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
Wire Fraud & Real Estate
As one might imagine, fraud is a word used abundantly in the real estate industry. Here are a few examples, and how to handle them.
Wire Fraud:
Usually wire fraud is associated with email. In order for a hacker to get you to wire money to them, they’ll need to intercept and change account numbers for what would be an otherwise unassuming, planned transaction. Scenario: A hacker is monitoring a title company’s emails. The hacker sees that you plan on purchasing a property. He’s monitoring emails that have the key words “wire instruction”. He intercepts an outgoing message with the title company’s wiring instructions attached. He simply changes the numbers to reflect his bank account he previously setup with a fictitious name. You receive the instructions, and send the wire. Since wire transactions are usually instant, (the reason we like to use them) he immediately transfers or withdraws money, and it’s gone. This scenario is less likely to occur based on recent diligent efforts on behalf of these companies, but what if you received and impersonated email from your real estate agent? In almost all cases, these are honest mistakes, but they can cost the sender thousands of dollars of unrecoverable funds.
The Solution is easy. ALWAYS verbally confirm wire transfers with the recipient including the account numbers before sending any wire.
Paper Check Fraud:
Fortunately for the consumer, these cases are more typically aimed at real estate brokerages. Scenario: Thief 2 poses herself as a real estate buyer. She contacts an unassuming real estate agent and informs the agent she would like to make an all-cash offer on a property she viewed on her own the prior summer. She’s willing to offer full price, and wants to put down $10,000 of earnest money that can be refunded within 10 days to give her time to perform due diligence and inspections, which is very common. She is of course emailing using a fake name, and is working overseas, so prefers email as opposed to conversation. The real estate agent secures a contract very easily with her full price offer. She sends a fake cashier’s check in the amount of $10,000. Shortly after, she changes her mind and asks for a refund. Because she is traveling and working in Ukraine, she asks if the funds can be refunded via money transfer or wire to her account, of course setup using her fictitious name. The agent is disappointed, but she is still within her inspection time frame. He terminates the contract, and wires the money back to her. 10 days later, the bank notifies the real estate broker that the cashier’s check has bounced. Unfortunately these situations do occur, and cashier’s checks can be fraudulent as well.
There are many circumstances in which hackers and thieves can take serious advantage of consumers, the public, and even government as we have seen. It’s easy to fall into these traps, just remember, always verify. Confirm account numbers, call the bank associated with a cashier’s check, etc. Verbal communication with real institutions is absolutely key when dealing with these large transactions.
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.
