Site Selection

Gig Harbor, Washington, nestled on the picturesque shores of Puget Sound, is a place of natural beauty, vibrant culture, and a welcoming community. If you're considering building a house in this charming town, selecting the right site is paramount. In this blog post, we'll guide you through the process of choosing the ideal location for your dream home in Gig Harbor, WA. (Or for any other water adjacent city outside King County for that matter).

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• Embrace the Harbor Life

  Gig Harbor is famous for its maritime lifestyle. Consider how close you want to be to the water. Waterfront properties offer stunning views and immediate access to boating and other aquatic activities, but they may require additional permits and considerations for shoreline regulations. Properties with private docks, especially those that don't turn to mud are hard to come by and command a high price. Building a new dock these days costs upwards of $1M.
   

• Budget Realities

  Determine your budget for the entire project, encompassing not only the cost of the land but also construction, permits, and potential site preparation expenses. Set realistic financial boundaries to guide your search. This is especially true to sites that are topographically "challenged." A lot of money goes into the engineering which keeps the structure from sliding down a hill. A small fortune can be spent on retaining walls, structural anchors, drainage, piers, footings and shoring. Much of this will not be visible once the building is complete, thereby making it not very economical for resale value.
   

• Environmental Consciousness

  Gig Harbor values its natural environment. Before selecting a site, consult with environmental experts to understand any potential impacts on wetlands, shoreline ecosystems, or critical areas. Familiarize yourself with local environmental regulations to ensure compliance. Other major criteria are salmon habitat, shoreline restoration, endangered species habitat, and waterfront setbacks. When a site is considered which has tell-tale signs of wetland vegetation, a wetland delineation survey maybe required to find the extent of the wetland and establish a wetland buffer. For more information, see Pierce County Wetland Review.
   

• Geological Assessments

  Given the region's varied geology, it's essential to conduct geological and geotechnical surveys. These assessments can reveal any potential geological hazards, like landslides or unstable soils, that could affect the safety and stability of your home. Many available parcels on the MLS are ones that have either challenging soil conditions, these often come with steep terrain as well. A geotechnical report will outline what type of foundation is suitable for a site, and will often be a driver of design.
   

• Access and Infrastructure

  Investigate the accessibility and availability of essential infrastructure, including roads, utilities (water, sewage, electricity), and internet connectivity. Consider the costs and feasibility of connecting to these services if they are not readily available. I often suggest that my clients look for tear-downs where utilities have already been installed, saving both time and money. Building in a city infill lot can also come with its own challenges, mostly in the form of costly site improvements or road construction permits.
   

• Views and Orientation
  Gig Harbor's beauty is its calling card. Select a site that offers the views and orientation you desire, whether that's a sunset over the harbor, a serene forest backdrop, or both. Your home's positioning can greatly enhance your living experience. Daylight is a crucial factor to well-being, this is especially true when hunkering down for our long dark gray winters. Special care must be given when considering the neighboring site conditions.
   

• Zoning and Permits
  Research local zoning regulations and permitting requirements for Gig Harbor. Ensure your intended use aligns with zoning laws and that you can obtain the necessary permits for your project. Waterfront properties are subject to a fine toothed comb and will often take up to a year to make it past the permitting phase. There is somewhat of a loophole in the permitting process - known as a "one-wall remaining renovation." By demolishing an existing house down to one wall, you can instead apply for a construction application, instead of the New Single Family Package. This saves you both time and money, as long as you remain in the footprint of the existing house. "Renovating" also allows you to build closer to the shoreline (get grandfathered into the old house's footprint otherwise you have to apply for a variance) instead of having to obey current 50' setback requirements.
   

• Taking Care of Business
  Gig Harbor, like many areas in the Pacific Northwest, often requires properties to have septic systems for wastewater disposal due to the region's diverse topography and limited access to centralized sewage infrastructure. This comes as a shock to many urbanites. Property owners should assess the feasibility and permitting requirements for installing a septic system when planning new construction. During a feasibility study, perk holes need to be dug to test the soil for infiltration rates. If the native soil fails, then a raised system will need to be installed. A basic 4-bedroom septic system will be in the ballpark of $20,000. Random Fact of the Day: the bedroom count to your house is limited by the size of your septic system! So despite having 6-bedrooms, if your house only has a 4-bedroom septic, then it's a 4-bedroom house with 2 bonus rooms!
   

• Water-Water Everywhere
  Wells are a common source of potable water in Gig Harbor, with many properties relying on private well systems. Before building on a site without access to municipal water, property owners should investigate the groundwater availability, quality, and permitting processes for installing a well. Compliance with local regulations is crucial to ensure a safe and reliable water source for your new home. Wells cost about $20,000 at the time of writing, the deeper you go, the cleaner it is (but costs more money!). Additionally, pump houses, pressurization tanks, and reverse osmosis (filtering) systems need to be factored in. Some neighborhoods share a community well that's monitored by a third party, while other parcels will require an individual well. Sufficient distance between well-head and the septic drain field needs to be achieved to pass health code requirements.
   

• Consult Local Experts
  Engage with local architects, builders, and real estate professionals (hey, that's us!) with knowledge of Gig Harbor. They can provide valuable insights into the region's unique characteristics, regulations, and market conditions. When you find a handful of parcels to choose from (1 - 3), feel free to contact us for a free site selection consultation.
   

• Community and Neighborhood
  Explore the surrounding community and neighborhoods. Assess factors such as school quality, safety, proximity to amenities, and the overall character of the area. Your chosen community will become an integral part of your daily life. You can change your property, but you can't change your neighbors.
   

• Future Growth and Development
  Investigate Gig Harbor's future growth and development plans. Understanding potential changes in the area can help you make a long-term investment that aligns with your vision.
   

• Conclusion
  Selecting the perfect site for your dream home in Gig Harbor, WA, requires careful consideration of environmental factors, infrastructure, views, and community. By taking the time to research, consult experts, and understand local regulations, you can ensure that your new home not only reflects your vision but also harmonizes with the natural beauty and welcoming community that make Gig Harbor so special.