Palmetto Dunes Capital Program – Redeveloping our 50-year old community.

Palmetto Dunes was originally developed in the late 1960s and early 1970s. Consequently, most of our original infrastructure has been reaching the end of its useful life. Fortunately, PDPOA has a Reserve Study and a Repair & Replacement Fund which estimates the useful life of community assets and replacement costs. In 2013, PDPOA hired an engineering firm to review and update our Reserve Study. This review ultimately resulted in our Bridge Replacement Program as all 12 vehicular bridges were reaching the end of their useful life.

In 2014, PDPOA hired a full-time project manager to plan and implement large-scale capital projects. The project manager worked closely with stakeholders as we developed a long-range Infrastructure Replacement Program. The project manager also worked with the Lagoon & Lake Advisory Group, Finance Committee, ARB and Board of Directors as we developed a Lagoon Management Program.

2016 was an especially difficult time in Palmetto Dunes as we experienced damage from Hurricane Matthew. Following the storm, we repaired tide gates, roads, pathways, landscaping, removed hundreds of trees from the lagoon, and continued redeveloping the Queens Folly corridor.

In 2018, we reconstructed Armada, Brigantine, and Cat Boat and replaced the stormwater systems. During this time, we again thoroughly reviewed the Reserve Study and found inadequate reserves for drainage infrastructure as the community was originally developed without a comprehensive stormwater master plan. Following this review, the Finance Committee recommended increasing the Repair & Replacement Fund by approximately $5 million over the next 10 years to significantly improve drainage within PDPOA-owned rights-of-way.

The following is a list of significant infrastructure projects since 2014.

  • 2014 – Current. Bridge Replacement Program. 5 bridges have been replaced. The goal is to replace the remaining 7 by 2030.
  • 2014 – 2015. 16 Queens Folly. Purchased the old Town Fire Station and redeveloped the site to support PDPOA operations.
  • 2014 – 2018. Queens Folly Corridor. Constructed a new gatehouse, realigned the road, added separated leisure pathways, replaced both bridges, constructed an observation deck and landscaping.
  • 2014 – 2020. Lagoon & Lake Management. Developed and implemented a 5-year Lagoon Management Program, which included dredging the 11-mile lagoon and lake system, repairing tide gates, aeration, water testing, fish stocking, pruning, and shoreline management.
  • 2015. Mooring Buoy (Dune House Lane to the 3-way stop). Realigned the road, replaced drainage infrastructure, added a separated leisure pathway and landscaping.
  • 2015. Starboard Tack Bridge. First bridge replacement.
  • 2016. T-Streets Armada, Brigantine, and Cat Boat. Reconstructed the roads and installed new drainage infrastructure.
  • 2015 – 2019. Beach Accesses. Replaced 8 beach walkways with ramps over the dunes system.
  • 2020. Port Tack. Reconstructed the Port Tack corridor from Mooring Buoy to Full Sweep, which included replacing both bridges, adding a new leisure pathway, drainage infrastructure, and landscaping.
  • 2020. Lookout. Replaced drainage infrastructure and resurfaced the road.
  • 2021. Sea Lane, Weather Shore, Lee Shore, and Starboard Tack (Sea Lane to Rum Row). Reconstructed the streets and installed drainage infrastructure, replaced Broad Creek Public Service District’s waterline, and realigned Sea Lane with a separated leisure pathway and landscaping.

Since 2014, PDPOA has invested approximately $20 million in repairing and replacing community assets. Over the next 10 years, we anticipate investing another $30 million on infrastructure replacement. I’m pleased to report that we continue to take a long-range, holistic approach as we redevelop our 50-year-old residential resort community.