Natural Features

Natural features refers to vegetative cover, soil quality, slope, and water drainage characteristics of your lot.  There is a much variation in natural features from one lot to another. 

Landscaping / Topography

If there are trees or shrubs already present, can they be preserved at a reasonable cost?  Consider how valuable they may be for wildlife habitat or food, shade, or as a windbreak.  If  there are strong prevailing winds, that might be mitigated by planting a windbreak.  Consider soil types present in terms of fertility and drainage class.  This determines what species of plants will grow best, when choosing how to landscape and /or garden around your house.  Slopes of less than 6% are not a significant problem in the construction, maintenance, or function of a septic absorption field, provided the soils are otherwise satisfactory.  Slopes of greater than 6% also present a potential for excessive erosion, which can lead to many other problems.

Ponds 

If you might be interested in eventually building a pond, consider whether there are suitable sites for one on your lot .  Certain basic conditions must be present, and some lots may not have the proper subsoil or slope to allow for the successful construction of a pond. Go to our page on ponds, for more detailed information.

Water Drainage

One of the best ways to determine the drainage characteristics of your lot is to visit after a heavy rain to see what happens.  Is the property located in a floodway/flood plain/wetland area? If so, are permits and/or flood insurance needed? Consider the elevation of your lot in relation to surrounding lots, fields, woodlands, etc. Even upland areas may be subject to flooding if the surrounding area is higher than yours.   If your property has drainage tile, is the outlet to a drainage ditch/tile which is on a maintenance program? If so, there will be an assessment for it, along with property taxes. If the main tile or open ditch itself is on your property, a maintenance easement is also needed.  In Montgomery County, most all tiled or open ditch drainage systems are under maintenance by Montgomery Soil and Water Conservation District.  Otherwise, it would be the Montgomery County Engineer.

There are many areas in western Montgomery County that are in the preliminary phases of projects to reconstruct broken down drainage systems that were installed perhaps 50 to 100 years ago and were not maintained.  The lots within a project area (the watershed) will be subject to large assessments for reconstructed drainage systems, when these projects are completed.  They will also be assessed indefinitely for the necessary maintenance.  See our drainage projects map for an overview of the current situation.  For an explanation for why drainage is necessary, go the Drainage Program page.