4.3. Noro and Company Property (Pelican Landing Resort) 



The second test plaintiff is Noro and Company, former owners of the Pelican Landing 

 Resort (Figure 4-7). The Noro Company purchased the property from Pelican Landing Resort, 

 Inc., on September 8, 1986, and 10 years later, on September 11, 1996, they sold the property to 

 Ms. Sandra Daniels for $387,500 (a $125,500 profit). No survey is available for the purchase 

 conditions of the property, but a survey commissioned by plaintiffs' counsel dated March 1996 

 does exist and represents conditions near the selling date. The March 1996 survey contains the 

 location of the structures on the property and the property boundaries, including the MHWL. 



The northern border of the property is located 395 ft south of Monument R-43, and the 

 property is 100 ft wide. The adjacent beach properties in this area are mostly armored. 

 Presently, the Noro property is protected by sandbags (geotextile armoring units) placed around 

 its seaward perimeter, and remnants of a rock revetment (or rubble) and a wooden bulkhead can 

 be observed (see Figures 4-7 and 4-8). The bulkhead protected the property prior to the time of 

 purchase, but it was destroyed in the Thanksgiving Day northeaster of 1984. 



The 1984 Thanksgiving Day northeaster struck the coast of Brevard County 2 years before 

 Noro purchased the property. This storm removed the beach, destroyed the wooden bulkhead 

 built to protect the property against storm waves, and eroded the dunes at the site. A local 

 newspaper {Florida Today 1 1/24/84) reported that the foundation of "Pelican Landing Resort in 

 Cocoa Beach hangs over dunes edge..." after the Thanksgiving Day storm. The remains of the 

 wooden bulkhead can be seen in Figures 4-7 and 4-8. This bulkhead indicates response to and 

 anticipation of dune erosion caused by storms, because long-term change of the MHW shoreline 

 has been negligible for at least 30 years. During low tide, a substantial beach is observed in 

 front of the Noro property, as seen in Figure 4-9. 



a o Chapter 4 Test Plaintiffs' Properties 



