We have just acquired an island in the N.E. on which we would like to build. We are somewhat restricted because it is a declared 'wet land'. We can't afford an architect right now so I am searching for practical advice on how to stay inside the footprint of previous shelter, 30' x 39.5'.
Is there any place online to get FREE advice on how to deal with this design problem?

Are the restrictions sufficiently relaxed that you can demolish the existing structure entirely and replace within the existing footprint? Or do you have to keep a certain percentage of the existing structure standing, and replace the rest?

I can't come up with a website, but I can suggest that materials transportation from the mainland to the island might be a problem, unless the island is connected by bridge or causeway. If you can remove the structure entirely, perhaps you might want to think in terms of a modular or kit type structure. Shelter Kit come to mind, but there are others.

I live and builde on an island in Maine.

Ten years of experience serving on the local planning board leave me qualified to earn consultant fees for applications such as yours. There are a great number of variables that must be considered together to arive at a conclusion.

One of these is a few pages of text in the local ordinance regarding pre-existing structures that are non-conforming. When a building has already been removed, the grand-fathered status is lost in a defined time limitation.

Free advice is worth what you pay for it in a case like this but I will respond in as much detail as you are able to provide, within the limitations of my knowledge and of this means of communication.

My knowledge is based on Maine's State Guidlines for shoreland developement which reflects loosely the Federal duidlines and I am more specifically conversant with our local ordinance. You are best served by someone local.

You are wise, however to begin at the beginning. I have seen a number of architects design homes, knowing that they did not meet the crtieria set by the ordinance, and expecting to get that document to bend around their design. It doesn't happen that way. The design must follow the legal criteria.

Piffin
pfn@midcoast.com