Love at First Site

by Greg Tasker

Before you fall in love with a dream-home design, here’s what your builder wants you to know about working with your lot and the landscape.

When it comes to building your dream home amid the lakes and woods of Northern Michigan, there’s much more to consider than just gorgeous views or settings.

Choosing the right property is one of the most important steps in the process of building a new home, says Jeff Collins, CEO and owner of Glennwood Custom Builders, a fullservice design and build team that has offices in downtown Petoskey and Traverse City. The company specializes in new construction and extensive remodeling projects.

Collins recommends the buyer have their team in place— including the builder and real estate agent—before the selection process begins. The builder can identify issues with a property; how things such as topography, soil types, drainage and regulations for setbacks from lakes, rivers and roads may impact the building envelope. Those elements could add costs to the building project or deem a property unsuitable for the client’s vision.

“We typically work with our clients to help them locate the perfect property, assist with pre-purchase due diligence and work through any items that may require interacting with state agencies, township zoning and county permitting,” Collins says, noting the state agencies include the Michigan Department of Environmental Quality and the Department of Natural Resources. “We have long-standing, high-quality relationships with these and other agencies important to the build process.” Glennwood Custom Builders has more than 25 years of experience helping customers build their dream homes in Northern Michigan. The family-owned company’s portfolio includes homes of all sizes, ranging from 3,000 square feet to 20,000 square feet or more. Their service includes coordinating and managing all the people, entities and components required in the complex process of purchasing the ideal property.

“A lot of times people don’t consult with a builder ahead of time and they’ll buy the lot and then discover there are issues they didn’t consider,” Collins says.

One example is the topography of a site. A customer may dream of a walk-out, but to build that on a flat parcel will mean moving and sculpting a lot of dirt. Steep slopes may also mean moving dirt around or constructing a retaining wall. The type of soil could require pilings for a foundation—more expensive than a traditional foundation. Other considerations include local setback requirements from waterways and roads.

“We like to visit the site with our client and their real estate agent,” Collins says. “We try to give advice on the cost, what can be done there, what are the setbacks. All the lakes in Northern Michigan have different regulations on whether you can build a guest house or a storage barn, and how big … there are a lot of things to weigh before purchasing a lot.”

Many properties in Northern Michigan have wetland issues, which dictate how big the building envelope on a property can be. You cannot build on wetlands but there are ways to work around them.

Wetlands were an issue for a client a few years ago. Before choosing Glennwood, the client had been told it was impossible to build his desired home on a 10-acre site on Lake Charlevoix because of setback requirements and wetlands. Glennwood negotiated with state agencies for a year to find workable solutions, reshaping the landscape to make the 10,000-square-foot house work on the property. Part of the solution included re-creating the wetlands elsewhere on the site and building bridges over streams to protect water. “It was extremely complicated and detailed,” Collins recalls. “We got the house in there when everyone said it was impossible. It took us a while, but [the customer] eventually got everything he wanted.” Choosing the right property also impacts the livability of the home, something most prospective clients don’t think about either. The livability of a site includes considering such things as how the sun falls in the afternoon—do you want shade after you’ve been out on the boat all day or do you want to grill in the sun? Others include where is the prevailing wind, and how deep is the water in front of the property?

“There are so many things to think about,” Collins says. “Do you want to be right up against the water or do you want to be able to play yard games? Maybe you want to be 100 feet from the water—is the lot deep enough? You have to understand the pros and cons of different properties and how you plan to live there.”

“Putting that team together and working with a builder who is truly custom and is engaged right from the start, even on the lot selection, can work with you to make sure your vision is going to happen, to make sure it’s going to be feasible,” Collins adds. “At Glennwood we enjoy and appreciate assisting our clients with their lot selection options, whether they are full of opportunities or challenges, to make sure their vision can be carried out. This does take time, so we encourage them to reach out to us as soon as they start the process of searching for the perfect property.”