This web site is designed to provide accurate information and answer
your questions about the proposed sewer project.
UPDATE-- 11/14/2008:
As of mid-October, the group of volunteers decided to
conclude the Hess Lake-Brooks Lake Sewer petition drive.
Over 220
property owners signed the petition in favor of sewers -- but that
number is short of the 369 signatures required for approval by 50%+1 of
eligible property owners.
The reason
for concluding the drive is simple: THE ECONOMY.
The
Michigan economy (while not in the best shape to begin with),
deteriorated rapidly over the summer, just as the campaign got underway.
Rising oil prices pushed the total cost of the sewer system up; housing
values dropped as foreclosures continued to rise; the stock market and
retirement account values declined; and, finally the credit crisis
became a worldwide problem. The economic realities of 2008
were just too difficult to overcome.
Many
property owners felt they simply could not afford an individual
expenditure of $19,000+ for the sewers at this time -- even though they
wanted sewers around our lakes and even though this expenditure could be
paid over 20+ years.
We are
thankful for the over 200 signatures of support and those dedicated
volunteers who worked so hard to obtain them.
It is very
disappointing to call an end to the petition drive because sewers are
vital to the long-term health of our lakes and community. The need is
not going to change!
Hopefully
in the coming years, the economy will strengthen and we will see more
support for sewers around our lakes next time
. . . and there will be a next time!
BACKGROUND:
The reason for proposing a sewer system for the Brooks
Lake/Hess Lake
community is very simple: we have high human density around Hess Lake
and Brooks Lake -- over 700 homes and cottages built on small lots of 50’ to
75’ in width, lots that are very similar in size to those in urban
communities. Most of these homes and cottages have old, under-sized
septic systems that do not meet current health department codes and are,
frankly, “just getting by.” Many lots are not large enough to install
conforming septic systems, which need to be isolated at least 50’ from any
well on their property and on neighboring properties.
Small communities like Grant and Newaygo have sewers; we
have similar density. Our lots are city-sized; our lots are fully developed
with homes and cottages; we are within feet of a lake. And we are
dependent on the ground water and wells for clean and safe drinking water.
In addition, the areas around Hess and Brooks have very
high water tables and very sandy soil. This means that all of the fluids,
chemicals, and human waste from our 700+ septic systems flow into the ground
water and into the lakes. Pumping a septic tank only removes the “solids;”
the contaminated waste water continually flows out of the tank and into the
ground.
The Newaygo County Building Department is now coordinating
every request for a building/electrical/plumbing etc. permit with the
Newaygo County Health Department. Before any permit will be issued, the
Health Department must do a complete evaluation of the septic system.
If it does not meet current code, property owners are required to upgrade
or replace their septic systems. In many cases, permits for
building/electrical plumbing upgrades are denied because there is not
adequate room on the property to replace or increase the size of the septic
system. This is a serious issue that is becoming an acute problem for
property owners.
Also, lake communities that have put in sewers in the past
decade (Big Whitefish, Crystal, Pickerel, Emerald, Sylvan, Kimball, etc.)
have found that their lakes are cleaner and clearer. In addition, the
property values on these lakes have increased as a result of having sewers
-- more than offsetting the cost of the sewers.
A sewer system will
once and for all eliminate the septic systems and the on-site disposal of
sewage around the lakes.
Building a sewer system
for our community will not be cheap. It will cost each home owner $19,481
(payable in annual installments over at least 20 years) plus approximately
$2,000 to hook up to the system and abandon their septic system. Monthly
usage, treatment, and operation fees will be about $38.47 per home owner.
No one is happy about the cost, but it’s not going to get
any better (five years ago, the sewer system was estimated at $10,000 per
home owner). But owning property on a lake is a privilege and with that
privilege comes a special responsibility to care for our lakes -- and
sometimes that responsibility is costly.
This proposal is not about condos or more development
around the lakes; there are no "hidden agendas." It's simply about
doing the right thing for our lakes, our environment, and future
generations.
We hope you will consider the enormous benefits of the
sewer project and join us in supporting it. A sewer system will improve and
protect our lakes, our ground water, and our investment in our homes and
cottages. And it will never be less expensive than it is today!
Below is a brief summary
of the project. Much more information is available by clicking on the
links on this web site.
Who will own and
operate the sewer system?
The proposed sewer system will be owned and operated by a
Sewer Authority that is made up of representatives of Brooks Township, Grant
Township, and the County of Newaygo. The Sewer Authority will be responsible
for coordinating all contracts for construction and financing of the sewer
system, determining options for sewage treatment and disposal, and
management of the system.
The sewer system will be a low pressure system utilizing
grinder pumps. Two options for treating and disposing of the sewage are
available: 1) the Sewer Authority could contract with the City of Newaygo
to treat and dispose of the sewage waste at their municipal sewage plant
or 2) the Sewer Authority could build and operate its own treatment
plant.
While it is recommended that we contract with the City of
Newaygo for the treatment instead of building and operating a sewer plant,
the townships and the Sewer Authority ultimately will make the final
decision about where the waste water is treated. This decision will be
based on the costs, operational efficiencies, and the long-term interests of
the lake residents. The cost of the sewer system is virtually the same
between using the City of Newaygo and building our own treatment facility.
What will the system
cost?
Based on the June 2008 engineering cost update, the
projected cost is $16,285,781. The actual costs may be lower than the
amount which is being requested for approval.
If the actual cost exceeds the amount on the petition, the
townships may approve the cost increase as long as it does not exceed 10% of
the amount on the petition. Any increase above 10% will require property
owners to re-petition for approval of the sewer assessment at the higher
amount.
Who will be assessed and
who has to hook-up to the system?
The owner of any “improved property” (i.e., property with a
house on it) within 200’ of the sewer line will be included in the sewer
district, will be assessed $19,481, and must hook-up to the system. Vacant
lot owners will not be assessed until a house or cottage is built on the
lot. Then the owner will be required to hook up to the sewer system and
will be required to pay the $19,481 assessment in full, which will be used
by the sewer authority to reduce monthly operating and treatment costs of
the system for all residents.
Do I have to pay the
$19,481 all at once?
The sewer assessment can either be paid in full up front or
it can be financed over a long-term period. Typically, the costs are
financed over a 20-year period through bonds issued by the County, and
annual payments would average about $1,200-$1,500, depending on the type of
financing. Programs may be available allowing the project to be financed
over a 40-year period. In addition, state and federal grants may be
available to offset some of the cost. Details of the financing options are
available by clicking here.
Is there help for low
income individuals or senior citizens?
Low income individuals
may qualify for grants and/or special financing for both the assessment and
for the private hook-up fee to their residence. Qualifying senior citizens
and totally/ permanently disabled persons who meet the qualifications of
income limitations can request that the assessment be deferred until the
property is sold or transferred. (Click
here for qualification information and an application.)
What other costs are
there?
In addition to the
assessment for constructing the sewer system, property owners will also pay
a monthly sewage treatment fee and a fee for maintaining the sewer
collection system (pumps, pipeline, etc.). The total of these fees has
been estimated at $38.47 per month.
All property owners are
billed the same rate. Separate meters are not installed on each grinder
pump because of the significant cost of installation of meters, meter
reading, and billing, which would offset any savings to part-time property
owners.
Property owners are directly responsible for costs for the
abandoning of their septic system and connecting to the grinder pump
station. These costs will vary among owners, depending on the distance of
their home to the grinder pump and road sewer line. Average costs for
abandoning an existing septic system and connecting to the grinder pump
(using 50’ as the average distance) is estimated at $2,000 per connection.
Old septic tanks and drain fields do not have to be removed.
You will have 3-12 months from the activation of the sewer
system to hook-up to the sewer line and disconnect from your septic and
drain field. The exact time period will be determined by the Sewer
Authority and township boards.
Again, we hope you will consider the enormous benefits of
the sewer project and join us in supporting it. A sewer system will improve
and protect our lakes, our ground water, and our investment in our homes and
cottages. And it will never be less expensive than it is today!
Thank you for your consideration.
Hess Lake-Brooks Lake Sewer Project
