MINUTES for March 15, 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 approximately 10:00AM. He introduced Committee members Nik Epanchin, John McGehee and Gordon Moores.
Walt Salmen was absent.
Others present: Karen Bailey, Carol Cleland, Kit Cleland,
Glenn Coleman, Nancy Epanchin, Dan Glenn, Stephanie
Graham, Robert Powell, Guillermo Rivas, Phil Roberts, Shervin
Tajbaksh, Diane Taylor, Karl Taylor, Loretta
Thompson, Bettye Winters, Steve Whitaker, Su
Whitaker, Dean Wolfe, Patty Wolfe and Pauline Zamboni.
APPROVE
MINUTES/TREASURER’S REPORT:
Approve
minutes of 1/19/08: Nik
moved to approve the minutes. Gordon
seconded and the motion passed with none opposed. John McGehee
abstained.
Treasurer’s
Report: 1/1/08-3/15/08: Nik
moved to approve the report as submitted.
Gordon seconded and the motion passed unanimously.
CHANGE TO PRE-CONSTRUCTION MAJOR
EXTERIOR AND MINOR IMPROVEMENT PERMIT
DURATION AND EXTENDABILITY: At its January 19, 2008 meeting, the Irish
Beach Architectural
Design Committee adopted the following changes to its Fee Schedule Table dated May 1, 2006. These changes were posted on the Irish
Beach Improvement
Club web site and a 30 day comment period concluded with no comments received. These changes became effective as of February
25, 2008.
· Major Exterior Improvements – Permit,
if construction is not started, will be renewable twice
for $150 for year 2 and year 3.
· Minor Exterior Improvements, both over
or under the $4,000 threshold – Permit duration
will be 1 year.
The
proposed changes were announced at the last meeting and have been posted on the
web site for over 30 days. No comments
were received. The policy change applies
retroactively from 2/1/08.
NEW BUSINESS:
Hearings for
New Home Construction and Major Exterior Modification permits will be limited
to 45 minutes; 15 minutes for presentation and Committee questions and 30
minutes for audience input and discussion.
WOLFE 9A/49 or 3/39 (43600 Sea Cypress Dr.): Major Exterior Modification single phase
permit application for the construction of a shop. One comment was received
from William Moores (Unit 9A). The
Wolfe’s have also requested a deferment of the requirements to pay a
Performance Deposit and to have the location and height of the new structure
verified by a licensed surveyor. Dean Wolfe presented the application. The proposed workshop is located 6ft. from
the rear, or east, property line, which is allowed by the County because it is
less than 500ft2 and 15ft high.
Other locations for the workshop are restricted by the location of the
septic system and the easement along the south property line. A quasi triangular area, 20ft x 40ft, of the
southeast portion of the lot to the north (Yost 3/38) will be impacted by the
6.0ft north side yard set back in regard to the required 32ft building
separation. Mr. Wolfe stated that the
neighboring lot is 25% larger, that the owners have stated that they do not
intend to build in that area and do not object to the placement of the
shop. Mr. Wolfe stated that the view
corridor analysis done for the house is still valid and that
views would not be affected because the lots to the east are much higher
in elevation. William Moores’ concern is
about the requirement that a septic field must be at least 50ft from a French
or foundation drain located downhill. To
resolve the concern, the Wolfes have modified their
proposal to eliminate the need for a foundation drain. Mr. Wolfe submitted revised drawings and
worksheet. The amount of excavation will be
approximately the same as the amount of fill needed. Dust from woodworking will be collected
inside the shop. The siding will be
white cedar with no stain, which will compliment the existing gray color of the
house. Gordon stated he would like to
have a letter of acknowledgment from the Yosts saying
they are okay with the building setback.
Nik stated that the Wolfes
have requested a waiver to the requirement for location and height verification
by a licensed surveyor. Mr. Wolfe argued
that he understands the rational behind the policy but in this case, the house
already exists, the corner stake is only 6ft from the shop location and it can
easily be verified by the Committee members.
Gordon moved to approve the application as submitted but that a permit
will not be issued until the Performance Deposit is paid and a letter received
from Yost stating that they approve the location of the shop and understand
that they must observe the 32ft building separation. Nik seconded the
motion. Leon
amended the motion to state that a letter or communication must be
received. John seconded the amended
motion, which passed unanimously. Gordon
moved to waive the requirement for a licensed surveyor to verify the location
and height of the shop in this case because it is easy for the Committee
members to verify and it would be an undue expense. John seconded the motion, which passed
unanimously.
GANN 3/30 (14780 Cypress Court): Minor Exterior Projects permit application for
a patio area and garbage/wood enclosure. Nik moved to
approve the application with a note that the garbage/wood enclosure must be
large enough to accommodate the garbage cans currently in use and must be
painted to match the house. Leon
seconded and the motion passed unanimously.
Any changes to the plans must first be approved by the Committee.
CLELAND 1/067 (14861 Navarro Way): Major Exterior Modification Phase I
application for an addition. A comment
was received from Beran (1/062). Architect Phil Roberts presented the
application. The Clelands
are seeking to add a 650ft2 addition to the existing 1000ft2
house. The
purpose of this phase of the application is to establish the building
envelope. The proposed envelope of the
addition is east of the house, starting 4ft 9inches north of the house and is
14ft from the northern property line, yielding a 42ft building separation. The shape of the addition is influenced by
the septic system, which is also located east of the house. The Clelands may choose
to redesign the septic system and they would like to reserve the right to amend
the building envelope based on that possibility. Mr. Cleland stated that sanitarian Carl Rittiman believes the existing system can handle the
additional bedroom. The floor level of
the existing house is 4ft above grade and the roof ridge height is more than
the 16ft. maximum that is allowed under the current CC&Rs. The Clelands would
like to keep the addition at the same floor height. Gordon expressed his concern about the
addition being the same elevation as the existing house and stated that it
needs to blend in to avoid the appearance of bulk. The Berans (1/062),
who live to the northeast, are concerned about the effect of the addition on
their view corridor. After some
discussion, the Committee members agreed, based on the discussion and their own
observations, that the proposed footprint of the addition will not have a
significant view impact on Beran. John moved to approve the Phase I application
as submitted. Nik
seconded and the motion passed unanimously.
GLENN 4/54 (15320 Forest View Road): Phase II New Home Construction permit
application with height, side yard and front yard variance requests. A written comment of approval was received
from Graham/Rivas (4/53). This
is a revision of the Phase II application heard on 1/19/08. Since then, the applicant has worked with the
neighbor to the north, Graham/Rivas (4/53), to resolve the view issue. They have reduced the view blockage caused by
the northwest corner of the house by reducing the size the living room and
pulling the western portion of the house to the south. Graham/Rivas have written a letter supporting
the revised proposal. The applicants are
requesting three variances: a front yard
set back of 3ft., a height variance of 1ft 11inches and north and south side
yard setback variances of the same measurement.
The front yard setback variance is driven by the requirement to keep the
driveway under the maximum slope allowed by the County. Other locations for the garage are not
practical. The height variance of 1ft.
11 inches is requested for approximately 20% of the roof surface, along the
roof ridge. Mr. Roberts demonstrated
that the finished floor elevations are driven by the garage elevation and
cannot be lowered. The lots to the east
are higher in elevation and views to the west and south will not be
obstructed. Nik
stated that the propane tank needs to blend in better and a garbage enclosure
must be shown on the plans. The
Committee believes the proposed color of “autumn tan” is too light. Gordon moved to approve the set back
variances, citing that they have moved the house to open up views. John seconded and the motion passed
unanimously. Gordon moved to approve the
height variance, citing that it is minimal and blends in aesthetically with the
house. Leon
seconded and the motion passed unanimously.
Gordon moved to approve the application as submitted except for the
colors and with the propane tank and garbage enclosure locations still to be
addressed. Nik
seconded and the motion passed unanimously.
A variance letter will be sent to neighbors within a 300ft radius and a
30-day comment period will be observed.
McCormick 1/029 (14870 Navarro Way): 2/25/08
The IBADC sent a letter to neighbors within a 300ft radius explaining
that a flat roof variance had been approved at the 1/19/08 meeting. The variance request is open for a 30 day
comment period which ends on 3/26/08. One comment was received from Gordon Moores
and the McCormicks responded in writing. Gordon Moores argued that the impact of the
bulk of the proposed house will be considerable and the flat roof variance
cannot be justified for a 2600ft2 house. He stated that this would be one of the
largest houses in Irish
Beach, that most houses on the bluff are 1200-1400ft2
and he is concerned this will set precedence.
In his opinion, the variance should be denied. Following a lengthy discussion with much
audience participation, the Committee concluded that the full impact of the
house is not known because a complete set of story poles were never
erected. Leon
moved to suspend the variance application because of a lack of understanding of
the full impact of the proposed house due to the lack of story poles. John seconded and the motion passed
unanimously. When all story poles are in
place, a letter of notification will be sent to property owners within a 300ft.
radius and a second 30-day comment period will begin.
FRIEDERICHS 1/088
(14941 Navarro Way): 2/21/08 ADC letter explaining that the observed painting requires
Committee approval of the colors and also explaining that a Minor Exterior
Improvement permit is needed before the installation of a propane tank. Mr. Freiderichs
responded with a request for the color approval and stating that he intends to
install an underground propane tank.
Underground tanks also require a permit.
An application was submitted on 3/13/08. Leon explained that Mr. Friederichs has requested a hearing for the buried propane
tank and a garbage enclosure at this meeting.
The trench for the propane tank has already been dug and there is a
safety issue. However, the application
has not been mailed out to the neighbors.
Considering the absence of any view corridor or other issues and the
impracticality of holding up the work, Nik proposed
that the contractor be told to proceed with the project and that it be placed
on the May agenda for a hearing. Gordon
moved to accept the regular fee for the application, to waive the triple fee
for unpermitted work and to mail the application out
for a May hearing. Nik
seconded and the motion passed unopposed.
Mr. Friederichs will be told he can proceed
but that any objections will have to be addressed in May.
COMMUNICATIONS:
MCCONNELL 1/034 (14820 Navarro Way): Receipt of copy of Mendocino County letter delineating the
documents required for the appeal process. The McConnells are
keeping the ADC
informed on the status of their project.
ALLRED 1/050 (14720 S. Hwy 1): 2/25/08 Receipt of letter requesting a
follow-up determination regarding the proposed shed. (See minutes of 11/1/07). This is part of a Minor Exterior Improvement
application heard on 11/17/07. At that meeting, a propane and wood enclosure
was approved and the proposed kit shed was left unresolved because the location
of the north property line was unclear.
The Committee also had questions about how the kit shed will blend in
with the house. In their email dated 2/25/08,
the Allreds asked if they could proceed with the
shed, which will be made of wood with paneling and paint to match the
house. They do not intend to place it on
a concrete pad. They have not been able
to locate the property line markers and asked if they must have a survey
done. Gordon stated that the shed
roofing must also match the house. A
letter will be sent to the Allreds.
VIPPERMAN/COHEN 1/C (14756 Navarro Way): 3/13/08 Email from Gudeman
(1/997) requesting removal of the story poles. The application is still active. Leon
observed that some cross supports are down but do not think it is a serious
problem. Considering the cost of putting
them up, the Committee will not ask that they be removed at this time.
SCHAEFFER 2/21 (44641 Pomo Lake Dr.): 3/5/08
Receipt of request
for a grace period of several weeks for NHC permit 0307-0221.
The provisional permit expires on 3/21/08 and the Schaeffer’s plan to begin construction in
April. The Committee has asked the Schaeffers to submit a timeline of delays to their project
for a possible third party delay extension.
TAJBAKSH/POWELL 3/13 (14600 Cypress Point Rd.): 2/29/08
Receipt of height
verification by contractor Virgil Knoche. The verification must be resubmitted and state the
height from mean natural grade.
TAJBAKSH/POWELL 3/13 (14600 Cypress Point Rd.): 2/29/08
Receipt of a letter
and packet from Pauline Zamboni regarding a property
line dispute that she is pursuing with the County. Additional correspondence was received on 3/6/08 and 3/13/08. Mr. Tajbaksh responded in writing on 3/5/08. Ms. Zamboni
and Mssrs. Tajbaksh and
Powell were present and explained the situation in detail. Gordon explained that the ADC’s primary concern is with
any changes to the approved plans. The
applicants are having a new survey done to resolve the issue.
AMERIGIAN 4/45 (15901 Forest View Rd.): Receipt of notification of completion of MEM
permit 0706-0445
MOORE, DAN AND MARSHA 7/09 (44520 O’Rorey’s
Roost): 1/19/08 Pre-construction permit extension request due
to third party delays. The requested
delay of 5 is granted and the permit now expires on 6/20/08. The Moores also submitted final
construction drawings which were reviewed, approved and signed-off by the
Committee.
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). A letter was sent to the CalFire
offices in Sacramento and Willits on 2/13/08.
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. Height verification was received
on 3/14/08 from licensed surveyor
Richard Seale. This
item will be removed from the agenda.
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.)
ADJOURNMENT/NEXT MEETING
The next meeting is scheduled for May 17, 2008.