Investor · Tucson, AZ · Member since 2009 · 171 posts · 27 votes
If someone told you the "Topography: Cleared/Pasture Land, Heavy Woods, Woods Natural State, Gently-Rolling, Level Lot" needed at least 12 culverts buried before you could use it, what would your thoughts be?
That sounds like a no-brainer to me, but my dear friend really likes the lot. I have told her it sounds like a serious drainage problem, a runoff problem, a flood plain, culverts are not standard for good building lots, any change they make in the stream/drainage that causes problems for downstream people is their responsibility, etc.
What other words can I use to convince them to forget this acre and a half? Or am I way off base here?
What kind of person/ engineer does she need to inspect the site as to that kind of situation?
Thanks,
Reader
Sounds like there are several low spots in the "Gently-Rolling, Level Lot" and someone's plan is to save some $$$ and put in some culverts rather than "balance" the site. It is most likely, there are some regulated wetlands in the low spots that would prohibit both balancing the site or the installation of the culverts to drain the low areas. Sounds like I'd look for another site!
Good luck!
Bill
I wonder if the ground is holding a lot of water at least some ttimes, and that the culverts are to give the water a place to seep into to get it out of the ground, rather than diverting it off the property. If that's the case, putting a house foundation in could be really expensive.
The price on the lot is (to my way of thinking) low, compared to others in the area, further suggestion building problems.
If you have any ideas or thoughts on this, please take a minute and respond. I think it's important that this person not lose her shirt over this. It is a visually attractive residential building site, but I think it's a money pit because of the water problems.
i'm no expert, but this sounds liek a mess....she'll spend a ton of money, and after, she'll still just have the land. there's plenty of deals on land right now where peole where speculating on betting on apprecation...find those is my advice
You need to ask a surveyor to do a spot elevation at the building site. If the whole property is in the flood plain, pass. In some states, you can't change the elevation of the land or modify the property that would change drainage, so check with a surveyor, they know the lay of the land....
You can also check with the building regs office, they can tell you if it is a buildable lot.
Also, many places in my area have such problems and they just lay in gravel roads in the country and drive 4X4s instead of Honda Civics.
Have you and your client actually looked at this land? I'm having a tough time imaging what you do with 12 culverts on a "gently rolling level lot" that's only and acre and a half. Now, I grew up on a farm in rural MO, and any road that ran across the slope of the ground needed a culvert at every significant low point where water would cross the road. If you ran a road straight down a slope, it would quickly wash away, so every road ran across the slope. We had miles of road, so we had dozens of culverts, and lots of messy spots where we didn't have culverts. But that was several hundred acres, not one and a half.
Certainly, you're not going to put culverts under a house. They go under roads. Is this lot a building lot at the end of a 1000' long by 50' wide strip that's the driveway? And the driveway strip is going across a slope that has a dozen gulleys in it? So, to put in that driveway, you need to put in a dozen culverts. There are plenty of places where building that ugly road would be worth it.
I'd put in a contingency that allows your client to research the build-ability of the lot. You better allow plenty of time and money, since it may require some significant work to sort that out.
Tweleve Culverts ( 12) on 1.5 acre lot seems a lot -- Who determined that ? What size culverts ? Will they be all side by side ?
What is the width of existing creek ? What is
the price of he lot and what size --houe she is going to built --upscale or cabin in woods ? May also have problems with perk test for septic tank --
Best --if financially feasible--go to county or city planning department and check 100 year and 500 year flood line --elevation -- also ask
for possible permit issues for a house--
You can get free flood info from USGS website --if she has location --coordinates etc
Add two feet --for first floor or garage slab --to 500 year flood elevation --
Make sure not to install a furnace in the
crawl space - and have Flood Insurance
Can build small channels and divert flow --to one side of property and leave as open creek --if county allows --
Will need local Registered Civil Engineer to
prepare Site Plan --
If have a site map--land map --I can help
NO charge--
I have seen and help designed Townhomes
Project in City of Atlanta --on top of 96" diameter storm sewer pipe--architect - developer was getting the land free --as Grant
I had county --redo culvert under my driveway--young engineer made a mistake --and I threatened to sue--so they added another culvert - cost them $80,000 extra --they repalced two 36" pipes with two 8'X8'
concrete culverts. I may not know about costs
in your area --but do have degree and experience in Hydrology --Drainage.
I was also a Registered Engineer-- Have left
engineering --not licensed anymore.
Sounds like there are several low spots in the "Gently-Rolling, Level Lot" and someone's plan is to save some $$$ and put in some culverts rather than "balance" the site. It is most likely, there are some regulated wetlands in the low spots that would prohibit both balancing the site or the installation of the culverts to drain the low areas. Sounds like I'd look for another site!
Good luck!
Bill
Champak and Bill, Thank you so very much. Champak, you nailed it--I don't know the problems or how to ask about them, but you do, and did. I would guess these are just the beginnings, too. Your suggestions begin to bring into view some of the problems that she faces if she buys this lot. Thank you for your offer of further input if she proceeds with this.
Bill, there was nothing that I know to indicate wetlands, so I didn't say it. I'm glad you did, because I think you're right.
I will give her all this information--in fact, give her the url for this thread.
All this is greatly appreciated.
Reader