Agenda packet — Cotati City Council, August 27, 2024 (part 1 of 6)

AGENDA

JOINT MEETING OF THE COTATI CITY COUNCIL AND THE SUCCESSOR AGENCY TO

THE FORMER COTATI COMMUNITY REDEVELOPMENT AGENCY
City Council Chamber, City Hall 201 W. Sierra Avenue
Tuesday, August 27, 2024
6:00 PM REGULAR MEETING
The Cotati City Council welcomes you to its meetings that are generally scheduled for the 2nd and 4th Tuesday of every month. Your interest and participation are encouraged and appreciated.

City Council meeting agendas, minutes and recordings are posted on the City’s Meeting Portal at www.cotaticity.org. For questions about the agenda or to receive the City Council agenda by e-mail, contact the Deputy City Clerk at [email protected] or 707-665-3622.

Cotati City Council Meetings will be conducted in person in the Council Chamber. To guarantee your ability to participate, you must attend the meeting in person. As a courtesy to the public, the City allows citizens the opportunity to view and offer public comments virtually through Zoom Online video conferencing platform. Technical difficulties may occur that make the Zoom platform unavailable. If Zoom is unavailable, the meeting will continue. Participants considering using Zoom should consider attending in person, if they desire to ensure their ability to view the meeting and offer public comments.

Subject to the above disclaimer, Zoom Online video conferencing is available to watch or listen in the following ways:

1. Using the following online livestream meeting portal link: https://cotaticity.primegov.com/public/portal

2. Cable T.V. Broadcast, local channel 28
Members of the public can participate in the meeting online by clicking the link below:
https://us02web.zoom.us/j/86238503672?pwd=cTj3xkOagwW4e3tx7A14McXfAv1tzw.1 If you do not have the ability to join online, but would like to participate in the meeting, you can call into the meeting using your telephone, by dialing one of the following numbers and entering the meeting credentials:

Webinar ID: 862 3850 3672 Passcode: 443062
+1 (669) 900-6833 or +1 (346) 248-7799 or +1 (253) 215-8782 or +1 (301) 715-8592 or +1 (312) 626-6799 or +1 (929) 436-2866 Attendees may join the meeting any time after 5:45pm. Attendees will be muted until they are called upon for Public Comment. To make a public comment, use the “raise hand” icon on your smart device or desktop computer, or dial *9 if you are using just your telephone. Please listen carefully for the Mayor or City Clerk to address you by name (or phone number) and for the audible Zoom notification that you have been unmuted. Once you begin your public comment, your three minutes will begin.

If you would prefer to submit your public comment in writing, please email your comments to [email protected]. If you are commenting on a specific agenda item or items, please state the agenda item number(s) in the subject line of the email. All comments received via email will be provided to the City Council or Planning Commission in writing and included as part of the record of the meeting.

Notice is hereby given that Council may discuss and/or take action on any or all of the items listed on this agenda.

Any writings or documents provided to a majority of the Cotati City Council regarding any item on this agenda will be made available for inspection in the online Meeting Portal at www.cotaticity.org and in the City Manager’s office located at 201 West Sierra Avenue, Cotati, California, during the City’s posted business hours.

Disabled Accommodation: Upon request, this agenda will be made available in appropriate formats to persons with disabilities as required by Section 202 of the Americans with Disabilities Act of 1990. Any person with a disability who requires a modification or accommodation in order to participate in a meeting should contact the Deputy City Clerk at (707) 665-3622 at least 48 hours in advance of the meeting.

Rules of Decorum: To avoid distraction, the following meeting etiquette shall be enforced.

Cotati City Council Agenda August 27, 2024
• Silence electronic devices, including cell phones.
• Audience members are advised to keep conversations to a minimum or conduct them outside the building. • Photographs or video recordings using tri-pods or other means that would be distracting are to be taken only from the designated media area. • The Presiding Officer shall request that the audience withhold expressions of support or opposition for speakers in the interest of time and to encourage the full expression of differing views. (City Council Policy 2023-01 III.B.1.) Public Comment (Action items): Public comment on any one agenda item where the City Council will be taking some action is limited to no more than three (3) minutes per person. Action items are typically designated on the agenda title.

Public Comment (Non-Action items): Public comment on non- action agenda items shall be received during the designated portion of the agenda. Comments shall be limited to no more than three (3) minutes for all non-action agenda items.

Waiver Warning: If you challenge decisions/direction of the City Council of the City of Cotati in court, you may be limited to raising only those issues you or someone else raised at public hearing(s) described in this agenda, or in written correspondence delivered to the City of Cotati at, or prior to, the public hearing(s).

City Council meetings are conducted according to City Council Policy 2023-01: City Council Rules. This policy available for inspection in the online Meeting Portal at www.cotaticity.org and in the City Manager’s office located at 201 West Sierra Avenue, Cotati, California, during the City’s posted business hours.

Those wishing to address the Council are asked to complete a speaker card and give it to the City Clerk. When you are called, step to the podium and state your name and address for the record. Persons wishing to address the Council are not required to identify themselves or complete a speaker card; (Gov’t. Code § 54953.3); however, this information assists the Mayor by ensuring that all persons wishing to address the Council are recognized and it assists the City Clerk in preparing the City Council meeting minutes.

1. CALL TO ORDER

2. ROLL CALL

3. LAND ACKNOWLEDGMENT
The City of Cotati recognizes that we’re on the ancestral lands of the Coastal Miwok, who are the original caretakers of this area. We respectfully acknowledge the Indigenous peoples who have been stewarding and maintaining a relationship on this land as knowledge keepers for millennia.

This acknowledgment does not take the place of authentic relationships with Indigenous communities but serves as a gesture of respect to the land we are on.

4. PLEDGE OF ALLEGIANCE

5. APPROVAL OF MINUTES AND NOTICE OF WAIVING OF READING OF ALL

RESOLUTIONS AND ORDINANCES INTRODUCED AND/OR ADOPTED UNDER THIS

AGENDA (ACTION)
A. COTATI CITY COUNCIL – REGULAR MEETING – AUG 13, 2024

6. ANNOUNCEMENTS
A. Meeting Orientation for New Attendees/Viewers. In conformance with the Brown Act and the adopted City Council Rules, the meeting agenda includes items labeled as Action Items, where the City Council may consider the item. If the City Council considers the item, citizens will be afforded the opportunity to provide comments relevant to the item being discussed. The meeting agenda also includes a Citizens Business item, which is the designated place on the agenda where citizens have the right to say whatever they wish. However, the Brown Act prohibits the City Council from taking action or considering any item that is not on this agenda, to ensure that other members of the community who wish to provide comment are notified in advance through a properly noticed meeting agenda.

Cotati City Council Agenda August 27, 2024
B. Measure S supports police services, a variety of recreation programs for all ages, and the maintenance of our streets, parks, and public buildings. See details on the web at cotaticity.org C. Citizens interested in receiving City of Cotati community alerts via text or email are encouraged to enroll with CivicReady, by signing up on the City’s website, www.cotaticity.org, under the “How do I” link at the top of the homepage.

D. Like always, we love to hear from you, so please feel free to contact the City at 707-792-4600 or [email protected]. If you have a non-emergency issue after normal business hours, you can contact us at 707-792-4611 and of course if you have an emergency, please contact 9-1-1. Continue to look for updates on the City's website and social media channels available on Facebook, Instagram, and CivicReady.

7. APPROVAL OF FINAL AGENDA (ACTION)
This item will only be opened for the public comment if the City Council proposes to take any action to modify this agenda.

8. CITIZEN BUSINESS AND PUBLIC COMMENT FOR CONSENT CALENDAR ITEMS Any member of the public wishing to speak to the Council on any item(s) listed on the Consent Calendar or any matter(s) not listed on the agenda that are within the subject matter jurisdiction of the Council may do so at this time. Pursuant to the Brown Act, the Council is not allowed to consider issues or take action on any item not listed on the agenda. Pursuant to City Council Policy 2023- 01, comments of any member of the public are normally restricted to a total of three (3) minutes in length per person for matters not on the agenda and a total of three (3) minutes per person in length for any and all items on the Consent Calendar. The Mayor may extend the time limit for a reasonable time where a disability accommodation has been requested. To facilitate public comment, the Deputy Clerk will alert speakers when there are thirty seconds remaining.

9. CONSENT CALENDAR (ACTION)
A. SECOND READING AND ADOPTION OF AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF COTATI AMENDING TITLE 17 (LAND USE) OF THE COTATI

MUNICIPAL CODE TO ESTABLISH OBJECTIVE DESIGN STANDARDS FOR

MULTIFAMILY PLEX HOUSING AND SINGLE-FAMILY HOUSING AND TO MAKE

UPDATES TO FACILITATE HOUSING DEVELOPMENT
It is recommended by the Community Development Department that the City Council adopt an ordinance amending Title 17 of the Cotati Municipal Code to establish objective design standards for multifamily plex and single-family housing, and to make updates to facilitate housing development.

B. CONSIDERATION AND ADOPTION OF A RESOLUTION TO APPROVE 2024

AGRICULTURAL COMMUNITY EVENTS FARMERS MARKETS - DOWNTOWN SHOP AND STROLL HOLIDAY EVENT IN DOWNTOWN COTATI.

It is recommended that the City Council adopt a resolution approving the 2024 Agricultural Community Events Farmers Markets Downtown Shop and Stroll Holiday Event in Downtown Cotati.

It is recommended that the City Council adopt a resolution approving the 2024 City of Cotati Holiday Tree Lighting Event.

D. CONSIDERATION AND ADOPTION OF RESOLUTION TO UPDATE SEPTEMBER 2024

MOVIE IN THE PARK EVENT IN LA PLAZA PARK
It is recommended that the City Council adopt a resolution approving the updated 2024 City of Cotati September Movie in the Park to include a Food Festival event in La Plaza Park; authorizing the temporary street closure of La Plaza and the sales of food, goods and services, and alcohol by vendors and food trucks.

C. CONSIDERATION AND ADOPTION OF A RESOLUTION APPROVING THE 2024 CITY

OF COTATI HOLIDAY TREE LIGHTING CEREMONY
A. SECOND READING AND ADOPTION OF AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF COTATI AMENDING TITLE 17 (LAND USE) OF THE COTATI

MUNICIPAL CODE TO ESTABLISH OBJECTIVE DESIGN STANDARDS FOR

MULTIFAMILY PLEX HOUSING AND SINGLE-FAMILY HOUSING AND TO MAKE

CONSIDERATION AND ADOPTION OF A RESOLUTION TO APPROVE 2024 Cotati City Council Agenda August 27, 2024
development.

B. CONSIDERATION AND ADOPTION OF A RESOLUTION TO APPROVE 2024

AGRICULTURAL COMMUNITY EVENTS FARMERS MARKETS - DOWNTOWN SHOP AND STROLL HOLIDAY EVENT IN DOWNTOWN COTATI.

It is recommended that the City Council adopt a resolution approving the 2024 Agricultural Community Events Farmers Markets Downtown Shop and Stroll Holiday Event in Downtown Cotati.

It is recommended that the City Council adopt a resolution approving the 2024 City of Cotati Holiday Tree Lighting Event.

D. CONSIDERATION AND ADOPTION OF RESOLUTION TO UPDATE SEPTEMBER 2024

C. CONSIDERATION AND ADOPTION OF A RESOLUTION APPROVING THE 2024 CITY

OF COTATI HOLIDAY TREE LIGHTING CEREMONY
Downtown Cotati.

C. CONSIDERATION AND ADOPTION OF A RESOLUTION APPROVING THE 2024 CITY

OF COTATI HOLIDAY TREE LIGHTING CEREMONY
Downtown Cotati.

C. CONSIDERATION AND ADOPTION OF A RESOLUTION APPROVING THE 2024 CITY

OF COTATI HOLIDAY TREE LIGHTING CEREMONY
Cotati City Council Agenda August 27, 2024

10. DIRECTION ON FUTURE AGENDA ITEMS

11. PUBLIC HEARINGS (ACTION)
A. CONSIDERATION OF A RESOLUTION APPROVING ENTITLEMENTS TO ALLOW CONSTRUCTION OF A 126-UNIT MULTIFAMILY MIXED-USE DEVELOPMENT ON A 5.62-ACRE PROPERTY LOCATED AT 7515 ALDER AVENUE AND 8145 GRAVENSTEIN HIGHWAY (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.

The Planning Commission and staff recommend 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 multifamily mixed-use development of 126 apartments and 2,250 square feet of commercial space on a 5.62 acre property located at 7515 Alder Avenue and 8145 Gravenstein Highway (SR-116).

B. COTATI DENSITY BONUS ORDINANCE UPDATE
It is recommended by the Community Development Department and the Planning Commission that the City Council introduce and conduct a first reading of the draft ordinance amending Chapter 17.32 Density Bonuses of the Cotati Municipal Code.

12. REGULAR AGENDA (ACTION)
A. INITIATIVE PETITION FOR SONOMA COUNTY PROHIBITION ON

CONCENTRATED ANIMAL FEEDING OPERATIONS ORDINANCE (MEASURE J) It is recommended that the City Council review and discuss the attached materials and potentially adopt a resolution opposing Measure J.

13. CITY MANAGER'S REPORT

14. CITY COUNCIL MEMBER REPORTS

15. PUBLIC COMMENT ON NON-ACTION AGENDA ITEMS

16. INFORMATION RECEIVED AFTER THE AGENDA WAS POSTED
A. INFORMATION RECEIVED AFTER THE AGENDA WAS POSTED

17. ADJOURNMENT

10. DIRECTION ON FUTURE AGENDA ITEMS

WITH THE COTATI GENERAL PLAN AND ITS ENVIRONMENTAL IMPACT

REPORT AND EXEMPT FROM FURTHER ENVIRONMENTAL REVIEW PURSUANT TO CEQA GUIDELINES SECTION 15183.

12. REGULAR AGENDA (ACTION)
A. INITIATIVE PETITION FOR SONOMA COUNTY PROHIBITION ON

CONCENTRATED ANIMAL FEEDING OPERATIONS ORDINANCE (MEASURE J) It is recommended that the City Council review and discuss the attached materials and potentially adopt a resolution opposing Measure J.

13. CITY MANAGER'S REPORT

14. CITY COUNCIL MEMBER REPORTS

15. PUBLIC COMMENT ON NON-ACTION AGENDA ITEMS

16. INFORMATION RECEIVED AFTER THE AGENDA WAS POSTED
A. INFORMATION RECEIVED AFTER THE AGENDA WAS POSTED

17. ADJOURNMENT
Cotati City Council Agenda August 27, 2024
Certification of Posting of the Notice: I declare under penalty of perjury that I am employed by the City of Cotati and that I posted this notice on the City’s website, bulletin boards of City Hall, Veterans’ Memorial Building and the SMART Train Depot, on or before August 23, 2024. /s/ Kevin Patterson, Deputy City Clerk

MINUTES

JOINT MEETING OF THE COTATI CITY COUNCIL AND THE SUCCESSOR AGENCY TO THE

FORMER COTATI COMMUNITY REDEVELOPMENT AGENCY
City Council Chamber, City Hall 201 W. Sierra Avenue
Tuesday, August 13, 2024
6:00 PM REGULAR MEETING

1. CALL TO ORDER
Mayor Sparks called the meeting to order at 6:00pm.

2. ROLL CALL
Attendee Name Title Status
Laura Sparks Mayor Present
Ben Ford Vice Mayor Remote
Susan Harvey Councilmember Present
Sylvia Lemus Councilmember Present
Kathleen Rivers Councilmember Absent
Staff Present: City Manger Damien O’Bid, City Attorney John Bakker, Deputy City Clerk Kevin Patterson, Director of Administrative Services Angela Courter, Director of Community Development Noah Housh, Director of Public Works/City Engineer Craig Scott, Police Chief Chris Simmons, Recreation Manager Ashley Wilson

3. LAND ACKNOWLEDGEMENT
The City of Cotati recognizes that we’re on the ancestral lands of the Coastal Miwok, who are the original caretakers of this area. We respectfully acknowledge the Indigenous peoples who have been stewarding and maintaining a relationship on this land as knowledge keepers for millennia. This acknowledgement does not take the place of authentic relationships with Indigenous communities but serves as a gesture of respect to the land we are on.

4. PLEDGE OF ALLEGIANCE

5. APPROVAL OF MINUTES AND NOTICE OF WAIVING OF READING OF ALL

RESOLUTIONS AND ORDINANCES INTRODUCED AND/OR ADOPTED UNDER THIS

AGENDA (ACTION)
A. COTATI CITY COUNCIL – REGULAR MEETING – JULY 9, 2024 6 of 1220
Cotati City Council Minutes August 13, 2024
RESULT: Approve [4 TO 0]
MOVER: Susan Harvey, Councilmember
SECONDER: Sylvia Lemus, Councilmember
AYES: Sparks, Ford, Harvey, Lemus
NAYS: None
ABSENT: Rivers

B. Measure S supports police services, a variety of recreation programs for all ages, and the maintenance of our streets, parks, and public buildings. See details on the web at cotaticity.org C. Citizens interested in receiving City of Cotati community alerts via text or email are encouraged to enroll with CivicReady, by signing up on the City’s website, www.cotaticity.org, under the “How do I” link at the top of the homepage.

7. PROCLAMATIONS
A. PROCLAMATION OF THE CITY COUNCIL OF THE CITY OF COTATI

CELEBRATING WOMEN'S EQUALITY DAY
Ana Diaz-Garcia of the Sonoma County Commission on the Status of Women accepted the proclamation.

8. APPROVAL OF FINAL AGENDA (ACTION)
No changes.

9. CITIZEN BUSINESS AND PUBLIC COMMENT FOR CONSENT CALENDAR ITEMS Any member of the public wishing to speak to the Council on any item(s) listed on the Consent Calendar or any matter(s) not listed on the agenda that are within the subject matter jurisdiction of the Council may do so at this time. Pursuant to the Brown Act, the Council is not allowed to consider issues or take action on any item not listed on the agenda. Pursuant to City Council Policy 2023-01, comments of any member of the public are normally restricted to a total of three (3) minutes in length per person for matters not on the agenda and a total of three (3) minutes per person in length for any and all items on the Consent Calendar. The Mayor may extend the time limit for a reasonable time where a disability accommodation has been requested. To facilitate public comment, the Deputy Clerk will alert speakers when there are thirty seconds remaining. 7 of 1220
Cotati City Council Minutes August 13, 2024
No public comment.

10. CONSENT CALENDAR (ACTION)
A. SANTERO WAY SPECIFIC PLAN UPDATE CONSULTANT CONTRACT AMENDMENT WITH 4LEAF INCORPORATED AND ASSOCIATED

SUBCONSULTANTS
B. GO SONOMA & SIDEWALK GAP CLOSURE COOPERATIVE AGREEMENTS C. ACCEPTANCE OF THE GATEWAY SIGN PROJECT
D. CONSIDERATION OF A RESOLUTION AUTHORIZING DROP MOBILITY THE

RIGHT TO OPERATE SHARED ELECTRIC BICYCLES WITHIN THE CITY OF

COTATI AND AUTHORIZING THE CITY MANAGER TO ENTER INTO A REVOCABLE LICENSE AGREEMENT WITH DROP MOBILITY LLC (DBA: DROP

MOBILITY) TO PARK AND OPERATE SHARED ELECTRIC BICYCLES WITHIN

THE CITY OF COTATI
RESULT: Approve [4 TO 0]
MOVER: Susan Harvey, Councilmember
SECONDER: Sylvia Lemus, Councilmember
AYES: Sparks, Ford, Harvey, Lemus
NAYS: None
ABSENT: Rivers

11. DIRECTION OF FUTURE AGENDA ITEMS
Councilmember Lemus requested a future agenda item regarding an opposition letter for Measure J.

12. REGULAR AGENDA (ACTION)
A. COUNTYWIDE IMPLEMENTATION OF MICROENTERPRISE HOME KITCHEN

ORDINANCE
Presentation by Christine Sosko of Sonoma County Department of Health Services and City Manager Damien O’Bid.

Councilmembers comment.

Public comment:

Lauren Wolfer of Cooks Alliance
Council asked staff to revise the prior letter to state that they are generally supportive of MEHKOs, and to ask the following:
-Require business licensing, if permissible
-Clarity on implementation dates
-Clear process for City input for code violations or complaints, including potential permit revocation.
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Cotati City Council Minutes August 13, 2024
The Mayor was authorized to sign the letter without returning to City Council.

B. APPROVAL OF AGREEMENT FOR BUDGET WORKSHOP FACILITATION Presentation by City Manager Damien O’Bid.

Councilmembers comment.

No public comment.

RESULT: Approve [4 TO 0]
MOVER: Susan Harvey, Councilmember
SECONDER: Sylvia Lemus, Councilmember
AYES: Sparks, Ford, Harvey, Lemus
NAYS: None
ABSENT: Rivers
C. DISCUSS COTATI CULTURAL EVENT GRANT PROGRAM
Presentation by Recreation Manager Ashley Wilson.

Councilmembers comment.

No public comment.

Council asked staff to better define “multicultural” in the scoring rubric, and to potentially change the cycle timeline, to allow enough time for applicants to organize spring/summer events.

For scoring rubric:

Add: inclusion/diversity
Remove: “Align with strategic goals” (too broad)
For scoring:
-Priority for first time events
-Inclusivity/Access, including access to music, art, etc. -Diversity: highlights the cultures
-Promotes community togetherness, broad appeal
-Cotati resident or business owner-led event
D. QUARTERLY FINANCIAL UPDATE - UNAUDITED FISCAL YEAR ENDING JUNE 30, 2024
Presentation by Director of Administrative Services Angela Courter.

Councilmembers comment.

No public comment.

E. DISCUSSION AND DIRECTION ON POTENITAL LETTERS OF OPPOSITION TO AB 2561 AND AB 2557
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Cotati City Council Minutes August 13, 2024
Presentation by City Manager Damien O’Bid.

Councilmembers comment.

No public comment.

Council approved sending both opposition letters and delegated signing authority to Mayor Sparks.

RESULT: Approve [4 TO 0]
MOVER: Susan Harvey, Councilmember
SECONDER: Ben Ford, Vice Mayor
AYES: Sparks, Ford, Harvey, Lemus
NAYS: None
ABSENT: Rivers

13. CITY MANAGER'S REPORT
Report by City Manager Damien O’Bid.

14. CITY COUNCIL MEMBER REPORTS
Councilmembers report out on local and regional events and meetings.

15. PUBLIC COMMENT ON NON-ACTION AGENDA ITEMS
No public comment.

16. A.

17. 18.

CLOSED SESSION

CONFERENCE WITH CITY LABOR NEGOTIATORS (GOVERNMENT CODE SECTION 54957.6) CITY DESIGNATED REPRESENTATIVE: CITY MANAGER OR DESIGNEE.

EMPLOYEE ORGANIZATION: UNREPRESENTED
Mayor Sparks announced the closed session topic.

No public comment.

Council adjourned to closed session.

REPORT OUT OF CLOSED SESSION
Mayor Sparks announced that there was nothing to report out of closed session.

INFORMATION RECEIVED AFTER THE AGENDA WAS POSTED
A. INFORMATION RECEIVED AFTER THE AGENDA WAS POSTED

19. ADJOURNMENT
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Cotati City Council Minutes August 13, 2024
Mayor Sparks adjourned the meeting at 8:49pm.
/s/ Kevin Patterson, Deputy City Clerk
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Cotati City Council
Agenda Staff Report
Item type: CONSENT CALENDAR (ACTION)
To: City Council
Subject: SECOND READING AND ADOPTION OF AN ORDINANCE OF

THE CITY COUNCIL OF THE CITY OF COTATI AMENDING
TITLE 17 (LAND USE) OF THE COTATI MUNICIPAL CODE

TO ESTABLISH OBJECTIVE DESIGN STANDARDS FOR

MULTIFAMILY PLEX HOUSING AND SINGLE FAMILY

HOUSING AND TO MAKE UPDATES TO FACILITATE

HOUSING DEVELOPMENT
Date: August 27, 2024
Written by: Autumn Buss, Associate Planner
Recommendation
It is recommended by the Community Development Department that the City Council adopt an ordinance amending Title 17 of the Cotati Municipal Code to establish objective design standards for multifamily plex and single-family housing, and to make updates to facilitate housing development.

Background
On July 9, 2024, the City Council held a public hearing and introduced the ordinance amending Title 17 of the Cotati Municipal Code to establish objective design standards for multifamily plex and single family housing, and to make updates to facilitate housing development. At that meeting, the Council made several revisions to the ordinance to be incorporated before the second reading.

Analysis/Discussion
The attached ordinance reflects the revisions made by the City Council at the July 9, 2024 public hearing. A redline version of the specific revisions made is also attached to this staff report. A summary of the revisions is as follows:
• Remove references to street and driveway width limits in Sections 17.39.030 and 12 of 1220

17.39.040 as these are redundant with standards set forth elsewhere in the Code. • Allow application of plex housing architectural design standards to structures containing up to four dwelling units in other types of projects that include 10 or more units. • Remove limitation on facade width for plex housing structures and replace with requirement to incorporate a horizontal offset of at least 36 inches in depth for every 50 feet of continuous facade length.
• Require plex developments of five or more units to provide solid waste dumpsters in enclosures, rather than individual solid waste bins.
• Allow duplexes to receive Design Review approval by the Community Development Director, rather than the Planning Commission, as is currently the case with single family homes.

Financial Considerations
Except the staff time needed to prepare the draft ordinance, there are no direct financial impacts to the general fund associated with its adoption.

Environmental Issues
The proposed amendments to the Cotati land use code related to housing development are consistent with and implement the goals, policies, and objectives of the 2015 General Plan and the 2023-2031 Housing Element. Given this staff finds that the proposed ordinance 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 expectations 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 projectspecific significant effects which are peculiar to the project or its site. This focused analysis should be limited to potential environmental impacts of the project not anticipated or analyzed in the Cotati General Plan’s program level EIR. Staff finds that all adopted mitigating General Plan policies and mitigation measures identified in the 2015 General Plan EIR will address any potential environmental impacts of the proposed code changes. Further, project-specific environmental analysis of any future proposed housing development proposed under the amended Code will be required and will allow project-specific impacts not previously identified or anticipated to be addressed.
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ORDINANCE NO.

AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF COTATI AMENDING TITLE 17 (LAND USE) OF THE COTATI MUNICIPAL CODE TO ESTABLISH OBJECTIVE DESIGN

STANDARDS FOR MULTIFAMILY PLEX HOUSING AND SINGLE FAMILY HOUSING AND TO

MAKE UPDATES TO FACILITATE HOUSING DEVELOPMENT
WHEREAS, on March 24, 2015, the Cotati City Council adopted its updated General Plan (Resolution No. 2015-12), which identifies the City’s vision for the future and provides a framework to guide decisions on growth and development consistent with the quality of life desired by Cotati citizens. On March 24, 2015, the Cotati City Council also certified the City of Cotati General Plan Environmental Impact Report (EIR), which reviewed potentially significant environmental effects resulting from the plan’s implementation and developed measures and policies to mitigate those impacts to less-than-significant levels; and WHEREAS, on May 24, 2023, the Cotati City Council adopted the 2023-2031 Housing Element Update to the General Plan (“Housing Element”), which includes goals and policies related to housing, including establishment of objective design standards for multifamily plex and single family housing, and facilitation of increased housing development; and
WHEREAS, as described in the Housing Element, Cotati’s population increased 4.4% between 2010 and 2020, compared to the population of Sonoma County as a whole, which increased only 1% between 2010 and 2020, and this growth may increase housing demand in Cotati; and WHEREAS, one of the purposes of Title 17 of the Cotati Municipal Code is to ensure that the General Plan, including the Housing Element, may be implemented, and adoption of changes to the Cotati Land Use Code are necessary to implement the General Plan with regard to its goals; and WHEREAS, one of the purposes of the Cotati Municipal Code is to codify which land uses are allowed and set the standards for said land uses in order to preserve the quality of life in Cotati; and WHEREAS, the Legislature of the State of California has in Government Code Sections 65302, 65560, and 65800 conferred upon local governments the authority to adopt regulations designed to promote the public health, safety, and general welfare of its citizenry; and
WHEREAS, on May 28, 2024, the Planning Commission and City Council of the City of Cotati held a duly noticed joint meeting to discuss options for development of objective design standards for multifamily plex and single family housing as well as options to facilitate housing development, heard public comment, and provided direction to staff to develop a draft ordinance to amend CMC Title 17 (Land Use Code); and WHEREAS, on June 17, 2024, the Planning Commission of the City of Cotati held a duly noticed public hearing to review the proposed ordinance adopting amendments to establish objective design standards for multifamily plex and single family housing, and to make updates to facilitate housing development. After receiving the staff report, reviewing a presentation from the Planning Division, and considering all oral and written comments submitted to the City regarding the Ordinance, the Planning Commission voted to approve a resolution recommending adoption of the proposed ordinance; and WHEREAS, July 9, 2024, the City Council of the City of Cotati held a duly noticed public hearing on the proposed ordinance to establish objective design standards for multifamily plex and single family housing and to make updates to facilitate housing development, received the staff report, reviewed a presentation from the Planning Division, and considered all oral and written comments submitted to the City regarding the Ordinance prior to voting to introduce the Ordinance.
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NOW THEREFORE THE CITY COUNCIL OF THE CITY OF COTATI DOES ORDAIN AS FOLLOWS:

SECTION 1: Recitals.

The above recitals are true and correct and are incorporated into the findings herein.

SECTION 2: Record
The Record of Proceedings (“Record”) upon which the City Council makes its decision includes, but is not limited to: 1) the 2015 General Plan, 2) the FEIR certified for the 2015 General Plan, 3) the 2023-2031 Housing Element Update adopted by the City Council in 2023, 4) the Mitigated Negative Declaration certified for the 2023-2031 Housing Element, and 5) all staff reports, City files and records, and other documents prepared for and/or submitted to the City Council related to adoption of the amendments to Title 17 (Land Use) of the Cotati Municipal Code to establish objective design standards for multifamily plex and single family housing, and to make updates to facilitate housing development.

SECTION 3: General Plan Consistency
The Council of the City of Cotati does hereby find that the amendments to Title 17 (Land Use) of the Cotati Municipal Code to establish objective design standards for multifamily plex and single family housing, and to make updates to facilitate housing development, as set forth in this Ordinance, are in the best interest of the City in that they will further established goals, policies, and implementation programs of the General Plan, including the Housing Element, to expand housing opportunities, conserve resources, and use land appropriately.

Specifically, these amendments are consistent with and implement the following Housing Element policies and programs:

Program 1-8: Residential Building Decarbonization: Continue to permit and encourage mixed uses and higher densities on in-fill and vacant sites in Priority Development Areas (PDAs) with public serving facilities, such as medical clinics, schools, and grocery stores, to discourage sprawl and encourage short vehicle trips and/or alternative forms of transportation.

Program 2-2: Streamlining Housing Development: Expand existing Objective Design and Development Standards for SB 35 projects to apply to multi-family, single-family and mixed-use projects.

Program 3-1: Zoning for a Variety of Housing Types: Amend the City’s Zoning Code to use the maximum parking requirements in Government Code Section 65915 (State Density Bonus) for all multifamily projects without the need for any developer request by December 2023.

In addition, these amendments are consistent with and implement the following General Plan policies and programs:

Policy CON 2.1: Improve air quality through continuing to require a compact development pattern that focuses growth in and around existing urbanized areas, locating new housing near places of employment, encouraging alternative modes of transportation, and requiring projects to mitigate significant air quality impacts.

Policy CON 3.10: Ensure that the layout and design of new development and significant remodels encourages the use of transportation modes other than automobiles and trucks.

Policy LU 1.1: Maintain a supply of developable mixed-use, commercial, industrial, and residential lands sufficient to meet desired growth and economic needs over the planning period.

Policy LU 2.4: Maintain the character of existing neighborhoods by ensuring new development is compatible in style, size, color, and footprint with the existing residences in the neighborhood.

Policy LU 2.5: Locate medium and higher density housing within easy walking or bicycling distance of 15 of 1220
public facilities, services, transit, and major employers.

Policy LU 2.6: Require new residential development to be consistent with the small-town character of Cotati and designed and landscaped in an aesthetically pleasing and sustainable manner.

Policy LU 2.10: Encourage mixed-use, pedestrian-, and transit-oriented development, with a focus on the Hub and major corridors.

SECTION 4: Compliance with the California Environmental Quality Act.

The Council of the City of Cotati does hereby find that the proposed ordinance to amend Title 17 (Land Use) of the Cotati Municipal Code to establish objective design standards for multifamily plex and single family housing and to make updates to facilitate housing development is exempt from the California Environmental Quality Act as the proposed ordinance is consistent with the program Final Environmental Impact Report (SCH# 2013082037) for the Cotati General Plan Update that was certified on March 24, 2015 (Resolution Number 2015-11) and the Mitigated Negative Declaration certified for the 2023-2031 Housing Element (SCH # 2013082037) adopted and certified on June 2, 2023; that this ordinance is consistent with and implements the City’s adopted General Plan, including the 2023-2031 Housing Element, and no new environmental impacts peculiar to the project site(s) have been realized or identified, therefore no additional environmental analysis is required under CEQA Section 15183, and therefore pursuant to Section 15168 of the CEQA Guidelines, as such no further environmental review is required.

SECTION 5: Amendment to the Cotati Municipal Code. Section 17.22.020, Tables 2-2, 2- 3, and 2-4 are amended, as follows:

17.22.020 Allowable land uses and planning permit requirements.

Table 2-2
Allowed Land Uses and Permit Requirements for Low Density and Neighborhood Zones
P Permitted Use, Zoning Clearance required
MUP Minor Use Permit required
UP Use Permit required
S Permit requirement set by Specific Use Regulations
– Use not allowed
Land Use(1)
Permit Required by District

OSC OSR RR RVL NL NM NU
Specific Use
Regulations
Residential Uses
Accessory dwelling unit – – P P P P P 17.42.170
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Caretaker quarters UP UP – – – – –
Cottage housing – – – – S S S 17.42.125
Home occupation – – P P P P P 17.42.080
Junior accessory dwelling unit – – P P P – – 17.42.170
Low barrier navigation center – – – – – – –
Mobilehome park – – UP UP UP UP UP 17.42.110
Mobile/manufactured home – – P P P P P 17.42.110
Multifamily Plex housing, 2 units – – – -- P P UP(4) 17.39.040 Multifamily Plex housing, 3 to 9 units – – – – P P P 17.39.040 Multifamily housing, 10 or more units – – – – – P P 17.39.030 Organizational house (sorority,
monastery, etc.)
– – – – – – UP
Residential accessory use or structure – – P P P P P 17.42.160 Residential care facility for the elderly
(RCFE)
– – UP UP UP UP UP
Residential care, 11 or more clients – – UP UP UP UP UP Residential care, 6 or fewer clients, in a
single-family dwelling
– – P P P P P
Residential care, 7 to 10 clients – – UP UP UP UP UP
Residential component of a mixed use
project
– – – – P P P 17.39.030,

17.39.040,

17.42.100
Rooming or boarding house – – – – – – UP
Single-family dwelling – – P P P UP(4) UP(4) 17.39.050
Supportive housing – – – – – P P
(4) Use permit approval shall require that the review authority first find that the location of a proposed singlefamily dwelling or two-unit multifamily plex development (duplex) on a parcel will not preclude future subdivision and/or development in compliance with the general plan and this Chapter. 17 of 1220
Table 2-3
Allowed Land Uses and Permit Requirements for Mixed Use Corridors and Districts Permit Required by District
Land Use(1) CE CG CD CI IG PF
Specific
Use
Regulations
Residential Uses
Accessory dwelling unit P P P – – – 17.42.170
Emergency/transitional shelter – – S – – S 17.42.072
Home occupation P P P – – – 17.42.080
Live/work unit UP UP P UP UP – 17.42.090
Low barrier navigation center P P – – – –
Residential care facility for the
elderly (RCFE)
UP MUP – – – UP
Residential care facility, 7 or more
clients
UP – – – – UP
Residential component of a mixeduse projectP P P – – – 17.39.030,

17.39.040,

17.42.100
Supportive housing P P – – – –
Table 2-4
Allowed Land Uses and Permit Requirements for Downtown Specific Plan Districts Permit Required by District
Land Use(1)
HC LP NG CA Specific Use
Regulations
Residential Uses
Accessory dwelling unit P P P P 17.42.170
Emergency/transitional shelter S S S S 17.42.072
Home occupation P P P P 17.42.080
Live/work unit P P P P 17.42.090
Low barrier navigation center P P P P
Multifamily housing S S S S 17.28.050
Residential component of a mixed-use project P P P P 17.28.050,

17.42.100
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Residential care facility for the elderly (RCFE) – UP UP UP Residential care facility, 7 or more clients – UP – –
Supportive housing P P P P
SECTION 6: Amendment to the Cotati Municipal Code. Section 17.24.020, Table 2-4 is amended as follows:

17.24.020 Zoning district subdivision and density standards.

Each subdivision and residential development project shall comply with the minimum parcel size and density requirements shown in Table 2-4 for the applicable zoning district.

Table 2-4
Parcel Size and Density Standards
Zoning Residential Density
District_Minimum
Parcel Size(1) Area(2) Width(1) Minimum Density Maximum Density OSC Determined through subdivision review 1 caretaker unit; no other residential allowed
OSR Determined through subdivision review No residential units allowed RR-1.5 1.5 acre 100 ft. N.A. 1 unit per 1.5 acres
RR-1.0 1 acre 100 ft. N.A. 1 unit per acre
RVL-0.66 0.66 acre 100 ft. N.A. 1 unit per 0.66
acres
RVL-0.5 0.5 acre 100 ft. N.A. 1 unit per 0.5 acres
NL 6,000 sq. ft.(4) 60 ft. 4 units per acre(3) 6 units per acre NM 4,000 sq. ft.(4) 50 ft. 8 units per acre(3) 10 units per acre NU 2,500sq. ft.(4) 40 ft. 12 units per acre(3) 15 units per acre CE 2,500 sq. ft.(4) 40 ft. 12 units per acre(3) 15 units per acre CG 2,500 sq. ft.(4) 40 ft. 12 units per acre(3) 15 units per acre CD 2,000 sq. ft.(4) 20 ft. 12 units per acre(3) 15 units per acre CI 10,000 sq. ft.(4) 100 ft. N.A. 15 units per acre
IG 10,000 sq. ft.(4) 100 ft. N.A. N.A.

PF Determined through subdivision review N.A. N.A.

SP Determined by applicable specific plan
SECTION 7: Amendment to the Cotati Municipal Code. Section 17.24.030, Tables 2-9 through 2-14 are amended as follows:

17.24.030 Zoning district site planning and building standards.

A. Zoning District Standards. Subdivisions, new land uses and structures, and alterations to existing land uses and structures, shall be designed, constructed, and established in compliance with the requirements in the following tables, in addition to the applicable standards (e.g., landscaping, parking and loading, etc.) in Article 3 (Site Planning, Design, and Operational Standards) of this title. 19 of 1220 Table 2-9
NL Zone Standards
Development Standard NL Zone Requirement
Setbacks – Minimum setbacks required, as shown in Figure 2-9. See Section 17.30.020 for exceptions.

Front 20 ft.

Side – Interior (each) 5 ft.; none required between rowhouse units Side – Street side 10 ft.

Rear 20 ft.

Garage 10 ft. back from street-facing facade of main
structure, exclusive of porch.

Accessory structures See Section 17.42.160 (Residential accessory uses and structures)
Building frontage – Building frontage types allowed, design requirements, and allowed encroachments into setbacks. Frontage types are defined in Section 17.24.040.

Allowed frontage types Common yard, porch
Allowed encroachments See Section 17.30.020(F), Table 3-1 Site coverage – Maximum percentage of site area that may be covered by structures.

Maximum coverage 40%
Height limit – Maximum allowable height of structures. See Section 17.30.040 for height measurement, and height limit exceptions. See Figure 2-10.

Main structure 28 ft.

Accessory structures See Section 17.42.160
Table 2-10
NM Zone Standards
Development Standard_NM Zone Requirement
Setbacks – Minimum setbacks required, as shown in Figure 2-11. See Section 17.30.020 for exceptions.

Front 15 ft.

Side – Interior (each) 5’ for multifamily plex and nonresidential structures; 5’ for 1-story building walls and 10’ for 2-story and
higher building walls for multifamily structures of 10
or more units; none required between rowhouse units
Side – Street side 10 ft.

Rear 15 ft.
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Garage 10 ft. back from street-facing facade of main
structure, exclusive of porch
Accessory structures See Section 17.42.160 (Residential accessory uses and structures).

Building frontage – Building frontage types allowed, design requirements, and allowed encroachments into setbacks. Frontage types are defined in Section 17.24.040.

Allowed frontage types Common yard, porch
Allowed encroachments See Section 17.30.020(F), Table 3-1.

Site coverage – Maximum percentage of site area that may be covered by structures.

Maximum coverage 55%
Height limit – Maximum allowable height of structures. See Section 17.30.040 (Height limits and exceptions) for height measurement requirements, and height limit exceptions. See Figure 2-12.

Main structure 28 ft.

Maximum dwelling unit size, exclusive of garage and
private outdoor space
2,200 sqft. (gross floor area) applied to at least
80% of the dwelling units in a multifamily
residential or mixed use development
Accessory structures See Section 17.42.160.

Table 2-11
NU Zone Standards
Development Standard NU Zone Requirement
Build-to-lines – Required separation of primary structure from specified property line, as shown in Figure 2-13.

See Section 17.30.020 for exceptions.

Front 15 ft.

Setbacks – Minimum setbacks required as shown in Figure 2-13. See Section 17.30.020 for exceptions.

Front See build-to-lines required above.

Side – Interior (each) 5 ft. for multifamily plex structures; 5 ft. for 1- story building walls and 10 ft. for 2-story and higher
building walls for multifamily structures of 10 or
more units and nonresidential structures; none
required between rowhouse units
Side – Street side 10 ft.

Rear 10 ft.

Garage 10 ft. back from street-facing facade of main
structure, exclusive of porch or stoop
Accessory structures See Section 17.42.160.
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Building frontage – Building frontage types allowed, design requirements, and allowed encroachments into setbacks. Frontage types are defined in Section 17.24.040.

Allowed frontage types Common yard, porch, forecourt, stoop Allowed encroachments See Section 17.30.020(F), Table 3-1.

Site coverage – Maximum percentage of site area that may be covered by structures.

Maximum coverage 75%
Height limit – Maximum allowable height of structures. See Section 17.30.040 for height measurement, and height limit exceptions. See Figure 2-14.

Main structure 35 ft.

Maximum dwelling unit size, exclusive of garage and
private outdoor space
2,000 sqft (gross floor area), applied to at least
80% of the dwelling units in a multifamily
residential or mixed use development
Accessory structures See Section 17.42.160.

Table 2-12
CE Zone Standards
Development Standard CE Zone Requirement
Build-to-lines – Required separation of primary structure from specified property line, as shown in Figure 2-15. See Section 17.30.020 for exceptions.

Front, street side 10 ft.

Setbacks – Minimum setbacks required, as shown in Figure 2-15. See Section 17.30.020 for exceptions.

Front See build-to-lines required above
Side – Interior (each) 10 ft. abutting a residential zone, none required otherwise
Side – Street side See build-to-lines required above
Rear 20 ft. abutting a residential zone, 10 ft. required otherwise
Building frontage – Building frontage types allowed, design requirements, and allowed encroachments into setbacks. Frontage types are defined in Section 17.24.040.

Allowed frontage types Porch, forecourt, stoop, shopfront Allowed encroachments See Section 17.30.020(F), Table 3-1 Site coverage – Maximum percentage of site area that may be covered by structures.

Maximum coverage 80%
Height limit – Maximum allowable height of structures. See Section 17.30.040 for height measurement, and height limit exceptions. See Figure 2-16.
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All structures 35 ft.; 45 ft. with use permit; or 45 ft. in compliance with Section 17.30.040(D)
Additional standards for the zone – Standards for buildings, site planning, and/or on-site activities in addition to the above. See Section 17.24.050 (Downtown and corridor frontages and facades).

Residential projects – Where allowed, ground-floor residential projects and mixed-use projects shall comply with the standards of the NU zone.

Table 2-13
CG Zone Standards
Development Standard CG Zone Requirement
Build-to-lines – Required separation of primary structure from specified property line, as shown in Figure 2-17. See Section 17.30.020 for exceptions.

Front, street side 0 ft.; except that the build-to-line along the Gravenstein frontage shall be 30 ft. from the
highway right-of-way.

Setbacks – Minimum setbacks required as shown in Figure 2-17. See Section 17.30.020 for exceptions.

Front See build-to-lines required above
Side – Interior (each) 10 ft. abutting a residential zone, none required otherwise.

Side – Street side See build-to-lines required above
Rear 20 ft. abutting a residential zone; 10 ft. required otherwise
Building frontage – Building frontage types allowed, design requirements, and allowed encroachments into setbacks. Frontage types are defined in Section 17.24.040.

Allowed frontage types Forecourt, stoop, shopfront, gallery Allowed encroachments See Section 17.30.020(F), Table 3-1 Site coverage – Maximum percentage of site area that may be covered by structures.

Maximum coverage 80%
Height limit – Maximum allowable height of structures. See Section 17.30.040 for height measurement, and height limit exceptions. See Figure 2-18.

All structures 35 ft.; 50 ft. with use permit; or 45 ft. in compliance with Section 17.30.040(D)
Additional standards for the zone – Standards for buildings, site planning, and/or on-site activities in addition to the above. See Section 17.24.050 (Downtown and corridor frontages and facades).

Residential projects – Where allowed, ground-floor residential projects and mixed-use projects shall comply with the standards of the NU zone.
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Table 2-14
CD Zone Standards
Development Standard CD Zone Requirement
Build-to-lines – Required separation of primary structure from specified property line, as shown in Figure 2-19.

See Section 17.30.020 for exceptions.

Front, street side 0 ft.; 15 ft. on Arthur, Charles, Henry, and William Streets, and East Cotati Avenue, in compliance with the La Plaza Specific Plan
Setbacks – Minimum setbacks required as shown in Figure 2-19. See Section 17.30.020 for exceptions.

Front See build-to-lines required above
Side – Interior (each) 5 ft. for multifamily plex structures and existing single family; 10 ft. for other uses abutting a residential zone; none required otherwise
Side – Street side See build-to-lines required above
Rear 10 ft.

Building frontage – Building frontage types allowed, design requirements, and allowed encroachments into setbacks. Frontage types are defined in Section 17.24.040.

Maximum coverage 100%
Height limit – Maximum allowable height of structures. See Section 17.30.040 for height measurement, and height limit exceptions. See Figure 2-20.

Maximum height 35 ft.; 50 ft. with use permit; or 45 ft. in compliance with Section 17.30.040(D)
Maximum dwelling unit size, exclusive of
garage and private outdoor space
2,000 sqft. (gross floor area) applied to at least 80% of the dwelling units in a multifamily residential or
mixed use development
Additional standards for the zone – Standards for buildings, site planning, and/or on-site activities in addition to the above. See Section 17.24.050 (Downtown and corridor frontages and facades).

SECTION 8: Amendment to the Cotati Municipal Code. Section 17.28.050(C) is amended as follows:

17.28.50 Specific plan, downtown (SPD) zoning district.

C. Development Standards. Subdivision, site planning, building and development standards are determined by the downtown specific plan.

SECTION 9: Amendment to the Cotati Municipal Code. Section 17.30.020(E)(3) and Table 3-1 are amended as follows:

17.30.020 Build-to-lines and setbacks.

E. Limitations on the Use of Setbacks.

3. Vehicle Parking and Storage. No setback shall be used for parking a motor vehicle, recreational vehicle (RV), boat, trailer, farm equipment, or other vehicle, except as provided by Section 17.36.090(A) of this title, and except that an operable automobile or truck of one-ton capacity or less, in regular use, may be 24 of 1220
parked within a paved driveway that serves a single-family residence or two-unit multifamily plex development (duplex). A garage, carport, or any other structure for sheltering a parking space within the RR, RVL, NL, NM, or NU zoning districts shall comply with the setback requirements of the applicable zoning district, and the requirements of Section 17.42.160(F)(2) of this title.

Table 3-1
Allowed Projections Into Setbacks
Allowed Projection into Specified Setback
Projecting Feature
Front Setback Side Setback Rear Setback
Attached deck, landing, porch, stairway
– Uncovered, unenclosed, and less than 30
in. above grade
5 ft. May project to
property line
May project to
property line
Balcony, attached deck, landing, porch,
stoop, stairway – Which may be roofed but
is otherwise unenclosed
5 ft. 20% of side
setback(1)
20% of setback(1)
Balcony, attached deck, landing, porch,
stairway – Covered and enclosed
Not allowed in
setback
Balcony, attached deck, landing, porch,
stairway – Uncovered and unenclosed, 30
in. or more above grade
5 ft. 36 in.(1) 5 ft.(1)
Bay window, or similar projecting
feature
36 in. 20% of setback(1) 36 in.

SECTION 10: Amendment to the Cotati Municipal Code. Section 17.36.050(A)(1) and Table 3-7 are amended as follows, and Section 17.36.050(F)(3) is deleted:

17.36.050 Number of automobile parking spaces required.

Each land use shall be provided the number of off-street automobile parking spaces required by this section. See Section 17.36.070 for off-street parking requirements for bicycles and motorcycles.

A. Parking Requirements by Land Use.

1. Each land use shall provide the number of off-street parking spaces required by Table 3-7, except where a greater number of spaces is required through discretionary permit review, or where a reduction of parking is granted in compliance with Section 17.36.080 (Reduction of parking requirements).

Minimum automobile parking requirements shall not be imposed or enforced on a residential, commercial, or other development project, if the project is located within one-half mile of public transit, unless specific findings are made within thirty days of submittal to the city of a complete application, consistent with Government Code Section 65853.2. Multifamily residential developments providing no more than 1.5 parking spaces per dwelling unit (averaged across the total number of dwelling units) shall submit a parking management plan as part of the planning permit application(s) required by this land use code, describing how the provided parking will be sufficient to serve the parking needs of the proposed development without impacts to the surrounding neighborhood. 25 of 1220
Table 3-7
Parking Requirements by Land Use
Accessory dwelling unit or junior accessory
dwelling unit
See Section 17.42.170 (Accessory dwelling
units/junior accessory dwelling units)
Live/work units 1 space for each unit
Multifamily housing
Studio units and onebedroom units1 space for each unit Two- and three-bedroom
units

1.5 spaces for each unit
Four-bedroom units and
above
2 spaces for each unit, or less as required by the
review authority
Guest parking 1 space for each 4 units
Organizational house 1 space for each bedroom
Residential care homes
Six or fewer clients 2 spaces
Seven or more clients 1 space for each 2 beds, plus 1 space for each 4 beds for guests and employees
Rooming or boarding houses 1 space for each bedroom
Senior housing projects 1 space for each two units, plus 1 guest parking space for each 10 units. Reduced parking may be provided in
compliance with Section 17.36.080(C). (Reduced
parking for senior housing projects)
Single-family dwellings including mobilehome units and
manufactured housing
2 spaces
F. Nonconforming Parking. A structure with nonconforming off-street parking may be physically changed or undergo a change in use subject to the following provisions:

3. Waiver by Commission. The commission may waive covered parking requirements when a nonconforming structure is proposed for rehabilitation if the commission determines, in compliance with Section 17.62.050 (Use permit and minor use permit), that the existing structure location, lot size, or topography renders the requirement infeasible or unnecessary.

SECTION 11: Amendment to the Cotati Municipal Code. Section 17.36.060(A) is amended as follows:

17.36.060 Disabled parking requirements.

A. Accessibility Requirements. Parking lots and facilities shall be designed to provide for access by the physically disabled from public rights-of-way, across intervening parking spaces, and into structures, including parking spaces specifically designed and located for the use of the disabled/handicapped, shall be required.

Standards for the facilities shall be based on the standards of the American Standards Association and/or other applicable guidelines.
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SECTION 12: Amendment to the Cotati Municipal Code. Section 17.36.070 is amended as follows:

17.36.070 Bicycle and motorcycle parking.

A. Bicycle Parking. Each multifamily residential development and nonresidential land use shall provide bicycle parking in compliance with this section.

1. Number of Bicycle Spaces Required.
a. Multifamily residential uses shall provide bicycle parking spaces equal to a minimum of one bicycle space for every four dwelling units or fraction thereof, with a minimum of two bicycle spaces. For multifamily developments of fourteen or more dwelling units, a minimum of seventy-five percent of bicycle parking spaces or fraction thereof shall be long-term parking and the remaining spaces may be short-term parking. The number of long-term bicycle parking spaces may be reduced by the review authority if dwelling units are provided with a private garage or private, ground-floor, enclosed storage space that will accommodate a bicycle.
b. Non-residential uses shall provide bicycle parking spaces equal to a minimum of one bicycle space for every ten automobile spaces or fraction thereof, with a minimum of two bicycle spaces. A minimum of twenty-five percent of bicycle parking spaces or fraction thereof shall be long-term parking and the remaining spaces may be short-term parking.

2. Bicycle Parking Design and Devices.
a. Short term bicycle parking spaces are typically in the form of bicycle racks. Bicycle racks must meet the following criteria:
i. Supports the bicycle upright by its frame in two places; ii. Prevents the wheel of the bicycle from tipping over; iii. Enables the bicycle frame and at least one wheel to be secured to the rack with a U-lock; iv. Rack is constructed of materials that resist cutting by manual tools such as bolt cutters, hand saws, abrasive cutting cables, and pipe cutters.
b. Long term bicycle parking protects the entire bicycle and its components from theft, vandalism, and inclement weather.
i. Bicycle lockers. A bicycle locker is a fully enclosed space for one bicycle, accessible only to the owner of the bicycle. A bicycle locker must be equipped with an internally mounted keyactuated or electronic locking mechanism, and not lockable with a user-provided lock. Groups of internal-lock bicycle lockers may share a common electronic access mechanism provided that each locker is accessible only to its assigned user. Bicycle lockers shall be constructed of molded plastic/fiberglass, solid metal, or perforated metal.
ii. Restricted-access bicycle enclosure. A restricted-access bicycle enclosure is a covered or indoor locked area containing within it one bicycle rack space for each bicycle to be accommodated and accessible only to the owners of the bicycles parked within it.

3. Bicycle Parking Space Location and Layout.
a. Short-term bicycle parking facilities that consist of permanently anchored bicycle racks shall be located in a convenient, highly visible, and well-lighted area within fifty feet of the primary entrance of each structure they are intended to serve, and within view of pedestrian traffic. b. Long-term bicycle parking facilities for tenant and occupant use shall be conveniently accessible by pedestrians from the street and shall be at least as convenient and close to building entrances as the nearest non-disabled automobile parking space.
c. All bicycle parking spaces provided shall be on a hard and stable surface. 27 of 1220
d. All bicycle parking facilities shall be securely anchored to the surface so they cannot be easily removed and shall be of sufficient strength to resist vandalism and theft. e. All bicycle parking facilities within vehicle parking areas shall be separated by a curb or other physical barrier to protect bicycles from damage by automobiles and other moving vehicles. f. Short-term bicycle parking facilities are subject to and shall meet all the following requirements:
i. The facilities shall be located at least three feet away from any wall, fence, or other structure.
ii. When multiple short-term bicycle parking facilities are installed together in sequence, they shall be installed at least three feet apart and located in a configuration that provides space for parked bicycles to be aligned parallel to each other.
iii. The facilities shall be installed in a clear space at least two feet in width by six feet in length to allow sufficient space between parked bicycles, with minimum overhead clearance of seven feet.
iv. Permanently anchored bicycle racks shall be installed to allow the frame and one or both wheels of the bicycle to be securely locked to the rack.

B. Motorcycle Parking. Each parking lot with twenty-five or more automobile parking spaces shall provide motorcycle parking spaces conveniently located near the primary entrance of a structure, accessed by the same aisles that provide access to the motor vehicle parking spaces in the parking lot.

1. Number of Spaces Required. A minimum of one motorcycle parking space shall be provided for each twenty-five automobile spaces or fraction thereof.

2. Space Dimensions. A motorcycle parking space shall have minimum dimensions of four feet by seven feet.

SECTION 13: Amendment to the Cotati Municipal Code. Sections 17.36.080(A-E) are amended as follows:

17.36.080 Reduction of parking requirements.

A. Shared Parking. Where two or more adjacent uses have distinct and differing peak parking usage periods, (e.g., a theater and a bank), a reduction in the required number of parking spaces may be allowed by the review authority. Approval shall also require a parking management plan and recorded covenant running with the land, recorded by the owner of the parking facility, guaranteeing that the required parking will be maintained exclusively for the use or activity served for the duration of the use or activity, in compliance with Section 17.36.120 (Designation of off-site parking and loading spaces) of this chapter.

B. Reduction of Parking. The review authority may reduce the number of parking spaces required by Section

17.36.050 (Number of parking spaces required) of this chapter, based on quantitative information provided by the applicant that documents the need for fewer spaces (e.g., sales receipts, documentation of customer frequency, information on parking standards required for the proposed land use by other cities, etc.).

C. Reduced Parking for Restricted Senior Housing Projects. The review authority may reduce the number of parking spaces required by Section 17.36.050 (Number of parking spaces required) for senior housing projects, for persons aged fifty-five and over, based on quantitative information provided by the applicant that documents the need for fewer spaces for these types of residential development projects.

D. Shared On-Site Parking for Mixed Use Projects. The use of shared parking provisions shall be incorporated into mixed use projects in compliance with Section 17.42.100 (Mixed use projects).

E. Street or Public Parking Lot Parking for Residential Uses. A portion of the required parking fora residential use may be located on a public street or in a public parking lot with use permit approval. 28 of 1220
SECTION 14: Amendment to the Cotati Municipal Code. Sections 17.36.090(A)(1), (A)(3), (A)(4), (B), (B)(1), (D), (F), and (H), and Table 3-9 are amended as follows:

17.36.090 Parking design and development standards.

Automobile parking areas shall be designed and constructed in compliance with the following standards:

A. Location of Parking. Off-street parking areas shall be located as follows:

1. Residential Parking. Parking for a residential use shall be located on the same property as each residential unit served, except for mixed use projects developed in compliance with Section 17.42.100 and projects developed with shared and/or street or public parking lot parking spaces in compliance with Section 17.36.080 of this title. Garage parking shall be located in compliance with the garage setback requirements of the applicable zoning district in Article 2 (Community and Project Design), and Section

17.42.160(F)(2) of this title. The location of parking shall also comply with the requirements of subsections (A)(3) of this section.

3. Parking Adjacent to Streets. No parking space or parking aisle shall be located between a building, and a public or private street, except for:

4. Parking Within Required Setbacks. No parking space or parking aisle shall occupy a required front or street side setback, with the exception that driveways that access parking spaces or garages for a singlefamily residence or a two-unit multifamily plex development (duplex) may also be used for parking. No driveway shall be located between a residential structure and the street in the street side setback of a corner lot, with the exception of a driveway accessing parking spaces or a garage to the rear of the residential structure directly from the side street. No residential parking space for a single-family dwelling shall occupy a required internal side or rear setback, except within an enclosed garage that complies with the garage setback requirements of Section 17.42.160(F)(2) of this title. See also Section

17.30.020(E)(3) of this title. Uncovered parking spaces or aisles for multifamily residential projects may occupy the rear or interior side setback, provided that a minimum thirty-inch-wide landscape area is maintained between the parking or aisles and the property line, and curbing or wheel stops are provided in compliance with Section 17.36.090(J) of this title.

B. Access to Parking. Access to parking shall be provided as follows for all parking areas other than for individual single-family residences and two-unit multifamily plex developments (duplexes). Site design shall minimize the amount of paved surfaces and driveway lengths while providing for safe and suitable access for vehicular circulation.

1. Parking areas shall provide suitable maneuvering area so that vehicles exit to a street in a forward direction. Parking lots shall be designed to prevent access at any point other than at designated access drives. Single-family residences and two-unit multifamily plex developments (duplexes) are exempt from this requirement.

D. Parking Stall and Parking Aisle Dimensions. Each parking stall and parking aisle for all land uses shall comply with the minimum dimension requirements in Tables 3-8 and 3-9, and as illustrated in Figure 3-11. Residential garages shall comply with the “Minimum Parking Stall Dimensions” in Table 3-8.

Table 3-9
Parking Aisle Width
Type of Parking Aisle Minimum Parking Aisle Width
Where the number of parking spaces to be served is less than four, or where vehicle movement is one-way
12 feet
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Where parking spaces for four or more cars are accessed by a two-way aisle, and:

Where the spaces are at an angle of 45 degrees to the aisle. 15 feet Where the spaces are at an angle of greater than 45 degrees, but less than 60 degrees to the aisle.
18 feet
Where the spaces are at an angle of greater than 60 degrees, but less than 90 degrees to the aisle.
20 feet
Where the spaces are at an angle of 90 degrees or greater to the aisle. 24 feet F. Lighting. The lighting of parking spaces, parking aisles, parking lots, and driveways shall comply with Section

17.30.060 (Outdoor lighting) of this title.

H. Parking Stall Striping and Identification. Parking stalls shall be clearly outlined with four-inch-wide lines painted on the parking surface. Car pool stalls shall be clearly identified for car pool use only. The striping and identification shall be continuously maintained in a clear and visible manner. Changes to any parking stall or lot shall require the prior approval of a re-striping plan by the director.

SECTION 15: Amendment to the Cotati Municipal Code. Sections 17.36.100(B), (C), and (F) are amended as follows:

17.36.100 Driveways and Site Access
B. Location of Driveways.

1. No driveway shall provide access to a site across a front property line in the CE, CG, and CD zoning districts unless no access to parking at the rear of the parcel can be obtained from an alley, street side property line, or across adjacent parcels.

2. Distance from Street Corner. No driveway shall be located less than one hundred fifty feet from the nearest street intersection, as measured from the centerline of the driveway to the centerline of the nearest travel lane of the intersecting street. A lesser distance may be approved by the city engineer for parcels with street frontages of less than one hundred fifty feet.

3. Driveway Spacing. Driveways shall be separated along the street frontage as follows:
a. Single-Family and Plex Multifamily Residential Development. Driveways shall be separated by at least six feet, unless a shared, single driveway is approved by the review authority, or a greater separation is required by the City Engineer. The six-foot separation does not include the transition or wing sections on each side of the driveway; and b. Multifamily and Nonresidential Development. Where two or more driveways serve the same or adjacent multifamily or nonresidential development, the centerline of the driveways shall be separated by a minimum of fifty feet. Exceptions to this standard shall be subject to theapproval of the city engineer.

C. Driveway Width.

1. Single family dwellings. Each parcel with a single family dwelling (excluding accessory dwelling units) shall have a driveway with a minimum width of ten feet and maximum width of twenty feet.

2. Two-unit multifamily plex development (duplex). Each parcel with a duplex development (excluding accessory dwelling units) shall have a driveway with a minimum width of twelve feet and maximum width of twenty feet, or as determined by the fire marshal.
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3. Three-unit multifamily plex development (triplex). Each parcel with a triplex development (excluding accessory dwelling units) shall have a driveway with a minimum width of sixteen feet and maximum width of twenty feet, or as determined by the fire marshal.

4. Multifamily development of four or more dwelling units. Each parcel with a multifamily development of four or more dwelling units (excluding accessory dwelling units) shall have a driveway with a minimum width of twenty feet and maximum width of twenty-six feet, or as determined by the fire marshal.

5. Nonresidential Projects. The minimum width of driveways providing access to nonresidential parking spaces and lots shall comply with the requirements for parking aisle widths in Table 3-9. The maximum driveway width shall be thirty feet, exclusive of the width of a median divider.

F. Woonerf (Multi-Use/Multi-Modal Zone). Any internal driveway within a multifamily development of ten units or more, or the residential portion(s) of a horizontal mixed-use project with ten or more residential units, shall be designed as a woonerf in keeping with the standards of this section. Woonerfs or woonerf elements may also be included as a part of other residential projects such as cottage courts, plex housing, and singlefamily developments and in commercial developments to the extent feasible.

SECTION 16: Amendment to the Cotati Municipal Code. Chapter 17.39 is amended as follows:

Chapter 17.39

OBJECTIVE DESIGN STANDARDS
Sections:

17.39.010 Purpose of chapter.

17.39.020 Applicability.

17.39.030 Multifamily residential objective design standards.

17.39.040 Multifamily Plex residential objective design standards.

17.39.050 Single family residential objective design standards

17.39.010 Purpose of chapter.

This chapter establishes objective residential design standards that are clear, specific, and intended to ensure high quality, creative building designs that enhance Cotati’s character and livability. These objective standards work to maintain the rural, small-town feel of the community, in harmony with a downtown area, major street corridors, and rail Transit-Oriented Community area that are suitable for intensified development. Consistent with existing state law, objective standards are those that involve no personal or subjective judgment by a public official and are uniformly verifiable by reference to an external and uniform benchmark. These objective standards can be applied in either ministerial or discretionary design review processes for residential development.

17.39.020 Applicability.

The provisions of this chapter apply to all residential projects and residential portions of mixed use projects.

17.39.030 Multifamily objective residential design standards.

These standards apply to all multifamily housing developments of ten or more dwelling units, with the exception of Cottage Housing projects consistent with Section 17.42.125 of this title. Residential developments that are subject to this chapter must be consistent with each of the standards below:

A. Neighborhood Compatibility. The purpose of the neighborhood compatibility design standards is to minimize impacts to established neighborhoods and their distinctive characteristics by requiring new multifamily development projects to include features most relevant to the Cotati community. Design characteristics that differentiate one neighborhood from another add variety to a city. Such differentiation can be handled through the public realm (city-initiated enhancements) and further emphasized from building to building or development to development. Distinct neighborhoods create a sense of ownership and a visual diversity that makes cities and towns interesting and more livable.

1. Multifamily projects fronting on an existing or proposed public street shall orient the buildings to the street with individual entries, porches and/or stoops, windows, and landscaping facing the street. Street- facing 31 of 1220
parking lots, parking spaces, carports, and garages are not allowed.

2. The project shall be designed so that at least seventy-five percent of the length of the facade of each building adjacent to a public street is occupied by habitable space with windows.

3. A third story (or higher) portion of any multifamily building shall be set back a minimum of thirty feet from any property line adjacent to properties in the NL or NM zoning districts that are developed with singlefamily residences.

B. Building Design. The intent of these building design standards is to enhance the quality and character of neighborhoods with new multifamily developments that include design features of traditional residential architectural styles.

1. Buildings shall include design features of traditional residential architectural styles, consisting of:
a. Visible roof styles shall incorporate low to moderately pitched roofs (gabled or hipped) with slopes ranging between 4:12 and 9:12. Other roof types such as flat, parapet, butterfly, and shed shall not be visible elements of the architecture, except a dormer, porch, or architectural projection may include a shed roof. A shed roof with a projecting dormer(s) is permissible. b. Rooflines shall extend past the wall of the building with a minimum eave width of eighteen inches and shall include exposed roof beams and/or rafters. c. The upper portion (quarter to half) of a window shall include divided lights or simulated divided lights. Tinted and reflective glass is prohibited. d. Windows shall be limited to double hung, single hung, casement, or fixed, and shall include a wood surround with a minimum width of four inches (nominal). e. Exterior entry doors shall include recessed panels and/or glazing and shall include a wood surround with a minimum width of four inches (nominal). Exterior wall materials shall include at least two of the following materials: solid wood or concrete based wood siding, plywood with vertical solid wood battens of at least two-inch width (nominal), solid wood or concrete based shingle siding, stucco, brick, and stone. Materials such as T1-11 siding, particle board, vinyl, foam, and EIFS are prohibited. f. Building materials and details shall be consistent on all elevations. g. All ground-level residential units fronting onto a public street, plaza, park, or courtyard shall have their primary access from a porch or stoop, the floor of which is a maximum of thirty inches above grade. The porch/stoop shall be a minimum of four feet clear depth and six feet clear width. The porch/stoop shall be open on the front and at least one side, with the exception of a partial enclosure of a maximum height of thirty-six inches (or the minimum height required by the Building Code) above the floor, that is either 1) a half wall or pony wall enclosed with the same materials as the building’s exterior, natural stone, or brick, or 2) a wooden balustrade featuring balusters, pickets, or spindles, open horizontal slats, or other decorative woodwork of an open design. Stoops may feature a finished metal railing and balustrade. Porches/stoops shall be covered with a roof that is supported by square/rectangular columns which may be straight and/or tapered. Cantilevered roofs are not permitted. h.The project shall be designed and constructed so that a minimum of ten percent of the units are one-story and meet Federal and State accessibility standards.

2. Affordable units and market rate units in the same development shall be constructed of the same exterior materials and details such that the units are not distinguishable. Affordable unit types by bedroom count shall be provided in the same proportion as the overall unit mix of the project and shall be distributed evenly throughout the project.

3. Blank walls shall not exceed twenty linear feet without being interrupted by a window or entry.

Walls without entries or windows shall include shrubs and trees or art. 32 of 1220

4. Buildings over three stories must provide a ground-floor elevation that is distinctive from the upper stories by providing a material change or horizontal articulation with a minimum dimension of ten feet between the first floor and upper floors along at least seventy-five percent of the building facade with frontage upon a street, adjacent public park, or public open space.

5. Covered front porches of existing homes to remain shall not be enclosed.

6. Window Orientation. Where one or more windows are proposed ten feet or less from a side lot line, or ten feet from another residential structure on the same site, the windows shall be oriented and/or screened by an architectural feature to provide privacy for the residents of both structures.

7. Entry points into multifamily housing buildings shall be distinguished from the facade using articulation, projections, or other distinguishing characteristics which highlight the point of entry.

8. All roof-mounted and/or ground-mounted equipment with the exception of solar collector panels shall be screened from view using architectural and/or landscape features.

C. Massing/Articulation. The intent of massing/articulation standards is to require building designs that minimize the perceived scale of large buildings to enhance the pedestrian experience and incorporate variety in massing and details to add visual interest.

1. A minimum of two features such as balconies, cantilevers, dormers, bay windows, porches, stoops, and individualized entries, shall be incorporated into each project building facade.

2. The building facade facing a street, public park, or publicly accessible outdoor space shall incorporate a horizontal offset for every fifty feet of continuous building wall length with a minimum depth of eighteen inches.

3. Rooflines shall be vertically articulated at least every fifty feet along the street frontage, by varying rooflines, height and/or building form.

D. Usable Open Space/Landscape. The intent of the open space/landscape standards is to require new multifamily development to support a high quality of life with appropriate usable open space, indoor and outdoor community amenities, and new planting of trees, shrubs, and ground cover that add variety and interest. “Usable open space” means on-site area or areas, accessible to the residents of the development it serves and designed for safe and convenient active use for recreational, leisure, and social activities. Other open spaces such as areas within a street side setback (other than a permitted private porch and/or patio), creek setback, stormwater management facility, wetland/habitat preservation areas, and sloped areas over five percent are not considered “usable open space.”

1. Usable Open Space and Amenities. Each multifamily residential project shall provide permanently maintained usable open space and/or amenities. The total amount of usable open space and/or amenities included for the project shall at a minimum provide a total of one hundred fifty square feet of usable common and/or private open space per unit. Projects directly adjacent to a public park or directly across a local street from a public park need to only provide a total of forty-eight square feet of common and/or private usable open space per unit on the project site. Usable open space and/or amenities shall be provided as follows:
a. Ground-level units shall include a private porch and/or private patio/garden. Each private porch or private patio/yard shall include a minimum clear dimension of six feet by eight feet. b. Projects not directly adjacent to a public park or directly across a local or collector street from a public park, shall include usable common open space which may be a courtyard or rooftop terrace. c. Projects shall include a minimum of three of the following additional usable open space amenities:
i. Private balconies above the ground floor for each unit ii. Playground.
iii. Swimming pool.
iv. Community center. (Interior portions of the building devoted to recreational and social uses count as usable open space up to a maximum of fifteen percent of the total usable open space 33 of 1220 requirement for the development. Other uses such as offices, utility rooms, or hallways are not counted as usable open space.)
v. Community garden.
vi. Play/sport court(s) – teen/adult (i.e., bocce ball, basketball). vii. Courtyard.
viii. Rooftop terrace.

2. Outdoor seating shall be provided at common usable open space areas.

3. Any playground area must be visible to multiple units to provide casual surveillance and be separated from traffic. Benches or picnic tables for adults that accompany younger children shall be provided.

4. Configuration of Usable Open Space. Required usable open space areas shall be designed and located as follows:
a. Courtyards shall be enclosed fully or partially on a minimum of two sides by buildings that include residential units and/or community buildings with entries and windows facing the courtyard; and shall have a minimum dimension of twenty feet. Courtyards shall at a minimum include hardscape, landscaping, and seating with a table or tables. b. Rooftop terraces shall include tables, chairs, and landscaping at a minimum. The rooftop terrace shall be designed and constructed to ensure that interior noise levels of adjacent uses are in compliance with Section 17.30.050.

5. Open space landscaping shall comply with the requirements of Chapter 17.34 (Water Efficient Landscaping Standards).

6. Maintenance and Control of Common Open Space. Required common open space shall be controlled and permanently maintained by a homeowners’ association (HOA) or similar entity within a common ownership interest development. Provisions for control and maintenance shall be included in property covenants of all common interest developments.

E. Outdoor Lighting. The intent of outdoor lighting standards is to require high quality lighting fixtures to provide safety and security for persons and property, and to minimize light pollution, sky glow and glare. Outdoor lighting shall be installed and maintained along all vehicular access ways and pedestrian walkways, in compliance with Section 17.30.060 (Outdoor lighting). The lighting shall be shielded and directed downward onto the driveways and walkways within the development and away from adjacent properties to eliminate glare and minimize light trespass. Lighting of at least one foot-candle shall also be installed and maintained within all covered and enclosed parking areas and shall be screened with full cutoff luminaires to minimize sky glow and glare onto public sidewalks and adjacent residences. Lighting fixtures/lamps shall be energy efficient and be a warm light with a broad color spectrum to minimize sky glow. An all-night light shall not exceed 3000K (Kelvin Color Temperature Scale) and lights with an on/off timer shall not exceed 4000K.

Proposed lighting shall be shown on the required landscape plan and supported by a photometric analysis.

F. Site Design. The intent of site design standards is to ensure the integration of new multifamily development into the surrounding neighborhood and to enhance the appearance, safety, convenience, and social interaction of the project through the provision of circulation connectivity. Further, these standards are intended to identify the appropriate location and appearance of parking and other features serving these developments.

1. Project shall provide or extend streets as shown in the adopted Cotati general plan or the adopted specific plan.

2. When dwelling units are abutting common open space areas, a minimum of one window from each dwelling abutting the common open space area shall overlook the common open space.

3. Accessory Structure Design. Accessory structures and uses (e.g., bicycle storage, garages, carports, laundry rooms, recreation facilities, etc.) shall be designed and constructed with an architectural style, 34 of 1220
exterior colors, and materials that match the structures in the project containing dwelling units.

4. Screen all parking areas, covered and uncovered, from public street frontages. Screening may be accomplished through building placement, landscaping, a planted earth berm, planted fencing, topography, or some combination of the above. Landscaping used for screening purposes shall be no less than fifteen feet wide (from the back of sidewalk or street curb to the parking lot paving, whichever is greater) and no less than three feet tall.

5. Structures listed on Table 9.1-1 (Buildings Potentially Eligible for the California Register) of the Cotati general plan background report shall be preserved/restored in their existing location and incorporated into the proposed development.

6. A pedestrian walkway system shall be provided to connect each unit to facilities within the project, to public streets, and to public pedestrian/bicycle paths abutting the project where legally permissible.

7. Street trees within a planter strip or tree well shall be provided except in cases where the public works standards call for a contiguous sidewalk or no sidewalk.

8. Front Setback Pavement. No more than forty percent of the front setback area shall be paved for walkways, driveways, and/or other hardcover pavement.

9. Parking Location. Off-street parking shall be located so that garage doors, carports, and open parking spaces are not visible from the street fronting the parcel.

G. Accessory Elements. The intent of accessory elements standards is to ensure that certain accessory uses are provided and appropriately screened.

1. Perimeter fencing utilized along public streets shall be constructed of decorative iron, pre-painted welded steel, stone, or wood pickets or a combination of such materials. Chain-link fencing is prohibited.

2. The height of solid fencing between private yards and common open spaces shall be limited to forty-two inches in height.

3. Screen rooftop equipment (solar panels are exempt) from visibility. The point of view for determining visibility shall be five feet above grade at a distance of two hundred feet.

4. Screen all exterior trash, recycling, storage utility boxes, wood service poles, electric and gas meters, fire sprinkler valves and backflow preventers and transformers, or other ground-mounted infrastructure.

5. Refuse Containers.
a. Provide dumpsters for refuse collection within a roofed enclosure with walls a minimum of six feet tall. Allow adequate size to accommodate the needed landfill, compost, and recycling containers. All enclosures and gates should be designed to withstand heavy use. Provide wheel stops or curbs to prevent dumpsters from banging into walls of enclosure. b. Coordinate with the refuse pickup provider to determine the size and number of dumpsters required, and ensure that dumpsters shall accommodate all waste streams (landfill, recycling and compost, etc.).
c. Provide an opening so that pedestrians can access the dumpsters without opening the large gates.
d. Provide lighting at refuse enclosures for nighttime security and use. e. Locate dumpster enclosures so that no dwelling is closer than twenty feet (including those on abutting properties), or more than one hundred feet from a residential unit. No minimum distance from dwellings is required if dumpsters are located within a fully enclosed room.

6. Storage. A minimum of one hundred cubic feet of lockable storage area shall be provided for each dwelling outside of the unit, with no dimension less than thirty inches. This section does not apply to vertical mixed use. 35 of 1220

7. Laundry Facilities. Each unit shall be provided a plumbed individual laundry area within the unit or its garage, of a size large enough to accommodate a clothes washer and dryer. If located in the garage for an individual unit, the laundry area shall not encroach into the required parking area. Alternatively, project applicant may provide common laundry facilities.

H. Mixed-Use Developments. Projects consisting of both commercial and residential uses shall also be consistent with each of the following standards below:

1. Site planning and building design shall provide for pedestrian access from the public street into the nonresidential and residential portions of the project, through courtyards, plazas, and walkways.

2. Horizontal mixed-use projects shall include a pedestrian network connecting the residential components of the project with the nonresidential components through the provision of courtyards, plazas, and walkways.

3. All building design and site design requirements and criteria identified herein shall be incorporated into mixed-use projects.

I. Solar On Site. Projects shall include on-site solar photovoltaic panels/equipment to help achieveenergy efficiency standards contained within California Code of Regulations Title 24.

J. Additional Objective Standards Within Land Use Code and Specific Plans. Projects subject to this chapter must comply with all other applicable objective standards within this land use code and adopted policies of specific plans.

17.39.040 Multifamily plex objective residential design standards.

These standards apply to all multifamily plex housing developments that contain two to nine dwelling units, with the exception of Cottage Housing projects consistent with Section 17.42.125 of this title, to which only the standards of Section 17.39.040(B)(1-5) shall apply. The standards of Section 17.39.040(B)(1-5) may also be applied to structures containing up to four dwelling units that are part of a development of ten or more units that is comprised of single family and/or multifamily structures.

A. Neighborhood Compatibility. The purpose of the neighborhood compatibility design standards is to enhance established neighborhoods and their distinctive characteristics by requiring new multifamily plex development projects of two to nine dwelling units to include features most relevant to the Cotati community.

1. Dwelling units in multifamily plex developments may be contained in a single building or multiple buildings, with the number of units across all buildings in the development totaling no more than nine.

2. The dwelling units within the development that are adjacent to a public street(s) shall be oriented with individual entries, porches, stoops, windows, and landscaping facing the street. Walkways shall lead from the street to the individual entries of the street-facing units.

3. The project shall be designed so that at least fifty percent of the length of the facade of each building adjacent to a public street is occupied by living space with windows.

4. Street-facing parking lots, parking spaces, carports, and garages are not allowed. All parking shall be located behind the street-facing building(s) or at the rear of the lot, with the exception of two-unit (duplex) developments.

5. The maximum height for multifamily plex housing is three stories. A third story must be set back a minimum of thirty feet from any property line adjacent to properties located in lower-density zoning districts that are developed with single-family residences.

6. Any building facade facing a street, public park, or publicly accessible outdoor space shall incorporate a 36 of 1220
horizontal offset for every fifty feet of continuous building wall length with a minimum depth of thirty-six inches.

B. Building Design. The intent of these building design standards is to enhance the quality and character of neighborhoods with new multifamily plex developments that include design features of traditional architectural residential styles that reflect the character of the Cotati community.

1. Buildings shall include design features of traditional homes consisting of:
a. Visible roof styles shall incorporate low to moderately pitched roofs (gabled or hipped) with slopes ranging between 4:12 and 9:12. Other roof types such as flat, parapet, butterfly, and shed shall not be visible elements of the architecture, except a dormer, porch, or architectural projection may include a shed roof. A shed roof with a projecting dormer(s) is permissible. b. Rooflines shall extend past the wall of the building with a minimum eave width of eighteen inches and shall include exposed roof beams and/or rafters. c. The upper portion (quarter to half) of a window shall include divided lights or simulated divided lights. Tinted and reflective glass is prohibited. d. Windows shall be limited to double hung, single hung, casement, or fixed, and shall include a wood surround with a minimum width of four inches (nominal). e. Exterior entry doors shall include recessed panels and/or glazing and shall include a wood surround with a minimum width of four inches (nominal). f. Exterior wall materials shall include at least two of the following materials: solid wood or concrete based wood siding, plywood with vertical solid wood battens of at least two-inch width (nominal), solid wood or concrete based shingle siding, stucco, brick, and stone. Materials such as T1-11 siding, particle board, vinyl, foam, and EIFS are prohibited.
g. Building materials and details shall be consistent on all elevations that are visible from a public street.
h. All ground-level residential units fronting onto a public street, plaza, park, or courtyard shall have their primary access from a porch, or in the NU zoning district, a porch or stoop. Porches that serve one or two units shall be a minimum of six feet clear depth and eight feet clear width. Porches that serve three or more units shall be a minimum of six feet clear depth and twelve feet clear width. Stoops shall be a minimum of four feet clear depth and six feet clear width. Porches/stoops shall be open on the front and at least one side, with the exception that porches shall have a partial enclosure of a maximum height of thirty-six inches (or the minimum height required by the Building Code) above the floor. This enclosure shall be either 1) a half wall/pony wall enclosed with the same materials as the building’s exterior, natural stone, or brick, or 2) a wooden balustrade featuring balusters, pickets, or spindles, open horizontal slats, or other decorative woodwork of an open design. Stoops may feature a finished metal railing and balustrade. Porches and stoops shall be covered with a roof that is supported by square/rectangular columns which may be straight and/or tapered. Cantilevered roofs are not permitted.

2. Blank walls shall not exceed twenty linear feet without being interrupted by an architectural element, material change, window, or entry.

3. Where one or more windows are proposed ten feet or less from a side lot line, or ten feet from another residential structure on the same site, the windows shall be oriented and/or screened by an architectural feature or landscaping to provide privacy for the residents of both structures.

4. Exposed stairs to the upper levels of structures are not permitted on the street-facing facades.

5. All roof-mounted and/or ground-mounted equipment with the exception of solar collector panels shall be screened from view using architectural and/or landscape features.

6. The maximum unit size in gross floor area, exclusive of garages or private open space, for multifamily plex housing development shall be as follows, for at least eighty percent of the development’s units or fraction thereof:
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i. 0 bedroom/studio units: 600 sqft.
ii. 1 bedroom units: 900 sqft.
iii. 2 bedroom units: 1,200 sqft.
iv. 3 bedrooms units: 1,500 sqft.
v. 4+ bedroom units: 1,800 sqft.

C. Site Design. The intent of site design standards is to ensure the integration of new multifamily plex development into the surrounding neighborhood and enhance the appearance, safety, convenience, and social interaction of the project. Further, these standards are intended to identify the appropriate location and appearance of parking and other features serving these developments.

1. Each multifamily plex residential project shall provide permanently maintained usable open space. “Usable open space” means on-site area or areas, accessible to the residents of the development it serves and designed for safe and convenient active use for recreational, leisure, and social activities. Projects shall provide a minimum of fifty square feet of usable private open space per unit, which may include a porch, stoop, patio, deck, balcony, and/or yard, and a minimum aggregate total of one hundred square feet of usable common open space per unit.

2. Structures shall be separated by a minimum of five feet.

3. The entrances, porches/patios, and at least one window of dwelling units that are not required to be oriented toward a public street shall be oriented toward the common open space in the project.

4. Accessory structures and uses (e.g., bicycle storage, garages, carports, laundry rooms, recreation facilities, etc.) shall be designed and constructed with an architectural style, exterior colors, and materials that match the structures in the project containing dwelling units.

5. Off-street parking, covered and uncovered, for multifamily plex developments of three or more units shall be screened from view from adjacent public streets. Screening may be accomplished through building placement, landscaping, a planted earth berm, planted fencing, topography, or some combination of the above. Landscaping used for screening purposes shall be no less than ten feet wide (from the back of sidewalk or street curb to the parking lot paving, whichever is greater) and no less than three feet tall.

6. Structures listed on Table 9.1-1 (Buildings Potentially Eligible for the California Register) of the Cotati general plan background report shall be preserved/restored in their existing location and incorporated into the proposed development.

7. Landscaping shall comply with the requirements of Chapter 17.34 (Water Efficient Landscaping Standards).

8. Parking Location. Off-street parking shall be located so that garage doors, carports, and open parking spaces are not visible from the street fronting the parcel, with the exception of two-unit (duplex) developments which shall comply with Section 17.36.090 of this title.

9. Outdoor lighting shall be installed and maintained along all vehicular access ways and pedestrian walkways, in compliance with Section 17.30.060 (Outdoor lighting). The lighting shall be shielded and directed downward onto the driveways and walkways within the development and away from adjacent properties to eliminate glare and minimize light trespass. Lighting of at least one foot-candle shall also be installed and maintained within all covered and enclosed parking areas and shall be screened with full cutoff luminaires to minimize sky glow and glare onto public sidewalks and adjacent residences. Lighting fixtures/lamps shall be energy efficient and be a warm light with a broad color spectrum to minimize sky glow. An all-night light shall not exceed 3000K (Kelvin Color Temperature Scale) and lights with an on/off timer shall not exceed 4000K. Proposed lighting shall be shown on the required landscape plan and supported by a photometric analysis.

D. Accessory Elements. The intent of accessory elements standards is to ensure that certain accessory uses are provided and appropriately screened.
38 of 1220

1. Perimeter fencing utilized along public streets shall be constructed of decorative iron, pre-painted welded steel, stone, wood, or a combination of such materials. Chain-link fencing is prohibited.

2. The height of solid fencing between private yards and common open spaces shall be limited to forty-two inches in height.

3. Screen rooftop equipment (solar panels are exempt) from visibility. The point of view for determining visibility shall be five feet above grade at a distance of two hundred feet.

5. Refuse Containers.
a. Four units or less may be served by individual or shared refuse containers, which must fit either in garage(s) or into a special enclosure(s).
b. Projects of five units or more shall provide dumpsters for garbage collection within a roofed enclosure.
c. When dumpsters are required, the project applicant shall coordinate with the refuse pickup provider to determine the size and number of dumpsters required and ensure that dumpsters shall accommodate all waste streams (landfill, recycling, and compost, etc.). d. Dumpster enclosures shall be roofed and incorporate walls a minimum of six feet tall. Allow adequate size to accommodate the needed garbage dumpsters, compost, and recycling containers. All enclosures and gates should be designed to withstand heavy use. Provide wheel stops or curbs to prevent dumpsters from banging into walls of enclosure. e. Provide an opening so that pedestrians can access the dumpsters without opening the large gates.
f. Provide lighting at trash enclosures for nighttime security and use. g. Locate dumpster enclosures so that no dwelling is closer than twenty feet (including those on abutting properties), or more than one hundred feet from a residential unit. No minimum distance from dwellings is required if dumpsters are located within a fully enclosed room.

6. Laundry Facilities. Each unit shall be provided a plumbed individual laundry area within the unit or its garage, of a size large enough to accommodate a clothes washer and dryer. If located in a garage for an individual unit, the laundry area shall not encroach into the parking area. Alternatively, project applicant may provide common laundry facilities.

E. Mixed-Use Developments. Projects consisting of both commercial and residential uses shall also be consistent with each of the following standards below:

3. All building design and site design requirements and criteria identified herein shall be incorporated into mixed-use projects.

F. Solar On Site. Projects shall include on-site solar photovoltaic panels/equipment to help achieve energy efficiency standards contained within California Code of Regulations Title 24.

G. Additional Objective Standards Within Land Use Code and Specific Plans. Projects subject to this chapter 39 of 1220
must comply with all other applicable objective standards within this land use code and adopted policies of specific plans.

17.39.050 Single family objective residential design standards.

These standards apply to all single family homes, with the exception of Cottage Housing projects consistent with Section 17.42.125 of this title and dwelling units that are part of a multifamily housing development. The standards of Section 17.39.040(B)(1-5) may also be applied to structures containing up to four dwelling units that are part of a development of ten or more units that is comprised of single family and/or multifamily structures.

A. Building Design. The intent of these building design standards is to enhance the quality and character of neighborhoods with new single family homes that include design features of traditional residential architectural styles and reflect the character of Cotati’s existing housing.

1. Single family homes shall include design features of traditional residential architectural styles as follows:
a. The primary entrance to the dwelling shall be clearly visible from the street and accessed via a front porch that is located on the front façade. The porch shall be a minimum of six feet clear depth and eight feet clear width. The porch shall be open on the front and at least one side, with the exception of a partial enclosure of a maximum height of thirty-six inches (or the minimum height required by the Building Code) above the floor. This enclosure shall be either 1) a half wall/pony wall enclosed with the same materials as the building’s exterior, natural stone, or brick, or 2) a wooden balustrade featuring balusters, pickets, or spindles, open horizontal slats, or other decorative woodwork of an open design. Porches shall be covered with a roof.
b. Building materials and details shall be consistent on all elevations, with the exception of the rear elevation.
c. Exterior wall materials shall include at least two of the following materials: solid wood or concrete based wood siding, plywood with vertical solid wood battens of at least two-inch width (nominal), solid wood or concrete based shingle siding, stucco, brick, and stone. Exterior wall materials such as T1-11 siding, particle board, vinyl, foam, and EIFS are prohibited. d. The front façade of a garage shall not exceed a width of twenty-five feet. e. Blank walls shall not exceed twenty linear feet without being interrupted by a window or entry. f. Where one or more windows are proposed ten feet or less from a side lot line, or ten feet from another residential structure on the same site, the windows shall be oriented and/or screened by an architectural feature or landscaping to provide privacy for the residents of both structures.

2. The building design shall comply with at least five of the following standards:
a. Visible roof styles shall incorporate low to moderately pitched roofs (gabled or hipped) with slopes ranging between 4:12 and 9:12. Other roof types such as flat, parapet, butterfly, and shed shall not be visible elements of the architecture, except a dormer, porch, or architectural projection may include a shed roof. A shed roof with a projecting dormer(s) is permissible. b. Rooflines shall extend past the wall of the building with a minimum eave width of eighteen inches and shall include exposed roof beams and/or rafters. c. Triangular knee braces supporting eaves, beams extending beyond the edge of the roof eaves, and/or decorative exposed roof beams shall be incorporated. d. The upper portion (quarter to half) of a window shall include divided lights or simulated divided lights. Tinted and reflective glass is prohibited. 40 of 1220
e. Windows shall be limited to double hung, single hung, casement, or fixed, and shall include a wood surround with a minimum width of four inches (nominal). f. Exterior entry doors shall include recessed panels and/or glazing and shall include a wood surround with a minimum width of four inches (nominal). g. The ground floor of the home shall be raised twelve to thirty inches above natural grade. h. The roof of the front porch shall be supported by square/rectangular columns at least six inches in width (nominal) which may be straight and/or tapered.
i. The upper story(ies) of the house shall be set back at least thirty-six inches from the first story. j. Parking shall be provided behind dwelling such that no surface parking, garage, or carport is visible from street. Such parking may be accessed via an alley at the rear or side of the property, or via a driveway in compliance with Section 17.36.090(A)(4).

B. Site Design. The intent of site design standards is to ensure the integration of new single family homes into the surrounding neighborhood.

1. No more than forty percent of the front setback area shall be paved for walkways, driveways, and/or other hardcover pavement.

2. Perimeter fencing utilized along public streets shall be constructed of decorative iron, pre-painted welded steel, stone, wood, or a combination of such materials. Chain-link fencing is prohibited.

3. All roof-mounted and/or ground-mounted equipment with the exception of solar collector panels shall be screened from view using architectural and/or landscape features. The point of view for determining visibility of root-mounted equipment shall be five feet above grade at a distance of two hundred feet.

5. Accessory structures and uses shall be designed and constructed with an architectural style, exterior colors, and materials that match the dwelling unit.

6. All landscaping shall comply with the requirements of Chapter 17.34 (Water Efficient Landscaping Standards).

7. Any outdoor lighting on the property shall be in compliance with Section 17.30.060 (Outdoor lighting).

C. Additional Objective Standards Within Land Use Code and Specific Plans. Projects subject to this chapter must comply with all other applicable objective standards within this land use code and adopted policies of specific plans.

SECTION 17: Amendment to the Cotati Municipal Code. Sections 17.42.100(A-C) and (D)(1) and (D)(2) are amended as follows:

17.42.100 Mixed use projects.

This section provides standards for the design of mixed-use projects, where allowed by Chapter 17.22 (Allowable Land Uses). A mixed-use project combines residential and nonresidential uses on the same site, either as vertical mixed-use, with the residential units located above the nonresidential uses, or horizontal mixed-use, where the commercial and residential uses are located within separate structures and/or residential uses are located at ground level behind street-fronting nonresidential uses. The residential portions of a mixed use project in the NL, NM, NU, CE, CG, and CD zoning districts are subject to Chapter 17.39 Objective Design Standards of this title Mixed-use projects in the Specific Plan Districts are subject to the objective design standards identified therein. . 41 of 1220
A. Design Considerations. A mixed-use project with residential uses shall achieve the following objective design standards:

1. All building materials will be low reflective, include noise reducing materials in exterior doors and windows and walls, and between residential and nonresidential uses.

2. The windows and doors of residential units shall be installed so as to not open or view directly into other units and ensure appropriate privacy between residential units and other uses on the site is provided.

3. Site planning and building design shall provide for delineated pedestrian access from the public street into the residential and nonresidential portions of the project, through courtyards, plazas, walkways, or similar features;

4. Site planning and building design shall be compatible with any adjacent and surrounding residential or mixed-use buildings in terms of building design, color, exterior materials and amenities, landscaping, street furniture, lighting, roof styles, scale, and signage.

B. Mix of Uses.

1. Allowable Mix of Uses. The following standards apply to the allowable mix of residential and nonresidential uses in a mixed-use project:
a. The nonresidential use component shall comprise a minimum of twenty-five percent of the total floor area of the development, or as defined in the applicable specific plan. b. In vertical mixed-use projects, at least sixty percent of the ground floor area of the development must be comprised of nonresidential uses; a maximum of forty percent of the ground floor area may be occupied by residential uses.
c. In horizontal mixed-use projects, nonresidential uses must comprise a minimum of fifty percent of the square footage of the public street frontage of the project site.

2. Allowable Nonresidential Uses. A mixed-use project may combine residential uses with any other use allowed in the applicable zoning district as identified by Article 2 (Community and Project Design) of this title, subject to the planning permit requirements for each use.

C. Density. The residential component of a mixed-use project shall comply with the density requirements of the general plan, applicable specific plan, Section 17.24.020 (Zoning district subdivision and density standards) of this title, and subsection B of this section.

D. Site Layout and Project Design Standards. Each proposed mixed-use project shall comply withthe property development standards of the applicable zoning district, and the following requirements:

1. Location of Units. Residential units in mixed-use projects shall not occupy more than fifty percent of the ground floor space within the first seventy-five feet of area measured from each building face adjacent to Old Redwood Highway or Gravenstein Highway (Highway 116). Residential only projects shall locate shared community spaces on the ground floor and incorporate street facing designs consistent with commercial uses in the applicable specific plan and with Chapter 17.24 Zoning District Development Standards of this title.

2. Parking. In order to encourage the development of residential uses in existing and new commercial areas, the use of shared parking provisions shall be incorporated into mixed-use projects in compliance with Section

17.36.080 (Reduction of parking requirements). The review authority may grant automotive parking reductions of up to one hundred percent for commercial land uses (on a case-by-case basis), when significant multimodal transportation infrastructure and curb-demand management is incorporated into the project design and significant impacts resulting from such a reduction are not identified. The review authority may grant automotive parking reductions for residential land uses, with use permit approval.

SECTION 18: Amendment to the Cotati Municipal Code. Section 17.42.120 Multifamily and small-lot single family projects is deleted in its entirety.
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SECTION 19: Amendment to the Cotati Municipal Code. Section 17.42.125(G)(2) is amended to add the following provision:

17.42.125 Cottage housing projects.

2. Building Design Standards.
a. Exterior design. Each residential structure shall comply with the objective design standards set forth in Section 17.39.040(B)(1-5) of this title.

SECTION 20: Amendment to the Cotati Municipal Code. Sections 17.42.160 (A), (E)(3), and (F)(2)(a) are amended as follows:

17.42.160 Residential accessory uses and structures.

This section provides standards for residential accessory uses and structures, where allowed by Chapter17.22 (Allowable Land Uses). These requirements do not apply to residential accessory dwelling units and junior accessory dwelling units, which are instead regulated by Section 17.42.170 (Accessory dwelling units/junior accessory dwelling units).

A. Limitation on Number. Only one residential accessory structure shall be allowed on any parcel in addition to a detached garage, except in the RR and RVL zoning districts. Properties with multifamily dwellings may have multiple residential accessory structures, as long as lot coverage standards are met.

E. Detached Structures. An accessory structure that is detached from the primary structure shall comply with the following standards, except where subsection F of this section establishes a different requirement for a specific type of accessory structure:

3. Coverage and Size Limitations. Where permitted, the aggregate coverage of accessory structures in required side and rear setbacks shall not exceed five hundred square feet for properties developed with a single family home with or without ADUs or JADUs. The maximum site coverage for all structures on a parcel shall comply with the requirements of the applicable zoning district.

F. Standards for Specific Accessory Uses and Structures. The following requirements apply to the specific types of accessory structures listed, in addition to the requirements of subsection A of this section, as applicable.

2. Garages and Carports. A garage, carport, or other structure that shelters vehicles accessory to a single-family dwelling or multifamily plex development shall comply with the following requirements. Covered parking for a multifamily development of ten or more units shall comply with the zoning district standards in Section

17.24.030 of this title. Covered parking for multifamily developments shall also comply with the requirements of Section 17.39.030 or 17.39.040 of this chapter, as applicable. a. Limitation on Number. Except in the RR and RVL zoning districts, a single parcel shall have only one attached or detached garage or carport per dwelling unit.

SECTION 21: Amendment to the Cotati Municipal Code. Section 17.62.020 Table 6-1 is amended as follows:

17.60.020 Authority for land use and zoning decisions.

Table 6-1 identifies the review authority as responsible for reviewing and making decisions on each type of application required by this land use code.

Table 6-1
Planning Permit Review Authority
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Role of Review Authority(1)
Type of Decision
Applicable
Land Use Code
Section
Design Review
Administration Director Planning Commission City Council Administrative and Legislative
Interpretation 17.12 Decision(2) Appeal Appeal
Development Agreement 17.66 Recommend Recommend Decision General Plan Amendment Recommend Recommend Decision
Specific Plan Recommend Recommend Decision
Zoning Map Amendment Recommend Recommend Decision
Land Use Code Amendment Recommend Recommend Decision
Planning Permit/Development Approval
Preapplication Conference 17.60.040(A) Feedback
Zoning Clearance 17.62.020 Decision Appeal Appeal
Minor Use Permit (MUP) 17.62.050 Decision(2) Appeal Appeal Use Permit (UP) 17.62.050 Recommend Decision Appeal
Minor Variance 17.62.060 Decision(2) Appeal Appeal
Variance 17.62.060 Recommend Decision Appeal
Design Review – Single
family dwelling or two-unit
multifamily plex (duplex)
structure

17.62.040 Decision Appeal Appeal
Design Review – All other
projects

17.62.040 Recommend Recommend Decision Appeal
Limited Term Permit 17.62.030 Decision Appeal Appeal
Sign Permit or Master Sign
Plan

17.38.030 Recommend Decision Appeal Appeal
Master Sign Plan 17.38.030 Recommend Decision Appeal Appeal Tree Permit – Developed
parcel

17.54 Decision Appeal Appeal
Tree Permit – Undeveloped
parcel

17.54 Recommend Recommend Decision Appeal
Tree Permit – Native oak 17.54 Recommend Recommend Recommend Decision Notes:
(1) “Recommend” means that the review authority makes a recommendation to a higher decisionmaking body; “Decision” means that the review authority makes the final decision on the matter; “Appeal” means that the review authority may consider and decide upon appeals to the decision of an earlier decisionmaking body, in compliance with Chapter 17.84 (Appeals). “Feedback” means that the director shall issue a letter addressing those issues outlined in subsection A of this section.
(2) The director may defer action and refer the request to the commission, so that the commission may instead make the decision.
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SECTION 22: Amendment to the Cotati Municipal Code. Sections 17.62.040 (C), (E)(1), (E)(2), and (F) are amended as follows:

17.62.40 Design review.

C. Review Authority. The director shall have the authority for design review for a single-family dwelling or a twounit multifamily plex structure (duplex) on one lot, that is not being constructed in conjunction with three or more dwellings in the same subdivision by the same applicant or developer. Design review for all other projects shall be by the commission, based on a recommendation from design review administration, or as necessary by the director, for project approval, approval with modifications, or denial.

E. Design Review Procedure. When design review is required by this section, preliminary and final design review shall be obtained as follows, prior to the issuance of a building permit:

1. Preliminary Design Review.
a. When Required. Preliminary design review is required for each proposed project as provided by subsection B of this section, except for one single-family dwelling or a two-unit multifamily plex structure (duplex) on an individual parcel not being constructed in conjunction with three or more dwellings by the same developer in the same subdivision. (An applicant that is otherwise not required to have preliminary design review may choose to request preliminary design review.) b. Issues to Be Considered. Preliminary design review shall consider site planning and design, building architecture, landscaping, pedestrian and vehicle access and circulation, energy and resource conservation, solid waste, and other issues determined by the review authority to be related to site planning and building architecture. Residential development shall be subject to the standards of Chapter 17.39 (Objective Design Standards) of this title. c. Form of Review. Preliminary design review shall be in the form of a recommendation on the project by the design review administration to the commission.

2. Final Design Review.
a. When Required. Final design review is required for each proposed project as provided by subsection B of this section. Final design review shall be initiated by the applicant only after the completion of commission or council review of any required planning permit. b. Issues to Be Considered. Final design review shall consider detailed landscaping and irrigation plans, outdoor lighting, exterior materials and colors, exterior site furniture, proposed signs, trash enclosures, and other topics of concern determined by the review authority to be related to those issues. Residential development shall be subject to the standards of Chapter 17.39 (Objective Design Standards) of this title.

F. Project Review Criteria. The review authority shall evaluate each proposed project to ensure that the project:

1. Complies with this section;

2. For residential projects or residential portions of mixed use projects:
a. Complies with Chapter 17.39 (Objective Design Standards) of this title; b. Is consistent with the general plan and applicable specific plans; and c. Complies with any applicable city standards and regulations;

3. For nonresidential projects or non-residential portions of mixed use projects:
a. Provides architectural design, building massing and scale appropriate to and compatible with the site surroundings and the community; 45 of 1220
b. Provides attractive and desirable site layout and design, including building arrangement, exterior appearance and setbacks, drainage, fences and walls, grading, landscaping, lighting, signs, etc.; c. Provides efficient, safe, and visually attractive public access, circulation and parking; d. Provides appropriate open space and landscaping, including the use of water-efficient landscaping, and native plants where appropriate;
e. Addresses site planning design considerations related to city services, traffic flows and patterns, and environmental conditions in a manner that ensures maximum aesthetic cohesiveness; f. Is consistent with the general plan and applicable specific plans; and g. Complies with any applicable city design guidelines, design standards, and/or design review policies.

SECTION 23: Amendment to the Cotati Municipal Code. Section 17.90.020 is amended to amend the definitions of “multifamily housing” and “parking facility,” and to add the definitions of “driveway,” “multifamily plex housing,” “parking aisle,” “parking lot,” “parking space,” and “parking stall,” as follows:

17.90.020 Definitions of specialized terms and phrases
“Multifamily housing” means a structure containing two or more dwelling units, a development of multiple structures that each contain two or more dwelling units, or a development of two or more structures each containing a single dwelling unit, located on a single property. Multifamily structures include: duplexes, triplexes, fourplexes (buildings with two, three or four dwelling units, respectively, in the same structure); apartments (five or more units in a single building); townhouse development (two or more attached dwellings where no unit is located over another unit); rowhouses; and other building types containing multiple dwelling units (for example, courtyard housing, stacked flats, etc.). Multifamily housing structures or developments may be under a single ownership with the dwelling units under rental tenancy, or the dwelling units may be individually owned and occupied, such as condominiums.
“Parking facility – Public or commercial” means parking lots or structures operated by the city, or a private entity providing parking for a fee. Does not include towing impound and vehicle storage facilities, which are instead defined under “Storage – Outdoor.”
“Driveway” means a motor vehicular way providing access between a public way and a building, parking area, lot, or structure, passenger loading zone, and/or other off-street area. A driveway may provide access to parking aisles in a parking lot or structure, but does not include parking spaces or stalls except in the case of a singlefamily home or two-unit multifamily plex (duplex) residential development. “Multifamily plex housing” means a multifamily structure(s) or development containing two to nine dwelling units.
“Parking aisle” means a motor vehicular way within a parking lot or structure that connects driveways, parking stalls, electric vehicle charging stations, and/or passenger loading zones, and provides maneuvering space for entering and exiting parking stalls.
“Parking lot” means a dedicated area for the parking of motor vehicles, accessed by one or more driveways and featuring parking spaces or stalls and parking aisles.
“Parking space” means an area dedicated for the parking of a motor vehicle. Where specified, a parking space may also refer to a bicycle parking space.
“Parking stall” means a delineated parking space within a parking lot or structure that complies with the minimum dimensions in Section 17.36.090(D) (Table 3-8) and outlined with striped lines as described in Section

17.36.090(H) and Figure 3-11.

SECTION 24: Repeal of 1990 Residential Design Criteria. The Residential Design Criteria adopted in 1990 46 of 1220
and revised in 1997 are repealed and replaced with Chapter 17.39 Objective Design Standards of the Cotati Municipal Code.

SECTION 25: Construction and severability.

It is the intent of the City Council of the City of Cotati to supplement applicable state and federal law and not to duplicate or contradict such law, and this ordinance shall be construed consistently with that intent. If any section, subsection, subdivision, paragraph, sentence, clause or phrase of this ordinance, or its application to any person or circumstance, is for any reason held to be invalid or unenforceable, such invalidity or unenforceability shall not affect the validity or enforceability of the remaining sections, subsections, subdivisions, paragraphs, sentences, clauses or phrases of this ordinance, or its application to any other person or circumstance. The City Council of the City of Cotati hereby declares that it would have adopted each section, subsection, subdivision, paragraph, sentence, clause or phrase hereof, irrespective of the fact that any one or more other sections, subsections, subdivisions, paragraphs, sentences, clauses or phrases hereof be declared invalid or unenforceable.

SECTION 26: Effective date.

This ordinance shall take effect thirty (30) days after its adoption pursuant to the California Government Code.

SECTION 27: Publication. The city clerk shall cause this ordinance to be published and/or posted as required in Section 36933 of the California Government Code.

IT IS HEREBY CERTIFIED that the foregoing ordinance was duly adopted at a regular meeting of the City Council of the City of Cotati held on August 27, 2024, by the following vote, to wit:

RESULT:

MOVER:

SECONDER:

AYES:

Approved:

Mayor
Attest:

Kevin Patterson, Deputy City Clerk
Approved as to form:

City Attorney
This document is a true and correct copy of Ordinance Number ### and has been published or posted pursuant to law. California Government Code § 40806
Kevin Patterson, Deputy City Clerk
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Changes to draft ordinance based on Council comments at July 9, 2024 meeting:
.

SECTION 16: Amendment to the Cotati Municipal Code. Chapter 17.39 is amended as follows:

17.39.030 Multifamily objective residential design standards.

6. Street and driveway widths shall not exceed the minimum widths established by the city or fire district.

17.39.040 Multifamily plex objective residential design standards.

4. The maximum width of each multifamily plex building along its front facade is fifty feet. Any building facade facing a street, public park, or publicly accessible outdoor space shall incorporate a horizontal offset for every fifty feet of continuous building wall length with a minimum depth of thirty-six inches.

7. Driveway and parking aisle widths shall not exceed the minimum widths established by the city or fire district.

D. Accessory Elements. The intent of accessory elements standards is to ensure that certain accessory uses are provided and appropriately screened.

5. Refuse Containers.
a. FourSix units or less may be served by individual or shared refuse containers, which must fit either in garage(s) or into a special enclosure(s).
b. Projects of fiveseven units or more shall provide dumpsters for garbage collection within a roofed enclosure.
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17.39.050 Single family objective residential design standards.

SECTION 21: Amendment to the Cotati Municipal Code. Section 17.62.020 Table 6-1 is amended as follows:

17.60.020 Authority for land use and zoning decisions.

Table 6-1 identifies the review authority as responsible for reviewing and making decisions on each type of application required by this land use code.

Table 6-1
Planning Permit Review Authority
Role of Review Authority(1)
Type of Decision
Applicable
Land Use Code
Section
Design Review
Administration Director Planning Commission City Council Administrative and Legislative
Interpretation 17.12 Decision(2) Appeal Appeal
Development Agreement 17.66 Recommend Recommend Decision General Plan Amendment Recommend Recommend Decision
Specific Plan Recommend Recommend Decision
Zoning Map Amendment Recommend Recommend Decision
Land Use Code Amendment Recommend Recommend Decision
Planning Permit/Development Approval
Preapplication Conference 17.60.040(A) Feedback
Zoning Clearance 17.62.020 Decision Appeal Appeal
Minor Use Permit (MUP) 17.62.050 Decision(2) Appeal Appeal Use Permit (UP) 17.62.050 Recommend Decision Appeal
Minor Variance 17.62.060 Decision(2) Appeal Appeal
Variance 17.62.060 Recommend Decision Appeal
Design Review – Single
family dwelling or two-unit
multifamily plex (duplex)
structure

17.62.040 Decision Appeal Appeal
Design Review – All other
projects

17.62.040 Recommend Recommend Decision Appeal
Limited Term Permit 17.62.030 Decision Appeal Appeal
Sign Permit or Master Sign
Plan

17.38.030 Recommend Decision Appeal Appeal
Master Sign Plan 17.38.030 Recommend Decision Appeal Appeal Tree Permit – Developed
parcel

17.54 Decision Appeal
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Appeal
Role of Review Authority(1)
Type of Decision
Applicable
Land Use Code
Section
Design Review
Administration Director Planning Commission City Council Tree Permit – Undeveloped
parcel

SECTION 220: Amendment to the Cotati Municipal Code. Sections 17.62.040 (C), (E)(1), (E)(2), and (F) are amended as follows:

17.62.040 Design review.

C. Review Authority. The director shall have the authority for design review for a single-family dwelling or a twounit multifamily plex structure (duplex) on one lot, that is not being constructed in conjunction with threewo or more dwellings in the same subdivision by the same applicant or developer. Design review for all other projects shall be by the commission, based on a recommendation from design review administration, or as necessary by the director, for project approval, approval with modifications, or denial.

E. Design Review Procedure. When design review is required by this section, preliminary and final design review shall be obtained as follows, prior to the issuance of a building permit:

FARMERS MARKETS - DOWNTOWN SHOP AND STROLL
HOLIDAY EVENT IN DOWNTOWN COTATI.

Date: August 27, 2024
Written by: Ashley Wilson, Recreation Manager
Recommendation
It is recommended that the City Council adopt a resolution approving the 2024 Agricultural Community Events Farmers Markets Downtown Shop and Stroll Holiday Event in Downtown Cotati.

Background
Agricultural Community Events Farmers Markets is a 501(c)(5) non-profit company which operates several farmers' markets in the region. It currently operates markets in Santa Rosa, Marinwood, Glen Ellen, Rohnert Park, Petaluma, Downtown Novato, Fairfax, and has been operating the market here in Cotati for the past eleven years. They have also been operating the Cotati Downtown Shop and Stroll event since 2017, which has grown in success over the years and become a local tradition among the community. Agricultural Community Events Farmers Markets has proposed this year’s Shop & Stroll event format to be very similar to that of past years and will host many of the same vendors. A full description of event operations and a map of activities are attached to the resolution as Exhibit B. This year’s proposed event will be on Saturday, December 7, 2024.

Analysis/Discussion
As requested and approved in prior years, Agricultural Community Events Farmers Markets has again requested a street closure of Old Redwood Highway from East Cotati Avenue to Charles and Henry Street and the closure of the two side streets of La Plaza between East Cotati Avenue and West Sierra Avenue. It is not expected that this will significantly impact traffic, as both 51 of 1220
Charles and Henry remain open for residents and businesses, and regional traffic diversion continues as in previous years with the closure of Old Redwood Highway.

The event in downtown Cotati on Old Redwood Highway will be free of charge to enter and is family friendly, taking place from 11:00am until 5:00pm. Street closures have been requested from 7:30am - 6:30pm to allow for set-up and clean-up. The event will include amplified music, vendors selling goods, food, and beverages (including sales of beer and wine from current Cotati businesses with ABC compliant establishments), as well as visits with Santa and a petting zoo.

The prior years’ event received positive reviews from the downtown businesses that City staff spoke with.

The exhibits attached to the resolution describe the street closures and parking restrictions necessary to allow for the orderly movement of vehicle and pedestrian traffic during street closures. City staff will place the no parking signs along Old Redwood Highway the morning of the event.

The street closure signs will also be placed by the City’s Public Works Department on the day of the event. Agricultural Community Events Farmers Markets has reviewed the insurance requirements and has indicated that they can provide adequate insurance. A Condition of Approval has been included which requires proof of insurance be supplied to the City before the event.

Financial Considerations
Agricultural Community Events Farmers Markets has requested fee waivers and City support for staff time. In accordance with the Park Use and Special Event Policy regarding fee waiver requests, staff recommends that these costs be partially waived by 50%, as this event is a free community event offered by a non-profit organization, is a significant annual event, and will increase the number of visitors to the City. The event would provide increased opportunities to promote economic development and increase sales tax revenue. Total costs and waivers would be as follows:
• Street Closure Fee: $1873 (reduced by 50% to $936.50) • Special Event Permit Fee: $186 (reduced by 50% to $93) • Staff Time - 6 hours, estimated cost $1116 (reduced by 50% to $558) • Refundable deposit of $500 prior to the event (not subsidized).

The total cost of the waivers and staff time is $1,587.50 and would be funded by the City Councils Contributions Account.

Environmental Issues
This action is exempt from the California Environmental Quality Act (CEQA) because it is not a project which has a potential for resulting in either a direct physical change in the environment, or a reasonably foreseeable indirect physical change in the environment, pursuant to CEQA Guideline section 15378.
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RESOLUTION NO. (XX)
APPROVING 2024 AGRICULTURAL COMMUNITY EVENTS FARMERS

MARKETS - DOWNTOWN SHOP AND STROLL HOLIDAY EVENT
WHEREAS, Agricultural Community Events Farmers Markets submitted applications to the City for the Downtown Shop and Stroll Holiday event on August 13, 2024; and WHEREAS, California Vehicle Code Section 21101(e) authorizes temporary street closures where certain conditions exist; and
WHEREAS, it will be necessary to temporarily close certain streets, as described in the Exhibits attached, to facilitate this event and improve pedestrian safety; and WHEREAS, the closure is necessary for the safety and protection of persons who are to use that portion or portions of the street(s) during the temporary closing; and WHEREAS, the Chief of Police of the City of Cotati will arrange for temporary street closure and traffic re-routing, which would minimize the traffic hazard conditions and allow for orderly movement of traffic; and
WHEREAS, the Chief of Police will contact the Rancho Adobe Fire Protection District, ambulance service providers, bus service providers, and others who may need ingress, egress, or the ability to traverse the affected area and will reasonably provide for their needs; and WHEREAS, the City Council finds that these events are part of a comprehensive economic development strategy in that they increase visitation to the City, promote the Cotati community and result in increased sales tax revenues; and WHEREAS, the City Council approves the waived staff costs, permit fees and street closure fees of an amount not to exceed $1,587.50 as funded by the City General Fund; and WHEREAS, the City Council further finds that the health, safety, and welfare of the citizens of the City of Cotati will not be jeopardized by the approval of these events; and WHEREAS, it will be necessary to conform to certain conditions as described in “Exhibit A,” attached hereto, to facilitate this event; and WHEREAS, the action of approving a Downtown Shop and Stroll event does not constitute a project as defined by California Environmental Quality Act Guidelines Section 15378; therefore, no further environmental review is required.

NOW THEREFORE BE IT RESOLVED by the City Council of the City of Cotati as follows:

1. The above recitals are declared to be true and correct and are incorporated herein as findings of the City Council.
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2. The City Council hereby approves of a portion of the special event permit and street closure fees and staff time associated with road closures to be funded by the City’s General Fund.

3. The temporary closure of portions of Old Redwood Highway from La Plaza to Page Street on December 7, 2024, between 7:30am and 6:30pm, is hereby approved.

4. Amplified music, the sales of goods, food, and beverages, and other Downtown Shop and Stroll activities as described in the accompanying staff report, is hereby approved.

5. The Conditions of Approval, attached as Exhibit A to this resolution, are hereby approved.

6. This Resolution shall become effective immediately.

7. Each portion of this resolution is severable. Should any portion of this resolution be adjudged to be invalid and unenforceable by a body of competent jurisdiction, then the remaining resolution portions shall be and continue in full force and effect, except as to those resolution portions that have been adjudged invalid. The City Council of the City of Cotati hereby declares that it would have adopted this resolution and each section, subsection, clause, sentence, phrase and other portion thereof, irrespective of the fact that one or more section, subsection, clause, sentence, phrase or other portion may be held invalid or unconstitutional.

IT IS HEREBY CERTIFIED that the foregoing resolution was duly adopted at a regular meeting of the City Council of the City of Cotati held on August 27, 2024, by the following vote, to wit:

CONDITIONS OF APPROVAL
Agricultural Community Events Cotati Shop and Stroll Event 2024

1. The applicant shall provide the City with evidence of the proper insurance 30 days prior to the event.

2. The City of Cotati shall arrange for trash, recycling, and compost bins to be delivered and collected.

3. The applicant shall ensure the public facilities (public spaces, parking spaces, and streets) are cleaned and returned to pre-event condition by 6:30 pm on the night of the event. This includes the removal of any chalk or tape used to mark vendor spaces. Spray paint and drilling of holes in any concrete or asphalt roadway or sidewalk area is strictly prohibited.

4. The event shall be carried out as described in the written descriptions submitted by the applicant and in compliance with these Conditions of Approval.

5. The applicant shall provide evidence of the proper Department of Alcoholic Beverage Control (ABC) license as well as evidence of server training. The City authorizes the sale and consumption of beer and wine only.

6. The applicant shall provide the City with a map of the event no later than 7 days prior to each event date.

7. The applicant shall obtain the required permits and follow all regulations from the Sonoma County Environmental Health Department, and shall ensure each food vendor complies with Health Department requirements.

8. Applicant shall notify all neighboring businesses and residents of the event and street closures, no later than 14 days prior to each event date.

9. The applicant shall ensure that all vendors follow Cotati Municipal Code 8.20.030 (Prohibited food service ware and products), which bans the selling or serving of food ware that contains polystyrene foam or PFAS.

10. The applicant shall contact the Rancho Adobe Fire Protection District and comply with any permit requirements of the District.

11. The applicant shall comply with all local, state, and federal laws regarding trash, recycling, and composting collection and sorting.
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12. The organizer shall prominently feature the City of Cotati as an event sponsor on all advertising and marketing materials.
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Cotati City Council
Agenda Staff Report
Item type: CONSENT CALENDAR (ACTION)
To: City Council
Subject: Consideration and Adoption of Resolution Approving the 2024 City of Cotati Holiday Tree Lighting Ceremony
Date: August 27, 2024
Written by: Ashley Wilson, Recreation Manager
Recommendation
It is recommended that the City Council adopt a resolution approving the 2024 City of Cotati Holiday Tree Lighting Event.

Background
The Annual Holiday Tree Lighting is an event that the City of Cotati sponsors each year, bringing the community to La Plaza Park to celebrate the holiday season. Continuing this year, staff intend to incorporate crafts and other goods that vendors can sell throughout the evening, as well as food vendors and trucks, and the addition of sales of alcoholic beverages by the Cotati Chamber of Commerce.

Analysis/Discussion
Below is a summary of the event. The logistics, operation and participants are anticipated to be similar to the 2023 event, with the addition of alcohol sales by the Cotati Chamber of Commerce.

The request includes the following: 1) exclusive use of La Plaza Park; 2) closure of public streets, including parking spaces; 3) food truck and other vendor sales in the park; 4) the sale of alcoholic beverages by the Cotati Chamber of Commerce; 5) live, amplified entertainment as well as animals in the park.

Event Attendance Dates/Times
Holiday Tree Lighting 500-750 Friday, December 6th (4:00pm-8:00pm) California Vehicle Code Section 21101 (e) authorizes the temporary closing of any street for 62 of 1220
celebrations, parades, local events and other purposes when, in the opinion of local authorities having jurisdiction, the closing is necessary for the safety and protection of persons who are to use that portion of the street during the temporary closing. In this instance, the public street would be heavily used for horse and carriage rides, vendor logistics, porta-potties, and equipment, so closure would be in the best interest of public safety. The Police Department will notify the appropriate public and emergency response agencies of the closures.

The Holiday Tree Lighting is a yearly event that brings many children and adults together. The event will begin at 4:00 pm with vendors selling items in the park. Participants will then enjoy multiple activities and events in La Plaza Park, including amplified live entertainment, horse and carriage rides, visits with Santa, and the lighting of the tree. Exclusive use of La Plaza Park, the Bandstand, and La Plaza from Old Redwood Highway to West Sierra Avenue, including parking spaces from 8:00am through 10:00pm to allow for set-up, breakdown, and clean-up, is requested. To maximize the safety of those attending, the Police Department would need to temporarily close La Plaza Street from Old Redwood Highway to West Sierra Avenue from 12:00 pm through 10:00 pm.

A Condition of Approval has been included which requires the California Department of Alcohol and Beverage Control to approve the temporary permit to allow for the sale of alcohol to be supplied to the City before the event.

Financial Considerations
This event is widely marketed and has increased the number of visitors to the City. The increased visitation is evidenced at the event and local businesses. The event provides increased opportunities to promote economic development and increased sales tax revenue. Financial considerations for the City would be expenditure of about $14,724 in staff costs accommodated in the FY 24-25 budget. The staff costs are comprised of Recreation staff ($6,726) and Public Works staff ($7,998) and are broken out below.

Staff Time - 98 hours, estimated cost $14,724
• Recreation Staff prep work & day of event – 55 hours
• Install/Remove tree and lights in La Plaza Park – 41 hours • Install/Remove overhead banner at Old Redwood Highway – 2 hours Environmental Issues
This action is exempt from the California Environmental Quality Act (CEQA) because it is not a project which has a potential for resulting in either a direct physical change in the environment, or a reasonably foreseeable indirect physical change in the environment, pursuant to CEQA Guideline section 15378.
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RESOLUTION NO. (XX)
APPROVING 2024 HOLIDAY TREE LIGHTING EVENT
WHEREAS, the City of Cotati sponsors an annual Holiday Tree Lighting event, traditionally held in La Plaza Park; and
WHEREAS, California Vehicle Code Section 21101(e) authorizes temporary street closures where certain conditions exist; and
WHEREAS, it will be necessary to temporarily close certain streets, as described in this resolution and Exhibit “A,” to facilitate this event; and WHEREAS, the closure is necessary for the safety and protection of persons who are to use that portion or portions of the street(s) during the temporary closing; and WHEREAS, the Chief of Police of the City of Cotati will arrange for temporary street and lane closure and traffic re-routing, which would minimize the traffic hazard conditions and allow for orderly movement of traffic; and
WHEREAS, the Chief of Police will contact the Rancho Adobe Fire Protection District, ambulance service providers, bus service providers, and others who may need ingress, egress, or the ability to traverse the affected area and will reasonably provide for their needs; and WHEREAS, the City Council finds that this event is part of a comprehensive economic development strategy by the City of Cotati in that it increases visitation to the City, promotes the Cotati community and results in increased sales tax revenues; and WHEREAS, the City Council further finds that the health, safety, and welfare of the citizens of the City of Cotati will not be jeopardized by the approval of this event; and WHEREAS, it will be necessary to conform to certain conditions as described in “Exhibit A,” attached hereto, to facilitate this event; and WHEREAS, the event organizers have been conditioned to provide evidence of their serve alcohol responsibly and in conformance with all rules and regulations of the California Department of Alcoholic Beverage Control and conditioned to return the park and streets to their prior condition of cleanliness and repair as set forth in Exhibit “A” attached hereto; and WHEREAS, the action of approving a Holiday Tree Lighting event does not constitute a project as defined by California Environmental Quality Act Guidelines Section 15378; therefore, no further environmental review is required.

NOW THEREFORE BE IT RESOLVED, by the City Council of the City of Cotati as follows:

1. The above recitals are true and correct and are incorporated herein by reference. 64 of 1220

2. The closure of La Plaza Park for use for the Holiday Tree Lighting on Friday, December 6, 2024, between 8:00 am and 10:00 pm is hereby approved, to include amplified music, vendor and food truck sales, and other activities as described in the accompanying staff report.

3. The temporary closure of portions of La Plaza Street, between Old Redwood Highway and West Sierra Avenue on December 6, 2024, between the hours of 12:00pm and 10:00pm is hereby approved.

4. The use of staff time and City Funds for the Holiday Tree Lighting, as further described in the accompanying staff report, is hereby approved.

5. The Conditions of Approval, attached as Exhibit A to this resolution, are hereby approved.

IT IS HEREBY CERTIFIED that the foregoing resolution was duly adopted at a regular meeting of the City Council of the City of Cotati held on August 27, 2024, by the following vote, to wit:

CONDITIONS OF APPROVAL

HOLIDAY TREE LIGHTING

1. The City of Cotati shall ensure the public facilities (park, parking spaces and streets) are cleaned completely and returned to pre-event condition within 48 hours of the event.

2. The event shall be carried out as described in the written descriptions submitted by the applicant, approved by the City Council, and in compliance with these Conditions of Approval.

3. The City of Cotati is granted exclusive use of La Plaza Park, including closure of all public streets and parking spaces necessary to accommodate the event on Friday, December 6 th
, 2024, from 8:00am to 10:00pm for the event. This approval includes amplified live entertainment, food and vendor sales, and closure of La Plaza Street between Old Redwood Highway and West Sierra Avenue between 12:00pm-10:00pm.

4. The City of Cotati shall arrange for trash, recycling, and compost bins to be delivered and collected.

5. The applicant shall provide evidence of the proper Department of Alcoholic Beverage Control (ABC) license as well as evidence of server training.

6. The City of Cotati shall adhere to the following approved event area:
o La Plaza Park
o La Plaza from West Sierra Avenue to West Cotati Avenue 66 of 1220
Cotati City Council
Agenda Staff Report
Item type: CONSENT CALENDAR (ACTION)
To: City Council
Subject: CONSIDERATION AND ADOPTION OF RESOLUTION TO
UPDATE SEPTEMBER 2024 MOVIE IN THE PARK EVENT IN

LA PLAZA PARK
Date: August 27, 2024
Written by: Ashley Wilson, Recreation Manager
Recommendation
It is recommended that the City Council adopt a resolution approving the updated 2024 City of Cotati September Movie in the Park to include a Food Festival event in La Plaza Park; authorizing the temporary street closure of La Plaza and the sales of food, goods and services, and alcohol by vendors and food trucks.

Background
On April 9, the City Council approved the 2024 Summer Movies in the Park, which included the Cotati Car Show during the September 21 Movie. After last year’s challenge of getting participation in the car show and having the same challenge this year, if authorized by the City Council, the City will replace the car show by bringing a new event to Cotati with the Grub in the Hub Food Festival.

Analysis/Discussion
Below is a summary of the events. Request includes the following: 1) exclusive use of La Plaza Park; 2) closure of public streets, including parking spaces; 3) sale of food and other items by vendors and food trucks and tickets to ride a jump house and potentially other attractions; 4) alcohol sales provided by the Cotati Chamber of Commerce or other nonprofit organization; 5) amplified entertainment as well as dogs in the park.

Event Attendance Date/Time (including set-up)
Movies in the Park/
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Grub in the Hub Food Festival 250 Saturday, September 21st 12:00 pm – 11:00 pm
California Vehicle Code Section 21101 (e) authorizes the temporary closing of any street for celebrations, parades, local events and other purposes when, in the opinion of local authorities having jurisdiction, the closing is necessary for the safety and protection of persons who are to use that portion of the street during the temporary closing. In these instances, the public street would be heavily used for food vendors and vehicles, so closure is in the best interest of public safety. The Police Department will notify the appropriate public and emergency response agencies of the closures. In order to maximize the safety of those attending, the Police Department would need to temporarily close La Plaza between West Sierra Avenue and West Cotati Avenue.

On September 21st, the City will offer their first Grub in the Hub Food Festival prior to the Movie in the Park, as a goodbye to summer. This new event will welcome all to attend for free, with food and other items available for sale by vendors and live entertainment on stage in the park during the food festival. A fee will be collected by vendors to be at the event. A limited number of free vendor booth spaces will be reserved for Cotati businesses to encourage local participation. The movie in the park following the food festival will be projected on a screen near the bandstand and continue to be free to all to attend. The event will end after the movie with cleanup and staff ensuring safe exit from the park. Amplified entertainment will cease no later than 11 pm.

Financial Considerations
The estimated total cost to the City is $11,600 for a combination of staffing and supplies for all three Movie in the Park events which were approved at the April 9 City Council meeting.

Additional costs of up to $4,000 are being considered for live music and entertainment during the event, which is included in the current fiscal year 2024/25 budget. However, the Recreation Department has a goal to offset this added fee with event sponsors and vendor fees collected for the event.

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF COTATI
APPROVING THE 2024 CITY OF COTATI SEPTEMBER MOVIE IN THE PARK AND FOOD FESTIVAL EVENTS IN LA PLAZA PARK.

WHEREAS, the City Council approved the 2024 Movies in the Park and Car Show events on April 9, 2024; and
WHEREAS, the City desires to replace the Cotati Car Show with the community Grub in the Hub Food Festival during the September Movie in the Park event; and WHEREAS, California Vehicle Code Section 21101(e) authorizes temporary street closures where certain conditions exist; and
WHEREAS, it will be necessary to temporarily close certain streets, and conform to certain conditions as described in “Exhibit A,” attached hereto, to facilitate this event; and WHEREAS, the closure is necessary for the safety and protection of persons who are to use that portion or portions of the street(s) during the temporary closing; and WHEREAS, the Chief of Police of the City of Cotati will arrange for temporary street closure and traffic re-routing, which will minimize the traffic hazard conditions and allow for orderly movement of traffic; and
WHEREAS, the Chief of Police will contact the Rancho Adobe Fire Protection District, ambulance service providers, bus service providers, and others who may need ingress, egress, or the ability to traverse the affected area and will reasonably provide for their needs; and WHEREAS, the City Council finds that this event is part of a comprehensive community development strategy by the City of Cotati in that it increases visitation to the City, promotes the Cotati community; provides opportunity for police-community partnerships; and WHEREAS, the action of approving a Movie in the Park and Food Festival event does not constitute a project as defined by California Environmental Quality Act Guidelines Section 15378; therefore, no further environmental review is required.

NOW THEREFORE BE IT RESOLVED, by the City Council of the City of Cotati as follows:

1. The above recitals are true and correct and are incorporated herein by reference.

2. The closure of La Plaza Park for use for the Movie in the Park and Food Festival events on Saturday, September 21, 2024, between 12:00pm and 11:00pm, are hereby approved, to include amplified entertainment, food, goods, and alcohol sales, and other activities as described in the accompanying staff report. 69 of 1220

3. The temporary closure of portions of La Plaza Street during the above date and times is hereby approved.

4. The use of staff time and City Funds for the Movie in the Park and Food Festival events, as further described in the accompanying staff report, is hereby approved.

IT IS HEREBY CERTIFIED that the foregoing resolution was duly adopted at a regular meeting of the City Council of the City of Cotati held on August 27, 2024, by the following vote, to wit:

CONDITIONS OF APPROVAL

MOVIES IN THE PARK AND FOOD FESTIVAL EVENTS

1. The City of Cotati shall ensure the public facilities (park, parking spaces and streets) are cleaned completely and returned to pre-event condition within 24 hours of each event.

2. The event shall be carried out as described in the written descriptions submitted by the applicant, approved by the City Council, and in compliance with these Conditions of Approval.

3. The City of Cotati shall arrange for trash, recycling, and compost bins to be delivered and collected.

4. The City of Cotati is granted exclusive use of La Plaza Park, including closure of all public streets and parking spaces necessary to accommodate the events on Saturday, September 21 st
,
2024, between 12:00pm and 11:00pm. This approval includes amplified live entertainment and food, goods, and alcoholic drink sales.

5. The City of Cotati shall adhere to the following approved event area:
o La Plaza Park
o La Plaza from West Sierra Avenue to West Cotati Avenue 71 of 1220
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 126-

UNIT MULTIFAMILY MIXED-USE DEVELOPMENT ON A

5.62-ACRE PROPERTY LOCATED AT 7515 ALDER AVENUE
AND 8145 GRAVENSTEIN HIGHWAY (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: August 27, 2024
Written by: Autumn Buss, Associate Planner
Recommendation
The Planning Commission and staff recommend 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 multifamily mixed-use development of 126 apartments and 2,250 square feet of commercial space on a 5.62 acre property located at 7515 Alder Avenue and 8145 Gravenstein Highway (SR-116).

I. Project Overview
The proposed Project, located at 7515 Alder Avenue and 8145 Gravenstein Highway (California State Route (SR)116), is a multifamily mixed-use development consisting of two residential buildings containing 126 apartments, a third building containing 2,250 square feet of gross commercial floor area, common open space and amenities, a woonerf, frontage improvements, parking, landscaping, and ancillary improvements. Thirteen units will be reserved for very lowincome 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 72 of 1220
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 February 23, 2023.

Figure 1. Site Plan
II. Background
The Project site is located at the northwest corner of Alder Avenue and SR-116. On November 12, 2019, the City adopted an Initial Study/Mitigated Negative Declaration (IS/MND) for a proposed project on this site. The scope of the 2019 project included a text amendment to Section 17.22.020 of the Land Use Code to allow Residential Care Facilities for the Elderly (RCFE) within the Commercial, Gravenstein Corridor (CG) Zoning District, subject to the approval of a Use Permit; construction of an Assisted Living Facility, Memory Care Facility, and commercial building; a commercial cannabis permit to operate the dispensary; a lot line 73 of 1220
adjustment; and frontage improvements along SR-116 and Alder Avenue.

A total of 7,822 sf of commercial space and ancillary improvements including parking, landscaping, and lighting occupy the southernmost portion of the project site. The balance of the project site remains mostly undeveloped as the Residential Care Facilities for the Elderly was never constructed. This northern area of the site is primarily open field, with a small existing vacant house with auxiliary structures, overhead power poles and utilities, existing wells, and 41 trees, including native oak species, which are scattered across the site with the majority along the west side of the property and are intended to be preserved.

The Project applicant submitted a complete SB 330 application for the currently proposed multifamily mixed-use Project on February 23, 2023, which established the Project’s “vesting date” for all development standards and impact fees identified in the City’s adopted Fee Schedule.

A neighborhood meeting to present the Project concept and receive comments from the community was held by the City on November 13, 2023. Notices of the meeting were mailed to addresses within 500 feet of the Project site and including the nearby Cottages community and residential addresses on off W. Cotati Avenue and Gilman Ranch Road. There was one attendee, a resident of The Cottages, at the neighborhood meeting.

The applicant submitted a complete application for Preliminary Design Review, Environmental Review, and a Tree Removal Permit on March 5, 2024.

III. Project Description
Project Location
The Project site is located at the northwest corner of the intersection of SR-116 and Alder Avenue and includes two contiguous parcels (APNs 144-040-011 and 144-040-021). The site is bounded by SR-116 to the south, Alder Avenue to the east, an undeveloped parcel and a vehicle storage yard to the north, and Cotati Large Animal Hospital and Cotati Small Animal Hospital to the west. The southern parcel is developed with 7,822 square feet of commercial space, currently occupied by Acre Pizza and Jane Dispensary, and a 44-space parking lot. 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. A 177-unit multifamily mixed-use development, Cotati Village 1, is proposed by the same applicant for the vacant property directly across Alder Avenue from the subject Project site, and has already received its entitlements. 74 of 1220
Figure 2. Vicinity Map
Project Site Design
The proposed Project is comprised of a mixed-use development consisting of two four-story residential buildings containing 126 dwelling units, a one-story building containing 2,250 square feet of gross commercial floor area intended to operate as a café, common open space and amenities, a woonerf, frontage improvements, parking, landscaping, and ancillary improvements.

The Project would include 46 one-bedroom units, 64 two-bedroom units, and 13 three-bedroom units, ranging in floor area from 702 square feet to 1,230 square feet. Residential Building A, containing 59 units, would be oriented north-south along the western side of the property, and Building B, containing 67 units, would be oriented east-west toward the northern side of the property. The new commercial building would be located to the southeast of the residential buildings. A landscaped common open space area would be located immediately to the south of Building B, with the ground floor units in that building having individual direct access from patios into the open space. A one-way driveway, entering from the north side of the property from Alder Avenue and exiting from the south side to Alder, would provide access to the units and parking in a loop through the development. The driveway would transition to a woonerf that passes between the common open space and the café before exiting to Alder.

The central common open space would feature a playground; an oak grove with seating areas, an existing heritage Valley Oak to be preserved, and additional Valley Oaks planted as mitigation for trees proposed to be removed elsewhere on the site; a lawn area; pedestrian paths leading to the woonerf, new café space, and the existing commercial uses to the south site; and a number of trees planted along the periphery. The development would also feature a smaller playground and seating area to the south of Building A.
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As part of the Project, a Class I multi-use path would be constructed along the SR-116 frontage from Alder Avenue to the western property line. Another Class I multi-use path is proposed for the western edge of the site, from the northern property line to connect with the Class I path on SR-116, consistent with the City’s adopted Active Transportation Plan (ATP). The Project will also install new on-street parking, sidewalk, street trees, street lights, and a bike lane on Alder Avenue. The City’s General Plan calls for a cul-de-sac on Alder at SR-116 in the future, and the Project reserves land for that purpose. The Project also includes a dedication of land along the west side of the property for a future north-south street that is also envisioned by the General Plan.

Architecture
The architectural design of the Project’s residential buildings would incorporate contemporary craftsman style elements. Both buildings would be four stories in height with low pitched roofs and exposed beam elements. The rectangular building form of the two 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. Ground-floor dwelling units would feature a wooden fence to delineate private space.

The new commercial building would echo the architectural design of the existing commercial building along SR-116 of the, with a flat roof and parapet, large windowpanes, and glazed entry doors on the east elevation facing Alder Avenue.

Figure 3: Project Rendering
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Site Access and Circulation
The residential portion of the project will feature a one-way loop driveway that will be entered from the northern end of the property from Alder Avenue and transition to a woonerf between the residential common open space and the new commercial building in the southeast portion of the site, before exiting to Alder. The residential driveway and woonerf will only be for residential auto traffic. The new commercial building, intended to be a café, would be accessed by auto via the separate driveway from Alder Avenue near SR-116 that serves the existing commercial development on the site. The residential driveway would be 26 feet wide on its north and west sections and 24 feet side on its southern section. The woonerf would be 42 feet wide total with a minimum 20-foot-wide clear path of travel. The driveways and woonerf will accommodate emergency vehicle access, with the wider portions facilitating access adjacent to the residential buildings.

Although auto traffic will enter the Project directly from and exit directly to Alder Avenue, there are a few different scenarios for traffic circulation beyond that point, including south on Alder to SR-116, north on Alder to Helman Lane, across Alder to a future Batchelor Lane to connect to the future realigned and signalized W. Cotati Avenue-SR-116 intersection, and a potential future cul-de-sac on Alder at SR-116. These are discussed below in the Land Use and Planning Considerations section.

Pedestrian and bicycle access would be accommodated throughout the Project site via new Class I pedestrian and bicycle paths proposed along the SR-116 frontage and along the western side of the Project site. Pedestrian access would be further accommodated with a new 7-foot sidewalk along the site frontage of Alder Avenue, proposed internal walkways throughout the site and around the residential buildings and community spaces, and the proposed woonerf bridging the commercial and residential portions of the Project.

Parking
The Project would provide a total of 195 off-street auto parking spaces, including 153 new spaces for the residential portion, and 44 existing spaces located in the existing commercial parking lot. Of the new parking spaces, 75 would be covered with carports. The new parking spaces would be primarily located near the residential units along the loop driveway through the development, although 6 of the spaces would be located in the woonerf. The Project would also provide 9 new on-street parking spaces on Alder Avenue, which the applicant is proposing to count toward the off-street parking requirement and would bring the number of parking spaces provided by the Project to 206. Parking for the new commercial building would be accommodated by the existing commercial parking on the property. Eight of the new spaces would be ADA parking spaces, and 3 of the existing commercial parking spaces are ADA. The project also proposes 5 motorcycle parking spaces, and 43 bicycle parking spaces.

Woonerf
As required by the City’s Land Use Code, the Project would feature a woonerf on a portion of the driveway. The woonerf would be approximately 133 feet in length and provide a pedestrianoriented zone between the future café and the residential common open space area, essentially 77 of 1220
functioning as an extension of the open space. The woonerf would feature a meandering path of travel for motorized and non-motorized vehicles, with landscape and seating bulb-outs to slow traffic. The total width of the woonerf would be 42 feet, with the area provided for motor vehicle travel and emergency vehicle access being 20 feet wide. The woonerf will be intersected by three pedestrian walkways between the commercial and residential portions of the development.

Colored and textured paving, signage, a posted 8-mph speed limit, pedestrian-scale lighting, landscaping, seating, and traffic calming at the entrance to slow motor vehicles will make the woonerf a safe and welcoming space for pedestrians. The woonerf would also include 6 auto parking spaces. Full design details for the woonerf, as described in the attached Conditions of Approval, will be a part of the Final Design Review process for the Project.

Landscaping, Trees, 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, along the woonerf, within the common open space courtyard, and along the Project frontage on Alder Avenue. New street trees will be planted along Alder Avenue, as well. 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.

The undeveloped portion of the Project site features 41 existing trees over 6 inches in diameter, the majority of which are Valley Oaks located along the western side of the site. The Project proposes to preserve 36 of these trees. Trees proposed to be removed to accommodate the development, which requires approval of a Tree Removal Permit, include three heritage Valley Oaks, one Redwood, and one Mexican Fan Palm. The proposed removal of heritage oak trees requires that the Tree Removal Permit be approved by the City Council. Per the replacement criteria set forth in CMC Section 17.54.050, a total of 55 Valley Oaks and 16 trees of other varieties would be required as mitigation trees. The Project proposes to incorporate 24 of the mitigation Valley Oaks on-site, including plantings in an oak grove in the central common open space that will be centered on a preserved heritage Valley Oak. An in-lieu payment of $300 per tree will be made to the City’s tree mitigation fund for the balance of 31 mitigation Valley Oaks that cannot be accommodated on the project site due to space constraints. The 16 remaining mitigation trees for the removal of the Redwood and Mexican Fan Palm would be placed on-site.

In total, 138 new trees are to be planted as part of the Project per the landscaping plans.

Proposed lighting includes 11-foot-tall street lighting on Alder Avenue in the City’s decorative street light standard, 14-foot-tall overhead street lighting placed throughout parking areas and the woonerf, and 10-foot tall lighting along the Class I multiuse path along the western side of the Project. LED bollard lighting fixtures of 3.5 feet high are proposed throughout the site in pedestrian walkways between buildings and in the central open space. 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 to the Project would be accommodated via the installation of new water laterals that would connect the new buildings to the existing 10-inch water line within Alder Avenue. 78 of 1220
Four fire hydrants are proposed throughout the Project site and two on Alder Avenue along the project frontage, to be served by new water connections.

Wastewater
Wastewater would be accommodated via the installation of new sanitary sewer laterals that would connect to the existing 10-inch sanitary sewer main within SR-116. The new sanitary sewer lines would collect wastewater generated onsite and convey flows through the existing sanitary sewer system to the wastewater processing plant for treatment.

Solid Waste
Two covered solid waste enclosures serving the residential buildings are proposed along the north property line. Each enclosure would include four dumpsters: One for trash/landfill materials, one for recyclable materials, one for organic material, and one for either landfill or recycling, depending on demand. The enclosures would be enclosed by 6-foot-high concrete masonry unit walls with metal gates and screened on the back and sides by landscaping. The new commercial space will utilize the existing solid waste enclosure for the existing commercial businesses.

Storm Drainage Infrastructure
Onsite runoff will flow overland to a series of proposed Low Impact Development Best Management Practices (LID BMP’s) with underground volume capture to provide treatment before entering the underground drainage system. Runoff from the west half of Alder Avenue will first enter tree wells with volume capture through curb openings. In addition to removing pollutants, these features will also reduce the amount of runoff by capturing and infiltrating storm water on-site in underground volume capture before entering the storm drain. All landscape-based LID BMPs will have overflow inlets 3 inches above the flowline to adequately intercept and capture trash and particles as small as 100 microns.

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 two existing structures (a single-family residence and detached garage), vegetation, and five trees, including three heritage native oaks, and two abandoned wells and a well house.

The project proposes to cut approximately 1,420 cubic yards of earth and require approximately 2,370 cubic yards of fill that would disturb approximately 4 acres of 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 and water trucks. All material and equipment would be staged on-site or, through issuance of an encroachment permit, at abutting rights-ofway. 79 of 1220
Biological Resources
A total of 3.64 acres of the Project site is considered potentially suitable habitat for the California Tiger Salamander (CTS). The Project will be conditioned to require an Incidental Take Permit (ITP) or a Consistency Determination from California Department of Fish and Wildlife prior to commencing grading or site work and to secure CTS mitigation credit from an approved Conservation Bank at a ratio of 2:1.

In addition, construction of the proposed project will result in the fill of 0.06 acre of jurisdictional seasonal wetland regarded as waters of the U.S. and State subject to regulation by the U.S. Army Corps of Engineers and the Regional Water Quality Control Board (RWQCB).

Accordingly, credits from a US Army Corps of Engineers- and RWQCB-approved wetland mitigation bank shall be purchased by the applicant at a ratio of no less than 1:1 to compensate for the loss of waters of the U.S. and State. The Project will also be required to purchase vernal pool conservation credits for impacts to suitable Sebastopol meadowfoam habitat at a 1.5:1 ratio.

IV. 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 consistent 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 CI 1.3: Establish a minimum motor vehicle Level of Service (LOS) standard of LOS D at intersections.
• 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 80 of 1220
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 (SDBL) is designed to encourage the development of affordable housing by granting favorable development requirements in exchange for building deed-restricted affordable units.

The Project site is in the CG zoning district which allows for 15 units per acre. This would normally restrict the number of units to 84 units on a 5.62-acre project area (5.62 x 15= 84). The applicant is proposing to build those 84 units but also restrict 13 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 (42 additional units). This equates to 126 units (84 + 42 = 126 units), which is the current unit count proposed.

The SDBL grants further rights to density bonus projects, including prescribed (reduced) parking ratios and concessions and waivers from City development standards.

The SDBL states that a city or county shall not require an auto parking ratio the exceeds the 81 of 1220
following ratios:
• Zero to one bedroom: one onsite parking space (Project: 46 units proposed) • Two to three bedrooms: one and one-half parking spaces (Project: 80 units proposed) • Four or more bedrooms: two and one-half parking spaces (Project: 0 units proposed) Using the auto parking ratios above, the Project must provide at least 166 off-street parking spaces for the 126 residential units. This number is below the two spaces per unit, or 332 spaces, that the City would normally require. The Applicant is proposing 153 off-street spaces within the residential portion of the development, including 6 parking spaces in the woonerf. The Applicant is further proposing to count the 9 new on-street parking spaces on Alder Avenue that the Project will install toward the Project’s residential parking requirement. In addition, the Applicant is proposing to allow shared parking between the commercial and residential portions of the Project to further increase the parking available to residents.

The Project must provide parking for the new commercial floor space (2,250 square feet) at a ratio of 1 space per 250 square feet, which equates to 9 additional parking spaces. Commercial parking ratios are not affected by the SDBL. The existing commercial on the site provides 44 parking spaces in its lot. The existing 7,822 square feet of commercial requires 31 parking spaces. With the additional 9 spaces required for the new commercial square footage that the Project proposes, the commercial component of the project would require a total of 40 parking spaces. Therefore, 4 of the parking spaces may be considered “surplus” and potentially available for the residential parking.

With the utilization of 9 on-street parking spaces and 4 parking spaces shared with the commercial, 166 residential parking spaces would be available, which is consistent with the SDBL minimums. In addition, since the commercial businesses in the Project would have complementary hours of use with the residential, additional parking in the commercial lot could be available for residents to use in the evenings.

Pursuant to SDBL, the Project also qualifies for three concessions from the City’s development standards. A concession is a change in the adopted development standard that results in an identifiable cost reduction in producing affordable housing units. The concessions must be granted by-right and are non-discretionary. The applicant requests two concessions:
• Reduction in commercial component requirement for a mixed-use project. 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 is 151,752 square feet. Of that total square footage, 10,072 square feet is proposed to be commercial (existing 7,822 plus new 2,250), which results in less than 1% 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.
• Relief from requirement that 80% of street-facing building façade meet build-to line. The CG district requires a build-to line of zero at the front property line of a development, and the Land Use code requires that 80% of the front building face meet this build-to line.

This means that the Project should have at least 80% of its building façade on Alder 82 of 1220
Avenue built immediately adjacent to the sidewalk. However, due to the irregular shape of the lot, meeting this requirement would result in an angled façade and customized end unit plans, which would add significant costs to the construction or require the number of residential units to be decreased.

SDBL law also allows an unlimited number of waivers of the City’s development standards. A waiver is a change in the adopted development standard that results in the project’s ability to be built at the permitted density and with the granted concessions. The waivers must be granted byright and are non-discretionary. The Project requests several waivers of development standards:
• Reduction of standards for woonerf. The City’s woonerf design standards prohibit parking spaces within the woonerf from being located directly across from one another or within 35 feet of the woonerf’s entrance or exit, and also require that a 20-foot transition zone be located before the woonerf’s entrance. Compliance with these standards would result in reducing the number of parking spaces located in the woonerf and/or reduction of the length of the woonerf.
• Increase the maximum building height. The height limit in the CG district is 35 feet. The proposed building height is 42 feet to the main roof and 47 feet to the peak of the pitched portion of the roof, which allows for a four-story, rather than three-story, building.

Compliance with the 35-foot height limit would result in a reduced number of dwelling units.
• Placement of structures and parking in side setbacks. Residential development in the CG district must comply with the standards of the NU district, which requires a 10-foot side setback for any structures or uses of one story or less in height. The Project proposes to place uncovered auto parking spaces, parking spaces covered with carports, and two onestory trash enclosures within the side setbacks. Compliance with the requirement to keep these structures and uses out of the side setbacks would result in reduced parking, open space, and number of dwelling units.
• Reduction of offer of dedication on west side of property. The Project is required to dedicate 34 feet of land along its western side to the construction of a future north-south street as called for by the General Plan. This width is equal to half of a commercial street, which is a minimum of 68 feet wide. The Applicant is proposing to dedicate 28 feet toward the future roadway instead. This corresponds to the City’s neighborhood street standard, which requires a 56-foot width. Compliance with the 34-foot dedication requirement would result in reduced parking, open space, and number of dwelling units. • Eliminate requirement for orientation of buildings to street. The City’s objective design standards for multifamily residential require that buildings be oriented toward the street with entries and porches facing the street. The Project proposes a site design that orients the residential building closest to Alder Avenue at a right angle to that street, such that the entryways and patios of the dwelling units do not face the street but rather are oriented north, toward the parking area, or south, toward the common open space area.

Due to constraints of the size and shape of the Project site, alignment of this building along Alder Avenue to meet this standard would result in a reduced number of dwelling units as well as open space and parking.
• Allow on-street parking to count toward off-street parking requirement. The Land Use Code does not currently allow on-street parking to be counted toward a project’s required 83 of 1220
parking spaces. The Project proposed to count the 9 new on-street parking spaces that the Project will install on Alder Avenue toward the required off-street residential parking, to allow for the number of dwelling units proposed. The parking would not be reserved for residents; rather it would remain public and could be utilized by Project residents as available.
• Allow shared parking between residential and commercial components of Project. The Land Use Code does not currently allow shared parking between residential and commercial uses in a horizontal mixed-use project. The Applicant proposes to allow 4 of the commercial spaces to be counted toward the residential parking space requirement, and for general shared parking between the residential and commercial components based on complementary use times. Shared parking would allow the project to build the number of dwelling units proposed.

Traffic
All auto traffic will enter and exit the Project site via Alder Avenue. Currently, the City of Cotati’s General Plan envisions Alder Avenue being terminated as a cul-de-sac at SR-116. The timeframe for the closure of Alder Avenue is unknown and is dependent on funding and prioritization. For the foreseeable future, therefore, auto traffic to and from the Project would likely come from SR-116 to the south via Alder, as well as from Helman Lane to the north. The intersection of Alder Avenue and SR-116 is currently unsignalized.

A Traffic Impact Study (TIS) for the proposed Project was completed by W-Trans on July 23, 2024. General Plan Circulation Element Policy CI 1.3 calls for a minimum level of service (LOS) standard of LOS D at intersections. (LOS ranges from A-F in descending order.) The TIS analyzed traffic operations along the Project frontages on SR-116 and Alder Avenue, as well as the intersections of SR-116 at Alder Avenue, West Cotati Avenue, and a proposed future northsouth street to be constructed along the west property line of the Project 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 TIS concluded that the additional traffic generated by the Project would lead to LOS F on Alder Avenue southbound at SR-116 without improved traffic facilities at that intersection. Restriping the southbound lane of Alder to create both dedicated left and right turn lanes would result in LOS E. Since both LOS E and F are not in compliance with the General Plan, the Project will need to take measures to improve traffic circulation in the vicinity. These include the following two options, which are conditions of Project approval. The Project will need to complete one or the other in order to obtain a certificate of occupancy.

The first option is installation of a traffic signal at Alder and SR-116, which would allow for LOS B, to remain in place until the future installation of a permanent traffic signal at the intersection of the new north-south street to the west of the Project site and the realignment and signalization of W. Cotati Avenue, as called for by the General Plan. Under this option, the Project would also be conditioned to install a left turn lane from eastbound SR-116 onto Alder Avenue. This option, however, would introduce additional expense to the project without longterm value, as it is anticipated that Alder Avenue may eventually end in a cul-de-sac at SR-116, 84 of 1220
and more importantly, the Project applicant’s financial outlay toward traffic mitigation measures might be better invested in the improvement of the W. Cotati Avenue/SR-116 intersection, which is the second option.

West Cotati Avenue currently terminates at SR-116 immediately south of the neighboring Cotati Village 1 site. A project to realign W. Cotati Avenue to improve vehicle, bicycle and pedestrian safety, signalize the intersection and widen the highway to accommodate bicycle and pedestrian facilities is undergoing design and environmental analysis by the City. The implementation of the W. Cotati Ave Realignment project is expected to build out as vacant and underutilized parcels along SR-116 are developed and when the City secures fundings to install improvements.

Both the Cotati Village 1 and Cotati Village 2 projects are expected to provide significant funding support to the W. Cotati Ave project through TIF funding. Cotati Village 1 will also create the publicly accessible Batchelor Lane roadway to connect Alder Avenue to W. Cotati Avenue, which would allow traffic to and from Cotati Village 2 access to a signalized intersection with SR-116 without travelling south on Alder Avenue.

Thus, the second option is for the Project to substantially support the W. Cotati Avenue Realignment project in order to bring it to completion before Project occupancy. This may involve support beyond the Project’s required TIF. This option would also require the Project to ensure that Batchelor Lane is completed as a publicly accessible roadway, in the event that Cotati Village 1 is not developed or otherwise does not build out that street. If this option is pursued, the Project would also be conditioned to extend a median on SR-116 across the Alder Avenue intersection, such that only right turns would be possible to and from Alder. The TIS projects a LOS C at the W. Cotati Avenue/SR-116 with Project traffic. In addition to directing funds toward a permanent, rather than temporary, solution, this second option is advantageous in that if the Alder Avenue cul-de-sac is constructed in the future, Project traffic will be able to use the Batchelor-W. Cotati Avenue route rather than Helman Lane.

Both options are included as conditions of the Project; the Project applicant would work in collaboration with City staff to determine which option to pursue.

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; 85 of 1220

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 concessions or waivers from City development standards are granted pursuant to State Density Bonus Law (i.e. increased density, parking minimums, reduced commercial floor area, reduced street-facing façade, reduced woonerf standards, increased building height, placement of structures and parking in side setbacks, reduced dedication of land, orientation of building facades to street, and use of on-street parking and shared parking).

Dwelling units would feature low wooden fence screening for privacy at the ground level, and balconies at the upper levels. The rectangular building form 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 commercial building would measure 11 feet in height with a parapet that extends to 15 feet in height, which is within the height limit for the CG zone, and feature an architectural design style that matches the existing commercial building on the site. The facades provide additional transparency through the use of large windowpanes and glazed entry doors on the eastern elevation.

The Project provides dedication of land for both the future cul-de-sac on Alder Avenue at SR116 and the future north-south street along the west side of the property, as called for in the 86 of 1220
General Plan. The Project provides for pedestrian circulation throughout the site and proposes the construction of Class I multiuse paths serving bicyclists and pedestrians along SR-116 and the western side of the property. The Project includes a woonerf that will serve as an amenity for residents as well as a pedestrian connection between the residential and commercial components of the Project.

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, along the woonerf, within the common open space courtyard, and along the Project frontage. New street trees will be planted along Alder Avenue, as well. The development preserves 36 trees on the site, which are predominantly Valley Oaks. Mitigation trees for the 5 trees proposed to be removed would be planted on-site as space allows, although the large number of mitigation Valley Oaks required will necessitate payment of an in-lieu fee to the City’s tree mitigation fund to avoid overcrowding the trees. Overall, the project would plant 66 new trees on-site. 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.

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 87 of 1220
migratory bird, except where a qualified professional has determined that the nest can be relocated without damage to the nestlings.

Staff response – The undeveloped portion of the Project site features 41 existing trees over 6 inches in diameter, the majority of which are Valley Oaks located along the western side of the site. The Project proposes to preserve 36 of these trees. Trees proposed to be removed to accommodate the development, which requires approval of a Tree Removal Permit, include three heritage Valley Oaks, one Redwood, and one Mexican Fan Palm. Per the replacement criteria set forth in CMC Section 17.54.050, a total of 55 Valley Oaks and 16 trees of other varieties would be required as mitigation trees. The Project proposes to incorporate 24 of the mitigation Valley Oaks on-site, including planting in an oak grove that will be centered on a preserved heritage Valley Oak and located in the central common open space. An in-lieu payment of $300 per tree will be made to the City’s tree mitigation fund for the balance of 31 mitigation Valley Oaks that cannot be accommodated on the project site due to space constraints. The 16 remaining mitigation trees for the removal of the Redwood and Mexican Fan Palm would be placed on-site.

The Project would plant a total of 138 new trees of various species on the site per the landscaping plans.

The Project is 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.

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.

Planning Commission Recommendation
The Planning Commission held a public hearing on the Project on August 5, 2024. Following the public hearing and discussion, the Planning Commission unanimously adopted a resolution recommending that the City Council approve the entitlements for the Project. At staff’s request, the Planning Commission recommended several amendments to the proposed Conditions of Approval, which are primarily corrections and clarifications and are incorporated into the proposed Conditions of Approval in the Council resolution attached to this staff report. 88 of 1220
The Planning Commission’s discussion of the project focused primarily on traffic circulation, parking, pedestrian safety within the Project, building design, and the proposed play structures.

Specific comments provided by the Commissioners to staff and the applicant include:
• Additional variation in color, texture, and materials would make the apartment building design more residential in nature and more consistent with the character of the surrounding neighborhood.
• A posted speed limit (8mph, for example, in keeping with the Code standard for a woonerf) would be desirable in the Project’s internal driveway for pedestrian safety and to slow traffic approaching the woonerf.
• Bulb-outs for pedestrians at key driveway crossing points in the Project should be installed to improve pedestrian safety. Other traffic calming measures in the Project’s driveway should also be considered.
• Ensure that the location of the play structure in the central courtyard allows adequate distance and measures to protect users from traffic on Alder Avenue. • Ensure that the tot lot/play structure at the south end of Building A is fenced to ensure children stay in the tot lot.
• Both play structures should be designed for accessibility for users of all abilities. • Manage impacts of parking for special events at the commercial space in the Project through the Limited Term Permit process.
• Traffic calming on the future Batchelor Lane should be provided to ensure resident and pedestrian safety through Cotati Village 1, in particular if traffic from the Project is routed through Batchelor and W. Cotati Avenue to/from SR 116.

V. 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
VI. 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 89 of 1220
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.

Note that Appendix D is not included as an attachment, as this is the cultural resources study that was evaluated for this project but is not a public document due to confidential information. 90 of 1220
RESOLUTION NO.

RESOLUTION OF THE CITY COUNCIL OF THE CITY OF COTATI APPROVING

PRELIMINARY DESIGN REVIEW AND A TREE REMOVAL PERMIT TO ALLOW CONSTRUCTION OF A 126-UNIT MULTIFAMILY MIXED-USE DEVELOPMENT ON A 5.62 ACRE PROPERTY LOCATED AT 7515 ALDER AVENUE AND 8145

GRAVENSTEIN HIGHWAY AND FINDING THE PROJECT CONSISTENT WITH

THE COTATI GENERAL PLAN AND ITS ENVIRONMNETAL IMPACT REPORT

AND EXEMPT FROM FURTHER ENVIRONMANTAL REVIEW UNDER CEQA GUIDELINES SECTION 15183
(PA# 23-19/APNS 144-040-011 AND 144-040-021)
WHEREAS, on March 24, 2015, the Cotati City Council adopted its updated General Plan (Resolution No. 2015-12), which identifies the City’s vision for the future and provides a framework to guide decisions on growth and development consistent with the quality of life desired by Cotati citizens. On March 24, 2015, the Cotati City Council also certified the City of Cotati General Plan Environmental Impact Report (EIR), which reviewed potentially significant environmental effects resulting from the plan’s implementation and developed measures and policies to mitigate those impacts to less-than-significant levels; and WHEREAS, on February 23, 2023, the City accepted a Preliminary Application submitted by 7515 Alder Avenue LLC and Townsend Capital Partners LLC (“Applicant”) in conformance with SB 330, which informed the City of their intent to submit a formal application to allow construction of a 126-unit multifamily mixed-use development and vest their rights to have the application reviewed under the City regulations and development fees in place on the date the Preliminary Application was accepted by the City; and WHEREAS, on November 13, 2023, the City hosted a noticed neighborhood meeting to gather feedback on the proposed Project; and
WHEREAS, on May 17, 2024, the Applicant submitted a complete application for Design Review and a Tree Removal Permit to construct a 126-unit multifamily mixed-use apartment development on a 5.62-acre property located at 7515 Alder Avenue and 8145 Gravenstein Highway (SR-116) (“Project”); and
WHEREAS, 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 particular amounts of affordable housing units are included in the Project; and
WHEREAS, on August 5, 2024, the Planning Commission held a duly noticed public hearing to consider public testimony on the proposed Project, received the staff report and reviewed a presentation from the Planning Division, and considered all oral and written comments submitted to the City regarding the item prior to taking its action on the item, and voted to recommend City Council approval of the Project; and 91 of 1220
WHEREAS, Public Hearing Notices of the August 27, 2024 City Council public hearing for consideration of the Project were sent to all neighboring property owners within a 500-foot radius of the Project site, and all parties having requested notice, and were published in a newspaper of general circulation in the City in accordance with law; and WHEREAS, the City Council finds that the proposed Project is consistent with the City of Cotati General Plan; and
WHEREAS, the City Council finds that the health, safety, and welfare of the citizens of the City of Cotati will not likely be jeopardized by approval of the Project; and WHEREAS, the Record of Proceedings ("Record") upon which the City Council bases its decision includes, but is not limited to: (1) the State CEQA Guidelines (California Code of Regulations, Title 14, Division 6, Chapter 3); (2) the Cotati Municipal Code; (3) the City of Cotati General Plan and its related Environmental Impact Report (EIR), adopted on March 24, 2015; (4) the City of Cotati 2023-2031 Housing Element Update and its related Addendum to the City of Cotati General Plan EIR, adopted by the City Council on March 28, 2023; (5) all staff reports, city files, records, and other documents prepared for and/or submitted to the Planning Commission related to the Project; (6) all documentary and oral evidence received at the public hearings or submitted to the City during the comment period on the Project; and (7) all other matters of common knowledge to the City Council and the City, including, but not limited to, City, state and federal laws, policies, rules, regulations, reports, records, and projections related to development within the City and its surrounding areas.

NOW, THEREFORE, BE IT RESOLVED that the City Council finds that CEQA analysis for the Project 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. 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.

BE IT FURTHER RESOLVED that the above recitals are true and correct and constitute a part of the findings in support of this Resolution.

BE IT FURTHER RESOLVED that the City Council of the City of Cotati does hereby, based on substantial evidence and in view of the whole Record, determine that the findings to approve the Project can be made for the following reasons:

Design Review Findings

1. Complies with Cotati Municipal Code (CMC) Section 17.62.040 (Design Review; 92 of 1220

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.

The proposed Project, as conditioned, complies with the General Plan and provisions of CMC Section 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.

The architectural design for the Project’s residential buildings incorporates contemporary craftsman style elements. The buildings would feature low pitched roofs, 18-inch-deep roof eaves, exposed beam elements, divided light windows, and 4-inch wood trim around windows and doors, consistent with the City’s objective design standards for multifamily buildings. Dwelling units would feature low wooden fence screening for privacy at the ground level, and balconies at the upper levels. The rectangular building form 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. 93 of 1220
The commercial building would measure 11 feet in height with a parapet that extends to 15 feet in height, which is within the height limit for the CG zone, and feature an architectural design style that matches the existing commercial building on the site. The facades provide additional transparency through the use of large windowpanes and glazed entry doors on the eastern elevation.

The Project provides dedication of land for both the future cul-de-sac on Alder Avenue at SR-116 and the future north-south street along the west side of the property, as called for in the General Plan. The Project provides for pedestrian circulation throughout the site and proposes the construction of Class I multiuse paths serving bicyclists and pedestrians along SR-116 and the western side of the property. The Project includes a woonerf that will serve as an amenity for residents as well as a pedestrian connection between the residential and commercial components of the Project.

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, along the woonerf, within the common open space courtyard, and along the Project frontage. New street trees will be planted along Alder Avenue, as well. The development preserves 36 trees on the site, which are predominantly Valley Oaks. Mitigation trees for the 5 trees proposed to be removed would be planted onsite as space allows, although the large number of mitigation Valley Oaks required will necessitate payment of an in-lieu fee to the City’s tree mitigation fund to avoid overcrowding the trees. Overall, the project would plant 138 new trees on-site. 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.

Tree Removal Findings

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;

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.

The undeveloped portion of the Project site features 41 existing trees over 6 inches in diameter, the majority of which are Valley Oaks located along the western side of the site.

The Project proposes to preserve 36 of these trees. Trees proposed to be removed to accommodate the development, which requires approval of a Tree Removal Permit, include three heritage Valley Oaks, one Redwood, and one Mexican Fan Palm. Per the replacement criteria set forth in CMC Section 17.54.050, a total of 55 Valley Oaks and 16 trees of other varieties would be required as mitigation trees. The Project proposes to incorporate 24 of the mitigation Valley Oaks on-site, including planting in an oak grove that will be centered on a preserved heritage Valley Oak and located in the central common open space. An in-lieu payment of $300 per tree will be made to the City’s tree mitigation fund for the balance of 31 mitigation Valley Oaks that cannot be accommodated on the project site due to space constraints. The 16 remaining mitigation trees for the removal of the Redwood and Mexican Fan Palm would be placed on-site. The Project would plant a total of 138 new trees of various species on the site per the landscaping plans.

BE IT FURTHER RESOLVED that the City Council of the City of Cotati does hereby approve the request for Preliminary Design Review and a Tree Removal Permit to allow construction of a 126-unit multifamily mixed-use development at the northwest corner of Alder 95 of 1220
Avenue and SR-116 based on the foregoing findings and subject to compliance with all of the Conditions of Approval, identified below:

CONDITIONS OF APPROVAL

GENERAL

1. Compliance with all ordinances, resolutions, policies, and development standards adopted by the City Council by February 23, 2023, the date when the Project’s Preliminary SB 330 vesting application was accepted by the City. The Project is subject to payment of all impact fees identified in the City’s adopted Fee Schedule, including Traffic Impact Fees, Park In-Lieu Fees, and Bed Tax at the rates in place on February 23, 2023. All fees must be paid prior to issuance of a building permit.

2. All work shall be done according to the final approved plans dated May 17, 2024, and as approved by the City Council.

3. The Project shall either have an on-site resident manager, or be managed by an on-site resident manager at the Cotati Village 1 development to address day-to-day issues and operation of the multifamily building.

4. All plan sets submitted for building permit and/or improvement plans shall have a sheet printed with all conditions of approval written herein.

PLANNING DIVISION

5. The building materials, elevations, and appearance of this project, as presented for issuance of a building permit, shall be the same as that approved by the City Council.

Any future additions, expansions, remodeling, etc., will be subject to review and approval of the Planning Division.

6. The Project design shall be amended and the plan set updated to address the following items submitted for Final Design Review and approval:

A. Provide complete design details of the woonerf in compliance with CMC Section

17.36.100.F., including:
(1) A ramp-up, elevated cross walk, or other acceptable traffic calming measure at the woonerf entrance on the west side and entrance signage and speed limit signs in compliance with CMC Section 17.36.100.F.2.c.
(2) Pavement treatment within the woonerf in compliance with CMC Section

17.36.100.F.2.c.
(3) Protection of seating areas from auto traffic by bollards, planters, or other means in compliance with CMC Section 17.36.100.F.2.f.
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(4) Pedestrian scale lighting within the woonerf in compliance with CMC Section

17.36.100.F.2.k.
(5) Confirmation by the Rancho Adobe Fire Protection District that the woonerf meets their standard for turning radii for fire apparatus. (6) Signage and other design measures at the woonerf exit and at the residential development’s southern driveway to prevent motorists from entering from Alder Avenue.

B. Provide design details and specifications of bicycle parking spaces to be provided, including compliance with CMC Section 17.36.070.A.3.

C. Inclusion of at least 5 motorcycle parking spaces, in compliance with CMC Section

17.36.07.B.

D. Provide number, design, and specifications of exterior site furniture proposed for the common areas in the project.

E. Provide a Final Landscape and Irrigation Plan in conformance with CMC Chapter

17.34 (Water Efficient Landscape Standards) including the following items. The plan shall be coordinated with all other architectural and civil plans and conflicts with all light standards and utilities shall be avoided.
1) Required replacement trees and parking lot trees shall not be reduced in number to avoid conflicts but shall be relocated instead.
2) The plan shall provide a calculation of shade on the parking lot areas that meets or exceeds the parking lot shade requirements set forth in CMC Section

17.34.050.D.4.a. At a minimum, the parking areas shall have shade trees every twenty-five linear feet per CMC Section 17.34.050.D.3.a.iV. 3) Applicant shall retain an arborist to prepare an oak mitigation and monitoring plan demonstrating that the oaks to be retained on the project site are being preserved to the extent feasible and that measures are included in the design and construction of the Project, including grading and utilities, to ensure the longterm preservation of the oaks. 4) Tree protective measures shall be shown on final grading, improvement, and building plans. The tree driplines shall also be shown on each drawing with the attendance protection instructions. If the trees are threatened, the Project shall be modified to ensure the trees remain or they shall be mitigated in conformance with CMC Section 17.54.050. City approval is required prior to the removal of any tree targeted for preservation.
5) Provide a minimum 5-foot separation between utilities and trees, and show utilities on landscape plans, indicating compliance with this setback.

F. Provide a Final Outdoor Lighting Plan that demonstrates compliance with the following:
1) Lighting to be placed along the proposed Class I multimodal path on the east side of the property shall be continued, at the same or more frequent intervals, 97 of 1220
south to the connection to the Class I multimodal path along Gravenstein Highway.
2) All outdoor lighting shall be dark sky compliant, shielded and directed downward onto the driveways and walkways within the development and away from adjacent properties to eliminate glare and minimize light trespass. 3) Lighting of at least one foot-candle shall also be installed and maintained within all covered and enclosed parking areas and shall be screened with full cutoff luminaires to minimize sky glow and glare onto public sidewalks and adjacent residences.
4) An all-night light shall not exceed 3000K (Kelvin Color Temperature Scale) and lights with an on/off timer shall not exceed 4000K.

7. In accordance with state density bonus law, 13 below market rate (BMR) apartments must be built and available at the same time as the market rate units. The apartments shall be for rent in the following income levels and unit types as shown in the table below:

Cotati Village 2 Affordable Housing Requirement
1 bedroom 2 bedroom 3 bedroom Total
Very Low Income 5 5 3 13 units
The units shall be initially located and rented as shown on Sheets A2.4A and B in the final approved plans dated May 17, 2024. Thereafter, the location of the BMR units may vary within the buildings; however, the number of units rented as BMR units in each size as shown in the table above shall not change, and the BMR units shall be dispersed throughout both residential buildings on the 1st, 2nd, and 3rd stories.

8. Pursuant to Cotati’s Local Preference Policy, preference for tenants of below market units must be given to people that: 1. Live or work in the City of Cotati; 2. Have children who attend a school within the Rancho Cotati School District; 3. Are members of a local Native American Tribe, including the Federated Indians of Graton Rancheria (FIGR); or

4. Are an employee of Sonoma State University.

9. Prior to the issuance of a building permit, the applicant shall execute required regulatory agreements to ensure continued affordability of the BMR (below market rate) units. The agreement shall include all requirements of CMC Section 17.32.100 and Conditions #8, #9, and #10 above and shall be in effect for a period of 55 years.

10. Prior to issuance of a grading or building permit for any clearing, excavation, construction, or other work on the site, a protection zone shall be established to protect existing natural vegetation and trees proposed to remain onsite from construction activities. The protection zone must be in compliance with the oak mitigation and monitoring plan called for by Condition 7.E.3 above, and the following conditions and restrictions shall apply:

A. The zone shall encompass the "protected perimeter" which shall be either the tree dripline, root zone or other limit as established in this approval. 98 of 1220
1) The zone shall be delineated with a brightly colored construction fence. Such fences shall remain continuously in place for the duration of all work undertaken on the site.
2) No storage or construction activities (including trenching, grading or filling) shall be permitted within the protected zone.
3) All brush, earth, and other debris shall be removed in a manner which prevents injury to the protected trees and/or shrubs.

B. The protection zone delineated with the brightly colored construction fence shall be posted with signs which state "Tree/Vegetation Protection Zone -- No Construction or Storage Permitted."
C. Irrigation systems, and plant varieties which require regular watering shall not be permitted within the dripline of an Oak tree which is to be preserved.

D. No concrete or asphalt paving or compaction of soil shall be permitted within the root zones of protected trees.

E. Any work, including mitigation, within the "Protection Zone" must be done as directed by a certified arborist.

11. Prior to issuance of a building permit, the applicant shall record an access, use, and parking easement on the southern parcel (APN 144-040-021) in favor of the northern parcel (APN 144-040-011) granting residents and guests of the residential buildings on the northern parcel right to access and park motor vehicles in four (4) of the parking spaces in the parking lot on the southern parcel.

12. Prior to occupancy of any building, the applicant shall install the following public facilities to City standards, and Caltrans standards where applicable:

A. Installation of a traffic signal and pedestrian crossing infrastructure at the intersection of Alder Avenue and SR 116 and an eastbound left turn lane with a minimum 50 feet of storage on SR 116 at the intersection of Alder Avenue and Highway 116, OR completion of the W. Cotati Avenue Realignment Project, the connection of and recording of a public access easement on Batchelor Lane between W. Cotati Avenue and Alder Avenue, and extension of the median on SR-116 across the Alder Avenue intersection to block left turns onto and off of Alder Avenue (this condition may be modified based on further analysis supplied by Applicant to support alternative improvements that uphold traffic safety and General Plan goals, with the approval of the City Engineer and Community Development Director);
B. A Class I multimodal path on SR 116 from the east side of the intersection of SR 116 and Alder Avenue to the west property line of the Project; C. A Class I multimodal path on the west side of the Project property from the northern property line to and connecting with the Class I path on SR 116; 99 of 1220
D. Sidewalk, street trees, parking, and Class II bike lanes on Alder Avenue between the northern property line of the Project to and connecting with the existing bike lanes and other public improvements abutting Parcel 144-040-021 E. Re-surfacing of Alder Avenue from curb to curb from the northern property line of the project to SR 116 or as determined by the City Engineer; F. Participation in W. Cotati Avenue construction as needed to ensure adequate circulation is achieved to meet LOS and bicycle and pedestrian circulation to mitigate for all project specific circulation impacts.

G. Execution of agreements with the City and record easements granting public access and use to the Class I paths, and committing to property owner maintenance of the paths.

13. A separate sign permit will be required for any proposed signage on the proposed buildings.

14. All required landscaping and irrigation for each phase of the Project must be installed prior to occupancy of building(s) in that phase per the occupancy phasing in the approved final plans, as approved by the Community Development Director.

15. Street tree planting shall be done in accordance with the City "Standards and Specifications for Planting Parkway Trees."

16. All landscaping must be continuously maintained in a healthy and attractive condition, free of weeds and debris, in accordance with the approved plans. Dead and dying plant materials shall be replaced with healthy specimens as necessary.

PUBLIC WORKS/ENGINEERING
Unless otherwise stated, conditions in this section shall be to the satisfaction of the City Engineer prior to issuance of a Grading Permit.

Real Property

17. Please provide a current (within the last 3 months) Preliminary Title Report (including the grant deed and title items) and show all existing easements and other relevant title items on the Site Plan and other plans as appropriate.

18. Proposed easements and dedications shall be finalized (legal descriptions and plats) and presented to the City for review prior to recordation before the issuance of a building and/or grading permit.

A. Applicant will be required to provide a right-of-way dedication in-fee for Alder Avenue improvements including the immediately proposed improvements and future improvements as required and as accepted by the City. This would include the existing roadway easement area and the additional width required for the sidewalk (one half 2-lane Commercial Street Section per Cotati Standard 102). The overall width of dedication should be increased to 39’ to fully encompass the proposed 100 of 1220
sidewalk and shall be widened as necessary to cover the sidewalk around the tree at the southerly end of the property.

B. In accordance with the City of Cotati General Plan, the applicant will be required to offer for dedication property sufficient to accommodate the future construction of a cul-de-sac on Alder Avenue. The parcel so offered shall be dimensioned to accommodate a City Standard cul-de-sac (detail 108A). The offer of dedication may include language that would cause the offer of dedication to expire if the City of Cotati amends its General Plan to keep Alder Avenue connected to SR-116, and not terminated in a cul-de-sac.

C. In accordance with the City of Cotati General Plan, the applicant will be required to make a 28’ wide offer of dedication along the western property line for a future northsouth connecting road. The offer of dedication may include language that would cause the offer of dedication to expire if the City of Cotati amends its General Plan to remove the future north-south connecting road.

D. An easement for the access, construction and maintenance of the proposed 12-footwide Class I multi-use path across the adjacent southerly parcel (APN 144-040-021, Townsend Capital Partners, document 2021-076333, as shown on civil sheet C2 of 8 sheets) will be required.

E. A public access easement and maintenance agreement will be required for construction and use of the Class 1 Pathway along the Highway 116 frontage and the proposed 12-foot-wide north-south multi-use path connection on the west side of the Project. The frontage improvements shall conform with the Highway 116 Corridor Improvement Project, 35% Design Document conditions.

F. If the property is not presently included, the owner shall execute an agreement to annex into the City’s Community Facility (CFD) District. The owner shall create a CFD if one does not already exist and annex the property into it. Determination of parcel descriptions to be dedicated to the District (versus roadway right of way) shall be determined by the City Engineer. Public facilities within public properties/rights of way shall be included in the district in terms of funding maintenance of such facilities, shall be determined by the City Engineer.

G. Prior to issuance of a building permit, the applicant shall record an access, use, and parking easement on the southern parcel (APN 144-040-021) in favor of the northern parcel (APN 144-040-011) granting residents and guests of the residential buildings on the northern parcel right to access and park motor vehicles in four (4) of the parking spaces in the parking lot on the southern parcel.

Improvement Plans
The following Conditions of Approval shall be satisfied prior to Improvement Plan Approval.

All design and construction shall conform to the latest edition of the City of Cotati Design and 101 of 1220
Construction Standards. The submittal shall include a detailed Engineer’s Estimate for the public improvements including items, unit costs, and quantities.

General Requirements

19. The developer shall prepare and submit a separate set of Public Improvement Plans for the construction of all public improvements with separate sheets for:

A. Demolition: showing all items to be removed such as buildings, well system, septic system, current road improvements and other ROW features.

B. Utilities including water, sanitary sewer, storm drain facilities, joint trench, etc.

C. Roadway Improvements including grading, curbs, gutters, sidewalks, parkway strips, etc.

D. Storm Water and Erosion Control plan shall be included.

E. A Photometric Plan shall be included showing proposed streetlights.

F. Striping and Signage including signing, striping, streetlights, painted curbs, etc.

G. Details including site specific and all referenced city, state, or other details.

H. Where modifications or improvements are minimal, some items and sheets may be combined, but surface improvements and underground improvements should remain separate for clarity.

20. All plan sets submitted for improvement plans shall have a sheet printed with all conditions of approval written herein.

21. The Improvement Plans shall include an approval line for the Geotechnical Engineer to sign off on the plans based on their Geotechnical Investigation Report.

22. A letter shall be provided by the engineers providing the studies or reports indicating compliance with their respective report and recommendations. This would include the following reports:

A. Geotechnical
B. Traffic
C. Water and Sewer
D. Environmental
E. Hydraulics and Hydrology
F. Stormwater LID
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23. Improvement Plans must be approved and signed by the City Engineer, Community Development Director, Police Chief, and Rancho Adobe Fire District prior to the issuance of an Encroachment Permit, Grading Permit, or Building Permit.

24. The applicant shall enter into a deposit agreement with the City to assure all City project review and inspection costs are reimbursed by the Project proponent. A plan check and inspection fee deposit shall be paid prior to the signature of the Improvement Plans.

25. A Construction General Permit is required from the State Water Board if construction activity results in a land disturbance of one acre or more. Construction activity subject to this permit includes clearing, grading and disturbances to the ground such as stockpiling, or excavation. The Construction General Permit requires the development of a Storm Water Pollution Prevention Plan (SWPPP) by a certified Qualified SWPPP Developer (QSD).

26. Mailbox plans and locations shall meet the requirements of the Cotati Postmaster prior to Building Permit approval. The developer shall provide an exhibit showing mailbox locations consistent with the Cotati Postmaster requirements.

27. Existing curb, gutter and sidewalk along the Project frontage that are to remain and are in disrepair shall be removed and replaced as part of the improvements for this Project. All nonconforming pedestrian ramps and driveway approaches shall also be brought up to current accessibility standards. All as determined by the City Engineer.

28. Deviations from City Standards shall require the approval by the City Engineer. The applicant’s engineer shall request all design exceptions in writing.

29. Project benchmark shall be based on a City approved USGS benchmark.

30. A preliminary “dry” Utility Plan shall be submitted for review and approval by the City Engineer, prior to Improvement Plans approval. The final “dry” Utility Plan shall be submitted for review and approval by the City Engineer following PG&E approval and prior to occupancy of any building.

31. Submit a Storm Water Determination Worksheet, and assuming Low Impact Development (LID) requirements are triggered, prepare and submit an Initial SWLIDS along with a Completeness Checklist, pursuant to the City of Santa Rosa LID Manual, 2017 Storm Water Technical Design Manual Narrative. These resources can be found at the following link: https://srcity.org/1255/Low-Impact-Development.

32. An Encroachment Permit is required for all improvements, work activities, and staging or storage of equipment and materials within the public right-of-way subject to the approval 103 of 1220
of the Director of Public Works / City Engineer. Information on the City of Cotati Encroachment Permit process can be found at:
http://www.cotaticity.org/city_hall/departments/public_works_and_engineering/encroach ments.

33. If the Project involves movement of greater than 50CY, a Grading Permit is required prior to commencement of earthwork. Information on the Grading Permit application can be found at:
https://www.codepublishing.com/CA/Cotati/#!lCotati14/Cotati1434.html#_14.34. 050.

34. Required Improvement Plan Notes:

A. "Any excess materials shall be considered the property of the contractor and shall be disposed of away from the job side in accordance with applicable local, state and federal regulations."
B. "All existing overhead utilities (of 26,000 volts or less) and proposed utilities, both on-site and along Project frontages, shall be placed underground. This does not include surface mounted transformers, pedestal mounted terminal boxes and meter cabinets, which are required to be screened by means acceptable to the City." C. "If hazardous materials are encountered during construction, the contractor will halt construction immediately, notify the City of Cotati, and implement remediation (as directed by the City or its agent) in accordance with any requirements of the North Coast Regional Water Quality Control Board."
D. "The contractor(s) shall be required to maintain traffic flow on affected roadways during non-working hours, and to minimize traffic restriction during construction.

The contractor shall be required to follow traffic safety measures in accordance with the Cal Trans “Manual of Traffic Safety Controls for Construction and Maintenance Work Zones.” The City of Cotati emergency service providers shall be notified of proposed construction scheduled by the contractor(s). The Project specifications shall require that the contractor(s) notify emergency service providers in writing at least 24 hours in advance of its proposed schedule of work. A Traffic Handling Plan shall be provided to the City for City Engineer approval prior to any work occurring within the public right of way."
E. The following notes shall be added to the cover of the plans in bold.

IMPORTANT NOTICE TO DEVELOPER AND ALL CONTRACTORS:

Utility joint trench location shall be field staked and approved by the City PRIOR TO INITIATION OF ANY TRENCHING. This required approval by the City is independent of any authorization granted by the Utility Company, the Developer and/or Contractor. Trench locations within the tree protection zones of any protected trees may not be approved by the City. The City's inspector may require consultation by the City's arborist prior to approval of trench location. Failure to comply with 104 of 1220
these requirements may result in an immediate order to stop work, as well as incurrence of civil penalties as provided by City Ordinance.

NOTE: Soil shall not be treated with lime or other cementitious material without prior express permission by the City Engineer.

Frontage & Roadway Improvements

35. The applicant shall ensure that all proposed improvements along the frontage of SR 116 are approved by Caltrans, if within the State right-of-way, and in conformance with the Highway 116 Safety Corridor Improvement Project, 35% Design Document, produced for the City of Cotati by Fehr and Peers. At a minimum, the Project is to construct and maintain a Class 1 Pathway extending from the east side of the intersection of Alder Ave. and SR 116 to the western property line of the Project, including connection to the proposed north-south Class I path along the western side of the Project and to the proposed Class 1 path between Alder Ave. and the realigned SR116/W Cotati Ave. intersection. The Project must also either install a traffic signal at the intersection of Alder Avenue and SR 116 and an eastbound left turn lane from SR116 onto Alder Avenue, unless previously completed by a different project OR complete the W. Cotati Avenue Realignment Project, the connection of and recording of a public access easement on Batchelor Lane between W. Cotati Avenue and Alder Avenue, and extension of the median on SR-116 across the Alder Avenue intersection to block left turns onto and off of Alder Avenue. The Project must also participate in the construction of the realigned SR 116/W. Cotati Ave. intersection as needed. Projects not identified in the 2015 Traffic Impact Fee Study are not covered by traffic impact fees and are wholly the responsibility of the Developer.

36. The Improvement Plans shall include street profiles, typical street sections, and calculations for the street design. Said plan shall incorporate the findings and recommendations from the approved Soils Report for the pavement design and the approved Traffic Study. The proposed Improvement Plan shall be submitted to the City Engineer for review and approval.

37. The structural section of all road improvements shall be designed using a soil investigation which provides the basement soils R-value and expansion pressure test results. If no R-value tests are supplied, roadway structural sections shall be designed using an R-value of 5.0. A copy of a soils report and structural section calculations shall also be submitted with the first Improvement Plan check. Alder Avenue shall be resurfaced from curb to curb from the northern property line of the project to SR 116 or as determined by the City Engineer prior to any building occupancy.

38. Accessible Ramps shall be provided at all intersections, crosswalks, driveways, and where sidewalks are proposed. Ramps shall conform to Caltrans Standards A88A or A88B, or as specifically detailed for the individual site to meet site ADA guidelines. 105 of 1220

39. Sidewalk widths shall be provided to allow a clear five-foot walkway at all locations, including but not limited to areas where mailboxes, streetlights, street signs and fire hydrants are to be installed.

40. One-inch chases shall be installed to all parkway strips from adjacent parcels to allow for the installation of irrigation lines.

Lighting, Signing and Striping Plan

41. Streetlights shall be City Standard Decorative type or approved equal. Developer shall provide additional streetlights for replacement purposes (5% of total or as otherwise approved).

42. Plans shall be subject to the review and approval of the City Engineer and the Police Chief. A photometric plan for the Project site shall be submitted to the City Engineer for review and approval.

43. Striping, pavement markings, and traffic signage shall be provided on all streets as necessary and as required by the City Engineer. Signage restricting parking and red painted curbing shall be installed where appropriate. Speed limit signs shall be installed at locations determined by the City Engineer.

Drainage Improvements

44. All project-related flooding impacts shall be mitigated by the Project developer. Drainage improvements shall be designed by a Civil Engineer registered in the State of California in accordance with the Sonoma County Water Agency’s Flood Control Design Criteria.

Public and private drainage improvements (including Storm Water Management Plans) shall be shown on the improvement plans and shall be submitted to and approved by the City of Cotati and/or Sonoma County Water Agency (SCWA) prior to approval by the City Engineer. Specifically, the following issues need to be clarified at time of Improvement Plan submittal:

A. Please clarify the overland release route on the Overland Flood Route and Inundation Map, Sheet 1 of 1.

B. The release route on the westerly side of Building A has arrows pointing southerly.

The existing ground slope flows northerly in a swale that originates along the Hwy 116 frontage. Please clarify how existing drainage and proposed drainage will function.

C. The elevation of the “woonerf” adjacent to the “cafe” prevents overland release from the southerly on-site parking area to the street frontage along Alder Avenue. For the southerly portion of the parking lot, the overland release appears to be southerly, across the property line to the adjacent bio-swale at 8145 Gravenstein Hwy. Please clarify the release route within the site.

D. Please demonstrate that Bldg. B finished floor is 1 foot min. above the overland release route for the southerly parking area.
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45. Plans and engineer of record certifications shall be provided by the developer to demonstrate compliance of all improvements, including building pads and finished floor elevations, with the City’s Flood Plain Ordinance, to the satisfaction of the Building Official and City Engineer. Pad elevations shall be constructed at a minimum of 1 foot above the 100-year Floodplain / Hydraulic Grade Line as determined by the City and certified by the Project engineer.

46. All design and construction shall meet the requirements of the most recent editions of City of Cotati, Phase I MS4 permit and the City of Santa Rosa Low Impact Development (LID) Technical Design Manual. Prior to approval of the improvement plans, the applicant shall submit a Final Storm Water Low Impact Development Plan (FSWLID) subject to review and approval by the City Engineer. The plan shall include postconstruction storm water treatment and peak reduction measures and shall address maintenance of private and/or public storm water facilities. The FSWLID shall be approved by the City Engineer prior to issuance of the grading permit.

Also include a three-part program designed to limit direct disposal of contaminants into streets and storm drains: labeling all catch basins - "No Dumping - Drains to Creek"; strictly limiting the use of non-biodegradable fertilizers or pesticides; prohibit the regular washing or maintenance of vehicles in paved areas that drain directly into the storm drain system.

47. Prior to approval of improvement plans and issuance of any Permits the applicant/developer shall submit a Declaration of Covenants Regarding Maintenance of Storm Water Best Management Practices (BMP) Facilities. The applicant/developer shall obtain the City’s review and approval of the said Declaration and record with the Sonoma County Recorder against the parcel prior to approval of the Grading/Building permit or issuance of Certificate of Occupancy permit, timing subject to the discretion of the City Engineer. The planter and landscape strips adjacent to public streets shall be included in the Declaration and be maintained by the private property owner(s), subject to review and approval by the City Engineer.

48. All on-site storm drain facilities installed as part of the Project shall be private and clearly identified as “private” on the design drawings.

Grading Permit and Improvements

49. Prior to Issuance of a Grading Permit the following Conditions shall apply:

A. The Improvement Plans shall be approved by the City Engineer.

B. It is Applicant’s responsibility to obtain and provide proof of all permits and/or agreements necessary from other local, state, and federal agencies. Applicant shall provide evidence of these permits at the time of grading plan submittal. 107 of 1220

50. The developer’s engineer shall include a site-grading plan prepared by a Civil Engineer registered in the State of California as part of the required improvement drawings.

Lots/site shall be generally designed to drain to the street, unless otherwise approved in the interest of tree preservation or other unusual circumstances.

51. The grading plan shall clearly show all survey monuments and property corners and shall state that they shall be protected and preserved. Should monuments be damaged or destroyed during construction, they shall be replaced by the developer.

52. The applicant shall submit to the City for review and approval, a detailed Soils Report/Geotechnical Investigation prepared by a Civil Engineer registered in the State of California and qualified to perform soils work. The grading plan shall incorporate the recommendations of the approved Soils Report and be signed by the Project Geotechnical Engineer.

53. Where soil or geologic conditions encountered during grading operations that are different from those anticipated in the Soils Report, or where such conditions warrant changes to the recommendations contained in the original soil investigation, a revised soil or geologic report shall be submitted for approval by the City Engineer. It shall be accompanied by an engineering and geological opinion as to the safety of the site from hazards of land slippage, erosion, settlement, and seismic activity.

54. The existing wells on the project site, as shown on Sheet C of the projected plans dated May 17, 2024, shall be abandoned under permit and inspection of Sonoma County Environmental Health. Any other existing wells, septic tanks, and/or underground fuel storage tanks shall be clearly identified on the demolition plan and abandoned under permit and inspection of Sonoma County Environmental Health or other designated agency.

55. Improvements plans shall include an erosion control (winterization) plan. The plan must include an order of work and staging/scheduling component indicating when facilities must be installed and when they may be removed. A separate Rain Event Action Plan (REAP) shall be required and prepared as part of the Storm Water Pollution Prevention Plan (SWPPP). A copy of the REAP shall be kept on-site throughout the duration of construction activities.

Utility Improvements

56. All existing overhead utilities (of 26,000 volts or less) and proposed utilities, both on-site and along Project frontages, shall be placed underground. All proposed utilities are to be placed underground per Chapter 17.30.100 of the City’s Municipal Code.

Sanitary Sewer and Water Improvements
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57. The applicant shall submit for City review and approval the domestic water use calculations and meter sizing. Water use calculations shall compare the estimated water use to the water use attributed to the area by the Water Master Plan (latest edition).

58. The applicant shall submit for City review and approval the sanitary sewer use study. The study shall present expected sewer flow generation, a comparison of the expected sewer flows to what was attributed to the area by the Sewer Master Plan (latest edition).

59. Prior to issuance of a building permit, developer shall obtain a letter from the City of Santa Rosa stating their requirements for a sewer use permit have been satisfied.

60. Sewer flows generated by Cotati Village 2 to be served by a single connection to the existing 8-inch pipeline in Highway 116 as evaluated in the Carollo Cotati Village 1 & 2 Water and Wastewater Assessment Report Final dated October 2023. On-site sewer facilities installed as part of the Project shall be private and clearly identified as “private” on the design drawings.

61. Sewer force main is required to convert to gravity at property line, following Cotati Standard 515.

62. City shall install a domestic and an irrigation meter at property line in City ROW and Developer is to comply with SB 7 provisions regarding submetering individual dwelling units, specifically California Water Code Division 1, Chapter 8. Water Measurement [500-537.5]. Water lines, including fire lines, and sewer lines on the private property shall be identified as “private” on the design drawings. Fire hydrants may connect directly to public mains.

63. All irrigation water mains, service laterals, plumbing, valves, pipes, appurtenances, irrigation parts, vaults and boxes must be purple.

Permit Requirements

64. Provide evidence that a Notice of Intent has been submitted and received by the North Coast Regional Water Quality Control Board for a General Construction Activity Storm Water Permit. Two copies of the Project Storm Water Pollution Protection Plan shall be provided to the City prior to issuance of a grading permit, encroachment permit or building permit.

Other / Landscape Parcels

65. Landscape and irrigation plans for plantings, including construction and planting details for bioretention areas and other Low Impact Development (LID) facilities, shall be submitted at the time of the Improvement Plan submittal package. All landscaping and irrigation shall comply with the City Water Efficient Landscape Ordinance (WELO). 109 of 1220
Said plan is subject to review and approval by the City Engineer.

66. The landscape plans shall show underground utilities and no trees shall be planted over any existing or proposed underground utilities, and no trenching shall occur within the driplines of the trees proposed to be preserved.

Public Improvement Agreement (PIA)

67. The applicant shall execute a City standard Public Improvement Agreement to address the proposed Alder Avenue and Highway 116 public improvements and the north-south Class I path on the west side of the Project property. The agreement shall address design, construction, dedication of and City acceptance of the public improvements. The agreement shall include and engineer’s cost estimate for the public improvements, security for the completion of these improvements, an initial deposit and execution of the City’s deposit account agreement for City inspection of the construction of the public improvements. The agreement shall be submitted for review and approval by the City.

The agreement shall also address the ownership, maintenance, lighting, parking, and access and shall be recorded against the lands of the Project.

Encroachment Permit

68. Prior to Issuance of an Encroachment Permit the following Conditions shall apply:

A. A Traffic Control and Work Plan shall be submitted to the City Engineer for review and approval. At a minimum, the Traffic Control Plan shall address ingress and egress, haul route, flagging, and maintenance of the road and identifies a staging area. The plan shall be reviewed and approved by the Chief of Police and the Planning Division prior to the start of any sitework.

B. An Encroachment Permit shall be required prior to performing work on public utilities or work within public rights-of-way or public easements.

During Construction Operations the Following Conditions Shall Apply

69. The developer shall keep adjoining public streets free and clean of project dirt, mud, materials, and debris during the construction period, as found necessary by the City Engineer. If a construction entrance is used, the area shall be swept and cleaned daily to remove any dirt, mud or debris. If necessary, street sweeping may be required.

70. The developer shall be responsible for all damage to existing City streets during construction and shall repair all damaged facilities at no cost to the City.

71. If any hazardous waste is encountered during the construction of this project, all work shall be immediately stopped and the Sonoma County Environmental Health Department, the Fire District, the Police Department, and the City Inspector shall be notified immediately. Work shall not proceed until clearance has been issued by all of these agencies.
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72. During construction, the Contractor shall be responsible for controlling noise, odors, dust and debris to minimize impacts on surrounding properties and roadways. Contractor shall be responsible that all construction equipment is equipped with manufacturers approved muffler’s baffles in compliance with all City codes relating to noise and idling equipment. City Code includes but is not limited to section 17.30.050. Failure to do so may result in the issuance of an order to stop work.

73. If grading is to take place between October 15 and April 15, both temporary and permanent erosion control measures, conforming to the Project erosion control plans shall be in place before October 1st. Erosion control measures shall be monitored and maintained continuously throughout the storm season.

74. The following minimum Best Management Practices (BMPs) shall be required during construction:

A. Construction crews shall be instructed in preventing and minimizing pollution on the job.

B. Stabilize construction entrance/exit to prevent tracking onto roadway. Only one stabilized construction entrance/exit will be allowed per site. Vehicles entering and leaving construction sites spread pollutants such as sediment, gravel, and other loose particles onto adjacent roads. Pollutants are washed into roadside ditches and are a nuisance to drivers and may cause damage to vehicles.

C. Protect exposed slopes from erosion through preventative measures. Cover slopes to avoid contact with storm water by hydro-seeding, mulch, use of plastic sheeting or other approved means.

D. Use brooms and shovels, when possible, to maintain a clean site. Use of a hose is not recommended. Introducing water as a cleanup method adds to water pollution.

E. Designate a concrete washout area, if needed, to avoid wash water from concrete tools or trucks from entering storm drain systems. Maintain washout area and dispose of concrete waste on a regular basis.

F. Establish a vehicle storage, maintenance, and refueling area, if needed, to minimize the spread of oil, gas, and engine fluids. Use of oil pans under stationary vehicles is strongly recommended.

G. Protect drain inlets from receiving polluted storm water through the use of filters such as fabrics, gravel bags or straw wattles.
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H. Be prepared for rain and have the necessary materials onsite before the rainy season.

I. Inspect all BMPs before and after each storm event. Maintain BMPs on a regular basis and replace them as necessary, through the entire course of construction.

Prior to Acceptance of Public Improvements and Bond Exoneration, the Following Conditions of Approval Shall Be Satisfied

75. All improvements shown on the Improvement Plans shall be completed and accepted by the City.

76. Prior to acceptance of improvements or occupancy of buildings, existing curb, gutter and sidewalk to remain shall be inspected by the City. Any curb, gutter and sidewalk which is not in accord with City standards or is damaged before or during construction, shall be replaced.

77. The developer shall provide a written statement signed by his or her engineer verifying that the grading and/or drainage improvements are completed in accordance with the plans approved by the City Engineer and the Building Official.

78. A complete set of As-Built or Record improvement plans showing all constructive changes from the original plans, shall be provided to the Public Works Department prior to final acceptance of the public improvements.

BUILDING DIVISION

79. The two proposed 4-story residential buildings are apartment buildings and considered R2 occupancies in accordance with the 2022 California Building Code or the currently adopted codes in the City of Cotati. Include in the construction drawings a code analysis for each building based upon the occupancy, type of construction allowable area, and building height confirming conformance with requirements of CBC Chapters 5 & 6.

80. Plans will be required to comply with the currently adopted Disabled Access requirements of CBC Chapter 11A and 11B.

81. The project requires a Geotechnical Report. The report shall provide design recommendations based upon the engineer’s findings and shall comply with CBC Section 1803. [§107.2 CBC]

82. The project Soils Engineer shall confirm that the grading plans, foundation plans, and associated details and specifications have been reviewed and that it has been determined 112 of 1220
that the recommendations in the soil report are properly incorporated in the plans. [1803.6 CBC]

83. Provide Exit plans showing path of exits to the public way. Verify exit widths and overall path length to the building exit. [§1014.2 CBC & Table 1016.2 CBC]

84. Provide complete dimensioned floor plans for all rooms, spaces, hallways, passages, clearances, etc. [ 107.2 CBC]

85. Provide complete structural plans and design calculations coordinated with the design criteria established by the Geotechnical Engineer and site conditions. All plans are required to be coordinated with the architectural plans.

86. Provide Electrical plans showing all processing equipment and provide Load Calculations to address the demand for each building.

87. Provide Title 24 Energy Documentation for lighting, building envelope, heating, and cooling for residential and commercial buildings.

88. Disabled Access Paths of Travel and usage of site features are required to be detailed in the construction documents. Parking, entrances and all features and signage within the building and on site are required to be disabled compliant. CBC Chapter 11

89. The landscape plans show general use areas for tenants and guest site seating areas.

These spaces are required to be accessible to serve persons with disabilities.

90. Provide water supply, building drain, and gas supply sizing calculations for the building in accordance with the California Plumbing code. Complete utility plans showing all connections to the provider are required on the site plan.

91. Living units shall be provided with fire rated construction separating unit to unit for vertical and horizontal conditions. Sound transmission ratings of not less than 50 are required between units, including walls and ceiling assemblies. All fire assemblies are required to be approved by a recognized testing agency (UL, NFPA, etc.). Provide complete construction details, and assemble source and reference number. CBC 1206

92. Before approval of the foundation inspection, a licensed Land Surveyor or Civil Engineer with proper certification shall conduct a survey of the (front, sides, rear, all) property lines and install property line markers that can be readily verified by Building Inspection staff to verify setbacks and submit a written (stamped) confirmation to the Building Division that the staking of the property lines has been completed. 113 of 1220

93. The parking lot shall be paved and striped according to City standards as identified in CMC Section 17.36.090. Accessible and compact spaces shall be provided as required by CMC Section 17.36.060 and motorcycle spaces shall be provided as required by CMC Section 17.36.070(B), and all such spaces shall be identified and marked accordingly.

Accessible parking spaces are required to be detailed in the plans and on an accessible path of travel. [CBC 11B-208.2, CBC 11B-403]

94. The project is required to comply with current CALGreen requirements. The worksheets are available on the City website and shall be printed on plan sheets in the plan set.

95. The applicant shall submit final plans that include electric vehicle charging infrastructure in compliance with CalGreen Tier 2 Voluntary Measures. Plans shall be reviewed and confirmed for compliance by the Community Development Department prior to issuance of an occupancy permit. Calculations for spaces shall be rounded up to the nearest whole number. A parking space served by electric vehicle supply equipment or designed as an EV charging space shall count as at least one standard automobile parking space only for the purpose of complying with any applicable minimum parking space requirements established by a local jurisdiction. See Vehicle Code Section 22511.2 for further details.

CMC 4.106.4.2

96. Include in the plan set on a plan sheet all conditions of approval from all departments.

97. The Project requires a grading permit. Provide complete grading plans for the site and each parcel. Provide cut and fill calculations.

RANCHO ADOBE FIRE PROTECTION DISTRICT

98. AFSS Where required. Approved automatic fire sprinkler systems in new buildings and structures shall be provided in locations described in this section. Additional local requirements are described in Section 903.2.1 through 903.2.19.1.2 and may supersede the following requirements. The most restrictive requirements shall apply. (CFC 903)

99. Installation of the fire sprinkler system requires approved plans and permit from the Rancho Adobe Fire District prior to work commencing. The owner/contractor shall submit a permit application with three (3) sets of plans, cuts sheets, and calculations. This system shall comply with NFPA-13R or NFPA-13.
100. Sprinkler system supervision and alarms. Valves controlling the water supply for automatic sprinkler systems, pumps, tanks, water levels and temperatures, critical air pressures and water flow switches on all sprinkler systems shall be electrically supervised by a listed fire alarm control unit. (CFC 903.4)
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101. Installation of the fire alarm system, or sprinkler monitoring systems, must be conducted with approved plans and permit obtained from the Rancho Adobe Fire District prior to work commencing. The fire alarm submittal shall include a permit application with three (3) sets of plans, cut sheets, and calculations for review. The system shall comply with NFPA-72.
102. Fire Alarm System required. Fire alarm systems and smoke alarms shall be installed in Group R-2 and R-2.1 occupancies as required in Sections 9072.91.1 and 907.2.9.4. (CFC 907.2.9)
103. Installation of the fire alarm system requires approved plans and permit from the Rancho Adobe Fire District prior to work commencing. The owner/contractor shall submit a permit application with three (3) sets of plans, cuts sheets, and calculations. This system shall comply with NFPA-72.
104. Elevator car to accommodate ambulance stretcher. Where elevators are provided in buildings four or more stories above, or four or more stories below grade plane, not fewer that one elevator shall be provided for fire department emergency access to all floors. The elevator car shall be of such a size and arrangement to accommodate an ambulance stretcher 24 inches by 84 inches with not less than 5-inch radius corners, in the horizontal, open position and shall be identified by the international symbol for emergency medical services (star of life). The symbol shall be not less than 3 inches in height and shall be placed inside on both sides of the hoist-way door frame. (CBC 3002) 105. Fire Department Access. Fire Apparatus Access Roads shall be constructed and provided prior to construction of any buildings on the site. Fire apparatus access roads shall be maintained for fire department operations at all times during the construction process.

Closure or changes of fire apparatus access roads shall be reviewed and approved by the Rancho Adobe Fire District prior to closure or changes. (CFC 503) 106. Fire Hydrants. All required fire hydrants shall be installed and accepted by the Rancho Adobe Fire District prior to loading of any combustibles on-site or construction of the building. (CFC Appendix D)
107. Key Boxes. Where access to or within a structure or an area is restricted because of secured opening or where immediate access is necessary for lifesaving or fire-fighting purposes, the fire code official is authorized to require a key box be installed in an approved location. The key box shall be of an approved type listed in accordance with UL 1037 and shall contain keys to gain necessary access as required by the fire code official.
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108. Installation of the key boxes requires approved plans and permit from the Rancho Adobe Fire District prior to work commencing. The owner/contractor shall submit a permit application with three (3) sets of plans, cuts sheets, and calculations. This system shall comply with CFC Section 506.
109. Emergency Responder Radio Coverage. All new buildings shall have approved radio coverage for emergency responders within the building based on the existing coverage levels of the public safety communication system of the jurisdiction at the exterior of the building. The owner/project shall conduct appropriate testing and/or provide emergency responder radio coverage approved by the Rancho Adobe Fire District. 110. Installation of the emergency responder radio coverage system requires approved plans and permit from the Fire Prevention Bureau prior to work commencing. The owner/contractor shall submit a permit application with three (3) sets of plans, cuts sheets, and calculations. This system shall comply with CFC Section 510. 111. Corridors. Corridors shall be fire-resistance rated in accordance with Table 1020.1. The corridor walls required to be fire-resistance rated shall comply with Section 708 of the California Building Code for fire partitions.
112. An approved UL rated fire extinguisher shall be provided for each 3,000 square feet or fraction thereof.
113. The plans indicate that the residential buildings will be four stories in height. The Project shall conform to the California Fire Code, and depending on the final construction drawings may require aerial apparatus access to the buildings. 114. Where fire apparatus access roads or a water supply for fire protection are required to be installed, such protection shall be installed and made serviceable prior to and during the time of construction except when approved alternative methods of protection are provided. Temporary street signs shall be installed at each street intersection where construction of new roadways allows passage by vehicles in accordance with Section 505.2. No combustible construction shall begin until fire department access roads and fire hydrants are in service. (CFC 501.4)
115. Pursuant to California Fire Code Appendix D105.3, plans submitted for purposes of construction shall relocate streetlights and obstructive landscaping adjacent to aerial apparatus access areas identified on the proposed plans, subject to Fire Marshal review and approval.
116. Where a fire hydrant is located on a fire apparatus access road, the minimum road width shall be 26 feet (7925 mm), exclusive of shoulders. CFC D103.1 117. Approved fire apparatus access roads shall be provided for every facility, building or portion of a building hereafter constructed or moved into or within the jurisdiction. The 116 of 1220
fire apparatus access road shall comply with the requirements of this section and shall extend to within 150 feet (45 720 mm) of all portions of the facility and all portions of the exterior walls of the first story of the building as measured by an approved route around the exterior of the building or facility. (CFC 503.1.1) 118. Multiple-family residential projects having more than fifty (50) dwelling units shall be provided with two (2) separate and approved fire apparatus access roads. (CFC D106.1) 119. Turning radius. The required turning radius of a fire apparatus access road shall be determined by the fire code official. (CFC 503.2.4)
120. Where the vertical distance between the grade plane and the highest roof surface exceeds 30 feet (9144 mm), approved aerial fire apparatus access roads shall be provided. For purposes of this section, the highest roof surface shall be determined by measurement to the eave of a pitched roof, the intersection of the roof to the exterior wall, or the top of parapet walls, whichever is greater. (CFC D105.1)
121. Aerial fire apparatus access roads shall have a minimum unobstructed width of 26 feet (7925 mm), exclusive of shoulders, in the immediate vicinity of the building or portion thereof. (CFC C105.2)
122. An approved automatic fire sprinkler system shall be installed and maintained in all newly constructed buildings with Group R occupancy. (CFC 903.2.8) 123. The fire sprinkler system requires approved plans and permit from the Fire Prevention Bureau prior to work commencing. The owner/contractor shall submit a permit application with plans, cut sheets, and calculations. Multi-family residential may comply with NFPA-13R, commercial buildings shall comply with NFPA-13. 124. An approved fire alarm system shall be installed and maintained in all new constructed R-2 occupancies. Installation of the fire alarm system requires plans and permit from the Fire Prevention Bureau prior to work commencing. The owner/contractor shall submit a permit application with plans, cut sheets, and calculations. This system shall comply with NFPA-72. (CFC 907.2.9 and 907.2.10)
125. New and existing buildings shall be provided with approved illuminated address numbers or letters. They shall be contrasting with the background and be plainly visible from the street or road fronting the property. Address numbers shall be Arabic numerals or alphabetic letters. Where access is by means of a private road and the building cannot be viewed from the public way, a monument, pole, or other approved sign or means shall be used to identify the structure. Address identification shall comply with the City of Cotati Standards. (CFC 505.1)
126. Numbers for Other Than One- and Two-Family Dwellings. Each address identification character shall not be less than twelve inches (12") high with a minimum stroke width of one inch (1"). Suite and unit directional numbers shall be not less than six inches (6") in 117 of 1220
height with a minimum stroke width of three-quarter inch (0.75”). Individual unit numbers shall not be less than four inches (4") in height with a minimum stroke width of one-half inch (1/2"). (CFC 505.1.20)
127. Where two (2) or more buildings cannot be viewed from the public way or when determined to be necessary by the Fire Code Official, an approved illuminated complex directory, monument pole, or other approved address sign is required. (CFC 505.1.3) 128. A fire flow analysis is required to be submitted for review and approval at time of Building Permit Application. Fire Department approval will not be granted without a fire flow analysis.
129. Where access to or within a structure or an area is restricted because of secured opening or where immediate access is necessary for life saving or fire-fighting purposes, the fire code official is authorized to require a key box be installed in an approved location. The key box shall be of an approved type listed in accordance with UL-1037 and shall contain keys to gain necessary access as required by the fire code official. Installation of the key boxes requires approved plans and permit from the Fire Prevention Bureau prior to work commencing. The owner/contractor shall submit a permit application with three (3) sets of plans, cuts sheets and calculations. This system shall comply with CFC Section 506. 130. All new buildings shall have approved radio coverage for emergency responders within the building based on the existing coverage levels of the public safety communication system of the jurisdiction at the exterior of the building. The owner/project applicant shall conduct appropriate testing and/or provide emergency responder radio coverage approved by the Fire Protection District. Installation of the emergency responder radio coverage system requires approved plans and permit from the Fire Protection District prior to work commencing. The owner/contractor shall submit a permit application with three (3) sets of plans, cuts sheets and calculations. This system shall comply with CFC Section 510.
131. All Photo-Voltaic installations shall be submitted to the Building Official and Fire Official for review and permitting prior to installation. All required clearances per CFC Chapter 12 shall be provided.
132. The applicant shall coordinate with RAFPD for the location of trees along aerial apparatus access roads for proposed location, size and height in order to not obstruct aerial apparatus operations now and into the future.

CALTRANS
133. At the time of or prior to building permit application, plans and cross section drawings must be submitted that show actual lane widths and any striping or color treatments for the proposed Class I multimodal path along SR 116. The same Class I lane widths should be used as the trail that they are connecting to on the east side. The plans should also show connection of the Class I path across Alder Avenue, and connection with the 118 of 1220
proposed north-south Class I path along the east side of the project. The plans should also explain how the low point in the proposed Class I path on SR-116, as shown on Sheet C2 of the project plans at the section cut C, will be drained. 134. An encroachment permit will be required for any work done inside the State right-of-way (ROW), including the placement of the Class I multimodal path on the north side of SR 116, improvements on Alder Avenue within the State ROW, and temporary traffic control related to project construction.
135. At the time of encroachment permit application, detailed information regarding any connections and or modifications to State drainage systems must be provided. In addition, any engineering calculations for onsite systems out-letting to State drainage systems (pipe or ditch) must be provided, such as flow rates for shed areas, detention time for detention basins, etc. If additional runoff is generated from the site and drains towards SR 116, the runoff must be metered to pre-construction levels. 136. Potential impacts to the State ROW from project-related temporary access points should be analyzed. Mitigation for significant impacts due to construction and noise should be identified. Project work that requires movement of oversized or excessive load vehicles on State roadways requires a transportation permit that is issued by Caltrans. Prior to construction, coordination may be required with Caltrans to develop a Transportation Management Plan (TMP) to reduce construction traffic impacts to the STN. 137. If any Caltrans facilities are impacted by the project, those facilities must meet American Disabilities Act (ADA) Standards after project completion. As well, the project must maintain bicycle and pedestrian access during construction.

CEQA/ENVIRONMENTAL
The environmental review concludes that the Project, through the implementation of mitigating policies and actions in the Cotati General Plan and the uniformly applied regulations of Federal, State, and Local governments, would not result in environmental Impacts. To support this conclusion, the following conditions of approval are required to ensure implementation of applicable mitigation measures and policies set forth in the General Plan EIR. Some of the following mitigation measures may be the same as or similar to other conditions of approval, but are cited here again to conform to the environmental analysis document. 138. COA AQ-1: During any construction period ground disturbance, the Project will ensure that the Project contractor(s) implement the following measures to control dust and exhaust that are recommended by BAAQMD and listed below:

A. All exposed surfaces (e.g., parking areas, staging areas, soil piles, graded areas, and unpaved access roads) shall be watered two times per day.

B. All haul trucks transporting soil, sand, or other loose material off-site shall be covered.
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C. All visible mud or dirt track-out onto adjacent public roads shall be removed using wet power vacuum street sweepers at least once per day. The use of dry power sweeping is prohibited.

D. All vehicle speeds on unpaved roads shall be limited to 15 miles per hour (mph).

E. All roadways, driveways, and sidewalks to be paved shall be completed as soon as possible. Building pads shall be laid as soon as possible after grading unless seeding or soil binders are used.

F. Idling times shall be minimized either by shutting equipment off when not in use or reducing the maximum idling time to 5 minutes (as required by the California airborne toxics control measure Title 13, Section 2485 of California Code of Regulations [CCR]). Clear signage shall be provided for construction workers at all access points.

G. All construction equipment shall be maintained and properly tuned in accordance with manufacturer’s specifications. All equipment shall be checked by a certified mechanic and determined to be running in proper condition prior to operation.

H. Designate a Disturbance Coordinator and post a publicly visible sign with the telephone number of the Disturbance Coordinator to contact regarding dust complaints. The Disturbance Coordinator shall respond and take corrective action within 48 hours. The Air District’s phone number shall also be visible to ensure compliance with applicable regulations.
139. COA AQ-2: All contractors shall implement a Construction Minimization Plan including all feasible measures to reduce diesel particulate matter emissions as follows:

A. All construction equipment larger than 25 horsepower used at the site for more than two continuous days or 20 hours total shall meet U.S. EPA Tier 4 emission standards for PM (PM10 and PM2.5), if feasible. If Tier 4 equipment is not available for a particular piece of equipment, then use equipment that meets U.S. EPA emission standards for Tier 2 or engines and include particulate matter emissions control equivalent to CARB Level 3 verifiable diesel emission control devices that altogether achieve a 45 percent reduction in particulate matter exhaust in comparison to uncontrolled equipment; alternatively (or in combination).

B. Alternatively, the applicant may develop another construction operations plan demonstrating that the construction equipment used on-site would achieve a reduction in construction diesel particulate matter emissions by 45 percent or greater. Elements of the plan could include a combination of some of the following measures:

C. Installation of electric power lines during early construction phases to avoid use of diesel portable equipment,
D. Use of electrically-powered equipment,
E. Forklifts and aerial lifts used for exterior and interior building construction shall be electric or propane/natural gas powered,
F. Change in construction build-out plans to lengthen phases, and G. Implementation of different building techniques that result in less diesel equipment usage. Provide line power to the site during the early phases of construction to minimize the use of diesel-powered stationary equipment. 120 of 1220
140. COA BIO-1: In accordance with agency regulations and per the 2020 Programmatic Biological Opinion for the Santa Rosa Plain, vernal pool conservation credits shall be purchased for impacts to suitable Sebastopol meadowfoam habitat at a 1.5:1 ratio. Credits shall be purchased by the applicant and proof of purchase shall be provided to the City prior to the issuance of a grading permit.
141. COA BIO-2: Prior to issuance of a grading permit, California Tiger Salamander mitigation credits shall be purchased by the applicant from a USFWS approved Conservation Bank at a ratio of 2 square feet of mitigation for every square foot of upland habitat (2:1), and proof of purchase shall be provided to the City. 142. COA BIO-3: Prior to issuance of a demolition or grading permit (including removal of existing structures and trees), the project biologist shall perform bat roost emergence surveys no more than 7 days prior to the start of activities outside of the hibernation period (November 1 to March 1). Results of the survey shall be provided to the City of Cotati prior to commencing work. If bats are found, a bat exclusion plan shall be prepared and submitted to CDFW to include the following:

A. Bats shall be excluded between March 1 (once overnight low temperatures exceed 45 degrees Fahrenheit) and April 15, or between September 1 and October 15 to ensure no impact to maternity roosting occurs. Once bats have been fully excluded, the structure may be demolished or removed.

B. If a maternity roost is found, a replacement roost must be established either on‐site or at a nearby off‐site at a permanently protected location in consultation with CDFW.

C. Tree removal for trees greater than 16‐inch dbh shall be performed using the three‐step removal process. First the crown or upper 1/3 of the tree shall be removed and any limbs removed and left overnight. Next, the rest of the tree shall be felled and left overnight. On the third day, the biologist shall examine the felled tree to make sure any bats have escaped prior to chipping on‐site or hauling to an off‐site location for disposal.
143. COA BIO-4: To prevent any potential affects to nesting birds, the following actions shall be taken:

A. If construction begins between February 1 and August 31, a pre‐construction nesting bird (both passerine and raptor) survey of the habitats within 500 feet of all work areas shall be performed within 7 days of groundbreaking. 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 between February 1 and July 1.

B. 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. The radius of the required buffer zone can vary depending on the species, with the dimension of any required buffer zone to be determined by a qualified biologist.
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C. To delineate the “no‐work” buffer zone around a nesting tree, orange construction fencing must be placed at the specified radius from the base of the tree within which no construction related activity or machinery shall intrude. 144. COA BIO-5: Prior to issuance of a demolition, grading, or building permit, credits from a US Army Corps of Engineers- and Regional Water Quality Control Board-approved wetland mitigation bank shall be purchased by the applicant at a ratio of no less than 1:1 to compensate for the loss of waters of the U.S. and State, and proof of credits shall be provided to the City of Cotati.
145. COA BIO-6: Tree removal or unintentionally damaged trees shall be replaced in compliance with Chapter 17.54 Tree Protection ordinance. All contractors shall comply with and implement the Tree Protection measures established in the Planning Division’s Project Conditions of Approval, specifically Conditions 7E and 11. 146. COA BIO-7: Rare plant surveys shall be conducted annually by a qualified biologist during appropriately timed blooming periods until construction commences on the project site. Results of rare plant surveys shall be submitted to the City prior to issuance of grading permit.
147. COA BIO-8: Indirect impacts to adjacent, offsite waters of the U.S./State shall be minimized to the maximum extent practicable by the use of best management practices (BMPs) that are installed prior to earth-work to protect waters of the U.S./State outside of the designated work areas. These practices shall include installing orange construction fencing, silt fencing, wildlife friendly hay wattles (that is, no monofilament netting), gravel wattles, and other protective measures between project activities and preserved offsite waters of the U.S./State. Orange construction fencing and other appropriate BMPs shall be installed along the riparian area located along the western boundary of the project site and the onsite construction areas. If the drainage ditch along SR-116 is to be preserved, orange construction fencing and other appropriate BMPs shall be installed during earthwork for all on and offsite improvements.
148. COA CUL-1: In the event that cultural resources, human remains, or unique paleontological resources are inadvertently discovered during ground disturbing activities, the following conditions shall apply:

A. If construction or grading activities result in the discovery of significant historic or prehistoric archaeological artifacts or unique paleontological resources, all work within 100 feet of the discovery shall cease, the Community Development Department shall be notified, the resources shall be examined by a qualified archaeologist, paleontologist, or historian for appropriate protection and preservation measures; and work may only resume when appropriate protections are in place and have been approved by the Community Development Department.

B. If human remains are discovered during any ground disturbing activity, work shall stop until the Community Development Department and the County Coroner have been contacted; if the human remains are determined to be of Native American origin, the Native American Heritage Commission (NAHC) and the most likely descendants 122 of 1220
have been consulted; and work may only resume when appropriate measures have been taken and approved by the Community Development Department.

C. If the skeletal remains are found to be prehistoric, Native American and not modern, then the coroner must call the Native American Heritage Commission in Sacramento that will designate the “Most Likely Descendant” (or MLD) of the discovered remains. The MLD will be responsible for recommending the disposition and treatment of the remains (before construction is resumed). Although the likelihood of encountering human skeletal remains in the project area seems slight, it is important to have a procedure for alternate tasks that can be put into effect quickly in the event that human remains are discovered. This allows for work to continue elsewhere on the project area (where appropriate given the size of the property and location of the discovery) while the remains are properly investigated.

D. If any prehistoric artifactual materials such as modified obsidian flakes or formed tools or concentrations of natural obsidian nodules are observed during any phase of grading or future construction on the property, all work in the vicinity of the find shall be stopped until the area of the discovery can be evaluated by an archaeologist.

Depending on the extent and cultural composition of the discovered materials, subsequent excavation monitored by an archaeologist may be required, who shall be ready to record, recover and/or protect significant artifactual materials from further damage.
149. COA CUL-2: Prior to any ground disturbing activities, a Secretary of the Interior qualified archaeologist shall prepare an Archaeological Monitoring Plan (AMP) and provide the appropriate level of archaeological monitoring of ground-disturbing activities within 250 feet of the southeast corner of the parcel boundary on APN 046-286-021. The AMP shall include the following provisions:

A. A pre-construction Cultural Resources Awareness Training (CRAT) and details regarding the types of archaeological resources that could be found within the Project Area, and the procedures to follow should any archaeological material be encountered, including proper notification to Tribes, agencies, and stakeholders, and for an assessment of the significance of any archaeological resources encountered during construction shall be provided.

B. The archaeological monitor shall be empowered to halt construction activities at the location of a discovery to review possible archaeological material and to protect the resource while the find is being assessed.

C. Monitoring shall continue until the Secretary of Interior-qualified archaeologist determines that full time monitoring of specific excavation activities or in specific areas of the Project can be reduced to spot check monitoring or that monitoring is no longer warranted.

D. A report shall also be prepared by the monitor that documents findings after the ground disturbance is complete and submitted to the City. 150. COA GEO-1: Prior to issuance of a grading or building permit, the applicant shall submit a geotechnical investigation report for review and acceptance by the Chief Building Official and/or the City Engineer. The report shall include design-level recommendations, which shall be incorporated into the final project plans. 123 of 1220
A. At the time of permit application submittal, the applicant shall include a letter, together with the geotechnical analyses, from the Project’s geotechnical engineer certifying that all recommendations in the Project’s geotechnical analyses meet current geotechnical design standards and that all applicable recommendations have been incorporated into the construction plans. Where the geotechnical engineer recommends technical changes to the recommendations in any of the geotechnical analyses, such changes shall be clearly identified in the letter.

B. The Project’s geotechnical engineer shall inspect the construction work and shall certify to the City, prior to issuance of a certificate of occupancy, that the improvements have been constructed in accordance with the geotechnical analyses. 151. COA GHG-1: The applicant shall submit final plans that include electric vehicle charging infrastructure in compliance with CalGreen Tier 2 Voluntary Measures. Plans shall be reviewed and confirmed for compliance by the City of Cotati Building Department prior to issuance of an occupancy permit.
152. COA HYD-1: Prior to issuance of a building permit, the applicant shall submit a Storm Water Prevention and Pollution Plan (SWPPP) and erosion and sediment control plan for approval by the City Engineer. The SWPPP shall include Best Management Practices to be implemented during grading and construction activities. The SWPPP shall incorporate the requirements of all applicable federal, state, and local regulations. Submitted plans shall also demonstrate compliance with City of Cotati Municipal Code Chapter 13.68 Storm Water Ordinance and Chapter 14.36 Erosion and Sediment Control. 153. COA HYD-2: Prior to issuance of a grading permit, the applicant shall submit a final Stormwater Control Plans (SCP) including a final Storm Water Low Impact Development Plan (FSWLID) and Stormwater Mitigation Plan for review and approval by the City Engineer.
154. COA NOI-1: Prior to issuance of the building permit, the applicant shall submit final design plans that incorporate and certify the inclusion of mechanical ventilation equipment for all apartments located in Buildings A and B with a clear view of traffic on SR-116. The mechanical ventilation shall supply fresh air via an acoustically rated straight air transfer duct such as the Fresh 80, 90 or 100-dB units by Fresh Ventilation or an equivalent unit or other system deemed satisfactory by the local building official, to provide adequate fresh air to the residences with closed windows to maintain interior noise levels at or below 45 dBA Ldn.
155. COA NOI-2: The Project shall implement best management practices to minimize construction-related noise impacts as set forth in Action N1h of the General Plan, as listed below, and shall meet all applicable noise standards as set forth in Section

17.30.050 of the Cotati Municipal Code:

A. Noise-generating construction activities, including truck traffic coming to and from the construction site for any purpose, shall be limited to between the hours of 7:00 am and 7:00 pm on weekdays and 9:00 am and 5:00 pm on Saturdays. No construction shall occur on Sundays or holidays.
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B. All equipment driven by internal combustion engines shall be equipped with mufflers, which are in good condition and appropriate for the equipment.

C. The construction contractor shall utilize “quiet” models of air compressors and other stationary noise sources where technology exists.

D. At all times during project grading and construction, stationary noise-‐generating equipment shall be located as far as practicable from sensitive receptors and placed so that emitted noise is directed away from residences.

E. Unnecessary idling of internal combustion engines shall be prohibited.

F. Construction staging areas shall be established at locations that will create the greatest distance between the construction-related noise sources and noise-sensitive receptors nearest the project site during all project construction.

G. Neighbors located adjacent to the construction site shall be notified of the construction schedule in writing.

H. The construction contractor shall designate a “noise disturbance coordinator” who will be responsible for responding to any local complaints about construction noise.

The disturbance coordinator would determine the cause of the noise complaint (e.g., starting too early, bad muffler, etc.) and institute reasonable measures as warranted to correct the problem. A telephone number for the disturbance coordinator shall be conspicuously posted at the construction site.
156. COA REC-1: Prior to issuance of the building permit, the applicant shall dedicate one acre of parkland per 200 residents or pay an in-lieu fee as determined by the Community Development Director.
157. COA TRA-1: The Applicant shall provide public improvement plans to the City for review and acceptance prior to issuance of a grading permit. The final plans shall include signalization at either the intersection of Alder Avenue/SR-116 or the signalization of W.

Cotati Ave/SR-116. If no signal is installed at Alder Avenue, final improvement plans shall include a physical barrier designed in compliance with Caltrans Highway Design Manual to prevent left turns from Alder Avenue onto SR-116 and shall also include a public access easement to allow vehicles to use Batchelor Lane (through Cotati Village 1). A memo from the Project’s traffic engineer confirming that the final plans are designed to achieve intersection operation at Level of Service D or greater. The final plans shall be reviewed and accepted by the City’s Engineer prior to issuance of a grading permit and shall be fully installed prior to issuance of a certificate of occupancy for the project.
158. COA TRA-2: The applicant shall improve the bus stop located west of the SR-116 and Alder Ave. intersection to meet Sonoma County Transit Requirements and shall include a shelter, a bench, and ADA access to the proposed multi-use pathway along SR-116 as well as any other elements required by Sonoma County Transit Authority. The bus stop may be relocated east of Alder Avenue if a signal is installed at W. Cotati/SR-116 intersection and not at the Alder Avenue/SR-116 intersection. 159. COA TRA-3: The Project shall comply with all requirements from Caltrans to address design, engineering, and operation requirements within the State right-of-way. Prior to 125 of 1220
commencing any work in the public right of way, the applicant shall secure an encroachment permit from Caltrans and provide the following to Caltrans:

A. Detailed information regarding any connections and or modifications to State drainage systems must be provided.

B. Any engineering calculations for onsite systems out-letting to State drainage systems (pipe or ditch) must be provided, such as flow rates for shed areas, detention time for detention basins, etc. If additional runoff is generated from the site and drains towards SR-116, the runoff must be metered to pre-construction levels.

C. The applicant shall provide a copy of the approved encroachment permit to the City prior to commencing work within the public right of way. If Project work requires the movement of oversized or excessive load vehicles on State roadways, the Applicant shall secure a transportation permit from Caltrans and provide a copy to the City. 160. COA TRA-4: The Applicant shall install a 50-foot-long left-turn pocket on SR-116 at the eastbound approach to Alder Avenue, or as otherwise approved by the City Engineer. If signalized, the southbound Alder Avenue approach to SR-116 shall be restriped to include a separate left-turn lane. The left-turn lane and restriping plan shall be submitted to the City Engineer for review and approval prior to building permit issuance. All required approvals shall be obtained from Caltrans and submitted to the City. 161. COA TRA-5: Final landscaping plans shall be submitted and show compliance with Cotati Municipal Code (CMC) Section 17.30.040(c)(2). Final landscaping plans shall include the specific plants that will be placed in the traffic safety visibility area (see CMC Section 17.30.040.E) and their maximum projected height which shall be no taller than 36 inches except for trees with their canopy trimmed to a minimum of eight feet above grade. These standards shall be applied to access drive from Alder Avenue, as well as the intersections of the multi-use path and Alder Avenue.
162. COA UTI-1: The final plans and a final Water and Wastewater Assessment Report shall be submitted by the Applicant and reviewed/accepted by the City Engineer to confirm water demand and wastewater generation of final project design can be met by utilities prior to permit issuance.
163. COA UTI-2: The applicant shall submit landscape and irrigation plans for plantings at the time of the Improvement Plan submittal package. All landscaping and irrigation shall comply with the City Water Efficient Landscape Ordinance (WELO) and is subject to review and approval by the City Engineer. Prior to issuance of a certificate of occupancy, all plantings and irrigation systems in the approved final landscaping plan shall be completed.
164. COA UTI -3: The applicant shall execute a City standard Public Improvement Agreement to address the proposed public improvements. The agreement shall address design, construction, dedication of, and City acceptance of the public improvements. The agreement shall include and engineer’s cost estimate for the public improvements, security for the completion of these improvements, an initial deposit and execution of the City’s deposit account agreement for City inspection of the construction of the public 126 of 1220
improvements. The agreement shall be submitted for review and approval by the City.

The agreement shall also address the ownership, maintenance, lighting, parking, access and shall be recorded against the lands of the project. The site shall be annexed into the Community Facilities District.
165. COA MF-1: The applicant shall coordinate the project’s construction activities and construction schedule with the City to coordinate the concurrent construction of projects within 1,000 feet of the project site to ensure that overlapping lane closures, periods of increased noise and dust generation are minimized to the extent practicable. *****
IT IS HEREBY CERTIFIED that the foregoing resolution was duly adopted at a regular meeting of the City Council of the City of Cotati held on August 27, 2024, by the following vote, to wit:

Approved:___________________________
Mayor
Attest:______________________________
Kevin Patterson, Deputy City Clerk
Approved as to form:______________________________
City Attorney
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ENVIRONMENTAL REVIEW

PURSUANT TO CALIFORNIA PUBLIC RESOURCES CODE
CEQA GUIDELINES SECTION 15183
Cotati Village Community Two Project
LEAD AGENCY:

CITY OF COTATI

COMMUNITY DEVELOPMENT DEPARTMENT
201 WEST SIERRA AVENUE
COTATI, CA 94931
PREPARED BY:

METROPOLITAN PLANNING GROUP
1275 4
TH ST. #265, SANTA ROSA, CA 95404
JULY 2024
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[PAGE INTENTIONALLY LEFT BLANK
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City of Cotati
Cotati Village Community Two Project i CEQA Analysis

COTATI VILLAGE COMMUNITY TWO
Project Title: Cotati Village Community Two
Lead Agency: City of Cotati: Community Development Department 201 West Sierra Avenue
Cotati, CA 94931
Contact Person: Autumn Buss, Associate Planner
707238-5276
Project Location: 7515 Alder Avenue and 8145 Gravenstein Hwy, Coati, CA (APN:144-040- 011, 144-040-021) City of Cotati, Sonoma County, California Project
Sponsor(s)/Owners:

Collin Monahan
116 Associated Investors, LLC
1101 5th Avenue, Ste. 300
San Rafael, CA 94901
[email protected]
415-456-0600
General Plan
Designation:

General Commercial (GC)
Zoning: Commercial, Gravenstein Corridor (CG)
Description of project: The proposed project includes the construction of a mixed-use multifamily development with 126 apartments (including 13 affordable units) in two four-story buildings and a separate 2,250 sf café on a 5.62- acre parcel. Site improvements include landscaping, lighting, parking, common open space and amenities, and pedestrian and bicycle paths.

The project includes frontage improvements to SR-116 and Alder Avenue.

Surrounding land uses
and setting; briefly
describe the project’s
surroundings:

The project site is surrounded by land designated as General Commercial to the north, east, south, and west. Medium Density Residential is located northeast of the project site and a mixed-use project (Cotati Village Community One) has been approved for the property directly east of the project site across Alder Avenue.

Other public agencies
whose approval is
required:

U.S. Army Corps of Engineers, Regional Water Quality Control Board, U.S.

Fish and Wildlife Service, California Department of Fish and Wildlife, and Caltrans.

Have California Native
American tribes
In accordance with PRC Section 21080.3.1(d), the City of Cotati provided written formal notification to the Federated Indians of Graton Rancheria 171 of 1220
City of Cotati
Cotati Village Community Two Project ii CEQA Analysis
traditionally and
culturally affiliated
with the project area
requested consultation
pursuant to Public
Resources Code section
21080.3.1? If so, has
consultation begun?
(FIGR) on August 23, 2023, which included a brief description of the proposed project and its location, the City of Cotati’s contact information, and a notification that FIGR had 30 days to request consultation pursuant to this section. The City of Cotati received a response requesting consultation under PRC Section 21080.3.1(b)(2) from the FIGR on September 7, 2023. The City of Cotati entered into consultation with FIGR and provided requested information on October 5, 2023. Subsequent correspondence resulted in a request from the Tribe to review the CEQA Analysis, which was provided to the Tribe on June 10, 2024 and no response was received.
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City of Cotati
Cotati Village Community Two Project iii CEQA Analysis

COTATI VILLAGE COMMUNITY TWO

TABLE OF CONTENTS PAGE

1. INTRODUCTION ............................................................................................................................. 1

1.1. OVERVIEW OF CEQA ANALYSIS.............................................................................................................1

1.2. PURPOSE AND SUMMARY OF THIS CEQA DOCUMENT ....................................................................1

1.3. PUBLIC REVIEW PROCESS .....................................................................................................................1

2. PROJECT DESCRIPTION .................................................................................................................. 2

2.1. BACKGROUND........................................................................................................................................2

2.2. PROJECT LOCATION...............................................................................................................................2

2.3. GENERAL PLAN AND ZONING ..............................................................................................................4

2.4. PROJECT DESCRIPTION..........................................................................................................................4

3. RELEVANT CITY PLANNING DOCUMENTS.................................................................................. 21

3.1. CITY OF COTATI GENERAL PLAN ........................................................................................................21

3.2. CITY OF COTATI GENERAL PLAN EIR..................................................................................................21

3.3. CITY OF COTATI ZONING CODE .........................................................................................................22

4. APPLICABLE CEQA PROVISIONS AND FINDINGS....................................................................... 22

4.1. GENERAL PLAN/COMMUNITY PLAN EXEMPTION (CEQA GUIDELINES SECTION 15183) ............23

4.2. APPLICABILITY OF THE PROJECT TO CEQA GUIDELINES SECTION 15183.....................................23

4.3. CEQA DETERMINATION AND SUMMARY OF FINDINGS ..................................................................26

5. EVALUATION OF ENVIRONMENTAL EFFECTS ............................................................................ 27

5.1. AESTHETICS...........................................................................................................................................29

5.2. AGRICULTURAL AND FORESTRY RESOURCES ..................................................................................34

5.3. AIR QUALITY..........................................................................................................................................37

5.4. BIOLOGICAL RESOURCES....................................................................................................................51

5.5. CULTURAL RESOURCES.......................................................................................................................66

5.6. ENERGY .................................................................................................................................................71

5.7. GEOLOGY AND SOILS..........................................................................................................................74

5.8. GREENHOUSE GAS EMISSIONS ..........................................................................................................81

5.9. HAZARDS/HAZARDOUS MATERIALS ..................................................................................................87

5.10. HYDROLOGY AND WATER QUALITY ..................................................................................................93

5.11. LAND USE AND PLANNING.............................................................................................................. 101

5.12. MINERAL RESOURCES ...................................................................................................................... 103

5.13. NOISE.................................................................................................................................................. 105

5.14. POPULATION AND HOUSING.......................................................................................................... 114

5.15. PUBLIC SERVICES .............................................................................................................................. 117

5.16. RECREATION ...................................................................................................................................... 121

5.17. TRANSPORTATION............................................................................................................................ 123

5.18. TRIBAL CULTURAL RESOURCES....................................................................................................... 137

5.19. UTILITIES AND SERVICE SYSTEMS ................................................................................................... 140

5.20. WILDFIRE............................................................................................................................................ 147

5.21. MANDATORY FINDINGS OF SIGNIFICANCE ................................................................................... 150

6. REFERENCE DOCUMENTS .......................................................................................................... 153

6.1. TECHNICAL APPENDICES ................................................................................................................. 153 173 of 1220
City of Cotati
Cotati Village Community Two Project iv CEQA Analysis

6.2. OTHER DOCUMENTS REFERENCED ................................................................................................ 153

7. ENVIRONMENTAL CONDITIONS OF APPROVAL ...................................................................... 156

TABLE OF FIGURES
FIGURE 1: REGIONAL LOCATION.....................................................................................................................11 FIGURE 2: PROJECT VICINITY.........................................................................................................................13 FIGURE 3: ZONING.........................................................................................................................................15 FIGURE 4: GENERAL PLAN LAND USE.............................................................................................................17 FIGURE 5: PROJECT SITE PLAN......................................................................................................................19

TABLE OF TABLES
TABLE 5.1: AIR QUALITY SIGNIFICANCE THRESHOLDS .....................................................................................40 TABLE 5.2 CONSTRUCTION PERIOD EMISSIONS...............................................................................................41 TABLE 5.3 OPERATIONAL EMISSIONS..............................................................................................................42 TABLE 5.4: CONSTRUCTION RISK IMPACTS AT THE OFF-SITE PROJECT MEI.....................................................45 TABLE 5.5 CUMULATIVE HEALTH RISK IMPACT AT THE PROJECT MEI...............................................................46 TABLE 5.6: CLIMATE IMPACT THRESHOLDS OF SIGNIFICANCE (PROJECT LEVEL)...............................................82 TABLE 5.7: GHG EMISSION FORECASTS ........................................................................................................83 TABLE 5.8: VIBRATION SOURCE LEVELS FOR CONSTRUCTION EQUIPMENT .....................................................109 TABLE 5.9: TYPICAL RANGES OF LEQ CONSTRUCTION NOISE LEVELS AT 50 FEET, DBA...................................110 TABLE 5.10 EXISTING AND EXISTING PLUS PROJECT PEAK HOUR INTERSECTION LEVELS OF SERVICE.............129 TABLE 5.11 BASELINE AND BASELINE PLUS PROJECT PEAK HOUR INTERSECTION LEVELS OF SERVICE ...........129 TABLE 5.12: ALTERNATIVE BASELINE PLUS PROJECT PEAK HOUR INTERSECTION LOS...................................130 TABLE 5.13: SR-116/W. COTATI AVE. INTERSECTION ANALYSIS BY FEHR AND PEERS ...................................130 TABLE 5.14 SIGHT DISTANCES AT PROPOSED INTERSECTIONS ......................................................................133 174 of 1220
City of Cotati
Cotati Village Community Two Project v CEQA Analysis

ACRONMYMS AND ABBREVIATIONS

APN ASSESSOR PARCEL NUMBERS

BAAQMD BAY AREA AIR QUALITY MANAGEMENT DISTRICT

BMP BEST MANAGEMENT PRACTICE

CCR CALIFORNIA CODE OF REGULATIONS

CDFW CALIFORNIA DEPARTMENT OF FISH AND WILDLIFE

CEQA CALIFORNIA ENVIRONMENTAL QUALITY ACT

CNEL COMMUNITY NOISE EQUIVALENT LEVEL

CNPS CALIFORNIA NATIVE PLANT SOCIETY

CRHR CALIFORNIA REGISTER OF HISTORICAL RESOURCES

CRPUSD COTATI-ROHNERT PARK UNIFIED SCHOOL DISTRICT

CTS CALIFORNIA TIGER SALAMANDER
dBA A-WEIGHTED DECIBEL

DMA DRAINAGE MANAGEMENT AREA

DPM DIESEL PARTICULATE MATTER

DPR DEPARTMENT OF PARKS AND RECREATION

EIR ENVIRONMENTAL IMPACT REPORT

EVA EMERGENCY VEHICLE ACCESS

FIGR FEDERATED INDIANS OF GRATON RANCHERIA

GHG GREENHOUSE GAS
gpd GALLONS PER DAY

LID LOW IMPACT DEVELOPMENT

LWWTP LAGUNA WASTEWATER TREATMENT PLANT

MBTA MIGRATORY BIRD TREATY ACT
mph MILES PER HOUR

NPDES NATIONAL POLLUANT DISCHARGE ELIMINATION SYSTEM

NAHC NATIVE AMERICAN HERITAGE COMMISSION

NHPA NATIONAL HISTORIC PRESERVATION ACT

NRHP NATIONAL REGISTER OF HISTORIC PLACES

NWIC NORTHWEST INFORMATION CENTER

OEHHA CALIFORNIA OFFICE OF ENVIRONMENTAL HEALTH HAZARDS ASSESSMENT

PRC PUBLIC RESOURCES CODE

RCPA REGIONAL CLIMATE PROTECTION AGENCY

ROG REACTIVE ORGANIC GAS

RWQCB REGIONAL WATER QUALITY CONTROL BOARD

SCH STATE CLEARINGHOUSE

SMART SONOMA-MARIN AREA RAIL TRANSIT

SR STATE ROUTE

SRPCS SANTA ROSA PLAIN CONSERVATION STRATEGY

SSBP SOUTH SONOMA BUSINESS PARK

SWPPP STORM WATER POLLUTION PREVENTION PLAN

SWRCB STATE WATER RESOURCES CONTROL BOARD

TCR TRIBAL CULTURAL RESOURCE

UST UNDERGROUND STORAGE TANK

UWMP URBAN WATER MANAGEMENT PLAN
µG/M3 MICROGRAMS PER CUBIC METER
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Cotati Village Community Two Project vi CEQA Analysis
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City of Cotati
Cotati Village Community Two Project Page 1 of 157 CEQA Analysis

1. INTRODUCTION
This California Environmental Quality Act (CEQA) Analysis evaluates consistencies with the City’s 2013 General Plan EIR to identify any new or more significant impacts from the proposed project, which includes an entitlement for Design Review and Tree Removal to construct a mixed-use residential development (the “Project”),with 126 apartments (including 13 affordable units) in two four-story buildings and a e 2,250 sf café located in a third one-story building, on a 5.62-acre parcel. The project is taking advantage of the State Density Bonus program to achieve the proposed number of residential units. Site improvements include landscaping, lighting, parking, common open space and amenities, and pedestrian and bicycle paths (the “Project”).

1.1. OVERVIEW OF CEQA ANALYSIS
This CEQA Analysis has been prepared by the City of Cotati, as the lead agency in full accordance with the procedural and substantive requirements of CEQA, CEQA Guidelines, and the City of Cotati local CEQA provisions.

This CEQA Analysis uses CEQA Guidelines Sections 15183, which provides a streamlined review of the Project by tiering from the program level analysis prepared for the Cotati General Plan and its certified Environmental Impact Report (EIR), thereby focusing the analysis to potential impacts of the project relative to the impacts analyzed in the program level 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. The analysis provided herein tiers from the program level analysis prepared for the 2013 City of Cotati General Plan and its EIR (SCH No. 2013082037), which was certified in 2015. This CEQA Analysis describes the proposed 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 General Plan policies adopted as mitigation apply to the project as described herein.

1.2. PURPOSE AND SUMMARY OF THIS CEQA DOCUMENT
The purpose of this document is to evaluate environmental effects of the Project under CEQA. This document considers the specific environmental effects of the Project as proposed and whether such impacts were adequately addressed in the City of Cotati 2013 General Plan EIR. The Project is required to incorporate or comply with all applicable mitigation measures identified in the 2013 General Plan EIR, uniformly applied development standards, and environmental conditions of approval. Section 7 of this document contains environmental conditions of approval imposed on the project to ensure implementation of mitigation measures from the 2013 General Plan EIR which have been identified to avoid, reduce, or offset potential environmental impacts. As presented herein, the Project is consistent with the General Plan and its certified EIR and qualifies for a General Plan Exemption pursuant to CEQA Guidelines Section 15183.

1.3. PUBLIC REVIEW PROCESS
The project has been analyzed pursuant to CEQA Guidelines Section 15183 and does not require circulation for public review and comment. Nonetheless the City will make this CEQA Analysis available as part of the public hearing process, which requires approval from the City Council for Design Review 177 of 1220
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Cotati Village Community Two Project Page 2 of 157 CEQA Analysis and Tree Removal. Prior to the City Council public hearing, the project will be considered for recommendation to the City Council by the Planning Commission at a public hearing.

2. PROJECT DESCRIPTION

2.1. BACKGROUND
The Project site is located at the northwest corner of Alder Avenue and California State Route 116 (SR116). The site consists of two parcels. On November 12, 2019, the City adopted an Initial Study/Mitigated Negative Declaration (IS/MND) for a project on the same site. The scope of the 2019 project included a text amendment to Section 17.22.020 of the Cotati Municipal Code to allow Residential Care Facilities for the Elderly (RCFE) within the Commercial, Gravenstein Corridor (CG) Zoning District, subject to the approval of a Use Permit; construction of an Assisted Living Facility, Memory Care Facility, and commercial building, a commercial cannabis permit to operate the dispensary, a lot line adjustment, and frontage improvements along SR-116 and Alder Avenue.

Since adoption of the 2019 IS/MND, the following activities were completed on the project site:
• Lot line adjustment
• Demolition of an old tavern and other structures
• Construction of retail along SR-116
• Establishment of the Cannabis Dispensary in a portion of the retail space • Occupancy of the balance of the retail space by Acre Pizza restaurant • Frontage improvements along a portion of Alder Ave
To date, all development has taken place on the portion of the site with frontage along SR-116. A total of approximately 7,822 sf of commercial space and ancillary improvements including parking, landscaping, and lighting, occupy the southernmost portion of the project site. The balance of the project site remains mostly undeveloped as the Residential Care Facilities for the Elderly was never constructed. The Project Site contains 41 trees including native oak species, overhead power poles and utilities, existing wells, and an existing vacant house with auxiliary structures.

On March 5, 2024, the applicant submitted a complete application for the currently proposed project.

2.2. PROJECT LOCATION
Cotati is located in central Sonoma County along the Highway 101 corridor approximately 8 miles south of Santa Rosa and 40 miles north of San Francisco. It is situated in the southern region of Sonoma County in a low-lying topographical area known as the Santa Rosa Plain. The City has a population of approximately 7,5841 within approximately 1,217 acres of City-incorporated land.

The Project site is located in the western portion of the City of Cotati, in the County of Sonoma (Figure 1:

Regional Location
). Specifically, the Project site is located at the northwest corner of the intersection of SR-116 and Alder Avenue and includes two contiguous parcels (APNs 144-040-011 and 144-040-021). 1 US Census Bureau, City of Cotati, https://data.census.gov/cedsci/all?q=cotati, accessed May 23, 2022. 178 of 1220
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Cotati Village Community Two Project Page 3 of 157 CEQA Analysis SR-116, which fronts the subject property to the south, is a California state highway that is maintained by the California Department of Transportation (Caltrans), connecting US 101 in Cotati to SR 1 on the Sonoma Coast in Jenner. At the project site frontage SR-116 is a two-lane road with a posted speed limit of 45 miles per hour (mph). Alder Avenue, which borders the subject property to the west, is a two-lane roadway that runs north-south, bound by Blodgett Street on the north and SR-116 on the south. Within the project vicinity Alder Avenue is approximately 28 feet wide and has a posted speed limit of 35 mph.

As seen in (Error! Reference source not found.), the Project site is comprised of two contiguous parcels that occupy approximately 5.62 acres. The smaller parcel, located adjacent to SR-116 has been developed with existing commercial retail uses, parking, and associated utilities.

The Project site is bounded by SR-116 to the south and Alder Avenue to the east. A vacant site is located to the east of Alder Ave. An undeveloped parcel and a vehicle storage yard border the site to the north. To the south of the property, across SR-116, is Shamrock Materials, Inc., a business specializing in stone and concrete building supplies. The Cotati Large Animal Hospital and Cotati Small Animal Hospital are located directly west of the project site.

Land uses surrounding the subject property include ruderal annual grassland to the east and north and an existing residential townhouse development (Cotati Cottages subdivision) to the northeast. A multi-family housing development (Cotati Village Community One, 177 units) has been approved for the vacant parcel east of the site. A multi-family residential development (Redwood Row, 168 units) has also been proposed for a vacant parcel on the east side of the Cotati Village Community One site.).

Additionally, the City of Cotati is working to improve SR-116 with a realignment of West Cotati Avenue and widening of SR-116 with pedestrian facilities between Alder Ave. and Redwood Drive. This project is currently in the design phase.

The Project site is located approximately 1.5 miles west of the Sonoma-Marin Area Rail Transit (SMART) Cotati station and the SMART corridor, approximately 0.75 miles from the Cotati Hub bus station which serves Sonoma County Transit and Golden Gate Transit, and is directly adjacent to the SR-116 and Alder Avenue bus stop for bus route 26 operated by Sonoma County Transit. The Project site is bounded by SR-116 to the south and access to Highway 101 is located approximately 0.25 miles east of the Project site.

Due to past cultivation of lavender fields and grading disturbance on the site, very few native plant species remain. The remaining native plant species found in the ruderal vegetation community include California poppy (Eschscholzia californica), Spanish clover (Acmispon americanus ssp. americanus), willow herb (Epilobium brachycarpum), cleavers (Galium aparine), summer cottonweed (Epilobium brachycarpum) and creeping wildrye (Elymus triticoides ssp. triticoides). Weed abatement and plowing was performed from 2009 to 2012 on the project site, but annual disking ceased when the tenant vacated the property in 2012. In mid-January 2018, as requested by the Rancho Adobe Fire District to minimize wildland fire hazards, the dry grass and weeds were removed, and the property disked. The weed abatement conducted in January 2018 did not impact the onsite sensitive biological resources including seasonal wetlands. The ruderal fields are disked annually for fire control practices.

One seasonal wetland (0.06 acre) occurs in a slight topographic low area in the northern portion of the project site. Under current federal regulations, this would be considered an isolated wetland and NOT subject to the U.S. Army Corps of Engineers (Corps) jurisdiction pursuant to Section 404 of the Clean Water Act. However, because the delineation map was completed and accepted by the Corps under the previous interpretation, the Corps will honor the approved delineation map and the wetland is subject to U.S. Army Corps of Engineers jurisdiction. This low area remains 179 of 1220
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Cotati Village Community Two Project Page 4 of 157 CEQA Analysis saturated/inundated throughout the winter as indicated by the dominance of hydrophytic vegetation, presence of hydric soils and indicators of wetland hydrology (i.e. presence of standing water, saturation and oxidized rhizospheres). During large storm events, this seasonal wetland overflows and conveys water overland east to the drain inlet along Alder Avenue where it enters the City storm drain system. Formal rare plant surveys were conducted on the project site in 2015, 2016, 2019, and 2024. No special status plant species have been observed onsite.

The project site and vicinity are known to have supported California tiger salamander (CTS) (Ambystoma californiense) in the past and are located within the established Critical Habitat for the California tiger salamander. In 2001 the adjacent Sonoma Business Park project site was mass graded and all impacts to CTS were fully mitigated to the satisfaction of the U.S. Fish and Wildlife Service (USFWS) and the California Department of Fish and Wildlife (CDFW). In 2003/2004, as a subsequent phase of the Sonoma Business Park development, a CTS recovery/salvage project was carried out under the direction of the USFWS and the CDFW. The CTS recovery/salvage project included the translocation of individuals to the Gobbi Bank Site and the Alton Lane Conservation Preserve. A report summarizing the recovery/salvage project was submitted to the USFWS and CDFW in September 2007 titled California Tiger Salamander Survey and Salvage Summary of the “Nibe” and “Reds” Project Site, Santa Rosa, California, September 20, 2007. The Project site is formerly known as the “Red’s” Project Site. The report concluded that 12 adult CTS were captured on the Red’s Project site and surrendered to CDFW for translocation. See additional discussion on CTS in Section 5.4 Biological Resources of Appendix B: Biological Resource Analysis.

There are 41 existing trees on the Project site. They include Valley Oak, Western Cottonwood, Black Oak, Monterey Pine, Coast Redwood, Mexican Fan Palm, and Silver Maple.

2.3. GENERAL PLAN AND ZONING
The City of Cotati General Plan identifies the City’s vision for the future and provides a framework that will guide decisions on growth, development, and conservation of open space and resources in a manner consistent with the quality of life desired by the City’s residents and businesses. To ensure that this desired vision is realized, the General Plan has been designed to be internally consistent and cross-referenced with other documents, including the City’s Land Use Code.

The Project site has a General Plan land use designation of General Commercial (GC) (Figure 4:

General Plan Land Use). The surrounding land uses are designated General Commercial to the north, south, east, and west, and Medium Density Residential (MDR) to the northeast.

The City of Cotati Land Use Code implements the General Plan. Several different zoning districts are identified in the Land Use Code that are intended to, among other things, provide for a wide range of uses and implement the City’s vision to conserve open space and resources. The project site is zoned Commercial, Gravenstein Corridor (CG) per the City of Cotati Zoning Map (Figure 3: Zoning).

2.4. PROJECT DESCRIPTION
The project involves tree removal, demolition of existing buildings and structures onsite, and the removal of overhead power poles and utilities to accommodate the proposed development.

The Proposed Project would construct two four-story residential buildings containing 126 apartments (including 13 affordable units) with a combined floor area of 141,680 square feet. The Project also includes a 2,250 square foot café in a third one-story building. Additional site development includes approximately 41,894 square feet of pathways and patios, approximately 76,531 square feet of paved driveways and 153 new off-street parking spaces, a woonerf multimodal street, and approximately 180 of 1220
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Cotati Village Community Two Project Page 5 of 157 CEQA Analysis 46,078 square feet of new landscaping. The project would provide an additional 9 on-street parking spaces on Alder Avenue and 33 new off-street bicycle parking spaces. The Project will also utilize 44 existing off-street parking spaces. A total of 14,243 square feet of central green, oak grove, and playgrounds would provide common open space for the development. Additional development includes on and offsite utility improvements, frontage improvements to SR-116, and a Class I multimodal path along the west side of the project connecting to SR-116 as required by the City of Cotati. Figure 6: Site Plan shows the locations of proposed development onsite and the area of frontage improvements along SR-116.

New Structures
The project includes construction of three new buildings including two four-story residential buildings that would contain a total of 126 dwelling units in 1-,2-, and 3-bedroom configurations. Building A would have a floor area of 67,000 square feet and would be located on the western portion of the site and contain 59 units. Building B would have a floor area of 74,080 square feet and be located along the northern portion of the site and contain 67 units. The Project includes waivers and concessions in compliance with State Density Bonus Law in California Government Code §65915 which allows the project to:
• Reduce the woonerf requirement,
• Increase the maximum building height,
• Reduce residential side yard setback requirements,
• Reduce width of offer of dedication of land for the future street along the western property line from 34’ to 28’ wide,
• Eliminate the requirement that Multifamily projects fronting on an existing or proposed public street shall orient the buildings to the street with individual entries, porches, and landscaping facing the street,
• Modify parking requirements to reduce overall number of parking spaces required and to count on-street parking spaces toward the project,
• Allow shared use of the commercial parking area so that residents have access to use some of the commercial parking spaces,
• Reduce the non-residential space requirement for mixed use projects from 35,420 SF (25% of project residential GSF) to 10,072 SF (includes 7,822 SF of existing retail) in order to reduce the self-evident costs that would otherwise be required to construct an additional 25,348 square feet of commercial space, and
• Eliminate the requirement for 80% of the length of the street facing facades to abut the buildto line.

Both buildings will have a maximum height of 47 feet to the top of the peaked roofs that will articulate the edges of the building. The main roof will be 42 feet high. Building A would be oriented to Building B at a 90-degree angle and will be separated by parking and landscaping.

The Café building is proposed to be 2,250 sf located in the southeastern portion of the site, proximate to the existing commercial uses and the woonerf and central open space area serving the residential buildings.

Access and Parking
The existing access point off of Alder Avenue to the existing commercial uses onsite would be retained.

New access to the residential portion of the site would be provided via a varying 20- to 26-foot-wide new one-way driveway that would connect to Alder Avenue with an entrance at the north end of the 181 of 1220
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Cotati Village Community Two Project Page 6 of 157 CEQA Analysis project and an exit at the south end, providing a loop configuration. This new driveway would provide access to 153 new parking spaces located around the loop drive. The new site south exit closest to SR116 would include a woonerf, a multi-modal street which incorporates traffic calming measures and accommodates pedestrians, bicycles, auto traffic, and parallel car parking. Pedestrian access would also be accommodated throughout the site via dedicated pedestrian walkways.

The project includes improvements to Alder Avenue along the site’s frontage consisting of a 5-foot grind and overlay to a segment of Alder Avenue, construction of an 11-foot travel way, 4.5-foot-wide bike lane, a 7-foot-wide area for on street parallel parking, and a 12-foot-wide sidewalk. The 12-footwide sidewalk is proposed along the site frontage to Alder Avenue and connects to internal sidewalks at the perimeter of the parking area and to the multi-use path along SR-116 On the site’s western boundary, the project includes a 28-foot-wide dedication of land for the potential future construction of a N-S roadway, consistent with the City’s 2013 General Plan. The project proposes to construct a 10-foot-wide Class I multi-use path along the site’s western boundary, which would connect to the proposed Class I multi-use path along the site’s frontage to SR-116.

West Cotati Avenue and State Route 116 Realignment
West Cotati Avenue currently terminates at SR-116 approximately 375 feet southeast of the Project site. The General Plan anticipated realignment of West Cotati Avenue and SR-116 as new development would require 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 of Cotati. 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 funding to install improvements. The site frontage improvements include a Class I multi-use path that would tie into the City’s proposed facility improvements along SR-116.

Alder Avenue
In the future, consistent with the City of Cotati’s General Plan, Alder Avenue may be inaccessible from SR-116 and instead may terminate in a cul-de-sac. The project includes plans for the future dedication of land along Alder Avenue to accommodate the planned future construction of the Alder Avenue culde-sac. In the future, if Alder Avenue transitions to a cul-de-sac, site access would be provided via construction of a new public street (north-south street) adjacent to the property’s western boundary or via Batchelor and Ford Lane to the east. Construction of the cul-de-sac would result in the removal of approximately 9 parking spaces from the proposed off-site parking. The future north-south street is not proposed for construction at this time but is planned to be signalized at its intersection with SR116 in the future, once developed. The project provides adequate right-of-way dedication to accommodate planned future improvements including the Alder Avenue cul-de-sac, the future northsouth street, and the planned future widening of SR-116.

Landscaping and Lighting
The proposed Landscape Site Plan includes a mix of trees, shrubs, groundcover and grasses. Trees and other landscaping are proposed along the perimeter of the project site, throughout the parking lot, between buildings, and within the interior courtyards (see Sheet L.1: Preliminary Landscape Plan, Sheet L2: Preliminary Landscape Notes, and Sheet L3: Central Green Preliminary Planting Plan).

Landscaping will feature drought tolerant plants and a high efficiency irrigation system, including 182 of 1220
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Cotati Village Community Two Project Page 7 of 157 CEQA Analysis weather-based controllers. Landscape areas will establish buffers, provide shading, and will serve as stormwater detention facilities.

The project proposes the removal of several existing native oak trees from the site, which requires a Tree Removal permit approved by the City Council and mitigation of removed trees. The proposed Landscape Plan includes a number of mitigation oak trees, and the applicant will also be required to pay an in-lieu fee for the balance of the mitigation trees that cannot be accommodated on the site.

Proposed lighting includes: streetlights along the project site’s frontage with SR-116 and Alder Avenue (City of Cotati standard light); exterior 14-foot-tall pole mount LED lighting along the woonerf, driveway, and parking areas. Bollard lighting at a height of 3.5 feet would be provided around the central green and along internal pedestrian pathways except for the multi-use path along the western edge of the property which would be lit by 10-foot-tall pole mount LED lights ((see Sheet LT1.1:

Preliminary Lighting Plan).

Water Supply
Potable water would be accommodated via the installation of new water laterals that would connect the new buildings to the existing 10-inch water line within Alder Avenue.

Solid Waste
Two covered solid waste containment areas are proposed for the residential units; both abutting the northern property line and located within the setback. Each solid waste containment area would include four dumpsters, one/two for trash/landfill materials, one/two for recyclable materials, and one for organics/yard waste, and would be enclosed by 6-foot-high concrete masonry unit walls with metal gates and an eight-foot-tall metal roof on posts. The new commercial space, occupied by the café, will utilize the trash receptacles for the existing commercial along SR-116.

Site Preparation and Construction
For the purpose of this analysis, it is assumed that site preparation and construction would occur within an approximately 12-month period. Site preparation would initiate with the removal of two existing structures (a single-family residence and detached garage), vegetation, and five trees, including three heritage native oaks, and two abandoned wells and a well house. 183 of 1220
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Cotati Village Community Two Project Page 8 of 157 CEQA Analysis A Tree Inventory Report was prepared by Horticultural Associates on April 30, 2024 (Appendix C). The Existing Site and Demolition Plan identifies trees that will remain and those proposed for removal (Sheet C1 of Plans Submitted February 2024). Of the 41 existing trees onsite, 36 would remain.

The project proposes to cut approximately 1,420 Cubic Yards of earth and require approximately 2,370 cubic yards of fill that would disturb approximately 4 acres of 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 of the proposed project will result in the fill of 0.06 acre of jurisdictional seasonal wetland regarded as waters of the U.S. and State subject to regulation by the U.S. Army Corps of Engineers and the Regional Water Quality Control Board (RWQCB).

Required Discretionary Actions
The applicant is requesting approval of a Design Review application to construct a mixed-use development, which consists of a total of three buildings that will accommodate 126 residential units and 2,250 square feet of commercial space. The Project applicant has applied to the City of Cotati for the following entitlements:
• Design Review
• Tree Removal Permit
In addition, the Project will be required to obtain all ministerial permits from the City as required to construct the Project, e.g., building permits, grading permits, occupancy permits, following approval of entitlement applications.

Other Public Agency Review
In addition to the approval necessary from the City of Cotati as the lead agency, the Cotati Village Community Two Project may require the following approvals from agencies other than the City:
• Sonoma Water (formerly Sonoma County Water Agency) – For review, approval and acceptance of the Project’s Stormwater Management Plan
• Caltrans Encroachment Permit
• Regional Water Quality Control Board
• California Department of Fish and Wildlife
• United States Army Corps of Engineers
• County of Sonoma Environmental Health (well removal)
California Native American Tribal Consultation
In accordance with Public Resources Code (PRC) Section 21084.2, lead agencies are required to consider Tribal Cultural Resources (TCR) including a site feature, place, cultural landscape, sacred place or object of cultural value to the tribe and is listed on the California Register of Historic Resources (CRHR) or a local register, or the lead agency, at its discretion, chooses to treat resources as such. In 184 of 1220
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Cotati Village Community Two Project Page 9 of 157 CEQA Analysis accordance with PRC Section 21080.3.1(b)(1), the Federated Indians of Graton Rancheria (FIGR), in a letter dated July 2015, stated that its tribe was traditionally and culturally affiliated with a geographic area within the City of Cotati’s geographic area of jurisdiction, and requested formal notice of and information on projects for which the City of Cotati serves as a lead agency under CEQA.

In accordance with PRC Section 21080.3.1(d), the City of Cotati provided written formal notification to the FIGR on August 23, 2023, which included a brief description of the proposed project and its location, the City of Cotati’s contact information, and a notification that the Federated Indians of Graton Rancheria has 30 days to request consultation pursuant to this section.

The City of Cotati received a response requesting consultation under PRC Section 21080.3.1(b)(2) from the FIGR on September 7, 2023. The City of Cotati entered into consultation with FIGR and provided requested information on October 5, 2023. Subsequent correspondence resulted in a request from the Tribe to review the CEQA Analysis, which was provided to the Tribe on June 10, 2024. No further action was requested.
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3. RELEVANT CITY PLANNING DOCUMENTS

3.1. CITY OF COTATI GENERAL PLAN
The 2013 City of Cotati General Plan was adopted in 2015 and identifies the City’s vision for the future and provides a framework that will guide decisions on growth, development, and conservation of open space and resources in a manner consistent with the quality of life desired by the City’s residents and businesses. To ensure that this desired vision is realized, the General Plan has been designed to be internally consistent and cross-referenced with other documents, including the City’s Land Use Code. The Cotati General Plan was adopted by City Council on March 24, 2015 by Resolution Number 2015-12.

The Cotati General Plan is intended for a broad range of applications, including:
• Informing discretionary activities carried out by City Council and Planning Commission; • Program and project development and implementation carried out by City staff; • Preparation of project proposals by the development community; and • Facilitation of public understanding of future development in Cotati and the City’s vision, goals, and priorities.

A copy of the City of Cotati’s General Plan is available at the Community Development Department, 201 West Sierra Avenue, Cotati, California 94931, during normal business hours and online at http://cotaticity.org/.

3.2. CITY OF COTATI GENERAL PLAN EIR
The City of Cotati 2013 General Plan EIR (SCH No. 2013082037) was certified on March 24, 2015 by Resolution Number 2015-11. The 2013 General Plan EIR analyzed the following environmental resource topics: aesthetics and visual resources; air quality; biological resources; cultural resources; geology and soils; greenhouse gases and climate change; hazards; hydrology and water quality; land use, agriculture, and population; noise; public services and recreation; transportation and circulation; and utilities. The EIR analyzed two buildout scenarios. One evaluated maximum projected development within the City Limits, and the other evaluated the maximum projected development that could occur within the existing City Limits and the City’s Sphere of Influence.

The 2013 General Plan EIR reviewed potentially significant environmental effects resulting from plan implementation and developed measures and policies to mitigate impacts to less-than-significant levels. Nonetheless, significant and unavoidable impacts were determined to occur under the General Plan. Therefore, the City adopted a statement of overriding considerations, which balance the merits of approving the plan despite the significant environmental effects. The effects identified as significant and unavoidable in the 2013 General Plan EIR include:

Aesthetics
• Impact 3.1-1: Substantial Adverse Effects on Visual Character, including Scenic Vistas or Scenic Resources.
• Impact 4.1: Cumulative Degradation of the Existing Visual Character of the Region Noise
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Cotati Village Community Two Project Page 22 of 157 CEQA Analysis • Impact 3.10-1: Traffic Noise Sources.
• Impact 3.10-7: Cumulative Noise Impacts
• Impact 4.11: Cumulative Exposure of Noise-Sensitive Land Uses to Noise in Excess of Normally Acceptable Noise Levels or to Substantial Increases in Noise.

Traffic
• Impact 3.12-1: Acceptable traffic operation at the study intersections and roadway segments controlled by the City of Cotati, though the ability to fully fund all identified improvements is uncertain.
• Impact 3.12-2: Acceptable traffic operation on Gravenstein Highway, though the funding and timing of improvements needed to accommodate regional and local growth on the highway is uncertain.
• Impact 3.12-3: Unacceptable operation on US 101 freeway facilities. • Impact 4.13: Cumulative Impact on the Transportation Network.

Utilities
• Impact 3.13-3: Potential to exceed wastewater treatment capacity or the requirements of the RWQCB.
• Impact 4.14: Cumulative Impact on Utilities.

Other
• Impact 4.15: Irreversible Effects (Consumption of Nonrenewable Resources, Irretrievable Commitments, Irreversible Physical Changes).

The Draft EIR for the Cotati General Plan (SCH No. 2013082037) was prepared in September 2014. The Draft EIR, together with the Response to Comments Document dated November 2014, constitute the Final EIR for the Cotati General Plan. A copy of the City of Cotati’s 2013 General Plan EIR is available at the Community Development Department, 201 West Sierra Avenue, Cotati, California 94931, during normal business hours and online at www.cotaticity.org.

3.3. CITY OF COTATI ZONING CODE
The City of Cotati Land Use Code implements the goals and policies of the Cotati General Plan by classifying and regulating the uses of land and structures within the City of Cotati. In addition, the Land Use Code is adopted to protect and promote the public health, safety, and general welfare of residents, and preserve and enhance the aesthetic quality of the city. The Land Use Code is provided within Title 17 (Land Use) of the City of Cotati Municipal Code.

The Project site is zoned Commercial, Gravenstein Corridor (CG), which permits a maximum residential density of 84 units at the Project site (15 units per acre). The Project proposes 84 base units with a reservation of 15% of units for very low-income households (13 units), and requests a 50% density bonus (42 units) for 126 proposed residential units.

4. APPLICABLE CEQA PROVISIONS AND FINDINGS
The following discussion presents the relevant provisions of CEQA with which the proposed project complies. It provides an overview of the Community Plan Exemption. A description of how the project 198 of 1220
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Cotati Village Community Two Project Page 23 of 157 CEQA Analysis complies with each provision is also provided. Finally, this section concludes with the CEQA finding and determination that the project is exempt from further environmental review.

4.1. GENERAL PLAN/COMMUNITY PLAN EXEMPTION (CEQA GUIDELINES SECTION 15183) California Public Resources Code Section 21083.3 and CEQA Guidelines Section 15183 allows a streamlined environmental review process for projects that are consistent with the densities established by existing zoning, community plan, or general plan policies for which an Environmental Impact Report (EIR) was certified.

Section 15183 (a) “mandates that projects which are 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 streamlines the review of such projects and reduces the need to prepare repetitive environmental studies.”
Section 15183(b) of the CEQA Guidelines specifies that “in approving a project meeting the requirements of Section 15183, examination of environmental effects:

As prescribed in Section 15183(b), a public agency shall limit its examination of environmental effects to those which the agency determines, in an initial study or other analysis:

1. Are peculiar to the project or the parcel on which the project would be located,

2. Were not analyzed as significant effects in a prior EIR on the zoning action, general plan or community plan with which the project is consistent,

3. Are potentially significant off-site impacts and cumulative impacts which were not discussed in the prior EIR prepared for the general plan, community plan or zoning action, or

4. Are previously identified significant effects which, as a result of substantial new information which was not known at the time the EIR was certified, are determined to have a more severe adverse impact than discussed in the prior EIR.

Section 15183(c) specifies that impacts which are not peculiar to the project site which have been addressed as a significant effect in the prior EIR or can be substantially mitigated by applying uniformly applied development standards and policies shall not require preparation of an additional EIR on the basis of that impact. As such, the project is required to implement all applicable mitigation measures set forth in the 2013 General Plan EIR to avoid, reduce, or offset environmental impacts. Section 6 of this CEQA Analysis identifies the relevant conditions of approval that will be required of the proposed project to demonstrate compliance with mitigation measures set forth in the program level EIR, and policies, programs, and goals of the General Plan.

4.2. APPLICABILITY OF THE PROJECT TO CEQA GUIDELINES SECTION 15183 Section 15183(d) of the CEQA Guidelines states that streamlining provisions of this section apply to projects that meet the following criteria: (1) the project is consistent with (a) a community plan adopted as part of a general plan, (b) a zoning action which zoned or designated the parcel on which the project would be located to accommodate a particular density of development, or (c) a general plan of a local agency, and (2) an EIR was certified by the lead agency for the zoning action, the 199 of 1220
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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 multifamily 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 a ground floor commercial space 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 (see Figure 7.1), 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.
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• 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.
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4.3. CEQA DETERMINATION AND SUMMARY OF FINDINGS
As summarized above and presented herein, the proposed project is eligible for the following CEQA provisions:

Community Plan Exemption. Development of the project site has been planned for and analyzed in the Environmental Impact Reports (EIRs) certified for the City of Cotati General Plan. As such, the analyses in the General Plan program-level EIR are applicable to the project and provide the basis for use of the Community Plan Exemption (California Public Resources Code Section 21083.3 and CEQA Guidelines Section 15183).

The proposed Project will implement applicable mitigation measures identified in the City of Cotati 2013 General Plan EIR (SCH Number 2013082037), as detailed in Section 7 below. With implementation of relevant mitigation measures imposed as conditions of approval, the Project would not result in a substantial increase in the severity or significant impacts that were previously identified in the program level EIR, nor would the project introduce any new significant impacts that were not previously identified. Therefore, there would be no additional environmental impacts beyond those disclosed and analyzed in the 2013 General Plan EIR.

The Cotati Village Community Two Project applicant(s) has reviewed all conditions of approval and as signed below is committed to implementing all conditions of approval as part of the Project. The finding above provides a basis for CEQA compliance. We do hereby certify that the above determination has been made pursuant to State and Local requirements.

The City of Cotati finds that although the proposed project could have a significant effect on the environment, because all potentially significant effects (a) have been analyzed adequately in an earlier EIR (2013 General Plan EIR) pursuant to applicable standards, and (b) have been avoided or mitigated pursuant to that earlier EIR, including revisions to the project or mitigation measures that are imposed upon the proposed project, as environmental conditions of approval, nothing further is required. ____________________________________________________ _______________ Signature: City of Cotati Date
____________________________________________________ _______________ Signature: Project Applicant Date
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5. EVALUATION OF ENVIRONMENTAL EFFECTS
This section examines the Project’s potential environmental effects within the parameters outlined in CEQA Guidelines Section 15183(b). The “Prior EIR” (as defined in CEQA Guidelines Section 15183(b)(3), is the City of Cotati 2013 General Plan EIR, inclusive of all impact determinations, significance thresholds and mitigation measures identified therein.

This evaluation builds from the Appendix G Environmental Checklist and has been modified to reflect the parameters outlined in CEQA Guidelines Section 15183(b). The checkboxes in the evaluation below indicate whether the proposed project would result in environmental impacts, as follows:
• New Significant Impact – The proposed project would result in a new significant impact that was not previously identified in the General Plan EIR.
• Substantial Increase in Severity of Previously Identified Significant Impact in General Plan EIR – The proposed project’s specific impact would be substantially greater than the specific impact described in the General Plan EIR.
• Substantial Change Relative to General Plan EIR – The proposed Project would involve a substantial change from analysis conducted in the General Plan EIR. • Equal or Less Severity of Impact than Previously Identified in General Plan EIR – The severity of the specific impact of the proposed project would be the same as or less than the severity of the specific impact described in the General Plan EIR.

Where the severity of the impacts of the proposed project would be the same as or less than the severity of the impacts described in the General Plan EIR, the checkbox for “Equal or Less Severity of Impact Previously Identified in GP EIR” is checked. Where the checkbox for “Substantial Increase in Severity of Previously Identified Significant Impact in GP EIR” or “New Significant Impact” is checked, there are significant impacts that are:
• Peculiar to the project or project site (CEQA Guidelines Section 15183(b)(3)); • Not analyzed as significant impacts in the previous EIRs, including off-site and cumulative impacts (CEQA Guidelines Section 15183(b)(2));
• Due to substantial changes in the project (CEQA Guidelines Section 15162(a)(1)); • Due to substantial changes in circumstances under which the project will be undertaken (CEQA Guidelines Section 15162(a)(2)); or
• Due to substantial new information not known at the time the EIRs were certified (CEQA Guidelines Sections 15162(a)(3) and 15183(b)(4)).

Following the Checklist, a summary of the potential environmental impacts relevant to the proposed project that may result from the General Plan, as evaluated in the 2013 General Plan EIR, are described. Next, the potential project-specific environmental effects of the proposed project, including 203 of 1220
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As described herein, the proposed project will be required to comply with all applicable mitigation measures and policies identified in the Cotati 2013 General Plan EIR.

This evaluation hereby incorporates by reference the 2013 General Plan EIR discussion and analysis of all environmental topics. The 2013 General Plan EIR significance thresholds have been consolidated and abbreviated in this Checklist; a complete list of the significance thresholds can be found in the 2013 General Plan EIR.

The 2013 General Plan EIR is a program level document that consider the combined effects of implementing several related projects. As such, the analyses presented in the 2013 General Plan EIR represent a cumulative analysis of environmental impacts that may occur from buildout of the General Plan.
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5.1. AESTHETICS
Except as provided in Public Resources
Code Section 21099, would the Project:

New
Significant
Impact
Relative to
General
Plan EIR
More
Severe
Impact
Relative to
General
Plan EIR
No
Substantial
Change
Relative to
General
Plan EIR
No Change
Relative to
General
Plan EIR
a) Have a substantial adverse effect on a
scenic vista?
b) Substantially damage scenic resources,
including, but not limited to, trees, rock
outcroppings, and historic buildings
within a state scenic highway?
c) Substantially degrade the existing
visual character or quality of public views
of the site and its surroundings? (Public
views are those that are experienced
from publicly accessible vantage points.)
If the project is in an urbanized area,
would the project conflict with applicable
zoning and other regulations governing
scenic quality?
d) Create a new source of substantial light
or glare which would adversely affect day
or nighttime views in the area?
Source: Cotati General Plan and 2013 General Plan EIR adopted and certified on March 24, 2015. California Scenic Highway Mapping System, Scenic Highway System Lists, 2019; Cotati Village Two Project Plans submitted on February 6, 2024 and May 23, 2024, and City of Cotati Municipal Code.
2013 General Plan EIR Findings
The City of Cotati 2013 General Plan EIR identifies visual and scenic resources throughout the City including scenic highways and corridors, natural scenic resources such as rivers, wildlife area, and prominent visual features in the Cotati Planning Area.

The 2013 General Plan EIR concludes that, with implementation of General Plan policies, impacts to the visual character, visual quality and views to the Sonoma Mountains, and resources along the City’s scenic roadways would be significant and unavoidable. The following impacts to aesthetics were considered under the 2013 General Plan EIR:
• Impact 3.1-1: General Plan Implementation could result in Substantial Adverse Effects on Visual Character, including Scenic Vistas or Scenic Resources. General Plan Policies LU 1.4, LU

1.6, LU 1.8, LU 2.1, LU 2.2, LU 3.2, OS 1.1 - OS 1.15, CON 1.15 - CON 1.20 and Actions LU 1c, LU 205 of 1220
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• Impact 3.1-2: General Plan Implementation could result in the Creation of New Sources of Nighttime Lighting and Daytime Glare. This impact is considered less than significant. Through the implementation of mitigating General Plan Policy OS 1.13 and Action OS 1f, implementation of the General Plan would have a less than significant impact. • The City of Cotati adopted the Findings of Fact and Statement of Overriding Considerations on March 24, 2015, including for the significant and unavoidable impacts identified for Aesthetics and Visual Resources (Impact 3.1-1). The City findings determined that despite the significant and unavoidable impact to aesthetic resources, no other project alternative would meet the City’s objective to realize the development potential of undeveloped lands for residential, office, and commercial uses necessary for housing opportunity and job growth.

The City of Cotati 2013 General Plan EIR identifies significant visual resources in the Planning Area including views of the Sonoma Mountains, expansive views of agricultural lands, wildlife habitat areas, the Laguna de Santa Rosa, and various creek corridors. These resources can be viewed from public vantage points, including highways, open roads, open space areas, and private residences throughout the Planning Area. The EIR identified Policies LU 1.4, LU 1.6, LU 1.8 which address visual resources associated with the location of new development, preservation of rural areas, and the urban growth boundary. General Plan policies LU 2.1, LU 2.2, and LU 3.2 address site design, OS 1.1 -OS 1.20 address preservation of open space, scenic views, and rural lands and CON1.15-1.19 address preservation of ridgelines, hillsides, and slopes.

The 2013 General Plan EIR determined that buildout of the General Plan would result in significant and unavoidable impacts on scenic vistas or scenic resources and a statement of overriding consideration was adopted with the 2013 General Plan FEIR. The FEIR determined that while the city does not have officially designated scenic vista points, the city contains numerous areas and viewsheds with relatively high scenic value. Identified significant visual resources, including views of the Sonoma Mountains, Laguna de Santa Rosa, agricultural lands, wildlife habitat areas, and creek corridors, could be viewed from public vantage points throughout the city.

While the General Plan establishes policies and actions that are designed to reduce the impact on scenic quality and visual character, the Statement of Overriding Consideration acknowledged that the only method to completely avoid impacts on a citywide basis would be to severely limit the development potential of undeveloped lands that could support job growth and provision of housing options. This was determined not to be consistent with the objectives of the 2013 General Plan to support a range of high-quality housing options and expand economic development and jobsgenerating uses in the city. Therefore, the visual impact was determined to be a significant and unavoidable impact.

The 2013 General Plan Final EIR (FEIR) determined that the implementation of the General Plan could result in substantial adverse effects on visual character, including impacts to scenic vistas or scenic resources and no feasible mitigation measures were available. The findings of the FEIR determined that there were mitigating policies included in the 2013 General Plan that would lessen the impacts, 206 of 1220
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Project Consistency with the 2013 General Plan EIR

5.1(a)(c) (Scenic Vistas and Visual Character) – No Change Relative to the General Plan EIR The Project proposes development consistent with the General Plan land use designation, General Plan policies and actions, and development standards applicable to the site. The Project proposes the development of three new buildings consisting of two four-story residential buildings and one commercial café building on a site designated to accommodate such uses, as planned for through buildout of the General Plan. The Project is consistent with applicable policies of the General Plan, as well as development standards such as height limits, setbacks/build-to lines, and site coverage through the provisions of State Density Bonus Law. Building and infrastructure improvements proposed by the Project are similar to existing and approved development in the site vicinity and would not substantially alter the visual character relative to what has been planned for by the General Plan and evaluated in the General Plan EIR.

An assessment of views was provided through a viewshed analysis (Project Plans Sheet A3.3) consisting of project specific photo simulations viewed from SR-116 and Alder Avenue. The Project introduces new buildings but would not obscure public views.

There are 41 trees on the project site that include Valley and Black Oak trees, Cottonwood, Monterey Pine and Coast Redwood, Mexican Fan Palm, and Silver Maple. An Arborist Report prepared by Horticultural Associates on April 30, 2024 states that 36 trees can be preserved and five protected trees will be removed to accommodate the proposed construction. Environmental Condition of Approval (COA) BIO-6 requires that trees removed to accommodate development are replaced in accordance with City of Cotati Municipal Code Chapter 17.54. Further, the landscaping plans for the project include the placement of trees along Alder Avenue and in between the existing development on Parcel 144-040-021 and the proposed development on Parcel 144-040-011. As the Project will preserve a majority of the mature trees onsite; will replace the 5 protected trees proposed for removal, including in-kind replacement of the 3 Valley Oaks; and will pay an in-lieu mitigation fee for an additional 31 Valley Oak mitigation trees that cannot be accommodated on the site, changes to the visual character are consistent with what has been planned for by the General Plan and evaluated in the General Plan EIR.

The Project would introduce new development on an underdeveloped site that would be visible but would not obstruct views of surrounding hillsides from public vantage points. Although the Project will introduce 4-story buildings, which exceeds the City’s height limit, this increase in height above the City’s standard is provided for through the State Density Bonus provisions and would not interfere with a scenic vista. Furthermore, impacts to the visual character of the City including undeveloped and underdeveloped sites, have been considered in the 2013 General Plan FEIR and acknowledged in the Statement of Overriding considerations. This includes recognizing that development may change the skyline and alter the visual character as vacant, underutilized, and undeveloped site build out as planned for by the General Plan. Furthermore, the Project is subject to the City’s Design Review process, which ensures that building design, architecture and materials are of the highest quality and compatibility with the surrounding context. Therefore, the Project would not substantially alter the 207 of 1220
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Cotati Village Community Two Project Page 32 of 157 CEQA Analysis visual character or visual quality of the site and will not result in a substantial new or more severe impact to aesthetic resources relative to what was identified in the 2013 General Plan EIR.

5.2(b) (Scenic Resources within a Scenic Highway) – No Change Relative to the General Plan EIR The 2013 General Plan EIR, as shown on 2013 General Plan EIR Figure 3.1-1, determined there are no officially designated state scenic highways or highways eligible for a designation by the California Department of Transportation Scenic Highways Program within the City. The most recent CalTrans California State Scenic Highway Map designates SR-116 from Sebastopol to Jenner as an officially designated scenic highway and the section between Sebastopol and Highway 101 as eligible for designation as a scenic highway. The Project is located along a section of SR-116 that is designated eligible; however, this section is within the urban growth boundary of the City of Cotati and there is existing commercial development between SR-116 and the project site. Additionally, the Project site is surrounded by urban uses including established commercial and residential development and it is adjacent to a site recently approved to accommodate mixed-use development along the frontage to SR-116 and east of Alder Avenue. The Project will comply with required setbacks, as provided through the State Density Bonus law, and replace trees removed in compliance with City of Cotati Municipal Code Chapter 17.54. As such, the project will not damage scenic resources within a designated state scenic highway. Accordingly, the Project will not result in a substantial new or more severe impact relative to what was identified in the 2013 General Plan EIR.

5.4(d) (Lighting and Glare) – No Change Relative to the General Plan EIR The Project is located on an underutilized site which is surrounded by existing commercial development and residential uses, vacant parcels planned and approved for future development, roadways, and various sources of existing lighting including streetlights, buildings, and headlights from vehicles. The Project proposes outdoor lighting, consisting of new 11-foot-tall LED street lighting along Alder Avenue, 14-foot-tall LED street lighting along the woonerf, driveway and parking areas, as well as three-and-a-half-foot-tall bollard lighting along pedestrian areas, and wall mounted wedge lighting at building entries. The City’s uniformly applied development standards require lighting to have a shielded downward light source no taller than fourteen feet in height. A preliminary lighting plan that complies with Cotati Municipal Code Chapter 17.30.060 was submitted as part of the application packet. As proposed lighting would not exceed 14 feet in height and the brightness would not exceed one candle foot on any adjacent parcel. A final lighting plan will be reviewed prior to issuance of the building permit. Additionally, as documented in the Public Works/Engineering Project Conditions Approval prepared in February 29, 2024, the project is required to comply with City Standard Decorative type lighting and lighting plans shall be reviewed and approved by the City Engineer and the Police Chief.

Lighting associated with new development was anticipated by the 2013 General Plan EIR and the Project site is located in an area designated to accommodate commercial and residential development with existing adjacent sources of lighting. As such, the Project will not result in a substantial new or more severe impact relative to what was identified in the 2013 General Plan EIR.
2013 General Plan EIR Mitigating Policies and Actions
Action LU 1c: Prioritize the processing of development applications for infill, underutilized, or vacant parcels designated for urban uses over those projects requiring annexation. 208 of 1220
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Cotati Village Community Two Project Page 33 of 157 CEQA Analysis Status: The project site is currently underutilized with a land use designation providing for commercial and residential uses in an area containing other existing and planned commercial and residential development. The project site is located within the city limits and annexation is not required. As such, the project complies with this policy.

Action CON 1l: Require assessment of public views and ridgelines as part of the project review process to assure that projects protect natural resources through proper site planning, building design, and landscaping.

Status: Assessment of views was provided through a viewshed analysis consisting of project specific photo simulations viewed from the SR-116 and Alder Avenue. The Project introduces new 4-story buildings but would not obscure public views of ridgelines. Further, the Project site has been evaluated for natural resources and the building has been designed to meet applicable development standards within the municipal code including the provision for landscaping. As proposed, the Project complies with this policy.

Action OS 1f: Review all development proposals, planning projects, and infrastructure projects to ensure that open space and scenic resource impacts are reduced by maximizing design features that preserve a sense of open space and by minimizing off-site and night sky impacts of outdoor lighting consistent, with the requirements of the Land Use Code.

Status:

The Project design includes a central green located perpendicular to Alder Avenue and adjacent to Building B. Additionally, a multi-use path will be constructed along SR-116 and will connect with a pedestrian path that will run along the western property boundary. Furthermore, in addition to the 36 trees that will be preserved, the landscaping plan includes the planting of 138 trees including 24 Valley Oaks and 18 Coast Live Oaks. The Project will also pay an in-lieu mitigation fee for an additional 31 Valley Oak mitigation trees that cannot be accommodated on the site, A preliminary lighting plan with code compliant lighting and less than one candlefoot at adjacent parcels was provided and a final lighting plan will be submitted prior to issuance of a building permit.

As such, the Project is consistent with this policy.

Conclusion
As discussed below, the project is subject to COA BIO-6 to implement requirements of the 2013 General Plan EIR mitigating policies and actions associated with tree protection, removal, and replacement.

The Project is within the scope of development projected under the General Plan and would not result in any substantial new or more severe impacts to aesthetics relative to what was identified in the 2013 General Plan EIR. Furthermore, there are no circumstances peculiar to the Project site and there have been no substantial changes in environmental circumstances that would result in new or more severe significant environmental effects than were identified and evaluated in the 2013 General Plan EIR. 209 of 1220
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5.2. AGRICULTURAL AND FORESTRY RESOURCES
Would The Project:

New
Significant
Impact
Relative to
General
Plan EIR
More
Severe
Impact
Relative to
General
Plan EIR
No
Substantial
Change
Relative to
General
Plan EIR
No Change
Relative to
General
Plan EIR
a) Convert Prime Farmland, Unique
Farmland, or Farmland of Statewide
Importance (Farmland), as shown on the
maps prepared pursuant to the Farmland
Mapping and Monitoring Program of the
California Resources Agency, to nonagricultural use?
b) Conflict with existing zoning for
agricultural use, or a Williamson Act
contract?
c) Conflict with existing zoning for, or
cause rezoning of, forest land (as defined
in Public Resources Code section
12220(g)), timberland (as defined by
Public Resources Code section 4526), or
timberland zoned Timberland Production
(as defined by Government Code section
51104(g))?
d) Result in the loss of forest land or
conversion of forest land to non-forest
use?
e) Involve other changes in the existing
environment which, due to their location
or nature, could result in conversion of
Farmland, to non-agricultural use or
conversion of forest land to non-forest
use?
Sources: Cotati General Plan and 2013 General Plan EIR adopted and certified on March 24, 2015; California Department of Conservation Farmland Mapping and Monitoring Program, 2021; Sonoma County Permit Sonoma GIS, Williamson Act Contracts, 2019; and USGS Land Cover Classification System. 2013 General Plan EIR Findings
The City of Cotati 2013 General Plan EIR determined that approximately 36.42 acres of Farmland of Local Importance within the City limits may be converted to urbanized land uses upon full 210 of 1220
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• Impact 3.9-3: Implementation of the General Plan would not result in the conversion of farmland, including Prime Farmland, Unique Farmland, and Farmland of Statewide Importance. While implementation of the 2013 General Plan would result in the future urbanization of a small amount of Farmland of Local Importance, over 90 percent of the Important Farmlands within the Planning Area would be preserved and protected for ongoing viable agricultural use upon buildout of the General Plan. As such, this impact is considered less than significant.
• Impact 3.8-4: Implementation of the General Plan would not conflict with existing farmlands, agricultural zoning, or Williamson Act Contracts and would have a less than significant impact. • The City of Cotati 2013 General Plan EIR determined that there are no lands within or adjacent to the city that are currently zoned as forest land, timber, or timber production. Therefore, implementation of the General Plan would have no impact on forest land, timber, or timber production.
• There is no agriculturally zoned land within City limits, and the 36.42 acres of Farmland of Local Importance may be converted to urbanized land uses, which are not under any Williamson Act Contract and represent less than nine percent of the total acreage of Important Farmlands evaluated within the Planning Area.

Project Consistency with the 2013 General Plan EIR

5.2 (a-e) (Farmland, Agricultural Land, Forest Land) – No Change Relative to the General Plan EIR
There are no forestlands, important farmlands, agricultural resources or agricultural preserves located within the project site and surrounding properties. The project site is not classified as Prime Farmland, Unique Farmland, or Farmland of Statewide Importance. The 2014 Sonoma County Important Farmland map shows the project site as “Urban and Built-up Land.” Lands adjacent to the project site are designated as “Urban and Built-Up Land” and “Other Land.” The project site is not under a Williamson Act contract. There are no forestlands, timberlands or such zoning on the subject site or vicinity. The proposed project would have no impacts to agricultural resources or forest uses and would not result in the conversion of such lands since none exist on-site or in the immediate project vicinity. Therefore, impacts of the Project to agricultural resources will be equal or less severe than impacts identified in the 2013 General Plan EIR.
2013 General Plan EIR Mitigating Policies and Actions
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Conclusion
The Project is within the scope of development projected under the General Plan and would not result in any substantial new or more severe impacts to agricultural and forestry resources relative to what was identified in the 2013 General Plan EIR. Furthermore, there are no circumstances peculiar to the Project site and there have been no substantial changes in environmental circumstances that would result in new or more severe significant environmental effects than were identified and evaluated in the 2013 General Plan EIR. No Conditions of Approval are required beyond compliance with uniformly applied development standards and applicable local and state regulations. 212 of 1220
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5.3. AIR QUALITY
Would The Project:

New
Significant
Impact
Relative to
General
Plan EIR
More
Severe
Impact
Relative to
General
Plan EIR
No
Substantial
Change
Relative to
General
Plan EIR
No Change
Relative to
General
Plan EIR
a) Conflict with or obstruct
implementation of the applicable air
quality plan?
b) Result in a cumulatively considerable
net increase of any criteria pollutant for
which the project region is in nonattainment under an applicable federal or state ambient air quality standard?
c) Expose sensitive receptors to
substantial pollutant concentrations?
d) Result in other emissions (such as
those leading to odors) adversely
affecting a substantial number of people?
Source: Cotati General Plan and 2013 General Plan EIR adopted and certified on March 24, 2015; BAAQMD 2017 Bay Area Clean Air Plan; and BAAQMD CEQA Guidelines, April 2022; Cotati Village Two Project Plans submitted on February 6, 2024; Air Quality and Greenhouse Gas Assessment by Illingworth and Rodkin on June 5, 2024; and Air Quality and Greenhouse Gas Assessment by Illingworth and Rodkin on November 17, 2022. 2013 General Plan EIR Findings
The 2013 General Plan EIR evaluated potential impacts to air quality and determined that with implementation of General Plan Policies and Actions that mitigate potential impacts, impacts to air quality would be less than significant. The following impacts to air quality were considered under the 2013 General Plan EIR:
• Impact 3.2-1: The General Plan would not conflict with or obstruct implementation of the applicable air quality plan. Through the implementation of mitigating General Plan Policies CON 2.1 - CON 2.12, CON 3.1- CON 3.20, LU 1.4, LU 1.5, LU 2.3, LU 2.5, LU 2.9, LU 2.10, LU 3.2, LU 3.8, CI 1.2, CI 1.6, CI 1.9, CI 1.17 - CI 1.21, CI 2.17 – CI 2.19 and mitigating Actions CON 2a – CON 2g, CON 3a – CON 3r, implementation of the General Plan would have a less than significant impact.
• Impact 3.2-2: The General Plan would not cause health risks associated with toxic air contaminants. Through the implementation of mitigating General Plan Policies CON 2.1- CON

2.3, CON 2.5 and mitigating Actions CON 2a – CON 2d, implementation of the General Plan would have a less than significant impact.
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• Impact 3.2-4: Implementation of the General Plan would not conflict with Regional Plans and would have a less than significant.

National and State Regulations
The United States Environmental Protection Agency (EPA) sets nationwide emission standards for mobile sources that include on-road motor vehicles and non-road vehicles and equipment, which captures trucks and equipment used in construction. The EPA has established nationwide fuel standards, however the State may set motor vehicle emission standards and standards for fuel that are at least as stringent as national standards. In the past decade, the EPA has established numerous standards for heavy-diesel engines, which are a significant source of NOX and particulate matter (PM10 and PM2.5). Diesel particulate matter (DPM) has been identified by the EPA as a probable carcinogen.

Implementation of the standards are estimated to reduce particulate matter and NOX emissions from diesel engines up to 95 percent in 2030, when the heavy-duty fleet is completely replaced by newer emission compliant vehicles. The EPA has also substantially reduced the amount of sulfur, a significant contributor to formation of particulate matter in diesel engine exhaust, allowed in diesel fuels. The federal diesel engine and diesel fuel requirements have been adopted by California, with modifications in some cases containing more stringent requirements or sooner implementation dates.

The California Air Resources Board (CARB) establishes statewide standards for emissions reductions.

CARB has developed a plan to reduce diesel emission, the Risk Reduction Plan to Reduce Particulate Matter Emission from Diesel-Fueled Engines and Vehicles. In addition to requiring more stringent emission standards to aim for a reduction of particulate matter emission by 90 percent in new mobile sources and stationary diesel engines, the plan includes emission control strategies for existing diesel vehicles and engines. CARB has also adopted regulations to reduce DPM and NOX emission from existing and new off-road heavy-duty diesel vehicles, which include certain construction equipment.

Regulations intended to reduce particulate matter and NOX exhaust equipment include replacing older equipment with newer equipment or conducting retrofits.

Bay Area Air Quality Management District
The City of Cotati is located within the San Francisco Bay Area air basin and regulated by the Bay Area Air Quality Management District (BAAQMD). The Bay Area Air Basin is designated as non-attainment for both the one-hour and eight-hour state ozone (O3) standards, 0.09 parts per million (ppm) and

0.07 ppm, respectively. The Bay Area Air Basin is also in non-attainment for PM10 and PM2.5 state standards, which require an annual arithmetic mean (AAM) of less than 20 µg/m3for PM10 and less than 12 µg/m3for PM2.5. In addition, the Basin is designated as non-attainment for the national 24- hour fine particulate matter (PM2.5). All other national ambient air quality standards within the Bay Area Air Basin are in attainment.

The air quality analyses in the 2013 General Plan EIR relied on prior BAAQMD screening criteria and clean air plans. Since preparation of the 2013 General Plan EIR, the BAAQMD has adopted the 2017 214 of 1220
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Cotati Village Community Two Project Page 39 of 157 CEQA Analysis Bay Area Clean Air Plan (CAP). On April 20, 2022, BAAQMD adopted new CEQA thresholds for determining the level of significance for a development project along with new screening criteria.

Local Regulation
The 2013 General Plan EIR determined that implementation of the General Plan would result in less than significant impacts with the following mitigating policies: Policies CON 2.1- CON 2.12, CON 3.1- CON 3.20, LU 1.4, LU 1.5, LU 2.3, LU 2.5, LU 2.9, LU 2.10, LU 3.2, LU 3.8, CI1.2, CI 1.6, CI 1.9, CI 1.17-

1.20, CI 1.21, and CI 2.17- 2.19 and Actions CON 2a-2d and 3a-3r.

The 2013 General Plan EIR determined that the implementation of the General Plan would be consistent with the Regional Transportation Plan and would not impede efforts to reduce air quality emissions at the regional level.

The Project site is located in San Francisco Bay Area Air Basin (SF Air Basin) within the Cotati Valley Region. Wind patterns in the Cotati Valley are strongly influenced by the Petaluma Gap, with winds flowing predominantly from the west (BAAQMD 2017a). Cotati Valley has a potential for reduced air quality due to a larger population, industrial facilities in and around Santa Rosa, and increased motor vehicle traffic and the associated air contaminants.

The Air Basin meets all ambient air quality standards with the exception of ground-level ozone, respirable particulate matter (PM10) and fine particulate matter (PM2.5). In Sonoma County, measured levels of air pollutants are below air quality standards, including ozone, PM10 and PM2.5. High ozone levels are caused by the cumulative emissions of reactive organic gases (ROG) and nitrogen oxides (NOx). These precursor pollutants react under certain meteorological conditions to form high ozone levels. Controlling the emissions of these precursor pollutants is the focus of the Bay Area’s attempts to reduce ozone levels. High ozone levels aggravate respiratory and cardiovascular diseases, reduced lung function, and increase coughing and chest discomfort.

Particulate matter is assessed and measured in terms of respirable particulate matter or particles that have a diameter of 10 micrometers or less (PM10) and fine particulate matter where particles have a diameter of 2.5 micrometers or less (PM2.5). Elevated concentrations of PM10 and PM2.5 are the result of both region-wide (or cumulative) emissions and localized emissions. High particulate matter levels aggravate respiratory and cardiovascular diseases, reduce lung function, increase mortality (e.g., lung cancer), and result in reduced lung function growth in children.

Toxic air contaminants (TAC) are a broad class of compounds known to cause morbidity or mortality (usually because they cause cancer) and include, but are not limited to, the criteria air pollutants listed above. TACs are found in ambient air, especially in urban areas, and are caused by industry, agriculture, fuel combustion, and commercial operations (e.g., dry cleaners). TACs are typically found in low concentrations, even near their source (e.g., diesel particulate matter near a freeway). Because chronic exposure can result in adverse health effects, TACs are regulated at the regional, State, and Federal level.

Diesel exhaust is the predominant TAC in urban air and is estimated to represent about three quarters of the cancer risk from TACs (based on the Bay Area average). According to the California Air Resources Board (CARB), diesel exhaust is a complex mixture of gases, vapors and fine particles. This complexity makes the evaluation of health effects of diesel exhaust a complex scientific issue. Some of the chemicals in diesel exhaust, such as benzene and formaldehyde, have been previously identified as 215 of 1220
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Cotati Village Community Two Project Page 40 of 157 CEQA Analysis TACs by the CARB, and are listed as carcinogens either under the state's Proposition 65 or under the Federal Hazardous Air Pollutants programs.

Project Consistency with the 2013 General Plan EIR

5.3(a,b) (Conflict with Plan, Increase Criteria Pollutants) – No Substantial Change Relative to the General Plan EIR
The most recent and comprehensive air quality plan is the Bay Area 2017 Clean Air Plan. The primary goals of the Clean Air Plan are to attain air quality standards, reduce population exposure and protect public health, and reduce GHG emissions and protect the climate. The BAAQMD has also developed CEQA guidelines to assist lead agencies in evaluating the significance of air quality and GHG impacts.

In formulating compliance strategies, BAAQMD relies on the planned land uses identified in local general plans.

The 2017 Clean Air Plan, adopted by BAAQMD in April 2017, includes control measures that are intended to reduce air pollutant emissions in the Bay Area either directly or indirectly. Plans must show consistency with the control measures listed within the Clean Air Plan. At the project-level, there are no consistency measures or thresholds. The proposed project would not conflict with the latest Clean Air planning efforts since 1) project would have construction and operational emissions below the BAAQMD thresholds and 2) the project would be considered urban infill, and 3) the project would be located near employment centers.

The 2017 Clean Air Plan includes CEQA Thresholds which are seen below in Table 5.3.1. These thresholds were updated on April 20, 2022, and determine whether the project would have construction and operational emissions below the BAAQMD thresholds.

Table 5.1: Air Quality Significance Thresholds
Criteria Air Pollutant
Construction Thresholds Operational Thresholds
Average Daily Emissions
(lbs./day)
Average Daily
Emissions
(lbs./day)
Annual Average
Emissions
(tons/year)
ROG 54 54 10
NOx 54 54 10
PM10 82 (Exhaust) 82 15
PM2.5 54 (Exhaust) 54 10
CO Not Applicable 9.0 ppm (8-hour average) or 20.0
ppm (1-hour average)
Fugitive Dust Construction Dust
Ordinance or other BMP Not Applicable
Health Risks and Hazards
Single Sources Within
1,000-foot Zone of
Influence
Combined Sources (Cumulative
from all sources within 1,000-foot
zone of influence)
Excess Cancer Risk >10 per one million >100 per one million Hazard Index >1.0 >10.0
Incremental annual PM2.5 >0.3 µg/m3 >0.8 µg/m3
Source: BAAQMD’s April 2022 CEQA Air Quality Guidelines 216 of 1220
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Cotati Village Community Two Project Page 41 of 157 CEQA Analysis Construction Emissions
An Air Quality and Greenhouse Gas Assessment was prepared by Illingworth and Rodkin, Inc. on June 5, 2024 (Appendix A). To estimate the emissions from construction of the Project and long-term operations, the California Emissions Estimator Model (CalEEMod) was used. CalEEMod is a statewide model designed to provide a uniform platform to quantify air quality emissions from land use projects, which allows for projection of emissions from on-site construction activity, construction vehicle trips, and evaporative emissions. Calculations of the Project’s emissions were performed as part of the Air Quality and Greenhouse Gas Assessment.

The construction build-out scenario including equipment list and schedule, were based on projectspecific information provided by the project applicant. The Assessment captures all construction activities including onsite and offsite. On-site activities are primarily made up of construction equipment emissions, while offsite activities include worker, hauling, and vendor traffic. The construction schedule assumed that the earliest possible start date would be January 2025 and the project would be built out over a period of approximately 10 months, or 216 construction workdays.

The earliest year of operation was assumed to be 2026. Average daily emissions were computed by dividing the total construction emissions by the number of active workdays. Table 5.3.2 shows the average daily construction emissions of ROG, NOX, PM10 exhaust, and PM2.5 exhaust during construction of the project. As indicated in Table 5.3.2, predicted annualized project construction emissions would not exceed the BAAQMD significance thresholds during any year of construction.

Table 5.2 Construction Period Emissions
Year ROG NOx PM10 PM2.5
Construction Emissions Per Year (Tons)
2025 1.13 0.93 0.04 0.03
Average Daily Construction Emissions Per Year (pounds/day) 2025 (216 construction work
days)

10.43 8.57 0.34 0.31
BAAQMD Threshold (lbs/day) 54 54 82 54
Exceed Threshold? No No No No
Construction activities, particularly during site preparation and grading, would temporarily generate fugitive dust in the form of PM10 and PM2.5. Sources of fugitive dust would include disturbed soils at the construction site and trucks carrying uncovered loads of soils. Unless properly controlled, vehicles leaving the site would deposit mud on local streets, which could be an additional source of airborne dust after it dries. The BAAQMD CEQA Air Quality Guidelines consider these impacts to be less-thansignificant if best management practices are implemented. The Project is subject to a Construction Emissions Minimization Plan that includes measures consistent with the BAAQMD-recommended basic control measures for reducing fugitive dust. General Plan Policy CON 2.5 requires projects to implement BAAQMD dust control measures. To ensure these measures are followed, COA AQ-1 is Note: BMP = Best Management Practices, ROG = reactive organic gases, NOx = nitrogen oxides, PM10 = course particulate matter or particulates with an aerodynamic diameter of 10 micrometers (µm) or less, PM2.5 = fine particulate matter or particulates with an aerodynamic diameter of 2.5µm or less; 217 of 1220
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Cotati Village Community Two Project Page 42 of 157 CEQA Analysis imposed on the project and requires the implementation of BAAQMD Best Management Practices to reduce fugitive dust emissions.

Operational Emissions
Operational air emissions from the project would be generated primarily from autos driven by future residents and employees. Evaporative emissions from architectural coatings and maintenance products (classified as consumer products) are typical emissions generated during operation from these types of uses.

The daily trip generation was calculated using ITE trip generation rates, the size of the project land uses, and the adjusted total automobile trips after reductions. The Saturday and Sunday trip rates were derived by multiplying the ratio of the CalEEMod default rates for Saturday and Sunday trips to the default weekday rate with the project-specific daily weekday trip rate. The default trip lengths and trip types specified by CalEEMod were used. The Air Quality Assessment analyzed emissions from approximately 1,773 daily trips based on the Traffic Impact Analysis. When accounting for trip reduction adjustments that include internal capture, the project would produce 1,180 new trips. The operational emissions shown in Table 5.3.3 are those anticipated by the Project.

CalEEMod defaults for energy use were used, which include the 2019 Title 24 Building Standards. GHG emissions modeling includes those indirect emissions from electricity consumption. The CalEEMod default emission factor of 39.46 pounds of CO2 per megawatt of electricity produced by Sonoma Clean Power was used. The project will be all electric according to the project applicant. Therefore, natural gas for the residential and cafe land use was set to zero and the energy use associated with natural gas reassigned to electricity use in CalEEMod. Additionally, the number of woodstoves and woodburning fireplaces in CalEEMod were set to zero.

Default model assumptions for emissions associated with solid waste generation use were used.

Wastewater treatment was changed to 100 percent aerobic conditions to represent the use of city sewer services (i.e., project would not send wastewater to septic tanks or facultative lagoons).

Table 5.3 Operational Emissions
Scenario ROG NOx PM10 PM2.5
2026 Annual Project Operations Emissions (Tons/year) 1.68 0.96 1.38 0.36 BAAQMD Thresholds (tons/year) 10 10 15 10
2026 Daily Project Operational Emissions (lbs/day)1 9.20 5.27 7.55 1.98 BAAQMD Thresholds (lbs/day) 54 54 82 54
Exceed Thresholds? No No No No
The Project would not result in a significant increase in criteria air pollutants or conflict with a Clean Air Plan because, as conditioned, the Project would implement Best Management Practices and have construction and operational emissions below the BAAQMD thresholds, would be on an urban site planned for urban development, and would be located near employment centers, goods and services.

Therefore, as conditioned, the Project will not result in a substantial new or more severe impact relative to what was identified in the 2013 General Plan EIR. 218 of 1220
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Cotati Village Community Two Project Page 43 of 157 CEQA Analysis

5.3(c) (Sensitive Receptors) – No Substantial Change Relative to the General Plan EIR Construction equipment and associated heavy-duty truck traffic generates diesel exhaust, which is a known toxic air contaminant (TAC). Although exhaust would not be considered to contribute substantially to air quality violations, construction exhaust emissions may still pose health risks for sensitive receptors (e.g., nearby residents). The primary community risk impacts associated with construction emissions are cancer risk and PM2.5 exposure. The health risk assessment for the Project’s construction activities was conducted to evaluate potential health effects to nearby sensitive receptors from construction emissions of Diesel Particulate Matter (DPM) and PM2.5 which included dispersion modeling to predict the offsite and onsite concentrations.

CARB has identified the following persons who are most likely to be affected by air pollution: children under 16, the elderly over 65, athletes, and people with cardiovascular and chronic respiratory diseases. These groups are classified as sensitive receptors. Locations that may contain a high concentration of these sensitive population groups include residential areas, hospitals, daycare facilities, elder care facilities, elementary schools, and parks. For cancer risk assessments, children are the most sensitive receptors, since they are more susceptible to cancer causing TACs. Residential locations are assumed to include infants and small children. The maximally exposed individual (MEI) is identified as the sensitive receptor that is most impacted by the project’s construction and operation and other nearby and proximate sensitive receptors within 1,000 feet of the site. This includes the nearby existing residences surrounding the project site and the recently approved PA#21-29 Cotati Village #1 residences, as shown in Figure 5.1. Residential receptors include all receptor groups (e.g., third trimester, infants, children, and adults) with almost continuous exposure to project emissions.

Project construction activities would generate dust and equipment exhaust that could affect nearby sensitive receptors. Operation of the project would increase traffic consisting of mostly light-duty gasoline-powered vehicles, which would produce TAC and air pollutant emissions. Project impacts to existing sensitive receptors were assessed for temporary construction activities and long-term operational conditions. There are also several sources of existing TACs and localized air pollutants in the vicinity of the project (e.g. project area roadways and stationary source emitters). The impact of the existing sources of TAC was also assessed in terms of the cumulative risk which includes the proposed project’s contribution.

Impacts to existing residents adjacent to the Project site could occur during construction activities. In compliance with the BAAQMD recommendations, a community risk assessment was conducted, as part of the Air Quality and Greenhouse Gas Assessment (Appendix A) to evaluate health risks from construction and operation, including predicting increased cancer risk, estimating increase in annual PM2.5 concentrations, and computing the Hazard Index (HI) for non-cancer health risks. The following BAAQMD thresholds of significance were used to determine whether the Project would create a significant adverse impact related to health risks and hazards as follows:

Project Level Thresholds of Significance
• Increase cancer risk greater than 10 in a million
• Increased hazard greater than 1 (chronic or acute)
• Increase PM2.5 greater than 0.3 μg/m3 annual average
Cumulative Thresholds of Significance
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Cotati Village Community Two Project Page 44 of 157 CEQA Analysis • Cancer risk greater than 100 in a million (from all local sources) • Hazard greater than 10 (chronic from all local sources) • PM2.5 greater than 0.8 μg/m3 annual average
Potential impacts were evaluated for construction and operation of the Project. Nearby sensitive receptors and the maximum exposed individual receptor (MEI) are shown in Figure 5.3.1.

Figure 6: Location of Project Construction site, off-Site Sensitive Receptors, and Maximum TAC Impacts (MEI)
Source: Air Quality & Greenhouse Gas Assessment, prepared by Illingworth & Rodkin, June 5, 2024.

Project Construction
Using U.S. EPA ISCST3 dispersion model, the Air Quality and Greenhouse Gas Assessment modeled annual DPM and PM2.5 concentrations at nearby sensitive receptors to find the Maximum Exposed Individual (MEI), which represents the most sensitive receptor receiving the great impact from the Project. Emission sources for the construction site were grouped into two categories: exhaust emissions of DPM and fugitive PM2.5 dust emissions.

The MEI most affected by construction was located on the second floor (15 feet) of a residence in the southwest corner of the existing townhomes along Alder Avenue. The annual PM2.5 concentration 220 of 1220
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Cotati Village Community Two Project Page 45 of 157 CEQA Analysis MEI was located at the same location on the first floor (5 feet). Project risk impacts are shown in Table

5.3.4. Table 5.4: Construction Risk Impacts at the Off-Site Project MEI Source Cancer Risk
(per million)
Annual PM2.5
(µg/m3)
Hazard
Index
Project Impacts
Project Construction (Years
0 - 2)
Unmitigated
Mitigated

16.46 (Infant)

4.41 (infant)

0.45 0.16

0.02 0.01
BAAQMD Single-Source Threshold 10 0.3 1.0
Exceed Threshold? Unmitigated Yes Yes No
Controlled No No No
Source: Air Quality & Greenhouse Gas Assessment, prepared by Illingworth & Rodkin, June 5, 2024.

The predicted HI values from project construction activities at the MEI location would not exceed the threshold. The uncontrolled maximum cancer risks and annual PM2.5 concentration would exceed their respective single-source significance thresholds. This would be a significant impact in terms of increased cancer risk and PM2.5 concentrations. However, in accordance with General Plan Policy CON 2.2, COA AQ-2 has been imposed and requires that the Project implement a Construction Emissions Minimization plan. With the implementation of COA AQ-2, the project will not exceed health risk thresholds during construction activities.

Project Operation
The operation of the Project would not include stationary sources (e.g., emergency generators) of TACs as it would only include typical activities associated with residential activities. Diesel powered vehicles are the primary concern with local traffic-generated TAC impacts. This project would generate 1,773 daily trips or 1,180 net daily trips. The project traffic would be dispersed on the roadway system with a majority of the trips being from light-duty vehicles (e.g., passenger automobiles). The typical operations of the Project as a residential development are expected to generate long-term emissions from mobile sources emissions, however, typical residential activities and the low trip quantity and type of trips generated would be negligible to health risk impact.

Cumulative Health Risks of all TAC Sources at the Off-Site Project MEI Cumulative health risk assessments typically look at all substantial sources of TACs that can affect sensitive receptors located within 1,000 feet of a project site (i.e., influence area). These sources include rail lines, freeways or highways, busy surface streets, and stationary sources identified by BAAQMD. There were two substantial sources of TACs identified in the analysis of the project: Highway 116 (SR-116) and construction impacts from nearby developments.

Cancer risk, PM2.5 concentrations, and HI associated with traffic on SR-116 were estimated using BAAQMD screening values provided via GIS data files (i.e., raster files). BAAQMD raster files provide screening-level cancer risk, PM2.5 concentrations, and HI for roadways within the Bay Area and were produced using AERMOD and 20x20-meter emissions grid. The raster file uses EMFAC2021 data for vehicle emissions and fleet mix for roadways, and includes Appendix E of the Air District’s CEQA Air Quality Guidance for risk assessment assumptions.
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Cotati Village Community Two Project Page 46 of 157 CEQA Analysis The mitigated construction risks and hazard values for the nearby development (Cotati Village Community One) were available from its air quality technical report conducted by Illingworth & Rodin, Inc. on November 17, 2022. The Cotati Village Community One is assumed to be occupied prior to construction of the proposed Project. However, to provide a conservative analysis, the cumulative analysis assumed the entire construction period from the proposed project would overlap with the nearby development’s construction schedule. This approach provides an overestimate of the health risk and hazard levels because it assumes that maximum impacts from the nearby development occurs concurrently with the proposed project at the proposed project’s MEIs. Additionally, the West Cotati Avenue/SR-116 realignment project may overlap with the construction of the Project. However, COA MF-1 requires the Applicant coordinate the project’s construction activities and construction schedule with the City to coordinate any concurrent construction of projects within 1,000 feet of the project site.

Health risk impacts from these sources upon the MEIs are reported in Table 5.3.5. As shown in the table, unmitigated, the combined sources would exceed the BAAQMD Cumulative Source Threshold.

However, through the implementation of COA AQ-1 and COA AQ-2, the project will not exceed the Cumulative Source Threshold.

Table 5.5 Cumulative Health Risk Impact at the Project MEI Source Cancer Risk
(per million)
Annual PM2.5
(μg/m3)
Hazard
Index
Project Impacts
Project Construction
Unmitigated
Mitigated

16.46 (infant)

4.41 (infant

0.45 0.16

0.02 0.01
BAAQMD Single-Source Threshold 10 0.3 1.0
Exceed Threshold?
Unmitigated
Mitigated
Yes
No
Yes
No No
Cumulative Sources
SR-116, BAAQMD Raster Screening Tool 14.17 0.25 0.04
Cotati Village #1 Mitigated Construction Impacts 4.50 0.11 <0.01 Combined Sources
Unmitigated
Mitigated

35.13 23.08

0.81 0.52
<0.07
<0.06
BAAQMD Cumulative Source Threshold 100 0.8 10.0
Exceed Threshold?
Unmitigated
Mitigated
No
No
Yes
No
No
No
Source: Air Quality & Greenhouse Gas Assessment, prepared by Illingworth & Rodkin, June 5, 2024 Summary of Health Risks at the Project MEI
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Cotati Village Community Two Project Page 47 of 157 CEQA Analysis The project would exceed the health risk caused by project construction activities, since the maximum unmitigated cancer risk and annual PM2.5 concentration exceed the BAAQMD single-source thresholds and the annual PM2.5 concentration exceeds the cumulative-source thresholds. With the implementation of COA AQ-1, the project’s cancer risk and PM2.5 concentration would be lowered to levels below the significance thresholds. The HI risk value does not exceed the single- or cumulativesource threshold. Project impacts would be reduced to below health risk thresholds with the implementation of BAAQMD’s BMPs and Construction Emissions Management Plan required by COA AQ-1 and AQ-2 in accordance with Policy Con 2.2 and Policy Con 2.5.

As conditioned, the Project will not result in a new significant impact or substantially increase the severity of a previously identified significant impact relative to the 2013 General Plan EIR.

5.3(d) (Odors) – No Substantial Change Relative to the General Plan EIR The Project would result in generation of emissions during construction and long-term operation that may be a source of odors. Development of the Project site is consistent with the land use designation applicable to the site and would not feature uses with typical odor-generating operations (e.g., wastewater treatment plants, landfills, and composting facilities). During operations, the most significant source of emissions would be from the routine operation of vehicles traveling through streets in and around the site. The majority of vehicular travel associated with the uses of the Project is expected to be from light-duty vehicles, and odors from vehicle emissions would not be substantially different from the existing environment that includes existing residential uses to the north and SR-116 roadway to the south.

During construction, diesel fume emissions from operation of diesel-fueled equipment and heavyduty trucks would create odors that may be considered objectionable. However, construction activities will be temporary and limited to construction hours as provided under Cotati Municipal Code Chapter 17.30 and as provided in conditions of approval. Standard hours of construction are MondayFriday 7:00 a.m. to 7:00 p.m.; Saturday, Sundays, and Holidays are only allowed by the review authority through conditions of approval between 9:00 a.m. and 5:00 p.m. Additionally, COA AQ-1 and COA AQ2 will minimize emissions and associated odors. Accordingly, the Project would not be expected to result in substantial objectionable odors.

As conditioned, the Project will not result in a new significant impact or substantially increase the severity of a previously identified significant impact relative to the 2013 General Plan EIR. 2013 General Plan EIR Mitigating Policies and Actions
Policy CON 2.1: Improve air quality through continuing to require a compact development pattern that focuses growth in and around existing urbanized areas, locating new housing near places of employment, encouraging alternative modes of transportation, and requiring projects to mitigate significant air quality impacts.

Status: The Project is located on a vacant site planned for high density multifamily residential units and commercial space for a mixed-use and compact development plan. The Project encourages alternative transportation options by including construction of a Class I multi-use path along the SR116 frontage, incorporating bicycle parking onsite as conditioned, and introducing higher density residential uses in proximity to an existing bus stop located next to the site. The Project would be 223 of 1220
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Cotati Village Community Two Project Page 48 of 157 CEQA Analysis subject to COA AQ-1 and AQ-2 to minimize air quality impacts. As such, the project is consistent with this policy.

Policy CON 2.2: Minimize exposure of sensitive receptors to concentrations of air pollutant emissions and toxic air contaminants.

Status: Recommendations to minimize impacts to less than significant levels are provided in the Air Quality Assessment and have been imposed as COA AQ-1 and COA AQ-2. Therefore, the project is consistent with this policy.

Policy CON 2.4: Require new development or significant remodels to install fireplaces, stoves, and/or heaters which meet current BAAQMD standards.

Status: The Project is required to comply with all building code standards and latest BAAQMD standards for fireplaces, stoves, and heaters in place at the time of Building Permit submittal. Through the application of uniformly applied development standards, the project is consistent with this policy.

Policy CON 2.5: Continue to require all construction projects and ground disturbing activities to implement BAAQMD dust control and abatement measures.

Status: Recommendations to minimize construction emissions pursuant to BAAQMD’s dust control and abatement measures have been imposed as COA AQ-1 and COA AQ-2. As such, the project is consistent with this policy.

Policy CI 1.19: Require new development to include effective linkages to the surrounding circulation system for all modes of travel, to the extent feasible.

Status: The Project includes the development of a Class I multi-use path at the SR-116 frontage, which extends the pedestrian and bicycle circulation facilities available around the site. The Project also incorporates an internal network of pedestrian pathways that will connect with the public sidewalks along Alder and SR-116. Further, a 28-foot-wide strip of land along the western boundary will be reserved for a potential future north-south connecting road. A pedestrian pathway will be installed in this section and connected with the pedestrian pathway along SR-116. As such, the project is consistent with this policy.

Action CON 2b: Refer development, infrastructure, and planning projects to the Bay Area Air Quality Management District (BAAQMD) for review. Require project applicants to prepare air quality analyses to address BAAQMD and General Plan requirements, which include analysis and identification of:
• Air pollutant emissions associated with the project during construction, project operation, and cumulative conditions.
• Potential exposure of sensitive receptors to toxic air contaminants. • Significant air quality impacts associated with the project for construction, project operation, and cumulative conditions.
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Cotati Village Community Two Project Page 49 of 157 CEQA Analysis • Mitigation measures to reduce significant impacts to less than significant or the maximum extent feasible where impacts cannot be mitigated to less than significant.

Status: An Air Quality and Greenhouse Gas Assessment (Appendix A) has been prepared in accordance with Action CON 2b. Findings of the analysis have been referenced in the discussions above. Recommendations to minimize air quality emissions are provided in the Assessment and have been imposed on the Project as COA AQ-1 and COA AQ-2. As conditioned, the project is consistent with this policy.

Conclusion and Environmental Conditions of Approval
The Project is within the scope of development projected under the General Plan and would not result in any substantial new or more severe impacts to air quality relative to what was identified in the 2013 General Plan EIR. Furthermore, there are no circumstances peculiar to the Project site and there have been no substantial changes in environmental circumstances that would result in new or more severe significant environmental effects than were identified and evaluated in the 2013 General Plan EIR. The following environmental conditions of approval are required to implement the 2013 General Plan EIR mitigating policies and actions:

COA AQ-1: During any construction period ground disturbance, the Project will ensure that the Project contractor(s) implement the following measures to control dust and exhaust that are recommended by BAAQMD and listed below:

1. All exposed surfaces (e.g., parking areas, staging areas, soil piles, graded areas, and unpaved access roads) shall be watered two times per day.

2. All haul trucks transporting soil, sand, or other loose material off-site shall be covered.

3. All visible mud or dirt track-out onto adjacent public roads shall be removed using wet power vacuum street sweepers at least once per day. The use of dry power sweeping is prohibited.

4. All vehicle speeds on unpaved roads shall be limited to 15 miles per hour (mph).

5. All roadways, driveways, and sidewalks to be paved shall be completed as soon as possible.

Building pads shall be laid as soon as possible after grading unless seeding or soil binders are used.

6. Idling times shall be minimized either by shutting equipment off when not in use or reducing the maximum idling time to 5 minutes (as required by the California airborne toxics control measure Title 13, Section 2485 of California Code of Regulations [CCR]). Clear signage shall be provided for construction workers at all access points.

7. All construction equipment shall be maintained and properly tuned in accordance with manufacturer’s specifications. All equipment shall be checked by a certified mechanic and determined to be running in proper condition prior to operation.

8. Designate a Disturbance Coordinator and post a publicly visible sign with the telephone number of the Disturbance Coordinator to contact regarding dust complaints. The Disturbance Coordinator shall respond and take corrective action within 48 hours. The Air District’s phone number shall also be visible to ensure compliance with applicable regulations.

COA AQ-2: All contractors shall implement a Construction Minimization Plan including all feasible measures to reduce diesel particulate matter emissions as follows:

1. All construction equipment larger than 25 horsepower used at the site for more than two continuous days or 20 hours total shall meet U.S. EPA Tier 4 emission standards for PM 225 of 1220
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Cotati Village Community Two Project Page 50 of 157 CEQA Analysis (PM10 and PM2.5), if feasible. If Tier 4 equipment is not available for a particular piece of equipment, then use equipment that meets U.S. EPA emission standards for Tier 2 or engines and include particulate matter emissions control equivalent to CARB Level 3 verifiable diesel emission control devices that altogether achieve a 45 percent reduction in particulate matter exhaust in comparison to uncontrolled equipment; alternatively (or in combination).

2. Alternatively, the applicant may develop another construction operations plan demonstrating that the construction equipment used on-site would achieve a reduction in construction diesel particulate matter emissions by 45 percent or greater. Elements of the plan could include a combination of some of the following measures:
• Installation of electric power lines during early construction phases to avoid use of diesel portable equipment,
• Use of electrically-powered equipment,
• Forklifts and aerial lifts used for exterior and interior building construction shall be electric or propane/natural gas powered,
• Change in construction build-out plans to lengthen phases, and • Implementation of different building techniques that result in less diesel equipment usage. Provide line power to the site during the early phases of construction to minimize the use of diesel-powered stationary equipment. 226 of 1220
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5.4. BIOLOGICAL RESOURCES
Would The Project:

New
Significant
Impact
Relative to
General
Plan EIR
More
Severe
Impact
Relative to
General
Plan EIR
No
Substantial
Change
Relative to
General
Plan EIR
No
Change
Relative
to
General
Plan EIR
a) Have a substantial adverse effect, either
directly or through habitat modifications, on
any species identified as a candidate,
sensitive, or special status species in local or
regional plans, policies, or regulations, or by
the California Department of Fish and Wildlife
(Formerly Fish and Game) or U.S. Fish and
Wildlife Service?
b) Have a substantial adverse effect on any
riparian habitat or other sensitive natural
community identified in local or regional
plans, policies, regulations or by the
California Department of Fish and Wildlife
(formerly Fish and Game) or U.S. Fish and
Wildlife Service?
c) Have a substantial adverse effect on state
or federally protected wetlands (including,
but not limited to, marsh, vernal pool,
coastal, etc.) through direct removal, filling,
hydrological interruption, or other means?
d) Interfere substantially with the movement
of any native resident or migratory fish or
wildlife species or with established native
resident or migratory wildlife corridors, or
impede the use of native wildlife nursery
sites?
e) Conflict with any local policies or
ordinances protecting biological resources,
such as a tree preservation policy or
ordinance?
f) Conflict with the provisions of an adopted
Habitat Conservation Plan, Natural
Community Conservation Plan, or other
227 of 1220
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conservation plan?
Source: Cotati General Plan and 2013 General Plan EIR adopted and certified on March 24, 2015; Final Santa Rosa Plain Conservation Strategy, 2005, USFWS; Recovery Plan for the Santa Rosa Plain, 2016, USFWS; Reinitiation of Formal Consultation on Issuance of Clean Water Act, Section 404 Permits by the U.S. Army Corps of Engineers (Corps) on the Santa Rosa Plain, Sonoma County, California, 2020, USFWS; Biological Resource Analysis prepared my Monk and Associates on October 11, 2022; Biological Resources Memo from Monk and Associates prepared on June 3, 2024; and Tree Inventory Report for 7515 Alder Ave prepared by Horticultural Associates on April 30, 2024. 2013 General Plan EIR Findings
Biological resources are protected by federal and state statute including the Federal Endangered Species Act (FESA), the California Endangered Species Act (CESA), the Clean Water Act (CWA), and the Migratory Bird Treaty Act (MBTA) which affords protection to migratory bird species including birds of prey. These regulations provide legal protection for identified plant and animal species of concern and their habitat.

The 2013 General Plan EIR evaluated potential impacts to biological resources in Chapter 3.3 and determined the following:
• Impact 3.3-1: Implementation of the General Plan Update could result in direct and indirect loss of habitat and individuals of endangered, threatened, rare, proposed, and candidate plant and wildlife species, plant species identified by the California Native Plant Society with a rating of List 1A or 1B (i.e., rare, threatened, or endangered plants) as well as animal and plant species of concern and other non-listed special status species. This would be a less than significant impact with identified policies including Policy CON 1.1, CON 1.2, CON. • Impact 3.3-2: Implementation of the General Plan Update has the potential to result in significant impacts to sensitive natural communities including riparian habitat, however the implementation of the policies and action measures of the General Plan, as well as adherence to state and federal regulations, would reduce these impacts to less than significant. • Impact 3.3-3: Implementation of the General Plan Update has the potential to result in significant impacts to protected waters, however the implementation of the policies and action measures of the General Plan, as well as adherence to state and federal regulations, would reduce these impacts to less than significant.
• Impact 3.3-4: Implementation of the General Plan Update could interfere substantially with the movement of native resident or migratory fish or wildlife species. This would be a less than significant impact with incorporation of General Plan policies and actions items. • Impact 3.3-5: Implementation of the General Plan Update would support the existing Tree Preservation and Protection Ordinance through its policies and will not conflict with the Ordinance or with the policies that the General Plan contains that pertain to protecting biological resources. Implementation of the policies and action measures in the General Plan 228 of 1220
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Cotati Village Community Two Project Page 53 of 157 CEQA Analysis would ensure consistency with established ordinances and therefore the Project’s impact is less than significant.
• Impact 3.3-6: Implementation of the General Plan Update would not conflict with the provisions of an adopted Habitat Conservation Plan, Natural Community Conservation Plan, or other approved local, regional, or state habitat conservation plans as there are none that have been adopted or are applicable to the General Plan. The General Plan would have a less than significant impact relative to this topic.

The 2013 General Plan EIR concluded that construction and maintenance activities associated with future development projects under the proposed General Plan could result in the direct and indirect loss or indirect disturbance of special-status wildlife or plant species or their habitats as well as wetlands and Waters of the United States that are known to occur, or have potential to occur, in the region.

These impacts are mitigated by General Plan Policies CON 1.1-1.14 which provide a framework for protecting, enhancing, rehabilitating, and avoiding sensitive habitat areas including waterways. These policies include requirements for discretionary projects to develop in an environmentally sustainable manner. Furthermore, actions required by the General Plan that mitigate the impacts include Action CON 1a and 1b which requires all development project proposals to submit a biological resources evaluation which determines whether significant adverse impacts will occur and to include mitigation measures as needed. These are further supported by additional Actions CON 1c and 1d, 1f, and 1g which require project review and mapping of sensitive habitats and conservation.

Furthermore, Policy CON 3.13 requires the City to continue to implement the City’s Tree Preservation and Protection Ordinance and consistent with local policies to protect and preserve biological resources.

Santa Rosa Plain Conservation Strategy, Recovery Plan, and Reinitiation Plan The City of Cotati does not have a habitat conservation plan, but it is located within the boundary of the Santa Rosa Plain (SRP). The SRP is a unique environment that supports a mosaic of vernal pools, seasonal wetland, and grassland habitats, which provide a home to the threatened and endangered species. The Santa Rosa Plain Conservation Strategy (Conservation Strategy) was developed by the US Fish and Wildlife Service in 2005 to create a long-term conservation program sufficient to mitigate potential adverse effects on listed species due to future development on the Santa Rosa Plain. The conservation strategy provides specific actions necessary to mitigate potential adverse effects on listed species due to future development on the Plain.

The Recovery Plan for the Santa Rosa Plain was released by the United States Fish and Wildlife Service (USFWS) in June 2016 and provides a framework for the recovery of listed species. Subsequently, in 2020, the USFWS published the reinitiation of formal consultation on issuance of Section 404 of the Clean Water Act for the Santa Rosa Plain. The reinitiation of the Biological Opinion analyzes the impacts to critical habitat as it relates to development in the Santa Rosa Plain. As noted therein, development in the Santa Rosa Plain would result in the filling of wetlands and removal of upland habitat, resulting in the loss of critical habitat for CTS as well as Burke’s Goldfield, Sebastopol Meadowfoam, and Sonoma Sunshine. To address these impacts, the Corps provides several minimization measures and best management practices for each species including updates to 229 of 1220
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Cotati Village Community Two Project Page 54 of 157 CEQA Analysis measures identified in the 2005 Conservation Strategy and 2007 Biological Opinion to reflect current knowledge and more effectively minimize adverse impacts of development within the Santa Rosa Plain.

Though not a habitat conservation plan, the Santa Rosa Plain Conservation Strategy Plan, Recovery Plan, and Reinitiation Plan are intended to mitigate potential adverse impacts on listed plant and animal species within the Plan area. The Plans establish a long-term conservation program to mitigate potential adverse impacts associated with development in the Santa Rosa Plain, conserve and contribute to the recovery of the listed species and the conservation of sensitive habitat, protect public and private land use interests, and support issuance of an authorization for incidental take of CTS and that may occur in the course of carrying out a broad range of activities in the Santa Rosa Plain area, including development such as the proposed project.

Existing Site Conditions
A site-specific Biological Resource Analysis was prepared by Monk & Associates on October 11, 2022 (Appendix B). Monk & Associates researched the most recent version of the California Department of Fish and Wildlife’s (CDFW) Natural Diversity Data Base (CNDDB) for reported occurrences of specialstatus vegetation communities, plants and animals. Based on the CNDDB record search, Monk & Associates compiled a list of nine (9) special-status plant species and nine (9) special-status wildlife species that are known from the region of the project site. Monk and Associates have a long history working on the Project site. Biological plant surveys were conducted annually between 2015 and 2019.

A letter from Monk & Associates prepared on June 3, 2024 (Appendix B) documents that protocol level special-status plant surveys were conducted on April 8, 2024, April 30, 2024, and May 14, 2024, and that no special status plants were identified on the Project site and that all other baseline information and survey findings contained in the 2022 BRA remains accurate.

On September 3, 2019, Monk & Associates reviewed the CNDDB for new records of CTS and observed two updated records within 2 miles of the project site. Records where CTS are known to occur or have been previously observed are updated when a new observation is made. The updated record demonstrates that CTS continue to be observed in areas where their presence has previously been documented. More details about the history of CTS on the site are provided below.

The landscaping around the existing buildings on the project site includes horticultural species such as coastal redwood, cottonwood (Populus sp.), black walnut (Juglans hindsii), Mexican fan palm (Washingtonia filifera), blackwood acacia (Acacia melanoxylon), thuja (Thuja sp.), English ivy (Hedera helix) and periwinkle (Vinca major). Additionally, there are scattered native oaks that occur on the project site as well (Quercus garryana and Q. lobata). Due to the history of intensive site disturbance, only two distinct communities were identified on the project site: ruderal vegetation and seasonal wetland.

A ruderal herbaceous community comprises the majority of the project site. Some of these non-native grass dominants found on site include Harding grass (Phalaris aquatica), wild oats (Avena barbata), soft chess (Bromus hordeaceus), ripgut brome (Bromus diandrus), Italian ryegrass (Festuca perennis), brome fescue (Festuca bromoides), hare barley (Hordeum murinum ssp. leporinum), and tall oat grass (Arrhenatherum elatius). Common non-native forbs found on t site include bristly ox-tongue (Helminthotheca echioides), bindweed (Convolvulus arvensis), Italian thistle (Carduus pycnocephalus ssp. pycnocephalus), purple salsify (Tragopogon porrifolius), Queen Ann’s lace (Daucus carota), fennel 230 of 1220
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Cotati Village Community Two Project Page 55 of 157 CEQA Analysis (Foeniculum vulgare), prickly lettuce (Lactuca serriola), rough cat’s ear (Hypochaeris radicata), spring vetch (Vicia sativa), wild radish (Raphanus sativus), cutleaf geranium (Geranium dissectum), mustards (Brassica nigra, Hirschfelda incana and Sisymbrium altissimum) and clovers (Trifolium incarnatum, Trifolium subterraneum, Trifolium dubium and Trifolium hirtum).

Due to past cultivation of lavender fields and grading disturbance, very few native, herbaceous taxa remain on the project site. The few native plant species found in the ruderal community includes California poppy (Eschscholzia californica), Spanish clover (Acmispon americanus ssp. americanus), willow herb (Epilobium brachycarpum), cleavers (Galium aparine), summer cottonweed (Epilobium brachycarpum) and creeping wildrye (Elymus triticoides ssp. triticoides).

Animals observed or expected to occur in ruderal habitats are typically those species adapted to human disturbance such as the following species observed on the project site: northern mockingbird (Mimus polyglottos), European Starling (Sturmus vulgaris), mourning dove (Zenaida macroura), house sparrow (Passer domesticus), house finch (Haemorhous mexicanus), and black phoebe (Sayornis nigricans).

One seasonal wetland occurs in a slight topographic low area in the northern portion of the project site. Monk & Associates biologists have examined this wetland in the winter months since it was originally documented in 2003/04. The wetland generally pools to a few inches deep before drying/draining and then refilling with successive larger storm events. A mix of common non-native and native upland and hydrophytic herbaceous species were observed within this seasonal wetland.

Dominant species included annual semaphore grass (Pleuropogon californicus), Mediterranean barley (Hordeum marinum ssp gussoneanum), meadow foxtail (Alopecurus pratensis), pennyroyal (Mentha pulegium), Italian ryegrass (Festuca perennis), and hawkbit (Leontodon saxitilis). Other associated species included brown-headed rush (Juncus phaeocephalus ssp. paniculatus), English plaintain (Plantago lanceolata), prickly little sedge (Carex echinata ssp. echinata), tall flatsedge (Cyperus eragrostis), foothill clover (Trifolium ciliolatum), velvet grass (Holcus lanatus), curly leaved dock (Rumex crispus), and hairy cat’s ear (Hypochaeris radicata). The shallow, highly disturbed and highly ephemeral nature of the seasonal wetland on the project site provides limited value for use by wildlife species.

Project Consistency with the 2013 General Plan EIR

5.4(a-c) (Special-Status Species, Sensitive Natural Communities and Jurisdictional Waters) – No Substantial Change Relative to the General Plan EIR
Certain vegetation communities and plant and animal species are designated as having special-status based on their overall rarity, endangerment, restricted distribution, and/or unique habitat requirements. In general, special-status is a combination of these factors that leads to the designation of a species as sensitive. The FESA outlines the procedures whereby species are listed as endangered 231 of 1220
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Cotati Village Community Two Project Page 56 of 157 CEQA Analysis or threatened and establishes a program for the conservation of such species and the habitats in which they occur. The CESA amends the California Fish and Game (Wildlife) Code to protect species deemed locally endangered and essentially expands the number of species protected under the FESA.

Below is a description of the sensitive habitats and species that could occur on the project site or in the vicinity:

Special-Status Plant Species
A record search of the CDFW’s CNDDB (2022) for special-status plant records occur within three miles of the project site, and the CNPS Inventory (CNPS 2022) for a list of special-status plant species from the same U.S. Geological Survey quadrangle as the project site (Cotati Quadrangle), M&A compiled a list of 12 special status plant species that are known from the region of the project site.

Formal rare plant surveys were conducted on the project site in 2015 by Mr. Roy Buck, Senior Botanist with California Environmental Services, LLC and by Monk & Associates in 2017. Monk & Associates also conducted a mid-summer rare plant survey on July 15, 2016, for late-blooming species and identified no rare plants.

In compliance with CDFW survey guidelines that were released on March 18, 2018, one additional year of surveys was conducted on the project site in 2019 on April 9, April 30, and May 23, 2019, to bring the previous year’s surveys up to date and demonstrate the absence of special-status plants on the project site. Rare plants were not identified during the 2019 rare plant survey. Additional surveys were conducted on April 8, 2024, April 30, 2024, and May 14, 2024, and no rare plants were identified. In accordance with CDFW protocol, annual surveys are required until construction commences. Almost ten years of rare plant surveys have been completed on the project site and no rare plants have been observed. However, to comply with CDFW protocol, COA BIO-7 has been imposed to require annual surveys be conducted until construction commences. As conditioned, development of the site would have no impact on special-status plant species.

Vernal Pool Plant Suitable Habitat
The Project will result in filling 0.06 acres of potentially suitable vernal pool habitat. Pursuant to the U.S. Fish and Wildlife Services’ (USFWS) 2020 Programmatic Biological Opinion by and between the USFWS and the U.S. Army Corps of Engineers (Corps), impacts to “suitable vernal pool plant habitat” [i.e., seasonal wetlands] (even when 2 years of surveys proves absence), must nonetheless be mitigated by purchase of conservation credits. As a federal permit will be required for this project from the Corps, a federal nexus agency to the USFWS, pursuant to the USFWS’ Recovery Plan for the Santa Rosa Plain, and current mitigation policy implemented by the USFWS, mitigation that compensates for impacts to “suitable seasonal wetland habitat” must be obtained from the Limnanthes vinculans (Sebastopol meadowfoam) Core Area.

In order to ensure compliance with the Programmatic Biological Opinion and General Plan General Plan Policy CON 1.7, COA BIO-1 has been imposed. COA BIO-1 requires the applicant to secure mitigation credits at a 1.5:1 ratio for Sebastopol meadowfoam (or as otherwise allowed by the Corps/USFWS) from the Sebastopol meadowfoam Core Area for the project’s impacts to approximately 0.06 acre of “suitable vernal pool rare plant habitat.”. COA BIO-1 requires that rare plant conservation credits be approved by the USFWS prior to purchase and that the applicant provide proof that these conservation credits have been purchased to the City of Cotati prior to commencement of grading on the project site. With the implementation of COA BIO-1 the project 232 of 1220
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Special-status Animal Species
A total of nine (9) special-status animal species were evaluated for their potential to occur in the vicinity of the project site. Based on this evaluation, the project site does not provide suitable habitat for seven (7) of these species; therefore, they are not discussed further. As CTS have been captured on the site during a prior recovery/salvage project that was implemented in 2003/2004, and as there is suitable habitat for the pallid bat (Antrozous pallidus) on the project site, both species are discussed further below.

California Tiger Salamander (CTS)
The project site is located within the known range of the Sonoma County “Distinct Population Segment” (DPS) of the California tiger salamander. Under the FESA, the USFWS emergency listed the Sonoma County DPS as endangered on July 22, 2002. The USFWS formalized the listing of the Sonoma County DPS of the California tiger salamander as endangered on March 19, 2003 (USFWS 2003b).

On the project site, there is a single seasonal wetland (see above) that Monk & Associates inspected in the winter of 2003/04. This seasonal wetland does not pool water deeper than three to four inches deep and it fills and drains/dries throughout the winter months in accordance with the frequency of large storm events. No wetland on the project site is deep enough or has sufficient ponding duration to support breeding CTS; hence, there would be no impacts to California tiger salamander breeding and larval development habitat from the Project.

In 2003/2004, construction of the South Sonoma Business Park development project, located immediately east of the subject project site was underway. The developer was required by USFWS and CDFW to salvage California tiger salamanders presumed to be migrating from adjacent properties, including the subject project site (then called the Reds project site), to the former breeding pools (now obsolete) on the Sonoma Business Park project site. The salvage project was supervised by the CDFW and the USFWS under the assumption that all adult California tiger salamanders and their breeding habitat had been removed from the Sonoma Business Park project site when it was mass-graded in June 2002.

In September 2007, Monk & Associates prepared and submitted a report to the USFWS and CDFG summarizing the salvage trapping effort title, California Tiger Salamander (Ambystoma californiense) Survey and Salvage Summary “Nibe” and “Red’s” Project Sites Santa Rosa, California September 20, 2007. The report indicates that 12 adult California tiger salamanders were captured on the subject project site in the winter of 2003/2004 and were surrendered to the CDFW. Since California tiger salamanders were captured on the project site during the 2003/2004 salvage effort, the project site is regarded as habitat that could continue to support CTS. From a practical standpoint, the breeding ponds were removed by development in 2002. Thus, the possibility of CTS migrating across the project site today is very low because the project site lacks suitable habitat, the former onsite population was “salvaged” and relocated in 2003/2004 and the former breeding pools on the South Sonoma Business Park project site are no longer present. Nonetheless, the project site is regarded as habitat that could continue to support CTS.
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Cotati Village Community Two Project Page 58 of 157 CEQA Analysis According to the USFWS’ 2020 Programmatic Biological Opinion, and as presented in the projectspecific Biological Resources Analysis (Appendix B), impacts to over summering or migration habitat of the CTS are required to be mitigated at a 2:1 replacement to impacts ratio. Approximately 1.99 acres of the 5.63-acre project site is currently developed with buildings or hard-packed, gravel roadways and parking areas around buildings. These developed surfaces do not constitute CTS habitat and no mitigation is warranted for development of this area. However, the remaining 3.64 acres of the project site is considered potentially suitable habitat for CTS. The proposed project will result in development of the 5.63-acre site, including the 3.64 acres of potentially suitable CTS habitat. In order to compensate for the loss of potential CTS habitat, COA BIO-2 has been imposed. COA BIO-2 requires the applicant to seek an Incidental Take Permit (ITP) or a Consistency Determination from CDFW prior to commencing grading or site work and to secure CTS mitigation credit from a USFWS (and CDFW) approved Conservation Bank at a ratio of 2:1 (7.28 acres) or as otherwise directed by the regulatory agencies in accordance with the USFWS’ Recovery Plan. As conditioned, the project would not increase the severity of an existing impact or result in a new impact to CTS and would comply with General Plan Policies CON 1.1-1.3.

Pallid Bat
The pallid bat is a California “species of special concern.” It has no federal status. The “species of special concern” status designation does not provide any special legally mandated protection for this bat species. However, this status designation meets the definition of “rare” pursuant to CEQA (14 CCR §15380(2)(A)).

The existing trees and the existing/abandoned residence on the northeast portion of the project site provide suitable roosting habitat for the pallid bat. If this species is present onsite, construction activities could impact pallid bat and in accordance with General Plan Action CON 1b, COA BIO-3 has been imposed. COA BIO-3 requires that a qualified biologist shall conduct a pre-construction survey of the structures and trees that would be impacted by the project 15 days prior to removal or commencement of ground work. If no special-status bats are found during the surveys, then building demolition and tree removal may commence in accordance with the procedures outlined in COA BIO3. If young special-status bat species are found roosting on the project site, a non-disturbance buffer installed with orange construction fencing shall be established around the maternity site. Further, if adults are found roosting in a tree or structure on the project site but no maternal sites are found, then the adult bats can be flushed or one-way eviction doors can be used prior to the time the tree or structure in question would be removed or disturbed.

Nesting Raptors and Passerine Birds
Nesting raptors (birds of prey) and passerine (perching) birds are protected pursuant to California Fish and Game Code (Sections 3503, 3503.5, 3513), and the Federal Migratory Bird Treaty Act. The oaks present on the project site provide suitable nesting habitat for raptors and passerines. In addition, the grassland on the project site provides suitable nesting habitat for ground-nesting birds.

Additionally, birds could nest on the abandoned buildings on the project site. Since typically most birds can fly out of harm’s way, development of the project site would not be expected to harm adult birds. However, nesting birds are susceptible to “take” through disturbance that harms eggs or young.

Therefore, in accordance with General Plan Action CON 1b, COA BIO-4 has been imposed to avoid impacts to nesting birds. COA BIO-4 requires conducting pre-construction nesting surveys and implementing avoidance measures.
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Burrowing owl habitat is usually found in annual and perennial grasslands, characterized by lowgrowing vegetation. Burrowing owls typically are not observed in grasslands with tall vegetation or wooded areas because vegetation obscures detection of avian and terrestrial predators. While the Project site provides ruderal vegetation/grassland habitat that could be used by western burrowing owls, the tall vegetation typical of the project site would discourage owls from nesting here. Further, this species has never been observed on the Project site even after many years of biological study.

The western burrowing owl is a subterranean nester that depends primarily on the presence of burrowing mammals that excavate and leave their burrows open such that the burrows are accessible to western burrowing owls. California ground squirrel (Spermophilus beecheyi) burrows are most commonly used by this owl throughout its nesting range in California.

In Sonoma County, California ground squirrel populations are scarce to non-existent. Accordingly, recorded burrow or burrow-like refugia on the Santa Rosa Plain more typically includes debris piles (e.g., downed wood, rock piles) and culvert openings, which do not constitute suitable owl nesting habitat. Based on the absence of suitable donor burrows for nesting and/or habitation, and the complete absence of California ground squirrels or other large burrowing animals on the project site, and the complete absence of field observations of western burrowing owls on the project site during multiple surveys conducted over nearly ten years, no impacts to this species are expected to occur from implementation of the proposed project.

Wetlands
One seasonal wetland occurs in a slight topographic low area in the northern portion of the project site. Monk & Associates biologists have examined this wetland in the winter months since it was originally documented in 2003/04. The wetland generally pools to a few inches deep before drying/draining and then refilling with successive larger storm events. A mix of common non-native and native upland and hydrophytic herbaceous species were observed within this seasonal wetland.

No special status species were observed. Dominant species included annual semaphore grass (Pleuropogon californicus), Mediterranean barley (Hordeum marinum ssp gussoneanum), meadow foxtail (Alopecurus pratensis), pennyroyal (Mentha pulegium), Italian ryegrass (Festuca perennis), and hawkbit (Leontodon saxitilis). Other associated species included brown-headed rush (Juncus phaeocephalus ssp. paniculatus), English plaintain (Plantago lanceolata), prickly little sedge (Carex echinata ssp. echinata), tall flatsedge (Cyperus eragrostis), foothill clover (Trifolium ciliolatum), velvet grass (Holcus lanatus), curly leaved dock (Rumex crispus), and hairy cat’s ear (Hypochaeris radicata).

The shallow, highly disturbed and highly ephemeral nature of the seasonal wetland on the project site provides limited value for use by wildlife species.

An incised drainage ditch, containing mature oak trees is located west of the project site boundary and will not be modified by the proposed project. This feature is man-made, constructed to receive surface water runoff from paved and hardpacked surfaces. There is no contiguous flow pattern connecting this feature to other offsite drainages. The Corps’ jurisdictional map identified the incised drainage ditch an as isolated feature. Large storm event sheet flows that collect in the offsite drainage ditch flow southward to a roadside ditch along the north side of SR-116, that then conveys flows westward of the project site.
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Cotati Village Community Two Project Page 60 of 157 CEQA Analysis The segment of roadside ditch along the frontage of the project site and in the offsite improvement areas along SR-116 were investigated as part of both the 2016/2017 and the 2018 wetland delineations conducted by M&A. The roadside ditch along the project site’s frontage does not support wetland features and showed no evidence of standing water or flow patterns and thus likely only conveys water during large storm events. It also does not drain from wetlands. Thus, it was determined by the Corps on September 8, 2017, and again on May 21, 2018 (Attachments C and D), that the small roadside ditch along SR-116 within the proposed limits of the subject project including offsite improvement areas, does not support any jurisdictional “wetlands” or “other waters.” While the drainage ditches do not fall under Corps jurisdiction, the two ditches may fall under the jurisdiction of the State and subject to RWQCB jurisdiction. To ensure that the Project complies with General Plan Policy CON 1.9 and action CON 1g, COA BIO-8 has been imposed and requires protection of waters of the State through exclusion fencing and avoidance, and the purchase of replacement credits if required.

On May 21, 2018, the U.S. Army Corps of Engineers confirmed jurisdiction over 0.06-acre of seasonal wetland onsite. The seasonal wetland is located in a topographic depression in the northern portion of the project site. This low area remains saturated/inundated throughout the winter as indicated by the dominance of hydrophytic vegetation, presence of hydric soils and indicators of wetland hydrology (i.e. presence of standing water, saturation and oxidized rhizospheres). During large storm events, this seasonal wetland overflows and conveys water overland east to the drain inlet along Alder Avenue where it enters the City’s storm drain system. While federal regulations governing waters of the U.S. have changed since the 2017 and 2022 BRA were prepared, the U.S. Army Corps of Engineers (Corps) has stated that the 2018 Jurisdictional Determination prepared for the project site remains valid.

Consequently, the proposed project will result in the fill of approximately 0.06 acre of jurisdictional seasonal wetland regarded as waters of the U.S. and State subject to regulation by the Corps and the RWQCB. Therefore, COA BIO-5 has been imposed, which requires the applicant to compensate for the loss of wetlands via the purchase of wetland mitigation credits from a Corps- and RWQCBapproved Wetland Conservation Bank and to provide proof of the purchase of wetland mitigation credits to the City of Cotati, the Corps, and the RWQCB in advance of grading activities on the project site.

As conditioned, the Project complies with General Plan Policy CON 1.2, CON 1.7, and CON 1.9, and Actions CON 1b and CON 1g and will not result in a new significant impact or substantially increase the severity of a previously identified significant impact to special-status species, sensitive natural communities nor jurisdictional waters relative to the 2013 General Plan EIR.

5.4(d) (Wildlife Movement) – No Change Relative to the General Plan EIR The 2013 General Plan EIR determined that implementation of the General Plan could interfere with movement of native resident or migratory fish or wildlife species and those impacts would be less than significant.

The project site is immediately north of Gravenstein Highway (SR-116), a heavily-used commuter route, and west of Alder Avenue, both of which are pre-existing barriers to wildlife movement. In addition, the project site is surrounded by existing uses. As such, development of the project site will not impact any significant or regional wildlife corridor. The project site includes an existing developed and formerly developed parcel that has been subjected to disturbance over the past 20 years. Overall, 236 of 1220
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Cotati Village Community Two Project Page 61 of 157 CEQA Analysis the project site is highly disturbed by grading and horticultural cultivation and does not serve as a wildlife movement or migration corridor. Therefore, the Project will not substantially interfere with the movement of any native species or native nursery site. Accordingly, the Project will not result in a new significant impact or substantially increase the severity of a previously identified significant impact to wildlife movement relative to the 2013 General Plan EIR.

5.4(f) (Conflict with Policies, Ordinances, or Habitat Conservation Plan) – No Substantial Change Relative to the General Plan EIR
Sonoma County does not have any California Regional Conservation Plans, as identified in the California Department of Fish and Wildlife’s (CDFW) Natural Community Conservation Planning (NCCP) Map. The Santa Rosa Plain Conservation Strategy Plan (SRPCSP) and the Recovery Plan were reviewed to assess the project’s potential to impact any protected plant or animal species. The SRPCSP mapping (Figure 3 dated 4.16.2007) shows that the Project site is in an area designated as “Future Development.” The Project site is not located within a “Conservation Area” of the Santa Rosa Plain according to the Recovery Plan (Figure 1 dated 5.30.2015). Accordingly, the USFWS anticipated that this Project site would be developed when it prepared the Conservation Strategy.

The USFWS 2020 Programmatic Biological Opinion is based on the biological framework presented in the Conservation Strategy. Projects that require a Corps permit, that remain consistent with objectives stated in the Conservation Strategy, can be appended to the Programmatic Biological Opinion at the discretion of the USFWS. Projects that are appended to the Programmatic Biological Opinion will be provided individual take authorization for impacts to federally-listed species.

The site-specific BRA determined that the Project site has a 0.06-acre seasonal wetland that will be filled as a result of the project. COA BIO-5 requires the purchase of Conservation/mitigation credits in compliance with General Plan Action CON 1-A. Further, BIO-1 requires the purchase of plant mitigation credits in compliance with the Biological Opinion for the Santa Rosa Plain Conservation Strategy. As conditioned, the project complies with the Santa Rosa Plain Conservation Strategy and the General Plan Conservation and Open Space Element.

The City of Cotati tree ordinance, Cotati Municipal Code Chapter 17.54 regulates the protection, preservation and maintenance of native trees, trees of historic or cultural significance, groves and stands of mature tree, and mature trees in general that are associated with proposals for development. In compliance with this code, an Arborist Report was prepared by Horticultural Associates on April 30, 2024 (Appendix C) and a tree removal permit is being processed as part of the proposed Project. Conditions of the Tree Removal Permit will include tree replacement and preservation requirements in compliance with Chapter 17.54. To ensure compliance, COA BIO-6 requires that the applicant comply with the preservation and replacement requirements and conditions of the Tree Removal Permit. As Conditioned, the Project will not result in a new significant impact or substantially increase the severity of a previously identified significant impact to adopted policies, ordinances, or habitat conservation plans relative to the 2013 General Plan EIR. 237 of 1220
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Cotati Village Community Two Project Page 62 of 157 CEQA Analysis 2013 General Plan EIR Mitigating Policies and Actions
Policy CON 1.1: Sensitive habitats include, wetlands, vernal pools, riparian areas, wildlife and fish migration corridors, native plant nursery sites, waters of the U.S., sensitive natural communities, and other habitats designated by state and federal agencies and laws.

Policy CON 1.2: Preserve and enhance those biological communities that contribute to the City’s and the region’s rich biodiversity including, but not limited to, annual grasslands, freshwater marshes, wetlands, vernal pools, riparian areas, aquatic habitat, and agricultural lands.

Status: The Project site includes an isolated wetland as well as a riparian area and is within the Satna Rosa Plain Conservation area. As such, COA BIO-1 through BIO-5 and BIO-7 have been imposed on the project to replace any jurisdictional features impacted and to protect sensitive natural resources that may occur on the Project site. As conditioned, the Project complies with these policies.

Policy CON 1.6: Avoid removal of large, mature trees that provide wildlife habitat or contribute to the visual quality of the environment to the greatest extent feasible through appropriate project design and building siting. If full avoidance is not possible, prioritize planting of replacement trees on-site over off-site locations.

Status: The Project will result in the removal of five trees and will retain 36 trees onsite. To ensure that trees to remain are not damaged during construction, the project shall comply with the Tree Removal Permit pursuant to the City of Cotati Municipal Code Chapter 17.54, which regulates the protection, preservation and maintenance of native trees. Project approvals include a Tree Removal Permit which is conditioned for compliance with Chapter 17.54. COA BIO-6 requires implementation of the conditions of the Tree Removal Permit. As conditioned, the Project complies with this policy.

Policy CON 1.7: Consult with all resource agencies during the CEQA review process for proposed developments to help identify wetland and vernal pool habitat that has candidacy for restoration, conservation, and/or mitigation. Focus restoration and/or conservation efforts on areas that would maximize multiple beneficial uses for such habitat and provides opportunities for mitigation banking.

Action CON 1a: Require development project proposals, infrastructure projects, long-range planning projects, and other projects that may potentially impact special-status species and sensitive resources to submit a biological resources evaluation which determines whether significant adverse impacts will occur. Evaluations shall be carried out under the direction of the Community Development Department and consistent with applicable state and federal guidelines. Projects shall be designed to avoid or reduce impacts to the maximum extent feasible. Where adverse impacts cannot be feasibly reduced or avoided through project design, projects shall include the implementation of site-specific or project-specific effective mitigation strategies developed by a qualified professional in consultation with state or federal resource agencies with jurisdiction (if applicable) that may include, but are not limited to, the following strategies:
a. Preservation of habitat and connectivity of adequate size, quality, and configuration to support the special-status species. Connectivity shall be determined based on the specifics of the species’ needs.
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Cotati Village Community Two Project Page 63 of 157 CEQA Analysis b. Project design measures, such as clustering of structures or locating project features to avoid known locations of special-status species and/or sensitive habitats. c. Provision of supplemental planting and maintenance of grasses, shrubs, and trees of similar quality and quantity to provide adequate vegetation cover to enhance water quality, minimize sedimentation and soil transport, and provide adequate shelter and food for wildlife. d. Protection for habitat and the known locations of special-status species through adequate buffering or other means.
e. Provision of replacement habitat of like quantity and quality on- or off-site for special status species. Preference shall be given to the preservation of habitat as close to the area of impact as feasible, so long as that habitat is of comparable quality. f. Enhancement of existing special-status species habitat values through restoration and replanting of native plant species.
g. Provision of temporary or permanent buffers of adequate size (based on the specifics of the special-status species) to avoid nest abandonment by nesting migratory birds and raptors associated with construction and site development activities. h. Incorporation of the provisions or demonstration of compliance with applicable recovery plans for federally listed species.
i. Monitoring of construction activities by a qualified biologist to avoid impacts to on-site special status species.

Status: Annual surveys have taken place on the Project site beginning in 2015. A wetland delineation was prepared in 2017 and 2018 in accordance with the Army Corps of Engineers standard protocol. A Biological Resource Assessment was prepared by Monk and Associates on October 11, 2022 and a letter confirming the findings was prepared on June 3, 2024 (Appendix B). The BRA includes measures to ensure that the project will comply with all federal, state, and local regulations and provides recommended measures to comply with this policy and action.

Policy CON 1.9: Protect and enhance streams, channels, seasonal and permanent marshland, wetlands, sloughs, riparian habitat, and vernal pools through sound land use planning, community design, and site planning.

Status: A drainage ditch with native oak trees and riparian habitat runs along the western boundary of the Project site. The Project proposes to preserve this habitat area and all trees associated. To ensure that appropriate measures are taken to protect the riparian area and waters of the State, COA BIO-8 has been imposed. COA BIO-8 requires the installation of protective fencing during 239 of 1220
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Cotati Village Community Two Project Page 64 of 157 CEQA Analysis construction around riparian areas that are planned to be retained under the proposed development.

As conditioned, the project complies with this policy.

Conclusion and Environmental Conditions of Approval:

The Project is within the scope of development projected under the General Plan and would not result in any substantial new or more severe impacts to biological resources relative to what was identified in the 2013 General Plan EIR. The Project complies with the mitigating policies and actions in the 2013 General Plan and as such the Project will not result in a new significant impact or substantially increase the severity of a previously identified significant impact to biological resources relative to the 2013 General Plan EIR.

Furthermore, there are no circumstances peculiar to the Project site and there have been no substantial changes in environmental circumstances that would result in new or more severe significant environmental effects than were identified and evaluated in the 2013 General Plan EIR. The following environmental conditions of approval are required to implement the 2013 General Plan EIR mitigating policies and actions:

COA BIO-1: In accordance with agency regulations and per the 2020 Programmatic Biological Opinion for the Santa Rosa Plain, vernal pool conservation credits shall be purchased for impacts to suitable Sebastopol meadowfoam habitat at a 1.5:1 ratio. Credits shall be purchased by the applicant and proof of purchase shall be provided to the City prior to the issuance of a grading permit.

COA BIO-2: Prior to issuance of a grading permit, California Tiger Salamander mitigation credits shall be purchased by the applicant from a USFWS approved Conservation Bank at a ratio of 2 square feet of mitigation for every square foot of upland habitat (2:1), and proof of purchase shall be provided to the City.

COA BIO-3: Prior to issuance of a demolition or grading permit (including removal of existing structures and trees), the project biologist shall perform bat roost emergence surveys no more than 7 days prior to the start of activities outside of the hibernation period (November 1 to March 1). Results of the survey shall be provided to the City of Cotati prior to commencing work. If bats are found, a bat exclusion plan shall be prepared and submitted to CDFW to include the following:
a. Bats shall be excluded between March 1 (once overnight low temperatures exceed 45 degrees Fahrenheit) and April 15, or between September 1 and October 15 to ensure no impact to maternity roosting occurs. Once bats have been fully excluded, the structure may be demolished or removed.
b. If a maternity roost is found, a replacement roost must be established either on‐site or at a nearby off‐site at a permanently protected location in consultation with CDFW. c. Tree removal for trees greater than 16‐inch dbh shall be performed using the three‐step removal process. First the crown or upper 1/3 of the tree shall be removed and any limbs removed and left overnight. Next, the rest of the tree shall be felled and left overnight. On the third day, the biologist shall examine the felled tree to make sure any bats have escaped prior to chipping on‐site or hauling to an off‐site location for disposal.

COA BIO-4: To prevent any potential affects to nesting birds, the following actions shall be taken:
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1. If construction begins between February 1 and August 31, a pre‐construction nesting bird (both passerine and raptor) survey of the habitats within 500 feet of all work areas shall be performed within 7 days of groundbreaking. 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 between February 1 and July 1.

2. 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. The radius of the required buffer zone can vary depending on the species, with the dimension of any required buffer zone to be determined by a qualified biologist.

3. To delineate the “no‐work” buffer zone around a nesting tree, orange construction fencing must be placed at the specified radius from the base of the tree within which no construction related activity or machinery shall intrude.

COA BIO-5: Prior to issuance of a demolition, grading, or building permit, credits from a US Army Corps of Engineers- and Regional Water Quality Control Board-approved wetland mitigation bank shall be purchased by the applicant at a ratio of no less than 1:1 to compensate for the loss of waters of the U.S. and State, and proof of credits shall be provided to the City of Cotati.

COA BIO-6: Tree removal or unintentionally damaged trees shall be replaced in compliance with Chapter 17.54 Tree Protection ordinance. All contractors shall comply with and implement the Tree Protection measures established in the Planning Division’s Project Conditions of Approval, specifically Conditions 7E and 11.

COA BIO-7: Rare plant surveys shall be conducted annually by a qualified biologist during appropriately timed blooming periods until construction commences on the project site. Results of rare plant surveys shall be submitted to the City prior to issuance of grading permit.

COA BIO-8: Indirect impacts to adjacent, offsite waters of the U.S./State shall be minimized to the maximum extent practicable by the use of best management practices (BMPs) that are installed prior to earth-work to protect waters of the U.S./State outside of the designated work areas. These practices shall include installing orange construction fencing, silt fencing, wildlife friendly hay wattles (that is, no monofilament netting), gravel wattles, and other protective measures between project activities and preserved offsite waters of the U.S./State. Orange construction fencing and other appropriate BMPs shall be installed along the riparian area located along the western boundary of the project site and the onsite construction areas. If the drainage ditch along SR-116 is to be preserved, orange construction fencing and other appropriate BMPs shall be installed during earthwork for all on and offsite improvements.
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5.5. CULTURAL RESOURCES
Would The Project:

New
Significant
Impact
Relative to
General
Plan EIR
More
Severe
Impact
Relative to
General
Plan EIR
No
Substantial
Change
Relative to
General
Plan EIR
No Change
Relative to
General
Plan EIR
a) Cause a substantial adverse change in
the significance of a historical resource
pursuant to § 15064.5?
b) Cause a substantial adverse change in
the significance of an archaeological
resource pursuant to § 15064.5?
c) Disturb any human remains, including
those interred outside of dedicated
cemeteries?
Source: Cotati General Plan and 2013 General Plan EIR adopted and certified on March 24, 2015; Public Works/Engineering Conditions of Approval prepared in February 29, 2024 and Cultural Resources Study, prepared by Tom Origer & Associates, June 23, 2016; Results of an Archaeological Study for the Gravenstein Highway (SR-116)/West Cotati Avenue Realignment Project prepared by Evans & De Shazo on September 28, 2023; and Cultural Resources Addendum for the Proposed Project at 7515 Alder Ave prepared by Evans and De Shazo on May 31, 2024. 2013 General Plan EIR Findings:

The 2013 General Plan EIR evaluated potential impacts to cultural resources in Chapter 3.4 and determined the following:
• Within the Cotati Planning Area, 36 resources have been recorded of which 7 are prehistoric Native American archaeological sites, and 2 are historic-period archeological sites, and 27 are built environment resources. 31 of these resources are within City limits. • Impact 3.4-1: Implementation of the General Plan Update could result in the potential disturbance of cultural resources and human remains. This would be a potentially significant impact and is reduced to less than significant through policies CON 4.1, 4.3, 4.4, 4.5, and 4.6. • Impact 3.4-2: Implementation of the General Plan Update could result in the disturbance of human remains or the discovery of human remains during construction activities. The potential impact would be reduced to less than significant through procedures of the Public Resources Code Section 5097 and implementation of General Plan actions CON 4c.

Project Consistency with the 2013 General Plan EIR
Consistent with General Plan Action CON 4b, a Cultural Resources Study (CRS) was prepared by Tom Origer & Associates on June 23, 2016 (Appendix D.1 – Confidential). The study included archival research, a Sacred Lands File (SLF) search, Tribal outreach, and a field survey. The CRS concluded that 242 of 1220
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Cotati Village Community Two Project Page 67 of 157 CEQA Analysis the proposed development would not impact any known cultural resources, and the potential to encounter buried precontact period archaeological resources was low due to the Pleistocene epoch geological deposits within the study area (Franco and Beard 22016:7). As such, no site-specific recommendations were provided. While the CRS did not address the potential to encounter buried historic-period archaeological resources, an Addendum was prepared by Evans and De Shazo on May 31, 2024 (Appendix D.2 – Confidential) to include a historic-period buried archaeological site sensitivity desktop analysis, and Project-specific recommendations. These studies are relied upon to inform this analysis.

5.5(a-c) (Historic, Archaeological Resources and Discovery of Human Remains) – No Substantial Change Relative to the General Plan EIR
The Project area would have been suitable for hunting and extracting natural resources (i.e., task specific use) but was not likely conducive to seasonal or permanent occupation due to the distance from the nearest waterway. Based on the geology and soils of the site, the previous studies, and the records search, the Project Area has a low potential for buried precontact period archaeological resources. Regardless, in the event that prehistoric artifacts are encountered during project development, COA CUL-1 has been imposed to ensure that the actions described by mitigating General Plan Action CON 4c are implemented.

The previously recorded cultural resources within the Project Area include a pre-1916 house and detached garage, both of which have been demolished. An existing house (Residence 2) constructed between 1954 and 1968 and detached garage are located within the property at 7515 Alder Avenue and would be demolished as part of the Project. The resources are not listed on the BERD and were previously determined ineligible for listing on the CRHR. Therefore, there are no known significant or potentially significant cultural resources on the project site.

However, prior to demolition, the Project Area contained a house that was constructed prior to 1916.

Based on the former presence of the house, the Project Area has a moderate to high potential/sensitivity for buried historic-period archaeological resources. As such, COA CUL-2 has been imposed and requires that a Secretary of the Interior qualified archaeologist prepare an Archaeological Monitoring Plan (AMP) and carry out archaeological monitoring of Project-related ground-disturbing activities.

As conditioned, the Project implements policies of the General Plan for treatment of cultural resources and will not result in a new significant impact or substantially increase the severity of a previously identified significant impact to cultural resources relative to the 2013 General Plan EIR. 2013 General Plan EIR Mitigating Policies and Actions
Action CON 4b: Require a cultural and archaeological survey prior to approval of any development project where a potential or known historical, archaeological, or other cultural resource is located or which would require excavation in an area that is sensitive for cultural or archaeological resources. If significant cultural or archaeological resources, including historic and prehistoric resources, are identified, the project shall be required to implement appropriate measures, such as avoidance, capping of the resource site, or documentation and conservation, to reduce adverse impacts to the resource to a less than significant level.
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Cotati Village Community Two Project Page 68 of 157 CEQA Analysis Status: A Cultural Resource Study which included a cultural and archaeological survey was completed by Tom Origer & Associates on June 23, 2016. The study included archival research, a Sacred Lands File (SLF) search, Tribal outreach, and a field survey. The report did not address the potential to encounter buried historic-period archaeological resources and an Addendum was prepared by Evans and De Shazo on May 31, 2024. In the Addendum, a moderate to high potential for historic period resources was identified in association with the 1916 house and COA CUL-2 has been imposed to require monitoring during Project-related ground-disturbing activities. As conditioned, the project complies with this policy.

Action CON 4c: Require all development, infrastructure, and other ground-disturbing projects to comply with the following conditions in the event of an inadvertent discovery of cultural resources or human remains:
a. If construction or grading activities result in the discovery of significant historic or prehistoric archaeological artifacts or unique paleontological resources, all work within 100 feet of the discovery shall cease, the Community Development Department shall be notified, the resources shall be examined by a qualified archaeologist, paleontologist, or historian for appropriate protection and preservation measures; and work may only resume when appropriate protections are in place and have been approved by the Community Development Department. b. If human remains are discovered during any ground disturbing activity, work shall stop until the Community Development Department and the County Coroner have been contacted; if the human remains are determined to be of Native American origin, the Native American Heritage Commission (NAHC) and the most likely descendants have been consulted; and work may only resume when appropriate measures have been taken and approved by the Community Development Department.

Status: COA CUL-1 requires implementation of Action CON 4c to address potential discovery of archeological resources and human remains during construction. As conditioned, the Project complies with this action.

Conclusion and Environmental Conditions of Approval:

The Project is within the scope of development projected under the General Plan and as conditioned, will not result in any substantial new or more severe impacts to cultural resources relative to what was identified in the 2013 General Plan EIR. Furthermore, there are no circumstances peculiar to the Project site and there have been no substantial changes in environmental circumstances that would result in new or more severe significant environmental effects than were identified and evaluated in the 2013 General Plan EIR. The following environmental conditions of approval are required to implement the 2013 General Plan EIR mitigating policies and actions:

COA CUL-1: In the event that cultural resources, human remains, or unique paleontological resources are inadvertently discovered during ground disturbing activities, the following conditions shall apply:
a. If construction or grading activities result in the discovery of significant historic or prehistoric archaeological artifacts or unique paleontological resources, all work within 100 feet of the discovery shall cease, the Community Development Department shall be 244 of 1220
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Cotati Village Community Two Project Page 69 of 157 CEQA Analysis notified, the resources shall be examined by a qualified archaeologist, paleontologist, or historian for appropriate protection and preservation measures; and work may only resume when appropriate protections are in place and have been approved by the Community Development Department.
b. If human remains are discovered during any ground disturbing activity, work shall stop until the Community Development Department and the County Coroner have been contacted; if the human remains are determined to be of Native American origin, the Native American Heritage Commission (NAHC) and the most likely descendants have been consulted; and work may only resume when appropriate measures have been taken and approved by the Community Development Department. • If the skeletal remains are found to be prehistoric, Native American and not modern, then the coroner must call the Native American Heritage Commission in Sacramento that will designate the “Most Likely Descendant” (or MLD) of the discovered remains.

The MLD will be responsible for recommending the disposition and treatment of the remains (before construction is resumed). Although the likelihood of encountering human skeletal remains in the project area seems slight, it is important to have a procedure for alternate tasks that can be put into effect quickly in the event that human remains are discovered. This allows for work to continue elsewhere on the project area (where appropriate given the size of the property and location of the discovery) while the remains are properly investigated. c. If any prehistoric artifactual materials such as modified obsidian flakes or formed tools or concentrations of natural obsidian nodules are observed during any phase of grading or future construction on the property, all work in the vicinity of the find shall be stopped until the area of the discovery can be evaluated by an archaeologist. Depending on the extent and cultural composition of the discovered materials, subsequent excavation monitored by an archaeologist may be required, who shall be ready to record, recover and/or protect significant artifactual materials from further damage.

COA CUL-2: Prior to any ground disturbing activities, a Secretary of the Interior qualified archaeologist shall prepare an Archaeological Monitoring Plan (AMP) and provide the appropriate level of archaeological monitoring of ground-disturbing activities in the area shown on Figure 21 (pg. 34) of the Cultural Resources Study prepared by Evans and De Shazo on May 31, 2024. The AMP shall include the following provisions:

1. A pre-construction Cultural Resources Awareness Training (CRAT) and details regarding the types of archaeological resources that could be found within the Project Area, and the procedures to follow should any archaeological material be encountered, including proper notification to Tribes, agencies, and stakeholders, and for an assessment of the significance of any archaeological resources encountered during construction shall be provided.

2. The archaeological monitor shall be empowered to halt construction activities at the location of a discovery to review possible archaeological material and to protect the resource while the find is being assessed.
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3. Monitoring shall continue until the Secretary of Interior-qualified archaeologist determines that full time monitoring of specific excavation activities or in specific areas of the Project can be reduced to spot check monitoring or that monitoring is no longer warranted.

4. A report shall also be prepared by the monitor that documents findings after the ground disturbance is complete and submitted to the City.
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5.6. ENERGY
Would The Project:

New
Significant
Impact
Relative to
General
Plan EIR
More
Severe
Impact
Relative to
General
Plan EIR
No
Substantial
Change
Relative to
General
Plan EIR
No Change
Relative to
General
Plan EIR
a) Result in a potentially significant
environmental impact due to wasteful,
inefficient, or unnecessary consumption
of energy resources, during project
construction or operation?
b) Conflict with or obstruct a state or local
plan for renewable energy or energy
efficiency?
Source: Cotati General Plan and 2013 General Plan EIR adopted and certified on March 24, 2015; BAAQMD 2017 Bay Area Clean Air Plan; Climate Action 2020 and Beyond: Sonoma County Regional Climate Action Plan, prepared by Sonoma County Regional Climate Protection Authority, July 2016; BAAQMD 2017 CEQA Guidelines; and City of Cotati Municipal Code. 2013 General Plan EIR Findings:

Energy resources include fuels, renewable resources, and production of electricity which requires conversion of these resources into energy. Energy production and energy use result in depletion of non-renewable energy resources such as oil, coal, and natural gas, the use of which results in pollutant emissions that contribute to global climate change. Sustainable use of energy resources is facilitated through conservation of non-renewable resources and development of alternative or renewable energy resources such as solar, wind, and geothermal.

The 2013 General Plan EIR analyzed the impacts to energy resources in Chapter 3.6 – Greenhouse Gasses and Climate Change. The policies and implementing actions relating to energy conservation are included in Chapter 5: Conservation of the General Plan and addressed under Goal 3 which promotes conservation of energy and other natural resources. The 2013 General Plan EIR specifically identifies the following energy-specific General Plan Policies CON 2.10, CON 3.1 – CON 3.10, LU 1.5, and Actions CON 3a – 3d which would result in a less than significant impact to Green House Gas Emissions and Climate Change and are applicable to this section.

Sonoma County Climate Action Plan 2020
In 2005, the ten local governments within Sonoma County pledged to reduce GHG emissions community-wide to 25 percent below 1990 levels by 2015 (Cotati adopted 30% by 2015, Resolution 05-66). The Regional Climate Protection Authority (RCPA) was created in 2009 to help each jurisdiction reach its goal. Climate Action 2020 is a collaborative effort led by the RCPA and includes nine cities, the County of Sonoma, and several partner entities to take further actions to reduce GHG emissions community-wide and respond to the threats of climate change. 247 of 1220
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Cotati Village Community Two Project Page 72 of 157 CEQA Analysis As presented in the Climate Action Plan 2020, Section 5.2: Cotati, the City of Cotati is focused on infill development and “green” priorities for new building. Energy efficiency is a requirement of City of Cotati’s General Plan as provided in General Plan Objective Con 3A, including policies and actions which “achieve a high level of energy efficiency in new buildings and in significant remodels,” which is set forth in Municipal Code Chapter 14.04.130 and establishes CalGreen Tier 1 as mandatory for new residential and non-residential structures.

Cotati Municipal Code
The Project will construct new dwelling units and commercial uses that are subject to Title 24 of the California Building Code and must meet the requirements for CalGreen Tier 1. In order to secure a building permit, the Project must comply with the uniformly applied standards of the City’s Municipal Code Section 14.04.090 California Energy Code and Section 17.51.030 Citywide Energy Conservation Standards and which requires that the new structures be designed and constructed to achieve a minimum of fifteen percent greater energy efficiency than otherwise required by the California Code of Regulations, Title 24, and to implement the city’s sustainable building program adopted by council resolution.

Project Consistency with the 2013 General Plan

5.6(a) (Energy Consumption) – No Substantial Change Relative to the General Plan EIR The Project proposes new residential and commercial uses which will be served by Pacific Gas and Electric and Sonoma Clean Power.

The California Green Building Standards Code, otherwise known as the CALGreen Code (CCR Title 24, Part 11), is a portion of the California Building Standards Code (CBSC). The purpose of the CALGreen Code is to improve public health, safety, and general welfare by enhancing the design and construction of buildings through the use of building concepts having a reduced negative impact or positive environmental impact and encouraging sustainable construction practices. The provisions of the code apply to the planning, design, operation, construction, use, and occupancy of every newly constructed building or structure throughout California. Requirements of the CALGreen Code include, but are not limited to, the following measures:
• Installation of Electric Vehicle (EV) charging infrastructure in residential and non-residential structures;
• Maximum fixture water use rates;
• Compliance with the California Department of Water Resources’ Model Water Efficient Landscape Ordinance (MWELO), or a local ordinance, whichever is more stringent; • Diversion of 65 percent of construction and demolition waste from landfills; • Mandatory use of low-pollutant emitting interior finish materials such as paints, carpet, vinyl flooring, and particle board; and
• For single-family and some low-rise residential development developed after January 1, 2020, mandatory on-site solar energy systems capable of producing 100 percent of the electricity demand created by the residence(s).

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Cotati Village Community Two Project Page 73 of 157 CEQA Analysis and expands solar and storage requirements. It is estimated that over a 30-year period, the 2022 energy code will reduce greenhouse gas (GHG) emissions by 10 million metric tons.2 Further, the City has adopted CALGreen Tier 1 standards and as such, they are uniformly applied to all construction projects. The application of these standards to the Project will prevent wasteful, inefficient, or unnecessary consumption of energy resources. Additionally, the BMPs required by the BAAQMD and implemented as COA AQ-1 and the construction Emissions Management Plan required by COA AQ-2 limit the use of energy for construction. As conditioned, the Project will not result in a new significant impact or substantially increase the severity of a previously identified significant impact related to energy consumption.

5.6(b) (Conflict with State or Local Plans) – No Substantial Change Relative to the General Plan EIR
Pursuant to the Sonoma County Climate Action Plan 2020, Section 5.2: Cotati, the City of Cotati is focused on infill development and “green” priorities for new building. The Project is proposed within Cotati’s planning area within the existing city limits and will comply with the uniformly applied energy conservation standards of CALGreen Tier 1 at a minimum. Additionally, the Project proposes all electric appliances and as conditioned by COA GHG-1, will meet CALGreen Tier 2 requirements for installation of EV infrastructure. As such, the Project would not conflict with state or local plans for renewable energy or energy efficiency. Therefore, the Project will not result in a new significant impact or substantially increase the severity of a previously identified significant impact. 2013 General Plan EIR Mitigating Policies and Actions
Action CON 3a: Continue to review development projects to ensure that all new public and private development complies with CALGreen Tier 1 standards as well as the energy efficiency standards established by the General Plan and Land Use Code.

Status: The proposed Project is subject to the uniformly applied development standards in the Municipal Code Section 17.51.030 (Citywide energy conservation standard), CALGreen Tier 1 and the California Code of Regulations, Title 24, at a minimum. As conditioned by COA GHG-1, the project is required to comply with CALGreen Tier 2 EV Charging infrastructure. As such, it complies with this action and would not result in a new significant impact or substantially increase the severity of a previously identified significant impact.

Conclusion
The Project is within the scope of development projected under the General Plan and would not result in any substantial new or more severe impacts to energy relative to what was identified in the 2013 General Plan EIR. Furthermore, there are no circumstances peculiar to the Project site and there have been no substantial changes in environmental circumstances that would result in new or more severe significant environmental effects than were identified and evaluated in the 2013 General Plan EIR.

COA AQ-1 and COA GHG-1 will implement requirements of the 2013 General Plan EIR and the General Plan.
2 State of California, Energy Commission, 2022 Building Energy Efficiency Standard Summary, August 2021. 249 of 1220
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5.7. GEOLOGY AND SOILS
Would The Project:

I. Rupture of a known earthquake fault,
as delineated on the most recent
Alquist-Priolo Earthquake Fault Zoning
Map issued by the State Geologist for
the area or based on other substantial
evidence of a known fault? Refer to
Division of Mines and Geology
Publication 42.

II. Strong seismic ground shaking?
III. Seismic-related ground failure,
including liquefaction?
IV. Landslides?
b) Result in substantial soil erosion or the
loss of topsoil?
c) Be located on a geologic unit or soil that
is unstable, or that would become
unstable as a result of the project, and
potentially result in on or off-site
landslide, lateral spreading, subsidence,
liquefaction or collapse?
d) Be located on expansive soil, as defined
in Table 18-1-B of the Uniform Building
Code (1994), creating substantial direct or
indirect risks to life or property?
e) Have soils incapable of adequately
supporting the use of septic tanks or
alternative waste water disposal systems
where sewers are not available for the
disposal of waste water?
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Cotati Village Community Two Project Page 75 of 157 CEQA Analysis f) Directly or indirectly destroy a unique
paleontological resource or site or unique
geologic feature?
Source: Cotati General Plan and 2013 General Plan EIR adopted and certified on March 24, 2015; Geotechnical Feasibility Evaluation prepared by Miller Pacific Group on April 15, 2015; Geotechnical Feasibility Letter prepared by Miller Pacific Engineering Group on April 17, 2024; Initial Stormwater Low Impact Development Submittal prepared by Civil Design Consultants on February 1, 2024; Preliminary Hydrology & Hydraulics Report prepared by Civil Design Consultants on February 1, 2024; and Public Works/Engineering Conditions of Approval prepared in February 29, 2024. 2013 General Plan EIR Findings
The City of Cotati is in a geologically active area of the San Andreas Fault system and the potential for ground shaking from seismic events is a risk throughout the region. Active faults are located four miles or more to the east, north, and west, but no active faults traverse the City.

The 2013 General Plan EIR evaluated the potential impacts related to geology and soils in Chapter 3.5 and determined the following.
• Impact 3.5-1: Implementation of the General Plan Update would result in the construction of projects that may expose people or structures to seismic ground shaking from the numerous faults located in the region. No Alquist-Priolo Fault Zones are located within the Cotati Planning Area. The General Plan includes policies and actions that require evaluation and engineering of projects to reduce the impacts of development under the General Plan from seismic shaking to less than significant.
• Impact 3.5-2: Implementation of the General Plan Update would allow ground disturbing activities that could result in soil erosion and topsoil loss. The Regional Water Quality Control Board requires that project-specific Storm Water Pollution Prevention Plan (SWPPP) to be prepared for all development projects. Application of best management practices required would reduce this impact to less than significant.
• Impact 3.5-3: Implementation of the General Plan Update would result in development that could expose people and structures to adverse effects from ground instability and failure from landslides, lateral spreading, subsidence, liquefaction, or collapse. With General Plan policies and implementing actions applied to development projects that require study and design to mitigate these risks, the impacts would be less than significant. • Impact 3.5-4: There is expansive soil located within the City of Cotati, and implementation of the proposed project (General Plan Update) could result in development on expansive soils.

With General Plan policies that require design-level geotechnical investigations for new development, the risk of impacts from expansive soils would be less than significant. • Impact 3.5-5: Implementation of the General Plan Update would not result in a conflict between soil capacity and septic systems because sewerage and wastewater treatment capacity is sufficient to accommodate all development under the General Plan without the use of septic and none will be utilized. Therefore, this impact is less than significant. 251 of 1220
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Cotati Village Community Two Project Page 76 of 157 CEQA Analysis The 2013 General Plan EIR found that the implementation of the 2013 General Plan could have significant impacts on Geology and Soils but determined that those impacts were mitigated to less than significant through the implementation of Policies CSF 1.8, SA 2.1- 2.11 and Actions SA 2a-2k.

Project Consistency with the 2013 General Plan EIR
A Geotechnical Feasibility Evaluation was prepared by Miller Pacific Engineering on April 15, 2015 for the Project site and updated on April 17, 2024 and is relied upon to inform this analysis.

5.7(a i, iv) (Seismic Faults, Landslides) – No Change Relative to the General Plan EIR Within the Bay Area, faults are concentrated along the San Andreas Fault zone. The movement between rock formations along either side of a fault may be horizontal, vertical, or a combination and is radiated outward in the form of energy waves. The amplitude and frequency of earthquake ground motions partially depends on the material through which it is moving. The earthquake force is transmitted through hard rock in short, rapid vibrations, while this energy movement becomes a long, high-amplitude motion when moving through soft ground materials, such as bay mud.

The Project site is not located within an Earthquake Fault Zone, as defined by the Alquist-Priolo Earthquake Fault Zoning Act, and no known active or potentially active faults exist on the site.

However, the project site is located within a seismically active area and will therefore experience the effects of future earthquakes. However, the risk of fault offset at the site is very low. Further, the Project is subject to construction standards established for seismic safety within the latest California Building Code, which would minimize the impact of a seismic event on new development.

The Project site is a relatively flat and undeveloped open field with ruderal vegetation, some small shrubs, and mature trees. Because steep slopes are not located on the site, there is no risk of a landslide. As such the project will not result in a new significant impact or substantially increase the severity of a previously identified significant impact to seismic faults or landslides relative to the 2013 General Plan EIR.

5.7(a ii-iii, c,d) (Ground Shaking, Liquefaction, Geologic Stability, and Expansive Soils) – No Substantial Change Relative to the General Plan EIR
The Geotechnical Feasibility Evaluation found that strong to very strong ground shaking could occur at the site during a large earthquake on one of the nearby faults. The intensity of earthquake motion would depend on the characteristics of the generating fault, distance to the fault and rupture zone, earthquake magnitude, earthquake duration, and site-specific geologic conditions. The most likely source for earthquakes close to the site is the Rodgers Creek Fault.

In accordance with Action SA 2a and 2e, a Feasibility Evaluation was prepared. The Feasibility Evaluation recommended that a design-level Geotechnical Investigation be prepared for the project.

As such, COA GEO-1 has been imposed and requires a geotechnical investigation with subsurface exploration and laboratory testing as well as implementation of the design-level recommendations in the final design plans.

Liquefaction refers to the sudden, temporary loss of soil strength during strong ground shaking. This phenomenon can occur in saturated, loose, granular deposits when they are subjected to seismic shaking. Liquefaction related phenomena include seismically induced settlement, flow failure, and lateral spreading. The anticipated subsurface conditions include variable alluvial deposits. Alluvial 252 of 1220
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Cotati Village Community Two Project Page 77 of 157 CEQA Analysis deposits typically consist of layers of clayey, sandy and gravelly soils. The granular layers may be susceptible to liquefaction. The Geotechnical Feasibility Evaluation concluded that the site has very low potential of liquefaction but recommended that subsurface exploration be performed to confirm the absence of loose, saturated granular layers as required by COA GEO-1.

The Geotechnical Feasibility Analysis did not identify a geologic unit or soil that is unstable, or that would become unstable as a result of the project, and potentially result in on or off-site landslide, lateral spreading, subsidence, or collapse. However, COA GEO-1 has been imposed and through implementation, any potentially unstable site conditions will be identified and addressed through design-level recommendations.

Expansive soils can change volume (shrink & swell) with seasonal changes in moisture content. The Geotechnical Feasibility Analysis found that the site to have low to moderate expansive potential and that further investigation was needed. Through COA GEO-1 an analysis of the soils and design-level recommendations will be implemented to identify the presence of expansive soils and recommend appropriate treatments to avoid risks.

COA GEO-1 requires a geotechnical investigation to evaluate sub-surface conditions and provide recommendations for development prior to issuance of a grading or building permits. Review of construction level plans and geotechnical recommendations will be conducted as part of the Building Permit review process to confirm consistency of final plans with Building Code’s uniformly applied standards. COA GEO-1 also requires the Project’s engineer to inspect the construction work and certify to the City that the improvements have been constructed in accordance with the results of the Geotechnical Investigation.

As conditioned, and through the uniformly applied standards of the California Building Code, the project will not result in a new significant impact or substantially increase the severity of a previously identified significant impact to ground shaking, liquefaction, the stability of a geologic unit, or expansive soils relative to the 2013 General Plan EIR.

5.7(b) (Erosion) – No Substantial Change Relative to the General Plan EIR The Project site is previously disturbed from past grading and development. As a project that will disturb more than 10,000 square feet of impervious surfaces, it is subject to implementation of stormwater management facilities to treat site runoff under applicable provisions of the City’s MS4 permit. In compliance with General Plan Policy CON 1.12, a preliminary soil and erosion control plan has been prepared and COA HYD-1 has been imposed that requires Best Management Practices are implemented during construction. Additionally, Chapter 14.36 of the Cotati Municipal Code requires an erosion control plan prepared by a Civil Engineer or other qualified professional that outlines appropriate measures to minimize soil erosion and sedimentation and that complies with design and construction standards contained in the City’s Municipal Code. Preliminary designs have been reviewed and determined to be in general compliance by the City Engineer. The final plans will be reviewed by the City Engineer and subject to Project conditions of approval. Uniformly applied engineering conditions include a requirement for a Stormwater Pollution and Prevention Plan (SWPPP) as well as a Stormwater Control Plan and a separate Rain Event Action Plan (REAP) to be used during construction.

As conditioned, the project will not result in a new significant impact or substantially increase the severity of a previously identified significant impact to erosion relative to the 2013 General Plan EIR. 253 of 1220
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5.7(e) (Septic Tanks) – No Change Relative to the General Plan EIR Implementation of the Project would not result in a conflict between soil capacity and septic systems because sewage conveyance and wastewater treatment capacity is sufficient to accommodate the Project and no septic systems are planned as part of the development. The Project proposes to connect to the City’s sewer system and will not use septic systems. As such, the Project is consistent with the General Plan and would not result in a new significant impact or substantially increase the severity of a previously identified significant impact to or from septic tanks relative to the 2013 General Plan EIR.

5.7(f) (Paleontological Resources) – No Substantial Change Relative to the General Plan EIR The potential to uncover paleontological resources was considered in the 2013 General Plan EIR, in which Action CON 4c is identified, and requires work to be suspended within 100 feet of any discovered potentially unique paleontological resources and for the City to be contacted to coordinate further investigation. In compliance with Action CON 4c, COA CUL-1 is required. COA CUL-1 requires specific protocol to be followed if cultural or paleontological resources are encountered during ground disturbing activities.

As conditioned, the Project is consistent with the General Plan and will not result in a new significant impact or substantially increase the severity of a previously identified significant impact to paleontological resources relative to the 2013 General Plan EIR. 2013 General Plan EIR Mitigating Policies and Actions
Policy SA 2.4: Development in areas subject to liquefaction, such as along East and West Cotati Avenues and Gravenstein Highway shall be reviewed by qualified soils engineers and geologists prior to development in order to ensure the safety and stability of all construction (See Figure 7.1-2 in the General Plan Background Report).

Status: In accordance with this Policy, a Geotechnical Feasibility Analysis was prepared by Miller Engineering on April 15, 2015, and updated on April 17, 2024. The analysis determined that the Project site has a very low susceptibility for liquefaction and recommends that engineering standards be imposed to address stability based on a design level Report. Accordingly, COA GEO-1 has been imposed and requires that a design level geotechnical investigation to be prepared and include design-level recommendations for construction. The report will be submitted for review and acceptance by the City Engineer to ensure the safety and stability of all improvements. As conditioned, the project complies with this policy.

Policy SA 2.10: An erosion and sediment control plan prepared by a civil engineer or other professional who is qualified to prepare such a plan, shall be submitted as part of a grading permit application. The erosion and sediment control plan shall delineate measures to appropriately and effectively minimize soil erosion and sedimentation and shall comply with the design standards and construction site Control measures contained In Chapter 14.36 of the Municipal Code.

Status: Development of the Project will require site preparation and grading activities that will potentially result in soil erosion or the loss of topsoil if not properly controlled. A preliminary soil and erosion control plan has been submitted by the applicant and COA HYD-1 requires the applicant to 254 of 1220
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Cotati Village Community Two Project Page 79 of 157 CEQA Analysis submit and Engineering to accept a final erosion and sediment control plan in compliance with Chapter 14.36. As conditioned, the Project complies with this Policy.

Policy SA 2.11: Prior to the development of any new structures and any addition greater than 500 square feet in areas of moderate to high potential for expansive soils as identified in Figure 7.1-5 of the General Plan Background Report, a site-specific soils study shall be prepared. All structures and building foundations located within areas containing expansive soils shall be designed and engineered to comply with the most current version of the California Building Standards Code.

Action SA 2a: Require a geotechnical analysis for construction in areas with potential geological hazards and require that recommendations from the geotechnical analysis are incorporated into the project’s design and engineering.

Action SA 2e: Require the submission of geologic and soils reports for all new developments. The geologic risk areas that are determined from these studies shall have standards established and recommendations shall be incorporated into development.

Status: As noted above, A Geotechnical Feasibility Analysis for the Project site was prepared on April 15, 2015, and updated on April 17, 2024 by Miller Pacific Engineering Group. COA GEO-1 requires that design-level recommendations be incorporated into the final plans prior to issuance of grading or building permits and inspection and certification of improvements by the Project’s engineer. As conditioned, the project complies with this policy and associated actions.

Conclusion and Environmental Conditions of Approval:

The Project is within the scope of development projected under the General Plan and would not result in any substantial new or more severe impacts to geology and soils relative to what was identified in the 2013 General Plan EIR. As conditioned and through the application of uniformly applied standards, the Project complies with the applicable policies and actions in the 2013 General Plan and would not result in a new significant impact or substantially increase the severity of a previously identified significant impact to geology and soils relative to the 2013 General Plan EIR.

Furthermore, there are no circumstances peculiar to the Project site and there have been no substantial changes in environmental circumstances, that would result in new or more severe significant environmental effects than were identified and evaluated in the 2013 General Plan EIR. The following environmental condition of approval is required to implement the 2013 General Plan EIR mitigating policies and actions:

COA GEO-1: Prior to issuance of a grading or building permit, the applicant shall submit a geotechnical investigation report for review and acceptance by the Chief Building Official and/or the City Engineer.

The report shall include design-level recommendations, which shall be incorporated into the final project plans.

At the time of permit application submittal, the applicant shall include a letter, together with the geotechnical analyses, from the Project’s geotechnical engineer certifying that all recommendations in the Project’s geotechnical analyses meet current geotechnical design standards and that all applicable recommendations have been incorporated into the construction plans. Where the geotechnical engineer recommends technical changes to the recommendations in any of the geotechnical analyses, such changes shall be clearly identified in the letter. 255 of 1220
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Cotati Village Community Two Project Page 80 of 157 CEQA Analysis The Project’s geotechnical engineer shall inspect the construction work and shall certify to the City, prior to issuance of a certificate of occupancy, that the improvements have been constructed in accordance with the geotechnical analyses.
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5.8. GREENHOUSE GAS EMISSIONS
Would The Project:

New
Significant
Impact
Relative to
General
Plan EIR
More
Severe
Impact
Relative to
General
Plan EIR
No
Substantial
Change
Relative to
General
Plan EIR
No Change
Relative to
General
Plan EIR
a) Generate greenhouse gas emissions,
either directly or indirectly, that may have
a significant impact on the environment?
b) Conflict with an applicable plan, policy
or regulation adopted for the purpose of
reducing the emissions of greenhouse
gases?
Source: Cotati General Plan and 2013 General Plan EIR adopted and certified on March 24, 2015; BAAQMD CEQA Guidelines, April 2022; and Air Quality and Greenhouse Gas Assessment by Illingworth and Rodkin on June 5, 2024. 2013 General Plan EIR Findings
The 2013 General Plan EIR evaluated potential impacts to air quality and determined that with implementation of General Plan Policies and Actions that mitigate potential impacts, impacts to air quality would be less than significant. The following impacts to air quality were considered under the 2013 General Plan EIR:
• Impact 3.6-1: General Plan implementation could generate GHGs, either directly or indirectly, that may have a significant effect on the environment. Through the implementation of mitigating General Plan Policies CON 2.6 – CON 2.12, CON 3.1 – CON 3.6, CON 3.8 – CON 3.12, CI 1.2, CI 1.19 – CI 1.21, CI 2.1 – CI 2.3, CI 2.7 – CI 2.10, CI 2.21, CI 3.1 – CI 3.4, LU 1.4, LU 1.5, LU

2.2, LU 2.5, LU 2.10, LU 3.8, OS 1.1 – OS 1.6, OS 1.10, OS 1.11 and Actions CON 2e, CON 2f, CON 2g, CON 3a – CON 3d, CI 1q, CI 2a, CI 2i – CI 2k, CI 3a, CI 3b, LU 2b, and OS 1a – OS 1e, implementation of the General Plan would have a less than significant impact. • Impact 3.6-2: Implementation of the General Plan would not an applicable plan, policy, or regulation adopted for the purpose of reducing the emissions of greenhouse gases. The General Plan is consistent with the CCAP and AB 32 and as new projects are required to fully implement the City’s Green Building Standards. Compliance with the City’s Green Building Standards would reduce GHG emissions from future development to the greatest extent feasible and implementation of the General Plan would have a less than significant impact.

A number of regulations currently exist related to GHG emissions, predominantly AB 32, Executive Order S-3-05, and Senate Bill (SB) 32. AB 32 sets forth a statewide GHG emissions reduction target of 1990 levels by 2020. Executive Order S-3-05 sets forth a transitional reduction target of 2000 levels by 2010, the same target as AB 32 of 1990 levels by 2020, and further builds upon the AB 32 target by requiring a reduction to 80 percent below 1990 levels by 2050. SB 32 also builds upon AB 32 and sets 257 of 1220
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Cotati Village Community Two Project Page 82 of 157 CEQA Analysis forth a transitional reduction target of 40 percent below 1990 levels by 2030. To implement statewide GHG emissions reduction targets, local jurisdictions are encouraged to prepare and adopt areaspecific GHG reduction plans and/or thresholds of significance for GHG emissions.

Bay Area Management District 2022 Greenhouse Gas Thresholds On April 20, 2022, the BAAQMD Air District Board of Directors adopted the proposed CEQA Thresholds for Evaluating the Significance of Climate Impacts from Land Use Projects. Consistent with CEQA Guidelines Section 15064 (Determining the Significance of the Environmental Effects Caused by a Project), the thresholds are intended to assist public agencies in determining whether projects would result in a cumulatively considerable contribution to global climate change. The adopted thresholds are intended to evaluate projects based on their effect on efforts to meet the State’s long-term climate goals. As determined by the California Supreme Court in Center for Biological Diversity v. Department of Fish & Wildlife, a project would be considered to have a less than significant air quality impact under CEQA so long as it contributes its fair share toward achieving long-term climate goals. As such, new land use development projects are required to either (A) incorporate design elements including replacing natural gas with electric power, eliminating inefficient or wasteful energy usage, reducing project-generated VMT to the recommended 15-percent reduction below existing, and providing sufficient electric vehicle (EV) charging infrastructure to support the shift to EVs or (B) must comply with a qualified local GHG reduction strategy.

The BAAQMD uses a “fair share” approach for determining whether an individual project would have an effect on the environment. The “fair share” approach requires that projects are incorporating design elements that will reduce emissions and thus contribute toward achieving long-term climate goals to reduce emissions. These are stated as:

Table 5.6: Climate Impact Thresholds of Significance (Project Level) Thresholds of Significance for Land Use Projects (Must Include A or B) A. Projects must include, at a minimum, the following project design elements:

1. Buildings
a. The project will not include natural gas appliances or natural gas plumbing (in both residential and nonresidential development).
b. The project will not result in any wasteful, inefficient, or unnecessary energy use as determined by the analysis required under CEQA Section 21100(b)(3) and Section 15126.2(b) of the State CEQA Guidelines.

2. Transportation
a. The project will achieve a reduction in project-generated vehicle miles traveled (VMT) below the regional average consistent with the current version of the California Climate Change Scoping Plan (currently 15 percent) or meet a locally adopted Senate Bill 743 VMT target that reflects the recommendations provided in the Governor’s Office of Planning and Research's Technical Advisory:

Evaluating Transportation Impacts in CEQA:
i. Residential projects: 15 percent below the existing VMT per capita 258 of 1220
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B. Projects must be consistent with a local GHG reduction strategy that meets the criteria under State CEQA Guidelines Section 15183.5(b).

Source: BAAQMD, 2022 CEQA Guidelines Thresholds of Significance, April 20, 2022 Sonoma County Climate Action Plan 2020
As presented in the Sonoma County Climate Action Plan 2020, the City of Cotati’s GHG inventory in 2010 resulted in the emission of 52,060 metric tons of CO2e per year (MT CO2e/yr) and a per capita emission level of 7.2 MT CO2e/yr. A backcast effort identified 1990 emission levels at 51,480 MT CO2e/yr and a per capita emission level of 9.0 MT CO2e/yr. Table 5.7 presented below provides the forecast emission levels for the City of Cotati.

Table 5.7: GHG Emission Forecasts
2020 Forecast 2040 Forecast 2050 Forecast
Total Emissions 61,350 68,980 70,900
Per Capita Emissions 7.9 7.8 7.5
Source: Sonoma County Climate Action Plan 2020 Table 5.2-3 Cotati Community.

The City of Cotati will achieve GHG reduction targets through a combination of state, regional and local measures. At the state level, fuel efficiency standards, Title 24 building standards, low carbon fuel standard, and RPS are estimated to achieve a GHG reduction of 13,710 MTCO2e by 2020. Regional efforts are projected to achieve a GHG reduction of 4,070 MTCO2e through activities carried out by the Regional Climate Protection Authority, Sonoma Water , County of Sonoma Energy Independence Office, Sonoma County Transportation Authority, and Sonoma Clean Power. Locally, the City of Cotati is expected to realize a GHG reduction of 1,550 MTCO2e through implementation of Measure 11-L1 (Senate Bill SB X7-7 – Water Conservation Act of 2009), Measure 2-L4 (Solar in Existing Non-Residential Buildings), and Measure 2-L1 (Solar in New Residential Development).

On March 27, 2018, the Cotati City Council adopted Resolution 2018-15 reaffirming its intent to reduce GHG emissions as part of a coordinated effort through the Sonoma County Regional Climate Protection Authority.

Project Consistency with 2013 General Plan EIR
The Air Quality and Greenhouse Gas Assessment prepared by Illingworth and Rodkin, dated June 5, 2024 (Appendix A) is relied upon to inform this analysis.

5.8(a) (Greenhouse Gas Generation) – No Substantial Change Relative to the General Plan EIR Construction GHG emissions are short-term and will cease once construction is complete. As stated in Section 5.3 Air Quality of this document, COA AQ-1 and AQ-2 are imposed on the project and are consistent with the BAAQMD and 2013 General Plan Policies and as conditioned and the Project would not result in a new significant impact or substantially increase the severity of a previously identified significant impact relative to the 2013 General Plan EIR. 259 of 1220
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Cotati Village Community Two Project Page 84 of 157 CEQA Analysis Annual GHG emissions resulting from operation of the proposed project are predicted to be 1,488 MT of CO2e in 2026.

As discussed above in Section 5.6 Energy, the Project is subject to the California Building Code and CalGreen Energy Code. The City has adopted Tier 1 voluntary measures of CalGreen which are required for all new construction. As determined in the Energy section, the Project would not result in any wasteful, inefficient, or unnecessary energy. As described above, BAAQMD requires the implementation of specific project design elements in order to be considered below the threshold of significance. The project’s incorporation of these design elements are as follows:

1. The Project will not include natural gas appliances or natural gas.

2. The project will not result in any wasteful, inefficient, or unnecessary energy use as determined by the analysis required under CEQA Section 21100(b)(3) and Section 15126.2(b) of the State CEQA Guidelines.

3. A Traffic Impact Analysis conducted by W-Trans on June 15, 2023 concluded that the project will have a VMT rate (14.6) below the threshold of significance (15.5).

However, the Project design includes providing EV parking spaces as required by Cotati Municipal Code 14.04.130 to meet the CalGreen Tier 1 requirements for including EV charging infrastructure. As Tier 1 requirements are lower than Tier 2 requirements, and Tier 2 is the threshold, COA GHG-1 is imposed to require that the Project adhere to the requirements of CalGreen Tier 2.

As designed and conditioned, and through the application of the uniformly applied standards in the City of Cotati Building Code, the project is below the threshold of significance for land use projects as established by BAAQMD. As conditioned, the Project will not result in a new significant impact or substantially increase the severity of a previously identified significant impact to greenhouse gas emissions relative to the 2013 General Plan EIR.

5.8(b) (Conflict with Plans) – No Substantial Change Relative to the General Plan EIR The Project will construct residential units and commercial floor area on a site that is planned for such uses under the General Plan. The proposed Project is consistent with applicable local plans, policies, and regulation related to GHG emissions and does not conflict with the stipulations of AB 32, the applicable air quality plan, or any other State or regional plan, policy, or regulation of an agency for the purpose of reducing greenhouse gas emissions.

The Project is consistent with applicable local plans, policies, and BAAQMD regulation related to GHG emissions and as designed and as conditioned by COA GHG-1, COA AQ-1 and COA AQ-2 does not conflict with an applicable air quality plan, or any other State or regional plan, policy, or regulation of an agency for the purpose of reducing greenhouse gas emissions. As conditioned, the Project will not result in a new significant impact or substantially increase the severity of a previously identified significant impact relative to the 2013 General Plan EIR. 2013 General Plan EIR Mitigating Policies and Actions
Policy CON 3.1: Continue to require all new public and privately constructed buildings to meet and comply with CALGreen Tier 1 standards.
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Cotati Village Community Two Project Page 85 of 157 CEQA Analysis Action CON 3a: Continue to review development projects to ensure that all new public and privately development complies with CALGreen Tier 1 standards as well as the energy efficiency standards established by the General Plan and Land Use Code.

Status: The Project is subject to the uniformly applied standards of CALGreen Tier 1 which will be reviewed and confirmed prior to issuance of a building permit. Additionally, in order to comply with the thresholds of the BAAQMD CEQA Guidelines, COA GHG-1 requires compliance with CALGreen Tier 2 EV parking infrastructure. As such, the Project is consistent with this policy.

Policy CON 3.3: Promote the use of alternative energy sources in new development.

Status: The uniformly applied standards of the California Building Code require that all new construction includes solar panels. As such, the Project is consistent with this policy.

Policy CON 3.6: Ensure that street layout and design minimizes the use of pavement to the greatest extent feasible in order to reduce cooling energy needs.

Status: The Project does not propose any additional paving other than that which is necessary for roads, sidewalks, common areas, and parking. As such, the proposed Project is consistent with this policy.

Policy CON 3.10: Ensure that the layout and design of new development and significant remodels encourages the use of transportation modes other than automobiles and trucks.

Policy LU 2.5: Locate medium and higher density housing within easy walking or bicycling distance of public facilities, services, transit, and major employers.

Status: The Project proposes the development of higher density housing and includes the construction of a Class I Multiuse Path at the SR-116 frontage and bicycle parking within the site as well as an internal network of bike and pedestrian pathways. An existing bus stop is located at the on the frontage along SR-116. As such, the project is consistent with Policies CON 3.10 and LU 2.5.

Policy OS 1.10: Require residential development, with the exception of rural and low density residential, to be contiguous to existing urban development.

Status: The Project is located on a site that has been planned for urban development. Existing urban development includes the Cotati Commons residential development to the northeast, retail uses to the west, as well as other commercial uses on the south side of SR-116. A recently approved mixed-use residential development (Cotati Villages 1) has been approved on a site east of the Project. As such, the project complies with this policy.

Action CON 2e: Continue to review new development, significant remodels, and infrastructure projects for consistency with the Sonoma County Community Climate Action Plan and Greenhouse Gas Reduction and Implementation Plan (GRIP).

Status: The Proposed Project is subject to Measure 11-L1 (Senate Bill SB X7-7 – Water Conservation Act of 2009) and Measure 2-L1 (Solar in New Residential Development) which are identified to reduce the City of Cotati’s greenhouse gas emissions in the Climate Action Plan. As the Project shall 261 of 1220
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Cotati Village Community Two Project Page 86 of 157 CEQA Analysis comply with water conservation and solar energy installation requirements, the Project is consistent with Policy OS 1.10 and Action CON 2e.

Conclusion and Environmental Conditions of Approval
The Project is within the scope of development projected under the General Plan and as conditioned will not result in any substantial new or more severe impacts to Greenhouse Gas Emissions relative to what was identified in the 2013 General Plan EIR. Furthermore, there are no circumstances peculiar to the Project site and there have been no substantial changes in environmental circumstances that would result in new or more severe significant environmental effects than were identified and evaluated in the 2013 General Plan EIR. COA AQ-1 and COA AQ-2 as well as the following environmental conditions of approval are required to implement the 2013 General Plan EIR mitigating policies and actions:

COA GHG-1: The applicant shall submit final plans that include electric vehicle charging infrastructure in compliance with CalGreen Tier 2 Voluntary Measures. Plans shall be reviewed and confirmed for compliance by the City of Cotati Building Department prior to issuance of an occupancy permit. 262 of 1220
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5.9. HAZARDS/HAZARDOUS MATERIALS
Would The Project:

New
Significant
Impact
Relative to
General
Plan EIR
More
Severe
Impact
Relative to
General
Plan EIR
No
Substantial
Change
Relative to
General
Plan EIR
No Change
Relative to
General
Plan EIR
a) Create a significant hazard to the public
or the environment through the routine
transport, use, or disposal of hazardous
materials?
b) Create a significant hazard to the public
or the environment through reasonably
foreseeable upset and accident
conditions involving the release of
hazardous materials into the
environment?
c) Emit hazardous emissions or handle
hazardous or acutely hazardous
materials, substances, or waste within
one-quarter mile of an existing or
proposed school?
d) Be located on a site that is included on
a list of hazardous materials sites
compiled pursuant to Government Code
Section 65962.5 and, as a result, would
create a significant hazard to the public or
the environment?
e) For a project located within an airport
land use plan or, where such a plan has
not been adopted, within two miles of a
public airport of public use airport, would
the project result in a safety hazard or
excessive noise for people residing or
working in the project area?
f) Impair implementation of or physically
interfere with an adopted emergency
response plan or emergency evacuation
plan?
g) Expose people or structures, either
directly or indirectly, to a significant risk of
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Cotati Village Community Two Project Page 88 of 157 CEQA Analysis loss, injury or death involving wildland
fires?
Source: Cotati General Plan and 2013 General Plan EIR adopted and certified on March 24, 2015; Health and Safety Code Section 25501(n)(1); Sonoma County Multijurisdictional Hazard Mitigation Plan Update 2021, prepared by Tetra Tech Consultants for Permit Sonoma, October 2021; Phase I Environmental Site Assessment, prepared by Harris and Lee Environmental Sciences, LLC on August 3, 2011; GeoTracker, managed by the State Water Resources Control Board, accessed May 20, 2024; and EnviroStor, managed by the Department of Toxic Substances Control, accessed May 20, 2024; Memorandum from Rancho Adobe Fire Protection District prepared on February 14, 2024; Public Works/Engineering Conditions of Approval prepared in February 29, 2024; and City of Cotati Municipal Code. 2013 General Plan EIR Findings
The 2013 General Plan EIR evaluated potential impacts related to hazards and hazardous materials and determined that with implementation of General Plan Policies and Actions that mitigate potential impacts, impacts would be less than significant. The following impacts related to hazards and hazardous materials were considered under the 2013 General Plan EIR:
• Impact 3.7-1: The General Plan has the potential to create a significant hazard to the public or the environment through the routine transport, use, or disposal of hazardous materials, or through reasonably foreseeable upset and accident conditions involving the release of hazardous materials into the environment. Through the implementation of mitigating General Plan Policies CSF 3.7, CSF 3.8, SA 1.1 – SA 1.7 and Actions CSF 3d, SA 1a – SA 1i, implementation of the General Plan would have a less than significant impact. • Impact 3.7-2: The General Plan has the potential to emit hazardous emissions or handle hazardous or acutely hazardous materials, substances, or waste within one-quarter mile of an existing or proposed school. Through compliance with all existing regulations and hazard mitigation plans as well as the implementation of mitigating General Policies CSF 3.7, CSF 3.8, SA 1.1 – SA 1.7 and Actions CSF 3d, SA 1a – SA 1i, implementation of the General Plan would have a less than significant impact
• Impact 3.7-3: The General Plan has the potential to have projects located on a site which is included on a list of hazardous materials sites compiled pursuant to Government Code Section 65962.5. Through Compliance with state and federal regulations and the implementation of mitigating General Plan Policies CSF 3.7, CSF 3.8, SA 1.5, SA 1.7, SA 1.9 and Actions CSF 3d, implementation of the General Plan would have a less than significant impact. • Impact 3.7-4: The General Plan is not located within an airport land use plan, two miles of a public airport or public use airport, or within the vicinity of a private airstrip, and would not result in a safety hazard for people residing or working in the project area. The City of Cotati does not have any airport facilities located within the city limits, sphere of influence, of urban growth boundary. The City of Cotati does not lie within the Runway Protection Zone, Inner/Outer Safety Zones, Inner Turning Zone, Sideline Safety Zone, or Traffic Pattern Zone for this airport. According to the National Transportation Safety Board Aviation Accident Database, there have been no accidents within the City of Cotati between January of 1950 to January 2014. Therefore, implementation of the General Plan would have a less than significant impact.
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Cotati Village Community Two Project Page 89 of 157 CEQA Analysis • Impact 3.7-5: The General Plan does not have the potential to impair implementation of or physically interfere with an adopted emergency response plan or emergency evacuation plan.

Through the implementation of mitigating General Plan Policies SA 1.1 – SA 1.6 and Actions SA 1a – SA 1i, implementation of the General Plan would have a less than significant impact. • Impact 3.7-6: The General Plan does not have the potential to expose people or structures to a significant risk of loss, injury or death involving wildland fires, including where wildlands are adjacent to urbanized areas or where residences are intermixed with wildlands. Through the implementation of mitigating General Plan Policies CSF 2.28 – 2.32, CSF 2.36, SA 1.1 – SA 1.7 and Actions CSF 2o, CSF 2p, SA 1a, and SA 1d, implementation of the General Plan would have a less than significant impact.

Sonoma County Hazard Mitigation Plan
On September 28, 2021, the City Council of the City of Cotati adopted the Sonoma County Multijurisdictional Hazard Mitigation Plan to guide pre- and post-disaster mitigation of identified hazards. The plan includes actions to mitigate current risk from hazards and changes in hazard impacts resulting from climate change. Through the County-wide plan, the City will coordinate strategies for hazard mitigation with other planning programs under its jurisdiction, as well as promote and support the mitigation strategies of all County partners.

Project Consistency with the 2013 General Plan EIR
A Phase I Environmental Assessment was prepared for the Project site by Property Solutions Inc on August 3, 2011 (Appendix E) and is relied upon to inform this analysis.

5.9(a-b) (Routine Transport, Use, Disposal, or Release of Hazardous Materials) – No Substantial Change Relative to the General Plan EIR
The 2013 General Plan EIR concluded that implementation of the General Plan would result in less than a significant impact relative to the use, storage, and transport of hazardous materials, that accidental release could constitute a hazard to the public or the environment.

The Project would not include routine transport and management of hazardous materials in ongoing operations. Development consists primarily of new residential units, and the commercial component of the project is limited to a café, both of which may involve the use, storage, handling, or transportation of routine hazardous materials such as cleaning supplies. The future business is subject to City review prior to issuance of a business license and would be required to comply with all existing federal, state, and local safety regulations governing the use of potentially hazardous materials.

Construction activities of the subject Project may result in the temporary presence of potentially hazardous materials including, but not limited to, fuels and lubricants, paints, solvents, insulation, electrical wiring, and other construction related materials onsite. Although potentially hazardous materials may be present onsite during construction, the Project is required to comply with all existing federal, state, and local safety regulations governing the transportation, use, handling, storage, and disposal of potentially hazardous materials.

Additionally, applicable regulations include the preparation of a Storm Water Pollution Prevention 265 of 1220
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Cotati Village Community Two Project Page 90 of 157 CEQA Analysis Plan (SWPPP) approved by the Regional Water Quality Control Board prior to construction. The SWPPP specifically addresses the potential for accidental release of hazardous and non-hazardous waste and spills during construction. COA HYD-1 requires that the applicant receive approval of the SWPPP prior to issuance of a grading permit. Additionally, Public Works/Engineering Project Conditions of Approval include requirements that the Notice of Intent be submitted to the North Coast Regional Water Quality Control Board for a General Construction Activity Stormwater Permit.

Further, Public Works/Engineering requires that the project comply with the standard condition that if hazardous waste or contamination is encountered during the construction of the project, all work shall be stopped immediately and the Sonoma County Environmental Health Department, the Fire District the Police Department, and the City Inspector be notified. Work shall not proceed until clearance has been issued by all these agencies. Compliance with COA HYD-1 and the Public Works and Engineering standard conditions of approval ensures that the project is consistent with General Plan polies related to hazardous materials.

Accordingly, potential impacts of hazards to the public or the environment through the routine transport, use, or disposal of hazardous materials from the proposed Project would not exceed those analyzed in the 2013 General Plan EIR. As conditioned, the Project will not result in a new significant impact or substantially increase the severity of a previously identified significant impact to routine transport, use, disposal, or release of hazardous materials relative to the 2013 General Plan EIR.

5.9(c) (Emit Hazardous Materials within ¼ Mile of a School Site) – No Substantial Change Relative to the General Plan EIR
The 2013 General Plan EIR concluded that the implementation of the General Plan would result in a less than significant impact due to the release and exposure of hazardous material onto school sites.

The nearest school to the Project site, Thomas Page Academy, is located approximately 0.25 miles southwest. However, there are no activities associated with the proposed Project that would pose a threat to nearby schools from the release or handling of hazardous materials. Additionally, the project is required to comply with COA AQ-1 and COA AQ-2 which require implementation of measures to reduce PM2 and PM10 emissions. As conditioned and through the implementation of applicable state and local regulations, the Project will not result in accidental exposure related to the handling of hazardous materials or result in any increased risk of exposure to existing schools. Therefore, the Project will not result in a new significant impact or substantially increase the severity of a previously identified significant impact relative to the 2013 General Plan EIR.

5.9(d) (Existing Hazardous Materials Sites) – No Change Relative to the General Plan EIR Historically, the site contained a residence and agricultural buildings from sometime between 1953 and 1965 until the late 1970s-early 1980s when the structures were demolished. The remainder of the two lots at this time was utilized as agricultural land. In 2003, the land was used as a staging area for building materials and vehicles during the construction of residences on the adjoining property to the north. By 2005, the northern lot (046-28-021) was a park for the adjoining residences. A review of federal, state, and local records did not identify any records of hazardous materials on the site and no evidence of recognized environmental conditions in connection with the property.

The nearest voluntary cleanup site under EnviroStor is the Cotati Rod and Gun Club, located approximately one mile west of the Project site. The Project site is not identified as a Leaking 266 of 1220
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Cotati Village Community Two Project Page 91 of 157 CEQA Analysis Underground Storage Tank (LUST) Cleanup Site or Cleanup Program Site under Geotracker. Two sites with records of prior hazardous materials cleanup in Geotracker have been identified in the vicinity, both on SR-116 west of the Alder Avenue intersection. However, cleanup has been completed and the cases have been closed: the LUST cleanup listed at 8155 Gravenstein Highway for H-G Equipment, Inc (T0609700032) was closed in 1998 and the Cleanup Program Site for Minatta Transportation Co.(T0609793444) was closed in 1999.

Therefore, the Project will not result in a new significant impact or substantially increase the severity of a previously identified significant impact relative to the 2013 General Plan EIR.

5.9(e) (Public Airport Land Use Plans) – No Change Relative to the General Plan EIR The City of Cotati is not located within an airport land use plan, two miles of a public airport or public use airport, or within the vicinity of a private airstrip, and the General Plan concluded that impacts would not result in a safety hazard for people residing or working in the city. The subject Project site is within the City of Cotati and is not within or in proximity to a Public Airport Land Use Plan. As such, the Project will not result in a new significant impact or substantially increase the severity of a previously identified significant impact relative to the 2013 General Plan EIR.

5.9(f-g) (Emergency Response and Wildland Fire) – No Change Relative to the General Plan EIR The Project is within the projected development under the General Plan and would not interfere with emergency response and evacuation plans. The Rancho Adobe Fire District (RAFD) reviewed the proposed site plan and provided a Memorandum with conditions of approval on February 14, 2024.

The conditions ensure the uniformly applied standards of the California Fire Code are applied to the project. Through implementation of the conditions of approval set by the RAFD, the Project will not expose people or structures, either directly or indirectly, to a significant risk of loss, injury or death involving wildland fires. The Project will undergo final review and permitting by the RAFD to confirm compliance with uniformly applied standards prior to issuance of a building permit and a certificate of occupancy.

The Project site is located outside of local and State fire hazard severity zones and through the application of uniformly applied standards would not expose people or structures to significant wildfire risks or interfere with emergency response. As such, the Project will not result in a new significant impact or substantially increase the severity of a previously identified significant impact relative to the 2013 General Plan EIR.
2013 General Plan EIR Mitigating Policies and Actions
Policy CSF 3.7: Continue to coordinate with Sonoma County to require all businesses and residents to comply with the local and State requirements regarding the proper disposal of toxic and hazardous materials and waste.

Status: Construction of the Project may involve use and handling of routine and household hazardous materials. However, the project must comply with all local, State, and federal regulatory standards applicable to management of hazardous materials associated with construction activities and must obtain any necessary approvals from Sonoma County for proper disposal of hazardous materials and waste. As conditioned and through the application of uniformly applied development standards, the Project complies with Policy CSF 3.7.
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Cotati Village Community Two Project Page 92 of 157 CEQA Analysis Conclusion
The Project is within the scope of development projected under the General Plan and will not result in any substantial new or more severe impacts related to hazards and hazardous materials relative to what was identified in the 2013 General Plan EIR. Furthermore, there are no circumstances peculiar to the Project site and there have been no substantial changes in environmental circumstances that would result in new or more severe significant environmental effects than were identified and evaluated in the 2013 General Plan EIR. COA AQ-1, COA AQ-2, and COA HYD-1 implement the 2013 General Plan EIR mitigating policies and actions.
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Cotati Village Community Two Project Page 93 of 157 CEQA Analysis

5.10. HYDROLOGY AND WATER QUALITY
Would The Project:

New
Significant
Impact
Relative to
General
Plan EIR
More
Severe
Impact
Relative to
General
Plan EIR
No
Substantial
Change
Relative to
General
Plan EIR
No Change
Relative to
General
Plan EIR
a) Violate any water quality standards or
waste discharge requirements or
otherwise substantially degrade surface
or ground water quality?
b) Substantially decrease groundwater
supplies or interfere substantially with
groundwater recharge such that the
project may impede sustainable
groundwater management of the basin?
c) Substantially alter the existing drainage
pattern on the site or area, including
through the alteration of the course of a
stream or river or through the addition of
impervious surfaces, in a manner which
would:
i. result in substantial erosion or
siltation on- or off-site;
ii. substantially increase the rate or
amount of surface runoff in a
manner which would result in
flooding on- or offsite;
iii. create or contribute runoff water
which would exceed the capacity
of existing or planned stormwater
drainage systems or provide
substantial additional sources of
polluted runoff; or
iv. impede or redirect flood flows?
d) In flood hazard, tsunami, or seiche
zones, risk release of pollutants due to
project inundation?
e) Conflict with or obstruct
implementation of a water quality control
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Cotati Village Community Two Project Page 94 of 157 CEQA Analysis plan or sustainable groundwater
management plan?
Source: Cotati General Plan and 2013 General Plan EIR adopted and certified on March 24, 2015; Groundwater Sustainability Plan for the Santa Rosa Plain Subbasin prepared by Sonoma Water and approved on January 26, 2023; Public Works/Engineering Conditions of Approval prepared February 29, 2024; and Preliminary Hydrology and Hydraulics Report for Cotati Village 2 prepared by Civil Design Consultants in February, 2024; and Preliminary Civil Plans prepared by Civil Design Consultants, Inc., dated February 2024.
2013 General Plan EIR Findings
The 2013 General Plan EIR evaluated the potential impacts related to hydrology and water quality in Chapter 3.8 and determined the following.
• Impact 3.8.1 – Implementation of the General Plan could result in a violation of water quality standards or waste discharge requirements. Through the implementation of the mitigating Policies CON 1.8 – CON 1.14 and Actions CON 1f – CON 1k, and the requirements of the NPDES Phase 1 MS4 permit and the LID Manual requirements, implementation of the General Plan would have a less than significant impact.
• Impact 3.8.2 – Implementation of the General Plan could contribute to the depletion of groundwater supplies or interfere substantially with groundwater recharge. Through the implementation of the mitigating General Plan Policies CSF 2.1- CSF 2.15 and Actions CSF 2a - CSF 2g , combined with the City continuing to obtain surface water from the Russian River and reducing the consumption of groundwater, implementation of the General Plan would have a less than significant impact.
• Impact 3.8.3 – Implementation of the General Plan could alter the existing drainage pattern in a manner which would result in substantial erosion, siltation, flooding, or polluted runoff.

Through the implementation of the mitigating General Plan Policies CON 1.1 , CON 1.2, CON

1.7 – CON 1.14, SA 3.1 – 3.13, Actions CON 1f – CON 1k, SA 3a – 3h, and compliance with state and local regulations, implementation of the General Plan would have a less than significant impact.
• Impact 3.8.4 – Implementation of the General Plan could otherwise substantially degrade water quality. Through the implementation of the mitigating General Plan Policies CON 1.8 – CON 1.14, Actions CON 1f – CON 1k, and compliance with state and local regulations, implementation of the General Plan would have a less than significant impact. • Impact 3.8.5 – General Plan implementation could place housing and structures within a 100- -year flood hazard area as mapped on a Federal Flood Hazard Boundary or Flood Insurance Rate Map or other flood hazard delineation map. Through the implementation of the mitigating General Plan Policies SA 3.1 – SA 3.13, Actions SA 3a – 3h, and compliance with state and local regulations, implementation of the General Plan would have a less than significant impact.
• Impact 3.8.6 – Implementation of the General Plan Update would not expose people or structures to a significant risk of loss, injury, or death involving flooding as a result of failure 270 of 1220
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Cotati Village Community Two Project Page 95 of 157 CEQA Analysis of a levee or dam, seiche, tsunami, or mudflow. There are no levees or dams upriver from the City of Cotati and it is not located within the vicinity of a body of water that could be subject to a seiche or tsunami. The relatively level slopes and soil types throughout the City of Cotati result in a very low potential for mudflow. Therefore, implementation of the General Plan would result in a less than significant impact.

Cotati City CouncilAugust 27, 2024

Cotati City Council
August 27, 2024