The Cove: Innovation on the Waterfront

Tucked along the Cape Fear River in Wilmington, North Carolina is a marina where history and reinvention have consistently met. What was once an industrial hub on the northern riverfront has been reimagined as The Cove: a community of floating short-term rentals that stand as a testament to creativity, collaboration, and the willingness to navigate uncharted waters.

A Storied Setting

For almost 285 years, the site now known as the Port City Marina helped shape Wilmington as it is today. Predating the United States itself, it was once a bustling railyard, a depot for Civil War munitions, and later, a shipping and manufacturing center.

By the time Zephyr Development Company stepped in, the 30-acre site bore the scars of heavy industry, worn buildings and environmental challenges many would have seen as a project that’s too big and too tough.

Instead, Zephyr saw potential. Known for seeking out alternative projects and settings, the team set out with an ambitious vision to create a master-planned, mixed-use development, including a floating community that would bring the marina lifestyle within reach.

Reimagining Waterfront Living

For many, the idea of living on the water was reserved for the adventurous: those willing to contend with the quirks and complications of traditional boats.

“Taking care of your house is one thing,” recalls Anthony Lucchino, Vice President at Zephyr. “Taking care of a boat’s a full-time job.”

While the marina was home to a few full-time live-aboard residents, managing power, plumbing, and maintenance challenges made on-the-water living feel out of reach for many.

The Cove was designed to let people experience life on the water, at least for a few days. These aren’t the creaky old houseboats of the past, the ones where the smells of the sea would seep into the living quarters. Instead, these are true floating villas that offer the comforts of a modern residential home. From climate control and quiet floors framed with engineered wood to little luxuries like standard light switches, every detail was considered to include everyday conveniences without sacrificing the feel of being on the water.

All Hands on Deck

With a project that’s the first of its kind, like The Cove, there’s no blueprint to follow. The team faced a web of regulatory hurdles, from navigating local and federal jurisdictions to managing both marine and residential building codes. The only certainty was the need for flexibility, creativity, and relentless problem-solving.

A wide range of cross-functional teams contributed throughout the design and construction phases. Residential and commercial industry pros, structural engineers, naval architects, and interior designers were all at the table from the start. “To be able to offer something unique, you’re going to have unique problems. I think we have, collectively, the perfect team to solve them,” Anthony explains. “There’s been more collaboration and troubleshooting on The Cove than any project that I’ve worked on.”

The community-focused marine culture that surrounds The Cove helped shape its identity. “How many times do you drive right by somebody that’s changing their tire on the side of the road? No one stops anymore. But it’s common courtesy if someone’s in distress on the water to help,” Anthony explains. “Everybody pitches in. Everybody stops what they’re doing and helps, and I think that idea extends right into our marina. This project’s one where everyone’s willing to lend a hand.” The all-hands-on-deck mentality became a mainstay in both the design process and in the ongoing evolution of the community.

Behind the Scenes & Below the Surface

The best structural design is the kind that’s never noticed. Most people only think about a floor system when they experience problems like soft spots, bouncing, or squeaking, and that’s just on dry land.

On the water, it’s yet another unique element to factor in and solve for.

Dan Lines, Sales Manager at 84 Lumber and a designer on the project, chose BCI^® joists to frame the upper floor. “We were looking for something that was easy to manage, lightweight, straight, parallel chords—all the things that floor trusses are not,” Dan explains. “It was a natural process to design them into the system.” For the villa itself, this meant floors that remain flat and quiet, without squeaks or creaks, and a strong, stable frame that can withstand the movement unique to a floating home.

Each phase brought new lessons and new opportunities to improve. Products and processes that didn’t stand up were quickly replaced, and those that stayed became critical pieces of future phases. “The BCI Joists that have stayed on this project for eight years have withstood the test of time. The products that didn’t have all been stripped out. You learn very quickly what works,” said Anthony.

A Living, Evolving Community

What started as a bold plan to build just a couple of floating villas has become a defining feature of downtown Wilmington, with more than 50 villas now in the water and even more in development. The Cove’s collaborative spirit didn’t end once construction was finished; general managers, hospitality teams, maintenance crews, and guest feedback all continue to shape its future.

“As soon as we wrapped up phase one, we immediately started brainstorming what was next,” said Marcia Bittner, General Manager at the Cove. “Knowing we had an opportunity to take our experiences and improve based on real boots on the ground—or rather, boots in the water—customer feedback was huge for us.”

Each new phase brings fresh challenges and opportunities, including multiple new floor plans, leading to new solutions like Boise Cascade Versa-Lam^® LVL which are integrated into the cantilevered roof systems for phase two.

The Cove continues to prioritize growing, improving, and innovating, supported by a team that isn’t afraid to get their hands dirty and their feet wet.