Building on Ono Island: A Clear, Builder-Level Guide From My Desk
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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 closely with architects, surveyors, and builders who understand the island’s Architectural Control Committee (ACC) standards—so when you’re planning a new home, addition, pool, pier, or boathouse, my goal is to keep you a step ahead of the rules and timelines. Below is the concise guide I share with owners and investors who want a smooth path from concept to CO.
You’ll see references to Orange Beach — https://www.searchthegulf.com/orange-beach/ and my Ono Island New Construction page — https://www.searchthegulf.com/onoconstruction/ for further reading and property searches.
The Construction Playbook I Use With Clients
1) Permit Planning and Lead Time
An ACC permit is required for most projects on Ono Island (Baldwin County may still require separate permits). Homeowners are responsible for a complete application with enough lead time for staff review and potential site inspection before the agenda cut-off. Submittals should include site plan, architectural/structural drawings, elevations, materials, and color selections. Submittals placed on the ACC agenda are not guaranteed same-day approval—build in time.
2) Roofing Rule: Uniform Color and Material
If any roof on the property is re-roofed, all roofs on the parcel—house, boathouse, and any attached or on-site structures—must match in both color and material upon completion. If roofs can’t be matched during the project, you’ll permit and re-roof the remaining structures so everything is uniform within six months of start to completion. Final interpretation sits with the ACC.
3) Waterfront Work: Pre-Approval Comes First
For piers, boathouses, and work near wetlands or over water, the ACC requires Ono House pre-approval before you submit to state or federal agencies. After outside approvals are received, provide documentation to Ono House so the ACC permit can be issued. This sequencing prevents back-tracking and costly rework.
4) Setbacks You Should Confirm Early
Respect unit- and phase-specific setbacks before any construction begins. Permanent structures beyond a required setback are not allowed, except for a pier and boathouse. Several units include 20-foot side setbacks over the water, so verify your unit’s standards during design.
5) Erosion Control & Earthwork Thresholds
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Silt fencing is required for all land disturbance.
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New construction requires: boundary survey, topographic survey, and a stormwater management plan (water distribution with topography) prepared and approved by an Alabama Registered Engineer practicing hydrology if more than 6 inches of earth is moved, removed, filled, or dredged soil is placed on site.
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Maintain silt fencing around disturbed areas and drainage inlets from the moment trees are removed until living ground cover is established.
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Best Management Practices (BMPs)—construction fence, silt fence, hay bales or similar—must be installed on the setback lines (minimum three sides) before the start of construction and maintained through completion.
6) Site Standards During Construction
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Job Identification Sign: Only the primary general contractor may place a sign; a combined architect/GC sign up to four square feet is allowed during active construction. County and Ono Island permit signs are authorized.
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Portable Toilets: Required, inconspicuous, 10 feet off the pavement or sidewalk, serviced weekly, and never placed in the right-of-way.
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811 Line Locate: Schedule before any digging, especially in rights-of-way. Do not disturb soil in the ROW until lines are marked, and remove flags/markers within 7 days of completion.
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Dumpsters: Required for jobs longer than 3 days; keep at least 20 feet from pavement or sidewalk edge. A dumpster is considered full if debris reaches the top rim—empty within 3 days. No household garbage or paint cans. Property owners are responsible for violations.
7) As-Built Survey and Close-Out
Before issuance, most projects require an As-Built Survey deposit. At completion, submit the original as-built by an Alabama Registered Surveyor to the POA within 90 days. For single-family homes, include your Baldwin County Certificate of Occupancy. On successful final inspection and compliance with ACC rules, deposits may be refunded. Late submissions can incur fines.
Quick “Ready-to-Build” Checklist
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Confirm unit-specific setbacks and any 20-foot over-water side setbacks.
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Decide early if roofing changes will trigger full-property roof matching.
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For waterfront structures, secure Ono House pre-approval before state/federal filings.
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If moving 6 inches or more of earth, schedule surveys and your engineer-stamped stormwater plan.
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Install and maintain silt fencing/BMPs from tree removal through final stabilization.
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Order 811 line locate before any dig.
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Place compliant job sign, portable toilet, and dumpster in approved locations.
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Calendar as-built survey ordering so you can submit within 90 days of completion with your CO.
How I Help You Navigate It
I pair owners and investors with surveyors, engineers, and builders who already work to Ono Island — https://www.searchthegulf.com/ono-island/ standards. Together, we can build a realistic fee and timeline map before you break ground, coordinate pre-approvals for Old River, Bayou St. John, and the canal system, and help you select or design home plans that respect setbacks, flood requirements, and job-site rules from day one.
If you’re searching for a buildable lot or considering a new home opportunity, start here:
Ono Island New Construction — https://www.searchthegulf.com/onoconstruction/
Orange Beach Real Estate — https://www.searchthegulf.com/orange-beach/
I’m glad to review your scope, connect you with the right team, and keep your project compliant and on schedule.
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 listings and local guidance at www.searchthegulf.com. Contact: meredith@searchthegulf.com.
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