November 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. Committee members
Nik Epanchin, John McGehee and Gordon Moores arrived
at approximately 10:05. Walt Salmen was absent.
Others
present: Marsha Bucke,
Glenn Coleman, Annette Fromwiller, Sonja Keasberry, William Moores, Phil
Roberts, Charles Ross, Diane Taylor, Karl Taylor, Al Thompson, Lu Vickery,
Steve Whitaker and Su Whitaker.
APPROVE
MINUTES/TREASURER’S REPORT:
Approve
minutes of 7/19/08: Nik
moved to approve the minutes. John
seconded and the motion passed 2-0 with one abstention.
Treasurer’s
Report: 7/1/08-9/30/08: Nik moved to
approve the report as submitted. John
seconded and the motion passed unanimously.
ROSS
3/08 (14680 Cypress Point Road): Single
Phase Major Exterior Project application for the construction of a garage and
conversion of the existing garage into a living area. One comment was received from Chirco (3/07) regarding drainage. Architect Glenn Coleman presented the
application. The applicant proposes to
construct a two-car garage and shop to the southeast of the house and to
convert the existing garage into a living area.
Mr. Coleman stated that the proposed structure is within the approved
building envelope, established when the house was built in 2004, and will not
result in any additional view impact from the lots to the east and south. The architectural style, siding, trim,
roofing, etc. will match the existing house.
The height of the proposed garage will be lower than the house. The doors on the existing garage will be
removed and replaced with windows.
Gordon asked if the existing driveway would be removed. Mr. Coleman stated that he has not discussed
that with the owners but that the obvious thing to do is to remove the asphalt
that goes to the existing garage and install either gravel or pavement to the
new garage. Both Gordon and Nik stated that they do not approve of the location of the
new garage. Gordon suggested that it be
turned counterclockwise (135°) so that it is oriented east-west with the
driveway on the east side. This will
preserve the view corridor on the east side of the property, allow for screened
parking and make the project more aesthetically pleasing. Nik suggested that,
rather than rotating the garage 135°, it be turned 45° counterclockwise with
its edge on the east setback line. He
explained that even though the proposed garage is within the building envelope
approved for the house, it does not automatically follow that the Committee
will approve a 100% build out of the envelope, as proposed. A discussion followed about whether or not
screened, off-street parking, is required if there is a two car garage. Nik pointed out
that the guidelines do not address that requirement and Gordon argued that
screened parking is necessary. Mr. Ross
stated that moving the garage would require a new driveway, which will cost an
additional $5,000. Gordon countered that
they will have to install a new driveway in any case. Leon stated that IBIC has received a
complaint about the truck that is currently parked behind the house. Mr. Ross stated that it is normally parked in
the screened area and will be moved to the garage. Leon explained that some of the exterior
lights do not comply with the CC&Rs and must be shielded and downcast. The owner agreed to do this. Gordon moved that the applicant return to the
Committee with a different design based on the comments made during the
discussion. Nik
amended the motion to state that they reconsider the position of the proposed
garage. John seconded the amendment,
which passed 4-0. John also seconded the
amended motion, which passed 4-0.
Glenn
Coleman returned at the end of the meeting, after Gordon had left, with a
proposal to reposition the proposed garage so that it is closer to the house
and has a north-south orientation. Nik moved to approve the plans with the garage turned 45
degrees counterclockwise from the original proposal and moved closer to the
existing house, pending receipt of revised drawings. John seconded and the motion passed 3-0.
SUMNER
1/047 (14720 Navarro Way): Phase I New
Home Construction permit application.
One comment was received from Wm. Moores
regarding views. Architect Phil Roberts
presented the application. He explained
that the primary view is to the northwest.
The 17-acre parcel to the north, owned by William Moores,
is reserved for possible commercial development and the hope is that the
current project will set a precedent for preserving the north view. (The IBADC does not have jurisdiction over
the 17-acre parcel.) The biological
studies have been completed and no issues were found. The septic system has been approved by the County
but the final approval will only be issued after the project is approved by the
Coastal Commission. The proposed
building envelope leaves 14ft side yard set backs and
20ft front and rear set backs. Gordon suggested that the house be placed to
allow as much of the west side yard as possible in order to preserve the views
from the houses to the rear. William Moores stated that he has no problem with the proposed
building envelope and that he had advised the owners of the possible future
development of the 17-acre parcel before they bought the lot. Gordon moved to approve the Phase I
application. John seconded and the
motion passed 4-0.
COMMUNICATIONS:
RAPELJE
1/003 (15400 S. Hwy 1): 10/30/08 Receipt
of variance letter. (See minutes of
7/19/08) Leon stated that he is not
satisfied that the variance letter is complete.
Mr. Rapelje submitted new drawings earlier in
the week that need to be reviewed by the Committee. Nik
explained that the Committee stated a number of requirements for the variance
request. The submitted variance request
letter addressed these requirements in a minimal fashion. Gordon stated that he does not think the
letter sufficiently addresses the hardships of the lot or explain to the
neighbors why the variance is needed. The
Committee will answer the letter. Leon
pointed out that the new drawings do not show the plans for future expansion of
the house and garage, as stated at the meeting of 7/19/08. These future expansions were to be one of the
driving reasons for the variance request.
TILLER
1/014 (15150 Irish Beach Dr.): 11/4/08
ADC to letter to the property owner and architect regarding the fence on the
south side of the house. The fence
appears not to conform to the approved plans.
10/13/08 and 11/5/08 Receipt of emails from Wm. Moores (1/102) regarding the fence. The Committee has not received a response to
its letter and will send a second letter.
McCormick
1/029 (14870 Navarro Way): 8/27/08 Email
notification regarding the status of their New Home Construction project. They plan to submit revised plans.
HOFFMAN
1/052 (14780 S. Hwy. 1): 7/17/08 Email notification
that construction will begin within two weeks.
The Committee has not yet received the location and height verifications
from the contractor.
TAYLOR
1/066 (14871 Navarro Way): 11/6/08 a new
propane tank has been installed and the old one will be removed in the near
future. (See minutes of 5/17/08).
TAYLOR
1/066 (14871 Navarro Way): 11/6/08
Notification of intention to install a standby generator. The foundation has been poured and they
request a review to determine if additional screening is needed. After discussion, the Committee agreed that
the Taylors would need to apply for a Minor Exterior Improvement permit for the
generator and screening.
WM.
MOORES 1/105 (15275 S. Hwy 1): 11/5/08
Receipt of a request to transfer the application fee, received in January of
2003, to a different property to be identified in the future. Mr. Moores is no
longer the owner of the subject property.
All permit applications fees are tied to the single the property in
question and, when still valid, are transferable to new owners of the same
property. There are no provisions for
transferring an application fee from one property to another and the request is
denied.
VIPPERMAN/COHEN
1/998 (14756 Navarro Way): William Moores requested that the story poles be removed. They are falling down and look
unsightly. The Committee agreed and will
send a letter to the property owners.
SCHEAFFER
2/21 (44641 Pomo Lake Dr.): 8/26/08 and
11/13/08 Receipt of location and height verifications from I.L Welty &
Associates.
SCHEAFFER
2/21 (44641 Pomo Lake Dr.): 11/11/08 Email request
regarding another plan for exterior stairs to access the roof deck. The original request for exterior stairs was
rejected (see minutes of 7/19/08). The Scheaffers must submit a sketch of the new proposal before
the Committee can make a determination.
The Scheaffers also asked if they could
install skylights. The Committee has no
reason to object to skylights, but the changes must be redlined on the approved
drawings.
STEINER
2/33 (15225 Arena Court): 8/13/08
Notification of intent to repair the deck with no change in dimension or
footprint. 8/30/08 Notification of
intent to paint the exterior with a slight color change.
TAJBAKSH/POWELL
3/13 (14600 Cypress Point Rd.): 10/7/08
Permit extension request due to third party delays. The delay is approved and New Home
Construction permit 0107-0313 now expires on 4/6/09.
GANN
3/30 (14780 Cypress Court): 9/12/08
Email notification of intent to paint the house with no color change.
SUDDITH
3/60 (43801 Sea Cypress Drive): Request
from Seaman (3/45) for the removal of construction equipment that is
intermittently stored on the property.
The Committee suggested to Mr. Seaman that he talk with the property
owner first. As of the meeting date, the
equipment has been removed.
BEAN
4/20 (15621 Forest View Road): 9/9/08
Receipt of location and height verifications by the owner/architect.
LIMBERG/WHITNEY
4/72 (15780 Forest View Court): 7/20/08
Email from McGehee (4/65) regarding the brush pile on
the subject property. The owners
responded and stated that the brush pile will be removed and not burned on
site. The brush pile has been removed.
LIMBERG/WHITNEY
4/72 (15780 Forest View Court): 7/31/08
Receipt of location verification by licensed surveyor Dave Paoli. 10/17/08 Receipt of height verification by
licensed surveyor Dave Paoli.
LIMBERG/WHITNEY
4/72 (15780 Forest View Court):
8/26/08 Email receipt of PDF
files showing revisions to the approved plans that include a 3ft cut and the
installation of a curtain drain. The
Committee responded by email stating that the drain must be approved by the County
Environmental Health in regard to its distance from leach fields on lots 4/64
and 65. In addition, it must be
determined whether or not the drain will create a hardship for 4/73 by
eliminating the option of placing a leach field on the west side of the
lot. 9/8/08 Receipt of a letter from Keasberry
(4/64) stating her concern that the 3ft cut along her property line will cause
erosion on her property during periods of heavy rain. The subject property owners have submitted
hard copies of the revised drawings and stated that the County has approved the
drain. The revised drawings include a
6”-18” retaining wall made of railroad ties to control erosion along the shared
property line with Keasbury.
LIMBERG/WHITNEY
4/72 (15780 Forest View Court): 9/12/08 Inquiry about the
acceptability of a lighted address sign and occupancy before the exterior is
complete. The request for a lighted
address sign has been withdrawn.
Jurisdiction over occupancy lies with the County.
LIMBERG/WHITNEY
4/72 (15780 Forest View Court): Sonja Keasberry (4/64) submitted a legal document that was sent
to her by Limberg/Whitney regarding the location of a
fence post. According to David Paoli,
registered surveyor, Ms. Keasberry’s northwest fence
post intrudes possibly as much as 3” into the Limberg/Whitney
property.
STOCK/HEMINGWAY
7/12 (44501 O’Rorey’s Place): 9/23/08 Notification of intention to re-roof
using Owen Corning Duration series 30 year shingles in “Onyx Black” color. The Committee approved the materials and no permit
is required.
SACKMAN
7/14 (44280 O’Rorey’s Roost): 7/21/08 ADC letter regarding permit
status. New Home Construction permit
0706-0714 expired on June 12 and can be extended either by payment of the
extension fee or by submission of a request for an extension due to third party
delays. 9/25/08 Receipt of permit
extension request due to third party delays.
A revised request was received on 11/06/08. Various delays were sited
in the request letter and only some of them are approved by the Committee,
resulting in a 28-day extension. A
follow-up letter will be sent.
UNFINISHED
BUSINESS
GMEINER
7/23 (44370 O’Rorey’s Roost): 4/7/08 Receipt of a letter regarding
construction delays for permit 0702-0723.
Leon stated that he is still trying to work with Mark Gmeiner get the delays described for clearly.
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/
The
next meeting is scheduled for January 17, 2009
Meetings
are scheduled for the third Saturday of every odd month.