THE
BLUE HER N
April 2013 Issue
Publication of the DeBordieu Colony Community Association “DCCA” www.debordieucandc.com
A
Beach Renourishment Update
t the February 23 and March 16 Board meetings, members of the Beach Steering Committee gave a detailed briefing on the status of our beach, the continued erosion, and the estimated cost to re-nourish it. Also reviewed was a modified approach for allocating costs, and a projected schedule of events leading to a Board decision in mid-May, 2013. This presentation can be found on the DeBordieu Community website, www.debordieucandc.com Each year our beach erosion rate is measured. The February 2013 results show the continued loss of sand along a larger portion of the beach. A more troubling finding is the increasing erosion north of the sea wall. The engineers refer to this as an “unzipping” effect and their projection is that this northward migration in erosion will likely continue. While Hurricane Sandy did not have a direct effect on Debidue Beach, the nor’easter which followed caused significant erosion of our beach and dunes. In some places the sand was eroded so badly that there were scarps over 12 feet high. The key lesson learned - beaches which had been
maintained, and were higher and wider, had significantly less property damage than those beaches which were more narrow and lower in elevation. Preliminary results of our current beach profile shows that we only have 22% of the sand remaining on the beach from the 2006 nourishment project. We are concerned that, given the amount of erosion that continues, a “Sandylike” storm surge would cause major damage to homes and infrastructure, adversely affecting the viability of our entire community. With a reserve fund of $2+ million, we are further concerned that the cost of re-building and repair from a major storm surge could exceed the funds we have available.
After an extensive review of ways to allocate costs for beach renourishment, including input from property owners, the Beach Steering Committee has reached the following conclusions: • DeBordieu properties historically have commanded a price premium compared to other gated and semi-private communities on the Waccamaw Neck. The beach is a key component in our property valuations and our ability to attract new buyers. • An eroding beach with no committed program to maintain the beach compromises property values and most importantly discourages potential buyers. • Projected erosion rates indicate a need for renourishment about every 7 years depending on storm activity. • Since we are a beach community, all property owners should pay a community-wide base assessment. • Those properties within the erosional areas designated by the SC Office of Coastal Resource Management (OCRM) should pay more of the financial obligation. • Beachfront property owners should pay a premium but less than those in the OCRM designated erosional areas. • Developed properties on key lots on the oceanfront should pay less than developed properties on full lots. • Undeveloped lots and key lots on the oceanfront should pay less of a premium than developed properties on the oceanfront. • Individual villas should pay less than single family homes within the same zone. • Island properties not in the OCRM zones and not on the oceanfront should pay some premium. • Ocean Oaks should pay more than the Inland assessment but less than the Island assessment. • These conclusions are incorporated into the allocation of costs among all property owners.