Open
meeting beginning at 10:00am at the Irish Beach Firehouse,
15401 Forest View Drive.
CALL TO ORDER
The
meeting was called to order at 10:05AM.
IBADC members present: Chairperson Leon Drolet, Nik
Epanchin, Gordon Moores and Walt Rush.
Others in attendance: Karen Bailey, Glenn Coleman, Darryl Datwyler, Kathy Edelbrock,
Dorothy Engle, Dan Glen, Bob and Dina Hoffman, Dan & Marsha
Moore, Betsy and George Munson, David Paoli, David A. Paoli, Richard Pate,
Michael Powell, Elizabeth Robards, Patrick and Sharon
Robards, Rod and Melissa Scheaffer,
Shervin Tajbaksh, Al &
Loretta Thompson, Jim and Lu Vickery, Suzanne Whitaker, Bettye
and Bob Winters, Bob Yazell.
APPROVE
MINUTES/TREASURER’S REPORT:
Minutes-7/15/06
and 9/16/06: Nik Epanchin moved to approve the minutes of 7/15/06
and Gordon Moores seconded. The motion
passed 2-0 with Leon Drolet and Walt Rush abstaining because they did not
attend the meeting. Gordon moved to
approve the minutes of 9/16/06. Leon
seconded and the motion passed 2-0 with Walt and Nik
abstaining.
Treasurer’s
Report: 9/1/06-11/15/06: The IBADC has repaid the $1000 loan taken out
from IBIC last spring and now has net assets of $3090.02.
Click here to view Treasurer's Report
Nik moved to approve the
report, Walt seconded and the motion passed 4-0.
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.
PROPOSED CHANGE TO ALL BUILDING PROCEDURES: The Committee proposes the following
addition to the existing published procedures:
“The IBADC shall deny issuing any permit if current violations to the CC&Rs exist on the property in question and correction
of such violations are not addressed in the permit request.” Leon
explained that, at the time of applying for a permit, the IBADC will inspect
the property for any infractions to the CC&Rs
such as exterior lighting, color, etc. If violations are found, they must be
rectified during the construction permit period. The version of CC&Rs in force at the time of the original construction
will be used for determining violations.
The proposal will be emailed and mailed to property owners and posted on
the web site. Community members are
encouraged to comment. A vote for
approval will be taken at the January IBADC meeting. If approved, a second mailing will be made to
those owners who are currently in violation of CC&Rs.
The first item to be addressed will be unshielded exterior lighting. The Committee will also solicit ideas to
address the issue of owner/builders who intend to take much longer to complete
exterior construction than is presently allowed for in the IBADC building
procedures.
HOFFMAN 1/052 (14780 Navarro Way): Phase
II New Home Construction permit application. Mr.
Hoffman presented the application. The proposed
2 bedroom 2 bath 1854ft2 home is placed on the westerly portion of
the lot and is angled to the to get a southwest view. Decks are 2.5ft off the ground. Mr. Hoffman explained that the west side yard
set back is 6ft from the shared property line with lot 1/053 (Gardner) and that the Gardners
have agreed to the proposed building envelope in a written and notarized
statement. The Gardners’
home is 42.5ft from the shared property line and the septic system lies between it and the
Hoffman lot. Mr. Hoffman explained that
they have not been able to contact the Gardners to complete the process of
attaching the notarized statement to the property deed, as required by the
Committee (minutes 4/14/06 and 5/20/06). He expressed his concern that
they may be reluctant to do so because the house is for sale. Gordon explained that the notarized statement
of agreement is worded incorrectly and should say that the Gardners agree to maintain a 22ft
set back. After discussion, the
Committee noted that although the document is not worded properly, it clearly
states the Gardners agreement to the proposed
6ft set back. The Committee also noted
that the Gardners are aware of the proposed
set back and the 28ft building separation requirement and have not made an
objection; therefore, the existing statement is sufficient. Gordon stated that the CC&Rs
require plans for a 2-car garage and the plans show a one car detached garage
and shop. Mr. Hoffman suggested that the
garage could be enlarged by extending the southwest corner to the west, which
will make it large enough for two cars.
The Committee suggested widening the proposed 12ft off street parking
area by moving the garbage enclosure south.
The propane tank, garbage enclosure and parking area must be screened to
about waist high with landscaping or trellising. The exterior lights must be shielded and
downcast. White trim or windows will not
be approved. Walt moved to approve the
application conditioned upon receipt of the corrected drawings within 60
days. The time limit is extended beyond
the usual 15 working days due to conditions beyond the applicant’s control. Nik amended the
motion to state that the corrections only need to be redlined on the drawings
to show a 2-car garage screened parking area, propane tank and garbage
enclosure, indication of roofing material and confirmation of a 4:12 roof pitch. When this is received, the Committee will
issue a Provisional Permit, which the applicant can use to pursue the needed
County permits. Gordon seconded the
amendment, which passed 4-0. Gordon then
seconded the amended motion, which also passed 4-0. The Provisional Permit is valid for 1 year,
with the possibility of two renewals and the issue date will be the date the
redlined drawings are received. A
Construction Permit will be issued when final construction drawings are
submitted, reviewed and signed by the Committee members.
DAN AND MARSHA MOORE 7/09 (44520 O’Rorey’s
Pl.): Revised Phase I Major Exterior Modification
application with set back variance for the construction of a garage. Architect Glenn Coleman presented the revised
application. The building envelope was
established at the 9/16/06
meeting. He explained that the area of
the proposed front yard set back variance is 6ft 6in. larger than previously
requested which will allow for the construction of a 2-car garage. The Moores
have already submitted the Phase II application and Gordon stated his objection
to the profile of the proposed garage because is exceeds the height of the
existing fin wall. A lengthy discussion
followed but no action was taken. Walt
moved to approve the front yard set back variance as proposed. Nik seconded the
motion, which passed 4-0.
TAJBAKSH/POWELL 3/13 (14600 Cypress Point Rd.): Revised Phase I New Home Construction permit
application. Shervin Tajbaksh, owner/architect, presented the application. He explained that the application now has
complete topographic data. (See minutes
of 9/16/06) The
standard set backs are maintained with the exception of a 6ft side yard setback
from the shared property line of lot 3/14 (Tonningsen). The previously requested 6ft set back with
3/19 (Yazell) is withdrawn and the minimum 16ft set
back will be observed. The Tonningsens have submitted a letter stating their agreement
to the proposed set back and stating that they will not build within 26ft of
the shared property line in order to maintain the required 32ft building
separation. Nik
moved to approve the application as presented.
Walt seconded and the motion passed 4-0. The source of the survey data should be
included in the Phase II application.
SCHEAFFER 2/21 (Pomo Lake Dr.): Revised Phase I New Home Construction permit
application. The application was first heard on
9/16/06 and sent back for revisions. David Paoli, designer, presented the
application. Mr. Paoli explained that
the east set back is now 14ft from the property line with 2/22 (Robards) instead of 6ft.
The view corridor is revised to include analysis of the Robards ocean view to the northwest. While the view is from the master bedroom and
not the living area as defined in the CC&Rs, Mr.
Paoli believes the ocean view will be retained with the proposed building envelope. The building envelope, not including the
garage, is 1300ft2. In
response to questions, Lisa Schaeffer explained that they do not wish to seek a
County variance to the 100ft riparian set back.
Nik moved to approve the application as
presented. Walt seconded the motion,
which passed 4-0.
COMMUNICATIONS:
MCP: 10/12/06 ADC letter to MCP
requesting the name of the corporate spokesperson. No response has been received to date. The intent of the letter is to learn who has
the authority to speak for the corporation.
MEDIATION REQUEST: 10/4/06 Letter from William Moores
stating his disagreement with the ADC’s rejection of his mediation request
(minutes 9/16/06). The Committee responded
with a letters dated 10/12/06
and 11/3/06
clarifying the Committee’s decision not to proceed with mediation unless both
parties agree to follow the existing guidelines.
BUTERA 2/07 (44881 Arena Circle): 10/12/06 Receipt of verification of
foundation location and revised construction drawings. Nik
explained that the foundation is improperly placed at 6ft from the east
property line while the drawings call for placement at 7ft with a 1ft eave
overhang. The error will not adversely
impact any views.
HARPER 3/46 (43661 Cypress Parkway): 10/4/06 Receipt of height
verification from Wedge Construction.
BEAN 4/20 (15621 Forest View Rd.): 11/10/06 Receipt of letter describing
construction delays to NHC permit 0705-0420 and revised drawings showing the
change to the location of the driveway and garage entrance. Mr. Roger Bean is requesting an extension of
266 days to his New Home Construction permit for construction delays caused by
weather and delayed delivery of construction materials. The Committee will extend the permit as
requested but explained that any future request will require more detailed
documentation as called for in the procedures.
TRATHEN 7/26 (44400 O’Rorey’s Roost): 10/31/06 ADC letter of agreement
regarding MEM permit 0705-0726.
UNFINISHED BUSINESS
TIM MURRAY 4/10 (15441 Forest View Rd.): 8/25/06 ADC letter regarding NHC
permit 0905-0410. The permit expired on 9/4/06. No response has been received to date.
MOULTHROP 4/60 (15470 Forest View Dr.): Issue of after the fact Minor Exterior
Improvement application for a driveway, fence and garbage enclosure. Leon
explained that after the 9/16/06
meeting a small group of people, including himself, Gene Cady and community
members, met informally with the Moulthrops on their
property to formulate a plan to solve the screened parking issue. (Minutes 9/16/06). Based on the conclusions of the group the
Committee will ask the Moulthrops to resubmit the
Minor Exterior Improvement application.
MCCONNELL 1/034 (14820 Navarro Way): Phase
II New Home Construction permit application review. This application has been materially revised since mailing and
therefore will not be heard at this time.
At the request of the applicant, the revised application will be
reviewed for informational purposes only.
Comments were received from Thompson (1/030), Heinzer
(1/067), Rasch (1/068), Wm. Moores (1/070) and Datwyler (1/071). Phil
Roberts, architect, explained that the revised application will include a
height variance request of about 3ft and a north side yard set back of 6ft
which will result in a 23ft building separation with Kelada
(1/035). To mitigate the height the
finished floor elevations are reduced and the proposed roof pitch is 2.5:12
instead of the minimum 4:12. He explained that the height of the proposed
structures would be 3.5ft below the eye level of a 5ft 6in. person standing on Navarro Way. It will take 9-12 months to get a Coastal
Development Permit and the presence of the Point Arena Mountain Beaver
restricts construction to a seasonal period of July 1st to December 15th. Nik explained that
he must also apply for a south side yard separation variance because they are
proposing not to increase the 14ft set back by a distance equal to the height
variance. Nik
stated his opinion that because the side yard variance request is substantial,
the variance letter needs to explain clearly to the community why the house
cannot be built within the CC&Rs. Gordon stated that the neighbors would need
to have hard data about space limitations, topography, etc., in order to
understand why the variances are necessary.
ADJOURNMENT/NEXT MEETING
Leon moved to adjourn the meeting at 12:15PM. Walt seconded
and the motion passed 4-0.
The next meeting is scheduled for January 18th,
2007.