The Process and Costs of Building Piers, Boathouses, and Docks on Ono Island, Orange Beach, Alabama
By Meredith Amon, Licensed in Alabama and Florida
Building a pier, boathouse, or dock on Ono Island in Orange Beach, Alabama, can be an exciting project, offering you direct access to the water, enhanced property value, and a serene waterfront lifestyle. However, it's essential to understand the complexities involved, especially the varying costs and the necessary permits required by the Baldwin County Building Department and the Ono Island Property Owners Association (POA). Whether you’re looking to build a simple dock or a full-fledged boathouse with boat lifts, the process can vary greatly depending on several factors.
Key Factors Influencing the Cost of Building a Pier or Boathouse
The price to build a pier, boathouse, or dock on Ono Island can vary significantly. Here are the key factors that will influence the final cost:
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Size and Complexity:
- The size of the pier or boathouse is one of the primary cost determinants. A small dock for personal use will cost much less than a larger boathouse or dock that includes multiple boat lifts and additional features.
- The complexity of the design will also impact the cost. Features like a covered boathouse, walkways, and boat lifts will add to the expense. For instance, adding a boat lift or multiple lifts can significantly increase the overall cost due to the additional equipment and installation.
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Materials:
- The quality and type of materials used will influence the price. High-quality treated wood, composite decking, or even aluminum for the structure will increase the cost compared to more standard materials. Additionally, any specialized materials for boat lifts or seawalls will raise the price.
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Dredging:
- In some cases, dredging may be required to ensure proper water depth for boat access. If dredging is needed, it will be an additional cost. This is particularly true if your property has shallow water that needs to be deepened to accommodate a boat or watercraft.
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Seawalls and Bulkheads:
- If your property has eroding shorelines, you may need to build a seawall or bulkhead. This can add significant costs to your project. The material used for the seawall (concrete, wood, riprap) will also determine the final price.
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Electrical and Water Connections:
- If you plan on installing lighting, outlets, or running water to the dock or boathouse, you’ll need to budget for electrical wiring and plumbing. Each of these utilities requires permits and inspections, which will add to the overall cost.
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Permits and Regulatory Approvals:
- The permitting process is another crucial factor. Before beginning construction, you will need to obtain several approvals from local, state, and federal agencies. The Baldwin County Building Department will issue permits, but additional approval is often required from the U.S. Army Corps of Engineers and the Alabama State Lands Division of the Alabama Department of Conservation and Natural Resources. Additionally, the Ono Island POA has its own permitting and inspection process that you must comply with before moving forward with any construction.
Steps to Building a Pier, Boathouse, or Dock
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Planning and Design:
- The first step is deciding on the type and design of your pier or boathouse. Do you want a simple dock, or are you looking for a full-service boathouse with boat lifts and electrical hookups? Consulting with an experienced contractor and designer familiar with local codes and regulations can help you plan the project accordingly.
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Permit Application:
- Once you have your design in place, you will need to apply for a permit from the Baldwin County Building Department. This includes filling out an application for a flood permit (if located in a Special Flood Hazard Area) and providing detailed plans and specifications for the project.
- Permits will also be required from the U.S. Army Corps of Engineers and the Alabama State Lands Division if your structure will impact navigable waters. These approvals are vital before any construction begins.
- Additionally, the Ono Island POA has its own specific permitting process. This involves submitting an application to the POA, which will review your plans to ensure compliance with their guidelines and regulations. The POA also conducts its own inspections and requires fees for processing the permit application, which will vary depending on the scope of your project.
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Site Preparation:
- Once permits are in place, the site preparation begins. This may involve dredging the waterway to ensure proper depth or constructing seawalls and bulkheads to protect the shoreline.
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Construction:
- After site preparation, construction can begin. This includes driving pilings for the pier or boathouse, building the structure, and installing any electrical, plumbing, or boat lift systems. The length and complexity of the construction will dictate how long the process takes, typically ranging from a few weeks to several months.
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Inspections:
- During and after construction, inspections will be required to ensure that the structure meets safety and regulatory standards. Baldwin County will conduct these inspections to ensure compliance with building codes and floodplain regulations. Similarly, the Ono Island POA will schedule inspections to verify that your structure adheres to their community standards.
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Completion and Final Approval:
- Once the construction is complete and all inspections are passed, you will receive a final approval from Baldwin County, allowing you to use your pier, boathouse, or dock. Similarly, once the POA inspection is completed, they will issue their final approval for use within the community.
Costs of Building a Pier or Boathouse
As mentioned earlier, the cost to build a pier, boathouse, or dock can vary greatly depending on various factors. Here is an estimate of the average costs involved:
- Simple Dock: For a small dock with basic materials, expect to pay anywhere between $10,000 to $25,000.
- Pier with Boat Lift: Adding a boat lift can push the price to anywhere from $30,000 to $60,000, depending on the size and complexity.
- Boathouse with Multiple Lifts and Electrical: For a larger boathouse with multiple boat lifts, electrical, and other amenities, prices can range from $70,000 to $150,000 or more.
Understanding Baldwin County and Ono Island POA Permits and Regulations
Before you start your construction, it’s important to understand the permits and regulations involved:
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Floodplain Requirements: If your property is within a Special Flood Hazard Area (SFHA), you’ll need to apply for a flood permit. This is mandatory for all marine accessories, including boathouses, piers, docks, boat lifts, bulkheads, and seawalls.
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U.S. Army Corps of Engineers: If the work involves impacting navigable waters, such as construction over water or dredging, you will need a permit from the U.S. Army Corps of Engineers.
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Alabama State Lands Division: The State Lands Division will need to approve any work affecting state-owned submerged lands, including piers, docks, and boathouses.
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Ono Island POA: The Ono Island Property Owners Association requires its own permitting and inspection process for construction projects within the community. This process includes:
- Reviewing your plans to ensure compliance with community aesthetics and safety standards.
- Issuing permits for marine construction projects.
- Requiring inspections both during and after construction.
- Collecting permit fees that will vary depending on the scope of the project.
Conclusion
The process of building a pier, boathouse, or dock on Ono Island is an exciting endeavor, but it's not without its complexities. Understanding the various factors that impact cost, the permits required by Baldwin County, the U.S. Army Corps of Engineers, the Alabama State Lands Division, and the Ono Island POA, and the overall construction process can help you navigate the project more smoothly. Working with a local expert familiar with Baldwin County’s permitting requirements and construction standards will save you time, money, and frustration.
Remember that every project is unique, and pricing can vary greatly depending on your design, size, materials, and features. Be sure to consult with experienced contractors, Baldwin County officials, and the Ono Island POA to get the most accurate and up-to-date information for your specific project.
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