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Beachfront Construction Permit - 13211 Buccaneer Pkwy, Freeport (Treasure Island), Abstract 29 S.F. Austin Lot 8, Block 11, San Luis Beach (Precinct 1)
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The Brazoria County Flood Plain recommends that permission be granted for the beachfront construction and dune protection of a single-family residence with concrete paving beneath the habitable structure, a crushed limestone driveway, and a septic system. The footprint does not include incidental projecting eaves, uncovered decks, or uncovered stairs. The proposed construction is more than 200 feet landward of the line of vegetation, which is the seaward side of the rock revetment in this area. According to the Bureau of Economic Geology, the area is eroding at a rate of eight to nine feet per year.
Based on the information provided the following recommendations are made:
1) Cisterns, septic tanks, and septic fields are prohibited from being constructed seaward of any structure serviced by the cisterns, septic tanks, and septic fields. The revised septic system plan appears to comply with this requirement.
2) The applicant proposed to construct a habitable structure seaward of the Building Setback Line, which is prohibited without an exemption from Brazoria County. To qualify for an exemption, the applicant must demonstrate to the satisfaction of the County that no practicable alternatives to construct seaward of the Building Setback Line exist. In this instance, practicable means available and capable of being done after taking into consideration existing building practices, site alternatives, and the footprint of the structure in relation to the area of the buildable portion of the lot, and considering the overall development scheme for the property.
3) The County must ensure the proposed construction is consistent with the FEMA-approved county commissioners’ court order.
4) The County may only permit the applicant to construct an enclosure beneath the habitable structure if the walls are breakaway and the construction is consistent with the requirements of the National Flood Insurance Program. The County must limit the area of enclosures below BFE to 299 square feet and must ensure the enclosure is designed to minimize impacts to hydrology.
5) Should there be a change in project design, construction materials, or construction methods or in the condition of the construction site after the permit has been issued, the County shall require the permittee to apply for a new or amended permit or certificate.
6) Since the proposed construction is located in an eroding area more than 200 feet landward of the line of vegetation, the permittee may pave or alter only the ground within the footprint of the proposed habitable structure, which does not include incidental projecting eaves, uncovered decks, or uncovered stairs. The permittee is prohibited from paving the area beneath the uncovered stairs. Permeable material such as brick pavers for a landing at the bottom of the stairs is allowed.
7) Driveways may be stabilized using gravel, crushed limestone, or pavers. Crushed concrete as proposed is allowed.
8) Paving or altering the ground below the lowest habitable floor is prohibited in the area between the line of vegetation and 25 feet landward of the north toe of the dunes.
Please be advised that the line of vegetation is dynamic. Structure may not encroach on the public beach. If the structure becomes located seaward of the line of vegetation because of loss of elevation, the structure may be allowed to remain in place if it does not significantly interfere with public access to the beach or present a public health and safety risk. Structures located seaward of the line of vegetation and landward of the line of mean high tide will periodically be reassessed on a case-by-case basis, and owners may be allowed to make certain repairs under the Beach/Dune Rules and local government plans.
Further, that a certified copy of this order be returned to the Flood Plain Administrator.