Ono Island Permitting & Bridge Impact Fees: What I Tell My Buyers and Sellers
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As a homeowner on Ono Island — https://www.searchthegulf.com/ono-island/ and a real estate advisor focused on Orange Beach — https://www.searchthegulf.com/orange-beach/ and the surrounding waterways, I guide owners through the Architectural Control Committee (ACC) permitting steps and the Road & Bridge Impact Fees that fund wear-and-tear from construction traffic. Getting this right keeps your project moving and prevents costly delays.
Below is the straightforward flow I use when I’m mapping a project—whether it’s a new ICF build, a pool, or a boathouse on Old River, Bayou St. John, or the canals.
The Permitting Flow I Recommend
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Scope & Pre-Design
Define the project: new residence, addition, boathouse, pier, pool, landscaping, or site work. Confirm lot constraints (setbacks, utility easements, flood zone, pier/boathouse rules) and align with your architect and contractor. -
ACC Application
Prepare the submittal package the ACC expects: site plan, structural and architectural drawings, materials, colors, elevations, and any water-access structures. For waterfront, match boathouse roof color/material to the residence. -
Deposits & Fees Before Permit Issuance
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As-Built Survey Deposit (based on project type; refundable once closed out properly)
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Road & Bridge Impact Fees (see full fee tables below)
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During Construction
Adhere to traffic routes, erosion control, and job-site rules. Any material changes should be cleared with the ACC before you proceed. -
Close-Out Within 90 Days of Completion
Submit the original As-Built Survey by an Alabama Registered Surveyor. For single-family residences, include the Baldwin County Certificate of Occupancy when you finalize with the POA. Late submissions can trigger fines, so I calendar this milestone at the start.
As-Built Survey Deposits (Paid Before Permit)
These deposits are held to ensure final surveys are submitted at completion. When the final inspection verifies compliance with the approved permit and ACC rules, the deposit may be refunded.
| Project Type | Deposit |
|---|---|
| New single family dwelling | $1,500 |
| Additions to single family dwelling | $750 |
| New pier and boathouse (Old River/Bayou St. John) | $1,000 |
| New pier and boathouse (Canals) | $750 |
| Addition to pier and boathouse (Old River & Bayou St. John) | $500 |
| Addition to pier and boathouse (Canals) | $500 |
| Swimming pools | $1,000 |
Reminder: Submit the original as-built survey to the POA within 90 days of completion to finalize the permit.
Road & Bridge Impact Fees
Impact fees are designed to offset road and bridge impacts from concrete trucks, heavy equipment, fill dirt, and construction deliveries. They are paid prior to permit issuance after a complete staff or committee review.
Demolition
| Description | Impact Fee |
|---|---|
| Demolition – Single Family Dwelling | $1,000 |
| Demolition – Partial Single Family Dwelling | $500 |
Single-Family Dwelling Projects
| Description | Impact Fee |
|---|---|
| New ICF Single Family Dwelling — $3.00/sq ft (Minimum) | $9,000 minimum |
| New Single Family Dwelling — $1.50/sq ft (Minimum) | $3,000 minimum |
| Addition to Single Family (heated & cooled) — $1.50/sq ft (Minimum) | $1,500 minimum |
| Addition to Single Family (non-heated or cooled) — $1.50/sq ft | Per sq ft (no minimum listed) |
| Repairs | $100 |
Exterior & Vertical Add-Ons
| Description | Impact Fee |
|---|---|
| Re-roof (must match boathouse if applicable) | $100 |
| Outdoor enclosures (underneath, decks, porches, etc.) | $50 |
| Cargo lift additions | $50 |
| Outside enclosed elevator | $100 |
Boathouses, Piers, Lifts, and Marine Work
| Description | Impact Fee |
|---|---|
| New pier & boathouse — Bayou St. John/Old River | $1,000 |
| New pier & boathouse — Canal lots | $500 |
| Pier only | $150 |
| Mooring pilings only | $50 |
| Mooring pilings only (delivered by water) | $0 |
| Re-roof existing boathouse (must match house) | $50 |
| New boatlift — delivered by road | $50 |
| New boatlift — delivered by water | $0 |
| Replace boatlift — delivered by road | $0 |
| Replace boatlift — delivered by water | $0 |
| Replace boatlift — no new pilings or delivered by water | $0 |
| Replace pilings only — delivered by road | $50 |
| Replace pilings only — delivered by water | $0 |
| Dredging | $50 minimum |
| Addition to pier & boathouse (roof must match) | $100 minimum |
| Demolition of pier & boathouse — Old River/Bayou St. John | $250 minimum |
| Demolition of pier & boathouse — Canals | $100 minimum |
Note: Boathouse and residence roofs must match in both color and material.
Landscaping & Site
| Description | Impact Fee |
|---|---|
| Major landscaping (truckload charges may apply) | $250+ |
| Minor landscaping | $100 |
| New irrigation system only | $50 |
| Lot clearing | $200 |
| Topsoil & plants only | $50 per truckload |
| Sod | $50 per truckload |
Other Site Improvements
| Description | Impact Fee |
|---|---|
| New swimming pools | $1,000 |
| Driveway (concrete, rock, pavers) | $50 per truckload |
| Parking areas (concrete, rock, pavers) | $50 per truckload |
| Removing concrete, rock, pavers | $50 per truckload |
| New retainer walls | $150 minimum |
| Sand | $50 per truckload |
| Concrete | $50 per truckload |
| Tree removal (6" diameter or larger) | $50 per tree |
| Dead tree removal | — |
| New fences | $50 minimum |
| Storm shutters | $50 |
| Minimum fee for uses not listed | $50 or by truckload (case-by-case) |
Variances & Appeals
| Description | Fee |
|---|---|
| Variance application | $500 |
| Secondary Variance Level (16.2.3) and Appeals | $100 |
My Practical Tips
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Start early with your ACC set: Architect, builder, and surveyor who work on Ono Island — https://www.searchthegulf.com/ono-island/ regularly will save you time.
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Budget for deposits and impact fees alongside plans and engineering.
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Waterfront details matter: roof-color matching, boatlift delivery method (road vs. water), and canal vs. Old River/Bayou locations can change fees.
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Calendar your close-out: order the as-built survey before punch-out, then deliver it with your Baldwin County CO within 90 days of completion.
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Looking for property to build on? I keep a curated list of new-construction-ready lots and can pair you with trusted architects and builders who understand Ono’s standards from day one.
If you’d like me to map your specific project, I’m glad to review scope, estimate deposits and impact fees, and coordinate the right professionals.
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.
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