When it comes to designing a waterfront property, there’s so much to consider before you can kick back and enjoy the view. The allure of living by the water comes with its own set of hurdles, especially in beautiful spots like Maine and New Hampshire. If you’re considering a waterfront project, here are some challenges you might encounter along the way.
Zoning and Permitting Hurdles
One of the biggest challenges in waterfront property design is navigating the maze of zoning and permitting regulations. Each state (and even local municipalities) has specific laws that outline what you can and cannot do with your property. In Maine, for instance, the Shoreland Zoning Act sets rules for how close you can build to the water, the types of structures allowed, and how much vegetation you must preserve. Similarly, New Hampshire has its own regulations regarding wetland protections and shoreland development.
Before you even think about breaking ground, it’s essential to understand these laws. This often means working with local planning boards and environmental agencies to secure the necessary permits. The process can be lengthy, so patience is key!
Environmental and Climate Concerns
Waterfront properties are often in delicate ecosystems, and there are several environmental factors to consider:
- Erosion and Flooding: Properties on the water are often at risk for erosion and flooding, so it’s important to protect your structure and its surrounding landscape from water damage.
- Wind and Weather: Being near the water usually means dealing with stronger winds and harsher weather conditions. When designing a waterfront property, you’ll want to focus on structural integrity and material selection to ensure your home can withstand the elements–especially moisture and salt exposure in coastal areas.
- Soil Quality: The stability of the soil can vary significantly near bodies of water. For instance, salt marshes dominate the eight-mile coastline of Rye, NH, impacting foundation design.
Case Study: Designing a Dream Home on the Kittery Riverfront
Let’s take a look at a past project we tackled that illustrates the challenges of waterfront design. A client approached us with a vision of their dream home on the picturesque riverfront of Kittery, ME. While the location was stunning, the property came with its own unique set of challenges.
Initially, we faced the issue of height. The existing home stood at 21 feet, and the new owners wanted a larger structure. However, to gain additional height, we needed to build outside of the High Annual Tide (HAT) zone. The HAT refers to the highest predicted tide expected to occur in a given year at a specific location, which is crucial for determining building regulations. Essentially, this means that any structure built within the HAT must adhere to the existing height limits, which in this case was 21 feet.
To accommodate the client’s wish for three bedrooms, an office, four bathrooms, and ample living space, we decided to raise the first floor higher than usual to create a full basement. This basement would house two bedrooms, a bathroom, and a family room, requiring egress windows for safety. Thus, raising the first floor was essential for fitting those windows. We presented our plans to the local planning board, which requested that the new house and garage be set back 10 feet further from the water. Fortunately, we were able to comply, ensuring we respected the town’s regulations.
This home also features a large dock, which is accessible via a long set of stairs. Thankfully, we were outside the 100-200 feet setback regulations from the water, allowing us to proceed with our design. Although half of the new house lies within the HAT zone, we took extra care to manage environmental concerns. The town was particularly focused on runoff into the river, so while we included a boathouse on the dock, we couldn’t add a bathroom due to waste runoff concerns. When it came to choosing material and fixtures to withstand the elements, we opted for high-quality steel for all exterior light fixtures to ensure they could handle the salty coastal air.
Designing a waterfront property can be challenging, but with thoughtful planning and a bit of creativity, you can overcome the hurdles and create a beautiful space that enhances the natural landscape. Whether you’re dreaming of your own waterfront retreat or just curious about the process, understanding these challenges is the first step in bringing your vision to life.
