Frequently Asked Questions about the 4-Corners Sewer and Water Project Proposals
- What criteria were used to establish the proposed 4-Corners Service District?
- Will there be opportunities to expand the proposed service district if abutting properties desire to be included?
- What are the results and trends obtained from the DEP monitoring program?
- What is the criteria for a “high water table”?
- What are the criteria for a designation of usage restrictions for a specific property?
- What will be the likely “trigger” for the DEP to issue a mandate for remediation?
- What are the estimated costs for replacement of a residential septic system? Commercial septic system?
- What is the estimated time required to design and construct sewer and water systems in the 4-Corners?
- How would sewer and water construction effect the local residences, business and traffic?
- How would a residential property connect to the new sewer system? What would happen to the old septic system?
- What is the process for obtaining easements (right of way) for the sewer and water lines through each property?
- What will be the estimated cost of the individual property sewer and water service connection to the system?
- If a property with an existing functional well elects to connect to the public water system, what are the options for the private well?
- Will the development of the 4-Corners area have an impact on the Storrs Center development?
- What if any will be the impact on the 4-Corners and adjacent neighborhood in terms of traffic and quality of life issues with completion of 4-Corners enhancements?
- Is there a contingency plan if problems are encountered in obtaining or maintaining a water source?
- What is the protocol for bonding and referendum?
- Are there any grant opportunities to help finance the water or sewer infrastructure?
- What is the projected time-line for the various stages of the project?
Questions and Answers about the proposal:
1. What criteria were used to establish the proposed 4-Corners Service District?
The general outline of the district was set to follow the Town’s plan of development. The Facilities Plan study then looked at every lot to determine which lots had documented water pollution control problems and limited lot size. Finally, the tentative boundaries of the service area were reviewed and revised by the Planning and Zoning Commission. The Town’s four corners advisory committee is checking to see if expanding the sewer service area slightly would lower the sewer assessments to all properties in the area.
2. Will there be opportunities to expand the proposed service district if abutting properties desire to be included?
Yes, but once it has been formally adopted it can be expanded only with the approval of the Town’s Water Pollution Control Authority (WPCA). They do not have to allow connections outside of the service area. A secondary service area extending south on Birch Road to serve the two apartment complexes (Clubhouse and Hunting Heights) is being considered by the advisory committee.
3. What are the results and trends obtained from the DEP monitoring program?The DEP monitoring program, to monitor the water quality of the contaminated wells near the 4-corners intersection shows gradual improvement of the wells that were previously undrinkable. Levels of pollutants are now below standards, but they may not be being used for drinking purposes to date.
4. What is the criteria for a “high water table”?
Seasonable levels of ground water that get close enough to the surface to interfere with on-site septic systems. In general this would be a water table height within about 4 feet of the surface.
5. What are the criteria for a designation of usage restrictions for a specific property?
When the Health District determines that the septic system for a property will not support a higher (more water producing) use, it restricts the use of the property to low-water uses.
6. What will be the likely “trigger” for the DEP to issue a mandate for remediation?
The DEP understands that the Town is working to solve the water pollution problems in the 4-corners area. If and when they learn that we have stopped this process, it is likely we will get an inquiry as to why, and if we cannot provide a satisfactory answer a subsequent abatement order.
7. What are the estimated costs for replacement of a residential septic system? Commercial septic system?
Residential septic system replacements in high water table areas run from $15 to $20,000, with a 10 to 20 year life expectancy. Commercial (larger) systems can cost from $100,000 to $500,000 depending on their size.
8. What is the estimated time required to design and construct sewer and water systems in the 4-Corners?
For sewers, we understand it will take about a year to design them and a year to build them. Water piping is not as involved to design, but about the same amount of time to construct (water pipes should be installed at the same time as sewer pipes to save the costs of excavating twice.)
9. How would sewer and water construction effect the local residences, business and traffic?
Sewer and water lines would be installed both in some of the main roads in the area and along some of the back lot lines. Roads should remain open to traffic and driveways will be negotiable during construction.
10. How would a residential property connect to the new sewer system? What would happen to the old septic system?
Most connections will be done by a contractor hired by each resident. Costs will range from $2,000 to $4,000 and up depending on the length and depth of the connection. The old septic tank will need to be collapsed or filled.
11. What is the process for obtaining easements (right of way) for the sewer and water lines through each property?
Where a main line (not the building service line) has to traverse a property, the Town will need an easement. Easements are surveyed, appraised and then purchased for the appraised price. Where property owners do not agree to the appraised price, the easements can be condemned and acquired by the Town by eminent domain. Restoration of the construction area is a given.
12. What will be the estimated cost of the individual property sewer and water service connection to the system?
Current sewer and water rates are running about $340/year for water and $400/year for sewer. Both charges will be based on water usage, so higher water users will pay more.
13. If a property with an existing functional well elects to connect to the public water system, what are the options for the private well?
The well can remain, but it cannot be connected to the public water system.
14. Will the development of the 4-Corners area have an impact on the Storrs Center development?
The 4-Corners and Storrs Center developments will be synergistic. The two projects have different orientations, goods and services, but both are integral components for enhancing the economic vitality of Mansfield and enhancing the quality of life of its residents.
The Storrs Center will be pedestrian oriented with planned commercial and residential development that promotes the concept of a town center for residents, visitors and students.
The 4-Corners development will be accessed primarily by car, public transportation or bike. There will be a variety of commercial and residential development that will provide goods and services to fulfill various needs of the community and region.
15. What if any will be the impact on the 4-Corners and adjacent neighborhood in terms of traffic and quality of life issues with completion of 4-Corners enhancements?
As this area is currently bisected by two highly-traveled state highways, the additional development in the area should not make a substantial difference in traffic, noise or quality of life. If anything, the redevelopment of some of the blighted and closed properties should increase the vitality and aesthetic appeal of the area.
16. Is there a contingency plan if problems are encountered in obtaining or maintaining a water source?
At this point in time, the CT Water Company has plans to bring water into the Storrs area from their Snipsic Reservoir through Tolland. This water would supply UConn with water for its highest-use months (Sept and Oct) as well as make water available to the 4-corners area. As UConn completes its study of the Willimantic River, just how much water and how soon they will need it will be known. This decision should be made by mid-2010. CT Water is looking for some financial help ($3M) to bring water to the area. It is anticipated that both the Town and UConn will likely have to help in this regard.
17. What is the protocol for bonding and referendum?
The general process to bond a project are as follows: 1) The project is designed, cost-out and submitted to the Mansfield Town Council for approval. 2) The Council approves the project and submits it to the Town’s Bond Counsel. 3) The Bond Counsel writes a bond resolution for the project that both appropriates the funds and authorizes the expenditure. 4) The Town Council adopts the bond resolution and schedules a referendum, with particular attention to notices, warnings, etc., that are required. 5) The Town conducts the referendum.
18. Are there any grant opportunities to help finance the water or sewer infrastructure?
Under the new federal administration, it is likely that the Clean Water Grants (CWG) for sewers and sewage treatment will be revitalized …. Mansfield has a standing request for a CWG for this area’s sewer collection system; thus far it has been below the priority funding cut-off level. The Town has submitted the 4-corners water and sewer projects for federal “earmark” funding as well as stimulus funding. Since the project still has to be designed, stimulus funding this year is unlikely. To this end, the Town is proceeding with design so that the project can be ready for future stimulus funds.
19. What is the projected time-line for the various stages of the project?
Design (which should take one year) is proceeding. Permitting and review will likely take several months after that. After most of the design is complete and the UConn water status known (July 2010), a bonding referendum will need to be held. Construction would take a year after contract award, so in a best case scenario, hookups could begin in the fall of 2011.