HomeMy WebLinkAbout2022/01/31 - Regular Board of Mason County Commissioners
Public Hearing Agenda
Commission Chambers
411 N 5th St, Shelton,WA 98584
January 31,2022
3:00 p.m.
1. Call to Order—The Chairperson called the special meeting to order at 6:02 p.m.
2. Roll Call—Present:Present:Commissioner District 1 —Randy Neatherlin;Commissioner District 2—Kevin
Shutty;Commissioner District 3—Sharon Trask.
3. Actions to Consider—Belfair Sewer Extension
Mark Neary,County Administrator,shared his recommendation to continue the Public Hearing to a future
date and hold staff accountable to continue to answer questions and bring information forward on a consistent
basis. The goal is to educate the Board and the public on the Belfair Sewer system,its challenges,history,the
current focus,and future plans. An interactive map will be available to the public.
Loretta Swanson,Public Works Director,presented the history of the Belfair sewer extension. Planning
began over 20 years ago to address water quality and growth management planning requirements. A
Facilities Plan and Environmental Impact Statement(EIS)was done from 2001 to 2004 to look at alternatives
and potential service area. Construction led to have an operational facility in 2012. Alternatives included
packaged plants,expanding the North Bay facility,and constructing a new facility. The final decision was to
develop a system to serve the Belfair Urban Growth Area(UGA)due to environmental constraints and the
cost for benefit analysis. The plan was then broken up into four phases. Phase 1 is the Belfair"core".
Richard Dickinson,Utilities and Waste Deputy Director,shared the current system is a membrane bioreactor
with capacity of 125,000 gallons per day(GPD). These plants have a small footprint,are easy to expand,and
filter out viruses. To operate these systems,qualified operators are required. The quality of staffing has
vastly improved. It is imperative that the four pump stations are operated and maintained to be optimum and
reliable. The pond is 157 acre-feet and holds roughly 52 million gallons of water. During the winter the pond
is not discharged. The reclaimed water is currently used for spray irrigation. "Purple pipe"is specific to
reclaim water use only.
Loretta discussed the current system's financial imbalance. The system was built expecting a large number of
connections. The current number of connections to the system is 421 Equivalent Residential Units(ERUs).
Each ERU is estimated at 200 GPD. For existing rate payers to be able to pay for operating costs,planned
replacement costs,and existing debt an additional$256 per month on top of the current$96 per ERU. For
just operating and maintenance costs,an additional$208.25 per month per ERU would be needed. The
maximum tolerable rate for utility services,which is 2.2%of monthly expenses,is$114.73 per ERU. The
goal is to keep the rates around the same amount and increase connections. The number of new ERUs needed
is 1,128. To balance just the operation and maintenance cost,214 new ERUs are needed. Other funding
options include Real Estate Excise Tax(REET)2 for debt payment($800k per year),0.09 Funds for system
improvements($450k per year),refinance existing debt,legislative assistance through Commerce(rate relief,
grants,loans),and reduce development barriers(code revisions,zoning,planned action EIS,and extend
service to increase connections.
Loretta shared the County discussed extending the sewer along Old Belfair Highway to serve existing
development but ultimately decided not to proceed due to the freight corridor,hearing requests for sewer
service,potential for new growth,and the City of Bremerton expressing an interest in potential sewer service.
A grant from Commerce was utilized to prepare design to extend the sewer. The Olympic View and Olympic
Ridge developer took the plans and constructed a trunk line through the development up to the Navy railroad
crossing. The rest of the design includes crossing the railroad,a gravity sewer line,a new pump station,and
lift station and force main. Engineer's estimate is$3.92 million and the estimated project cost is$4.5 million
with a 15%contingency. The itemized costs with contingency are as follows:railroad crossing$1.19 million,
gravity to collection system$834k,gravity to lift station$834k,force main$150k,and lift station$1.5
million. Mark noted that when the systems are designed,gravity is utilized as much as possible so equipment
and machinery is not needed to push the material. Loretta shared that the Commissioners reviewed several
iterations and alternatives. Kennedy Jenks consultation team maximized existing infrastructure to reduce the
need for an additional lift station. Current code requires anyone within 200' of the line to connect to the
sewer. However,there are code changes being worked on. Mark added,to connect,a capital facilities charge
must be paid and those charges vary. Single-family residential is$11,300 and multi-family unit is$5k. This
area may be over$15k for a single-family residential hookup. The Commissioners will evaluate certain
zoning areas. Loretta mentioned that developers will be responsible for constructing their own collection
system to connect to the main transmission line. Dave Windom,Community Services Director,shared that a
facility such as Mason Transit is designed using the EPA design manual which looks at estimated gallons per
day based on the soils giving you the required size of the drain field. Dependent on the soil type and strength
of the effluent additional treatment components and size may be needed. The lot must be big enough to meet
onsite septic codes.
Loretta explained three financial options for the sewer extension. First,status quo of no sewer extension and
no new debt. The County will provide plans and specs for developers to construct a trunk line. Second,build
the extension and add$4.5 million of new debt. Major elements include crossing under the railroad tracks,
constructing a large lift station, and constructing gravity and force main lines connecting the new trunk line
south of the tracks. Third,build a portion of the project for$1.2 to 3.7 million of debt. Constructing just the
railroad crossing$1.2 million or constructing the railroad crossing, life station,and the lines between for$3.7
million.
Loretta shared that a loan offer was received from the Public Works Board in the maximum amount of$8
million. There has been significant concern regarding the potential for an$87 per month rate increase for
Belfair sewer customers. In the loan declaration for special terms it states,"the contractor shall adopt a rate
increase of$87 to the base monthly rate per ERU or demonstrate there has been an increase in ERU(s)...".
This means we must add more customers or balance the finances by adjusting rates. The loan security is
identified as a revenue obligation payable"solely from the net revenue of the sanitary sewer system". When
the Commissioners approved this loan,they sought a general obligation loan. For the scope of work,the
initial project was to run sewer lines to serve the Port of Bremerton. After conversations,planning,and
scoping the Port and the City of Bremerton were no longer interested in connecting but would be willing to
continue the conversation. The next step is to go back to the legislature with the updates to ensure the project
meets legislative intent. Mark added that to be eligible for a Public Works Board low interest rate loan,
depending on the eligibility of the area where you are building in terms of whether they are distressed or
severely distressed,there may be forgivable components of the loan. The legislature must agree that the
County is eligible to access to that type of loan. With the original scope of work,the legislature tied it very
closely to the freight conidorBelfair bypass with the assumption the sewer system would be put in place
during the same timeframe the corridor was being built which is not scheduled until 2024. The loan is only
accessible through April of 2025. This is an opportunity to get good financing and to get potential customers
for the future. In addition to this loan,the County received a grant for about$2.5 million. $500k,which has
been expended,to update the general sewer plan and$2 million,half of which has been expended,to prepare
the plan specs and bid documents. In the April 2020 meeting,all three Commissioners were concerned about
potentially putting this on the Belfair utility customers. The intent was to back the funds with a general
obligation bond which is the full faith and credit of the County as a whole. The language would change
considerably. The Public Works Board shared the process to change the debt type and that Mason County is
considered a severely distressed County qualifying for the lower interest rate and 5%loan forgiveness. For
the scope of work,the County will need to go back to the legislature to share engineer's suggestion of a better
path for the sewer extension.
Connie Rivera,Public Works Board historical-consultant,did the underwriting when Mason County initially
applied for these funds and verified the rate would remain at 0.79%and the County would receive the 5%
loan forgiveness applied to each invoice presented to the Public Works Board. Modifying the scope of work
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to meet the intent of the legislation of awarding$2 million of grant funding should not be a concern.
Chris McCord,Public Works managing director,plans to work with the County to the extent needed for the
community and constituents.
Richard shared a Belfair extension analysis spreadsheet. Currently there are 421 ERUs and 128 under
construction with the new multi-family being built. The 2022 debt is broken down as follows:debt
$1,052,465.14,operations and maintenance(O&M)$725,970 and capital improvement program(CIP)
projects Lift Station 1 and 3 for$330,000 totaling$2,108,435.14. The current rate of$96 per month will
generate$509,771.52 with a 5%delinquency rate. 421 ERUs at full rate is$484,992 and 128 additional
ERUs at 70%of full rate for 6 months is$51,609.60 for a total of$536,601.60. Other 2022 income includes
REET 2$800,000;0.09 Funds$450,000 and American Rescue Plan Act(ARPA)$330,000 totaling
$2,089,771.52. This is a deficit of$18,663.62. This is calculated out with no extension and out to 2033.
Mark interjected that a phased implementation was done due to the anticipation of 144 homes being built.
The importance of the CIP line is to help understand that in addition to O&M costs,major maintenance and/or
expansion costs will be incurred. This includes items such as adding or replacing additional membranes. In
2026 there is an effluent capacity expansion project for$3,208,825.95. The estimated and planned gallons
per day per ERU,200,give an estimate of capacity needed regarding treatment. The current gallons per day
per ERU is closer to 130-135. The assumption is that any CFC's collected would be held within the Belfair
sewer utilities fund and would be utilized for CIP expenses. At the end of 2021 CFC's were at$641,300 and
based on the expansion of ERUs,there will be an additional revenue line each year. 2022 is estimated to
receive an additional$510,000. This will work until the 2026 effluent capacity expansion project when other
financial opportunities will need to be explored. Richard added that 2033 is when the debt service will drop
off and REET 2 will no longer be needed. A 3%rate increase was assumed for each year. To discover the
spray field capacity,which is very conservative in design,he is working with the Department of Ecology.
The Maximum Tolerable Rate(MTR)in 2021 was$108.14 and the max for 2022,with an inflationary factor
of 3%,is$114.73. This is about 2.2%of the County's median household income. $96 was the MTR in 2012.
Mark shared that in 2008-2009 for North Bay and Rustlewood,which are completely independent utilities not
impacted by any financial information for the Belfair sewer,the Commissioners tied the annual CPI rates for
those utilities to the rate increase that comes into play on January 1 of each year. There were a lot of concerns
that the rates will be affected in North Bay and Rustlewood. The decisions for Belfair will only affect Belfair.
Richard discussed the next table calculated with the extension,phased ERUs up to 794, and the cost of$4.5
million. The biggest difference is when the 2022 debt comes into play in 2024 when the payment kicks in.
This table extends out to 2043. At the max tolerable rate,the County would be more solvent by 2038.
Assumptions include:ERUs are phased,multifamily ERUs pay.7 of full ERU,annual inflation factor of 3%
(O&M),assumed 5%delinquency rate,current CFC $11,300 per ERU, 1 ERU equals 200 GPD,and available
ERUs in Mason County 821 and 1195 in Puget Sound Industrial Center(PSIC). Mark added that the second
quarter percent of REET and 0.09 Funds is relied upon. Loretta elaborated that the ERU numbers are based
on the capacity of the line as opposed to the zoning.
Richard presented a comparison of surrounding areas ERU rates. The current ERU rate is$96;max tolerable
rate$114.73;Rustlewood$112.52;North Bay$118.91;Port Orchard$64;Bremerton(inside)$64.73;
Bremerton(outside)$97.10;and Shelton$133.64. North Bay is completely solvent and is still growing and
Rustlewood is solvent as well. Tables also shared were monthly and annual rates with Olympic Sunset View
Multifamily and with Olympic Ridge and ERUs needed with those scenarios.
Cmmr.Neatherlin asked if additional permissions are needed from other property owners or the Navy to run
the sewer extension. Who paid for the trunk line in Phase 1 or Lakeland Village in Allyn? How many ERUs
are needed to recoup the additional$3k in funds? Previously when the extension was going to go up to the
Port,it referred to all of the funding coming from grants. What happened to the grants? The cost over the
next four years is about$5 million. This year the County can supplement the costs with$1.25 million ARPA
funding for no new debt. The Code says 155 gallons per ERU,but the spreadsheets show 200 gallons per
3 1 January 31 , 2022 Public Hearing
ERU. When was the$87 removed? Loretta confirmed that the line will run through Mr. Overton's property
and the permit from the Navy has not yet been received. The trunk line was constructed by the developer for
Olympic View and Olympic Ridge as part of their project. For Lakeland Village,the developer paid for the
trunk line. To recoup the money, it is about 1,500 ERUs. Early in the process of extending the sewer line to
the Port,both the Port and the City indicated they did not want to connect. Mark added that using ARPA
funding and capital facilities charges is good from a financial perspective. The 200 gallons per ERU is a
common estimate as a planning mechanism. The$87 was removed,in writing, last Thursday.
Loretta shared the interactive map for the Belfair sewer extension that will be available on the County
website.
QUESTIONS
Greg Sypnicki asked if the Puget Sound Industrial Complex(PSIC)is the same as the South Kitsap Industrial
Area(SKIA). How does the Port not wanting to continue affect that industrial area in Kitsap? To serve areas
on the west side of the highway you could either run under Old Belfair Highway or Roy Boad Road. If the
line goes under SR-3,who would pay for that? Loretta answered yes,the PSIC is the same as the SKIA. The
area below the steep slopes,Phase 2,would either need to come out to Roy Boad Road or Newkirk Road
down to SR-3. When the roundabout was being constructed,the County attempted to get a line placed under
the roundabout during construction to be cost effective. However,that did not work timing wise.
Caliope asked why the sewer line can't follow SR-3? Who benefits the most from this? What is the current
rate of growth and how does it differ from 4-5 years ago? Loretta shared that the initial concept was to run
the sewer line to connect to the Port of Bremerton properties. To run the line up SR-3 it would need to be run
in the adjacent right-of-way(ROW)or the road would need tore up. Some of the properties are all downslope
and would need to pump upwards with individual pushes underneath SR-3. When you locate a utility within
the State ROW there must be a franchise agreement. If additional road widening or work is done and the
utility is in conflict with that,the County would need to relocate the utility according to State design. The
alignment being shared was chosen due to topography,the existing corridor,and what the future road network
of the area may be. This is to meet growth management objectives for residential development potential.
Development in Belfair will benefit the community,rate payers,and the County in general. The current rate
of growth is significantly different than 4-5 years ago. Mark and Richard were very conservative in what the
growth assumptions were. Richard used the original 421 units and then what permits have actually been
taken out to date.
Adam Bernbaum asked for an update on the likelihood that the City of Bremerton or Port of Bremerton will
connect to the proposed sewer. What would that timeline be? What are the plans for the large pool of funds
that will become due in 2026? In the past the Commissioners committed to not raising the rates,however
County staff seems to be contemplating raising the rates, is this still true? Regarding the maximum tolerable
rate, Shelton is$133.64,which is more than the tolerable rate. Why is that? Loretta answered,for the PSIC,
the City did not anticipate any development in the location the sewer line would be extended to within at least
five years. The City also needs to update their sewer plan and show the potential of receiving service from
the facility in Mason County. Cost also needs to be discussed between the County and the City of Bremerton.
The City needs to consider the cost of other utilities. Richard shared the 2026 forecast was forecasted in a
previous Capital Improvement Plan and he brought the estimated$3.3 million up to today's valuation. The
treatment plant is rated for 125k gallons,some individuals assume that is what the area of reclaimed water is
rated for as well. Capital facility fees will be used to pay for large expansions/necessary capital improvement
when they happen. Cmmr. Shutty responded that in the past he has been committed to keep the rates stable
and he is still committed to this. There is financial analysis that recommends the rates be increased. Cmmr.
Trask added that in previous meetings it was agreed to not increase the rates. Cmmr.Neatherlin shared that it
will be set up as per gallon for businesses. For the Shelton rates, it depends on the water system.
Brenda Hirschi asked,for Rustlewood and North Bay,is there a capital improvement fund? Richard
4 1 January 31 , 2022 Public Hearing
answered that capital facilities fees are collected for connecting to any wastewater or sewer system. Loretta
added that a Capital Facilities Plan update is prepared as an element of the County's Comprehensive Plan.
Kell Rowen,Planning Department,further shared that the Capital Facilities Plan looks at things that are much
broader than just wastewater treatment facilities in the long-term. Mark added that there are reserved fund
balances for other utilities to keep money set aside to handle expenses.
Jack Johnson asked if it is the intention to raise the rates in Belfair by$87 per ERU. The ERUs are 135
gallons,not 155,or has that changed? Cmmr. Shutty verified that raising the rates by$87 is not the intent,an
administrative change needs to occur to remove the$87 requirement from the agreement. Mark added that
they are assuming 200 gallons per ERU to ensure capacity. It is the intent to change the debt from a revenue
bond to general obligation debt and the funding source would be REET and .09 Sales Tax.
Brad Carey asked if the .09 loan interest is a fixed rate. Mark answered that the.09 funds refer to a rural sales
tax that the County collects. The Public Works loan ranges from 0.29%to 0.79%and will be a fixed rate
once locked in.
Lynn Freeman clarified that part of the new development for Olympic Ridge and Olympic View will include
connecting to the sewer. How much further past those developments is the expansion expected to be? Would
the extension allow for connections of future infrastructure caused by the freight corridor? Mark shared that
the capital facility charges are collected at the time of the permit being issued. The extension would go north
of the railroad tracks. The freight corridor is depended on WSDOT and their capital construction plan. It is
possible that the freight corridor would allow for future connections to the sewer.
Kim Wilson verified that the current sewer line is still in construction and will end right before the south end
of the railroad trestle and that the$4.5 million extension would serve existing businesses,Mr.Overton's
property, and speculatively the City of Bremerton depending on what they choose to do. However,this does
not include going underneath the highway to serve the west side of SR-3. Why extend the sewer line to serve
six parcels that do not need connection when you could extend the sewer line down Old Belfair Highway to
have approximately 150 immediate connections,a level topography,and Lynch Cove? Loretta answered that
Lynch Cove is outside of the Belfair UGA,similar to serving PSIC or SKIA community,and would require a
general sewer plan update and an environmental needs assessment. Kell added, from a planning perspective,
the return on investment for bringing the sewer down Old Belfair Highway is much lower. It would mostly
be single ERU connections and low density relative to what UGAs should be. While the proposal to extend
north of the railroad tracks is speculative,the County has had pre-application conferences for a considerable
amount of development as well as received a special use permit for a large warehouse development north of
Log Yard Road. There are tax revenues from converting from undeveloped land to industrial which would be
a significant impact to the County overall. In the 1990's the State required Counties who were growing at a
certain rate,such as Mason County,to plan growth management and develop UGAs around cities. Mason
County did so with Allyn and Belfair. The growth in Belfair is a huge impact and the Planning Department
has had to transition from rural planning to city planning and development. There is a lot of development
interest in Belfair. Many projects do not go to the Shelton UGA because the City of Shelton does not have
the water or sewer line extensions. The County taking the initiative to extend the sewer will pay off over
time. With the State growth management,if you have an urban growth you need to provide urban services—
water system,sewer system,road network,etc.
Cmmr. Trask added that there is a House Bill,HB 1627,to extend water and sewer outside of the UGA.
Cmmr.Neatherlin shared that there is high-and medium-density down McKnight Road and a potential
housing development project at the end of Riverhill Drive,both down Old Belfair Highway.
Steve Rogers asked what would happen if the planned growth above the railroad tracks does not happen and
feels the developers should pay the$4.5 million. If Bremerton and the Port of Bremerton are allowed to hook
into the sewer line,will that cost the constituents money to keep the sewer plant operating? Will this be put
5 1 January 31 , 2022 Public Hearing
to a public vote or decided by the Commission? Cmmr. Shutty pointed back to earlier conversation around
growth management and projects that are going through permitting. There is no mechanism to put this
decision on a ballot. Mark added that the financial forecast numbers provided did not assume any additional
growth associated with this area. If there was growth that occurred in this area,it would positively impact
those numbers. Any additional capacity that the sewer plant would require from the additional services,those
partners would be expected to pay those. The more customers on the system,the better able the County
would be to take the cost of operations and spread it over a larger group of people.
Marilyn Corrigan asked if this plan supports the freight corridor and bypass? What is the plan for the airport
industrial area,is that included? Why aren't County utilities joined? Loretta answered the sewer extension is
what drove the initial concept of developing a plan of the freight corridor. The freight corridor is considered
a limited access corridor meaning only very few points of connection will be allowed. The sewer extension is
in anticipation of the development the freight corridor will encourage. For the airport industrial area,the Port
and the City has not received a hard application. There has been interest and potential development proposals
discussed. The Belfair Sewer Advisory Committee and FCS Group consultants debated on if pooling utilities
together and get a larger customer group to share costs. Each utility has its own debt or future CIP needs that
may be challenging.
Marc Emmons asked,regarding the CIP in 2026 and the$3.3 million,is there no similar figure to that in the
lower table through 2046 because the County is unable to make that assumption? What will expanding the
system do to the overall maintenance cost and will those projected costs remain the same if the system does
not take on additional ERUS from Bremerton or other forecasted areas? Richard shared that the$3.3 million
is there for if the County expands its spray fields to meet additional needs. This is not seen on the spreadsheet
after 2026 because the treatment plan itself is broken down into components,mechanical and biological,that
each have their own capacities. The biological capacities are harder to give a firm number to. The physical
construction is a concrete number such as membranes being replaced or added to. Only'/4a'of the capacity is
currently being used. This plant was designed to have very little human interference allowing operation and
maintenance costs to remain steady. Mark added that this is the treatment component and includes lift station
maintenance. Both scenarios are increased to 794. If Bremerton wanted to utilize some of the capacity,there
would be additional costs associated with meeting that capacity level.
Robert Baglio asked if the sewer plant was built to provide environmental protection for future growth in the
area? Was it designed for growth to serve the UGA in and around Belfair? Mark answered yes to both
questions.
David Overton asked,regarding the lift station and lines,are they to service a broader area other than just the
six highway frontage properties? Is there a map that shows the broader service area? What would be the next
phase to serve the industrial properties to the west of SR-3? Richard answered that the area covers about 812
available ERUs north of the railroad tracks that are planned for. There is plenty of hydraulic capacity to serve
a huge area. Loretta shared that the line is designed to accept flows from the west side of SR-3 and potential
flows from the basins in the PSIC
Travis Couture asked if the Commissioners do not move forward with the extension,how would the County
service the area around the bypass? Would this conversation need to happen again? Is crossing the railroad
the only point it can cross due to other utilities? What is the Commissioners plan if the extension does not
move forward? Loretta answered yes. Mark added if an individual wanted to develop in the north with a
parcel that could not handle an on-site septic system,they would be required to extend the sewer system in
order to develop that area. Loretta responded the railroad crossing is not the only location,however it is the
location that the County applied to cross because of the co-location with the other utilities. Cmmr.Neatherlin
answered that if the sewer extension does not move forward,he expects the developer to move forward with
their own infrastructure. If you take on debt,that money has to come from somewhere even if it is not rate
increases. Cmmr.Trask would discuss with staff and consultants on how best to move forward. Cmmr.
Shutty shared that the planning process would be ongoing and would discuss the best way to get growth that
6 1 January 31 , 2022 Public Hearing
brings in jobs and housing. He would continue to figure out what the County's role in infrastructure is. If
there were to be development in the far northern part of the UGA closer to the County line without a trunk
line,the County could see development occur using withholding tanks or with a large on-site septic which
would not meet the environmental goals under growth management.
COMMENTS
Mark shared that the rate has been set at$96 since 2012. The costs of operation,maintenance,and materials
have and will continue to increase. From a financial perspective,and understanding of the potential impact to
customers,he worries what not increasing the rates will look like in the future. If you try to"catch rate payers
up all at once"that would cause a significant impact.
Brad Carey reiterated that he is in favor of the proposed sewer extension. It is clear more sewer connections
are needed to get the County out of the red and into the black. If people want their rates to stay the same,be
reduced,or not increase more than the 3%annual amount,they must get more connections. Mason County is
poised for growth and ripe with potential connections. 1,000 connections at$10k is$10 million which is not
including the monthly usage fees. The County should be proactive,not reactive and lead rather than follow.
For transparency,critical information should not be omitted when statements are being made. The County is
doing what it is supposed to do to comply with the Growth Management Act.
Robert Baglio commented that it is refreshing to see a municipality participate in this planning process and
plan for the growth of the future of an area. The sewer plant provides environmental protection and he thinks
that is being lost sight of. For connections to be made,the sewer plant provides additional protection to Hood
Canal. The plant itself was a large investment and was not made to sit idle or not have additional connections
made. The ability to maximize the use of the sewer plant only makes sense. If this sewer main is not
extended,there will be property developed with the use of large on-site septic systems which is not
environmentally sound. The sewer main will also be piece milled over time which will not be effective or
efficient and will delay the connections by 20-30 years. There is a housing shortage,this is a way to achieve
affordable housing. The sewer main will be paid by developers paying connection fees. Robert is in favor of
the sewer extension and applauds the Commissioners for planning for the future.
Phil Wolff,who was on the Allyn Sewer Committee,shared there was a public health issue in Allyn and the
shellfish could not be harvested. The same happened in Hood Canal. The priority should be the environment
and to extend the sewer down Old Belfair Highway and also to Belfair State Park. The need for infrastructure
and affordable housing is understandable,but the developer should pay. The funds going to the Belfair sewer
are funds that should benefit the entire County. The development by the intersection of McDonald's and SR-
3 is an issue. Focus should be on what the developers can do to ensure that their development doesn't impact
the County's transportation system negatively. Regarding the environment,the most critical areas are next to
the canal and rivers.
Judy Scott encouraged the Commissioners to follow staff recommendation and not decide tonight. There are
still opportunities for more urban growth build out at the current sewer trunk lines and the decision to extend
the sewer should be delayed. Delaying,or not extending the sewer,will result in no new debt being incurred.
The update of the EIS was appreciated. If the need to pay more to not incur debt is necessary,that could be
an option.
Lorie Waggett is concerned that a precedent has been set with the new development by McDonald's. The
developer has put in the sewer system,trunk lines and connections,up to the railroad tracks. The developer
can sell the development for profit because of the sewer capabilities. Developers should incur the cost and
put in their own sewer and infrastructure because they will be reaping the benefits and profits. It is unethical.
Will the County put in the sewer infrastructure for all developers? Lorie does not feel the extension is needed
at this time. There is too much speculation on if the County can fulfil the goal it is trying to achieve. The
extension should go down the Old Belfair Highway or other residences and businesses should be looked at.
7 1 January 31 , 2022 Public Hearing
Adam Bernbaum shared that the extension is not unethical nor a gift of funds, although that is not what he
initially believed. There is no evidence that funds are being given to Mr.Overton to curry favor. He
submitted a Public Records Request for all correspondence that Cmmr. Shutty and Cmmr.Trask have had
regarding the Belfair sewer and none suggested impropriety. Additionally,the proposal to extend this year
predates both Cmmr. Shutty's and Cmmr.Trask's tenure and has been contemplated in various forms since
2014. Although the sewer would add value to Mr.Overton's property this is,in a roundabout way,its
intended purpose. The County has identified certain tracts of land that Mr.Overton happens to own in places
where they hope to attract businesses in Belfair. The County has struggled to attract good development in
part because developers usually want utilities to be put in place before they make an investment. Mr.Overton
will probably benefit from the extension of the sewer,but that benefit will come from the sale of his land to a
business interest the County is trying to attract. There are still many concerns he hopes the County staff will
address tonight. For example,an adequate cost benefit analysis for this project has not been done nor is the
reason clear why this larger extension is preferred over a shorter extension or how this extension makes sense
without effluent from Bremerton or the Port of Bremerton. The County should have a metric for evaluating
risk of this investment and that metric should be applicable to all projects. There is an open finding from the
State Auditor regarding the stability of the Belfair sewer. This should merit a higher threshold for adding new
debt to the system without assurances of return rather than hope for return.
Greg Sypnicki commented that he is more open-minded about the extension,but not completely sold on it.
When going into areas with working septic systems,the County should only accept grants that allow those
septic systems to remain. The City of Shelton recently extended their sewer system towards Cloquallum
Road and gave homeowners the option to keep their working septic system or to hook up to the sewer. It is
really important that existing homes have the option to keep their working septic systems.
Rob Drexler,who served on the Belfair Sewer Advisory Committee for a couple years,shares that generally
development pays for development. For example,Olympic View paid to run their sewer lines. If the County
is to move forward with the extension,then it should run all the way north and all the way south. There are a
lot of good properties that have been developed on the ridge. As of right now,Rob stands against the sewer
extension. Not enough information or meetings have happened to share what is going on. It would be wrong
to decide at this meeting and more of the community should be brought in.
Brenda Hirschi asked the Commission not to make a decision. She and her husband wrote in on January 9,
2022 asking staff to present a long-term financial plan to respond to the State Auditor's concerns and does not
feel a long-term plan was provided. Two developers,Olympic Ridge and Olympic View,have paid for the
infrastructure and to bring in the sewer line. There are capital improvements that are needed for this sewer
system. The other concern is that the Commissioners say they will not raise rates,however that will ensure
things remain insolvent.
Steve Rogers shared he is a long time Mason County resident on fixed income and cannot afford the cost of
the$3.5 million sewer expansion and believes a lot of other residents are in that same boat. More input is
needed.
Herb Gerhardt shares that he shops in Belfair where prices must go up to pay for rate increases. He has heard
that the Belfair sewer system has continuous violations from Ecology that the County does not reveal. Those
violations need to be addressed and fixed. Regarding the loan payments,individuals on the west side of the
County don't want to pay for the Belfair sewer system. From day one,attending Belfair sewer meetings,
Herb did not agree that Belfair could afford a sewer system. However,three previous Commissioners said
that it is required. If the County wants Belfair residents to pick up additional costs,it needs to be voted on by
the people in Belfair not by the Commissioners. There is no rush to get this done. Let's do evaluate more,
cover the maintenance,get more input from Public Works.
Ken VanBuskirk supports the plan to extend the sewer onto the plateau regardless if it is the Belfair UGA,
8 1 January 31 , 2022 Public Hearing
Bremerton UGA,or PSIC because that is where development needs to go. An article from 2017 in the Kitsap
Sun shares an agreement between the City of Bremerton and the Mason County Commission to support
connection. From discussion tonight,that was dissolved but that conversation should be continued. The
original scope of the Planned Action EIS removed a portion of the Old Belfair Highway from the UGA,but
was taken out. At a previous meeting,residents were asked if they would like to be taken out of the UGA.
Ken is concerned that there are open permitted sewer lagoons in operation not far from the Mason County
line. There may be potential hookups near the east branch of the Union River.
Kim Wilson shared that building on speculation is a gamble and she is not in favor of this extension. Mason
County cannot afford the system that is already there. Connections are needed,but the County should go
where connections are available.
Aliahna Watts is concerned about the cost and increased fees to the community. She is developing a property
now and had to pay the capital facility fee of$11,300 and the cost to put in a septic. If the extension moves
forward,the fee could increase up to$15k plus the cost of a septic. The sewer extension will not reach her
properties until well after they are developed and she has had to pay fees. It is clear who will profit from this.
David Overton shared that when the Belfair sewer plant went in initially,not a lot of development showed up.
Wanting to be a part of the solution,the Overton's spent$250k to go through a year and a half process and
found development partners to develope 371 connections which almost doubled the system in Belfair. If the
County wants to extend the sewer line through his property,as well as benefit the other SR-3 frontage
properties and design the site to handle all of the industrial properties to the west,he will once again help
deliver projects that will solve the problem. Downtown Belfair suffered a lot when the sewer was built, SR-3
was rebuilt three different times. We are trying to learn lessons and do things in a better way. It takes big
projects to pay big bills. For Olympic View and Olympic Ridge,it was not assumed that the developer would
pay the cost. The developer wanted to move quickly and County staff found a way to make that possible.
Everything that is being done is being done in public.
Ross Gallagher gave a short history including the growth management subcommittees,passing the Growth
Management Act,and the Belfair UGA. A sewer is necessary for a UGA. Keeping Hood Canal clean was a
big driver on financing. It was also decided that the plant on the hill would be built for full capacity so that it
did not have to keep being restructured. All four phases of the project were supposed to be done by 2025.
The timeline now looks closer to 2035.
Travis Couture shared that individuals trying to develop around the community should not be demonized and
the County needs to build its own way out. Development and additional ERUs will not just happen. Travis
thanked Mr.Overton for trying to provide some solutions.
Mark Neary added that there are specific questions to answer associated with possible funding opportunities,
specifically the Public Works Board loan. The County will need to go back to the Legislature with a revised
scope of work,go to the Public Works Board to perform an administrative change to properly reflect the
Commission's intent to fund this through general obligation debt,and provide more information to the
Commissioners on options and moving forward.
Loretta included that the code and rates will be part of the information as well.
COMMISSION DISCUSSION
Cmmr.Neatherlin shared his appreciation for waiting thirty days until the loan document verbiage is updated.
His concerns include the loan itself,investment money that the developers should be paying for,recapturing
money to ensure it does not go with the land sale,and having a cost benefit analysis done. New information
is being found almost daily. This is being pushed through without all of the information needed to decide.
For example,the first time the$87 charge was mentioned was a couple months ago. The process should have
9 1 January 31 , 2022 Public Hearing
been halted when the contract was incorrect and a comprehensive holistic analysis of the system should have
been done. There are other opportunities. There may be a point that the County could invest to help get a
line underneath the railroad tracks and staff could look into if that is feasible. The decision could be based on
that recommendation. There is a lot of history with the Belfair sewer that he has been present for. The same
fears are shared,hoping that the right decisions are being made. Cmmr.Neatherlin requests that the County
listens to the people that are talking—don't take on new debt. This is not the time to take on debt,the County
needs to ensure it will get its cost benefit back. That is what an investment is based on. Going into debt will
not give the County more benefit. More connections are needed,but not with$5 million in debt. Do not rush
this decision. Getting a loan for a good interest rate is important,but not as important as making the right
decision. The County needs to look at partnerships and other opportunities. A work meeting needs to happen
to allow for more participation,especially in the North Mason area. The County needs a positive investment
out of it without having to wait 20 years. Removing the$87 is a huge relief. The money that goes towards
this cannot be invested in anything else,funds are limited.
Cmmr.Trask commented that the information from staff was very transparent. Holding a Public Hearing was
suggested because it is recorded and can be continued. There are still many things that are not being put into
the equation that need to be looked at. Cmmr.Trask worked with staff the past few weeks and was able to
learn a lot from them,other stakeholder's,PUD,Belfair water,Hood Canal Communications,the Economic
Development Council. Everyone needs to be brought into the conversation. It is more than just the Mason
County government. There are possible jobs,new homes,and a safer environment. When things are
developed,the freight corridor for instance,the designers do not look at who owns the property. They look at
where the best place or best position would be. The consultants looked at the best place for the lines to go.
Cmmr. Trask does not support increasing the debt and would like to look into other options such as ARPA
funds.
Cmmr. Shutty shared that weather constituents agree or disagree with the extension,they have County staff
that are professional and committed to putting together a quality project and quality information. He supports
the decision to continue the Public Hearing for thirty days to allow staff to continue their work. This has been
a difficult issue for all. The sewer challenges the community in incredible ways. When running for office in
2016,Cmmr. Shutty had one goal—make Mason County a leader regionally and competitive across the state
for opportunity. The community should realize its full potential and know its government is working
collaboratively to bring opportunities here. These are the foundational responsibilities of local governments.
Planning for the future of the Belfair sewer cannot be avoided. Growth is happening. The County has a
responsibility to provide these services where we know that growth is growing and to know the projects that
are going through the permitting process. Projects are looking at Mason County as a prospective location
bringing in potential jobs County-wide. These projects come through the Department of Commerce and the
EDC asking what utilities are available,what the zoning is,and what the foundation for them to put their
investment in a community is. The County cannot be competitive if it is not working together as a team.
Cmmr.Neatherlin/Trask moved and seconded to extend the Public Hearing for 30 days to March 1,
2022 at 9:15 a.m. Motion carried unanimously. N-aye; S-aye;T-aye.
4. Adjournment—the meeting adjourned at 10:32 p.m.
10 1 January 31 , 2022 Public Hearing
ATTEST: BOARD OF COUNTY COMMISSIONERS
MASON COUNTY,WASHINGTON
MWULMO
McKenzie SmitlY,Clerfrof the Board 0-134;r
Kevin Shutty,f
hair
Sharon Trask, ice-Chair
RandAeatherliNCommissioner
111 January 31 , 2022 Public Hearing