Real Estate Section of the General Design Memorandum
For the Myrtle Beach Shore Protection Project

Prepared by: Claudette Tucker CESAS-RE-P
Study Manager: Dennis Mc Kinley CESAC-EN-P
US Army Corps of Engineers
25 September 1992

1. THE REAL ESTATE REPORT

This report is tentative in nature and is to be used for planning purposes only. Although the report is written based on specific data from Charleston District, minor modification of the area(s) and the values are subject to change.

The values contained in this report were made on the three reaches of the Project. A before project and after project value technique was utilized to establish the land values. It was determined that the lands would be more valuable after completion of the Project. - South Carolina law is the same as Federal law with regard to special benefits. Special benefits (those pertaining to individual ownership rather than the overall community) from the Project can be used to offset the value of the property to be acquired. An Attorney's Statement to this effect is attached as Exhibit "A". The value of the beach nourishment easement is offset by benefits - The entire land value for all three reaches is zero. The author of this report has inspected the Project site.

2. AUTHORITY

The Feasibility Report, dated October 1987, was prepared in response to a resolution by the Committee on Public Works and Transportation of the House of Representatives of the United States, adopted 17 November 1981. This Project was authorized under the Water Resources Development Act of 1990 as a Section 101 project.

3. PROJECT DESCRIPTION

The Shore Protection Project for Myrtle Beach, South Carolina, consists of three independent reaches and is hereinafter referred to as the Project. The Project is located in the coastal region of South Carolina. The Project extends from Hog Inlet approximately 3.3 miles south of the North Carolina/South Carolina state line southerly to approximately 1.4 miles south of the Georgetown/Horry County lines and includes the governing bodies of the City of North Myrtle Beach, Myrtle Beach, Surfside Beach, Horry County and Georgetown County, South Carolina. See Exhibit "B" for a map of the Project area. The plan consists of placement of a protective beach in three separable areas to provide for protection from storm surge. The approximate total length of the Project is 25.7 miles, and the design berm at Reach 1, North Myrtle Beach, would have a top width of 20 feet at an elevation of 11.0 feet National Geodetic Vertical Datum (NGVD); the design berm at Reach 2, Myrtle Beach, would have a top width of 15 feet at an elevation of 9.0 feet NGVD; and the design berm at Reach 3, Garden City/Surfside, would have a top width of 10 feet at an elevation of 7 feet NGVD.

The Project area is often referred to as the Grand Strand of South Carolina and is a concave indentation of the coast. The inter-tidal portion of the beaches is mildly sloping and of low elevation. There is a relatively wide low tide beach with a minimal to nonexistent high tide beach. In the areas where there is sparse development, the dune system is active, however, along the more developed portions of the beach, the dune system has been replaced with hard shore protection structures.

The Grand Strand of South Carolina has become a major recreational and economic resource for the State. Coastal development has proceeded at a rapid pace and covers practically the entire beach front area. State and local governments recognize the value of the beach as well as the adverse impact of uncontrolled development on this resource. To this end, the State created the South Carolina Coastal Council by law in 1976. This body was enacted to provide for the findings and policies relating to the beach/dune system and to establish base lines and set-back lines along the beach and to issue building permits as they affect established lines.

Hurricane HUGO struck the South Carolina coast on September 21, 1989 and caused extensive beach erosion, damage to beach revetment structures and damage to homes and commercial buildings. A preliminary assessment of the storm impact indicated that it is feasible and legally possible to rebuild and repair a sufficient number of structures. Beach erosion, caused by the storm and emergency beach renourishment accomplished by the State immediately following the storm have changed beach topography and material and impacted the original sources for borrow material identified in the Feasibility Phase.

Reach 1. This reach begins at Hog Inlet and extends in a southerly direction to South 48th Avenue, north Myrtle Beach, approximately 8.6 miles in length. See Exhibit "C" for a map of this reach. There is substantial erosion in this area and approximately 4.4 miles of shore front has man-made seawalls and revetments. There is a high density of beach front development ranging from single family residences to multistory condominiums and hotels. A beach renourishment easement will be required from approximately 120 ownerships in this reach.

Reach 2. Reach 2, Myrtle Beach, is 9.4 miles in length and extends southerly from 82nd Avenue North to 29th Avenue South. See Exhibit "D" which shows a map of Reach 2. Along the northern limits of this reach the dunes are established, however, there is virtually no beach at high tide. The northern portion of Reach 2 has an established dune line, however, development in the remaining portion has encroached closer to the high water line and low seawalls have replaced the natural dune system. The southern portion has the highest density of hotels and shore protection structures. In 1983, the City of Myrtle Beach contracted with an engineering firm to design a beach nourishment project and then administer and manage the construction contract. The first phase was done in the winter of 1985/86 between 10th Avenue North and 29th Avenue South. The second phase between 82nd Avenue North and Sunset Terrace; and between 31st Avenue North to 10th Avenue North was accomplished in the winter of 1986/87. There are 25 ownerships affected in Reach 2 by the Project.

Reach 3. This reach is approximately 7.7 miles in length and has been changed since the Feasibility Study to include three campgrounds. These campgrounds, Ocean Lakes, Lakewood and Pirate Land have increased the Project area of Reach 3 by approximately 2 miles in a northerly direction. Exhibit "E" depicts Reach 3. The reach tapers from the State Park on the northern end and extends in a southerly direction to about 1 .4 miles south of the Georgetown/Horry County line. The Surfside Beach area is characterized by a well-established dune system. The community is primarily residential. Garden City Beach, in Horry County, has a severely altered shoreline because of beachfront development. High rise condominiums and hotels have been constructed in close proximity of the high water line and in most instances are protected by manmade erosion control devices - The area of the reach in Georgetown County is residential and has severe erosion problems. Reach 3 has 159 ownerships including the campgrounds.

OTHER PROJECT INFORMATION.

The proposed borrow sites, shown on Exhibit "F", are 1. 5 to 5 miles offshore. The Department of Interior, Minerals Management Service (MMS), claims ownership of waters/minerals to 12 miles from shore. The outer Continental Shelf (OCS) is governed by the OCS Lands Act (43 U.S.C 1331, et. seg.) and managed by the MMS. It is the opinion of Charleston District's office of Counsel, that no permit or payment for access and use of sand on the OCS are needed. Planning Division and office of Counsel, Charleston District, are continuing to pursue this matter with the MMS.

Access to the Project will be by public-rights-of-way. Ramps to the beach for beach patrol vehicular access are in all three reaches. Staging will be done within the beach renourishment easement as well as placement of pipe. Work will be performed on a 24-hour a day basis, weather permitting. Walkways over the dune system are located throughout the Project area. These walkways will not interfere with Project construction as the sand placed on the beach would only cover the steps of some of the walkways. After placement of the sand, vegetation will be planted, erosion control fencing, etc., will be placed on the dune system, and access to the beach will be over walkways.

Zoning varies within the different municipalities involved in this Project. There are generally three different zonings called by different names within the Project area - residential, motels and hotels, and commercial zoning (a business which is not a hotel or motel).

Storm drains constructed of concrete pipe, metal corrugated pipe, aluminum pipe and PVC pipe are located at different areas throughout the Project. These drains will extended as necessary to extend beyond the Project limits. 1,3wash bulkheads will also be extended as required.

A perpetual beach renourishment easement will be required for 46.45 acres in Reach 1, 4.38 acres in Reach 2 and 52.76 acres in Reach 3, a total of 103.59 acres. The areas of improvement within the Project fall within the jurisdictional limits of five local governments, however, the local sponsors by reach are as follows: Reach 1 - The City of North Myrtle Beach,- Reach 2 - City of Myrtle Beach; and Reach 3 - The Town of Surfside Beach.

3. HISTORICAL SIGNIFICANCE

There are no known historical sites within the Project areas.

4. LOCAL SPONSOR RESPONSIBILITIES AND CAPABILITIES

The local sponsors have the responsibility to acquire all interests required for the Project. The local sponsors shall accomplish all alterations and relocation of facilities, structures and improvements determined by the government to be necessary for construction of the Project.

Title will not be vested in the United States Government. The government will require access rights be provided by the local sponsors for entry to the Project. Prior to advertisement of any construction contract, the local sponsors shall furnish to the government all rights to all lands, easements and rights of-way, as necessary. The local sponsor will also furnish to the government evidence supporting their legal authority to grant rights-of-way to such lands. The sponsors are financially capable and have condemnation authority.

The local sponsors shall comply with applicable provisions of the Uniform Relocation Assistance and Real Property Acquisition Policies Act of 1970, Public Law 91-646, approved 2 January 1971, and amended by Title IV of the Surface Transportation Uniform Relocation Assistance Act of 1987, Public Law 100-17, effective 2 April 1989, in acquiring real estate interests of the Project, and inform all affected persons of applicable benefits, policies, and procedures in connection with said Act(s).

5. Government-owned Property

There is no known United States Government-owned property within the Project areas except for the offshore borrow sites which are managed by the Department of Interior, Minerals Management Service, and discussed previously in this report.

6. Mineral Rights

There are no known mineral activities within the scope of the proposed Project. The manages mineral activity for the offshore borrow sites, however, there is no knowledge of current mineral activity.

7. Public Law 85-500, Section III

There are no known structures which will be affected within the purview of this law.

8. Attitude of Property Owners

The overall attitude to the property owners interviewed is positive, and they are anxious for construction to begin.

9. Environmental Impacts

There appears to be no adverse impact to the environment, i.e., wetlands, endangered species, etc. No hazardous or toxic materials were observed.

10. Estate for Proposed Project

The following estate is to be used for the interests required in the Project:

Perpetual Easement for Reach Renourishment.

A perpetual and assignable easement and right-of-way in, on, over and across the hereinafter described land for use by the (Local Sponsor), its representatives, agents, contractors and assigns, to nourish, renourish, protect, operate and maintain a public beach thereon, including the right to provide use by the public; to deposit sand, to accomplish any alterations of contours on said land- to construct dunes and berms; to plant vegetation on and prohibit access to said dunes and berms; to erect protective silt screens and fences; and to perform any other work necessary and incident to the construction and maintenance of the Myrtle Beach and Vicinity Storm Damage Reduction Project, together with the continuing right to clear and remove any brush, debris, vegetation, structures and obstructions which, in the opinion of the representative of the (Local Sponsor), may be detrimental to the project; excepting and reserving to the landowner the right to construct a wooden walkway access structure across said easement, provided that the manner of construction and location of the walkway is first approved in writing by the representative of the (Local Sponsor) and further reserving to the landowner all such rights and privileges as may be used and enjoyed without interfering with the use of the project for the purposes authorized by Congress or abridging the rights and easement hereby acquired, provided that no excavation shall be conducted and no landfill placed on the land by the landowner and that no existing structures may be modified nor shall any additional structure be constructed on the land except a walkway as provided above.

The above easement is taken subject to existing easements for public roads and highways, public utilities, railroads and pipelines.