RESOLUTION NO.
RESOLUTION OF THE CITY COUNCIL OF THE CITY OF COTATI 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, AND -020)
WHEREAS, on March 24, 2015, the Cotati City Council adopted its updated General Plan (Resolution No. 2015-12), which identifies the City’s vision for the future and provides a framework to guide decisions on growth and development consistent with the quality of life desired by Cotati citizens. On March 24, 2015, the Cotati City Council also certified the City of Cotati General Plan Environmental Impact Report (“EIR”), which reviewed potentially significant environmental effects resulting from the plan’s implementation and developed measures and policies to mitigate those impacts to less-than-significant levels; and WHEREAS, on May 26, 2022, the City received from City Ventures (“Applicant”) an application for Design Review and a Tentative Map, and a Preliminary Application (in conformance with SB 330) to allow construction of a 170-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 SB 330 Preliminary Application was accepted by the City; and
WHEREAS, on March 28, 2023, the City Council adopted an addendum to the City of Cotati General Plan EIR (“Addendum”) and approved the City of Cotati 2023-2031 Housing Element Update (“Housing Element”); and
WHEREAS, on October 30, 2024, the Applicant submitted a new SB330 Preliminary Application for approximately 10,000 square feet of commercial space, 134 townhome-styled condominiums with up to 33 optional ADUs, and 44 apartment rental units (“Project”) to replace the previous SB330 application that had expired due to a period of inactivity exceeding six months, and as part of the Project would construct and maintain new public parks consistent with Chapter 17.76 of the Cotati Municipal Code (“CMC”); 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 February 5, 2025, the City hosted a noticed neighborhood meeting to gather feedback on the proposed Project; and
WHEREAS, on April 21, 2025, the Planning Commission held a duly noticed public hearing to consider public testimony on the proposed Project, received the staff report and reviewed presentations from the Planning Division and Applicant, and considered all oral and written comments submitted to the City regarding the Project prior to taking action, and voted unanimously (5-0) to recommend City Council approval of the Project; and WHEREAS, Public Notices of the May 13, 2025, City Council hearing for consideration of this Project were sent to all neighboring property owners within a 500-foot radius of the Project site, and all parties having requested notice, and a hearing notice was posted on the project site and published in a newspaper of general circulation in the City in accordance with law; and
WHEREAS, on May 13, 2025, the City Council 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 WHEREAS, the City Council finds that the proposed Project is consistent with the City of Cotati General Plan and all applicable, objective City standards; and WHEREAS, the City Council finds that the proposed Project will not have an specific, adverse impacts on the health, safety, and welfare of the citizens of the City of Cotati; 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 City Council 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 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, recommend that the findings to approve the Project can be made for the following reasons:
Design Review Findings (CMC Chapter 17.62)
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, 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., consolidated inclusionary units, reduced commercial floor area, reduced woonerf standards, increased building height, placement of structures in the setbacks, and accessibility requirements for multifamily projects).
The architectural design for the Project’s buildings incorporates contemporary craftsman style elements. The buildings would feature gabled roofs with corbels and kickers, overhanging roof eaves, 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 entry porches and balconies at the upper levels. The rectangular building form is articulated with recessed and projecting building frontages, awnings, and variations in exterior materials and colors. The commercial spaces in buildings A and B that front SR-116 include a brick/stone veneer (distinguishing the commercial spaces from the residential units) and provide additional transparency through the use of large, glazed shopfront windows and entry doors on the southern elevation.
The Project will have access from SR-116 at two locations: a 26-foot-wide driveway that will enter the development between buildings A and B and an additional public access will be located west of Building B adjacent to the property line. This later access point is proposed to be a portion of the northern leg of a new signalized intersection of SR-116 and a realigned West Cotati Avenue. Two additional Emergency Vehicle Access (EVA) points are proposed:
one from the Lowe’s parking lot and one located at the property’s southeastern corner from SR-116. The Project would have a network of roads and driveways which will provide for internal circulation and access to 268 parking spaces for the condominiums (located within individual garages), 57 parking spaces for the apartments, 34 guest parking spaces, and 41 commercial parking spaces. Pedestrian access would be accommodated throughout the site via a new shared pedestrian and bicycle path proposed along the SR-116 frontage and proposed internal walkways along the roadways within the site, and around the residential buildings and community spaces.
The Landscape Site Plan proposes a mix of trees, shrubs, groundcover, grasses, and vines.
Trees and other landscaping are proposed along the perimeter of the Project site, throughout the parking lot, between buildings, and within public open spaces. The public park and related improvements meet, in part, the dedication requirements under CMC Section
17.76.030. The landscaping plan includes the preservation of existing oak trees located in the center and on the southeast corner of the 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. A landscaping strip would provide for tree planting along the southern property line fronting SR-116.
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 (CMC Chapter 17.54)
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 in the center of property and several oak trees located along the southeast property line adjacent to the China Village parking lot. There is also a small eucalyptus near the center oak and two oak trees located off site adjacent to SR-116.
Presently, only the eucalyptus tree is proposed to be removed. The prominent oak tree in the center of the property will be preserved as a focal point of the Project design and layout, and the oak trees along the southeast property line will also be preserved. Two oak trees along SR-116 are not currently proposed to be removed but could be removed pending the final civil engineering designs and potential changes to SR-116.
Per the replacement criteria set forth in CMC Section 17.54.050, two trees are required to be planted to mitigate the loss of the eucalyptus tree. These trees will be integrated into the final landscape plan or an in-lieu fee of $256 will be paid into the City’s tree mitigation fund.
The Project is conditioned to have an arborist prepare an oak preservation 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, the applicant will be required to mitigate the loss pursuant to the replacement criteria.
The tree proposed for removal does not act as privacy buffer, provide wind screening, or affect on-site drainage, erosion, or land stability, and there are no expected adverse impacts resulting from its 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.
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 to merge four lots and subdivide the property into two lots. The subdivision is consistent with the direction provided by the General Plan and the standards of the Cotati Land Use Code. The site of the proposed subdivision has a General Plan designation of General Commercial (GC) which provides for “the basic business and service needs of the local community, including shopping centers, neighborhood-oriented retail, and highway oriented commercial uses. Office and multi-family residential land uses which are easily integrated into the adjacent districts are also appropriate in the General Commercial district.”
Densities of up to 15 dwelling units per acre are allowed within the LMDR designation with site coverage of up to 80%. Consistent with the General Plan designation, the City’s zoning map and Land Use Code include the subject parcel within the CG (Commercial, Gravenstein Highway) zoning district, which prescribes a density of 15 units per acre with a minimum lot size of 2,500 square feet. Given the density bonus granted by State Density Bonus law, the proposed project conforms to these provisions.
The project site is within the scope of development envisioned by the General Plan and its accompanying EIR. The project, as conditioned, does not introduce potential environmental impacts that were not identified in the General Plan EIR and there are no circumstances peculiar to the project site that would result in new or unforeseen significant environmental impacts that cannot be mitigated as prescribed in the General Plan 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 outside agencies. No issues or project circumstances have been identified that would cause public health or safety problems or prevent provision of services for the residents.
There are no easements of record burdening the property that provide for public access through or use of the project site that would be adversely affected by the subdivision.
The businesses and residences included in the proposed subdivision will be required to hook up to the City’s sewer system, which conforms to the requirements of the local North Coast Regional Water Quality Control Board. An analysis of the project’s potential impact to the City’s water and sewer system was completed by the City’s utility consultant, Carollo, and the analysis concluded that the existing sewer system has sufficient capacity to accommodate the project’s projected sewer discharge and that there are no deficiencies in the system that would prevent servicing the proposed subdivision.
Park Dedication Findings (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 - The Project is required to dedicate 1.88 acres of parkland pursuant to CMC Chapter 17.76.030.C (Amount of Parkland Required). As proposed, the Project will dedicate and improve approximately 47,210 square feet (1.08 acres) of parkland that includes a public dog park, a children’s play area and community park. These dedications will contribute to the amount required by the CMC section 17.76.030.C. Additionally, CMC Section 17.76.030.F.5 (Credit for Improvements) states that if the subdivider provides park and recreational improvements on dedicated land, the value of the improvements together with any installed equipment shall be a credit against the required fees or land. In conformance with CMC Section 17.76.030.F (Criteria for Requiring Dedication and Fees), the project shall pay an in-lieu fee for any parkland obligation not satisfied by the dedication and installed improvements. The project’s final in-lieu fee, if any after consideration of the cost of improvements, will be determined by the Community Development Director in accordance with the provisions of CMC Chapter 17.76.030.
General Plan Goal OS 2 calls for a high-quality park and recreation network that serves all segments of Cotati’s population. No parks currently exist in the City north of State Route 116 and west of Highway 101. The project park dedication would further 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 second dog park in the City. The dedication of parkland is offered as a public access easement. Adding further value to the dedication, improvements will be constructed by the project proponent and ongoing private maintenance of the parkland will be conducted by the project’s Homeowners’ Association. The land proposed for dedication has suitable topography, geology, access, size, shape, and location in the subdivision for a public park. The proposed parkland is relatively flat, has no geological constraints, is readily accessible to the public via streets with a public access easement, and is of sufficient size and shape to support recreational activities. In addition, dedication is appropriate because there is no previously acquired park property in the immediate vicinity of the Project where fees could be used for maintenance or improvement.
As discussed above, the proposed parkland is in an area where parks are needed and helps to fulfill General Plan goals. The proposed parklands are well designed and would meet the recreational needs of the Project and the surrounding community.
The parks would be constructed as part of the Project and would be available for Project residents and the public, consistent with City requirements.
BE IT FURTHER RESOLVED that the City Council of the City of Cotati finds that the California Environmental Quality Act (“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 in its certified EIR, as revised by the Addendum prepared for the Housing Element. 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 and Housing Element Addendum that apply to the Project are identified in the analysis and imposed as environmental conditions of approval.
BE IT FURTHER RESOLVED that the City Council of the City of Cotati does hereby approve Preliminary Design Review, a Tree Removal Permit, Parkland Dedication, and a Vesting Tentative Map, to allow construction of approximately 10,000 square feet of commercial space, 134 townhome-styled condominiums with up to 33 optional ADUs, and 44 rental units in a mixed-use development on a 10.62-acre property located northwest of the intersection of Redwood Drive 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. The Project is subject to all development standards and payment of all impact fees identified in the City’s adopted Fee Schedule, including Traffic Impact Fees, Park InLieu Fees, and Bed Tax at the rates in place on October 30, 2024, the date when the Preliminary SB 330 vesting application was accepted by the City.
2. All work shall be done according to the final approved plans dated March 17, 2025, and as approved by the City Council.
3. All plan sets submitted for building permits and/or improvement plans shall have a sheet printed with all conditions of approval written herein.
PLANNING DIVISION
4. The building materials, elevations, and appearance of this Project, when presented for the issuance of a building permit, shall be substantially the same as that approved by the City Council, as determined by the Community Development Director or his designee. Any future additions, expansions, remodeling, etc., will be subject to review and approval of the Planning Division.
5. 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 elevation drawings, floor and roof plans, and exterior materials for the proposed pool building.
B. Clarify pedestrian circulation throughout the Project by indicating pedestrian pathways across streets and connections to amenities.
C. Provide a sheet showing all exterior materials and colors along with a sample of the proposed brick/stone veneer; brick veneer over a cultured stone veneer is recommended.
D. Provide complete design details of the proposed woonerfs in compliance with CMC Section 17.36.100.F., unless it was otherwise provided in the project’s Density Bonus waivers, including:
1) A ramp-up, elevated crosswalk, or other acceptable traffic calming measure at the woonerf entrances 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 any 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 woonerfs will meet their standards for fire apparatus access.
E. Provide design details and specifications of bicycle parking spaces, including compliance with CMC Section 17.36.070.A.3. In addition to the proposed bicycle parking for the condominium units, the Project shall provide at least eleven (11) spaces near the entrance to the apartment building, four (4) spaces near the commercial unit entrances, four (4) spaces at the private park and pool, and four (4) spaces at the public park. Bicycle racks shall be near building or park entrances, visible, and shaded if possible.
F. Inclusion of at least six (6) motorcycle parking spaces, in compliance with CMC Section 17.36.070.B. The spaces shall be distributed throughout the Project’s outdoor surface parking areas.
G. Provide number, design, and specifications of exterior site furniture proposed for the common areas in the Project.
H. 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.v. 3) Applicant shall retain an arborist to prepare an oak preservation 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 adequate separation between utilities and trees to the satisfaction of the Director of Community Development and City Engineer.
6) Provide vegetative screening of all above ground utilities (i.e., backflow prevention device, transformers, etc.) to the satisfaction of the Director of Community Development.
I. Provide a Final Outdoor Lighting Plan that demonstrates compliance with the following:
1) 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. 2) 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.
3) An all-night light shall not exceed 3000K (Kelvin Color Temperature Scale) and lights with an on/off timer shall not exceed 4000K, unless otherwise approved by the Community Development Director.
J. Provide details of all proposed perimeter and interior fencing and masonry walls.
K. Locate all fire hydrants within the Project area.
6. The Project may be required to pay Park In-Lieu Fees. The Project is required to dedicate
1.88 acres of parkland pursuant to CMC Chapter 17.76.030.C. As proposed, the Project will dedicate and improve approximately 47,210 square feet (1.08 acres) of parkland.
These dedications will contribute to the amount required by the City Municipal Code sections 17.76.030.C. Additionally, CMC Section 17.76.030.F.5 states that if the subdivider provides park and recreational improvements on dedicated land, the value of the improvements together with any installed equipment shall be a credit against the required fees or land. In conformance with CMC Chapter 17.76.030.F, the project shall pay an in-lieu fee for any parkland obligation not satisfied by the dedication and installed improvements. The project’s final in-lieu fee, if any after consideration of the improvements installed, will be determined in accordance with the provisions of CMC Chapter 17.76.030.
7. City Council approval of an Affordable Housing Agreement in conformance with CMC Section 17.31.070 is required. This Agreement shall implement the Affordable Housing Plan, as approved by the City Council, and outline how the applicant or their affordable housing development partner will begin constructing the inclusionary units before the Project receives its final certificate of occupancy and complete construction before the release of improvement bonds. The inclusionary units shall be allocated as follows: 8 units for very low-income households, 8 units for low-income households, and 28 units for moderate-income households. The Project’s affordable housing requirements, demonstrating compliance with State Density Bonus Law and the City of Cotati’s Inclusionary Housing mandates, will be considered fulfilled only upon issuance of the final certificate of occupancy for the Project’s last below-market unit, which must occur no later than 5 years after the start of Project construction.
8. Pursuant to Cotati’s Local Preference Policy, and in accordance with Federal Housing Administration (“FHA”) laws, preference for tenants of the inclusionary housing units shall be given to people that: 1. Live or work in the City of Cotati; 2. Have children who attend a school within the Cotati-Rohnert Park Unified 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 the Project’s final certificate of occupancy, the applicant shall execute required regulatory agreements to ensure continued affordability of the inclusionary units. The agreement shall include all requirements of CMC Section
17.32.100, except as may be otherwise approved by the City Council, and Conditions #7 and #8 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 trees proposed to remain onsite from construction activities. The protection zone must be in compliance with the oak preservation and monitoring plan called for by Condition 5.H.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 as dictated by the Project arborist subject to the City’s 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 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 protection, within the "Protection Zone" must be done as directed by a certified arborist.
11. The applicant shall record easements with the Final Map granting public access and use to the Project site and proposed public parks and the Class I paths and committing to property owner maintenance of the on-site public roadways, parking areas, paths, and park. The City of Cotati shall be made a party to the easements with City approval required for any changes to the easement boundaries or terms. Any additional requirements governing maintenance of the parkland shall be contained in the Homeowners Association’s CC&Rs which shall be subject to review and approval by the City prior to recordation.
12. The Project shall install and maintain signage clearly indicating that the proposed public parks are open to the public and that the designated parking spaces are available for public use.
13. The applicant shall provide a copy of the proposed condominium plans and recorded condominium plans to the City of Cotati Community Development Department. The initial condominium plans shall be provided within five days of this plan being submitted to the California Department of Real Estate. The recorded condominium plans shall be provided within 10 days after recording.
14. A separate sign permit will be required for any proposed entry signage on the property and building signage. All signs shall comply with Chapter 17.38 of the Cotati Municipal Code.
15. All required landscaping and irrigation for each building must be installed per the approved final Landscape Plans prior to occupancy of that building.
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.
17. During construction applicant shall designate a Disturbance Coordinator and post a publicly visible sign with the telephone number of the Disturbance Coordinator to contact regarding construction 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.
PUBLIC WORKS/ENGINEERING
Unless otherwise stated, conditions in this section shall be to the satisfaction of the City Engineer.
Real Property
The following Conditions of Approval shall be satisfied prior to Final Map Approval:
18. A Final Map, as defined in the State Subdivision Map Act and prepared by a licensed surveyor or civil engineer, showing all parcels, rights-of-way, and easements shall be submitted to the City Engineer’s Office for review and approval. Upon recording of the map, the subdivision is valid.
19. Submittal of the Final Map to the City Engineer for review and approval, shall include:
A. A recent (within 3 months) Preliminary Subdivision Title Report.
B. Closure calculations.
C. Documentation of existing easements and property encumbrances within the Project.
D. Improvement Plans and associated back-up reports.
E. Current submittal check list provided by the City.
F. Article of Incorporation for the proposed Homeowners’ Association with draft Covenants, Conditions and Restrictions.
G. Current Plan and Map check fee/deposit.
H. Current Inspection fee/deposit.
20. The developer shall present to the City of Cotati, free of encumbrances, the following:
A. The developer shall show evidence of all necessary rights-of-way and easements for both onsite and offsite road, utility, and drainage facilities. Rights-of-way and easements shall be dedicated on the map or, if applicable, provided by grant deed, when off-site. The developer shall prepare all necessary legal descriptions and deeds.
B. The applicant will be required to make an irrevocable offer of dedication for property along the Highway 116 frontage, record a public access easement for use of the Class 1 Pathway, and enter into a maintenance agreement for the frontage improvements to meet the Highway 116 Corridor Improvement Project. The current 35% Design Document calls for a 25-foot frontage dedication from the existing Caltrans ROW.
C. Proposed Public Access Easements, Public Utility Easements, Public Water Main Easement, and Emergency Vehicle Access Easements.
Proposed dedications and easements shall be finalized and presented to the City for review prior to recordation of the Final Subdivision Map.
D. The abandonment of any existing easements shall be referenced on the final map.
Final Map – Local Agency Sheet
21. NOTE ON FINAL MAP: “Prior to the issuance of building permits, all applicable development impact fees shall be paid to the satisfaction of the Building Official and in accordance with City and local district ordinances and state laws.”
22. Limit of the 100-year flood elevation, as shown on the latest FEMA FIRM maps & Flood Insurance Study and determined by the City, shall be shown on the final map and labeled as “Subject to Inundation” (if applicable) or a note stating “No 100-Year FEMA areas of Inundation including in the boundary of this map”, whichever is applicable to the subdivision.
Subdivision Agreement
23. Prior to approval of the final map the developer shall either complete required construction as shown on the signed improvement plans or enter into an improvement agreement and post security with the City of Cotati, agreeing to complete the required construction within 24 months of grading permit issuance and complete the required construction associated with each building prior to a request for occupancy of that building, or as otherwise established by the City Engineer.
24. The property owner shall execute an agreement to annex into the City’s Community Facility District (“CFD”). CFD 2017-01.
Improvement Plans
The following Conditions of Approval shall be satisfied prior to Improvement Plan Approval.
General Requirements
25. The developer shall prepare and submit improvement plans for the construction of all public improvements including water, sanitary sewer, storm drain facilities, roadway improvements, curbs, gutters, detached sidewalks, parkway strips, signing, striping, streetlights and demolition showing all items to be removed such as buildings, well system, septic system, etc. All easements shall be clearly indicated and described. An erosion control plan shall be included.
26. All plan sets submitted for building permits and improvement plans shall have a sheet printed with all conditions of approval written herein.
27. The Improvement Plans shall include an approval line for the Geotechnical Engineer to sign off on the plans based on their Geotechnical Investigation Report.
28. The 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.
29. 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.
30. 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).
31. Mailbox plans and locations shall meet the requirements of the Cotati Postmaster prior to Improvement Plan approval. The developer shall provide an exhibit showing mailbox locations consistent with the Cotati Postmaster requirements.
32. Existing curb, gutter and sidewalk along the Project frontages that 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.
33. Deviations from City Standards shall require the approval of the City Engineer. The applicant’s engineer shall request all design exceptions in writing.
34. Project benchmark shall be based on a City approved USGS benchmark.
35. A “dry” Utility Plan shall be submitted for review and approval by the City Engineer, prior to Improvement Plans approval.
36. 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.
37. Developer shall follow the recommendations provided in Geotechnical Investigation Report.
38. 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.
39. If the Project involves movement of greater than 50CY or disturbance of more than one acre, 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.
40. 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 site in accordance with applicable local, state and federal regulations."
B. "All existing overhead utilities (of 26,000 volts or less) and proposed electric and communication 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
41. The Project shall install frontage improvements adjacent to SR 116, including installation of the eastern portion of the northern leg and the northern portion of the eastern leg northeastern leg of the City’s “Highway 116 Corridor Improvement Project.” Frontage improvements shall be consistent with the frontage improvement designs developed by the City of Cotati, including landscaping, curb and gutter placement, sidewalk placement and design, the Class I multiuse path, vehicle access points, improvements to SR-116 (including the Class II bike lane), and lighting. The applicant shall coordinate the installation of the frontage improvements with the City of Cotati’s Highway 116 Corridor Improvement Project to the satisfaction and approval of the City Engineer and Director of Community Development.
42. If the Highway Corridor Improvement Project has not been completed prior to occupancy, or as determined by the Director of Community Development and City Engineer, the Applicant shall install an eastbound left-turn lane with a minimum of 50 feet of storage on SR-116. The turn lane shall be located at the western property line entrance. Any interim or alternative measures shall be consistent with the Design Documents for the Highway 116 Corridor Improvement Project and shall be approved by the City Engineer and Director of Community Development.
43. The emergency vehicle access (EVA) from Hwy 116 into the Project must conform with the Ranco Adobe Fire District requirements for EVA access.
44. 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 T.I. shall be submitted to the City Engineer for review and approval.
45. 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.
46. Ramps for disabled persons shall be provided at all intersections and crosswalks where sidewalks are proposed.
47. Public sidewalk widths within the right-of-way or public easements shall 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. All private sidewalks shall conform to widths required by ADA accessibility guidelines.
48. 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
49. 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).
50. Lighting 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.
51. 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
52. If applicable, all Project-related flooding impacts shall be addressed by the Project developer to the satisfaction of the City Engineer. 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.
53. 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.
54. 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.
55. 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.
Grading Permit and Improvements
56. 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.
57. 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.
58. 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’s Geotechnical Engineer.
59. 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.
60. All existing wells, septic tanks and/or underground fuel storage tanks shall be abandoned under permit and inspection of Sonoma County Environmental Health or other designated agency. If there are none, the Project engineer shall provide a letter describing the scope of the search done to make this determination.
61. 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.
62. A haul route shall be submitted to the City Engineer for review and approval for the required import/export of material and for all demolition debris or unsuitable material disposal.
Utility Improvements
63. Except as approved by the City Engineer, all proposed utilities, both on-site and along Project frontages, shall be placed underground per CMC Section 17.30.100.
Sanitary Sewer and Water Improvements
64. 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).
65. The applicant submitted the Water and Wastewater Analysis completed by Carollo in February, 2025, which was based on 178 residential units, 33 optional ground-floor ADUs, and 16 shopkeeper spaces. Any changes to the unit count may require a revised study as determined by the City Engineer.
66. Verify water pressure at highest point of Project is sufficient.
67. 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.
68. All private storm drain, potable water, fire service and sanitary sewer mains, laterals, and appurtenances, must be located within the private property and clearly identified as private on the design drawings.
69. All irrigation water mains, service laterals, plumbing, valves, pipes, appurtenances, irrigation parts, vaults and boxes must be purple.
Permit Requirements
70. 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.
71. It is the Applicant’s responsibility to obtain and provide proof of all permits necessary from other local, state and federal agencies. Applicant shall provide evidence of these permits at the time of grading plan submittal.
Landscape Plans
72. Landscape and irrigation plans for plantings 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.
73. 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.
74. The landscape plans shall include planting details for BMPs.
Grading Permit
Prior to the issuance of a Grading Permit, the following conditions shall apply:
75. The Improvement Plans shall be approved by the City Engineer.
76. Submittal of copies of required permits and/or agreements from resource agencies is required.
Encroachment Permit
Prior to the issuance of an Encroachment Permit, the following Conditions shall apply:
77. A Traffic Control and Construction 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 City Engineer, Chief of Police, and the Planning Division prior to the start of any sitework.
78. 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
79. Prior to beginning construction, the applicant shall obtain a demolition permit from the City for removal of any existing structures or facilities that may exist on the site.
80. 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.
81. The developer shall be responsible for all damages caused by the Project during construction to existing City streets and facilities, and shall repair all damaged facilities at no cost to the City.
82. 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.
83. 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.
84. If grading is to take place between October 15 and April 15, both temporary and permanent erosion control measures, conforming to the Project’s erosion control plans shall be in place before October 1st. Erosion control measures shall be monitored and maintained continuously throughout the storm season.
85. 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
86. All improvements shown on the Improvement Plans shall be completed and accepted by the City.
87. 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.
88. 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.
89. 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
90. The proposed buildings are considered R-2 (three-story townhome-styled condominiums) and ground floor shopkeeper commercial M/B occupancies. Include in the construction drawings a code analysis to confirm the occupancy, type of construction allowable area and building height are in conformance with requirements of CBC Chapters 3,4 5, 6, 7, 9 & 10.
91. Plans will be required to comply with the currently adopted Disabled Access requirements of CBC Chapter 11A and 11B.
92. Provide Exit plans showing path of exits to the public way. Detail and show exit widths and overall length. [CBC §1014.2 & Table 1016.2]
93. Provide complete dimensioned floor plans for all rooms, spaces, hallways, passages, clearances, etc. [107.2 CBC]
94. The Project requires a Geotechnical Report. The report shall provide design recommendations based upon the engineer’s findings and shall comply with CBC Chapter 18.
95. Provide Electrical plans and Load Calculations to address the proposed electrical demand.
96. Provide Title 24 Energy Documentation for lighting, building envelopes, heating, and cooling.
97. Disabled parking, entrances and all features within the building are required to be disabled compliant. [CBC Chapter 11]
98. Provide water supply and building drain sizing calculations for the building in accordance with the California Plumbing code. Show all connections to the Utility Provider on a site plan.
99. Residential and commercial 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. All assemblies are required to be approved by a recognized testing agency. Provide construction details and rated assembly source and reference number. [CBC 1206]
100. The Project is required to comply with current CALGreen requirements, Mandatory Measures level and tier 1 and amended by the City of Cotati. The worksheets are to be printed on plan sheets in the plan set.
101. 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 Department that the staking of the property lines has been completed. 102. The Project is required to conform to current building codes. The current California Building Code (CBC), California Residential Code (CRC), California Electrical Code (CEC), California Mechanical Code (CMC), California Plumbing Code (CPC), California Energy Efficiency Standards Code (CEES), California Fire Code (CFC), California Green Building Standards Code (CGBS or CALGreen).
103. The Project requires a grading permit. Provide complete grading plans for the site and each parcel. Provide cut and fill calculations.
104. 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]
105. The landscape plans show general use areas for tenants and guests. These spaces are required to be accessible to serve persons with disabilities. 106. Submit a complete site plan including the following or modify site plan to include all of the following:
A. Show dimensioned property lines, public streets, and dimensions of yards and setbacks.
B. If lot or building area is sloped greater than 10%, show grade contour lines with elevations. Where earth grading, filling and/or cutting is to be done, show original and final contours.
C. At building locations, indicate finish slab elevation and/or finish floor elevation for all new buildings.
107. Provide complete Title 24 Energy Documentation.
108. Include in the plan set on a plan sheet all conditions of approval from all departments.
RANCHO ADOBE FIRE PROTECTION DISTRICT (RAFPD)
109. To improve maneuverability for all RAFPD apparatus, increase the speed of apparatus navigation through tight turns, and reduce the potential for property damage and resulting delays to emergency response, projections such as light poles, sign posts, mailboxes, planter walls, and vegetation shall not be placed near the edge of the fire lane where they can obstruct or be struck by portions of the RAFPD apparatus that may overhang the curb.
110. 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, unless otherwise approved by the Fire Marshal or their designee. [CFC 501.4]
111. 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.
112. 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] 113. Consistent with the plans dated March 17, 2025, 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]
114. Consistent with the plans dated March 17, 2025, multiple-family residential projects having three or more stories or thirty (30) ft in height dwelling units shall have not fewer than two (2) separate and approved fire apparatus access roads. [CFC D1045] 115. Turning radius. The required turning radius of a fire apparatus access road shall be determined by the fire code official. [CFC 503.2.4]
116. Consistent with the plans dated March 17, 2025, 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]
117. 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]
118. An approved automatic fire sprinkler system shall be installed and maintained in all newly constructed buildings with Group R occupancy. [CFC 903.2.8] 119. 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, cuts sheets and calculations. This system shall comply with NFPA-13D, NFPA-13R, or NFPA-13 as appropriate.
120. 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]
121. 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]
122. 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]
123. Complex Directory. Where two (2) or more buildings cannot be viewed from the public way or when determined by the Fire Code Official, an approved illuminated complex directory, monument pole, or other approved. [CFC 505.1.3] 124. A fire flow analysis is required to be submitted for review and approval at the time of Building Permit Application. Fire Department approval will not be granted without a fire flow analysis.
125. 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. 126. All newbuilding 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 Fire Prevention Bureau. 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. 127. All Photo-Voltaic installations shall be submitted to the Building Official and Fire Official for review and permitting prior to installation. Al required clearances per CFC Chapter 12 shall be provided.
128. The applicant shall coordinate with RAFPD for the proposed location of trees along all aerial apparatus roads for size and height in order to not obstruct aerial apparatus operations now and into the future.
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, will not result in significant adverse 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 Cotati General Plan EIR, as amended. Some of the following mitigation measures may be the same as, or similar to, other conditions of approval listed above but are cited here again to conform to the environmental analysis document.
129. AES-1: Prior to issuance of a building permit, the applicant shall submit a final lighting plan and the City shall verify that the final lighting plan complies with applicable requirements set forth in CMC Section 17.30.060, in accordance with General Plan Action OS1f to minimize off-site and night sky impacts of outdoor lighting. 130. 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 the Bay Area Air Quality Management District (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. All excavation, grading, and/or demolition activities shall be suspended when average wind speeds exceed 20 mph.
G. All trucks and equipment, including their tires, shall be washed off prior to leaving the site.
H. Unpaved roads providing access to or on the site located 100 feet or further from a paved road shall be treated with a 6- to 12-inch layer of compacted wood chips, mulch, or gravel.
131. BIO-1: To avoid impacts to nesting raptors and passerines, a nesting bird survey should be conducted within 7 days prior to commencing with construction work if this work would begin between February 1 and August 31. The nesting bird survey shall be conducted on the project site and within a zone of influence around the project site. The zone of influence includes those areas off the project site where raptors could be disturbed by earth-moving vibrations or noise. The nesting bird survey should include examination of all suitable nesting habitats within 300 feet of the entire project site. A nesting bird survey report should be prepared upon completion of the survey and provided to the City of Cotati with any recommendations required for establishment of protective buffers as necessary to protect nesting birds.
If birds are identified nesting on or within the zone of influence of the construction project, a qualified biologist shall establish a temporary protective buffer around the nest(s). The buffer must be of sufficient size to protect the nesting site from constructionrelated disturbance and shall be established by a qualified ornithologist or biologist with extensive experience working with nesting birds near and on construction sites.
Typically, adequate nesting buffers are 75 feet from the nest site or nest tree dripline for small birds and up to 300 feet for sensitive nesting birds that include several raptor species known from the region of the project site. The nest buffer should be staked with orange construction fencing or orange lath staking.
No construction or earth-moving activity shall occur within any established nest protection buffer prior to September 1 unless it is determined by a qualified ornithologist/biologist that the young have fledged (that is, left the nest) and have attained sufficient flight skills to avoid project construction zones, or that the nesting cycle is otherwise completed. In the region of the project site, most species complete nesting by mid-July. This date can be significantly earlier or later and would have to be determined by the qualified biologist. At the end of the nesting cycle, or abandonment of the nest by its occupants, as determined by a qualified biologist, temporary nesting buffers may be removed, and construction may commence in established nesting buffer areas without further regard for the nest site.
132. BIO-2: To ensure there are no direct impacts to American badger, a qualified biologist will conduct a preconstruction den survey no more than 14 days prior to site grading. If a potential den is located, infrared camera stations will be set up and maintained for three (3) consecutive nights at the potential den openings prior to initiation of grading/work activities to determine the status of the potential dens. If American badger is not found to be using the den, the burrow (den) will be filled, and site grading may proceed in the vicinity of this burrow(s) unhindered.
If American badger is found to be using a den within the area of proposed ground disturbance, provided it is not a natal den, the badger will be passively and humanely evicted from its den if it could be impacted by grading or other ground disturbing activities; a one-way eviction door placed at the den opening is the least invasive option.
If a natal den is found, eviction will not take place until the young are no longer dependent on the burrow. The project proponent will consult with the California Department of Fish and Wildlife (CDFW) regarding the natal den and to discuss a suitable eviction plan. The final eviction plan will be submitted to the City of Cotati prior to implementation. Any American badger found onsite will be reported to CDFW’s California Natural Diversity Database (CNDDB).
133. BIO-3: Prior to site preparation or grading, the applicant shall secure wetland mitigation credits for impacted waters of the State at a 1:1 ratio (or at the ratio required by the Regional Water Quality Control Board (RWQCB) from an approved bank within the same conservation area or in proximity as feasible and provide evidence of procurement to the City. During all frontage work and construction activities occurring within 25 feet of wetlands as mapped by the “Draft Aquatic Resources Delineation Map for SR-116 and West Cotati Ave Project” prepared by Monk and Associates on August 23, 2023, the applicant/contractor shall install and maintain exclusion fencing precluding inadvertent access to wetlands to be preserved.
134. BIO-4: Tree removal shall be done in compliance with CMC Chapter 17.54. All project contractors shall implement all applicable tree protection requirements as determined by the tree permit.
135. CUL-1: Full-time archaeological and tribal monitoring shall be conducted for all Projectrelated ground-disturbing activities within 200 feet of the canine alert locations and the area where the current mound of imported soil is located. • Prior to the start of the Project, a Secretary of the Interior-qualified archaeologist shall prepare an Archaeological and Tribal Monitoring Plan (ATMP) in consultation with the Federated Indians of Graton Rancheria (FIGR). The ATMP should provide a provision for 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 an assessment of the significance of any archaeological resources encountered during construction. • The archaeological and tribal monitors 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 finding is being assessed. Monitoring shall continue until the Secretary of the Interior-qualified archaeologist, in consultation with FIGR, determines that full time monitoring can be reduced to spot check monitoring or that monitoring is no longer warranted. A report shall also be prepared to document findings after the ground disturbance is complete. 136. CUL-2: If a precontact or historic period archaeological resource is encountered by equipment operators during Project-related ground-disturbing activities and an archaeologist is not present, that work be halted within 100 feet of the discovery area until a qualified professional archaeologist assesses the find and makes recommendations for the treatment of the resource.
• If avoidance of the archaeological resource is not feasible, the archaeological resource shall be evaluated for its eligibility for listing in the California Register of Historical Resources (CRHR) or as a unique archaeological resource. • If the resource is determined to be eligible for the CRHR or is a unique archaeological resource, adverse impacts shall be mitigated. • If the resource is a Native American resource, the assessment, evaluation, and treatment recommendations shall be made in consultation with FIGR. Mitigation may include excavation of the archaeological deposit in accordance with the Secretary of Interior’s Standards and Guidelines for Archaeological Documentation, which may include data recovery using standard archaeological field methods and procedures, laboratory and technical analyses of recovered archaeological materials, preparation of a report detailing the methods, findings, and significance of the archaeological site and associated materials, and accessioning of archaeological materials and a technical data recovery report at a curation facility.
• Any report produced as a result of a discovery shall be submitted to the City of Cotati and the Northwest Information Center of the California Historical Resources Information System (NWIC/CHRIS) upon completion of the resource assessment. Precontact period archaeological resources commonly encountered in the area may include obsidian (shiny, black, glass-like stone) and chert flakedstone tools (e.g., projectile points, knives, choppers), midden (culturally darkened soil containing heat-affected rock, charcoal, ash, artifacts, animal bone, or shellfish remains), stone milling equipment, such as mortars and pestles, and features such as hearths, fire pits, house floor depressions and mortuary features consisting of human skeletal remains. Historic period archaeological resources include backfilled privies, wells, and refuse pits; concrete, stone, or wood structural elements or foundations; and concentrations of metal glass, and ceramic refuse.
137. CUL-3: In the event of the accidental discovery or recognition of any human remains, CEQA Guidelines Section 15064.5, Health and Safety Code Section 7050.5, and Public Resources Code Section 5097.94 and Section 5097.98 shall be followed. If during the course of project development there is accidental discovery or recognition of any human remains, the following steps shall be taken:
• There shall be no further excavation or disturbance within 100 feet of the remains until the Sonoma County Coroner is contacted to determine if the remains are Native American and if an investigation of the cause of death is required. The soil excavated from the discovery location shall also be secured. If the coroner determines the remains to be Native American, the coroner shall contact the Native American Heritage Commission (NAHC) within 24 hours, and the NAHC shall identify the person or persons it believes to be the most likely descendant of the deceased Native American.
The most likely descendant may make recommendations for the excavation work within 48 hours, for means of treating or disposing of, with appropriate dignity, the human remains and any associated grave goods as provided in Public Resources Code Section 5097.98.
• Where the following conditions occur, the landowner or authorized representative shall rebury the Native American human remains and associated grave goods with appropriate dignity either in accordance with the recommendations of the Most Likely Descendant (MLD) or on the project site in a location not subject to further subsurface disturbance:
o The NAHC is unable to identify the most likely descendent or the most likely descendent failed to make a recommendation within 48 hours after being given access to the site.
o The descendant identified fails to make a recommendation. o The landowner or authorized representative rejects the recommendation of the descendant, and mediation by the NAHC fails to provide measures acceptable to the landowner.
138. GEO-1: The Project shall implement recommendations from the preliminary geotechnical investigation prepared by Quantum Geotechnical Inc. on May 6, 2022.
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.
All recommendations shall be incorporated into the project design, construction documents and improvement plans, or as otherwise determined by the City Engineer and/or Chief Building Official. 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.
139. GEO-2: If construction or grading activities result in the discovery of 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. 140. GHG-1: The Project shall comply with CalGreen Tier 2 Electric Vehicle charging infrastructure requirements.
141. HAZ-1: Prior to commencing work in Caltrans right-of-way, the Applicant shall prepare a Lead Compliance Plan and a Soil Management Plan in compliance with current Caltrans guidelines, and a worker Health and Safety Plan for review and acceptance by the City of Cotati. The plans shall be implemented during construction of frontage improvements and shall address:
• Sampling and analysis of soils prior to earth-moving work • transportation and disposal of any contaminated soil in compliance with state and federal law
• worker health and safety during the handling of potentially hazardous soils 142. HYD-1: The applicant shall submit a Storm Water Prevention and Pollution Plan (SWPPP) and erosion and sediment control plan approved by the Regional Water Quality Control Board to the City Engineer prior to the issuance of a grading permit. The SWPPP shall include Best Management Practices (BMPs) for construction activities as well as accounting for any BMPs required for operational 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. 143. HYD-2: Prior to issuance of a grading or building permit, the applicant shall submit final drainage plans including a final Stormwater Low Impact Development and Stormwater Control Plan that implements the Hydrology and Hydraulics Study for review and approval by the City Engineer prior to issuance of the building permit. 144. NOI-1: Prior to issuance of the building permit, the applicant shall submit final design plans and an acoustical analysis prepared by a qualified acoustical engineer demonstrating that the design incorporates adequate controls to reduce interior noise levels to 45 dBA Ldn or lower within residential units. The acoustical engineer shall verify that appropriate building construction techniques required to meet the interior noise standard, which may include sound-rated windows and doors, sound-rated wall constructions, and acoustical caulking are installed in a manner that achieves 45 dBA Ldn.
145. 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 noisesensitive 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.
I. The contractor shall construct a solid plywood fence along the western and northwestern property lines to shield the adjoining future (if applicable) and existing residential receptors from construction work. A temporary 8-foot-tall noise barrier would be tall enough to block direct line-of-sight with ground-level receptors and reduce noise levels generated by large earthwork equipment by a minimum of 4 dBA.
146. REC-1: The applicant shall provide the remaining balance of parkland in compliance with Municipal Code Section 17.76.030(C) or pay an in-lieu fee in accordance with Municipal Code Section 17.76.030(D) and as approved by the Planning Director. 147. TRA-1: Final Project plans shall show the location and details of proposed bicycle parking on site based on final vehicular parking space counts and consistent with the requirements of Cotati Municipal Code Section 17.36.070. 148. TRA-2: Prior to commencing public improvements or construction of frontage improvement and access point along SR-116, the applicant shall secure an encroachment permit from Caltrans and provide a copy of the permit to the Community Development Department.
149. TRA-3: Final design and landscaping plans shall be submitted and show compliance with Municipal Code Section 17.30.040(c)(2). Final landscaping plans shall include the specific plants that will be placed in the traffic safety visibility area 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 intersections between the multi-use path and any intersecting streets or driveways. 150. TRA-4: If Project occupancy occurs prior to the realignment of W. Cotati/SR-116 project, an eastbound left-turn lane on SR-116 with a minimum of 50 feet of storage shall be provided at the eastern project driveway, subject to review and acceptance by the City Engineer.
151. UTI-1: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.
152. UTI-2:The final Project plans shall be submitted to the City Engineer for review and approval to confirm water demand and wastewater generation can be met by utilities prior to permit issuance.
153. 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 an 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. 154. MF-1: The applicant shall coordinate the project’s construction activities and construction schedule with the City to coordinate the concurrent construction of projects immediately adjacent to the project site and ensure that overlapping lane closures, periods of increased noise and dust generation are minimized to the extent practicable.
ADDED BY PLANNING COMMISSION – APRIL 21, 2025
155. 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.
156. 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.
157. 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.
158. The proposed optional 33 ADUs shall be included in the Project and offered as an option for prospective buyers.
159. 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. [End of Conditions of Approval]
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 May 13, 2025, by the following vote, to wit:
Approved:___________________________
Mayor
Attest: ______________________________
Kevin Patterson, Deputy City Clerk
Approved as to form:
_____________________________
City Attorney