Conservatory Janalee Coyle, Justin Foy, & Dane Dasent SBSA Inc.
Conservatory Underdrain System Four separate systems System 1 – 12 lots System 2 – 201 lots System 3 – 678 lots System 4 – 289 lots
How were the Problems Discovered? = Basement or Crawlspace Flooding = Excessive Sump Pump Operation
Why do you have Underdrains ?
Conservatory Metropolitan District Owns and maintains the detention ponds on site • The continuous groundwater flow into the ponds has • created wetlands The Metro District will not allow groundwater to continue • to discharge into ponds
What Has Been Done So Far? Raised 218 of 260 cleanouts • Camera inspected entire system • Analyzed existing system • Proposing repairs (in progress) •
Why are we here? We are here to explain what happens if we abandon the system • and install sump pumps
What Are Your Options? 1. Abandon Underdrain System Install sump pumps at each home • Install chase drains at each home to prevent flows over • sidewalk 2. Repair System Upsize underdrain pipes • Install new cleanouts •
Sump Pumps • Last Line of Defense • Redundant protection • Reduce likelihood of Basement flooding • Protect building foundations
Advantages of Sump Pumps • Easy to install in unfinished basements • Fairly inexpensive
Disadvantages of Sump Pumps All subsurface drainage would be brought to the surface causing: • Ice formation • Potentially create slip and fall hazards • Negatively impacts roadway and sidewalk performance • In many cases, negatively impact adjacent property •
Disadvantages of Sump Pumps All subsurface drainage would be brought to the surface causing: • Algae growth • Potentially creating slip and fall hazards •
City of Aurora Requirements • City Ordinance Sec. 114-35 makes it the owner’s or occupant’s responsibility for maintenance of the sidewalks. “It shall be unlawful for any owner, occupant, or lessee whose property is • adjacent to municipal sidewalks…to fail to keep those sidewalks and strips free of litter, debris, standing water, slippery vegetation, and any other condition that would constitute a hazard to pedestrian travel.” • Approximately 800 homes would have to have a chase drain in the sidewalk in front of the house. Per the City, this cost is usually borne by the homeowner.
Sidewalk Chase Drains Will Be Required City of Aurora requires homeowners to keep sidewalks hazard free. •
Disadvantages of Sump Pumps • All subsurface drainage would be brought to the surface causing: Soggy yards • Drainage must discharge away from home and not into neighbor’s yard • Topography will need to be analyzed for each home •
Disadvantages of Sump Pumps Constant discharge can undermine concrete flatwork subsoils, • which leads to cracking and/or heaving
Disadvantages of Sump Pumps Pump can fail • Unintentionally unplugged • Power outage • Equipment failure • Noisy – runs continuously or very frequently • Pump or backflow valves can become clogged with • mud or calcite and can backup pump system Solely homeowner’s responsibility to maintain sump • pump Costly add-on’s • Battery backup • Extra battery for battery backup • Flood alert alarm •
Additional Construction Considerations RE would need to observe each home’s sump well prior to sump pump • installation to determine what will be required to complete installation of new sump pump. Each of these items below may be necessary to complete the installation: Pull a permit for each individual home for sump pump installation. – Remove drywall in finished basements to access sump pump line location. – Install new dedicated electrical circuit for sump pump – Install sump pump and run the plumbing to discharge water to the exterior of the – home – Repair exterior veneers if necessary – Install chase drain in sidewalk – Install curb cut to enable discharged water to get to street. – City of Aurora will need to inspect the plumbing and electrical after rough installation and at final installation City of Aurora will need to inspect installation of chase drain in sidewalk – Additional drywall, paint and other finish repairs may be required. –
Sump Pump Maintenance 1. Inspect – Check for debris, 2. Test – Add a few gallons of water to your pit to see if the unit is functioning properly. 3. Get backup pump
Conclusion Repairing and maintaining the underdrain system is the best option • for the Association to provide for the reduction of risk to the homes. SBSA and RE are working together to find the most cost effective and • maintenance friendly repairs.
Thank You! Janalee Coyle, Justin Foy, & Dane Dasent 5926 McIntyre Street Golden, Colorado 80403 (303) 425-7272 www.callSBSA.com
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