HomeMy WebLinkAboutCobbler Road subdivision 1993-19955E
540
f�})I LOT 8 LOT LOT LOT LOT
LOT 9 7 6 5 4 LOT
LOT,` LC
10 \; COBBLER ROAD
LOT II
LOT 12
292.01'
LOT 13
6
12
LOT 20
53,500 S,
�8,0002 W
45,5 _
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MICHAEL J. GALANTI
LORRAINE 8A. GALANTI
104.
�8-38-2
/168,69,
562-18-18E
--�29.35'
S75-38-44
�69.39
N78-33-46E
— 40.00.
N74-24-28E
�9
'4-14-06E
.94.20'
,58-20E
83.71'
NOTE:
PLAN OF LAND DATED MAY 20, 1993 A
SIGNED BY THE MANSFIELD PLANNING
BOARD ON JUNE 2, 1993.
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TOWN OF MANSFIELD, MASSACHUSETTS
50 West Street, Mansfield, MA 02048
March 14, 1994
Allen L. Willis
P.O. Box 748
Mansfield, MA 02048
Re: Cobbler's Corner Subdivision
Dear Mr. Willis,
I am in receipt of the Definitive Subdivision Plan for
Cobbler's Corner, naming yourself as owner and applicant.
Enclosed please find the Board of Health Sewer Connection
Regulation. Article 2, Proposed Development and New
Construction, requires that connection to common sewer be
explored prior to granting permits for the construction of
septic systems.
If I can be of assistance, please do not hesitate to call.
Very truly yours,
LD BOARD OF HEALTH
Scams Leite
Health Agent
/dr
Summary of Laws at issue concerning Cobbler's Corner Subdivision
The Subdivision Control Law is the law regulating the process of land subdivision regulating
the laying out and construction of ways, providing access to lots and ensuring sanitary
conditions. It relates to a community's local zoning requirements to a uniform, statewide
process for land division.
The Board of Health's Sewer Connection Regulation is a local regulation which promotes
the protection of groundwater from the biological and chemical hazards of sanitary sewage,
through the use and development of a sewer collection system.
The two are clear and separate regulations, not to be merged.
Text of law in boldface, comments and interpretation in italics.
Massachusetts General Law Chapter 41 section 81U: Subdivision Control: Approval,
modification or disapproval of plan by board; prerequisites for decision
When a definitive plan of a subdivision is submitted to the planning board, as
provided in section 810, a copy thereof shall also be filed with the board of health or
board or officer having like powers and duties. Such health board or officer shall,
within forty-five days after the plan is so riled, report to the planning board in writing,
approval or disapproval of said plan, and, in the event of disapproval, shall make
specific findings as to which, if any, areas shown on such plan cannot be used for
building sites without injury to the public health, and include such specific findings and
the reasons therefor in such report, and where possible, shall make recommendations
for the adjustments thereof. (Example of this is the Elms Subdivision and the resulting
effects on water quality. Another example would be the use of a landfill for a subdivision.)
Failure of such Board or officer to report shall be deemed approval by such board or
officer. (An approval through silence, referred to as a constructive grant.) Such health
board or officer shall send a copy of such report, if any, to the person who submitted
said plan. When the definitive plan shows that no public or community sewer is to be
installed to serve any lot thereon, approval by a board of health or officer shall not be
treated as, nor deemed to be approval of a permit for the construction and use on any lot
of an individual sewage system; and approval of a definitive plan for a subdivision by a
board of health or officer shall not be treated as, nor deemed to be, an application for a
permit to construct or sue an individual sewage system on any lot contained therein.
(Supports the Board in that an approval of the subdivision through silence is not an implicit
approval of individual septic systems)
Statute moves on to other matters, not relevant to Board of Health regulations.
Sewer Connection Regulation attached, Article 2 and 3 relevant.
September 15, 1995
Drainage Studies • Percolation Tests • Sewage Disposal Plans • Topographical Surveys
AmWetlandFilings • Land Court Surveys • SitePlans • Residential and Industrial Subdivisions
11 April 1994
Mansfield Board of Health c,✓ ��
Town Hall - 50 West Street c� {
Mansfield, MA 02048
RE: "Cobbler's Corner" Subdivision
Board of Health Members: r—
Enclosed is a Preliminary Sewer Cost Estimate for the cost of
installing sewer for "Cobbler's Corner" Subdivision.
The closest existing sewer from the site is the sewer main on
Spring Street, about 2270 feet from the site entrance. The
second closest sewer is the sewer manhole at Leonard and Willow
Streets, about 2500 feet from the site entrance. Both routes
would require a force main and since the second route (Leonard
St.) would require installing pipe under the 4 culverts for
the Rumford River at Willow Street, it is apparent that the
route to Spring Street would be the less expensive.
The costs are calculated using prices from "Means Building Construction
Cost Data" which is the method used by the Mansfield Planning
Board for setting bonds. In this case since there is no design
approved by the Town and the State , I am using the minimum
necessary to sewer the site; a gravity sewer on -site, a pumping
station on Lot 2, and a force main in Willow Street.
The trench paving on willow Street is assumed as 3-foot wide
base coat pavement over the trench and 18-foot wide top coat
pavement over the street. The street is presently such a mess
of depressions and cracks that it would be impossible to do
a reasonable job over the trench area only.
The actual cost could escalate due to requirements added during
the approval process.
/Siincerelly, y �%
Ra ph I. Maloon
RIM/pp
Enclosure
150 North Main Street • Mansfield, Massachusetts 02048 • (508) 339-3731
AntDrainage Studies • Percolation Tests • Sewage Disposal Plans • Topographical Surveys
Wetland Filings • Land Court Surveys • Site Plans • Residential and Industrial Subdivisions
Cobbler's Corner Subdivision
Preliminary Sewer Cost Estimate
On -site:
Means Unit
Item Catalog # Amt. Cost Total Cost
8" PVC Pipe 027-168-2080 630 ft 4.95/L.F. $ 4,108.50
Precast + SMH 027-152-1120 S 720/each 3.600.00
Frames & 027-152-2300 S 3SO/each 1,750.00
Covers
6" PVC - 027-168-2040 S00 ft 4.09/L.F. 2,045.00
Services
Trench 022-254-0090 886 c.y. 4.18/c.y. 3,703.48
Excavation
Trench
Backfill 022-254-3040 886 c.y. 3.34/c.y. 2,959.24
Total On -site..... $18,166.22*
Pumping Station & Off -site:
Pumping
027-174-0010
1
511500 S
511500.00
Station
6" D.I.
026-686-1420
2.270 ft
15.SO/L.F.
35.185.00
Force Main
Trench
022-254-0090
1,SlOc.y.
4.18/c.y.
6,311.80
Excavation
Trench
022-254-3040
1,510c.y.
3.34/c.y.
5,043.40
Backfill
Base
025-104-0020
760s.y.
3.65/s.y.
2,774.00
Pavement
Top
025-104-0340
4.S40s.y.
3.07/s.y.
13,937.80
Pavement
Traffic Officer ................................
5.000.00
Total Offsite ... $119,752.00*
Design and
Layout ..............................
S
10.000.00*
*Total ...........
$147,918.22
Cob.doc
150 North Main Street • Mansfield, Massachusetts 02048 • (508) 339-3731
022 200 1 Excav, Backfill, Compact
CREW OUTPUT
DAILY
HOURS
MAN
UNIT
1993 BARE COSTS
TOTAL
INCL OLP
MAT,
LABOR
EQUIP.
TOTAL
54
90
4' to 6' deep,1/2 C.Y. tractor loaderlbackhoe B-IIM
1
200
.080
C.Y.
1.71
1.41
3.12
4.18
0100
5/8 C.Y. hydraulic backhoe
B-120
250
.064
1.45
1.49
2.94
3.85
0110
314 C.Y. hydraulic backhoe
B-12F
300
.053
1.21
1.51
2,12
3,50
0300
1/2 C.Y. hydraulic excavator, truck mounted
B-12J
200
.080
1.81
2.94
4.75
6
0500
6' to 10' deep, 3/4 C.Y. hydraulic backhoe
B-12F
225
.071
1.61
2.02
3.63
4.67
0510
1 C.Y. hydraulic backhoe
B-12A
400
.040
.90
1.44
2.34
2.96
0600
1 C.Y. hydraulic excavator, truck mounted
&l2K
400
.040
.90
2.03
2.93
161
1610
1-1/2 C.Y. hydraulic backhoe
B-12B
600
.027
.60
1.21
1.81
2.25
0900
10' to 14' deep, 314 C.Y. hydraulic backhoe
&12F
200
.080
1.81
227
4.08
5.25
0910
1 C.Y. hydraulic backhoe
B-12A
360
.044
1
1.60
2.60
3.29
1 000
1.1/2 C.Y. hydraulic backhoe
B-12B
540
.030
.67
1.34
2.01
2.50
1300
14' to 20' deep, 1 C.Y. hydraulic backhoe
B-12A
320
.050
1.13
1.80
2.93
3,70
1310
1.1/2 C.Y. hydraulic backhoe
B-128
480
.033
.75
1.51
2.26
2.81
1320
2-1/2 C.Y. hydraulic backhoe
B-12S
850
.019
.43
2.04
2,47
2,89
1400
By hand with pick and shovel to 6' deep, light soil
I Clab
8
1
18.55
18.55
29
1500
1100
Heavy soil
For tamping back611ed trenches, air tamp, add
A-1
4
]00
2
.080
37
1.48
.59
37
2.07
58
2.97
1900
Vibrating plate, add
90
.089
1.65
.65
2.30
3.31
2100
Trim sides and bottom for concrete pours, common earth
600
.013
S.F.
.25
.10
.35
.50
2300
- Hardpan
180
.044
.82
.33
1.15
1.65
24DO
Pier and spread fooling excavation, add to above
C.Y.
30%
30%
3000
Back011 trench, F.E. loader, wheel mtd„ 1 C.Y. bucket
126
1.68
3020
Minimal haul
B-IOR
4(q
.030
C.Y.
.67
.59
3040
100' haul
200
.160
1.18
2.52
3.34
3080
2-1/4 C.Y. bucket, minimum haul
&IOT
600
.020
If-7tt44
84
1.28
1.60
3090
100' haul
300
.040
1.61
2.56
3.21
2k
25B
0010
EXCAVATING, UTILITY TRENCH Common earth
0050
Trenching with chain trencher, 12 H.P., operator walking
0100
4' wide trench ,12' deep
&53
g00
.010
LF.
23
.10
.33
.46
0150
18' deep
750
.Olt
.25
.It
.36
.50
0200
24'deep
700
650
.Olt
.26
.28
.11
.12
.37
.40
.52
.56
0300
6' wide trench, 12' deep
.012
.61
0350
- 18' deep
600
.013
.31
.13
.44
0400
24' deep
550
450
.015
.34
.41
.14
.18
.48
.59
.67
.82
0450
36' deep
475
.018
.39
.17
.56
.77
0600
8' wide trench, deep
.017
.93
0650
18' deep
400
,020
,46
.20
.66
1.06
0700
24' deep
350
.023
.53
.23
.76
1.23
0750
36' deep
300
2727ff
.26
.88
,
1000
Backfill by hand including compaction, add
26
1050
4' wide lrench,l2' deep
Ad
8W
AIO
LT.
.07
.31
1100
18' deep
530
„015
.11
.39
.56
1150
24' deep
400
.020
.15
.52
.74
1300
6' wide trench, 12' deep
540
.015
.lt
.38
.55
.73
1350
18' deep
405
270
.020
.14
.22
.51
.71
1.10
1400
24' deep
180
.030
.33
1.15
1.65
1450
36' deep
400
.044
.15
.52
.74
1600
W wide trench, 12' deep
.020
1.12
1650
18' deep
265
200
A30
.22
.29
.78
1.03
1.48
1700
24' deep
135
.040
.43
1.53
2.20
1750
36' deep
,059
2000
Chain trencher, 40 H.P. operator riding
2050
6' wide trench and backfll, 12' deep
Mil
1,200
.001
LF.
.l5
.15
.30
.41
2100
18' deep
1'000
.008
.18
.18
.36
.48
2150
24' deep
t
975
900
.W8
.19
211.20
.19
.38
.41
.50
.53
2200
36' deep
.009
TOTAL
INaa4P ?a
100 1 WalkM"ad tilg Paving
2,150 u
3,300
!0 ASPHALTIC CONCRETE PAVEMENT for highways
695
and large payed areas LL
1,075 `
Binder MISS, l-1I2'thkk
8A5
2' thick
1215
3'thick
4'thick
Weed ngcourse, l'thk
1701
1-112' thick
-2' thick
2'thick
3'thick
=is 4'thick
eas, add
h small areas
membrane
,. bags,
: truck d
6T
6'thick
DAILY MAN.
1993MEODSTS
OUTPUT HOURS UNIT
MAL
L4BOR
EQUIP.
TOTAL
TOTAL
INCL OSP
104
7,725 .Olt S.Y.
p
23
.21
2.44
6,345
6,345 .014
1.67
28
2.79
,014
3.67
36
.25
320
3.65
4,140 .021
530
33
4.64
5.25
1111
10,575 .009
1.44
.43
.39
6.12
6.90
y
7.725 .012
2.t9
.19
26
.17
1.80
2.06
a
6,345 ,015
p 95
.24
2.69
3.0731
`
5,480 .018
3.63
36
.33
4.04
3
4,900 .020
433
.
32 4
32
4.93
.40
.37
5.10
5.80
IW„
630 .140 Ton
25
2.83
1
31.31
H
690 .128
800
26
2.58
Z32
30.90
36
35.50
.110
900 .098
26
26
223
2
3023
34.50
575 .167
26.50
1.98
3.43
1.78
3.11
29.76
34
630 .152
26.50
3.13
2.90
32.53
32.53
37..50
690 .139
26.50
2.86
Z64
32
31.50
745 .129
B00
26.50
Z65
2.45
3t.6
37
36.50
.120
26.50
2.47
22
58 312
36.
Tan
25.50
25.50
28.50 108
27 c50
27. 0
30.50
B•26 3,ODO
.029 S.Y.
13,50
61
2,700
o33
18
.6
t4J1
16.45
2,900
,030
28.50
.68
66
19.34
21.50
2,100
.o42
22.50
.6
21.
24
1,800
.049
27
.87
85
2422
27.50
1,500
.059
34
1.02
1
29.02
32
1.22
120
36.42
40
ce8 135
.119 S.Y.
IW%
271
100%
q'"'°°
�gral coloring, see div. 033.126
2Dab 1,5W
.fill
.15
2.73
4.08
•20
.35
.48
DE Area to be pared with grader, small area
rge area
ode la slab on grade, confined
B 111
800
2,ODO
.020 S.Y.
.008
.43
17
•70
1.13
1.43
area, machine
M in
&32C
1,500
.032
28
.45
.57.69
S, DRIVEWAYS, & PATIOS No base
B-18
700
.034
1.08
1.77
2.25
,hal8c concrete, 2- thick Fb25 aao
•66
•06
,12
1.10
2.1/2'fhick
B. 37
720
.0S. Y.
2.95
1.31
,17
4.43
'
00pn
1.3D�ysIInplacewthicx6-W1AxWIAmesh,
660
.073 13,
3.63
1.43
.19
525
5.50
6.40
6roonxy finish, no base, 4' Nick
5'thick
8-24
600
.o4o S.F.
.92
.81
1,79
5• thick
For bank run gravel base, 4' thick,
545
510
.044
.010
1,30
128
.95
1.02
2.05
2.35
2.98
add
8'thick, add
8.18
2,500
.010
12
.18
2.30
2.98
wed 0991e9atc finish, add to above,
1,600
.015
24
29
.02
.32
.44
minimum
Maximum
8 24
1,875
.013
06
26
•03
•56
.74
455 053 34 .50
thick. while ma ble .21 1.14 1.35 1.99
2CJab 009 1,100 ..39 .l7
•� .70
0e of these items see Means Heavy Construction Cost Data 1993
Q25 -1 Paving and Surfacing
Pavement Martting
O2TRumble
-W
BARE COSTS
CREW
OUTPUT
HOURSMAN.
UNIT
MAT.
LABOR
P.
i0TA1
INCITOCP
!10 02507po�carbonate
high, plowable, asphalt pav't
A-2A
120
.200
Ea.
1.55
3.75
2.10
7.40
9.85
810
0300ors,re8ectodzed,
2'x4'
2 Clab
150
.101
1.05
1.98
3.03
4.25
0310
150
.107
2.35
1.98
4.33
5.70
00
0610
203-1/2'xl/2' high
2 Clab
50
.320
Ea.
4.35
5.95
10.30
14.10
cc
O
W
F
H
3
026 010
I Piped Utilities
DAILY
MAN-
1993 BARE COSTS
TOTAL
MAT.
LABOR
I EQUIP.
TOTAL
1750
CREW
OUTPUT
HOURS
UNIT
INCLOLP
16
12 0010
BEDDING For pipe and conduit, not Incl. compaction
10
0050
Crashed or screened bank ran gravel
B-6
150
.160
C.Y.
11.05
3.21
1.34
15.60
18.60
�5.50
0100
Crashed stone 3/4'to 1/2'
150
.160
12.90
3.21
1.34
17.45
20.50
10 50
0200
" Sand, dead or bank,
150
.160
3.45
3.21
1.34
8
10,25
16
" 05W Compacting bedding in trench
A
90
.089
1.65
.65
2.30
3.31
150
40
10 EXCAVATION AND BACNPILL See division 022-204 & 254
53
Hand excavate and trim for pipe bells after Trench excavation
58
8' Pipe
I Gab
155
.052
LF.
%
.96
1,50
71
18' pipe
130
.062
1.14
1.14
1.79
37
050 1 Manholes & Cleanouts
41.50
UTILITY VAULTS Precast concrete, 6' thick
5' x 10' x 6' high, I.D.
B-13
2
28
Ea.
1.550
560
254
1 2,364
2.850
.16
6' x 10' x 6' high, I.D.
2
28
1,600
560
254
2.414
2,900
.25
5' x 12' x 6' high, I.D.
2
28
1,700
560
254
2,514
3,025
27
6' x 12' x 6' high, I.D.
1.80
31.111
1,900
620
282
2,802
3,375
,62
,. i 6' x 13' x 6' high, I.D.
1.50
37.333
1
2,500
745
340
3,585
4,275
1.12
8' x 14' x 7' high, I.D.
1
56
2,700
1,125
510
4,335
5,275
.18
`,,� �60 Hand hole, precast concrete, 1-1/2' thick
1.22
'` 1'-W x 2'-0' x 1'-9', I.D., light duty
�r; .
B-1
4
6
Ea.
255
115
370
460
57
4'-6' x 3'-2' x 2'-0', O.D., heavy duty
B-6
3
8
540
161
67
768
920
63
NO 650 1 Water Systems
43
59
OOlO CORROSION RESISTANCE Wrap & coat, add to pipe, 4' dia.
L.F.
1.20
1.20
1.32
77
6' diameter
1.25
1.25
1.38
120
' , 8' diameter
1.95
1.95
2.15
12'diameter
2.90
1
2.901
3.19
1.61
24'diameter
5.50
5.50
6A5
4.15
Coating, bituminous, per diameter inch, I coat, add
.22
22
.24
.04
3 coat
.33
.33
36
3.08
Coal tar epoxy, per diameter inch, I coat, add
.15
.15
.17
1.49
A(,
V
.25
.25
.28
10 PIPING, WATER DISTRIBUTION SYSTEMS Pipe laid in trench,
38
excavation and backRil not included
22.50
Ductile Iron pipe, class 50 water piping, 18' lengths
P3,50
Mechanical joint, 4' diameter
820
144
.167
LF.
7.35
3.51
13.60
5.60 6- diameter 126 .190 8.35 4.01 I5.50
J36
29 8' diameter 821 108 259 I1.05 5.60 1.04 22
ost 1 ad Coverage of these hems see Means Heavy Construction Cost Data 1993
2.67
5.05
8.25
25
TOTAL
Q27A Sewerage and Drainage
027 100 1 Subdrainage Systems
DAILY
MAN
1993 BARE COSTS
TOTAL
MAT.
LABOR
EQUIP.
TOTAL
CREW
OUTPUT
HOURS
UNIT
INCL OAP
108
4000
Extra strength, 6' diameter
B-20
315
.076
L.F.
2
1.61
3.61
4.72
!O8
4020
8' diameter
B-21
310
.090
3
1.95
.36
5.31
6.75
4040
]0 diameter
285
.098
5.90
2.12
.39
8.41
10.25
4060
12' diameter
230
.122
6.40
2.63
.49
9.52
11.70
4080
15' diameter
200
.140
7.20
3.03
.56
10.79
13.25
4100
18' diameter
165
.170
1 10.45
3.67
.68
14.80
1 17.95
110
0010
PIPING, SUBDRAINAGE, CORRUGATED METAL
110
0021
Not including excavation and backfill
2010
Aluminum, perforated
2020
6' diameter, 18 ga.
B-20
380
.063
LF.
3.95
1.33
5.28
6.45
2200
8'diameter,l6ga.
370
.065
6.20
1.37
7.57
8.95
2220
10' diameter,16 ga.
B-21
360
.078
7.65
1.68
.31
9.64
11.35
2240
12' diameter, 16 ga.
285
.098
8.55
2.12
.39
11.06
13.15
2260
18' diameter, 16 ga.
205
.137
13
2.95
.55
16.50
19.50
3 000
Uncoated galvanized
3D20
6' diameter, 18 ga.
B-20
380
.063
LF.
3.75
1.33
5.08
6.20
3200
8'diameter,l6ga.
370
.065
5.25
1.37
6.62
7,95
32M
10' diameter, 16 ga.
B-21
360
.078
7.75
1.68
.31
9.74
11.50
3240
12' diameter, 16 ga.
285
.098
8.25
2.12
.39
10.76
12.80
3260
18' diameter, 16 ga.
205
.13
112.50
2.95
.55
16
18.95
4000
Steel, perforated, asphalt coated
4020
6' diameter 18 ga,
B20
380
.063
LF.
2.85
1.33
4.18
5.25
4030
8' diameter 18 ga
370
.065
4.30
1.37
5.67
6.90
--
4040
10' diameter 16 ga
B-21
360
,078
5.30
1.68
1 .31
7.29
8.80
';-
4050
12'diameter 16Bar
285
.098
6.15
2.12
.39
8.66
10.50
4060
18'diameter 16
205
.137
8.45
2.95
.55
11.95
14.50
u
0010
PIPING, SUBDRAINAGE, VITRIFIED CLAY
112
OD20
Not including excavation and backfill
3000
Perforated, 5' lengths, C700, 4' diameter
&20
40
.060
LE
1.55
126
2.81
3.69
3020
6'diameter
315
.076
1.85
1.61
3.46
4.56
80W
8' diameter
290
.083
3.15
1.74
4.89
6.20JOfiO
12' diameter
B-21
275
.102
6
2.20
.41
8.61
10.50
400o
Channel pipe, 4' diameter
&20
430
.056
1.65
1.18
2,83
3.67
6' diameter
335
.072
2.50
1.51
4.01
5.10
'
40fi0
8' diameter
295
.081
3.70
1.71
5.41
6.75
-
1
iDB)
0010
12' diameter
PIPING, SUBDRAINAGE, POLYVINYL CHLORIDE
&21
280
.100
7.10
2.16
.40
9.66
11.60
0020
Perforated, price as solid pipe, division 027-168
114
027
150 1 Sewage Systems
u 0010
CATCH BASINS OR MANHOLES not including footing, excavation,
0020
Frame and cover
152
0050
Brick, 4' inside diameter, 4' deep
D-I
1
16
Ea.
395
345
740
965
0100
0150
6' deep
e
.70
22.857
555
490
1,045
1,375
50
32
700
685
1,385
1,825
8' dee P Y
For depths over 8', add
4
4
V.LF,
88
86
174
230
Concrete blocks (radiap, 4' deep
1.50
10.667
Fa.
257
229
486
640
6' deep w
1
16
335
345
680
900
8' deep
70
22.857
435
49D
925
1,250
`
For depths over 8', add -
5.50
2.909
V.LF.
63
62.50
125.50
166
Concrete, cast in place, 4' x 4', 8' thick 4 deep
Bb
2
12
Ea.
- 325
241
100
666
840
6' deep
1.50
16
435
320
l34
889
],125
w �
8' deep
1
24
570
4SO
20l
1,251
1,6W
a 1p
For depths over 8', add
8
3
V.LF.
75
60
25
160
204
lit
Precast, 4' I,D., 4' deep
4.10
5.854
Ea.
258
117
49
424
520
6' deep
3
8
360
161
67
589
720
- ..
cc
0
3
W
N
N3
Y Cost coverage of these hems see Means Heavy Construction Cost Data 1993 65
N
Cm
G
0
X
X
027 1 Sewerage and Drainage
027 150 Sewage Systems
CREW
DAILY
OUTPUT
MAN
HOURS
UNIT
1993 BARE COSTS
MAT.
LABOR
EQUIP.152
1130
8'deep
B6
2
l2
Fa.
445�
241
l00
I140
For depths over 8% add
16
1,500
VA.F.
63
30
12.5501150
7B661,075
5' I.D., 4' deep
3
8
Ea.
390
161
6701160
6' deep
2
12
525
241
10051170
8' deep
1.50
16
665
320
1345
1180
For depths over 8', add
12
2
V.I.F.
86
40
16.70
142.70
175
1190
6' I.D., 4' deep
2
12
Ea.
635
241
100
976
1,115
1200
6' deep
1.50
1 16
1
825
320
1 134
1,279
1,550
1210
8' deep
1
24
4
1,025
480
201
1.706
2.100
1220
For depths over 8', add
8
3
V.L.F.
133
60
25
218
267
1250
Slab tops, precast, 8' thick
1300
4' diameter manhole
B-6
8
3
1 Ea.
1 93.50
60
25
178.50
224
1400
5' diameter manhole
7.50
3.200
105
64
27
196
245
1500
6' diameter manhole
7
3.429
179
69
28.50
276.50
335
1600
Frames and covers, C.I., 24' square, 500 Ib.
7.80
3.077
172
62
25.50
259.50
315
1700
26' D shape, 600lb.
7
3,429
195
69
28.50
292,50
355
1800
Light traffic, 18' diameter, 1001b.
10
2AOO
71
48
20
139
175
1900
24' diameter, 300 Ib.
8.70
2,759
137
55.50
23
215.50
263
2000
36' diameter, 900 Ib.
5.80
4.138
350
83
34.50
467.50
550
2100
Heavy traffic, 24' diameter, 4001b.
7.80
3,077
172
62
25.50
259.50
315
22DO
36' diameter, 1150lb.
3
8
475
161
67
703
ISO
23DO
Mass. State standard, 26' diameter, 4751b.
7
3.429
190
69
28.50
287.50
350
2400
30' diameter, 620lb.
7
3.429
240
69
28.50
337.50
405
2500
Watertight, 24' diameter, 350 lb.
1 7.80
1 3.071
1
1 280
1 62
25.50
367.50
435
2600
26' diameter, 500 No
7
3.429
335
69
28.50
432.50
510
2700
32' diameter, 575 lb.
6
4
355
80.50
33.50
469
550
2800
3 piece cover & frame, 10' deep,
2900
12001bs., for heavy equipment
B-6
3
8
Ea.
470
161
67
698
840
3000
Raised for paving 1-1/4' to 2' high,
3100
4 piece expansion ring
32DO
20' to 26' diameter
l Clab
3
2.667
Ea.
92
49.50
141.50
179
33DO
30' to 36' diameter
1
1 3
1 2.667
126
1 49.50
1
175.50
217
3320
Frames and covers, existing, raised for paving 2', including
3340
row of brick, concrete collar, up to 12' wide frame
B•9
18
2,222
Ea.
28
42
8.05
78.05
106
3360
20' to 26' wide frame
11
3.636
34
69
13,20
116.20
160
3380
30' to 36' wide frame
9
4.444
49
84
16.15
149.15
204
'.
3400
Inverts, single channel brick
D-1
3
5.333
52
114
166
234
3500
Concrete
1
5
3200
40
68.50
108.50
150
3600
Triple channel, brick
2
8
75
172
247
350
37DO
Concrete
3
5.333
45.50
114
159.50
227
3800
Steps, heavyweight cast iron, 7' x 9'
18ric
40
.200
7
4.81
11.81
15.15
3900
8' x 9'
1
40
.200
10.30
4.81
15.11
18.80
4000
Standard sizes, galvanized steel
40
.200
10.40
4.81
15.21
18.90
4100
Aluminum
J
40
.200
11.50
4.81
16.31
20
162
DOJO
PIPING, DRAINAGE & SEWAGE, CONCRETE
IN
0020
Not including excavation or backRll aao
1000
Non -reinforced pipe, extra strength, B&S or T&G joints
1010
6' diameter
B-20
150
.160
L.F. 1
2.95
3.37
6.32
8.55
1020
8' diameter
B-21
200
.140
3.25
3.03
.56
6.84
8.95
1030
10' diameter
1
173
.162
3.60
3,50
.65
7.75
10.15
1040
12' diameter
173
.162
4.40
3.50
.65
8.55
it
1050
15' diameter
167
.158
5.10
3.62
.67
9.39
12
1060
18' diameter
167
.168
6.35
3.62
.67
10.64
13.40
1070
21' diameter
153
.193
7.85
3.96
.74
12'55
15.65
1080
24' diameter
153
.183
9.50
3.96
.74
14.20
17.45
2000
Reinforced culvert, class 3, no gaskets
02
352(
394
202
206
66 See the Reference Section for reference number information, Crew Listings and City Cost Indexes For ex
and Drainage
027 150 sewage Systems
DAILY MAN•
1993 BARE COSTS
164
214020' 18' diameter ]6 ga.
CREW OUTPUT HOURS
TOTAL
INCLol)
UNIT MAT. LABOR
EQUIP, TOTAL
-
2140 24' diameter 14 ga.
B-21 190 .147
LF, t1.35 3.19
.59 15.13
18,15
2160 30' diameter 14 ga,
160 175
]8.15 3.78
.70 22.63
4650
w
2180 36' diameter 12 ga.
0 .233 ]2
22 5.05
.94 27.99
33
2220 48' diameter 12 ga.
100 .280
B-13 100
33 6.05
1.13 40.18
47
A
2220 60' diameter l0 ga.
.560
75 747
43 11.20
5.10 59.30
70.50
22 00 72' diameter 8 ga.
45 1.244
65 ]4.95
6.80 86.75
102
11
2500 Plain, 20' lengths
94 25
11.30 130.30
154
2520 eter I6 ga.
2540 meter 16 ga.
B-20 355 .068
L.F. 3.50 1.42
492
6.10
2580 meter 16 ga.
E
260 .066
220
4.75 1.81
6.56
g05
2580 meter 16 ga.
.109
8d1 220 .127
5.25 2.30
6.50 2.75
7.55
9,40
2600 18' diameter 16 ga.
205 . 337
7.75 2.95
.51 9.76
12
2620 24' diameter 14 ga.
115 .160
t3.15 3.46
.55 11.25
13.)5
2640 30' diameter 14 ga.
130 .215
15.70 4.66
.64 1725
2p,50
26I
0 36' diameter ]2 ga.
B-13 130 .431
26 8.60
.87 2123
3.91
25.50
48' diameter 12 ga.
110 .509
34 1020
38.51
462
46
60' diameter 10 ga.18
48825850
sections, 18' diameter
.718
B-21 16 1.750
53 14.35
Ea, 78
6.50 73.8588End
30' diameter
12 2.333
38
Z05 123.05
153
Corrugated galvinized or alum, oval arch culverts, coated & paved
155 50.50
9.40 214.90
260
17'x 13' 16 ga., 15' equivalent
B-22 200 .150
L.F. 10.80 3.28
.84 14.92
17.95
21' x 15' 16 ga., 18' equivalent
3060 28' x 20' 14 ga., 24' equivalent
150 .200
12.75 4.37
1.13 18,25
22
335' z 24' 14 ga., 30' equivalent
125 .240
100
22 5.25
1.35 28.60
33.50
3&50
3100 100 42' x 29' 12 ga., 36' equivalent
.300
B-13 100
24 6.55
36
1.69 32,24
31 00 49' x 33' 12 ga., 42' equivalent
.560
90
11.20
5.10 52.30
990
71.50
3140 57' x 38' 12 ga., 48' equivalent
.622
70
42 12.45
5.65 60.10
31 00 Steel, plain oval arch culverts, plain
.800
47 16
7.25 7025
84.50
3180 17' x 13' 16 ga., 15' equivalent
B-22 225 .133
LF. 7.10 2.91
10.76
3200 21' x 15' 16 ga., 18' equivalent
175 .171
8.40 3.74
.75
13.20
3220 28' x 20' 14 ga., 24' equivalent
150 200
13.40
.91 13.11
16.15
3240 35' x 24' 14 ga., 30' equivalent
108
4.37
16.75
1.13 18.90
23
3260 42' x 29. 12 ga., 36' equivalent
.278
B-13 108
6,05
33
1.56 24.36
29.50
3280 49' x 33' 12 ga., 42' equivalent
.519
92
10.35
4.71 48.06
58
3300 57' x 38' 12 ga., 48' equivalent
.609
75
39 12.15
5.55 56.70
68
3320 End sections, 17' x 13'
.747
22 2.545
36 14.95
Ea, 31
6.80 57.75
70
t39
3340 42' x 29
17 3.294
51
160 66
23 105
30 256
3360 Multi -plate arch, steel
B-20 1,690 .014
tb.
310
.55 .30
85
1.08
168
0010 PIPING, DRAINAGE & SEWAGE, POLYVINYL CHLORIDE
0020 Not including excavation or backfili
IR
N
2000 10' lengths, S.D.R. 35, 4' diameter
&20 375 1 A64
LF. 1.35
2040 6' diameter
2080 8' diameter
350 .069
.66
1.65 1.44
2.03
3.09
2.87
4.09
r'
2120 10* diameter
335 .072
B•21 330
2.35 1.51
3.86
4.95
2200 15'diameter
.085
320 .087
3.79 1.83
5.35 1.89
.34 5.96
7.40
172
2200 15'diameter
lO PIPING, DRAINAGE &SEWAGE, VITRIFIED CLAY C700
190 .147
8.30 3.19
.35 7.59
.59 12.08
9.25
I4.80
r`<
0020 Not including excavation or bacll, 4' & 5' lengths
1RL
4030
Extra strength, compression joints, C425
5DDO
5020
4' diameter x 4' long
8-20 265 .091
LT. 1.25 1.91
3.16
4.38
5040
6' diameter x 5' long
8' diameter x 5' long
200 .120
2 20
4.53
B-21
�� 10' diameter x 5' long
200 140
190
3.95 3.19
.56
185
5080
12' diameter x 6' long
.147
150
4.95 3.19
.59. 8.13
IL10
.187
6.50 4.04
.75 11.29
14.30
68
See the Reference Section for reference number Information, Crew Listings and C y Cost Indexes
For expan
027 1 Sewerage and Drainage
627 150 1 Sewage Systems
DAILY
MAN•
1993 BA
TOTAL
MAT.
MAT.
LABOR
EQUIP.
EQUIP.
TOTAL
U)
CREW
OUTPUT
NOUR9
UNIT
INCL OLP
8.15
172 S10p
15' diameter x 7' long
B 21
110
.255
LF.
12.15
5.50
1.02
1927
24
172
!6.50
5120
18' diameter x 7' long
88
.318
19
6.90
1.28
27.18
33
13
5140
24' diameter x 1' long
45
b22
36
13.45
2.50
51.95
63.50
17
8160
30' diameter x 7' long
B-22
31
.968
40
21
5.45
66.45
83
70.50
5180
36' diameter x 7' long
20
IS00
61
33
8.45
102.45
127
D2
6000
3' lengths, add to above
30%
54
60P0
2' lengths, add to above
40%
6040
For die cast slip joints compared to premium joints
90%
6.10
6060
For plain joints compared to compression joints
75%
75%
8.05
1060
2' lengths, add to above
9•4
- A 0010 SEWAGE PUMPING STATIONS Prefabricated steel, concrete
174
12
0020 or fiberglass, 200 GPM
Gl7D
.17
494
Total
26,500
12,100
2,975
41,575
51,500
1315
02pp 11000 GPM
.O7
1,200
39,300
29,400
7,200
75,900
97,500
20.50
050p Add for generator unit, 200 GPM, steel
.34
247
20,300
6,050
1,475
27,825
33,500
25.50
06pp Concrete
.51
164
12,800
4,050
990
77,840
21,500
46
ISW Add for generator unit, 1,000 GPM, steel
.31
280
21.500
6,875
1,675
30,050
1 36,400
58.50
n 1200 Concrete
.38
221
18,100
5,425
1,325
24,850
29,900
88
15M For drilled water well, if required, add
Z3
.50
80
5.200
1,525
1,150
7,875
9,350
153
QO10 SEWAGE TREATMENT No! Incl. fencing or external piping
t76
260
wr Sop Steel packaged, blown air aeration plants
QO 1,000 GPD
Gal,
14.10
17.
5,000 GPD
22 `
15,000 GPD
9.30
33
30,000 GPD
5.10
4.95
50,000 GPD
100,000 GPD
3.65
11 200,000 GPD
3.35
84 500,000GPD
2.35
35
X� Concrete, extended aeration, primary and secondary treatment
2.60
13 10,000 GPD
Gal.
10.75
16 30,000 GPD
23 50,000 GPD
5.05
29 100,000 GPD
.2 5
5.5
58 L'' 500,000 GPD
68. Municipal wastewater treatment facility
2.40
70 1.0 MGD
Gal.
4.10
139 1.5 MGD
310 2.0 MGD
4.05
1 3.0 MGD][1
3.45
5.0 MGD
2.70
Holding lank system, not Incl. excavation or back811
2.45
Recirculating chemical water closet
2 Plum
4
4
Ea.
645
I10
755
875
For voltage converter, add
16
1
160
27.50
187.50
218
4 For high level alarm, add
1 Plum
7.80
1.026
78
28
106
129
4
7 350 1 Wastewater System
�WASTEWATEATREAIMENT
9 SYSTEM Fiberglass,1,000gallon
B-21
1.29
21.705
Ea.
2,600
470
87.50
3,157.50
3,615
354
M 1,500 gallon
L03
27.184
5,700
590
109
6,399
7,325
400 I Septic Systems
�fEPTIC TANKS Not Incl, excay. or piping, precast, 1,000 gallon
B-21
8
3.50'
Ea.
431
71.50
14.05
519.55
610
404
2,000gallon
51000 gallon
5
5.600
810
121
22.50
953.50
1,100
15,000gallon
70
16.411
3,575
355
66
3,996
4,550
II 25,000 gallon
B-13
1.30
43.077
9,875
860
390
11,125
12.700
i 40,000 gallon
.80
70
14,600
1,400
635
16.635
19,000
.60 93.333
22,500
1,875
845
25,220
28,600
KI
y coo coverage of these Items see Means Heavy Construction Cost Data 1993
W
TOWN OF MANSFIELD, MASSACHUSETTS
50 West Street, Mansfield, MA 02048
MEMO
TO: Board of Health
Scott Leite, Health Agent
FROM: Engineering Department
DATE` 6/l/94
SUBJECT: Review of Sewer for Cobbler's Corner Subdivision
Your memo requests that we analyze the developer's sewer
layout with respect to the Town's sewer masterplan. During
the permitting process for the Lifecare Facility the sewer
masterplan was revised for this area. The present design
matches the sewer- design for the Lifecare Facility and thus
agrees with the masterplan.
Your memo also requests us to identify any cost saving
measures which the developer could employ to make the sewer
installation more economically feasible. The only cost
savings measure that I can identify is to allow the developer
to install the force main to Spring Street along the side of
the road and then not require full width paving of Willow
Street. The full width paving previously offered with the
Lifecare Facility also included a gravity sewer in Willow
Street to flow from Spring Street back to the pump station.,
Since this gravity sewer will not be installed now there is
no need for the full width paving. Possibly another
developer may wish to install the gravity sewer at a later
time or residents with failing septic systems could install
it..
File; B21 COBLRCNR
Drainage Studies • Percolation Tests Sewage Disposal Plans • Topographical Surveys
Wetland Filings • Land Court Surveys • Site Plans • Residential and Industrial Subdivisions
ENGINEERING CO., INC.
September 14, 1995
Mansfield Board of Health
Town Hall
50 West Street
Mansfield, MA 02048
Re: "Cobblers Corner" Subdivision
Board of Health Members;
I have been requested to review my cost estimate for sewering
"Cobblers Corner" Subdivision and to calculate the cost using
grinder pumps rather than one pumping station.
Enclosed is my April 11, 1994 report and cost estimate. The only
change is the addition of 2 town inspection fees. Enclosed also is
a cost estimate for using 2 grinder pumps for each house rather
than a single pumping station.
Please note that these are only preliminary cost estimates. Many
factors not included could cause a rise in cost such as ledge,
high ground water, avoidance of existing utilities, etc.
Sincerely,
Ral hh 1. Maloon
RIM/dl
Encl.
150 North Main Street • Mansfield, Massachusetts 02048 • (508) 339.3731
Drainage Studies • Percolation Tests Sewage Disposal Plans • Topographical Surveys
Wetland Filings • Land Court Surveys Site Plans • Residential and Industrial Subdivisions
ENGINEEflING CO., INC.
11 April 1994
Mansfield Board of Health
Town Hall - 50 West Street
Mansfield, MA 02048
RE: "Cobbler's Corner" Subdivision
Board of Health Members:
Enclosed is a Preliminary Sewer Cost Estimate for the cost of
installing sewer for "Cobbler's Corner" Subdivision.
The closest existing sewer from the site is the sewer main on
Spring Street, about 2270 feet from the site entrance. The
second closest sewer is the sewer manhole at Leonard and Willow
Streets, about 2500 feet from the site entrance. Both routes
would require a force main and since the second route (Leonard
St.) would require installing pipe under the 4 culverts for
the Rumford River at Willow Street, it is apparent that the
route to Spring Street would be the less expensive.
The costs are calculated using prices from "Means Building Construction
Cost Data,, which is the method used by the Mansfield Planning
Board for setting bonds. In this case since there is no design
approved by the Town and the State , I am using the minimum
necessary to sewer the site; a gravity sewer on -site, a pumping
station on Lot 2, and a force main in Willow Street.
The trench paving on willow Street is assumed as 3-foot wide
base coat pavement over the trench and 18-foot wide top coat
pavement over the street. The street is presently such a mess
of depressions and cracks that it would be impossible to do
a reasonable job over the trench area only.
The actual cost could escalate due to requirements added during
the approval process.
Sincerely,
Ralph I. Maloon
RIM/pp
Enclosure
150 North Main Street • Mansfield. Massachusetts 02048 • (508) 339-3731
Drainage Studies • Percolation Tests • Sewage Disposal Plans • Topographical Survey
Wetland Filings • Land Court Surveys • Site Plans • Residential and Industrial Subdivisions
ENOINEEAINfi CO, INC.
Cobbler's Corner Subdivision
Preliminary Sewer Cost Estimate
On -site:
Means
Item Catalog # Amt.
8" PVC Pipe 027-168-2080 830 ft
Precast + SMH 027-152-1120 5
Frames & 027-152-2300 5
Covers
6" PVC - 027-168-2040 500 ft
Services
Unit
Cost Total Cost
4.95/L.F. S 4,108.50
720/each 3,600.00
350/each 1,750.00
4.09/L.F. 2,045.00
Trench 022-254-0090 886 c.y. 4.18/c.y. 3,703.48
Excavation
Trench
Backfill 022-254-3040 886 c.y. 3.34/c.y. 2,959.24
Total On -site..... $18,166.22*
Pumping. Station & Off -site:
Pumping
027-174-0010
1
51.500 $
51,500.00
Station
6" D.I.
026-686-1420
2.270 ft
15.50/L.F.
35,185.00
Force Main
Trench
022-254-0090
1,510c.y.
4.18/c.y.
6,311.80
Excavation
Trench
022-254-3040
1,510c.y.
3.34/c.y.
5,043.40
Backfill
Base
025-104-0020
760s.y.
3.65/s.y.
2,774.00
Pavement
Top
025-104-0340
4.540s.y.
3.0'/s.y.
13,937.80
Pavement
Traffic Officer ................................
5.000.00
Total Offsite
... $119,752.00*
low,v fK(SYFcT,a�l
14-10,c,,*`
Design and
Layout ..............................
8
10.000.00*
*Total ...........
$44=,91&:22 4.
i Lq9, 35"5. 2 Z
Cob.doc
ENGINEERING CO., INC.
On -site:
Drainage Studies • Percolation Tests • Sewage Disposal Plans • Topographical Surveys
Wetland Filings • Land court Surveys • Site Plans • Residential and Industrial Subdivisions
Cobblers Corner
Preliminary Sewer Cost
Using Grinder Pump -Force Main
Means
Unit
Total
Item
Catalog #
Amt.
Cost
cost
Grinder Pump
F. Mahoney Dist.
19
4,850
$ 92,150.00
12" Force Main
F. Mahoney Dist.
950'
5.50/ft.
5,225.00
2z' Force Main
F. Mahoney Dist.
830'
6.50/ft.
5,395.00
Trench Excavation
022-254-0090
886 c.y.
4.18/c.y.
3,703.48
Trench Backfill
022-254-0340
886 c.y.
3.34/c.y.
2,959.24
Town Inspection
1780'
$40/100ft.
720.00
Total On -site ........... $110,152.72
Off -site:
2'z" Force Main
F. Mahoney
2270 ft.
6.50/ft.
14,755.00
Trench Excavation
022-254-0090
1510 c.y.
4.18/c.y.
6,311.80
Trench Backfill
022-254-3040
1510 c.y.
3.34/c.y.
5,043.40
Base Pavement
025-104-0020
760 s.y.
3.65/s.y.
2,774.00
Top Pavement
025-104-0340
4540 s.y.
3.07/s.y.
13,937.80
Town Inspection
2270 ft.
$40/100 ft.
920.00
Traffic Officer
5,000.00
Total off -site
..........
$ 48,742.00
10,000.00
Design Layout
Total
$168,894.72
150 North Main Street • Mansfield, Massachusetts 02048 • (508) 339.3731
Chronology of Cobblers Corner Sewer Connection Request
September 14, 1994, Complied by Health Agent
• March 8, 1994 (Tuesday) 3:35 PM Definitive plan of Cobbler's Corner Subdivision
filed with Town Clerk's Office.
• March 14, 1994 (Monday) Letter from Health Agent to Allen Willis regarding
Cobbler's Corner Subdivision and the Board of Health Sewer Connection Regulation.
• April 14, 1994 Letter from RIM Engineering including Preliminary Sewer Cost
Estimate for Cobbler's Corner Subdivision.
• April 21, 1994 Board of Health meeting Agent brings forward RIM letter of April 14.
• May 12, 1994 At request of Board of Health, Agent forwards RIM April 14 letter to
Town Engineer for comment.
• June 1, 1994 Memo from Town Engineer regarding RIM April 14 letter,
• June 2, 1994 Discussion of RIM April 14 letter deferred to meeting with full Board.
• July 7, 1994 Board of Health meeting, Agent reports to Board that a discussion with
RIM Engineering took place regarding possibility of alternatives to RIM April 14
letter, and should be considered.
• August 18, 1994 Board of Health meeting, No word regarding sewering of Cobbler's
Corner Subdivision.
• September 15, 1994 Board of Health meeting, No word regarding sewering of
Cobbler's Corner Subdivision.
• October 6, 1994 Board of Health meeting, No word regarding sewering of Cobbler's
Comer Subdivision.
• October 20, 1994 Board of Health meeting, No word regarding sewering of Cobbler's
Corner Subdivision.
• November 3, 1994 Board of Health meeting, No word regarding sewering of
Cobbler's Corner Subdivision.
• November 17, 1994 Board of Health meeting, No word regarding sewering of
Cobbler's Corner Subdivision.
• December 8, 1994 Board of Health meeting, No word regarding sewering of
Cobbler's Corner Subdivision.
• January 5, 1995 Board of Health meeting, No word regarding sewering of Cobbler's
Corner Subdivision.
• January 19, 1995 Board of Health meeting, No word regarding sewering of Cobbler's
Corner Subdivision.
• February 2, 1995 Board of Health meeting, No word regarding sewering of Cobbler's
Corner Subdivision. Deleted from agenda.
• On or about August 31, 1995 Stanley Feck requests site evaluation of 2 lots in
Cobbler's Corner Subdivision on Willow Street. Agent reiterates process regarding
subdivision, but will revisit with Board of Health.
® September 7, 1995 Allen Willis, owner of Cobbler's Corner Subdivision, discusses
standing of subdivision with regard to Board of Health regulation with Agent. Agent
will revisit with Board at this evenings meeting.
s September 7, 1995 Board of Health meeting discussed Cobbler's Corner subdivision
regarding Sewer Connection Regulation. No change in pursuit of the Board's desire
to sewer subdivision, if possible.
® September 8, 1995 Return check and site evaluation applications to Stanley Feck.
Allen Willis calls to discuss previous evening meeting and standing of subdivision.
® September 12, 1995 Agent meets with Allen Willis and his attorney Garren Bresnick.
Planning Director Shaun Burke also attending.
Summary of meeting:
1. Willis believed harmed by Board because was not rendered a "timely
decision".
2. Agent's concession to portion of "timely decision" was that spoke with RIM in
June 1994 regarding alternatives, rather than send letter.
3. Discussed variance procedure for Sewer Connection Regulation and options
regarding variance requests/possible outcome.
4. Willis claimed discussion "few hours ago" with RIM revealed April 14 letter
did not include on -site sewer work. Willis told to substantiate claim and submit to Board
for review.
5. Discussion included frequent blending of Subdivision Control Law and Board
of Health Sewer Connection Regulation which are unrelated in process.
6. Willis and Attorney wish to attend September 21 meeting to discuss variance.
7. Attorney will contact agent on September 13.
September 13, 1995 No contact from Attorney or Willis. RIM Engineering calls,
new report will be delivered on September 14.
39 LARCRIDGE LANE
ASHLAND, MA. 01721
Board of Health
Town of Mansfield
C/O Scott Leite
Town Hall - 50 West Street
Mansfield, MA 02048
GAREN M. BRESNICK
ATTORNEY AT LAW
TELEPHONE: (508) 881. 6776
TELECOPIER (508) 881- 7210
September 14, 1995
RE: Sewer / Septic Systems - Cobblers Corner Subdivision -
Dear Board of Health Members:
On behalf of my client, Allen L. Willis, of Gloria Drive, Mansfield, owner of the residential
subdivision known as Cobbler's Corner, off Willow Street, Mansfield, I hereby request a waiver of
the Board's Sewer Connection Regulations, based on the following facts and documentation.
On or about April 11, 1994, during the time period when this subdivision was before the
Planning Board for review and definitive plan approval, the project engineer, Ralph Maloon, of
RIM Engineering sent a letter to the Board which provided the Board with preliminary cost
estimates for sewering the proposed 19 lot subdivision. Said document which indicated a cost for
sewer in the range of $119,000.00 and a per lot cost of $6,200.00 However, from that date,
through the remainder of the subdivision approval process, neither my client or the Planning
Board received any formal response to the issue as to whether sewer would be required in the said
subdivision.
On that basis, the Planning Board approved the definitive plan without sewer, believing as
did my client, that the Board of Health, by its lack of response determined that sewer was not
reasonable for the project. As late as last week, when a prospective purchaser of the front 4 lots
came to the Health Agent for percolation tests, he and the my client was informed that the issue of
sewer for this project had not yet been resolved, and hence the tests were denied.
We now learn that the issue of Cobblers Corner was carried on the Agenda of the Board
of Health for several meetings, each time with no written notice to my client, and only a verbal
mention by the Health Agent to our engineer, which, to our understanding and belief cam after
subdivision approval and as a suggestion that Mr. Willis look at a "force main" with individual
grinder pumps, as an alternative means of sewering along the abutting street to the subdivision.
With all due respect to the Board and Health Agent, not having received any formal or
written notice concerning this situation, Mr. Willis now finds himself at the eleventh hour, with
the sale of 4 lots now possibly lost, requesting a waiver / variance from the Board's Regulations.
Cobbler's Corner
Page 2.
Based on the recalculations of RIM Engineering, which are attached hereto, there are two
ways in which this site might be sewered. First is by a gravity main with a pumping station, and
the other is by use of a smaller force main which employs individual grinder pumps.
Based on the cost estimates attached the gravity alternative will cost approximately
$150,000 for the project with a distributed cost of approximately $8,000 per unit. The pump
station would lift the sewage from the site to a force main in Willow Street and the line as long
Willow to Spring Street would not be available to any abutters on Willow Street. The $8,000.
represents about a 1000/a increase above the anticipated $4,000.00 cost for an on -site system.
The force main alternative would require each owner to install a grinder pump and
chamber. The cost for that alternative would be $169,000 with a distributed cost of $8,900. per
unit, which is approximately 125% increase over the $4,000. anticipated cost for an on -site
system. While this would make the line in Willow Street available to other property owners, the
cost for such connections with grinder pump and chamber installations would cost each parry
approximately $5,000. which we believe is beyond the point of affordability for most home
owners.
Based on these facts, Mr. Willis hereby requests a waiver / variance be granted to allow
use of on site sewage disposal systems for the 19 lots which comprise the Cobbler's Corner
Subdivision. We further petition that the Board make a decision at its next meeting in view of the
advanced nature of the project and the fact that the subdivision plan has now been approved for
about 1 year without comment or further notice from the Board as to this situation.
In the event that the Board is unable to fully act on this request at its meeting of 9/21/95,
we further request that the Board, tonight, grant a waiver / variance as to the 4 lots fronting on
Willow Street, being lots no. 1, 2, 18, and 19, allowing them to move forward to percolation test,
design and construction of on site systems.
Very truly yours,
c
_" :LR
Garen M. Bresnick, Esq.
for Allen L. Willis, Applicant
TOWN OF MANSFIELD, MASSACHUSETTS
50 West Street, Mansfield, MA 02048
)5
Allen L. Willis, Jr.
A. L. Willis Co., Inc.
P.O. Box 748
Mansfield, MA 02048
Re: Septic Systems, Cobbler's Corner Subdivision
Dear Mr, Willis:
Please be advised that the Board of Health considered your request of October 5, 1995,
per your attorney's letter. The motion and vote was as follows:
"To deny the request that the fees for Cobbler's Corner be charged
in accordance with the former Regulation of Fees. The Regulation
of Fees is a totally different regulation, separate from Title 5. Fee
structure can be amended at anytime."
Marti n/Fontani ni. 4-0, All in favor. VOTED
As we discussed this morning, a balance of S 1950.00 remains for site evaluations of 19
lots in the Cobbler's Corner Subdivision. The total fee for site evaluations on those lots
is S 2850.00. On September 25, 1995, you submitted a check for $ 900 for site
evaluations, thus arriving at the balance of $ 1950.00 to complete this phase of the
project.
The remaining lots are scheduled for site evaluation on October 24, prior to that date, the
balance of S 1950.00 must be submitted.
If 1 can be of further assistance, please do not hesitate to contact this office.
Very truly yours,
MANSFIELD BOARD OF HEALTH
Scott Leite, Health Agent
/dr
TOWN OF MANSFIELD, MASSACHUSETTS
50 West Street, Mansfield, MA 02048
MEMORANDUM
To: Bob Swanson, Town Engine —
From: Scott Leite, Health Age
Re: Cobbler's Corner Subdivision, Sewer Possiblity
Date: May 12, 1994
The Board of Health requests that you review and comment on the attached plan for
the proposed Cobbler's Corner Subdivision, off Willow Street, with respect to the
following:
1. Application to the Sewer Master Plan.
2. Possible lower cost alternatives for sewering.
The applicant, Mr. Willis, is anxious for a response from the BOH as this project
relates to their Sewer Connection Regulation. Your response will be greatly
appreciated. Thank you.
09/18/1995 10:51
5082617343 TOWNOFMANSFIELD PAGE 03
I NYC l{Gi2,.
TOWN OF MANSFIELD, MASSACHUSETTS
50 West Street, Mansfield, MA 02048
TOWN OF MANSFIELD
14ANSFIELD BOARD OF HEALTH
REQUEST FOR A VARIANCE
APPLICANT:— _ALLEN L. WILLIS, JR._ _ _
ADDRESS:,.._P_,0_ BOX 748, MANSFIELD, MA. 02048
TELEPHONE HOME: 339 _8804 _ BUSINESS: ....SAME..
OWNER: ........ ALLEN L.,._WILLI.S..:....JR...__
ADDRESS: SAME AS ABOVE
TELEPHONE HOME: SAME BUSINESS: .SAME
SPECIFIC VARIANCE SOUGHT:SEWER CONNECTION REGULATION, ARTICLE 2.
TO WAIVE THE REQUIREMENT THAT THE RESIDENTIAL SUBDIVISION
"COBBLER"S CORNER" BE SEWERED.
REASONS FOR REQUEST -T13AT THE..D.ISTANC.E ..T.O.,-ELEVA.TION:.OF AND COST
MAKE SUCH CONNECTION UNFEASIBLE. THAT THE SOILS ON THE
.-...... ....................--......-,,,..._....I....-........--............._.........
_..,........ ._...._..... ...
SITE WILL PROVIDE THE SAME DEGREE OF ENVIRONMENTAL PROTECTION.
T'l-A-T—THE PL'A'k WA-S"'APPROVED—OYE'R"A-"YEAR AGO WITHOUT COMMENT FROM
THE BOARD OF HIE
OWNER'S SIGNATURE: 4 � DATE,
._,.SEPTEMBER 19, 1995
Ga`�`;"n Bresnick, Attorney for Owner
CC
APPLICANT'S SIGNATURE;.,,,. a GATE: SEPTEMBER 19, 1995
Garen Bresnic , Attor'ney for Applicant
PLEASE PROVIDE: 1. Locus map
2. Plot, building or septic plan
3. Mechanical data
4. Any other informative documents,
photographs, plans, etc.
VOTE
Chai
7/8/93
LOCUS
3
o
J
J
3
r'
yLa r
SITE i
"gSJr ryIDt� � rs s ' + r
�'s'" MAP 1''=1000'
s `6sst40A$l,lNFORMATION: MAP 12 , PCLS, p/o 32,+3:
�ONINC3 CLASSIFICATION: R 2
TOWN OF MANSFIELD) MASSACHUSETTS
50 West Street, Mansfield, MA 02048
FAX COVER SHEET
Date
From: Town of Mansfield
50 West Street
Mansfield, MA 02048
Name: Board of Health
/3
Time
Phone: (508) 261- 7366
Fax: (508) 261- 7343
Type of Formr�0jp) No. of Pages w
(including cover sheet)
If you do not receive all of the above copies, please contact'
sender.
Message:
39 LARCRIDGE LANE
ASHLAND, MA. 01721
Board of Health
Town of Mansfield
C/O Scott Leite
Town Hall - 50 West Street
Mansfield, MA 02048
GAREN M. BRESNICK
ATTORNEY AT LAW
TELEPHONE: (508) 881- 6776
TELECOPIER (508) 881- 7210
September 14, 1995
RE: Sewer / Septic Systems - Cobblers Corner Subdivision -
Dear Board of Health Members:
On behalf of my client, Allen L. Willis, of Gloria Drive, Mansfield, owner of the residential
subdivision known as Cobbler's Corner, off Willow Street, Mansfield, I hereby request a waiver of
the Board's Sewer Connection Regulations, based on the following facts and documentation.
On or about April 11, 1994, during the time period when this subdivision was before the
Planning Board for review and definitive plan approval, the project engineer, Ralph Maloon, of
RIM Engineering sent a letter to the Board which provided the Board with preliminary cost
estimates for sewering the proposed 19 lot subdivision. Said document which indicated a cost for
sewer in the range of $119,000.00 and a per lot cost of $6,200.00 However, from that date,
through the remainder of the subdivision approval process, neither my client or the Planning
Board received any formal response to the issue as to whether sewer would be required in the said
subdivision.
On that basis, the Planning Board approved the definitive plan without sewer, believing as
did my client, that the Board of Health, by its lack of response determined that sewer was not
reasonable for the project. As late as last week, when a prospective purchaser of the front 4 lots
came to the Health Agent for percolation tests, he and the my client was informed that the issue of
sewer for this project had not yet been resolved, and hence the tests were denied.
We now team that the issue of Cobblers Corner was carried on the Agenda of the Board
of Health for several meetings, each time with no written notice to my client, and only a verbal
mention by the Health Agent to our engineer, which, to our understanding and belief cam after
subdivision approval and as a suggestion that Mr. Willis look at a "force main" with individual
grinder pumps, as an alternative means of sewering along the abutting street to the subdivision.
With all due respect to the Board and Health Agent, not having received any formal or
written notice concerning this situation, Mr. Willis now finds himself at the eleventh hour, with
the sale of 4 lots now possibly lost, requesting a waiver / variance from the Board's Regulations.
Cobbler's Corner
Page 2.
Based on the recalculations of RIM Engineering, which are attached hereto, there are two
ways in which this site might be sewered. First is by a gravity main with a pumping station, and
the other is by use of a smaller force main which employs individual grinder pumps.
Based on the cost estimates attached the gravity alternative will cost approximately
$150,000 for the project with a distributed cost of approximately $8,000 per unit. The pump
station would lift the sewage from the site to a force main in Willow Street and the line as long
Willow to Spring Street would not be available to any abutters on Willow Street. The $8,000.
represents about a 100% increase above the anticipated $4,000.00 cost for an on -site system.
The force main alternative would require each owner to install a grinder pump and
chamber. The cost for that alternative would be $169,000 with a distributed cost of $8,900. per
unit, which is approximately 125% increase over the $4,000. anticipated cost for an on -site
system. While this would make the line in Willow Street available to other property owners, the
cost for such connections with grinder pump and chamber installations would cost each parry
approximately $5,000. which we believe is beyond the point of affordability for most home
owners.
Based on these facts, Mr. Willis hereby requests a waiver / variance be granted to allow
use of on site sewage disposal systems for the 19 lots which comprise the Cobbler's Corner
Subdivision. We further petition that the Board make a decision at its next meeting in view of the
advanced nature of the project and the fact that the subdivision plan has now been approved for
about 1 year without comment or further notice from the Board as to this situation.
In the event that the Board is unable to fully act on this request at its meeting of 9/21/95,
we further request that the Board, tonight, grant a waiver / variance as to the 4 lots fronting on
Willow Street, being lots no. 1, 2, 18, and 19, allowing them to move forward to percolation test,
design and construction of on site systems.
Very truly yours,
Garen M. Bresnick, Esq.
for Allen L. Willis, Applicant
39 LARCRIDGE LANE
ASHLAND, MA. 01721
CORRECTED COPY 9/21/95
Board of Health
Town of Mansfield
C/O Scott Leite
Town Hall - 50 West Street
Mansfield, MA 02048
GAREN M. BRESNICK
ATTORNEY AT LAW
TELEPHONE: (508) 881. 6776
TELECOPIER (508) 881- 7210
September 14, 1995
RE: Sewer / Septic Systems - Cobblers Corner Subdivision -
Dear Board of Health Members:
On behalf of my client, Allen L. Willis, of Gloria Drive, Mansfield, owner of the residential
subdivision known as Cobbler's Corner, off Willow Street, Mansfield, I hereby request a waiver of
the Board's Sewer Connection Regulations, based on the following facts and documentation.
On or about April 11, 1994, during the time period when this subdivision was before the
Planning Board for review and definitive plan approval, the project engineer, Ralph Maloon, of
RIM Engineering sent a letter to the Board which provided the Board with preliminary cost
estimates for sewering the proposed 19 lot subdivision. Said document which indicated a cost for
sewer in the range of $148,000.00 ($18,200.00 on site and $119,000.00 off site) and a per lot
cost of $7,800.00 However, from that date, through the remainder of the subdivision approval
process, neither my client or the Planning Board received any formal response to the issue as to
whether sewer would be required in the said subdivision.
On that basis, the Planning Board approved the definitive plan without sewer, believing as
did my client, that the Board of Health, by its lack of response determined that sewer was not
reasonable for the project. As late as last week, when a prospective purchaser of the front 4 lots
came to the Health Agent for percolation tests, he and then my client were informed that the issue
of sewer for this project had not yet been resolved, and hence the tests were denied.
We now learn that the issue of Cobblers Corner was carried on the Agenda of the Board
of Health for several meetings, each time with no written notice to my client, and only a verbal
mention by the Health Agent to our engineer, which, to our understanding and belief canfafter
subdivision approval and as a suggestion that Mr. Willis look at a "force main" with individual
grinder pumps, as an alternative means of sewering along the abutting street to the subdivision.
With all due respect to the Board and Health Agent, not having received any formal or
written notice concerning this situation, Mr. Willis now finds himself at the eleventh hour, with
the sale of 4 lots now possibly lost, requesting a waiver / variance from the Board's Regulations.
Cobbler's Corner
Page 2.
Based on the recalculations of RIM Engineering, which are attached hereto, there are two
ways in which this site might be sewered. First is by a gravity main with a pumping station, and
the other is by use of a smaller force main which employs individual grinder pumps.
Based on the cost estimates attached the gravity alternative will cost approximately
$150,000 for the project with a distributed cost of approximately $8,000 per unit. The pump
station would lift the sewage from the site to a force main in Willow Street and the line a� long
Willow to Spring Street would not be available to any abutters on Willow Street. The $8,000.
represents about a 100% increase above the anticipated $4,000.00 cost for an on -site system.
The force main alternative would require each owner to install a grinder pump and
chamber. The cost for that alternative would be $169,000 with a distributed cost of $8,900. per
unit, which is approximately a 125% increase over the $4,000. anticipated cost for an on -site
system. While this would make the line in Willow Street available to other property owners, the
cost for such connections with grinder pump and chamber installations would cost each party
approximately $5,000. which we believe is beyond the point of affordability for most home
owners.
Based on these facts, Mr. Willis hereby requests a waiver / variance be granted to allow
use of on site sewage disposal systems for the 19 lots which comprise the Cobbler's Corner
Subdivision. We firrther petition that the Board make a decision at its next meeting in view of the
advanced nature of the project and the fact that the subdivision plan has now been approved for
about 1 year without comment or further notice from the Board as to this situation.
In the event that the Board is unable to fully act on this request at its meeting of 9/21/95,
we further request that the Board, tonight, grant a waiver / variance as to the 4 lots fronting on
Willow Street, being lots no. 1, 2, 18, and 19, allowing them to move forward to percolation test,
design and construction of on site systems.
Very truly yours,
x
Garen M. Bresnick, Esq.
for Allen L. Willis, Applicant
05/ 18 / 1995 10: 51
GHREN+BRESNICK 508+0£31+7210 P.01
6062617343 TOWNOFMANSFIELD PAGE 03
TOWN OF MANSFIELD, MASSACHUSET`T'S
50 west Street, Manslleld, MA 02048
TOWN OF MANSFIELD
MANSFIELD WARD OF HEALTH
REQUEST FOR A VARIANCE
APPLICANT:_JALLEN L.
ADDRESS...._P;O. BOX .748 , MANSFIELD, MA. 02048._„_
04 SU5INES6:._5AME„
TELEPHONE HONE:„,339,�88,,,, _,,,,.,„.,..__.
OWNER:_..ALLEN„L....... _WILLTS..:...JR ...,_.. ....
ADDRESS:.._ ...,SAME AS ABOVE ...... ... .... .....
TELf.P180Nt: HOME: „SAME __ .....__DtiSINESS= _,SAME
,
SPECIFIC VARIANCE SOUGHT,,,_ SEWER CONNECTION REGULATION ARTICLE 2.
TO WAIVkHE RESIDENTIAL SUBDIVISION
_..A.HE..._REQUIRI REQUIREMENT THAT _?^ ,.......,,„..., ,.__.......... A .
"COBBLER"S CORNER" BE SEWERED.
REASONS FOR REQUEST: _._T,ti,A.T..T.HE....DI.S.TANC.F....T.Q,.ELEVATION..OF AND COST
MAKE SUCH CONNECTION UNFEASIBLE. THAT THE SOILS ON THE.
SITE WILL PROVIDE THE SAME DEGREE OF ENVIRONMENTAL PROTECTION.
`P1#A-T—TH8 PLANWAS-',AFPROVEU"'OVFR,, A"'Y'EAR AGO WITHOUT COMMENT FROM
THE BOARD OF
OWNER'S SIGNATURE,*anl
.,,DATE: _SEPTEMBER 19, 1995
Bresnick, Attorney for Owner
APPLICANT'S SIONATUR ' DATE: SEPTEMBER 19, 1995
Garen resnic , At.torney for Applicant
PLEASE PROVIDE: 1, LOCUS map
2. Plot, building or septic plan
9, Mechanical data
4, AnY other informative documents,
photographs, plane, etc.
V0'r9' -Approved/Disapproved
Chairman__
7/4/93
Summary of Laws at issue concerning Cobbler's Corner Subdivision
The Subdivision Control Law is the law regulating the process of land subdivision regulating
the laying out and construction of ways, providing access to lots and ensuring sanitary
conditions. It relates to a community's local zoning requirements to a uniform, statewide
process for land division.
The Board of Health's Sewer Connection Regulation is a local regulation which promotes
the protection of groundwater from the biological and chemical hazards of sanitary sewage,
through the use and development of a sewer collection system.
The two are clear and separate regulations, not to be merged.
Text of law in boldface, comments and interpretation in italics.
Massachusetts General Law Chapter 41 section 81U: Subdivision Control: Approval,
modification or disapproval of plan by board; prerequisites for decision
When a definitive plan of a subdivision is submitted to the planning board, as
provided in section 81 O, a copy thereof shall also be filed with the board of health or
board or officer having like powers and duties. Such health board or officer shall,
within forty-five days after the plan is so filed, report to the planning board in writing,
approval or disapproval of said plan, and, in the event of disapproval, shall make
specific findings as to which, if any, areas shown on such plan cannot be used for
building sites without injury to the public health, and include such specific findings and
the reasons therefor in such report, and where possible, shalt make recommendations
for the adjustments thereof. (Example of this is the Elms Subdivision and the resulting
effects on water quality. Another example would be the use of a landfill for a subdivision)
Failure of such Board or officer to report shall be deemed approval by such board or
officer. (An approval through silence, referred to as a constructive grant.) Such health
board or officer shall send a copy of such report, if any, to the person who submitted
said plan. When the definitive plan shows that no public or community sewer is to be
installed to serve any lot thereon, approval by a board of health or officer shall not be
treated as, nor deemed to be approval of a permit for the construction and use on any lot
of an individual sewage system; and approval of a definitive plan for a subdivision by a
board of health or officer shall not be treated as, nor deemed to be, an application for a
permit to construct or sue an individual sewage system on any lot contained therein.
(Supports the Board in that an approval of the subdivision through silence is not an insplicit
approval of individual septic systems)
Statute moves on to other matters, not relevant to Board of Health regulations.
Sewer Connection Regulation attached, Article 2 and 3 relevant.
September 15, 1995
Chronology of Cobblers Corner Sewer Connection Request
September 14, 1995, Compiled by Scott Leite, Health Agent
• March 8, 1994 (Tuesday) 3:35 PM Definitive plan of Cobbler's Corner Subdivision
filed with Town Clerk's Office.
• March 14, 1994 (Monday) Letter from Health Agent to Allen Willis regarding
Cobbler's Corner Subdivision and the Board of Health Sewer Connection Regulation.
• April 14, 1994 Letter from RIM Engineering including Preliminary Sewer Cost
Estimate for Cobbler's Corner Subdivision.
• April 21, 1994 Board of Health meeting Agent brings forward RIM letter of April 14.
• May 12, 1994 At request of Board of Health, Agent forwards RIM April 14 letter to
Town Engineer for comment.
• June 1, 1994 Memo from Town Engineer regarding RIM April 14 letter.
• June 2, 1994 Discussion of RIM April 14 letter deferred to meeting with full Board.
• July 7, 1994 Board of Health meeting, Agent reports to Board that a discussion with
RIM Engineering took place regarding possibility of alternatives to RIM April 14
letter, and should be considered.
• August 18, 1994 Board of Health meeting, No word regarding sewering of Cobbler's
Corner Subdivision.
• September 15, 1994 Board of Health meeting, No word regarding sewering of
Cobbler's Corner Subdivision.
• October 6, 1994 Board of Health meeting, No word regarding sewering of Cobbler's
Corner Subdivision.
• October 20, 1994 Board of Health meeting, No word regarding sewering of Cobbler's
Corner Subdivision.
• November 3, 1994 Board of Health meeting, No word regarding sewering of
Cobbler's Corner Subdivision.
• November 17, 1994 Board of Health meeting, No word regarding sewering of
Cobbler's Corner Subdivision.
• December S, 1994 Board of Health meeting, No word regarding sewering of
Cobbler's Corner Subdivision.
• January 5, 1995 Board of Health meeting, No word regarding sewering of Cobbler's
Corner Subdivision.
• January 19, 1995 Board of Health meeting, No word regarding sewering of Cobbler's
Corner Subdivision.
• February 2, 1995 Board of Health meeting, No word regarding sewering of Cobbler's
Corner Subdivision. Deleted from agenda.
• On or about August 31, 1995 Stanley Feck requests site evaluation of 2 lots in
Cobbler's Corner Subdivision on Willow Street. Agent reiterates process regarding
subdivision, but will revisit with Board of Health.
• September 7, 1995 Allen Willis, owner of Cobbler's Corner Subdivision, discusses
standing of subdivision with regard to Board of Health regulation with Agent. Agent
will revisit with Board at this evenings meeting.
September 7, 1995 Board of Health meeting discussed Cobbler's Corner subdivision
regarding Sewer Connection Regulation. No change in pursuit of the Board's desire
to sewer subdivision, if possible.
September 8, 1995 Return check and site evaluation applications to Stanley Feck.
Allen Willis calls to discuss previous evening meeting and standing of subdivision.
September 12, 1995 Agent meets with Allen Willis and his attorney Garen Bresnick.
Planning Director Shaun Burke also attending.
Summary of meeting:
1. Willis believed harmed by Board because was not rendered a "timely
decision".
2. Agent's concession to portion of "timely decision" was that spoke with RIM in
June 1994 regarding alternatives, rather than send letter.
3. Discussed variance procedure for Sewer Connection Regulation and options
regarding variance requests/possible outcome.
4. Willis claimed discussion "few hours ago" with RIM revealed April 14 letter
did not include on -site sewer work. Willis told to substantiate claim and submit to
Board for review.
5. Discussion included frequent blending of Subdivision Control Law and Board
of Health Sewer Connection Regulation which are unrelated in process.
6. Willis and Attorney wish to attend September 21 meeting to discuss variance.
7. Attorney will contact agent on September 13.
September 13, 1995 No contact from Attorney or Willis. RIM Engineering calls, new
report will be delivered on September 14.
39 LARCRIDGE LANE
ASHLAND, MA. 01721
Board of Health
Town of Mansfield
C/O Scott Leite
Town Hall - 50 West Street
Mansfield, MA 02048
GAREN M. BRESNICK
ATTORNEY AT LAW
TELEPHONE: (508) 881- 6776
TELECOPIER (508) 881- 7210
September 14, 1995
RE: Sewer / Septic Systems - Cobblers Corner Subdivision -
Dear Board of Health Members:
On behalf of my client, Allen L. Willis, of Gloria Drive, Mansfield, owner of the residential
subdivision known as Cobbler's Corner, off Willow Street, Mansfield, I hereby request a waiver of
the Board's Sewer Connection Regulations, based on the following facts and documentation.
On or about April 11, 1994, during the time period when this subdivision was before the
Planning Board for review and definitive plan approval, the project engineer, Ralph Maloon, of
RIM Engineering sent a letter to the Board which provided the Board with preliminary cost
estimates for sewering the proposed 19 lot subdivision. Said document which indicated a cost for
sewer in the range of $119,000.00 and a per lot cost of $6,200.00 However, from that date,
through the remainder of the subdivision approval process, neither my client or the Planning
Board received any formal response to the issue as to whether sewer would be required in the said
subdivision.
On that basis, the Planning Board approved the definitive plan without sewer, believing as
did my client, that the Board of Health, by its lack of response determined that sewer was not
reasonable for the project. As late as last week, when a prospective purchaser of the front 4 lots
came to the Health Agent for percolation tests, he and the my client was informed that the issue of
sewer for this project had not yet been resolved, and hence the tests were denied.
We now learn that the issue of Cobblers Corner was carried on the Agenda of the Board
of Health for several meetings, each time with no written notice to my client, and only a verbal
mention by the Health Agent to our engineer, which, to our understanding and belief cam after
subdivision approval and as a suggestion that Mr. Willis look at a "force main" with individual
grinder pumps, as an alternative means of sewering along the abutting street to the subdivision.
With all due respect to the Board and Health Agent, not having received any formal or
written notice concerning this situation, Mr. Willis now finds himself at the eleventh hour, with
the sale of 4 lots now possibly lost, requesting a waiver / variance from the Board's Regulations.
Cobbler's Corner
Page 2.
Based on the recalculations of RIM Engineering, which are attached hereto, there are two
ways in which this site might be sewered. First is by a gravity main with a pumping station, and
the other is by use of a smaller force main which employs individual grinder pumps.
Based on the cost estimates attached the gravity alternative will cost approximately
$150,000 for the project with a distributed cost of approximately $8,000 per unit. The pump
station would lift the sewage from the site to a force main in Willow Street and the line as long
Willow to Spring Street would not be available to any abutters on Willow Street. The $8,000.
represents about a 100% increase above the anticipated $4,000.00 cost for an on -site system.
The force main alternative would require each owner to install a grinder pump and
chamber. The cost for that alternative would be $169,000 with a distributed cost of $8,900. per
unit, which is approximately 125% increase over the $4,000. anticipated cost for an on -site
system. While this would make the line in Willow Street available to other property owners, the
cost for such connections with grinder pump and chamber installations would cost each parry
approximately $5,000. which we believe is beyond the point of affordability for most home
owners.
Based on these facts, Mr. Willis hereby requests a waiver / variance be granted to allow
use of on site sewage disposal systems for the 19 lots which comprise the Cobbler's Corner
Subdivision. We further petition that the Board make a decision at its next meeting in view of the
advanced nature of the project and the fact that the subdivision plan has now been approved for
about 1 year without comment or further notice from the Board as to this situation.
In the event that the Board is unable to fully act on this request at its meeting of 9/21/95,
we further request that the Board, tonight, grant a waiver / variance as to the 4 lots fronting on
Willow Street, being lots no. 1, 2, 18, and 19, allowing them to move forward to percolation test,
design and construction of on site systems.
Very truly yours,
Garen M. Bresnick, Esq.
for Allen L. Willis, Applicant
AENGINEEPRINGCO.,IINC.
Drainage Studies • Percolation Tests • Sewage Disposal Plans • Topographical Surveys
Wetland Filings • Land Court Surveys • Site Plans • Residential and Industrial Subdivisions
September 14, 1995
Mansfield Board of Health
Town Hall
50 West Street
Mansfield, MA 02048
Re: "Cobblers Corner" Subdivision
Board of Health Members;
I have been requested to review my cost estimate for sewering
"Cobblers Corner" Subdivision and to calculate the cost using
grinder pumps rather than one pumping station.
Enclosed is my April 11, 1994 report and cost estimate. The only
change is the addition of 2 town inspection fees. Enclosed also is
a cost estimate for using 2 grinder pumps for each house rather
than a single pumping station.
Please note that these are only preliminary cost estimates. Many
factors not included could cause a rise in cost such as ledge,
high ground water, avoidance of existing utilities, etc.
Sincerely,
Ralph I. Maloon
RIM/dl
Encl.
150 North Main Street • Mansfield, Massachusetts 02048 • (508) 339-3731
Drainage Studies • Percolation Tests Sewage Disposal Plans • Topographical Surveys
Wetland Filings • Land CourtSurveys Site Plans • Residential and Industrial Subdivisions
ENGINEERING CO., INC.
11 April 1994
Mansfield Board of Health
Town Hall - 50 West Street
Mansfield, MA 02048
RE: "Cobbler's Corner" Subdivision
Board of Health Members:
Enclosed is a Preliminary Sewer Cost Estimate for the cost of
installing sewer for "Cobbler's Corner" Subdivision.
The closest existing sewer from the site is the sewer main on
Spring Street, about 2270 feet from the site entrance. The
second closest sewer is the sewer manhole at Leonard and Willow
Streets, about 2500 feet from the site entrance. Both routes
would require a force main and since the second route (Leonard
St.) would require installing pipe under the 4 culverts for
the Rumford River at Willow Street, it is apparent that the
route to Spring Street would be the less expensive.
The costs are calculated using prices from "Means Building Construction
Cost Data" which is the method used by the Mansfield Planning
Board for setting bonds. In this case since there is no design
approved by the Town and the State , I am using the minimum
necessary to sewer the site; a gravity sewer on -site, a pumping
station on Lot 2, and a force main in Willow Street.
The trench paving on willow Street is assumed as 3-foot wide
base coat pavement over the trench and 18-foot wide top coat
pavement over the street. The street is presently such a mess
of depressions and cracks that it would be impossible to do
a reasonable job over the trench area only.
The actual cost could escalate due to requirements added during
the approval process.
Sincerely,
Ralph I. Maloon
RIM/pp
Enclosure
150 North Main Street • Mansfield, Massachusetts 02048 • (508) 339-3731
TOWN OF MANSFIELD, MASSACHUSETTS
50 West Street, Mansfield, MA 02048
MEMORANDUM
To: Bob Swanson, Town Engineer —�
From: Scott Leite, Health Age
Re: Cobbler's Corner Subdivision, Sewer Possiblity
Date: May 12, 1994
The Board of Health requests that you review and comment on the attached plan for
the proposed Cobbler's Corner Subdivision, off Willow Street, with respect to the
following:
1. Application to the Sewer Master Plan.
2. Possible lower cost alternatives for sewering.
The applicant, Mr. Willis, is anxious for a response from the BOH as this project
relates to their Sewer Connection Regulation. Your response will be greatly
appreciated. Thank you.
TOWN OF MANSFIELD, MASSACHUSETTS
50 West Street, Mansfield, MA 02048
MEMO
TO: Board of Health
Scott Leite, Health Agent
FROM: Engineering Department /
DATE: 6/1/94
SUBJECT: Review of Sewer for Cobbler's Corner Subdivision
Your men'io requests that we analyze the developer's sewer
layout. with respect to the Town's sewer masterplan. During
the permitting process for the Lifecare Facility the sewer
masterplan was revised for tliis area. The present design
matches the sewer design for the Lifecare Facility and thus
agrees with the masterplan.
Your memo also requests us to identify any cost saving
measures which the developer could employ to make the sewer
installation more economically feasible. The only cost
savings measure that I can identify is to allow the developer
to install the force main to Spring Street along the side of
the; road and then not require full width paving of Willow
Street. The full width paving previously offered with the
Lifecare Facility also included a gravity sewer in Willow
Street to flow from Spring Street back to the pump station.
Since this gravity sewer will not be installed now there is
no need for the full width paving. Possibly another
developer may wish to install the gravity sewer at a later
time or residents with failing septic systems could install
it.
File: B2: COBLRCNR
TOWN OF MANSFIELD, MASSACHUSETTS
50 West Street, Mansfield, MA 02048
March 14, 1994
Allen L. Willis
P.O. Box 748
Mansfield, MA 02048
Re: Cobbler's Corner Subdivision
Dear Mr. Willis,
I am in receipt of the Definitive Subdivision Plan for
Cobbler's Corner, naming yourself as owner and applicant.
Enclosed please find the Board of Health Sewer Connection
Regulation. Article 2, Proposed Development and New
Construction, requires that connection to common sewer be
explored prior to granting permits for the construction of
septic systems.
If I can be of assistance, please do not hesitate to call.
Very truly yours,
BOARD OF HEALTH
Sc-b't{Leite
Health Agent
/dr
TOWN OF MANSFIELD, MASSACHUSETTS
50 West Street, Mansfield, MA 02048
BOARD OF HEALTH
SEWER CONNECTION REGULATION
AUTHORITY: Under the authority granted by Massachusetts
General Laws: chapter 111, section 31; chapter 111, section
127 and chapter 83, section 11 the Board of Health adopts the
following regulation.
PURPOSE: The purpose of this regulation is to protect
groundwater from the biological and chemical hazards
of sanitary sewage, through the use and development of a
sewer collection system.
DEFINITIONS:
Accessory Building: Any subordinate building having sanitary
facilities, whether detached or attached, to the main build-
ing located on the same lot, utilizing an individual sewage
disposal system.
Commercial Building: Any building having sanitary facilities
not used as a dwelling or accessory building.
Lot: An area of land under one ownership, with definite
boundaries.
Multi -family dwelling: Any building used as a dwelling with
more than one dwelling unit.
Owner: Every person who alone or severally with others (a)
has legal title to any dwelling, building or parcel of land,
vacant or otherwise; or (b) has care, charge or control of
any dwelling, building or parcel of land, vacant or otherwise
in any capacity including but not limited to agent, executor,
executrix, administrator, administrix, trustee or guardian of
the estate of the holder of legal title; or (c) mortgagee in
possession; or (d) agent, trustee or other person appointed
by the courts; or (e) any officer or trustee of the associ-
ation of unit owners of a condominium; or (f) the record
owner; or (g) the person in possession of the property. Each
such person is bound to comply with the provisions of this
regulation as if he were the owner.
Subdivision: As defined in "Rules and Regulations Governing
the Subdivision of Land, Mansfield, Massachusetts".
Residential Cluster Development: A plan for land use
approved by the Planning Board as described in the "Zoning
By-law 5.6 Cluster Residential Special Permit".
Residential Compound: A plan for land use approved by the
Planning Board as described in the "Zoning By-law 5.6
Residential Compound".
ARTICLE 1. BUILDINGS ACCESSIBLE TO SEWER
Section 1. Failed Septic Systems
The owner of a building or buildings, wherever a common
sanitary sewer is accessible in an abutting way, shall cause
such building or buildings to be connected with the common
sanitary sewer upon failure of the septic system as defined
in "Requirements for the Subsurface Disposal of Sanitary
Sewage" 6. Nuisance and Failure of Septic Systems.
Section 2. Multi -family Dwellings
Where the density of one dwelling unit per 5,000 square
feet of a lot is exceeded, the owner of a multi -family
dwelling, wherever a common sanitary sewer is accessible in
an abutting way, shall cause such dwelling to be connected
with the common sanitary sewer within one year of the
completion of a sewer or adoption of this regulation,
whichever is greater.
Section 3. Commercial Buildings
Where the volume of discharge of sanitary sewage exceeds
330 gallons per day per 5,000 square feet of a lot is
exceeded, the owner of a commercial building or buildings,
wherever a common sanitary sewer is accessible in an abutting
way, shall cause such building(s) to be connected with the
common sanitary sewer within one year of the completion of a
sewer or adoption of this regulation, whichever is greater.
Section 4. Transfer of Ownership
An existing building or buildings, wherever a common
sanitary sewer is accessible in an abutting way, shall be
connected with the common sanitary sewer upon transfer of the
property to any other party.
This section shall take effect twelve noon on February
1, 1993. Any Purchase and Sales Agreement signed prior to
that time shall be exempt from this Section.
ARTICLE 2. PROPOSED DEVELOPMENT AND NEW CONSTRUCTION
Connection to the common sewer in the vicinity of proposed
development and new construction of subdivisions, residential
cluster development, residential compounds, multi -family
dwellings, commercial buildings, single family dwellings, and
any other building having sanitary facilities shall be pre-
sumed feasible, unless the Board of Health finds that it is
not technically or economically feasible to do so.
No such finding shall be made, except upon the application of
the owner or his agent (designated in writing), prior to the
date required for a connection. In making a finding, the
Board shall weigh the cost of connecting to the common sewer,
and related technical and access issues, against the cost of
providing and maintaining alternative sewage disposal
facilities in full compliance with applicable rules and
regulations.
It is the intent of the Board that connection be made to the
common sewer in every case, unless by clear and convincing
evidence it is not feasible to do so. It is the burden of
the applicant for relief to produce such clear and convincing
evidence that the required connection is not feasible, or
that the new construction is exempt from this regulation.
ARTICLE 3. VARIANCE
Section 1. The Board of Health may vary the application of
any provision of this regulation, with respect to any parti-
cular case where, in its opinion (1) the enforcement thereof
would do manifest injustice; and (2) the same degree of
environmental protection is met, provided that the decision
of the Board of Health shall not conflict with the spirit of
these requirements. Criteria for consideration of a variance
may include, but not be limited to density, use loading and
hardship. Any variance shall, while it is in effect, be
available to the public at all reasonable hours in the office
of the Board of Health.
Section 2. The Board of Health may require a variance to be
recorded at the Bristol County Registry of Deeds.
ARTICLE 4. PENALTIES
Section 1. The penalty for violation of Articles 1, 2 and 3
shall be $ 50.00 per day for every day the violation exists.
Section 2. A variance to these regulations shall not be
effective until recorded and no work shall commence and no on
site septic system shall be maintained until evidence of
recording has been delivered to the Board of Health.
ARTICLE 5. SEVERABILITY
Each article and section of this regulation shall be
construed as separate to the end that if any section or
sentence, clause, or phrase thereof shall be held invalid
for any reason, the remainder of that section shall continue
in full force.
by MANSFIELD BOARD
January 7, 1993
Amended March 18, 1993
A TRUE COPY
ATTEST: -1
udith F. Scott, CMC, Town Clerk
HEALTH
Board of Health
Page 3, June 2,1994
1. Approval of Pushcart Permits:
FanFare, Inc. (12)
m. Approval of Temporary Food Service Permit:
Sunoco, June 9-1lth
MOTION: To approve Consent Agenda.
Sosman/Forget. 2-0-1, Austin abstained. VOTED.
MOTION: To approve Snack permit for Knapp Foods, d/b/a Knapp Video.
Forget/Sosman. 2-0-1, Austin abstained. VOTED.
3. COMMUNICATIONS
a. Memo from Engineering Dept., June 1, re: Cobbler's Comer Sewering. Board
discussed suggestions in the memo, i.e. present design for Cobbler's Comer matches sewer
design for former proposed and abandoned plan for Lifecare Facility (matches Master Plan).
Also, to save developer money, he may install a forced main to Spring Street. No one else
can hook up to a forced main. Town does not like to own pump stations, which are costly to
build and later to maintain. Mr. Willis had just developed 6 lots on septic and now want to
to a 19-lot subdivision. Another question is will Sewer Commissioners approve the hookups.
Board will discuss when full and Chair suggested a joint meeting with Sewer
Commissioners.
b. Letter from Groundwater Technology, May 26, 1994, update of 340 So. Main St.
c. Copy letter from Dr. & Mrs. Stanley Sohn, 621 East St., May 25, 1994, re: Solid
Waste, DeGirolamo, East St.
4. VISITORS No visitors tonight.
5. HEALTH AGENT'S REPORT
a. Swimming Pools: Agent referred to 105 CMR: Dept. Public Health, Mass.
General Laws, 435.23: Lifeguards. Did Board want to require lifeguards or simply a sign
that states, "No Lifeguard on Duty", which is acceptable by above stated law. Presently, the
sign is posted.
MOTION: To continue to require "No Lifeguard on Duty" sign,
as required by law.
Sosman/Forget. All in favor. VOTED
Board of Health
Page 6, July 7, 1994
Agent read Town Manager's response to Board re: 4th of July weekend and the
possiblity of the "boil order" continuing. Agent explained to Town Engineer why a
dishwasher is safe to use during the boil order. If you need to boil water for 3-5 minutes to
kill the bacteria, then pouring boiled water over dishes after they've been through the
dishwasher cycle certainly could not be worthy of doing. The heat from the dishwasher dry
cycle could be sufficient.
c. Cobbler's Corner: If sewered, there would be a forced main to which no one
could hook into. Agent told Mr. Willis's engineer, Ralph Maloon, that a different method of
sewering exists that they might consider. Haven't heard back yet. Member Sosman asked if
there were adjacent properties for future development. Agent replied that he did not think
so.
7. NEW BUSINESS
a. TB Threat: Member Steele asked if it would be prudent for Community
Visiting Nurse Agency to test every resident in Mansfield for TB? Agent responded that he
is unaware of a threat and that anyone who is required to have a TB test does go to CVNA.
MOTION: To adjourn at 10.00PM
Sosman/Forget. All in favor. VOTED
Respectfully submitted,
Dianne Royle
Recording Secretary
NEXT MEETING: AUGUST 4, 1994
TOWN HALL
Clerk:
Board of Health
Page 4, August 18, 1994
Member Steele suggested that items in #3 could be free from agencies such as Norcap, AA,
Southwood Community Hospital, etc. Training for police and fire had been mentioned
between Ms. Farrugia and Mr. Leite. Board agreed to share with a small contribution in the
cost of this training.
j. Peres and Plans: Peres 29 and Plans 136.
6. OLD BUSINESS
a. Cobbler's Corner: No word from Mr. Willis, the developer, re: sewerline.
b. Smoking Reg: Member Sosman reported that Easton and Sharon will most like
be adopting a reg more stringent than Mansfield. Charlotte Scozzafava, TGC Coordinator,
sent a draft reg to Mansfield for their consideration. Some of the changes are: all restaurants
smoke free, category of fines, prohibition of vending machines, tobacco retailers permit.
Member Sosman again asked that members review the draft for discussion line -by-line at
next meeting on September 15th.
Also, town of Norton will be added to the group on a one-year trial basis. Commonwealth
recommended a memo of agreement with Norton. Ms. Scozzafava is asking for a part-time
compliance monitor and the addition of student assistance. Board agreed that the pay raises
for Ms. Scozzafava and Sheila Miller, health educator, will be the average that the three
towns are getting for FY95.
7. NEW BUSINESS - Nothing tonight.
8. ADJOURNMENT
MOTION: To adjourn at 9:35 PM
Fontanini/Forget. All in favor. VOTED
Respectfully submitted,
Dianne Royle, Recording Secretary
NEXT MEETING: SEPTEMBER 15, 1994, TOWN HALL
Board of Health
Page 3, September 15, 1994
h. Title V: Revisions will take effect November 10th. Will be available in State
Book Store on September 24th. Agent will buy a copy then, if it is not sent to office from the
State.
i. Data Base for Licenses: Hope to establish in the near future a data base for
every department that issues licenses. Also, a geographical data base will be established to
give various info about a log, i.e., square footage, depth to groundwater, on sewer or septic, #
bedrooms, public water, etc. Eventually, I -net will connect every PC so that this info can be
shared.
j. Peres and Plans: Peres 34 and Plans 140.
k. Vacation: Agent on vacation Sept. 19-23rd. Secretary will work later into the
day and Inspector of Buildings will cover for septic inspections.
6. OLD BUSINESS
a. Cobbler's Corner: No word from Mr. Willis, the developer, re: sewerline.
b. Smoking Reg: Postponed, either October 6th or 20th.
c. Postmortem Meeting --Water Emergency: Postponed, Nov. 3rd. Member
Steele asked if the bacteria has been cleared up yet and if they know what caused it?. It
fluctuates, Agent responded, but lately has been clear, and they do not know exactly what
caused it. There are different theories, but it is very difficult to pinpoint. Could be
watertable changes, geese droppings, adjacent swamp being pulled down. How many
families have changed to bottled water? Secretary will contact Belmont and Simpson
Springs. Member Steele wondered if septic systems caused the bacteria and strongly
advocated for town sewer throughout Mansfield.
7. NEW BUSINESS
a. Jameson Farm, Mill St.: Letter, Aug. 25, 1994, Hutchins -Trowbridge
Associates, asked for a waiver of the Sewer Connection Regulation to allow on -site septic for
10-lot subdivision off Mill St. Sewerline would have to be extended 900' and will only
service 5 out of 10 lots by gravity. Because of the drop in grade, the remaining 5 lots would
require a grinder pump. Cost approx. $97,000 ($9,700/lot vs. $4,000/lot septic). Board
members discussed the mechanics of the sewer installation and cost, but felt that since the
subdivision is in a water protection zone, it is beneficial to groundwater quality to sewer the
lot.