Don Healy - sitefactsreport.com

Aerial view of a large residential lot inside City of Bend with text overlay: It Looked Like an Easy ADU. It Wasn't.

Site Development

It Looked Like an Easy ADU. It Wasn’t.

A family owned three and a half acres inside City of Bend. Existing home, existing septic, mountain views, and room to add. They had plans drawn for an 800-square-foot, one-bedroom ADU and the project looked straightforward on paper. A pre-purchase SiteFacts report came back before any further money moved. The sewer situation ended the ADU. City of Bend Code Chapter 15.10 (General Sewer Regulations) governs sewer connection requirements within city limits. For ADU construction specifically, the code allows exactly two options: the ADU connects to the existing on-site septic system if that system can support the increased load, or the ADU connects to city sewer. Those are the only two paths. There’s no third option, no variance process, and no engineering workaround that changes this. In the case described above, the existing septic system could not support an additional dwelling unit. The nearest city sewer connection was more than a quarter mile from the property. Three separate sources, including City of Bend Engineering, Deschutes County’s onsite wastewater division, and a licensed septic consultant retained specifically to find an alternative, all confirmed the same conclusion: there was no compliant path for the ADU. The connection cost at that distance made the project economically impossible. The ADU was abandoned. The owners built a shop instead. This is an edge case. Not every ADU project inside City of Bend runs into this. But edge cases are where the actual rules surface, and what this one reveals matters: ADU feasibility depends on more than zoning permission. The constraints that quietly end projects are usually the things no one thought to check before purchase — jurisdiction, sewer service, septic capacity, utility distance, overlays, access, and permit triggers. The sewer question here is one example of how that pattern shows up in the field. Why City Limits and County Land Look the Same on the Ground The boundary that matters for sewer requirements is not the property line, the lot size, or what the property looks like from the road. It is the jurisdictional boundary. Large parcels inside City of Bend are subject to city code even when they feel rural, even when they border county land, and even when the surrounding area operates on septic. City limits run where they run. Properties inside city limits answer to the city’s code, not to Deschutes County. This is the piece most buyers don’t check before they purchase. Most people planning an ADU don’t start with an architect. They go straight to a builder. And a builder’s job starts at the build phase, not the due diligence phase. Nobody in that sequence is flagging the jurisdictional boundary before the design budget is committed. The assumption, understandable but wrong, is that a property this large and this rural in character must be on county rules. In Central Oregon, that assumption ends projects. In the case this post describes, the property owner initially contacted Deschutes County’s onsite wastewater division to explore adding capacity to the existing system. The county’s response was direct: “Due to City of Bend’s code, the county cannot approve any new or alterations to existing systems.” The county had no authority to act because the property was inside city limits, and the city’s code controlled entirely. The Two-Option Framework Under Chapter 15.10 City of Bend Code Chapter 15.10 establishes a clear requirement for ADUs within city limits, and it does not leave room for interpretation. If the existing on-site septic system can support the increased load from an ADU, the ADU may connect to that system. If the existing system cannot support the load, connection to city sewer is required. A new, separate septic system for the ADU is not permitted under this code. This is the direct answer to the question most buyers and builders do not think to ask before purchase: does City of Bend require sewer connection for ADUs? If the existing septic cannot support the additional unit, yes. Connection to city sewer is required regardless of how far away the nearest connection happens to be. City of Bend Engineering confirmed this position in writing: “if your current tank is not feasible to serve the ADU addition, connection to city sewer is required.” The county confirmed from their side: “The City won’t allow upgrades to an existing system to serve an ADU.” Two agencies, one answer. When the Sewer Is a Quarter Mile Away The economic problem in situations like this is not regulatory. It is geographic. A sewer extension of more than a quarter mile carries a construction cost that no ADU rental income can justify. The numbers don’t work. And no amount of project management, phasing, or negotiation changes them. The sewer is where it is. In the case this post describes, a licensed septic consultant was retained specifically to find a compliant engineering path around the code. His conclusion, after reviewing the site and the applicable code: no compliant path existed for the ADU. It was not a close call. That is what Chapter 15.10 does in practice on lots where the sewer is far away. It does not just raise costs. It ends projects. The Land Division Workaround Does Not Work Partitioning the property to create a new flag lot does not avoid the Chapter 15.10 sewer connection requirement. The owners considered this path, reasoning that a new vacant parcel might qualify for different treatment under county wastewater rules and potentially allow a new septic system to serve a new structure. City of Bend Engineering confirmed in writing that this approach does not work. Partitioning triggers the sewer connection requirement before any vacant-lot exemptions apply. The land division creates a new parcel that is still inside city limits, still subject to Chapter 15.10, and still requires connection before construction begins. The workaround isn’t a workaround. The Sewer Was the Problem Here. Somewhere Else, It Will Be Something Different. Oregon’s ADU reform efforts have pushed toward making accessory dwelling units easier to build across urban areas. The intent is real.

May 19, 2026 No Comments

A SiteFacts site visit. property pin visible in Oregon lot, documents being reviewed for ADU due diligence.

Jurisdiction

What a Dead Permit File Revealed for an ADU Investment

Two investors bought a property to build an ADU. Before they called a builder, they ordered a SiteFacts due diligence report. That report found an abandoned permit application from a prior investor. The prior project never got built. The file was sitting in a records office, unread, with answers to questions these new owners did not yet know to ask. Here is what they walked into their builder meeting with. In some jurisdictions, a commercially zoned property with a pre-existing residence established before zoning laws took effect may retain grandfathered residential construction rights. This nonconforming use protection can allow residential development, including ADUs, and may simultaneously allow the zero setback regulations that commercial zoning provides. The answer depends entirely on your property’s history and local code. A due diligence report is how you find out before you commit to a builder conversation. What These Investors Had Before the First Builder Call These investors held a confirmed utility roadmap, a sized sewer lateral, and a validated ADU footprint before any builder stepped on site. Confirmed power undergrounding requirement. The prior permit file documented it. Their electrician will know the scope on day one instead of discovering it during estimation. Sewer lateral confirmed and sized. Not “there is a sewer connection nearby.” Sized. A builder can design to a confirmed specification rather than a placeholder assumption. Parking requirements: already permitted and completed. A prior investor did that work before their project stalled. The current owners inherited the completion. On that checklist, it is done. ADU footprint validated. The SiteFacts team drove to the property, located the property pins, and walked the right-of-way boundary. The yard appeared larger than it was. The actual dimensions were confirmed on site, and the ADU concept fits within them. Four items that would otherwise require significant back-and-forth, each needing a separate agency inquiry, confirmed before the first builder meeting. The Dual-Zone Condition Nobody Told Them About Commercially zoned properties with a pre-existing residential structure are not rare. They appear on investor lists regularly, often priced below comparable residential parcels because buyers do not know how to value the zoning situation. This property was commercially zoned. Most investors see that on a property sheet and either pass on the deal or spend significant time trying to figure out what it means for a residential project. The due diligence report found something most investors miss entirely. A pre-existing residence had been established on the property before the current zoning laws took effect. That created a grandfathered nonconforming use. The property legally retains residential construction rights even under the commercial zone designation. Don Healy confirmed this through direct permit file review and jurisdiction research on this property: the commercially zoned lot held both grandfathered residential construction rights and the commercial zone’s zero setback regulations simultaneously. This finding was evaluated against Redmond’s legal nonconforming use standards. That dual-zone condition, confirmed for this specific Redmond, Oregon property, created construction flexibility unavailable to purely residential parcels. Residential construction authority and commercial zero setback rules in the same parcel. That combination is invisible without a permit history review. It does not appear on the current zoning card. It is not something the county assessor will volunteer. It lives in the history of the property. That history has to be pulled. What the Permit File Confirmed That the Zoning Card Did Not A prior investor had filed permit applications for a duplex on this lot. The project was never completed. The application went cold. It was not irrelevant. That abandoned file contained confirmed answers to four questions that would otherwise require separate agency inquiries to resolve: Power undergrounding: documented in the prior application. The requirement is known before the project starts, not discovered during electrical rough-in. Sewer lateral: confirmed and sized in the prior records. No uncertainty about the connection or its capacity. Parking compliance: permitted and completed under the prior permit effort. That item is crossed off the jurisdictional checklist before the new owners file anything. Setback documentation: the commercial zoning’s zero setback regulations, confirmed against the grandfathered residential use, gave the owners more construction envelope than a standard residential parcel would have provided. One file pull. Four confirmed items. No separate agency inquiries required. In Redmond, Oregon. (Nonconforming use protections are property- and jurisdiction-specific. These were confirmed through the permit history review and jurisdiction research on this specific property, not as a generalized code rule.) What the Site Visit Confirmed That the Report Could Not A report tells you what the records say. A site visit tells you what is on the ground. They are not always the same thing. The SiteFacts team drove to the property and physically located the property pins. That revealed where the right-of-way sat relative to the actual lot boundary. The yard appeared larger than it actually was. The visual perception of the lot did not match the recorded dimensions. The correction was material. An ADU footprint designed around the wrong lot dimensions gets redesigned. In this case, the ADU concept was validated within the actual dimensions before any designer or builder was engaged. The owners did not discover the lot boundary discrepancy in a builder’s office. They knew before the meeting. What an Investor Gets From a SiteFacts Report A SiteFacts report gives an investor a confirmed utility roadmap, a permit history review, and validated lot dimensions before the first builder meeting. That is the short version. The standard investor sequence: buy a property, form a concept, call a builder, then find out what the obstacles are. The obstacles arrive late, after the project has momentum and the budget is already mentally committed. A SiteFacts report restructures that sequence. The report pulls the permit history. Not just the current zoning card, but every application anyone ever filed on the property. It surfaces what was confirmed, what was completed by prior owners, what is still required, and what the zoning history means for what you can build. The site visit confirms what the records cannot. Where the

May 12, 2026 No Comments

Uncategorized

What to Expect When You Apply for a Residential Building Permit in the Pacific Northwest

A land buyer in Deschutes County has his site plan. He’s done his research. He calls the county to ask what he needs to submit a building permit application, and the county sends him a checklist. He prints it. He checks off every item. He does not see anything on that list about an Oregon Scenic Waterway Notice of Intent. He does not know that filing must be submitted 45 to 365 days before construction begins. He does not know it exists. He will find out in a few weeks when the county tells him his application cannot move forward. His construction timeline just moved by up to a year before a single permit has entered review. That is not an edge case. It is a routine outcome for buyers who are prepared by reasonable standards and unprepared by actual standards. The permit process in the Pacific Northwest is more involved than most land buyers expect, and the gap between what seems required and what is actually required is where construction timelines collapse. Why the Permit Process Is More Complicated Than You Expect Applying for a residential building permit in Oregon, Washington, or Idaho requires multiple separate permits: a building permit, plumbing, electrical, mechanical, and often a septic or sewer permit administered by a separate department. Each jurisdiction runs its own process and enforces its own requirements. Timeline from first application to permit in hand typically runs three to six months for new residential construction. Total permit fees commonly range from $5,000 to $20,000 depending on the jurisdiction and project scope. There is no single authority. A residential build in Oregon, Washington, or Idaho will typically require a main building permit, a plumbing permit, an electrical permit, a mechanical permit, and often a septic or sewer permit from a department that is separate from the building department. Each permit has its own application, its own fee, and its own review cycle. And each jurisdiction, whether it is Deschutes County, Lane County, Jackson County, or a city within any of those, administers all of it under its own rules. What is required in one county may not be required in the next, and what the county requires for a 1,200-square-foot home may not be the same as what it requires for a 2,400-square-foot home on sloped ground. What You Actually Need to Submit Before you submit anything, you need a site plan that shows the property boundaries, the proposed building footprint, setbacks from all property lines, driveway access, and utility connections. You will also need construction plans, which may or may not require a licensed engineer’s stamp depending on the jurisdiction, the lot, and the building design. A plans examiner at the county will review everything you submit and compare it against local building codes, zoning requirements, and any overlay zones that apply to the property. That review is where most first-time applicants get their first correction letter. The Requirements That Don’t Appear on the County Checklist Residential permit requirements in Oregon include a category of pre-application obligations that do not appear on standard county checklists and are not covered in most permitting guides. These non-obvious requirements account for a significant share of construction delays on rural and waterway-adjacent lots. In Deschutes County, properties within the Oregon Scenic Waterway corridor require a Notice of Intent to be filed 45 to 365 days before construction begins. This waiting period runs before the building permit application even enters review. A buyer who does not know about this requirement before selecting a site will discover it after, and the construction window will already be closed. Based on SiteFacts analysis of properties in Deschutes County, OR. Two other requirements in Deschutes County that do not surface on standard checklists: a solar setback applies to every new structure per DCC 18.116.180, so a design that passes all standard property line setbacks can still fail plan review because the solar setback was not demonstrated. And in high wildfire hazard zones, any driveway longer than 150 feet triggers specific fire access design requirements, including turn-outs, turn-arounds, and width standards, that must appear on the submitted site plan. Based on SiteFacts analysis of properties in Deschutes County, OR. If you are planning to build and your property sits near water, in a high wildfire zone, or on sloped terrain, the permit process has requirements that the county checklist will not hand you. The variation does not stop at Deschutes County. In Lane County, F2 (Impacted Forest) zones require a Type I or Type II planning review before any building permit is issued on a replacement dwelling, even when a structure previously stood on the property. And if that replacement dwelling exceeds 1,742 square feet or 110% of the original structure’s size, the review becomes a Type II with public notice. Neighbors can comment. Neighbors can appeal. Based on SiteFacts analysis of properties in Lane County, OR. In Jackson County, the combination of sloped terrain, high liquefaction hazard, very high landslide hazard, and expansive soils requires a geotechnical study before the building permit application is accepted. That study takes time and costs money, and it must come first. Site-specific hazard classifications for Jackson County properties can be confirmed using the Oregon HazVu statewide geohazards viewer. Based on SiteFacts analysis of properties in Jackson County, OR. How Long the Permit Process Actually Takes The timeline for new residential construction in most Pacific Northwest jurisdictions is three to six months from first application to permit in hand. That range assumes complete applications and no correction letters. An incomplete application typically loses its place in the review queue. A correction letter adds two to six weeks per round, and most first-time applicants receive at least one. Complex sites with overlay zones, geohazards, or pre-application requirements can push timelines well beyond six months before a shovel touches the ground. What Permits Cost in the Pacific Northwest Permit fees across Oregon, Washington, and Idaho commonly run between $5,000 and $20,000 for new residential construction.

May 7, 2026 No Comments

Uncategorized

When “City Sewer Nearby” Means $100,000+ in Hidden Land Development Costs

The Perfect Property With a $100K Secret Hidden costs when buying land can transform a dream property into a financial nightmare. Sarah and Mike discovered this reality when a seemingly perfect 3.5-acre lot in Eastern Washington came with a shocking surprise: $100,000+ in hidden land development costs. After two years of searching for the ideal spot to build their retirement home, they found what appeared to be the perfect property. The listing checked every box: within city limits, reasonable slope, beautiful farming community setting, and those magic words every land buyer wants to see: “city water and sewer nearby.” But as their due diligence process would reveal, “nearby” and “available” carry dramatically different price tags in land development. When Property Listings Hide Infrastructure Reality Twenty years of conducting site facts reviews has taught me that real estate listings are marketing documents first, technical specifications second. The phrase “city sewer nearby” triggered immediate red flags during my property investigation. Here’s what most land buyers don’t realize: utilities nearby doesn’t guarantee affordable connection. In fact, this seemingly positive feature can indicate expensive infrastructure requirements that sellers prefer not to highlight. Sarah called me the same afternoon she discovered the property, barely containing her excitement. “This is exactly what we’ve been looking for. Can you do a quick review so we can make an offer tomorrow?” I could hear the joy in her voice, but experience had taught me to dig deeper into municipal infrastructure requirements before any land purchase moves forward. The Land Due Diligence Process That Saves Dreams Proper due diligence for land purchases requires systematic investigation beyond basic property records. Here’s the process that uncovered Sarah’s hidden costs: Municipal Records Deep Dive. This small Eastern Washington farming town, like many rural communities, hadn’t invested in comprehensive GIS mapping for utilities. Their system showed basic zoning and parcels, but infrastructure details remained buried in departmental files. The property had recently been created through a minor partition — splitting a larger farm into just two lots. This process often bypasses the extensive infrastructure reviews required for major subdivisions, creating potential gaps in utility planning. Critical Area and Environmental Assessment. My standard site facts review covered all environmental factors: Wetlands mapping (clear of any wetland designations), FEMA flood zones (no flood concerns identified), NRCS soil analysis (good drainage and stable conditions for residential construction), slope analysis (manageable 6% grade, well within building requirements), and critical areas review (no steep slopes, wildlife habitat, or geological hazards). Everything pointed to an ideal building lot — except for the utility infrastructure gap. Direct Municipal Contact Strategy. When GIS systems lack utility details, successful land development requires direct communication with public works departments. I sent a detailed request to the city, including property maps and specific questions about water main locations and connection requirements, sewer system capacity and extension needs, special conditions or development requirements, and timeline and permit processes for utility connections. The $100,000 Infrastructure Reality Check The response from Public Works revealed the true cost of “city sewer nearby.” While water service was indeed available at the street, the sewer situation required major infrastructure development. Sewer Main Extension Requirements: 300 feet of new main through city streets, two standard manhole installations, a mandatory lift station due to elevation differences, and no alternatives — city codes require connection to municipal sewer. Hidden Land Development Costs Breakdown: Sewer main extension: $45,000–$60,000 (at $150–$200 per linear foot). Manhole installations: $16,000–$24,000 (two units at $8,000–$12,000 each). Lift station system: $25,000–$40,000. Engineering and permits: $10,000–$15,000. Total estimated cost: $96,000–$139,000. These figures did not include property-to-house connections or potential complications from other utilities in city streets. How Minor Partitions Create Infrastructure Gaps Sarah’s situation illustrates a growing problem in rural land development. Minor partitions, typically involving 2–3 lots, face less regulatory scrutiny than major subdivisions. This streamlined approval process can leave infrastructure responsibilities unclear until someone attempts to build. The original farm property had been served by private wells and septic systems. When divided, the city’s connection requirements applied to new construction, but the infrastructure to support those requirements didn’t exist. This regulatory gap between subdivision approval and infrastructure reality creates hidden costs that unsuspecting land buyers discover too late in the development process. Turning Hidden Costs Into Negotiation Power Discovering infrastructure requirements before making an offer transformed Sarah’s position from potential victim to informed negotiator. Knowledge of the true development costs provided several strategic options: requiring the seller to complete sewer extension before closing; reducing the purchase offer by estimated infrastructure costs; or negotiating a shared investment approach that balances risk between parties. The key advantage was timing — understanding requirements before commitment allowed for strategic negotiation rather than crisis management. The Resolution: From Crisis to Success Armed with detailed infrastructure cost analysis, Sarah successfully negotiated a resolution that saved her dream home project. Ultimately, they agreed to a $50,000 reduction in purchase price, an additional $50,000 seller contribution toward sewer extension, and an extended closing to allow infrastructure completion. Sarah closed on the property with full knowledge of costs and timeline. The sewer extension took four months to complete, but she was prepared for both the duration and expenses. Her dream home is now under construction with complete city utility service. Essential Lessons for Land Development Success Question every listing description. Real estate marketing terms like “nearby,” “available,” and “accessible” can mask expensive infrastructure requirements. Always verify actual connection costs and requirements. Conduct municipal research early. Don’t rely solely on online mapping systems. Contact utility departments directly for detailed infrastructure information before making offers. Budget for infrastructure surprises. Even when utilities are truly available, connection costs vary dramatically based on distance, elevation, and local requirements. Build contingency funds into development budgets. Time your due diligence strategically. Discovering infrastructure requirements after making offers limits negotiation power. Complete utility feasibility analysis before commitment. Consider the full development timeline. Infrastructure work can add months to construction schedules. Factor these delays into planning and financing arrangements. The Ultimate Takeaway: Knowledge Prevents Disaster

June 27, 2025 No Comments

Permits

The Hidden Cost of Hydric Soils: A Builder’s Guide to Oregon’s Wetland Regulations

How Oregon hydric soils building permits nearly cost a Florence builder $25,000 in unexpected delays and regulatory complications The Phone Call That Changed Everything A builder I’d worked with called on a Tuesday. He was ready to break ground on another home in Florence, Oregon—his fourth house in the same 17-lot subdivision. He’d never had a single issue there. “Just run your standard report,” he said. “This should be easy. City sewer’s already in, and the lot looks exactly like the others I’ve built on. But you know me, I check every lot.” That habit was about to save him a significant amount of money and an even bigger headache. The Hidden Regulatory Landscape From the aerial photo, nothing looked off. The lot sat in a typical residential subdivision, surrounded by cleared sites and finished homes. There was no standing water, no obvious wetland plants—nothing that would make an experienced builder pause. But Oregon’s regulations don’t always match what you see on the ground. Sometimes the most expensive permit surprises are buried in databases and maps created decades ago, just waiting to surface the moment you submit your application. As I pulled up the state wetlands inventory, a familiar pattern emerged. It’s one that every production builder in Oregon needs to understand before they move a single yard of dirt. What Are Hydric Soils? Hydric soils are defined as soils that are saturated, flooded, or ponded long enough during the growing season to create oxygen-depleted (anaerobic) conditions near the surface. The key word is “seasonally.” A lot can look bone dry and perfectly buildable in August, yet still be mapped as hydric soils because of conditions that occur during Oregon’s wet winter months. Oregon’s Statewide Wetlands Inventory maps these areas as “presumed wetlands,” which triggers a cascade of requirements that can blow up your timeline and your budget. The Regulatory Trigger: ORS 215.418 When your lot falls within these mapped areas, the rules change immediately. Under ORS 215.418, any building or land-use application within mapped hydric soils areas must be sent to the Department of State Lands (DSL) within five days of submission. This isn’t optional, and it isn’t a formality. Lane County cannot issue your permits until DSL does one of three things: This mandatory review period alone can add a full month to your permit timeline before any other work starts. The Removal-Fill Law Oregon’s removal-fill law requires state permits for moving more than 50 cubic yards of material in jurisdictional wetlands. For context, a standard foundation excavation and site grading plan far exceeds this threshold. If DSL confirms jurisdictional wetlands on your site, you’re looking at: A $25,000 Near-Miss In the case of our Florence builder, the investigation showed his lot fell squarely within these mapped areas. While it looked identical to his other lots, this parcel was facing a completely different set of costs: If these issues had surfaced mid-construction, he would have faced work stoppages, potential violation penalties, and a total disruption of his production schedule. Protections for Production Builders Smart builders turn Oregon’s complex regulations into a competitive advantage. They do site analysis before contract execution, not after. Understanding these constraints upfront lets you price projects accurately and keep customer confidence intact. To protect your business, follow these basic rules: In production building, your reputation takes the hit for regulatory surprises, regardless of whose “fault” it is. Builders who deliver on time and on budget earn the referrals and premium pricing power that come with being the expert who “knows what they’re doing.” Final Thoughts As our Florence builder put it after reviewing the findings: “I’ve been doing this for 15 years, and I thought I knew this neighborhood like the back of my hand. But every lot has its own story.” The builders who succeed in Oregon’s market are those who take the time to learn that story before ground breaks. Are you taking the time to learn your lots’ stories, or are you waiting for them to surprise you? and often modified construction methods to comply with state and county wetland protection requirements. For builders facing Oregon hydric soils challenges, professional site analysis can identify potential building permit issues before they become expensive problems. Understanding Oregon’s complex regulatory environment isn’t just about compliance. It’s about protecting your business, your customers, and your reputation in an increasingly complex market.

June 11, 2025 No Comments

Uncategorized

Sidewalk Requirements for Infill Lots: Avoiding Costly Surprises

You bought an infill lot in an established neighborhood. You worked with your builder on plans, secured financing, signed contracts. Construction started. Then three weeks in, your builder hands you a change order for $9,600 to install sidewalks nobody saw coming. Your loan is closed. Your budget is maxed. And now you need ten grand you don’t have. I’ve seen this happen three times in the past two months. The Anatomy of a Missing Requirement Here’s how it plays out. A homeowner buys an infill lot within city limits. They hire an on-your-lot builder. Neither checks local sidewalk requirements. They both look at neighboring properties without sidewalks and assume they won’t need them either. Plans get drawn, permits submitted, financing secured, contracts signed. During permit review, the city flags the missing sidewalks. The builder issues a change order for $10,000 or more. The homeowner scrambles to find money after their loan is already closed. The project stalls while everyone figures out how to pay for it. The Math Behind the Bill For a typical corner lot measuring 60ft by 100ft, you need 160 linear feet of sidewalk at 5 feet wide. That’s 800 square feet at roughly $12 per square foot for prep, gravel, concrete, and labor. Total: $9,600. Ten thousand dollars you didn’t budget for, hitting you when your money is already committed to the build. Why Neighboring Lots Are Decieving Garden City shows how this happens. Their municipal code states sidewalks are required along public rights of way intended for vehicular travel. This applies to any new construction, addition, expansion, grading, alteration, or any new or more intense use of property. Even if neighboring properties lack sidewalks, new development must include them. Garden City views these as required on-site improvements for pedestrian safety, not impact fees. Their official policy says properties without sidewalk contain an existing deficiency that may pose a threat to the health, safety and welfare of pedestrians. The development process often requires right-of-way permits too, adding another layer. Hidden Costs and ADA Complexity The costs go beyond installation. Right-of-way permits mean additional fees and processing time. Sidewalks usually can’t go in alone. They need proper curb and gutter systems for drainage. Modern sidewalks must meet ADA standards with curb cuts, tactile warning surfaces, specific slopes. Sometimes utility poles or fire hydrants need relocating. In Garden City, sidewalks must be at least five feet wide, four feet if detached in residential subdivisions. Detached sidewalks are required unless there’s an existing attached sidewalk on both sides adjacent to the property. Why Professional Builders Miss It The timing makes it worse. This requirement often surfaces after construction has started, causing delays while the change order gets processed and the work scheduled. Both homeowners and professional builders miss this requirement for similar reasons. They look at neighboring lots without sidewalks and make the wrong assumption. Many on-your-lot builders focus on the structure itself and have less experience with jurisdiction-specific site requirements. Requirements vary between municipalities, so it’s easy to assume one city’s rules apply elsewhere. The sidewalk requirement might get flagged during a separate review, public works or engineering, after the initial building permit submission. Due Diligence: How to Protect Your Budget Check requirements before you buy the lot. Ask the local jurisdiction about sidewalk requirements before finalizing your purchase. Don’t assume based on neighboring properties. Ask directly: Will I be required to install sidewalks on this infill lot even though adjacent properties don’t have them? Most municipalities, including Garden City, offer due diligence meetings where you can discuss requirements before purchasing property or finalizing plans. Building in a Safety Buffer If you’re building on an infill lot, include contingencies in your contracts for unexpected municipal requirements. Set aside a buffer fund for unexpected site development costs. Work with builders who handle urban infill and know local jurisdiction requirements. In some jurisdictions like Garden City, there may be provisions for waivers or alternatives in cases of undue hardship, but these are decided case-by-case and need documentation. The SiteFacts Advantage A SiteFacts Report during the land purchase process highlights the sidewalk requirement before you finalize your lot purchase. You can factor sidewalk costs into your overall budget from the start. Negotiate the purchase price with this requirement in mind. Plan your home design knowing all site development requirements. Secure financing that covers all necessary improvements. Even if your builder had got a SiteFacts Report before contracts were signed, you could have adjusted your budget and funding strategy. Instead of scrambling for additional financing, you could have included these costs in your construction loan from the start. The Big Picture: Building Community Networks Sidewalks to nowhere might seem frustrating, but they reflect how communities gradually build complete pedestrian networks. Each new home contributes a segment to what will eventually become a connected system. Cities rarely have the resources to install full sidewalk networks all at once. They rely on requiring each new development to add their piece. In Garden City’s case, this isn’t considered an impact fee, but an on-site improvement. Get a SiteFacts Report during your due diligence period to uncover all jurisdiction requirements before they become expensive surprises. It’s a small step that can save you thousands of dollars and prevent a financial surprise after your construction loan has closed.

May 16, 2025 No Comments

Utilities

Power Planning Guide: Electrical Service for Your New Home Build

Why Power Planning Matters? When building a home on your own land, electrical service planning is often underestimated but absolutely critical. At Sand and Sage Solutions, we’ve seen power planning become the #1 cause of construction delays for new home builds. Many first-time builders assume it’s as simple as making a phone call to the utility company, but the reality is far more complex. Real-World Impact: One of our clients faced a six-month delay because they didn’t account for the lengthy approval process required for underground road crossing permits. Another had to add $15,000 to their budget when they discovered their home site required additional transformers due to its distance from existing power lines. This comprehensive guide will help you navigate the power planning process successfully and avoid costly mistakes and delays. Power Planning Timeline: Start Early! KEY TAKEAWAY: Begin your power planning 6-12 months before construction to avoid delays. Before diving into the technical details, understand that power planning has one of the longest lead times in your entire building process: Power Planning Phase Typical Timeline Initial utility consultation 2-4 weeks Design process 30-60 days Contract review and signing 90-day window Material ordering and delivery 12-20+ weeks Work scheduling after requirements met 2-4 weeks Pro Tip: Contact your utility company as soon as you purchase your land, even if construction is months away. Understanding Basic Terminology Before we go further, let’s clarify some terms you’ll encounter: Beyond the “Will Serve” Letter A “will serve” letter merely confirms the utility company can provide power to your property. This is only the beginning! To ensure smooth implementation: Choosing Your Service Type: Underground vs. Overhead KEY TAKEAWAY: Your choice between underground and overhead service affects aesthetics, cost, and installation requirements. One of your first decisions is how electricity will be delivered: Underground Service Overhead Service Combination Service Factors affecting your decision: The Road Crossing Challenge KEY TAKEAWAY: Road crossings can add significant time and expense to your power installation. One common challenge is getting electricity from the utility’s infrastructure to your property when they’re on opposite sides of a road. Overhead Road Crossings Underground Road Crossings Planning Tips for Road Crossings: Distance Considerations KEY TAKEAWAY: Homes more than 200 feet from existing power require special planning and may incur additional costs. If your home will be more than 200 feet from the nearest transformer, you’ll need to address: Pro Tip: For distant home sites, consider bringing the transformer closer to your building site rather than running extremely long electrical lines. Who’s Responsible for What? KEY TAKEAWAY: Get clarity on who provides each component of your electrical service to avoid misunderstandings. Different utility companies provide different components. Always clarify who is responsible for: Component Typically Provided By Conduit and trenching Homeowner or builder Transformer pads/vaults Varies by utility Cables and conductors Usually utility company Meter bases Homeowner or builder Backfill and restoration Homeowner or builder Recommendation: Have your excavator present during your meeting with the power company to ensure everyone understands their responsibilities. Determining Your Power Needs KEY TAKEAWAY: Calculate your electrical needs early to ensure proper system sizing. Work with your builder to verify your electrical service requirements: The utility company needs this information early to properly size transformers and other equipment. Don’t Forget Temporary Power KEY TAKEAWAY: Construction requires power from day one. Temporary power is essential for construction and requires: Coordinate this alongside your permanent power planning. Cost Considerations KEY TAKEAWAY: Power infrastructure may be one of your highest site development costs. Request a detailed written estimate that includes: Important: Many utility companies require payment upfront before ordering materials or scheduling work. Budget $5,000-25,000+ depending on your situation and location. Permitting and Inspection Process Before any electrical work begins: Power Planning Checklist Use this checklist to ensure a smooth power planning process: Final Thoughts Planning for power is a complex but manageable process when approached methodically. By understanding the requirements, timeline, and costs involved, you can avoid delays and ensure your new home has reliable electrical service from day one. Remember that this guide provides general information applicable across various regions and utility providers. Always consult your specific power company’s Electric Service Requirements manual for detailed specifications relevant to your area.

May 9, 2025 No Comments

A modern two-story home with gray siding sits at the base of a green hillside during a heavy spring rainstorm. Bright windows glow with warm indoor light while stormwater pools at the foundation, flooding the area between the house and the slope. Leafing trees in the background and overcast skies suggest early spring in the Pacific Northwest.

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Grading and Drainage Issues: Why They Matter More Than You Think

What you ignore at the first site visit is what your client will hate you for after move-in. We’ve reviewed hundreds of post-move-in surveys, and the message is brutally clear: grading and drainage issues top the list of homeowner frustrations year after year. It’s not trim, it’s not paint—it’s water. Water in garages. Water standing against foundations. Water pooling into backyards. And almost every time? The early warning signs were there on day one. In this article, we’ll break down: Let’s dive in. Common Residential Drain Types (and When They’re Used) Understanding drainage solutions is key to avoiding future problems. Here are the big players: French Drain Curtain Drain Trench Drain Perimeter Drain Rain Drain Low Point Drain Area Drain Grading and Drainage Code Requirements (Oregon and Washington) Across Western Oregon and Washington, certain drainage systems are consistently required for residential construction due to wet seasonal climates and stormwater regulations. These include: Each county or city may have specific engineering design standards or stormwater manuals that add additional requirements, but these three systems (rain drains, perimeter drains, and low point drains) are core expectations across the region. Bottom Line: Proper planning for these drainage systems isn’t optional—it’s a codified part of responsible site development throughout Western Oregon and Washington. Where Drainage Problems Start (and How to Spot Them) Our review of hundreds of new construction homes shows the biggest pain points for drainage issues are: These issues don’t appear magically after closing. They’re visible—or preventable—during the first site walk if you know what to look for. When SiteFacts Flags Drainage Risk When we evaluate a lot through SiteFacts, here are the scenarios that trigger early drainage planning: Ignoring these indicators means passing problems down the line—to your trades, your warranty department, and ultimately, your customer. Conclusion: Control Water or Pay Later Grading and drainage issues aren’t cosmetic. They’re structural. They’re emotional. They’re expensive. And they’re preventable. The best time to fix a water problem is at the first site evaluation—not after a call from a furious customer standing ankle-deep in their new backyard “lake.” SiteFacts Reports are designed to surface these hidden risks early—before they cost you time, money, and reputation. Ready to make smarter, drier decisions? Visit www.sitefactsreport.com to learn more.

April 25, 2025 No Comments

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