOES THE INDIVIDUAL PROPERTY OWNER NEED TO DO TO
FACILITATE THIS PROJECT?
The final permit to be obtained is from the State Lands Division. Obtaining that permit
requires the individual property owners in the project area to sign permanent easements to
permit the construction and placement of sand onto the private property, and to allow for
periodic maintenance. The City will distribute the easement agreements by certified mail once
they have been properly prepared, probably within the next few weeks. The quicker all the
easements are signed and returned to the City, the quicker the final permit can be
obtained.
WHAT DOES THIS EASEMENT ENTITLE THE CITY OR STATE TO DO ON MY
PROPERTY?
This is a permanent easement intended to facilitate beach projects and beach management only.
It does not give the city or State the right to place structures, provide public access or
conduct work not related to beach management on your property.
IS ALL OF MY PROPERTY ENCUMBERED BY THE EASEMENT?
No. Only that portion of your property lying below the Coastal Construction Line (CCL)
and the recently-adopted Mean High Tide Line (MTHL) will be included in the easement.
This is intended to prevent any part of your property from being encumbered that could be
considered “buildable.” There is no easement across your property from the north to the
south, and the easement area is not considered “public” property.
I HEARD THAT THE NEW BEACH WILL ALL BE PUBLIC PROPERTY, ONCE THE
PROJECT IS FINISHED. IS THAT CORRECT?
This is only partially correct. If you are a beachfront property owner, then you know you own to
the Mean High Tide Line. This has now been “fixed” to its pre-Isadore condition (meaning, you
probably have more property that is actually dry beach, in the beach’s current condition and with
a current survey). The beach project will place sand even further south than this recentlyadopted MHTL. That portion of the beach south of the pre-Isadore MHTL will legally be
public property. However, functionally, nothing will change—you will retain your riparian
rights, and the public will not have legal access north of the new MHTL. Also, no “new”
uses will be permitted—such as camping or “vending”, on that portion of the beach considered
public that hasn’t been permitted up to this point. For all practical purposes, nothing will
change in regards to your and others’ “rights” along the beach.
WHAT IF I REFUSE TO SIGN THE EASEMENT AGREEMENT?
It is important to understand that the design of the beach nourishment project cannot have
“breaks” in the middle of its length—this would allow erosion to focus on the narrower area, and
greatly compromise the integrity of the project. For this reason, the city will take one of two
actions: 1) either use its power of eminent domain to acquire an easement on your
property, or; 2) build the beach “around” your property, which would leave a “hole” in
front of your property between the nourished beach and your current beach. Neither
option is desirable, but either could be necessary to ensure the project’s integrity is maintained.
It is important to realize that the Alabama Beach Renourishment Act recognizes that beach
nourishment provides the beachfront property owner a very real and tangible benefit in the form
of storm protection. For this reason, the Act states that a beachfront property would have to
prove a harm had been done to one’s property in order to get “relief”; since the Act states
otherwise, any “harm” would be difficult to prove.
WON’T THE CONSTRUCTION OF THE PROJECT HURT CONDO RENTALS, IF IT’S
BUILT IN THE SUMMER MONTHS?
Not necessarily. Pensacola Beach completed its beach nourishment last summer, in mid-July.
The Pensacola Beach Chamber of Commerce informed us that it actually saw an increase in
rental rates during this period, due to the tourist’s curiosity of the project and the shell-collecting
activity that was a by-product of the project. Also, once construction begins, the bulldozers and
dredge pipe move rapidly down the beach, up to 500 feet a day. So, no single property is
likely to experience a prolonged construction presence. Almost overnight, a nice, wide brand
new beach will be available to your residents and visitors.
HOW WILL THE NEW BEACH DIFFER FROM THE OLD BEACH? Initially, residents
and visitors will notice that the new sand will not look quite as white as the native, quartz
sands. The difference in color is because the sand is being brought from the offshore borrowsite and has not had the benefit of sun, rain and wind. Over a short period of time, however,
the new sand will bleach out and begin matching the color of the native sand. The
dredging process is also expected to bring some shells and sand dollars from the offshore
site.
The new sand will initially be shaped into a high, wide construction berm. On the landward
edge of the berm new dunes will be shaped to provide additional habitat and storm
protection. As the berm is constructed, it will push the beach shoreline south into the Gulf
of Mexico as much as 300 feet.
Over a period of several months, the beach restoration will transform itself from its initial
straight, uniform appearance into a more irregular, naturally occurring beach. During this
period, the new sand placed on the beach may seem to be disappearing. Actually, the sand
is not disappearing, but is sliding downward into a more stable and natural configuration.
This process is called “equilibration”.
During the “equilibration” process, natural wind and wave action will move sand from the
high, steep construction berm toward the submerged sandbar, forming a more naturally
shaped beach. After equilibration is complete, the beach will typically be about 150 feet wider
than it is currently. This does not mean a large quantity of the sand pumped on the beach has
been “lost”. The sand transported seaward into near shore areas will serve an important
role in dissipating the wave energy of future storms.
If I have any more questions, who do I call?
In Orange Beach, contact the Department of Community Development at 251-981-2610.