Cotati City Council
Agenda Staff Report
Item type: PUBLIC HEARINGS (ACTION)
To: City Council
Subject: CONSIDERATION OF A RESOLUTION APPROVING
PRELIMINARY DESIGN REVIEW, A TREE REMOVAL
PERMIT, PARKLAND DEDICATION, AND A VESTING
TENTATIVE MAP TO ALLOW CONSTRUCTION OF A 178-
UNIT MULTIFAMILY MIXED-USE DEVELOPMENT ON A
10.62-ACRE PROPERTY LOCATED NORTHWEST OF THE
INTERSECTION OF REDWOOD DRIVE AND STATE ROUTE
(SR) 116 AND FINDING THE PROJECT CONSISTENT WITH
THE COTATI GENERAL PLAN AND ITS ENVIRONMENTAL
IMPACT REPORT AND EXEMPT FROM FURTHER
ENVIRONMENTAL REVIEW UNDER CEQA GUIDELINES
SECTION 15183 (PA#22-07 / APNs 046-286-017, -018, -019 & -020) Date: May 13, 2025
Written by: JP Harries, Senior Planner
Recommendation
It is recommended that the City Council hold a Public Hearing and adopt the accompanying Resolution, determining that the project is consistent with the General Plan Environmental Impact Report and is exempt from further environmental review under CEQA Guidelines Section 15183; and approve Preliminary Design Review, a Tree Removal Permit, and a Vesting Tentative Map (including Parkland Dedication) to permit the development of a multifamily mixed-use project that includes 134 townhome-style condominium units with up to 33 optional accessory dwelling units (ADUs), 44 affordable apartment units, 10,032 square feet of commercial space, approximately 1.08 acres of public parkland, and other ancillary improvements on a vacant 10.62-acre property located northwest of the intersection of Redwood Drive and SR-116.
Background
The project site occupies the southeastern section of the previously approved South Sonoma Business Park (SSBP). After the SSBP was approved, the site, including the project area, was graded in 2002. In 2004, the Cotati Cottages, a 46-unit residential development northwest of the project site, was built, along with public improvements to Alder Avenue. In 2006, a 165,382- square-foot Lowe’s Home Improvement store was constructed. Due in part to the 2008 Great Recession, the commercial buildings planned for this site under the SSBP were never built.
However, the site has been actively managed for over 20 years to ensure proper drainage and fire control, with annual disking and mowing as part of the maintenance routine.
On May 26, 2022, an initial SB 330 preliminary application for the Redwood Row project was submitted, accompanied by applications for Design Review, an Environmental Assessment, and a Vesting Tentative Map (including parkland dedication). This application was deemed incomplete and did not meet objective standards for approval. A revised SB 330 preliminary application was submitted on October 30, 2024, followed by a final, complete submittal on November 21, 2024.
A neighborhood meeting to present the project and gather community feedback was held at City Hall on February 5, 2025. Only one community member attended, and they expressed no concerns or issues regarding the project.
Planning Commission Review
On April 21, 2025, the Planning Commission reviewed the project at a noticed public hearing and unanimously supported the project. Their discussion primarily focused on ensuring that the apartment building and its residents are integrated into the broader development, with access to all project amenities, including the pool and pool building. They also recommended design modifications in front of the apartment building to enhance this integration.
The Commission endorsed the proposed public parks and requested the inclusion of pedestrianscale wayfinding signage to promote their availability. Additionally, they recommended incorporating public art into the parks’ landscape plan.
The Commission addressed waste management, including trash, compost, and recycling. The applicant confirmed that each condominium unit would have individual 64-gallon bins for each waste stream, and the proposed streets are wide enough to accommodate bins on pickup days.
The apartment building will utilize containers within a dedicated trash enclosure.
The Commission also discussed the proposed 33 optional accessory dwelling units (ADUs).
They supported including the ADUs in the project, noting that they could help prospective buyers afford condominiums by generating rental income or accommodate multi-generational families living together.
The Planning Commission voted unanimously (5-0) to recommend City Council approval of the entitlements needed for the project. To address the Planning Commission’s interests and concerns, the following conditions of approval were recommended and incorporated into the accompanying Resolution:
1. In the Final Landscape Plan, designate a space for public art within the central public park or another highly visible location approved by the Community Development Department.
2. Applicant shall contribute to the City’s bicycle and pedestrian wayfinding program or install wayfinding signage along the project frontage to identify the onsite public park locations and access points.
3. Create a stronger pedestrian link between the apartment building and the rest of the development to better integrate it with the condominium units and central open space. To improve pedestrian connectivity, explore alternative paving options for the portion of Street C in front of the apartment building, such as woonerf-style designs, and incorporate pedestrian-focused lighting.
4. The proposed optional 33 ADUs shall be included in the Project and offered as an option for prospective buyers.
5. All on-site amenities, including the swimming pool and pool house, must be accessible to all Project residents, including those in the apartment building. The Homeowners Association's CC&Rs shall clearly outline the process or method for granting access to Project residents who are not HOA members but wish to use the facilities. Any fees for access must be proportional to the costs of maintaining and operating these amenities. (Staff report continues on next page)
Project Description
Project Location
The Project site is comprised of four contiguous parcels that occupy approximately 10.62 acres.
The Project site is vacant and undeveloped, consisting primarily of non-native vegetation and scattered trees. The site is relatively flat due to the mass grading in 2002.
Figure 1. Project Vicinity Map
As shown in Figure 1, the project site is bounded by SR-116 (Gravenstein Highway) to the south, Lowe’s Home Improvement to the north, a restaurant and Redwood Drive to the east, and an undeveloped parcel to the west, which is the future site of the Cotati Village 1 project.
Surrounding land uses include commercial development to the north, east, and southeast and the Cotati Cottages residential townhouse development to the northwest. Two mixed-use, multifamily developments have been approved on the two parcels immediately west of the project site. Cotati Village 1, adjacent to the project site, is approved for 177 units and Cotati Village 2, on the western side of Alder Avenue, is approved for 126 units. An undeveloped parcel lies across SR-116 to the south of the project site.
Site Design
As detailed in the attached plan set (Attachment D), the proposed project involves merging four existing lots and subdividing them into two lots to develop a mixed-use multifamily community.
The first lot will include 134 townhome-style condominiums (with 33 optional accessory dwelling units (ADUs)), 10,032 square feet of gross commercial floor area, a private community pool, and public parkland. The second lot will feature an apartment building with 44 deed- restricted affordable units and associated parking. The project also includes frontage improvements, vehicle and bicycle circulation and parking, landscaping, lighting, and other ancillary enhancements.
Figure 2. Project Site Plan
Mixed-use Buildings
Buildings A and B, located along SR-116, are three-story structures with a maximum height of 44 feet. The ground floor of each building will feature garages and front entrances leading to condominiums situated on the second and third floors. Sixteen commercial spaces, intended for sale and ranging from 585 to 753 square feet, will occupy the ground floor on the south-facing side of both buildings. These commercial units will face SR-116 and be accessible via a proposed multi-use path along the property frontage. Building A will house nine residential units, while Building B will contain seven residential units. (Staff report continues on next page)
Figure 3: Project Rendering of the Mixed-Use Buildings
Townhome-styled condominiums
Buildings C through CC will be arranged around the central open space of the project site. Most townhome-style buildings will contain six units, though some will have as few as three units, and Building U will house eight units. Each building will be three stories tall, with an estimated height of 39 feet. In total, 118 condominium units will be distributed across the 23 townhomestyle residential structures. The buildings are designed with pedestrian entrances on the side facing pedestrian pathways or open space areas. Each unit includes a front yard with a low fence for exclusive use, though the land remains commonly owned. Individual garages, oriented toward vehicle circulation areas, are proposed for each unit. The condominiums are planned as three-bedroom units, with an optional fourth bedroom or accessory dwelling unit (ADU) and will range in size from 1,765 to 2,183 square feet. Garages will vary from 496 to 565 square feet.
The project includes up to 33 optional ground-floor ADUs, complying with the maximum 25% allowed under CMC Section 17.42.170.A.3 and state law. These 33 ADUs also contribute to the City’s requirement (CMC Section 17.78.030.C) that subdivisions include at least 10% singlestory units with accessibility features.
Apartment Building
Forty-four affordable housing units will be housed in a single three-story apartment building located on the eastern portion of the project site. The building has a maximum proposed height of 39 feet and spans approximately 16,000 square feet. Its primary entrance, on the western side, connects to a pedestrian and bike path that links to the multi-use path along SR-116. A secondary entrance is proposed on the northern side, accessible from the associated parking lot. The units will include one, two, or three bedrooms and range in size from 550 to 1,150 square feet.
Figure 4: Project Rendering of the Apartment Building
Architecture
The architectural design of the Redwood Row buildings features contemporary craftsman-style elements. All buildings will be three stories tall with pitched roofs and varied rooflines. Facades will include pop-outs or step-backs for visual interest. Articulation is achieved through diverse exterior materials, such as board-and-batten siding, stucco, horizontal siding, brick, and stone veneer, complemented by single-hung windows, brackets, and horizontal railings. Commercial spaces in Buildings A and B will feature large glazed storefront windows and shopfront doors.
Roofing will consist of composition shingle materials.
Parkland and Open Space
The central common open space includes a community pool and pool building, reserved exclusively for project residents. Adjacent to this is a public park with seating areas and a children’s playground. A prominent valley oak tree, preserved as a focal point, enhances the central open space. Additionally, a triangular public dog park, featuring separate areas for small and large dogs, will be located along the western boundary, south of the existing Cotati Cottages park. Both public parks will be developed as part of the project, dedicated through a public access easement, and maintained by the Homeowners’ Association (HOA). The boundaries of the proposed parkland dedications and other open space components are detailed on Sheet L2 of Attachment D.
Site Access and Circulation
The project site will have vehicle access from SR-116 via a 26-foot-wide driveway located between Buildings A and B, with an additional access point west of Building B. Two Emergency Vehicle Access (EVA) points are proposed: one from the Lowe’s parking lot and another at the southeastern corner of the property from SR-116.
Pedestrian access will be facilitated throughout the site by a new shared pedestrian and bicycle path along the SR-116 frontage, as well as internal walkways along the site’s roadways, surrounding the residential buildings, and connecting to community spaces.
Parking
The Project, as conditioned, complies with the City’s parking regulations set forth in CMC Chapter 17.36 and State Density Bonus Law.
Each three- or four-bedroom condominium will include two vehicle parking spaces and one bicycle space within a garage.
The proposed apartment building will consist of 21 one-bedroom units, 12 two-bedroom units, and 11 three-bedroom units, requiring 56 parking spaces. The project provides 57 parking spaces for the apartment building, with one space potentially convertible to two motorcycle spaces.
The project includes 10,032 square feet of commercial floor area, requiring 41 parking spaces.
Forty-one commercial parking spaces are provided, which will also serve the proposed public parks, for which no specific parking standards apply. Additionally, 34 guest parking spaces are distributed throughout the project.
Bicycle parking is planned across the project site, and conditions of approval mandate that, during Final Design Review, evidence must be provided to confirm that bicycle parking meets applicable standards and is appropriately located.
Woonerfs
As mandated by the City’s Land Use Code, the project will incorporate woonerfs along portions of the internal roadways, specifically the northern alleyways labeled E, F, G, and H Streets, as depicted on Sheets L-2, L-5, and L-8 of Attachment D. Each woonerf, approximately 140 feet long, will create pedestrian-oriented zones between the residential units in that area. Features such as colored and textured paving, traffic-calming measures at entrances, signage, overhead pedestrian-scale string lighting, and landscaping and seating (where feasible) will enhance the pedestrian-friendly environment. Woonerfs are excluded from other areas of the project to ensure adequate access for fire apparatus throughout the site.
Offsite Improvements
The proposed frontage improvements include constructing two new vehicular entrances and an emergency vehicle access road from SR-116 into the development, along with a 14-foot-wide paved multi-use path along the SR-116 frontage. These improvements align with the City’s proposed Highway 116 Corridor Improvement Project, currently in the design phase, which includes realigning West Cotati Avenue and signalizing its intersection with SR-116. This new intersection will provide vehicle and bicycle access to the project at its western property line.
The project is responsible for constructing the eastern portion of the northern leg and the northern portion of the eastern leg of the intersection. If the Highway 116 Corridor Improvement Project is not completed before occupancy, the Traffic Impact Study requires the project to install an eastbound left-turn lane on SR-116 to ensure vehicular access to the site.
Figure 5: Portion of Highway 116 Corridor Improvement Project (30% Design) Cotati Village 1 | Redwood Row
Landscaping
The Landscape Site Plan incorporates a variety of trees, shrubs, groundcover, grasses, and vines.
Trees and other landscaping are planned along the project site’s perimeter, within the parking lot, between buildings, and in public open spaces.
The plan prioritizes the preservation of a prominent existing oak tree at the site’s center and additional oaks at the southeast corner. The landscaping features drought-tolerant plants and a high-efficiency irrigation system with weather-based controllers. Landscape areas will create buffers, provide shade, and function as biofiltration and stormwater detention facilities. A landscaping strip along the southern property line fronting SR-116 will include tree planting.
The Project is conditioned to comply with the City’s Water Efficient Landscape Ordinance (WELO) and outdoor lighting standards as provided in the CMC Chapter 17.34 and Section
17.30.060 respectively.
Water Supply
Potable water will be provided through new water laterals installed within the development, connecting the buildings to the existing water main along SR-116. Fire hydrants, compliant with the California Fire Code, will be installed throughout the project site and served by these new water connections.
Wastewater
Wastewater will be managed through the installation of a new sanitary sewer lateral connecting to an existing sanitary sewer line located at the northern boundary of the property. The new sewer lines will collect wastewater generated on-site and convey it through the existing sanitary sewer system to the wastewater processing plant for treatment Solid Waste
Each condominium garage will include sufficient space for three household-sized waste bins (trash, recycling, and compost). Trash rooms, located on the ground floor at the northeast corner of Buildings A and B, will accommodate waste, recycling, and compost from the commercial units. A trash enclosure at the northeast corner of the parking lot will serve the apartment building, providing space for all three refuse streams (trash, recycling, and compost).
Storm Drainage Infrastructure
Storm drains will be installed across the project site to channel stormwater from impervious surfaces to landscape areas, bioretention areas, and other vegetated bio-retention features, in accordance with Low Impact Development requirements. Fourteen drainage management areas (DMAs) are proposed to capture and treat stormwater flows throughout the site.
Analysis/Discussion
General Plan Conformity
The project aligns with the General Plan land use designation of General Commercial (GC) and the zoning district of Commercial, Gravenstein Corridor (CG). The GC designation supports the basic business and service needs of the local community, including shopping centers, neighborhood retail, and highway-oriented commercial uses. It also permits office and multifamily residential uses that integrate well with adjacent districts, allowing a base density of 15 dwelling units per acre and up to 80% site coverage. The CG zoning designation implements the GC land use by permitting a mix of retail, service, and residential uses in mixed-use projects, serving both local and regional markets. The project’s proposed ground-floor commercial spaces and multi-family residential units comply with the allowable uses under both the General Plan and CG zoning designations.
The Project aligns with key General Plan policies promoting mixed-use development, infill growth, and affordable housing, including the following:
• Policy CI 1.3: Establish a minimum motor vehicle Level of Service (LOS) standard of LOS D at intersections.
• Policy LU 1.4: Require new development to occur in a logical and orderly manner, focusing growth on infill locations and areas designated for urbanization on the Land Use Map, and be subject to the ability to provide urban services, including paying for any needed extension of services.
• Policy LU 2.11: Continue to mix residential and commercial uses in appropriate areas, with an emphasis on providing mixed uses in the areas with Specific Plan land use designations.
• Policy LU 3.2: Encourage infill development of vacant lots within existing commercial districts and the core downtown/business areas and prioritize such development.
• Policy H-2.2: Continue to require that residential development in the NU, NM, CG, and DSP zones meet the minimum density requirements identified in the Land Use Code, and report requests for reduced density on an annual basis. • Policy H-2.7: Require housing developments to provide housing units at a range of affordability levels to assist in meeting the City’s housing needs as required by Chapter 17.31 of the Land Use Code.
• Policy H-2.11: Encourage housing development on existing infill sites in order to efficiently utilize existing infrastructure.
• Policy H-3-2: Provide incentives for discretionary affordable housing development that address community priorities, including density bonuses, expedited processing, relaxation in development standards through the use of concessions and incentives, and either reduction, delay, or waiver of fees when financially feasible. • Policy H-3-3: Continue to provide density bonuses to eligible projects as required by Government Code Section 65915, including projects that meet the minimum amount of total units affordable to extremely low, very low- and low-income households or provide units restricted to occupancy for senior households.
Biological Resources
As noted above, the project site forms part of the former South Sonoma Business Park (SSBP) project, which spanned approximately 34 acres and was fully mitigated and permitted. The SSBP site underwent mass grading in 2002. To secure state and federal resource agency permits and the City’s grading permit, the SSBP applicants acquired all required mitigation bank credits and mitigation property to address impacts on the state- and federally listed Sebastopol meadowfoam (Limnanthes vinculans) and California tiger salamander (Ambystoma californiense).
Following the 2002 mass grading, portions of the SSBP site were fully developed, including Cotati Cottages and Lowe’s, while other areas, including the Redwood Row project site, were graded and wetlands filled with imported clean soil but left undeveloped. Despite remaining undeveloped, the Redwood Row site has been actively managed for over 20 years to ensure proper drainage and fire control, with annual disking and mowing as part of the maintenance regimen. Apart from some oak trees, almost all vegetation within the project site today consists of non-native herbaceous grasses.
To fund the required mitigation for the SSBP project, the South Sonoma Business Park Assessment District (SSBPAD) was established, encompassing the Redwood Row project site.
The mitigation costs included creating a maintenance fund and a permanent capital endowment with the California Department of Fish and Wildlife (CDFW) for the ongoing operation and maintenance of the SSBP wetlands mitigation and California tiger salamander replacement habitat. The property owner has made annual payments to the assessment district, totaling approximately $2.7 million to date, with an estimated $1 million more to be paid through 2033.
Affordable Housing and State Density Bonus Law (SDBL)
The City’s affordable housing regulations (CMC Chapter 17.31) mandate that 15% of housing units in a residential development be deed-restricted as affordable based on Area Median Income (AMI). The project site, situated in the Commercial, Gravenstein Corridor (CG) zoning district, permits a base density of 15 units per acre, allowing 160 units on the 10.62-acre site. Of these, 24 units (15%) must be affordable.
The project was designed under the City’s affordable housing regulations in effect before October 30, 2024, the date the applicant’s SB 330 vesting application was accepted by the City.
Those regulations required that one-third of the affordable units be allocated to very low-income households, one-third to low-income households, and one-third to moderate-income households.
Although not applicable to this project, as of December 12, 2024, new affordable housing requirements align with the City’s unmet Regional Housing Needs Allocation (RHNA). Based on the latest 2024 Annual Progress Report (APR), which discloses the City’s unmet RHNA, 46% of a project’s affordable units would need to be reserved for very low-income households, 25% for low-income households and 29% for moderate income households.
The applicant’s Inclusionary Housing Plan (Attachment B) outlines that the project will provide 44 affordable units, exceeding the requirement by 20 units. This includes the eight required units for very low-income households, eight required units for low-income households, and eight required units for moderate-income households. The extra twenty units will be allocated to moderate-income households. All 44 affordable units are proposed to be housed in a single apartment building on a separate parcel from the condominiums and mixed-use units.
By allocating eight units (5% of the base total) to very low-income households, the project qualifies for a density bonus under State Density Bonus Law (SDBL, Government Code 65915).
SDBL encourages affordable housing by offering favorable development standards in exchange for deed-restricted affordable units. Per SDBL, if 5% of the base units (8 of 160) are designated for very low-income households, the project is eligible for a 20% density increase, allowing up to 192 units on the 10.62-acre site.
The project proposes 178 units, surpassing the City’s base limit of 160 units but remaining below the 192 units permitted under SDBL. It is worth noting that 18 additional “bonus units” result from the project providing 20 more deed-restricted affordable units than the required 24.
SDBL also allows for concessions and waivers from City standards. The project is eligible for one by-right, non-discretionary concession, defined as a modification to development standards that reduces the cost of producing affordable housing. The applicant has requested the following concession:
• Relief from CMC 17.31.040.A (Location of Affordable Units) As described in Attachments B and C, the applicant requests a concession under SDBL to consolidate all 44 affordable units in a single apartment building, deviating from CMC Section 17.31.040.A, which requires affordable units to be dispersed throughout the project. This concession is sought to enable the developer to compete for tax credit financing and other low-cost funding, which significantly reduces the cost of providing affordable housing.
The applicant plans to collaborate with an affordable housing partner, such as Burbank Housing, to develop and manage affordable the apartment units. To facilitate this relationship and to allow access to tax credit and low-cost financing, the project includes subdividing the land and consolidating the affordable units in a separate structure.
Residents of the apartment building will not be members of the HOA or pay HOA dues.
The Planning Commission raised concerns that this could prevent apartment residents from accessing the pool and pool building due to liability issues. To address this, a condition of approval requires that the HOA’s Covenants, Conditions, and Restrictions (CC&Rs) include a mechanism allowing apartment residents to access the pool if they choose. Any associated fee will be proportional to the costs of maintaining and operating the pool. The project applicant has proposed a User Agreement to facilitate this access, estimating a fee of approximately $50 per month or less per household.
Additionally, conditions of approval require that the apartment building be constructed before final occupancy of the project is granted.
SDBL law also allows an unlimited number of waivers of the City’s development standards. A waiver is a change in the adopted development standard that results in the Project’s ability to be built at the permitted density and with the granted concessions. The waivers must be granted byright and are non-discretionary. The Project requests several waivers of development standards:
• Reduction in commercial component requirement for a mixed-use project. The CG zoning district requires at least 25% of the Project’s total floor area to be commercial.
The Project’s total proposed floor area is approximately 255,116 square feet. Of that total square footage, 10,032 square feet is proposed to be commercial, which results in less than 1% of commercial floor area. The waiver is required because significantly more building floor area would need to be added to the project to meet the 25% requirement, or the number of residential units would need to be decreased below the amount allowed by the City’s zoning and SDBL provisions.
• Reduction of standards for woonerf. The City’s woonerf design standards require any internal driveway within a multifamily development of ten units or more, or the residential portion(s) of a horizontal mixed-use project with ten or more residential units, to be designed as a woonerf. As proposed, the Project would include woonerfs in the northern alleyways labeled E, F, G, and H Streets. The other Project streets are not designed as woonerfs. Providing woonerf designs elements in these areas, including seating and landscaping, would require additional roadway width to meet the access and clearance needs of fire apparatus vehicles. The waiver is required because the Project proposes the minimum amount of pavement/roadway needed to accommodate the project while also providing for the required housing density, parkland, and parking. Increased roadway width would result in the reduction of units allowable under SDBL. • Increase the maximum building height. The height limit in the CG district is 35 feet. The proposed residential and mixed-used buildings, all three stories, range in height from 39 to 44 feet. The additional height is required to provide architectural interest and compliance with the City’s design standards, as well as adequate ceiling height within the commercial spaces of the mixed-use buildings. Compliance with the 35-foot height limit would result in a reduced number of dwelling units.
• Placement of structures in the setbacks. Development in the CG district requires a 30- foot setback from the SR-116 right-of-way. The Project largely respects this setback from the SR-116 roadway, with a Class I multi-use path and landscaping separating the buildings from the roadway. However, after dedication of a 25-foot-wide area along SR116, buildings A and B will have a zero-foot setback from the right-of-way • Accessibility requirements for multifamily projects. CMC Section 17.78.030.C requires subdivisions to construct a minimum of 10% of single-story units with accessibility features. The apartment building provides 14 ground floor units which can be developed with accessibility features, but all condominium units are three-story units that provide their primary living space on the second and third stories above the garages. To partially address this issue, the Project proposes 33 optional ground-level ADUs which can be constructed with accessibility features as desired. Absent the waiver, the Project would need to be redesigned to provide single-story condominium units with parking on the same ground level. This would prevent the Project from being developed at the proposed and allowed density.
Design Review Findings (CMC Chapter 17.62)
To approve Preliminary Design Review, the City must make the following findings:
1. Complies with Cotati Municipal Code 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.
Staff Response - The proposed project, with conditions, complies with the City of Cotati General Plan and CMC Section 17.62.040 (Design Review). The project application includes all required information for Preliminary Design Review approval and is conditioned to provide necessary materials for Final Design Review evaluation and approval.
As proposed and conditioned, the project adheres to the City’s General Plan and Land Use Code provisions for site planning, design, building architecture, landscaping, pedestrian and vehicle access and circulation, energy and resource conservation, and utility use, except where concessions or waivers are granted under State Density Bonus Law.
The project’s architectural design incorporates contemporary craftsman-style elements, featuring gabled roofs with corbels and kickers, overhanging eaves, divided-light windows, and 4-inch wood trim around windows and doors, aligning with the City’s objective design standards for multifamily buildings. Dwelling units include entry porches and balconies on upper levels. The rectangular building forms are articulated with recessed and projecting frontages, awnings, and varied exterior materials and colors. Commercial spaces in Buildings A and B, fronting SR-116, feature brick or stone veneer to distinguish them from residential units and include large, glazed shopfront windows and entry doors on the southern elevation for added transparency.
The project will have two access points from SR-116: a 26-foot-wide driveway between Buildings A and B and a public access point west of Building B, adjacent to the property line.
The latter forms part of the northern and eastern legs of a proposed signalized intersection at SR116 and a realigned West Cotati Avenue. Two additional EVA points are planned: one from the Lowe’s parking lot and another at the southeastern corner from SR-116. The project includes a network of roads and driveways for internal circulation, providing access to 268 parking spaces for townhouses (within individual garages), 57 spaces for apartments, 34 guest parking spaces, and 41 commercial parking spaces. Pedestrian access will be facilitated by a new shared pedestrian and bicycle path along the SR-116 frontage, internal walkways along site roadways, and pathways around residential buildings and community spaces.
The Landscape Site Plan proposes a mix of trees, shrubs, groundcover, grasses, and vines, placed along the project’s perimeter, within the parking lot, between buildings, and in public open spaces. The public park and related improvements partially meet the dedication requirements under CMC Section 17.76.030. The plan preserves existing oak trees at the site’s center and southeast corner. Landscaping features drought-tolerant plants and a high-efficiency irrigation system with weather-based controllers. Landscape areas will provide buffers, shade, and serve as biofiltration and stormwater detention facilities. A landscaping strip along the southern property line fronting SR-116 will include tree planting.
The project has been reviewed by the Community Development Department, Department of Public Works/Engineering, Police Department, Rancho Adobe Fire Protection District, and relevant external agencies. No issues have been identified that would hinder the project’s development or the provision of services to residents. Final Design Review will be required to ensure the project incorporates all remaining design elements needed for full compliance with the City’s Objective Design Standards.
Tree Removal Findings (CMC Chapter 17.54)
To approve the tree removal, the City must make the following 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.
Staff Response - The project site features a prominent oak tree at its center and several oak trees along the southeast property line adjacent to the China Village parking lot. Additionally, there is a small eucalyptus tree near the central oak and two off-site oak trees adjacent to SR-116.
Currently, only the eucalyptus tree is proposed for removal. The central oak tree will be preserved as a key element of the project’s design and layout, and the oak trees along the southeast property line will also be retained. The two oaks along SR-116 are not slated for removal but may be affected pending final designs for SR-116 improvements.
Per CMC Section 17.54.050, the removal of the eucalyptus tree requires planting two replacement trees, which will be incorporated into the final landscape plan. Alternatively, an inlieu fee of $256 may be paid to the City’s tree mitigation fund.
The project is conditioned to include an oak preservation and monitoring plan prepared by an arborist to ensure the survival of protected oaks. If preservation is deemed infeasible, the project must mitigate any loss according to the replacement criteria. Modifications to the project may be required to guarantee the oaks’ survival.
The eucalyptus tree proposed for removal does not serve as a privacy buffer, provide wind screening, or impact on-site drainage, erosion, or land stability, and its removal is not expected to cause adverse effects.
To protect nesting birds, the project includes conditions requiring a pre-construction nesting bird survey if construction begins between February 1 and August 31. The survey must be conducted within seven days of grading. If no nesting birds are found, no further action is needed, but grading must commence within one week of the survey to avoid impacting birds that may begin nesting afterward. A follow-up survey is required if work stops for more than seven days. If active nests (passerine or raptor) are observed, a disturbance-free buffer zone must be established around the nest tree(s) until the young have fledged or the nest has naturally failed or been predated, as confirmed by a qualified biologist.
Subdivision Findings (CMC Chapter 17.71)
1. The proposed map, and/or subdivision design or improvements are consistent with the general plan and any applicable specific plan;
2. The site is physically suitable for the type or proposed density of development;
3. The design of the subdivision or the proposed improvements are not likely to cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat;
4. The design of the subdivision or type of improvements is not likely to cause serious public health or safety problems;
5. The design of the subdivision or the type of improvements will not conflict with easements, acquired by the public at large for access through or use of property within the proposed subdivision; and
6. The discharge of sewage from the proposed subdivision into the community sewer system will not result in violation of existing requirements prescribed by the California Regional Water Quality Control Board.
Staff Response – The project proposes merging four lots and subdividing the property into two lots. In alignment with the General Plan, the City’s zoning map and Land Use Code place the site within the Commercial, Gravenstein Corridor (CG) zoning district, which permits a density of 15 units per acre and a minimum lot size of 2,500 square feet. With the application of State Density Bonus Law, the proposed project complies with these standards.
The project falls within the scope of development envisioned by the General Plan and its accompanying Environmental Impact Report (EIR). As conditioned, the project introduces no new environmental impacts beyond those identified in the General Plan EIR, and no unique sitespecific circumstances would result in unforeseen significant environmental impacts that cannot be mitigated as outlined in the EIR.
The project has been reviewed by the Community Development Department, Department of Public Works/Engineering, Police Department, Rancho Adobe Fire Protection District, and relevant external agencies. No issues or site-specific conditions have been identified that would pose public health or safety risks or hinder the provision of services to residents.
No recorded easements burden the property that would provide public access through or use of the project site, and the subdivision will not affect any such easements.
The businesses and residences within the proposed subdivision will connect to the City’s sewer system, which complies with the requirements of the North Coast Regional Water Quality Control Board. An analysis by the City’s utility consultant, Carollo, confirmed that the existing sewer system has sufficient capacity to handle the project’s projected sewer discharge and identified no deficiencies that would prevent servicing the proposed subdivision.
Park Dedication (CMC Chapter 17.76)
The recommendation by the Director and the action of the review authority shall consider the following factors:
1. The amount of land required;
2. Whether a fee shall be charged in lieu of land;
3. Whether land and a fee shall be required;
4. The location and stability of the park land to be dedicated or use of in-lieu fees; and
5. The approximate time when development of the park or recreation facility shall commence.
Staff Response - Under CMC Chapter 17.76.030.C (Amount of Parkland Required), the project must dedicate 1.88 acres of parkland. The project proposes to dedicate and improve approximately 47,210 square feet (1.08 acres) of parkland, including a public dog park, a children’s play area, a community park, and associated parking. These dedications partially fulfill the requirements of CMC Section 17.76.030.C. Per CMC Section 17.76.030.F.5 (Credit for Improvements), park and recreational improvements, including installed equipment, provided by the subdivider on dedicated land will be credited against required fees or land obligations.
Pursuant to CMC Section 17.76.030.F (Criteria for Requiring Dedication and Fees), the project will pay an in-lieu fee for any remaining parkland obligation not met by the dedication and improvements. The final in-lieu fee, if applicable after accounting for improvement costs, will be determined in accordance with CMC Chapter 17.76.030.
General Plan Goal OS 2 seeks to establish a high-quality park and recreation network serving all segments of Cotati’s population. Currently, no parks exist in the City north of State Route 116 and west of Highway 101. The project’s parkland dedication advances General Plan Policies OS
2.2, 2.4, and 2.7 by creating new parkland west of Highway 101—an area identified as lacking facilities (OS 2.7)—and establishing the City’s second dog park. The parkland will be dedicated via a public access easement. The project proponent will construct the improvements, and the project’s HOA will handle ongoing private maintenance, adding further value to the dedication.
The proposed parkland has suitable topography, geology, access, size, shape, and location within the subdivision for public park use. It is relatively flat, free of geological constraints, accessible via streets with a public access easement, and sufficiently sized and shaped to support recreational activities. Dedication is appropriate, as no nearby park property exists where fees could be allocated for maintenance or improvements.
As noted, the proposed parkland addresses a need in an underserved area and supports General Plan goals. The well-designed parklands will meet the recreational needs of both project residents and the surrounding community.
The parks will be constructed as part of the project and will be accessible to project residents and the public, in compliance with City requirements.
Financial Considerations
The proposed project is not anticipated to create an adverse fiscal impact on the City of Cotati.
All costs for staff and consultant time and expenses related to project review, permitting, and inspection will be fully covered by the project applicant. The applicant is also required to pay all applicable development impact fees, including bed tax, park in-lieu, traffic, sewer connection, water connection, and water conservation fees. The development will increase the property’s value, resulting in higher property tax revenue for the City. Additionally, the property will be annexed into the City’s Community Facility District, which imposes a special tax on all parcels to fund public services, including: 1) maintenance of facilities, equipment, and vehicles; 2) police protection services; 3) maintenance and lighting of streets, roads, parks, parkways, and open space; 4) flood and stormwater protection services; and 5) salaries and benefits for staff directly providing these services. The proposed public parks will be maintained by the project’s HOA.
Environmental Issues
The CEQA Analysis (Attachment E), prepared by the City of Cotati as the lead agency, fully complies with the procedural and substantive requirements of the California Environmental Quality Act (CEQA) and the CEQA Guidelines. The analysis tiers from the program-level analysis in the 2013 City of Cotati General Plan and its Environmental Impact Report (EIR) (SCH No. 2013082037), certified in 2015.
The CEQA analysis adheres to CEQA Guidelines Section 15183, which streamlines environmental review for projects by tiering from the program-level analysis of a certified General Plan EIR. Under Section 15183, projects consistent with the development density established by existing zoning, community plan, or general plan policies for which an EIR was certified require no additional environmental review, except to assess project-specific significant effects unique to the project or its site. This focuses the analysis on the project’s potential environmental impacts relative to those evaluated in the 2013 General Plan EIR.
The CEQA Analysis describes the project, its environmental setting, the site’s existing conditions, and applicable regulatory requirements. It also evaluates the project’s consistency with the City of Cotati General Plan. All relevant General Plan policies and mitigation measures from the 2013 General Plan EIR applicable to the project are identified and incorporated as environmental conditions of approval. The appendices referenced in the CEQA Analysis are available on the City’s website at: https://www.cotaticity.gov/228/Projects-in-Progress.