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The Point O’Woods Association, Incorporated. Water and Sewer Systems: WPCA Benefit Assessment and Pre-Construction Public Hearing. WPCA BENEFIT ASSESSMENT, PRE CONSTRUCTION HEARING AGENDA. 2008 Sewer and Water Update Bill Lacourciere Overview of Construction Project Rob Prybylo

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The point o woods association incorporated

The Point O’Woods Association, Incorporated

Water and Sewer Systems:

WPCA Benefit Assessment and

Pre-Construction Public Hearing

Wpca benefit assessment pre construction hearing agenda

  • 2008 Sewer and Water Update Bill Lacourciere

  • Overview of Construction Project Rob Prybylo

  • Review of Proposed Benefit Bill Lacourciere

    Assessment Method

  • Estimated Costs

  • Q&A with Panel

    Rob Prybylo – RFP Engineering, LLC

    Norbert Church, Esq. – Counsel

    Chris Kerin – Appraiser, Kerin and Kerin

    WPCA Members:

    Kathy Aldridge Kathy Mckeough

    Marty Guyer Mark Stankiewicz

    Jack Harney

Fy 2008 in review
FY 2008 in Review

  • Engineering Design Completed

    • DEP, DPH, CWC, VE reviews completed

  • Construction bids received

  • Benefit assessment method proposed

  • Project approved and funded by the CT Bond Commission

Fy 2008 in review1
FY 2008 in Review

  • Intermunicipal Agreement Completed

    • One agreement – East Lyme

    • Established interconnection fee of $1,026,000

    • User fee same as East Lyme customer: $5 per 1,000 GPD

    • Fee for using State loaned capacity if and when necessary - $5 per 1,000 GPD

    • Pay for actual flow used instead of flat rate

Fy 2008 in review2
FY 2008 in Review

  • Improved Communications

    • 4 Benefit Assessment workshops

    • 11 WPCA meetings

    • Annual Meeting

    • Public Hearing

    • Joint BOG/WPCA meetings

    • Monthly newsletters

    • Monthly FAQs

    • WPCA website

Fy 2008 in review3
FY 2008 in Review

  • Construction Permits Approved:

    • Old Lyme Inland Wetlands and Watercourses Commission

    • East Lyme Conservation (wetlands) Commission

    • DOT approval for Route 156

    • Amtrak for construction beneath railroad trestle

    • Old Lyme Zoning Commission (pending)

Construction schedule
Construction Schedule

  • Paganelli Construction Co. has 2 years to complete the project

  • No work will begin within Point O’Woods until after Labor Day, 2008

  • We anticipate that Paganelli will try to complete as much work as possible during “off seasons”

Sewer system
Sewer System

  • Work will start with mains in streets and pump stations

  • Installation of individual grinder pumps and lateral sewers to individual properties will be installed only after mains have been installed in the streets

  • Curb-to-Curb overlay pavement will be installed towards the end of the project after pipelines have been installed

Sewer system1
Sewer System

  • Working hours will be from 7:30 AM until 4:00 PM

  • Detours will be necessary to divert traffic around construction crews

  • We will post and update construction schedules on the WPCA’s website (

Water system
Water System

  • Paganelli Construction Co. will install the water mains in the street in the same trench as the sanitary sewers.

  • All new water mains will be installed at frost-proof depths

  • Paganelli will install new services from the mains to each current customer’s property and install a new meter pit at a frost-proof depth for each existing customer

Water system1
Water System

  • Paganelli will then connect from the meter pit to the existing water service at a point near the street

  • Paganelli WILL NOT replace the existing pipe from the meter pit to the house

  • Temporary water services will be maintained during construction to enable existing system to be taken out of service

Water system2
Water System

  • Only brief outages are anticipated as houses are connected from existing mains to temporary system and from temporary system to new mains

  • Most/all of this work should be completed during off-season periods when most properties are not occupied

Grinder pumps1
Grinder Pumps

  • The Association will own, install, and maintain grinder pumps and pressure sewer from the pump to the main in the street

  • Property owners will be responsible for connecting from the house to the grinder pump and to bring electricity to the electrical panel

    • Some properties may need to upgrade their electric panel to accommodate grinder pumps

  • Notification letters have been sent to property owners that will receive grinder pumps asking them to contact Doug Hill at RFP Engineering

Grinder pumps2
Grinder Pumps

  • We will meet with property owners at their house to discuss best location for pump and pipes

  • Property owners will need to execute an agreement with the Association giving the Association the right to go onto property to install and maintain the pumps and pipes

  • The WPCA will be contacting property owners with grinder pumps soon to begin this process

  • Blasting1

    • Unfortunately, much of the project will require blasting to remove ledge rock

    • Paganelli Construction Co. is required to hire a qualified, licensed blaster to oversee and perform all blasting

    • Paganelli’s blaster will be required to perform a Pre-Blast survey of each building that is within 250 feet of where blasting will be conducted.


    • Blasting will only be allowed between the hours of 9 AM and 3 PM

    • All blasting work will be under the purview of the local fire marshal's office


    • We need to obtain easements from the owners of 5 properties along Champion & Hillcrest Roads

    • Water and sewer services will be installed behind the existing sea wall

    • Sewer service will be by gravity

    • The WPCA will be contacting these property owners shortly to begin the process

    C ommunications


    • Doug Hill, P.E. will serve as Resident Engineer during construction and should be the first point of contact for construction-related issues

    • He will have an office trailer in or near Point O’Woods

    • His contact information will be made available on the POW WPCA website as soon as it is established


    • Please check often to receive important bulletins and work schedule updates.

    Benefit assessment method
    Benefit Assessment Method

    • Goal: Determine the most equitable benefit assessment method for our community which is most defensible in court

    Benefit assessment method1
    Benefit Assessment Method

    • Process:

      • Four public workshops

      • Nine WPCA meetings

      • Surveyed various communities with similar conditions

      • Consultants

        • Real Estate Experts

        • Appraisers

        • Legal Experts

      • BOG survey of the community

      • Considered several benefit assessment methods

    Benefit assessment method2
    Benefit Assessment Method

    • Methods Considered:

      • Flat rate (evenly divided amongst all of us)

      • Property value

      • Front footage, acreage

      • Usage

      • Number of bedrooms

      • Combinations of the above

    Benefit assessment method3
    Benefit Assessment Method

    • All but flat rate and property value methods were ruled out because:

      • Uniquely, POW properties are all single-family homes

      • No commercial properties

      • No industrial properties

      • No farms

      • No municipal buildings

      • No method of measuring usage at this time

    Benefit assessment method4
    Benefit Assessment Method

    • Two methods best met our objectives:

      Flat Rate

      Property Assessment

    • Property Assessment:

      • Preferred by majority of respondents to BOG survey

      • Least defensible legally – there would be cases where the benefit assessment would exceed the value of the benefit derived from the project

    Benefit assessment method5
    Benefit Assessment Method

    • Property Assessment (continued):

      • Most disproportionate – some properties would pay over $50,000 and others less than $15,000 and at times the derived value would be reversed

      • Moving target – a presently unimproved property could be greatly improved following construction but pay a disproportionately small assessment.

    Benefit assessment method6
    Benefit Assessment Method

    • Flat Rate:

      • Met expectations of most property owners of $24,000 per property

      • Method used alone or in some comination by most communities

      • Most defensible in court – highly unlikely that a property would be assessed higher than the value derived from the project

      • Whether communities we spoke with used it solely or not, most strongly recommended it because it is simple, fair, and defensible

    Benefit assessment method7
    Benefit Assessment Method

    • Flat Rate (continued):

      • Recommended by counsels Norbert Church and James Mattern and our appraiser, Chris Kerin

      • Method most easily managed by a small, volunteer community

    Benefit assessment method8
    Benefit Assessment Method

    • Appraisal Report:

      • Average value derived from the sewer and year-round water project is


      • Benefit derived could be inverse from benefit assessed

      • Virtually guarantees that that a flat rate method could not be legally defeated in court

    Benefit assessment method9
    Benefit Assessment Method

    • Legal Opinion:

      • It is reasonably probable that a seasonal property would be converted to year round occupancy with year round sewer and water available

      • Flat rate was most legally defensible method

    Benefit assessment method10
    Benefit Assessment Method

    • Grinder Pumps:

      • Use of grinder pumps saves us all millions of dollars

      • Their proper function is critical to the overall efficacy of the system; therefore, they should be owned, installed and maintained by the POW Association

      • They are an inconvenience to the property owner

        • Have to pay for electricity to operate

        • Have to provide POW an easement for access

      • Compensation:

        • POW pays for grinder pump and its installation

        • POW maintains the grinder pump

        • POW pays for cost of any connection that exceeds $8,000

    Benefit assessment method11
    Benefit Assessment Method


    The WPCA proposes that the benefit assessment method be flat rate for all

    That each single-family dwelling be classified as a unit

    That the benefit assessment be assessed on each unit

    That all property owners pay for their own connections

    That the maximum cost a property owner will pay for the connection of a grinder pump to the street is $8,000

    Next steps1
    Next Steps

    • Gravity Sewer Connections:

      • The WPCA is working on a plan to enable homeowners to use a pre-selected/pre-qualified contractor at a pre-established price

    • Policies:

      • In the coming months, the WPCA will be establishing several new policies:

        • Connection Policy (who, how, and when)

        • Sewer Use Charge Policy

    Next steps2
    Next Steps

    • Meetings with Property Owners:

      • Grinder Pump Properties

        • Decide on best location for grinder pump and pipe

        • Execute agreement

      • Gravity Sewer Properties

        • Decide on best location for lateral sewer

      • Blast Area Properties

        • Schedule time for pre-blast survey


    • Design is Complete

    • Bids are in and they are low

    • State monies have been set aside

    • Grant and Loan applications are pending

    • East Lyme agreement is completed

    • Permits are complete except one: Old Lyme Zoning

    • Benefit Assessment method has been proposed