Water System Charges:
The Rafter J Ranch subdivision maintains its own water system consisting of three operating wells, a water purification system based on chlorine gas, a storage tank, and the piping and valves that constitute the distributions system. Water from this system is also supplied to the properties located in Adams Canyon and the South Park Service Center. Since the water system also supplies water to the fire hydrants located in Rafter J, Adams Canyon, and the South Park Service Center, a backup diesel-driven generator was installed that automatically starts upon loss of AC power in order to provide power to the pumps and to insure water pressure is maintained in the event of electric power loss.
Prior to the ISD’s existence, the HOA operated and maintained the water system. The costs of doing so were included in the HOA member fees. The HOA transferred ownership of and maintenance responsibility for the water system to the ISD in 2004. The ISD currently bills the HOA to cover the system costs and the HOA covers the billing cost in the funds collected via the HOA member fees. As a result, there was no change to the HOA member fees due to the ownership transfer and there was no additional cost levied by the ISD on the Rafter J properties.
Because the HOA fees are the same for everyone in the same class, the current water charge through June 30, 2009 is not based on usage. Beginning July 1, 2009 the ISD will begin billing for water based on metered usage for those properties with water meters installed. Billing will be done quarterly (4 times per year) in September, December, March, and June. The rate for usage has been established as $1.50 per 1,000 gallons along with a quarterly service charge of $3.00 for 3/4 -inch meters or $4.25 for 1-inch meters. For the few commercial and miscellaneous properties without meters, the ISD will charge a flat fee, billed quarterly.
Sewer System Charges:
The Rafter J Ranch subdivision maintains its own sewage collection system. The collected sewage flows by gravity to one of three sumps near the southern boundary of Rafter J. The sewage in the sumps is then lifted by pumps that ultimately discharge into the Town of Jackson sewer line that crosses the Rafter J property. This line carries the sewage further south to a sewage treatment facility operated by the Town of Jackson.
The costs of treating the the sewage from Rafter J are billed by the Town of Jackson on a monthly basis to each property in Rafter J. These bills are based on the total volume of sewage from the Rafter J system during the billing period and which is calculated from the amount of time the lift pumps have to operate. The cost for the total volume is then divided among the properties in Rafter J. Again, the billing from the Town of Jackson only covers the cost of treating the sewage and does not cover the cost of operating and maintaining the collection system.
The cost of operating and maintaining the sewage collection system historically had been covered by the HOA member fees prior to 2004 when the ISD assumed ownership of and responsibility for the system. Since then and until June 30, 2009, the ISD billed the HOA to cover the system costs and the HOA covers the billing cost in the funds collected via the HOA member fees. As a result, there was no change to the HOA member fees due to the ownership transfer and there was no additional cost levied by the ISD on the Rafter J properties. Beginning July 1, 2009 these costs are covered, in part, by an annual assessment borne equally by all lots within the District. For FY 2009-10, this annual assessment is $150,000 over 500 lots for $300 per lot.