Walkover decision delayed

Published by the Mobile Press Register

Walkover decision delayed
Officials call for meeting with condo owners as concerns raised over cost
Wednesday, July 25, 2007

By RYAN DEZEMBER
Staff Reporter

GULF SHORES -- Amid concerns that they might be placing too heavy a financial burden on some condominium associations, the City Council on Monday delayed voting on proposal that would require all multifamily structures to install dune walkovers.
"I think we would be wise if we would bring in representatives of condominium associations and have a meeting with those folks so that we would understand what we were trying to accomplish," Mayor G.W. "Billy" Duke said. "They've had a lot of things going on since Ivan."
As of Tuesday morning, no date had been set for the meeting.

"My suggestion would be to do that sooner rather than later because this is something that we need to do, and we need to do it properly," Councilman Robert Craft said Monday.
Two years ago, Gulf Shores, Orange Beach and Gulf State Park spent about $25 million to pump nearly 5 million cubic yards of sand from the bottom of the Gulf of Mexico along 16 miles of shoreline. The sand enlarged the beach by as much as 200 feet in some areas and just as importantly, was shaped into a berm just south of Gulf-front homes and condos.
To stabilize this manmade dune, which acts as a foundation for the rest of the beach, thousands of strands of sea oats and clumps of panic grass were planted along the berm. Since work was completed, however, beachgoers have often unwittingly trampled the small plants, initiating erosion of the dune.
Gulf Shores spent about $8 million bolstering its portion of the beach in addition to similar projects it financed alone in previous years.
Despite the urge to protect the taxpayers' investment, elected officials on Monday said condo owners have told them in recent days that the walkover requirement will put too much of a strain on them financially. City officials have estimated that each walkover, depending on the length, could cost between $20,000 or $30,000.
Councilwoman Carolyn Doughty said that while the owners she's spoken with recognize the value of the dunes, "it is a financial issue for them -- it's a stretch."
A draft of the proposal requires that the walkways be built 6 feet wide and clear the top of the dunes by at least a foot. To ensure their resilience during storms, the guidelines call for screws, not nails, to fasten lumber and for 6-inch pilings to be sunk at least 10 feet into the beach. The proposal also called for existing condominium complexes and hotels to erect the structures within 180 days.
Councilman Steve Jones said he felt many owners associations may have trouble meeting that deadline and suggested a more lengthy timeline, perhaps a year or more to conform.
Besides requiring the walkways at existing structures, the law would make all new buildings include walkovers in their plans.
Rather than approve the proposal and temporarily exempt existing multifamily buildings, city officials decided to delay approval of the entire ordinance.