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We're trying to get started on our site plan for the flag lot in Ohia Estates. There's not much question of where the driveway will be or the orientation, but what about the septic tank? How much room does it take? Gas tank? Catchment tank?
For maximum privacy, should we build opposite the neighboring house, or try to be opposite their back yard? Anything to consider that I might think of?
Input requested and appreciated!
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Wayne,
I think the key to good site planning lies in getting to know the unique features of that site. If your lot is not cleared and has some native trees and plants, you should begin by thinking how you they could help with your goals of creating privacy with the neighbors, screening off roads and stuff like propane and cathment tanks. If you have some neat rock outcroppings maybe theye can be incorporated into a nice garden area. One important variable when considering the size of a catchment tank will be the area of your roof. CTAHR did a very cool publication about using water catchment in Hawai'i that goes into all those calculations and much more. (pub. # RM-12 ISBN 1-929325-11-8) Especially if you are new to catchment, I highly recommend checking it out. I found it as a free PDF on the CTAHR website under publications:
http://www2.ctahr.hawaii.edu/ctahr2001/
as "Guidelines on Rainwater Catchment Systems for Hawai'i"
I always like to spend some time in a place before making descisions about building orientation etc. Some things become so obvious later - after you've already built. Have you met the neighbors yet? Maybe there's an opportunity for you both to maximize privacy and useable open space between your houses. It's great that your thinking of all this stuff. Because, as I've learned so many times over, many, many hours of hard work can save minutes of planning.
Aloha,
Mitzi
PS: Kahunascott is right... Cat is great and I know her knowledge and skills would be a real asset during your building process.
Uluhe Design
Native Landscape Design
uluhedesign@yahoo.com
Edited by - mitzi m on 08/22/2007 20:02:44
Edited by - mitzi m on 08/22/2007 20:04:33
Edited by - mitzi m on 08/22/2007 20:08:15
Uluhe Design
Native Landscape Design
uluhedesign@yahoo.com
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There are some trees, but other than Ohia and Cook's Pine, I can't tell what's what. No pines present. The neighbors have planted a line of trees along the P/L that have a lacy semi-sorta cedar-like frond. I don't have the locations of the big plants.
Can't see any outcrops, but with the grass, berry brambles and ginger, who would know? My guess is the flagpole was graded some decades ago, as none of the big plants are in that space, though there was a 6-foot Ohia or two.
Elevation increases with distance from the street, but certainly not steep. Don't know how accurate Google Earth is at this resolution, but it reports a maximum of 19' elevation change from street to rear corner.
The lot's only 71' wide and with 15' setbacks, that doesn't leave room for flights of fancy. How much room does the septic take? Is it ok to have leech lines under driveway? How much clearance does the gas need? How much deck do I want? How wide a roof overhang? ????? I'm getting overwhelmed again! AAHHHHH! (curling into fetal ball)
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Make sure you get a survey done. Not because of the septic but because of the tight measurements. BTW, check with the Civil Engineer, you might be able to do a cesspool there.
Aloha,
John S. Rabi, ABR,CM,CRB,FHS,RB
http://www.JohnRabi.com
Typically Tropical Properties
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Take a look at my Building With the Sun in Mind post.
Larry
Larry
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quote:
We're trying to get started on our site plan for the flag lot in Ohia Estates. There's not much question of where the driveway will be or the orientation, but what about the septic tank? How much room does it take? Gas tank? Catchment tank?
For maximum privacy, should we build opposite the neighboring house, or try to be opposite their back yard? Anything to consider that I might think of?
Input requested and appreciated!
Septic size will depend on the number of bedrooms .. but.. if you allow 18 x24 for the tank and leach field at least 5' min from the house you will be safe. Call Ron Nickels to verify septic/cesspool requirement.
Propane tank also has to be 5' min from any opening (window/door) on the house/garage/carport (and I would add include garage even if detached!!)
Catchment tank will depend on the size but if you use 17' diameter for placement purposes then you will be again safe in location. it also has to be 5' min from wastewater system (tank & field both).
Other than those items, Mitzi is a good bet for the landscaping issues!
Catherine Dumond
Blue Water Project Management
808 217-7578
http://bluewaterpm.125mb.com/index.html
"We help make building your dream home a reality"
Edited by - kapohocat on 08/27/2007 08:11:23
Edited by - kapohocat on 08/27/2007 08:13:03
