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HomeMy WebLinkAboutOak Island Renourishment Project_Authorized_Ocean_Hazard_AEC_Notice0 OCEAN HAZARD AEC NOTICE roject is in an: '/ Ocean Erodible Area roperty Owner: J 0Uon DE lL- roperty Address: ROW,\ �Y- ate Lot Was Platted: This notice is intended to make you, the applicant, aware of the special risks and conditions associated with development in this area, which is subject to natural hazards such as storms, erosion and currents. The rules of the Coastal Resources Commission require that you receive an AEC Hazard Notice and acknowledge that notice in writing before a permit for development can be issued. The Commission's rules on building standards, oceanfront setbacks and dune alterations are designed to minimize, but not eliminate, property loss from hazards. By granting permits, the Coastal Resources Commission does not guarantee the safety of the development and assumes no liability for future damage to the development. Permits issued in the Ocean Hazard Area of Environmental Concern include the condition that structures be relocated or dismantled if they become imminently threatened by changes in shoreline configuration. The structure(s) must be relocated or dismantled within two (2) years of becoming imminently threatened, and in any case upon its collapse or subsidence. The best available information, as accepted by the Coastal Resources Commission, indicates that the annual long-term average ocean erosion rate for the area where your property is located is Z feet per year. The rate was established by careful analysis of aerial photographs of the coastline taken over the past 50 years. Stitilies also indicate that the shoreline could move as much as feet landward in a major storm. The flood waters in a major storm are predicted to be about 12-15 feet deep in this area. Preferred oceanfront protection measures are beach nourishment and relocation of threatened structures. }-lard erosion control structures such as bulkheads, seawalls, revetments, groins, jetties and breakwaters are prohibited. Ternporary sand bags may be authorized under certain conditions. The applicant must acknowledge this information and requirements by signing this notice in the space below, Without the proper signature, the application will not he complete. Property Owner Signature Datd High Hazard Flood Area Inlet Hazard Area SPECIAL NOTE: This hazard notice is required for development in areas subject to sudden and massive storms and erosion. Permits issued for development in this area expire on December 31 of the third year following the year in which the permit was issued. Shortly before work begins on the project site, the Local Permit Officer must be contacted to determine the i vegetation line and setback distance at your site. If the property has seen little change since the time of permit issuance, and the proposed development can still meet the setback requirement, the LPO will inform you that you may begin work. Substantial progress on the project must be made within 60 days of this setback determination, or the setback must be re -measured. Also, the occurrence of a major shoreline change as the result of a storm within the 60-day period will necessitate re -measurement of the setback. It is important that you check with the LPO before the permit expires for official approval to continue the work after the permit has expired. Generally, if foundation pilings have been placed and substantial progress is continuing, pennit renewal can be authorized. It is unlawful to continue work after permit expiration. For more information, contact: Local Permit Officer ' —1'2--7 01,ve Address an �,ti' i 1 Ni 1,16 I nn N c 2-k4-OS Locality Phone Number Revised May 2010 BEFORE YOU BUILD Setting Back for Safety: A Guide to Wise Development Along the Oceanfront When you build along the oceanfront, you take a calculated risk. Natural forces of water and wind collide with tons of force, even on calm days. Man-made structures cannot be guaranteed to survive the force of a hurricane. Long-term erosion (or barrier island migration) may take from two to ten feet of the beach each year, and, sooner or later, will threaten oceanfront structures. These are the facts of life for oceanfront property owners. The Coastal Resources Commission (CRC) has adopted rules for building along the oceanfront. The rules are intended to avoid an unreasonable risk to life and property, and to limit public and private losses from storm and long-term erosion. These rules lessen but do not eliminate the element of risk in oceanfront development. As you consider building along the oceanfront, the CRC wants you to understand the Hiles and the risks. With this knowledge, you can make a more informed decision about where and how to build in the coastal area. The Rules When you build along the oceanfront, coastal management rules require that the structure be sited to fit safely into the beach environment. Structures along the oceanfront, less than 5,000 square feet in size, must be behind the frontal dune, landward of the crest of the primary dune, and set back from the first line of stable natural vegetation a distance equal to 30 times the annual erosion rate (a minimum of 60 feet). The setback calculation increases as the size of the structure increases [15A NCAC 71-1.0306(a)(2)]. For example: A structure between 5,000 and 10,000 square feet would require a setback from the first line of stable, natural vegetation to a distance equal to 60 times the annual erosion rate (a minimum of 120 feet). The graduated setback continues to increase through structure sizes greater than 100,000 square feet. The Reasons The beachfront is an ever -changing landform. The beach and the dunes are natural "shock absorbers," taking the beating of the wind and waves and protecting the inland areas. By incorporating building setbacks into the regulations, you have a good chance of enjoying the full life of the structure. At first, it seems very inviting to build your dream house as close to the beach as possible, but in five years you could find the dream has become a nightmare as high tides and storm tides threaten your investment. The Exception ,,�� The Coastal Resources Commission recognized that these rulds'Q initially passed in June 1979, might prove a hardship for some property owners. Therefore, they established an exception for lots that cannot meet the setback requirement. The exception allows buildings in front of the current setback, if the following conditions apply: 1) the lot must have been platted as of June 1, 1979, and is not capable of being enlarged by combining with adjoining land under the same ownership; 2) development must be constructed as far back on the property as possible and in no case less than 60 feet landward of the vegetation line; 3) no development can take place on the frontal dune; 4) special construction standards on piling depth and square footage must be met; and 5) all other CAMA, state and local regulations must be met. The exception is not available in the Inlet Hazard Area. To determine eligibility for the exception the Local Permit Officer will make these measurements and observations: required setback from vegetation line exception setback (maximum feasible) rear property line setback max. allowable square footage on lowest floor PRE -PERMIT STRUCTURE; INADEQUATE SETBACK PERMITTED STRUCTURE; PRE -STORM BEACH PROFILE ADEQUATE POST -STORM BEACH PROFILE SETBACK ONE YEAR AFTER STORMfBEACH REBUILOING After the storm, the house on the dune will be gone. The other house has a much better chance of survival.