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Table of Contents
Whether you are a new owner or a long-time resident, it is our hope that this Owners’ Manual will inform you and enhance your life at The Sea Ranch. We encourage you to become familiar with this information and to keep abreast of the latest changes and developments by reading The Sea Ranch Association Bulletin and The Sea Ranch Soundings. This is the first complete revision of the TSR Association’s Owner’s Manual since it was first issued in 1995. We welcome your ideas and suggestions for future editions. The Communications Committee The Sea Ranch Association (TSRA) When you acquire property at The Sea Ranch, you automatically become a voting member of The Sea Ranch Association (TSRA) and gain a non-exclusive right to all of the Association's properties, which include the commons, recreation facilities, roads, and buildings. Your deed states that you own two specific parcels: one is your private property, the other is a nonexclusive right to the commons. The Association, a homeowners’ association, is a non-profit, mutual benefit corporation, and thus a hybrid between a corporation and a municipal government. The operation of the Association is governed by The Sea Ranch Covenants, Conditions & Restrictions (CC& Rs), Bylaws, and Rules. As a Common-Interest Development, the Association is also governed by State of California regulations applying to corporations and homeowners’ associations. The Davis/Sterling Act codified most of these various regulations. You receive copies of The Sea Ranch CC&Rs and Bylaws when you become a member. These documents spell out your responsibilities, rights, and obligations as they relate to the Association and its properties. It is very important that you familiarize yourself with them. The Rules are updated as new rules are passed by the Board; current copies are always available at the Association office. The CC&Rs can be amended or repealed by a vote or written consent of owners of not less than three-fourths of the lots within The Sea Ranch. Bylaws can be adopted, amended, or repealed (with certain exceptions) by the Board of Directors, or by members with an affirmative vote of two-thirds of the total votes present, or by proxy at a meeting of the members. Sea Ranch Rules, when adopted by the Board, have the same force and effect as the CC&Rs. Government The business of the Association is overseen by a seven-member Board of Directors elected by members to a three-year term on a staggered basis. Results of the election are announced at an annual meeting held on the Saturday of the Memorial Day holiday weekend. The Board, which serves without pay, has broad powers of governance under the Association documents. Any member in good standing may run for the Board. Regular 1997-98 Board meetings take place on the fourth Saturday of each month except December at 1:00 p.m. at the Del Mar Meeting Hall. Time and place of meetings are determined by each elected Board. Board meetings, except for executive sessions, are open to members and allow for their comments and suggestions. Day-to-day operations of the Association are administered by the Community Manager who is responsible to the Board of Directors. Under the Community Manager are six department heads and their staffs:
A number of standing committees assist the Board and the Association staff. Policy committee members (Finance, Utilities and Planning) are appointed by the Board and are advisory to the Board. They serve three-year terms and are limited to two, consecutive three-year terms. Chairmen of these committees are selected annually by committee members, and new members are appointed by the Board of Directors who consider recommendations from the Chairmen. Operations committee members (Communications, Personnel, Security and Trails) are appointed by the Community Manager and serve at the discretion of the Chair and the Community Manager, not to exceed six consecutive years. The Board may, at its discretion, establish new standing committees or appoint a task force to work on a specific project. Although the Board of Directors has full and final authority to act and make decisions for the Association, ample opportunity exists for member input to the Board. Members are encouraged to become active on the various committees, express opinions, participate in the election process, and attend Board meetings. The Board also sponsors occasional workshops and meetings that give members an opportunity to discuss topics of interest and concern. Publications The Sea Ranch Association Bulletin is the official publication of the Association and is mailed to all members monthly. It covers minutes of the Board meetings; reports from Board members, the Community Manager and various departments; and announcements of meetings and Association affairs. Soundings is the Sea Ranch newspaper mailed to all members quarterly. It includes in-depth reporting on Association affairs and features of special interest to members including history, nature, architecture, recreation, and governance. Design Review at The Sea Ranch If you have just purchased a lot or are planning renovations to your house, your next step will be to become familiar with the design review process. It is the job of the Planning and Design Staff to help you through designing, building, or remodeling your home. Along with your architect or designer, the architects and landscape architects, who constitute the Design Committee, will help you develop the unique potential of your site or structure. The design review process covers not only new structures and remodeling, but also proposed refinishing, landscaping, tree planting or removal, signs, or other improvements. Proposals for all new structures and major additions are presented to a Design Committee for review and approval. Work of a lesser degree may be reviewed and approved by the Planning and Design Staff. While at first it may appear to you that the design controls placed upon your Sea Ranch property are severe restrictions, it will help to think of them more as the protections they are intended to be. They exist to maintain architectural quality, protect property values, and uphold the philosophy of the early planners and architects. The importance of site specific design (exemplified in the early development of The Sea Ranch) and the preservation of design quality is best explained in the following paragraph from the "Declaration of Restrictions, Covenants and Conditions":
The Sea Ranch Concept embraces the idea that we can "live lightly on the land," and achieve a harmonious relationship with nature by introducing only structures that seem to exist within the landscape instead of intruding upon it. Fostering individual expression of this concept within acceptable constraints is, under the provisions of Article IV of The Sea Ranch Restrictions, the responsibility of the Design Committee. Contact the Planning and Design Department for specific information on the design review process. The Sea Ranch Association operations are supported by monthly dues assessed to members of the Association. Everyone is subject to the same assessment; every lot is assessed equally regardless of whether or not it is developed. Each year the Board of Directors approves a budget to cover anticipated costs for the coming fiscal year and sets the assessments accordingly. Financial reports are published in the Treasurer's Report each month in the Bulletin. The fiscal year of the Association coincides with the Board year (May 1 through April 30) and audits are done yearly. The Finance Committee works closely with the Community Manager, the Director of the Finance and Administrative services, and the Board of Directors in preparing the budget. Meetings and reviews of the proposed budget allow for members’ response before final approval. For internal accounting purposes, Association maintains four separate funds:
These Funds provide for the maintenance of roads and recreation facilities, land management, members' services, security, Design Committee services, administration, upkeep of equipment, acquisition of new equipment, and reserves for future needs. An additional fund, the Developer Settlement Fund, is anticipated to be depleted during the 1997-98 fiscal year. Operating Fund Individual budgets are prepared for each of the four operating departments:
Note: The Sonoma County On-site Waste Disposal Zone budget, after review by the TSRA Utilities Committee, is submitted to Sonoma County for approval. Development and Reserve Fund This fund is used to purchase new equipment and fund new projects. It maintains a reserve- $50,000 in mid-1997 and building to $210,000 -for contingencies. Property and Equipment Replacement Reserve Fund This is a 25 year reserve fund required by the State of California for all homeowners associations. Sufficient capital must be kept in this fund to maintain the Association’s facilities, such as roads, buildings, and recreation facilities. Recreation Development Fund Money in this fund may be spent solely for developing new or expanding existing recreation facilities. Discussions of the Sea Ranch concept usually emphasize the physical characteristics of the land, the harmonious relationship between man and nature, and the unique setting. But we are a community with commons shared by all – though we seldom discuss this specifically, the implications permeate our way of life. The Sea Ranch community is comprised of individuals with a wide variety of backgrounds. Because of the special location and the commons philosophy, there is an implicit camaraderie in which we all depend on one another for our pleasure, comfort, safety, and privacy. Here, privacy and togetherness exist in a delicate balance. The Sea Ranch offers everyone the freedom to find the balance between privacy and togetherness that is most comfortable. Because we have excellent physical facilities, our community is often viewed as a recreational site – much like a state park. Visitors and renters may see the area as a place to be used, visited and left without concern. But it is a privilege to be here since our shared commons make it, in essence, an extension of everyone’s backyard. Owners care for the viability of The Sea Ranch and for one another’s backyard, and it is important that renters and visitors also understand this philosophy and care as do owners. It is within the spirit of this Sea Ranch way of life that the Association Rules and Regulations were written. They are not present to dictate, but rather to foster the Sea Ranch way of life and preserve its special quality so it can be enjoyed by all in the future. Each rule has an important reason behind it, and has been found necessary through experience. It is our individual responsibility to see that the rules are observed by all – owners, visitors, and renters. The Sea Ranch Demographic Information There are 2310 lots at The Sea Ranch; and as of March 1997, 866 or 37 percent were undeveloped. Included in the total number of improved lots are 45 low-cost housing units in Unit 35-D owned and managed by Burbank Housing Development, Inc. of Santa Rosa, CA. Many of the houses are occupied by full-time residents; but the precise number is not known. Nonetheless, some idea can be garnered from the results of the January 1997 Survey distributed to 2028 TSRA members who own the 2310 lots. Something less than 45 percent indicated that they first purchased their property in the 1980’s. Of the 1361 responses to the query about their residential status, 297 indicated that they were permanent residents; 389 are part-time residents who do not rent their houses; 252 are part-time residents who rent their houses; and 89 rent their houses and do not use them personally. About 17 percent of the respondents indicated that they were 70 years or older, 26 percent in their 60’s, 34 percent in their 50’s, 22 percent in their 40’s, and 2 percent 30 years or younger. The complete results of the survey were published in the April 1997 issue of the TSRA Bulletin. County Service Area 41 Faced with the need to fund fire protection, refuse collection, and sewage treatment, the developer and the Association petitioned Sonoma County in 1971 to form a County Service Area (CSA). County Supervisors originally set up CSA 6 (now CSA 41) as a special taxing district within Sea Ranch boundaries, administered by the Supervisors in Santa Rosa. Funding for CSA 41 comes from the County General Fund, which is made up of property taxes, with some federal and state augmentation. Fire Protection Initial fire protection consisted of an all-volunteer force and one engine. Today fire protection is provided by The Sea Ranch Fire Department, composed of CSA 41 and The Sea Ranch Volunteer Fire Department, Inc. (TSRVFD). CSA 41 supplies a Fire Captain and two engineers. The volunteer fire department, chartered in 1973 as a separate organization, provides personnel to augment the operations of CSA 41. They fight structure fires and wildfires, respond to accidents, and assist in search and rescue operations and medical emergencies with a force of active volunteer firefighters, three engines, and three trucks. The California Department of Forestry and Fire Protection (CDF), which has a station next to the Association office on Annapolis Road, provides administration and training, and is responsible for the professional direction of all fire fighting and related emergency operations. Through such events as Christmas tree sales and barbecues, TSRVFD has purchased needed equipment the county cannot fund. TSRVFD Auxiliary runs these fund-raisers, making it possible to purchase rescue and medical equipment, turn-out gear, and other safety apparatus. One of the two Sea Ranch fire stations is located on Annapolis Road near the Association office. The North Fire Station, owned by TSRVFD, was built in 1985 with funds, materials, and labor from community members, local suppliers, trades people, and professionals. State regulations require the clearing of vegetation around buildings to reduce fire danger. TSRVFD conducts periodic inspections to make sure homeowners have complied with the regulations. To facilitate the safe disposal of hot ashes and coals, the Association sells metal ash cans for a nominal fee. Sewage Collection and Treatment Although the southern half of Sea Ranch is on septic systems, continued development of the northern part was made contingent upon the provision of sewage treatment facilities. Two separate sewage collection zones exist within CSA 41: Zone 1 and Zone 2. Zone 1 Two sewage treatment plants are located within the Ranch: a small one near the center of the Ranch, and the larger Sea Ranch North Sewage Treatment Plant (serving homes north of Unit 28). Both are operated by The Sea Ranch Water Company under an agreement with CSA 41. A third site for sewage treatment at the south end of the Ranch was never completed by the developer. A per-parcel tax for sewer service is collected by Sonoma County. Zone 2 One of the requirements of the California Coastal Commission, later made part of the Bane Bill, was the monitoring of septic systems on Sea Ranch. In 1987, an On-site Wastewater Disposal Zone (OSWDZ), funded by a county per parcel tax, was established by the Sonoma County Board of Supervisors upon petition of Sea Ranch residents. Goals of the zone are: To carry out a regular program of septic system inspections and water quality monitoring as specifically mandated in the Bane Bill. To provide a mechanism for comprehensive planning and management of sewage disposal on Sea Ranch Common Areas, including the ability to construct and operate neighborhood collection and leach field systems. The Sea Ranch Association contracts with Sonoma County to administer Zone 2. The OSWDZ office is at the TSRA Office Annex. Sea Ranchers on septic systems are required to make their septic tanks available for inspection on a three-year cycle – unless they have innovative systems such as mound or pressure-distribution systems. Innovative systems require more frequent inspections. After inspection, a permit is issued. If repairs are required, a temporary permit is issued until repairs are complete. The staff of the OSWDZ keeps information on file for every lot within the zone. New owners should contact the office soon after their purchase to determine the requirements for their specific lot. A handy homeowner’s guide for new members with septic systems is available at the Association office. A per-parcel tax is collected by Sonoma County to cover the costs of the zone’s service. Refuse Collection Collection of refuse is handled by a private firm, Pacific Coast Disposal Co. of Guerneville. Sea Ranchers also have access to the Sonoma County Refuse Disposal Facility that is located just outside Annapolis (approximately 9 miles east of Highway 1 on Annapolis Road). Hours are 8 a.m. to 5 p.m. Monday, Tuesday, Saturday and Sunday; 8 a.m. to noon on Wednesday; closed on Thursday, Friday and holidays (Easter, Fourth of July, Labor Day, Thanksgiving, Christmas, and New Year’s Day). Fees are related to volume of refuse deposited at the site ($4.00 and $7.25 minimum for cars and trucks respectively). There are bins for recyclable material. Large appliances, oil and oil filters are accepted. Recycling Recycling bins are located in the TSRA Corporation Yard at the end of the driveway at 35600 Verdant View. Verdant View intersects Annapolis Road at the California Department of Forestry’s Fire Station. These bins are for newspaper (no plastic bags or telephone books accepted), glass (no ceramics, window glass or mirrors accepted), aluminum and tin cans, plastic containers, and corrugated cardboard. Recyclable debris can be picked up weekly from your trash enclosure by Pacific Coast Disposal by arrangement. Call them (884-3836) for information. Residents wishing to dispose of still-usable items (books, clothing, furniture, and small and large appliances) can take them to the Gualala Community Center any Tuesday between 8:30 a.m. and 12 noon. Donated items are sold the first Saturday of the month at a Pay 'n Take sale to benefit the Center. Roadside Debris Pick-up As part of TSRA fire management program, TSRA crews will pick up debris once a month from the roadside during the months of April through September. The program is designed to dispose of minor debris around homes, and crews will not remove trees, limbs or brush generated by view restoration projects or lot-clearing associated with construction. TSRA will collect no more than 2 cubic yards of debris (approximately a 3 ft. x 3 ft. x 6 ft. pile). Pick-up is scheduled for the third Monday of each month, and a request for pick-up must be made to TSRA by 5:00 p.m. of the previous Friday. TSRA will not collect construction debris, garbage, grass clippings, or material in bags or containers. Chips generated by the crew can be delivered to owners by request. Water The Sea Ranch Water Company, a wholly-owned subsidiary of the developer, initially owned and operated the water system serving The Sea Ranch. The water supply was pumped from shallow wells near the intersection of Highway 1 and Annapolis Road. Yields were meager and operations plagued by fine sand which continually fouled the equipment. Subsequently, the developer purchased 46 acres of land from the Gualala Redwoods Inc. fronting on the South Fork of the Gualala River, known as the "Hot Spot." At this location the developed facilities of the Water Company consist of two wells, a chlorination system, storage tanks, and transmission mains. From 1964 to 1974, nearly 387 miles of piping were installed, along with six storage tanks, six pumping stations, 238 fire hydrants, and approximately 1850 water services. In 1966 the Water Company received a permit from the State Water Resources Control Board to allow the company to pump water from the river. A condition, Term 14, was added to the permit saying that water could not be diverted when the flow in the river fell below certain levels. In 1977, the state board ordered the Water Company to pursue study and development of an alternate source of water during dry periods. As a consequence the Water Company pursued various options, finally settling at the urging of TSRA on the construction of a 300 acre-feet reservoir which stores water to be used when the river is low, another 500,000 gallon storage tank, and a treatment facility for the reservoir. The Water Company and its facilities were purchased by TSRA in 1997 for $500,000 plus adjustments which are estimated to increase the estimated total purchase cost to $650,000., The sale by Castle and Cooke California, Inc. ended the developer’s presence at The Sea Ranch. The Sea Ranch Water Company, as a subsidiary corporation of TSRA, is funded by customer fees. Rates are set by the company but are reviewed by the California Public Utilities Commission. The TSRA Board serves as the Board of Directors of the water company, and the Utility Committee provides oversight and advises the TSRA Board on matters pertaining to the operation of the company. Home mail delivery is not available on The Sea Ranch. Post Office boxes can be rented at The Sea Ranch Lodge, Stewarts Point, and in Gualala. United Parcel Service (UPS ) and Federal Express deliver to The Sea Ranch (requiring the street address, not a box number). Federal Express has outgoing boxes at the Verdant View Center at 1000 Annapolis Road, in the lobby of the Sundstrom Center in Gualala, and in Anchor Bay Village. Outgoing UPS packages can be left at The Sea Trader in Gualala. Telephone Telephone service on The Sea Ranch is available through GTE. A privately published telephone directory (The Blue Book) covering the area between Manchester and Timber Cove and extending east to Annapolis can be purchased at most grocery and variety stores in the area. Internet There are several local Internet service providers offering e-mail service and connections to the World Wide Web : Mendocino Community Network (Mendocino High School), mcn.org; Inter Coast (Wander Communications, Inc.), intercoast.com; and Portgualala (Platform- Horizons), platform-horizons.com.
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 Last Updated: 03/12/07 |
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