Site Prep--Where to start?

[TigerfaninAR]

Last Fall we bought 7 acres. We bought the last two lots at the end of a cul de sac. We knew going in it was somewhat low and would require some dirt work etc. The price reflected this. The general slop is from left to right in the pictures below. As you can see there is no ditch in the pictures but all neighbors have a ditch (to the left in the picture). Also a very general slope from front to back. So we get all the water coming down from the ditch/road and then it just spreads all into the front. I've asked some contractor friends and they say whoever does the initial dirt work would be able to see what is needed and do it. This is going to be our forever home and seems to me we need some sort of engineer for plans etc. In no way shape or form do I want to wing it. Not worried about the money when it comes to this. Are the guys who do the initial work qualified to make decisions about a ditch, slope from and to the house? Is there a specialized engineer who handles these things?

First picture is the property line at left looking from the street (where the grass is cut). Second is the middle and right of the property.

 

[framer]

Looks like a very nice lot. From your initial statement sounded like it was
really rough lot. From pictures provided any good dirt contractors they could
handled the job.Are you can hire site engineer to set elevation marks on your
site if cant find good contractor. Framer

 

[jinman]

I will just suggest that whatever you do, do NOT build across the lot line. Either get the two lots replatted as a single lot or build clear of the line. This will save you headaches with taxing authorities and any later sales. I also suggest you get an engineer to do a study and make suggestions, especially if you don't feel comfortable doing this yourself. If you use a home builder or excavator, you may find they have their own interests at heart rather than yours. I think money spent with a civil engineer will serve you well in the long run. A land surveyor in your area may be able to suggest someone.


EDIT: That's a beautiful setting for a home. I think you've done well.

 

[TigerfaninAR]

I will just suggest that whatever you do, do NOT build across the lot line. Either get the two lots replatted as a single lot or build clear of the line. This will save you headaches with taxing authorities and any later sales. I also suggest you get an engineer to do a study and make suggestions, especially if you don't feel comfortable doing this yourself. If you use a home builder or excavator, you may find they have their own interests at heart rather than yours. I think money spent with a civil engineer will serve you well in the long run. A land surveyor in your area may be able to suggest someone.


EDIT: That's a beautiful setting for a home. I think you've done well.

As you said, I have been told by most to build everything on one lot. Luckily with our current plans this works out perfectly. Your thought on the engineer is what I was thinking. We plan to self-contract and this is the only area where we don't know someone in this line of work. Thanks for your reply.

 

[intel]

who ever you pick to do the job make sure they SAVE THE TOPSOIL

 

[warhammer]

I had 3 Civil Engineer's give quotes for laying out a 1/3rd acre industrial lot I had and the best one was $15000.
Not sure how that compares to residential.

Warhammer

As you said, I have been told by most to build everything on one lot. Luckily with our current plans this works out perfectly. Your thought on the engineer is what I was thinking. We plan to self-contract and this is the only area where we don't know someone in this line of work. Thanks for your reply.

 

[Eightpoint]

With the economy the way that it is my guess is that you could probably get the assistance of a professional engineer at a reasonable rate. It is probably worth looking into.

 

[framer]

I would have my house prints done first in relation to lot elevations.Like for
driveway,basement view out or walk out. Then contractors would know how
to grad your lot.Framer

 

[rdbrumfield]

A couple things to consider. Well and septic. There are restrictions on how far they have to be apart, here it is 100ft from drainfield to well. Where is the outlet planned for the house. Do you have enough fall from the bathroom and such to the tank. Are they going to make you put in a raised system?

When they talk elevations, this comes into play. I once came upon a foundation that was dug and they were about ready to bring in the home, prefab. I asked, where is the septic tank going? right there! Nice, looks to me as it will need to be about a foot above the toilet seat. Job stopped on the spot and two ft were added to the footing.

Another thing you might want to consider is outbuildings. When putting in the water and electricity, put a tee on the line for future hookups, and when installing the breaker box, have them drop a conduit so you can run a line outside without having to tear up a wall to get to the box.

You might get the inspector out and get to know him/her, show him what you have in mind before you go at it. Always good to ask questions, he will point you in the right direction.

Once you have the elevations and have been educated a bit, you will feel much more confident to show the dirt herders what you need.
If you have a standing water problem, rent a level or lazer and do some elevations and get a feel for your place. If you take some stakes and layout the house, septic fields, roads and all, it will help you a lot.
Have fun, building can be a nightmare, just get good people to help you.

measure twice, cut once.

Very nice lot piece you have there.

 

[CurlyDave]

My building site was different from yours in that it was very hilly. Yours is nearly level, and has subtle slopes.

The first thing I would do is buy one of these Stanley Pocket Hand Level — Model# PL1 | Laser Levels | Northern Tool + Equipment , which is the fastest, easiest grade estimator I have ever used.

Measure how high your eye is, and get a couple of tall stakes and some way to mark them at the height of your eye, and in a day you will know more about the slope of your land than you will learn in a week with a rotary laser level.

Rough out where you want the house, the septic, etc. , then call in an engineer and get him to confirm what you want.

I have a rotary laser that is good to 1/4" in 100 yards. It is great for building foundations, footers, pools, water features and things that require that accuracy.

The pocket level is good to a few inches in 100 yards, but it is a lot faster and doesn't wash out in sunlight.

 

[afish]

I think you might be over complicating things a touch. Take it one step at a time. Will the house have crawl,basement,slab? Plan where you want the house keep in mind septic (was it perked where you think it might go) you dont want to just decide to move it on a whim like my neighbor and find out the new location wont perk and spend 3-4 times more for an engineered field. After you have an idea where the house and field will go stake it out this will help you visualize it. Get an elevation set (high enough so you can get nice slope away from house in all directions) plan your driveway cut it in and lay down some large stone or crushed concrete and let the delivery trucks do some of the work packing it down (there nothing delivery drivers hate more than bad access or mud) most wont even try if it looks like they will get stuck. You could come to the site and find your lumber package out by the road. The lot dosnt look that bad I would cut a ditch in at the road to fix your immediate drainage problems maybe lay in a culvert and get the driveway base in so you and other trucks can drive back. Just remember water rolls down hill. It can be a little overwhelming at first just take on one step at a time. Dosen't make sense to me to have a bunch of site work performed then dig it up for a basement (just more dirt to move) Then after the foundation is in do some ruff grading hopefully you will have some fill to work with. Oh yea your profile dosn't list any type of equipment. This is prime time to go to the tractor dealer and pickup maybe a kubota M59,L39 or Jd 110 forks,box blade,brush-hog should do nicely for what you got going on you will need it so might as well have it from the get go. After you start construction and the money is flowing the wife will probably bark more. At least thats how it works at my place but my wife is a tight A** you can always tell her how well they hold value and could sell it after the house is done

 

[TigerfaninAR]

Great recommendations from all. I sincerely appreciate it. The house plans we have agreed on (if I can keep the wife from changing again) will be on a slab and yes it has perked. I should have put the link below in my first post to give a better idea, it's the google map street view. You can walk up the street a bit to see the ditches of my neighbors that will hold quite a bit of water that gets dumped onto my land. Thanks again.

http://www.google.com/maps?cbp=12,3...;text-align:left">View Larger Map</a></small>

 

[TigerfaninAR]

Revisiting this old thread I started in March. Now October and our house has sold so we're ready to start some land prep. The county is going to dig the front ditch and provide the rock/backfill for the culvert we've purchased.

We've had one guy come out and look at it who was highly recommended. He said it would take about 3 days to:

1. Dig out a small pond (there's already what looked to be the start of one in the back of the property, really just a big hole that has water all the time) so we can have the dirt to build up where the house will go and fill in some low spots. I didn't really care about a pond although it will be nice, but said he said much cheaper to do this than spend the money to haul in dirt.

2. Make the small creek/ditch on the side of the property where the water will flow from the front ditch larger/deeper. I could almost do this with a shovel so this isn't a big deal.

3. House pad built up and general grading so water flows into the front ditch, side ditch, and pond in the back.

When he initially said three to four days he was also assuming he would be digging out the front ditch. I'm still assuming it will take at least four factoring in the always true-it takes longer and more money that you think.

He quoted 200 dollars/hour which includes Dozer, trackhoe, and dump truck with two guys working. This sound reasonable? That's about 6K, which I thought was a little cheap but some others in the area thought it was high.

 

[MarkV]

For my area that would be a good price. A few years ago that would have been cheap. Any idea what size equipment he is using? Only down side I can see is if he is over estimating what he can do in a day. He did come recommended so you are most likely good.

Congratulations on the house sale. It is still a tough market.

MarkV

 

[TigerfaninAR]

For my area that would be a good price. A few years ago that would have been cheap. Any idea what size equipment he is using? Only down side I can see is if he is over estimating what he can do in a day. He did come recommended so you are most likely good.

Congratulations on the house sale. It is still a tough market.

MarkV

Thanks, I guess we were lucky it only took 6 months to sell.

The guy said something about an "850" when talking about his dozer. I have no idea what brand or size that is.