Ridgetop - our place and how we muddle along

[Ridgetop]

Is that every 400 feet? Or since the frontage of this parcel on the highway is 1,732 feet, with only one driveway, would we be able to put in another driveway or even 2 or 3? DH will have to check with TXDOT and with Wood County.

 

[Baymule]

The county commissioner for that precinct should know. It would be a good place to start.

 

[Margali]

Is that every 400 feet? Or since the frontage of this parcel on the highway is 1,732 feet, with only one driveway, would we be able to put in another driveway or even 2 or 3? DH will have to check with TXDOT and with Wood County.

As far as I understood from FIL its every 400ft of road frontage. So you can have multiple on a parcel but not closer than 400ft from each other. Something to do with study showing multiple drives close together increase traffic accidents.

 

[farmerjan]

Obviously don't know TXDOT but here VDOT has to come out to inspect and approve all new driveways etc.; including farm gate entrances, and now they are supposed to be off set in xx number of feet so that you are not opening a gate, pulling out into the lane of traffic, and having to go close the gate.... old ones are grandfathered in, but don't ever close off an existing gate or you have to go through the new regulations.... so if there is a gate there... maintain it as a gate even if you never use it for a gate....
and part of it is for water run off and such... if there are sides of the road grades (ditches etc.) then a pipe under the driveway... of course we get snow and stuff, so different for there... but DS was telling me about the number of entrances and footage requirements and it did have to do with causing potential traffic problems....he had to go look at where a farmer wanted to put in a gateway, and had to approve it.....

 

[Margali]

Yep. I had to get a Culvert permit which cost $0. Johnson County came and told me what minimum diameter was allowed. I went ahead and paid $18/lin ft for them to supply gravel and install culvert. Felt like decent price considering there is a 12" water main and buried cable in path of the culvert.

 

[Ridgetop]

We wanted to put in another driveway (no gates) to make a circle driveway so we don't have to back out into the highway. There is turning area behind the first cattle gate behind the house, but it's not easy to turn around easily at the house. DH figured that a circle drive would allow you to pull in and then pull out into the road instead of backing out. Safer. But when we move in we can have the appropriate department look and tell us what we can do. If nothing else we can put in a "circle drive" under the trees for guest parking. We will figure it out once we are on the property.

The survey of the property has been ordered. We are moving forward. The seller is putting some money toward the new septic system. Everything else we can do ourselves. The survey will be completed in 20 days. We will be back in California by then but will be coming back in October/November to oversee the septic installation. Neither septic company can install until November. The second company is meeting me on Monday to work up the estimate. The first company never sent me an estimate. He promised it would be sent to my email by last Thursday. So did the electrician.

At any rate we are on track. Now all I have to worry about is California's Governor Gruesome returning us to masks. If the restaurant closes again we will have to figure out a small at home wedding and reception. This wedding which should be so happy is beginning to feel like a nightmare from which cannot wake up! Sooner or later it will get done.

Tomorrow I have to pull out my flock cards and check which ewes are due to lamb the first 2 weeks of August. DS1 will have to move them into the jugs just before their due dates since it doesn't look like we will be back by then. The other lambs and ewes are in the creep pen. I will have to give CDT boosters to them when we get home.

 

[Bruce]

DH figured that a circle drive would allow you to pull in and then pull out into the road instead of backing out. Safer.

Yep. If they won't let you put in a circle you can always put a spur off the side that you can back into toe get turned facing the road. Not as nice as a circle though.

 

[Ridgetop]

Also have to negotiate huge Catalpa trees in front yard for circle drive. Believe they would be negotiable for the turn but we are waiting until we move in to make those decisions. We could use the area in front of the barn for turn arounds and adjust fencing too. Right now there are cattle out there but we will be rearranging things to accomodate the barn area for lambing jugs and a creep pen.

 

[Ridgetop]

As far as I understood from FIL its every 400ft of road frontage. So you can have multiple on a parcel but not closer than 400ft from each other. Something to do with study showing multiple drives close together increase traffic accidents.

There is a driveway to the next parcel within 400' of our driveway, but it is a separate parcel. Depending on the measurements, we might be able to to do something between the shed and barn. There is quite a lot of space there so that might be the way to go instead of a circle drive in front of the house.

Bad news on the septic system! Finally got the estimate from the first septic guy. $11,100+ pumping of old septic! According to Chad it will require a separate tank for the washer gray water (which I think may also include the shower and kitchen sink) because that outlet exits in the front of the house and the black water exits behind the house. Apparently to get the gray water to the septic line they have to put in a "power lift" tank to pump the gray water over to that line. The carport is in the way of just rerouting the gray water from the house outlet so need that extra tank, plumbing - an extra $4000! Oh well it is only money! The second septic guy is coming out Monday and I will get an estimate from him too although I think it may come about the same amount. Still November install date for both.

We are also meeting the electrician on Monday to get his estimate for the subpanel and electric repairs. This will not include the electric line for the septic which was included in the septic estimate ($600). But there are a couple things that need to be done to make sure it is safe for a tenant. (Since you never know what a tenant will decide to do.)

Costs are mounting but we will do what is necessary now and space the rest out until before we move in. These costs are also tax deductible since this is still a rental. Problem with tax deductible expenses is being able to afford them in the first place! The fencing can wait for a while since we won't have our dogs and sheep on the property yet. That cost will be huge for the perimeter fencing so we need to determine exactly how much of the property we need to fence. We could leave the front 20 acres as hay pasture at first which would cut the cost considerably. Then fence that acreage later when needed.

Huge thunder and lightning rain storm shook the trailer yesterday. Right over Rusk. Finally travelled west and we got our satellite signal back. During the night another heavy rainstorm came and woke us up. No lightning and thunder though. Lovely sunny day today.

DH is losing weight on my diet plan. (No food!) He is also getting "trailer fever" and is restless. We will be heading to FW this Saturday to sign and fill out some paperwork. Kris' mom wants us to come for dinner at her house. Such a lovely woman - we always enjoy our visits with her. Next week we will have to find a day to drive south to Leander and visit Erick. He took a couple dogs to the National Anatolian Specialty and won. On fact all the top dogs were out of his breeding. They also are true working Anatolians on larger properties with sheep and goats. One person that couldn't wait for pups from him bought a sister brother pair from another breeder. He called Erick to tell him he was desperate for a pair from Erick since those 2 year old Anatolians allowed neighborhood dogs to kill abut 8 of his registered (and expensive) goats! Not all LGDs are alike. For some reason these 2 dogs would protect against wild predators but did nothing to stop strange dogs from killing the goats. Looking forward to our visit.

 

[farmerjan]

So, since you made the offer, was it pending inspections and such? If so, how much off the asking/selling price are you negotiating to make this fair to your purchase. Yes she is a nice old lady.... but if she cannot sell it without the improvements, she would have to foot the bill for the whole thing before the property could be sold.... mine had issues with the heating system and the upstairs ceilings, but they do not need to be inspected by anyone because this was between 2 private persons, and do not affect any things like electric or septic or anything. But you are having to comply with city/county ordinances and that makes the property unsellable as it is????
Sure it is only money, but still she should make some concessions in the price.....

As far as the driveway to the adjoining parcel, anything that is already existing, and a separate piece of property, should be a non-issue with your property. Laws might be different there, but for the most part, that is how they work... pre-existing/grandfathered in until you want to make a change to that specific spot.

Sounds like Erick has some very good working animals....
as far as the other guy who lost animals..... I would be out there with a gun and shooting anything that came on the property to hurt/maim/kill my animals....feel bad for him and for the animals he lost.