Over the years EC&S has been asked many questions by clients and potential clients regarding many topics that we deal with on a daily basis. Topics including Environmental Site Assessments, survey information, property boundaries, sewer systems, designing and developing subdivisions, developing brownfield sites and many more. In this issue we will answer some of these questions.

If there is a question you would like answered or a specific topic you would like to see discussed in our newsletter please contact us via email at info@ecswebsite.com.

Homeowner and Small Community Sanitary Sewer Systems

By Garth Greenan, P.E.

What is a Homeowner and Small Community Sanitary Sewer Systems?

Homeowner and small community sanitary sewer systems, often referred to as "on-site wastewater system", is a system for treating sanitary sewage from an individual home, a small group of homes, or a small business. The sewer is not connected to a centralized municipal wastewater system. To be considered as a small community system, the system must provide service to homes and businesses generating less than 10,000 gallons per day of wastewater.

 

Drain field construction July 2002

How common are on-site systems?

On-site systems provide treatment to more than 50% of new homes being constructed in Michigan. In fiscal year 2000, there were 37,000 permits issued for new and replacement systems serving individual homes. In addition, 1,000 permits were issued for on-site systems providing service to small groups of homes and commercial facilities. There has been growth in the number of on-site systems in Michigan over the past 10 years, with about 30% served by on-site systems in 1990. The increase in the percentage of these systems is attributable to a higher rate of new construction in non metropolitan areas.

Who regulates on-site systems?

The regulation of on-site systems is primarily by local health departments, working with the Michigan Department of Environmental Quality (MDEQ). Many counties have their own health department, or work with adjacent counties with a combined health department. Systems that service a single home or duplex are regulated by the local health department, while systems larger than that, up to 10,000 gallons per day, are regulated by a combination of the local health department and the MDEQ. Systems larger than 10,000 gallons per day are regulated by the MDEQ.

In addition to the regulation of the system, new administrative rules under Subdivisions of Land Act require that a professional engineer, surveyor, geologist, soil scientist or registered sanitarian conduct soil evaluations in new subdivision or land divisions.

What is an alternative system, and can I use one?

An alternative system is any system that is not a conventional septic tank/drainfield system providing equivalent or better protection for public health. Currently, only Leelanau and Benzie Counties allow alternative systems for residential use in locations where conventional systems are not suitable. Most alternative systems involve some mechanical equipment to aerate and treat the wastewater, and they generally tend to be more expensive to install and operate than a conventional system.

What on-site systems are available for more than one residence?

An on-site system can serve about 20 homes, and there are a variety of systems that will work. Generally, conventional systems are used with a combination of septic tanks and a community drain field. A common system is to have the septic tanks located at each individual home, and the effluent pumped to centralized drain fields. Another type of system is to locate both the septic tank and drain fields together. The configuration of the most practical system for a given location will depend on a number of factors, including soil conditions, topography, and physical space available.

How long can I expect an on-site system to last?

Many on-site systems last more than twenty years, but they do require regular maintenance. A conventional system needs to have the septic tank pumped, and systems with pumps and/or filters need to be checked and cleaned periodically. Proper maintenance will allow the system to function as designed, and minimize the potential for major repair work.

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By Richard Kral, P.S.

Are you sure the iron pin you found is your property corner?

It often happens that in order to save on the cost of a survey, landowners trudge out into yards and fields to look for their parcels' property corners. Sometimes iron rods or pins are found much to their satisfaction, but can they be certain that monument signifies the location of the property corner?

Survey markers

As surveyors, we have been schooled and trained to locate and identify the monuments that designate property corners. The process to determine whether or not that iron rod or pin found more often than not begins with a survey crew's field investigation of the subject property. With the aid of legal descriptions from deeds or other conveyances, the crew will be able to identify the property and retrace the boundary, locating the existing property corner monuments or re-establishing the lost monuments position and setting a new iron rod or pin. The crew records existing conditions and evidence, and upon returning from the field investigation presents this data to a survey technician. In the office, a technician will review the preliminary information to ascertain whether all available field evidence to "prove" the monuments location has been gathered. Finally, a Professional Surveyor will review all the evidence presented and again will reference the legal description provided by the client to verify that the correct procedures to identify and/or re-establish property corner monuments were followed in accordance to that State's particular statutes and laws.

While looking at that iron pin and assuming it is your property corner may be good enough for you, considering that real estate is typically our clients single most largest asset, we want to be certain that monument is where it should be.

Quality of Professional Surveyors

In Michigan, it is now required by state law that an individual must earn a baccalaureate of science in Land Surveying to pursue a career as a Professional Surveyor. Currently, only two schools in Michigan offer such degrees, Ferris State University and Michigan Technological University. Upon completion of this degree, individuals must pass and 8-hour fundamentals exam to become a SIT (Surveyor in Training). Upon completion of this requirement, these same individuals must work for four years under the direct supervision of a Professional Surveyor, after which they are eligible to take another 10-hours of examinations, 4-hours of which are Michigan State Law and Statute specific. Upon successfully completing all examinations these individuals may receive their license.

We would like to congratulate Mr. Rob Duranczyk for becoming EC&S' newest Professional Surveyor. See What's New at EC&S for more information on Mr. Duranczyk.

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Transaction Information
Environmental Site Assessments and
Due Diligence

By Rich Micklin, C.P.G.

1) My lawyer (or banker, purchaser, Realtor, etc.) just informed me that I need to have a Phase I Environmental Site Assessment (ESA) completed on the property and the closing is scheduled for next week. How soon can you get it done?

The ASTM Standard E 1527-00 has established an upper time limit of 20 calendar days as reasonable time for the consultant to conduct required interviews to develop the third party information to complete the ESA. With the advent of the Internet, record searches can now be conducted on line 24/7. With a cooperating buyer and seller, ESAs on most properties can be completed in much less than 20 days. The shorter time interval would generally apply for such properties as gas stations, farms, general retail stores and small industrial sites. Larger complex industrial sites with a long history of chemical use will generally require the full time recommended by the ASTM Standard to complete.

2) The terms of the purchase agreement obligate me as the seller to provide an environmental site assessment to satisfy the buyer's due diligence. At this point, I want to spend as little as possible. How much is this going to cost me?

Although this appears to have been a good negotiation on the part of the buyer to force the seller to pay for the due diligence, there is an inherent draw back to this approach. The seller is likely to shop the market for the absolute low price and not consider other quality issues that are involved. For example Company A quotes $1250 and Company B $1500. The seller selects Company A strictly on price.

During construction, six months after purchaser has occupied the property and remodels the parking lot, two old underground storage tanks leaking gasoline are discovered. The purchaser discovers that Company A is now in bankruptcy after only one year of operation. Because of the low fees it charged for services it could only attract inexperienced personnel with its low wage scale. In addition, Company A only maintained limited or no professional liability policy.

Company B on the other hand had been in business for 15 years and employed a trained and experienced staff that has performed hundreds of ESAs over the years. Company B also maintained $5,000,00 professional liability coverage.

The result--the seller saved $250 and the purchaser has inherited an environmental problem with no cost remedy from Company A.

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Land Development News
Stormwater Runoff

By Garth Greenan, P.E.

Who regulates stormwater runoff in my Community?

Generally, the agency to contact regarding regulation activities impacting stormwater runoff is the Soil Erosion Control Agency. The Soil Erosion Control Agent is often part of the County Drain Commissioner office, County Engineering or Planning Department, or City Engineering Department. The local Michigan Department of Environmental Quality office can also have regulatory jurisdiction over activities involving stormwater if they are related to wetlands, lakes or streams, and some Counties are in the process of enacting their own wetland ordinances as well. It is important that all of the proper permits and approvals be obtained because the penalties for violations of rules relating to activities can be significant.

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