Committee Approved
September 15, 2007
Open
meeting beginning at 10:00am at the Rex Dunning
Firehouse, 15401 Forest View Drive.
CALL TO ORDER
Acting
Chairperson Nik Epanchin
called the meeting to order at 10:05AM. He introduced Committee members John McGehee, Gordon Moores and Walt Rush. Chairperson Leon Drolet was absent.
Others present: Teri Jo Barber, Roger Bean, Ward Carlisle,
Robert Cattey, Gerry Frassetti,
William Moores, Joe Odegard, Patrick L. Robards, Sharon M. Robards, Jay Schmuecker, Paul Styskal, Diane
Taylor, Karl Taylor, Abby Tiller, Julie Trout, Ken Trout, Steve Whitaker, Su
Whitaker, Bettye Winters and Richard Ambrifi
APPROVE
MINUTES/TREASURER’S REPORT:
Approve
minutes of: 5/19/07 Gordon Moores moved to
approve the minutes as written. John McGehee
seconded the motion, which passed 4-0.
Treasurer’s
Report: 4/1/07-6/30/07 Jean Selk
presented the report. The IBADC has
$1168.21 in assets. Walt Rush moved to
approve the report. Gordon seconded and
the motion passed 4-0.
NEW BUSINESS:
ARE POLITICAL CAMPAIGN SIGNS PROHIBITED BY THE CC&Rs?; The
Committee proposes that the display of political signs be limited to the
following:
- Placement in window and/or in the front yard
- Size of sign can not exceed 4 square feet
- Sign placed in yard can not exceed three feet in height
- Sign can be displayed only two months prior to election day
- Sign must be removed within seven days after election day
- Number of signs in window or yard is limited to one
Nik Epanchin
explained that the proposal is based on the discussion of the last
meeting. Su Whitaker asked if the first
bullet should state “window or in the front yard” instead of “and/or”. Nik agreed. John moved to approve the proposal as
corrected and Walt seconded. The motion
passed 4-0.
CLOSED PERMITS REPORT-2003 TO PRESENT: The Committee has closed 15 New Home
Construction permits, 5 Major Exterior Projects
permits and 27 Minor Exterior Improvement permits. The report will be posted on the web
site. Nik
also reported there are twelve active New Home Construction permits and two active
Major Exterior Projects permits.
TILLER 1/014 (15150 Irish Beach Dr.):
Single Phase Major Exterior Projects application. Written comments were received from William
Moores (1/102), Freis (1/015) and Frassetti
(1/099). Architect Joe Odegard
and hydrologist Teri Jo Barber presented the application. The applicant proposes to upgrade the
interior and exterior of the existing house and to complete the work
recommended in a 2002 BACE Geotechnical report and authorized in a Coastal
Development Permit issued in 2003. The
recommendations address drainage and slope stability problems on the lot. Drainage plan: Currently, water run off from Irish Beach Drive is directed via a culvert
to a steep, eroding draw on the north side of the property. A French drain at the front of the property
channels ground water away from beneath the house into the north draw. A less steep, natural draw on the south side
of the property also catches some surface run off and converges with the north
draw further west and down the bluff and into what appears to be a stable
channel. The first
phase of the drainage and erosion control plan calls for reducing the water
flow to the north draw by redirecting the surface run off from the road to the
south draw via a concrete lined ditch along the front of the property. Willow and other low height native
species will be planted on the bluff and bioengineered “woven walls” will be
installed to increase soil stability.
Gutters and downspouts will be installed on the house. The property will then be monitored through
one or two seasons to determine if phase two is necessary. Much of this work is 50-70 ft. below the
elevation of the Irish Beach Drive surface. The second phase of the plan calls for lining
the existing ditch on the east side of Irish Beach Drive with concrete in order to
stop that water from percolating down and under the Tiller house. A discussion followed about the adverse
affect this will most likely have on properties to the south unless the water
is directed across the road to the south draw.
Mr. Odegard and Ms. Tiller agreed that if the
second phase were implemented, a pipe would be put under the road to carry the
water to the south draw. Gordon stated
that he would rather see an underground pipe installed instead of a concrete
gutter. Mr. Odegard
stated that it could be colored brown to blend with the soil. Views:
After discussion, the
Committee members and William Moores agreed that the willow plantings on the
bluff would not interfere with the views from properties to the north. Mr. Odegard went on
to explain that they have moved the propane tank and garbage enclosure closer
to the house in response to comments from neighbors. (Frassetti and
Moores) The railing on the south deck
will be glass.
Fence: The existing wire fence on the south side of the
house will be lowered in elevation and replaced with posts and widely spaced
boards. William Moores submitted a
picture from his lot (1/102) which shows the existing fence on the north end of
the view and proposed that there be no fence.
The submitted picture was redlined and initialed by the owner and
architect to show how the new fence will affect the view and William Moores
agreed that the effect would not be material.
Driveway: The Committee
suggested that the loop driveway be extended an additional 3-4ft north and be
screened with a fence in addition to vegetation. Ms. Tiller agreed. Exterior lights: Joe Odegard stated that all exterior lights would be replaced
with shielded lights. Gordon moved to
approve the application with the discussed modifications to the driveway,
fence, and garbage and propane enclosure, all of which will be redlined and
initialed on the drawings. Walt seconded
and the motion passed 4-0. Joe Odegard redlined all the discussed changes and Abby Tiller
dated and initialed them.
TROUT 2/19 (44661 Pomo
Lake Dr.): Phase
II New Home Construction permit application. Written comments were received
from Wm. Moores (2/18) and Schmuecker (4/33). Architect Roger Bean presented the application. The proposed 1690ft2 two bedroom,
two bath house has a primary view are to the southwest. The south end of the lot slopes steeply
toward Pomo Creek and the house is placed on the flat
area above it. Diseased trees on the lot
will be removed but most trees will stay.
The house does not affect drainage in the area or view corridors. The siding will be a greenish/taupe Hardi vertical board with brown trim and beige window
frames. Nik
asked if the propane tank could be buried or moved to protect the view from the
eventual neighbors. There was a
discussion of the cost of burying the tank and no conclusion was reached. Nik also asked if
consideration was given to screen the guest parking area. Mr. Bean replied that screening will block
the meadow view and an audience member noted that the parking area is 100ft
from the road. Pat Robards
stated his opinion that for fire protection reasons any trees over the 20ft
height limit should be removed. After
discussion, the Committee agreed they will not impose that requirement and that
tree height is an issue to be resolved among concerned neighbors. Su Whitaker suggested that the issue be
addressed when the trees are determined to block views. Gordon moved to approve the application as
presented. Walt seconded the motion,
which passed 4-0.
McCormick
1/029 (14870 Navarro Way): Phase II New Home Construction permit
application with variances. Written
comments were received from Loughlean (1/024), Morey
(1/065) and Taylor (1/066). Designer
Paul Styskal presented the application. Paul stated that to date this project has not
had the benefits of County or Coastal Development Commission feedback but that
he is closely following the developments of the McConnell project (1-034). The building site has several restrictions
including the placement of the septic system on the east side, the view
corridor established when the Thompson house was built (1/030) to the north,
the presence of a Point Arena Mountain Beaver borough on the west side of the
lot and the steep slope, also on the west end of the lot. The south side yard set back of 6ft. was
established in Phase I with the notarized agreement of the neighbor, Mackie
(1/027) and the building separation is 28ft.
The McCormick’s propose a 20ft 9inch setback from the north property
line, that results in a building separation of 25ft 6inches from the Thompson
house, or 2ft 6inches under less than the required 28ft separation in
unit one. Nik
explained that under current IBADC regulations, the mean natural grade is
determined using the exterior of the building foundations, not the projection
of the cantilevered structure thus yielding a mean natural grade of 95.75 ft.
and a maximum height of 15.5 ft above that mean. Styskal
acknowledged the miscalculation and withdrew the requested height
variance. In response to comments from
neighbors, the propane tank will be located next to the house, placed below
grade and screened so it will not obstruct views or be seen by neighbors. The two-bedroom three-bath house has a flat
roof to minimize the height, a stepped foundation, a two-car garage and over
3,000ft2 of living area. The
foundation excavation volumes haves not yet been analyzed by an
engineer. After discussion, Committee
members express their dislike of flat roofs and stated their concerns that the
requested flat roof and building separation variances are being dictated by the
large size of the house rather than by the inherent restrictions of the
lot. A comprehensive written variance
request must be submitted that thoroughly and concretely describes the
impediments that are overcome by the variances and discusses the various other
design solutions that were considered, (including a lower roof pitch
instead of a flat roof) and why these designs were rejected. Diane Taylor stated that the 28ft building
separation should be enforced. Karl
Taylor stated that the flat roof is a good idea to preserve views. Nik moved to table
the project until the variance request is received. Gordon seconded and the motion passed
4-0. The variance request will be mailed
to neighbors.
COMMUNICATIONS:
ADC LETTER TO REALTY BUSINESSES: 6/15/07 The ADC sent a letter to area
realty businesses encouraging them to request a property file search for set
back agreements and CC&R violations on properties listed for sale. In response, Kennedy and Associates requested
a file search for their Irish Beach listings and the ADC
responded accordingly. No building
restrictions or CC&R violations were found for Sumner (1/047), Rothacher (1/084), Bisio (1/091),
Harper (2/42, 2/67, 3/46), Rosprin (3/19), Conover
(3/40), Royce (3/70), Barton (4/6&7), Johnson (4/38), Cowles (7/03) and
Muir (7/24). The following homes were
found to have exterior lights that are unshielded or not downcast: Albert
(2/15), Hembel (4/01), Fromwiller
(4/68) and Frame (7/06). Karl
Taylor stated that when the requirement for shielded and downcast exterior
lights was added to the CC&Rs, existing lights were grandfathered in. Although the Committee was unaware of this, Nik explained that homeowners would only be required to
change the lighting when they request minor or major exterior improvement
permits.
PAD APPROVAL REQUEST: Receipt of
a portfolio from David Fisher and request for approval as a Professional Architectural
Designer for the purposes of designing and presenting construction applications
in Irish Beach. The Committee responded with a request for
additional information. The
Committee will request photographs of the lots to ascertain how the house was
designed to fit the property.
PAD APPROVAL REQUEST: 7/13/07 Receipt of a portfolio from Michael Thompson and
request for approval as a Professional Architectural Designer for the purposes
of designing and presenting construction applications in Irish Beach. The Committee will request photographs of the
lots to ascertain how the house was designed to fit the property.
RAPELJE 1/003 (S. Hwy. 1): 6/25/07 Request for extension of NHC permit 0605-1003 due
to third party delays. Request for approval of modifications to approved Phase II building
plans. The request for the permit
extension must include the appropriate back-up documents. The requested modifications to the approved
plans, as described, will require a new Phase II hearing. Mr. Rapelje
subsequently provided back-up documentation on 7/10/07. The Committee determined the data to be
unclear and requested further information.
Mr. Rapelje responded on 7/13/07. An
additional email was received on 7/20/07
in which Mr. Rapelje withdrew the request for an
additional height variance but stated that other modifications may be
made. The ADC will respond explaining
that revised or redlined drawings must be submitted in order for the Committee
to determine if an additional Phase II hearing is needed. Further information is needed to proceed with
the permit extension request.
MCCONNELL 1/034 (14820 Navarro Way): 7/6/07 Receipt of a letter notifying the
Committee of delays to the project due to unexpected CDP requirements.
MARTIN 1/042 (14760 Navarro Way): Notification of intention to repaint the
house and request for approval of submitted colors. The colors were approved and the project is
complete.
ALLRED 1/050 (14720 S. Hwy. 1): 6/7/07 Receipt of packet with plans to
construct a propane tank enclosure, garbage enclosure and 140 square foot
shop. The ADC responded by providing the
Guidelines for Minor Exterior Improvement.
A follow-up letter will be written asking them to
consider including screened parking in the application and explaining that the
proposed shop must conform to the CC&Rs.
DYKE 2/09 (44851 Arena Circle): 7/3/07 Notification of intent to
repaint house and deck with no color change.
EDGELOW/JONES 2/46 (14970 Mallo
Pass Ct.): 6/18/07 Notification of intent to demolish
an unsafe deck and request for information about the permit process. The ADC responded that the deck demolition
does not need an ADC permit but that one will be required if the deck is
rebuilt with changes to either the configuration or materials.
HOFFMAN 1/052 (14780 S. Hwy. 1): 6/8/07 Notification of delay to building
schedule due to the unexpected requirement for a Coastal Development
Permit.
office 1/095 (44001 Noyo
Way): 5/24/07
Receipt of letter from William Moores stating his intention to replace
the door of the lower office and replace easterly culvert at the parking lot
entry and pave over. Written comments
were received from Gordon Moores and his attorney (6/9/07 and 6/11/07). The IBADC has made two requests to William
Moores for additional information. A
response with additional information was received on 7/13/07. Based
on the information received thus far, it appears that a permit is needed. The ADC will treat this property as it would
any other in Irish
Beach
and require that all property owners sign off on any improvements request.
AMERIGIAN 4/45 (15901 Forest View Drive): 6/8/07 Notification of the construction start
date of 5/14/07 for MEP permit
0706-0445 and verification of the
foundation location as approved.
HEITZ 4/56 (15370 Forest View Road): Receipt of a Major Exterior Projects
application for an addition. The
application will be heard at the 9/15/07 meeting.
SACKMAN 7/14 (44280 O’Rorey’s Roost): 6/9/07 Notification of the start of construction
for NHC permit 0706-0714 on 6/12/07. 7/13/07-Receipt of verification
from Dave Paoli that the foundation placement is within 1.5 inches of the
approved location.
TRATHEN 7/26 (44400 O’Rorey’s Roost): 6/4/07
ADC certified letter requesting a written response to resolve the issue
of expired MEP building permit 0705-0726 and the unapproved changes to the
plans. The letter was refused, however,
the Trathens wrote to the ADC (7/16/07) requesting a permit extension of nine months and
closure of the permit. The
Committee grants the extension request and the permit now expires on 8/4/07. The changes to the approved plans include
modifications to the placement and size of windows and doors on the garage, the
addition of a decorative element on the east side of the garage and a trellis
along the east property line. These must
be redlined on the approved drawings on file with the IBADC. The Committee members expressed their hope
that continued communication will lead to the closure of the permit.
GMEINER 7/33 (44421 O’Rorey’s Roost): 6/22/07 Receipt of a copy of a
letter sent by William Moores to Gmeiner dated 6/12/07 regarding mediation between the two parties. The ADC made a written response to Gmeiner (6/26/07) clarifying that Mr.
Moores may initiate ADC mediation if the mediation application is properly
completed. ADC member John McGehee has agreed to be the point person for anyone
wishing to initiate mediation. The ADC
received a copy of a second letter from William Moores to Mr. Gmeiner dated 6/30/07.
AMBRIFI 7/34 (44301 O’Rorey’s Roost):
6/15/07 Receipt of request to
approve three changes to the approved plans: continuation of the deck along the
entire south side of the house, change of the window on the south side to a
sliding glass door and the installation of a hot tub on the south deck. The ADC has requested additional information
regarding the deck width and hot tub location. The request to change a window to a door is
approved and Mr. Ambrifi stated his intention to
provide a drawing to describe the requested modification to the deck and
placement of a hot tub.
UNFINISHED BUSINESS
sieber trust 1/059 (14800 S. Hwy 1): The IBADC submitted a formal complaint to the
Mendocino Department of Planning and Building Services on 6/25/07 about the
fire hazard and other problems caused by the abandoned house. To date, there has been no response from the
County.
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 .)
MEDIATION COMMITTEE: Pam Harley reported that the Committee is
working on modifying the existing Mediation Form, creating a “How To” sheet and
gathering a list of professional mediators in the area. Nik suggested that
when they are ready, they e-mail the complete documents to the IBADC and
present their conclusions at a scheduled IBADC public meeting.
MCP: ADC
letter to MCP requesting the name of the corporate spokesperson. No response has been received to date.
ADJOURNMENT/NEXT MEETING
John McGehee
moved to adjourn the meeting at 1:00PM. Nik seconded and
the motion passed unanimously.
The next meeting is scheduled for September 15, 2007.