concrete bag retaining wall instructions what kind to use
Pond retaining wall construction - concrete bags?
We accept a retention swimming backside our house. Due to what I think was poor design x years ago when information technology was made by the developer and lack of proper maintenance by the HOA, we have been having significant erosion issues with the banking concern. I figure that I accept lost 3 to 5 feet of country to erosion. The HOA refuses to do anything. Initially they said nosotros could simply put in a superlative of the line ridiculously expensive retaining wall - making everyone bid them separately - not going to happen. But I digress.
A few people, including one of my neighbors have done the concrete bag retaining wall. I had been waiting to run into if the HOA made them take them out. Obviously they won't officially sanction them, but take told people verbally to go ahead to do something to save their property.
The water level is depression right now so I am considering do information technology myself. Wanted to take advantage of any Aggie knowledge specific to this type of retaining wall. I volition do some research on line and accept some bones ideas of what I remember I need to exercise every bit a ME. If anyone has whatsoever experience with these, and could requite me some specifics on construction techniques, what to back fill with, how to finish them off, if they will actually work and exist worth the problem, I would very much appreciate it.
TIA
I peculiarly need aid with how to dorsum make full. With what fabric? Should I put some sort of moisture bulwark behind information technology? Is so what kind? I understand the nuts of laying out the wall.
I know a lot of houses along the Comal River horseshoe in New Braunfels used them - seem to be belongings up well.
Re: backfill... I would put well-nigh two anxiety of gravel (the chunkier the better) wrapped in craven wire behind the cement. Your biggest risks are that the menstruum of the waterr will wash away whatever fill you use, allowing the physical bags to autumn and crack or themselves go washed away. You tin can only put dirt behind that.
I've congenital a couple of walls like you are talking most along Lake Austin. Y'all demand to become some short pieces of rebar & bind the rows of concrete bags together. Nosotros also ran horizontal pieces of rebar about 5' long back into the bank & anchored them with some other handbag of concrete. (Deadman) The walls have held for 10 years so far.
Mail some pictures of the erosion.
Here are some pics.
Looking out my back one thousand.
The bank beyond the pond - was not dressed to step down and get all muddied. Erosion seems worse on my side, I gauge due to prevailing current of air management and current.
Side view across my bank. The stone piles are from a couple of years ago. My neighbour built a pool and I took 4 or 5 wheelbarrow full of debris to try and fill some spot. Really seems to work sort of. Though the erosion has continued effectually them. Figure I will take to spread this crap out behind the concrete bags.
The tree is a wild willow thing. In that location are several around the pond. Some people like them and some hate them, I am indifferent. Was considering letting it grow considering they seem to help with the erosion. Will most probable cutting it out if I practice the wall.
Identify where bank has fallen in. If yous become downwards in the pond and look at the bank you lot can see that the water is eroding the dirt out nether the roots of the grass. When the water is up there are also mud cats living in the bank. The dirt washes out and then big chunks fall.
Motion-picture show of the neighbor's depository financial institution, the one that put in physical numberless last year. Notice the fence post. Originally at that place was at least a pes of soil between the concluding mail of the debate and the pond.
Other neighbour, he threw in a couple of bags concluding year. He and I would probably both do the wall at the same time.
[This message has been edited past Absolute (edited 6/22/2010 10:28a).]
Who is responsible for maintaining the swimming? The HOA? Municipal Utility District? Where are you located?
Looks to me like the design of the side slopes of the swimming are besides steep for the type of soils you have in your area.
Or perhaps the pond doesn't have a dirt liner which allows water to more easily percolate into the basis which is causing the erosion problems and the h2o level to decrease.
I'd get your neighbors together to course a unified forepart to the HOA board. If no response, threaten legal action in the grade of a class action law arrange. Obviously its not your problem to solve, as I guess your property ends at the fence line.
Over time, it volition get to the point where the lesser of the pond is silted up and will cause the culverts and outfall channels to not operate effectively, which puts y'all at risk when information technology comes to tempest water management.
Jack,
We are in Rowlett. You are correct there is more than to the problem. It has been ongoing for 3.5 years.
I believe that the pond was incorrectly built past the programmer too. Things accept been made worse because the HOA failed to maintain things properly in 2007 we had to go together as a group and forcefulness them to fix a major trouble with the drain culvert horizontal pipe. That was the year we got so much pelting and the pond went up and down at an alarming rate past where information technology was designed and really started to show the erosion problems.
Since then nosotros have tried a number of times to get the HOA to step upwards and take responsibility and they will non. I went to a board coming together and requested that they have a lead office. That they consult with an expert and determine the cause or the problems and the correct course of action. I pointed out that the pond has encroached on OUR land, not the other fashion effectually. They spent 2 months deciding that they would do nothing and quoted some paragraph that they felt relieved them of responsibility.
Honestly, I would like to explore the legal options but do not know where to start and after that but got tired of spending fourth dimension on it.
Then there is the trouble of getting a consensus among the 21 houses that are on the swimming.
Do you take suggestions on experts to talk to and lawyers to talk to?
dig well-nigh one human foot(ii bags) beneath existing grade, using the re-bar pins and backfilled equally mentioned earlier. Can mortar stone for a cap if desired.
15"-18" riprap would work besides
quote:
Looks to me like the design of the side slopes of the swimming are besides steep for the type of soils you have in your expanse.
This, though it would be difficult to to get money out of anyone for liability so long afterward the fact.
Would not be looking for coin. Only I would like to force the HOA to maintain the pond. When they refused they chosen it "cosmetic concerns." Seems logical to me that this is not corrective, they are supposed to maintain it (they have on other things), it has encroached and damaged my holding and whatsoever fix is put into place, needs to be universal.
When I talked to the board, I fifty-fifty said, I don't care if in the end each homeowner on the swimming ends upward paying an cess (if it can be legally supported) but it is utterly ridiculous for 21 individuals to do patchwork solutions. They just volition not work long term - in that location is likewise much common surface area and some of the homeowners volition never practice annihilation.
I was waiting after my neighbor did the concrete wall concluding year. The director initially said "remove it." So my neighbour said I am trying to save my land. Give me a better option. At that point the manager said, okay leave it and we will wait into information technology more than over the adjacent year. After the yr was up they came back to him and told him information technology could stay, even though they would not officially approve it. That they had decided to exercise nothing. Another homeowner was told nosotros will not officially approve information technology, but y'all can do one to save your holding.
I think they know they are responsible and are trying to practise damage control without doing a full fix. But as I said, I have no idea how to pursue information technology farther. Lawsuits are not my preferred method of negotiation, but the HOA has shown they are not going to respond to anything less. So my choices are to spend chiliad - 1500 dollars and a agglomeration of time building my ain wall or finding a way to legally pursue it.
This is how I am familiar with the situation:
Your HOA is a grouping of representative homeowners (voted past the homeowners in your neighborhood) who work with your property management company (who you/the neighborhood pay) to manage the look and budget of your neighborhood long term.
Your HOA members should desire to practise what is all-time for the neighborhood, and they serve terms (generally ane year). If the "HOA" won't practise annihilation, vote and supplant them at your next opportunity. I assume that they won't do annihilation as there is no coin in the budget to fix the pond, but they should be willing to go later on the developer... they no incertitude keep a law business firm on retainer.
Y'all need to figure out why they aren't willing to step up and do something about this (even if the something is just asking all of the homeowners to do i unified solution to the issue. (although they cannot enforce this, unless it is written into your bylaws/covenants, whatsoever.) I am surprised that the tank/swimming isn't someone else's issue (Rowlett or the local water utility)
I have a similar issue - how can I make it contact with the poster to see how this was resolved (if at all)?
quote:
I have a similar issue - how tin can I get in contact with the affiche to come across how this was resolved (if at all)?
Jim, I just sent Absolute a PM to check out your posted inquiry.
Thanks for the heads up Gary.
Jim,
No nosotros never got whatever resolution from the HOA and I gave upwards on them. I never seriously explored the legal avenue of battle. I ust wanted the problem solved and in the end it seemed more expensive and less productive to try to fight than to attempt and fix it myself. Which I suppose is what the HOA was banking on.
Eventually, the other neighbor and I went ahead and built a concrete bag retaining wall on our banks. I did not go to quite the extents suggested earlier in the thread, simply I made a flattened physical and stone base to build the wall then did my all-time impression of overkill design on the wall itself to go far stable and stout. I get lucky since I have walls on the backdrop on both sides.
It is not a perfect solution and it cost me nigh $2000 and a hard day of work and a back strain that took about ix months to heal. Only in the end the wall has held for several years now. The situation is still a mess overall. Well-nigh half of the 21 homeowners effectually the pond have built walls. All are concrete bag. A third are already falling downward or sagging considering they had no idea what they were doing. The HOA has done zippo on the banks that are theirs. Mine is pretty stable. I don't have illusions that it will terminal forever, but I plan to move in the next yr or so and I expect my wall will be skillful for some other 5 to 10 years if the water level continues to stay relatively consistent.
Has definitely been a learning experience. As much as I similar having the swimming behind my house, I would not purchase a business firm with this particular setup again. Though, even as a home inspector who sees hundreds of properties every year, I have never seen this item setup before. So I doubt it will be an consequence in the hereafter.
You lot're welcome, Absolute.
Have you resolved the pond retention wall issue even so? I accept the same problem in my house and it looks almost the same. I would beloved to attempt to build a wall myself only have no idea what to do. If you did the concrete bag wall, could you lot take pictures and postal service so I could see what it looks similar? Any suggestions would be great. cheers.
pday
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