Falcon Estates Information

Falcon Estates Septic Sewer Synopsis

The issue of HOAFE’s septic systems was brought to the front last week when a septic system failed at Ross and Shrider.  The owners applied to the city for permission to put in a new leach field.  It was denied because the city planned to install sewer lines down Shrider and Fuller.  They were told that since they would be within 400 feet of a sewer line, the only option they had was to pay from about $40,000 to $65,000 and hook up to that line. They would also have to pay a $2,000 connecting fee after everything was installed. Three days later the same homeowners were told that a new decision was made to put the city’s sewer line down Copley instead of Shrider and they could go ahead with their leach field because they would be more than 400 feet from that line.

 

Currently, if a homeowner’s sewer fails, the homeowner is required to get a permit to repair/replace it.  If the homeowner is within 400 feet of an existing sewer line, the city will deny the permit.   More homeowners will be affected as more city sewer lines are expanded into FE.  As ancient septic systems fail, more homeowners will be facing denials and large expenditures.

 

Several homeowners have taken issue with the homeowners being required to pay for the city sewer system being installed in the streets.  When FE was annexed into the city, they felt the city promised that they would get city water and sewer.  That is exactly correct, but the city never intended to pay for either, and never said they would do such.  FE was under the same rules and guidelines that was, and is still, being given to any developer.

 

The FE Board has retained a lawyer to assist it in dealing with several important issues. This Board needs you to give them your feedback and they need your encouragement and support.

 

1. There are 280 houses in FE.   Only 105 of those addresses belong to people who support the homeowners’ association.  The dues are about $2 a month per household ($25 a year).  Money is needed for the FE Board to tackle problems effectively.  Please consider supporting the association of volunteers who are working to make FE a better place to live.

 

 2. The input from many homeowners is needed for the FE Board to get a realistic base for making decisions.  Therefore, your thoughts and suggestions are important to everyone in FE.

 

 3. Decisions need to be made concerning sewer options:

                A. Each person can keep their septic system in the best shape possible, do nothing and hope for            the best.  The cost to repair a septic system is several thousand dollars, and there is the cost of    cleaning them out and maintaining them.

 

                B. When the city water mains are installed and septic systems fail, homeowners can connect to              the city’s gravity system.  (Under current rules, there is no other choice if the failed septic            system is located within 400 feet of an existing sewer line.)

 

                C. FE could consider going with a low-pressure system.  The Utility Department is not averse to                 implementing this system.  In fact, thousands of low-pressure systems have been in operation              throughout the United States with great success.

 

The following is information that the city’s gravity system and the low-pressure system have in common.  The dollar figures are estimates:

                Both systems require consensus and “buy-in” from homeowners.         

                Both systems require about a $2,000 ­­­­­­­­­­­­­­­­­­­­­­­­­­­­­­­­­­­­­­­­­­­­­­­­tap fee.

                Both systems can be implemented upon the request of a group of people from a certain            geographical area or a neighborhood.  

 

                        (If some homeowners do not wish to buy into a sewer system, the remaining residents can                                              still go with their plans as long as they can pay the amount required for every lot in                                                      the designated area. Then, when the non-paying members need to hook up to the                                                               installed sewer line, they will be required to pay their part, plus interest.  Those who initially                                    paid for the sewer line will receive the interest money. 

 

                        Obviously, the larger the project (all of FE, for example), the less expensive it will be for each                        lot because better deals can be obtained from contractors.

 

                        One way to finance sewer projects involves purchasing District bonds and repaying them by                                            increasing property taxes over a long term.)  (Larry, is this correct?)

               

                Both systems require that homeowners pay for the sewer lines to be installed in the streets plus                                          the cost of getting the needed installations from the houses to the streets.  After the sewer                                    systems are in operation for a certain time period, the city will be responsible for                                                         maintaining the sewer lines in the streets.  The homeowners will always be responsible for                                     maintaining what is between their houses and the street.

               

Colorado Springs’ gravity system:

Eight-inch mains are buried about ten feet deep in the streets, requiring major construction.  Homeowners who live at a lower elevation than the water main must purchase a pump to get their waste water up to the main.  (About 20 homes in FE West would need purchase a pump.)

 

On an average, if a homeowner hooks up to the sewer main, the cost would be about $30,000 for the connection in street, expenses incurred with getting hooked up from their house to the street, and the tap fee.   The cost would be more for those who must buy a pump.   There are other circumstances that could affect the cost of putting in the sewer system.

 

If the sewer main you are required to install passes other homes who do not need to connect, you will have to pay for all those who do not need to install at that time that are between you and the main.  However, there will be a pro rata sharing of the costs (principal plus interest) when other homeowners are required to connect.  You will get the interest money.  

 

An addition expense because the homeowner is required to fill the septic tank with some sort of soil-base material – usually sand.

 

Proposed low pressure system:

With this system, the sewer main is 2” in diameter and does not need to be buried very deep.  The homeowner will need at least a 50-gallon “can” that stores the waste. It could be buried anywhere between the house and the street, even where the old septic system was.  The rest of the septic system would need to be filled with some sort of soil-base – usually sand.   When the “can” fills up, the waste goes into a grinder that pulverizes it into liquid.  Then it goes to a pump that pumps it into the 2” main in the street. 

 

This system does not require all homeowners to agree in order to buy into it.  However, there needs to be a consensus from enough people to get the city to consider the proposed project.  (If a majority of the homeowners on one street that ends in a sewer main decide they want a low-pressure system, they can pool their money and have the 2” line installed in their street.  Those who want that type of system will have to pay for those who do not need it until their septic system fails.  But, the ones who did not buy in with the others must pay the required cost plus interest when they need that system. The interest money will go to the homeowners who initially paid for the sewer line.  Again, the more homeowners who initially buy in to the system, the cheaper it will be for everyone in the long run.

 

In geographic based areas that are hilly, as FE West, the cost would be more expensive.  Areas that do not have many houses will be more expensive to the homeowners.

 

FE would be required to hire a planning engineer to design the system.  It could be funded either directly through a corporation or a special improvement district. 

 

 Homeowners would pay about $5,000 per lot to put a 2” line in the street, and about $9300 to get what is needed from the house to the sewer line in the street.  That $9300 includes the collection “can” or “cans” (about 50-gallons or more) that is installed at the house, the grinder which liquefies the waste, and the pump to get the waste water to the street.  That $9300 will vary depending on the distance from the “can” to the street and then how much landscaping would be required to bury the pipe to the street.  The “can” runs on 220 volts and some homeowners may be required to upgrade their circuit panels.  There is also the cost of filling in the old septic tank.  Pumps are expected to last 15-20 years with a replacement cost of about $500.

 

The cost to repair septic systems is several thousand dollars and there is the cost of cleaning them out and maintaining them.

 

INPUT FROM YOU

Please complete the attached questionnaire and return it to  ______________________ by

__________________________________. 

 

Address:

E-mail address:

 

                              

 

                               FALCON  ESTATES  QUESTIONNAIRE

 

1. Are you concerned about the future of septic systems in FE?

 

2. Would you be willing to consider options for FE’s sewer problem?

 

3. Are you interested in joining with a group to have a sewer option in place?

 

4. Do you need further information before you make a decision?

 

5. Please list questions you have on the back of this sheet.

 

6. From reading the information you just received, what sewer system would you prefer?

Larry, what other questions can you think of?

7.

8.

 

9.

 

If you wish to become a part of the Falcon Estates Homeowners’ Association, please send $25 to _____________________________________.  You will be kept up to date with what is happening in your community.