Questions about  buying a home  or home site.

 

These questions should be asked of any home site or home that you might purchase. The covenants and your Orchard Place Association protect your investment. Your membership in the association gives you a voice in the operations of the association and you can vote to allow unusual exceptions on a case-by-case basis. The following information should answer most of your questions about Orchard Place.

 

Q. Are there any restrictions on the home designs and size?

A. Yes.  The review committee will check each home design to prevent any garish designs that would detract from the neighborhood.

 

Q. How many people can live in my house?

A. There is no limit in the covenants. The Association may increase the monthly dues if there are more than two permanent residents in a home to pay for the additional cost of supplying water and septic disposal. Temporary residents and guests, of course, should not increase the dues.

 

Q. What about the water systems?

A. Orchard Place is located on top of perhaps the best fresh water aquifer in

Rockbridge County.  This aquifer has never shown any effect from the worst drought years. The water supply systems at Orchard Place have multiple deep artesian wells into this aquifer located at appropriate sites within the open space to supply the homes.  In the unlikely event of mechanical failure of one pump or well, the water supply to homes should not be affected.

 

Q.  Why is the water at Orchard Place better tasting than most municipal supplies?

A. Most cities store the water supplies in surface reservoirs that can get contaminated from surface runoff or other problems.  The cities are required to add chlorine (or bleach) to the drinking water to kill possible coliforms and bacterial contamination.  Water from a properly sealed artesian well is not subject to contamination from surface runoff.

 

Q. What about the septic disposal systems?

A. There are 5 grey water disposal areas in the open space. Each area is designed to handle a group of  homes. Most individual home septic fields that have a expected life of about 15 years.  The grey water disposal areas at Orchard Place are designed for a life of 100 years without maintenance or replacement. Further, the state required an equal space to be set aside as backup or replacement.

 

Q. Will our parents be allowed to live with us as they get older and need living assistance?

A. Of course.

 

Q.  Can our grandchildren stay with us summers?

Yes. Grandchildren are welcome as are other guests anytime.

 

Q. My children are off at college. Can I list them as having their home residence here?

A. Yes.  The same would apply to someone serving in the military.

 

Q. We have an adult handicapped child. Would he be allowed to live with us?

A. Yes.  As long as your child is 19 or older there would be no restriction. In fact there might be advantages for your child living in a small healthful clustered environment such as Orchard Place.

 

Q. Can we have a small garden?

A. Yes but you would be responsible for the fencing and maintaintence of the garden area.

 

Q. When will the roads be surfaced?

A. The surfacing has been delayed to allow the roadbed to compact properly and prevent construction equipment damage to the surface. Orchard Vale Way will be surfaced when there are eight homes occupied. Pear Blossom Lane should be done when all utility road crossings are completed and the crossings have compacted properly.

 

Q  What about the Community center?

A.  When fifteen lots are occupied, your homeownerÕs association will take title to lot# 8.  A special association meeting will be scheduled and   a design for your community center will be finalized according to the vote of the association .  Construction of your center should begin shortly thereafter.  

 

Q. Who pays for the recreation center?

A . The suggested recreation center (or similar building) will be constructed at no cost to Orchard Place Association if the center does not excede twelve hundred square feet. The association will be responsible for the landscaping, interior furnishings and maintenance.

 

Q. What about the lot maintenance?

A. Lawn mowing and trimming is an option for each homeowner. Orchard Place Association will contract for your lot if you wish this option.

 

Q. What are my dues and what is the money used for?

A. The Association budget is presented and voted upon yearly. Dues are used to pay for the operation of the water and sewer system, walking trail maintenance and the open space lease.

 

Q. What is the open space lease?

Under Rockbridge County  cluster subdivision regulations, a large amount of land must be set aside from further subdivision. This lease provides for that land to be used by you and permanently available to Orchard Place residents and their guests.

 

Q.  Are the title owners permanent residents?

A. Yes    80% of the title owners must meet the requirements of the HOPA. There are rules for the special exemption for adult housing.

 

Q.  What is a Ò temporary resident?Ó

A.  Anyone with a legal residence elsewhere.  Car registration, drivers license, voting registration or other information that would indicate an intention to not live permanently in your home should be sufficient.

 

Q. Can I operate my consulting business from my Orchard place home?  

A. Yes, if it meets Rockbridge county rules for a home business.

 

Q. Can we have three dogs?

A. The rules require that there be no more than 2 outside dogs. There is no restriction for three inside animals.

 

Q. Can we build a small stable for our horse?

A. No.  There is a fine stable within walking distance from Orchard Place.