Because this is, after all, a Symposium of Shameless and Spellbinding Septic Sentiment, I would like to bring forth another, less concrete piece of the Septic Replacement puzzle that plays a large role in our lives at Community Development: the rumor mill. We were thinking about a sidebar on the website called “rumor of the day” where we could share with the world the most recent one we had heard. This would be a good way to make light of an issue that has a much darker and damaging side to it than people probably realize. In the course of a week, we hear everything from “The City made things worse out at Alpine Woods” to “None of the systems were installed correctly” to “All of the systems out there have failed” to “The City spent $40,000 on septic systems that don’t work and now they aren’t going to do 10-mile snow removal anymore”. It’s okay to laugh, we sometimes do, but the damage these rumors do to the smoothness of the program’s implementation and the delay these rumors cause to the timeline is undeniable. They undermine the faith people have in a program that was generously put in place by the City Council to protect the health and safety of the neighborhood. And the truth of the matter is, when rumor after rumor comes to Community Development and the staff has to spend as much time implementing the program as they spend patiently listening to someone rant about how abused they are because they heard the City is going to evict them from their house unless they accept a system that will ruin their life forever, etc., etc., etc., its hard on morale. So, for our sakes as well as for the benefit of the neighborhood, we would like to set the record straight:
Before Phase I, several residents were using outhouses and neighbor’s bathrooms because their septic systems had failed completely. Some systems were leaking raw sewage onto people lawns and others were cesspools below the surface. The City cleaned these situations up, free of charge. Brand new septic tanks and secondary treatment pods were set up to clean up effluent. As an added precaution, UV light filters were installed to further disinfect effluent. As an additional added precaution, all new tanks were discharged into existing or brand new drainfields (neither precaution was a requirement from the DEC). How this situation, regardless of a person’s faith in an AdvanTex system, could be worse than raw sewage on the ground we can’t be sure. But that’s the rumor.
Installation was done late in the year at the end of a very rainy season last year. In our lessons learned meetings, the main thing everyone wanted to avoid was a fall / early winter install again. They were difficult and yards couldn’t be cleaned up before the snow flew. However, at each critical point during installation an inspection was conducted by a licensed engineer. These inspections were documented and photos of all installations were taken. The city has kept all the documentation and photos to back up that the systems were installed correctly despite the difficult construction conditions. Additionally, Mike Congel, the licensed maintenance man for the AdvanTex systems, did inspections and system start up check lists of his own to verify everything was working and installed correctly. Several installation sites do have some small remaining checklist items to take care of and Mike Congel will likely make some spring / summer time adjustments to the system when he does his annual septic system health check up, but by no means does that mean they are all falling apart. Anyone who would like to see how the systems were installed is welcome to take a look at our documentation and decide if they think 18 systems were installed wrong. It sounds hard to believe. But that’s the rumor.
A particularly disturbing and prevailing rumor is that some or all of the AdvanTex systems out there aren’t working properly or have failed. This is simply not true. All the systems have worked properly all winter long. There has been no raw sewage on the ground. None of them have backed up. The one instance we had in which a homeowner was without septic for a while was due to an old pipe collapse. This old pipe had nothing to do with the AdvanTex system and was hooked into to save damaging a well-liked tree. Along these lines, a point on which there is some confusion is whether or not cold temperatures mean the septics have failed. The Alaska Department of Environment Conservations (ADEC) has written several letters to Alpine Woods residents saying cold temperatures are not a surprise and the systems are still in compliance. The City has taken measures to insulate systems, both in Phase I and for the remaining phases. Furthermore, the temperature data is a small sample of systems reflecting the most extreme conditions in the neighborhood and one cold system does not mean they all have failed. It’s important to remember even running cold, these things are still running through a UV light for disinfection and they are still being pumped into drainfields where normal septic system treatment also takes place. Under no circumstances are they creating more of a health hazard then was already there by running colder than their optimum temperatures. More importantly, the temperature monitoring data and the AdvanTex alarm systems have shown they do not freeze in extreme cold conditions. Adding insulation to the systems will only make a good situation better. When someone says it’s ridiculous that city would spend $40,000 on septic systems that don’t work - it is ridiculous. The City has too many processes, approvals, and safeguards to allow for that to happen. There have been no AdvanTex system failures. But that’s the rumor.
We would like to think it goes without saying that the City is not going to discontinue snow removal in Alpine Woods nor will they evict people who do not put AdvanTex systems on their property. The program is entirely voluntary and we meet with homeowners continuously throughout the process to make sure they get the best system for their needs and that fits into their lots. The City studied package treatment systems extensively and picked AdvanTex for a variety of good reasons, but other systems like the Garness Quanics system and the Lifewater Engineering systems are reasonable alternatives for residents. The City would happily reimburse any resident who chose a Quanics or any other reasonable treatment system. Mound systems, when they can fit in a lot, are also an acceptable alternative. We are installing 8 for Phase II and expect many more before the program is over. We are not forcing people to accept an AdvanTex system or move out of their homes. But that’s the rumor.
There are of course, many other damaging rumors floating around town and surfacing in surprising places and we will try and keep everyone abreast of the rumors and prove ourselves over and over again to the community, but at some point there is not enough time in the day. We invite you to really think about the next allegation you hear against the Septic Replacement Program and if it sounds outrageous and doesn’t make sense, it probably isn’t true. The simplest conclusion is usually the best. And if someone tells you there are evil gremlins plotting the demise of Alpine Woods in the Community and Economic Development office of City Hall, well, that probably isn’t true either although we certainly invite you to come and see. At least I hope it isn’t true. But that’s the rumor… :)
Wednesday, May 27, 2009
Daily Details
Over the past several days Community Development has been ironing out details with King Bee Equipment, the contractor for the 8 mound systems and the contractor for finishing up Phase I installations. We have been told they will be down here as soon as they can fly their lead construction man in from Florida. Today we are meeting to finalize the hydro seeding requirements and the change order to add blueboard insulation to all the Phase I pods. Even though the results are very preliminary, the more recent temperature monitoring data suggests there may be a high correlation between pod temperature and ambient air temperature, meaning that there is significant heat exchange between the atmosphere and the pods. This means the blueboard insulation should really help keep pod temperatures higher in the winter. Just as a reminder to all remaining phases though, the City has ordered the new AdvanTex tanks to have spray foam insulation over 2/3rds of the system.
We have also been working on the effluent testing requested by the City Council. The DEC finally got a list of their requirements to us last Thursday and we forwarded them on to the independent lab we had contacted. We had not heard back from them as of yesterday but hopefully will make some progress with them today. In the mean time, we are struggling with the construction delay that was caused by the City Council halting the contract award. Several Phase II residents were counting on early summer installs which Community Development has been working toward since January of this year, and now we will need to write them all a letter explaining the delay. To complicate matters, several confirmed Phase II candidates had personal issues come up and have asked to be released from Phase II option 1. The City tries to be as accommodating as possible and the lawyers are still working through the details of what this means, but it may substantially change our contract with Rockwell Engineering even though it hasn’t been awarded yet (see how complicated the details can really get?). Our main hope is that we can work through an agreement that is fair for everyone involved without causing further delay to the remaining Phase II construction. Stay tuned for daily detail updates.
We have also been working on the effluent testing requested by the City Council. The DEC finally got a list of their requirements to us last Thursday and we forwarded them on to the independent lab we had contacted. We had not heard back from them as of yesterday but hopefully will make some progress with them today. In the mean time, we are struggling with the construction delay that was caused by the City Council halting the contract award. Several Phase II residents were counting on early summer installs which Community Development has been working toward since January of this year, and now we will need to write them all a letter explaining the delay. To complicate matters, several confirmed Phase II candidates had personal issues come up and have asked to be released from Phase II option 1. The City tries to be as accommodating as possible and the lawyers are still working through the details of what this means, but it may substantially change our contract with Rockwell Engineering even though it hasn’t been awarded yet (see how complicated the details can really get?). Our main hope is that we can work through an agreement that is fair for everyone involved without causing further delay to the remaining Phase II construction. Stay tuned for daily detail updates.
Tuesday, May 19, 2009
A Note On Our Projects History
Good Morning Savvy Septic Fans-
Welcome to the new Alpine Woods Septic Replacement Blog! Savvy Septics will be a great place to come and check out the everyday trials and tribulations of a project as large as this one, as well as to share in our accomplishments and triumphs. Feel free to respond to whatever we write with questions, comments and suggestions. The more open communication we have, the better the project runs.
Now for a quick overview of the past. Some time ago the DEC came down to Alpine Woods and was concerned about the status of the septic systems installed there. In 2006, the City hired an Anchorage-based engineering firm, HDR, to do an in depth study of the subdivision. They located all the wells and septics that they could and marked the locations with a GPS. They used a computerized mapping program (a GIS, or Geographic Information System) to measure the distances between wells, septic systems and surface water. They estimated the distances between septic systems and ground water using a groundwater level surface they created by averaging and interpreting monitoring well level measurements. When all was said and done, they created maps of all the lots they estimated had violations with DEC code.
There are 3 main septic violations by DEC Code
1. Horizontal distance from well to septic system is under 100 ft.
2. Horizontal distance from septic system to surface water is under 100 ft.
3. Vertical distance from septic system to ground water is under 4 ft.
Nearly all the lots had at least one DEC violation according to HDR. The City of Valdez and City Council felt it would be too difficult to sort through which violations the City may have had a hand in approving a long time ago and which ones the homeowners needed to fix themselves so, for the overall health and safety of the subdivision, they directed the City of Valdez to move forward with a program to replace all the septic systems.
The Community and Economic Development Department came up with a rough plan for subdivision wide septic replacement, attempting to identify the most unsafe septics and address them first, with each subsequent phase addressing the lesser and lesser violations. The engineering and permitting for the program was put out to Bid in the fall of 2007 and a Fairbanks-based engineering firm, Lanning Engineering, won the bid. They quickly went to work scoping out the problem.
By early summer of 2008, the City of Valdez, Lanning Engineering, and the newly formed Alpine Woods Oversight Group (AWOG) had met several times to discuss what the best options for the community would be. Guided by Lanning Engineering and the thoughtful input of the Oversight Group, the City chose the AdvanTex treatment systems as best option for Valdez not only because they had a proven track record in Anchorage and an impressive and sophisticated monitoring system, they also had a lower operating cost for the property owner. 20 properties were identified as good Phase I candidates for septic replacement.
After construction plans were finalized and everything had been submitted to the DEC for review and approval, the City decided to bid each lot individually to give local contractors a chance to do the installs. In August of 2008, only one local contractor bid, Alpine Construction, and he was awarded the 9 lots he submitted for. The summer had been very rainy and the fall proved no different. A little ways into the install Alpine Construction realized they were over committed and did not have all the necessary equipment to finish the job before winter. Alpine Construction called in King Bee Equipment, a contractor out of Fairbanks who also bid on the remaining contracts. King Bee took over installing several of Alpine Construction’s lots and began working on their own installs in September. By November, it was snowing and the ground was beginning to freeze. The site engineer, Sheldon Shaw, made sure all the septics were functioning but stopped any remaining installation. Putting topsoil and trying to grade it in November would not have been appropriate or effective. Phase I contracts were extended until June 30th, 2009, when topsoil, grass seeding, and other minor installation finishes could take place. In total, 17 AdvanTex treatment systems and 1 raised bed system were installed.
During the winter of 2008-2009, Phase I residents were allowed to comment on what they felt went good and what they felt needed improvement. The City also talked to the contractors, engineers, and electricians and put together a lessons learned document to guide them through the Phase II process.
Early in 2009, a rough draft of suitable candidates for Phase II was sent out to residents. Those residents who were available and interested enrolled and met with the City during March and early April to choose their septic system and approve its planned location. By April of 2009, construction documents had been prepared and installation plans were ready to be submitted to the DEC. 20 AdvanTex tanks were ordered from Anchorage tank, with an additional 8 mound systems planned. As of today, May 19th, 2009, the mound system contract has been awarded to King Bee construction. The lowest bidder on the AdvanTex system contracts, Rockwell Engineering, had the award tentatively postponed until the June 15th City Council meeting.
This summery is the bare bones of the project and does not include the many complicated and intricate details that occur daily throughout the replacement process, but hopefully this gives the readers a good idea of the background our Savvy Septics have. In the future blogs can be more detailed and address smaller issues. Thanks for finding us. Happy reading and posting!
Welcome to the new Alpine Woods Septic Replacement Blog! Savvy Septics will be a great place to come and check out the everyday trials and tribulations of a project as large as this one, as well as to share in our accomplishments and triumphs. Feel free to respond to whatever we write with questions, comments and suggestions. The more open communication we have, the better the project runs.
Now for a quick overview of the past. Some time ago the DEC came down to Alpine Woods and was concerned about the status of the septic systems installed there. In 2006, the City hired an Anchorage-based engineering firm, HDR, to do an in depth study of the subdivision. They located all the wells and septics that they could and marked the locations with a GPS. They used a computerized mapping program (a GIS, or Geographic Information System) to measure the distances between wells, septic systems and surface water. They estimated the distances between septic systems and ground water using a groundwater level surface they created by averaging and interpreting monitoring well level measurements. When all was said and done, they created maps of all the lots they estimated had violations with DEC code.
There are 3 main septic violations by DEC Code
1. Horizontal distance from well to septic system is under 100 ft.
2. Horizontal distance from septic system to surface water is under 100 ft.
3. Vertical distance from septic system to ground water is under 4 ft.
Nearly all the lots had at least one DEC violation according to HDR. The City of Valdez and City Council felt it would be too difficult to sort through which violations the City may have had a hand in approving a long time ago and which ones the homeowners needed to fix themselves so, for the overall health and safety of the subdivision, they directed the City of Valdez to move forward with a program to replace all the septic systems.
The Community and Economic Development Department came up with a rough plan for subdivision wide septic replacement, attempting to identify the most unsafe septics and address them first, with each subsequent phase addressing the lesser and lesser violations. The engineering and permitting for the program was put out to Bid in the fall of 2007 and a Fairbanks-based engineering firm, Lanning Engineering, won the bid. They quickly went to work scoping out the problem.
By early summer of 2008, the City of Valdez, Lanning Engineering, and the newly formed Alpine Woods Oversight Group (AWOG) had met several times to discuss what the best options for the community would be. Guided by Lanning Engineering and the thoughtful input of the Oversight Group, the City chose the AdvanTex treatment systems as best option for Valdez not only because they had a proven track record in Anchorage and an impressive and sophisticated monitoring system, they also had a lower operating cost for the property owner. 20 properties were identified as good Phase I candidates for septic replacement.
After construction plans were finalized and everything had been submitted to the DEC for review and approval, the City decided to bid each lot individually to give local contractors a chance to do the installs. In August of 2008, only one local contractor bid, Alpine Construction, and he was awarded the 9 lots he submitted for. The summer had been very rainy and the fall proved no different. A little ways into the install Alpine Construction realized they were over committed and did not have all the necessary equipment to finish the job before winter. Alpine Construction called in King Bee Equipment, a contractor out of Fairbanks who also bid on the remaining contracts. King Bee took over installing several of Alpine Construction’s lots and began working on their own installs in September. By November, it was snowing and the ground was beginning to freeze. The site engineer, Sheldon Shaw, made sure all the septics were functioning but stopped any remaining installation. Putting topsoil and trying to grade it in November would not have been appropriate or effective. Phase I contracts were extended until June 30th, 2009, when topsoil, grass seeding, and other minor installation finishes could take place. In total, 17 AdvanTex treatment systems and 1 raised bed system were installed.
During the winter of 2008-2009, Phase I residents were allowed to comment on what they felt went good and what they felt needed improvement. The City also talked to the contractors, engineers, and electricians and put together a lessons learned document to guide them through the Phase II process.
Early in 2009, a rough draft of suitable candidates for Phase II was sent out to residents. Those residents who were available and interested enrolled and met with the City during March and early April to choose their septic system and approve its planned location. By April of 2009, construction documents had been prepared and installation plans were ready to be submitted to the DEC. 20 AdvanTex tanks were ordered from Anchorage tank, with an additional 8 mound systems planned. As of today, May 19th, 2009, the mound system contract has been awarded to King Bee construction. The lowest bidder on the AdvanTex system contracts, Rockwell Engineering, had the award tentatively postponed until the June 15th City Council meeting.
This summery is the bare bones of the project and does not include the many complicated and intricate details that occur daily throughout the replacement process, but hopefully this gives the readers a good idea of the background our Savvy Septics have. In the future blogs can be more detailed and address smaller issues. Thanks for finding us. Happy reading and posting!
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