Building a Boathouse on Ono Island: My Owner’s Guide to “Big Water” vs. Canal Rules

Guided by the Gulf. Grounded by Integrity — Meredith Folger Amon, Gulf Coast Expert Real Estate Advisor — Guided by the Gulf. Grounded by Integrity.

I’m Meredith Amon, a homeowner on Ono Island — https://www.searchthegulf.com/ono-island/ and a Gulf Coast real estate advisor licensed in Alabama and Florida. I work with owners, architects, and builders to design boathouses that meet the Architectural Control Committee (ACC) standards while fitting the way you actually use your boat. The rules are different on Old River & Bayou St. John (what I call “big water”) versus canal lots, and understanding those differences up front saves time, money, and headaches.

You’ll find property search links and neighborhood guidance throughout this article, including Orange Beach — https://www.searchthegulf.com/orange-beach/ and my builder-focused Ono Island New Construction page — https://www.searchthegulf.com/onoconstruction/.

First Step: Pre-Approval and Permitting

Before any state or federal application, the Ono Island ACC must pre-approve your proposed pier/boathouse. After outside agency approvals are in hand, the ACC issues the final permit. Roof color and material for a boathouse must match the residence. A final inspection will verify setbacks, roof match, deck dimensions, and compliance with the approved plan.

Big Water (Old River & Bayou St. John) — What I Advise

Designing on big water is about safe access, wave energy, and view corridors.

Setbacks: Minimum 10 ft from the lateral riparian rights line; many units (5, 9, 12, 13, 20 & OE) carry 20 ft side setbacks over water.
Walkway width: Max 5 ft beyond the waterside setback; maintain at least 5 ft over marsh surfaces.
Overall length: From waterside setback to end of boathouse is typically limited to 150 ft.
Quantity limits: One pier, up to three boat slips, and one boathouse and one pier deck per lot.
Decking + boathouse footprint: Combined maximum 40 ft x 40 ft (length × width), measured piling-to-piling or roof overhang-to-overhang, whichever is greater.
Roofs: Same material and color as the residence; suggested roof slope 4:12. Boathouse roof height up to 20 ft above mean high water. Flat-roof sundecks allowed with rails, restricted to 20 ft from rail top to MHW.
No screening on piers, decks, or boathouses.
Dredge distribution plan may be required where sand movement is involved.

Why it matters: Big-water projects often need a slightly wider, more robust structure to handle chop, currents, and boat maneuvering. The 40×40 cap and 150-ft total length give you a generous but defined envelope to design a practical boathouse and deck without compromising navigation or neighbors’ views.

Canal Lots — The Fine Print I Look For

Canal design focuses on protecting living shorelines and keeping a clear, navigable channel.

Slips orientation: Parallel to the shoreline.
Pier/structure width: Max 14 ft measured decking-to-decking or roof overhang-to-overhang (whichever is greater).
Walkway width: Max 4 ft beyond the waterside setback.
Setbacks & centerline: Keep the outside face of any piling, roof overhang, or mooring piling ≥15 ft from the canal centerline; side-yard extensions apply per unit covenants.
Roof rules: Same material and color as the residence; suggested 4:12 slope; boathouse roof height up to 16.5 ft above mean high water. A flat-roof sundeck with rails is allowed up to 16 ft rail-to-MHW.
Floating docks: Prohibited on canals.
Vegetation & living shoreline: Keep 12 inches off the underwater grass fringe; on 40-ft canals, marsh grass fringe may require reconstruction with a POA note/bond and Corps oversight.
Channel protection: A 30-ft-wide unobstructed navigation channel must remain open at all times.
What’s not allowed: No fish-cleaning stations, overhead storage or dock boxes taller than allowed, no vertical storage closets, and no screened enclosures.
Shoreline indentations:
- 60-ft canals: No indentations.
- 40-ft canals: Indentation required; depth 10 ft, mouth 15 ft from property lines.

Why it matters: Canals are intimate and shallow compared to big water. The width and height caps, vegetation rules, and centerline offsets ensure your boathouse fits gracefully without choking navigation or harming the living shoreline.

Side-by-Side: Big Water vs. Canal Requirements

Topic	Old River & Bayou St. John (Big Water)	Canal Lots
Max walkway width beyond waterside setback	5 ft	4 ft
Overall length (setback to boathouse end)	Up to 150 ft	Governed by width/centerline rules; protect 30-ft channel
Deck + boathouse footprint	Up to 40 ft × 40 ft	Max 14 ft total width (decking or roof overhang)
Boat slips	Max 3	Parallel to shoreline; limits per canal width and setbacks
No. of structures	1 boathouse + 1 pier deck + 1 pier	Same counts, but more restrictive envelope
Boathouse roof height cap	20 ft above MHW	16.5 ft above MHW
Flat-roof sundeck limit (rail to MHW)	20 ft	16 ft
Floating docks	Allowed if permitted outside canal restrictions	Prohibited
Living shoreline rules	Standard marsh protections	Enhanced protections; grass fringe offsets; possible reconstruction bond on 40-ft canals
Navigable channel	General “no obstruction” standard	30-ft clear channel must be maintained

Inspections You Should Plan For

Pre-Site Inspection with the island Site Inspector
Piling Placement Verification by your surveyor before construction
Banding/Roof Inspection to confirm roof color/material match to residence
Final Inspection to confirm setbacks, dimensions, materials, and permit conditions

I schedule these milestones into the build calendar so there are no surprises at the end.

My Practical Design Notes

Think about beam and lift spacing relative to your hull, not just slip count.
If you’re on a canal, verify draft and turning radius so you’re not fighting the centerline offset.
Confirm unit-specific side setbacks—several units require 20-ft over-water sides on big water.
Order surveys early and get your ACC pre-approval before any outside filings.
Plan roof selections together; boathouse and home must match.

If you want me to map your exact lot and boat plan, I’ll overlay setbacks, centerline clearances, and lift specs, then coordinate with architects and builders who know Ono Island’s standards.

Explore homes and buildable lots:

Ono Island — https://www.searchthegulf.com/ono-island/
Orange Beach — https://www.searchthegulf.com/orange-beach/
Ono Island New Construction — https://www.searchthegulf.com/onoconstruction/

Meredith Amon is a Gulf Coast Expert Real Estate Advisor, licensed in Alabama and Florida. She specializes in helping buyers and sellers navigate the buying and selling of homes along the Gulf Coast. Explore current listings and area guides at www.searchthegulf.com. Contact: meredith@searchthegulf.com.

Ono Island Streets & Areas

Explore streets and areas on Ono Island. Each item links to a dedicated page and opens in a new window.

Admiral Court — Interior cul-de-sac in Ono North Phase Two with elevated lots, pools, outdoor kitchens, and spacious yards.
Barrancas Key Drive — Unit Two bayfront along Bayou St. John with wide-water views and deep-water access.
Bayou Court — Quiet interior cul-de-sac in Ono North Phase One with good elevation and wooded settings.
Canal Court — Ono North Phase One canal frontage with calm, protected docking to Bayou St. John.
Cayman Court — South-shore cul-de-sac with Old River frontage, deep water, and privacy.
Club Court — Interior street beside the Ono North Recreation Center, convenient to pools, tennis, and gym.
Cutty Sark Cove — Unit Two bayfront cul-de-sac on Bayou St. John with private docks and sunset views.
Dolphin Drive — North-shore address with expansive Bayou St. John views, sandy entries, and deep-water docks.
Harbour Drive — Encircles Ono Harbour; many homes include deeded slips in the private marina.
Hatteras Cove — Unit Two bayfront with privacy, deep water, and sunset views.
Heron Court — Small street off Ono Boulevard with canal and bayfront homes in a peaceful setting.
Island Court — Interior cul-de-sac in Ono North Phase One with sandy yards and mature trees.
Marlin Key Drive — East-end street fronting protected canals, prized for calm-water docking and seclusion.
Oak Drive — Ono North Phase Two under live oaks; wide, elevated lots with many homes in X flood zones.
Oleander Court — Unit Two bayfront cul-de-sac on Bayou St. John with deep-water docks and privacy.
Ono Boulevard — Main road from west gate to east end, shifting from interior homes to trophy waterfront estates.
Ono North Drive — Central in Ono North Phase One; mix of interior and near-canal locations.
Ono North Loop West — Signature loop in Ono North Phase One with interior and canal-front homes.
Osprey Court — Quiet interior cul-de-sac in Ono North Phase Two branching from Osprey Drive.
Osprey Drive — Interior road in Phase Two leading toward the recreation center; elevated, wooded lots.
Point Ono — Eastern tip with views across Interarity Point, Old River, and the Intracoastal Waterway amid live oaks.
Palmetto Court — Unit Two bayfront cul-de-sac on Bayou St. John with big-water views and private docks.
Pompano Key Drive — Near island entrance off Ono Boulevard, backing to Bayou St. John.
Peninsula Drive — Extends into Bayou St. John with bayfront estates and harbour-access properties.
Perdido Pass Drive — Western tip with closest Gulf access for quick offshore runs.
Pine Court — Interior cul-de-sac in Ono North Phase Two noted for spacious lots and elevation.
Pine Run Drive — Interior Phase Two street with large, private lots near clubhouse amenities.
River Cove Drive — South-shore canal street with calm-water docking and quick access to Old River.
River Road — Signature south-shore address on Old River with deep-water estates and boathouses.
Sandpiper Drive — South-central connector near River Road; mostly interior with convenient access to island amenities.
Sandy Key Drive — Northeast shoreline on Bayou St. John with wide vistas, deep water, and high-end bayfront homes.
Shoalwater Drive — Prestigious bayfront corridor with deep-water docks and sweeping Bayou St. John views.
St. John Boulevard — Runs parallel to Bayou St. John with a mix of bayfront and interior homes.
Turtle Key Drive — Small northeast cul-de-sac on Bayou St. John with calm-water frontage for paddlecraft.
Whispering Circle — East-side cul-de-sac with wooded, elevated lots and a tucked-away feel.
Yellowfin Drive — South-side interior street branching from River Road with convenient access to boating routes.
Bayou St. John — Search homes and vacant land for sale on Bayou St. John on Ono Island.
Old River — Search homes and vacant land for sale on Old River Located off of River Road and Ono Boulevard.
Unit Two — Near entrance to Ono Island. Six small streets on Bayou St. John.

Looking for something specific on Ono Island or nearby Orange Beach and Gulf Shores? Explore more on SearchTheGulf.com.

#searchthegulf #meredithfolger #becausewelivehere

Ono Island Homes & Land for Sale – Luxury Waterfront Real Estate in Orange Beach Alabama

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$1,425,000

29558 St John Drive, Orange Beach

3 Beds 3 Baths 2,808 SqFt Residential MLS® # 378153

Crye Leike Gulf Coast Real Est Main: 251-405-2608

$1,299,000

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0 Beds 0 Baths 0 SqFt Land MLS® # 342415

Signature Properties

$1,250,000

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RE/MAX Paradise

$1,200,000

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3 Beds 4 Baths 2,501 SqFt Residential MLS® # 382054

RE/MAX of Orange Beach PHONE: 251-533-6677

$1,175,000

30951 Osprey Court, Orange Beach

3 Beds 3 Baths 2,833 SqFt Residential MLS® # 384371

Signature Properties

$1,149,000

3977 Hatteras Cove, Orange Beach

4 Beds 3 Baths 2,271 SqFt Residential MLS® # 381969

RE/MAX of Orange Beach PHONE: 251-979-9198

$1,099,000

30532 Ono North Loop West, Orange Beach

5 Beds 4 Baths 2,680 SqFt Residential MLS® # 384149

Bellator RE LLC Orange Beach PHONE: 970-389-2905

$989,000

30351 River Road, Orange Beach

3 Beds 3 Baths 2,740 SqFt Residential MLS® # 379878

Ono Island Luxury Realty LLC

$935,000

33129 River Road, Orange Beach

3 Beds 3 Baths 2,401 SqFt Residential MLS® # 383923

Roberts Brothers Inc. Gulf Coa CELL: 256-899-7769

$899,949

↑ $1,001

4819 Osprey Drive, Orange Beach

4 Beds 3 Baths 3,274 SqFt Residential MLS® # 379908

Curtin - Burdette LLC Main: 251-408-3857

$879,900

31261 Oak Drive, Orange Beach

4 Beds 3 Baths 2,550 SqFt Residential MLS® # 385771

Realty Pro Group LLC

New

$869,900

30610 Ono North Loop, Orange Beach

4 Beds 4 Baths 2,251 SqFt Residential MLS® # 386598

RE/MAX Paradise

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