January 17, 2009
CALL TO ORDER
Chairperson
Leon Drolet called the meeting to order at
approximately 10:00AM. Committee members
Nik Epanchin, John McGehee and Walt Salmen were
present. Gordon Moores
arrived at approximately 10:05.
Others
present: Wes Bean, Nancy Epanchin, Louis Gardner, Bill McConnell, Marcia McConnell,
Sharon Robards, Phil Roberts, Diane Taylor, Karl
Taylor, Al Thompson, Loretta Thompson, Steve Whitaker and Su Whitaker.
APPROVE MINUTES/TREASURER’S REPORT:
Approve minutes of 11/15/08: Nik moved to
approve the minutes. John seconded and
the motion passed 3-0 with one abstention.
Treasurer’s Report:
10/1/08-12/31/08: Jean Selk
reported that the ADC has assets of $718.25 as of December 31. Nik explained that,
after an assessment of upcoming expenses, he projects there will be about $100
in assets by the end of the month. Leon
stated that he will ask IBIC for a loan of $1000 and that the ADC will need to
increase revenue. Nik
moved to approve the report as submitted.
Walt seconded and the motion passed 5-0
TAYLOR
1/066 (14871 Navarro Way): Minor
Exterior Improvement application for the installation of a generator and
screening. Gordon moved to approve the
application as submitted. Nik seconded and
the motion passed 5-0. The Committee
explained that the generator and screening was installed prior to this meeting,
with the approval of the Committee and the Taylors will not be charged the
‘after the fact’ permit fee.
EPANCHIN 4/35 (15721 Forest View Road): Minor Exterior Improvement application for a
deck extension and storage shed. A
comment was received from William Moores regarding
the exterior materials to be used. The
comment incorrectly states that the permit application includes conversion of
the garage to a living area. Nik explained that the project will bridge two existing
decks with a triangular deck that is 180ft2. The tool shed will be under the deck. Gordon moved to approve the application. Walt seconded and the motion passed 4-0 with
1 abstention.
MCCONNELL 1/34 (14820 Navarro Way): Revised Phase II application for a New Home
Construction permit. Two comments were
received from William Moores. The first comment discusses the possible
construction of a flat roofed house in order to mitigate the view impact and
the second concerns the location of the propane tank enclosure. Architect Phil Roberts presented the fourth
Phase II application for this project.
He explained that because of hearings before the Coastal Commission and
a geotech report, the proposed house has been moved
closer to the road and reconfigured into a one bedroom, two-bath home with
1201ft2 of living area. The
east side of the foundation will be excavated to 3 feet, which is the maximum
allowed by the septic system design. The
septic system cannot be relocated. In
order to reduce the view impact and keep the house low in height, various roof
pitches were considered from 1:12 to 3.5:12.
The current application shows a 2.5:12 pitch, which results in a ridge
height of 13ft 4inches above mean natural grade. Mr. Roberts asked the Committee to consider
increasing the roof pitch to 3:12, which will still result in a roof ridge
height that is still less than the 16ft. maximum allowed in unit one. The application includes several variances, all
of which have been previously approved.
These are; north side yard set back, no
stepped foundation, roof pitch of 3:12, single car garage (see minutes of
1/20/07), and a standing seam metal roof (see minutes of 9/15/07). A height variance was also previously
approved, but is not being requested in this application. The applicants do not intend to use a flat
roof and Mr. Roberts stated that the height is similar to other houses in the
area. Mr. Roberts previously calculated
that the ridgeline will be 2ft 4 inches above the site line of a 5ft 6inch
person standing in the middle of Navarro Way.
Nik noted that houses built on the east side
of Navarro Way will have a higher floor level and therefore will realize even
less of a view impact. Concerning the
location of the propane tank enclosure, Mr. Roberts stated that he does not
think he can place it on the north side of the lot, as suggested by William Moores, due to the location of the neighbor’s tank on the
property line. He may be able to
excavate and thereby lower the screening to about two feet above ground level,
which will minimize any potential view impact.
The color of the fiber cement siding has not yet been chosen. The roof will be weathered copper color
painted on steel, as previously approved.
Nik moved to approve the application as
presented with the modification of a 3:12 pitch roof instead of 2.5:12. Final approval will be given when samples of
the siding and roofing colors are received and approved. John seconded the motion, which passed 5-0.
Proposed change to Minor Mod Guidelines dated May 1,
2006:
From: Permit
application fees must accompany this submittal.
(See Fee Schedule Table) Approved
permits for minor exterior improvements of less than $4,000 are valid for 3 months
while those for more than $4,000 are valid for 12 months. Once construction has started, it must be
finished in 2 months. Permit extensions
are not granted.
To
read: See Minor Construction Project
Definition Table for the IBADC review process of minor construction
projects. Permit applications fees must
accompany this submittal. (See Fee
Schedule Table)
See
the Fee Schedule Table for: applicable
application fee, permit durations, permit extensions and allowable construction
durations.
Leon
said he will add a statement directing applicants to the appropriate documents
and will revise the layout. The proposed
changes will be placed on the web site.
PROPOSED Change to Fee Schedule Table dated MAY 1,
2006:
H & i: Permit durations
for Minor Exterior Improvements will be 12 months.
From: 3. Performance Deposits (PD) will apply for
New Home Construction and Major Exterior Improvements. These serve to assure that the permit holder
complies with providing written verification by a licensed surveyor or civil
engineer of the foundation location and building height and, upon compliance
are fully refundable. Deposits will be
held in interest bearing accounts.
To
read:
3.
Performance Deposits (PD) will apply for New Home Construction and Major Exterior
Improvements. These serve to assure that
the permit holder complies with providing written verification by a surveyor,
civil engineer or contractor (each of whom must be licensed and registered in
the state of California) of the foundation location and building height and,
upon compliance are fully refundable at the completion of the project. Deposits will be held in interest bearing
accounts.
Leon
explained that the Committee is challenged by the fact that many owners do not
notify the ADC of their project’s completion.
In addition, the ADC has little ability to enforce the permit time
limits for construction, which is one year for a house or major
modification. One suggestion is to delay
the refund of the Performance Deposit (PD) until the project is complete. At this time, the PD is refunded when the
location and height verifications are received.
Leon explained that a Performance Deposit could also be used to cover
permit extension fees when the project is not finished on time. However, the idea needs more clarification
and the Committee will continue to work on the problem. The Committee is asking for community input
and will continue to work on the proposal.
PROPOSED
ADDITION TO CONSTRUCTION GUIDELINES:
Construction
will begin no earlier than 8:00am. After
a discussion, there was a general agreement that the Committee could not
enforce the proposed guideline and that it conflicts with the desire to
encourage builders to complete their projects within the permitted time. Nik moved to reject
the proposal. Walt seconded and the
motion passed 4-1.
ADC
FINANCIAL POSITION: Several ideas were
discussed about how to increase revenue including charging an additional fee
when application revisions require additional hearings, which happens with some
frequency. Several ideas were offered
from the audience including charging an additional fee for additional hearings
and setting a higher application fee and refunding a portion if no additional
hearings are needed. Leon stated that he
would continue to welcome community input and that this item will be on the
next agenda.
COMMUNICATIONS:
WONG 3/22 (14735 Cypress Point Rd.): A complaint was received regarding the
remains of a boat that is on the lot.
The boat remains have been on the lot for about two years. The Committee will write a letter to the
owner asking them to remove it.
UNFINISHED
BUSINESS
RAPELJE
1/003 (15400 S. Hwy 1): The Rapeljes
submitted a height variance request letter for their New Home Construction
application on 10/30/08. (See minutes of
7/19/08) The Committee responded in
writing on 12/15/08 and stated that the hardships that necessitate the variance
must be explained in more detail. (See
minutes of 11/15/08) No response has
been received.
TILLER 1/014 (15150 Irish Beach Dr.): The ADC sent
two letters to the property owner and architect on 11/4/08 and 12/1/08
regarding the fence on the south side of the house. The fence appears not to conform to the
approved plans of permit 0707-1014. Ms.
Tiller’s architect, Joe Odegard, responded to the
ADC’s second letter on 12/3/08. He
proposes removing the new fence and reconstructing the existing fence with new
but equal materials along its original run.
The materials would be metal T-bar posts and galvanized wire fabric. 12/30/08
An email was received from William Moores
requesting copies of correspondence between Ms. Tiller and the Committee
regarding the fence as well as information about any action the Committee
intends to take. After discussion, it
was agreed that the original post and wire fence was built without a permit by
the previous owner and that any grandfathered rights that may have existed
ended with the fence’s removal. Nik moved that the Committee will write a letter to the
owner explaining that she can either build the fence that was approved under
the Major Exterior Improvement permit or return to the Committee for approval
of a different fence.
VIPPERMAN/COHEN 1/998 (14756 Navarro Way): The Committee sent a letter on 12/1/08
requesting that the story poles be removed due to hazard. The poles have been removed.
SCHEAFFER
2/21 (44641 Pomo Lake Dr.): The Scheaffers have requested a modification to the approved
New Home Construction permit with the addition of exterior stairs to access the
roof deck. The original request for
exterior stairs was rejected (see minutes of 7/19/08). They submitted new drawings on 12/23/08 and a
variance request letter for a side yard set back
variance was received on 1/5/09. They
state that their eastern neighbors, Robards (2/22),
approve of the modification and will sign a notarized statement to that
effect. A notarized variance request and
drawings, signed by the Robards, was received on
1/14/09. A notice of the variance
request will be sent to neighbors within a 300ft radius and a 30-day comment
period will begin. If no objections are
received, the variance request is approved.
ROSS 3/08 (14680 Cypress Point Road): The Single Phase Major Exterior Project
application was approved pending receipt of revised drawings. The drawings were received on 11/28/08. There was a discussion as to whether the
approval of the application was done properly at the end of the last meeting. Nik explained that
the original application was rejected at the hearing and that the applicant and
his architect, Glenn Coleman, were told that if they rotated the garage in a
certain direction it would be approved.
Mr. Coleman returned at the end of the meeting, after the audience
members and Gordon had departed, to seek approval of a revised application,
which conformed to the conclusion of the prior discussion. Three Committee members were still present
and approved the revised proposal, pending receipt of new drawings. Gordon argued that the application was
improperly approved after the meeting was adjourned. He continues to object to the orientation of
the proposed garage, roof ridge orientation and the lack of screened
parking. Nik
argued that the applicant complied with the Committee’s requirement to reorient
the garage as discussed in front of the public.
Screened parking was not required.
John moved that the revised plans should be presented at the next
meeting. There was no second and the
motion died.
LIMBERG/WHITNEY 4/72 (15780 Forest View
Court): Prior to the November meeting,
Sonja Keasberry (4/64) submitted a legal document
that was sent to her by Limberg/Whitney regarding the
location of a fence post. Subsequently,
the Committee received a report from David Paoli, registered surveyor, stating
that the northwest fence post on Ms. Keasberry’s
property intrudes 2.75 inches into the Limberg/Whitney
property. Leon stated that this is an
issue between the two property owners. A
copy of the report will be placed in each property owner’s ADC property file.
SACKMAN 7/14 (44280 O’Rorey’s
Roost): On 11/06/08 the Sackman’s submitted a revised request for a permit
extension of New Home Construction permit 0706-0714 due to third party
delays. The ADC sent a written response
on 12/1/08 approving third party delays of 28 days, which extends the permit to
7/10/08. Construction was completed on
9/6/08.
OWNER/BUILDERS: The IBADC has asked several owner/builders in
Irish Beach to comment on how to handle owner/builders who intend to take much
longer to complete exterior construction than presently handled by the
CC&Rs and procedures. (See minutes
of 3/17/07 and 5/19/07.)
CONSTRUCTION PERMIT EXTENSIONS: Leon is working with the following property
owners to resolve the status of their expired construction permits: Murray 0905-0410, Bean 0505-0420 and Gmeiner 0702-0723.
Leon expressed his frustration at not being able to reach a resolution
with the property owners and suggested that requiring a deposit for timely
completion of permits may be a solution.
ADJOURNMENT/
Leon
moved to adjourn the meeting at 12:03PM.
John seconded and the motion passed with no objections.
The
next meeting is scheduled for March 21, 2009
Meetings
are scheduled for the third Saturday of every odd month.