MINUTES for January 19th, 2008
Open
meeting beginning at 10:00am at the Rex Dunning Firehouse,
15401 Forest View Drive.
CALL TO ORDER
Chairperson
Leon
Drolet called the meeting to order at 10:05AM. He introduced Committee members Nik Epanchin, and Gordon
Moores. John McGehee
was absent.
Others present: Karen Bailey, Marsha Bucke,
Mr. and Mrs. Dan Glenn, Stephanie Graham, Diane Heinzer,
Jon Heinzer, Judi Limberg,
Kelly Limberg, Jan McCormick, Phil Roberts, Walter Salmen, Paul Styskal, Diane
Taylor, Karl Taylor, Al Thompson, Loretta Thompson, Bettye
Winters, Bob Winters, Steve Whitaker, Su Whitaker and Dean Wolfe.
APPROVE
MINUTES/TREASURER’S REPORT:
Approve
minutes of 11/17/07 A
written comment was received from Dean Wolfe and the draft minutes regarding
his Communications item was revised accordingly. Nik moved to
approve the minutes as revised. Gordon seconded and the motion
passed 3-0.
Treasurer’s
Report: 10/1/07-12/31/07 Nik moved to approve the report as submitted. Leon
seconded and the motion passed 3-0.
Location and
Height VERIFICATION POLICY: Location and height verifications on all New
Home Construction and Major Exterior Projects permits issued after 12/27/07 must be done by a licensed surveyor. At the 11/17/07 meeting the ADC resolved that the New Home
Construction and Major Exterior Projects permits will be revised to
specifically state that foundation location will be determined by a
professional surveyor prior to pouring of concrete and the height of the
building, whether it’s the top plates or the top of the concrete on which the
roof truss rests, will be verified by a professional surveyor to certified they
are within the ADC approved drawings. The proposal was posted on the web site and
the 30 day comment period began on 11/27/07. One comment was received from Dean Wolfe on 1/11/08 suggesting a more flexible policy.
NEW BUSINESS:
COMMITTEE VACANCY: Walter Salmen (2/04) and Brad Dyson (7/25) have volunteered to
serve on the Committee. Three ADC
members interviewed both candidates on 1/18/08 and reviewed their letters of interest. Based on this, the ADC
will recommend and request that the Irish Beach Improvement Club Board of
Directors appoint Walter Salmen to the ADC
to fill the seat vacated by Walt Rush.
Mr. Salmen has 35 years of experience in the
construction trade and has served on related government committees. The term expires on July 31, 2008.
CHANGE TO PRE-CONSTRUCTION MAJOR
EXTERIOR AND MINOR IMPROVEMENT PERMIT
DURATION AND EXTENDABILITY: The Committee proposes
revising the Major Exterior Projects (MEP) provisional permit to make is valid
for one year and renewable twice, (the same as a New Home Construction
permit), and revising the Minor Exterior Improvement (MEI) permit to make it
valid for one year. Currently MEP
provisional permits are valid for one year and can be renewed only once. MEI permits are valid for 3 and 6 months and
cannot be renewed. The proposal will be
posted on the web site and a 30 day comment period will begin. If no objections are received, the proposal
will be adopted and will apply to all existing and future permits. The changes will be reflected on the “Fee
Schedule Table” in the IBADC published documents, found on the web site or by
contacting the Committee secretary.
LIMBERG/WHITNEY 4/72 (15780 Forest View Court): Phase II New Home Construction permit
application. Designer
and co-owner Judi Limberg presented the
application. The proposed two-story home
is 1600ft2 and lays within the approved Phase I building
envelope. There is a 6ft maximum height
cedar privacy fence off the southeast corner of the house. The proposed siding is Hardi
board painted in Monterey
taupe color with matching trim and gutters, the window frames dark brown and
the roofing material 40 year Elk Prestique in Weatheredwood color.
Few windows were put on the south side of the house in order to maintain
privacy for the neighbors. Solar panels
will be flush with the roof and will not produce glare. Exterior lights will be shielded with “Dark
Sky” fixtures. Ms. Limberg
explained that the off-street parking area cannot be increased in size without
removing the only remaining tree on the property and building a retaining
wall. The plans show the location of an
above ground propane tank only as a back up in case the County does not approve
an underground tank. The Committee
encouraged the owners to make sure the garbage enclosure is large enough to
accommodate the recycling bin. There was
a discussion of the need to give some architectural relief to the south wall
but also maintain privacy for the immediate neighbors. The upper window, as shown, will be frosted
and the owners agreed to add an additional window for relief. Nik suggested that
the applicants work out privacy issues with the affected neighbors. Marsha Bucky asked
if Sonya Keasberry will be able to let her bushes
grow taller to provide privacy. Gordon
answered that she can if they do not block a view. To further address neighbors’ concerns about
privacy, it was agreed that a site visit was needed. Nik
moved to approve the application as presented with the discussed changes
redlined, pending any comments made at the site. Leon
seconded and the motion passed 3-0. (The
site visit was made after the McCormick hearing and no objections were made by
those present and included: Leon Drolet, Gordon Moores, Nik Epanchin, the Limbergs, Sonya Keasberry and
Marsha Bucke.)
McCormick 1/029 (14870 Navarro Way): Revised Phase II New Home Construction permit
application with a flat roof variance request.
Comments were received from Taylor (1/066) and Wm. Moores (1/090) and
Thompson (1/030).
Designer Paul Styskal presented the
application. This is the second Phase II
hearing. Mr. Styskal
stated that the lot is limited by the septic system location at the east side
and a 100ft set back from Point Arena Mountain Beaver habitat on the west
side. Sanitarian David
Miller stated in a letter to the Committee that no other site is suitable for
an on site septic system for this parcel of land. The 28ft minimum building separation is met
with a 6ft south side yard setback and a 22ft north set back as approved in
Phase I. He stated that both the County
and the project engineer are discouraging excessive grading, which rules out
placing the house lower in the ground.
Although a new geotechnical study needs to be done, he sited an 18 year
study that limits the amount of grading on the site. He argued that with these
limitations, they cannot meet all of the CC&R requirements and stay within
the 16ft height limit. They are proposing a flat roof design as an alternative
to a height variance, which is not a precedent in the neighborhood. He explained that four story poles are up
showing the front of the proposed house and he understood that the Committee
did not require the back poles due to the difficulty of installing them. The Committee members were unaware that they
had made an exception in this case. It
was clarified that the cross pieces on the poles represents the proposed
height. He explained that there is no
space to bury the propane tank but instead they plan to use a 90 gallon tank(s)
which can be placed next to the house and will be moved
down the slope to the west to
mitigate the visual impact. They may
also use solar panels for hot water, which would have to be installed on the
roof. To address a concern brought up by
the Taylors
he stated that the skylights will be about 4.5 inches higher than the roof and
will not show above the parapets. The
siding will be taupe colored Hardi board with aqua
trim and the window frames will be sand colored. A lengthy discussion followed in which the
Committee asked what house could be built within the CC&Rs, including
alternative footprints. Various options
were discussed including lowering the house 1-2ft, using a roof pitch of less
than 4:12,
altering the footprint and using a hip roof design. Styskal and
McCormick argued that more excavation will most likely be prohibited by the
County and that the other designs will severely reduce the square footage and
will not solve any view corridor problems.
Nik moved to approve the application after the
back story poles are in place and evaluated to the Taylor’s
satisfaction. There was no second. Leon
moved to require the applicants to return with a hip roof design. There was no second. Gordon moved to require the applicants to
submit plans using a 4:12
roof pitch. There was no second. Nik moved to
approve the application as presented conditioned on receipt of a reasonable
sketch showing the maximum size house that can be built within the CC&Rs,
with a 4:12 pitch roof and with all the other
known design constraints: PAMB set backs, septic location and minimal
excavation. After
further discussion, Leon
moved to amend the motion to state that the sketch and description of the
hardships involved shall be received by Wednesday, January 23. Nik seconded the
amendment. Leon
seconded the amended motion, which passed with 2 in favor and 1 opposed.
GLENN 4/54 (15320 Forest View Road): Phase II New Home Construction permit application with height, side yard and front yards
variance requests. A written comment was
received from Graham/Rivas (4/53). Architect
Phil Roberts presented the application.
Mr. Roberts stated that the lot has a distant ocean view and generous
meadow views. With the set backs,
location of the leach field and the slope on the eastern portion of the lot, a
single story house would be difficult and instead they propose a stepped, two
story house. The two car garage is
placed so as not to exceed the maximum allowed driveway slope of 16% and as a
result, the garage and second floor elevations are set at 94ft above sea level,
and the first floor elevation at 85ft.
They are requesting a height variance of 2ft. 6in. because the finished
floor elevation cannot be lowered. They
are also requesting side yard set back variances of 2ft 6in. so as not to add
the amount of the height variance to the set backs. A 14ft. front yard set back variance is also
requested and was discussed in Phase I.
Mr. Roberts explained that he is not yet prepared to fulfill the
Committee’s request for an estimate of the amount of fill that will be
needed. The proposed siding is Monterey
taupe colored Hardi board or a little lighter. The roof will probably be Elk Sablewood and the window frames will be a bronze
color. The trim might be the same color
as the siding or a little lighter, but will not have
too much contrast. Nik
noted that the source of the survey data should be indicated on the site plan
and that the drawings either lack or have incorrect graphic
scales. The
Committee noted that Phase I was approved with the condition that they work
with Graham/Rivas (4/53), who own the property to the north, to address their
view concerns. Leon
expressed his embarrassment at having assured Graham/Rivas that they would be
consulted. Mr. Roberts stated that he
looked at the possible alternatives with the view impact in mind after the last
meeting and talked to the neighbors this morning. He explained that the lot does not accommodate
turning the house to the southwest, but that the view impact is mitigated by
the proposed front yard set back variance.
Nik agreed that the house cannot go further
west and showed a picture he had taken of the story poles
from the Graham/Rivas deck, showing considerable view impact. Stephanie Graham stated that she appreciates
the front yard set back and does not oppose the proposed height variance. She is concerned, however, with the closeness
and bulk of the house, particularly the northwest quadrant and for that reason
does not agree with a side yard set back variance. Several options were discussed to mitigate
the impact including lowering the house elevation while keeping the garage at
the same elevation, sliding the house south and reducing the south master
bedroom deck by two feet, moving the house eastward by
increasing the front yard variance and lowering the roof pitch. Mssrs. Roberts and
Glenn tentatively proposed keeping the height and side yard variances and
sliding the western portion of the house (living room, dining room and kitchen)
south by two feet, resulting in an 18ft set back in that area. Nik explained that
the new proposal must include a letter explaining why the variances are
necessary. Su Whitaker noted that the
vacant lot to the south (4/55) will also be affected. Gordon observed that the steep driveway
creates a lack of off street parking and asked if the garage can be raised to
decrease the slope. The owner prefers to
keep the garage and second floor level or nearly level. He also stated that the north wall needs some
design relief and Ms. Graham agreed. It
was agreed that new plans will need to be submitted and heard but only the
story poles on the north side will have to be re-erected.
COMMUNICATIONS:
WILENS/HOOPER 1/023 (14950 Navarro Way): 12/4/07
Notification of intention to replace the roof with Elk high density
shingles in Weatheredwood or Barkwood
color and to replace the window frames with tan colored Milguard
vinyl frames. The
Committee approved the colors and a permit is not needed.
VIPPERMAN/COHEN 1/998 (14756 Navarro Way): 12/26/07 Comment from Gudeman (1/997) regarding the Phase II application that was
put on hold at the 11/17/07 meeting. The comment was forwarded to the applicants
and their architect.
RODRIGUEZ 2/52 (14951 Mallo Pass Dr.): 11/19/07 Receipt of
location and height verifications by contractor Doug Conover.
TAJBAKSH/POWELL 3/13 (14600 Cypress Point Rd.): 12/22/07 and 1/2/08 Receipt of location verification by contractor Virgil
Knoche.
GANN 3/30 (14780 Cypress Circle): 12/17/07 Notification of intention to extend the patio,
install a flower bed and construct a garbage and wood enclosure. Ms. Gann inquired if a permit is needed. A Minor Exterior Projects permit is needed
for the enclosure and may or may not be needed for the patio extension,
depending on the scope of the project.
HARPER 3/46 (43661
Cypress Parkway):
12/22/07 Receipt of letter from
contractor Mike Suddith of Wedge Construction stating
that exterior construction on NHC permit 1005-0346 is complete and that the lot has
been returned to finished grade and all debris removed. The Committee needs to visit the site before
closing the permit.
HEITZ 4/56 (15370 Forest View Road): 12/22/07 Receipt of height verification
from contractor Mike Suddith of Wedge Construction.
SACKMAN 7/14 (44280 O’Rorey’s Roost): 12/22/07 Receipt of height
verification from contractor Virgil Knoche.
WOLFE 9A/49 or 3/39 (43600 Sea Cypress Dr.): 11/15/07 Receipt of a letter stating that
their property is in Unit 3, not unit 9A and that the CC&Rs for Units 1-4,
7 and 7A have jurisdiction. A historical
narrative and back up documentation were included with the letter. The Committee concurs that the Wolfe property
is correctly described at unit 3 lot 39 and is under the jurisdiction of the
CC&Rs for Units 1-4.
DOCUMENT REQUEST: 12/18/07 Request from William Moores for documents related
to any permits for Martin. The
documents have been retrieved.
UNFINISHED BUSINESS
sieber trust 1/059 (14800 S. Hwy 1): The IBADC wrote to the Redwood Coast
Fire Protection District (RCFPD) and Fire Chief Mike Suddith
on 9/16/07 and 11/13/07 requesting an inspection of the abandon property for
fire hazards and to take any appropriate action. The RCFPD replied on 12/7/07 that it does not have an enforcing resolution in
place and suggested addressing the problem through the Irish Beach CC&Rs or by contacting
CalFire (formerly CDF). Leon
said he is still working on the problem and will contact the appropriate State
agency.
AMBRIFI 7/34 (44301 O’Rorey’s Roost): 8/24/07 Receipt of
verification signed by Ambrifi of the height per the
approved plans. The Committee requires
that the verification be done by a professional who is qualified to perform the
work. The
verification has not been received to date.
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.) Leon said
that he has renewed his efforts to work with the 3 owner/builders who are
behind in construction.
ADJOURNMENT/NEXT MEETING
The meeting was adjourned at 1:10PM
The next meeting is scheduled for March 15, 2008.