Don t forget the many square miles of coffee, macadamia nut, plumeria and other tropical orchards to be found driving through the country. Somebody important, like King Kamehameha III must have decided that it is easier to hyphenate the Big Island Kailua than the Oahu locale. Dun-slope Also, it cools off nicely at night at the upper elevations. The environment, along with the rich volcanic soil work together to produce this world famous bean. Dun-slope Life on the island feels more like a real community, as opposed to living in resort heavy towns on Maui. You see subdivisions of homes, Dun-slope where people are living pretty regular lives of soccer, work, church and social activities. Dun-slope The old airport was converted into a large park that includes lighted playing fields just north of Kailua harbor. I understand the excitement of the plan design process and putting on paper their ideas for their dream home, and let me share some insight on why it is important to have your land purchased first. Here are some considerations before sitting down with a plan designer. What are the setbacks for the land/lot and how will that affect the size and footprint of your proposed home? Dun-slope A setback is designated space, pre-determined by the local planning Department, which is not available for your home to sit on. Dun-slope This is usually for right-of-ways for utilities, widening the roads, etc. So for example, if the lot you are considering is 50 feet wide and you have a 5 foot side yard setback, that means you have to take off 5 feet from each side leaving you 40 actual feet for the width of the home foundation. This is an issue also for a City lot where you may want a side garage. Where are the views? Once you have the land and walk around it, you will get a pretty solid idea where you would like the kitchen, living areas and bedrooms to face on the lot. If you have a plan already, you may find that the existing drawing does not account for the right positioning or amount of windows that would take advantage of the view. Your Realtor and local Heath authority should be able to answer that question. A perk test is used to see how the actual soil absorbs or retains water. A failed perk test means alternative septic systems which can be very expensive. A city lot will usually have a sewer system to tie into, but check with the Realtor or local planning department. Engineering. More and more States and Provinces are requesting engineering reviews on plans before they will issue building permits. If you find land that may be of interest to you, research the local Building Department and find out if structural or civil engineering is required. Better to find out now before you already have plans done that cannot be engineered for that zone. I have seen too many clients spend thousands of dollars on dream plans only to have them restrict where they can find land, are too big for the lot they found, or just do not take advantage of the views, slope of the land, area etc and end up either getting new plans or giving up altogether. I am not saying that if you have a set of drawings done that you cannot find the perfect lot for them or that you have done something wrong. What I am suggesting, is that it would be easier and more prudent in the early planning stages to have finding land as the priority before plans and increase your success for a great new home building experience. Drain pipes carry waste effluent from your fixtures down to the sewage system. Pipelines connecting houses to septic tanks include some inspection chambers so that you can check the status of the pipe or tackle a blockage without digging up the pipe. This drainage setup must be self-cleaning, with running wastewater doing the flushing.