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 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;
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.
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).
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.
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.
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
1. The approval of the tree permit will not be detrimental to the public health, safety or welfare, and approval of the tree permit is consistent with the provisions of this chapter;
2. Measures have been incorporated into the project or permit to mitigate impacts to remaining trees or to replace the trees removed in compliance with this chapter;
3. The removal of a healthy tree cannot be avoided by:
a. Reasonable redesign of the site plan prior to construction, or b. Trimming, thinning, tree surgery, or other reasonable treatment, as determined by the director;
4. Adequate provisions for drainage, erosion control, land stability, windscreen, buffers along the road and between neighbors have been made where these problems are anticipated as a result of the removal; and
5. The tree to be removed does not contain an active nest that has been identified through the environmental process or is otherwise known to the review authority as the nest of a migratory bird, except where a qualified professional has determined that the nest can be relocated without damage to the nestlings.
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.
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 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.
(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, 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. 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; 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 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 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
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 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 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.
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.
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.
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
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).
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.
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.
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 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.
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)
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.
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 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 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 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.
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. 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.
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 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.
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.
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 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 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