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Started By
Message
1
Posted on 9/7/22 at 2:50 pm to bbvdd
I am currently the steward. It is owned by a civic non-profit LLC that acts as sort of an HOA for a larger subdivision. Since 1998-99 ish the developer created the LLC and handed it over to the neighborhood. The reason I don't call it an HOA is because nobody is forced to join, only if you want to use the amenities, and also there are no covenants. It's basically a private non-profit club. I have been the lake person for about two years now. Previous lake guy moved out. I was "volunteered" for the position.
This post was edited on 9/7/22 at 3:24 pm
Posted on 9/7/22 at 3:38 pm to deeprig9
quote:
Costs and state mandates including consent order fun fun
I don't understand the costs? State mandates? The state is mandating a 36" culvert? Why? I thought the state was just mandating you fix the lack of emergency drain relief?
Also, since this is an "HOA" and not private property where you can jerry rig and do shite with the help of your cousin Bubba then internet costs aren't going to matter much. You really should just ask for suggestions on options to do this and then get multiple quotes from companies that do this.
ETA: also, since this isn't a family owned property and sounds like you have some options on where to place it. I'd highly consider just getting the cheapest option done. Are you planning on living there in 15-20 years? Just justify your work. I'm not suggesting going cheap or kicking the can, but its a lot easier to get a HOA to agree to a cheap 10 year fix then an expensive "permanent" fix.
This post was edited on 9/7/22 at 3:42 pm
Posted on 9/7/22 at 4:10 pm to baldona
quote:
ETA: also, since this isn't a family owned property and sounds like you have some options on where to place it. I'd highly consider just getting the cheapest option done. Are you planning on living there in 15-20 years? Just justify your work. I'm not suggesting going cheap or kicking the can, but its a lot easier to get a HOA to agree to a cheap 10 year fix then an expensive "permanent" fix.
You need to re-read the reasons I don't call it an "HOA".
ETA:
Also, the state isn't mandating the pipe in OP. This is a brainstorming idea on how to get them off my back. It would have to be approved and signed off on before it would be done. But am looking ultimately at the cost of doing so, before even going down that path. The LLC is on an operation budget of about $12k a year in membership dues collected, most of which goes to pool maintenance and upkeep of the entrance (landscaper).
So if something costs $57,000, it is not achievable and am not even going to pursue. I have already said too much. I really just want to know the answers to the questions posed in OP.
This post was edited on 9/7/22 at 5:59 pm
Posted on 9/7/22 at 4:12 pm to baldona
quote:
Also, since this is an "HOA" and not private property where you can jerry rig and do shite with the help of your cousin Bubba
When the state of Georgia says you are a class 1 dam, it doesn't matter if it is "HOA" or a "Civic CLub" or "Family property" or Lake Lanier, you can't call cousin bubba over to touch shite on the dam. That will get you in more trouble.
Posted on 9/8/22 at 8:56 am to deeprig9
quote:
the answers to the questions posed in OP.
Prices vary and are rising, but 36" rcp should cost you around $40/lf. Rip rap and 610/57 stone should be around $40/ton delivered. Excavator and operator will probably cost you around $200/hr. Job could be done in a couple of days.
I'd GUESS you could get the job done for less than 10K not counting fees and state gouging regulations.
Maybe higher around ATL. Good luck - sounds like you're in a bind.
Posted on 9/8/22 at 9:54 am to deeprig9
I'm going to be brutally honest with you, you need to cut bait and run from this.
A class 1 dam has a shite ton of state and federal oversight that is going to make this very expensive before you move the first shovel full of dirt. I'm not licensed in Georgia, but if I was and we took on this job, the engineering alone would be $100k+. Then the state checks my numbers and issues the permit to do the work.
No engineer is going to design a shallow pipe so it is going to take removal of a good portion of the existing dam, likely a replacement for your principal spillway. You won't be able to backfill with any kind of gravel, you will be looking at a cast in place anti-seepage collar and lean clay. This is every bit a $150k project and your organization doesn't have that kind of cash.
If I were you I'd be looking into my insurance policies to see if this is even coverable and if not try to get a policy that would cover a breach. Because if the dam ever does give way, whoever owns the dam will be responsible for paying for all the downstream damage.
A class 1 dam has a shite ton of state and federal oversight that is going to make this very expensive before you move the first shovel full of dirt. I'm not licensed in Georgia, but if I was and we took on this job, the engineering alone would be $100k+. Then the state checks my numbers and issues the permit to do the work.
No engineer is going to design a shallow pipe so it is going to take removal of a good portion of the existing dam, likely a replacement for your principal spillway. You won't be able to backfill with any kind of gravel, you will be looking at a cast in place anti-seepage collar and lean clay. This is every bit a $150k project and your organization doesn't have that kind of cash.
If I were you I'd be looking into my insurance policies to see if this is even coverable and if not try to get a policy that would cover a breach. Because if the dam ever does give way, whoever owns the dam will be responsible for paying for all the downstream damage.
Posted on 9/8/22 at 9:57 am to BoogaBear
quote:
you design the repair of my dam since you won't do his?
Yeah it's $60k up front then $2k per foot of dam height payable at the time stamped drawings are delivered to the state. if you are in Louisiana, I'm not licensed there, it's an extra $5k for the licensing headache. The engineering will take 6 months to complete.
Class 1 dams are stupid regulated.
Posted on 9/8/22 at 10:36 am to deeprig9
quote:
2 ft drop from beginning to end
quote:why so much?
30 feet long
Posted on 9/8/22 at 10:55 am to JamalSanders
quote:
Class 1 dams are stupid regulated
What about pond in my backyard dam?
Posted on 9/8/22 at 11:04 am to JamalSanders
quote:now that is just ridiculous. Get your fricking NCEES file and you can get reciprocity in less than a week and 15 mins of work. This isnt New Jersey.
it's an extra $5k for the licensing headache.
Posted on 9/8/22 at 11:07 am to deeprig9
quote:
So if something costs $57,000, it is not achievable and am not even going to pursue. I have already said too much.
I've never been involved in a dam project, but I've been involved in multiple HOA projects similar to this.
You don't have to answer, but it sounds like this has to be done or you are going to have to do something with the lake. Without the ability to force people to pay, I'm not sure your legal options. But I would disagree that $50,000 is a lot. I'm guessing you have a neighborhood of 50+ homes? That's $1,000 each.
You guys have a mess on your hands, but I don't understand why you wouldn't call a professional and get some free quotes? The damn may change some things, but there's small businesses with dump trucks and excavators that specialize in projects very similar to this.
This post was edited on 9/8/22 at 11:08 am
Posted on 9/8/22 at 12:32 pm to baldona
Every home in the neighborhood is paying about $5k in property taxes right now, except a few seniors with the discount. Probably going to have to find a way to get the county to help. 150+ homes.
$750k a year our residency are forced to pay into the "real" hoa.
Outside of that possibility, it's probably destined to be drained.
$750k a year our residency are forced to pay into the "real" hoa.
Outside of that possibility, it's probably destined to be drained.
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