Big new build next door & drainage concerns

9 years ago

I'm not totally sure if this is the right forum (I have spent most of my time on the Kitchens & Home Decorating forums here) so please tell me if this is a question better suited for another forum.

I live just outside DC, in an area where there are a lot of tear-downs but also still many original homes in the 1200-2000 sqft range. We bought our house (old, but expanded) about a decade ago and will be here at least until our kids graduate high school (13 more years for the youngest, not that I'm counting.)

The 1000 sqft house next door was recently sold to a flipper, who is planning a 9000 sqft house in its place. This is at least twice as big as the largest new builds on our street, and the flipper doesn't have the best track record, so I'm a little freaked out what it's going to look like. But I'm most concerned about the excavation and how it will impact our backyard. Our front yards are at a slightly lower grade, but the backyards are separated by a 12-15ft tall concrete block retaining wall that predates us. In other words, his backyard is above our heads, if that makes sense. The previous owners installed a wooden fence on top of the retaining wall to keep their dogs in the yard.

The flipper had to get a sediment control plan approved by the county, and they have reasonably high standards around here. I know he had to do revisions before it was approved.

However, when the sediment control plan was submitted and approved, he indicated the house size would be 6000 sqft, and now he's increased it by 1/3. Setbacks apparently limit the perimeter of the house to about 3000sqft (of a 15k sqft lot), so apparently the plan is for a 50ft wide by 60ft deep home of 3.5 stories. He has already received his building permit, and if we were to going to object we'd need to do so ASAP (30 day time frame.)

I can get a copy of both the sediment plan and the building plans from the county. If I go this route, what should I be looking for? Should I preemptively try to find an expert or retain some kind of assistance to protect my own property from runoff? What should I do about the retaining wall? We also have 3 very large, very old trees and I need to figure out if they will be safe as well. He's already said he will trim some overhanging branches, which is his right. But should I do anything to protect the root system?

Fwiw, we don't have buckets of extra money to spend, and we're not looking to cause trouble for the flipper. But I don't trust him to look out for our best interests, and we figure we should at least do a bit of research in advance. Thanks for any help, even if it's just to tell me to post this query elsewhere....

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Comments (8)

dekeoboe
9 years ago
I'm confused. If I am understanding correctly, he just added a story to the house and the footprint of the house did not change. If that is the case, why would the sediment plan change? If there would be no change to the sediment plan, then all you can probably do is get a copy of the plan and watch to see that they follow it.
User
Original Author
9 years ago
I'm not sure if the revised plan simply added another floor or if the overall site plan was expanded - will have to check.

Either way, I'm trying to figure out what if anything we should be doing to prevent any damage or to ensure that the sediment plan is a good one or that it is being implemented. It seems almost self-evident to me that putting a house that is 9x as big as the one that was there previously (and digging out a basement where one did not exist) is going to impact us. Especially since our properties are separated by a big difference in grade and a 20? year old retaining wall.

I don't have a lot of confidence in the flipper/builder - he's a one-man show, not the usual big builders in this area and he has a lot of complaints on record with the county. There have been a series of bizarre things already, and I'm just trying to figure out what if anything we should be doing to protect our own property.
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MFatt16
9 years ago
If you want options, see an attorney in your area. They will tell you what your rights are in this situation. You could voice your concerns to the county but it may be out of your control.
galore2112
9 years ago
That reminds me of http://kingofthehill.wikia.com/wiki/Square-Footed_Monster

Here is a link that might be useful: King Of The Hill Mansion
bus_driver
9 years ago
I think your concerns are genuine. Make photos and video now to substantiate how things are before he starts. They may prove valuable later.
chicagoans
9 years ago
I agree with bus_driver and with the advice to talk to an attorney. It's also a good idea to get to know the folks at the county.

Our village has had lots of tear downs and water / flooding issues are a valid concern. Friends of ours took pictures when the house next door, still in the build phase, was draining water onto their property. The builder couldn't get a CO until the problem was fixed.

I'd also call in a tree specialist to ask about the tree roots; those likely extend beyond the lot line. If he's digging into the roots, find out what your recourse is if the trees die in a year or so, or worse yet fall during a high wind.

I'd check for height codes too. Find out if there are limits on how much higher a house can be than the houses next door.

Unfortunately I think you're going to have to watch this builder carefully and document everything that doesn't seem right or that affects your property.
worthy
9 years ago
I'm a bit confused about a "sediment plan" in relation to a single family home.

Perhaps this is really a drainage plan, which would be my concern too.

Adding on another storey doesn't reduce the land area able to absorb runoff. However, the new house will have a much larger footprint--reducing the land that would have been able to absorb rainwater runoff. Instead, all that water will come shooting out downspouts. Where I am, such water must be kept on the property with the use of swales or underground pipes to spread it around the originating property.

In my jurisdiction, you're required to file a drainage plan, which can only be devised by designated experts; the plan is reviewed by the city and subject to inspection.

If you can, you might be able to access their plan and have it reviewed by your own expert, if you're that concerned.

This post was edited by worthy on Tue, Nov 18, 14 at 20:32
lepages
9 years ago
I think that I would make an appointment with the responsible person at the county. Ask to have an explanation of the sedimentation plan. For all you know this may eliminate all your concerns.