AGENDA

CITY OF COTATI

MINUTES for the Regular Meeting of the DESIGN REVIEW COMMITTEE

DATE OF MEETING: June 7, 2001

TIME OF MEETING: 4:30 p.m.

PLACE OF MEETING: Cotati City Hall, Conference Room

201 W. Sierra Avenue

I. CALL TO ORDER

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

II. ROLL CALL

Committee Members Present: LeDoux, Davis, Kagan, Draper, Rock, Leys

Staff Present: Woltering, Brisbine

III. APPROVAL OF MINUTES

A. For the Regular Meeting on May 3, 2001

It was moved by Committee Member Draper to approve the minutes of May 3, 2001, as submitted. Second by Committee Member Davis.

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

IV. CHANGES TO AGENDA

There were no changes to the agenda.

V. MATTERS AT HAND

A. Request for Preliminary Design Review approval to construct a mixed-use,

commercial/residential, development on a 2.34-acre property on the east side of Old

Redwood Highway between Charles Street and Park Avenue. The proposed project consists of 22 residential units in five buildings and another eight (8) residential units within a mixed-use building that also contains 6,468 square feet of commercial space. In addition, the proposed development includes a 4,245 square foot community building to complement the residential portion of the project and a forty-three foot high tower element adjoining the mixed-use building. This application also includes requests for a zone change to a planned unit development designation, lot line adjustment, conditional use permit, tentative subdivision map and design review.

PA# 01/01 Applicant: SoCoHo, LLC

AP# 144-360-029 & 031

Committee Member Draper and Vice Chairman Rock stepped down due to a conflict of interest.

Consultant Planner Woltering presented the staff report and reviewed the suggested conditions of approval.

In addition to the conditions stated within the staff report, Consultant Planner Woltering reported that Sonoma County Transit has recommended shifting the bus shelter location south to be near the community building.

In response to an inquiry from Vice Chairman Leys concerning the origin of the tower element, Consultant Planner Woltering said that the tower element is called for in both the Specific Plan and the General Plan. Conformance with these policy documents should occur unless the policies are changed. The Specific Plan discusses a 2-3 story tower element. Concerning the design of the tower element, Consultant Planner Woltering suggested that the height be lowered, the corrugated metal siding be eliminated, and the overall design be better integrated with the remainder of the project.

Committee Member Kagan had questions about the parking. Consultant Planner Woltering said that the adopted Old Redwood Highway/Charles Street Master Plan that includes the project site allows a reduction in the amount of required parking spaces to 1.5 per unit to encourage the use of other modes of transportation. He also confirmed that the parking along Old Redwood Highway and Ross Street would be for public use.

Leslie Warren, a partner in the cohousing group, introduced herself and indicated she was available for questions. Also in attendance were Kathryn McCamant, the project manager, and Charles Durrett, the project architect.

Mr. Durrett presented the project. He showed a variety of slides that included front facades and tower elements. He had a sample of the blue corrogated metal roof material.

Mr. Durrett responded to questions from the Committee.

Vice Chairman Leys invited public comment.

Heidi Hydusik

8588 Lakewood Avenue, said a flat façade on a commercial building can be enhanced with paint, chamfered windows, plants, awnings, etc. She said that she likes the metal roof and the tower and believes that the project will help to bring people to Cotati.

Linell Hardy

Arthur Street, agreed with the previous speaker that the project would be good for the downtown. She asked whether there could be some way to break up the long roof and suggested dormers.

Ann Wallace-Rock

35 Page Street, said that she supports the concept of the project, but has some concerns about the commercial building and agreed with the recommendation to break up the front façade and the roof. She pointed out that the site is located at a gateway and the design is important. Regarding the proposed building materials, she stated a dislike for the metal siding. She said that delivery and garbage trucks are already a problem in the area and suggested adequate provision (i.e., access and loading area) for them.

Elaine Blake

Lakewood Avenue, agreed with the stated concerns about the appearance of the commercial building and that trellis', mature trees, and chamfered windows would help. She stated her opinion that the metal siding on the tower element would coordinate with the roof and she supported the project.

John Rock

35 Page Street, also said that he likes the concept of the project. However, he indicated concerns about the appearance of the commercial building. Specifically, he suggested softening the roof with another texture and also agreed with the suggestion about breaking up the long expanse of roof. The view from his home one block away would be a lot of roof and he stated a concern about sun reflection off of a metal roof at sunset.

Vice Chairman Leys closed the meeting to public comment.

Committee Member Davis said the trees selected for Old Redwood Highway would help to break up the mass of the commercial building. He agreed with chamfered window features, awnings and trellis along the Old Redwood Highway frontage for the commercial building. He suggested a flowering vine for the trellis features. He stated a preference for wood siding on the tower element because it would blend in better with downtown. He also suggested dyed concrete for the sidewalk area along the Old Redwood Highway frontage of the project. He suggested that additional consideration be given to a loading zone, access to the trash collection area, and additional paving between the two buildings (i.e., mixed-use building and Common House building) on Old Redwood Highway. He had some concerns about having enough of parking along Old Redwood Highway. He supported the concept of using gravel for the on-site parking area instead of asphalt.

Committee Member LeDoux agreed with the bus stop relocation/loading area along Old Redwood Highway in front of the Common House building, and supported better access to the trash collection area. He said that any future solar panels on the roof need to be shown on the plans submitted for final design review. He expressed the opinion that the use of metal can be interesting and the view of the roof from the street (Old Redwood Highway) would be limited. The tower height could be reduced some, but he acknowledged that it needs to be a statement. The corrugated metal on the lower portion of the tower element adjacent to the sidewalks could get dented and he suggested adding some wainscotting for protection. A complete sign program for the commercial building would be required for final design review. He supported the chamfered window treatments on the commercial building. He agreed that adequate emergency vehicle turn-around is important and needs to be provided. The handicap parking and access is to meet current Code requirements and may require the addition of a van space. He said that he could possibly support the use of gravel for the on-site parking area if provided with details. If not properly compacted, the gravel could create a real mess. He suggested adding some landscaping against the fence adjacent to the Park Meadows Subdivision.

Committee Member Kagan commented that the roof angle appears large on the west elevation of building B (mixed-use building). He agreed with suggestions for breaking up the roof on the commercial building, possibly with dormers. He stated that he would prefer a wood finish on the tower element.

Vice Chairman Leys acknowledged that the elevations do not represent what the building would look like. He stated his opinion that trees planted along Old Redwood Highway would help to break up the mass of the structure. He suggested that some specimen-size trees be planted to provide immediate screening. He also said that the flat façade of the commercial building would be OK if other architectural elements are added (i.e. awnings, trellis, etc.). He said that he likes the tower element and believes that it should be distinct from the remainder of the building. He was agreeable to wood or metal, but was unsure whether blue was the appropriate exterior color. In summary, he said that he is in favor of additional commercial space downtown and that this is a good project.

Committee Member Draper left the meeting at 6:10 p.m.

In an effort to clarify the Design Review Committee's position on the materials for the tower element, the Committee specified as follows:

Committee Member Davis and Committee Member Kagan agreed that the tower element should have a wood finish.

Committee Member LeDoux recommended a stucco base with wood above (or some other material besides stucco).

Vice Chairman Leys said that he could actually support the use of metal.

In further discussion, the Committee reached a consensus that the tower element should provide a combination of materials with a plaster wainscotting/plinth at the base, metal, with an expansion of the use of wood elements over what was proposed. The applicant was advised by the Committee that the use of wood siding on the tower element would make it easier to obtain Final Design Review approval.

The Committee also agreed that they would like to see more detail on the window treatments. They did not recommend adding dormers to the roof of the commercial building.

It was moved by Committee Member LeDoux to approve Preliminary Design Review approval to construct a mixed-use, commercial/residential, development on a 2.34-acre property on the east side of Old Redwood Highway between Charles Street and Park Avenue (Cotati Cohousing/PA# 01/01), subject to the following conditions of approval as modified:

Planning Department:

1. The Old Redwood Highway elevation of the commercial/residential mixed-use building shall be designed to break up the mass of this façade by creating the opportunity for unique, individual storefronts to allow for multiple tenant occupancy and to complement the existing Cotati downtown area. This can be accomplished by use of building offsets, varying the use of exterior building materials, etc. This Old Redwood Highway Elevation also shall be designed to allow for outdoor dining. The Design Review Committee accepts the applicant's proposal of ~~bay window~~ chamfered street level storefront window treatments ~~elements~~ along the Old Redwood Highway elevation of the commercial/residential mixed-use building as accomplishing the architectural variation it believes to be appropriate. In addition, the Design Review Committee indicated that the applicant shall install brackets, awnings and other similar features to further enhance this elevation.

2. The tower element immediately south and adjacent to the mixed-use building on Old Redwood Highway shall be modified to add a stucco base element (i.e. plinth) and additional wood elements.

3. Parking spaces 1-10 on the applicant’s Landscape Plan, Sheet L1, of the plans dated

March 30, 2001, shall be designated for shared use between users of the commercial

component and the residential component of the proposed project.

4. A parking space for vehicle "loading" in support of the commercial component of the

project shall be designated along the Old Redwood Highway frontage in the area in

front of the Common House and Workshop to the satisfaction of the City Engineer. In addition, the existing bus stop along the Old Redwood Highway frontage of the project site shall be relocated to the area in front of the Common House and Workshop to the satisfaction of Sonoma County Transit.

5. The trash enclosure for the project shall be relocated to assure proper access, appropriate screening and satisfy the requirements of the sanitary district/hauler. All trash enclosure areas shall be screened with a wall not to exceed eight feet in height. Details of such screening shall be submitted for Final Design Review.

6. A detailed landscape and irrigation plan, including number, size and species of all proposed plant materials shall be submitted for Final Design Review. The Final Landscape Plan shall increase the width of the landscape projections (i.e. islands) along the Old Redwood Highway frontage to accommodate larger trees. These trees shall be a minimum of 24 inch box in size at the time of installation. The selection of tree type shall achieve a higher tree canopy which would help to soften the appearance of the roof of the mixed use building, while not obstructing necessary retail signage at lower levels.

7. A Lighting Plan shall be prepared for the project for Final Design Review that demonstrates the lighting standards and fixtures are architecturally compatible with the structures of the project and do not cast any adverse light or glare onto adjoining properties.

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

9. Plans submitted for Final Design Review shall include detail of all rooftop equipment and proposed screening.

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

11. A master sign program shall be prepared and submitted as part of Final Design Review for the project. Specific details for all signs, including traffic directional signs, shall be specified, including, but not limited to, number and location of signs, size, copy, colors and materials.

Design Review Committee:

12. The applicant shall provide adequate area within the on-site parking area for emergency vehicle turn-around to the satisfaction of the Fire District.

13. Handicap parking and aisle space shall be provided per applicable Uniform Building Code requirements.

14. Plans submitted for Final Design Review shall include typical window detail for all buildings.

15. The architectural plans submitted for Final Design Review shall enhance columns on the porches of the residential units, possibly by increasing the supports to 6 ' x 6 ' posts.

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

17. The Design Review Committee supports the concept of using compacted gravel in the on-site parking area of the project if installed properly to assure appropriate compaction, drainage and maintenance.