Cotati City Council
Agenda Staff Report
Item type: PUBLIC HEARINGS (ACTION)
To: City Council
Subject: CONSIDERATION OF A RESOLUTION APPROVING
ENTITLEMENTS TO ALLOW CONSTRUCTION OF A MIXEDUSE 177-UNIT APARTMENT DEVELOPMENT ON A 7.83
PROPERTY LOCATED AT THE NORTHEAST CORNER OF
ALDER AVENUE AND SR-116, AND FINDING THE PROJECT
CONSISTENT WITH THE COTATI GENERAL PLAN AND ITS
ENVIRONMENTAL IMPACT REPORT AND EXEMPT FROM
FURTHER ENVIRONMENTAL REVIEW PURSUANT TO
CEQA GUIDELINES SECTION 15183.
Date: February 27, 2024
Written by: JP Harries, Senior Planner
Recommendation
It is recommended that the City Council conduct a Public Hearing and adopt the accompanying Resolution finding that the project is consistent with the General Plan Environmental Impact Report and exempt from further environmental review under CEQA Guidelines Section 15183, and approving Preliminary Design Review and a Tree Removal Permit to allow construction of a mixed-use 177-unit apartment development on a 7.83 acre property located at the northeast corner of Alder Avenue and SR-116.
Project Proposal
The proposed Project, located at the northeast corner of SR-116 and Alder Avenue, is comprised of a mixed-use development consisting of six buildings containing 177 dwelling units, 4,752 square feet of gross commercial floor area, a 5,702 square-foot community center, a 5,065 square-foot pool and pool deck, frontage improvements, parking, landscaping, and ancillary improvements. Eighteen units will be reserved for very low-income households. The Project takes advantage of the State Density Bonus Law, which allows for increased density, reduced parking ratios, and concessions and waivers from certain City development standards, by-right, when specific amounts of affordable housing units are included in the Project. The Project has also been submitted to the City of Cotati subject to the provisions of SB 330, vesting ordinances, polices, fees, and standards applicable to the Project as those in effect on December 3, 2021.
Figure 1. Simplified Site Plan
Background
The Project site is located on the southwest portion of what has been historically known as the South Sonoma Business Park (SSBP) project. Following approval of the SSBP project, grading of the entire SSBP site, construction of the Cotati Cottages (a 46 dwelling units residential project immediately north of the subject Project site) and public improvements to Alder Avenue occurred in 2004. Additionally partial construction of the Cotati Commons Marketplace, including the 165,382 square-foot Lowe’s Home Improvement store, occurred in 2006. In 2007, a Vesting Tentative Map (VTM) was approved for a previous Cotati Village project, which included 43 residential lots, three commercial lots, access and parking, a new road from Alder Avenue, a swimming pool, and park east of Cotati Cottages. The VTM obtained a series of extensions, granting approval through June 13, 2020, but the project was not constructed and has since expired.
Since the SSBP project was originally approved, the City of Cotati updated the General Plan (and certified the 2013 General Plan EIR; SCH No. 2013082037) on March 24, 2015. The updated General Plan supersedes the 1998 General Plan under which the 2001 SSBP project and EIR were originally analyzed. This comprehensive update to the General Plan included policies and programs that now apply to the subject Project and infrastructure in the vicinity. Namely, the General Plan calls for the future closure of Alder Avenue from SR-116 and a realignment of West Cotati Avenue coupled with a new signalized intersection to be located at the southeast corner of the Project site and SR-116. The proposed Cotati Village Community Project incorporates these circulation requirements of the updated General Plan. Additionally, the Project includes frontage improvements to SR-116 and through conditions of approval, the applicant is required to participate in the City’s Traffic Impact Fee program, which will enable construction of the circulation improvements identified in the General Plan.
Zoning Amendments
When the 43-unit Cotati Villages project was approved in 2007, the site zoning was also changed from CG (Commercial, Gravenstein Corridor) to CG-PUD (CG – Planned Unit Development) to allow construction of the Cotati Villages as a Planned Unit Development with detailed development standards and criteria that were specific to the project. When the City was informed in 2021 that the 43-unit Cotati Villages project would not be constructed, the City committed to restoring the original CG zoning as a part of its 2023-2031 Housing Element Update to allow for development of the site that was consistent with the surrounding CG zoning. On August 22, 2023, the Cotati City Council adopted Ordinance No. 921, which restored the original CG zoning to the Project site.
Neighborhood Meetings
The proposed Project was designed to be consistent with CG zoning. During the Planning Commission and City Council deliberations regarding the restoration of the CG zoning from CGPUD, a significant number of residents from the Cotati Cottages development to the north of the Project site opposed the Ordinance because they were opposed to this newly proposed Cotati Villages Project, which is significantly different than the former 43-unit Cotati Villages project.
The City Council directed staff to meet with residents of the Cotati Cottages and to work with the Applicant to address their concerns.
The City held two publicly-noticed neighborhood meetings on July 18 and July 24, 2023, in the Cotati Cottages Community Building. The primary concerns raised by the residents were related to safety on Ford Lane, parking, and a general disappointment that the current 177-unit apartment Project was being proposed rather than the former 43-unit townhouse project. A staff summary of the concerns voiced at the meetings is provided as an attachment to this report. In response to these concerns, the Project Applicant modified the project design in an effort to address concerns. Most significantly, the Applicant removed two vehicular access points from the Cotati Village Project onto Ford Lane. As proposed today, there will be no direct vehicular access onto Ford Lane from the Cotati Village site, and a fence or wall will be constructed separating the two developments. Additionally, the northerly buildings (Buildings D, E, and F) were relocated further to the south to provide more separation between the existing and proposed structures and to increase the number of on-site parking spaces. The applicant is also proposing to modify the current (non-exclusive) parking easement shared with the owners of the Cotati Cottages to provide the Cottages with 22 additional and exclusive parking spaces (24 hours/day, seven days a week) along Ford Lane. The current parking easement only offers Cottages residents parking along Ford Lane during limited times, and these spaces are to be shared with the future Villages residents under the current easement.
Project Description
Project Location
The Project site is located at the northeast corner of the intersection of SR-116 and Alder Avenue and includes two contiguous parcels (APNs 144-050-009 and 046-286-021). The site is bounded by SR-116 to the south, Alder Avenue to the west, Cotati Cottages and City limits to the north, and an undeveloped parcel to the east. The frontage along Alder Avenue contains fencing behind a sidewalk and a planter strip which terminates at SR-116 and the frontage along SR-116 is currently unimproved, though there are overhead utility lines that extend the length of the site frontage.
Land uses surrounding the subject property include ruderal annual grassland to the east and the existing Cotati Cottages residential townhouse development to the north. A mixed-use multifamily housing project consisting of 126 units is proposed across Alder Avenue (Cotati Village II). A multi-family residential development (168 units) has also been proposed for the vacant parcel east of the Project site (Redwood Row). Additionally, the City of Cotati is working to improve SR-116 along the site frontage as part of the West Cotati Avenue realignment project, which is currently in the design phase. To the south of the property, across SR-116, are existing single-family residences, and Shamrock Materials, Inc., a business specializing in stone and concrete building supplies.
Figure 2. Vicinity Map
Project Site Description
The proposed Project is comprised of a mixed-use development consisting of six buildings containing 177 dwelling units, 4,752 square feet of gross commercial floor area, a 5,702 squarefoot community center, a 5,065 square-foot pool and pool deck, frontage improvements, parking, landscaping, and ancillary improvements.
Residential units would be one to three bedrooms and range in floor area from 576 square feet to 1,200 square feet. The site design provides for two mixed-use buildings, Building A and C, and one residential building, Building B, fronting SR-116 with parking located behind the buildings.
A drive aisle, Batchelor Lane, is proposed to cross through the middle of the site; Buildings A, B, and C are located on the southern half of the site while Buildings D, E, and F are residential buildings located on the northern half of the site. Batchelor Lane extends to the eastern property line and connects to an emergency access road on the eastern boundary of the site. (The emergency access road will eventually become the primary access into the development after completion of a City proposal to realign and signalize the intersection of West Cotati Avenue and SR-116.)
A community pool, play area, and open space are proposed in the open courtyard area bounded on three sides by Building E which includes a community center/club house and Building F. An existing open space at the northeastern portion of the Project site would remain as a park.
A Class I multi-use path will be constructed along the frontage from Alder Avenue to the eastern property line. The existing overhead utilities along the SR-116 frontage will be undergrounded.
Mixed-Use Buildings
Buildings A and C would be rectangular in shape and three stories in height sited adjacent to the southern frontage of the Project site oriented towards SR-116. Building A would contain 31 units and 2,376 square feet of commercial space. Building C would contain 31 units and 2,376 square feet of commercial space. Commercial space would be located on the western portion of Building A and the eastern portion of Building C.
Residential Buildings
Building B is a residential building containing 33 units situated between the two-mixed use buildings along the SR-116 frontage. Buildings E would be L-shaped and include the club house/community Center and Building F would be rectangular in shape and each building would be three stories in height and sited around the proposed community amenities, including a 5,065 square foot pool and pool deck and a 6,400 square foot lawn area and children’s playground.
Building D would be rectangular and sited to the east of Building E and contain 27 residential units. Building E would contain 28 residential units as well as the community center/club house and Building F would contain 27 residential units.
Architecture
The architectural design for the Cotati Village Community buildings would incorporate contemporary craftsman style elements. All six buildings would be three stories in height with low pitched roofs and exposed beam elements. Building A and C’s commercial facades would provide additional transparency through the use of large windowpanes and glazed entry doors on the southern elevation. Residential units would feature a wooden fence to delineate private space.
The rectangular building form for the six buildings is articulated through the use of recessed and projecting building frontages. projecting balconies, two colors for separated wall planes and materials, two primary finish materials including stucco and board and painted wood siding, and complementary exterior window trim.
West Cotati Avenue and State Route 116 Realignment
West Cotati Avenue currently terminates at SR-116 immediately south of the Project site. The General Plan anticipated realignment of West Cotati Avenue and SR-116 to incorporate an improved signalized intersection. A project to re-align West Cotati Avenue to improve vehicle, bicycle and pedestrian safety, signalize the intersection and widen the highway to accommodate bicycle and pedestrian facilities is in the planning phase and undergoing design by the City. The implementation of the West Cotati Ave Realignment project is expected to build out incrementally as vacant/underutilized parcels along SR-116 are developed and when the City secures fundings to install improvements. The site frontage improvements planned as part of the Villages Project are consistent with and would tie into the City’s proposed West Cotati Avenue intersection and facility improvements along SR-116.
Figure 3. Conceptual plan of realigned West Cotati Avenue Access and Parking
The Project site is planned to have access along Alder Avenue and SR-116. From Alder Avenue, the site would be accessed through a new 26-foot-wide asphalt concrete paved driveway from Alder Avenue that leads into Batchelor Lane, a new east-west roadway bisecting the proposed development. Along SR-116, a new north-south accessway at the eastern property line provides emergency vehicle access from SR-116. The 25-foot-wide emergency vehicle access would be gate controlled for access exclusively by emergency vehicles. The EVA is designed to tie into the planned future West Cotati Avenue realignment, which would ultimately result in a full access signalized intersection as anticipated by the City’s General Plan.
Currently, the City of Cotati’s General Plan envisions Alder Avenue being terminated as a culde-sac, and vehicle access to Alder Avenue limited to only Helman Lane to the north. Under the proposed Project, drive aisles would lead to new parking lots that would provide a total of 331 new parking spaces including 17 new ADA parking spaces. The parking area includes 155 spaces under proposed carports. The Project also includes 34 bicycle parking spaces. The new buildings would be accessed from the parking areas and associated walkways. Emergency vehicle access (EVA) would be accommodated to City specifications with appropriate design for ingress and egress at internal drive aisles, including the proposed Batchelor Lane.
Pedestrian access would be accommodated throughout the site via a new shared pedestrian and bicycle path proposed along the SR-116 frontage, an existing 5-foot sidewalk along the site frontage of Alder Avenue, proposed internal walkways along the roadways within the site, and around the residential buildings and community spaces.
Landscaping and Lighting
The Landscape Site Plan proposes a mix of trees, shrubs, groundcover, grasses, and vines. Trees and other landscaping are proposed along the perimeter of the Project site, throughout the parking lot, between buildings, and within the interior courtyards. The landscaping plan includes the preservation of six heritage oak trees within the central portion of the Project site as well as preservation of existing street trees located along Alder Avenue (see Sheet L1: Preliminary Landscape Plan and Sheet L2: Preliminary Landscape Notes). Landscaping would feature drought tolerant plants and a high efficiency irrigation system, including weather-based controllers. Landscape areas would establish buffers, provide shading, and serve as biofiltration and stormwater detention facilities. A landscaping strip would provide for tree planting along the southern property line fronting SR-116.
Proposed lighting includes 14-foot tall (as conditioned) overhead street lighting placed along the Project frontage on SR-116, Alder Avenue, along Batchelor Lane, and throughout parking areas.
LED bollard lighting fixtures are proposed throughout the site in pedestrian walkways between buildings, near parking spaces, and in the central open space and will be no more than four feet tall. The Project is conditioned to comply with outdoor lighting standards as provided in the City of Cotati Land Use Code Section 17.30.060.
Water Supply
Potable water would be accommodated via the installation of new 10-inch water laterals within Batchelor Lane and the private drive aisle along the easterly property line that would connect the new buildings to the existing 10-inch water main within Alder Avenue, the 12-inch water main within Ford Lane, and the 10-inch water main within SR-116. Nine fire hydrants are proposed throughout the Project site to be served by new water connections.
Wastewater
Wastewater would be accommodated via the installation of a new 8-inch sanitary sewer lateral that would connect to the existing 10-inch sanitary sewer main within SR-116 for the three buildings fronting SR-116 and via a new 6-inch sanitary sewer lateral that would connect to the existing 8-inch sanitary sewer main within Ford Lane for the three buildings in the northern portion of the site. The new sanitary sewer lines would collect wastewater generated onsite and conveys flows through the existing sanitary sewer system to the wastewater processing plant for treatment.
Solid Waste
Four covered solid waste containment areas are proposed; two would be situated south and two would be located north of the residential buildings. Each solid waste containment area would include six dumpsters, two for trash/landfill materials, two for recyclable materials, two for organic material, and would be enclosed by 6-foot-high concrete masonry unit walls with metal gates.
Storm Drainage Infrastructure
Storm drains would be utilized throughout the Project site to direct stormwater from impervious areas to the landscaped courtyards, rain garden/detention basin located within the internal drive aisle, and other vegetated bio-retention features consistent with the requirements of Low Impact Development (LID). Four drainage management areas (DMAs) are proposed to contain and treat stormwater flows throughout the site. The southern portion of the site (19%) will be treated by 12 bio-infiltration swales located between buildings A, B, and C. The northern portion of the site (81%) will be treated in the modified bio-infiltration swale located along the northern property line of the adjacent Cotati Cottages tract via a proposed stormwater easement.
Site Preparation and Construction
It is assumed that site preparation and construction would occur within an approximately 12- month period. Site preparation would initiate with the removal of vegetation and trees, including two Valley Oak trees. Existing trees to be preserved on site will incorporate tree preservation and protection measures identified in the Project’s arborist report.
Grading would occur to achieve proposed site elevations. Preliminary grading plans indicate approximately 2,600 cubic yards of net export of soils from the site. Following completion of grading activities, infrastructure improvements and building foundations would be constructed.
Foundations are proposed to be slab-on-grade. Utilities, storm drains and catch basins would be installed and buildings erected. New driveways, sidewalks, curbs and gutters, striping, landscaping, and signage would be installed.
Construction equipment expected to be utilized during site preparation and grading includes tractors, backhoes, haul trucks, graders, pavers, forklifts, and water trucks. All material and equipment would be staged on-site or, through issuance of an encroachment permit, at abutting rights-of-way.
Land Use and Planning Considerations
General Plan Conformity
The Project site is consistent with the General Plan land use designation of General Commercial (GC) and zoning district of Commercial, Gravenstein Corridor (CG) for the site. The GC land use designation is intended to provide for basic business and service needs of the local community, including shopping centers, neighborhood-oriented retail, and highway-oriented commercial uses. Office and multi-family residential land uses which are easily integrated into the adjacent districts are also appropriate. Base densities allow for 15 dwelling units per acre, with 80 percent site coverage. The CG zoning designation implements the GC land use designation of the General Plan. CG is a mixed-use designation that allows for a wide range of retail and service land uses that serve both the local population and regional markets, and for residential uses as part of mixed-use projects. The Project proposes ground floor commercial spaces and multifamily residential units consistent with the allowable uses under the General Plan and zoning designations.
The Project proposes development of base units in line with the standard of 15 dwelling units per acre and sets aside 15% of base units for very low-income households, which qualifies the Project for the addition of density bonus units as allowed by right per State law under Government Code Section 65915. The proposed development is consistent with the overall projected development in the City of Cotati General Plan and 2013 General Plan EIR, which assumed build out would result in approximately 1,431 new housing units and 2.39 million square feet of industrial, commercial, public facility, and other non-residential uses within the city limits.
The Project is consistent with General Plan policies, including the following:
• Policy LU 1.4: Require new development to occur in a logical and orderly manner, focusing growth on infill locations and areas designated for urbanization on the Land Use Map, and be subject to the ability to provide urban services, including paying for any needed extension of services.
• Action LU 1c: Prioritize the processing of development applications for infill, underutilized, or vacant parcels designated for urban uses over those projects requiring annexation.
• Policy LU 2.11: Continue to mix residential and commercial uses in appropriate areas, with an emphasis on providing mixed uses in the areas with Specific Plan land use designations.
• Policy LU 3.2: Encourage infill development of vacant lots within existing commercial districts and the core downtown/business areas and prioritize such development.
• Policy H-2.1: Ensure that adequate land designated for residential and/or mixed-use development is available to accommodate the City’s fair share of ABAG’s Regional Housing Needs Allocation (RHNA) and monitor on an annual basis to ensure continual compliance with State law.
• Policy H-2.2: Continue to require that residential development in the NU, NM, CG, and DSP zones meet the minimum density requirements identified in the Land Use Code, and report requests for reduced density on an annual basis. • Policy H-2.7: Require housing developments to provide housing units at a range of affordability levels to assist in meeting the City’s housing needs as required by Chapter 17.31 of the Land Use Code.
• Policy H-2.11: Encourage housing development on existing infill sites in order to efficiently utilize existing infrastructure.
• Policy H-3-2: Provide incentives for discretionary affordable housing development that address community priorities, including density bonuses, expedited processing, relaxation in development standards through the use of concessions and incentives, and either reduction, delay, or waiver of fees when financially feasible. • Policy H-3-3: Continue to provide density bonuses to eligible projects as required by Government Code Section 65915, including projects that meet the minimum amount of total units affordable to extremely low, very low and low income households or provide units restricted to occupancy for senior households.
State Density Bonus Law
As noted above, the Project qualifies for a by-right density bonus per State law under Government Code Section 65915. State Density Bonus Law is designed to encourage the development of affordable housing by granting favorable development requirements in exchange for building deed-restricted affordable units.
For example, the Cotati Village site is in the CG zoning district which allows for 15 units per acre. This would normally restrict the number of units to 118 units on a 7.83-acre project area (7.83 x 15= 117 + 1 managers unit for a total of 118). The applicant is proposing to build those 118 units but also restrict 18 of the units (15%) to be affordable to very low-income households.
This restriction allows the project to qualify for a 50% increase in density (59 additional units).
This equates to 177 units (118 + 59= 177 units), which is the current unis count proposed.
The State Density Bonus Law grants further rights to density bonus projects, including prescribed (reduced) parking ratios and concessions and waivers from City development standards.
State Density Bonus Law states that a city or county shall not require a vehicular parking ratio the exceeds the following ratios:
• Zero to one bedroom: one onsite parking space (Project: 80 units proposed) • Two to three bedrooms: one and one-half parking spaces (Project: 97 units proposed) • Four or more bedrooms: two and one-half parking spaces (Project: 0 units proposed) Using the parking ratios above, the Project must provide at least 223 parking spaces for the 177 residential units. This number is below the two spaces per unit, or 354 spaces, that the City would normally require. The Project must also provide parking for the commercial floor space (4,753 square feet) at a ratio of 1 space per 250 square feet, which equates to 19 additional parking spaces. Commercial parking ratios are not affected by the State Density Bonus Law.
Therefore, the maximum number of parking spaces the City can require is 242 spaces. The Applicant is proposing 331 spaces which is slightly below the number of spaces that the City would typically require, but significantly more than the 242 spaces that the City can require under the State Density Bonus Law.
Additionally, pursuant to State Density Bonus Law, the Project qualifies for three concessions from the City’s development standards, and unlimited incentives. A concession is a change in the adopted development standard that results in an identifiable cost reduction in producing affordable housing units. The applicant requests one concession: a reduction in the required commercial floor area.
• The CG zoning district requires at least 25% of the Project’s total floor area to be commercial. The Project’s total proposed floor area, not including the clubhouse, is 200,089 square feet. Of that total square footage, 4,752 square feet are proposed to be commercial, which results in 2.4% of commercial floor area. The concession results in cost savings because significantly more building floor area would need to be added to the project to meet the 25% requirement or the number of residential units would need to be decreased. This concession must be granted by-right and is non-discretionary.
Staff Note: It is worth noting the City’s adopted Density Bonus regulations (CMC 17.32) indicate that the City Council shall be the authority to grant a Density Bonus. However, recent changes in State law, and their interpretation actually direct that Density Bonus is not a discretionary action and therefore should not be decided by the City Council. See the attached letter from the State Department of Housing and Community Development for a formal interpretation.
Existing Easements
Sheet C3-0 of the attached plan set identifies a number of existing easements that run throughout the property. The easements range from typical utility easements to more unique easements that allow for shared park space, public access, and parking for the Cotati Cottages. The existing easements were recorded as various components of the SSBP (i.e. Cotati Cottages & Lowes) were being approved and constructed. Most of the easements will remain, but two are proposed to be eliminated or replaced.
• The Residential Access Roadway Easement and Maintenance Agreement (Instr. 2004- 154399) identified as Easement #1.5 on Sheet C3-0 will be eliminated. The easement was previously required to grant vehicular access from Batchelor Lane to Ford Lane, but the Project has been modified to eliminate access from the proposed Coati Village development to Ford Lane so there is no longer a need to maintain this easement. • The Residential Parking Easement and Maintenance Agreement (Instr. 2004-154400) identified as Easement #1.6 on Sheet C3-0 is proposed to be modified to allow 22 parking spaces along Ford Lane for the exclusive use by the owners of the Cotati Cottages. This easement currently allows the owners of the Cotati Cottages to park within an 8-foot by 531-foot easement area along Ford Lane but limits the parking rights to the hours of 6 p.m. to 8 a.m., Monday through Friday, and from 6. p.m. Friday to 8 a.m. Monday. The various hours were to allow for shared parking when the SSBP envisioned a much greater amount of commercial development. Given that the amount of commercial development is proposed to be significantly reduced compared to the SSBP project, and that there will be no direct vehicular access between Ford Lane and the Cotati Village Project, staff recommends, as a condition of approval, that this easement be modified to provide parking exclusively for the Cotati Cottages on a first-come first-serve basis, 24/7, seven days a week. As proposed, the easement will be widened to 11 feet in width and marked for parking 22 vehicles.
It should be noted that the current easement provides for parking 36 vehicles within the easement area, however, it is not physically possible to park 36 vehicles within the existing 8-foot by 531-foot easement area. Staff determined that 22 vehicles could be parked in this area, based on the City’s zoning code parking space dimensions. If the Cotati Cottages owners reject this recommended modification, then the current timerestricted parking easement will continue. There will be no adverse impact to the proposed Project if this easement is not modified, and in fact would allow for additional parking for the during the parking hours not granted to the Cotati Cottages.
Proposed New Easements
• A new 15-foot-wide easement, identified as Easement A on Sheet C3-1, will be recorded to allow public access and utilities over the multi-use path that is proposed along SR-116 frontage.
• A new variable width easement, identified as Easement B on Sheet C3-1, will be recorded to allow public access over Batchelor Lane and the future Village Avenue.
Village Avenue will be constructed to the City’s street standards, but will be a gated Emergency Vehicle Access (EVA) point until the realignment and signalization of West Cotati Avenue is completed. Consistent with the General Plan, Village Avenue will then become the primary access into both this Cotati Village Project and any development that occurs on the adjacent property to the east. Under the former SSBP project, access from SR-116 into the multi-parcel project area was proposed to be located on the adjacent property to the east and from Alder Avenue.
• A new variable width easement, identified as Easement F on Sheet C3-1, will be recorded to allow pedestrian public access along the north side of Batchelor Lane. • New utility easements will be provided where required.
Traffic
The proposed Project includes the creation of a new road, Batchelor Lane, that will parallel SR116 through the development and connect with the existing Alder Avenue. An emergency vehicle access (EVA) road is proposed from SR-116 on the eastern boundary of the site and turns at the northern property line to make a connection to Batchelor Lane. The EVA matches the proposed new alignment of West Cotati Avenue and SR-116, which is planned to be a signalized intersection at full buildout and is consistent with the City’s General Plan Policy 1.19 which requires effective linkages to the surrounding circulation system. Upon completion of the realignment and signalization of West Cotati Avenue the EVA access will be converted to a public road and provide the primary access into the site from SR-116.
A Traffic Impact Study (TIS) was completed by W-Trans on June 15, 2023, and updated on October 31, 2023. General Plan Circulation Element Policy CI 1.3 calls for a minimum level of service (LOS) standard of LOS D at intersections. The TIS analyzed traffic operations along the Project frontages on SR116 and Alder Avenue, as well as the intersections of SR-116 at Alder Avenue, West Cotati Avenue, and a proposed future north-south street to be constructed west of Locust Avenue to determine the level of service under the existing conditions, existing conditions plus Project conditions, baseline (existing plus approved projects), baseline plus Project, future, and future plus Project conditions at weekday morning peak hour and weekday afternoon peak hour. The results of the LOS analysis are summarized in the Tables below.
Table 1. Existing and Existing plus Project Peak Hour Intersection Levels of Service Existing Existing + Project
AM Peak PM Peak AM Peak PM Peak
Delay LOS Delay LOS Delay LOS Delay LOS
1. SR-116/Alder Ave 1.2 A 1.5 A 1.3 A 1.8 A
Southbound (Alder Ave) Approach 26.3 D 24.8 C 23.3 C 21.8 C
2. SR-116/W Cotati Ave 0.4 A 0.8 A 0.4 A 0.8 A
Northbound (W Cotati Ave)
Approach
16.8 C 16.7 C16.4 C 15.9 C
Notes: Delay is measured in average seconds per vehicle; LOS = Level of Service; Results for minor approaches to two-way stop-controlled intersections are indicated in italics.
Source: Transportation Impact Study, prepared by W-Trans, June 15, 2023 Table 2. Baseline (existing + approved projects) and Baseline plus Project Peak Hour Intersection Levels of Service
Baseline Baseline + Project
AM Peak PM Peak AM Peak PM Peak
Delay LOS Delay LOS Delay LOS Delay LOS
1. SR-116/Alder Ave 1.2 A 1.5 A 2.7 A 4.7 A
Southbound (Alder Ave) Approach 26.3 D 24.8 C 36.0 E 43..8 E With LT and RT Lanes n/a n/a 28.5 D 30.8 D
2. SR-116/W Cotati Ave 0.4 A 0.8 A 0.4 A 0.8 A
Northbound (W Cotati Ave)
Approach
16.8 C 16.7 C17.2 C 17.3 C
Notes: Delay is measured in average seconds per vehicle; LOS = Level of Service; Results for minor approaches to two-way stop-controlled intersections are indicated in italics, shaded cells indicated conditions with recommended improvements (as conditioned)
Source: Transportation Impact Study, prepared by W-Trans, June 15, 2023 Table 3. Future (horizon year 2040) and Future plus Project Peak Hour Intersection Levels of Service
Future Future + Project
AM Peak PM Peak AM Peak PM Peak
Delay LOS Delay LOS Delay LOS Delay LOS
2. SR-116/W Cotati Ave 21.7 C 28.9 C 27.5 C 42.0 D
3. SR-116/New North-South St 18.6 B 30.6 C 18.5 B 30.8 C Notes: Delay is measured in average seconds per vehicle; LOS = Level of Service Source: Transportation Impact Study, prepared by W-Trans, June 15, 2023 The study intersections would be able to continue operating within the LOS D standard which is consistent with Policy C1.3, when considering trips from the Project, existing traffic, other pending and approved projects, and anticipated future volumes. The baseline plus Project scenario captures the Project, existing conditions, and other pending or approved projects; LOS could deteriorate to LOS E under this scenario. The TIS indicates that LOS D could be achieved by restriping the approach to include separate left-turn and right-turn lanes, as described in the Transportation Impact Study. Therefore, restriping of the SR-116/Alder Ave Southbound (Alder Ave.) approach is required by Condition of Approval #119 (TRA-1).
The TIS also found that an eastbound left turn lane at Alder Avenue and SR-116 was currently warranted under existing conditions. The TIS concluded that because the left turn lane was already warranted, the proposed Project does not create the impact or trigger the need for the left turn lane. However, staff concluded that because the Project would introduce 177 residential units with primary access from Alder Avenue, the left turn lane should be installed as it will exacerbate an already failing intersection. Further, for the project to be found consistent with the General Plan and resulting EIR, it must meet and implement General Plan policies which identify a minimum function for intersection circulation. Staff and the Planning Commission therefore have required the installation of the left turn lane prior to occupancy as a condition of approval (#4). The condition notes that the turn lane installation may not be needed if the Project to realign and signalize West Cotati Avenue is completed prior to occupancy.
Design Review Findings .
To approve the proposed Project, the City must make the following findings to approve Design Review:
1. Complies with this section (Cotati Municipal Code (CMC) §17.62.040 (Design Review));
2. Provides architectural design, building massing and scale appropriate to and compatible with the site surroundings and the community;
3. Provides attractive and desirable site layout and design, including building arrangement, exterior appearance and setbacks, drainage, fences and walls, grading, landscaping, lighting, signs, etc.;
4. Provides efficient, safe, and visually attractive public access, circulation and parking;
5. Provides appropriate open space and landscaping, including the use of water-efficient landscaping, and native plants where appropriate;
6. Addresses site planning design considerations related to city services, traffic flows and patterns, and environmental conditions in a manner that ensures maximum aesthetic cohesiveness;
7. Is consistent with the general plan and applicable specific plans; and
8. Complies with any applicable city design guidelines, design standards, and/or design review policies.
Staff Response – The proposed Project, as conditioned, complies with the General Plan and provisions of CMC §17.62.040 (Design Review). The Project application provides the required information to approve Preliminary Design Review and is conditioned to provide the necessary materials to evaluate and approve Final Design Review.
As proposed, and conditioned, the Project addresses and conforms with the City’s General Plan and Land Use Code provisions for site planning and design, building architecture, landscaping, pedestrian and vehicle access and circulation, energy and resource conservation, and the use of utilities, except where waivers from City development standards are granted pursuant to State Density Bonus Law (i.e. increased density, parking minimums, minimum commercial floor area, and parking locations).
The architectural design for the Cotati Village buildings incorporates contemporary craftsman style elements. All six buildings would be three stories in height with low pitched roofs and exposed beam elements. The height of the residential buildings measure 32.5 feet, which conforms to the 35-foot height standard in the CG zoning district. The mixed-use buildings (buildings A and C) measure 32.5 feet with architectural peaks and ridges that extend to 40 feet in height, which is permitted above the 35-foot height limit (pursuant to CMC Section
17.30.040(D)) to allow for architectural interest and to break up long solid roof lines.
Building A and C’s commercial facades provide additional transparency through the use of large windowpanes and glazed entry doors on the southern elevation. Residential units would feature low wooden fence screening for privacy at the ground level. The rectangular building form for the six buildings is articulated through the use of recessed and projecting building frontages. projecting balconies, two colors for separated wall planes and materials, two primary finish materials including stucco and painted wood siding, and complementary exterior window trim.
The Project is designed to integrate with the City’s General Plan direction to realign and signalize the intersection of West Cotati Avenue and SR-116 and allows public access through the development site on Batchelor Lane and the future Village Drive. The Project provides for pedestrian circulation throughout the site and proposes the construction of a Class I multiuse path serving bicyclists and pedestrians along SR-116.
The landscape plan proposes a mix of trees, shrubs, groundcover, grasses, and vines. Trees and other landscaping are proposed along the perimeter of the Project site, throughout the parking lot, between buildings, and within the interior courtyards. The landscaping plan includes the preservation of six heritage oak trees within the central portion of the Project site as well as preservation of existing street trees located along Alder Avenue. Landscaping features drought tolerant plants and a high efficiency irrigation system, including weather-based controllers.
Landscape areas establish buffers, provide shading, and serve as biofiltration and stormwater detention facilities.
The Project has been reviewed by the Community Development Department, Department of Public Works/Engineering, Police Department, Rancho Adobe Fire Protection District, and relevant outside agencies. No issues have been identified that would prevent the Project’s development or the provision of services to the residents. Final Design Review will be required to ensure the project incorporates remaining design elements required for full compliance with the City’s Objective Design Standards.
Tree Removal Findings
To approve the Project, the City must make the following findings to allow the removal of existing trees on the subject parcel.
1. The approval of the tree permit will not be detrimental to the public health, safety or welfare, and approval of the tree permit is consistent with the provisions of this chapter;
2. Measures have been incorporated into the Project or permit to mitigate impacts to remaining trees or to replace the trees removed in compliance with this chapter;
3. The removal of a healthy tree cannot be avoided by:
a. Reasonable redesign of the site plan prior to construction, or b. Trimming, thinning, tree surgery, or other reasonable treatment, as determined by the director;
4. Adequate provisions for drainage, erosion control, land stability, windscreen, buffers along the road and between neighbors have been made where these problems are anticipated as a result of the removal; and
5. The tree to be removed does not contain an active nest that has been identified through the environmental process or is otherwise known to the review authority as the nest of a migratory bird, except where a qualified professional has determined that the nest can be relocated without damage to the nestlings.
Staff response – Depending on the final grading, utility, and frontage design plans, two to four small oak trees and a clump of non-native acacia trees will be removed from the site near the corner of Alder Avenue and SR-116. However, the Project has been designed to retain a line of more mature oak tress located along the proposed Batchelor Drive. Mitigation for the trees that will be removed is required per the replacement criteria set forth in CMC Section 17.54.050, which will result in the replanting of 10 to 20 replacement oaks. The Project is further conditioned to have an arborist prepare an oak mitigation and monitoring plan to ensure the protected oaks will survive, and requires modification of the Project to ensure survival. Where it is found the trees cannot be preserved, they will be required to mitigate the loss pursuant to the replacement criteria. Additionally, the Project proposes to plant 171 trees of various species.
The trees proposed for removal are spaced out and do not act as privacy buffers, provide wind screening, or affect on site drainage, erosion or land stability, and there are no expected adverse impacts resulting from their removal.
The Project is conditioned to protect nesting birds. If construction begins between February 1 and August 31, a pre-construction nesting bird survey shall be performed within seven days of grading. If no nesting birds are observed, no further action is required, and grading must occur within one week of the survey to prevent “take” of individual birds that could begin nesting after the survey. A follow-up survey is required if a stoppage in work occurs for longer than 7 days. If active bird nests (passerine and/or raptor) are observed during the pre‐construction survey, a disturbance‐free buffer zone shall be established around the nest tree(s) until the young have fledged or the nest has naturally failed or been predated, as determined by a qualified biologist.
Financial Considerations
The proposed project is not expected to have an adverse fiscal impact on the City. All staff and consultants’ time and expenses to review, permit, and inspect the project are fully covered by the project applicant. The applicant will be required to pay all development impact fees including bed tax, park in-lieu, traffic, sewer connection, water connection, and water conservation fees.
Improvement of the property will result in an increase in property tax receipts the City receives.
Lastly, the property will be annexed into the City’s Community Facility District, which levies a special tax on all parcels within the district to cover impacts to City Public Services such as: 1) the maintenance or upkeep of facilities, equipment, and vehicles, 2) police protection services, 3) maintenance and lighting of streets, roads, parks, parkways, and open space, 4) flood and storm water protection services, and 5) the salaries and benefits of staff that directly provide those services.
Environmental Review
The accompanying CEQA Analysis has been prepared by the City of Cotati, as the lead agency in full accordance with the procedural and substantive requirements of the California Environmental Quality Act (CEQA) and the CEQA Guidelines. The CEQA analysis relies upon the program level analysis prepared for the 2013 City of Cotati General Plan and its Environmental Impact Report (EIR) (SCH No. 2013082037), which was certified in 2015.
The CEQA analysis conforms to CEQA Guidelines Section 15183, which provides a streamlined review of the environmental impacts of the Project by tiering from the program level analysis prepared for the Cotati General Plan and its certified EIR. Section 15183 of the CEQA Guidelines mandates that projects which are determined to be consistent with the development density established by existing zoning, community plan, or general plan policies for which an EIR was certified shall not require additional environmental review, except as might be necessary to examine whether there are project-specific significant effects which are peculiar to the Project or its site. This focuses the analysis to potential environmental impacts of the Project relative to the impacts analyzed in the Cotati General Plan’s program level EIR.
The CEQA Analysis describes the Project and its environmental setting, including the Project site’s existing conditions and applicable regulatory requirements, and provides an assessment of the Project’s consistency with the City of Cotati General Plan. All adopted mitigating General Plan policies and mitigation measures identified in the 2013 General Plan EIR that apply to the Project are identified in the analysis and imposed as environmental conditions of approval.