Engineers

Started by Cougr67, November 23, 2013, 12:27:58 AM

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Cougr67

I have my land and am now trying to come up with a plan.
I am situated on a side of a mountain that is quite steep, about 1:1 slope
A previous owner had made a Cut & Fill to make a flat building spot. The cut is about 12 feet tall and even steeper than 1:1, more like 1 ft horizontal to 2 feet vertical. Looking at the building codes (R403.1.7.1 Building clearances from ascending slopes) there is no way I will be able to stay far enough away from this cut . So my building officials tell me I need an engineer to figure out how to build on this spot. They say I can expect to have to build a retaining wall or incorporate a retaining wall in my foundation etc.

I am sure I am not the first one here with this situation so tell me about your experience working with an engineer. Was he/she a civil or soils engineer? What should I expect to pay for such services?

speedfunk

drystack stones wall against  the steep earth following the 2:1 grade upward.  Rest that on a rubble trench below build grade slightly.  The stone retaining wall will hold soil but allow it to allow water pressure through (not sure if your in a wet area) but around here Central NY I have seen those formed concrete blocks (the smaller types) that interlock get pushed out from the pressures. 

I know this is not what your wanted but felt id share. I have this fear of engineers over engineering. (depending on real world experience of said person) when really you just need to stabilize bank with stones.  Vegitation will follow and its healed.

:D Gl building on sides of mountains can be challenanging... I have found to think along the contour lines on our similar property.


Danfish

Soil stability can be critical to the future of your build and with your site already disturbed, engineering would be a wise investment.  You should first consider a soils engineer, than follow with a civil (civil needs data from soils people).  Most jurisdictions require a civil engineer stamp on walls over four feet high.

Future liability is the reason most engineers tend to "over engineer".

Shop around and you will find quotes all over the spectrum, just do your homework and pick wisely.  Check with local building officials and contractors for recommendations.  Make sure you get someone with plenty of local experience.  The firm that did my soils work is also overseeing the expansion work for the local hospital.

As an example, my local building dept. requires soils work on all new cosnstruction and the soils engineer cost me $3,000 on my current project.  That included bringing in a crew with excavator for test holes.  The final soils report than became a required part of my permit.  I was also required to have the structure reviewed, calculations provided, and drawings stamped by a civil and that cost was $2,500.  The civil work included foundation, floor joists, shear walls, earthquake connectors, and roof beams.  I had some foundation walls that were five feet high.

Keep in mind this is for California, land of the excess.

UK4X4

I had to do soils and have an engineered foundation

my costs were 1350 for the soils- 2 off 10ft deep holes

The engineer was aprox 2300 usd but I did all the dwgs, he just reviewed -scribbled a few changes and stamped them off,,,krrrrrching!

rick91351

I had to have a couple plans engineered.  This was in the middle of our counties building inspections crack down.  They fired everyone and hired new.  The new department became very anal about plans drawn for mountain locations.  It was decided from that time forward dwellings needed to be engineered by an engineer.  This of course added $2500 to $3000 to the cost of building.  Now that has changed again and it is at the building inspectors discretion.  That said I do feel myself having those two projects drawn and engineered paid off in the long run.  Costing out materials was easier, once it was engineered and submitted there was no 'redline changes' without reengineering so everything had to be thought out very well.  We had a lot better handle on very little material waste.  (So I have felt - do to that.)     

Both times I used the same engineer and he suggested a draftsman that he worked with.  I got both done for the $3000 range per project.  Drawn and engineered.  I did not think that was to bad considering some other tales I had heard.  Granted one was a waste - as it is still on the shelf and never will be built unless there is a huge change of events.  The other is the one we are currently building.

Side bar is that with the current climate at the county level and the building inspector we have.  I do not feel we would never have had to have engineering.           
Proverbs 24:3-5 Through wisdom is an house builded; an by understanding it is established.  4 And by knowledge shall the chambers be filled with all precious and pleasant riches.  5 A wise man is strong; yea, a man of knowledge increaseth strength.