Info
Effective February

2025

Table of Contents

Problem

Many homeowners have questioned the Deed Restrictions regarding storage sheds. This policy clarifies what is and is not permitted.

The section of the VAC HOA Deed Restrictions

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Section 2.01

All Property hereunder shall be subject to these Restrictions and shall be used exclusively for residential purposes. No structures or buildings shall be erected, altered, placed or permitted to remain on any part of the Property other than single-family dwellings and private garages being a minimum of two cars in size: each single-family dwelling shall not exceed two-and-one-half (2-1/2) stories in height or be greater than thirty-five (35) feet in height, with a minimum square footage of one thousand eight hundred (1,800) square feet for a ranch, two thousand (2,000) square feet for a split level, and two thousand (2,000) square feet for a two-story. No more than one (1) single-family dwelling and the attached private garage serving such dwelling shall be placed on any Lot. No unattached or free-standing garage shall be permitted, nor shall any outbuildings be permitted.

Section 2.10

No structure of any temporary character and no trailer, basement, tent, shack, garage, barn, or other outbuilding shall be used on any Lot hereunder at any time as a residence, either temporarily or permanently. No temporary building, trailer, garage, storage building, or structure shall be placed upon any Lot hereunder for storage purposes without the express written consent of the Grantor or its assignee.

Policy

Free standing outbuildings, sheds, garages are not permitted. The HOA will pursue the removal of any free standing outbuildings, sheds, garages seen by a Trustee or brought to its attention by a homeowner. Homeowners can report violations to the HOA using the Contact Us form found on the HOA website (www.villageatalumcreek.org).
You are permitted to build an addition that is attached to the main house and will be used for exterior storage.
1. The addition must:
  1. Be connected to the existing house. House siding should be removed and the addition attached to the studs of the existing house.
  2. Have its own foundation.
  3. Have an exterior that matches the existing house exterior. The siding should match the house siding. The roofing material should match the existing house roofing material.
  4. Have a floor consisting of something other than dirt. The floor can be concrete or pavers or wood or even gravel.
  5. Have doors and windows that match the existing house doors and windows, as much as possible.
  6. Appear as if it has always been a part of the existing house. In other words, it blends in so naturally that a person would not recognize it as a storage facility.
2. The addition can have electrical, plumbing, hvac service, if desired.
3. The addition must meet all local building/code requirements. Obtaining a building permit, after receiving HOA approval, is the responsibility of the homeowner.
Additions require, per Section 3.02 of the Deed Restrictions, that the owner submit an Application for Exterior Modification with all supporting documentation prior to beginning the project. The Application can be found on the HOA website (www.villageatalumcreek.org). The Application will be reviewed by the Architectural Review Committee. Adjustments may be requested/required before final approval. Approval is not guaranteed. Construction cannot begin until approval and any necessary building permits have been obtained.
All other restrictions spelled out within the Deed Restrictions will be enforced. This includes but is not limited to set-back requirements and easements.

Below are examples of “room additions” that are being used as a shed. These have been or would be approved by the Architectural Review Committee.

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were amended as part of the 2024 Amendments. Below is the policy that applies out outbuildings/sheds:

Policy

Constructing, removing, or modifying any building or structure on the Lot is prohibited without written Board approval. Requests must be submitted in writing to the Architectural Review Board. Sheds and outbuildings will be required to match the exact design, colors, and materials used on the home.
Outbuildings will be limited to two types, trash receptacle storage, and “Sheds”. No more than one of each will be permitted on each lot. All outbuildings must be maintained to the same standards as the home on the lot.
Sheds:
1. Must be entirely behind the back edge of the home from the street. On Corner lots the structure can be no closer to the side road than the center line of the home on that lot. Exceptions to this rule will be made for sheds approved by the HOA prior to 01/01/2025. Sheds cannot be larger than 8ft X10ft in size. The highest point may not be higher than 12 feet high. The floor of the shed must be no higher than 6 inches off the ground (except where a greater height is caused by the natural existing grade of the lot) and must be constructed of wood or concrete. The frame must be made of steel framing or wooden 2x4s. The exterior must be consistent with the style and materials of the primary structure on the lot (i.e. Painted Wood Siding, Vinyl siding or masonry) and the colors of the siding and trim must be painted to match the home. The roof must be covered in shingles matching the color of the home or painted Steel Panels with raised edges (no corrugated metal). Roof style must be a Gable style roof or single pitch. Cupolas will not be permitted. No plumbing or HVAC can be installed in the shed. Electric will be limited to a single 10amp circuit to allow for the charging of yard equipment. To reduce the light pollution into neighboring lots, no exterior flood lights will be permitted. Lot rear and side setbacks must be maintained. All governmental building codes must be followed.
Trash Receptacle Storage:
1. Trash receptacle storage must be against the side or rear of the home. The structure must be no longer than 6 feet wide (on the side against the home), must not stick out from the home more than 3.5 feet to the side and must not extend closer to the road then the wall that it is against, and no taller than 4.5 feet. The structure must be either a privacy style fence or a full enclosure. The materials used must be consistent with the look, feel, and style of the other structures on the lot. The structure must meet the setback requirements for the side of the lot
All outbuildings must be maintained to the same standards as homes in the community.
Set Backs for sheds will depend be different based on the type of base that is put under the base (Please see the 5 examples below the pictures of examples of sheds). Set backs are based on the requirements set forth by Orange Twp.
1. For Sheds that are built with the shed floor joints built directly on a bed of gravel (#57 or like) the set backs will be at least 12.5 feet from the side and rear of lot lines of the property. This is because since the shed is simply sitting on the gravel bed it is considered a “Temporary Structure” and not bound to the same setback standards
  1. See “Option One” below (this is an example of a potential base that might be approved)
2. For Sheds that are built on a foundation with skids, footers, piers, blocks or a combination, these sheds must be built at least 12.5 feet from the side property line of the lot and 35 feet from the rear property line of the lot. This because once additional materials are added and the structure is attached to it, the structure is no longer considered temporary.
  1. See “Option Two” - “Option Five” below (these are examples of potential bases that might be approved)
3. FOR CORNER LOTS PLEASE SEE ADDITIONAL STIPULIATIONS IN #3a above.