Written by the Treasureguide for the exclusive use of the Treasure Beaches Report.
Source: nhc.noaa.gov. |
No change here. Rafael still looks like it will become a hurricane and make landfall around Louisiana.
Another day of high surf combined with high tides.
The surf will be changing direction. There will be a some southerly flow.
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I couple days ago I talked about private property and property lines as well as the important Mean High Water Line. Today I'll comment on a couple related concepts that determine access to beaches and other waterway adjacent properties.
Below are a few excerpts from a legal overview paper. Here is the first.
The title to lands under navigable waters, within the boundaries of the state [Florida], which have not been alienated, including beaches below mean high water lines, is held by the state, by virtue of its sovereignty, in trust for all the people. Sale of such lands may be authorized by law, but only when in the public interest...
The bottom line of that is that the lands below the mean high water line, which includes but is not limited to, the beaches and waters. Some homeowners or corporations might try to keep you from those lands. They can keep you off of their property, but not the area below the mean high water line. You can walk along the beaches or waterways and use them for common recreational purposes. The navigable waterways and land below the mean high water line is for the public's use.
But the owners of land adjoining the waterways also have rights (riparian rights) to those lands. Below is an except that describes the rights of those landowners (private homeowners, corporations, HOAs, etc.).
Florida common law has broken down the bundle of riparian rights into general and special rights.36 General rights, which are shared by the public, include the right to navigation, commerce, fishing, bathing and boating.37 By contrast, special rights are rights exclusive to the owner of upland property to use of the adjacent water body.38 The special rights include the right of access from the water to the riparian land, a right to wharf out to navigability,39 the right to take title to the property by accretion and reliction, and, the right to an unobstructed view over the adjoining waters.4
Those are the rights that enable homeowners to build docks out beyond their property line. They are rights that provided additional value to waterfront properties.
The excerpt also tells us that landowners gain property when the shoreline changes to add beach or land. The MHWL changes with the shoreline. I've talked about how the MHLW is determined before. Similarly, when there is erosion, waterfront properties are reduced.
So what happens when the beach is increased by beach renourishment projects? Do the homeowners just get the additional land? To some extent they do, but there is more to it.
“Once the erosion control line along any segment of the shoreline has been established in accordance with the provisions of ss. 161.141-161.211, the common law shall no longer operate to increase or decrease the proportions of any upland property lying landward of such line, either by accretion or erosion or by any other natural or artificial process, except as provided in s. 161.211(2) and (3).”83
So there is an erosion control line that becomes in effect the MHWL when the shoreline is modified by the state. Homeowners can not extend their property by dumping sand or taking other measures to modify the shoreline along their property.
You should be aware of the rights of yourself, as part of the public, as well as those of the waterfront landowners. There can be times when there is conflict.
To give an example. one day I was metal detecting on a beach in front of a resort that maintained a swimming area and a lifeguard. The lifeguard told me I couldn't detect on their beach. I knew I could. It was a replenished beach. I called the county official, who told me I could use the land back to the erosion control marker at the back of the beach. That is an example of what I was talking about above. I didn't argue with the lifeguard at the time, but I knew my rights.
It only stands to reason that the government should keep for the public the beach that was added at public expense. Taxpayer funded beach replenishment projected benefit landowners in other ways, such as protecting their land from erosion, which left unchecked could result in the reduction in the size of their property.
When you walk along the intercoastal waterway and encounter a dock that extends into the water, you are seeing the riparian rights of the landowner. Your rights to use the land below the MHWL intersects with the landowners' riparian rights. You are not on private property as long as you are below the MHWL, and are simply using the land held in trust for the public use.
I've discussed the determination of the MHWL before. And, as I've said, you probably won't know where that line is unless you can find a survey marker. Otherwise, you can get a general idea of about where it might be but the precise dividing line between public and private land won't be obvious.
I'm sure that my discussion of riparian and related rights is not complete, and it is not completely accurate or precise in a technical or legal sense. Here is the link to the document I excerpted. If you have additional questions, I hope you'll look into it more for yourself.
florida riparian rights ocean - Search
Also don't forget the other issues such as the leased areas for shipwreck salvage and historic and archaeological sites.
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Looks like a nice day to get out to the beach again today. Maybe I will.
Good hunting,
TreasureGuide@comcast.net