For those of you reading the news, you probably noticed some significant changes planned for the Huntsman Springs development. In a nutshell, they are to:
-Consolidate a variety of parks scattered throughout the project into one large 7.5 acre public park at the entry of Huntsman Springs across from the Teton County courthouse.
-Add acreage to the project, but lower the overall density of the project to include larger ranch-style acreages on the North end of the development.
-Privatize internal streets with gates, and take over the maintenance of these streets.
-Solidify a location for future employee housing for the project.
In a public hearing and city council meeting on April 10th, there were obviously some concerns with the public. The public was in favor of the consolidation of the parks and overall density reduction of the project, though some were opposed to the privatization of the streets. A number of homeowners in the community East of the proposed employee housing also expressed concern.
It was concluded that the project amendments would be granted preliminary approval with the contingency that a final determination is made with respect to the location and accessibility of the employee housing site, amongst a few other clerical items as required by the city and county.
Though some expressed concern regarding the privatization of the internal roads, it was concluded that the benefit of overall maintenance reduction would be reduced significantly, even with the future maintenance required for the proposed park to be built in phases over three years.
I’ll be interested to see how the development changes. I am speculating a name change, and I understand we will see an increase of amenities for members.
Septic Systems in Idaho
I’ve written a few articles in the past about septic systems. There’s some basic information in these articles, but I’ll review that again here in an effort to have a complete write-up on the topic. As a disclosure, I am trying to provide a guideline for my future customers and readers. However, it’s important to always follow up with the current regulations and restrictions in place at the local Public Health Department.
What is a Septic System?
It would be unrealistic for all areas to have access to infrastructure that would pump sewage and wastewater to a treatment facility. While municipal sewer connections are available throughout area, they are mostly restricted to areas within, or near city limits. Because an alternative method of disposal is needed, septic systems are the go-to method in the area. Essentially, these systems are self-contained wastewater treatment systems. Conventional systems consist of a septic tank followed by a drain field. Both liquids and solids flow into the tank where solids decomposed and liquids are discharged into a series of perforated pipes buried in a field (called a leach field) which slowly releases the effluent back into the soil.
It’s important to know that septic system requirements are not dictated locally. They are done so at the State level, with guidance from the DEQ. In order to install a septic system, or even to obtain a building permit, you must first obtain a permit from your local Health Department. In order to do that, the Health Department must understand the soil composition and water table for the proposed location of your septic system. This information is gathered by performing a site analysis.
Site Analysis
A site analysis is performed by having a 10-foot deep hole dug in the approximate location of the proposed septic system. It is preferred that this hole is dug during the Spring when the water tables are at their highest point. Once the hole is in place, a Health Department official can make note of the soil composition and the depth of the water table. A general guideline for the allowance of a “Basic Subsurface Disposal System” is as follows:
A standard septic system can usually be installed if the separation from bottom of the leach field to the top water level is:
Sand: more than 6 feet of separation
Silt: more than 4 feet of separation
Clay: more than 3 feet of separation
It’s also important to note that the health department would prefer to perform these analyses during times of high water. However, if you are obtaining a permit in the fall months when the water table is low, it is possible that they can review nearby information and cross reference other site analysis that have been performed in the immediate area to approve a septic permit during these times. It is possible that the department could require the installation of a simple groundwater monitoring device such as a piezometer tube, or a tube with perforations that measures the level of the water during high-water months to determine the type of system required. Presumably, the department could issue play temporary permit to begin construction to determine the type of system required at a later date.
Standard Septic Systems
As you might have guessed, a basic septic system is usually the most cost-effective form of wastewater disposal. The vast majority of septic systems installed are this type. Throughout most of the region, the water table separation is ample enough to not require any sort of alternative system. There are a few circumstances and areas where the water table is high enough that an alternative system is required. These areas include low-lying areas near wetlands, areas along creeks and riverbanks, and so forth.
Alternative Septic Systems
In the event it is determined during your site analysis that a standard septic system is not suitable do to the soil composition, height of the water table, or both, a variety of alternative systems can be used, so long as they are approved by the state. There are both proprietary, and non-proprietary systems that are approved.
Proprietary Septic Systems
A proprietary septic system is basically a name brand system. At the time of this writing, it is my understanding that there are two proprietary septic systems that are approved with the State. These companies include Presby Environmental and Infiltrator Water Technologies. Both of these companies utilize proprietary materials and methods to enhance the capabilities of a standard system. In years past, other proprietary companies have been approved in the State for septic systems. Some of these required specific maintenance and or maintenance agreements. It is important to be wary of these systems. In the event they no longer service your area, it may be difficult to keep your system in compliance. It is my understanding that Presby nor Infiltrator Water Technologies’ ATL require a specific maintenance plan. It is also my understanding that both of these systems can be used as long as the water level separation (discussed in the site analysis section) is at least 12 inches. Another notable benefit is that neither of these systems require an electrical connection or the use of expensive pumps.
Other Alternative Septic Systems
There are other methods of wastewater disposal that can be used when needed. The state of Idaho has a technical guidance manual that is updated quarterly which includes all of the approved types of septic systems for wastewater disposal. There are more than two dozen types of approved methods, but below are a few of the more common types Alternative Septic Systems.
- Gravelless or Chamber Systems: a conventional septic system usually has gravel embedded around the perforated pipes to promote drainage. Gravelless Systems can you use plastic Chambers or pipe wrapped with media that can help distribute liquid into the soil. These systems can also be used in conjunction with Raised Mound systems in areas with high groundwater.
- Raised Mound Systems: Mound Systems are commonly referenced in our area when needed due to high water levels, and can be used to increase the distance between the drain field and the water level by building up the soil over the leach field and pumping the wastewater up, and into the raised area.
- Drip Distribution Systems: Drip Distribution Systems pump the liquids into the drain field in timed intervals as required by the soil type.
- Aerobic Treatment Units: ATUs introduce aeration into treatment tanks which increases natural bacterial activity helping decompose waste.
Other systems include tanks with sand filtration, tanks that promote evaporation as opposed to liquids being reabsorbed into the soil, and tanks that contain plants and other natural elements that help treat the wastewater.
Separation requirements
As a final consideration when looking at your site plan, project, or even the purchase of land, it’s important to know that bodies of water can have an impact on the allowance of a septic system within a certain distance.
Septic Drain Field separation requirements (standard drainfield)
- Permanent or intermittent surface water (ie creek, river, etc) = 100 to 300 feet depending on soil type
- Temporary surface water (ie. irrigation canal) = 50-75 feet depending on soil type
Septic Tank separation requirements
- Permanent or intermittent surface water (ie creek, river, etc) = 50 feet.
- Temporary surface water (ie. irrigation canal) = 25 feet depending on soil type
There are also other separation requirements such as separation from your well, and separation from your property line.
Resources:
State Resources and Manuals
Eastern Idaho Public Health Online Septic Program Resources
State of Idaho Individual/Subsurface Sewage Disposal Rules manual
State of Idaho DEQ Technical Guidance Manual
Useful TGM Notes:
- Section 3: Standard Subsurface Disposal System Design
- Section 4: Alternative Systems. This section is quite long, and describes each system in full. You could compile a list of approved systems from the table of contents. Each type of system is listed under the heading 4.#.
- Section 4.1.3: There is a table of compatible alternative systems in this section that I find very useful.
- Section 5.14: Proprietary Wastewater Treatment Products. Presby is contained in this list, but the Infiltrator ATL is not yet listed. I’ve attached the letter of approval for the ATL and another new proprietary system (Eljen GSF). Also attached are manuals for Presby and Infiltrator ATL.
Proprietary Systems
Presby Environmental’s Enviro-Septic System
Affordable Housing Crisis
After attending a routine affordable housing meeting at the Teton County courthouse yesterday, I thought I would follow up and share my view with my readers.
Back in 2014 a survey was taken to determine the extent of affordability problems for housing and the local workforce. It of course showed that housing is difficult to find, is too expensive for the workforce, and that overall living conditions were crowded and less than ideal (all true). Regardless, at the time, I felt like the information was retrieved with a small portion of frustrated tenants. I now feel like the information is probably outdated. I would anticipate the average income has increased, but so have rents. The report also seems to mesh affordable home ownership and lack of affordable rentals, a big difference as pointed out by a commenter in yesterday’s meeting.
Now that you have an overview and understanding of the problem, the question becomes, what is the solution? Build affordable homes both for rent, and for sale. There are two problems that I can see with this tactic.
1) Obvious. Who pays for it? Construction costs exceed the necessary cost to complete a home that will ultimately be affordable, and if it were affordable, who pays for it? I suppose it would be an easier proposition for a developer and investor at that point, however.
2) At the meeting, I played devil’s advocate and brought up the second concern. What is the housing crisis is not as bad as we think it is, we find a way to build the necessary supply ***side note, one commenter mentioned the number of needed units to be in excess of SIX HUNDRED units*** at which point we create a localized bubble and oversupply of homes for purchase and homes for rent. This could have a lasting negative impact on existing homeowners who rely on rental income for their investment. I also mentioned that being in both the real estate and property management business, I did not believe that this number was accurate based on the business that comes through my door. This comment was brushed aside as inaccurate data that could not be measured based on my experience as a business owner, and that they would rather rely on the 5 year old report.
I should note that despite the problems, there was also another issue being discussed during the meeting that according to their analysis was exacerbating the problem. That is short-term rentals. They said that because of the increasing number of short-term rentals, we are taking away from affordable housing supply. I commented that I felt short-term rentals, or even higher quality long-term rentals have very little to do with affordable housing. Affordable housing does not make a great short-term rental, and a second homeowner or investor (or someone who owns a home and moved out of the area) are not going to forego higher rents to help solve an affordable housing crisis. I mentioned this, because it was brought up as part of the solution, which is what I’ll discuss next.
SOLUTIONS: No one at the meeting was threatening to restrict short-term rentals to strong-arm homeowners into renting on a long-term basis, hopefully an affordable one. I believe it was being discussed because of the lack of owners not operating a legitimate rental and paying their proportionate share of local city taxes. I suppose it could be argued that these taxes could help support a housing authority for low-income housing, but I believe this is a totally separate issue that should not be a part of the discussion at hand because it’s simply creates tension with those who are pro-property right and or own a short-term rental, further convoluting the issue at hand.
Even if the local government were to capitalize on tax income to help support the problem, it certainly doesn’t solve it. Another potential solution was to create deed restricted housing that could only be used for low-income purposes. This does help solve one of my two concerns above, that it could create an oversupply problem. If the units are restricted to a certain group of people who actually need the product, both for sale and for rent, it isolates itself and will likely have less impact on market priced homes. It may, in part, help with the second major problem, funding. If these units are restricted to low-income use, it may be feasible that there are available grants to help fund the project.
With the above being said, taxation and grants don’t solve the elephant in the room of funding a project like this in a market where construction costs are exceedingly high. However, discussions are a start. I just think it needs to be an approach that addresses all of the issues, including potential negative impacts. It also needs to be a solution that can be bipartisan from a political standpoint. That may seem silly in a small community like this, but I heard two very clear voices during the meeting. One stated that regulation of short-term rentals, of property rights, and taxation are not the solution to the problem. Another stated that we live in a community with many second homeowners, and even multiple homeowners. I believe the commenter’s exact words were that a person who owns their 7th home needs to participate in funding the problem. While I have no political agenda, I can see the handwriting on the wall. One commenter got it right, he said that both locals who have been here for generations, second homeowners, and even the workforce are here for one primary reason, and that is the opportunity to live in one of the most beautiful places on Earth, with it’s unique sense of community. We all want to preserve that. However, it relies, in part, on the workforce who needs this housing. The 7th homeowner needs those services, and the commenter believes that many of them will take steps to help ensure it remains this ways for generations to come, even if that means providing financial assistance.
If we can find a way to approach this without battling conservative State legislature which is in place to promote property rights, and without creating future problems for ourselves, while supporting a problem that we all can recognize, we should absolutely try. It to happen efficiently, effectively, and it needs to be based on real time, accurate data.
November ’18 Market Stats
For November 2018’s Teton Market Update, I compared Teton Valley sales stats compared to November of 2017. In a nutshell, sales are down 24% from one year ago, while dollar volume is only down 18%. My interpretation of this was that supply remains low, which is driving prices up. This is consistent with the data for 2018 vs 2017, the average sales price in Nov. ’18 was around 350k, while Nov. ’17 was about 5% less. Sales volume is down due to inventory levels (as mentioned) which is likely because of high construction costs, which has been the trend for the past few years.
Victor, ID seems to be building a healthy supply, so we’ll see if these numbers switch places in the coming months.
