MINUTES
for the Adjourned Meeting of the DESIGN REVIEW COMMITTEE
DATE
OF MEETING: *
TIME
OF MEETING:
PLACE
OF MEETING:
201
* Continued from
the Regular Meeting on
Chairman
Kagan called the meeting to order at
Committee Members Present: Fortier, Leys, Merriss,
Staff Present:
Woltering, Nebb, Brisbine
III. CHANGES
TO AGENDA
There were no changes to the agenda.
A. Request for Final Design Review approval
for the “Marketplace” portion of the Cotati Commons development (23 acres),
including the Lowe’s
PA# 21/03 – The
Marketplace at Cotati Commons
AP# 046-286-011, 046-286-012,
046-286-013, 046-286-014, 046-286-015,
144-050-007)
OWNER/APPLICANT: Monahan Pacific/Newman Development/Lowe’s
Planning
Director Woltering summarized the staff report and described the applicant’s
responses to the Design Review Committee’s requests for additional information
at the regular meeting on
The
suggested conditions of approval have been modified by staff based on the
submittal of the above-referenced information.
In addition, the City Attorney, after reviewing the suggested
conditions, recommended changes to conditions 6, 7, 10, 11 & 12. Those amended conditions are stated in a memo
dated April 27, 2004, were distributed to the Design Review Committee and made
available to the public.
Planning
Director Woltering stated his opinion that the information submitted meets the
concerns of the Design Review Committee and he recommended Final Design Review
approval.
Chairman
Kagan suggested that the outdoor furniture be included in the Property
Maintenance Program. Planning Director
Woltering responded that the list provided in condition 5 is representative,
but that the outdoor furniture could be included for clarification.
Concerning
condition #10 that requires a parkway strip along
In
response to an inquiry from Committee Member Fortier, Planning Director
Woltering
confirmed
that the City’s requirement for 50% shading of the parking area will be met.
The
meeting was opened to PUBLIC COMMENT at
Linnel
Hardy,
Concerning
the garden center that is a part of this proposed development, Ms. Hardy
pointed out that the Zoning Ordinance lists nurseries and greenhouses as a
permitted use in the Highway-Commercial (C-H) zoning district, but does not
list the use at all in the C-1 zoning regulations.
Deborah
Caplan, from the Law Offices of Olson, Hagel & Fishburn, agreed with the
previous speaker about the garden center not being a part of the C-1 zoning. Ms. Caplan submitted a letter to the Design
Review Committee, dated April 27, 2004, that outlines her specific concerns
related to this project including a rushed process with last minute submittals;
the C-1 zoning regulation that specifically prohibits sales in any area that is
not “enclosed”, when the elevations for the garden center show no roof and no
walls; imprecise lot coverage calculations; and inadequate design guidelines,
particularly related to energy efficiency.
Concerning the lot coverage, she suggested that the lot coverage should
be calculated for each individual lot, not for the project as a whole. She requested that these issues be addressed
by the Design Review Committee.
Terry
Watt, Planning Consultant, indicated concerns about interpretations being made
of the City’s Zoning Ordinance pertaining to the accuracy and adequacy of the
lot coverage calculations that were submitted by the applicants, the need for
more specificity in the Design Guidelines that were prepared by the applicants
and whether the Lowe’s garden center would be allowed within a C-1 zoning district
and if the definition of enclosure for a building was being satisfied for the
garden center.
Victor
Gonzalez, Monahan Pacific, said that the same acorn lights that are proposed
for this project were installed at The Cottages project currently under construction
along
In
response to public comments, Mr. Gonzalez, said this project has received a
significant amount of review and opportunity for public comment. He stated his opinion that there never seems
to be enough detail to satisfy the opponents to the project.
The
meeting was closed to PUBLIC COMMENT at
Planning
Director Woltering addressed some of the issues raised during public
comments. The design guidelines, he
said, include detailed graphics, including representative section
diagrams. Mr. Woltering indicated that
the Design Guidelines, as submitted, provide sufficient detail to guide future
development as well as possible future alterations to the buildings on the
property, as was intended. In addition,
the design guidelines do reference Green Building Alternatives and the Savings
by Design Program by PG&E.
He
acknowledged that the Highway Commercial (C-H) zoning district specifies
greenhouses and nurseries as permitted uses as the same item; however, the
garden center that is a part of this project is “retail sales” in orientation,
not a nursery or a greenhouse operation.
Planning Director Woltering emphasized that as retail sales the garden
center is clearly a permitted use in the C-1 zoning district.
In
reference to the lot coverage calculations, Planning Director Woltering said
that it is standard to calculate the coverage for the overall site, not
individual lots, when a commercial center is involved. He cited the Rancho Cotate shopping center in
the City of
Planning
Director Woltering concluded by stating that he continues to support the
recommendation for Final Design Review approval, even given consideration to
the comments received from the public.
In
response to an inquiry from Committee Member Stanley, Planning Director
Woltering explained that the proposed garden center is interpreted to be enclosed
and is not in violation of the Zoning Ordinance regulation that prohibits sales
in any area that is not enclosed. In
addition, he clarified that the intent of the regulation would be to preclude,
for example, seasonal sales in open areas such as a parking lot. This type of activity would not be permitted
in this project.
In
response to an inquiry from Committee Member Fortier, Planning Director
Woltering
Clarified
that future new construction in this project area will be subject to both Preliminary
and Final Design Review approval.
The
Design Review Committee proceeded with reviewing the conditions of approval.
Concerning
the conditions added by the Design Review Committee, the Committee reached a
consensus that conditions 16 through 19, as follows, have been adequately
addressed.
16. Potted Plants shall be added in front of the Lowe’s store.
17. Pedestrian Access shall be provided between Pad A and the Shops 3
Building.
18. Section 6.1 of the Sign
Program shall be corrected to indicate 1 (one) primary sign and two (2)
secondary signs.
19. Final site coverage
calculations shall be submitted to staff to assure compliance with Cotati
Municipal Code requirements.
Concerning
condition #20, related to the shopping cart corrals, the Design Review
Committee reached a consensus to choose “forest green” as their preferred
color.
Condition
#21, that requires that the main entrance to the center provide for identical
sidewalk and parkway strip elements so as to provide for a more symmetrical
entrance, was found to be acceptable.
Concerning
Condition #22, the Design Review Committee reached a consensus that the use of
clear glass glazing shall be utilized for all storefronts. However, if tinting is required for energy
compliance, then a light gray would be acceptable.
Regarding
the design guidelines, Committee Member LeDoux stated his opinion that the
applicant did an excellent job with the document. The guidelines, he said, will provide the
guidance the Design Review Committee will need when evaluating future
development proposals.
The
remaining Committee members stated agreement with Committee Member LeDoux’s
comments related to the design guidelines.
Committee
Member Fortier suggested that the plant material selected for the lattice on
the south elevation of Building 3 be something that will grow quickly with some
seasonal color.
It
was moved by Committee Member Leys to grant Final Design Review approval,
subject to the conditions of approval as modified. Second by Committee Member LeDoux.
Yes: 6 Noes: 0 Absent: 0 Abstain: 0
Conditions
of Approval:
1.
AMENDED. That at no time shall any rear building
elevation face a public street and that a provision for architectural building
entryway along the street side façade be provided in the design. In order to comply with this condition,
the south elevation of Shops 3 shall be modified to include metal trellis
panels, with landscaping, installed between the columns and adjacent to the
doors. The solid wood doors shown
initially on the plan for this elevation shall be replaced with glass doors. The trellis landscaping shall be a quick
growth variety that includes seasonal color.
2. The applicant shall
provide for decorative “acorn” style lighting, per the City of
3. That all light fixtures
shall be established in conformance with the Master conditions of Approval,
with all light fixtures within the parking fields not exceeding a maximum
height of 18-ft. above grade. All
decorative light fixtures shall not exceed a maximum height of 14-ft. above
grade. All light standards shall
either be a dark brown or dark bronze as approved by the Planning Director.
4. The applicant shall
submit a revised lighting plan for the review and approval of the Planning
Director and Police Chief. The lighting
plan shall provide for additional ornamental light fixtures to be located throughout
the site, including along all of the pedestrian pathways and around the
perimeter of the development, including along
5. AMENDED. With construction drawings, the applicant
shall submit a detailed Property Maintenance Program, which provides for such
areas as landscape maintenance and replacement of landscaping in a declining
state, on going trash pick up and disposal, maintenance and upkeep of all
buildings, lighting, outdoor furniture, and signage. Said program shall be reviewed and approved
by the Planning Director prior to issuance of any occupancy certificates for
the site. The trash enclosure shown
on the site plan at the south side of Shops A & B shall be relocated to the
rear of the building on the north side.
6. AMENDED. That all utilities and associated utility
boxes shall be adequately screened from public view, including roof mounted
HVAC equipment, antennas and dishes, including gas and electric meters, and
transformers. All utilities shall be
placed underground throughout the site, including along the perimeter of the
property. If utility company(s)
determines that it is not feasible to place the utility boxes underground, and
the Planning Director so determines, then the utility boxes shall be
appropriately screened to the satisfaction of the Planning Director.
7. AMENDED. All backflow devises and vaults shall be
installed at grade. If the utility company(s)
determine that this is not feasible, and the Planning Director so determines,
the backflow devises shall be screened to the satisfaction of the Planning
Director.
8. Final construction drawings shall illustrate
the exact location and height of all roof mounted equipment. Said equipment shall be installed in such a fashion
that it will not be visible from public view and said equipment shall be
integrated into the overall design of the building architecture.
9. That the applicant shall record a temporary
landscape maintenance and access easement along the west side of the proposed
stone wall proposed along the western boundary of the site. The easement shall be a minimum of 5-ft. in
width to allow for the maintenance of landscaping established along the west
side of the stone wall. Said easement
may be removed at such time as the adjoining property is developed.
10.
AMENDED. Prior to issuance of any building permits, the improvement plans
shall incorporate the installation of a parkway strip along
11.
AMENDED. That a colored scored concrete shall be
utilized for all pedestrian walkways within the proposed development. All walkways shall be framed by a solid
colored band along the edges so as to provide a clear definition to the
walkways.
12.
AMENDED. Colored scored concrete [brick pattern]
similar to that around the perimeter of Retail A & B and Shops 1 Buildings
shall also be installed in front of the Lowe’s
13. That prior to issuance of any building
permits, the final construction plans shall illustrate the location of all
bicycle racks within the proposed development. The type of bike rack shall be the “Dumor
Loop Bike rack 83” as depicted in the submitted specifications. The number of bicycle stalls shall be in
accordance with the requirements of the Cotati Municipal Code. Said bike racks shall be disposed throughout
the site.
14. Prior to issuance of any building permits, a
property and landscape maintenance program shall be prepared.
15. DELETED. The following items yet need to be
satisfactorily addressed in order to grant Final Design Review: shall be submitted for staff
approval prior to building permits, with the exception of items d. and e. that
require Design Review Committee approval.
a. The
project landscape architect shall certify in writing to the Planning Director
that the Landscape Plan for the overall project conforms to the City of Cotati’s water conservation policies and requirements.
14. The
applicants shall submit details for the location and design of mailbox clusters
for staff
approval. Where feasible, architectural features
shall be included that blend with the
Craftsman architectural
theme.
c. The
Applicants shall use attractively designed and colored structural awnings; the
use of fabric awnings shall not be permitted.
d. The Applicants shall prepare Design
Guidelines, which are consistent with the standards required by Exhibit C. Said Design Guidelines shall be subject to
the review and approval of the Planning Commission. Said Design Guidelines shall guide the
development of all future component(s) and building(s) proposed within the
project area. The Design Guidelines
shall include performance and design objectives for future buildings within the
project with respect to satisfying City of Cotati goals for energy and
resource efficiency as well as implementation of specific green building
measures consistent with the requirements of Exhibit C.
e. The applicants shall provide to the
Design Review Committee specific design information such as manufacturers
cut sheets or specific design details for the shopping cart collection
areas/enclosures; window and door trim detail; and gutters.
f. The Applicants shall prepare and
submit to the City a Water Conservation Plan identifying feasible Best
Management Practices (BMPs) consistent with the South Sonoma Business Park EIR,
including such possible measures as low-flow facilities, conservation-oriented
irrigation and appropriate vegetative designs as well as an implementation plan
for the entire development shall be prepared by the project sponsor and
approved by the City. Applications that
are high water users shall be evaluated for site-specific conservation measures
at the building permit phase.
15. Potted Plants shall be added in front of the Lowe’s store.
17. DELETED/ADDRESSED. Pedestrian Access shall be provided
between Pad A and Shops 3 Building.
18. DELETED/ADDRESSED. Section
6.1 of the Sign Program shall be corrected to indicate 1 (one) primary sign and
two (2) secondary signs.
19. DELETED/ADDRESSED. Final
site coverage calculations shall be submitted to staff to assure compliance
with Cotati Municipal Code requirements.
16. AMENDED. That all shopping cart corral storage
structures shall be identified on the site plan and shall be established in
conformance with the Design Guidelines for the “Marketplace” and shall be
finished in a forest green color or a dark brown color so that they are
complementary to the center.
17. That the main entrance
to the center provide for identical sidewalk and parkway strip elements so as
to provide for a more symmetrical entrance. This shall be reflected on the
final construction plans and reviewed by the Planning Director prior to
issuance of any building permits for the development.
18. AMENDED. That the use of clear glass glazing shall be
utilized for all storefronts, however, if tinting is required for energy
compliance purposes, a light gray or green glass shall be utilized.
19. The overall architecture
of the “Marketplace” shall incorporate the use of natural stone materials,
including but not limited to landscaping accents (planters) and architectural
building accents, so as to create a true architectural “Craftsman”
appearance.
There
were no reports from staff.
There
were no reports from the Committee.
VII. ADJOURNMENT
The meeting was adjourned at
Submitted by:
Kathleen Brisbine
Administrative Secretary