From: [email protected]
To: Jon-Paul Harries
Subject: 902 E Cotati
Date: Tuesday, January 10, 2023 3:21:42 PM
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Sent from Mail for Windows
Public notice regarding 902 E Cotati.
This is in response to the planned demolition of 902 E Cotati.
I am in favor of the planned demolition of this property. This property is not only an eye-sore to the community but is also a fire hazard to the surrounding properties.
The demolition of this property can’t come soon enough.
Frank Ternullo
11 Breen Way
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From: mark marvier
To: Jon-Paul Harries
Subject: Public hearing 902 East Cotati Ave project
Date: Tuesday, January 17, 2023 5:47:16 PM
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Hello Jon-Paul,
We here at the HOA on Breen Way would like to make it clear that the contractor would not be able to use Breen Way as parking for the employees or other subcontractors while working on this project.
Our little street has limited parking to begin with and is considered a "private" street so we cannot afford additional space for non-residents.
Please see that this builder is made aware of this.
Thank you,
Mark Marvier
Veranda HOA
415-798-7877
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From: Patrick
To: Kevin Patterson; Jon-Paul Harries
Subject: 902 E. Cotati Avenue Cottages - Proposed Project Date: Thursday, January 19, 2023 4:02:11 PM
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Greetings,
I wanted to follow up on the 902 E Cotati Ave proposed project. As a neighbor I am very excited for a beautiful new project to freshen up the neighborhood.
I only have a couple of concerns but hopefully they will be non-issues:
1. Garbage Cans. Follow up needs to happen with Recology Sonoma Marin to confirm if a garbage truck can pick up cans within the proposed complex. The concern is there is not enough room and the bins will need to be placed on E. Cotati Ave along the 80 feet (minus driveway) of frontage on E. Cotati for about 1.5 days.
a. Bins would block about 70 feet of bike lane and could potentially be unsafe for bikes to pass around the bins into a lane of E. Cotati Ave where the speed limit is 35 mph and is normally very busy.
b. Takes away the shoulder and safe turn area onto Breen Way from eastbound E. Cotati Ave.
Residents of Breen Way rely on the the shoulder to make a safe turn into Breen Way as E.
Cotati Ave gets very busy at times and it is necessary to slow down, pull into the shoulder and then make a safe turn onto Breen Way.
c. With California law requiring composting, each unit will need 3 garbage bins so on the busiest garbage day there could be a total of 18 bins put out on garbage day, lining E, Cotati Ave. Would the complex itself be able to hold 18 bins? Do the ADUs need their own garbage cans or do they share with one of the regular units?
2. Parking. I understand there is no requirement for ADU unit parking but they will have at least one car and most likely two. Where are they going to park? What about the guests for the six units in question? Parking on E. Cotati Ave is illegal. The driveway at 850 E. Cotati Ave to the west is private. Breen Way to the east is private. As a resident of Breen Way I am also worried that construction trucks, etc will try and park on Breen way during the construction period for the project. Santero Way is already filled with cars and the new Cotati Station Complex hasn't been built yet, which will undoubtedly bring many more cars to Santero Way.
Maybe these are non-issues but I wanted to bring them to the attention of the Planning Commission for their awareness. It seems like the design might have tried to maximize the lot size but in doing so is the garbage bin question and parking sufficient? We can't wait for the blight of 902 E. Cotati Ave to be removed and this project looks like a nice addition to the neighborhood!
Thank you!
Patrick Krauss
Homeowner
14 Breen Way, Cotati
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From: Dave E
To: Jon-Paul Harries
Cc: [email protected]
Subject: Concerns re 902 East Cotati Ave Project
Date: Wednesday, February 8, 2023 11:17:30 AM
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Hello, Mr. Harries,
I am owner of apartments at 906 East Cotati, have reviewed the project docs for 902 East Cotati.
Let me start by saying it’s great that someone wants to tear down the existing structure and do something useful with the lot. I am willing to endure the noise/dust of construction.
Having said that, I must express my strong concerns & objections to the current plan, in 2 main areas:
(a) The DENSITY is EXTREMELY high. Check my calculations: 125’ x 80’ = 10,000 SF, or 0.229 acres.
If Cotati permits SIX (6) dwellings on that lot, the density is ~26 units/acre. This is insanely high, even for a high-density zone. I took a look at Cotati Municipal Code, at 17.24, Zoning Development Standards in Table 2-4, and that table tops out at 15 units/acre. Perhaps I am unaware of all zoning laws, or special plans for the area, or peculiar waivers for “ADU” designation, but at the end of the day, the density is too high. (As a side-note, it is laughable that back yards – “Private Open Space” -- are only 5’ deep. Cotati Planning should not view this as desirable quality-of-life for its residents.) (b) The plans for PARKING are fall woefully short of need, and are guaranteed to cause parking or traffic problems beyond the project. Project plans call for SIX (6) units, with 4x of 2-car garages, and a SINGLE (1) guest/visitor parking spot, with no obvious place to park in drive area. So apparently the 2x ADUs have ZERO parking allocated to them; and there is no re-course for occasions with 2 or more visitors at same time, nor when residents have 3 or more cars, or choose to use their garage space for storage instead of cars. To my knowledge, there is no curb parking on the fronting stretch of East Cotati. The predictable result, I feel, will be cars parked illegally on East Cotati (blocking the bike lane); or on Breen Way (a private road, which already has a parking crisis); or at 850 E Cotati; or in my parking lot at 906 E Cotati.
In summary, the push for density, and the sacrifices made to parking, have gone too far.
Any special dispensations given to “ADU” designation should not be permitted in combination with this situation and density.
Strongly demand that unit-count is reduced and parking spots are increased.
Jon-Paul, I would welcome any feedback or explanations you might have. But in any case, please reply to acknowledge receipt of these objections, and please make my concerns known at the City Council meeting on 14-Feb-2023. (Sorry, I cannot attend.) Respectfully, David Engelder
From: Jon-Paul Harries
To: Dave E
Subject: RE: Concerns re 902 East Cotati Ave Project
Date: Thursday, February 9, 2023 2:41:00 PM
Hello Mr. Engelder,
Thank you for your comments, and I will certainly forward your comments to the City Council for their consideration at the February 14, 2023, meeting. I will also forward your comments to the property owner so that they are also aware of your concerns.
I do, however, want to take a moment to respond to your concerns because we did review these items and discuss them at the Planning Commission meeting. a. DENSITY – I understand how you concluded the proposed density is 29 units/acre, but according to the state laws regarding how you calculate density, the proposed density for the site is ~17 units/acre, because the ADUs cannot be counted in the density calculations according to state law. State law strongly constrains what a local jurisdiction can and cannot do regarding ADUs. One thing is that we cannot count them in density calculations, and another is that we must allow at least two ADUs on any proposed project on this property.
We cannot deny them if they meet the ADU standards (again, dictated by the state), which they do.
However, the proposed project does take advantage of the cottage housing provisions within our code, which allows for increased density if certain development criteria are met such as small units, porched entries, units that front a shared common open space, pervious surfaces, etc. This project does include those elements and qualifies as a cottage housing project that can increase its density. Normally, the site would be limited to 2 or 3 units (depending on deed restricted affordability)and 2 ADUs. Approval of a cottage housing project is discretionary, and the City Council could deny the project if they choose to. Our staff review of the project, and the Planning Commission’s review of the project, acknowledged that the project did maximize the development potential of the site, but still provided a good design at level that was appropriate for the site given its zoning, surrounding higher density development, and proximity to the SMART station. (As a sidenote, I do agree with you that it would be better if some of the private open-space was greater than 5 feet deep, but the cottage housing provisions prioritizes shared common space and the project designers sacrificed what could have been greater private open space to meet the shared open space criteria.)
b. PARKING - the development provides 8 parking spaces for the primary units (2 each) and 1 guest parking space. Overall, the project provides 1.5 parking spaces per unit (including the ADUs), which given the size of the units, is reasonable. However, even if we disagreed, state law prevents us from requiring parking for ADUs in this location and the project provides all the parking that we can require. Most likely the ADU parking will be a tandem arrangement in the driveway or could even be within the garages since the units will not be owned units, but rather rentals and the management could offer a couple of the spaces to the ADUs if they choose. Alternatively, they will probably park on Santero Way (not ideal), Beverly Drive, or Lancaster Drive. Breen Way and your parking area are, as you note, private and have signs that clearly say that parking is not allowed and that cars will be towed. We have had several discussions with the project sponsor about parking and the concerns of those on Breen Way.
He is very aware of this concern and has said he will ensure that the residents don’t trespass or park illegally.
All this said, while we did try to address all the project issues the best that we can, this will be the first cottage housing project we will consider in the city. If it is approved by the City Council, we will be watching it closely for some time and will be interested to hear of any concerns or problems going forward.
Thank you,
JP Harries
Senior Planner | City of Cotati
201 W Sierra Ave., Cotati, CA 94931
(707)665-3634 | cotaticity.org