Dear Residents:
This document outlines the policy, guidelines, responsibilities, and operational details regarding the Grinder Pump Sewage System for properties in a development called Ridgewater. Here’s a breakdown of the key points that every homeowner in our community should be fully aware of:
System Overview: Each home (referred to as a “Dwelling”) in Ridgewater will have a low-pressure sewage system. This system collects sewage from the home and directs it to a buried collection tank on the property. Inside this tank is a grinder pump that processes and pumps the sewage into a public sewer system.
Ownership: The homeowner (Lot Owner) owns the Grinder Pump Sewage System up to a specific point (the check valve box). Beyond that point, the public sewer system is owned and maintained by Charlotte Water.
Operational Responsibility: Homeowners are responsible for the proper use and maintenance of their Grinder Pump Sewage System. They must avoid flushing prohibited items (like rags or towels) that could damage the system. The Maintenance Package provided to homeowners will include a list of these prohibited items.
Annual Inspection and Maintenance: The homeowners’ association will hire a licensed inspector to conduct annual inspections of the Grinder Pump Sewage System for all homes. If repairs are needed due to normal wear and tear, the association will cover the costs. However, if repairs are needed due to misuse by the homeowner, they will be responsible for the costs. Any charges for repairs can become liens against the property if not paid.
This policy is based on CC&R EXHIBIT “D”
Grinder Pump Sewage System Ownership, Use, Maintenance and Repair
1. Grinder Pump System, Generally. Ridgewater will utilize a low-pressure sewage collection and discharge system for the conveyance of sewage from each Dwelling to the public sewer system (“Public Sewer System”) serving Ridgewater. Each Dwelling will have a gravity flow sewage collection system (“Collection System”) which will pipe the sewage generated from such Dwelling into a buried collection tank located on the Lot (“Collection Tank”). The Collection Tank will house a simplex grinder pump with associated electrical equipment (“Grinder Pump”) that will process and pump fluids and solids into a PVC pipe which is connected to the Public Sewer System force main located in the public right of way fronting each Lot (“Force Main”). The Force Main will lead to a gravity sewer manhole where the sewage generated from the Dwelling will be discharged into the Public Sewer System for processing and treatment. Declarant will provide each initial Owner of each Dwelling an operation and maintenance package (“Maintenance Package”) for the Collection System, Collection Tank and Grinder Pump (collectively, the “Grinder Pump Sewage System”) at the initial closing on the Dwelling. The Association will maintain a copy of the Maintenance Package and homeowners purchasing resale homes in Ridgewater may obtain the Maintenance Package from the Association.
2. Ownership. The Lot Owner will own the Grinder Pump Sewage System which ownership ends at the point where the check valve box for the Force Main reaches the Public Sewer System. Once dedicated, conveyed, and/or accepted for maintenance Charlotte Water will own/maintain the Public Sewer System and Force Main from the check valve box and beyond (with the Association being responsible for maintenance thereof prior to that time).
3. Operational Responsibility. The Lot Owner will be responsible for the proper use and maintenance of the Grinder Pump Sewage System and shall pay all costs associated with the same that are not otherwise the express responsibility of the Association under this Exhibit “D”. No “Prohibited Items” shall be permitted to be flushed into the Grinder Pump Sewage System by the Lot Owner. “Prohibited Items” are those that the Grinder Pump cannot properly process and discharge to the Force Main. Such Prohibited Items include, but are not limited to: rags, towels, etc. The Maintenance Package will include a list of Prohibited Items. Charlotte Water will be responsible for operation of the Sewer System, including the Force Main(s) within the right of ways of the Roads within Ridgewater and beyond.
4. Annual Inspection and Maintenance. The Association will employ a licensed inspector (“Inspector”) and manage an annual contract for inspection and maintenance of the Grinder Pump Sewage System for all of Ridgewater (including on each Lot). The Inspector will visit each Lot and remove the access lid to the Collection Tank and inspect the Grinder Pump Sewage System for proper operation on an annual basis. Upon completion of such inspection, a ce1iification of the inspection will be provided to the Lot Owner and to the Association. The costs for repair and/or replacement of components of the Grinder Pump Sewage System for each Lot will be paid by the Association if such repair and/or replacement are deemed to be necessary due to normal wear and tear. If the repair and/or replacement is deemed due to the misuse or abuse of the Grinder Pump Sewage System as determined by the Inspector, in its sole discretion, or if the cost of repair/maintenance/replacement is otherwise one which is the responsibility of the Owner under this Exhibit “D,” then the Lot Owner will be charged by the Association for the reasonable cost of the repair, maintenance and/or replacement of such component of the Grinder Pump Sewage System which requires such repair, maintenance and/or replacement, and all charges assessed by the Association under this Exhibit “D” shall constitute Specific Assessments, and shall be enforceable by the Association (including as liens against the Lots) as such under Article 8 of the Declaration and otherwise by law or in equity.
Dispute Resolution; Emergency Contact. For avoidance of doubt, each Owner, by acceptance of a deed for a Lot, agrees that any and all disputes under this Exhibit “D” shall be resolved by resort to the dispute resolution framework in Section 15.4 of the Declaration. The Association will have on-call personnel (through its property manager or otherwise) 24-hour contact/assistance for Grinder Pump Sewage System emergencies, provided, however, that where the cost of any specific service is by its nature one for which the Owner is responsible, then the cost of specific emergency services would be paid for and assessed as a Specific Expense against an Owner.
1. Easement Rights. Declarant reserves, creates, establishes, promulgates and declares for itself and the Association, and for their respective successors, assigns, designees and invitees (including contractors), such nonexclusive, perpetual, appurtenant rights and easements, to enter upon any Lot and Dwelling (with reasonable notice to the Owner before entry into a Dwelling, except in the case of an emergency) as are reasonably necessary in order to undertake any activity/obligation/responsibility/right under this Exhibit “D” and/or any dispute resolution under Section 15.4.
2. Additional Descriptions. By way of example and additional description, the following pages ofthis Exhibit “D” contain additional detail designed to visually explain some of the above substance in this Exhibit “D”; for example, the following pages may contain sketches showing possible Lot and Grinder Pump Sewage System configurations, break points between ownership and responsibilities, and Grinder Pump Sewage System schematics and specifications. Also attached on the following pages for reference/convenience and for additional dissemination of information are copies of the applicable CMUD and MCDWQ jurisdictional permits (and other permits from applicable authorities required for operation of the Grinder Pump Sewage System). Notwithstanding the additional detail being provided, the written terms of this Exhibit “D” control over any inconsistent depictions Dr explanations on the following pages.