Structural design loads should reference ASCE 7, with window and door
assemblies specified to ASTM E1996 for windborne-debris resistance, regardless of
which phase you build in.

Typically two to four weeks on the front end of a project, layered on top of
standard municipal permitting rather than running in parallel with it.

Phase I review targets beachfront setbacks, salt-air-durable exterior
materials and rooflines that protect neighbors’ water views. Phase II focuses on golf
course sightlines, height and setbacks.

Yes. Phase I lots sit closer to sea level with storm-surge exposure and need
French drains, elevated floor levels and engineered swales. Phase II needs good
drainage, not surge engineering.

Foundation work typically takes 12% to 18% of total project cost on a Phase I
beachfront lot, versus 8% to 12% on a comparable Phase II lot.

Phase I’s tide-fluctuating water table makes standard shallow footings
inadequate. Most projects need deeper footings, more rebar, and sometimes
engineered fill or pile-supported foundations.