New Gatehouse, Alligators Dominate SIPOA Board Meeting

The September 19th meeting of the SIPOA Board of Directors dedicated the bulk of its time to discussions regarding the new Gatehouse Project, alligator safety on the Island, and the long-standing effort to find a suitable use for the open field trust property at the Lake House.

Mr. Gimson, chair of the Governmental Operations & Maintenance Committee, moved that the Board approve a $780,000 fixed price/fixed schedule contract for construction of a new gatehouse. He summarized the reasons for doing so as follows, the result of extensive investigations and engineering studies that have taken place over the last year:

• The current gatehouse was built in the 1980s and is in poor condition, inside and out. It is occupied 24/7, 365 days a year.
• It is situated at one of the lowest elevations on Seabrook Island Road, making it susceptible to flooding.
• Its cedar shake roof is rotten.
• Because it has sustained flooding in the past, mold damage to the structure is evident, both inside and out.
• The current layout causes traffic backups, and unsafe and awkward traffic flow patterns.
• Although necessary repairs are very expensive, FEMA rules limit the amount of repairs that can be made to structures in the flood zone to 50% of the value of the building; in this case, that would amount to approximately $125,000 to $150,000 at most.
• This amount is not enough to accomplish repairs to the existing structure robust enough to last more than 5 years or so, at which time there would be a need for another expensive renovation. The cost of a new gatehouse at that time would likely rise to over $1 million, based on extrapolation of current construction price trends in the region.

The project will start in October, 2016, with a target completion date in the March-April 2017 time frame. The new gatehouse will be situated farther onto the Island, on a site one foot higher than it currently sits. It will include lightning protection and an emergency generator to keep it functioning during power outages.

There will be two inbound lanes and one extra-large outbound lane that will be able to accommodate oversized vehicles in the event they are needed for cleanup during disaster recovery. There will be turnaround lanes both outside and inside the gate, eliminating a current problem in which unauthorized vehicles in line to enter can only turn back inside the gate.

The new gatehouse will feature “wet flood control” with vents that allow water to pass through the structure, dissipating pressure and mitigating the possibility of severe structural damage in the event of a major storm surge. Expected life of the new gatehouse is approximately 40 years.

The project will be accommodated in both the 2016 and 2017 budgets. No special assessments for property owners are planned.

All Directors were present except Mr. Henry, who was patched in by conference call for the vote. All present except Mr. Squire voted to approve.

Tidelines requested that the Board provide any appropriate documents related to the project in the form of links to existing web sites. Mr. Gimson agreed to follow up on the request, stating that an artist’s rendering may be available. Tidelines will provide the links to its readers when received.

Mr. Orris, chair of the Environmental Committee, spoke on the topic of alligator safety on the Island. Based on the committee’s study of the issue, it has chosen to concentrate on Palmetto Lake in the rear of the Lake House. The lake provides the greatest opportunity for alligator/human encounters because of bicyclists, walkers, and people fishing along its edges.

Mr. Orris stated that the committee believes the most constructive action the Board could take would be to construct a T-shaped pier into the lake, which would provide a safe alternative for those fishing or wanting to get close to the water. The pier would extend approximately 40 ft into the lake, with a viewing and fishing platform at its end.

Metal screening along the railing system’s lower half would keep children and pets from danger. Estimated cost is approximately $35,000.

Mr. Orris noted that a similar proposal did not receive broad support from property owners in the past. However, it had been presented at that time solely as an amenity. After this summer’s spate of national stories about alligator attacks on adults and children, a similar project may be viewed differently at at this time because of the safety benefits it would confer on the Lake.

Mr. Orris emphasized that he was not making a motion to proceed at this time, but was rather using the opportunity to solicit comments from other Board members. The Board took no immediate action on the idea. Board President Gorski directed Executive Director Paton to contact the POA’s insurance career to determine if the project would cause a significant increase in the POA’s liability insurance premium.

Mr. Orris also stated that exhaustive investigations into alternative uses for the open field in front of the Lake House have resulted in a definitive legal determination that the only allowable modification permissible under the trust agreement dedicating it to public use is a maritime forest planting. The cost of accomplishing this planting, including an irrigation system and soil remediation, is estimated at $383,000.

The cost figure is bolstered by the need to correct soil deficiencies, which involve construction waste that adversely affects its ability to nurture a planting of this kind. Annual maintenance plus water cost would be approximately $10,000. Directors expressed no interest in proceeding with the project given its high cost.

Full minutes of the meeting will be posted on the SIPOA web site.

-Tidelines Editor