Yesterday, the Texas General Land Office released the new guidelines regarding the Texas Open Beaches Act. After reading the new guidelines, I think everyone will be very pleased to know that properties that might extend into the set-back areas will not be "put on a list" to be torn down or moved.
The origial set-back/"dune line" or "elevation line" set following hurricane Ike was set at 4 1/2 back to establish where the public beach began from private property lines.
Immediately following hurricane Ike, the General Land Office stated they would wait a year to allow the natural vegetation and dune to re-form, and that's what we're seeing now.
The Texas General Land Commissioner, Jerry Patterson has stated yesterday in the main press release, "
"As promised, I gave the natural line of vegetation a year to recover," Patterson said. "In those areas where it has recovered it will be the boundary of the public beach. In areas where it hasn't, I've drawn the line at mean low tide plus 200 feet." and also, "If a structure is on the public beach but doesn't block public access and is not a health and safety risk for beachgoers, then it's likely no action will be taken."
This is good news!
What this means, is that many beach homes considered "front row" which everyone was concerned about, will not be torn down or moved due to the new guidelines.
Only those homes that stand far out into the open beach and are a hazard, (which are very few) will be required to be removed. This will be a great relief to many home owners that own front row homes.
If you look at the maps, you will see many front row properties where the zone seems to go into the property lines of many front row homes. *This does not mean that the homes will have to be moved, torn down, or will be "put on a list." This simply is an area that has been designated for future "new construction."
If a current beach home is located within the 200ft set-back it may be repaired and all beach construction permits obtained as long as the home is not over 50% damaged.
As far as "new" construction, a new beach home must be built "behind" the 200ft. elevation line.
Other things to note:
~ There is a FEMA buy-out program, but it is voluntary. It applies to structures damaged more than 50% and other slight restrictions apply. The beach homes that have opted for the buy-out already have been coded on the maps released by the Texas General Land Office. Most likely these homes will be torn down and the lots will be either be sold for "non-rebuilding" or left as vacant lots, expanding the views of surrounding properties. Galveston's beach home owners have reluctantly taken advantage of the buy-out option, many choosing to keep their properties, although a few properties exist.
Overall, this is very good news for property owners and real estate buyers in Galveston. The Texas General Land Office and Jerry Patterson has done a very good job of allowing nature to re-establish the devastated dunes before making decisions.
If you visit our west end here in Galveston, you will see the new dunes, with the fresh vegetation..and it's a beautiful sight.
What once was destroyed by water and wind has been re-formed by nature.
As a Realtor in Galveston I am now able to re-assure many buyer's that were concerned and also explain the elevation line and dune formation process as it relates to Galveston real estate.
Visit my website for more details and to view available properties in Galveston. I'll also be happy to answer any questions anyone may have, feel free to email me.
