FROM THE GROUND UP
It’s easy enough to dream: to imagine the perfect mountain house and all the elements you’ve always wanted, from the gourmet kitchen and seamless outdoor living space, to sweeping mountain views and a master bath bigger than your first apartment. That’s exactly why so many people choose to buy raw land and build from scratch.
If only it could be that simple.
There’s a lot more to consider when looking for a piece of land to build on besides the views. “It’s always a good idea to get an architect on board from the start to help select the perfect site,” says Sarah Tiedeken O’Brien, an architect with Vertical Arts. “You want to be careful not to get your heart set on something or investing a bunch of money only to find out the house you want isn’t possible. On the other hand, an architect might see a lot of potential in a site that might not be so obvious at first glance.” Either way, it’s important that the necessary research can be completed, ideally by a professional, before the deal is closed. “It’s not like there’s one place for all the answers. There are several entities that need to be consulted, and it takes a lot of time, experience, and expertise to know what needs to be addressed. Do not assume these details will be addressed during the process of the sale. Sometimes this discovery doesn’t happen until it’s too late, but there are ways to make sure that doesn’t happen.”
Here are some guidelines O’Brien has prepared to help her clients and the architects in her firm work together to set their clients up for success, from the ground up.
A lap around the sun.
It’s really important to consider solar access, not just over the course of a day, but throughout the year. “Several neighborhoods in Steamboat back up to hillsides that get shaded most the day in winter,” O’Brien says. “You need to think seasonally about winter being potentially much darker.” It’s also important to remember how foliage is going to change your view line. “Think about how trees drop their leaves and how that might affect privacy. If you’re in love with a view, but it’s only visible in winter and not in summer, that’s something to consider.” It’s important to study solar access for energy efficiency to examine how the sun will impact thermal heating and cooling throughout year. This is especially important in exposed locations like ridges, where the sun can have a huge impact.
Location, location, location.
In a mountain town, your location isn’t just about where you choose to build your home; it’s also a lifestyle choice. “There are plenty of amazing lots out there, but some are far away from town. You have to think about how far out you’re willing to live and things like having to drive 20 minutes in the snow,” O’Brien says. “Or maybe you want the convenience of living in town where the access is much easier, but you’re not going to have a view. Designers can sometimes work wonders with lots that aren’t as glamorous, so it’s ideal if you can walk the property with a professional before you commit.”
Feel the wind in your hair—and your home.
One variable that many people don’t even consider is wind. “On the plus side, wind can be ideal for sustainable passive cooling,” O’Brien says. “On the other hand, if you fall in love with a site that’s on a ridgeline, you should really think about how usable your outdoor spaces are because those areas can get windy. Or, if you’re stuck down in a valley and there’s no breeze, it could get hotter in the summer, and that microclimate could have an impact.”
The right of way.
It might not be very glamorous when it comes to design, but driveway access is super important. “Clients need to understand how much impact a driveway can have on an overall project budget,” O’Brien says. “Steep lots can be significantly more expensive, costing hundreds of thousands of dollars just for a driveway. It’s worth having a survey done if one doesn’t exist already.”
Step on the gas.
It’s very important to research all active utilities, land use, zoning, and easements and to understand what restrictions might be placed on your lot. “You might be making false assumptions only to find out the hard way later,” O’Brien says. Consider hiring a professional to conduct a land-use study. “Due diligence can save a lot of heartache.”
Be prepared for judgment day.
Another thing that buyers need to be aware of is when lots in subdivisions have Design Review Boards (DRB), or if they have a Home Owners Association (HOA) that has rigid requirements. “You might be in for an arduous process before you even begin construction, especially if you find out the design for your dream home isn’t allowable for DRB. It’s important to make sure you understand all that before you buy,” O’Brien says. “Even without an HOA or DRB, make sure to understand land-use codes and allowable uses.”
It’s in the soil.
One thing many buyers from out-of-state don’t realize is how fickle Colorado soil can be. “We have a lot of expansive soil here because of clay content. When these soils take on water and go through a freeze/thaw cycle, the soil starts to expand. Some foundations might require digging way down to bedrock and installing piers so there is something stable to be built on. This can affect the cost astronomically,” O’Brien says. “It’s a good idea to do a soils report before pulling the trigger, or even asking neighbors what kind of foundation they needed can provide good information.”
The good news.
An architect can envision things you never would have thought of. Or maybe a site you didn’t think was appealing at first glance can offer so much more than you imagined. Don’t get discouraged, O’Brien says. “These are significant investments and doing a little research up front will pay off in dividends in the end.”//vertical-arts.com
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