THINGS TO KNOW ABOUT OWNING

AND

LIVING IN HEMLOCK FARMS

 

BUILDING DEPARTMENT

Permits Needed

The Building Department is open Monday through Friday from 9:00 a.m. to 4:00 p.m.  A permit issued by the HFCA Building Official is necessary for all construction in Hemlock Farms.  This includes new homes and additions, garages, sheds, alterations, decks, enclosing deck, screened porches, fences, roof repairs and removal of trees.  A permit is also required for a waterfront dock, and for black top driveways. 

No new construction, including excavation, is to be undertaken until sewage permit and a building permit are issued to and received by the owner and/or builder.  Additional building permits may also be required from the local townships.  For additional information, the HFCA Architectural and Construction Guidelines Handbook is available from the Building Department.

Waterfront property owners are permitted to have one (1) dock.  Replacement of or new docks require a permit.  The permit fee is $35.00.  For more information, see Chapter 254-1 and 254-2 Waterfront and Dock Controls of the HFCA Code Book.  A General Permit is required from The Pike County Conservation District, through a delegation agreement with the Pennsylvania Department of Environmental Protection (PA DEP).  These permits are free of charge and usually take 4 to 5 working days.  Contact the Conservation District at (570)226-8220 for the general permit.

Property Erosion Plans

For any construction requiring a building permit, an erosion control plan that describes how erosion on the property will be controlled must be submitted to the Building Official for approval prior to permit approval.

New Homes

If you are building a new home in Hemlock Farms, the minimum square footage of living area is 1,500 square feet.  840 square feet is the minimum requirement on the first floor.  Building permit fees are $.55 a sq. ft. of living space.

Sheds

The HFCA Board of Directors policy with respect to the construction of sheds in lieu of a garage in Hemlock Farms allow for sheds up to 100 square feet to be constructed provided a building permit is obtained.  The fee for the permit is $35.  Attached to the application must be the size of the shed, a sketch of the shed, and where the shed will be located on the lot.  The applicant signs a binding agreement to remove the structure should a garage be built. A zoning permit from the township where the member resides must be obtained before an HFCA Building Permit can be issued.

Driveways

The first five (5) feet into a lot from any lot side line must not be used for driveway and/or parking pad.  No driveway and/or parking pad shall be installed over any curbside utility vault (water, power or telephone). 

No driveway and/or parking pad shall be installed over a septic system.  A driveway permit is required if you plan to pave your driveway.  The fee for the permit is $35.00 and must be applied for in advance from the Building Department.

 

 

 

 

Decks

If the property owner plans to build a new deck or replace an existing deck, a Building Permit is required. 

The permit fee is $.40 a sq. ft. (new) and $35.00 for replacement decks (same dimensions).

Building or Buying? - Some Suggestions

Building or buying a house is a major job, which most people will not do often in their lifetime.  The HFCA Architectural Committee offers these hints:

Shop for the builder.  Talk to all whom are available.  Study them for reliability.  Obtain a list of previous customers in the community and talk to them.  Obtain bank references and check them.  Check the builder's reputation at local building suppliers.  Don't rush to judgment.

Once you choose a builder, make absolutely sure of what you are getting.  Examine drawings and specifications in detail for gross and net square footage; exterior and interior finishes; type of heat and controls; size of electric services including proper number of electric outlets in all rooms, space in the electric panel for future circuit breakers and proper circuits for items such as electric stoves, washer-dryers, water heaters and the like; plumbing fixtures and piping (type, size and manufacturer and the proper size of supply piping); wall and glass insulation; liability and other related insurance; and length of guarantee, if any.

Examine your construction contract for: rock excavation, inclusion of a completed approved septic system, inclusion of water line costs, length of driveway, approvals by all required agencies and paid permit fees, appliances included, lighting fixtures and carpets. 

Regardless of the builder, drawings and specifications should be reviewed by an independent architect and/or an engineer.  Any contract should be reviewed by an attorney before signing.

Shop for your mortgage.  Interest percentages vary, as do closing costs, inspection fees and legal fees for the bank's attorney.  You are not obligated to follow a builder's suggestion of a bank or other lender.

Remember that property ownership involves numerous costs beyond those of construction and the purchase of land.  You should be prepared to pay operating costs such as property and liability insurance; county, township and school taxes; interest and carrying charges; landscaping; ordinary maintenance; utilities such as fuel, water, telephone and electric as well as your HFCA dues. 

The Architectural Committee of Hemlock Farms strongly recommends that the design and color of the structure you are building blends with the surrounding environment.

SEPTIC MAINTENANCE - AVOIDING FAILURES IN MOUND SYSTEMS

Mound systems can have a lifetime of 50 years or more - if they are properly installed and maintained.  The most common failure in a mound system is due to hydraulic overload (too much water).  When water consumption exceeds design capacity, soils cannot absorb or renovate the water.  Typically, in the case of hydraulic overload, water can emerge at the ground surface at the toe of the mound.  Poor maintenance of a system will also cause failures.  Solids that flow from the pump station, oil or greasy wastes allowed to run through the distribution lines, and faulty pumps quickly clog the already poorly perked soil.  Finally, the mound will fail if anaerobic conditions develop (from continual wetting, biological mats form in the mound and reduce water infiltration).

As with mound construction, a number of practices eliminate or reduce the chances of failure in your system.  The tips listed below can help increase the life of your system.

 

1.            Install water saving devices.

2.            Regularly check the pump station and mound for any malfunctions.

3.            Divert surface water and roof drainage away from mound.

4.            Keep activity off of the downslope side.

5.            Have sludge removed from pumping chamber every 3 to 5 years.

6.            Install inspection vents in the mound to check for ponding.

7.            Keep deep-rooted plants like shrubs and trees off of the mound.

8.            Plant grass on the mound to prevent surface erosion.

The Association also recommends the use of low phosphate laundry detergents to minimize environmental impact.

If you have any questions or concerns, please feel free to contact either Sue or Jesse at the Building Department at 570/775-0671.

SEPTIC CODE:  On 1 /1 /01 a septic code (requiring inspection/pumping of all septic tanks) went into effect for all improved properties.  For more information, please see Code 207 in the back of this Handbook.