Cotati City Council
Agenda Staff Report
Item type: REGULAR AGENDA (ACTION)
To: City Council
Subject: 120 E. COTATI AVENUE AFFORDABLE HOUSING PROJECT
DESIGN DISCUSSION
Date: August 26, 2025
Written by: JP Harries, Senior Planner
Recommendation
It is recommended the City Council receive a presentation from city staff and Freebird Development, accept public comment, and provide feedback and direction to staff and the development team. While the project is subject to ministerial review pursuant to state law, transfer of the city-owned property to the developer is subject to a negotiated Disposition and Development Agreement. As such, the City may impose conditions on the project.
Project Overview
Staff and Freebird Development Company are presenting project drawings and seeking Council feedback on a proposed 100% affordable housing development on city-owned vacant land at 120 E. Cotati Avenue. This meeting is intended to be the fifth and final public meeting to discuss the project design.
The project features a 77,500-square-foot, three-story elevator-served building with 44 residential rental units, including studios and one-, two-, and three-bedroom units. It also includes approximately 3,850 square feet of ground floor retail/commercial space and amenities such as property management and social services offices, a common laundry room, a community room, and a landscaped second-story courtyard with seating and a playground. The project is proposed to be served by an enclosed ground-level parking garage with 54 vehicle spaces and 46 bicycle spaces.
All units, except one two-bedroom manager’s unit, will be deed-restricted as affordable for households earning 30–80% of the area median income. Additionally, twelve units will be designated as supportive housing for individuals with intellectual and developmental disabilities.
Pursuant to State Density Bonus Law, the project qualifies for a density bonus, reduced parking minimums, and some concessions and waivers from development standards due to its location in the City and the percentage of affordable units. Further, pursuant to AB 2162 (Chapter 753, Statutes of 2018) the project is also subject to a streamlined ministerial review and exempt from the California Environmental Quality Act (CEQA) because 25% of the units will be designated as supportive housing for people with intellectual and developmental disabilities.
Figure 1. View from E. Cotati Ave. & Arthur St. looking southwest Background
In 2021, the City of Cotati approved a three-story mixed-use project consisting of 27 residential units and 10,400 square feet of commercial space on the subject site - three parcels totaling 0.86 acres at 120 E. Cotati Avenue. This project was never built.
On March 1, 2022, Northbay Housing filed an SB 35 development application proposing to develop a 5-story, 60-foot tall, 70-unit multi-family housing project on the site. In the summer of 2023, while still in the development review process, the applicant indicated an interest in selling the property.
On December 12, 2023, following a closed session discussion, the Cotati City Council directed staff to initiate purchase of the property at 120 E. Cotati Avenue with funding sourced from the Affordable Housing Fund. This funding source, combined with the requirements of the Surplus Land Act, requires that the City-owned property be developed with affordable housing. The specific affordability levels and unit counts are subject to various factors including zoning, funding sources and development capacity of the property. The City took ownership of this property in late 2023.
On February 13, 2024, the City Council determined that the property at 120 E. Cotati Avenue was “exempt surplus land” and provided direction to staff to issue a Request for Qualifications seeking a qualified developer to partner with the City to develop a 100% affordable housing project at 120 E. Cotati Avenue. This RFQ was issued on March 21, 2024, to over 170 individuals and firms.
On April 30, 2024, City staff received a Developer Qualification Statement from Freebird Development LLC, the only party to respond to the RFQ. After reviewing the statement, an internal panel of City staff determined that Freebird Development was well qualified and versed in the development of affordable housing. On May 30, 2024, City staff interviewed Freebird Development LLC ownership and their development partners and confirmed their qualifications and development acumen.
On June 25, 2024, the City Council authorized the City Manager to enter into an Exclusive Negotiating Agreement (ENA) with Freebird Development LLC to develop a 100% affordable housing project on the city owned parcel. Signed on July 20, 2024, the ENA outlines procedures and standards for negotiating a Disposition and Development Agreement (DDA).
Under the forthcoming DDA, Freebird Development LLC will undertake specific development activities, and the City will transfer the property with a restriction mandating development of the affordable housing project, subject to negotiated conditions. The City and Freebird Development LLC have been negotiating in good faith, adhering to the ENA's terms. This includes submitting designs to City staff for review and feedback and conducting multiple community presentations to gather input on the project's design and operations. The DDA is expected to be finalized and presented to the City Council for approval within the next few months.
On September 18, 2024, City staff and the development team hosted a noticed community engagement meeting at City Hall. About a dozen people attended the meeting; largely residents either adjacent to the site or from nearby residences, including residents from the Charles Street Village senior community. The meeting focused on an introduction of the development team, proposed development & operational goals, and a survey of architectural design preferences.
On November 20, 2024, a second noticed community engagement meeting was held at City Hall, with similar attendance and many of the same attendees from the first meeting. The meeting focused on a recap of the first community engagement meeting, the results of the design survey from the first meeting, and a presentation of four design options: two mission-styled designs and two Craftsman-styled designs. Eight of the twelve attendees expressed preference for the Mission style and at least two of the attendees strongly preferred the Craftsman style.
On December 10, 2024, the project was presented to the City Council at their regular meeting.
The results of the community meetings, including design preferences, were presented. The Council was supportive of the project and expressed support for the mission-style design that was preferred by community members. The primary concern expressed by the Council members was related to traffic and turn movements onto and off E. Cotati Avenue. Staff advised the Council that a transportation impact study would be completed to specifically look at safety concerns. The transportation impact study is summarized below and is attached for review.
On August 18, 2025, the project was presented to the Planning Commission at their regularly scheduled meeting. Similar to the previous City Council meeting, the results of the community meetings, including design preferences, were presented. Additionally, the Planning Commission reviewed recommended Conditions of Approval that may be incorporated into the forthcoming DDA. The Planning Commission offered the following suggestions for staff and City Council consideration:
• Evaluate the color selection. In response to previous City Council comments, the design team incorporated more color into the proposed structure. The majority of the Commission supported the proposed color selection but at least one commissioner preferred the prior more-muted colors.
• No grading or building permits should be issued until funding for the project is secured.
• Ensure the proposed streetlight near the corner of Charles St. and East Cotati Ave. does not obscure pedestrians trying to cross the street. • Ensure some parking is maintained along East Cotati Avenue (to allow the continuance of flower sales).
Project Description
Project Location
The project site is comprised of three city-owned contiguous parcels that occupy approximately
0.86 acres. The project site is vacant and relatively flat, consisting primarily of grass and scattered trees.
Figure 2. Site Aerial
As seen in Figure 2 above, the project site is bounded by E. Cotati Avenue to the north, La Plaza to the west, Charles Street to the east, and commercial and residential development to the south.
The site is located within the La Plaza District and development is guided by the Downtown Specific Plan.
Building Design
Consistent with the design options and objective design standards within the Downtown Specific Plan, the building’s architecture incorporates mission-style design elements such as stucco walls, recessed windows and doors, circular and arched elements, and clay tile roofing.
The building will occupy the entire site and front the sidewalks along La Plaza, E. Cotati Avenue, and Charles Street frontages. Vehicles will access the ground level garage from East Cotati Avenue and Charles Street. The project would provide 54 vehicle parking spaces and 46 bicycle parking spaces
The first floor will contain retail space located along La Plaza, parking, and the residential lobby entrance and property management services near Charles Street. All residential units will be located on the second and third floors. The second floor will also contain a community room, laundry area, and landscaped courtyard with a children’s play area.
Figure 3. View from E. Cotati Ave. & La Plaza looking southeast Open Space
An important feature of the building is the second story courtyard and play area. Although the building will occupy the entire property, it provides approximately 13,000 square feet of open space with seating and a variety of trees and plants located in planters. The courtyard also features a play area with a safety surface and structures appropriate for 2- to 5-year-olds and another designed for 5- to 12-year-olds. The amount of open space is approximately double the required open space for multifamily developments (150 sq ft/unit or 6,600 sq ft total for 44 units).
Frontage Improvements
The proposed frontage improvements include undergrounding overhead utilities and installing a 10-foot-wide sidewalk along Charles Street, while widening the existing 5-foot-wide sidewalk along E. Cotati Avenue to 10 feet. Street trees will be planted in tree wells along Charles Street, and along E. Cotati Avenue trees will be placed in 4’x4’ aboveground planters due to a large underground storm drain that prevents in-ground planting. Decorative street lighting and fire hydrants will be installed as outlined in the attached plans. To accommodate the widened sidewalk along E. Cotati Avenue, the south side of the roadway will be restriped as shown in the attached Transportation Impact Study (TIS) or in a similar configuration as directed by the Public Works Department. The bus shelter on La Plaza will remain, but its side benches will be removed.
Landscaping
The proposed building utilizes the entire site with the exception of a 10-foot strip along the southern side that will be used for fire personnel access and stormwater infiltration. All twelve existing trees will be removed. Landscaping will be limited to street trees and planters along the building frontage as well as a variety of trees and plants located in planters on the second-story courtyard.
Analysis/Discussion
Recent changes to land use regulations adopted under SB 330 and AB 2011 limit a city’s ability to regulate the design of residential development to those standards deemed to be “objective”, which is defined as: clearly stated, easily understood and not open to interpretation. These ‘objective’ standards are separate from the need for a project to conform to the General Plan goals and policies for the proposed use. Below is an analysis of the proposed project’s conformance with the requirements of the Cotati General Plan, Downtown Specific Plan (DSP) and applicable sections of the Cotati Municipal Code (CMC).
General Plan Conformity
The Project aligns with key General Plan policies promoting mixed-use development, infill growth, and affordable housing, including the following:
• Policy LU 1.4: Require new development to occur in a logical and orderly manner, focusing growth on infill locations and areas designated for urbanization on the Land Use Map, and be subject to the ability to provide urban services, including paying for any needed extension of services.
• Policy LU 2.11: Continue to mix residential and commercial uses in appropriate areas, with an emphasis on providing mixed uses in the areas with Specific Plan land use designations. • Policy LU 3.2: Encourage infill development of vacant lots within existing commercial districts and the core downtown/business areas and prioritize such development. • Policy H-2.1: Ensure that adequate land designated for residential and/or mixed-use development is available to accommodate the City’s fair share of ABAG’s Regional Housing Needs Allocation (RHNA) and monitor on an annual basis to ensure continual compliance with State law.
• Policy H-2.2: Continue to require that residential development in the NU, NM, CG, and DSP zones meet the minimum density requirements identified in the Land Use Code, and report requests for reduced density on an annual basis.
• Policy H-2.7: Require housing developments to provide housing units at a range of affordability levels to assist in meeting the City’s housing needs as required by Chapter 17.31 of the Land Use Code.
• Policy H-2.11: Encourage housing development on existing infill sites in order to efficiently utilize existing infrastructure.
• Policy H-3-2: Provide incentives for discretionary affordable housing development that address community priorities, including density bonuses, expedited processing, relaxation in development standards through the use of concessions and incentives, and either reduction, delay, or waiver of fees when financially feasible.
• Policy H-3-3: Continue to provide density bonuses to eligible projects as required by Government Code Section 65915, including projects that meet the minimum amount of total units affordable to extremely low-, very low- and low-income households or provide units restricted to occupancy for senior households.
Downtown Specific Plan Conformity - La Plaza District
A majority of the Cotati downtown area is subject to land use and design criteria as specified in the 2009 Downtown Specific Plan (DSP). The DSP outlines a vision for the future development pattern and design aesthetic, regulating all aspects of the built environment including the form, character and circulation network. The project site is included in the La Plaza District of the DSP, which is distinct from the “Historic Core” of the downtown, and encompasses most properties surrounding La Plaza Park. Properties surrounding the park are intended to provide for small-scale ground floor retail, and some office and restaurant uses which are highly compatible with residential above. Buildings are intended to emphasize small-scale ground floor pedestrian oriented storefronts or frontages, with upper floor office or residential uses. Below is a summary of the applicable objective design standards outlined in the DSP, along with a link to Chapter 3 of the DSP where more details on these design criteria can be found.
Staff finds that the project proposes a Mission Revival commercial-block building incorporating a shop-front frontage design. The building provides pedestrian access from the primary street (E.
Cotati Ave) and vehicular access from the secondary street (Charles St); implement the open space and landscaping standards identified in the DSP for the urban area of the site. https://www.cotaticity.gov/DocumentCenter/View/259/Chapter-3---Implementation-PDF Density
19 units per acre
Setbacks
Front Setback: 0’ minimum to 8’ maximum
Street Side Setback: 0' minimum to 12’ maximum
Side Setback: 0' minimum to 10' maximum
Rear Setback: 20' minimum
Parking
Residential: 2/spaces per unit
Non-Residential: 3/1000 square feet
Access permitted only from alleys or sidestreets
Maximum Height
35 feet with an allowance for architectural features
Open Space
150 square feet per unit. May placed within a courtyard and include patio s and decks.
Building Profile and Frontage Types
Architectural Types Allowed: Commercial Block, Courtyard, Plex-Housing, or Rowhouse Frontage Types Allowed: Arcade, Gallery Shopfront, Forecourt, Stoop or Frontyard/Porch frontage design
Figure 4 – Building types allowed within the DSP
Cotati Municipal Code (CMC)
Development criteria within the DSP are implemented as identified in the DSP, except for certain elements not included under the DSP standards but addressed in CMC Chapter 17.39 Objective Design Standards (ODS). For the La Plaza District, these areas primarily include neighborhood compatibility and site design. Design standards objectively enumerated in the DSP take precedence over those in the zoning code given that the DSP is a Specific Plan, which has a land use authority above the zoning code, similar to that of the General Plan.
Neighborhood Compatibility-The project design is found to be compatible with these identified elements of the ODS included to ensure new multi-family housing fits into the existing development patterns of the community. These standards include:
• Entries and windows shall be oriented to the street
• 75-percent of a building frontage adjacent to a street shall be occupied by habitable space and windows
• Any third-story portion of a building shall be setback 30 feet from adjacent properties in the NL or NM zoning district.
Chapter 17.39 also identifies many objective design standards that address building design elements, massing and articulation, usable open space and amenities, outdoor lighting, site design, and accessory elements.
The project, as proposed, complies with all Chapter 17. 39 ODS except for a requirement for four-inch trim around windows and doors. This design element is more appropriate for craftsman styled buildings that are promoted by the ODS. However, the proposed mission-style building complies with the DSP standards for a mission-styled building which do not require window and door trim. Instead, doors and windows are typically deeply recessed like that proposed.
Access & Traffic Impacts
The proposed parking garage will have street access via E. Cotati Avenue and Charles Street.
During public and City Council discussions, concerns were raised about the safety of exiting onto E. Cotati Avenue and whether turning restrictions should be implemented. To address these concerns, a Transportation Impact Study (TIS) was conducted to evaluate safety impacts, access alternatives, and effects on the transportation system. The TIS is attached to this staff report.
The TIS concluded that the project would generate an average of 277 daily trips with 19 occurring during the a.m. peak hour and 16 during the p.m. peak hour. The TIS also analyzed potential access schemes based on safety criteria and concluded that sight distances at the proposed driveways would meet or exceed recommended minimums and that the merge lane on E. Cotati Avenue would not present an issue for drivers because the drivers would be within a single lane prior to reaching the driveway location with sufficient time to react to vehicles entering or exiting the garage.
The TIS included analysis of a staff recommended limited access to right-hand turns into and out of the site from E. Cotati Avenue to enhance safety. However, the TIS concluded that eliminating left-hand turns out of the property would require physical measures, such as installing a median, which could impact properties north of the project site. Allowing full access would also spread traffic volumes to both E. Cotati Avenue and Charles Street, thereby having a lesser effect on either. As the TIS found no demonstrated need to eliminate left-hand turns, it recommended against restricting access in this manner.
The TIS further concluded that the project would have less than significant impacts on the surrounding streets and intersections. The TIS did acknowledge that the northbound approach of Charles Street at E. Cotati Avenue is currently operating at a Level-of-Service (LOS) E during the p.m. peak hour, however under projected 2040 future conditions (without the project) the intersection is expected to operate at a LOS F. The project is expected to contribute 6.2 seconds to the projected 123.3 second delay. The TIS recommends monitoring the delay at this intersection and consider prohibiting left turns from Charles Street to E. Cotati Avenue if future volumes reach the projected levels.
The TIS also found no significant impacts to vehicle miles traveled (VMT) because the site is located in an area with a baseline VMT per capita of 14.9 miles, which is greater than 15% below Cotati’s average baseline VMT of 18.3 miles per capita. State Density Bonus Law (Section 65915(o)(10)) further defines this as a “very low vehicle travel area.” As discussed further below, because the site is within a very low vehicle travel area, certain exemptions from density limits are granted under State Density Bonus Law.
Parking
The project complies with the applicable minimum parking requirements set forth in the Downtown Specific Plan, State Density Bonus Law, and AB 2162, which combined require the following:
• Zero to one bedroom: one parking space
• Two to three bedrooms: one and one-half parking spaces • Retail complex: three spaces per 1000 square feet of floor area • Bicycle: one space for each ten motor vehicle spaces
• Supportive units: None required
• Guest parking: None required
Using the above parking ratios, the project must provide 42-45 vehicle parking spaces (dependent on which units are designated supportive housing) and 5 bicycle parking spaces. As previously noted, the project is providing 54 vehicle parking spaces and 46 bicycle parking spaces within the ground floor garage, which exceeds the parking requirements.
State Density Bonus Law (SDBL)and Supportive Housing
Consistent with the City’s purchase of the property and the selection of Freebird Development, all residential units, except for a manager’s unit, will be deed-restricted affordable units based on Area Median Income (“AMI”). All units, except one two-bedroom manager’s unit, will be deedrestricted affordable for at least 55 years for households earning 30–80% of the AMI.
As noted above, twelve units will also be designated as supportive housing. "Supportive housing" means housing with no limit on length of stay, that is occupied by the target population, and that is linked to onsite or offsite services that assist the residents in retaining the housing, improving their health status, and maximizing their ability to live and work in the community.
The target population typically refers to individuals or families experiencing homelessness, at risk of homelessness, or with special needs, such as mental health issues, substance use disorders, or disabilities. Freebird Development has indicated that they intend to target individuals and families with intellectual and developmental disabilities.
The affordable and supportive unit restrictions qualify the project for certain density bonuses and waivers from City standards pursuant to SDBL set forth in Government Code Sections 65650– 65656 and streamlined ministerial review and exemption from CEQA pursuant to AB 2162 (Chapter 753, Statutes of 2018).
The Project site is in the LP zoning district which allows for 19 units per acre, or 16 units on a
0.86-acre site. The project will contain 44 units which equals 51.2 units per acre. Although this exceeds the allowable density in the LP district, this density is allowed pursuant to Government Code Section 65915(f)(3)(D)(iii) because the project will be 100% affordable and is located in a very low vehicle travel area. The provision states that a city or county shall not impose any maximum controls on density if those conditions are met.
Pursuant to Government Code Section 65915(d)(2)(D) the project also qualifies for five concessions from development standards and an increase in height of up to three additional stories or 33 feet. The project requests one concession (or waiver) and an increase in height. • Increase the maximum building height. The height limit in the LP district is identified as limited to two stories and 35 feet. The proposed building will be three stories and measure 37 feet to the roof level and up to 47 feet-6 inches at the tower peaks. The additional height is needed to add mission-style visual interest with the towers, screen mechanical equipment, and provide for roof access and the elevator overhead. The additional height (including the third story) is granted automatically in accordance with SDBL and is not considered a concession or waiver.
• Placement of structures in the setbacks. The LP zoning district mandates a 20-foot rear setback for development projects. However, the proposed project includes a reduced 10- foot rear setback to maximize the number of units permitted under the State Density Bonus Law (SDBL) while maintaining a three-story structure. Adhering to the full 20- foot setback would require a significant redesign, likely resulting in a building of four or more stories (to achieve the identified density), and would reduce available parking and courtyard open space. To mitigate the impact on adjacent properties, the building design incorporates a step-down feature, ensuring that no portion of the structure within 30 feet of the rear property line exceeds two stories in height. This minimizes the perceived impact on neighboring parcels along La Plaza and Charles Street.
Financial Considerations
Engagement and negotiation with Freebird Development LLC to develop the property at 120 E.
Cotati Avenue is not expected to have a significant direct impact on the City’s General Fund in the current fiscal year (FY25/26). The RFQ issued in March 2024, identified the City’s goal of minimizing subsidy of future development of the property to the granting of the property.
However, financing of affordable housing is challenging and complex, so future requests for additional support of an affordable housing development project on the site may occur.
Additionally, there will be some limited staff time required to support the project beyond the costs of entitlements. Lastly, it is anticipated some project-related billing from the City Attorney’s office will be necessary to ensure all requirements are met. However, all dedicated time is anticipated to be within adopted FY 25/26 budget and will largely be cost recovery.
Environmental Issues
The project is exempt from CEQA review pursuant to Government Code Section 65651(a), as established by AB 2162, which designates qualifying supportive housing projects as a use by right in zones where multifamily and mixed-use developments are permitted. As such, the project is subject to a ministerial approval process. According to CEQA Guidelines Section 15268(a), ministerial projects are exempt from CEQA requirements. This project qualifies as supportive housing under Government Code Section 65651(a)(3), as it includes at least 12 units restricted to residents requiring supportive services.
Although this particular project is exempt from CEQA review, the City examined the site extensively between 2017 and 2023 and approved a prior project in 2021 with the same or similar potential impacts to the environment as this project. The prior CEQA analysis described the project and its environmental setting, including the project site’s existing conditions and applicable regulatory requirements, and provided an assessment of the project’s consistency with the City of Cotati General Plan. All adopted mitigating General Plan policies and mitigation measures identified in the 2013 General Plan Environmental Impact Report (EIR) (SCH No. 2013082037) that may apply to the subject project are identified in the analysis and may be imposed as environmental conditions of approval for this project within the Development and Disposition Agreement.
RECOMMENDED 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.
2. 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
3. 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 chosen through the community meetings and City Council at its August 26, 2025, meeting.
4. Provide a Final Landscape and Irrigation Plan in conformance with CMC Chapter
17.34 (Water Efficient Landscape Standards) and the landscape requirements of the Downtown Specific Plan. The plan shall be coordinated with all other architectural and civil plans and conflicts with all light standards and utilities shall be avoided.
5. 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 and supportive housing requirements as outlined in the Disposition and Development Agreement.
6. 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.
7. 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.
8. Applicant shall mitigate the removal of the existing native trees on the site by paying an in-lieu mitigation fee equal to 80 replacement trees. The mitigation fee shall be paid at issuance of building permits and calculated in accordance with the City’s Master Fee Schedule in effect at permit issuance. (July 2025: 80 trees * $131/tree = $10,480).
ENVIRONMENTAL
9. 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.
10. 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.
11. 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 construction-related 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.
12. 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.
Ϋ 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.
Ϋ If the resource is determined to be eligible for the CRHR or is a unique archaeological resource, adverse impacts shall be mitigated.
Ϋ 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.
Ϋ 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 flaked-stone 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.
13. 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.
14. The Project shall implement recommendations from the preliminary geotechnical investigation prepared by Reese & Associates on April 8, 2025. 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.
15. 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.
16. The Project shall comply with CalGreen Tier 2 Electric Vehicle charging infrastructure requirements.
17. 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.
PUBLIC WORKS/ENGINEERING
Real Property
18. Please provide a current (within the last 3 months) Preliminary Title Report (including the grant deed and title items) and show all existing easements and other relevant title items on the Site Plan and other plans as appropriate.
19. Please provide a current (within the last 3 months) Preliminary Title Report (including the grant deed and title items) and show all existing easements and other relevant title items on the Site Plan and other plans as appropriate.
Public Works/Engineering
Unless otherwise stated, conditions in this section shall be to the satisfaction of the City Engineer prior to the issuance of a Grading Permit.
Improvement Plans. The following Conditions of Approval shall be satisfied prior to Improvement Plan Approval: General Requirements:
20. 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 vegetation, buildings, well system, septic system, etc. All easements shall be clearly indicated and described. An erosion control plan shall be included.
The plan set and all design and construction shall conform to the latest edition of the City of Cotati Design Standards, Standard Plans, & Construction Specifications. The submittal shall include an Engineer’s Cost Estimate for the public improvements.
21. All plan sets submitted for improvement plans shall have a sheet printed with all conditions of approval written herein.
22. The Improvement Plans shall include an approval line for the Geotechnical Engineer to sign off on the plans based on their Geotechnical Investigation Report.
23. Improvement Plans must be approved and signed by the City Engineer, Community Development Director, Police Chief and Rancho Adobe Fire District Fire Marshal prior to the issuance of an Encroachment Permit, Grading Permit or Building Permit.
24. The applicant shall enter into a deposit agreement with the City to assure all City project review and inspection costs are reimbursed by the project proponent. A plan check and inspection fee deposit shall be paid prior to the signature of the Improvement Plans.
25. A Construction General Permit is required from the State Water Resources Control Board if construction activity results in a land disturbance of one acre or more.
Construction activity subject to this permit includes clearing, grading and disturbances to the ground such as stockpiling, or excavation. The Construction General Permit requires the development of a Storm Water Pollution Prevention Plan (SWPPP) by a certified Qualified SWPPP Developer (QSD).
26. Mailbox plans and locations shall be approved by the Cotati Postmaster prior to Improvement Plan approval. The developer shall provide a letter and exhibit showing mailbox locations from the Cotati Postmaster approving mailbox locations.
27. Existing curb, gutter and sidewalk along the project street frontages that are in disrepair shall be removed and replaced as part of the improvements for this project.
Also, all nonconforming pedestrian ramps and driveway approaches shall be brought up to current accessibility standards. All as determined by the City Engineer.
28. Deviations from City Standards shall require approval by the City Engineer. The applicant’s engineer shall request all design exceptions in writing.
29. Project benchmark shall be based on a City approved USGS benchmark.
30. A “dry” Utility Plan shall be submitted for review and approval by the City Engineer, prior to Improvement Plans approval.
31. Submit a Storm Water Determination Worksheet, and assuming Low Impact Development (LID) requirements are triggered, prepare and submit an Initial SWLIDS along with a Completeness Checklist, pursuant to the City of Santa Rosa LID Manual, 2017 Storm Water Technical Design Manual Narrative. These resources can be found at the following link: https://srcity.org/1255/Low-Impact-Development.
32. The developer shall follow the recommendations provided in the Geotechnical Investigation Report.
33. 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 our Encroachment Permit process can be found at:
http://www.cotaticity.org/city_hall/departments/public_works_and_engineering/ encroachments.
34. If the project involves movement of greater than 50CY, a Grading Permit is required prior to commencement of earthwork. Information on the Grading Permit application can be found at:
https://www.codepublishing.com/CA/Cotati/#!lCotati14/Cotati1434.html#_14.34. 050.
35. Required Improvement Plan Notes:
a. "Any excess materials shall be considered the property of the contractor and shall be disposed of away from the job side in accordance with applicable local, state and federal regulations."
b. "All proposed electric 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:
36. The Improvement Plans shall include street profiles, typical street sections and calculations for the street design. Said plan shall incorporate the findings and recommendations from the approved Soils Report for the pavement design and the approved Traffic Study. The proposed improvements shall be submitted to the City Engineer for review and approval.
37. The structural section of all road improvements shall be designed using a soil investigation which provides the basement soils R-value and expansion pressure test results. If no R-value tests are supplied, roadway structural sections shall be designed using an R-value of 5.0. A copy of a soils report and structural section calculations shall also be submitted with the first Improvement Plan check.
38. Ramps for disabled persons shall be provided at all intersections and crosswalks where sidewalks are proposed.
39. Sidewalk widths shall be provided to allow a minimum clear five-foot walkway at all locations, including but not limited to areas where mailboxes, streetlights, street signs and fire hydrants are to be installed.
40. One-inch chases shall be installed to all parkway strips from adjacent parcels to allow for the installation of irrigation lines.
Lighting, Signing and Striping Plan:
41. Streetlights shall be City Standard Decorative type in accordance with City Design Standards. The developer shall provide additional streetlights for replacement purposes (5% of the total or as otherwise approved).
42. Plans shall be subject to the review and approval of the City Engineer and the Police Chief. A photometric plan for the project site shall be submitted to the City Engineer for review and approval.
43. Striping, pavement markings and traffic signage shall be provided on all streets as necessary and as required by the City Engineer. Signage restricting parking and red painted curbing shall be installed where appropriate. Speed limit signs shall be installed at locations determined by the City Engineer.
Drainage Improvements:
44. All project related flooding impacts shall be mitigated by the project developer.
Drainage improvements shall be designed by a Civil Engineer registered in the State of California in accordance with the Sonoma County Water Agency’s Flood Control Design Criteria. Public and private drainage improvements (including Storm Water Management Plans) shall be shown on the improvement plans and shall be submitted to and approved by the City Engineer.
45. Plans and Engineer of Record certifications shall be provided by the developer to demonstrate compliance with all improvements, including building pads and finished floor elevations, with the City’s Flood Plain Ordinance, to the satisfaction of the Building Official and City Engineer. Pad elevations shall be constructed at a minimum of 1 foot above the 100-year Floodplain / Hydraulic Grade Line as determined by the City and certified by the project engineer.
46. All design and construction shall meet the requirements of the most recent editions of City of Cotati, Phase I MS4 permit and the City of Santa Rosa Low Impact Development (LID) Technical Design Manual. Prior to approval of the improvement plans, the applicant shall submit a Final Storm Water Low Impact Development Plan (FSWLID) subject to review and approval by the City Engineer. The plan shall include post-construction 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: (1) labeling all catch basins - "No Dumping - Drains to Creek"; (2) strictly limiting the use of non-biodegradable fertilizers or pesticides; (3) prohibit the regular washing or maintenance of vehicles in paved areas that drain directly into the storm drain system.
47. Prior to approval of improvement plans and issuance of any Permits the applicant/developer shall submit a Declaration of Covenants Regarding Maintenance of Storm Water Best
Management Practices (BMP) Facilities. The applicant/developer shall obtain the City’s review and approval of the said Declaration and record with the Sonoma County Recorder against the parcel prior to approval of the Grading/Building permit or issuance of Certificate of Occupancy permit, timing subject to the discretion of the City Engineer. The planter and landscape strips adjacent to public streets shall be included in the Declaration and be maintained by the private property owner(s), subject to review and approval by the City Engineer.
Grading Improvements:
48. 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 shall be generally designed to drain to the street, unless otherwise approved in the interest of tree preservation or other unusual circumstances.
49. 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.
50. The applicant shall submit to the City for review and approval, a detailed Soils Report/Geotechnical Investigation prepared by a Civil Engineer registered in the State of California and qualified to perform soils work. The grading plan shall incorporate the recommendations of the approved Soils Report and be signed by the project Geotechnical Engineer.
51. 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.
52. 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.
53. Improvements plans shall include an erosion control (winterization) plan. The plan must include an order of work and staging/scheduling component indicating when facilities must be installed and when they may be removed. A separate Rain Event Action Plan (REAP) shall be required and prepared as part of the Storm Water Pollution Prevention Plan (SWPPP). A copy of the REAP shall be kept on-site throughout the duration of construction activities.
Utility Improvements:
54. All proposed utilities, both on-site and along project frontages, shall be placed underground. All proposed utilities are to be placed underground per Chapter
17.30.100 of the City’s Municipal Code.
Sanitary Sewer and Water Improvements:
55. 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 2010 Water Master Plan.
56. The applicant shall submit for City review and approval the sanitary sewer use study.
The study shall present expected sewer flow generation, a comparison of the expected sewer flows to what was attributed to the area by the 2011 Sewer Master Plan.
In addition, the applicant shall analyze the sewer capacity in Charles Street sewer main from the point of connection to the downstream sewer junction. The applicant shall upgrade this sewer main segment if the capacity is insufficient to meet the City design standards.
57. Verify water pressure at highest point of project is sufficient.
58. Prior to issuance of a building permit, the developer shall obtain a letter from the City of Santa Rosa stating their requirements for a sewer use permit have been satisfied.
59. All private storm drains, 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.
60. All irrigation water mains, service laterals, plumbing, valves, pipes, appurtenances, irrigation parts, vaults and boxes must be purple.
Permit Requirements:
61. 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.
62. It is the Applicant’s responsibility to obtain and provide proof of all permits necessary from other local, state and federal agencies. The Applicant shall provide evidence of these permits at the time of grading plan submittal.
Other / Landscape Parcels:
63. 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.
64. The landscape plans shall show underground utilities, and no trees shall be planted over any existing or proposed underground utilities.
65. The landscape plans shall include planting details for BMPs.
Public Improvement Agreement:
66. Prior to permit issuance the developer shall either complete the required construction as shown on the signed improvement plans or enter into a Public Improvement Agreement and post security with the City of Cotati, agreeing to complete the required construction within 24 months of grading permit issuance and prior to a request for occupancy of any structures, or as otherwise established by the City Engineer.
Grading Permit. Prior to the issuance of a Grading Permit the following Conditions shall apply:
67. The Improvement Plans shall be approved by the City Engineer.
68. Submittal of copies of required permits and/or agreement from resource agencies.
Encroachment Permit. Prior to the issuance of an Encroachment Permit the following Conditions shall apply:
69. 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 Chief of Police and the Planning Department prior to the start of any sitework.
70. 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:
71. 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.
72. The developer shall be responsible for all damage to existing City streets during construction and shall repair all damaged facilities at no cost to the City.
73. 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.
74. During construction, the Contractor shall be responsible for controlling noise, odors, dust and debris to minimize impacts on surrounding properties and roadways. The contractor shall be responsible for ensuring all construction equipment is equipped with manufacturers approved muffler’s baffles in compliance with all City codes relating to noise and idling equipment. The 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.
75. If grading is to take place between October 15 and April 15, both temporary and permanent erosion control measures, conforming to the project erosion control plans, shall be in place before October 1st. Erosion control measures shall be monitored and maintained continuously throughout the storm season.
76. 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. Designate a concrete washout area, if needed, to avoid wash water from concrete tools or trucks from entering storm drain systems. Maintain the washout area and dispose of concrete waste on a regular basis. e. 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.
f. Protect drain inlets from receiving polluted storm water through the use of filters such as fabrics, gravel bags or straw wattles.
g. Be prepared for rain and have the necessary materials onsite before the rainy season.
h. 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.
77. In the event that any cultural resources are uncovered during earthmoving activities, all construction excavation activities would be suspended for a period to be determined by a City approved archaeologist to allow for adequate inspection, recommendation and retrieval, if appropriate.
78. In the event that human remains are uncovered during earthmoving activities, all construction excavation activities shall be suspended, and the following measures shall be undertaken:
a. The Sonoma County Coroner shall be contacted.
b. If the coroner determines the remains to be Native American, the coroner shall contact the Native American Heritage Commission within 24 hours. c. The project sponsor shall retain a City-approved qualified archaeologist to provide adequate inspection, recommendations and retrieval, if appropriate. d. The Native American Heritage Commission shall identify the person or persons it believes to be the most likely descended from the deceased Native American and shall contact such descendant in accordance with state law. e. The project sponsor shall be responsible for ensuring that human remains and associated grave goods are reburied with appropriate dignity at a place and process suitable to the most likely descendent.
Prior to Acceptance of Public Improvements and Bond Exoneration, the Following Conditions of Approval Shall Be Satisfied:
79. All improvements shown on the Improvement Plans shall be completed and accepted by the City.
80. 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.
81. 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.
82. 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.
RANCHO ADOBE FIRE PROTECTION DISTRICT
83. F1. This building is required to be fully sprinklered throughout all areas per 2022 NFPA 13 (CA Amended), also meeting the current Rancho Adobe Fire District (RAFD) Fire Safety Ordinance §903.2.7, §903.2.10, and 2022 CFC §903.2.1, §903.2.7 & §903.2.8. This will be a deferred submittal and a separate permit.
84. F2. This building is required to be equipped with a Class I wet standpipe per 2019 NFPA 14 (CA Amended), also meeting the current RAFD Fire Safety Ordinance §905.3.1 and 2022 CFC §905. This will be a deferred submittal and a separate permit.
85. F3. This building is required to have installed, a fully-automatic and manual fire alarm system and CO detection within the R-2 occupancy stories throughout per 2022 CFC §907.2.9 & §915.2. This will be a deferred submittal and a separate permit.
86. F4. This building shall be constructed without an occupied roof as the construction and egress will not permit any occupancies at that level (or above the 3rd story) per 2022 CBC Ch. 3 & §1004.7.
87. F5. This building is required to be equipped with an emergency responder radio communication system (ERRCS) system throughout or the building is required to be tested periodically throughout the construction process ensuring all emergency responder radio transmission signals can be broadcast and received throughout the entire structure per 2022 CFC §510 & 2019 NFPA 1221. *This system, if required, shall be connected to the building fire alarm system for monitoring all points per 2022 CFC §510.4. This system and interconnection to the building fire alarm will be a deferred submittal and a separate permit
88. F6. This building is required to be equipped with emergency rescue openings (ERO) for the R-2 occupied stories above grade plane meeting all requirements of 2022 CFC §1031. *A collapsible ladder is required and will be located at the level 2 courtyard on the southwest rear of the building. **Fire Chief Veliquette has agreed to this approach during a 5/8/25 call. The type of ladder, the lockable container and specific location shall be shown in the permit drawings and will be more thoroughly reviewed at that time. Additionally, ladder pads are required to be concrete pavers or sidewalk concrete capable of supporting the ladder and meeting NFPA requirements.
89. F7. In addition to the existing fire hydrants present in surrounding infrastructure, two new fire hydrants meeting City of Rancho Adobe Water Department/Utility Standard #857 and RAFD Fire Safety Ordinance §507.5.7 are required, and shall be installed in the following locations (and combined with existing hydrants, shall aggregately provide site fire flow of no less than 3,750 GPM for 3 hours per RAFD Fire Safety Ordinance Appendix B, Table B105.2):
a. (#1) On the north side of the building on Cotati Ave, between La Plaza St. and Charles St., outside the fire pump room, adjacent to the required fire department (FDC)/standpipe connection (This hydrant shall not exceed 100’ to the required FDC/Standpipe Connection).
b. (#2) On the west side of Charles St., south of the corner of Charles St. and Cotati Ave.
90. F8. Due to the building’s configuration and location on site, a 150’ exterior hose reach from the designated fire apparatus access roadway fronting the building is not possible. An AMMR was submitted and method approved as follows:
a. (#1) In addition to the building interior required Class I wet standpipes, an additional Class I outside wet standpipe with two (2), 2.5” hose valve outlets is required to be installed and located at the rear yard on the south side of the building, along the exterior wall intersection (north-east) on the exterior portion of the water treatment area and accessible by fire department personnel (See AMMR dated March 24, 2025).
b. (#2) The east La Plaza St. and west Charles St. entries to the rear portion of the building as proposed in the AMMR shall be marked “NO PARKING – FIRE LANE” per RAFD Fire Safety Ordinance 503.3 and the California Vehicle Code (CVC) §22500.1 for fire department access to rear of building and deployment of ground ladders for ERO access.
91. F9. This building is required to be provided with minimum 12” high and 1” stroke internally or externally illuminated premises identification (address), meeting the RAFD Fire Safety Ordinance §505.1.2 and placed on building along E. Cotati Ave. meeting §505.1.4 for location and shall be visible and legible from the road on which the address is located.
BUILDING DIVISION
92. Provide in the plan set plan sheet(s) with conditions of approval from all departments.
93. The proposed building will propose multiple occupancies; assembly A occupancy, a commercial (typically B or M occupancy) and apartment building (R-2 occupancy) in accordance with the California Building Code. Include in the construction drawings a code analysis to confirm the occupancy classification, type of construction allowable area and building height are in conformance with requirements of chapter 5 & 6.
94. Provide exit plans delineating the path of travel for all occupants on each level.
Verify width of corridors, doors openings, travel distance as required by CBC chapter
10. 95. Detail disabled accessible paths of travel on all levels and usage features are required to be detailed on the construction documents. Parking, entrances, and all features within the building are required to be disabled compliant. 2022 CBC Chapter 11A & 11B.
96. The project requires a Geotechnical Report. The report shall provide design recommendations based upon the engineer’s findings and shall comply with the currently adopted CBC Section 1803. [107.2 CBC]
97. The project requires a grading permit. Provide complete grading plans for the site.
Provide cut and fill calculations.
98. Submit a site plan to include all the following. Show dimensioned property lines, public streets, and dimensions of yards and setbacks. Show North arrow, scale, legal description, and/or street address. At building locations indicate finish slab elevation and/or finish floor elevation for all buildings. Indicate the location and route of connections to public utilities for water and sewer and electric. No part of these systems shall be located on or cross over any lot other than the lot that is the subject of this permit application, unless plans clearly show a legally dedicated easement for such purpose. Provide drainage away from foundations with a fall of not less than 6 inches in the first 10 feet (2% allowed if recommended by a currently valid geotechnical report). If obstructions or lot lines prohibit the 10’ horizontal distance, provide approved alternative method of diverting water. (Swale may be used)
99. Identify all fire rated conditions and occupancy separations as required by CBC chapters 4, 6, 7, 9 and 10.
100. Include the completed City of Cotati Special Inspection Structural Observation form.
The form needs to be completed and signed by the Engineer of Record identifying all special inspections and/or observation are required for this project. This document must be included within your plan set and identified on the drawing index. 101. 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]
102. Provide complete dimensioned floor plans for all unit types and identify the use of all spaces on the floor plans for all rooms, spaces, hallways, passages, etc. [107.2 CBC] 103. Provide complete structural plans and calculations coordinated with the architectural plans and geotechnical requirements.
104. Provide plans gridlines coordinated with all related plans. 105. Provide Title 24 Energy Documentation for Lighting (interior and exterior), Building envelope, heating, and cooling appliances.
106. Provide water supply, building drain and gas supply sizing calculations for the building in accordance with the California Plumbing code. Provide water supply system design based on system pressure and runs. Provide sanitary drainage system design and size. Provide isometric plumbing plans for water supply (cold and hot) drains and vent systems for the building. All plumbing systems are required to be designed in accordance with the current California Plumbing Code. 107. Provide Electrical plans showing equipment and provide Load Calculations to address the demands of the building and units.
108. 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 is required between units. Rated assemblies are required to be approved by a recognized testing agency. Provide referenced construction details and assembly source and reference number.
109. The project is required to comply with current CALGreen requirements plus tier 1. A certified CALGreen Inspector is required to review the plans and provide on-site inspections to confirm compliance. The CALGreen worksheets are located on the city’s website and are required to be printed on plan sheet(s) in the plan set. 110. 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. A written confirmation by the licensed surveyor (stamped) to the Building Department that the staking of the property lines has been completed and are accurate is required.
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