Decision Log 1998 |
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Decision Making Agreement
January 19, 1998
Business Meeting
We consensed to modify the Decision Making Agreement. Changes included:
•Basing quorum and Alternative Method Vote on Member Households rather than on individual Members.
•Elaborating on the policy which prohibits Proxy voting (must be present to vote).
•Elaborating on reasons for and methods of Alternative Method Votes.
Design & Construction
January 19, 1998
Business Meeting
We consensed to modify the General Design Plan
We consensed to explore partnering with Jim Leach as our developer.
Long Distance Membership
January 19, 1998
Business Meeting
We consensed to adopt the Long Distance Membership Agreement.
Membership Goal
March 16, 1998
Business Meeting
We consensed to establish a Membership goal of a minimum of 12 Member Households by May 22, 1998. If we achieve that goal, we will purchase the land. If we don’t achieve it, we won’t purchase the land.
We consensed that Equity Credits will be modified so that all Members as of May 22, 1997 will have their Equity Credits raised to $5000 and a new equity credit of $3000 will be established for Members as of May 22, 1998. The other 2 levels of Equity Credits will remain unchanged.
Loan Approval
March 16, 1998
Business Meeting
We consensed that Mac is authorized to borrow up to a total of $10,000 from private investors. Additional borrowing will require additional authorization.
Renters and Guests
April 13, 1998
Business Meeting
We consensed to adopt the Renters and Guests Agreement.
Phase 2 Plan
April 13, 1998
Business Meeting
We consensed to adopt the Phase 2 Plan Agreement.
Well Drilling
April 20, 1998
Business Meeting
We consensed to authorize Mac to spend up to $4000 on well drilling and testing related to the cluster site.
Jim Leach Partnership
April 20, 1998
Business Meeting
We consensed to authorize Mac to enter SJC into a partnership agreement with Jim Leach.
Members’ Loan Liability
April 20, 1998
Business Meeting
We consensed that our borrowing from private investors will be structured so that shareholders will not be liable for more than their membership investment. We recognize that this will mean paying private investors a rate of interest commensurate with their risk. The rate of interest and other loan specifics will be agreed upon by the group.
Budget Approval
May 11, 1998
Business Meeting
We consensed to adopt the Budget as proposed.
Marketing Goal Update
May 11, 1998
Business Meeting
Given that we’ll have 11 Members as of May 22, we consensed to enter into a purchase agreement with Mac to purchase our share of the land.
Refine Site Plan
May 11, 1998
Business Meeting
We consensed to the following site plan specifics:
•Parking: Work within the Site Plan Program (Smaller lots, minimal lighting, gravel).
•Solar Orientation: Tweak the design to maximize solar, but don’t change basic plan or compromise community living.
•Village Green: Create about 5000sf turf area in front of the Common House.
Graduated Risk Option
May 11, 1998
Business MeetingWe consensed to adopt the Graduated Risk Option as proposed.
Project Manager Spending Authorization
June 8, 1998
Business Meeting
We consensed to authorize Mac to spend up to $5000 on expenditures directly related to Preliminary Plat Approval, which specifically includes water, sewer, access, fire, and plat preparation.
Design Style Agreement
June 22, 1998
Business Meeting
We consensed to adopt the Design Style Agreement as modified.
Private Parking
June 22, 1998
Business Meeting
We consensed to the Private Parking proposal as follows:
•We will provide parking on private lots under the following conditions:
◦Car traffic will not in any way interfere with pedestrian traffic within the cluster.
◦Parking will only be allowed behind homes, with an emphasis on minimizing visual impact from within the cluster.
◦Only homes whose backyards face the existing roads can have private parking (south side of west wing, east side of north wing). The lot at the end of the North wing can also have private parking.
◦The homes that have private parking will absorb the extra costs of providing that parking.
Refine Site Plan
June 22, 1998
Business Meeting
We consensed that we wanted no lot more than 30 degrees off of due south.
CDOT Strategy
July 6, 1998
Business Meeting
We consensed to the following:
•We’ll apply under the new regulations for 24 homes.
•We recognize that there’s a possibility that we could have to build an approx $150K highway improvement.
•If the highway improvement becomes required during the development of Phase 2, Mac would be willing to loan the necessary improvement money to SJC.
Refine Site Plan
July 6, 1998
Business Meeting
We then addressed various specific site plan issues and decided the following:
•Leave single and duplex mix as is, but be prepared to adjust unit mix as we get more info. An example of an adjustment would be to make B1 a duplex, compress north path, eliminate A4.
•Get tree survey to Matt & have him adjust plan to minimize adverse impact on trees.
•Approved village green size & location. Tentatively approved size & location of west wing nodes.
•Add another node to the north wing, but not as an island in the path.
•Orient all lots within 30º of due south.
•Leave Lot A4 as is. (Because Matt said the solar will be good as drawn.)
•Keep number of parking spaces for now and consider reducing number later once we know how many people are going to build garages (total spaces to equal ~60). Break up any parking lots with more than 10 spaces to conform with LPLUS.
•Don’t eliminate north parking lot for now. Wait until final site plan to work out parking details.
•Eliminate all common space around lots that’s in the meadow, except that space which is used for common house, village green, sidewalks, gathering nodes, parking lots, some garages, or fire lanes. Incorporate this land into the private lots.
•Rotate workshop parking lot and workshop to north. Position based on tree survey.
•Move main parking entry to north. Don’t have it come in straight off main road.
•Matt can adjust the setbacks of lots B3, A1, A2 to create a better visual connection to the common house as appropriate using the following prioritization:
◦1) Solar Access
◦2) “Unfolding Path”
◦3) Visual Connection
◦(Mac stood aside on this decision.)
•Leave common house location as is.
•Leave west wing path as is.
•Let Mac work with Matt to resolve fire issues.
•Wait on various common house terrace and size issues until common house programming.
•Wait until final site plan to work out details of the path in front of common house.
Member Investor Discounts
August 17, 1998
Business MeetingWe consensed to adopt the proposal as presented.
Budget Approval
August 3, 1998
Business Meeting
We consensed to adopt the Budget as proposed.
Profits to HOA
August 3, 1998
Business Meeting
We consensed to adopt the following proposal:
•All profits earned by SJCDC will go to the SJC HOA, rather than being distributed to individual member shareholders.
Land Purchase Agreement
August 3, 1998
Business Meeting
We consensed to authorize Mac & Lyn to enter SJCDC into the land purchase agreement.
Design Strategy
August 3, 1998
Business Meeting
We consensed to have Mac negotiate with Matt to lead the programming workshops. If a good price can be agreed to, Matt will lead the programming workshop for the Common House over one big weekend. Matt will also lead the Private Homes programming workshop over another weekend (or two if necessary). The workshops will be between October 1 and Christmas and Mac will have the authority to make that schedule. The group asked for lots of homework so that workshops can proceed at a quicker pace and perhaps save resources.
Membership Application
September 14, 1998
Business Meeting
We consensed on the following new language for the Membership Application:
•A household must obtain from a Mortgage Broker a Financial Pre-qualification to purchase a lot and home for $150,000. The household may obtain Financial Pre-qualification of only $110,000 if they qualify for owner/builder financing. (Mortgage Brokers won’t lend construction funds to people without construction experience). Please submit Mortgage Broker’s report to the Finance Team. Households are exempt from this requirement if they can prove at least $150,000 of liquid assets in excess of debt.
•Dave Hart stood aside on this proposal.
Septic Strategy
September 28, 1998
Business Meeting
We consensed to go with the individual systems in our county application, while continuing to work on the variance for the clustered systems (this would be clear in the county application as well).
Consensus Training Requirement
October 12, 1998
Business Meeting
We voted that the Consensus Training requirement will not be reopened. The vote was 8:0.
Absentee Member Voting
October 12, 1998
Business Meeting
We consensed to adopt the LDM Voting Proposal, but to also make it available to locals and to strike the “expire” clause. Mac stood aside.
Offer to Buy Ambaya’s Kitchen Equipment
October 12, 1998
Business Meeting
The group decided by super majority vote to accept the following proposal:
•To bid and pay no more than 50% of the original cost on the following list of equipment: Double sink, Single sink, Stainless steel shelving, Dinner plates, salad plates and bowls, Water glasses, Wine glasses.
Basic Configuration and Budget
October 23 – 25, 1998
Common House Programming Workshop
We consensed to build a common house that falls somewhere between the following 2 options:
•b) Two story: $250,000 / $65 sf = 3846 sf total (all finished).
•c) Two story: finished upper level, leave lower unfinished: $250,000 / $50 sf = 5000 sf total, (2500 sf finished, 2500 sf unfinished) Would be $75,000 to finish.
Classify Spaces
October 23 – 25, 1998
Common House Programming Workshop
We consensed that the following list of CH rooms are a “given” (they represent the minimum space that will be built and finished):
•bathrooms, stairs, entry, circulation, dining room, kitchen, kids romp room, terrace, storage closet, laundry, guest room #1, hearth room, kids schooling/crafts (the minimum for the total of these rooms is 2680 sq ft).
We consensed that the following prioritized list of CH rooms are “optional” (they will be built and finished if space and budget allow):
•rec room (17), guest room #2 (14), community office (13), adult crafts (13), more storage (12), teen room (6), private office (5).
Unit Mix
October 23 – 25, 1998
Common House Programming Workshop
We consensed not to revise the site plan with regard to unit mix (14 duplex, 10 single).
Dining Room Capacity
October 23 – 25, 1998
Common House Programming Workshop
We consensed that the DR including any overflow area will be designed to seat the maximum Phase 1 population of 65 (includes current babies).
Budget Approval
October 26, 1998
Business Meeting
We consensed to adopt the Budget as proposed.
Site Plan Revision
October 26, 1998
Business Meeting
We decided the following by Super Majority Vote:
FIX BACKYARD CONFLICT
Reduce size of backyards of C4 & C5 so that lot line runs directly from C5/C6 corner to C3/C4 corner.
Designate non-vegetated open space behind A2, C4, and C5 as Orchard. Orchard means that we will plant trees and bushes to create a visual barrier behind backyards which may be fruit trees, but not necessarily.
CREATE PATHS TO ORCHARD
Reduce size of backyards of A2 & C6 to create a 20′ corridor from Village Green to Orchard.
TWEAK LOT SIZES
Increase the sizes of A4 and B1 to 75′ X 120′. B1 is actually slightly bigger because of SW corner.
Increase the size of D1 so that itâs west side line is a continuation of the side line of C1 and the front line of A5 and itâs back line is a continuation of the back line of D2.
Increase the backyards of A1 and B3 so that they include the natural vegetation line.
Reduce size of D8 so that its east side line is parallel with its west side line.
Increase width of A3 and A4 by 5 feet each by reducing corridor between A3 and B5 to 8′.
MOVE GARAGES
Eliminate optional garages from behind D3 – D8. Create 3 optional double garages across the road behind D6 and D7.
Jim Leach as Consultant
November 9, 1998
Business Meeting
We unanimously agreed by Super Majority Vote to the following proposal:
•Authorize Mac to enter SJC into a development consulting agreement with Jim Leach as outlined in his November 3rd letter.
Matt Worswick as Designer
November 9, 1998
Business Meeting
We unanimously agreed by Super Majority Vote to the following proposal:
•Authorize Mac to enter SJC into design agreements with Matt Worswick related to the remaining programming, schematic design, design development, and construction documents. The cost of this work is not to exceed our design budgets.
Common House Program
November 9, 1998
Business Meeting
We agreed by Super Majority Vote to the following:
GENERAL GOALS
Change wording “represent authenticity to purpose” to “form follows function” — no other changes.
ENVIRONMENT FOR (ACTIVITIES)
Add dining/eating to the list, all other as is.
DETAILS
Eliminate “unique niche spaces” from list; change “good acoustics” to “great acoustics”; all other as is.
THE BUILDING SHOULD BE
Change word “sustainable” to “earth friendly”; all other as is.
ATMOSPHERE
Eliminate “grits and guts” but leave “dynamic”; all other as is.
PROVIDE (FUNCTIONS)
Add celebrations; place for adults to gather; place to create; eliminate “defined adolescent domain”; all other as is.
CAFE
Have a beverage station in the dining room, which would not entail extra space. All mention of “cafe” dropped in the consensed part of the program.
DINING ROOM
Character: change “good acoustics” to “great acoustics” – top priority; add “musical” (includes sound system); change “different spaces/ceiling heights” to “moderate ceiling height”; under that add “homey / intimate feel”; all other as is.
KITCHEN
Character: “social” added to “interactive”; “good ventilation” rather than “not too hot”; add “natural light”; “musical”; “interactive amongst cooks and with rest of common house”; “safe”; rest as is.
Relationships: add “direct access to outside”; delete “accessible to herb garden”; eliminate “close to terrace”; rest as is.
TERRACE
Character: add “musical”; “variably defined spaces”; add “have eddies or quiet sitting spaces”; add “easy flow from common house to village green”; add “spacious enough to seat entire community with overflow to sidewalk”; rest as is.
Relationships: add “connected to entry”; delete “cafe”; rest as is.
HEARTH ROOM
Character: add “musical”; add “arrangement and lighting to accommodate games and conversation”; eliminate “semi-circle seating”; add “quiet”; all else as is.
Relationships: Delete “close to cafe”; all else as is.
KID’S ROMP ROOM
Activities: add “active play”; eliminate “learning as an activity”; all other as is.
Character: change “carpeted” to “soft floor”; all else as is.
Relationships: add “if possible” to close to bathroom criteria; all else as is.
STORAGE CLOSET
Character: add “good lighting”; delete “high shelves”; add “good ventilation”; delete “not smelly”; all else as is
ENTRY
Character: flows well is top priority; change “separate access” to “separate storage for kids and adults shoes etc.”; add “clean and uncluttered”; add “artistic welcome” (something similar to Harmony Village); all else as is.
Relationships: scratch “close to bathroom”; add “oriented to the west”; add “connected to terrace”; change to “close to kids room if possible”; all else as is.
KID’S SCHOOL / CRAFT ROOM
Activities: change “schooling during day” to “schooling”; all else as is
Relationship: change “close to adult creative room if possible”; all else as is.
GUEST ROOM #1
Character: Decision: add “good lighting”; add “good ventilation”; add “quiet”; all else as is.
Relationships: remove “not close to laundry” (we added quiet to character); change “door to full bath” to “close to full bath”; all else as is.
LAUNDRY
Activities: delete “listening to music”; all else as is.
Character: delete “sparse”; add “homey/pleasant”; add “natural light if possible”; add “good ventilation”; add “safe”; all else as is.
Relationships: delete “near exterior door”; all else as is.
RECREATION ROOM
Character: add “musical”; change “acoustic separation” to “acoustic separation if possible”; all else as is.
GUEST ROOM #2
Activities: add “variable”; all else as is.
Character: change criteria to read the same as Guest Room #1.
Relationships: make same as Guest Room #1.
ADULT CRAFT AREA
Activities: add “variable”; all else as is.
Character: add “musical”; add “good ventilation”; add “natural light”; all else as is.
Relationships: change to “close to kids school area, if possible”; add “consider having it in a separate building”; all else as is.
COMMUNITY OFFICES
Character: add “efficient”; all else as is.
MORE STORAGE
Character: eliminate “not too big”; eliminate “walk-in style”; rest as is.
Relationships: add “wherever it fits”; eliminate “dark corner”; rest as is.
Design Process
November 20 – 22, 1998
Private Homes Workshop 1
We consensed to use Matt’s version of the design process.
Private Homes Design Priorities
November 20 – 22, 1998
Private Homes Workshop 1
We consensed to group the design priorities as follows (listed highest priority to lowest):
•Group #1: quality construction/low maintenance, energy efficient/passive solar, sustainable design & materials, affordability;
•Group #2: daylighting, healthy building materials, efficient use of space, aesthetics/beauty, open & spacious;
•Group #3: simplicity of building form, private/public balance, future expandability;
•Group #4: marketability, flexibility of functions.
Basements
November 20 – 22, 1998
Private Homes Workshop 1
We consensed to include basements in all SJC built households (with 4 stand aside votes by Dan, Ruthanne, Pam and Pam).
Models
November 20 – 22, 1998
Private Homes Workshop 1
We consensed to have Matt recognize 5 models as current groups desire with allowance to combine groups and still meet desire and design models for only 3 or more households.
Private Homes Construction Technology
November 20 – 22, 1998
Private Homes Workshop 1
We consensed to super-stick construction for the SJC-built homes with 3 people Standing Aside: Pam, Katie, and Mark.
Common House Concerns
November 23, 1998
Business Meeting
Consensed that Matt can disregard the line in the CH program that says storage closet must be close to the kitchen clean-up area. We ask Matt to relocate the storage closet where he best sees fit, but to consider having the mop and broom and vacuum storage to be outside of the kitchen pantry area.
Consensed to have Matt increase the size of the island substantially, yet proportionally, to fit the new open space w/in the kitchen. Allow the Kitchen Team to determine if the island should be fixed or stationary. (Note: more space in the kitchen was created w/the relocation of the storage closet and moving around the fridge.)
Consensed that no changes necessary to make kitchen more interactive. Drop the concern.
Consensed to move location of the beverage center over to be back-to-back w/the dishes and silverware shelving, and that the shelving be floor-to-ceiling and approx. 10″ to 20″ deep.
(Note to Matt: we are concerned about congestion, so please use your expertise in moving this to mitigate congestion around the serving area.)
Consensed to drop the concern that dish storage is too far from dish cleaning area.
Consensed to drop the concern to relocate the heating source in the hearth room.
Consensed to drop the concern that the office is too big.
Consensed to drop the concern to have round tables in the dining room.
Consensed to drop the concerns that the storage is too small & the laundry too big.
Consensed to drop the concern that the CH won’t be cool in the summer.
Consensed to drop the concern that the school area is too small.
Consensed to drop the concern that the art room too small.
Consensed to drop the concern that the rec. room too large
Quorum
December 7, 1998
Business MeetingWe consensed to adopt the following proposal:
•A Quorum will not be necessary for consensus decisions because of the ability of absentee members to vote. A quorum will, however, be necessary to take an Alternative Method Vote. The number of voting members needed for a quorum will be calculated as 51% of all local voting member households. A quorum is established by the presence of that number of voting member households represented by a voting member, either local or long distance.
Authorization to Hire Builder
December 7, 1998
Business Meeting
We consensed to authorize Mac and Barry (in collaboration with Jim and Matt) to enter into an initial agreement with a builder for SJC-built homes and common house.
Model & Lot Choices
December 11 – 13, 1998
Private Homes Workshop 2
We consensed to the following proposal:
•Saturday afternoon (12/12) we will ask everyone to make preliminary model and lot choices, going up the queue. Sunday (12/13) we will decide whether to lock in on model choices then or at a future date.
Lot Pricing
December 11 – 13, 1998
Private Homes Workshop 2
We consensed to adopt the current lot pricing system as proposed.
Single/Duplex Flexibility for Lots D1 & D2
December 11 – 13, 1998
Private Homes Workshop 2
We consensed to the following proposal:
•Allow the owners of D1 & D2 to have those lots be custom duplex lots or custom single lots. Modify the lot pricing system to include an E-W vs N-S orientation differential. Designate a 7.5 ft. minimum side yard set-back on D1 & D2. The price of lots D1 and D2 will be dependent upon whether the owners choose to go duplex or single.
Model & Lot Choices
December 11 – 13, 1998
Private Homes Workshop 2
We consensed to the following proposal with Barry, Ruthanne, Katie, Sondra, and Werner standing aside:
•Make final model choices and model placement determinations this afternoon (Sunday) (not lot choices). If member wants to change model choice, the member must find someone to change models with them or they may ask the group for permission to change.
Model A
December 11 – 13, 1998
Private Homes Workshop 2
We consensed to the following proposal:
•Allow Model A to exist even though only 2 household are choosing it. This is specific only to Model A.
Common House Construction Technology
December 11 – 13, 1998
Private Homes Workshop 2
We consensed to the following proposal with Pam Fair & Sondra standing aside:
•Use a timber frame construction method with one of the CH wall systems, so long as it doesn’t cost $75,000 over what it would cost using super stick construction and so long as it doesn’t delay the move in date into private SJC homes. Determination of this must be made by Jan. 11, 1999.
Lorax Timber Products
December 11 – 13, 1998
Private Homes Workshop 2
We consensed to the following proposal:
•SJC agrees to use lumber produced by Lorax Forest Care, Inc. where it is appropriate for the design, economical, and within local building codes. Purchase is dependent on Lorax being able to deliver quality and service equal to or better than otherwise available at prices equal to or lower than otherwise available. The premium for the products being sustainably harvested will not exceed 20%.
Model Placement
December 11 – 13, 1998
Private Homes Workshop 2
We consensed to the following proposal with Lorrie Carlson, Barry, and Ruthanne standing aside:
•Designate model placements as follows (final model choices also indicated):
◦A’s on lots D3 & D4
▪Leland, Ruthanne
◦B’s or C’s on lots C1 – C6
▪B – Walker, Davidson, Dear, Grossman
▪C – Morrison, Woodard
◦D/E’s on lots A1 & A2 and B2-B5
▪Robbins, Thomson, Pasternack, Wilber, Coolidge-Behrstock, Heiber-Beall
◦Custom singles on lots B1, A3-A5
▪Goldberg, Carlson, Mylrea, Waller
◦Custom duplex (A) on lots D1, D2, D5, D6
▪Hart, McGee, Foy-Fair, Carlson 2
◦Custom duplex (B) on lots D7 & D8.
▪ELK, Randolph
•Any additional costs incurred by the builder or SJC due to inefficiencies in SJC construction (disruption and inconvenience) due to the placement of the custom homes will be quantified and borne solely by the custom home builder(s) who’s lot placement is causing the inefficiency.
January 19, 1998
Business Meeting
We consensed to modify the Decision Making Agreement. Changes included:
•Basing quorum and Alternative Method Vote on Member Households rather than on individual Members.
•Elaborating on the policy which prohibits Proxy voting (must be present to vote).
•Elaborating on reasons for and methods of Alternative Method Votes.
Design & Construction
January 19, 1998
Business Meeting
We consensed to modify the General Design Plan
We consensed to explore partnering with Jim Leach as our developer.
Long Distance Membership
January 19, 1998
Business Meeting
We consensed to adopt the Long Distance Membership Agreement.
Membership Goal
March 16, 1998
Business Meeting
We consensed to establish a Membership goal of a minimum of 12 Member Households by May 22, 1998. If we achieve that goal, we will purchase the land. If we don’t achieve it, we won’t purchase the land.
We consensed that Equity Credits will be modified so that all Members as of May 22, 1997 will have their Equity Credits raised to $5000 and a new equity credit of $3000 will be established for Members as of May 22, 1998. The other 2 levels of Equity Credits will remain unchanged.
Loan Approval
March 16, 1998
Business Meeting
We consensed that Mac is authorized to borrow up to a total of $10,000 from private investors. Additional borrowing will require additional authorization.
Renters and Guests
April 13, 1998
Business Meeting
We consensed to adopt the Renters and Guests Agreement.
Phase 2 Plan
April 13, 1998
Business Meeting
We consensed to adopt the Phase 2 Plan Agreement.
Well Drilling
April 20, 1998
Business Meeting
We consensed to authorize Mac to spend up to $4000 on well drilling and testing related to the cluster site.
Jim Leach Partnership
April 20, 1998
Business Meeting
We consensed to authorize Mac to enter SJC into a partnership agreement with Jim Leach.
Members’ Loan Liability
April 20, 1998
Business Meeting
We consensed that our borrowing from private investors will be structured so that shareholders will not be liable for more than their membership investment. We recognize that this will mean paying private investors a rate of interest commensurate with their risk. The rate of interest and other loan specifics will be agreed upon by the group.
Budget Approval
May 11, 1998
Business Meeting
We consensed to adopt the Budget as proposed.
Marketing Goal Update
May 11, 1998
Business Meeting
Given that we’ll have 11 Members as of May 22, we consensed to enter into a purchase agreement with Mac to purchase our share of the land.
Refine Site Plan
May 11, 1998
Business Meeting
We consensed to the following site plan specifics:
•Parking: Work within the Site Plan Program (Smaller lots, minimal lighting, gravel).
•Solar Orientation: Tweak the design to maximize solar, but don’t change basic plan or compromise community living.
•Village Green: Create about 5000sf turf area in front of the Common House.
Graduated Risk Option
May 11, 1998
Business MeetingWe consensed to adopt the Graduated Risk Option as proposed.
Project Manager Spending Authorization
June 8, 1998
Business Meeting
We consensed to authorize Mac to spend up to $5000 on expenditures directly related to Preliminary Plat Approval, which specifically includes water, sewer, access, fire, and plat preparation.
Design Style Agreement
June 22, 1998
Business Meeting
We consensed to adopt the Design Style Agreement as modified.
Private Parking
June 22, 1998
Business Meeting
We consensed to the Private Parking proposal as follows:
•We will provide parking on private lots under the following conditions:
◦Car traffic will not in any way interfere with pedestrian traffic within the cluster.
◦Parking will only be allowed behind homes, with an emphasis on minimizing visual impact from within the cluster.
◦Only homes whose backyards face the existing roads can have private parking (south side of west wing, east side of north wing). The lot at the end of the North wing can also have private parking.
◦The homes that have private parking will absorb the extra costs of providing that parking.
Refine Site Plan
June 22, 1998
Business Meeting
We consensed that we wanted no lot more than 30 degrees off of due south.
CDOT Strategy
July 6, 1998
Business Meeting
We consensed to the following:
•We’ll apply under the new regulations for 24 homes.
•We recognize that there’s a possibility that we could have to build an approx $150K highway improvement.
•If the highway improvement becomes required during the development of Phase 2, Mac would be willing to loan the necessary improvement money to SJC.
Refine Site Plan
July 6, 1998
Business Meeting
We then addressed various specific site plan issues and decided the following:
•Leave single and duplex mix as is, but be prepared to adjust unit mix as we get more info. An example of an adjustment would be to make B1 a duplex, compress north path, eliminate A4.
•Get tree survey to Matt & have him adjust plan to minimize adverse impact on trees.
•Approved village green size & location. Tentatively approved size & location of west wing nodes.
•Add another node to the north wing, but not as an island in the path.
•Orient all lots within 30º of due south.
•Leave Lot A4 as is. (Because Matt said the solar will be good as drawn.)
•Keep number of parking spaces for now and consider reducing number later once we know how many people are going to build garages (total spaces to equal ~60). Break up any parking lots with more than 10 spaces to conform with LPLUS.
•Don’t eliminate north parking lot for now. Wait until final site plan to work out parking details.
•Eliminate all common space around lots that’s in the meadow, except that space which is used for common house, village green, sidewalks, gathering nodes, parking lots, some garages, or fire lanes. Incorporate this land into the private lots.
•Rotate workshop parking lot and workshop to north. Position based on tree survey.
•Move main parking entry to north. Don’t have it come in straight off main road.
•Matt can adjust the setbacks of lots B3, A1, A2 to create a better visual connection to the common house as appropriate using the following prioritization:
◦1) Solar Access
◦2) “Unfolding Path”
◦3) Visual Connection
◦(Mac stood aside on this decision.)
•Leave common house location as is.
•Leave west wing path as is.
•Let Mac work with Matt to resolve fire issues.
•Wait on various common house terrace and size issues until common house programming.
•Wait until final site plan to work out details of the path in front of common house.
Member Investor Discounts
August 17, 1998
Business MeetingWe consensed to adopt the proposal as presented.
Budget Approval
August 3, 1998
Business Meeting
We consensed to adopt the Budget as proposed.
Profits to HOA
August 3, 1998
Business Meeting
We consensed to adopt the following proposal:
•All profits earned by SJCDC will go to the SJC HOA, rather than being distributed to individual member shareholders.
Land Purchase Agreement
August 3, 1998
Business Meeting
We consensed to authorize Mac & Lyn to enter SJCDC into the land purchase agreement.
Design Strategy
August 3, 1998
Business Meeting
We consensed to have Mac negotiate with Matt to lead the programming workshops. If a good price can be agreed to, Matt will lead the programming workshop for the Common House over one big weekend. Matt will also lead the Private Homes programming workshop over another weekend (or two if necessary). The workshops will be between October 1 and Christmas and Mac will have the authority to make that schedule. The group asked for lots of homework so that workshops can proceed at a quicker pace and perhaps save resources.
Membership Application
September 14, 1998
Business Meeting
We consensed on the following new language for the Membership Application:
•A household must obtain from a Mortgage Broker a Financial Pre-qualification to purchase a lot and home for $150,000. The household may obtain Financial Pre-qualification of only $110,000 if they qualify for owner/builder financing. (Mortgage Brokers won’t lend construction funds to people without construction experience). Please submit Mortgage Broker’s report to the Finance Team. Households are exempt from this requirement if they can prove at least $150,000 of liquid assets in excess of debt.
•Dave Hart stood aside on this proposal.
Septic Strategy
September 28, 1998
Business Meeting
We consensed to go with the individual systems in our county application, while continuing to work on the variance for the clustered systems (this would be clear in the county application as well).
Consensus Training Requirement
October 12, 1998
Business Meeting
We voted that the Consensus Training requirement will not be reopened. The vote was 8:0.
Absentee Member Voting
October 12, 1998
Business Meeting
We consensed to adopt the LDM Voting Proposal, but to also make it available to locals and to strike the “expire” clause. Mac stood aside.
Offer to Buy Ambaya’s Kitchen Equipment
October 12, 1998
Business Meeting
The group decided by super majority vote to accept the following proposal:
•To bid and pay no more than 50% of the original cost on the following list of equipment: Double sink, Single sink, Stainless steel shelving, Dinner plates, salad plates and bowls, Water glasses, Wine glasses.
Basic Configuration and Budget
October 23 – 25, 1998
Common House Programming Workshop
We consensed to build a common house that falls somewhere between the following 2 options:
•b) Two story: $250,000 / $65 sf = 3846 sf total (all finished).
•c) Two story: finished upper level, leave lower unfinished: $250,000 / $50 sf = 5000 sf total, (2500 sf finished, 2500 sf unfinished) Would be $75,000 to finish.
Classify Spaces
October 23 – 25, 1998
Common House Programming Workshop
We consensed that the following list of CH rooms are a “given” (they represent the minimum space that will be built and finished):
•bathrooms, stairs, entry, circulation, dining room, kitchen, kids romp room, terrace, storage closet, laundry, guest room #1, hearth room, kids schooling/crafts (the minimum for the total of these rooms is 2680 sq ft).
We consensed that the following prioritized list of CH rooms are “optional” (they will be built and finished if space and budget allow):
•rec room (17), guest room #2 (14), community office (13), adult crafts (13), more storage (12), teen room (6), private office (5).
Unit Mix
October 23 – 25, 1998
Common House Programming Workshop
We consensed not to revise the site plan with regard to unit mix (14 duplex, 10 single).
Dining Room Capacity
October 23 – 25, 1998
Common House Programming Workshop
We consensed that the DR including any overflow area will be designed to seat the maximum Phase 1 population of 65 (includes current babies).
Budget Approval
October 26, 1998
Business Meeting
We consensed to adopt the Budget as proposed.
Site Plan Revision
October 26, 1998
Business Meeting
We decided the following by Super Majority Vote:
FIX BACKYARD CONFLICT
Reduce size of backyards of C4 & C5 so that lot line runs directly from C5/C6 corner to C3/C4 corner.
Designate non-vegetated open space behind A2, C4, and C5 as Orchard. Orchard means that we will plant trees and bushes to create a visual barrier behind backyards which may be fruit trees, but not necessarily.
CREATE PATHS TO ORCHARD
Reduce size of backyards of A2 & C6 to create a 20′ corridor from Village Green to Orchard.
TWEAK LOT SIZES
Increase the sizes of A4 and B1 to 75′ X 120′. B1 is actually slightly bigger because of SW corner.
Increase the size of D1 so that itâs west side line is a continuation of the side line of C1 and the front line of A5 and itâs back line is a continuation of the back line of D2.
Increase the backyards of A1 and B3 so that they include the natural vegetation line.
Reduce size of D8 so that its east side line is parallel with its west side line.
Increase width of A3 and A4 by 5 feet each by reducing corridor between A3 and B5 to 8′.
MOVE GARAGES
Eliminate optional garages from behind D3 – D8. Create 3 optional double garages across the road behind D6 and D7.
Jim Leach as Consultant
November 9, 1998
Business Meeting
We unanimously agreed by Super Majority Vote to the following proposal:
•Authorize Mac to enter SJC into a development consulting agreement with Jim Leach as outlined in his November 3rd letter.
Matt Worswick as Designer
November 9, 1998
Business Meeting
We unanimously agreed by Super Majority Vote to the following proposal:
•Authorize Mac to enter SJC into design agreements with Matt Worswick related to the remaining programming, schematic design, design development, and construction documents. The cost of this work is not to exceed our design budgets.
Common House Program
November 9, 1998
Business Meeting
We agreed by Super Majority Vote to the following:
GENERAL GOALS
Change wording “represent authenticity to purpose” to “form follows function” — no other changes.
ENVIRONMENT FOR (ACTIVITIES)
Add dining/eating to the list, all other as is.
DETAILS
Eliminate “unique niche spaces” from list; change “good acoustics” to “great acoustics”; all other as is.
THE BUILDING SHOULD BE
Change word “sustainable” to “earth friendly”; all other as is.
ATMOSPHERE
Eliminate “grits and guts” but leave “dynamic”; all other as is.
PROVIDE (FUNCTIONS)
Add celebrations; place for adults to gather; place to create; eliminate “defined adolescent domain”; all other as is.
CAFE
Have a beverage station in the dining room, which would not entail extra space. All mention of “cafe” dropped in the consensed part of the program.
DINING ROOM
Character: change “good acoustics” to “great acoustics” – top priority; add “musical” (includes sound system); change “different spaces/ceiling heights” to “moderate ceiling height”; under that add “homey / intimate feel”; all other as is.
KITCHEN
Character: “social” added to “interactive”; “good ventilation” rather than “not too hot”; add “natural light”; “musical”; “interactive amongst cooks and with rest of common house”; “safe”; rest as is.
Relationships: add “direct access to outside”; delete “accessible to herb garden”; eliminate “close to terrace”; rest as is.
TERRACE
Character: add “musical”; “variably defined spaces”; add “have eddies or quiet sitting spaces”; add “easy flow from common house to village green”; add “spacious enough to seat entire community with overflow to sidewalk”; rest as is.
Relationships: add “connected to entry”; delete “cafe”; rest as is.
HEARTH ROOM
Character: add “musical”; add “arrangement and lighting to accommodate games and conversation”; eliminate “semi-circle seating”; add “quiet”; all else as is.
Relationships: Delete “close to cafe”; all else as is.
KID’S ROMP ROOM
Activities: add “active play”; eliminate “learning as an activity”; all other as is.
Character: change “carpeted” to “soft floor”; all else as is.
Relationships: add “if possible” to close to bathroom criteria; all else as is.
STORAGE CLOSET
Character: add “good lighting”; delete “high shelves”; add “good ventilation”; delete “not smelly”; all else as is
ENTRY
Character: flows well is top priority; change “separate access” to “separate storage for kids and adults shoes etc.”; add “clean and uncluttered”; add “artistic welcome” (something similar to Harmony Village); all else as is.
Relationships: scratch “close to bathroom”; add “oriented to the west”; add “connected to terrace”; change to “close to kids room if possible”; all else as is.
KID’S SCHOOL / CRAFT ROOM
Activities: change “schooling during day” to “schooling”; all else as is
Relationship: change “close to adult creative room if possible”; all else as is.
GUEST ROOM #1
Character: Decision: add “good lighting”; add “good ventilation”; add “quiet”; all else as is.
Relationships: remove “not close to laundry” (we added quiet to character); change “door to full bath” to “close to full bath”; all else as is.
LAUNDRY
Activities: delete “listening to music”; all else as is.
Character: delete “sparse”; add “homey/pleasant”; add “natural light if possible”; add “good ventilation”; add “safe”; all else as is.
Relationships: delete “near exterior door”; all else as is.
RECREATION ROOM
Character: add “musical”; change “acoustic separation” to “acoustic separation if possible”; all else as is.
GUEST ROOM #2
Activities: add “variable”; all else as is.
Character: change criteria to read the same as Guest Room #1.
Relationships: make same as Guest Room #1.
ADULT CRAFT AREA
Activities: add “variable”; all else as is.
Character: add “musical”; add “good ventilation”; add “natural light”; all else as is.
Relationships: change to “close to kids school area, if possible”; add “consider having it in a separate building”; all else as is.
COMMUNITY OFFICES
Character: add “efficient”; all else as is.
MORE STORAGE
Character: eliminate “not too big”; eliminate “walk-in style”; rest as is.
Relationships: add “wherever it fits”; eliminate “dark corner”; rest as is.
Design Process
November 20 – 22, 1998
Private Homes Workshop 1
We consensed to use Matt’s version of the design process.
Private Homes Design Priorities
November 20 – 22, 1998
Private Homes Workshop 1
We consensed to group the design priorities as follows (listed highest priority to lowest):
•Group #1: quality construction/low maintenance, energy efficient/passive solar, sustainable design & materials, affordability;
•Group #2: daylighting, healthy building materials, efficient use of space, aesthetics/beauty, open & spacious;
•Group #3: simplicity of building form, private/public balance, future expandability;
•Group #4: marketability, flexibility of functions.
Basements
November 20 – 22, 1998
Private Homes Workshop 1
We consensed to include basements in all SJC built households (with 4 stand aside votes by Dan, Ruthanne, Pam and Pam).
Models
November 20 – 22, 1998
Private Homes Workshop 1
We consensed to have Matt recognize 5 models as current groups desire with allowance to combine groups and still meet desire and design models for only 3 or more households.
Private Homes Construction Technology
November 20 – 22, 1998
Private Homes Workshop 1
We consensed to super-stick construction for the SJC-built homes with 3 people Standing Aside: Pam, Katie, and Mark.
Common House Concerns
November 23, 1998
Business Meeting
Consensed that Matt can disregard the line in the CH program that says storage closet must be close to the kitchen clean-up area. We ask Matt to relocate the storage closet where he best sees fit, but to consider having the mop and broom and vacuum storage to be outside of the kitchen pantry area.
Consensed to have Matt increase the size of the island substantially, yet proportionally, to fit the new open space w/in the kitchen. Allow the Kitchen Team to determine if the island should be fixed or stationary. (Note: more space in the kitchen was created w/the relocation of the storage closet and moving around the fridge.)
Consensed that no changes necessary to make kitchen more interactive. Drop the concern.
Consensed to move location of the beverage center over to be back-to-back w/the dishes and silverware shelving, and that the shelving be floor-to-ceiling and approx. 10″ to 20″ deep.
(Note to Matt: we are concerned about congestion, so please use your expertise in moving this to mitigate congestion around the serving area.)
Consensed to drop the concern that dish storage is too far from dish cleaning area.
Consensed to drop the concern to relocate the heating source in the hearth room.
Consensed to drop the concern that the office is too big.
Consensed to drop the concern to have round tables in the dining room.
Consensed to drop the concerns that the storage is too small & the laundry too big.
Consensed to drop the concern that the CH won’t be cool in the summer.
Consensed to drop the concern that the school area is too small.
Consensed to drop the concern that the art room too small.
Consensed to drop the concern that the rec. room too large
Quorum
December 7, 1998
Business MeetingWe consensed to adopt the following proposal:
•A Quorum will not be necessary for consensus decisions because of the ability of absentee members to vote. A quorum will, however, be necessary to take an Alternative Method Vote. The number of voting members needed for a quorum will be calculated as 51% of all local voting member households. A quorum is established by the presence of that number of voting member households represented by a voting member, either local or long distance.
Authorization to Hire Builder
December 7, 1998
Business Meeting
We consensed to authorize Mac and Barry (in collaboration with Jim and Matt) to enter into an initial agreement with a builder for SJC-built homes and common house.
Model & Lot Choices
December 11 – 13, 1998
Private Homes Workshop 2
We consensed to the following proposal:
•Saturday afternoon (12/12) we will ask everyone to make preliminary model and lot choices, going up the queue. Sunday (12/13) we will decide whether to lock in on model choices then or at a future date.
Lot Pricing
December 11 – 13, 1998
Private Homes Workshop 2
We consensed to adopt the current lot pricing system as proposed.
Single/Duplex Flexibility for Lots D1 & D2
December 11 – 13, 1998
Private Homes Workshop 2
We consensed to the following proposal:
•Allow the owners of D1 & D2 to have those lots be custom duplex lots or custom single lots. Modify the lot pricing system to include an E-W vs N-S orientation differential. Designate a 7.5 ft. minimum side yard set-back on D1 & D2. The price of lots D1 and D2 will be dependent upon whether the owners choose to go duplex or single.
Model & Lot Choices
December 11 – 13, 1998
Private Homes Workshop 2
We consensed to the following proposal with Barry, Ruthanne, Katie, Sondra, and Werner standing aside:
•Make final model choices and model placement determinations this afternoon (Sunday) (not lot choices). If member wants to change model choice, the member must find someone to change models with them or they may ask the group for permission to change.
Model A
December 11 – 13, 1998
Private Homes Workshop 2
We consensed to the following proposal:
•Allow Model A to exist even though only 2 household are choosing it. This is specific only to Model A.
Common House Construction Technology
December 11 – 13, 1998
Private Homes Workshop 2
We consensed to the following proposal with Pam Fair & Sondra standing aside:
•Use a timber frame construction method with one of the CH wall systems, so long as it doesn’t cost $75,000 over what it would cost using super stick construction and so long as it doesn’t delay the move in date into private SJC homes. Determination of this must be made by Jan. 11, 1999.
Lorax Timber Products
December 11 – 13, 1998
Private Homes Workshop 2
We consensed to the following proposal:
•SJC agrees to use lumber produced by Lorax Forest Care, Inc. where it is appropriate for the design, economical, and within local building codes. Purchase is dependent on Lorax being able to deliver quality and service equal to or better than otherwise available at prices equal to or lower than otherwise available. The premium for the products being sustainably harvested will not exceed 20%.
Model Placement
December 11 – 13, 1998
Private Homes Workshop 2
We consensed to the following proposal with Lorrie Carlson, Barry, and Ruthanne standing aside:
•Designate model placements as follows (final model choices also indicated):
◦A’s on lots D3 & D4
▪Leland, Ruthanne
◦B’s or C’s on lots C1 – C6
▪B – Walker, Davidson, Dear, Grossman
▪C – Morrison, Woodard
◦D/E’s on lots A1 & A2 and B2-B5
▪Robbins, Thomson, Pasternack, Wilber, Coolidge-Behrstock, Heiber-Beall
◦Custom singles on lots B1, A3-A5
▪Goldberg, Carlson, Mylrea, Waller
◦Custom duplex (A) on lots D1, D2, D5, D6
▪Hart, McGee, Foy-Fair, Carlson 2
◦Custom duplex (B) on lots D7 & D8.
▪ELK, Randolph
•Any additional costs incurred by the builder or SJC due to inefficiencies in SJC construction (disruption and inconvenience) due to the placement of the custom homes will be quantified and borne solely by the custom home builder(s) who’s lot placement is causing the inefficiency.