DATE OF MEETING: March 7, 2002

TIME OF MEETING: 4:30 p.m.

PLACE OF MEETING: Cotati City Hall, Conference Room

201 West Sierra Avenue

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

Committee Members Present: Kagan, Draper, Rock, Leys

Committee Members Absent: LeDoux, Davis

Staff Present: Woltering, Brisbine

It was moved by Vice Chairman Rock to approve the minutes of February 21, 2002, as submitted. Second by Committee Member Kagan.

Yes: 3 Noes: 0 Absent: 2 (LeDoux, Davis) Abstain: 1 (Draper)

It was moved by Committee Member Kagan to approve the minutes of February 19, 2002, as submitted. Second by Vice Chairman Rock.

Yes: 3 Noes: 0 Absent: 2 (LeDoux, Davis) Abstain: 1 (Draper)

There were no changes to the agenda.

Planning Director Woltering presented the staff report. A condition requiring landscaping and irrigation plans for the base of the signs and for screening purposes at the back of the one-sided sign for final design review was suggested. Comments from the Design Review Committee regarding the colors and materials were requested.

Tom Stone, Real Signs, presented the application. A color and materials sample board was available. He said that signs are to be externally lit with ground lights and overhead gooseneck lights.

In response to questions from the Committee, Mr. Stone said that the lights for the signs will be either solar operated or possibly by a timer controlled by the property owner. He confirmed that the back of the one-sided sign would be the gray stucco material.

City Manager Shaddox was in attendance for this one item. He thanked Susan Yeomans, Property Manager for Sunhill Corporation, for her cooperation. He said that these monument signs would be a significant accomplishment that has been in the works for a long time. He also thanked everyone else involved.

Vice Chairman Rock complimented the signs and agreed that there should be flowers and shrubs around the base of the signs. He also commented that it would be great to see the A-boards gone.

Committee Member Draper agreed. Concerning the materials, she was supportive of the stucco finish aluminum because it will be more durable than wood and will require less maintenance.

Chairman Leys as also supportive of the materials and of the recommendation for landscaping around the base of the signs, and at the back of the one-sided sign.

Committee Member Kagan said that he liked the signs and that they blend in well with the shopping center. He also stated support for the landscaping, and suggested that the plant materials in front of the signs should not be tall enough to interfere with being able to read the sign.

Planning Director Woltering said, that with Design Review Committee direction, staff could review the final landscape plan, possibly with the assistance of Committee Member Davis. With regard to the landscape plan, he asked the Committee's opinion on a trellis and vine on the back of the one-sided sign.

Committee Member Draper was agreeable to staff approving the Final Landscape Plan, but not to a trellis. She was concerned that someone might try to climb the trellis.

Yes: 4 Noes: 0 Absent: 2 (LeDoux, Davis) Abstain: 0

Planning Director Woltering presented the staff report and reviewed the suggested conditions of approval. He said that condition #2 specifies the fence materials and prohibits strands of barbed wire at the top. Although there is barbed wire on the existing fence now, staff has a concern about safety and liability issues if the City approves the barbed wire. The barbed wire that is there now was not approved.

Mike Kenney, Cotati Food Service, represented the application. He had a color drawing and a color and material sample board for review. The intent is for the addition to match the existing building.

Committee Member Draper asked Mr. Kenney if a higher fence would address his security concerns. Mr. Kenney did not express an interest in a higher fence. He agreed not to install any new barbed wire and to remove what is existing.

Chairman Leys commented that the lighting plan looks fine as long as the light does not shine onto adjacent properties.

It was the consensus of the Design Review Committee that the applicant has done a good job responded to previous comments and that the addition will be nice.

It was moved by Vice Chairman Rock to accept Final Design Review for an expansion of the existing Cotati Food Service facility at 441 Houser Street, subject to the suggested conditions of approval. Second by Committee Member Kagan.

Yes: 4 Noes: 0 Absent: 2 (Davis, LeDoux) Abstain: 0

Planning Director Woltering presented the staff report, distributed a list of key discussion items identified in the staff report, and recommended Preliminary Design Review approval subject to the suggested conditions of approval.

In response to questions from the Committee, Planning Director Woltering said that the units would be for sale and 15% of the units are required to be affordable or an in-lieu fee paid. Other questions from the Committee involved the construction phasing of the South Sonoma Business Park project and this residential project, the design of the storm water retention area so that the proposed park area is useable, timing for the construction of the tier of parking on the South Sonoma Business Park site that is to be shared with this development, and requirements for full street improvements as a part of this project.

Victor Gonzalez, Monahan Pacific, represented the application. Concerning the park area, they are viewing the plan for that area as an interim plan until the South Sonoma Business Park office/retail project is built and the park plan is finalized. The required parking has been provided with thirty extra spaces to be shared with the Business Park. Turf block is proposed to provide a circular roadway system for emergency vehicles. A sidewalk and landscape strip is proposed along Alder Avenue. No on-street parking would be allowed in the vicinity of the existing oak trees in that area. Their intent is to have a homeowner's association for the project. In order to provide recreational opportunities for the future residents of The Cottages project, they are considering a membership program for use of the facilities provided at the future apartment complex site that Monahan-Pacific is proposing on an adjoining property.

Ian McCloud, the project architect, gave a presentation on the design concepts utilized in the project, the proposed exterior building materials, and fencing.

Committee Member Draper suggested that the applicant consider installation of something other than a wood-burning fireplace.

Committee Member Kagan commented that the location of the handicap parking space at one end of the project would be inconvenient. He suggested that either another handicap parking space be provided or that the space be more centrally located.

Bill Smith, the landscape architect, discussed the landscape plan and it's integration with the South Sonoma Business Park project. To clarify a point about the detention area in the interim park, Mr. Smith said that the area in question measures approximately 110 feet by 110 feet and would be about two feet deep for limited periods.

In response to an inquiry from Committee Member Kagan, Mr. Smith said that there would be approximately 8 feet between the units along the paths leading to the park, potentially with stepping-stones. The area is intended to be maintained by a homeowner's association.

Committee Comments:

Chairman Leys expressed the opinion that the project is a good one and complimented the architecture. He appreciated the informative presentation by the landscape architect. The layout of the motor courts with a slight curve was a good design in his opinion. He suggested that consideration be given to replacing the shingle siding on the chimneys with stucco.

Committee Member Draper said that it looks like a good project. The additional height of the structures would be acceptable. She reminded Mr. Gonzalez about the City's street naming policy.

Of the issues listed as key discussion items, she said everything was fine.

Vice Chairman Rock complimented the architect on the buildings, but expressed a strong concern with the density of the project in relation to open space and lot coverage. He was very concerned about the lack of open space for this project. Also, he asked how the children living in this development would get to school?

Committee Member Kagan said that he had reservations about the project similar to those of Vice Chairman Rock. He said that the design is great, but that the project is dense with no community building or open space for the residents. He was concerned that the project depends on other properties for turn-around, parking, open space, etc.

Chairman Leys stated his belief that the shared parking arrangement is an acceptable concept. The project is high density and urban, but provides a nice environment.

Vice Chairman Rock pointed out that there are currently no parks on the west side of Cotati. The children that will live in this development will need somewhere to play. Otherwise, they will play in the parking lot of South Sonoma Business Park. A Planned Unit Development (PUD), he said, must be designed so that it provides its own open space. It should not be dependent on open space that is on another site, particularly a park area that could change significantly in character in the future.

Victor Gonzalez, Monahan Pacific, said that it is anticipated that the park area would be designed so that it is used for lunchtime by the businesses during the week, and that the residents would typically use it at other times. He said that it is anticipated that the plans for the first commercial building will include final plans for the park, but that the initial improvements would be constructed with the residences. What they are trying to do is address the requirement for fifty residential units and create housing near jobs. Other development plans were considered, but this plan for forty-six units was preferable. He pointed out that there will be crosswalks across Gravenstein Highway for safe pedestrian access.

Committee Member Kagan asked what the City would get in return for allowing concessions.

Committee Member Draper said that she understood Vice Chairman Rock's concerns about open space, but the motor courts will provide some room to play.

Vice Chairman Rock pointed out that the maximum allowable lot coverage in the R-3, Multiple Family, zoning district is 50%. This project has 83% lot coverage.

It was moved by Chairman Leys to grant Preliminary Design Review approval for a 46-unit townhouse project on a 3.17-acre site located at 7510 Alder Avenue, subject to the fourteen recommended conditions of approval. Second by Committee Member Draper.

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

Conditions of Approval (Cotati Cottages - PA# 03/02):

1. New street names shall be established in accordance with the City's street naming policy.

2. A detailed building materials and color sample board shall be submitted for Final Design Review.

3. A detailed landscape and irrigation plan, including number, size and species of all proposed plant materials shall be submitted for Final Design Review.

4. Plans submitted for Final Design Review shall include location and elevation detail of all proposed fencing and screening.

5. Plans submitted for Final Design Review shall include specific detail of all paving sections, including treatments to delineate pedestrian areas.

6. Prior to issuance of any building permit, the applicant shall furnish the City with evidence that all parcels have recorded reciprocal parking agreements.

7. Plans submitted for Final Design Review shall include specific details of mailbox areas.

8. Plans submitted for Final Design Review shall include specific details of all project lighting.

9. Plans submitted for Final Design Review shall include documentation prepared by a lighting engineer demonstrating that proposed lighting will not cast light off-site onto adjacent residential properties.

10. A master sign program is required for the South Sonoma Business Park. Plans submitted for Final Design Review for the Cotati Cottages residential project shall include specific details for all signs, including traffic directional signs, specifying the number and location of signs, size, copy, colors and materials, and demonstrating compliance with the approved master sign program for the South Sonoma Business Park.

11. Prior to Final Design Review on this project, the applicant shall demonstrate that an easement has been secured on the adjoining property to the immediate north to allow the construction of a loop private road system to address concerns regarding ensuring proper emergency vehicle access and anticipated daily circulation needs.

13. The applicant shall provide design detail at Final Design Review to demonstrate how the adjoining park element to the immediate east within the South Sonoma Business Park would be a viable open space and recreational amenity that could be used by those associated with "The Cottages" project.

14. The applicant shall verify and satisfactorily address the garbage disposal requirements with the Sanitary District prior to Final Design Review.

Planning Director Woltering asked the Committee to review some color selections proposed for the Avila/Long building at 506 Portal Street. He said that the applicants were required to submit color alternatives and two color drawings have been presented.

Of the two options presented, the Committee preferred the option using the cream colors. However, their consensus was that a color board needs to be submitted with actual color samples, and the window trim color needs to be clarified.

In response to a request from Vice Chairman Rock, Planning Director Woltering agreed to provide the Committee with an overview of what projects are coming up on future agendas during "Reports by Staff".

Chairman Leys adjourned the meeting at 7:02 p.m.

Submitted by:

Kathleen Brisbine

Administrative Secretary