Keeping Westford Rural - 2023 Wastewater Issues

The Westford Wastewater Bond

was Voted down on November 7, 2023.

No: 532, Yes: 488, Total Votes: 1020

The 30-day period where a reconsideration petition could be filed has passed; no petition was filed.

Update: The Westford Selectboard unanimously declared at their December 14, 2023 meeting that the November 7, 2023 vote was a NO-VOTE on the Community Wastewater Project (not simply a rejection of the $400,000 bond).

Update: The selectboard has formed a Wastewater Study Committee to explore alternative options to the Maple Shade community wastewater system that was rejected by the town November 2023.

The wastewater bond no-vote temporarily stopped the plan to redevelop the town center

The Issues Remain please review below:

Overdevelopment threatens Village Center and the Common. click to learn more

The proposed wastewater system and the town plan will support approximately 50-60 new residences (or equivalents) to be built in the Town center.

The wastewater leach field has been calculated to support 24,300 gallons/day (gpd). It is estimated that initially approximately 9,800 gpd of this capacity may be used by existing structures leaving 14,500 gpd as excess. Each single-family home represents 245 gpd, so approximately 60 additional residences or equivalent could be connected. See appendix item #1

For the properties around much of the Common, the Form Based Code requires the front of the building to only be approximately as far back as the Town Office (9.5’ setback), allows up to 80% of the lot to be covered by a building, and requires that the building cover a minimum of 60% of the frontage. This means that if the property is 100' wide, the building must occupy at least 60' of that width. In addition, 4 buildings/acre are allowed. This relates directly to the safety/traffic/parking/green-space topic discussions here on the Keeping Westford Rural website.

To visualize this, consider the initial proposed plan for the 1705/Pigeon/bus garage property. Imagine you are standing in the Gazebo on the Common looking north toward what was the Pigeon property. You see Rt 128 and beyond it, cars parked along the road, a sidewalk, and 2 or 3 buildings nearly twice as large as the hotel with parking lots behind and perhaps beside the buildings. No significant green space.

Stand on the Common and imagine the scene of the future. What future do you want?

Here is a link to the Town center zoning map

Some people have tried to convince you that the town center is currently in a wastewater crisis.

Current residents have on-site working systems and any system that fails will be approved for a “best fix” solution.
New wastewater technologies are now available that were not possible in the recent past.

click to learn more

- - For the past 9 years all wastewater engineering resources of the Planning Commission (PC) have been focused on designing the currently proposed large scale Village Center Wastewater system to support increased development. No engineering has been directed at just the municipal buildings.
  - Some wastewater regulations such as the need for a backup location have been relaxed in the last few years.
  - Westford Common Hall (WCH): In 2014 soils located at the rear of the property were found to have an estimated capacity of 1,220 gallons per day, with the possibility of more. The WCH (assembly with catering) currently has a need for a wastewater disposal capacity of 1,200 gallons per day. Town Common 2014 Soil Study
  - Brick Meeting House: in 1997 the Brick Meeting House received a permit to build a wastewater disposal system designed by Champlain Consulting Engineers. No current studies have been done based on the newest technologies. Town Common 2014 Soil Study

Some people think this was a High Risk system:

The estimated construction costs are based on a 30% design that lacks a materials specification list.
The leach field uses drip distribution, and no large-scale drip system exists in Northern Vermont.
In general, design features seem to be "low-balled" (pumping stations, no easy access to some mechanical parts, lack of 21st century failure alert systems…).
Current high inflation: a recent construction bid was 100% more than the design estimate.
Do we need more project management and construction supervision than budgeted for?
Largest project the town has taken on; driving Westford government expansion. The Select board takes on the task of Sewer Commissioners, and ongoing administration and service of this system will be required.

New Data: YES Drip Dispersal Systems are High Risk and they do have problems!

The state of Tennessee inspected 360 drip dispersal wastewater systems and found that one-fourth of the systems exhibited notable performance issues. (click here to learn more)

Additional Consequences for the Common.

Future development will likely take space from the Common for additional Parking and lead to

Safety and Traffic Considerations. click to learn more

Does it make sense to increase the density of buildings along VT Route 128 at the 90 degree turn in the highway? The current Westford town plan designates this area for future development.

The 1705 project conceptual plan shows us what the build-out of the town plan might look like. Please look at the Planning Commissions' rendering of the 1705 project showing high building density at the bend in Rt 128 near the intersection of Cambridge Road.

Please think about the current high-density traffic flowing north/south thru Westford during the commute hours. How will development along Rt 128 effect traffic on Westford north/south thru roads? Are we creating another "Jericho Center" safety problem area in Westford?

Have you been listening to comments about "suburban sprawl"?

Light green in Westford Map is ALL 10-acre zoning. click to learn more

There have been statements suggesting that if Westford does not build-out the town center, development will move to our rural countryside. FACT: Development in most of our countryside is already restricted by minimum 10-acre zoning per residence. And, clustering of houses with common or conserved open land is encouraged. current zoning map

What about Vermont's plan for rural communities?

We are fortunate that Vermont has over 250 municipalities! We can sometimes determine our own future! The state recommendations are not "one-size-fits-all-towns".

Town Center Zoning

Violet: T5 - 4 buildings/acre

Yellow: T4 - 3 buildings/acre

Blue: T3 - 2 buildings/ acre

click to learn more

We don't have municipal wastewater and municipal water right now so much of this current state zoning proposal, Bill H68 (aimed at solving problems in large municipalities like Burlington), will not apply to us --- but it will if you vote "Yes" on the municipal wastewater bond.

In 2019 Vermont state experts warn that we must be careful that state financial incentives don't change the character of rural towns.

This from the Westford Planning Commission's 5/20/2019 meeting minutes. see appendix Item #2

The Westford Town Planner reports that Westford received approval from the state for the Westford zoning districts T4 and T5 which line-up with the state's Neighborhood Development Area Designation strategy. However, the Westford Town Planner was "greatly surprised at the reception she received and the comments made at the Downtown Development Board meeting. She said Board members questioned whether rural villages should be given state incentives that promote development. Concerns were voiced that incentive programs would change the character of villages."

If the state was designing a plan specifically for Westford, do you think they would consider building-out the town center on the 90 degree turn in Route 128 to be a good idea?

If Westford builds the proposed wastewater system, with over 50% excess capacity, expect to see multi-unit structures around the Common and on Brookside Road. Say "Good-Bye" to the quaint small-town center we enjoy today.

The oversized wastewater system was going to cost over $100,000 a year for O&M and bond repayment!

The $4 million municipal wastewater system would have required the taxpayer to repay a $400,000 bond plus cover a significant part of the ongoing operations and maintenance (O&M) cost.

These annual costs amount to over $100,000 per year with approximately $30,000 paid by user fees and the remaining $70,000* paid by Westford taxpayers.

In return the town gets municipal wastewater for the town office and library!

*Selectboard to consider covering Westford Common Hall and Brick Meeting House user fees with annual donation.

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