For all new construction, major additions, and major landscaping or vegetation management proposals the procedure for Design Committee review, as administered by The Sea Ranch Association Department of Design, Compliance & Environmental Management (DCEM) shall be as follows:

1.        PRELIMINARY SITE VISIT

Prior to any submittal, the lot owner and his/her architect or designer, if any, shall meet on the site with a member of the Design Committee, Department of Design, Compliance & Environmental Management Director or Operations Manager at which time there shall be a discussion of specific site characteristics, constraints, and a dissemination of general information regarding The Sea Ranch design philosophy, design review process, and provision of application documents.

2.        APPLICATION FOR DESIGN COMMITTEE REVIEW

An application form, filled out by the owner or his authorized representative, together with the appropriate application fee (See Design Review Fee Schedule) and signatures shall be submitted to the Department of Design, Compliance & Environmental Management with Conceptual Design Review submittal.

3.          CONCEPTUAL DESIGN REVIEW

This submittal provides the opportunity for feedback from the Design Committee at the early stages of design.  Submittals shall be in duplicate in accordance with the Design Committee Conceptual Submittal Checklist, due on Friday at 12:00 noon one week prior to Design Committee meeting date.  (Meetings are normally scheduled for the first and third Fridays of each month).  Study models are strongly recommended.  One set of plans shall be returned to the architect/designer with any notations made thereon by the Committee. 

3.1 REFERENCE STAKE REQUIREMENT

Prior to conceptual submittal, the owner or his/her representative shall approximately locate at-least one stake on site (or more than one as relevant) to illustrate to the Design Committee both location and orientation of proposed building.  Location of stake(s) shall be graphically indicated on submittal documents.

4.        PRELIMINARY DESIGN REVIEW

Submittals shall be in duplicate in accordance with the Design Committee Preliminary Submittal Checklist, due on Thursday at 12:00 noon, two weeks prior to the Design Committee meeting (see enclosed schedule for submittal deadlines).  Following Design Committee review, owner shall be notified in writing of approval, approval with conditions, or denial of approval with reasons for such decision.  One set of plans shall be returned to the architect/designer with any notations made thereon by the Committee.

4.1 SITE STAKE-OUT REQUIREMENTS

Prior to preliminary submittal, the owner or his/her representative shall locate and “flag” the corners of the lot; stake the corners of all proposed construction including house, garage, decks, and fences; ribbon the entire perimeter and stake, flag and ribbon the centerline of the driveway.  (Please use plastic ribbon, no string.  Red=house, Blue=garage & decks, White=centerline of drive & property corners).   

In addition, in visually sensitive areas, the Design Committee may require “storey” poles to indicate maximum structure height.  Owner or owner's representative shall notify the department when staking installation is completed, so that neighbor notification process may commence.  All flagging and storey poles (if any) shall be removed from site within 30 days of review by Design Committee.  (Note stakes may remain until construction commences)

4.2.  ADJACENT OWNER NOTIFICATION

At the time of preliminary submittal, owners of adjacent properties within 300 feet of the boundaries of the subject lot (or greater area as impacted by proposal) shall be notified in writing by the Department of Design, Compliance & Environmental Management of the submittal and are invited to examine the building stakeout and the plans at the department office.  Interested parties may then submit their written comments to the Design Committee prior to the scheduled date of review.

5.        FINAL DESIGN REVIEW

Submittals shall be in triplicate in accordance with the Design Committee Submittal Checklist, due on Friday by 12:00 noon one week prior to Design Committee meeting.  The plans and specifications presented shall be the same construction documents that are submitted to Sonoma County for a building permit.  Following Design Committee review, owners shall be notified in writing of approval, approval with conditions, or denial of approval with reasons for such denial.  One set of plans shall be returned to the architect/designer with any notations made thereon by the Committee.  One set of plans shall be provided to the building contractor upon issuance of the Sea Ranch Construction Permit.

6.        SEA RANCH CONSTRUCTION PERMIT

Following final approval and submittal of the required construction performance deposit by the owner or his contractor, a construction permit shall be issued by The Sea Ranch Association Department of Design, Compliance & Environmental Management and posted where visible at the site.  It is advised that the Sonoma County Building permit be obtained prior to issuance of this permit.  All exterior construction must be complete within 12 months from the issuance date of the Sea Ranch Construction Permit (see 10. Violations below for 60 day extension).

7.        REQUIRED COMPLIANCE INSPECTIONS

7.1    Inspection of Building Stakeout The Design Committee shall make at review of preliminary plans.

7.2    Inspection of Footing Forms (prior to pouring concrete) which verifies the exact building location, shall be performed by a registered civil engineer or land surveyor engaged by the owner, by certified drawing and letter to the Department of Design, Compliance & Environmental Management. (Standards provided with issuance of Sea Ranch Construction Permit).

7.3    Intermediate Inspection to determine overall exterior construction and window and door opening conformance with approved final submittal documents shall be performed by the Department of Design, Compliance & Environmental Management staff.

7.4    Final Inspection to verify that all exterior work has been completed in accordance with approved final plans and approved modifications, if any.   Following a request for said inspection by the contractor or owner, The Department of Design, Compliance & Environmental Management staff shall perform the final inspection.  A final inspection shall be automatically performed, if no prior request, twelve months after issuance of the Sea Ranch Construction Permit. 

8.        FINAL ACCEPTANCE

Final Acceptance shall occur upon completion of all exterior work and approval by the Department of Design, Compliance & Environmental Management staff.  The department shall initiate the process for a refund of the Construction Performance Deposit, less any amount withheld as a penalty for late completion or as otherwise provided by The Sea Ranch Restrictions and The Sea Ranch Association Rule on the Policy and Procedures for Enforcement of Governing Documents-Attachment ‘C’.

9.        CONSTRUCTION CHANGES AND MINOR IMPROVEMENTS

Proposals for minor exterior changes from previously approved plans or plans for minor additions or alterations, refinishing of existing structure, landscaping or other exterior improvements are subject to review by Design, Compliance & Environment Management staff.   Approval must be granted PRIOR to implementing construction changes or minor improvements.

10.      VIOLATIONS

Failure to obtain required Design Committee approval for any exterior improvement constitutes a violation of The Sea Ranch Restrictions.  A violation also occurs upon failure to complete all exterior work within 12 months from the date of issuance of the Sea Ranch Construction Permit, unless a 60 day extension is granted by Design, Compliance & Environmental Management staff. 
Matters related to the resolution of violations and enforcement of rules and regulations are under jurisdiction of The Sea Ranch Association and subject to the provisions of The Sea Ranch Association Rule on the Policy and Procedures for Enforcement of Governing Documents.

For reconstruction, minor additions or alterations, refinishing of existing structures, minor landscaping and vegetation management proposals, minor revisions to Design Committee review projects, or any other exterior improvements review shall be conducted by The Sea Ranch Association Department of Design, Compliance and Environmental Management staff by authority and approval of the Design Committee.  Consult department staff for relevant application processes, forms, and fees.

The Sea Ranch Association - Department of Design, Compliance & Environmental Management

PO Box 16 - 975 Annapolis Road - The Sea Ranch CA 95497-0016            (707) 785-2316

Office Hours 9 am – 4 pm, Tues. - Sat.

The Sea Ranch Association

Department of Design, Compliance & Environmental Management

 Fee Schedule

13.      FEES 

At their February 18, 2006 Joint Budget meeting and April 22, 2006 meeting, The Sea Ranch Association Board of Directors directed adoption of the following schedule of fees for services, effective May 1, 2006

13.1       NEW RESIDENCE (To be paid in full with Conceptual Design Review submittal)

13.1.1    Conceptual design review                              $750.00

13.1.2    Plan inspection fee                                        $100.00

13.1.3    Preliminary design review                          $3,600.00 

13.1.4    Final design review                                   $3,300.00

 Total (for houses with up to 2,000 sq. ft. gross living area)    $7,750.00

           Note: Premium for living area in excess of 2,000 sq. ft. 
           to be paid at time of issuance of TSRA Construction Permit                                                                                               $6/sq.ft.

13.2              Additions/Modifications (Existing structures)

13.2.1    Refinishing/re-roofing                                       N/C*

13.2.2    Minor Alteration                                       $180.00**

13.2.3    Major Alteration                                         $360.00 

13.2.4   Up to 500 square foot addition                     $1,800.00

13.2.5   Over 500 square foot addition                     $3,600.00

13.3     Changes/Modifications During Construction               $180.00**

13.4     Final Inspections (Repeat)                                       N/C**  ***

           Two final inspections are done for no charge.  Should additional inspections be necessary, a fee may be charged for each additional inspection per Attachment ‘C’ – The Sea Ranch Association Rule on The Policy and Procedures for Enforcement of Governing Documents.

13.5     Landscaping/Planting Requests                                 $180.00**

13.5.1  Tree trimming/removal requests                          N/C*

*       Review and approval required

**          Design, Compliance & Environmental Management Dept. Directors or Operations Manager may waive Fee

***        Deduction from Construction Compliance Deposit, or if insufficient or no deposit, shall be billed to Owner per CC&R section 3.03 (k).

13.6     Extensions of Approvals

Approval of preliminary and/or final plans is good for one year. If unable to proceed with final plans or construction, an extension must be requested in writing prior to the expiration date. The Design Committee, DCEM Directors or Operations Manager may approve or disapprove a request for extension.

13.6.1   First year extension beyond original approval expiration date        $500.00

        (Reviewed by DCEM Directors or Operations Manager)

13.6.2   Extension of approval of plans, after two years
                                        $2,160.00

         (Must be re-reviewed by the Design Committee)

13.7     Field Compliance Inspection                                            $270.00

           (Letter for a Title Company, Real Estate Agent, Seller, etc.)

13.8     Variance Requests (waiver of Restrictions or Rules)        $1,500.00

           Height Variance/Bulk Variance Requests (Bane Bill Lots up to 25%)

13.9              Septic System Review

13.9.1   Percolation Test                                              $180.00

13.9.2   Septic Plan Review: On-Site System                   $360.00

13.9.3   Septic Plan Review: System on Commons          $720.00

13.10   Encroachment Permits                                                   $240.00

           Encroachment permit to perform work on commons

13.11     Consolidation of Lots                                                $1,000.00

(Design Committee and Board of Directors must approve consolidation)                    
(Requires dues through fiscal year of lot to be consolidated) 

14.      REFUNDABLE DEPOSITS

14.1     Construction Performance Deposit

14.1.1       New residence                                  $10,000 (or bond)

14.1.2   Additions (Up to 500 square feet)                       $3,000 (or staff discretion)

14.1.3    Additions (Over 500 square feet          $6,500 (or bond) 

14.2     Percolation Test                                                           $250.00

14.3     Encroachment Permits                                         

14.3.1    Septic installation on commons                $500 - $2000 

14.3.2   Diverter drain installation prior to construction of dwelling
                         or on commons                                       $200 - $1000

14.3.3   Tree Removal/Pruning - (On commons)       $200 - $500

14.3.4    Material Delivery - (Over commons)           $200 - $500

14.3.5    Percolation Test – (On commons)             $250 - $1000

The Sea Ranch Association - Department of Design, Compliance & Environmental Management

PO Box 16 - 975 Annapolis Road - The Sea Ranch CA 95497-0016 (707) 785-2316 Office Hours 9 am – 4 pm, Tues. - Sat.