DATE OF MEETING: December 6, 2001

TIME OF MEETING: 4:30 p.m.

PLACE OF MEETING: Cotati City Hall, Conference Room

201 W. Sierra Avenue

A. For the Regular meeting on November 15, 2001

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

Carr Kunze, Burbank Housing, introduced himself as the project manager. He introduced Robert South, the project architect, and Dave Haselwood, the landscape architect, also in attendance.

Mr. Kunze discussed the history of the project and variations on the site plan that originally proposed a higher density. The current density, he said, is 15 units per acre with a .9 acre City park site. He discussed and explained the proposed parking ratios.

Regarding fencing, the recommendation from the sound engineer is for a solid wood fence at the west end of the site that would function as a sound wall. Burbank Housing would also prefer to install a solid wood fence with heavy landscaping along the remaining north property line. They are opposed to the recommended tubular steel fence as it would provide no privacy and the cost would be higher. Mr. Kunze stated a willingness to consult with the Sonoma County Water Agency for planting on the outside of the fence. Mr. Kunze discussed points favoring a trash enclosure at the proposed location at the east end of the site. He said that the architect would present some enhanced detailing to improve the appearance of the enclosure.

Robert South, the project architect, said that the park has been designed to serve the surrounding neighborhood and does not include parking. He discussed grade changes from the creek to the building sites at the west end of the project, and the setback area between the fence and the unit not being useable as open space. Because it won't be useable space, and because of the grade change, he did not necessarily agree that a sound wall would be necessary.

Committee Member LeDoux commented that the 23 foot backup space in the parking lot is not adequate. He said that perhaps 24 feet could work, but code is 25 feet. He pointed out that the two-foot overhang would require four feet of clearance left over for the walkways per ADA. He stated a preference for overhangs instead of wheel stops, and for tree wells in front of the compact spaces.

Vice Chairman Rock suggested the possibility of moving the buildings along Wilford Lane forward another two feet, for a 10-foot front yard setback instead of a 12-foot setback, in order to gain parking aisle width.

Mr. South proposed fifteen compact spaces instead of sixteen in order to gain added space for the tree wells.

Mr. South discussed his proposed revisions to the trash enclosure area at the east end of the parking lot. He proposed adding a trellis over the entire space and an arbor over the access to the units.

Concerning staff's recommended condition #3, Committee Member LeDoux did not agree with adding a third story to any of the units, and said that he did not believe there is any community support for 3-story structures.

Vice Chairman Rock suggested that perhaps there could be some additional height to the community building to differentiate it from the surrounding buildings. He suggested perhaps a cupola or even a flagpole.

Dave Haselwood, the landscape architect, represented the landscape plan. He said that the trees proposed for the tree wells in the parking lot will ultimately have a 30-foot canopy and should achieve 50% shading fairly soon. He said that the concept for the park has been worked out with the neighbors. The landscape plan provides containment of the park area while allowing visibility from Wilford Lane for police patrols. The park area is designed to provide open play space, with some benches and maybe a picnic table. He pointed out that the park area might require slight excavation for water retention in flood conditions.

Concerning Burbank's desired use of solid wood fences along the rear (north) property line behind the residences, he suggested planting climbing roses or Boston ivy on the laguna side to combat the potential for tagging.

Committee Comments:

Committee Member Kagan was also supportive of shifting the buildings on Wilford Lane forward. He pointed out that if a third story were added to the residential structures, there would be a requirement for two exits. He was supportive of there being a sound wall to surround the northwest corner units with a vine planted to discourage tagging. He liked the park design because it provides useable space. He was supportive of the architect's proposal for redesigning the trash enclosure area at the east end of the parking lot.

Committee Member Kagan brought up fire truck access and the possible need for an on-site hydrant.

Mr. South, the project architect, responded that the Fire District has conceptually approved the site plan and there does not appear to be a requirement for an on-site hydrant.

Vice Chairman Rock was concerned about the fencing along the north property line. He said that a lot of what is existing along the bike path is chain link, some with slats. He expressed the opinion that if a solid wood fence is constructed, that there should be planting on the bike path side of the fence. He reiterated his recommenation for shifting the units fronting on Wilford Lane forward two feet. He suggested that the landscape plan provide a pedestrian path from Wilford Lane to the park in the area around the benches. The benches used, he said, will need to be the city-approved benches. He restated his recommendation that an architectural feature be added to the community building, possibly a cupola or a flagpole. He said that he saw no need for a sound wall except possibly along the west property line abutting the freeway and a carwash.

Committee Member LeDoux also agreed with the comments and recommendations stated by the other Design Review Committee members, and added that he also supports the revisions to the trash enclosure as proposed by the architect.

Committee Member Davis also agreed with the comments and recommendations stated by the other Design Review Committee members. He suggested that the fence bordering the bike path be a five-foot wood and wire fence with landscaping on the bike path side. Perhaps the landscaping could blend in with the natural landscape of the laguna with Water Agency cooperation. He suggested adding some Redwood trees along the Wilford Lane side of the park.

It was moved by Committee Member LeDoux to grant Preliminary Design Review approval to construct a 36-unit affordable housing project and a 1,386 square foot community center on approximately 2.4-acres located on Wilford Lane, and a .90 acre City park, subject to the following conditions of approval as amended:

1. The totlot shall be submitted for final design review. For safety the totlot shall be fenced along its eastern edge delineating it from the City Park to a height not to exceed 3.5 feet.
1. AMENDED. Plans submitted for final design review shall include location and elevation detail of all proposed fencing. It is recommended that dark, tubular steel fencing with latching gates be provided between the subject site and bike path. The Committee consensus was that the design of the fence should be left to the discretion of the architect.
2. *DELETED. An occasional third story or increased height at community center shall be considered to add variation and to replace the most western unit or portion thereof, freeing up open space in area of eastern trash enclosure.

* The Committee consensus was that if an architectural element could be developed for the community builidng, they would not be opposed to considering it.

3. Locations shall be identified on site plan for trellised benches.
4. A detailed building materials and color sample board shall be submitted for Final Design Review.
5. A detailed landscape and irrigation plan, including number, size and species of all proposed plant materials shall be submitted for Final Design Review.
6. AMENDED. Second trash enclosure shall be relocated to the west to not interfere with small amount of open area at east end. Modifications to the trash enclosure area as presented by the architect at Preliminary Design Review are generally acceptable. Details of the revised trash enclosure shall be presented at Final Design Review.
7. AMENDED. Plans submitted for Final Design Review shall include specific detail of all paving sections, including treatments to delineate pedestrian areas. A pedestrian path shall be included in the vicinity of the benches between Wilford Lane and the park.
8. Plans submitted for Final Design Review shall include specific location of all project lighting to ensure that spillover lighting is avoided. The City standard shall be utilized.
9. The Design Review Committee finds that, "in the interest of good design or the public health, safety or welfare" and in the interest of minimizing costs for an affordable housing project, covered parking is not recommended.
10. All eucalyptus and Lombardy poplars shall be removed.
11. The park design and irrigation detail shall be subject to final design review.
12. AMENDED. Parking lot dimensions shall be as follows: 9’ X 18’ for regular spaces and

Second by Committee Member Davis.

Yes: 6 Noes: 0 Absent: 0 Abstain: 0

It was the consensus of the Design Review Committee that shifting the buildings two additional feet towards Wilford Lane to create a 10 foot setback rather than a 12 foot setback to increase space in the parking lot would be acceptable.

Committee Member LeDoux said that he would be willing to consider a 15 foot compact parking space rather the standard 16 foot compact space, but that the applicant would need to explore the potential for a Variance.

Committee Member Davis suggested adding a split rail or picket fence in front of the landscaping along Old Redwood Highway. Add a trellis to a six foot fence at the property line or add features that would mimic a picket fence. This would give the illusion of a front yard while protecting the residents from car lights, etc. Since there will only be a glimpse of the units from passing traffic on Old Redwood Highway, architectural features as discussed by the architect to the rear of the unit abutting Old Redwood Highway could work to satisfy the Planning Commission and City Council's desire for front-on treatment.

Greg LeDoux, the project architect, suggested a 4 foot solid board fence with two feet of lattice on the property line.

Committee Member Davis pointed out that the future owners of the homes will probably plant trees for screening if the 3.5 foot fence with homes facing Old Redwood Highway option is utilized. He was supportive of creating the visual appearance of a front yard while protecting the future residents privacy.

Vice Chairman Rock said that he would favor a five foot fence with a six foot hedge.

Concerning maintenance of the parkway strip, Planning Director Woltering said that there will be no assessment district or homeowner's association so the landscaping may need to be tied to the individual lots for maintenance. The Design Review Committee's general consensus was that maintenance of the private yards is up to the individual property owners, but the landscape strip should be maintained by the City.

The Design Review Committee reached a consensus to forward this application to the Planning Commission with the following recommendations.

• A five or six foot solid wood fence with gates (a five foot solid fence could have one foot of lattice) shall be provided on the property line, and a clipped hedge is to be planted on the public side. The gates are to include an arbor or a trellis, and a path made of a material similar to decomposed granite shall be installed between the gate and the sidewalk. The plant materials between the hedge and the sidewalk should compliment a front yard theme, but without lawn. The street trees should be staggered on either side of the sidewalk for a less linear look. The west elevation (facing Old Redwood Highway) shall include a covered porch feature similar to a sketch presented by the architect, and other architectural features shall be carried over from the front elevation for a more front-on appearance.

• The front porch shall be a minimum depth of six feet, and greater where possible.

• There shall be a minimum of four feet between the front of the porches and the garage doors.

• The Committee agreed with providing flexibility in the second dwelling unit locations when the second unit is integrated into the primary unit.

• The sidewalk along Old Redwood Highway shall gently meander.

• Garages shall have double doors.

Second by Committee Member Kagan.

Yes: 5 Noes: 0 Absent: 0 Abstain: 1 (LeDoux)

There were no reports by staff.

There were no reports from the Committee.