Project in Progress: Overcoming Challenges for this Broadkill Beach Build

It’s no secret that the number one rule of real estate is Location, Location, Location, but when it comes to renovation projects, even the most picturesque location can come with hidden challenges.

For our recent clients, this couldn’t have been more true: Although their Broadkill Beach property looked like the perfect spot for a brand new home, the surrounding wildlife habitats made it tricky to navigate.

FALSE STARTS

These homeowners hadn’t set out to build a completely new vacation home—they started with the idea of renovating their current space to better fit their needs. However, a less-than-ideal experience with a different designer sent them our way, and together we came up with a totally different plan that would better suit their needs and would ultimately double their home’s square footage.

But early on in the process, another lot on their street became available, and with beautiful views of the surrounding marsh (not to mention a great price), we shifted gears once again, beginning with a feasibility study to determine if this lot was buildable. After tests upon tests, consultations with Delaware Natural Resources & Environmental Control, and thorough research on local flood zones, wetlands buffers and more, we all felt ready to move forward with the build. However, there were still a few more surprises coming our way.

ENVIRONMENTAL SETBACKS

Set on the Delaware Bay by the mouth of the Broadkill River, this beach community is surrounded to the west by the Prime Hook National Wildlife Refuge and managed by the Army Corps of Engineers and the Delaware Department of Natural Resources and Environmental Control. When our clients purchased this property for their new dream home, they were not informed that their marsh, which serves as a buffer zone for the wetlands, came 50 feet further in than the survey showed—and we only found out after submitting construction plans to the county for permitting.

SHIFTING PLANS

Losing 50 feet of building space on this lot was significant. Already oddly shaped, there was really only one good spot for the septic system to go, as well, which added even more design constraints. We ultimately were required to relocate the house on the property and turn it 90 degrees, which was a disappointment as the original plans were designed to mindfully capture the best views of the Delaware Bay both to the east and the west.

To make the best of this situation, our architects and designers went back to the drawing board and quickly made changes to the interior layout, exterior deck location and the window sizes and locations to make sure that the new orientation still allowed for the very best views possible.

The final design includes three bedrooms, four and a half bathrooms, an office space, a spacious living room, an open kitchen and dining room, and a den for the kids to watch TV. Outside, the two large decks will overlook the marsh and the Delaware Bay to capture those picturesque sunsets. And as for our clients’ original vacation home up the street—that’ll make a spectacular rental property!

AN OVERALL POSITIVE EXPERIENCE

A project doesn’t have to be easy for it to be rewarding, and in this case, we couldn’t be more thrilled with the opportunity to work with these incredible homeowners. Over the course of the last two years, their cooperation, patience, openness to our design and budgeting suggestions and creative input have helped us build a genuine friendship that’s sure to last long after this build is complete.

We’re currently in the process of completing the exterior trim, siding, and mechanicals, and will soon begin insulation and drywall, allowing the interior spaces to take shape. Stay tuned to see the final reveal of this promising project and contact us to start planning your renovation!