Waterfront Homes and Eroding Bluffs

I have a waterfront home, and the bluffs are eroding – what should I do?

We get this question a lot at Owen Brothers. With over 1180 miles of coastline, Long Island has a vast amount of residential waterfront property for a landmass of its size. And, while waterfront property is highly desirable, it does come at a cost, not only in terms of investment, but also necessary maintenance. One of the most critical maintenance requirements is stabilizing their bluffs and mitigating coastal erosion.

At Owen we have developed and maintained the landscapes of many of these properties, and over the past twenty-five years have completed numerous projects designed to strengthen and secure bluffs and reduce future property erosion. As a result, we are often asked, especially by new waterfront homeowners, about erosion control and maintaining the bluffs upon which many of these homes are built.

And, as always, we’re happy to share our knowledge and experience, so here’s a breakdown designed to help both new and existing waterfront homeowners better understand the factors and process of securing their bluffs.

Having a clear understanding of not only the elements involved, but also the process of bluff stabilization before you begin the project can make a tremendous difference in how smoothly this complex undertaking will go. Hopefully, the following information will give you a clear picture of what’s involved but, as always, should you have any questions whatsoever, please feel free to contact us.

We’re always happy to share our knowledge and experience, and are always happy to help.

Bluff Stabilization and Coastal Erosion Mitigation: Getting Started

One of the first and most important things to understand is that all types of waterfront landscaping projects are subject to a lengthy, multi-tiered assessment and permitting process. This process varies depending on what is being proposed, and where – the town, county or state – it will be executed. Water-adjacent ecosystems are considered to be especially delicate; the impact of any type of construction is thoroughly analyzed before approval is granted. And, in the case of Bluff and Coastal Erosion Remediation, the rules are especially stringent.

Once you have made the decision to undertake this type of project, the two most important things to understand right from the start are as follows:

• The first thing you should do is enlist the services of a qualified Environmental Engineer. It is the Engineer’s job to obtain permits, assess the project’s potential impact on the environment, and ensure that all plans comply with federal, state and local regulations. Your Environmental Engineer will also prepare all necessary documentation, coordinate with regulatory agencies, and serve as an indispensable guide to help you though the permitting process.
  
• The second most important thing to understand at the start of the process is that it will take a minimum of one year from conception to the start of the project’s execution phase.

Another thing that we would highly recommend if you have recently purchased a property or see that bluff and coastal erosion remediation work may be necessary in the future, is to apply for the permit now, even if you do not intend to start the project soon. The reason for this is twofold: (1) regulations and permit requirements typically become more demanding over time, so today is always easier than tomorrow to get permits for the project and (2) if you are considering the sale of the property at some point in the future, having the necessary permits in place brings additional value to the home.

Bluff Stabilization and Coastal Erosion Mitigation: Process Overview

Phase One: Once plans are approved and all permits are in place, construction begins. You can think of your project as a two-stage process. The first stage requires securing and shaping the bluff to prepare for planting and long-term, environmentally friendly stabilization. We typically partner with a dedicated marine contractor for this phase, especially on larger projects, as this type of construction is very technical in nature and involves specialized heavy equipment as well as extensive training and experience.

• Step One: Install Toe Armor. Toe Armor – often large angular boulders – is installed at the base (or ‘toe’) of the bluff in order to stabilize, repair and reinforce the natural structure and serve as a protective foundation to prevent further erosion from waves, currents and water runoff. Depending on the specifics of the project, sometimes engineered structures, such as concrete retaining walls, bulkheads or soil-nailing systems may also be used. Without this necessary first step, landslides, structural and property damage, and habitat loss can occur.
  
• Step Two: Grade Bluff Slope to Approved Specifications. It is critical that the slope be graded specific to the surrounding environment and anticipated natural conditions.

Creating the proper angles – and these may vary across the breadth of very large bluffs – are crucial to the integrity of the installation over time. Heavy equipment is used to shape the slope – which sometimes must be ‘peeled back’ in order to achieve the correct set, and sandy fill is usually added post-grade as needed. It is important to note that, in general, grading cannot be used as an opportunity to extend one’s property.

Once these two steps are completed, the first phase is over, the marine contractor’s duties are generally finished, and we get to work on the second phase of the project.

Phase Two: Installing natural structural support systems and specialized softscape plantings. During this phase we install environmentally friendly components designed to mitigate erosive factors and continually strengthen the bluffs over time, leading to a permanent solution.

• Step One: Install Coir Logs. Coir logs are dense cylindrical logs made from coconut fiber that we install across the now-graded and stabilized bluff face. These eco-friendly biodegradable cylinders help control erosion, prevent landslides and serve as baffles to slow down-slope water flow. In addition, they create conditions for vegetation to become established, which helps further secure the bluff over time, and naturally decompose, which helps enrich the sandy substrate. The lengths of the coir logs are determined by the site specifications, and placements are determined by final grade as needed.
  
• Step Two: Seeding and Jute Mat Installation. Jute matting is a fully biodegradable erosion control product made from jute fibers. It is similar to burlap with an open weave design that allows grasses and other plants to grow through it providing time for the vegetation, which will serve to stabilize the bluff face, to establish before decomposing and acting as a type of mulch. We then seed native beach grasses and other vegetation across the bluff face and then ‘staple’ the jute matting over it, typically covering nearly the entire bluff.
  
• Step Three: Planting Native Perennials and Shrubs to establish a Natural Root System for Erosion Control and Bluff Integrity. To achieve a natural yet permanent solution, we install hardy native perennials, such as Baccharis, Bayberry and Beach Grass Varieties across the bluff face. Over time, the root systems of these plantings form a natural latticework that acts as a sort of organic ‘netting’ which mitigates erosion and becomes stronger over time.
  
  Depending on soil type, some of these may be planted at different elevations; often the bluff-top is composed of a clay soil, while mid and lower slope areas are often sandy, so we take care to test and plant accordingly in order to achieve the strongest permanent natural stabilization.
  
• Step Four: Install Temporary Irrigation. Typically, strategically placed surface irrigation designed to help plants root strongly and healthily is installed once all planting is complete. This installation remains active while the plantings become established and is usually removed after about a year.

Other Things To Know:

On Grading: We often grade the top of the slope back in order to discourage water from flowing over the slope and eroding the rim. This serves to mitigate deterioration over time and allows for new plantings to take root more easily, rather than being washed away.

Beach Grass Installation: There are two methods for planting beach grass. The first, using plugs can be more expensive but also can be more exact, more effective, and can be done at any time. The second, the bare root method, while less expensive, can only be done after first frost or before Spring, when conditions are dormant.

In Conclusion:

We truly hope that this walkthrough and overview have been helpful. Bluff Stabilization and Coastal Erosion Mitigation can be a long and complex process and having a better understanding before you start can make all the difference between having a difficult experience or a successful one.

At Owen Brothers, we understand that bluff stabilization can seem like an overwhelming project, especially at the start, and are happy to provide guidance. Just give us a call to discuss; we can provide you with a range estimate of costs and recommend additional resources to help you get through the process. We have a great deal of experience in coastal erosion and bluff work on Long Island and, as always, we’re happy to help.