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HANDBOOK OF ARCHITECTURAL AND
CONSTRUCTION REGULATIONS (HFCA Codes 1, 28, 78, 81, 98, 124,
215, 254 & 259 apply to these guidelines) SECTION 1 INTRODUCTION This Handbook establishes rules
and regulations to control and regulate the construction, erection, alteration,
addition, and accessories of buildings in Hemlock Farms. This Code shall not be construed
to conflict with state or local building regulations. This code does not change any of the
restrictions or set- backs, etc. as contained in the Deed Amendments - The
effective date of Amendments to these guidelines shall be thirty (30) days
after adoption by the HFCA Board of Directors unless another date is specified
in the amendment. SECTION 2 OBJECTIVES One
of the reasons HFCA is a special place is that all property is subject to the
HFCA Deed Restrictions which includes Covenants designed to: * Encourage environmental excellence; * Preserve the design integrity and
architectural quality of HFCA's land and dwellings; * Maintain the high aesthetic standards
that make HFCA such an attractive and desirable place to live; * Prevent the deterioration of the Community which inevitably follows
a "laissez faire" philosophy of construction, maintenance, and proper
use; and protect and preserve property values for all residents. These
objectives are accomplished through the Architectural review system and
procedures, which are described in this Handbook. It will give you the information you need for
your benefit and for everyone in the Community. Specifically, before you make
any changes to your property, you first must check with the Building Department
for the required procedures. This
Handbook outlines the why, who, and what is involved in getting this approval. SECTION 3 ARCHITECTURAL COMMITTEE The responsibilities of the
Architectural Committee are to advise and assist the Board in matters regarding
Architecture and Construction with the Community. In fulfilling its
responsibility, The Architectural Committee performs functions, which include,
but is not necessarily united to the following: 1. Review submitted plans and
specifications of structures, additions, and alterations for compliance with
all Building Codes
applicable in Hemlock Farms. 2. Periodically survey HFCA properties
for compliance with Building Codes, existing codes and report to staff. 3. Perform such other functions as
directed by the Board. SECTION 4 DEFINITIONS ACCESSORY STRUCTURE. A building, the use of which is incidental to
that of the main building and which
is located on the same lot. (also see
Section 15) ADDITION. Any new construction which increases the
height or floor area of an existing building. ALTERATION. A construction project comprising revisions
to prescribed elements of any existing structure. APPROVED. Approved refers to approval by the building
official as the result of investigation and tests conducted by him, or by
reason of accepted principles or tests by nationally recognized organizations. APPROVED AGENCY. An established and recognized agency
regularly engaged in conducting tests or furnishing inspection services, when
such agency has been approved by the building official. ASSOCIATION. The Hemlock Farms Community Association i.e.
Board of Directors, Committees, Employees. BALCONY. (exterior).
An exterior floor system projecting from a structure and supported by
that structure, with no additional independent supports. BASEMENT/CRAWLSPACE. That portion of a building, which is partly
or completely below grade (see "Story above grade"). BUILDING. Building shall mean any single family
dwelling or portion thereof, which is used, or designed or intended to be used
for human habitation, for living, sleeping, cooking or eating purposes or any
combination thereof, and shall include structures accessory thereto. CEILING HEIGHT. Ceiling height shall be the clear vertical
distance from the finished floor to the finished ceiling. CONSTRUCTION. The active building, fabricating, physically
changing or modifying any home, structure or accessory building. DECK.
An exterior floor system supported on at least two opposing sides by an
adjoining structure and/or posts, piers, or their independent supports. DWELLING UNIT. Any house or portion thereof designed or used
exclusively as the residence or sleeping place of one or more persons and as
described in the Deed Restrictions. FAMILY. Family is an individual, two or more persons
related by blood, marriage, or law, or a group of not more than any five
unrelated persons living together in a dwelling unit. Servants having common housekeeping
facilities with a family consisting of an individual, or two or more persons,
related by blood, marriage or law, are part of the family for this code. GARAGE. A building or part thereof used for the storage
of one (1) or more vehicles. GRADE. The finished ground level adjoining the
building at all exterior walls. GRADE FLOOR WINDOW. A window located such that the sill height of
the window is not more than 44
inches above or below the finished grade adjacent to the window. GRADE PLANE. A reference place representing the average of
the finished ground level adjoining the building at all exterior walls. GREENHOUSE. An enclosed accessory structure consisting
primarily of light-transmitting materials and used exclusively for growing
plants. GUARDRAIL SYSTEM. A system of building components located near
open sides of elevated walking surfaces. HABITABLE ROOM. Habitable room shall mean any room meeting
the requirements of this code for sleeping, living, cooking or dining purposes,
excluding such enclosed places as closets, pantries, bath or toilet, roofs,
hallways, laundries, storage spaces, utility rooms and similar spaces. HANDRAIL. A horizontal or sloping rail grasp for
guidance or support. HOLLOW MASONRY. Load-bearing or non load-bearing construction
using masonry units where the new cross-sectional area of each unit in any
plane parallel to the bearing surface is less than 75 percent of its gross
cross-sectional area. IMPROVEMENT. Will mean modifications or changes made to or
on buildings, garages, decks, fences and other structures, but not including
normal maintenance or minor repairs. INSPECTOR. Shall mean the agent of the HFCA or other
approved agency (ies). KITCHEN. Kitchen shall mean an area used, or designed
to be used, for the preparation of food. LOADS, LIVE AND DEAD. Dead loads are the weight of the walls,
partitions, framing, floors, ceilings, roofs and all other permanent stationary
construction entering into and becoming a part of the building. Live loads are all loads except dead and
lateral loads. OCCUPIED SPACE. The total area of all buildings or structures
on any lot or parcel of ground projected on a horizontal plane, excluding
permitted projections as allowed by this code. OWNER. Shall mean any and all owners of a
residential lot in the Community. PIER. A column designed to support concentrated
load. PERMIT. Shall mean the authorization (s) to build,
install sanitary systems, make improvements, etc., issued by the appropriate
Governmental Agency (ies) having jurisdiction and the HFCA. PROPERTY LINE. A line forming the front, rear or sides of
lots or parcels of property as described in the recorded title. See Section 13 Deed Restriction #1. RESIDENTIAL. Shall mean approved for improvement and use
of as a single family dwelling house. SINGLE FAMILY. Shall mean one or more persons (not to exceed
five (5) persons unrelated to each other by blood or marriage) together with
domestic servants, who maintain a common household. SOLID MASONRY. Load-bearing or non load-bearing construction
using masonry units where the net cross-sectional area of each unit in any
plane parallel to the bearing surface is not less than 75 percent of its gross
cross-sectional area. Solid masonry units
shall conform to ASTM C 55, C62, C73, C145 or C216. STORY. Story is that portion of a building included
between the upper surface of any floor and the upper surface of the floor next
above, except that the topmost story shall be that habitable portion of a
building included between the upper surface of the topmost floor and ceiling or
roof above. STORY ABOVE GRADE. Any story having its finished floor surface
entirely above grade except that a basement shall be considered as a story
above grade when the finished surface of the floor above the basement is: 1. More than 6 feet (1829mm) above
grade plane; 2. More than 6 feet (1829mm) above the
finished ground level for more than 50 percent of the total building perimeter;
or 3. More than 12 feet (3658mm) above
the finished ground level at any point. STRUCTURE. That which is built, erected or constructed,
including without limitation because of enumeration, buildings for any
occupancy or use whatsoever, parts which are fastened, anchored, or rests on a
permanent foundation or on or under the ground. VARIANCE. A modification of the Architectural and
Construction Guidelines, pursuant to the provisions of the Hemlock Farms Deed
Restrictions, Bylaws, Codes and state and local ordinances. WINDOW. Window shall mean a glazed opening, including
portions of glazed doors. WOOD STRUCTURAL PANEL. A structural panel product composed primarily
of wood, and meeting the code requirements of.
Wood structural panels include all veneer plywood, composite panels
containing a combination of veneer and wood-based material, and mat-formed
panel such as oriented stranded board and waferboard. YARD. Yard is an open, unoccupied space, other than
a court, unobstructed from the ground to the sky, except where specifically
provided by this code, on the lot on which a building is situated. SECTION 5 HOMEOWNER'S RESPONSIBILITY 1. The property owner is responsible
for ensuring that any construction is completed in accordance with the approved
plans, specifications and local, state and federal building, health and safety
codes. 2. The property owner is responsible
to comply with the Deed Restrictions, which pertain to their property. 3. The property owner is responsible
for the actions of his/her contractor or persons as it relates to construction
at or on the
owner's property. 4. No changes or alterations are to be
made to approved plans or drawings without the approval of the Association. 5. A permit will not be issued until
all appropriate building fees have been paid together with any outstanding
balance due to the Association, the appropriate Township Permits received, and
the building plans are approved. 6. Upon completion of construction,
the following must be provided to the Building Department: A.) A certificate of final inspection
for the electric installation. B.) A final plot plan showing the exact
location of the building, septic field, water and sewer lines, driveways C.) Township Certificate of Occupancy D.) Lead-Free Certificate 7. The Association shall have the
right to request additional data, which, in its opinion, is required. 8. No building shall be occupied prior
to issuance of certificate of occupancy by the HFCA. SECTION 6 PERMITS REQUIRED (Amended The following require a permit from the
HFCA. 1. New Home 2. Addition 3. Alteration requiring structural
change 4. Screen Porch 5. Deck (new & replacement) 6. Sheds 7. Garages 8. Docks 9. Existing Blacktop Driveway 10.
New Driveway 11.
Fences 12.
Tree removal 13. Any
other construction requiring structural change 14. Landscaping
– Structural (i.e. artificial ponds, patios, walkways, tennis courts, swimming
pools, trellis, gazebos, and gravel
and stonework surfaces.) 15. Roof replacement and/or major repairs
(No Fee) A. No construction, including
excavation, is to be undertaken until a building permit, tree removal permit
and a sewage permit (if new home) are issued to and received by the owner
and/or builder. B. EXPIRATION a period of one (1) year. SECTION 7 NO PERMIT REQUIRED (Amended 1. Replacing windows or doors same
size or smaller 2. Interior changes not requiring
structural change 3. Landscape plantings
4. To prepare an uncontrolled fill on
a no-perk lot. NOTE: to construct a
driveway, to access the lot, a driveway permit is required. SECTION 8 FEES Fees Established For a new
residence, the applicant shall pay fifty-five cents per square foot of living
space (a minimum of $825.00) for the following fees: 1. Building
permit - $100.00 2. Plan review and pre-build site
inspection - 25% of the full balance. 3. Administrative
processing - 17.5% of the balance 4. Inspections, meetings,
consultations with homeowners and contractor - 40% of the full balance. 5. Final processing, Certificate of
Occupancy and name sign 17.5% of the full balance. For additions,
alterations, accessory structures, docks and blacktop driveways the applicant
shall pay as follows. Addition .55 per sq. ft. Screen Porch .55 per sq. ft. Decks
(new) .40 per sq. ft. Decks
(replacement) $35.00 (same
dimensions) Garage
(detached) .25
per sq. ft. Garage
(attached) .55
per sq. ft. Shed $35.00 Dock $35.00 Blacktop
Driveway $35.00 Fences No
fee Tree
Removal No
fee For other
construction requiring .20
per sq. ft. structural change (minimum of $10.00) The square
footage of the project must be indicated on all permit applications submitted
for approval. (not required for docks or
blacktop driveways.) SECTION 9 PERMIT APPLICATION PROCEDURE
(Amended 1. Pick up the appropriate application
documents from the Building Department.
(570-775-0671.) 2. Fill in all appropriate documents. 3. Obtain permits from the Township. 4. Submit proof of Township permit,
application documents and appropriate fees to HFCA Building Dept. 5. Documents are reviewed by the
Building Dept. and the Architectural Committee.
The latter meets once per month. 6. The documents will either be
approved, returned for correction, or rejected with an explanation. Applicant will be notified. 7. When approved, a Permit will be
issued by the Association. Construction
may begin. 8. Code Enforcement Officer may
determine that a dumpster is required based on his evaluation of the job size
or amount of materials to be discarded. SECTION 10 NEW HOME CONSTRUCTION (Amended For
new home construction, the following items are to be submitted together with
the application for Building Permit.
Where applicable, submission must be properly certified by a PA
registered agent. 1. Construction data (1 copy) 2. Building plans (3 copies) 3. Plot plan (3 copies) 4. Plot Profile (1 copy) 5. Septic permit (1 copy) 6. Septic design (1 copy) 7. Township permit (1 copy) 8. Soil Erosion Control Plan (3 copies) 9. Note!
The minimum square footage of a new home shall be in 10. Tree Conservation Plan – (2 copies) 11. Maximum SECTION 11 ADDITIONS AND ALTERATIONS (Amended For additions/alterations these items are
to be submitted with the application for Building Permit. Where applicable, submission must be properly
certified by a PA registered agent. 1.
Construction Data (1 copy) 2.
Building plans - (3 copies for living space) 3.
Plot plan - (3 copies) 4.
Plot profile (1 copy if applicable) 5.
Township permit (1 copy if applicable) 6.
Soil
and erosion control plan (3 copies if applicable) 7.
Tree
Conservation Plan – (2 copies) 8.
Maximum
SECTION 12 PLANS AND DRAWINGS (Amended 1. Use of
the Uniform Construction Code is
hereby adopted as the Building Code of the Hemlock Farms Community Association as it pertains to the
limitations and requirements contained in its Deed Restrictions. 2. Individual building plans shall be
submitted showing all relevant elevations, as well as structural details. Cross-sections are required. 3. Where a fireplace is proposed for a
building, the location, type, size and the type of fuel are to be shown on the
plan in the outline specifications form.
Spark arresters are mandatory in this case. 4. All plans for new construction, alterations
or additions must be approved by the Township within which the property is
located. 5. All plans submitted shall conform
to the Uniform Construction Code and also to the Hemlock Farms
Community Association Code, and be so stated on all blueprints. 6. Each sheet of drawings including
site plan shall indicate: a) Name of owner (s) b) Stage, Block, and c) Street names and house numbers d)
Name and title of person preparing
documents (engineer, builder, architect or other) e) Page numbers and date. f) Scale of each drawing. 7.
Site plans shall include: a) Scale of one (1) inch equals forty
(40) feet b) Lot boundaries, set backs and
easements c) Location of building d) Location of septic system e) Location of utilities f) Exact location of driveway g) Compass point showing North h) Approximate slope direction 8. Tree
Conservation Plan: The
guidelines for this plan is a plot plan/survey to include the following: a) What area is to be cleared around
the house, addition or garage. b) What area is to be cleared around the septic tank and
sand mound. c) What area is to be cleared for the
driveway and waterline. d) What area is to be cleared for
construction vehicle access. SECTION 13 SETBACKS (Revised A. Setbacks 1. No building shall be erected closer to the sideline of
the lot than the greater of seven (7) feet or ten percent (10%)
of the lot width measured at a point thirty-five (35) feet from the front line
of the lot; nor shall any building be erected closer than
twenty-five (25) feet from the street line, provided that in the case of a corner lot,
no building shall be closer than fifteen (15) feet to the street abutting the
long side of such lot. (Falling Brook area has
special requirements that should be investigated at time of review.) 2. In the event that any boundary line of the lot abuts the
Lords Valley Country Club Golf Course, no building shall be erected closer than thirty (30)
feet to such boundary notwithstanding anything to the contrary. 3. No building shall be erected at a point on a site, which
has an elevation less than four (4) feet higher than the elevation of the spillway on the
lake on which the lot is situated. Blooming Grove requirements 1. Front
yard: 40 feet (corner lots - street with higher traffic volume shall be
designated the front yard.) 2. Rear
yard: 25 feet 3. Side
yard: 15 feet (25 feet from side yard of
corner lot). Dingmans Township requirements - Front yard
40 ft., side yard 15 ft., rear yard 25 ft., corner lot 40, 40 & 25,25 B. EASEMENTS - Drainage and power
line: easements of ten (10) feet [five (5)
feet on each property line.] No driveway
shall be closer than five (5)
feet to sideline. C. Wetlands/Watercourses Buffer Zone For the purposes of protecting water quality, a buffer zone/building setback of not less than fifty (50) feet shall be maintained from any wetland or watercourse. The setback from wetlands shall be measured from the edge of the delineated wetland. The setback from watercourses shall be measured from the highest edge of the channel. No buildings, structures, sewage disposal systems, other impervious surfaces, or land disturbance shall be constructed or placed with this buffer zone. Definitions:
Watercourse
– a discernable definable and natural course, or altered natural course, along
which water is
ultimately conveyed to streams and/or lakes and/or ponds at lower elevations. A
watercourse may originate
from a lake or underground spring(s) and may be permanent in nature, or it may
originate from
a temporary source such as a runoff from rain or snow. Wetland
– Lands where saturation with water is the dominant factor determining the
nature of soil development and the types of plant and animal communities that
live in the soil and on its surface. For
regulatory purposes under the Clean Water Act, the term wetlands means “those
areas that are inundated or saturated by surface or ground water at a frequency
and duration sufficient to support, and that under normal circumstances do
support, a prevalence of vegetation typically adapted for life in saturated
soil conditions, including swamps, marshes, bogs and similar areas.” SECTION 14 CONSTRUCTION GUIDELINES 1. Contractor Liability Insurance Any contractor
requiring a building permit to perform work for another person shall present to
the Hemlock Farms Building Department copies of the Certificate of Insurance of
the contractor's liability insurance policy.
The provisions of this Section shall not apply to the owner of the
property who applies for a building permit for work to be performed by the
owner of that property. 2. Dumpsters
to be provided by Contractors A. Contractors building and/or
remodeling homes in Hemlock Farms shall be required to provide dumpsters on the
respective lot for removal of construction debris. B. Modular and log homes are required
to use a 10 yard dumpster or larger. C. Said dumpster shall be serviced
regularly during construction and removed from the lot at the completion of the
job to an appropriate dumping facility outside Hemlock Farms. D. All job sites shall be kept clean of
debris and excess building trash. 3. Exemption
Policy for Sheds Structures one
hundred (100) square feet and under shall be exempt from any requirements of
footers, piers or concrete slabs, provided that the following conditions are
met: A. A
building permit is obtained. B. The structure is anchored through
use of a means approved by the Building Official including, but not limited to,
utilization of an anchoring kit or anchoring to a railroad tie or concrete
block foundation. C. The applicant signs a binding
agreement to remove the structure should a detached garage be built. 4. Location
of Bulk Fuel Storage Tanks If bulk LP gas
tanks or other similar facilities are to be used for fuel, the storage tank
must be hidden from view from all roads.
This can be accomplished by landscaping and/or natural conditions and
should blend into the natural environment. Types of landscaping to be used: shrubs, fencing, lattice or a
combination. Underground tanks are
permitted and recommended. A. All local, State and Federal
regulations must be adhered to at all times. B. For new construction, fuel tanks
must be shown on plot plan and the application must state type of fuel to be
used (oil, gas, etc). 5. Portable
Toilets Where no indoor
toilet facilities are available on work sites, a portable facility must be made
available until indoor plumbing is available, at which time the portable
facility must be removed promptly. Portable toilet facilities must have
applicable permits from the township or DEP. The Building Official is
authorized to issue a "stop work" order if such facilities are not
provided on site or removed promptly. 6. Violations
and Penalties; Stop Work Orders A. There shall be a penalty of five
hundred dollars ($500.) for starting new construction and alterations requiring
a building permit prior to plan approval or for working on a project when a
"Stop Work Order" is in effect. B. A Stop Work Order will be issued
when a violation of the HFCA Code exists. C. Violation of Natural Resource Code
(Tree Conservation Plan). SECTION 15 ACCESSORY STRUCTURES AND
REGULATIONS Accessory
structures are structures for which the use is customarily incidental to the
primary use of the property. Accessory
structures are located upon the same lot as the primary structure. Antennas - No restrictions for antennas attached to
home. Awnings - No restriction on size or color attached to
home. Basketball
Backboards. Bulkheads - See Chapter 254-1 of regulations. Decks - Permit required to build or replace. Docks - Permit required. See Chapter 254-1 & 2 of regulations. Dog Houses/Runs. Driveways/Parking
Pads - Permit required. See Chapter 81 of regulations. Fences and
Fence-like Alternatives - Permit required. See Chapter 106 - Fences House Numbers
- Required by regulation - Chapter 124. Landscaping - Permit
required. Play Equipment. Security Devices
- Responsibility of Homeowner. Sheds - Permit required. Subject to Deed Restrictions. Signs - Regulated by Chapter 215. Solar Collectors
- No restrictions. Spas/Hot Tubs
- Subject to Permit if installed with
structure. Required by regulations
- Chapter 259-8. Swimming Pools
- Permit required. Required by regulations - Chapter 259-8. Tree Removal
- Required by regulation - Chapter 154. Waterfront - See Chapter 254 of regulations. SECTION 16 HOURS OF CONSTRUCTION A. Prohibited Hours No
construction is to take place between the hours of B. Exceptions Any
person, who wishes to work in Hemlock Farms beyond C. Saturdays, Sundays and Holidays 1. No construction with a building
permit in effect be allowed on Saturdays before 2. No construction will be allowed on
Sundays or on national holidays listed or on Saturdays between July 1 and Labor
Day, inclusive. 3. The holidays which construction
will not take place are: New Year's Day,
Presidents Day, Good Friday, Memorial Day, July 4, Labor Day, Thanksgiving Day
and Christmas Day. D. Nuisance Noise 1. HFCA Deed Restriction A272-5,
states in part ".nor shall anything be done on the lot or in any building
thereon which may be an annoyance or nuisance to the occupiers of neighboring
lands." 2. No noise-producing device, i.e.,
gas powered chain saws, lawn mowers, leaf blowers, or other device which,
either consistently or intermittently generates a noise level that is
detectable on abutting
property will be allowed to be operated before SECTION 17 INSPECTION PROCEDURES Building permit
and one (1) copy of ALL APPROVED PLANS MUST be available at the job site at all
times during construction. A. Trees Tagged for Removal, then
after removal. B. Erosion controls in place C. Waterline 4-1/2' in depth and sand
on the job (5-1/2' below driveway) D. Footings and piers for setbacks E. Blasting requires a permit. An 8 hour notice must be given to the
Building Dept. prior to receiving permit. (see Appendix B) F. Foundation, backfill, perimeter
drains - foundation parged and tared; perimeter drain installed with gravel and
hay; tail drain shown (may be done on one or two inspections) Porter Township
Only G. Roofed H. Frame, rough plumbing &
mechanical (Porter Township Only) I. Electrical inspection by Certified
Electrical Inspector requires: rough inspection, service inspection and final
inspection J. Insulation upon completion K. Driveway (swale or culvert) L. Ground stabilization M. Land Disturbance Plan N. Final Inspection A Certificate of
Occupancy will be issued for new homes, alterations or addition of living space
when all inspections are passed and we have copies of the final plot plan,
final electrical certificate, Township certificate of occupancy and a water
meter has been installed. All inspections
require a minimum of 24 hrs advance notice.
For an inspection call 775-0671. - no inspection on Saturday or Sunday. - not all inspections may be required for all
projects, including decks and sheds. - no inspection shall be made if an approved
plan is not on the job site. - soil erosion controls must be maintained
throughout the entire project. - dumpsters must be on the job site. - portable toilets must be on job sites until
indoor plumbing is available. - Stop Work Orders will be posted for any
violations. SECTION 18 APPEALS A. Any member disagreeing with a
decision of the Architectural Committee, as it relates to his/her application,
may appeal such decision first to the Architectural Committee within thirty
(30) days of the date of the decision. B. A request for an Appeal Hearing
shall be made in writing to the Architectural Committee, stating the reasons
for disagreement. C. Upon receipt of the written request
for an appeal within the proper time period, the Architectural Committee shall
schedule a hearing within sixty (60) days from the date of receipt of the
request. D. The member requesting the appeal
shall be notified of the date, time and place of the hearing. He/She may have presented any additional
materials, documentation, testimonials or witnesses. E. The Architectural Committee shall
communicate final decision to the member within ten (10) days of the closing of
said hearing. F. Should the member disagree with the
Architectural Committee's Final decision, he/she may further appeal such
decision to the Board of Directors. A
request for such appeal hearing shall be submitted in writing to the Board
within thirty (30) days of the date of the Architectural Committee's decision. G. The Board of Directors shall
schedule a hearing on said appeal on the date of its next regularly scheduled
meeting, or no later than the date of its following regularly scheduled
meeting. SECTION 19 COMPLIANCE AND VIOLATIONS The Hemlock Farms Deed Restrictions and
By-Laws give Hemlock Farms Community Association the authority to administer
and enforce its Covenants. The power to
promulgate rules and regulations involving Architectural Construction
guidelines rest solely on the Board of Directors. The Architectural Committee assists the
Board of Directors in enforcing these guidelines and also assists in the permit
process. In addition, the HFCA staff
assists in overall compliance with all guidelines. Staff also administers HFCA's enforcement
efforts. Administering the Architectural and
Construction Guidelines successfully requires striking a fine balance between
and amongst HFCA members. This requires
Association members (you!) to play an active part in the system as well. In return for compliance with the system,
each member has the right to expect every other property owner to abide by HFCA
covenants, guidelines and decisions. Assessments for Offenses Any violation of the Architectural and
Construction Regulations shall be assessed as described in Chapter 1 of the
Hemlock Code (see Appendix A) unless noted otherwise in this Handbook. PLAY
EQUIPMENT
The following items are considered play equipment for the purposes of
this article: SWING
SETS SLIDING
BOARDS JUNGLE
GYMS - CLIMBING STRUCTURES SKATE
BOARD RAMPS, STRUCTURES FORTS TREE
HOUSES PLAY
HOUSES BASKETBALL
BACKBOARDS DOG
HOUSES ABOVE
GROUND SWIMMING POOL TRAMPOLINES Play structures
and equipment are not buildings, fences or landscape elements, consequently
they do not fall under a typical set of architectural control requirements. They are often
highly visible, however, and depending on their design, they may defeat many of
the aesthetic and environmental goals that the Community has sought to achieve.
POLICY It is the policy
of the Architectural Committee not to require review and approval of play
structures as defined by this Article. Play structures
which are brought to the attention of the HFCA by a resident as being a visual
nuisance will be observed by the HFCA staff, and may be referred to the
Architectural Committee for review as unsightly objects. The HFCA may
require relocation and/or screening of the object from view. PLAY
STRUCTURES VS. ACCESSORY BUILDINGS Forts,
Treehouses, Playhouses, Doghouses or other enclosed play buildings and an
interior height of 6'0 or less floor-to-ceiling, and with a total floor area of
less than 36 square feet shall be considered to be Play Structures. Buildings exceeding either of these limits
shall be considered to be Accessory Buildings regulated under Section 15 of
these Regulations. PLAY
EQUIPMENT GUIDELINES 1. Play equipment shall be located in
rear yards only. 2. Play equipment should be finished
in muted colors or in natural materials (galvanized steel, treated wood, etc.) 3. Play equipment should be located
away from property lines adjacent to other houses or streets and away from
neighbors direct view where possible. 4. Home-built Play equipment should be
neat and orderly in appearance and finish. 5. Play equipment which has fallen
into disrepair or has been outgrown by children should be removed from the
property. SCREENING If a play structure is referred to the
Architectural Committee as an unsightly object, the Committee may require
relocation or screening of the structure. If screening is required, the standard
requirement for screening will be to provide densely shaped evergreen shrubs,
or trees of a height when planted of at least two-thirds the height of the
structure, and so placed as to provide a continuous screen on the stipulated
side. Planting can be in a continuous row or
staggered. A variety of shrubs/trees may
be used in addition to single species solutions. When plantings are required, it shall be
the responsibility of the homeowner to submit to the Architectural Committee a
plan and proposed plant types for review. NOTE: The Architectural
Committee regulates only the visual impact of structures. However another potential disruption of
neighborhood quality is noise.
Homeowners should exercise care and common courtesy in using play
equipment that creates noise, such as basketball backboards and skateboard
ramps. SECTION
20 WATER CONSERVATION For the purposes of water conservation and
for the compliance with Delaware River Basin Commission Requirements –
Resolution 88-2 Revision # 2, the 1997 edition of the International Code
Council’s International Plumbing Code Chapter 6, Water Supply and
Distribution, Section 604.4 Maximum Flow and Water Consumption, shall be in
force. All buildings with plumbing
fixtures shall meet or exceed these requirements. The Code is as follows: 604.4
Maximum
Flow and Water Consumption.
The maximum water consumption flow rates and quantities for all plumbing
fixtures and fixture fittings shall be in accordance with Table 604.4. Water consumption for water closets listed in
the following exceptions shall not be greater than 4 gallons (15 L) per
flushing cycle. Water consumption for
urinals listed in the following exceptions shall not be greater that 1.5
gallons (5.7 L) per flushing cycle. Exceptions: 1.
Blowout design fixtures. 2.
Penalware. 3.
Clinical sinks. 4.
Service sinks. 5.
Emergency showers. 6.
Water closets provided for the
public in theaters, nightclubs, restaurants, halls, museums, coliseums, arenas,
churches, stadiums and similar occupancies. 7.
Water closets provided for patients
and residents in hospitals, nursing homes, sanitariums and similar occupancies.
8.
Water closets provided for inmates
and residents in prisons, asylums, reformatories and similar occupancies. SECTION 21 MAXIMUM (Amended 1.
The
percentage of the total lot area covered by the footprint(s) of house, garage,
shed, driveway(s), walkway(s), parking pad(s), turn-around(s) and any area
covered by a water-resistant surface (e.g. tennis court, swimming pool,
artificial pond, etc.) shall not exceed 20%.
In this reference, a house’s footprint shall include all covered
or solid surface decks and
patios, and any area covered by a 2A modified stone, but not septic field
or lawns. 2. To pave an existing
driveway, or create any new driveway (regardless of the material used) the
conditions outlined in #1 above must be met. No HFCA permit will
be issued unless the 20% rule is met.
HFCA Building Department must be notified in advance of any planned
alteration affecting the lot’s existing footprint. Penalty for non-compliance: 1.
Initial
penalty for non-compliance with the 20% rule listed above shall be: a.
A
stop-work order will be issued by HFCA b.
The
assessment for violation of Section 21 is $500. 2. If the violation is
not corrected within 30 days of the issuance of a stop-work order, an
additional fine of $100 per day shall be levied until such time as the problem
is resolved. RATIONALE: To make all areas of Hemlock Farms consistent
with township regulations now in effect in TABLE
604.4 MAXIMUM FLOW RATES AND CONSUMPTION
FOR
PLUMBING FIXTURES AND FIXTURE FITTINGS
For SI: 1 gallon = 3.785 L, gpm = 3.785 L/m, 1psi =
6895 kPa a - Consumption
tolerances shall be determined from referenced standards. |