Finding the right lot on which to build is only the first step of a long and arduous process. There are zoning and land-use regulations, building codes, and a myriad of permit requirements which often catch the unprepared home-owner off guard.
It is recommended that you consult with a professional home builder. They have gone through the process many times, are familiar with the building codes, and know the municipal offices involved in the process very well. They know when to fight and can save you alot of time and money.
Understanding Zoning Classifications and Restrictions
Zoning laws dictate what may be built on a parcel of land, as well as aspects such as the location of the building and its size. However, the zoning laws can differ greatly between municipalities, so what may be legal to construct in one township does not necessarily mean it is permissible in the next.
Lot analysis is an important part of pre-design planning, and it is a process that many experienced builders and designers do not fully appreciate. Most builders and designers start the lot analysis process by determining the residential zoning of the lot on which they plan to build their home. However, residential zoning is only the first step in determining the impacts that regulations will have on the design of a home. Setback requirements, height restrictions, lot coverage ratios and other building regulations can all have significant impacts on the design of a home. In many cases a builder may think a lot is residential zoned and therefore adequate for building a 3,000 square foot home. But when he discovers that in addition to front yard setbacks there are also rear yard setbacks which shrink the effective depth of the building lot from 80 feet to 60 feet, he discovers his buildable lot area is only 1,800 square feet.
Not all zoning restrictions are treated equally when evaluating the potential for development of a particular parcel of land. Some zoning restrictions are absolute, while others may be waive able by decision makers on a case by case basis for certain individuals under certain circumstances. Additional zoning restrictions may be suspended temporarily pending the occurrence of certain conditions. For some lots and uses, certain zoning restrictions may be more or less challengeable than others. Working with a builder can help determine what can be done with a lot you have your eye on.
Site Conditions and Physical Limitations
While it is the builder or developer who determines whether a lot is zoned for development of a new house, they will also determine whether the lot itself can support the house that you wish to build. At first glance, this may seem like simply determining whether the lot is fairly level and easily accessible, but in reality there are many more factors involved.
Soil has a tremendous impact on design and cost of the foundation. Expansive clay soils require deep foundations to build upon, while rocky ground requires expensive methods to excavate. Home builders advise their clients to test soil on a property prior to signing a purchase agreement. In order to avoid costly construction mistakes or to discover other defects in a potential home, this is a wise approach.
A great building lot can be a nightmare if the lot has a creek that continually drains through it. Some lots have wetland restrictions which could impede building up to 100 feet from a water feature. These limitations are typically discovered before the full lot is viewed by the builder.
Securing Building Permits and Approvals
The process of submitting a building permit application is time-consuming, involving a number of parties including government departments and other organizations. While the process can take several months, builders are generally familiar with the steps involved and who to contact first.
Typically, we create building plans for the permit for a detached building, but other approvals may be required prior to submittal of the building plans for a permit. Septic permits, well permits, driveway permits, etc. have different requirements and time lines. Noble County OH home builders are familiar with the local processes and can assist in timing the applications to avoid potential delays that could add months to the detached building process.
In addition to the list of required documents and plans, some residential building permits may require professional surveys or engineering studies. Builders coordinate these additional studies, assemble and verify the submitted documents and plans to confirm building code compliance, and submit the building permit application to the appropriate building authority. The builder monitors the status of pending permits, reviews comments from building reviewers on submitted plans, and addresses any noted discrepancies or issues in a timely manner to keep the application moving rather than sitting idle.
Managing Utility Connections and Infrastructure
Established builders can identify the costs involved in connection to power, water and sewer at the site as well as whether separate approvals are required to connect. This is often a hidden cost of the land purchase, and may be as much as the cost of the land itself. Separate approvals are often required for connection to power, water and sewer. These can be identified early in the process of assessing a site.
Infrastructure costs for rural or infill lots can often far exceed the cost of the building site itself whether that means installing a well and/or septic system or extending existing underground services such as electric, phone and cable. Builders can determine these costs prior to purchasing a building site and then work with the appropriate connections to time the installation of that infrastructure for the best possible result. Nothing can be more frustrating and potentially delay a project for a long time than sitting around waiting for the power company to show up.
The Internet and cable services are becoming important amenities to consider when pricing a home. Builders identify potential areas where Internet and cable services are available and where dead spots exist. As the speed of the connection increases and more digital services become available, having or not having Internet and cable can add value to your home.
Working With Homeowners Associations and Deed Restrictions
Residential neighborhoods are frequently governed by homeowners associations (HOAs) or deed restrictions. Many of these restrictions can be more limiting than those found in municipal zoning regulations, and may address aspects of land use not addressed by zoning.
Builder plans need to be reviewed to determine if HOA approval is required on any of the changes. Some HOAs have an approved builder list. Some associations have restrictions on certain architectural styles, that can greatly affect the budget, as well as some material and color selections.
Some Deed restrictions may have included items that no one thought of. There may be restrictions on the use of metal roofs or there may be a minimum square footage that is greater than your proposed dwelling. We can find out about these restrictions during due diligence and decide whether the plans are in compliance or if we can search for other lots to meet your needs.
Long-term compliance considerations
Most professional builders look at the homes they build as a long-term investment. Many consider compliance with future building codes, features to facilitate potential additions, and even resale value. However, ultimately, it is the zoning decisions of various landowners (be they individuals, developers, churches, non-profits, etc.) that will determine how a piece of property can be used. Here local politics and development pressures are changing the regulatory rules in many communities. Are certain zoning restrictions cast in stone? No, many have been in place for decades or even generations only because no owner has challenged the status quo. These kinds of buildings sit on what could be very productive and valuable parcels of land and yet remain frozen in time.
Residential construction experts can spot hidden land gems and comment on whether a property has potential for development and gain value as a result of neighbourhood redevelopment or upgrades to infrastructure such as public transit. Conversely, an expert builder may also comment on certain locations where future changes to zoning could encroach on a property’s lots and limit its potential for future development. While the builder may discuss general building issues with a potential buyer, it is ultimately up to the buyer to be aware of municipal planning issues. The builder’s specialized knowledge of local construction practices can help pinpoint issues like these.
While the regulatory environment may be complicated and uncertain forever, an experienced builder will systematically work through the issues to ensure that you are both protected in terms of the short-term success of the building project and the long-term value of your property asset. The number of unknown construction regulations and Land Use Planning issues that can affect a property purchase can blind an inexperienced property buyer. See more: homenumental.com.