Agenda packet, joint meeting — Cotati City Council, March 24, 2026

AGENDA

JOINT MEETING OF THE COTATI CITY COUNCIL AND THE SUCCESSOR AGENCY TO THE

FORMER COTATI COMMUNITY REDEVELOPMENT AGENCY
City Council Chamber, City Hall 201 W. Sierra Avenue
Tuesday, March 24, 2026
6:00 PM REGULAR MEETING
The Cotati City Council welcomes you to its meetings that are generally scheduled for the 2nd and 4th Tuesday of every month. Your interest and participation are encouraged and appreciated.

City Council meeting agendas, minutes and recordings are posted on the City’s Meeting Portal at www.cotaticity.gov. For questions about the agenda or to receive the City Council agenda by e-mail, contact the City Clerk at [email protected] or 707-665-3622.

Cotati City Council Meetings will be conducted in person in the Council Chamber. To guarantee your ability to participate, you must attend the meeting in person. As a courtesy to the public, the City allows citizens the opportunity to view and offer public comments virtually through Zoom Online video conferencing platform. Technical difficulties may occur that make the Zoom platform unavailable. If Zoom is unavailable, the meeting will continue. Participants considering using Zoom should consider attending in person, if they desire to ensure their ability to view the meeting and offer public comments.

Subject to the above disclaimer, Zoom Online video conferencing is available to watch or listen in the following ways:

1. Using the following online livestream meeting portal link: https://www.youtube.com/@cityofcotati7280/streams

2. Cable T.V. Broadcast, local channel 28
Members of the public can participate in the meeting online by clicking the link below:
https://us02web.zoom.us/j/82430364200?pwd=oenoXHmxhsFMGULpt8etHmBiI4Tf9K.1 If you do not have the ability to join online, but would like to participate in the meeting, you can call into the meeting using your telephone, by dialing one of the following numbers and entering the meeting credentials:

Webinar ID: 824 3036 4200 Passcode: 979007
+1 (669) 900-6833 or +1 (346) 248-7799 or +1 (253) 215-8782 or +1 (301) 715-8592 or +1 (312) 626-6799 or +1 (929) 436-2866 Attendees may join the meeting any time after 5:45pm. Attendees will be muted until they are called upon for Public Comment. To make a public comment, use the “raise hand” icon on your smart device or desktop computer, or dial *9 if you are using just your telephone. Please listen carefully for the Mayor or City Clerk to address you by name (or phone number) and for the audible Zoom notification that you have been unmuted. Once you begin your public comment, your three minutes will begin.

If you would prefer to submit your public comment in writing, please email your comments to [email protected]. If you are commenting on a specific agenda item or items, please state the agenda item number(s) in the subject line of the email. All comments received via email will be provided to the City Council in writing and included as part of the record of the meeting. They will not be read aloud into the record at the meeting.

Notice is hereby given that Council may discuss and/or take action on any or all of the items listed on this agenda, in accordance with the City Council Rules of Conduct.

Any writings or documents provided to a majority of the Cotati City Council regarding any item on this agenda will be made available for inspection in the online Meeting Portal at www.cotaticity.gov and in the City Manager’s office located at 201 West Sierra Avenue, Cotati, California, during the City’s posted business hours.

Cotati City Council Agenda March 24, 2026
Accommodations: Upon request, this agenda will be made available in appropriate formats to persons with disabilities as required by Section 202 of the Americans with Disabilities Act of 1990. Any person with a disability who requires a modification or accommodation in order to participate in a meeting should contact the City Clerk at (707) 665-3622 at least 48 hours in advance of the meeting.

Rules of Decorum: To avoid distraction, the following meeting etiquette shall be enforced. • Silence electronic devices, including cell phones.
• Audience members are advised to keep conversations to a minimum or conduct them outside the building. • Members of the public are prohibited from speaking, yelling, or otherwise making loud noises from the audience that disrupt the orderly proceeding of the meeting.
• Photographs or video recordings using tri-pods or other means that would be distracting are to be taken only from the designated media area. • The Presiding Officer shall request that the audience withhold expressions of support or opposition for speakers in the interest of time and to encourage the full expression of differing views.

Public Comment: Public comment on any one agenda item is limited to no more than three (3) minutes per person, in accordance with the City Council Rules of Conduct.

Waiver Warning: If you challenge decisions/direction of the City Council of the City of Cotati in court, you may be limited to raising only those issues you or someone else raised at public hearing(s) described in this agenda, or in written correspondence delivered to the City of Cotati at, or prior to, the public hearing(s).

Announcements:

A. Meeting Orientation for New Attendees/Viewers. In conformance with the Brown Act and the adopted City Council Rules, if the City Council is considering an item in which action will be taken, citizens will be invited to provide comments relevant to the item being discussed.

The meeting agenda also includes a Citizen Business item, which is the designated place on the agenda where citizens have the right to comment on any matter within the City’s subject matter jurisdiction. However, Citizen Business items do not generally receive a response because the Brown Act prohibits the City Council from taking action or considering any item that is not on this agenda, so as to ensure that other members of the community who wish to provide comment are notified in advance through a properly noticed meeting agenda. Nonetheless, in accordance with the Brown Act, the Council may briefly respond, may ask a question for clarification, or may direct an item be placed on a future agenda.

B. Measure S supports police services, a variety of recreation programs for all ages, and the maintenance of our streets, parks, and public buildings. See details on the web at cotaticity.gov.

C. Citizens interested in receiving City of Cotati community alerts via text or email are encouraged to enroll with CivicReady, by signing up on the City’s website, www.cotaticity.gov, under the “How do I” link at the top of the homepage.

D. Have you noticed a street light out, pothole, or issues in a City Park? We want to keep Cotati beautiful and running smoothly, so please let us know what needs to be fixed, by going to the City website under “How do I” and “Report a Service Request.” E. Like always, we love to hear from you, so please feel free to contact the City at 707-792-4600 or [email protected]. If you have a nonemergency issue after normal business hours, you can contact us at 707-792-4611 and of course if you have an emergency, please contact 9-1-1.

Continue to look for updates on the City's website and social media channels available on Facebook, Instagram, and CivicReady.

City Council meetings are conducted according to City Council Policy 2025-03: City Council Rules of Conduct. This policy available for inspection in the online Meeting Portal at www.cotaticity.gov and in the City Manager’s office located at 201 West Sierra Avenue, Cotati, California, during the City’s posted business hours.

Those wishing to address the Council are asked to complete a speaker card and give it to the City Clerk. When you are called, step to the podium and state your name and address for the record. Persons wishing to address the Council are not required to identify themselves or complete a speaker card; (Gov’t. Code § 54953.3); however, this information assists the Mayor by ensuring that all persons wishing to address the Council are recognized and it assists the City Clerk in preparing the City Council meeting minutes.

1. CALL TO ORDER - ROLL CALL

2. APPROVAL OF MINUTES AND NOTICE OF WAIVING OF READING OF ALL

RESOLUTIONS AND ORDINANCES INTRODUCED AND/OR ADOPTED UNDER THIS

AGENDA (ACTION)
A. COTATI CITY COUNCIL – REGULAR MEETING – MAR 10, 2026

3. PROCLAMATIONS (ACTION)
Cotati City Council Agenda March 24, 2026
A. GOVERNMENT FINANCE PROFESSIONALS WEEK

4. AGENDA REVIEW (ACTION)

5. CITIZEN BUSINESS AND PUBLIC COMMENT FOR CONSENT CALENDAR ITEMS Any member of the public wishing to speak to the Council on any item(s) listed on the Consent Calendar or any matter(s) not listed on the agenda that are within the subject matter jurisdiction of the Council may do so at this time. Pursuant to the Brown Act, the Council is not allowed to consider issues or take action on any item not listed on the agenda. Pursuant to City Council Policy 2025-03, comments of any member of the public are normally restricted to a total of three (3) minutes in length per person for matters not on the agenda and a total of three (3) minutes per person in length for any and all items on the Consent Calendar. The Mayor may extend the time limit for a reasonable time where a disability accommodation has been requested. To facilitate public comment, the timer indicator lights will display yellow when there are thirty seconds remaining, and red when time has expired.

6. CONSENT CALENDAR (ACTION)
A. ANNUAL CANCELLATION OF CITY COUNCIL MEETINGS AND HOLIDAY

CLOSURE OF CITY HALL
It is recommended that the City Council adopt a motion to cancel the regular City Council meetings of July 14 and December 22, 2026, and authorize the annual holiday closure of City Hall.

B. ADOPTION OF A RESOLUTION AWARDING THE CONSTRUCTION CONTRACT

FOR THE COTATI ENTRY ARCHWAY MONUMENT REPAIR PROJECT TO CESTAROLLO CONSTRUCTION, INC. AND AUTHORIZING THE CITY MANAGER

TO EXECUTE THE CONSTRUCTION AGREEMENT AND ANY NEEDED CHANGE

ORDERS OR AMENDMENTS TO THE DESIGN AND CONSTRUCTION
MANAGEMENT AGREEMENT WITH INTEGRA PLANNING + LANDSCAPE

ARCHITECTURE UP TO THE AUTHORIZED BUDGET
It is recommended the City Council adopt a resolution awarding the construction contract for the Cotati Entry Archway Monument Repair Project to Cestarollo Construction, Inc. and authorizing the City Manager to execute the construction contract and any needed change orders or amendments to the design and construction management professional services agreement with Integra Planning + Landscape Architecture up to the authorized Project amount.

7. DIRECTION ON FUTURE AGENDA ITEMS

8. PUBLIC HEARINGS (ACTION)
A. CONSIDERATION OF A RESOLUTION APPROVING A TREE REMOVAL PERMIT

TO ALLOW DEVELOPMENT OF A PREVIOUSLY APPROVED SUBDIVISION AND

PLANNED UNIT DEVELOPMENT ON VACANT UNADDRESSED PROPERTIES

LOCATED ON THE WEST SIDE OF LUND HILL LANE BETWEEN JAGLE STREET

AND VALPARAISO AVENUE
It is recommended that the City Council adopt the accompanying Resolution approving a tree removal permit to allow development of a previously approved Planned Unit Development on unaddressed properties located on Lund Hill Lane between Jagle Street and Valparaiso Avenue.

APNs 144-450-036 through -043.

B. INTRODUCTION AND FIRST READING OF AN ORDINANCE TO REZONING

MULTIPLE PARCELS TO THE TRANSIT ORIENTED COMMUNITIES (TOC) AND

SANTERO WAY (SW) ZONING DISTRICTS AND MAKE ANY FURTHER NEEDED

REVISIONS TO IMPLEMENT THE TOC LAND USE POLICIES
It is recommended the City Council introduce and conduct the first reading of an ordinance to Cotati City Council Agenda March 24, 2026
rezone the specific parcels identified in the TOC and Santero Way Ordinance to the TOC and SW zoning districts and make other clarifying changes to the Cotati Municipal Code to finalize TOC policy compliance.

9. REGULAR AGENDA (ACTION)

10. LAND ACKNOWLEDGMENT & PLEDGE OF ALLEGIANCE
The City of Cotati recognizes that we’re on the ancestral lands of the Coastal Miwok, who are the original caretakers of this area. We respectfully acknowledge the Indigenous peoples who have been stewarding and maintaining a relationship on this land as knowledge keepers for millenia. This acknowledgment does not take the place of authentic relationships with Indigenous communities but serves as a gesture of respect to the land we are on.

11. CITY MANAGER'S REPORT & COUNCILMEMBER REPORTS

12. CLOSED SESSION
A. CONFERENCE WITH CITY LABOR NEGOTIATORS (GOVERNMENT CODE SECTION 54957.6) CITY DESIGNATED REPRESENTATIVE: CITY MANAGER OR DESIGNEE. EMPLOYEE ORGANIZATION: COTATI EMPLOYEES ASSOCIATION (CEA)

13. INFORMATION RECEIVED AFTER THE AGENDA WAS POSTED

14. ADJOURNMENT
Certification of Posting of the Notice: I declare under penalty of perjury that I am employed by the City of Cotati and that I posted this notice on the City’s website, bulletin boards of City Hall, Veterans’ Memorial Building and the SMART Train Depot, on or before March 20, 2026. /s/ Kevin Patterson, City Clerk

MINUTES

JOINT MEETING OF THE COTATI CITY COUNCIL AND THE SUCCESSOR AGENCY TO THE

FORMER COTATI COMMUNITY REDEVELOPMENT AGENCY
City Council Chamber, City Hall 201 W. Sierra Avenue
Tuesday, March 10, 2026
6:00 PM REGULAR MEETING

1. CALL TO ORDER - ROLL CALL
Mayor Lemus called the meeting to order at 6:00pm.

Attendee Name Title Status
Sylvia Lemus Mayor Present
Susan Harvey Vice Mayor Present
Ben Ford Councilmember Present
John Savage Councilmember Present
Laura Sparks Councilmember Leave of Absence
Staff Present: City Manager Damien O’Bid, City Attorney John Bakker, City Clerk Kevin Patterson, Director of Administrative Services Angela Courter, Director of Community Development Noah Housh, Director of Public Works/City Engineer Craig Scott, Police Chief Chris Simmons, Planning Technician Pema Sherpa.

2. APPROVAL OF MINUTES AND NOTICE OF WAIVING OF READING OF ALL

RESOLUTIONS AND ORDINANCES INTRODUCED AND/OR ADOPTED UNDER THIS

AGENDA (ACTION)
A. COTATI CITY COUNCIL – REGULAR MEETING – FEB 24, 2026 No public comment.

RESULT: Approve [4 TO 0]
MOVER: Susan Harvey, Vice Mayor
SECONDER: Ben Ford, Councilmember
AYES: Harvey, Ford, Lemus, Savage
NAYS: None
ABSENT: Sparks

3. PROCLAMATIONS (ACTION)
A. WOMEN'S HISTORY MONTH PROCLAMATION 5 of 134
Cotati City Council Minutes March 10, 2026
Mayor Lemus read the proclamation. Proclamation was accepted by Melanie Jones-Carter of the Sonoma County Commission on the Status of Women.

B. RED CROSS MONTH PROCLAMATION
Mayor Lemus read the proclamation. Proclamation was accepted by Steve Countourotis of the American Red Cross.

C. PROCLAMATION BY THE CITY COUNCIL OF THE CITY OF COTATI DECLARING MARCH 15-21 AS NATIONAL SURVEYOR'S WEEK IN THE CITY OF COTATI
Mayor Lemus read the proclamation. Proclamation was accepted by Bruce Johnson of the California Land Surveyors Association, Sonoma County Chapter.

4. AGENDA REVIEW (ACTION)
No changes.

Public Comment:

Roberta Teller
Robin Birdfeather
Elaine Leeder
Alana Feldman
Liz Finn
Rinat Abstado
Linda Evans

6. CONSENT CALENDAR (ACTION)
A. ADOPTION OF A RESOLUTION TO APPROVE THE 2026 ROTARY CLUB OF

RANCHO COTATI CINCO DE MAYO EVENT IN LA PLAZA PARK
B. ADOPTION OF A RESOLUTION APPOINTING THE ENGINEER OF WORK FOR

PREPARING THE COTATI LANDSCAPE AND LIGHTING ASSESSMENT DISTRICT FOR FY 26-27
C. CONSIDERATION OF A RESOLUTION AUTHORIZING APPLICATION FOR, AND

RECEIPT OF, PROHOUSING INCENTIVE PROGRAM FUNDS
D. ADOPTION OF A RESOLUTION AWARDING THE CONSTRUCTION CONTRACT FOR THE 2026 PAVEMENT PRESERVATION PROJECT TO AMERICAN ASPHALT, INC. AND AUTHORIZING THE CITY MANAGER TO EXECUTE THE AGREEMENT WITH GREEN VALLEY CONSULTING ENGINEERS 6 of 134
Cotati City Council Minutes March 10, 2026
Before voting on the Consent Calendar, Mayor Lemus announced that she would recuse herself from the vote on item 6A, due to family connections with the Rotary Club. Two separate motions were taken for the Consent Calendar: one for item A, and one for items B-D.

RESULT: Adopt [3 TO 0] Item 6A
MOVER: Susan Harvey, Vice Mayor
SECONDER: John Savage, Councilmember
AYES: Harvey, Ford, Savage
NAYS: None
ABSENT: Sparks
RECUSE: Lemus

RESULT: Adopt [4 TO 0] Items 6B-6D
MOVER: Susan Harvey, Vice Mayor
SECONDER: Ben Ford, Councilmember
AYES: Lemus, Harvey, Ford, Savage
NAYS: None
ABSENT: Sparks

7. DIRECTION OF FUTURE AGENDA ITEMS
Councilmember Ford requested an item for the next regular Council meeting on potential policies for the Council to consider regarding cooperation between the City and immigration enforcement agencies. Councilmember Ford requested that the staff report for this item include sample policies provided by the Sonoma County Sanctuary Organization, as well as Ner Shalom Temple in Cotati.

The Council also requested that members of the Community-Police Advisory Committee join the Council for this discussion, if they are available.

8. REGULAR AGENDA (ACTION)
A. SELECTION OF CITY COUNCIL SUBCOMMITTEE FOR RECOLOGY FRANCHISE

AGREEMENT
Presentation by City Manager Damien O’Bid.

Councilmembers comment.

Public Comment:

Logan Harvey of Recology

Council voted to appoint Vice Mayor Harvey and Councilmember Savage to the ad-hoc committee.
7 of 134
Cotati City Council Minutes March 10, 2026
RESULT: Approve [4 TO 0] Vice Mayor Harvey and Councilmember Savage MOVER: Ben Ford, Councilmember
SECONDER: Susan Harvey, Vice Mayor
AYES: Lemus, Harvey, Ford, Savage
NAYS: None
ABSENT: Sparks
B. REVIEW PROPOSED SONOMA WATER TRANSMISSION SYSTEM BUDGET FOR FISCAL YEAR 2026-2027 AND PROVIDE DIRECTION TO CITY'S WATER

ADVISORY COMMITTEE MEMBER
Presentation by Director of Public Works/City Engineer Craig Scott and Jake Spauling of Sonoma Water.

Councilmembers comment.

Public Comment:

Neil Hancock of Cotati

Council directed the City’s WAC member to support the proposed FY 26/27 Water Transmission System Budget.

RESULT: Adopt [4 TO 0]
MOVER: Susan Harvey, Vice Mayor
SECONDER: Ben Ford, Councilmember
AYES: Lemus, Harvey, Ford, Savage
NAYS: None
ABSENT: Sparks
C. HOUSING ELEMENT ANNUAL PRODUCTION REPORT (APR)
Presentation by Planning Technician Pema Sherpa and Director of Community Development Noah Housh.

Councilmembers comment.

No public comment.

D. CITY OF COTATI 2025 GENERAL PLAN ANNUAL PROGRESS REPORT Presentation by Planning Technician Pema Sherpa.

Councilmembers comment.

No public comment.

9. LAND ACKNOWLEDGMENT & PLEDGE OF ALLIGIANCE 8 of 134
Cotati City Council Minutes March 10, 2026
The City of Cotati recognizes that we’re on the ancestral lands of the Coastal Miwok, who are the original caretakers of this area. We respectfully acknowledge the Indigenous peoples who have been stewarding and maintaining a relationship on this land as knowledge keepers for millenia. This acknowledgment does not take the place of authentic relationships with Indigenous communities but serves as a gesture of respect to the land we are on.

10. CITY MANAGER'S REPORT & COUNCILMEMBER REPORTS
Report by City Manager Damien O’Bid.

Councilmembers report out on local and regional events and meetings.

11. INFORMATION RECEIVED AFTER THE AGENDA WAS POSTED

12. ADJOURNMENT
Mayor Lemus adjourned the meeting at 8:23pm.
/s/ Kevin Patterson, City Clerk
9 of 134

PROCLAMATION

OF THE CITY COUNCIL OF THE CITY OF COTATI

RECOGNIZING THE LAST WEEK OF MARCH AS GOVERNMENT FINANCE

PROFESSIONALS WEEK
WHEREAS, the California Society of Municipal Finance Officers (CSMFO) is the state’s leading professional organization dedicated to promoting excellence in financial management for California’s local governments; and
WHEREAS, government finance professionals serve cities, counties, special districts, and joint powers authorities, by ensuring transparency, accountability, and responsible stewardship of public funds; and
WHEREAS, these professionals play a critical role in managing complex budgets, complying with state and federal laws, maintaining accurate financial reporting in compliance with government accounting standards, administering utility rate processes and enterprise funds; and supporting long-term financial sustainability; and
WHEREAS, California’s financial landscape—shaped by Proposition 13, Proposition 218, the Gann Appropriations Limit, CalPERS pension obligations, and fluctuating economic conditions—requires expert analysis and sound financial leadership; and WHEREAS, finance professionals work diligently, often behind the scenes, to provide critical information that enables informed policy decisions and ensures the delivery of essential public services; and
WHEREAS, recognizing Government Finance Professionals Week during the last week of March helps highlight the dedication, integrity, and professionalism of these essential public servants;
NOW, THEREFORE, BE IT FURTHER PROCLAIMED on this day of March 24, 2026, by the City Council of the City of Cotati does hereby proclaim the last week of March as Government Finance Professionals Week and encourages all residents to recognize and appreciate the hard work and contributions of the finance professionals who serve our community.

Approved:______________________________
Mayor
10 of 134
Cotati City Council
Agenda Staff Report
Item type: CONSENT CALENDAR (ACTION)
To: City Council
Subject: ANNUAL CANCELLATION OF CITY COUNCIL MEETINGS

AND HOLIDAY CLOSURE OF CITY HALL
Date: March 24, 2026
Written by: Kevin Patterson, City Clerk
Recommendation
It is recommended that the City Council adopt a motion to cancel the regular City Council meetings of July 14 and December 22, 2026, and authorize the annual holiday closure of City Hall.

Background
Historically, due to additional special meetings in April, May and June and the busy summer schedules, the City Council has canceled one meeting in July or August, after the beginning of the new fiscal year. Additionally, the last scheduled meeting of the year is close to Christmas, when many people are on vacation and out of town, so this meeting has also traditionally been canceled.

In past years, the City Council has adopted a holiday closure for City Hall during the Christmas/New Year holiday season. The last weeks of December are the slowest time of the year for City Hall. City commission and board meetings, if previously scheduled, are typically cancelled. Generally, there are no pressing City Council matters needing to be addressed at the second meeting in December and the staff is not aware of any public or vendor complaints about previous years’ City Hall closures. The schedule would be posted on the City’s website and signs placed on the City Hall entrance doors.

Analysis/Discussion
The City Council generally meets on the 2nd and 4th Tuesday of each month. Although not required by state open meeting laws, in accordance City Council Rules of Conduct, section I.A.3, “Any meeting of the Council may be canceled in advance by a majority vote of the Council.” 11 of 134
This is intended to provide ample notice for the public when there is a changed or canceled meeting date. For 2026, it is proposed to cancel the regular City Council meetings on July 14 and December 22.

The proposed City Hall holiday closure schedule is similar to previous years and consists of the closure of City Hall starting Monday, December 21, 2026 and reopening on January 4, 2027 for normal City Hall hours (7:30 a.m. to 12:00 noon and 1:00 p.m. to 5:30 p.m. Monday through Thursday).

The holiday closure would consist of seven regular workdays and three paid holidays (Christmas Eve, Christmas Day, and New Years Day). Employees who choose to take this time off during this period would utilize individual accrued vacation or other leave time. The proposed schedule would not affect the Public Works Department, nor would it affect the Police Department. Both departments will remain open, and employees will continue to work regular schedules on those days.

Financial Considerations
If staff take paid leave during the proposed closure, it will result in reductions in accrued compensatory absence liability for City Hall employees.

Environmental Issues
The action of cancelling City Council meeting dates and holiday closure of City Hall does not constitute a project as defined by California Environmental Quality Act. 12 of 134
Cotati City Council
Agenda Staff Report
Item type: CONSENT CALENDAR (ACTION)
To: City Council
Subject: ADOPTION OF A RESOLUTION AWARDING THE

CONSTRUCTION CONTRACT FOR THE COTATI ENTRY

ARCHWAY MONUMENT REPAIR PROJECT TO
CESTAROLLO CONSTRUCTION, INC. AND AUTHORIZING

THE CITY MANAGER TO EXECUTE THE CONSTRUCTION

AGREEMENT AND ANY NEEDED CHANGE ORDERS OR

AMENDMENTS TO THE DESIGN AND CONSTRUCTION
MANAGEMENT AGREEMENT WITH INTEGRA PLANNING +

LANDSCAPE ARCHITECTURE UP TO THE AUTHORIZED
BUDGET
Date: March 24, 2026
Written by: Craig Scott, Director of Public Works/City Engineer Recommendation
It is recommended the City Council adopt a resolution awarding the construction contract for the Cotati Entry Archway Monument Repair Project to Cestarollo Construction, Inc. and authorizing the City Manager to execute the construction contract and any needed change orders or amendments to the design and construction management professional services agreement with Integra Planning + Landscape Architecture up to the authorized Project amount.

Background
In the Spring of 2025, a vehicle collided with the entry archway sign and caused significant damage. Although the monument is still standing, the damage is significant and the monument needs to be rebuilt. Many components of the monument can be left or reused including the below ground foundation and the metal archway, but the pillars have been severely damaged and will be entirely replaced.

Analysis/Discussion
Shortly after the collision incident a police report was prepared which identified the responsible 13 of 134
party. Because the structure was structurally compromised, temporary bracing was installed on the upright pillars. The monument has remained this way to the present day due to the needed steps to scope the repair/replacement work, hire a design consultant and the time to design and bid the project. On Friday February 13, 2026, the Project was advertised for bidding and, on March 10, 2026, three bids were received and opened. The apparent low bid was from Cestarollo Construction Inc. for a total base bid and additive alternate bid amount of $106,675 which is 2.6 percent higher than the Engineer’s Estimate. City staff reviewed the apparent low bid and finds it to be complete and responsive and recommends it for award.

Integra Planning + Landscaping prepared the design and provided bidding assistance. Their existing contract includes scope to perform Construction Management and close out services.

Upon award, the construction contract is anticipated to be executed within 3-4 weeks. There are 90 working days to complete the work baring delivery delays or delays due to weather. Work is anticipated to be complete by August 1.

Financial Considerations
The Cotati Entry Archway Monument Repair Project is a 100 percent cost recovery project as the responsible party has been identified and their insurance is to cover all costs to complete the repair and replacement of the damaged monument. These costs include City staff time to temporarily secure the monument, contract processing, design consultant costs, bidding service costs, and the construction and construction management costs.

Environmental Issues
This action is found to qualify for a Class 1 Categorical Exemption under CEQA Section 15301 in that the project consists of the operation, repair, maintenance, permitting, leasing, licensing, or minor alteration of existing public or private structures, facilities, mechanical equipment, or topographical features, involving negligible or no expansion of the existing or former use. 14 of 134
RESOLUTION NO. (XX)

RESOLUTION OF THE CITY COUNCIL OF THE CITY OF COTATI AWARDING

THE CONSTRUCTION CONTRACT FOR THE COTATI ENTRY ARCHWAY
MONUMENT REPAIR PROJECT TO CESTARELLI CONSTRUCTION, INC. AND

AUTHORIZING THE CITY MANAGER TO EXECUTE THE CONSTRUCTION

CONTRACT AND ANY NEEDED CHANGE ORDERS OR AMENDMENTS TO THE

DESIGN AND CONSTRUCTION MANAGEMENT AGREEMENT UP TO THE
AUTHORIZED PROJECT AMOUNT.

WHEREAS, in the Spring of 2025, a vehicle collided with the entry archway sign and caused significant damage, and, although the monument is still standing, the damage is significant and the monument needs to be rebuilt; and
WHEREAS, many components of the monument can be left or reused including the below ground foundation and the metal archway, but the pillars have been severely damaged and will be entirely replaced; and
WHEREAS, a police report was prepared which identified the responsible party, and because the structure was structurally compromised, temporary bracing was installed on the upright pillars, and the monument has remained this way to the present day due to the needed steps to scope the repair/replacement work, hire a design consultant and the time to design and bid the project; and
WHEREAS, on Friday February 13, 2026, the Project was advertised for bidding and, on March 10, 2026, three bids were received and opened, and the apparent low bid was from Cestarollo Construction Inc. for a total base bid and additive alternate bid amount of $106,675 which is 2.6 percent higher than the Engineer’s Estimate; and WHEREAS, City Staff reviewed the apparent low bid and finds it to be complete and responsive and recommends it for award; and
WHEREAS, Integra Planning + Landscaping prepared the design and provided bidding assistance, and their existing contract includes scope to perform Construction Management and close out services; and
WHEREAS, upon award, the construction contract is anticipated to be executed within 3-4 weeks, and there are 90 working days to complete the work baring delivery delays or delays due to weather, and the work is anticipated to be complete by August 1; and WHEREAS, the Cotati Entry Archway Monument Repair Project is a 100 percent cost recovery project as the responsible party has been identified and their insurance is to cover all costs to complete the repair and replacement of the damaged monument; and 15 of 134
WHEREAS, these costs include City staff time to temporarily secure the monument, contract processing, design consultant costs, bidding service costs, and the construction and construction management costs; and
WHEREAS, the requested total project amount of $166,750 is the total of the Design agreement ($39,400), construction agreement ($106,675), 10% construction contingency ($10,668), and an estimate of Staff labor costs ($10,000); and WHEREAS, this action is found to qualify for a Class 1 Categorical Exemption under CEQA Section 15301 in that the project consists of the operation, repair, maintenance, permitting, leasing, licensing, or minor alteration of existing public or private structures, facilities, mechanical equipment, or topographical features, involving negligible or no expansion of the existing or former use.

NOW THEREFORE LET IT BE RESOLVED by the Council of the City of Cotati that:

1. All of the above recitals are true and correct and incorporated herein by reference; and

2. The construction contract for the Project is awarded to Cestarelli Construction Inc. for $106,675.00; and

3. The City Manager (or designee) is authorized to execute the construction contract for the Project, and any needed change orders, amendments and miscellaneous Project expenses up to the Project’s budgeted amount of $166,750.

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 March 24, 2026, by the following vote, to wit:

Approved:___________________________
Mayor
Attest:______________________________
Kevin Patterson, City Clerk
Approved as to form:______________________________
City Attorney
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Bidder #1 Bidder #2 Bidder #3
Item # Quantity Unit Unit Cost Budget Unit Cost Budget Unit Cost Budget Unit Cost Budget Base Bid
Mobilization 1 $5,000.00 $5,000.00 $2,000.00 $2,000.00 $16,500.00 $16,500.00 $5,000.00 $5,000.00 Selective Demolition 1 $5,000.00 $5,000.00 $5,000.00 $5,000.00 $16,600.00 $16,600.00 $12,500.00 $12,500.00 Tree Protection 1 $500.00 $500.00 $3,500.00 $3,500.00 $900.00 $900.00 $2,500.00 $2,500.00 Erosion Control Measures 1 $1,500.00 $1,500.00 $3,500.00 $3,500.00 $800.00 $800.00 $2,500.00 $2,500.00 Earth Moving Rough Grading/Potholing 1 $2,000.00 $2,000.00 $4,000.00 $4,000.00 $5,000.00 $5,000.00 $2,500.00 $2,500.00 Monument Repair(Above Conc. Footing & Pier) 1 $40,000.00 $40,000.00 $59,425.00 $59,425.00 $38,500.00 $38,500.00 $75,000.00 $75,000.00 Special Inspections 1 $10,000.00 $10,000.00 $0.00 $0.00 $0.00 Total Base Bid $64,000.00 $77,425.00 $78,300.00 $100,000.00 Add Alternatives
Aditional Monument Repair 1 $15,000.00 $15,000.00 $6,500.00 $6,500.00 $14,000.00 $14,000.00 $15,000.00 $15,000.00 Additional Demolition 1 $10,000.00 $10,000.00 $8,000.00 $8,000.00 $4,000.00 $4,000.00 $2,500.00 $2,500.00 Additional Earth Moving 1 $5,000.00 $5,000.00 $6,250.00 $6,250.00 $6,000.00 $6,000.00 $2,500.00 $2,500.00 Additional Concrete Repair 1 $10,000.00 $10,000.00 $8,500.00 $8,500.00 $14,000.00 $14,000.00 $10,000.00 $10,000.00 Total Add Alt.Bid $40,000.00 $29,250.00 $38,000.00 $30,000.00 Total Base Bid & Add Alt. Bid $104,000.00 $106,675.00 $116,300.00 $130,000.00 Engineer's Estimate Cestarollo Construction M3 Integrated Services Coastside Concrete

BID TAB SUMMARY SHEET
2026 Archway Monument Repair Located in the City of Cotati Bid Opening Date: 03/10/2026
Engineer's Estimate: 104,000
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Cotati City Council
Agenda Staff Report
Item type: PUBLIC HEARINGS (ACTION)
To: City Council
Subject: CONSIDERATION OF A RESOLUTION APPROVING A TREE

REMOVAL PERMIT TO ALLOW DEVELOPMENT OF A

PREVIOUSLY APPROVED SUBDIVISION AND PLANNED

UNIT DEVELOPMENT ON VACANT UNADDRESSED

PROPERTIES LOCATED ON THE WEST SIDE OF LUND

HILL LANE BETWEEN JAGLE STREET AND VALPARAISO
AVENUE.

Date: March 24, 2026
Written by: JP Harries, Senior Planner
Recommendation
It is recommended that the City Council adopt the accompanying Resolution approving a tree removal permit to allow development of a previously approved Planned Unit Development on unaddressed properties located on Lund Hill Lane between Jagle Street and Valparaiso Avenue.

APNs 144-450-036 through -043.

Background
On March 27, 1990, the Cotati City Council adopted Ordinance No. 530, which approved the Eucalyptus Glen subdivision that divided a 1.6-acre property into eight lots and included a Planned Unit Development (PUD) zoning overlay allowing four of the lots to be developed with duplexes with shared driveways and four lots to be sold as undeveloped single-family residential parcels. It’s not clear why the subdivision required a PUD overlay, but it appears to have been tied to a development plan that ensured the southerly four lots were sold and developed with single-family homes to blend with the adjacent 21-unit single-family Cypress Knolls subdivision (Lund Hill Lane between Cypress Ave. and Jagle St.) that had just completed construction, and to ensure the northly four lots were developed with duplexes to blend with the adjacent four-plex on Valparaiso Avenue. After approval, the entire site was graded, frontage and drainage improvements were installed, and the Final Map creating the lots and PUD was recorded. No residential units were constructed.

On January 28, 2008, the Cotati Planning Commission again approved development of the four duplexes and adopted Resolution No. PC 08-04 approving a Mitigated Negative Declaration and 44 of 134
Mitigation Monitoring Program that were prepared for development of the site. After the duplexes were approved, the owner unsuccessfully challenged in court the conditions of approval, which required contributions to the City’s inclusionary housing fund and mitigation measures for potential impacts on the California Tiger Salamander (CTS). No residential units were constructed, and the lots were placed on the market.

Since the units were placed on the market there has been significant interest from potential buyers, but none that were willing or knowledgeable enough to navigate the complexities of developing the properties including mitigating potential impacts to CTS and conformance with the PUD zoning.

On October 8, 2024, the Cotati City Council adopted Ordinance 929 which in part amended the land use code to allow development of historic PUDs in conformance with the adopted PUD or in conformance with the underlying zoning. This amendment was adopted to help address the challenges of developing properties that had historic PUD zoning such as the Eucalyptus Glen subdivision.

In March 2025, the properties were sold and the new owners contacted the City to discuss development options. They were advised by staff that the properties could be developed individually or as a whole project and that the lots could be developed either in conformance with the PUD (four duplexes and four single-family homes) or in conformance with the underlying zoning, which is Neighborhood, Medium Density (NM) and promotes plex housing.

They were also advised that development of single-family and duplex residences in conformance with the City’s Objective Design Standards is today a ministerial project, but that a tree removal permit approved by the City Council would be required to remove the oak trees on site.

On January 6, 2026, the applicant submitted a Tree Removal Application requesting the removal of 68 trees. The applicant indicated that they intend to develop the properties in accordance with the PUD, which allows for four single-family homes and four duplexes, each with ADUs. Note that the attached Tree Inventory Report includes a site plan that shows plex housing on all lots, but that differs from what the applicants are now intending to propose. A preliminary planning submittal for the duplexes is attached, but as of now no building or grading permit applications have been submitted. The applicant has indicated that they will likely submit construction permits within the next month. Additional project information will be posted on the City’s Projects in Progress website as it is received by the City.

Analysis/Discussion
The Tree Removal Application proposes the removal of 68 trees, including 53 native oak trees, 11 blue gum eucalyptus trees, and 4 Monterey pine trees. The age of the eucalyptus trees is unclear; however, the pines and oaks appear to have “volunteered” on the site since the initial grading occurred in 1991 or 1992.

The tree removal application proposes removing all trees within the previously approved development foot prints of the properties to accommodate grading, paving, and construction of the residences, while retaining the trees located along the western and northern property lines.

The oak trees proposed for removal are generally small, with most measuring less than six inches 45 of 134
in diameter at breast height (DBH). No prominent or “heritage” oak trees are present on the site or proposed for removal. The Cotati Municipal Code classifies Monterey pine and eucalyptus trees as “undesirable species” due to their large size, extreme flammability, invasive root systems, and/or poor structural characteristics. As a result, their removal is generally encouraged when they are located near structures. A complete list of tree species and sizes is provided in the attached tree inventory report.

Mitigation
Section 17.54.050 of the Cotati Municipal Code (CMC) provides a tree replacement (or mitigation) program for when trees cannot be preserved onsite. Section 17.54.050. A. states that the review authority may condition any tree permit for the removal of a tree to require tree replacement, as shown in Table 5-2.

Based on strict adherence to the replacement values in Table 5-2, the proposed tree removal would require the replanting of 328 trees onsite, which would not be feasible after construction.

Cotati Municipal Code (CMC) Section 17.54.050.C allows for the payment of an in-lieu mitigation fee, as established in the City’s fee schedule, when replanting is not feasible or desirable. A combination of replanting and payment of the in-lieu fee is also permitted. The current mitigation fee is $131 per tree. If no replanting were to occur, the total mitigation fee for the proposed removal would be $42,968.

Given that the oak trees proposed for removal have only been growing on the site since it was graded around 1991, and that the proposal also includes the removal of undesirable species, staff recommends a combined replanting and in-lieu mitigation program equivalent to 164 trees, or half of the maximum replacement requirement identified in Table 5-2.

A recommended condition of approval requires the planting of three native oak trees (minimum 15-gallon size) on each lot, for a total of 24 trees. This is considered a reasonable number given the size of the lots and the anticipated building footprints. Based on this approach, the remaining mitigation requirement would be satisfied through an in-lieu fee of $18,340, payable at the time a grading or building permit is issued.

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; 46 of 134

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 trees proposed for removal consist primarily of young oaks that have established on the site in locations approved for development since it was initially graded around 1991. The remaining trees include blue gum eucalyptus and Monterey pine, which the Cotati Municipal Code (CMC) classifies as undesirable species due to their large size, extreme flammability, invasive roots, and/or poor structure. The removal of these trees will not be detrimental to public health or safety.

The central trees, of which almost all are less than 6 inches in diameter, will be removed to accommodate site grading and construction of homes. No specimen or heritage trees are present that must be preserved. The tree removal plan eliminates undesirable species along the southerly property line while preserving a significant number of trees, including oaks, along the rear of the properties. Oaks along the northern and southern property lines will also be retained.

The trees proposed for removal do not serve as a privacy buffer, provide wind screening, or impact on-site drainage, erosion, or land stability. No adverse effects are expected from their removal. Existing oaks along the northern and southern borders, which provide screening from adjacent neighbors, will be retained. As a condition of approval, additional planting will be required in these areas to maintain screening.

In conformance with Chapter 17.54 of the CMC, to mitigate the loss of the 68 trees the applicant is required to replant 164 trees or pay an in-lieu fee. Conditions of approval mandate replanting three trees on each lot (24 trees total). A payment of $18,340 (140 trees x $131/tree) will be paid into the City’s tree mitigation fund in-lieu of planting the remaining trees.

The permit 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 47 of 134
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.

Financial Considerations
There is no adverse impact to the City’s General Fund as a result of this application. Staff time required to process the application is covered by the application fee. In addition, payment of the in-lieu mitigation fee into the City’s tree fund will support programs that plant trees on both City and private properties, such as the Plant-a-Tree Cotati program.

Environmental Issues
The City of Cotati has reviewed the project in full accordance with the procedural and substantive requirements of the California Environmental Quality Act (CEQA) and CEQA Guidelines. Pursuant to CEQA Guidelines Section 15183, the project may tier from the City of Cotati General Plan and its EIR. 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 and included as conditions of approval. The proposed Project is also an urban infill development project meeting the provision of Categorical Exemption Class 32, as set forth in CEQA Guidelines Section 15332. 48 of 134
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SCALE: 1"=20'
0 10' 20' 60'
SHEET:
1 NORTH
435 E STREET
SANTA ROSA, CA 95401
(707)360-6180
30'

ALL EXISTING OAK TREES WITHIN

HATCHED AREA TO REMAIN
(TYP.) EXISTING TREES

WITH SPECIES & TRUNK

DIAMETER NOTED

L U N D H I L L L A N E

TREE REMOVAL PLAN

EUCALYPTUS GLEN SUBDIVISION
LOTS 1-8

LUND HILL LANE
CITY OF COTATI, CA 91001

CONCRETE WALL
LOT 8
LOT 7
LOT 6
LOT 5
LOT 4
LOT 3
LOT 2
LOT 1

EXISTING SIDEWALKS

BUILDABLE
AREA
82 of 134

CS - COVER SHEET
SN1.1 - SITE & NEIGHBORHOOD PHOTOS
SP1.1 - AERIAL SITE PLAN
A1.1 - SITE PLAN
A1.2 - MAIN FLOOR PLAN
A1.3 - UPPER FLOOR PLAN
A1.4 - ROOF PLAN
A1.5 - LOT BUILDING SECTION
A1.6 - ELEVATIONS
A1.7 - ELEVATIONS
A1.8 - COLORS & MATERIALS
PROJECT ADDRESS: LUND HILL LANE,
COTATI, CA. 94931
ASSESSOR'S PARCEL NUMBERS: 144-450-036 TO 144-450-039
JURISDICTION: CITY OF COTATI
ZONING: NM
OCCUPANCY: R-3 DWELLING/U GARAGE
CONSTRUCTION TYPE: V-B
SPRINKLER: NFPA-13D
NO. OF STORIES: 2
WUI: YES
LOT AREA (SQ. FT.)
LOT 1 12,632 SQ. FT.

LOT 2 9,583 SQ. FT.

LOT 3 8,712 SQ. FT.

LOT 4 8,276 SQ. FT.

TOTAL LOT AREA: 39,203 SQ. FT.

APPLICANT:

PINK VIKING ORD, LLC
400 COLLEGE AVE
SANTA ROSA, CA. 95401
PHONE: 707-332-9104
E-MAIL: [email protected]

ARCHITECT

HUNT HALE JONES ARCHITECTS

DAN HALE
444 SPEAR STREET, SUITE 105
SAN FRANCISCO, CA 94105
PHONE: 415-512-1300
FAX: 415-288-0288

LOCATION MAP

SITE LOCATION

PROJECT DATA PROJECT TEAM SHEET SCHEDULE
BUILDING 1 - UNIT A
MAIN FLOOR: 825 SQ. FT.

GARAGE: 222 SQ. FT.

BUILDING 1 - UNIT B
MAIN FLOOR: 72 SQ. FT.

UPPER FLOOR: 1174 SQ. FT.

TOTAL LIVING: 1174 SQ. FT.

GARAGE: 241 SQ. FT.

BUILDING 1 - UNIT C
MAIN FLOOR: 72 SQ. FT.

UPPER FLOOR: 1174 SQ. FT.

TOTAL LIVING: 1174 SQ. FT.

GARAGE: 241 SQ. FT.

BUILDING 1 - UNIT D
MAIN FLOOR: 825 SQ. FT.

GARAGE: 222 SQ. FT.

EUCALYPTUS GLEN

LUND HILL LANE

COTATI, CA
SUBMITTAL DATE: 08/28/2025
SCALE:

COVER SHEET
CS
NTS

C H U N T H A L E J O N E S A R C H I T E C T S
ArchitecturePlanningInteriors
444 Spear Street, Suite 105
San Francisco, CA 94105
www.hunthalejones.com
t. 415-512-1300
f. 415-288-0288
DATE:

PROJECT:

EUCALYPTUS GLEN

LUND HILL LANE
COTATI, CA.

08.28.2025
354002.00
25-0828_PRELIMINARY PLANNING SUBMITTAL
83 of 134

C H U N T H A L E J O N E S A R C H I T E C T S
ArchitecturePlanningInteriors
444 Spear Street, Suite 105
San Francisco, CA 94105
www.hunthalejones.com
t. 415-512-1300
f. 415-288-0288
DATE:

PROJECT:

EUCALYPTUS GLEN

LUND HILL LANE
COTATI, CA.

08.28.2025
354002.00
SCALE:

SITE & NEIGHBORHOOD PHOTOS
SN1.1
NTS
2 VIEW NO. 2 NORTH - MIDDLE OF LUND HILL LN LOOKING
WEST
3 VIEW NO. 3 NORTH - MIDDLE OF LUND HILL LN LOOKING
WEST
VIEW NO. 4 NORTH - MIDDLE OF LUND HILL LN LOOKING SOUTH 1 VIEW NO. 1 NORTH - END OF LUND HILL LN LOOKING SOUTH
4 25-0828_PRELIMINARY PLANNING SUBMITTAL
84 of 134
SCALE:

AERIAL SITE PLAN
SP1.1
NTS

C H U N T H A L E J O N E S A R C H I T E C T S
ArchitecturePlanningInteriors
444 Spear Street, Suite 105
San Francisco, CA 94105
www.hunthalejones.com
t. 415-512-1300
f. 415-288-0288
DATE:

PROJECT:

EUCALYPTUS GLEN

LUND HILL LANE
COTATI, CA.

08.28.2025
354002.00
25-0828_PRELIMINARY PLANNING SUBMITTAL
85 of 134

LUND HILL LANE
LOT 8 LOT 7 LOT 6 LOT 5
LOT 4
LOT 3
LOT 2
LOT 1
NORTH
36" R
21068
2468
2868
2668
3068
3068
2868
6068 BI-PASS
T.P.

T.P.
4068 BI-PASS
2668
5050 SL
5050 SL
3080
2040 SH. 2040 SH.
2040 SH.
5050 SL
2680
2650 SH
36" R
21068
2468
2668
3068
3068
2868
6068 BI-PASS
T.P.

T.P.
4068 BI-PASS
2668
5050 SL
3080
2040 SH.
2680
2040 SH.
3068
2868 UP UP
3068
2868
2868
2868
5050 SL
36" R
21068
2468
2868
2668
3068
2868
3068
T.P. 6068 BI-PASS
T.P.
4068 BI-PASS
2668
5050 SL
5050 SL
3080
2040 SH. 2040 SH.
2040 SH.
5050 SL
2680
2650 SH
36" R
21068
2468
2668
3068
3068
2868
6068 BI-PASS
T.P.

T.P.
4068 BI-PASS
2668
5050 SL
3080
2040 SH.
2680
2040 SH.
3068
2868 UP UP
3068
2868
2868
2868
5050 SL
36" R
21068
2468
2868
2668
3068
3068
2868
6068 BI-PASS
T.P.

T.P.
4068 BI-PASS
2668
5050 SL
5050 SL
3080
2040 SH. 2040 SH.
2040 SH.
5050 SL
2680
2650 SH
36" R
21068
2468
2668
3068
3068
2868
6068 BI-PASS
T.P.

T.P.
4068 BI-PASS
2668
5050 SL
3080
2040 SH.
2680
2040 SH.
3068
2868 UP UP
3068
2868
2868
2868
5050 SL
22'-0"
7'-0" 7'-0"
27'-0"
27'-0"
6'-9"
18'-0"
36" R
21068
2468
2868
2668
3068
2868
3068
T.P. 6068 BI-PASS
T.P.
4068 BI-PASS
2668
5050 SL
5050 SL
3080
2040 SH. 2040 SH.
2040 SH.
5050 SL
2680
2650 SH
36" R
21068
2468
2668
3068
3068
2868
6068 BI-PASS
T.P.

T.P.
4068 BI-PASS
2668
5050 SL
3080
2040 SH.
2680
2040 SH.
3068
2868 UP UP
3068
2868
2868
2868
5050 SL
A1.5 A
A1.5 A

PRIVATE STORM DRAIN EASEMENT
COMMON

DRIVEWAY EASEMENT COMMONDRIVEWAY EASEMENT

SANITARY SEWER

EASEMENT PUBLIC UTILITIES

EASEMENT
5'-0"
20'-0"
16'-0"
11'-8
3 4
"
12'-2
1 4
"
40'-11
3 4
"
28'-5
1 2
22'-9
"
3 4
"
18'-6
1 2
" 18'-6
1 2
"
18'-6" 15'-6"

C H U N T H A L E J O N E S A R C H I T E C T S
ArchitecturePlanningInteriors
444 Spear Street, Suite 105
San Francisco, CA 94105
www.hunthalejones.com
t. 415-512-1300
f. 415-288-0288
DATE:

PROJECT:

EUCALYPTUS GLEN

LUND HILL LANE
COTATI, CA.

08.28.2025
354002.00
SCALE:

SITE PLAN
A1.1
1"=20'-0"
25-0828_PRELIMINARY PLANNING SUBMITTAL
86 of 134
36" R
21068
2468
2868
2668 3068 3068
2868
6068 BI-PASS T.P. T.P.
4068 BI-PASS
2668
5050 SL 5050 SL
3080 2040 SH. 2040 SH. 2040 SH. 5050 SL
2680
2650 SH
KIT.

LIV.

ENTRY
BD. 1 BD. 2
BTH. 1
BTH. 2
PAN. LNDY.
36" R
21068 2468
2668 3068 3068
2868
6068 BI-PASS T.P. T.P.
4068 BI-PASS
2668
5050 SL 3080 2040 SH.
2680
KIT.

LIV.

BD. 1 BD. 2
BTH. 1
BTH. 2
PAN. LNDY. 2040 SH.

ENTRY 3068
2868
UP UP 3068
2868
2868
2868
GAR. UNIT B GAR. UNIT A UNIT A
UNIT D
GAR. UNIT D GAR. UNIT C
5050 SL
LOT 1 - UNIT A
MAIN FLOOR: 825 SQ. FT.

GARAGE: 222 SQ. FT.

LOT 1 - UNIT B
MAIN FLOOR: 72 SQ. FT.

UPPER FLOOR: 1174 SQ. FT.

TOTAL LIVING: 1174 SQ. FT.

GARAGE: 241 SQ. FT.

MAIN FLOOR PLAN
LOT 1 - (LOTS 2, 3, AND 4 SIM.)
48'-8" 2" 48'-8"
17'-4" 24'-4" 24'-4" 24'-4"
97'-6"
48'-8" 2" 48'-8"
23'-101
2 " 24'-9
1 2
" 37'-0" 2'-6" 18'-10" 7'-1" 8'-7" 37'-0" 34'-6" 2'-6"
7'-0" 3'-6" 12'-6" 5'-0" 7'-6"
19'-10
1 2
" 9'-1" 19'-10
1 2
"
4'-0"
4'-0"
LOT 1 - UNIT C
MAIN FLOOR: 72 SQ. FT.

UPPER FLOOR: 1174 SQ. FT.

TOTAL LIVING: 1174 SQ. FT.

GARAGE: 241 SQ. FT.

LOT 1 - UNIT D
MAIN FLOOR: 825 SQ. FT.

GARAGE: 222 SQ. FT.

C H U N T H A L E J O N E S A R C H I T E C T S
ArchitecturePlanningInteriors
444 Spear Street, Suite 105
San Francisco, CA 94105
www.hunthalejones.com
t. 415-512-1300
f. 415-288-0288
DATE:

PROJECT:

EUCALYPTUS GLEN

LUND HILL LANE
COTATI, CA.

08.28.2025
354002.00
SCALE:

MAIN FLOOR PLAN
A1.2
3/16"=1'-0"
25-0828_PRELIMINARY PLANNING SUBMITTAL
87 of 134
36" R
KIT.

DN
2040 SH
LIV.
2040 FX. 3068
21068
2040 SH. 2040 SH.

T.P.
3068
3068
3068 5050 SL 5050 SL
T.P. 2468
2468 4068 BI-PASS4068 BI-PASS
2040 SH. 2040 SH. 5050 SL 2668 2668
4050 SL
DIN.

BD. 1
BD. 2
BD. 3
BTH. 1 3068
21068
2040 SH. 2040 SH.

T.P.
3068
3068
3068 5050 SL 5050 SL
T.P. 2468
2468 4068 BI-PASS4068 BI-PASS
2040 SH. 2040 SH. 5050 SL 2668 2668
BD. 1
BD. 2
BD. 3
BTH. 1
36" R
KIT.

DN
2040 SH
LIV.
2040 FX.
4050 SL
DIN.

BTH. 2
BTH. 2

UNIT C UNIT B

TERRACE TERRACE
97'-6" 4'-0"
24'-4" 20'-2" 8'-6" 20'-2" 24'-4" 37'-0" 2'-6" 30'-0" 4'-6" 3'-6" 97'-6" 4'-0"
23'-101
2 " 24'-9
1 2
" 2" 48'-8" 34'-6" 6'-0" 30'-0" 4'-6"

UPPER FLOOR PLAN
LOT 1 - (LOTS 2, 3, AND 4 SIM.)

C H U N T H A L E J O N E S A R C H I T E C T S
ArchitecturePlanningInteriors
444 Spear Street, Suite 105
San Francisco, CA 94105
www.hunthalejones.com
t. 415-512-1300
f. 415-288-0288
DATE:

PROJECT:

EUCALYPTUS GLEN

LUND HILL LANE
COTATI, CA.

08.28.2025
354002.00
SCALE:

UPPER FLOOR PLAN
A1.3
3/16"=1'-0"
25-0828_PRELIMINARY PLANNING SUBMITTAL
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36" R
KIT.

DN
LIV.
21068
T.P.

T.P.

DIN.

BD. 1
BD. 2
BD. 3
BTH. 1
21068
T.P.

T.P.

BD. 1
BD. 2
BD. 3
BTH. 1
36" R
KIT.

DN
DIN. LIV.

BTH. 2
BTH. 2

UNIT C UNIT B

TERRACE TERRACE
RIDGE
RIDGE
HIP
HIP
HIP
HIP
HIP
HIP
HIP
HIP
HIP
HIP
HIP
HIP
HIP
HIP
HIP
HIP

HIP RIDGE RIDGE RIDGE

VALLEY VALLEY
VALLEY
VALLEY
4:12
TYP. UON.
4:12
TYP. UON.
4:12
TYP. UON.
4:12
TYP. UON. 4:12 TYP. UON. 4:12 TYP. UON. 4:12 TYP. UON.
4:12
TYP. UON.
4:12
TYP. UON. 4:12 TYP. UON.
4:12
TYP. UON. 4:12 TYP. UON.

ROOF PLAN
LOT 1 - (LOTS 2, 3, AND 4 SIM.)
9'-1" PLATE ABV.

MAIN S.O.G. TYP. U.O.N.
9'-1" PLATE ABV.

UPPER S.F. TYP. U.O.N.

C H U N T H A L E J O N E S A R C H I T E C T S
ArchitecturePlanningInteriors
444 Spear Street, Suite 105
San Francisco, CA 94105
www.hunthalejones.com
t. 415-512-1300
f. 415-288-0288
DATE:

PROJECT:

EUCALYPTUS GLEN

LUND HILL LANE
COTATI, CA.

08.28.2025
354002.00
SCALE:

ROOF PLAN
A1.4
3/16"=1'-0"
25-0828_PRELIMINARY PLANNING SUBMITTAL
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LOT / BUILDING SECTION - A
LOT 1 / LOT 2
BD. 1 UNIT B. BD. 2
BD. 1 LIV. UNIT A 9'-1" 9'-1"

UPPER FLOOR PLATE
UPPER SUBFLR.

MAIN FLOOR PLATE
MAIN S.O.G
BD. 2 UNIT B. BD. 1
UNIT A LIV. BD. 1 PROPERTY LINELOT 2 LOT 1 PROPERTY LINE +/- 25'-0" PROPOSED BLDG. HGT. 9'-1" 9'-1"

UPPER FLOOR PLATE
UPPER SUBFLR.

MAIN FLOOR PLATE
MAIN S.O.G

C H U N T H A L E J O N E S A R C H I T E C T S
ArchitecturePlanningInteriors
444 Spear Street, Suite 105
San Francisco, CA 94105
www.hunthalejones.com
t. 415-512-1300
f. 415-288-0288
DATE:

PROJECT:

EUCALYPTUS GLEN

LUND HILL LANE
COTATI, CA.

08.28.2025
354002.00
SCALE:

LOT / BLDG. SECTION
A1.5
3/16"=1'-0"
25-0828_PRELIMINARY PLANNING SUBMITTAL
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T
F F

LEFT ELEVATION
BLDG.1 9'-1" 9'-1"

UPPER FLOOR PLATE
UPPER SUBFLR.

MAIN FLOOR PLATE
MAIN S.O.G

ROLL-UP

GARAGE DOOR

BUILT UP
COLUMN

SLIDING GLASS
DOOR
WOOD
POST
METAL

RAILING

WOOD FENCE
FRENCH
DOOR

FRONT ELEVATION
BLDG.1 9'-1" 9'-1"

UPPER FLOOR PLATE
UPPER SUBFLR.

MAIN FLOOR PLATE
MAIN S.O.G
HORIZ. LAP SIDING COMP. ROOF
VINYL
WINDOW

WOOD TRIM

BUILT UP
COLUMN

WOOD TRIM

BELLY BAND

C H U N T H A L E J O N E S A R C H I T E C T S
ArchitecturePlanningInteriors
444 Spear Street, Suite 105
San Francisco, CA 94105
www.hunthalejones.com
t. 415-512-1300
f. 415-288-0288
DATE:

PROJECT:

EUCALYPTUS GLEN

LUND HILL LANE
COTATI, CA.

08.28.2025
354002.00
SCALE:

ELEVATIONS
A1.6
3/16"=1'-0"
25-0828_PRELIMINARY PLANNING SUBMITTAL
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RIGHT ELEVATION
BLDG.1
T 9'-1" 9'-1"

UPPER FLOOR PLATE
UPPER SUBFLR.

MAIN FLOOR PLATE
MAIN S.O.G

REAR ELEVATION
BLDG.1 9'-1" 9'-1"

UPPER FLOOR PLATE
UPPER SUBFLR.

MAIN FLOOR PLATE
MAIN S.O.G

C H U N T H A L E J O N E S A R C H I T E C T S
ArchitecturePlanningInteriors
444 Spear Street, Suite 105
San Francisco, CA 94105
www.hunthalejones.com
t. 415-512-1300
f. 415-288-0288
DATE:

PROJECT:

EUCALYPTUS GLEN

LUND HILL LANE
COTATI, CA.

08.28.2025
354002.00
SCALE:

ELEVATIONS
A1.7
3/16"=1'-0"
25-0828_PRELIMINARY PLANNING SUBMITTAL
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SCHEME 4 SCHEME 3 SCHEME 2 SCHEME 1
BODY COLOR 1

SHERWIN WILLIAMS
ALABASTER SW7008

TRIM COLOR

SHERWIN WILLIAMS
PURE WHITE SW7005

ACCENT COLOR

SHERWIN WILLIAMS
IRON ORE SW7069
ROOF

CERTAINTEED LANDMARK

CHARCOAL BLACK
BODY COLOR 1

SHERWIN WILLIAMS
SUMMIT GRAY SW7669

TRIM COLOR

SHERWIN WILLIAMS
PURE WHITE SW7005

ACCENT COLOR

SHERWIN WILLIAMS

TRICORN BLACK
ROOF

CERTAINTEED LANDMARK

CHARCOAL BLACK
BODY COLOR 1

SHERWIN WILLIAMS
DRIED THYME SW6186

TRIM COLOR

SHERWIN WILLIAMS
ALABASTER SW7008

ACCENT COLOR

SHERWIN WILLIAMS
URBANE BRONZE SW7048
BODY COLOR 1

SHERWIN WILLIAMS
ACCESSIBLE BEIGE SW7036

TRIM COLOR

SHERWIN WILLIAMS
PURE WHITE SW7005

ACCENT COLOR

SHERWIN WILLIAMS
BLACK FOX SW7020
ROOF

CERTAINTEED LANDMARK

CINDER BLACK
ROOF

CERTAINTEED LANDMARK

CINDER BLACK
SCALE:

CONCEPTUAL COLOR & MATERIALS
A1.8
N.T.S.

C H U N T H A L E J O N E S A R C H I T E C T S
ArchitecturePlanningInteriors
444 Spear Street, Suite 105
San Francisco, CA 94105
www.hunthalejones.com
t. 415-512-1300
f. 415-288-0288
DATE:

PROJECT:

EUCALYPTUS GLEN

LUND HILL LANE
COTATI, CA.

08.28.2025
354002.00
25-0828_PRELIMINARY PLANNING SUBMITTAL
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RESOLUTION NO.

RESOLUTION OF THE CITY COUNCIL OF THE CITY OF COTATI APPROVING A

TREE REMOVAL PERMIT TO ALLOW DVELOPMENT OF A PREVIOUSLY

APPROVED PLANNED UNIT DEVELOPMENT ON VACANT UNADDRESSED

PROPERTIES LOCATED ON LUND HILL LANE AND FINDING THE INFILL

DEVELOPMENT PROJECT CONSISTENT WITH THE COTATI GENERAL PLAN

AND ITS ENVIRONMENTAL IMPACT REPORT AND EXEMPT FROM FURTHER ENVIRONMENTAL REVIEW UNDER CEQA GUIDELINES SECTIONS 15183 AND 15332
(PA# 25-20 / APNs 144-450-036, -037, -038, -039, -040, -041, -042 & -043) WHEREAS, on March 27, 1990, the Cotati City Council adopted Ordinance No. 530, which approved subdivision of a 1.6-acre property into eight lots and a Planned Unit Development (PUD) Overlay allowing four of the lots to be developed with duplexes and four lots to be sold as undeveloped single family residential parcels; and WHEREAS, on January 28, 2008, the Cotati Planning Commission again approved development of the PUD and adopted Resolution No. PC 08-04 approving a Mitigated Negative Declaration and Mitigation Monitoring Program that were prepared for development of the site; and
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 January 06, 2026, the applicant submitted a complete Tree Removal Application to allow for mass grading of the site in preparation for development of the residential units; and
WHEREAS, Public Hearing Notices of the March 24, 2026, City Council hearing for consideration of the tree removal permit were sent to all neighboring property owners within a 500-foot radius of the Project site, and all parties having requested notice, and were published in a newspaper of general circulation in the City in accordance with law; and WHEREAS, on March 24, 2026, the City Council held a duly noticed public hearing to consider public testimony on the proposed tree removal, 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, and voted to approve the Project, as conditioned; and
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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 find that the City of Cotati has reviewed the project in full accordance with the procedural and substantive requirements of the California Environmental Quality Act (CEQA) and CEQA Guidelines. Pursuant to CEQA Guidelines Section 15183, the project may tier from the City of Cotati General Plan and its EIR. 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 and included as conditions of approval. The proposed Project is also an urban infill development project meeting the provision of Categorical Exemption Class 32, as set forth in CEQA Guidelines Section 15332.

BE IT FURTHER RESOLVED that the City Council of the City of Cotati does hereby, based on substantial evidence and in view of the whole Record, determine that the findings to approve the tree removal permit can be made for the following reasons:

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;

Response – The trees proposed for removal consist primarily of young oaks that have established on the site since it was last graded around 1991. The remaining trees include blue gum eucalyptus and Monterey pine, which the Cotati Municipal Code (CMC) classifies as undesirable species due to their large size, extreme flammability, invasive roots, and/or poor structure. The removal of these trees will not be detrimental to public health or safety.

The central trees, of which almost all are less than 6 inches in diameter, will be removed to accommodate site grading and construction. No specimen or heritage trees are present that must be preserved. The tree removal plan eliminates undesirable species along the southerly property line while preserving a significant number of trees, including oaks, along the rear of the properties. Oaks along the northern and southern property lines will also be retained.

The permit is conditioned to protect nesting birds. If construction begins between February 1 and August 31, a pre-construction nesting bird survey shall be performed within seven days of grading. If no nesting birds are observed, no further action is required, and grading must occur within one week of the survey to prevent “take” of individual birds that could begin nesting after the survey. A follow-up survey is required if a stoppage in work occurs for longer than 7 days. If active bird nests (passerine and/or raptor) are observed during the pre‐construction survey, a disturbance‐free buffer zone shall be established around the nest tree(s) until the young have fledged or the nest has naturally failed or been predated, as determined by a qualified biologist.

BE IT FURTHER RESOLVED that the City Council of the City of Cotati does hereby approve the Tree Removal Permit to allow development of the Eucalyptus Glen subdivision located on the west side of Lund Hill Lane between Jagle Street and Valparaiso Avenue based on the foregoing findings and subject to compliance with all of the Conditions of Approval identified below:
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CONDITIONS OF APPROVAL

PLANNING DIVISION

1. Trees authorized for removal with this permit may only be removed in conjunction with an approved grading or building permit. This permit does not authorize removal of trees prior to development activities.

2. In accordance with Chapter 17.54 of the Cotati Municipal Code, to mitigate the loss of 68 trees, the applicant shall replant 164 native oak trees or pay an in-lieu mitigation fee as published in the most current city fee schedule ($131 per tree as of March 24, 2026). The mitigation shall be completed as follows:

A. Plant three native oak trees (minimum 15-gallon size) on each lot as part of construction, for a total of 24 trees. At least one tree on Lot 1 shall be planted along the northern property line, and at least one tree on Lot 8 shall be planted along the southern property line, to provide screening from adjacent existing residences. All building permit applications shall include a landscape plan. If fewer than three trees are proposed for planting on a lot, the applicant shall pay an in-lieu fee for the difference. Prior to issuance of a certificate of occupancy, the City shall verify that the Permittee has appropriately installed all plants consistent with the approved final landscaping plan.

B. Pay an in-lieu mitigation fee for 140 unplanted trees at the rate published in the City’s fee schedule when grading or building permits are requested (as of March 24, 2026, the total fee equals $18,340). Payment shall be due at the time of grading or building permit issuance.

3. The removal of a tree with a height of fifty feet or more shall not occur between April 15 and June 15, to provide for the nesting and stopover patterns of raptors, migratory birds, and other bird species.

4. All plan sets submitted for grading or building permits shall have a sheet printed with all conditions of approval written herein.

5. 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.

ENVIRONMENTAL

6. 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 97 of 134
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.

7. 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 98 of 134
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.

8. To protect retained trees tree protective fencing shall be installed as specified in CMC Section 17.54.040. Additionally, the tree protective measures outlined in Tree Inventory Report dated January 2, 2026, shall be adhered to.

9. Prior to approval of construction or grading plans the applicant shall properly mitigate for potential impacts to the California Tiger Salamander based on current guidelines and direction issued from USFWS and CDFW and supply proof of adequate mitigation to the Cotati Community Development Department.

10. 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 99 of 134
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.

11. 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.

12. 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. 100 of 134
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 March 24, 2026, by the following vote, to wit:

RESULT:

MOVER:

SECONDER:

AYES:

Approved:___________________________
Mayor
Attest: _____________________________
Kevin Patterson, City Clerk
Approved as to form:
______________________________
City Attorney
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Cotati City Council
Agenda Staff Report
Item type: PUBLIC HEARINGS (ACTION)
To: City Council
Subject: INTRODUCTION AND FIRST READING OF AN ORDINANCE

TO REZONING MULTIPLE PARCELS TO THE TRANSIT

ORIENTED COMMUNITIES (TOC) AND SANTERO WAY (SW)

ZONING DISTRICTS AND MAKE ANY FURTHER NEEDED

REVISIONS TO IMPLEMENT THE TOC LAND USE
POLICIES.

Date: March 24, 2026
Written by: Noah Housh, Director of Community Development Recommendation
It is recommended the City Council introduce and conduct the first reading of an ordinance to rezone the specific parcels identified in the TOC and Santero Way Ordinance to the TOC and SW zoning districts and make other clarifying changes to the Cotati Municipal Code to finalize TOC policy compliance.

Background
In August 2001, the Santero Way Specific Plan (SWSP) was adopted, and originally envisioned a mixed-use office neighborhood adjacent to the SMART rail station. The primary objective of the original SWSP was to increase the number of residents and employees within walking distance (1/2 mile) of the SMART station. Specifically, the original Plan envisioned the development of 198 new dwelling units, 339,200 square-feet of office and institutional uses, 68,000 square-feet of retail uses, and 57,000 square feet of supporting parkland/open space.

On August 8, 2023, in response to stalled development within the Plan area, the City Council authorized the City Manager to enter into a professional services agreement with 4LEAF Inc. and several subconsultants to provide planning consulting services to complete the Santero Way Specific Plan Update.

In September 2023, the Association of Bay Area Governments (ABAG) and Metropolitan Transportation Commission (MTC) published draft administrative guidance on their Transit102 of 134 Oriented Communities (TOC) policies. These policies are intended to intensify land uses within ½ mile of transit hubs with the primary goal of increasing the overall supply of housing while also supporting the creation of jobs and increasing transit ridership, in keeping with the Plan Bay Area 2050. For Cotati, this area primarily covers properties along East Cotati Avenue. These criteria essentially serve to increase residential and commercial densities, support alternative transportation, and reduce the perceived impediments to development. While adoption of the TOC policies is voluntary for Bay Area jurisdictions, TOC compliance by 2026 was initially touted as required to maintain eligibility for One Bay Area Grant (OBAG) funds, which have amounted to approximately $1,000,000 in annual funding for the City of Cotati in recent years.

In April 2024, staff identified a potential opportunity for the environmental analysis being prepared for the SWSP Update to be expanded to additionally analyze the potential impacts of implementing ABAG/MTC TOC policies on the other eligible parcels within the ½ mile radius surrounding the Cotati SMART station (graphic attached). Including this analysis in the environmental impact report (EIR) already underway was approved in order to provide significant cost savings, expedite the analysis, and prepare the City for future adoption of the TOC policies.

In February of 2025 the Santero Way Specific Plan (SWSP) was adopted after 18 months of public engagement, environmental analysis and policy development. One of the core themes of the SWSP is the focus on the neighborhood’s proximity to the SMART station and the benefits of intensified land uses around the train station. These themes are captured through a range of policy ideas often labeled Transit Oriented Development. As was discussed during the review of the Santero Way Specific Plan (SWSP), some of the policies adopted with the SWSP were influenced by the ABAG/MTC TOC policy, which comes from their regional planning tool to manage growth in the nine counties of the San Francisco Bay Area, Plan Bay Area 2050+.

Plan Bay Area 2050+ is similar to a General Plan for a city or county but considers and plans for growth on a regional scale. ABAG/MTC identify goals and priorities to guide and manage Bay Area growth and use various methods to achieve compliance with the policies and programs, including allocation of grant funding such as the One Bay Area Grant (OBAG). In Cotati, OBAG provided significant funding for road infrastructure projects in recent years. For local jurisdictions seeking to comply with the Plan Bay Area, TOC has become one of the most impactful planning policies to come out of the 2050+ update process. This policy seeks to intensify land use in close proximity to transit stations and also standardize transit oriented development criteria throughout the Bay Area.

Because of the unique variety of jurisdictions and transit throughout the region, creation of the TOC policy implementation metrics has been an ongoing and iterative process spanning several years. Since the SWSP project was approved, implementation focus has moved from land use requirements within a ½ mile radius of the SMART station, to more broad policy requirements such as “The Three P’s of Housing”: Production, Preservation, and Protection; automotive and bicycle parking management; and efforts to facilitate circulation and station access. Required implementation of TOC policy is generally limited to the ½ mile radius around the transit stop (see pg. 27 MTC TOC Policy Version 1.1 May 2025), however the nature of some of the policy requirements make limiting enforcement to this geographic area of the City challenging. 103 of 134
In May 2025 the ABAG/MTC TOC policy guidance document was finalized allowing Community Development department staff to pivot their TOC policy efforts to the remaining properties within the broader half-mile radius from the SMART station not within the SWSP boundary. Due to the unique geography of the City, this primarily encompassed properties on East Cotati Avenue, from La Salle Avenue east to the SWSP. While demonstrating compliance with TOC policy direction is important to grant infrastructure funding, taking a thoughtful and community-informed approach to the land use changes in this established area is also critical to the successful implementation of these policies.

On June 25, 2025, staff built upon the outreach and engagement efforts of the SWSP, inviting all residents and property owners within a 500-foot radius of the remaining TOC parcels to a neighborhood meeting at Cotati City Hall. Four people attended the meeting and several others called in to ask questions and voice their perspectives. Generally, interested individuals were supportive of the policy efforts to get more homes constructed and to generate more business activity, but were concerned about parking impacts that could result from these intensified business activities (given the inability of the City to require any parking minimums under the proposed policies).

On September 15, 2025, the Planning Commission considered the strategy and code changes proposed by staff to implement the TOC policy at a workshop. After receiving the staff report and presentation, the Commission discussed the proposed policy changes and voted unanimously to support the staff recommendation, making a few additional recommendations. Specifically, the Commission recommended that the City Council incorporate a micro-distillery land use into the CMC and ensure vintage clothing stores are permissible as a land use in the TOC area.

On September 23, 2025, the City Council received the Planning Commission recommendation regarding the strategy and code changes proposed by staff to implement TOC policy and make other proposed Cotati Municipal Code (CMC) revisions, also through a workshop format. After receiving the staff report and presentation, the Council similarly discussed the proposed policy changes and voted unanimously to support the staff recommendation, including the Commission recommendation to incorporate micro-distillery land use into the CMC and to ensure vintage clothing stores are a permissible land use in the TOC area.

On November 3, 2025, the Planning Commission held a public hearing to consider a draft ordinance to implement comprehensive set of code amendments to comply with the ABAG/MTC TOC policies as well as make some modifications to the CMC to resolve identified challenges and to implement policy direction received from the Planning Commission and City Council.

After considering the ordinance and receiving the public comment, the Commission voted 2-1 to recommend that the City Council introduce the ordinance. Additional details on the Planning Commission consideration are provided below.

On Dec. 9, 2025, the City Council held a public hearing to introduce and conduct the first reading of a draft ordinance to implement comprehensive set of code amendments to comply with the ABAG/MTC TOC policies as well as make some modifications to the CMC to resolve identified challenges and to implement policy direction received from the Planning Commission and City Council. After considering the ordinance and receiving the public comment, the 104 of 134
Commission voted 4-0 to introduce the ordinance and requested that staff review potential impacts to the Oliver’s Shopping Center property. Additional details on the City Council consideration are provided below.

On January 13, 2026, the City Council held a public hearing to consider the ordinance and receive the public comment on the final TOC ordinance;. After considering all factors, the Council directed staff to remove the unbundled parking policy and the 7.61 acre Oliver’s Shopping Center property from the proposed TOC zoning district. All other elements of the Ordinance were supported and the Council conducted the second reading approving the TOC Ordinance.

On February 25, 2026, the ABAG/MTC board met to consider changes to the TOC policy requirements as they relate to the One Bay Area Grant Funding. Additional details as to the vote and discussion are provided below.

On March 2, 2026, the Planning Commission reviewed the draft ordinance, voting unanimously (4-0-1) to recommend that the City Council support the draft ordinance.

Analysis/Discussion
Land Use and Planning Considerations
As identified, the City Council has approved the SWSP Update and introduced and adopted the Santero Way and TOC policy rezoning ordinance, both of which intensify commercial and residential land uses within a half-mile of the Cotati SMART Station. While many of the policy and zoning district changes were implemented with this past ordinance, the individual parcels to be rezoned to the newly created SW and TOC Districts were not identified as a part of the previous ordinance. The ordinance proposed with this effort will rezone the individual parcels to these updated Districts.

Separately, since the initial consideration of the SW/TOC Rezoning Ordinance, concerns from developer groups has been shared regarding changes to the City’s condominium conversion ordinance (CMC Section 17.34.030). The City’s current condominium conversion ordinance provides robust protection for tenants and significant requirements for proposed conversions, however the TOC compliance measures required by AGAB/MTC specify one-to-one unit replacement in most instances, which the current code language does not mandate.

Developer Concern-Preventing the (future) conversion of multi-family residential rental projects to for-sale condominiums could be problematic for financing of these projects. Developer input has indicated that lenders often see the potential for future conversion of multi-family housing rental units into for-sale condominiums as an opportunity to manage risk. If the lender has to foreclose on the development, the option of converting the individual units to condominiums is an opportunity to sell the units to individual residents if they cannot sell the larger project. 105 of 134
February 25, 2026, ABAG MTC Meeting
Contrary to the direction provided by MTC staff over the past two years, all jurisdictions in the Bay Area are now anticipated to qualify for OBAG grant funding regardless of their compliance with TOC policies. To maintain some incentive for jurisdictions to comply with TOC policies, the MTC Commission adopted a $45 million Transit-Oriented Communities (TOC) Incentive Program (MTC Resolution No. 4754) as part of OBAG 4 (MTC Resolution No. 4740). Their adopted resolution includes the TOC Evaluation Framework and Program Guidelines (details below).

TOC Incentive Program Structure
· Performance-based formula with minimum and maximum awards scaled by jurisdictions number of TOC areas and the jurisdiction population.
· Funds may be used for any project eligible for the OBAG 4 County Program, including planning and capital for roadway, transit, and active transportation projects.

Eligibility Threshold
· 85-point minimum jurisdiction-wide average score to be eligible for the TOC Incentive Program.
· Jurisdictions scoring below 85 points remain eligible for all other OBAG 4 county and regional funds.

Evaluation Framework Adjustments for OBAG 4
· Extended Deadline but No Work-in-Progress Credit: Extended to July 1, 2027; however, given the fully incentive-based structure and extended timeline, credit will not be provided for work-in-progress.
· SB 79 Density Credit: All TOC areas subject to SB 79 will receive full credit for the Maximum Allowable Residential Density standard. (Cotati is exempt from SB 79) Housing Protection Policies:
· Jurisdictions may receive credit for one TOC housing protection policy (4 points) through participation in a countywide protection program or a local policy/program. Credit for the second policy (4 points) must be based on a local policy/program. · Additionally, jurisdictions may not receive TOC credit for Protection Policy 2 (No Net Loss and Right of Return), given recent changes in state law.

MTC will publish revised TOC Administrative Guidance reflecting these actions and provide additional modifications to improve clarity, flexibility, and administrability. The Commission also directed staff to return this spring with proposed amendments to the TOC Policy (MTC Resolution No. 4530) to provide flexibility for certain transit extension projects and to further consider the long-term role of the TOC Policy at the start of the next OBAG cycle.

March 2, 2026, Planning Commission Meeting
Due to the timing of the MTC meeting and the publication of the Commission agenda, staff 106 of 134
presented the outcome of the MTC meeting verbally to the Planning Commission for their consideration at the March 2 meeting. Because OBAG grant funding is no longer being explicitly tied to TOC compliance, and because the timeline for compliance has been extended to July 1, 2027, Community Development staff recommended that the remaining steps needed to achieve TOC compliance be delayed until the finalized guidance has been received from MTC. This was originally considered to be finalizing the condominium conversion ordinance but could evolve to need additional policy revisions based on the finalized policy guidance from MTC and the City’s compliance score.

The Planning Commission agreed with a “wait and see” approach, given the moving nature to the compliance requirements, and voted unanimously (4-0-1) to recommend that the City Council introduce an ordinance to rezone all of the parcels identified to the Santero Way (SW) and Transit Oriented Communities (TOC), but to remove any other policy changes from the ordinance until the TOC compliance requirements are better documented by MTC. The ordinance has been updated to remove the previously proposed changes to the condominium conversion.

General Plan Consistency
These changes have been reviewed for compliance and consistency with the Cotati General Plan.

Including the Housing Element. Initial analysis has identified the following General Plan policies and actions as supporting the proposed changes to the municipal code and other policy implementation strategies:

GP Program 1-8: Residential Building Decarbonization: Continue to permit and encourage mixed uses and higher densities on in-fill and vacant sites in Priority Development Areas (PDAs) with public serving facilities, such as medical clinics, schools, and grocery stores, to discourage sprawl and encourage short vehicle trips and/or alternative forms of transportation.

Policy CON 2.1: Improve air quality through continuing to require a compact development pattern that focuses growth in and around existing urbanized areas, locating new housing near places of employment, encouraging alternative modes of transportation, and requiring projects to mitigate significant air quality impacts.

GP Policy CON 3.10: Ensure that the layout and design of new development and significant remodels encourages the use of transportation modes other than automobiles and trucks.

GP Policy LU 2.5: Locate medium and higher density housing within easy walking or bicycling distance of public facilities, services, transit, and major employers.

GP Policy LU 2.10: Encourage mixed-use, pedestrian-, and transit-oriented development, with a focus on the Hub and major corridors.

GP Policy LU 2.7: Encourage social interaction between neighbors in new residential developments by providing opportunities for community gathering in common areas, parks, and neighborhood commercial centers.
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Housing Element
Policy H-2.6 Encourage mixed use development, including residential and live/work uses in commercial and office areas where the viability of the nonresidential activities would not be adversely affected.

Policy H-2.11 Encourage housing development on existing infill sites in order to efficiently utilize existing infrastructure.

Program 4-1: Anti-Displacement Actions-The City shall take measures to reduce the risk of displacement through the City, especially in areas of increased investment and development, including:

Explore a Condominium Conversion ordinance to limit the loss of rental housing stock, with a goal of conserving 10 rental units that may otherwise be converted as reflected in the City’s Quantified Objectives.

Staff response: The proposed map and text amendments will help to further the established goals, policies, and implementation programs of the General Plan, including the Housing Element and Santero Way Specific Plan to reduce greenhouse gas production and improve air quality by providing additional opportunities for alternative transportation and walkability; maintaining the supply of developable land and expand housing opportunities through increased density and increased development certainty, including on infill sites along E. Cotati Avenue and Santero Way; directing that the layout and design of new development encourages social interaction among neighbors through the use of shared and alternative transportation; conserving resources by encouraging the efficient use of land and allowing more intense development of both residential and commercial land uses; and using land appropriately by increasing the intensity of development in close proximity to the train station and along one of the City’s primary commercial corridors. Further, this policy change directly implements Housing Element (HE) Program 4-1 Anti-Displacement Action at it would update the condominium conversion ordinance to limit the loss of rental housing stocks.

Financial Considerations
There are no identified direct impacts to the 2026/27 fiscal budget associated with the ordinance to rezone the SW and TOC parcels to their respective zoning districts. However, future TOC incentive grant funding could become available and staff will present options for compliance and funding opportunities for future fiscal years as they become available.

Environmental Issues
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In keeping with CEQA Guidelines Section 15168(a), a Program Environmental Impact Report (PEIR) was prepared to analyze and evaluate the environmental impacts associated with the Santero Way Specific Plan Update and implementation of the Transit Oriented Communities (TOC) zoning updates. In accordance with CEQA Guidelines Section 15094(d), after the City Council approved adoption of the Specific Plan Update, the city filed a Notice of Determination with the County Clerk. Following adoption of the updated SWSP, proposed development projects that are consistent with the Specific Plan would undergo a streamlined CEQA review process. The proposal to adopt an ordinance implementing the TOC policies is seen as consistent with the EIR analysis and determination, as well as the environmental impact analysis of the Cotati General Plan EIR.
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ORDINANCE NO.

AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF COTATI FINDING

THE PROPOSED SANTERO WAY AND TRANSIT ORIENTED COMMUNITIES

REZONING PROJECT CONSISTENT WITH THE SWSP EIR AND THE

GENERAL PLAN EIR AND NO FURTHER ENVIRONMENTAL REVIEW IS REQUIRED UNDER SECTION(S) 15092 AND 15183, AND REZONING APPROXIMALTEY 125 PARCELS TO THE SW AND TOC REZONING DISTRICT AND AMENDING TITLE 17 (LAND USE) OF THE COTATI MUNICIPAL CODE; FILE NO. PA26-07
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 24, 2023, the Cotati City Council adopted the 2023-2031 Housing Element Update to the General Plan (“Housing Element”), which includes goals and policies related to housing, including establishment of objective design standards for multifamily plex and single-family housing, and facilitation of increased housing development; and WHEREAS, as described in the Housing Element, Cotati’s population increased 4.4% between 2010 and 2020, compared to the population of Sonoma County as a whole, which increased only 1% between 2010 and 2020, and this growth may increase housing demand in Cotati; and
WHEREAS, in September 2023, the Association of Bay Area Governments (ABAG) and Metropolitan Transportation Commission (MTC) published draft administrative guidance on their Transit-Oriented Communities (TOC) policies. These policies are intended to intensify land uses within one half-mile of transit hubs with the primary goal of increasing the overall supply of housing while also supporting the creation of jobs and increasing transit ridership, in keeping with the Plan Bay Area 2050. While adoption of the TOC policies is voluntary for Bay Area jurisdictions, TOC compliance will be required to retain full eligibility for One Bay Area Grant (OBAG) funds by 2026, and
WHEREAS, on November 6, 2023, the City of Cotati held a public scoping meeting as the first step in the California Environmental Quality Act (CEQA) process once a determination has been made that an environmental impact report (EIR) is required for a 110 of 134
project. Per CEQA Guidelines § 15082 and 15083, a Notice of Preparation was circulated for a 30-day period ending on November 22, 2023, and the scoping meeting was held to solicit comments on the scope of the EIR. This meeting was an opportunity for the public, agencies, and stakeholders to comment on the specific issues that should be addressed in the environmental review. Individuals who were unable to attend the scoping meeting were invited to email or mail their comments to the Community Development Department, and WHEREAS, on April 2024, staff identified an opportunity for the environmental analysis being prepared for the Santero Way Specific Plan (SWSP) Update to be expanded to additionally analyze the potential impacts of implementing ABAG/MTC TOC policies on the other eligible parcels within the ½ mile radius surrounding the Cotati SMART station.

Including this analysis into the environmental impact report (EIR) already underway was approved by the City Council, and
WHEREAS, on July 19, 2024, the City of Cotati issued a second Notice of Preparation to identify that the scope of the environmental impact analysis was being expanded to analyze the potential impacts of full TOC implementation in Cotati; and WHEREAS, on August 5, 2024, the Planning Commission held a public workshop and second CEQA scoping meeting to assess new project alternatives and policy options resulting from the April decision to expand the scope of the project environmental analysis; and WHEREAS, on November 1, 2024, a Public Review Draft Specific Plan and Draft Environmental Impact Report (EIR) were made available for public comment for a 45-day period, as is required by State law. Only one comment was received during this comment period which came from CalTrans; and
WHEREAS, one purpose of the Cotati Municipal Code (CMC) is to ensure that the General Plan, including the Housing Element, may be implemented and another purpose is to codify which land uses are allowed in all zoning districts of the City wh il e a ls o setting the standards for said land uses in order to preserve the quality of life in Cotati; and WHEREAS, the Legislature of the State of California has in Government Code Sections 65302, 65560, and 65800 conferred upon local governments the authority to adopt regulations designed to promote the public health, safety, and general welfare of its citizenry; and WHEREAS, on September 15, 2025, the Planning Commission of the City of Cotati and on September 24, 2025, the City Council of the City of Cotati each held workshops to review and discuss the Santero Way and TOC Rezoning project, heard public comment, and provided direction to staff to develop a draft ordinance to amend CMC Title 17 (Land Use Code) to implement the project; and
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WHEREAS, on November 3, 2025, the Planning Commission of the City of Cotati held a duly noticed public hearing to review the proposed ordinance adopting amendments to create the Santero Way and Transit Oriented Communities (TOC) zoning districts, as well as implement other TOC related policies. After receiving the staff report, reviewing a presentation from the Planning Division, and considering all oral and written comments submitted to the City regarding the Ordinance, the Planning Commission voted to approve a resolution recommending City Council adoption of the proposed ordinance; and WHEREAS, on December 9, 2025, the City Council of the City of Cotati held a duly noticed public hearing to introduce the proposed ordinance adopting amendments to create the Santero Way (SW) and Transit Oriented Communities (TOC) zoning districts, rezone multiple properties to said districts, as well as implement other TOC related policies and make minor clean up changes to the CMC. After receiving the staff report, reviewing a presentation from the Planning Division, and considering all oral and written comments submitted to the City regarding the Ordinance, the City Council voted to conduct the first reading and introduce the ordinance; and.

WHEREAS, on January 13, 2026, the City Council of the City of Cotati held a second duly noticed public hearing on the proposed ordinance to create the Santero Way (SW) and Transit Oriented Communities (TOC) zoning districts, rezone multiple properties to said districts, implement several other TOC related policies and to make minor clean up changes to the CMC. After receiving the staff report, reviewing a presentation from the Planning Division, and considering all oral and written comments submitted to the City regarding the Ordinance, the City Council voted to conduct the second reading and adopt the ordinance; and WHEREAS, on March 2, 2026, the Planning Commission of the City of Cotati held a duly noticed public hearing on the proposed ordinance to rezone the specific parcels to the Santero Way (SW) and Transit Oriented Communities (TOC) zoning districts and modify the CMC to implement several TOC related policies. After receiving the staff report, reviewing a presentation from the Planning Division, and considering all oral and written comments submitted to the City regarding the Ordinance, the Commission voted to approve a resolution recommending City Council adoption of the proposed ordinance; and WHEREAS, on March 24, 2026, the Council of the City of Cotati held a duly noticed public hearing to introduce an ordinance to rezone all of the TOC and SW parcels identified to their respective zoning districts and make further minor modifications to the Cotati Municipal Code to finalize implementation of the TOC policies. After receiving the staff report, reviewing a presentation from the Planning Division, and considering all oral and written comments submitted to the City regarding the Ordinance, the City Council voted to conduct the first reading and introduce the ordinance; and
WHEREAS, on _________, the City Council of the City of Cotati held a second duly noticed public hearing on the proposed ordinance to rezone the specific parcels to the Santero Way (SW) and Transit Oriented Communities (TOC) zoning districts and modify the CMC to implement several TOC related policies. After receiving the staff report, reviewing a 112 of 134
presentation from the Planning Division, and considering all oral and written comments submitted to the City regarding the Ordinance, the City Council voted to conduct the second reading and adopt the ordinance.

NOW THEREFORE THE CITY COUNCIL OF THE CITY OF COTATI DOES ORDAIN AS FOLLOWS:

SECTION 1: Recitals.

The above recitals are true and correct and are incorporated into the findings herein.

SECTION 2: Record
The Record of Proceedings (“Record”) upon which the City Council makes its decision includes, but is not limited to: 1) the 2015 General Plan, 2) the FEIR certified for the 2015 General Plan, 3) the 2023-2031 Housing Element Update adopted by the City Council in 2023 and the associated Mitigated Negative Declaration, 4) the 2025 Santero Way Specific Plan (SWSP) Update and the associated Environmental Impact Report (EIR) analyzing the potential impacts of the SWSP Update and 5) all staff reports, City files and records, and other documents prepared for and/or submitted to the City Council related to adoption of the amendments to Title 17 (Land Use) of the Cotati Municipal Code to establish the Santero Way (SW) and Transit Oriented Communities (TOC) zoning districts and implement other identified changes to the Cotati Municipal Code to facilitate housing development and clarify existing policies.

SECTION 3: General Plan Consistency
The Council of the City of Cotati does hereby find that the amendments to Title 17 (Land Use) of the Cotati Municipal Code to rezone the specific parcels to the Santero Way (SW) and Transit Oriented Communities (TOC) zoning districts and modify the CMC to implement several TOC related policies to facilitate housing development, as set forth in this Ordinance, are in the best interest of the City in that they will further established goals, policies, and implementation programs of the General Plan, including the Housing Element and Santero Way Specific Plan to reduce greenhouse gas production and improve air quality by providing additional opportunities for alternative transportation and walkability; will maintain the supply of developable land and expand housing opportunities through increased density and increased development certainty, including on infill sites along E. Cotati Avenue and Santero Way; will direct that the layout and design of new development encourages the use of alternative transportation; will conserve resources by encouraging the efficient use of land and allowing more intense development of both residential and commercial land uses; and use land appropriately by increasing the intensity of development in close proximity to the train station and along one of the City’s primary commercial corridors.

Specifically, these amendments are consistent with and implement the following 113 of 134
Housing Element and General Plan policies and programs:

Program 1-8: Residential Building Decarbonization: Continue to permit and encourage mixed uses and higher densities on in-fill and vacant sites in Priority Development Areas (PDAs) with public serving facilities, such as medical clinics, schools, and grocery stores, to discourage sprawl and encourage short vehicle trips and/or alternative forms of transportation.

Policy H-2.3 While the City is able to accommodate its share of the regional housing need without rezoning during the current Housing Element period, to the extent necessary, the City will consider land use re-designation and promotion of existing innovations like the Cottage Housing Ordinance in order to accommodate development capacity that affirm all other goals of the City’s General Plan and maintain Cotati’s rural character.

Policy H-2.6 Encourage mixed use development, including residential and live/work uses in commercial and office areas where the viability of the nonresidential activities would not be adversely affected.

Policy H-2.11 Encourage housing development on existing infill sites in order to efficiently utilize existing infrastructure.

In addition, these amendments are consistent with and implement the following General Plan policies and programs:

Policy CON 3.10: Ensure that the layout and design of new development and significant remodels encourages the use of transportation modes other than automobiles and trucks.

Policy LU 1.1: Maintain a supply of developable mixed-use, commercial, industrial, and residential lands sufficient to meet desired growth and economic needs over the planning period.

Policy LU 2.5: Locate medium and higher density housing within easy walking or bicycling distance of public facilities, services, transit, and major employers.

Policy LU 2.10: Encourage mixed-use, pedestrian-, and transit-oriented development, with a focus on the Hub and major corridors.

SECTION 4: Compliance with the California Environmental Quality Act.

The Council of the City of Cotati does hereby find that this Ordinance to amend Title 17 (Land Use) of the Cotati Municipal Code to rezone the specific parcels to the Santero Way (SW) and Transit Oriented Communities (TOC) zoning districts and modify the CMC to implement several TOC related policies to facilitate housing development.is consistent with 114 of 134
the requirements of the California Environmental Quality Act (CEQA) as the impacts of this Ordinance have been analyzed in the Santero Way Specific Plan EIR (SCH#2023100654) and further the proposed CMC changes are consistent with the program Final Environmental Impact Report (SCH# 2013082037) for the Cotati General Plan Update that was certified on March 24, 2015 (Resolution Number 2015-11) and the Mitigated Negative Declaration certified for the 2023-2031 Housing Element (SCH # 2013082037) adopted and certified on June 2, 2023; that this Ordinance is consistent with and implements the City’s adopted General Plan, including the 2023-2031 Housing Element and Santero Way Specific Plan Update, and no new environmental impacts peculiar to the project site(s) have been realized or identified, therefore no additional environmental analysis is required under CEQA, including Section 15183, and therefore pursuant to Section 15168 of the CEQA Guidelines, as such no further environmental review is required.

SECTION 5: Rezoning of Certain Parcels and Amendment to the Cotati Zoning Map.

The zoning map of the City of Cotati is amended to rezone approximately 26 parcels from the Santero Way (SW), Commercial, E. Cotati Corridor (CE), and Neighborhood Low Density (NL) zoning districts to the Transit Oriented Communities (TOC) and Open SpaceRecreation (OSR) zoning districts and to reaffirm the prior rezoning to the Santero Way (SW) zoning district for the remaining 99 parcels as identified in the attached Exhibit A, which identifies all parcels included in and affected by the Santero Way and Transit Oriented Communities rezoning efforts.

SECTION 6: Construction and severability.

It is the intent of the City Council of the City of Cotati to supplement applicable state and federal law and not to duplicate or contradict such law, and this Ordinance shall be construed consistently with that intent. If any section, subsection, subdivision, paragraph, sentence, clause or phrase of this Ordinance, or its application to any person or circumstance, is for any reason held to be invalid or unenforceable, such invalidity or unenforceability shall not affect the validity or enforceability of the remaining sections, subsections, subdivisions, paragraphs, sentences, clauses or phrases of this Ordinance, or its application to any other person or circumstance. The City Council of the City of Cotati hereby declares that it would have adopted each section, subsection, subdivision, paragraph, sentence, clause or phrase hereof, irrespective of the fact that any one or more other sections, subsections, subdivisions, paragraphs, sentences, clauses or phrases hereof be declared invalid or unenforceable.

SECTION 7: Effective date.

This Ordinance shall take effect thirty (30) days after its adoption pursuant to the California Government Code.

SECTION 8: Publication. The city clerk shall cause this Ordinance to be published and/or posted as required in Section 36933 of the California Government Code. 115 of 134
IT IS HEREBY CERTIFIED that the foregoing Ordinance was duly adopted at a regular meeting of the City Council of the City of Cotati held on ___________, by the following vote, to wit:

RESULT:

MOVER:

SECONDER:

AYES:

Approved:

Mayor
Attest:

Kevin Patterson, City Clerk
Approved as to form:

City Attorney
This document is a true and correct copy of Ordinance Number ### and has been published or posted pursuant to law. California Government Code § 40806 Kevin Patterson, City Clerk
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Parcel Number Parcel Address Parcel City Parcel Zip Proposed Zoning Existing Zoning 144-770-004 6311 SANTERO WAY COTATI 94931 SW SW
144-770-014 6581 SANTERO WAY COTATI 94931 SW SW
144-770-026 6769 SANTERO WAY COTATI 94931 SW SW
144-770-031 6919 SANTERO WAY COTATI 94931 SW SW
144-770-032 6921 SANTERO WAY COTATI 94931 SW SW
144-770-035 6927 SANTERO WAY COTATI 94931 SW SW
144-770-037 6939 SANTERO WAY COTATI 94931 SW SW
144-770-039 6935 SANTERO WAY COTATI 94931 SW SW
144-770-044 7010 SANTERO WAY COTATI 94931 SW SW
144-770-058 6587 SANTERO WAY COTATI 94931 SW SW
144-770-064 6915 SANTERO WAY COTATI 94931 SW SW
144-770-072 0 SANTERO WAY COTATI 94931 SW SW
144-770-003 6309 SANTERO WAY COTATI 94931 SW SW
144-770-008 6323 SANTERO WAY COTATI 94931 SW SW
144-770-005 6313 SANTERO WAY COTATI 94931 SW SW
144-770-006 6327 SANTERO WAY COTATI 94931 SW SW
144-770-073 0 SANTERO WAY COTATI 94931 SW SW
144-790-004 7052 SANTERO WAY COTATI 94931 SW SW
144-770-018 6593 SANTERO WAY COTATI 94931 SW SW
144-770-021 6747 SANTERO WAY COTATI 94931 SW SW
144-790-006 7048 SANTERO WAY COTATI 94931 SW SW
144-790-010 7040 SANTERO WAY COTATI 94931 SW SW
144-770-024 6753 SANTERO WAY COTATI 94931 SW SW
144-770-025 6755 SANTERO WAY COTATI 94931 SW SW
144-790-012 7036 SANTERO WAY COTATI 94931 SW SW
144-790-015 7044 SANTERO WAY COTATI 94931 SW SW
144-790-COM 0 SANTERO WAY COTATI 94931 SW SW
144-770-029 6763 SANTERO WAY COTATI 94931 SW SW
144-770-030 6761 SANTERO WAY COTATI 94931 SW SW
144-770-036 6941 SANTERO WAY COTATI 94931 SW SW
144-770-048 6694 SANTERO WAY COTATI 94931 SW SW
144-770-054 6317 SANTERO WAY COTATI 94931 SW SW
144-770-063 6917 SANTERO WAY COTATI 94931 SW SW
144-770-068 7002 SANTERO WAY COTATI 94931 SW SW
144-770-070 6686 SANTERO WAY COTATI 94931 SW SW
144-770-007 6325 SANTERO WAY COTATI 94931 SW SW
144-770-009 6321 SANTERO WAY COTATI 94931 SW SW
144-770-010 6319 SANTERO WAY COTATI 94931 SW SW
144-770-013 6579 SANTERO WAY COTATI 94931 SW SW
144-770-015 6583 SANTERO WAY COTATI 94931 SW SW
144-770-016 6597 SANTERO WAY COTATI 94931 SW SW
144-770-017 6595 SANTERO WAY COTATI 94931 SW SW
144-770-019 6591 SANTERO WAY COTATI 94931 SW SW
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144-770-022 6749 SANTERO WAY COTATI 94931 SW SW
144-770-033 6923 SANTERO WAY COTATI 94931 SW SW
144-770-038 6937 SANTERO WAY COTATI 94931 SW SW
144-770-040 6933 SANTERO WAY COTATI 94931 SW SW
144-790-001 7062 SANTERO WAY COTATI 94931 SW SW
144-790-003 7054 SANTERO WAY COTATI 94931 SW SW
144-770-043 7008 SANTERO WAY COTATI 94931 SW SW
144-770-045 7012 SANTERO WAY COTATI 94931 SW SW
144-790-007 7056 SANTERO WAY COTATI 94931 SW SW
144-790-008 7058 SANTERO WAY COTATI 94931 SW SW
144-770-046 6698 SANTERO WAY COTATI 94931 SW SW
144-770-047 6696 SANTERO WAY COTATI 94931 SW SW
144-770-049 6692 SANTERO WAY COTATI 94931 SW SW
144-770-051 6303 SANTERO WAY COTATI 94931 SW SW
144-770-052 6301 SANTERO WAY COTATI 94931 SW SW
144-770-060 6743 SANTERO WAY COTATI 94931 SW SW
144-770-065 6929 SANTERO WAY COTATI 94931 SW SW
144-770-066 6931 SANTERO WAY COTATI 94931 SW SW
144-770-067 7000 SANTERO WAY COTATI 94931 SW SW
144-770-069 6688 SANTERO WAY COTATI 94931 SW SW
144-770-071 0 SANTERO WAY COTATI 94931 OSR SW
144-790-005 7050 SANTERO WAY COTATI 94931 SW SW
144-790-009 7060 SANTERO WAY COTATI 94931 SW SW
144-790-013 7034 SANTERO WAY COTATI 94931 SW SW
144-770-001 6305 SANTERO WAY COTATI 94931 SW SW
144-770-002 6307 SANTERO WAY COTATI 94931 SW SW
144-770-011 6575 SANTERO WAY COTATI 94931 SW SW
144-770-012 6577 SANTERO WAY COTATI 94931 SW SW
144-770-020 6589 SANTERO WAY COTATI 94931 SW SW
144-770-023 6751 SANTERO WAY COTATI 94931 SW SW
144-770-027 6767 SANTERO WAY COTATI 94931 SW SW
144-770-028 6765 SANTERO WAY COTATI 94931 SW SW
144-770-034 6925 SANTERO WAY COTATI 94931 SW SW
144-770-041 7004 SANTERO WAY COTATI 94931 SW SW
144-770-042 7006 SANTERO WAY COTATI 94931 SW SW
144-770-050 6690 SANTERO WAY COTATI 94931 SW SW
144-770-053 6315 SANTERO WAY COTATI 94931 SW SW
144-770-055 6573 SANTERO WAY COTATI 94931 SW SW
144-770-056 6571 SANTERO WAY COTATI 94931 SW SW
144-770-057 6585 SANTERO WAY COTATI 94931 SW SW
144-770-059 6745 SANTERO WAY COTATI 94931 SW SW
144-770-061 6757 SANTERO WAY COTATI 94931 SW SW
144-770-062 6759 SANTERO WAY COTATI 94931 SW SW
144-770-074 0 SANTERO WAY COTATI 94931 SW SW
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144-790-002 7018 SANTERO WAY COTATI 94931 SW SW
144-790-011 7038 SANTERO WAY COTATI 94931 SW SW
144-320-036 0 NONE COTATI 94931 TOC SW
144-790-014 7042 SANTERO WAY COTATI 94931 SW SW
144-302-049 924 E COTATI AVE COTATI 94931 SW SW
144-480-014 8360 SANTERO WAY COTATI 94931 SW SW
144-480-008 8354 SANTERO WAY COTATI 94931 SW SW
144-480-017 0 SANTERO WAY COTATI 94931 SW SW
144-480-019 0 SANTERO WAY COTATI 94931 SW SW
144-480-015 0 SANTERO WAY COTATI 94931 SW SW
144-480-016 8364 SANTERO WAY COTATI 94931 SW SW
144-790-016 7046 SANTERO WAY COTATI 94931 SW SW
144-570-COM ROW TOC CE
144-570-001 475 E COTATI AVE COTATI 94931 TOC CE
144-720-029 501 E COTATI AVE COTATI 94931 TOC CE
144-720-040 525 E COTATI AVE COTATI 94931 TOC CE
144-301-010 905 E COTATI AVE COTATI 94931 TOC CE
144-302-050 766 E COTATI AVE COTATI 94931 TOC CE
144-302-022 768 E COTATI AVE COTATI 94931 TOC CE
144-292-024 680 E COTATI AVE COTATI 94931 TOC CE
144-292-023 640 E COTATI AVE COTATI 94931 TOC CE
144-320-033 0 NONE COTATI 94931 TOC SW
144-320-034 0 NONE COTATI 94931 TOC SW
144-320-035 0 NONE COTATI 94931 TOC SW
144-480-022 0 NONE COTATI 94931 TOC SW
144-320-029 0 E COTATI AVE COTATI 94931 TOC SW
144-320-026 0 E COTATI AVE COTATI 94931 TOC SW
144-320-025 970 E COTATI AVE COTATI 94931 TOC SW
144-320-033 0 NONE COTATI 94931 TOC SW
144-302-048 0 SANTERO WAY COTATI 94931 TOC SW
144-480-021 0 SANTERO WAY COTATI 94931 TOC SW
144-302-047 930 E COTATI AVE COTATI 94931 TOC SW
144-320-027 970 Santero Way COTATI 94931 TOC SW
144-301-008 955 E COTATI AVE COTATI 94931 TOC CE
144-310-006 1015 E COTATI AVE COTATI 94931 TOC CE
144-320-008 982 E COTATI AVE COTATI 94931 TOC SW
144-320-012 1038 E COTATI AVE COTATI 94931 TOC NL
144-720-062 0 E COTATI AVE COTATI 94931 NM CE
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SW and TOC Rezoning Map
Transit Oriented
Communities (TOC)
Santero Way
(SW)
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City of Cotati
City Council
Noah Housh
Community Development
Department
March 24, 2026
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Project Description
Introduction and first reading of an ordinance to
rezone the specific parcels in the TOC region
and Santero Way Specific Plan to the TOC and
SW zoning districts and make other clarifying
changes to the Cotati Municipal Code to finalize
TOC policy compliance.
2 122 of 134
Background Summary
In August 2023 City initiated SWSP
Update.

September 2023 MTC issued first TOC
Policy Guidance
April 2024, City expanded the SWSP
CEQA analysis to include all TOC eligible
parcels.

January 13, 2026, City Council adopted
SWSP and TOC Rezoning Ordinance
February 25, 2026, MTC voted to
separate TOC compliance from OBAG
Funding but authorized an incentive
package of 45 million for TOC
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Proposed Land Use
Changes
• Identify all parcels proposed
for rezoning by address,
current zone and proposed
zone
• PC Recommended to remove
Condominium Conversion
TOC Preservation Policy &
Response to Developer
Concerns
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SW and TOC Rezoning
Transit Oriented
Communities (TOC)
Santero Way
(SW)

7.61 ac
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Condominium Conversion
• TOC Policy Requires 1:1 replacement of
apartment converted to condos
• Developer Input: Lenders prioritize
flexibility in recovering lost fundsconversion to “for sale” valuable option • Staff Proposal: Apply 1:1 replacement to
existing homes. May only receive “partial
compliance” for policy.
• PC Recommendation: Leave Existing
Code = Significant protections. Likely to
receive 4 points (of 8 total available) for
partial compliance.
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TOC Compliance Scoring Overview
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MTC Update
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MTC Update Continued
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TOC Compliance Scoring Portal-Density
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Recommendation
It is recommended by the Planning Commission
that the City Council introduce and conduct the
first reading of an ordinance to implement the
proposed zoning map changes to finalize
implementation the Transit Oriented Communities
(TOC) Policy, and delay additional changes to
pursue full compliance until the current
compliance score is provided by MTC.
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Questions?
Noah Housh
[email protected]
https://www.cotaticity.gov/1535/San
tero-Way-Specific-Plan-Update
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Cotati City Council
Agenda Staff Report
Item type: CLOSED SESSION
To: City Council
Subject: CONFERENCE WITH CITY LABOR NEGOTIATORS
(GOVERNMENT CODE SECTION 54957.6) CITY
DESIGNATED REPRESENTATIVE: CITY MANAGER OR
DESIGNEE. EMPLOYEE ORGANIZATION: COTATI

EMPLOYEES ASSOCIATION (CEA)
Date: March 24, 2026
Written by: Damien O'Bid, City Manager
Recommendation
Any reportable action will be announced by the Mayor following the closed session item. 133 of 134
Cotati City Council
Agenda Staff Report
Item type: INFORMATION RECEIVED AFTER THE AGENDA WAS POSTED To: City Council
Subject: INFORMATION RECEIVED AFTER THE AGENDA WAS POSTED Date: March 24, 2026
Written by: Kevin Patterson, City Clerk
Recommendation
Information or written comments pertaining to this meeting, and which was received after the agenda was posted, is attached below.

Pursuant to City Council Policy 2025-03: City Council Rules section IV A., written Communications, interested persons or their authorized representative may address the Council by written communication on any matters concerning the City’s business, or any matters over which the Council has control.

1. To be considered for inclusion in the agenda packet, such written communication shall be delivered to the City Clerk no later than 11:00 a.m. of the Wednesday the week preceding the regular Council meeting for which such written communication is intended.

2. If received after the above date and time, but no later than noon the day before the meeting, written communications received by the City Clerk shall be posted on the website by the end of that day and notification provided to the electronic Agenda mailing list by the end of the day. All written communications received by the City Clerk by 5 pm on the City Council meeting day shall be made available to the City Council and public at the City Council meeting.

City Council Policy 2025-03 is available at the online meeting portal at www.cotaticity.gov or by request from the City Clerk at 707-665-3622 or [email protected]. 134 of 134

Cotati City CouncilMarch 24, 2026

Cotati City Council
March 24, 2026