Outline and discussion on developing my property to be move in ready. | Construction and DIY projects | Forums

Here is my first draft preliminary rough outline.

• Driveway

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  I want to build a driveway to the back of the property where I will have the most privacy. The driveway will zig-zag about 800 feet in length to follow the natural contours of the land and achieve as gradual a slope as possible. Using elevations from Google Earth, I was able to mark out a center line for the driveway before winter hit. The Google Earth elevations worked really well and the slope varies from sections of 3%-5% grade, 5%-7% grade, and 7%-9.5% grade at the steepest. My goal was to avoid anything steeper than the 7% maximum grade standard for all US roadways or as close to that as possible. I think that by building up or removing dirt that the 9.5% grade can be lessened down to 7%.

  I plan to make the driveway 16 feet wide, enough for large vehicles and two lanes. I originally planned to clear 24 feet broad, but recently was laying out the side boundaries of the driveway with string and am now considering 30 feet broad. 24 feet seemed much more narrow than I had envisioned. While I don't want to remove any more trees than I must for the driveway, it must be safe, passable, and well drained. Poor drainage more than anything will shorten the life of a driveway. I don't intend to make that mistake. A 4 foot shoulder is good for drainage OR pull over, while a 7 foot shoulder is enough for both.

• Land Bridge

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  There is a seasonal runoff stream in the valley of my property. Whether water is running or not, it dips sharply from the height of the surrounding landscape. I plan to build a land bridge with fill dirt, erosion control measures, and a giant D-shaped precast concrete culvert to let the water run through. The precast pipe comes in 8 foot long sections. The land bridge will be a one lane, 8-10 feet broad driving surface. I still need more measurements to determine height, length, and side slopes. It'd be nice if I can do it with 2 pipes, but I think it might take 3.

• Water

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  My property does not have city water or a well. Even if it did have a well, it would be a limited capacity fissure well, not an endless aquifer well. I cannot afford to have city water brought to the property. I priced it and it was very expensive. Fissure wells are hit or miss. Even if I could afford to dig a well, I cannot justify drilling what might be a dry well hole.

  That leaves rainwater harvesting which has been my plan the start. I reviewed and priced my water options before buying the property. Even at 25% predicted drought conditions, I calculated that I could collect enough rain water to last dry spells of up to 6 months. Rainfall isn't the issue, the issue is available surface collection area, and storage capacity. There is also the issue of winter frost and expense.

  Winter frost means buried water storage below the frost line. That could be expensive. Purpose built cisterns are pricy too. Storage wise, I like the inexpensive and modular idea of chaining food grade plastic drums to start. Then if I could ever afford to, maybe to dig and pour a concrete cistern. I actually really like the Atlantis D-Raintank Modular Rainwater Storage System, but its too expensive.

  To give myself some breathing room, I can shower at my gym, and use a laundromat.

  Also, I do have the seasonal runoff stream. I may be able to make use of that when it is running.

• Pond

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  I originally was not sure about doing a pond, but after a conversation with the local (volunteer) fire department, I knew I should have a pond. My property does not have city water or a well. Even if it did have a well, it would be a limited capacity fissure well, not an endless aquifer well. The fire department suggested a 40,000-60,000 gallon pond close to my house and the driveway would be a good alternative for fire control. As long as I am going to have a pond, I'd like it to be multipurpose: fire control, decorative and raise property value, backup water storage, stocked with fish, summer temperature cooling*, ground water recharge, increase biodiversity, attract wildlife, available to homestead animals, and maybe for swimming.

  I want the pond to be clay bottom. No liners. I have space enough to make the pond 100x70 feet which if 12 feet deep would be 630,000 gallons. I want a natural shape to it so that will affect the volume calculation plus or minus.

• Sewage

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  While eventually I will want a septic system, for now my plan is to just get a composting toilet. You only need septic for black water aka poop. A composting toilet eliminates the issue. That leaves grey water which I should be able to use some kind of natural filtration like plants, sand, or some combination of the two. I lost all my notes and research to the crashed computer so I need to figure out the grey water all over again.

• Electricity

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  I plan on power from the local Co-op. If I dig a 36 inch trench along the side of my planned driveway, they will run up to 1000 feet of line at no charge. Since my planned driveway is 800 feet, I have plenty of leeway. So I would clear the driveway and establish the basic grade, dig the trench, let the co-op run the line, fill the trench back in burying the line, and finish out the driveway. Since I have a seasonal runoff stream running through the valley, they said I'd probably need to pour concrete to protect the power line crossing under the stream bed. I didn't ask, but I wonder if a precast solution might be acceptable. If so, and not too expensive, that might be more maintainable. I thought of that while writing this, so I need to investigate.

  In a recent phone conversation with the co-op's service person, he asked that I mark not only the driveway and building pad for him to view, but also where the house would go. Up till then I've had an idea, but it occurred to me that I will want to layout not only the immediate house, but also the eventual main house, as well as any other buildings that will require electric like greenhouse(s), storage building(s), workshop(s), or garage(s). That way he could help decide where to put the utility pole to best serve all planned buildings.

• Buildings

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  While I know what I'd like to have eventually, this is the thing that I think troubles me the most because there is a big gap between what I want, and what I can afford. It's not just a matter of affording what I want in the future, but affording what I need in the present just to get moved onto the property. Hmm, come to think of it, this topic of buildings deserves it's own thread.

Some angles. (Gallery:

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