Melody rd is where driveway is and stream runs down along the longest part of property

Sorry, more pics

Gosh this is tricky. Before we bought our lot we engaged with a reputable builder who knew the area and my partner is a real estate lawyer who knows how to weed through bylaw jargon etc. I wouldn’t assume anything really. Can you make an offer subject to viability of pot or something remotely similar?

Get a local architect to the site, and do not try to jam an online house plan, which isn't great, onto that site.

You need to figure out the building envelope & septic field. Septic fields are usually sized for the number of bedrooms but depends on local region.

The photo of the 50' setback is misleading and should not have been published in the offering. Your plan photo "Meridian" is out of focus. Should you make an offer get yourself 15-30 days to evaluate or enough time to meet with an architect.

A lot with these kind of restrictions, especially if it limits the home to smaller than others in the community is typically a "bargain" offered at a lower price.

Pristine & perfect is full price.

I agree a home designed for the plot is the way to go. I aslo need to know what other homes are like in the area since Tudor or cottage are very specific and if all the rest of the community is modern not great choices IMO.

No plop plan will work here. A small footprint custom home, that takes advantage of vertical living, would be more suited to the setback requirements. But, any height restrictions would then come into play. A talented architect could probably design a home for the site. But, it will not be an inexpensive cookie cutter subdivision plan.

You need to discuss this with someone in the area that has the knowledge and ability to assess the feasibility. None of us know the specific zoning and building laws for the community.

I would also check with your insurance company. The stream may periodically flood, and if you want to build you not only need to meet zoning and building codes, but also will need to insure the home. In my home town many properties cannot be insured against flooding. When I lived in California a lot of homes couldn't get insurance to protect them from wild fires.

Ask for any statements regarding buildability of the site to be put in writing. I have heard some wild claims made by realtors trying to sell a property that were blatant lies.

For flood insurance, your insurance company may not be the best source of info. You don't typically want private flood insurance so you need to check with an agent that handles federal flood. You can nearly always get federal flood unless the whole area was deemed not insurable a long time ago. That would usually be disclosed and not likely an issue.

There is a section of a barrier island that we own on - that everyone calls a COBRA area. Must have been part of a COBRA bill that prevents these areas from getting federal flood. People still built on and pay 3X for private flood.

You should let none of this be scary or insurmoutable but you should absolutely know the the 100 year flood zone etc. Just as an aside, we built 12 years ago. Our flood was about $1000 to start, gradually went to $3k and strangely, unimaginably, it is back to $1k. They just redid the logic/algorithm in a big change that kicked in this last year. But generally the federal flood rates have been climbing to make up for shortfalls.