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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
  • 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
  • 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