MINUTES for the Regular Meeting of the DESIGN REVIEW COMMITTEE
DATE OF MEETING:
TIME OF MEETING:
PLACE OF MEETING:
201
Chairman Merriss called the meeting to order at
Committee Members Present: Kagan, Leys, Hancock, Merriss,
LeDoux
Committee Members Absent: *
Staff Present: Woltering,
Giudice, Brisbine
*Arrived
following roll call as noted
III. CHANGES TO AGENDA
Planning
Director Woltering added a discussion to the agenda, under “Reports by Staff”
about AB 1234 Ethics Training.
A. Request
for Final Design Review modification approval for a 4,695 square foot residence
on a 0.22 acre hillside parcel, located at
PA#
18/02 Applicant: Castillo/Craigie
AP#
144-230-024
Planning
Director Woltering presented the staff report and reviewed the conditions of
approval.
Committee
Member Leys
suggested that conditions of approval nos. 1, 2 and 3 could be amended to
indicate that the written confirmation could be submitted by a Landscape
Architect or a Landscape Designer,
and either an Architect or a Designer.
Committee
Member Kagan
inquired about the depth of the detention pond because it seemed to be higher
than the adjoining property.
Planning
Director Woltering responded that all site grading and drainage will be done
in accordance with the City Engineer’s requirements. It is the intention that the drainage
situation improve, particularly because there have been some problems involving
the property to the north.
Nick Castillo,
the applicant, was in attendance to represent the application. He was in agreement with the suggested
conditions of approval.
There were no
comments from the public.
Committee
Member Kagan
complimented the change in design to better suit the hillside and said that the
proposed colors should blend in well with the surroundings.
Committee
Member Leys
indicated that the project was acceptable, as it was at Preliminary Design
Review.
Committee
Member LeDoux said that the project as currently designed is an
improvement to the original submittal and he was in favor of approving the
project.
Vice Chairman
Hancock
agreed with the comments from the other Committee members and was also in
support of the project.
|
Motion: |
It
was moved by Committee Member Leys to grant Final Design Review modification
approval for a 4,695 square foot residence on a 0.22 acre hillside parcel,
located at |
Yes: 5 Noes: 0 Absent: 1 (
Final
Design Review Conditions of Approval –
1. AMENDED. The project Landscape Architect/Designer
shall certify in writing to the Planning Director that the Landscape Plan for
the project conforms to that approved by the Design Review Committee. The certification shall be provided prior to
final inspection and the issuance of the Certificate of Occupancy for the
proposed residence.
2. AMENDED. The project Architect/Designer shall
certify in writing to the Planning Director that the maximum height of the
proposed residence is not in excess of 23-feet above the finished grade
pursuant to the project plan. The
certification shall be provided to the Planning Director prior to the final
inspection.
3. AMENDED. The proposed water tank shall be
appropriately screened utilizing earth tone colors and landscape treatments so
as to minimize the appearance of the structure.
Once plantings have been established, a Landscape Architect/Designer shall
certify the installation per the Landscape Plan prepared by Penngrove Growers
Nursery.
4. Both the grading and improvement plans
shall provide for proper design of the pond/detention structure capable of
handling the storm water runoff from the site as well as designing the
structure’s downhill side from failure.
The applicant shall also file with the City of
5. The applicant’s Improvement Plans shall
provide for full winterization of the site in the event that grading activities
are unable to be commenced and completed before the onset of wet weather.
B. Request
for Preliminary Design Review approval for a 7-lot subdivision, two
single-family residences, and design criteria for the remaining lots. The project site comprises 1.37-acres. The site is located on
PA# 32/05 Applicant: A.R. Development/Dennis Altman
AP# 046-231-043 Rosen
Ranch Subdivision
Committee
Member LeDoux and Chairman Merriss both stepped down due conflicts of interest.
Vice Chairman
Hancock
took over as Chairman.
Associate
Planner Giudice presented the staff report and reviewed the suggested
conditions of approval. She noted that
the street name indicated on the plans will not remain as
Proposed
Design Criteria for lots 3 through 7, including color and material samples, was
reviewed by the Committee. It was the
consensus of the Design Review Committee to defer design review approval for
units 3 through 7 to Planning staff, based on the Design Criteria that was
submitted.
Greg LeDoux,
the project architect, represented the application. He discussed the proposed fence along
Dennis Altman,
the applicant, distributed photographs depicting the type of fence that he
is proposing for the frontage along
He
said that cobra light fixtures are proposed because of an established precedent
in the area.
Planning
Director Woltering and Associate
Planner Giudice answered questions from the Committee concerning the
private driveway that provides access to lots 1, 2 and 3; efforts by the
applicant to achieve energy efficiency; and the drainage and filtration that
will be subject to the approval of the City Engineer.
Associate
Planner Giudice clarified staff’s support for acorn lighting, with light
shields installed, at the property lines and along the interior street in order
to protect adjacent residences from being impacted. She also said that at this time there is no
proposal for development of the Haass property to the south, but that the plan
indicates a potential location for a future street connection if that land is
developed in the future.
John Hanners,
John Roberts Drive (Altman Acres Subdivision), said that he
would be in favor of an extension of the new sound wall along his property line
to mitigate the noise level, but asked what cost there would be to the Altman
Acres property owners.
Planning
Director Woltering responded. He said
that, ultimately, the City Council will decide what improvements will be
required for the Rosen Acres Old Redwood Highway frontage, and that their
decision would be useful to follow-up meetings with the residents of Altman
Acres. At this point in time, it would
be difficult to estimate the cost of retrofitting the Altman Acres fence, but
it would probably be subject to Design Review Committee approval with costs
shared by the individual property owners.
In
the interim, he said that staff is looking at the possibility of installing
speed indicators at the south entrance to the City to hopefully reduce speed
and eliminate some of the noise. In
addition, there are some breaks in the pavement that contribute to the noise
levels and that possibly some re-paving could help.
In
response to an inquiry from one of the residents in attendance, Planning
Director Woltering
confirmed
that pine trees along the north property line will be removed.
An unidentified
Altman Acres resident, asked what the residential noise standards were
when Altman Acres was built, and whether they may have been overlooked. He suggested that there could be some shared
responsibility for the cost of retrofitting their fences.
Committee
Member Leys
said that the project is a good one and should fit into the area well. He supported the design guidelines for the
remaining five lots, with some flexibility to allow the buyers of the units to
influence the final design. Regarding
the landscaped terrace recommended by staff to soften the effects of the sound
wall, he suggested that vines would also soften the impacts of the wall while
allowing for some available yard area.
He stated his opinion that treatment of the area abutting the sound fence
within the rear yard areas of Lots 1 and 2 should be left to the individual
homeowner.
Committee
Member Kagan
said that he liked the designs for the two homes proposed and complimented the
color selection. He supported the use of
carriage-style garage doors with windows.
He expressed the importance of the sound wall being designed to meet
engineering standards. He also supported
the use of acorn-style light fixtures.
Committee
Member Hammond agreed with the recommendations from other Committee
members. He requested that plans
submitted for Final Design Review give consideration to the area between the
private drive and south property line, in terms of appropriate landscape
treatments.
Vice Chairman
Hancock
appreciated the drainage detail provided for this level of review. He said that the house designs were good and
he agrees with the use of acorn-style light fixtures. He said that he had no opinion on whether or
not the garage doors have windows.
Dennis Altman,
the applicant, responded to an inquiry from Committee Member Leys
and
said that he had no problem with design review at staff level for the remaining
five lots.
|
Motion: |
It
was moved by Committee Member Leys to grant Preliminary Design Review
approval for a 7-lot subdivision, two single-family residences (lots 1 and
2), and design criteria for the remaining lots (lots 3 through 7), subject to
the suggested conditions of approval as amended. Second by Committee Member Kagan. |
Yes: 4 Noes: 0 Absent: 0 Abstain: 2 (Merriss, LeDoux)
Recommended
Amendments to the Suggested Conditions of Approval - Rosen Ranch Subdivision
(PA# 32/05):
1. The project
shall comply with the City of
2. Prior to Building Permit Submittal, the applicant
shall ensure that all proposed green building measures are properly cross
referenced in the construction drawings.
3. Prior to Building Permit submittal, the Green
Building Professional shall review and certify that building permit plans have
been prepared in compliance with the Green Building Checklist and incorporate
condition of approval number 2.
Certification shall be illustrated by the Green Building Professional’s
signature on the plans.
4. Prior to Building Permit Issuance, the
Contractor and the Green Building Professional shall participate in a
preconstruction meeting with representatives from the Planning and Building
department.
5.
6. A minimum of
30% high volume fly ash shall be used for the foundation, walkways, driveways
etc.
7. The building
shall be pre-plumbed for solar water heating.
8. Prior to Final Design Review, the applicant
shall submit final landscape plans that identify the following:
a. The landscape
plans shall reflect a minimum of 50% native and 80% drought tolerant plants in
each plant category (groundcover, shrubs, and trees), and vegetated
bioswales.
b. The proposed
plant palette shall include the following information: quantity, size, common name, scientific name,
drought tolerant status, and native status.
c. Drip irrigation
shall be the primary (at least 80%) type of irrigation installed. The plans
shall be revised to reflect this requirement and identify the location of the
drip system.
d. The plans shall
indicate the use of a weed block fabric for the public and private landscape
areas.
9. Prior to Final Inspection, the
applicant’s landscape architect shall submit written certification that the
plants installed are of the species and size of those indicated on the
landscape plans, including 50% native species and 80% drought resistant. And that the required drip irrigation has
been installed.
10. DELETE. Prior
to Planning Commission Review, the applicant shall submit revised
drawings that reflect a landscaped terrace along the east side of the sound
barrier wall proposed along Old Redwood
Highway through Lots 1 and 2. The terrace shall be adequately sized to
accommodate landscaping with a minimum 4 feet high and 3 feet deep. Landscaping within the terrace shall consist
of drought tolerant shrubs and ground cover.
The terrace shall be designed such that the overall usable rear yard for
lots 1 and 2 will be at least 20 feet deep.
11. Prior to Planning Commission review, the applicant
shall submit a confirmation letter from Illingworth and Rodkin that verifies
the proposed wall provides the level of noise attenuation required by the
Illingworth and Rodkin report.
12. Prior to Final Inspection, the applicant
shall record landscape and roadway maintenance agreement for the area shown as
“Private Driveway.”
13. Prior to Final Inspection, the applicant
shall submit proposed lighting fixtures that will be used for each of the
residential units. Lighting fixtures
shall be low wattage decorative lighting fixtures and shall be used for safety
purposes only.
14. Upon submittal of Improvement Plans, the applicant
shall submit revised lighting details for street lighting. Lighting fixtures shall be the City’s
decorative “acorn” Street Light Standard lighting fixture. A photometric study shall be required prior to issuance of building permit to
ensure proper on-site lighting.
15. Prior to Final
Design Review the applicant shall revise the Design Criteria Manual for the
Rosen Ranch subdivision as follows:
a. Item 1 -
Front porches shall have a minimum dimension of 8 feet.
b. Item 8 -Garage doors shall be carriage-style
garage doors with windows for all of the homes to reflect a more custom-crafted
appearance
c. Item 9 - Street side yard fencing shall not
exceed a height of 42 inches from grade unless the fence complies with the
setback requirements for the district.
16. The locations
of all mechanical equipment, including air conditioning and heating units,
shall be shown on the design plans for Final Design Review. All such equipment shall be located outside
of all setbacks and adequately screened from view from the public right-of-way.
17. This project
shall comply with City Code and City Council policy by undergrounding all
utilities and utility boxes that are within or visible from the public
right-of-way. No utility boxes shall be located on public property. Prior
to Issuance of a Building Permit the applicant shall submit plans that
identify the location of any utility boxes and a cross section that provide
method used for undergrounding.
18. Prior to Final Inspection, the applicant
shall schedule a pre-inspection meeting with Planning to confirm that
utility lines and boxes have been installed underground.
City Engineer
19. Prior to Planning Commission Review, the applicant shall submit the following for
review by the City Engineer:
a.
The street grades along the east curb return
exceed City Standards for this classification of roadway. Recommend raising the
flow line elevations on the east side of the intersection of Rosen Drive/Jon
Roberts Drive to soften the return grades. A standard 2% section can be
achieved further into
b.
Per City policy, concrete cross gutters are not
allowed in public streets. Recommend installing catch basins as needed along
c.
All planting materials, located in the minimum
sight distance areas in
d.
The applicant shall submit an agreement letter
from the property owner adjacent to proposed
e.
Cross Section 2 Architectural Sheet A-1 &
Old Redwood Hwy. Section Civil Sheet 1 shall be revised to show consistent
elevations. Civil sheet shall show all
proposed grading, all proposed planter berms, any proposed retaining walls and
all proposed screen or sound walls along the entire length of the
f.
The Tentative Map for
g.
The centerline radius of
h.
Sheet C2 Grading Plan, Section C-C shall be
revised to show a 2% graded area along the southerly side of the John Roberts
Drive right-of-way to comply with top of slope setback requirements (Section
3314.2 & 3314.3). This area shall function
for both CBC top of slope setback and provide a backer for the existing
sidewalk.
i.
Sheet C2 Grading Plan, Section B-B shall be
revised to show the required CBC top of slope setbacks (Section 3314.2 &
3314.3) along the easterly lot line of Lots 6 & 7
j.
The applicant shall revise the Tentative Map
(Sheet C1) to note how the existing fence along the easterly lot line of Lots 6
& 7 and the northwesterly lot line of Lots 1, 3 & 4 will be dealt with
(i.e.: To remain undisturbed, to be replaced, etc. ……)
k.
The applicant shall provide a 2-foot wide area
along the length of both sides of
l.
The applicant will be required to provide a
vehicular barricade, a pedestrian barricade and signage for “Future Street
Extension” at the end of the proposed
m. The applicant
shall provide a temporary 6” AC berm at the end of
n.
The applicant shall revise the site distance
exhibits to remove the any reference to the 20 mph sight distance.
o.
The applicant shall revise plans to reflect a
three way stop control condition at the intersection of
p.
The applicant shall provide install a concrete
curb on both the east and west side of the “
q.
The applicant shall revise plans to show
consistent cross sections for Sheets C1 –Tentative Map (cross section “
r.
The applicant shall clarify whether
s.
The
applicant shall provide sections for the “
t.
The applicant shall submit a cross section of
the area at the end of “
u.
The applicant shall provide a City Standard
catch basin at the end of
v.
The applicant shall revise plans to show the
location of all existing utilities in
w. Proposed public
storm drain and sanitary sewer shall be located within a dedicated 15’ wide
public easement. Said easements shall be free of private improvements
encroaching into the easement areas other than ac pavement.
x.
The public storm drain and public sanitary sewer
improvements lie under private and public curb and gutter locations. The
applicant shall revise plans to show all public utilities to be entirely out of
any public curb and gutter improvements and/or private improvements. The proposed alignments should follow the
street alignments. All public storm drain and sanitary sewer improvements shall
meet City of
y.
All shared private infrastructure shall be
privately owned, privately maintained and shall require private maintenance
agreements and associated easements. Prior to approval of the improvement plans
said documents shall be subject to the review and approval of the City Engineer
and City Attorney.
20. Prior to Final
Design Review, the applicant shall submit proposed mailbox locations. The applicants shall provide written
verification that the Post Office concurs with the design and location.
Fire Department
21. Prior to
Planning Commission Review, the applicant shall submit revised drawings that
identify Fire Department turnaround areas.
22. AMEND. Residential
sprinklers will be required for the residents on Lots 1 and 2, if
required by the Fire District, due to the Fire Departments inability to
get within 150 feet of structures.
23. The applicant
shall identify on the plans that areas within the private driveway are “No
Parking Areas”
Design Review Committee Members Merriss and LeDoux returned to the
Committee.
Planning
Director Woltering discussed the State-mandated Ethics Training (AB 1234). In addition to the training session scheduled
for
The
Design Review Committee members that still require training agreed with
There were no reports from the Committee.
VII. ADJOURNMENT
Chairman Merriss
adjourned the meeting at
Submitted by:
Kathleen
Brisbine
Administrative
Secretary