CITY OF COTATI
DRAFT MINUTES for the Regular Meeting of the DESIGN REVIEW COMMITTEE
DATE OF MEETING:
September 5, 2002TIME OF MEETING: 4:30 p.m.
PLACE OF MEETING: Cotati City Hall, Conference Room
201 W. Sierra Avenue, Cotati, CA 94931
Chairman Leys called the meeting to order at 4:30 p.m.
Committee Members Present: Draper, Kagan, Rock, Leys
Committee Members Absent: Davis, LeDoux
Staff Present: Woltering, Voge, Baumgras
Committee Member Kagan moved to approve the minutes from the August 15, 2002 meeting as submitted. Second by Vice Chair Rock.
Yes: 3 (Kagan, Rock Leys) Noes: 0 Absent: 2 (Davis, LeDoux) Abstain: 1 (Draper)
There were no changes to the agenda.
PA# 03/02 Applicant: Monahan Pacific Corp./Cotati Cottages
AP# 144-050-001
Planning Director Woltering presented the staff report, noting key aspects of the project. He stated that the Planning Department received a letter today (09/05/02) from Monahan Pacific regarding Final Design Review for this project.
Discussion between Design Review Committee Members and Planning Staff focused on the following issues:
Condition #16e: Planning Director Woltering explained the use of opticom systems (to be located at the Alder Avenue intersection) to Committee Member Draper.
Condition #15: City and State standards for Noise Control will be applied to interior and exterior construction.
The area along the northern boundary, identified as a roadway and drainage easement to address appropriate circulation and drainage requirements. The sidewalks between the buildings do not meet ADA standards; however, they do not need to be ADA compliant because there are other routes available that would be.
Chairman Leys suggested that the Conditions of Approval be reviewed.
Condition #7: Planning staff is in favor of reducing fence height along "Orchard Lane."
Condition #10: Planning Director Woltering expressed the opinion that replacing the proposed Crape Myrtle trees with valley oaks would provide a more natural, rather than ornamental, appearance to the entry area.
Condition #12: The proposed tot lot fence, with its "open" design, would keep children in an enclosed area while allowing some view into and from the area.
Condition #13: Although casement windows (proposed) are acceptable, Planning staff favors hung windows.
Applicant Victor Gonzalez introduced team members, distributed drawings, and commented on the Conditions of Approval, as follows:
Condition #7: Mr. Gonzalez disagrees with Planning staff, stating that shorter fences (less than 3-1/2 ft.) would compromise occupants' privacy, may also be a security issue, and would be less effective in mitigating noise.
Condition #11: Placing stone at the base of the split rail fence posts would formalize this feature, which would be out of character for the proposed project.
The issue of fencing was discussed. Chairman Leys expressed the opinion that the higher fence would pose more danger to occupants than a shorter fence. The higher fences would involve opportunities for individuals to hide behind them. The tot lot fence should be a steel picket fence for the safety of the children. This type of fence would be more secure and would be easier to maintain.
Ian McCloud, Architect for the proposed project, described various aspects of the proposed project, including the following: adding oak trees, using a neutral color for the sign wall, facing the concrete wall with Arizona flagstone, using pavers, not duplicating existing street names, planting trees in groups, planting perennials instead of annuals, using drip irrigation for most of the project site, and using treated wastewater for irrigation (not a surface application).
Widening the landscape fingers could reduce the available parking spaces by 10%. The Applicant stated that residents would use the parking spaces to the south of the main entry roadway (i.e., Orchard Lane) primarily on weekends.
Planning Director Woltering stated that it would be helpful for the applicant to provide an overview of the lighting plan.
Victor Gonzalez and Ian McCloud provided an overview of the project lighting plan.
Mr. Woltering indicated that staff’s position is that additional lighting is required along the northerly property boundary and that adequate lighting should be provided through the night for the project. He clarified that the over night lighting should not be dependent upon individual units and households, but a separate system.
In response to a question from Vice Chair Rock, Mr. Woltering confirmed that the proposed project would include one monument sign. The applicant had submitted a revised sign design to include an "Arizona Flagstaff" stone base.
In response to questions from Committee members, the Applicant advised that the recreation building would service the outdoor area; in addition, that a small kitchen is proposed within this building.
Mailboxes will be located at the entries of the individual units.
Committee Member Kagan voiced concern about the fire rating of the shingles. The Applicant advised that the proposed materials are not rated, but acceptable per the Uniform Fire Code.
The Applicant agreed that the tot lot fence could be powder brown instead of black.
There was no PUBLIC COMMENT.
Comments from Committee Members:
Vice Chair Rock indicated support for hung or casement-type windows. He supported the revised sign. A split fence (either with or without stone pilasters is okay) would provide a more rural look. Wider landscape fingers would result in a more residential look in the area south of the entry roadway. A 6-foot high fence along the entry roadway is acceptable, as long as the interior driveway fencing is 5 feet high. All-night lighting should be provided for security. Additional oak trees near the entrance would be an improvement. Overall, the proposed project looks good.
Committee Member Kagan would like Planning staff to handle the lighting situation; safety is the primary concern. Pole lighting would be preferable to garage wall lighting or fence lighting. The fencing along Orchard Lane should be higher, with a lower fence along the interior roadways. Parkway strip fingers on Orchard Lane should be widened. The wood shingles to be used on the walls should be fire-rated.
Committee Member Draper agrees with the Applicant that higher fences provide greater privacy issue. Five (5)-foot wide parkway planter strips would be good. A three (3)-foot split rail fence without stone pilasters would be appropriate. Reliable lighting is essential. Planning staff and the Police Department must decide how to accomplish this.
Chairman Leys voiced the opinion that this is a very good project for Cotati. Split rail fence is preferable. Wider landscape fingers would be better. A good middle ground should be found regarding fence height and material. Different colors for individual roofs would provide variety. There should be one oak in each grouping of Crape Myrtle. The darker colored tot lot fence is okay as is; a metal fence is better. The Planning staff recommendation for hung or casement windows is good. It would be helpful to expand on lighting requirements.
Committee Member Draper stated that there should be additional language regarding the lighting. Planning Director Woltering noted that it might be helpful for the homeowners’ association to maintain a separate lighting system.
It was moved by Committee Member Draper to grant Final Design Review approval for a 46-unit townhouse project on a 3.17-acre site located at 7510 Alder Avenue, subject to the Conditions of Approval recommended by staff, as amended. (Amendments are shown below with strikeouts and italics within the listed Conditions of Approval).
Yes: 4 Noes: 0 Absent: 2 (Davis, LeDoux) Abstain: 0
Conditions of Approval
Valley oak trees shall be mixed with the Crape myrtle trees at each side of the entry from Alder Avenue to the satisfaction of the Planning Director.
16.Prior to issuance of a Building Permit, the Applicant shall provide a Fire Management Plan that ensures that:
18. The landscape islands in the parking area to the south of the main entry driveway to the project (Orchard Lane) shall be a net of five (5) feet in width, excluding curbs.
****** 5 Minute Break *******
The meeting was called to order at 6:10 p.m.
PA# 18-02 Applicant: Castillo/Saunders
AP# 144-230-024, 144-330-002
Assistant Planner Voge presented the Staff Report and reviewed some of the important issues. Planning staff would like the Design Review Committee to consider ways to reduce the visual impact. One possible solution would be for the building to step down the hillside. At this time, no Conditions of Approval have been drafted. Planning Director Woltering stated that a General Plan amendment might be necessary in order to process a lot line adjustment.
Issues discussed by Design Review Committee members and Planning staff included the following: glare, the hillside issue, cut and fill options, allowable building height (35 ft.) and baseline building height (28 ft.), windows, and adequate water pressure.
Applicant Vincent Saunders (Project Architect) reviewed the proposed project. Mr. Saunders stated that property owners Mr. and Mrs. Castillo were not aware of the 28-foot height standard utilized by the Durenberger project. The cut has been kept to a minimum. The Applicant is considering casement windows. Window glare will not be a problem. The location of the second dwelling unit was chosen for convenience.
Discussion between Design Review Committee members and the Applicants followed. Committee Member Draper observed that both the granny unit and the garage are larger than the Building Code allows. Mr. Saunders stated that the garage size has been reduced. Other concerns expressed by Committee Member Draper include: the bare land at the bottom of the proposed project site, impingement into the setback area, and the building colors. Mr. Saunders stated that a pond is being considered for the bare land area. The main structure is out of the setback; only the terrace appears to impinge on the setback area. An earth color is being proposed, with navajo white as the trim color.
Mrs.Castillo expressed concern with the amount of time that the Review process has taken. Mrs. Castillo was not aware of slope issues, or the problem of glare from the windows. Mr. Castillo stated that retaining walls would handle the 16% slope. Water will not be an issue.
There was no PUBLIC COMMENT.
Comments from Chairman Leys:
The Applicant must adhere to the General Plan, or else consider moving the house down the slope in order to avoid the lengthy General Plan Amendment process. The colors are acceptable, as well as the stucco finish.
Planning Director Woltering stated that the height parameters utilized in the Durenberger subdivision are 28 feet from the lowest point to the highest point of the structure.
Comments from Committee Member Draper:
The ridgelines should be protected. The height of the proposed building should be reduced in order to comply with the Durenberger standard.
Comments from Vice Chair Rock:
The percentage of the grades may require that the south portion of the house be stepped down. Window casings should be hung or casement type. Glare should not be a problem.
Planning Director Woltering offered to meet with the Architect and the Castillos in order to review the possibility of moving the proposed building down on the project site.
The City Council has appointed two new members to the Design Review Committee. Richard Merriss will fill the landscape design vacancy, and Lisa Stanley will be the new Member-at-Large. Planning Director Woltering will meet with Merriss and Stanley on Friday (10/17/02), prior to their first meeting on September 19, 2002.
Copies of the Design Review checklist were distributed to Committee members.
The joint meeting to discuss outdoor dining has been postponed and will be rescheduled. City Council has instructed the City Manager to schedule the joint meeting discussion.
The Design Review Committee extended its thanks to Committee Member Draper for the years of service as a Committee member.
Chairman Leys adjourned the meeting at 7:30 p.m.
Submitted by
J. Baumgras, Recording Clerk