Cotati Transit Oriented
Community (TOC) and
Santero Way Rezoning
City Council
December 9, 2025
Noah Housh
Project Description
Consideration of an ordinance to implement the Santero Way Specific Plan (SWSP) and TOC policies on certain properties within ½ mile of the SMART Train Station and Citywide.
SWSP and TOC Policies include:
• Residential Density of 25-35 units per acre
• Commercial Floor Area Ratio (F.A.R.) of 1.0-3.0
• Parking maximum 1.5 spaces per residential unit and 4 spaces per 1000 commercial square feet, No Minium parking
requirement
• Implementation of housing Protection, Production and
Preservation policies (The Three Ps of Housing)
Project Description Cont.
Consideration of an ordinance to implement the Santero Way Specific Plan (SWSP) and TOC policies on certain properties within ½ mile of the SMART Train Station and Citywide.
Additional TOC Policies include:
• Commercial Stabilization
• Parking Management
• Station Access and Circulation
• Additional Code Cleanup-Definitions-Tattoo, Tobacco, Micro- distillery, Vintage Clothing and Codify “Amendment” process State Housing Law
Trends
• Reduce/remove local control
• Limit amount of parking City can
require near transit
• Allow certain affordable housing
projects to develop “by-right” with
no public process.
• City expected to support housing
development at all affordability
levels-15% Inclusionary BMR Units
• Transit Oriented Community (TOC)
Policies (this project)
4 Background
• August 2023-City initiated the Santero Way Specific Plan SWSP Update • September 2023-ABAG/MTC published draft TOC Policies
• April 2024-Staff updated SWSP CEQA to include TOC eligible parcels • February 2025-SWSP Update Adopted
• May 2025-ABAG/MTC TOC Policy Finalized
• June 25, 2025-TOC Neighborhood Meeting
• September 15, 2025-PC TOC Workshop
• September 23, 2025-CC TOC Workshop
• November 3, 2025-PC TOC Public Hearing
Transit Oriented Communities (TOC)
Parcels to
be Included:
Yellow:
Santero Way
Blue:
E. Cotati Ave
Olivers
SMART
Community
Concerns • Parking, Parking, Parking!! • Mix of Land Uses? • Manage impacts of intensified land uses
• Emergency Evacuation
Routes
• Architectural Consistency • Maintain Open Space • Affordability-15% min • Ownership & Rental Mix 12/4/2025 Santero Way Specific Plan Rezoning Concept 9
TOC Compliance Summary
• Four Policy Categories
-Minimum Residential and Commercial Density
-Affordable Housing Production, Preservation, Protection and Commercial Stabilization -Parking Management
-Transit Access and Circulation
• Compliance Thresholds Based on Transit Tiers- (SMART/North Bay = Tier 4) • Some Compliance Standards Mandated (density and parking numbers); Others Selected from Menu of Options
• Applicability Choice: 1/2 Mile TOC Radius vs. City-wide -Ease of implementation and added benefits.
-Example: parking management
TOC Compliance Strategy
• Create Two New Zoning Districts
-Santero Way (SW) (allow interim uses of existing buildings) -Transit Oriented Community (TOC)
• Update Existing Zoning Chapters as needed (parking; condominium; amendments)
• Create new department programs (Small Business Liaison) • Website Updates
• Submit all documentation through ABAG/MTC TOC Compliance Portal
Recommendation Philosophy
• Community Input
• Council Goals
• Adopted Policy (Housing
Element)
• Department Work Plan
• State Mandates (Existing
Requirements/Commitments)
• Funding Availability and
Commitment Timelines
Parking Management
Requirement Response
Residential Parking Minimums Proposed in TOC: 0 spaces per unit Residential Parking Maximums Proposed in TOC: 1.5 spaces per unit Commercial Parking Minimums Proposed in TOC: 0 spaces per sq ft Commercial Parking Maximums Proposed in TOC: 4 spaces/1000 sq ft Allow Shared Parking Between Different Land
Uses
Current Code(s) Consistent
Allow Unbundled Parking (Separate the Cost of a
Parking Space from Rent/Sales Price)
Proposed City-wide (17.26.040)
Residential Bicycle Parking: 1 Space per Unit Proposed in TOC (17.36.070) Office Bicycle Parking: 1 Space per 5,000 sq. ft. Proposed In TOC (17.36.070) Station Access & Circulation
Requirement Response
Adopt a jurisdiction-wide Complete Streets Policy Compliant since OBAG 2 Prioritize implementation of active transportation projects in TOC area(s)
See future CIP Project List
and Project COAs
Complete an access gap analysis and capital improvement program for station access
Included in SWSP Update
and ATP
Identify Mobility Hub planning and implementation
opportunities in TOC area(s)
Zoning Changes proposed
City-wide (17.39.030 G.
9.)
Additional Code Clean-Up
• Tattoo and Body Piercing-Proposed to be Reclassified from Personal Services Restricted to Personal Services
• Retail Tobacco Store-Proposed to be Added to Definitions and CMC-Not Permitted
• PC Recommendation-Incorporate Micro-Distillery into CMC • PC Recommendation-Ensure vintage clothing sales permissible land use
• Codify ‘Amendment’ process-staff recommendation
Planning Commission Recommendation
• PC Reviewed Ordinance on November 3, 2025, voting 2-1 that the Ordinance be recommended for approval to the Council • Concerns over the proposal to unbundle parking were identified • PC directed staff to provide information on TOC score impacts associated with unbundled parking and costs associated with purchasing a parking space.
• Unbundled Parking provides 1 point of TOC Compliance
• Parking space cost range significantly $100-$500/mo
It is recommended by the Community
Development Department and the Planning
Commission that the City Council introduce and
conduct the first reading of an ordinance to
implement TOC policy requirements.
12/4/2025 TOC and Santero Way Rezoning 17
Questions?
TOC
Rezoning
Ordinance
Parcels
Olivers
SMART
Residential Production Summary (choose 2)
• Production Policy 4- Public Land for Affordable Housing. Development of 120 E. Cotati Ave with 100% affordable housing project is proposed to satisfy this compliance element of the ABAG/MTC TOC policy (Appendix A of MTC Admin Guidance pg. 9-10).
• Production Policy 6-Streamlined Entitlement Processes. City to match/implement the SB 330 vesting rights and “no net loss” provisions (Appendix A of MTC Admin Guidance pg. 17-18). See CMC redline Sections 17.30.082; 17.60.070; and 17.64.080, for proposed implementation language (redline attached).
• *Inclusionary Zoning-15% Inclusionary; Affordability across all units=80%AMI Avg Residential Preservation Policy (choose 2)
Preservation Policy 4-Condominium Conversion Restrictions. Require units converted to condos be replaced 1:1 with comparable rental units; purchased by current tenants; or converted to affordable housing with protections for existing tenants (Appendix A of MTC Admin Guidance pg. 24-25). Implements HE Program 4-1. See CMC redline Sections 17.30.082
Preservation Policy 7-Mobile Home Preservation. Preserve mobile homes from conversion to other uses that may result in displacement of existing residents (Appendix A of MTC Admin Guidance pg. 31-32 for compliance details). Existing CMC mobile home park regulations adequate. Implements HE Program 1-6 *Code Enforcement to Prevent Displacement-(See Protection Policy) Residential Protection Policy (choose 2)
Protection Policy 2-No net Loss and Right to Return to Demolished Homes. One-to-one replacement of units at the same affordability, the same number of bedrooms/bathrooms, and square footage to the units demoed. Displaced tenants get right of first refusal to rent new units at the same rent as demolished units (see Appendix A of MTC Admin Guidance pg. 37-38 for compliance details). See CMC redline Sections 17.30.082 for proposed implementation language (redline attached).
Protection Policy 6-Rent Stabilization. Restrict annual rent increases based on inflation or other metric, exceeding AB 1482 (2019, Chiu). Cotati’s existing mobile home park rent stabilization code may be adequate to comply. As this is yet to be determined staff has proposed three protection policies as a means to comply.
Protection Policy 7-Previenting Displacement from Code Enforcement Activities. Policies, programs, or procedures designed to minimize displacement by substandard conditions through code enforcement (Appendix A of MTC Admin Guidance pg. 48-50). Implements HE Program 4-5.
Commercial Stabilization (choose 1)
Commercial Stabilization Policy 4-Small Business Advocate.
Provide a single contact for business owners (see Appendix A of MTC Admin Guidance pg. 60-61 for compliance details).
City staff to update the CD Department webpage to advertise a “Business Liaison” program allowing business to have a staff member assigned to assist with challenges and concerns.
Also consistent with and implements the FY 2025-26 CD Work Plan.
Parking Policy Options (choose 1)
• Policy 2-Curb Strategy/Management. Create priority for curb access for variable needs-mobile delivery, multimodal
transportation and automobile. Direct that infrastructure serving each of the users of the curb space be built into future developments to support functional circulation around the City.
CMC redline Sections 17.39.030 G. 8., (redline attached).