The Ultimate Guide to Building and Construction on Ono Island
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By Meredith Amon, Licensed in Alabama and Florida
"Guided by Integrity. Backed by Experience. Search the Gulf with Meredith Amon."
Whether you’re building a custom home, adding a pool, or constructing a pier and boathouse, there’s a unique process for doing so on Ono Island—and it’s different from other neighborhoods along the Gulf Coast. As a homeowner and real estate advisor here, I’ve had firsthand experience navigating the island’s architectural standards and permitting process. This guide is designed to help you do the same—step-by-step.
Let’s walk through what you need to know, from permitting and pre-construction planning to erosion control, surveys, inspections, and final approvals.
Construction Compliance on Ono Island: What Governs the Process?
All building and construction activity on Ono Island is governed by a set of comprehensive guidelines enforced by the Ono Island Property Owners Association (POA) and the Architectural Control Committee (ACC). These rules are in place to ensure a cohesive design aesthetic, environmental protection, and quality construction practices.
Here’s how it works:
If the ACC rules, Unit Covenants, Baldwin County Planning & Zoning ordinances, or State/Federal regulations differ—the stricter rule always applies.
These guidelines cover:
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New residential construction
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Pools and accessory structures
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Pier and boathouse construction
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Roofing and exterior changes
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Additions and renovations
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Landscaping, driveways, and fencing
Step 1: Permitting and Pre-Construction Planning
Responsibility lies with the property owner, not the builder or contractor. Before any project begins (excluding minor repairs, plumbing, HVAC, or emergency situations), you must obtain a written ACC permit.
What You’ll Need:
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A complete application package
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Site plans, elevations, material lists, and surveys
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Proposed construction timeline and contractor information
Permit Timeline:
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Most applications are reviewed at the next ACC meeting (based on published deadlines).
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Some smaller projects may qualify for administrative review, but these still require several days for proper vetting.
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Same-day approvals are not guaranteed, so build in 30–60 days of lead time.
Roofing Rules: Matching Is Mandatory
If any roof on the property is being replaced—including boathouses—all roofs must match in both color and material upon project completion.
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Projects must be completed within six months
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If roof materials can't be matched, you’ll be required to re-roof all structures to comply
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Final interpretation of "match" lies solely with the ACC’s discretion
Piers, Boathouses, and Over-Water Work
If you're planning a pier or boathouse on Bayou St. John, Old River, or a canal lot, your process must begin with ACC pre-approval.
Important Requirements:
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ACC approval must come before you apply to the Army Corps of Engineers or other State agencies
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Ono Island’s ACC will hold your pre-approval until you submit copies of all signed state and federal approvals
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Only then can your final ACC permit be issued
Setback Alert: Some water lots have 20' side setbacks over the water—make sure your design complies.
Erosion Control: Island Protection Starts Here
Erosion and sediment runoff threaten Ono Island’s canal systems and waterways. To prevent that, the ACC enforces rigorous erosion control standards.
Required Measures:
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Silt fencing on three sides before any earth is disturbed
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Installed immediately after tree clearing
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Maintained throughout the project and removed only once permanent ground cover is established
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Inlets/outlets must be protected with silt barriers or hay bales
Additional Requirements:
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A stormwater management plan (grading, drainage, and fill) must be submitted for any project disturbing 6+ feet of earth
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Prepared by a licensed Alabama engineer specializing in hydrology
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Must include:
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Boundary survey
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Topographic survey
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Drainage plan
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Signed acknowledgments from owner, contractor, and engineer
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“Stormwater compliance can feel excessive, but it protects us all during hurricane season,” one longtime owner shared with me.
Line Locating Services: Don't Dig Without This
Before digging begins—on your property or in the right-of-way—call 811 to have buried utilities professionally located and marked.
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No soil may be disturbed until this is complete
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All markers and flags must be removed within seven days of project completion
As-Built Surveys: Required for Final Approval & Refunds
A deposit for an as-built survey is required before your permit will be issued for major projects, including:
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New homes: $1,500
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Additions: $750
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Pools: $1,000
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New pier & boathouse (Old River/Bayou St. John): $1,000
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New pier & boathouse (Canals): $750
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Additions to piers or boathouses: $500
Survey Details:
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Must be completed by a licensed Alabama surveyor
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Must be submitted to the POA within 90 days of project completion
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For new homes, a copy of the Baldwin County Certificate of Occupancy is also required
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Once the ACC verifies compliance, your deposit may be refunded
Contractors with multiple open permits and missing final surveys will not be issued additional permits until those projects are closed.
Road and Bridge Impact Fees
Heavy construction equipment puts wear and tear on our privately maintained roads and bridge. Impact fees must be paid before a permit is issued.
Examples:
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New ICF home: $9,000 minimum
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Standard new home: $3,000 minimum
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Additions (heated/cooled): $1,500
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Demolition (full/partial): $1,000 / $500
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Pier & boathouse (Bayou): $1,000
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Pier & boathouse (Canal): $500
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Pool: $1,000
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Landscaping trucks: $50–$250+/load
Permits also apply to:
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Boatlifts
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Dredging
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Outdoor enclosures
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Storm shutters
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Lot clearing, irrigation, fences, driveways, and retaining walls
Final Compliance Notes
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Variances require separate applications and ACC approval
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Permits are not transferrable if a property is sold
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All structures must conform to ACC design standards—even sheds, pool houses, and retaining walls
Meredith’s Pro Tips for a Seamless Build
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Hire locally. Contractors familiar with Ono Island will help you avoid delays.
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Use a checklist. Create one covering each approval and deadline.
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Submit early. Don’t wait until your crew is ready—permits can take time.
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Follow up. Once a project is done, submit your as-built survey promptly to close it out and claim your deposit.
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Respect the setbacks. Many violations occur because of confusion about water-facing setbacks.
If you’re thinking of building or buying land on Ono Island and want to understand how these rules might affect your timeline, costs, or design potential, let’s talk. My experience both as a homeowner and a local expert means I can help you avoid the pitfalls—and maximize your investment.
Explore Ono Island listings here or browse my Ono Island blog series to dig deeper into everything this incredible community has to offer.
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Ono Island Homes & Land for Sale – Luxury Waterfront Real Estate in Orange Beach Alabama
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