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Residential
Land Development
In
The Sequim/Dungeness Area
Copyright
2003, Conrad Drum, dba Shelter Rock Resources, Inc.
(Click
here for a printable pdf version of this document)
Introduction:
This
is a work in progress, and by its very nature, will continue to
need occasional updating. What has been completed as of the copyright
date is judged to be fairly accurate, but not guaranteed; it’s
more likely you’ll find errors of omission rather than inaccuracy.
Representatives
of several state and county agencies have reviewed this work and
I thank them for their suggestions in editing. A listing of the
those agencies to contact for each issue addressed will be included
in the appendix, in case further information is needed.
This
information is compiled and offered in an attempt to assist those
who are considering the purchase and development of small acreage
parcels for residential use. It helps to identify many of the
common issues that will need to be addressed by the property owner,
and should serve to keep to a minimum the number of surprises
encountered in developing a home site. Each parcel of land has
the potential to present its owner with new and different developmental
situations and issues, and within the limited scope of this work,
the author cannot hope cover all the variables.
Since
there are no “absolutes”, and this is only an attempt to give
some insights to what can be expected when developing land for
residential use in the local area, you’ll find liberal use of
words like may, could, might, and usually
throughout . These words are used intentionally to create loopholes
through which the author may escape, free of any liability that
may be caused by unintentional oversight.
Please
notice that this is a copyrighted work. The author reserves the
right to distribute it as he sees fit and at his complete and
total discretion. It is given freely and is not to be distributed
for profit in part or in whole.
Wells
and Water Systems:
Outside
of the Sequim city limits, and also within some newly annexed
areas, individual property owners may need to drill a residential
well for their water needs. The exception to this situation would
be if the property is served by either a “community” water system
or by the PUD.
Proof
of “potable water” will be required before a building permit is
issued, and in most cases, before financing is approved. The county
requires a minimum well output of 1/2 gallon per minute before
issuing a building permit for residential use. At this minimum
level, the homeowner will be required to install a water storage
tank in the system. Estimates vary, but 6 gallons per minute,
or more, should be adequate for daily residential use without
need for a large storage tank.
Well
drillers are required to be licensed by the Washington Department
of Ecology and as contractors by the Department of Labor and Industries,
as well as to be bonded. It is certainly prudent to verify that
a driller is in compliance before entering into a contract for
drilling services.
Currently,
wells cost approximately $25 to $30 per 6”, cased, drilled foot
of depth. Additional costs for the finished well will include
the required permits and testing, drilling point or screen, well
pump, storage tank(s) and any electrical supplies (wiring, switches,
etc). Mobilization of drilling equipment to remote sites can also
add significantly to drilling costs. Budget approximately $8,000
to $10,000 for an average completed well.
Well
depths in the valley can run as shallow as 50’ or less, or they
may go through a first aquifer and on to the next, going 100’
or more. Wells of 50 feet in depth or less may be considered
“surface-water wells” and, depending on area geology, may not
be approved by the county for residential use. With the increasing
density of development in the Sequim area, homeowners will be
strongly encouraged to drill deeper for their water needs.
Well
depths in the hills south of town vary widely. Some may catch
surface water at as little as 30’, but these wells are often not
dependable enough for residential use. You may need to drill one
or more wells, each 200’ or more, before hitting enough water
to support a household.
A well
is required to have a 100’ radius around it set aside as a protected
area to remain free of septic systems, saltwater/seawater, or
any other contaminating factors. The well radius may be allowed
to encompass driveways, utility easements, property lines, or
the area of an adjacent well. It can be difficult to place a well
with its 100’ radius, and a septic system with its drainfield
and dedicated repair area on a one-acre parcel and still have
room to build a home, a garage, and observe required setbacks
from property lines, easements, sensitive areas and any existing
septic systems and wells.
Well
drilling reports and related records have only recently been formally
kept by the county and state. Until recently, the forwarding of
records by drillers and property owners was mostly voluntary.
Currently, the state Department of Ecology requires the filing
of a “notice of intent to drill” and for drillers to file a report
or log when the drilling is completed, though drillers are not
required to sample the water. D.O.E. then forwards a copy to the
county. When applying for a building permit in the county, proof
of potable will be required, and that requirement is usually satisfied
by a well log or drillers report and acceptable results from a
test sample.
If
a well is drilled on land that may not be built on for a while,
or if the property owner plans to sell the property in the future
as an investment, it may be a good idea to have the well head
located by GPS and the location recorded with the other well documents.
This will be helpful especially if there was an older, existing
well on the property, or if more than one well was drilled before
hitting water, or if the well is located in a wooded setting.
It’s also a good idea to make the well head conspicuous, using
a marked post , bright paint or survey tape, in order to avoid
damage to the well pipe by vehicles or equipment in heavy grass
or brush.
Community
water systems are wells drilled to serve two or more homes, usually
drilled as part of a planned development. Community systems in
this area are being established less frequently, probably due
to increase in the requirements to set up and maintain them. In
the past, one or more homeowners in a development may have taken
on the duties of running the water system. Now, with increased
regulation and required education and testing of both systems
and personnel, some systems are sold to companies set up to run
one or more systems. Some community systems may still be owned
and operated by the homeowners association, but they will also
need to be educated and tested in order to comply with regulations.
Associations may collect fees monthly or quarterly for water
usage and system maintenance and systems may or may not be metered.
New homes in the development will pay a hook up fee to the association
to receive water. Hook up fees can vary widely; from a few hundred
dollars to several thousand dollars. The homeowner will need to
clarify with the association whether the fee is just for the right
to connect to the system, or if the fee includes the actual work
of opening a trench, installing a meter, and/or connecting your
pipe lines to the system.
PUD
(Public Utility District of Clallam County) supplies water to
county residents in several areas. Availability of hook ups to
water should be verified with PUD on an individual basis, since
their ability to supply water or extend their service changes
frequently. Hook up fees can run from a low of $1500 to several
thousand dollars.
Hooking
up to PUD or community water systems, when available but not required,
can give back the use of the 200’ diameter circle that would be
required of a well on the property.
Not
all area water systems have received approval by FHA and VA for
their residential loans. The list of approved systems changes,
so make sure your lending representative checks for current approval
if you plan to go with a FHA or VA loan.
For
additional information, see www.clallam.net or go directly to these web
addresses:
Drinking
Water Program
http://www.clallam.net/EnvHealth/html/eh_water.htm)
Drilling
a Well
http://www.clallam.net/EnvHealth/html/dw_drilling.htm
Water
Systems
http://www.clallam.net/EnvHealth/html/dw_systems.htm
Water
Availability
http://www.clallam.net/EnvHealth/html/dw_availability.htm
Disinfecting
a Well
http://www.clallam.net/EnvHealth/html/dw_disinfect.htm
Protecting
Your Well
http://www.clallam.net/EnvHealth/html/dw_protection.htm
Water
Testing
http://www.clallam.net/EnvHealth/html/dw_testing.htm
Proposed
WRIA 18 Watershed Management Plan
(http://www.clallam.net/environment/html/wria_18_draft_watershed_plan.htm)
Septic
Systems:
Outside
city limits, for the most part, individual residential septic
systems are used to handle the requirements of residential waste.
Currently, outside city limits, only the Sunland development has
a treatment facility to process its own sewage. Hookup to the
Sunland sewer system is controlled by the homeowners association
and monitored by the state.
There
are some limited areas where several homes may share a community
drainfield. In such cases, the individual home site usually has
its own septic tank and pump. The absence of the drainfield frees
up more usable space within the lot, or more typically, allows
for smaller lots. Community drainfields are often the only way
that a developer can create residential lots from land that won’t
support several individual systems in a small area. A portion
of the development with the necessary soil conditions is set aside
for a drainfield and repair area. Maintenance of the individual
septic tanks, pumps, and electrical components is the responsibility
of the home owner.
Individual
residential septic systems come in many types and prices. Until
the early ‘90s, simple gravity feed systems were being installed
for most applications. As the residential density increased through
the mid ‘90s, regulations were tightened in response to public
concern over groundwater contamination. Septic system designs
changed with the new requirements, becoming more complicated and
mechanical in nature. Pumped pressure replaced gravity as the
preferred method of distributing the effluent to the full reaches
of the drainfields. The depths at which drainfields were installed
began to get shallower. More above ground mound systems were appearing.
Costs for a basic residential system began to vary widely; from
a $1500 to $1800 for a gravity system in the late ‘80s to a minimum
of $2,500 or more for gravity system and a high of $15,000 or
more for a mound or aerobic treatment system in 2003.
Today,
a gravity feed “standard” system is rapidly becoming a rare item.
Most systems are some variation of a pressurized design, with
variables in tank size, drainfield pipe diameter and length, and
drainfield depth. The pressurized system has become the current
“standard” design. Budget approximately $8,000 for a septic system
(testing, registration, permit, design and installation) and hope
for a lower cost. Though more expensive, a well designed and maintained
pressurized system will probably will give better service over
a longer period of time than a gravity fed system, especially
in marginal soils.
Certain
areas in the county may require additional treatment of residential
waste, regardless of soil type or condition, increasing the complexity
and cost of the system. Carlsborg (Urban Growth Area) requires
systems which provide de-nitrification of the sewage, usually
through use of an aerobic treatment system. Recent bids for these
systems have run between $9000 and $15000, depending on home design.
Septic
permits are valid for 3 years (6 months for repair permits). There
are no renewals. Site registrations, however, have no expirations.
Site registrations are statements fact, based on the logging of
soils conditions, and since the soils don’t change they are honored
indefinitely. The one-time site registration can become invalid,
however, if the soils are removed through excavation or landslide.
Keep these facts in mind when scheduling your development or
resale plans.
Many
residential property owners installed septic systems years ago
in anticipation of rising system costs. At the time, it seemed
like a good way to save money or increase the resale value of
the property. Unfortunately, most of these systems, especially
those installed before 1994, are not usable without extensive
modifications, even though they’ve been sitting absolutely unused
for several years.
For
additional information, see www.clallam.net or go directly to these web
addresses:
Septic
Permits
http://www.clallam.net/EnvHealth/html/os_permits.htm
Site
Registrations
http://www.clallam.net/EnvHealth/html/os_siteregist.htm
Electrical Service:
All
electrical service in the area is provided by Clallam PUD District
1. Most of their supply comes from the Bonneville Power Administration.
The location and availability of power for any residential property
must be verified with the PUD on an individual basis. Assumption
of power availability is an easy mistake to make. The presence
of transformers, distribution boxes, or vaults is not an indication
of availability. In many new developments, those items are empty,
having been placed by contractors on a different schedule, for
use at a later date.
PUD
considers a property to be served by power if they have lines
in the general area. As an example, if power is available along
a street that a lot is on, its considered to be served by power…
even if it will cost the property owner the price of installing
a power pole or under road boring to get the power just to his
property. If the property owner plans to build their home in the
middle of their 5 acre parcel and the power needs to run beyond
a certain distance, the property owner may have to pay for a transformer
or other additional equipment.
PUD
does not dig ditches, so it’s up to the property owner to hire
a excavating contractor to open a ditch for PUD to lay its cable
in. It’s the property owners responsibility to supply a proper
ditch, dug to PUD specifications. Though the same trench may not
be shared, it’s probably a good time to co-ordinate any additional
trenching for water lines, cable TV and/or telephone, DSL, fiber
optic lines. Contractors should allow for the location of any
existing underground utilities in the area; contact Locators,
Inc. before you dig (1-800-424-5555). These expenses are above
and beyond the basic hook-up fee
Telephone,
Cable TV, Cellular, & Internet Services:
Qwest
is the local telephone service provider. Basic residential and
business service is available. Other ”premium” features and services
are rapidly becoming available, but we’re still behind the technology
of larger metropolitan areas. Due to rapid growth in our area,
occasional back-ups occur and service may not be available in
a specific area. Be sure to confirm service availability with
the phone company well in advance of your needs.
Wave
Broadband Services is the only provider of cable TV signal in
the area. Currently, prices start in the $35 per month range for
the starting package. As of this writing, Wave Broadband has begun
offering cable internet service as well. Their office is in Port
Angeles. Installation in the Sequim area is scheduled through
the Port Angeles office, so customers need to check for which
days are available for service and hook-up appointments.
Our
local internet providers are OlyPen (Port Angeles & Sequim),
10 Forward (Port Angeles), and Olympus Net (Port Townsend). They
offer most popular connection services (modem, DSL, etc.) There
are nationally known services available, but until recently, some
didn’t offer local dial-up phone numbers. You may need to change
from your current provider if they don’t offer a local dial-up.
Most
of the major cellular providers are offering service in the Sequim/Port
Angeles area. Cellular service can be especially tricky. As a
former representative for a cellular service, I offer these tips.
Purchase
your cellular service through a local, established, “store-front”
dealer… not over the phone or internet or at a mall kiosk. The
out-of area personnel probably won’t understand the peculiarities
of cellular coverage in our area. Local dealers have been keeping
themselves current on the growth of service in the area and can
give you accurate information on what you can expect in the way
of cell phone performance.
Make
sure that you fully understand the concept of “roaming”, and exactly
what your “home area” is. In several areas between Sequim and
Port Angeles, your phone may show “roaming” on the screen. This
could very likely be due to the increased strength of signal from
Victoria B.C. cellular towers in certain areas (e.g. Port Angeles
waterfront area). Make a call in this situation and you may see
charges for international long distance as well as roaming on
your next bill.
If you currently have service with a cellular provider, make sure
that your coverage and plan will work economically and reliably
in the area.
Natural or Propane Gas:
There
is no piped natural gas service available on the Peninsula. Delivered
propane is gaining modest popularity in the area. Formerly used
by area businesses, propane is being used as secondary energy
source for heating, cooking, and in fireplaces.
In the more remote areas of the Peninsula, where the weather can
sometimes be more of an inconvenience, it’s probably wise to consider
having propane as the source of fuel for primary or secondary
home heating. Generators are popular for emergency use, especially
if the homeowner relies heavily on electricity for computer or
medical equipment use. Propane conversions are advised for generators
spending long periods in stand-by mode, since there is far less
chance of moisture contamination.
Many people choose to place an RV pad or garage on their property
for their travel trailer or motor home, complete with sewage and
power hook ups. In the event of extended power outages (or occasional
guests), the combination of the RVs electrical generator and propane
heating system can make the situation far more comfortable.
Critical
Areas Issues:
A large number of development considerations fall under this very
broad category. This is often where the greatest number of unexpected
difficulties may be found in the development of a home site. Though
often referred to as “environmental” issues, and sometimes provoking
visions of miles of bureaucratic red tape and confusion, the category
of Critical Areas addresses concerns such as wetlands, streams,
geologic hazards, and wildlife habitat.
Input from various departments of state and county government
agencies contributes to the pool of knowledge that goes into the
restrictions and regulations placed on land development. This
situation may cause the real or perceived appearance of contradictions
regarding land development, and therefore, a great deal of frustration
with the landowner/developer.
The single best source of information regarding critical areas
issues is the county’s web site, www.clallam.net.
This site contains the same map(s) used as reference by the various
county departments to determine what sort of considerations will
need to be addressed as part of the permitting and development
process. The map shows what “overlays” effect the subject property.
An overlay is a graphic representation of an area that has been
pre-determined to be of concern. A key indicating what each overlay
means is also available on the site. These overlays should only
be considered to indicate roughly an area of concern, with field
examinations by qualified individuals necessary to make actual
recommendations and/or determinations.
For
additional information, see www.clallam.net or go directly to this web
address:
Clallam
County Department of Community Development
http://www.clallam.net/Departments/html/dept_dcd.htm
Land
Divisions:
Appendix
The
best resource for answers to questions on land development is
from the county or the city in which the property is located.
Regulations vary from place to place, and from day to day. In
a growing area, that’s one of the few things you can be certain
of when it comes to land development and its regulation.
The
Clallam County web site, www.clallam.net, contains a vast amount of
valuable information, presented in a format that may at first
seem overwhelming, but quickly becomes very easy to use. Recent
improvements have made the site far more user friendly, while
presenting even more information. This site should be the first
stop for any property owner planning to build on their land.
I’ve
found the map section alone to be a great source of all sorts
of information; current and accurate street maps as used by all
emergency services, tax parcel maps showing ownership and property
information, and critical areas maps indicating wetlands, streams,
and eagle habitat areas.
The
county’s site has quick links to most of the various departments,
from the Assessor to the Parks Dept. and the County Fair. It’s
available 24 hours a day, allowing for access at time convenient
to all users. Using the site, many simple transactions can be
completed at a savings of time and money to taxpayers and county
personnel alike.
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