January 27, 2009

Public Open House Comments, Questions, and Responses

The following is a summary of questions from the public that the project team received at the January 27, 2009 public open house regarding the completed Port Hadlock Sewer Facility Plan and next steps for sewer design and financing. Brief responses to each topic are presented.

Comments, questions, and responses from two previous public meetings held in 2006 are archived. Please note that some of the archived responses have evolved since 2006 as the sewer facility planning has progressed. For the most up-to-date information, please read the below questions and responses, review the final Sewer Facility Plan, and/or request information with the Online Comment form.

General Sewer Planning

When will the facility construction start and when will it end?

• Construction of the facilities is planned to begin in 2010.  Construction on the first phase is expected to be completed by the 2012-2013 time period.  It is expected that future phases will be completed as growth and demand require, with the anticipation that the whole UGA will have sewer service available by 2024.

Why did sewer planning come about and is it necessary?

• Jefferson County’s comprehensive plan designated the Port Hadlock/Irondale area as an Urban Growth Area (UGA). This is due in part to the Port Hadlock/Irondale area’s density, which is similar to urban.  According to the State of Washington Growth Management Act (GMA), establishing a UGA requires planning for and providing urban services, which include a sewer system. Septic systems do not meet the requirements of urban services under growth management.
• The State of Washington GMA does not provide the option to zone suburban – there are only urban or rural designations. Without a sewer, building is limited because of the limitations of septic systems and the reserve land area required for replacement leach fields should the primary leach field fail.

Where will the wastewater treatment plant be located?

• Facility siting will be addressed in the upcoming preliminary design phase.  The general area being considered is in the south area of the designated UGA as indicated in the sewer facility plan.

Will the tie-in to the sewer system be mandatory?

• All new construction would be required to connect to the sewer system. The decision has not yet been made for existing uses. Many grant funding sources will require mandatory connection to ensure the financial feasibility of the system. Other funding sources do not have these requirements.  This issue will be addressed further during the preliminary design phase with work on policies and ordinances.

Cost & Financing

How is a special assessment related to a Utility Local Improvement District (ULID)?

• The formation of a ULID or LID is a financing method that is specified by law.
• A ULID allows the system capital costs to be paid over a specified period (10-20 years). The law clearly states and guarantees that the special assessment for each property will not exceed the special benefit to the property.
• Right now, the project team is reviewing the benefits of using both ULID assessments and connection fees to help spread the costs for the users over a longer period of time. Actual method(s) for recovering costs will be evaluated in the next phase of the project development.

Is a vote required to form a ULID?

• The ULID or LID formation process is specified by law for the County.  It does not specifically require a vote of the property owners. Owners of 51% of the property can petition the County, or the County can pass a resolution with intent to form a ULID.  There is a notification process and public hearing required.  Property owners may file written protest and ask to not be included in the ULID. However, if a majority of properties do not protest, the ULID can be formed. Specific properties cannot “opt out” on a parcel-by-parcel basis.

What is the current estimate of my cost for sewer?

• If no outside funding or grants were awarded, the estimated capital cost of sewer would be $20,900 per equivalent residential unit (ERU). If grants and other state and federal funding were awarded the costs could be reduced to $13,070 (assuming 45% in grants) depending on the funding secured.
• Average on-site fees of $3,500 (included above) could vary according to site conditions and the difficulty of installation.
• In addition to the capital cost of sewer, the monthly rate for operations and maintenance is estimated to be approximately $60 per month.

When the Public Utility District (PUD) constructed the water system, ShoreBank provided funding, which seemed to work well. Is it possible to replicate this funding for the Port Hadlock Sewer?

• ShoreBank provided a method for the property owners to borrow the necessary funds to connect to the system and repay over a longer period of time. Yes, the consultant team will definitely be investigating numerous funding methods and strategies to help ease the burden on the property owners while ensuring a financially viable system for the County to operate.  

Environmental Concerns

Will this sewer facility require a lot of water for treatment?

• The recommended wastewater treatment method requires a negligible amount of potable water for its operation. Much of the water needed at the plant site will be recycled water from the effluent of the treatment system. 

Is it a problem that our septic systems have effectively been placing sewage on top of our aquifer? What other environmental concerns exist?

• It is unknown to what extent aquifer contamination due to existing septic tank/leach field systems is an issue in this area.  It is known, however, that such systems are not very effective in removing nitrogen from passing through the system and to groundwater and eventual surface water bodies, including Chimacum Creek.  If definitive proof existed of contamination, Jefferson County would consider the need to restrict building in the area with septic tank/leach field wastewater systems.  Certain areas within the Port Hadlock/Irondale are considered to be environmentally sensitive areas, including areas that contain a salmon-bearing stream and those areas that border Puget Sound. In other nearby communities, there are pressures to build wastewater treatment systems to help relieve the low dissolved oxygen problem in Hood Canal.

Property Size and Growth Management Act Issues

According to current Jefferson County regulations, how large a piece of property does one need to build a single-family dwelling?

• It depends. If a public water hookup is available, a lot of 12,500 square feet is needed for a single-family dwelling. Without access to the water system, a one-acre lot is required.

How much smaller can lots be with the proposed sewer system?

• Under the new UGA the minimum density would be 4 units per acre and the maximum density 18 units per acre, depending on zoning.

How much would the population density be increased if a sewer system were installed?

• Population capacity of the UGA would be nearly double over the next twenty years. Jefferson County wants to consider and plan for the next 20 years, as required by the GMA.

Can the boundaries of the UGA be changed?

• After Jefferson County becomes GMA compliant, the boundary can be modified in accordance with established planning guidelines. Additionally, amendments can be made annually and boundaries can also be modified during the GMA-mandated review, which occurs every seven years.

How would a sewer system affect commercial properties?

• Commercial properties currently have to hold in reserve enough space on their lot to install a replacement leach field system in case their primary existing system fails. This often restricts the expansion of businesses and facilities in the area. A sewer system would allow businesses to expand on their properties without having to hold in reserve these areas and would also open up the use of the existing drain field area. 

Our property contains two residences and three commercial entities. How would this be counted with the new sewer system?

• This determination has not yet been made. The consultant team will be looking at examples like this as part of developing draft policies and/or ordinances during the preliminary design phase.

Affordability Concerns

How much would the sewer cost in a trailer park on fixed income earnings?

• The policies for distributing costs among the users of the sewer system will be determined in the upcoming preliminary design phase. Further analysis will help determine if it would be possible to calculate each mobile home as an equivalent residential unit (ERU), or if the mobile home park would be considered a commercial property and calculated as such (thus potentially making mobile home units count as less than one ERU). Depending on the flexibility, it might be possible to spread out the cost and improve affordability.  It is fairly common that a trailer park is considered a commercial account and charged based on the water usage for the whole park, and not as individual units.  This can reduce costs among all of the units.

Can you look for grants for the low-income properties to improve financing?

• Yes, the consultant team will definitely by seeking grants and other funding methods to assist low-income and senior property owners. There are some grant and funding options to explore for low-income situations. The County and the consultant team are exploring a variety of grant and low-interest loan opportunities to help reduce the cost for all users (including specific programs for low-income users) who pay for the sewer.

How will the sewer affect affordable housing in the Port Hadlock/Irondale area?

Right now the Port Hadlock/Irondale community lacks the ability to develop to urban densities which limits the potential for new affordable housing. Residents aged 18-35 years old are leaving the area for jobs and better opportunities. Due to this phenomenon, Jefferson County is looking at how to create a community that is economically viable and that will retain its residents. The UGA designation, and the sewer service that the designation requires, provides for the possibility of new jobs and higher density that can support affordable housing.

Updated 7/08/2008