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LBCA Water Conservation-Summer 2015

The 2015 summer season is expected to be one of the warmest and driest on record. We urge community members to use good judgement and use our precious water resource as sparingly
as possible.

With the aquifer levels as low as they are this year, we run the risk of well contamination by salt water intrusion, as a result of over water usage.
As a community, we need to revert back to an odd / even conservation method. If your house number is an even number, you can water on even numbered days.

Below are some additional reminders and tips to assist in water conservation:
• Adjust sprinklers so you are only watering the lawn and not sidewalks or streets.
• Water your lawn or garden in the early morning or late evening to minimize evaporation.
• Use sprinklers for large areas of grass. Water small patches of lawn and gardens by hand to avoid waste.
• Consider using a broom vs a hose to clean off driveways and sidewalks.
• Make sure you know how to shut off your automatic watering system in case of mal function.
• Water only when necessary.
• Minimize watering to two times per day and consider letting your lawn go dormant.
• Do not water any vegetation on community property.
• Refrain from washing vehicles.
We want to ensure there is enough water for all members to use for essential needs, during this unusually warm and dry summer season, so your assistance with water conservation is greatly appreciated by the Board and all LBCA members.

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LBCA Division #2-Main Line Leaks Status Update

On Saturday July 11, unexplainable surface water was discovered on the asphalt in both Division 2 Cul-de Sac’s. King Water was contacted immediately on their emergency service line and called back within a few minutes of the call.

King Water technicians made a site visit on July 11 to inspect the surface water issues in the Cul-de-Sacs. While on site, King determined there was evidence of main line pipe leaks below the surface. King also determined in addition to the leaks in the Cul-de-Sac, there were also two other leaks located further down Fox Trot.

Note #1: After King made their initial site visit, they determined the integrity of the system was not in any immediate danger and would not have to be shut down, but advised the main line leaks would need to be repaired to eliminate water leaking into the soil.

Note #2: Our 4” mainlines which run from the pump house down Fox Trot and then all the way down the north side of LBSD, were installed in 1970 and have sustained a 45 year usable span. King has stated the standard life span for schedule 40 plastic pipe is 30-35 years.

Since the two leaks on Fox Trot were surrounded by dirt vs being under asphalt, the Board gave King approval to remove dirt from the leak area and determine the cause and extent of the pipe leaks. (This approach allowed King to do a full examination of the leaks, without the excessive cost of cutting asphalt.)

After the dirt was removed from the surface over the mainline pipe, King was able to determine the leak was caused from the glue failing in the pipe joint which connects each 20 foot section of pipe in the main lines.

The options for repair were:
1. Cut out a section of the main line and reconnect a new pipe on both ends back into the main line or;
2. Install a rubber sleeve with a metal clamp over the leaking joint. The sleeves have a 25 year or longer life span.

The most practical, timely and economical course was determined to be option 2, so King was given approval by the Board to install the rubber sleeves and stop the leaks.

This same method was repeated on the second leak which was down Fox Trot even closer to the bay, about 50 feet from the first leak.

King has estimated there are potentially as many as three more leaks total under both Cul-de Sacs.

King has been instructed not to move forward with any additional leak repair until a plan is developed and approval is given by the Board.
King has been asked to prepare a quote for Board review which will include:
1. Obtaining the necessary permits and including the cost of such permits in the quote.
2. Cutting a three to five foot path across both cul-de sacs north to south which will allow King access to the dirt underneath and ultimately the main lines which are buried 36 inches below the asphalt surface.
3. Removing the dirt around the main lines with a back-hoe.
4. Repairing the pipe joints in need of repair with a rubber sleeve.
5. Refilling the area and surface around the main lines with proper bedding material.
6. Replacing the asphalt which is removed with new asphalt and resealing all of the joints.

Note: King Water has the ability to cut and remove asphalt, but would need to sub contract the asphalt replacement and joint sealing.

In addition to King Water, additional quotes will be sought from other contractors who possess the proper licenses, equipment and materials to do the kind of repair work required for this project.

The quote process is estimated to take two to three weeks to obtain quotes from multiple contractors.

The pump house equipment is running efficiently and King continues to monitor the equipment as part of their routine maintenance procedures.

There are some options being considered to facilitate the most economical, practical, timely and long term repair plan for the Div 2 leak repair.
1. Enlist the services of a water system engineer to determine the best short and long term replacement strategy for the main line joint repairs.
2. Give consideration to replacing a large section of the Division 2 mainlines with more modern and durable piping. The piping could be upgraded in diameter to improve flow and provide an option to accommodate future fire hydrants if necessary or required. This option would be in lieu of joint replacement. ( This option will be based on available LBCA funds)
(This option will also allow for more of the existing Div 2 joints to be eliminated, reducing the potential for future joint related leaks.)

As with all water related projects, the Board will consider:
• Total project cost.
• Competitive Bids
• Review of community funds to ensure an adequate reserve is maintained.
• Sense of urgency for the repairs.
• Development of a system repair timeline.
• Adequate system downtime preparation and notice.

If it is determined the total cost for the repair project exceeds the Boards spending cap, the Board will present a project plan to the community for expense approval consideration.

If you have any questions, please contact: LBCABoard@hotmail.com Dave Clemens-206-947-9478

Thank you!

LBCA Board of Trustees

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Leak repair to be scheduled in early June

King Water has discovered two minor leaks on fittings in the new pressure
manifold, installed at the pump-house in late March.

The leak repair is covered under warranty, so there will be no cost to the LBCA
to fix the manifold.

To repair these leaks will require a  4 hour system shutdown, tentatively
scheduled during the first week of June.

A notification of the exact date and time will be sent to members, when we get
closer to the date.

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Upcoming Board Meetings in April & May

The LBCA Board will hold Board meetings on the following days:

Friday, April 17th at 7:30pm at the Stanwood Library.

Friday, May 8th at 7:30pm at the Stanwood Library.

The April Board Meeting will be held exclusively for the purpose of reconciling the Community Property Questionnaires sent in the the LBCA P.O. Box earlier this month. A community volunteer will be present to assist the Board with the Questionnaire tally and recording process. The Board will discuss the results of the Questionnaire at the Board meeting in May.