Frequently Asked Questions - General
updated 10/10/21
Who is proposing this project?
The Planning Commission has been working to find a solution to Westford’s wastewater dilemma for over 14 years. The Planning Commission is spearheading the current effort to establish a community wastewater system in the village.
Why do we need a wastewater system in the Town?
Wastewater disposal and potable water supply are governed and controlled by State statute and Environmental Protection Rules of the Agency of Natural Resources. Any future adaptive re-use or expansion of buildings in the village will need to comply with the current wastewater regulations. The legacy systems for all current municipal and civic buildings within the town common area are inadequate, undersized, and/or in danger of failure. In order to meet current needs, and allow for future adaptation and change in the common area, a new and modern wastewater system that serves buildings throughout the common area is needed. Through the Westford Future process led by the Vermont Council on Rural Development, Westford residents indicated revitalization and business development as essential for the survival of the town.
A new wastewater system will allow for future revitalization of the existing public buildings, and thoughtful redevelopment in accordance with the town master plan. Westford is not alone in this challenge, other towns such as Bristol, Warren, and Waitsfield have had similar circumstances and have installed systems on par with what is proposed.
A new wastewater system will allow for future revitalization of the existing public buildings, and thoughtful redevelopment in accordance with the town master plan. Westford is not alone in this challenge, other towns such as Bristol, Warren, and Waitsfield have had similar circumstances and have installed systems on par with what is proposed.
How does this benefit me? Why should I pay for businesses and residents in the town center to have wastewater service?
Each of the civic buildings in the village currently operates with an inadequate septic system. The wastewater system will serve public buildings that benefit all Westford residents: The Town Office, which stores vital records; the Library, open to all citizens; and the Common Hall and Brick Meeting House, which each host numerous public meetings and events. Providing sanitary and safe wastewater treatment ensures that these facilities will remain open and function to serve Westford residents' needs.
Town taxpayers also are likely to benefit from the property taxes paid by existing and new properties around the Town Common, such as the Store, where cafe seating and other functions are limited by available septic system capacity and no expansion is possible without community wastewater service. Examples from Bristol, Warren, and Waitsfield demonstrate that making a public investment in modern wastewater treatment can benefit all taxpayers by ensuring that important functions, and property tax value, are not lost in town and village centers.
Town taxpayers also are likely to benefit from the property taxes paid by existing and new properties around the Town Common, such as the Store, where cafe seating and other functions are limited by available septic system capacity and no expansion is possible without community wastewater service. Examples from Bristol, Warren, and Waitsfield demonstrate that making a public investment in modern wastewater treatment can benefit all taxpayers by ensuring that important functions, and property tax value, are not lost in town and village centers.
How is this project being funded?
To date the project has been funded through the use of Clean Water State Revolving Fund (CWSRF), Municipal Planning Grant, and Planning Commission Special Project funds. Three grants (i.e. funds that do not require repayment by the Town or system users) have been awarded to date: A grant of $466,194 towards the project has been awarded by the Northern Borders Regional Commission; and $144,525 of CWSRF funds towards engineering costs are ‘forgiven’ and will not require repayment. Additional grant funds are being sought to further reduce the cost to the Town and users.
What share of the cost will the State pay?
Governor Scott and the Vermont Legislature dedicated $8 million of the funds Vermont received through the American Rescue Plan Act (ARPA) for soil based wastewater in village centers without public sewer. Because of the Town’s proactive planning since 2008, Westford is closer to “shovel ready” than most other rural communities. Therefore, Westford is actively pursuing funding through ARPA.
The Planning Commission is pursuing grants to fund 50%-75% of the estimated total project cost of $2.4 million. The Planning Commission expects that the Town's ultimate share of the cost will be between $700,000 and $1 million. The Planning Commission expects to request the Selectboard to seek voter authorization of a bond of between $700,000 and $1 million at Town Meeting 2022, with the bond to be repaid from a combination of fees paid by private users, connection fees from new development, and taxpayer funds covering the cost of public and civic buildings.
Any bonded funds will be provided through the Vermont Clean Water State Revolving Fund, which allows the costs to be paid back over the life of the system (30 years). By spreading the cost over the life of the system, this approach further reduces the annual cost to taxpayers and users.
The Planning Commission is pursuing grants to fund 50%-75% of the estimated total project cost of $2.4 million. The Planning Commission expects that the Town's ultimate share of the cost will be between $700,000 and $1 million. The Planning Commission expects to request the Selectboard to seek voter authorization of a bond of between $700,000 and $1 million at Town Meeting 2022, with the bond to be repaid from a combination of fees paid by private users, connection fees from new development, and taxpayer funds covering the cost of public and civic buildings.
Any bonded funds will be provided through the Vermont Clean Water State Revolving Fund, which allows the costs to be paid back over the life of the system (30 years). By spreading the cost over the life of the system, this approach further reduces the annual cost to taxpayers and users.
How much are taxpayers expected to pay?
Depending on the percentage of the system funded through grants, the annual cost to taxpayers may range $16 - $36 per tax parcel per year. (Note that the “per parcel” figure is derived by dividing the cost by the total number of taxable parcels on the Grandlist. The cost will vary depending on the value of the parcel)
The cost of the system would be shared by users and taxpayers. In recognition that many Westford taxpayers do not live in the Town Center, the taxpayers share will be based on the percentage of the system’s capacity used for public and civic buildings (specifically the Town Office, Library, Red Brick Meeting House, and Common Hall), and the “unreserved” capacity for future adaptive re-use and expansion. The cost of this “unreserved capacity” will be recouped as new users connect to the system. Existing users will pay a fee to cover their share of maintenance and bond repayment.
The cost of the system would be shared by users and taxpayers. In recognition that many Westford taxpayers do not live in the Town Center, the taxpayers share will be based on the percentage of the system’s capacity used for public and civic buildings (specifically the Town Office, Library, Red Brick Meeting House, and Common Hall), and the “unreserved” capacity for future adaptive re-use and expansion. The cost of this “unreserved capacity” will be recouped as new users connect to the system. Existing users will pay a fee to cover their share of maintenance and bond repayment.
What is the environmental impact of this project?
This project will substantially reduce the potential for septic systems to contaminate groundwater, wells, and surface water in the Town Center. Other potential environmental impacts on wetlands, slopes, and agricultural soils are very minimal, and have been documented in the Project Engineering Report (PER) and Environmental Information Document. Septic tank effluent pumps (“STEP” systems) that convey wastewater using small, pressurized pipes, such as the one proposed, have an excellent track record of providing safe and effective conveyance (transport) of septic tank effluent. STEP systems in Warren and elsewhere performed efficiently even through Tropical Storm Irene.
Will things look different on the common?
Westford’s Form Based Code is designed to ensure that any new development “fits” the character of the Common. The Westford Country Store and Cafe and new Historical Society building are both examples of buildings that meet the Town’s Form Based Code. The Code contains specific standards for things such as building size, bulk and orientation that were developed based on input from Town residents. The Code encourages adaptive reuse of existing buildings and creation of new buildings that resemble the existing character of the Common. The Code specifically prevents formula designs and “stripmall” style buildings that would detract from the character of the Common. Learn more about Westford’s Form Based Code here.
How long will this project take to complete and what is the timeline?
Construction of the wastewater system would, if voters approve a bond at 2022 Town Meeting, begin in the early summer of 2022 and be completed in roughly 14-15 months. Users would likely connect to the system in the early summer of 2023. While Vermont weather always can affect construction project timing, similarly-sized community wastewater projects in Vermont have been completed in about a year to 14 months. Check out the About page for more information on the timeline.
How does the wastewater project relate to the 1705 redevelopment project?
No development of the 1705 VT Route 128 property can occur without a wastewater disposal solution. Any development of the 1705 VT Route 128 property is dependent on the Town constructing a wastewater disposal system. Likewise, the 1705 VT Route 128 project will be a huge benefit to the wastewater system because it will immediately create paying customers and will then be a more financially viable option for other development in the Town Center. Learn more about the 1705 Project here.
What has the Town done to find suitable wastewater replacement options for the Town’s public and civic buildings?
The Town has been looking at options for wastewater disposal for over 10 years. Every essential civic and public building in the Town Center faces major constraints to onsite replacements, and there are no onsite options that meet current needs, let alone allow the use of the buildings to adapt and grow with the community. A small limited site was identified behind the WCH, but that site does not have enough capacity for the Town Office, Library, Common Hall and Red Brick Meeting House. It would only have enough for the Office, Library and Common Hall at current levels of use, and would limit the town’s ability to expand activities at these buildings. This location, which is no longer being recommended, would also have high annual maintenance costs.
Why is it better to develop a wastewater system using the land at Maple Shade Forest rather than the land behind the Westford Common Hall? (White Church)
The land behind the Westford Common Hall (f/k/a White Church) does not provide enough capacity for current needs at the Town’s public and civic buildings. While the soils are marginally better than elsewhere around the common, it still requires an expensive mound system with pre-treatment that requires annual maintenance. It is expensive to build without meeting the Town’s needs.
The Town would not be eligible for funding that is available for systems that serve other users. Westford is a designated Village Center and, as such, is eligible for 50% funding from several sources. In order to be eligible for such funding the wastewater system must serve residential uses as well as commercial and civic uses. Any remaining costs of construction can be spread out over 20-30 years. If the Town built a system serving only public buildings, the entire cost of construction and maintenance would be shouldered by taxpayers and payable over only five years.
The impact on taxpayers for the next five years would be substantially more than for the proposed community system, without creating the added flexibility and support for economic vitality that a community system would offer.
The Town would not be eligible for funding that is available for systems that serve other users. Westford is a designated Village Center and, as such, is eligible for 50% funding from several sources. In order to be eligible for such funding the wastewater system must serve residential uses as well as commercial and civic uses. Any remaining costs of construction can be spread out over 20-30 years. If the Town built a system serving only public buildings, the entire cost of construction and maintenance would be shouldered by taxpayers and payable over only five years.
The impact on taxpayers for the next five years would be substantially more than for the proposed community system, without creating the added flexibility and support for economic vitality that a community system would offer.
If the wastewater disposal system is approved for the Maple Shade property, will that construction occur all at once or in stages?
The Planning Commission explored phasing construction, but determined it was not the most cost effective approach. The primary reason to phase construction would be to reduce initial construction costs. However, the structure of the Clean Water State Revolving Fund already enables repayment of project costs to be spread over the life of the system.
Who will maintain the system once it is operational?
Operation & Maintenance (O&M) activities will include contracting with an operator and engineer to periodically inspect and service the system when necessary, and to ensure that permit requirements are met. O&M costs are shared by the users of the system.
How will maintenance costs of the community wastewater system be addressed?
The Preliminary Engineering Report (PER) includes detailed information and cost estimates related to the maintenance of the system. The cost of maintenance will be shared by the users of the system. CLICK HERE to read the PER.
How much additional development in the Village Center would this system support?
The current plan, which assumes the dispersal field can provide 12,600 gallons per day of capacity, would provide enough additional capacity for the equivalent of 10 single family houses – if everyone who is eligible to connect does connect. It is possible that the dispersal field can support more capacity, but how much more will not be known until additional hydrogeology tests are performed, hopefully this fall. We do not anticipate that 10 new homes will be constructed. Rather, we envision a mix of new development to include small scale retail/commercial, office space and residential.
How does the bond vote work? When does the public participate?
There are two steps. First, on or before January 21, 2022, the Select Board must hold a warned public hearing and vote to put the question to the voters. It is likely the question will include cost and grant funding contingencies. The second step takes place at Town Meeting when all eligible voters have the opportunity to vote yes or no on the question. Before the bond vote, the Planning Commission will hold public meetings to explain to the community what the proposal entails and its costs. Those meetings have already started. Assuming a bond vote in March, 2022, there will likely be an informational meeting for the entire Town sometime in October/November 2022.
If final design is still going on over the winter, how can the Town be asked to vote on a final project in March 2022 when the cost won’t be fully known yet?
Bond votes generally include contingency language: Voters are likely to be asked to authorize a bond of up to a specified dollar amount, for a project of up to a maximum specified total cost, and only if a minimum amount of grant funding is secured to ensure the cost to the taxpayers and system users stays within a certain range. Once the final design is completed, the Select Board would only have the authority to authorize the construction contract if the total cost and grant funding are within the limits authorized by the voters.
Wouldn’t keeping on-site systems prevent change in the Town’s development and character?
Keeping on-site systems, or building a system that only takes care of the Town’s buildings and common halls, is NOT a “no-development” alternative. Significant change could still happen. Today, as one hypothetical example, a national retail chain store could use the grandfathered septic capacity permitted for the site of a single family house to build a store - this happened in a neighboring community in Franklin County – while at the same time, because of regulatory constraints on its grandfathered wastewater system, the Westford Country Store cannot have full seating. Promoting revitalization, and the construction of quality uses that meet the Form Based Code design standards, requires wastewater capacity and requires action and investment. The greatest tragedy would be the loss of historic buildings if the wastewater capacity that supports economically viable adaptive reuse can’t be provided – a situation that happened recently in Hyde Park with the demolition of a historic church and gathering place.
With total property taxes rising, why would the broader public support this initiative?
It’s becoming clear that financial investments in public facilities have to be made in order to have the types of amenities and quality of life that Westford residents desire. Enabling greater use of, for example, the Country Store and the Common Hall, benefits the public and can lead to a stronger tax base overall. It is also important to note that the Jackson Farm and Forest site (now Maple Shade Town Forest) received broad support from voters across the Town, and that the Town’s actual municipal tax rate decreased in 2021.
What will the system on Maple Shade look like?
Nearly all of the wastewater system components on the Maple Shade forest will be underground. The dispersal (disposal or leach) field itself will be nearly invisible. The field will look like a grassy field – much like it looks now.
There will be a limited amount of pumping equipment at the surface which is usually concealed with landscaping. The vast majority of this equipment will be located on the east side of Brookside Road. Above-ground controls and equipment are fairly small and easily screened with plantings or fencing, if desired.
There can be transitory odors from community wastewater systems, usually near pump stations. Any persistent odor would be a symptom of some type of system malfunction, and would need to be addressed by the maintenance company.
There will be a limited amount of pumping equipment at the surface which is usually concealed with landscaping. The vast majority of this equipment will be located on the east side of Brookside Road. Above-ground controls and equipment are fairly small and easily screened with plantings or fencing, if desired.
There can be transitory odors from community wastewater systems, usually near pump stations. Any persistent odor would be a symptom of some type of system malfunction, and would need to be addressed by the maintenance company.
Will Route 128 have to be dug up? What about excavation during or left open during the winter, which makes a mess?
For any crossings of Route 128, directional drilling would be used to minimize disruption. This is a technique that has been used for other large and small community projects in north and central Vermont successfully to minimize highway disruption.
With respect to construction, the Town will not be forced to bid at any specific date, or to use winter season construction. A positive Town bond vote will obligate the State’s share of the funding, but it does not obligate the Town to begin construction immediately. Bidding and construction can be done on the best schedule for the Town considering costs, weather, and needs.
With respect to construction, the Town will not be forced to bid at any specific date, or to use winter season construction. A positive Town bond vote will obligate the State’s share of the funding, but it does not obligate the Town to begin construction immediately. Bidding and construction can be done on the best schedule for the Town considering costs, weather, and needs.
What’s the expected life of the Maple Shade in-ground system?
A well constructed and properly maintained leach field can be expected to have a long life - at least 30 years, and perhaps even an indefinite time. The design of Westford’s proposed system includes three things that greatly extend the life of in-ground systems: (1) pre-treatment of wastewater, which means that a very clean effluent with minimal solids is discharged to the soil; (2) dual, alternating fields, which allows each field to “rest” and regenerate its absorptive capacity; and (3) a pressure dosing system, which applies treated wastewater evenly and consistently over time. Each of these components prevents clogging and over-use, and promotes system regeneration and effectiveness.
Frequently Asked Questions - System Users
updated 9/15/21
Why should I connect to the wastewater system?
Many properties in the Town Center and particularly around the common have limited options for replacement systems. This situation can result in limits on the number of bedrooms and on any increase in use, and in requirements for high cost systems that require frequent inspection and maintenance at the property owner’s expense.
These limitations can be eliminated by connecting to a community wastewater system. Per State regulations, homes connected to the community system will be able to add bedrooms with a simple zoning permit, unlike homes on individual onsite systems which must also require State permitting. The cost of wastewater management will be predictable and spread over the life of the system, rather than an unplanned expense.
These limitations can be eliminated by connecting to a community wastewater system. Per State regulations, homes connected to the community system will be able to add bedrooms with a simple zoning permit, unlike homes on individual onsite systems which must also require State permitting. The cost of wastewater management will be predictable and spread over the life of the system, rather than an unplanned expense.
What is the monthly cost for me to connect?
User fees will include both the cost of operations and maintenance (including regular inspection and pumping of the STEP tanks), and a proportionate share of repayment of the bond. The user fee will depend on a variety of factors, most importantly the total grant share. Based on the PER, the fee will range between $60 and $95 per month for residential properties. The fee for commercial properties will likely be based on the flow calculations found in the State wastewater rules. An ordinance that includes an equitable fee structure will be developed in the coming months.
My septic system is new or has been working fine - why should I switch?
Unless you have a functioning, permitted septic system with a suitable replacement area, the community wastewater system likely provides a predictable and long term affordable option to maintain full use of your property. Banks and mortgage companies may require you to construct a replacement system when you try to sell or refinance your property if an inspection finds the system isn’t working properly. Some financing programs (particularly those backed by the Federal Government) may not provide loans if the septic system is located too close to a drinking water source such as a well.
While the project team will make every effort to keep costs as low as possible through grants and design, it is valid to compare the system connection and ongoing cost against the potential cost of replacing or reconstructing an existing system. For houses that require a new mound system, the typical cost has been near $30,000. The project team encourages property owners to speak with those they trust regarding their home’s or property’s situation and value to be able to make the right decision on connecting.
While the project team will make every effort to keep costs as low as possible through grants and design, it is valid to compare the system connection and ongoing cost against the potential cost of replacing or reconstructing an existing system. For houses that require a new mound system, the typical cost has been near $30,000. The project team encourages property owners to speak with those they trust regarding their home’s or property’s situation and value to be able to make the right decision on connecting.
What if I'm unsure of connecting, and want to opt in later on?
It may be possible to connect later. However, costs such as permitting, engineering, and the cost of constructing a new connection to the community system will be the new user’s responsibility. There may also be funds available for costs borne by the town and users who connect initially.
What are the initial costs to connect my property to the system?
We are working to structure the system so that initial costs of connection are as minimal as possible. The costs of ANR permitting for individual connections, the STEP tank and engineering will be included in the total project cost (and thus paid through grants and future user fees), not as an upfront cost to individual users. It is unlikely that there would be an upfront connection fee for users who connect at time of construction. The only potential cost may be the plumbing from the home to the STEP tank, though the Planning Commission is exploring ways to include those costs in the total project cost as well.
Will I be forced to connect to the system?
Vermont State law does not require mandatory connections. The issue would be addressed in the Town’s wastewater system ordinance. At this time, the Planning Commission is actively exploring alternatives and incentives, rather than mandatory connection.
What if I can't afford to connect?
If you would like to connect, but are unable to do so, please reach out to us, as there are some state funding sources that may be able to assist. In addition, if a certain percentage of likely users qualify as “moderate income,” the system may be eligible for additional funding sources to lower the costs to users.
Who will pay for connecting users in the service territory?
While the full estimated cost of $2.4 million includes all necessary work and materials to connect the civic buildings of the Town Office, Library, Westford Common Hall, and Red Brick Meeting House, it also includes anticipated full cost to connect those private parcels in the service territory that choose to opt in at the initial phase of construction. After construction, there is no guarantee that funding will be available to pay the cost of future connections.
It should be expected that unless a system is currently failing, one would not opt to connect until time of failure when and if the cost of septic system replacement is found to be more expensive or more effort than a community system connection. However, it is in the best interest of the Town and taxpayers to secure commitments from private users to connect in the initial stage of construction in order to optimize available grant funding, and spread out the operation and maintenance costs of the system among the greatest number of users.
It should be expected that unless a system is currently failing, one would not opt to connect until time of failure when and if the cost of septic system replacement is found to be more expensive or more effort than a community system connection. However, it is in the best interest of the Town and taxpayers to secure commitments from private users to connect in the initial stage of construction in order to optimize available grant funding, and spread out the operation and maintenance costs of the system among the greatest number of users.
How will the fees be established?
The amount and frequency of fees for system users is established in a Wastewater Ordinance that the Select Board will review and adopt through a warned public hearing process. The project team expects that the Select Board will review a draft ordinance in approximately November 2021.
Does the cost of the project include the cost of re-plumbing houses that are connected to the system, and de-commissioning their current septic tanks?
Yes, these costs are in the cost estimates in the Project Engineering Report (PER). All estimates will be refined during final design. The team is working with the engineering group to ensure that the estimated cost for re-plumbing and decommissioning is sufficient to ensure these costs are covered for those who wish to connect at the time of construction.
Where will the new septic tanks and effluent pumps be located?
In STEP systems, the effluent pump is integrated within the septic tank; it’s not a separate feature. Connections and STEP tank locations are worked out in final design. In some cases where changing indoor plumbing is difficult and space allows, STEP tanks can be located in back or side yards where existing plumbing exits a building, and then connected to the force main in the street. This is assessed during the Final Design phase.
When will plans for re-plumbing, siting STEP tanks, and other construction be completed?
During the Final Design engineering process, property owners will receive a notice from the project team, the Town’s Select Board, and an attorney asking whether the owner intends to connect to the system. Once it’s clear who intends to connect, the engineering team will request permission to enter the property so that detailed plans can be completed.
Will surveys of properties be completed and will property owners be notified when this is happening?
Additional survey work will be needed during Final Design. All property owners will be contacted in advance to give permission for project team members to enter their properties. Other than at the Maple Shade Town Forest wastewater disposal site, no property survey work has been completed yet.
Can flows be metered, rather than assuming a house is actually using its full permitted “design flow” of wastewater?
A community wastewater system can be metered and the specific flows are reported to the Vermont Department of Environmental Conservation (DEC). Where it’s demonstrated that flows are lower over time, Vermont DEC affirms the available additional capacity. The Town can then allocate that capacity to users through its wastewater ordinance.
Since there will be electric-powered pumps in tanks at each property and a central pump station, will backup power and storage be provided for emergencies?
Yes. The plans include storage redundancies and back-up power.