AGENDA

CITY OF COTATI

MINUTES for the Regular Meeting of the DESIGN REVIEW COMMITTEE

DATE OF MEETING: November 21, 2002

TIME OF MEETING: 4:30 p.m.

PLACE OF MEETING: Cotati City Hall, Conference Room

201 W. Sierra Avenue

I. CALL TO ORDER

Chairman Leys called the meeting to order at 4:30 p.m.

II. ROLL CALL

Committee Members Present: Kagan, Merriss, Stanley, Rock, Leys

Committee Members Absent: LeDoux

Staff Present: Lustig, Voge

III. CHANGES TO AGENDA

There were no changes to the agenda.

IV. MATTERS AT HAND
A. Request for Preliminary Design Review approval to construct a 14,292-square foot retail building on 0.71-acre parcel located at the northeast corner of the Rancho Cotati Shopping Center on East Cotati Avenue.

PA# 10/02 AP# 144-292-023

Applicant: Sunhill Corp./LeDoux

Associate Planner Voge presented the staff report and responded to questions from the Committee.

Committee Member Kagan pointed out that handicap accessibility would need to be resolved. He stated his opinion that this is a good project.

Vice Chairman Rock stated that the sign program provided at final design review should include illumination for the signs. The ramp near the trash enclosure should be moved to the west several feet to allow for a landscape separation between the ramp and the trash enclosure. He agreed with replacing the Locust trees with Sycamores and with use of dome lights to match what's existing. He stated a preference for a solid fence around the patio area.

Committee Member Stanley preferred a solid fence around the patio area. She was also interested in assuring adequate lighting around the building, and agreed with the use of dome lights.

Chairman Leys said that he likes the project. He stated a preference for an open fence around the patio area. He recommended including trees along the planting strip at the south elevation.

It was moved by Vice Chairman Rock to approve Preliminary Design Review for a 14,292-square foot retail building on 0.71-acre parcel located at the northeast corner of the Rancho Cotati Shopping Center on East Cotati Avenue, subject to the suggested conditions of approval as modified. Second by Committee Member Kagan.

Prior to issuance of a building permit, the two monument signs (Nails, Friar Tucks) on the site shall be removed.
The applicant shall submit a plan for Final Design Review approval demonstrating that all rooftop equipment is appropriately screened.
The applicant shall submit a sign program for Final Design Review approval.

AMENDED: The applicant shall submit all fence details for Final Design Review approval. An open fence is recommended around the patio area at the north side of the building.

Pole mounted lights shall match the existing pole mounted lights in front of the Video Droid building.
The applicant shall submit a landscape plan for Final Design Review that screens the concrete base of new light fixtures.
The honey locust trees shown on the landscaping plan shall be replaced with sycamore trees.
The applicant shall incorporate plant selections listed in this report into the planting plan for the northern side of the property, revise the landscape plan accordingly, and explain the revisions (or lack thereof) at Final Design Review.

9. ADDED: Include trees along the planting strip at the south elevation.

B. Request for Preliminary Design Review approval to subdivide 1.18 acres into 16 lots and construct 16 single-family residential units at 910 East Cotati Avenue.

PA# 20/02 AP# 144-302-025, and a portion of 018

Applicant: Cotati Courtyard Partners/Workforce Housing

Senior Planner Lustig presented the staff report and responded to questions from the Committee.

Committee Member Kagan expressed some concern about the concessions being recommended for this project related to height, parking and setbacks. The project, he said, appeared tight and the lot sizes very small. He asked what benefit there is to the City.

Carl Euphrat, Workforce Housing, said that they are trying to make affordable single-family dwellings by design and that this project is the first prototype. He said that attached units at this scale couldn't be done because of insurance costs. He said that public response to this type of project has been favorable and there is a lot of market interest.

Bruce Shimizu, Workforce Housing, said that concessions are needed to support the creation of moderate income housing to address the local housing crisis. People want detached units. The design of the project attempts to downplay use of the automobile for this site located on the East Cotati Avenue transit corridor. He said that they do not intend to have a homeowner's association.

Mr. Shimizu continued his presentation highlighting points that were addressed in the written "Response to Staff Report" that was submitted at the meeting.

Questions from the Committee:

Chairman Leys suggested that the applicant consider a four-foot parkway strip to allow porches to be increased from five to six foot deep.

He questioned whether or not the vehicle back-up space is sufficient.

Chairman Leys also inquired about the possibility of the turf area at the rear of the property being used as a common open space.

Mr. Shimizu, speaking as applicant, responded that they do not want to assume the liability for common open space.

Senior Planner Lustig said that the discussion would ensue at Planning Commission and City Council about a Homeowner's Association vs. a Landscaping and Lighting Assessment District. Consideration will need to be given to legal protection for the City.

Committee Member Merriss stated his support for the requested Planned Unit Development zoning and the associated concessions. He was concerned, however, about eliminating all of the existing trees on the site and asked whether some could be saved and used within the landscape plan. He also suggested that the red iron bark trees at the front of the property might have value.

Vice Chairman Rock commented that the project appears too dense. He suggested that the houses could be smaller or several of them removed. The proposed Plan 1 shows too much roof. He was not in favor of the street being public or for there being a hammerhead. He said that a through-street to Santero Way would be preferable. He suggested that the porch on the front unit wrap around. Concerning the sidewalk width, he stated his opinion that four-feet is too narrow. He was concerned about the length of the driveways stating the belief that people will park in them anyway, even if they are too short. This would create an unsafe situation.

Committee Member Kagan was also concerned about people parking in the short driveways creating a pedestrian safety concern. He recommended that the plans should indicate the number of parking spaces on the street. He requested that the final design review submittal include lighting and fencing details.

Vice Chairman Rock asked for information about general storage space for the units, and also storage space for recycling/garbage bins.

Design Review Committee comments:

Committee Member Merriss suggested that perhaps the planter strip could be narrower.

Committee Member Stanley expressed her opinion that the project design is a very impressive use of space and the house designs are very attractive. She was not concerned about parking in the driveways. She said that she would like to see a walkway to connect to Santero Way.

Vice Chairman Rock had no additional comments.

Committee Member Kagan was not in favor of the project as currently designed. He said that the building facades are attractive, however the street should be wider and there should be a street connection to Santero Way.

Chairman Leys said that the project is good. The sameness of form will not be noticeable with variation in colors and materials. There could be privacy issues with living room windows facing each other. He said that their solution on East Cotati Avenue is a good one and a sound wall could be all right with landscape screening. He said that he would like to see a public space at the rear of the project site to offset the high density. Concerning density, he said that he did not believe removal of one or two units would make a large difference. When developing the final landscape plan, the applicant should see if any of the existing trees could be saved.

It was moved by Chairman Leys to approve Preliminary Design Review for the subdivision of 1.18-acres into 16 lots and construct 16 single-family residential units at 910 East Cotati Avenue (Cotati Courtyard) subject to the following conditions of approval. Second by Committee Member Merriss.

Yes: 3 (Merriss, Stanley, Leys) Noes: 2 (Kagan, Rock) Absent: 1 (LeDoux) Abstain: 0

Committee Member Kagan and Vice Chairman Rock clarified that their main opposition to the project had to do with a lack of open space, no through street connection to Santero Way, and narrow street width.