Planning to add a dock, raise your home, or rebuild a deck by the marsh in Orleans? Coastal projects can feel like a maze of permits and acronyms. You want to do it right, protect your shoreline, and avoid delays. This quick guide shows you who approves what, when to apply, the typical timeline and costs, and the pitfalls to avoid so your project stays on track. Let’s dive in.
Key permitting authorities
Building Department
The Town of Orleans Building Department issues building permits and enforces the State Building Code, including floodplain construction rules. You will likely need a building permit for additions, structural repairs, decks, elevating a house, and demolition or rebuilds. Early contact helps you understand submittal requirements and which approvals must run in parallel. Review procedures and contacts on the Town’s Building Department page.
Conservation Commission
The Orleans Conservation Commission administers the Massachusetts Wetlands Protection Act and the local Wetlands Bylaw. If your work is in or near a resource area like beach, dune, coastal bank, marsh, or land subject to coastal storm flowage, you will typically file a Request for Determination (RDA) or a Notice of Intent (NOI). The Commission can require mitigation and will issue an Order of Conditions with enforceable requirements. Start with the Conservation Department for forms and guidance.
MassDEP Chapter 91 Waterways
If any part of your project extends below mean high water or into filled tidelands, Chapter 91 likely applies. MassDEP may require a waterways license or permit for piles, piers, dredging, and some non-water-dependent uses. Begin this review early if your work reaches below MHW. See MassDEP’s overview of Chapter 91 and the Public Waterfront Act.
Harbormaster
For moorings, floats, and use of town landings, you will need authorization from the Harbormaster. Local rules cover mooring permits, markings, and dock use at public facilities. Some decisions may be appealable through MassDEP Waterways. Review the town’s mooring and docking regulations.
Board of Health
If your project adds bedrooms or otherwise affects wastewater, check Title 5 compliance and whether your property is under a sewer-connection order as sewer phases roll out. Coordinate early to understand what approvals or timing could affect your building permit or occupancy. Start with the Board of Health.
Regional review
Large, regionally significant projects can be referred to the Cape Cod Commission as Developments of Regional Impact. Most homeowner-scale projects will not trigger this, but be aware that a DRI pauses local permitting until regional review finishes.
Check maps and rules first
Before you design anything, confirm what rules apply at your address. Local overlays work with federal flood maps to set what you can build and how.
- Floodplain and Shoreline overlays. Orleans zoning incorporates FEMA Special Flood Hazard Areas and a Shoreline overlay. Check the zoning code’s Floodplain District references to understand elevation and coastal hazard requirements.
- FEMA Flood Maps and BFEs. Use FEMA’s Map Service Center to confirm your flood zone and Base Flood Elevation. These numbers shape your elevation design and documentation. Start with the FEMA Flood Map Service Center.
- Local wetlands rules. Orleans applies both state and local wetlands regulations. The local bylaw can be more restrictive, so contact the Conservation Department early to confirm RDA vs. NOI and application needs.
Typical workflow in Orleans
Scoping and pre-application
Confirm your FEMA zone and BFE, check local overlays, and outline likely permits. A quick call or email to the Building Department and Conservation Agent can flag what filings to prepare and what can run in parallel.
Site survey and delineation
Hire a licensed surveyor and, for coastal work, a wetland scientist to delineate resources like mean high water, salt marsh, or dune. If boundaries are uncertain, you can file an ANRAD to confirm them.
Conservation filings
Smaller, no-impact work sometimes fits an RDA. Projects that alter resource areas or buffers generally need an NOI. By rule, the Commission opens a public hearing within 21 days of a complete filing and issues a decision within 21 days after the hearing closes. Hearings are often continued for more information, so build in time. See timing details in 310 CMR 10.05.
Chapter 91 review
If your project reaches below mean high water or involves piles, piers, dredging, or filled tidelands, coordinate with MassDEP early on license or permit requirements. Learn the basics in the Chapter 91 guidance.
Harbormaster permits
Apply for moorings, floats, and use of town landings with the Harbormaster. Follow local rules on numbering, rigging, and seasonal permits as applicable. See Orleans mooring regulations.
Building permit submittal
Submit construction plans, structural calculations, site plan, and any required elevation documentation. Properties in FEMA flood zones often need an Elevation Certificate to show code compliance. Contact the Building Department for submittal checklists and timing.
Health and wastewater
For added bedrooms or expanded use, coordinate Title 5 compliance and sewer-connection timing with the Board of Health. Orleans has a phased sewer rollout that can affect project sequencing and cost.
Recording and closeout
Record Orders of Conditions when required, complete as-built plans, and request Certificates of Compliance from Conservation. Close out any Chapter 91 or Harbormaster obligations as required.
Timelines and costs
- RDA. Often the fastest path for small projects. A decision follows the public process with a short appeal window.
- NOI. Hearing opens within 21 days of a complete filing and an Order follows within 21 days after the hearing closes. Continued hearings are common, so plan for 4 to 8 or more weeks.
- Chapter 91. Waterways reviews can add months for projects in tidelands or with piles and piers.
- Building permit. Review time depends on scope and completeness, often weeks to months.
Budget for typical professional services. A wetland scientist or delineation may run about 1,000 to 4,000 dollars or more depending on complexity. Site surveys often range from 1,000 to 5,000 dollars or more. Structural or coastal engineering is project specific, with higher costs for seawalls or pile-supported structures. Plan for application and peer review fees, and for mitigation or public benefits that may be required under Chapter 91.
Avoid common pitfalls
- Skipping early Conservation contact. Work that seems minor often still needs an RDA or NOI. Unpermitted work can lead to fines and required restoration.
- Misjudging Chapter 91 jurisdiction. If your structure extends into tidelands, a local permit alone may not be enough. Confirm MassDEP Waterways requirements before you design.
- Underestimating floodplain code. In AE or VE zones, elevation, structural design, and certification can affect insurance, financing, and resale if not done correctly.
- Overlooking sewer orders. Some parcels must connect to sewer per the Town’s phased rollout, which can affect project timing and budget.
Quick homeowner checklist
- Confirm your flood zone and BFE in the FEMA Flood Map Service Center.
- Ask the Building Department about flood construction rules, plan requirements, and whether an Elevation Certificate will be needed.
- Email the Conservation Department to confirm whether you need an RDA, NOI, or ANRAD and request any existing resource mapping.
- If floats or moorings are involved, contact the Harbormaster and review local rules.
- If adding bedrooms or changing use, call the Board of Health about Title 5 and sewer-connection timing.
- Line up a surveyor, wetland scientist, and qualified coastal engineer as needed. Hire a contractor experienced with floodplain construction.
Local insight and next steps
Orleans projects often run on parallel tracks. You might pursue Conservation review while preparing your building permit and confirming whether Chapter 91 applies. Getting your FEMA zone, BFE, and local overlay status up front saves weeks. If your neighborhood is in a sewer phase, coordinate timing with the Board of Health so your renovation and connection line up smoothly.
If you are planning a coastal renovation or considering buying or selling near the water in Orleans, reach out for local guidance that keeps your goals and timelines in focus. Connect with Laurie Miller to talk next steps.
FAQs
Do I need a Conservation filing for a dock or pier in Orleans?
- If any part of the work is in a resource area or buffer, or extends below mean high water, you will likely need an RDA or NOI and possibly a Chapter 91 authorization, plus Harbormaster approvals for floats or moorings.
How long does a Conservation Commission review take in Orleans?
- A hearing opens within 21 days of a complete filing, and a decision follows within 21 days after the hearing closes, but continuances are common, so allow several weeks to months.
Will Chapter 91 require public access for my private waterfront project?
- Chapter 91 prioritizes water-dependent uses and may require public benefits for non-water-dependent projects on tidelands; requirements depend on site and project specifics.
Do I need a FEMA Elevation Certificate for an Orleans renovation in a flood zone?
- For new construction or substantial improvement in a FEMA Special Flood Hazard Area, elevation documentation is typically required to show code compliance; confirm timing with the Building Department.
Who issues mooring permits and float approvals in Orleans?
- The Harbormaster manages moorings, floats, and use of town landings under local rules, and certain decisions can be appealed to MassDEP Waterways.
