PERMITS—ARCHITECTURAL CONTROL
1. A building permit from the Property Owners Association of Ono Island Architectural Control Committee or its designee is required for all (but not limited to), construction, remodeling, repairs to existing structures, (such as exterior painting, roofing, etc.), storm shutters, fences, driveways, swimming pools, piers, boathouses, topography changes, and landscaping.
2. Blank application forms and the required “Warranty” forms are available at the POA office. A checklist of the required documents is also available at the office.
3. Completed applications and related documents for permits may be filed at the POA office Monday through Friday during normal office hours. All applications for construction must be submitted no later than the close of business on Friday so that they can be checked for completeness.
4. The Architectural Control Committee meets the first and third Wednesday of each month and will not consider any application that is not complete.
5. An application to construct a new residence, an auxiliary structure, an addition to a residence, or relocate an existing structure MUST INCLUDE:
A. A U.S. Army Corps of Engineers, Mobile District, Permit for work in surrounding waters, Ono canals, or wetlands.
B. Alabama Department of Conservation and Natural Resources, State Lands, Permit for work in surrounding waters, Ono Canals, or wetlands.
C. Baldwin County Land Use Certificate, approved by Baldwin County Planning and Zoning Department, for building, remodeling, demolition, and repairs.
D. Ono Harbour, Ono North, Canal Owners’ Association, or ONOMAR subdivision ACC approval (as appropriate).
E. POA of Ono Island PERMIT APPLICATION (ACC Form 1), with:
1. POA HOMEBUILDERS AFFIDAVIT (ACC Form 3)
2. POA Warranty for work signed by owner applicant and
contractor (ACC Form 4).
3. Surveys (NOTE – THE FOLLOWING MAY BE
INCORPORATED INTO A SINGLE DOCUMENT. Two
copies of the surveys supplied are required):
a. Boundary survey
b. Topographic Survey
c. Topographic survey with water distribution plan in the
case more than 6 inches of earth is moved, fill is
brought in, excess earth is removed, or dredged earth is
placed on the property. This document must be
approved by an engineer certified with the State of
Alabama who is practicing in hydrology.
d. Plot plan showing construction foot print, setback lines,
structures on adjacent lots, trees over 3 inches in
diameter measured 4 feet above the ground, driveway
and parking areas, and planned walkways.
4. Complete building plans showing names of the DESIGNER
PROFESSIONAL with the designer’s signature and date. TWO
COPIES shall be submitted with BALDWIN COUNTY
APPROVAL STAMPED THEREON, one which will be
returned with any comments deemed appropriate by the ACC.
Plans submitted on graph paper shall be to scale ¼ inch = 1 foot.
F. DESIGN PROFESSIONAL
The DESIGN PROFESSIONAL shall be an architect or engineer
legally registered under the laws of Alabama regulating the practice of
architecture or engineering and shall affix his/her official seal to said
drawings, specifications and accompanying data.
G. CIVIL ENGINEER/LAND SURVEYOR
The Civil Engineer and Land Surveyor shall be legally registered
under the laws of Alabama regulating the practices of engineering and
land survey. They shall affix their official seal, sign and date drawings
presented to the ACC with the permit application. Field work shall be
within sixty (60) days of the submission of the construction permit
application. The Engineer/Land Surveyor must be approved by the
Ono Island POA Administrator before performing field work for items
required for permitting. All field work and plat drawings shall be to
the Standards of Practice for Surveying in the State of Alabama,
Effective May 7, 2002.
H. BOUNDARY SURVEY
The survey shall make visible all property corners by placing a ¾ inch
white PVC pipe at all property corners, with two feet in the ground and
3 feet above ground and topped with red or orange colored 12-inch
vinyl streamers.
I. SETBACKS
Front and rear setbacks shall be marked at property side setback lines
in the same manner as markers at corners, topped with blue colored
12-inch vinyl streamers.
J. TOPOGRAPHIC SURVEY
The Topographic Survey shall show contour elevation lines across the
property, drawn on a plot plan. The control recorded benchmark from
which established contour lines of elevations are drawn on the
property topographical survey plot plan must be identified on the plan
by location and base elevation.
K. CONSTRUCTION LAYOUT SURVEY (House Stake Survey)
This survey shall be performed with plat drawing of same and shall be
delivered to the POA Office BEFORE CONSTRUCTION PERMIT
IS SIGNED OFF TO START FOUNDATION (slab or pilings).
The POA Administrator shall view the House Stake Survey and
construction site and give approval to start said work provided all
covenants are met.
L. AS-BUILT SURVEY
An as-built survey shall be performed with a plat drawing of same. It
shall be delivered to the POA Office along with a copy of the Baldwin
County Certificate of Occupancy in order to finalize the original
permit to construct. The survey will include:
Surveyor’s Signature
Alabama License number
Current year Baldwin County Business License number
Current year E&O Insurance Company name, policy number and
telephone number
M. VOLUNTARY ROAD IMPACT FEE - Impact fees will now be charged for all deliveries with excessively heavy loads - See fee schedule in application
6. WATERFRONT STRUCTURES shall be designed in accordance with Ono
Island guidelines for perimeter lots or canal lots as appropriate. For perimeter lots, design shall include consideration for setbacks from extended lot lines, intrusion into unmarked and marked navigation channels, and interference with boat operation and its conformity and harmony with existing structures in proximity to the project. For canal lots design shall include consideration for setbacks from extended lot lines, interference with boat operation from adjoining properties and in the case of indentations, the disposal of excavated materials.
7. GUIDELINES FOR PIERS AND BOATHOUSES ON BAYOU ST. JOHN AND OLD RIVER.
A. Piers and boathouses may be constructed by observing the setback lines from extended property lines into the water as specified in the individual unit covenants.
B. Piers and boathouses must not interfere with navigation. Excessive intrusion into the waterway for the sole purpose of obtaining a view will not be permitted.
C. The overall length of a pier and boathouse is limited to 150 feet. If a greater length is required because of special circumstances, the Architectural Control Committee will give the request careful consideration for permitting.
D. The maximum allowable height of a boathouse shall be 20 feet from the peak of the roof to the surface of the water measured from mean high tide. The height limits for boathouses do not include cupolas that may be up to three feet higher than the main roof peak. The outside dimensions of the cupola shall not exceed four feet, and the roof pitch shall be the same as the boathouse roof.
E. Roofs are to be compatible with that of the residence with a suggested slope of 4 in 12.
F. A flat roof with a safety rail on all sides may be utilized as a sundeck, but is restricted to the 20 feet height limitation from the top of the rail to the surface of the water. No roof is permitted above the sundeck.
G. The maximum size of a boathouse and/or deck is limited to 40 feet by 40 feet.
H. The maximum allowable width of a pier is 5 feet.
I. A storage room no longer than 4 feet by 8 feet and 9 feet measured on the diagonal (32 square feet) is permitted.
J. No full sides are permitted.
K. An enclosed soffit is permitted.
L. A drop down side from the eaves is permitted so long as it does not exceed 24 inches.
M. Separate mooring pilings are permitted so long as the side setback lines from the property line extended into the water is maintained.
N. Floating piers/docks are not permitted.
8. PIERS AND BOATHOUSES ON CANALS DESIGNATED AS 60 FEET WIDE.
A. No shoreline indentations are permitted on 60 feet wide canals.
B. The overall length (dimension running parallel to the shoreline) of piers and boathouses including mooring pilings is limited to a factor of .375 times the width of the lot at the shoreline). As example, an 80-foot wide lot would be limited to a 30-foot long pier and/or boathouse. The maximum width is 14 feet.
C. Piers and boathouses must be located at least 12 inches from the underwater grass fringe along the canal.
D. Maximum intrusion of the outside piling face of the pier, boathouse or mooring piling shall be 15 feet from the canal centerline.
E. Walkways across the grass fringe to a pier or boathouse may be no wider than 4 feet.
F. The maximum allowable height of a boathouse shall be 16 feet 6 inches from the peak of the roof to the surface of the water measured from mean high tide. The height limits for boathouses do not include cupolas that may be up to three feet higher than the main roof peak. The cupola roof is to be of the same pitch as the boathouse roof.
G. Roofs are to be compatible with that of the residence with a suggested slope of 4 in 12.
H. A flat roof with a safety rail on all sides may be utilized as a sundeck, but is restricted to the 16 feet height limitation from the top of the rail to the surface of the water. No roof is permitted above the sundeck.
I. A drop down side from the eaves is permitted so long as it does not exceed 24 inches.
J. Vertical storage closets are not permitted. Overhead storage and dock boxes are allowed.
K. In an effort to insure the water quality of the canal system, fish cleaning facilities are not permitted on canal piers and boathouses.
L. Mooring pilings are permitted but their placement is subject to the side setback requirements of the unit covenants and restrictions and may not be further into the canal than the pier and boathouse maximum distance.
M. Floating piers/docks are not permitted.
9. PIERS AND BOATHOUSES ON CANALS DESIGNATED AS 40 FEET WIDE.
A. Piers and boathouses may be constructed by observing the setback lines from extended property lines into the water as specified in the individual unit covenants.
B. Shoreline indentations are required on 40 feet wide canals.
C. The mouth of the indented boat slip shall be located 15 feet from the property lines as extended into the canal.
D. The maximum depth of the indentation is 10 feet.
E. The marsh grass fringe (underwater grasses) must be reconstructed in accordance with the Corps of Engineers permit. To guarantee that this is accomplished, a promissory note or grassing bond in the amount of $2000.00 must be supplied to the POA at the time the permit is issued by the Architectural Control Committee. The note/bond will be kept in the property file until the Corps of Engineers inspects and approves the reconstruction. If the reconstruction is not done and approved by the Corps within 24 months, the note/bond will be exercised by the POA to accomplish the reconstruction.
F. The maximum allowable length (dimension running parallel to the shoreline) of piers and boathouses including mooring pilings is limited to a factor of .375 times the width of the lot at the shoreline. As an example, and 80-foot wide lot would be limited to a 30-foot long pier and/or boathouse. The maximum width is 14 feet.
G. Piers and boathouses must be located at least 12 inches from the underwater grass fringe along the canal.
H. Maximum intrusion of the outside piling face of the pier, boathouse or mooring piling shall be 15 feet from the canal centerline.
I. Walkways across the grass fringe to a pier or boathouse may be no wider than 4 feet.
J. The maximum allowable height of a boathouse shall be 16 feet, 6 inches from the peak of the roof to the surface of the water measured from mean high tide. The height limits for the boathouses do not include cupolas that may be up to three feet higher than the main roof peak. The cupola roof is to be of the same pitch as the boathouse roof.
K. Roofs are to be compatible with that of the residence with a suggested slope of 4 in 12.
L. A flat roof with a safety rail on all sides may be utilized as a sundeck, but is restricted to the 16 feet, 6 inch height limitation from the top of the rail to the surface of the water. No roof is permitted above the sundeck.
M. A drop down side from the eaves is permitted so long as it does not exceed 24 inches.
N. Vertical storage closets are not permitted. Overhead storage and dock boxes are allowed.
O. In an effort to insure the water quality of the canal system, fish cleaning facilities are not permitted on canal piers and boathouses.
P. Mooring pilings are permitted but their placement is subject to the side setback requirements of the unit covenants and restrictions and may not be further into the canal than the pier and boathouse maximum distance.
Q. Floating piers/docks are not permitted.
10. OPEN UTILITY WHARFS
A. Open utility wharfs are permitted on canals designated as 60 feet wide and 40 feet wide.
B. Indentations are not required on a canal designated as 40 feet wide for the construction of an open utility wharf.
C. As the name implies, roofs are not permitted.
D. The use of an open utility wharf is limited to sun bathing, crabbing, fishing, and the temporary mooring of small watercraft.
E. Permanent mooring of any size and style watercraft is not allowed.
F. Walkways across the grass fringe to an open utility wharf may be no wider than 4 feet.
G. The maximum width of an open utility wharf is 4 feet, measured from the outside face of the piling.
H. The maximum length (parallel to the canal) is limited to 20 feet.
I. Open utility wharfs must be located at least 12 inches from the underwater grass fringe along the canal.
J. Dock boxes are permitted on open utility wharfs.
K. Mooring pilings are not permitted in conjunction with this type of structure.
L. Floating wharfs are not permitted.
PERMIT APPLICATIONS FOR ALL WATERFRONT STRUCTURES must contain the following documents.
• A PERMIT FROM THE ARMY CORPS OF ENGINEERS.
• AN APPROVED BALDWIN COUNTY LAND USE CERTIFICATE.
• A COMPLETE SET OF ARCHITECTURAL PLANS. Design must be developed for the specific lot and show proposed elevations in sufficient detail to allow for proper evaluation by the committee.
• A SURVEY OF THE LOT PREPARED BY A LICENSED LAND SURVEYOR. The survey shall show all lot dimensions, lot corners, road right-of-way, setback lines and easements and any trees that are three inches or greater in diameter four feet above the ground that need to be removed.
• IF DREDGING OR EXCAVATION FOR AN INDENTED BOAT SLIP IS INTENDED A TOPOGRAPHICAL SURVEY OF THE LOT PREPARED BY A LICENSED LAND SURVEYOR. The survey shall accurately depict the existing contour elevations and the location of trees that are three inches or greater in diameter four feet above the ground. NOTE: A COMBINED LOT SURVEY AND TOPOGRAPHICAL SURVEY MAY BE USED.
• A COMPLETELY DEVELOPED SITE PLAN. The site plan shall show the location of proposed structures relative to setback lines, harmony with existing structures, and original and finished grades in sufficient detail to allow for proper evaluation of the proposed site by the Architectural Control Committee.
• SIGNED APPROVAL FROM THE ONO HARBOUR PROPERTY OWNERS ASSOCIATION IF APPLICABLE.
• SIGNED APPROVAL FROM THE ONO NORTH PROPERTY OWNERS ASSOCIATION IF APPLICABLE.
• IN THE CASE OF AN INDENTED SLIP ON A 40 FOOT CANAL, A BOND OR PROMISSORY NOTE IS REQUIRED TO GUARANTEE THE RE-GRASSING OF THE TIDAL SHELF AND SIDE SLOPES AS INDICATED IN THE CORPS OF ENGINEERS PERMIT.
11. LANDSCAPING PERMITS
In order to preserve the unique natural beauty of Ono Island and guarantee the future protection of existing dunes and grasslands, environmental integrity, esthetic harmony with the natural terrain, and to protect and promote the value of the properties on Ono Island the following guidelines for the review and permitting of landscape projects shall be followed. Landscaping Permits are required for:
• Any project requiring excavation of fill by mechanical means (i.e., not done by hand).
• Any project outside of the building setback lines as established by covenant or recorded plat.
• Any project employing a commercial landscaper either as a contractor, sub-contractor or in any other capacity including consulting.
• COVERAGE: Limited to 50% of the area outside of the building setback lines.
• TREE REMOVAL: A permit is required to remove any tree greater than 3 inches in diameter, measured 4 feet above ground.
• IRRIGATION SYSTEMS: Permitting is required for irrigation systems and irrigation wells.
• SOD: Sod is limited to the area within the building setback lines and 50% of the area outside of the building setback lines, with the exception of the primary dune face where sod is not allowed.
• FILL/EXCAVATION: Outside of the building setback lines, fill or excavation may not be greater than 6 inches without a variance.
• PRIMARY DUNE: Those units whose front building setback is defined as the crest of the dune line (Units 1, 3, 4, 5, 9, 22, 23, and 26) may not change or alter in any manner the face of the primary dune.
• NEW CONSTRUCTION: A landscaping plan shall be included as part of the overall site plan. A fully developed plan on a topographical survey is required.
• Landscaping in the road right-of-way is AT THE OWNER’S OWN RISK and will be considered for permitting. However, no permanent structures such as fences, curbs, and concealment of utility boxes and fire hydrants is allowed. Owners must recognize the rights of utility companies to maintain their installations in the right-of-way without obligation to restore landscaping.
12. Changes to permitted projects which involve the appearance, footprint, positioning on the property, etc. must be approved by the Architectural Control Committee. A “STOP WORK ORDER” will be issued for violations and fines levied for the dollar amount necessary to correct the unauthorized work plus damages.
