News

Click Here for the latest Service Area #27 Update - 3/3/2010

Category: General

Posted by: pcrsd

The staff members of The Platte County Health Department and PCRSD have reviewed questions raised by residents of this area and PCRSD Board Members. Facts and observations are as follows: Proposed Service Area #27 February 17, 2010 92 Lots Identified - easement needs included 79 Number of existing homes affected 7 Lots that can possibly be eliminated from sewer connection - Large tracts 6 Vacant lots 15 Illegal Discharge / Failing 18.99% 30 Inadequate replacement area 37.97% 12 Questionable replacement area 15.19% 5 Lagoons 6.33% 17 No apparent problems at this time 21.52% Discussion Points: 1 We were asked if we would be looking at the lots that were not included originally. We did look at those and those included were contiguous, would most likely have a sewer line on their property or would be within the distance of current PCRSD guidelines for required connection. Those not included did not fall in these categories and had much larger lots that would allow for individual solutions for on-site problems. 2 If there is enough space on any given lot for an on-site solution (most likely a drip system) the current average cost is $12,000.00 to $15,000.00 per property according to Dan Luebbert. I have personally heard those same figures upward to $18,000.00 from a resident who is having problems in another area. 3 A drip system is only permitted in undisturbed soil and cannot be placed in rock or where existing trees are present. A large percentage of the homes in this area are sitting on rock and/or have numerous existing trees on their lots. 4 Drip systems require approximately 600 linear feet of laterals per bedroom in the home. A three bedroom home would require 1800 linear feet at a minimum of 2 feet separation between lines. Thus the lack of space especially on the smaller lots for extension of their lateral fields to accommodate this type of system. 5 It was suggested that maybe those in violation could be required to pump their tanks on a regular basis. Typically, most older septic tanks are 1200 gallons or less. The cost to have a tank pumped is approximately $300.00. If a family average 3000 gallons of water usage per month (our current customer average is 4500 gallons per month), that would require the tank be pumped 3 times in a one month period and would cost the homeowner up to $900.00 per month/ $10,800.00 per year. 6 If this area were platted today it would be mostly 5 acre lots….maybe as small as 2 acre lots if lagoons were approved for onsite treatment. 7 If an existing problem is not resolved it is turned over to the Prosecutor for violation of Clean Water Act. 8 A Judge can certainly order most anything he deems appropriate. Generally the order would be to fix the existing system, but if there is no fix allowable by the Clean Water Act there have been cases where the Judge has ordered the water to be turned off to the premises. 9 Why are empty lots getting a free ride? They should be billed just like every other property in a project. Empty lots are not assessed at the end of construction but are charged a connection fee based on the remaining debt on the system if and when a new connection is requested. Bond covenants require PCRSD to bill and collect monthly an amount equal to at least 110% of the estimated monthly bond payment. We have no way of collecting/enforcing collection for a monthly billing on an empty lot. 10 Why are all existing homes required to connect now if they do not have an individual problem now? When PCRSD entered into agreements with MoDNR and EIERA to utilize the State Revolving Loan Fund (SRF), we were required to make part of our user fee ordinance, a requirement for connection. The comments from DNR staff members at the time were that although there are an acknowledged number of problems, given that the soils in any given area are typically of the same type and quality, it is highly likely that if every system in the same area were scrutinized, there would be a much higher rate of failure than originally reported. In the minds of the lending authority, I am sure this also comes back to how will the bonds be paid. The example below shows how cost prohibitive a project becomes if only a few homes will be charged for the system. Column 1 represents the Total Cost of Construction (In NO way is this an actual number- it is used only for comparison purposes) Column 2 represents the Number of Homes Column 3 represents the Cost per Home - Monthly Payment Per Home (without interest and administrative fees) $1,500,000.00 79 $18,987.34 $79.11 $1,500,000.00 45 $33,333.33 $138.89 $1,500,000.00 15 $100,000.00 $416.67 11 We were asked to look at connections for bathroom/shower facilities in garages and outbuildings, if / when this project moves forward. I have taken a look at that requirement and have written some notes of possible thoughts. A When and if a building permit is required, review the plans at that time. B If the facility is being built or renovated for occupancy, deal with the connection at that time. C Until such time, if bathroom facilities are included in a new structure or added to an existing structure that is not for occupancy, the connection can be made to their existing service line. D If the purpose or use of the building changes to include occupancy, a separate connection must be made at that time.

Print