Site Considerations

This is a special place

• The Methow Valley watershed is the only basin in the state that is more than 1 million acres and still maintains relatively unfragmented connections from riverfront riparian areas to shrub-steppe, into montane and alpine zones.
  

• It takes all of us, working together, to ensure our impact on the ground is light.

  Choosing a Property

• Consider the environment you like to be in—what brings you joy, peace of mind, etc.

• Think about access – the easier it is to get to, the less disturbance and cost.

• Don’t build close to water – riparian areas are critical for wildlife. Know where the floodplain is!

• Build in areas that are already disturbed – save the best habitat to admire.

• Locate the property boundaries and research all restrictions (covenants, septic requirements, wetland buffers, etc).

• Talk to your neighbors and find out what they like about the area.

Choosing your Home site

• Spend time in each of the four seasons on your property before you build.

• Try to see your property from other places in the Valley. If on a ridge, consider siting your home so that the roofline is below the skyline when viewed from the Valley floor.

• Assess potential sunlight on your property. Bring a compass and watch how the sun tracks across the sky.

• Consider using the topography of your site to your advantage, using earth-berming or passive solar.

• Use chalk dust, flagging and poles to visualize the actual location and size of your home before you excavate. Bring a ladder to see potential views.

• Make a sketch! Think about your home, your plans for a garden, snow storage, special vegetation, etc.

Using Water

• In the town boundaries of Winthrop and Twisp – you will hook up to city water and sewer.

• In established planned subdivisions (e.g., Edelweiss) – you will hook up to a community water system. Be sure to ask about water quality, pressure, and septic needs, etc.

• Outside of these options, you will rely on a well and your own septic system.

• It is simplest to buy property with an established well. Ask for the well log and specific info about dates and types of water rights to assure legal use.

• If your dream property does not have a well, be prepared to ensure you can legally drill and use a well BEFORE you buy.

Roads and Driveways

• Roads are relatively easy to create, but their impacts last for centuries – weeds, erosion, etc.

• From an environmental and cost perspective, it is better to build on sites serviced by existing roads.

• Well-planned roads:

  • Do not cross wetlands or riparian areas.

  • Erosion is minimized, with culverts or drainage ditches directing runoff.

  • Cuts blend with the surroundings and follow natural landscape contours

  • Banks reseeded early and often

  • Grade does not exceed 8% for winter and emergency access

Minimize Damage While Building

• Replant disturbed soil as soon as possible with drought-tolerant natives.

• Before you start any construction, mark soils and plants you want protected to reduce “jobsite spread.”

• Save displaced topsoil in separate piles to reuse later. This reduces the chance of importing soil that is contaminated with nonnative seeds.

Affordable Design

Simple and Smart Design

• Modify or use previously built affordable designs.

• Reduce corners!

• 2’ centers

• Roof trusses: 4-5:12 pitch for gable, 1-2:12 pitch for shed.

Design Considerations

Cost Savings vs Long Term Efficiencies and Longevity

• Insulation – R-value in ceiling, floors and walls.

  • Trusses with energy heel vs. TJI’s

• Heating/Cooling: Minisplit vs. baseboards

• Metal roofing vs. asphalt shingles

• Concrete fiberboard siding vs. wood

Working with a General Contractor

Selecting a General Contractor (GC):

• Visit homes the GC has built to confirm you are picking a GC that builds toward your preferences and budget constraints.

• Bring pictures or sketches to early planning meetings.

• Connect your GC with your designer/architect early in plan development.

• Ask for suggestions for building styles your GC’s crew is most efficient at.

• Discuss any plans to use recycled materials well in advance (rarely a cost savings in the end)

During Construction:

• Offer to help clean-up job site at key times.

• Be available (onsite or via telephone) to respond to GC questions.

• Don’t change plans in the middle of construction!!!!!!

Acting as your own general contractor

• Financing: Construction loans often have fairly short timeframes (1 yr or less) before incurring penalties.

  • Subcontractors in the Methow tend to prioritize working with known general contractors and can make meeting short timelines difficult.
    

• Cost/Benefit: If you have to take time off work, or leave your job, the cost of a general contractor can be a better deal than lost wages.
  

• Budgeting: If you bring a building plan-set to the lumber yard, they can provide you with an estimate for the framing materials before you begin.