building on 'cliff' lots advice needed | FerrariChat
Buy

building on 'cliff' lots advice needed

Discussion in 'Creative Arts' started by Ferraripilot, Jan 30, 2012.

This site may earn a commission from merchant affiliate links, including eBay, Amazon, Skimlinks, and others.

  1. Ferraripilot

    Ferraripilot F1 World Champ
    Owner Project Master

    May 10, 2006
    17,850
    Atlanta
    Full Name:
    John!
    #1 Ferraripilot, Jan 30, 2012
    Last edited by a moderator: Sep 7, 2017
    Hey everyone, Thought I would hit up the collective fchat wisdom regarding this piece of property we found over the weekend.

    What we're dealing with here is about .6 acre piece of property in Johns Creek area of Georgia (northern Atlanta next to Alpharetta) in a very decent area. I've never built a house before, but I'm not afraid of the process and will certainly have help from others who have contracted their own houses.


    As you can see from the pics below, the lot has a fairly small entry to it and then branches out. Also, the oblique pics show the slope or 'cliff' which begins 15ft post entry from the curb. The elevation change from the beginning of the slope to the bottom is probably around 30 feet. Can anyone tell me the approximate cost of building up the land and perhaps using retaining walls to make this property buildable? I just want to know how massive a project like this might or might not be. My wife really likes the neighborhood and it looks as if several houses on this street have been faced with this issue and they obviously built there.

    And lastly, what the heck should I build on it? I mean, yes it needs to get past the association but what would work with this lot considering so much mass needs to be added to make it work and approximately what should I shop for in terms of cost per sq foot when contracting the project overall? Houses here need to be a min of 3200 sq ft.
    Image Unavailable, Please Login
    Image Unavailable, Please Login
    Image Unavailable, Please Login
    Image Unavailable, Please Login
    Image Unavailable, Please Login
     
  2. Ferraripilot

    Ferraripilot F1 World Champ
    Owner Project Master

    May 10, 2006
    17,850
    Atlanta
    Full Name:
    John!
    #2 Ferraripilot, Jan 30, 2012
    removed. not a good pic
     
  3. dozzina

    dozzina F1 World Champ
    Silver Subscribed

    Aug 14, 2005
    10,356
    In a vortex
    Full Name:
    Dave
    #3 dozzina, Jan 30, 2012
    This is the part where Yoda says: "You will be, you will be."


    I can't imagine why you would set yourself up for this kind of challenge unless the view is absolutely spectacular. [Not so much building, but building on a difficult lot in a situation that will probably limit resell value.]
     
  4. Ferraripilot

    Ferraripilot F1 World Champ
    Owner Project Master

    May 10, 2006
    17,850
    Atlanta
    Full Name:
    John!
    #4 Ferraripilot, Jan 30, 2012

    That's kind of what it is. The view is *win* and my wife loves the area. This area just doesn't have much land to really build on any more is an issue. And this land is *incredibly* cheap right now (for a reason!) .

    So, how much we lookin at just to build it up enough to even make something of it?
     
  5. wang

    wang Formula 3

    Feb 23, 2004
    1,998
    Brunei
    Full Name:
    H. Wang
    #5 wang, Jan 30, 2012
    Build a garage into the slope.... That would be cool
     
  6. Edward 96GTS

    Edward 96GTS F1 World Champ
    Silver Subscribed

    Nov 1, 2003
    11,092
    #6 Edward 96GTS, Jan 30, 2012
    Engineering and concrete costs will bury you. Those costs are not recoverable when selling there's a reason no one has built on it
     
  7. dozzina

    dozzina F1 World Champ
    Silver Subscribed

    Aug 14, 2005
    10,356
    In a vortex
    Full Name:
    Dave
    #7 dozzina, Jan 30, 2012
    Consider building two stories, single in the front half, two in the back with a walk out basement. Patio in back on the top floor providing a shaded patio on the bottom.

    Building a structurally sound retaining wall and filling it level will be costly, and that's if you can get it past the homeowner's association (and I'd veto the lot for the association alone.)

    I've seen a bunch of houses on stilts in California to handle the same situation (or worse) but all of these options need an architect to understand the costs and tradeoffs.
     
  8. nickm

    nickm Formula Junior

    Jan 20, 2004
    378
    Ventura Ca.
    #8 nickm, Jan 31, 2012
    Tens of thousands of houses have been built built on slopes/ cliffs MUCH worse than that. That... is nothing. Cant understand how the costs would burry you. I lived in a house that literally hung off a cliff/hillside about 15 years ago... became friends with the builder (rented the house when it was brand spanking new) the builder/owner told me he had built the house for about $250K. The land was $50K. He specialized in building on cliffs. Building in Santa Barbara and Ventura Ca. areas. It can be done... but just research it. Research and learning is EVERYthing.... ;o)
    Google "Hollywood hills Ca." every house is built on the cliff/hillside. Many of those houses have been there for 40+ -50+ years.
     
  9. nickm

    nickm Formula Junior

    Jan 20, 2004
    378
    Ventura Ca.
    #9 nickm, Jan 31, 2012
    Last edited by a moderator: Sep 7, 2017
  10. Ferraripilot

    Ferraripilot F1 World Champ
    Owner Project Master

    May 10, 2006
    17,850
    Atlanta
    Full Name:
    John!
    #10 Ferraripilot, Jan 31, 2012
    I think I would go for it if the association gave me some sort of carte blanche with the design, but I really doubt it considering how conservative the area is in terms of house design. This lot almost requires that sort of thought process if they want anyone to intend on building there..... I like the idea of a bi level house built into the side of the slope there with the garage being built into the hillside at the bottom. That would be a heckuva slope to build a driveway on though..... how does one get around that with this narrow entryway
     
  11. Zack

    Zack Formula 3

    Dec 18, 2003
    2,003
    Nicosia, Cyprus/Cali
    Full Name:
    Zacharias
    #11 Zack, Jan 31, 2012
    Single car entrance on top, with car elevator to lower car to batman lair. Is the Reventon warmed up?

    How about rooftop garden to blend in with surroundings?

    Yup, you're gonna need a zip line.
     
  12. Daryl

    Daryl Formula 3

    Nov 10, 2003
    1,035
    Barrington Hills, IL
    Full Name:
    Daryl Adams
    #12 Daryl, Feb 1, 2012
    Am I missing something here? Where is the view? I'm seeing mostly scrub trees and a lot of rooftops. Building on hillsides can be spectacular in the right setting, but the result is usually a unique, non traditional building. From the looks of the neighborhood I would think the association is looking for a "McMansion", which would seem to be a square peg in a round hole.
     
  13. Ferraripilot

    Ferraripilot F1 World Champ
    Owner Project Master

    May 10, 2006
    17,850
    Atlanta
    Full Name:
    John!
    #13 Ferraripilot, Feb 1, 2012


    Agreed. I spoke with the association and what they are looking for in regards to this property is completely unreasonable for what this land is essentially capable of providing. I would have built on it given at least a small amount of flexibility.

    Also, I spoke with a soil engineer who has reviewed this land a couple times now. His official recommendation is to build retaining walls and perhaps the foundation and then leave them to sit for about a year to make sure everything is set correctly. Evidently a couple of the houses on this court did not have that done and have subsequently sunk a little and will have problems in the future.


    So, walking on this one :)
     
  14. Dodici Cilindri

    Dodici Cilindri Formula Junior

    Feb 21, 2006
    548
    Great Plains
    #14 Dodici Cilindri, Feb 1, 2012
    Wise decision! Keep the money in your pocket and keep looking.
     

Share This Page