Building Location: View vs. Privacy

[jives]

Considering sometime down the road about building an ADU (accessory dwelling unit) on the far corner of my 7 ac. property. This will be small (600 sq ft?), used first as a rental, and then potentially to add value to selling off the entire far end of the property. Each square shown in the pic is about 1.25 ac. What I am asking here is what is your opinion and pros and cons of locating the building to maximize view or maximize privacy. The entire proper is relatively flat, that is, until the corner where the house will go. Location #1 shows the building located on the top of the slope (maximize view from the home, but also maximizes the view OF the home). Location #2 puts the house down the slope, hiding it a bit and giving a bit more privacy to the house. Location #2 may be only about 6' lower than location #1, so we are not talking about a vast difference in view or privacy.

What is NOT being considered here are issues of code (setbacks, well, septic), cost (grading and drainage), driveway location, location in the center of the property, and the downsides of selling off land. Also not considering a walk-out basement or location of a small garage or carport for the ADU. Just view vs. privacy.

 

[RPH]

First, are you allowed to split the property? If so, what are those requirements.
Low wet area can create problems, if possible move it to position one. Play around with spinning the house for views.
Septic, I presume. Most places require enough room for spare field to be set aside for future use. Can you fulfill that requirement?
Good luck and let’s see the results.

 

[T45]

Location 2 is poor quality.

 

[jives]

Location 2 is poor quality.

Why?

 

[dfiler2]

If it were me i would want 2 for privacy and the view of the trees. It might depend a little on what the view at position 1 would be, mountains or a lake that might be better.

 

[billconner]

Plant trees now along road. Maybe Norwegian spruce - good in this climate and grow faster than some. View and noise block. Whichever location it helps.

 

[duneslider]

THis is all relative obviously but I would call 500' between my house and the neighbors pretty private. So, from my frame of reference any of the options would be great.

 

[Garcky]

THis is all relative obviously but I would call 500' between my house and the neighbors pretty private. So, from my frame of reference any of the options would be great.

Well, considering access to the building, either from the side road or the main road, location #1 would be simpler for creating a road, either way. The downslope location of #2 is likely to create some drainage problems, I'd think. But, I can't actually see the property.

 

[jack stand]

What's the approximate value of this little house if you were to sell? Same thing with the rent.
I place a very high value on my privacy although being on a corner of 2 roads, that ship may have sailed.
Is this retirement income concerns?

 

[jives]

All of the non "privacy vs. view" issues raised we have pondered, the most important being if we want to divide up the land. What we do not have a consensus if someone buying the small house would rather have more privacy or more view. This is particularly a factor because the road on the left side of the picture (running up and down, which is actually east/west) is a moderately traveled country road at 50 mph.

And FYI, we have planted about 100 hybrid poplars along the two roads because they grow fast and were cheap from the county soil and water. These were only a temporary solution as the evergreens grow in. We planted about 50 evergreens along the fast country road, but they only range from 5-10' after 10 years. Most that have survived are blue and white spruce. There are also a smattering of white pines that I transplanted from another location on the property. These were volunteers. There are 6 balsam firs that were ball and burlapped live Christmas trees that we transplanted after Christmas. Two large ash trees in the wel area are all but dead, presumably victims of the emerald ash borer.

What would you rather have if you were to buy the small house? Privacy or view?

 

[Moss]

I don't think I could answer the question without being at the specific site. I personally value privacy but it looks like a private enough location in comparison to most. I would certainly want to have any structure on the highest ground it could be on. Drainage and the issues being on lower ground can cause is a way bigger factor for me. High ground wins for me.

 

[T45]

I don't think I could answer the question without being at the specific site. I personally value privacy but it looks like a private enough location in comparison to most. I would certainly want to have any structure on the highest ground it could be on. Drainage and the issues being on lower ground can cause is a way bigger factor for me. High ground wins for me.

This guy gets it...

 

[larry_g]

I don't think I could answer the question without being at the specific site. I personally value privacy but it looks like a private enough location in comparison to most. I would certainly want to have any structure on the highest ground it could be on. Drainage and the issues being on lower ground can cause is a way bigger factor for me. High ground wins for me.

x3 go for the high ground

 

[sjvicker]

I'd prefer privacy to a view and the structures to be in the center of the property for more space between me and the neighbors.

 

[ChevyEFI]

Iceberg house.
Basement should be under the area of option 1 and 2.
Upper should have a balcony area over the fireplace-inclusive meeting room downstairs.
Best of all worlds.

 

[FTG-05]

I got both a view plus privacy.

The view:




Pic of my neighbor's house. It's easily seen right behind the power pole in the center of the pic:


ETA:

Ok, how come I'm not allowed to post pics from Imjur any more?

 

[FredWanaker]

start by reading your deed and the zoning requirements to see what is allowed. I would allow first for the weather - where the snow goes, where the water goes. What about water and septic - any idea if there is equal access to water and does the soil perc the same in the spots you are considering? In winter do you have to plow? Are there any easements on the property. Believe it or not I have seen deeds where their were old UNABANDONED RR easements, and underground pipe easements on the land people owned. One deed had an easement for a future Interstate thru it. Another for high tension lines.

 

[tomtomgt356]

If you can't pee off the porch in your birthday suit, it isn't private enough.

 

[jonesg]

If you can't pee off the porch in your birthday suit, it isn't private enough.

you don't need privacy to do that....just get up at 4 am, start the day right.

central ny ?, that gets snow.
High ground wins hands down from every perspective. If the buyers want privacy they can erect a fence or plant shrubs.
I would move the house toward the road to save on driveway install/snow plowing and utility install etc.
Plenty of privacy at the rear of the house.
A house in the middle of the lot ruins the lot.

 

[jives]

Varied opinions, for sure. Build in the middle of the lot, don't build in the middle. Privacy trumps, high ground trumps. Not developing the land is always a good option. . . .

Or perhaps a berm house built into the slope. .

 

[bbbarracuda]

we have planted about 100 hybrid poplars

If they are anything like the ones I planted, you'll live to regret that. They are a dirty tree that sheds branches constantly.
They grow fast, but also send up more trees from the roots. Soon, you'll have a thick forest of them.
Until you cut them all.

 

[Packard V8]

Just yesterday, I had a similar conversation with a contractor about what/how to build on property we own. He has been building houses for thirty years, first as a spec builder, but now only does custom homes to owners plans. He and I agreed, no matter how perfect the spec home, the first female prospective buyer who walks in won't like the siting, the floor plan, the colors, the kitchen or the bathrooms..

jack vines

 

[mikeyr]

what is the view ? is it the view of your house ? or the view of mountains ? a lake ? it looks like just open fields. I have no idea but before i could answer, I would need to know what the view is. I value privacy over view, but for the right view i will give up some privacy.

 

[jives]

If they are anything like the ones I planted, you'll live to regret that. They are a dirty tree that sheds branches constantly.
They grow fast, but also send up more trees from the roots. Soon, you'll have a thick forest of them.
Until you cut them all.

No, ours do not send up shoots or suckers. We've had several along the main road die off, I believe due to salt from the road. These trees were actually meant to be cut young (coppiced), and then re-cut every few years, for biomass fuel.

 

[Metal-Marc]

High ground wins for me.

This.

Plenty of space to plant trees for privacy.