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Cotati planning commission backs Santero Way TOC rezoning, limits unbundled parking to station area
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Summary
The Cotati Planning Commission voted to recommend municipal code changes implementing Transit‑Oriented Communities (TOC) policies for parcels within a half‑mile of the SMART station, including Santero Way, while directing staff to limit "unbundled" parking to the TOC area and to return with additional analysis on scoring and cost impacts.
The Cotati Planning Commission voted to recommend that the City Council adopt municipal code changes implementing Transit‑Oriented Communities (TOC) policies for parcels within a half‑mile of the SMART station, including the Santero Way specific plan parcels, while directing staff to restrict unbundled parking to the TOC area and return with additional analysis on scoring and cost impacts.
Staff presented the proposal as agenda item 7a, describing two new zoning districts (Centerra Way and Transit‑Oriented Communities), residential density increases (proposed 25–35 units per acre), parking standards (no minimums, maximum of 1.5 spaces per residential unit and 4 spaces per 1,000 square feet of commercial), and a suite of production, preservation and protection measures intended to meet ABAG/MTC TOC compliance and remain competitive for regional OBAG grant funding. Director Hausch told the commission that OBAG/ABAG funding has historically contributed roughly $500,000 to $1,000,000 per year to local infrastructure in recent years and that compliance affects the city’s competitiveness for that funding.
The proposal also includes preservation measures to restrict condominium conversions without replacement housing or tenant right‑of‑first‑purchase (codified in proposed changes to Cotati Municipal Code section 17.30.082), a no‑net‑loss and right‑to‑return requirement for demolished units, and business‑support measures such as a small‑business advocate. Staff said some provisions (for example, parking management rules) were recommended citywide to simplify administration, while most TOC requirements apply only within the half‑mile radius around the SMART station.
Public commenters focused on parking, emergency evacuation and traffic. Resident Adrian Lobby said during public comment that “unbundling basically says…for poor people, that’s a tax,” warning that separating parking from rent would increase costs for lower‑income tenants and could push them to park on adjacent streets. Tattoo‑shop owner Evan asked whether code changes would simplify permitting; staff replied that the draft would reclassify tattoo studios so they would be permitted in the same manner as hair salons. Multiple speakers asked for detail on emergency‑access planning for Santero Way; staff noted that specific projects are reviewed for emergency vehicle access and that the Santero Way specific plan includes required access improvements and a wider street standard for future development.
Commission discussion centered on the tradeoffs between maximizing OBAG/ABAG TOC compliance (to remain competitive for grant funding) and local concerns about parking and equity. Staff said some TOC requirements, including unbundled parking, are mandatory under the regional menu and that failing to adopt those elements would reduce the city’s scoring; staff offered to quantify the score impacts and to provide sample cost comparisons. Commissioners raised enforcement concerns (how the city would verify unbundling and ensure affordable housing protections) and differing views about whether unbundling should be applied citywide or limited to the TOC area.
On the motion (agenda item 7a), the commission approved a recommendation to the City Council with two directed modifications: (1) limit unbundled parking to the TOC parcels within the half‑mile station radius rather than apply it citywide, and (2) require staff to return to the council with additional information on OBAG/TOC scoring impacts associated with proposed options and with available estimates or comparable examples on cost impacts of unbundling. Commissioner Berman voted No; Commissioner Sparks and Vice Chair Long voted Yes; the motion passed.
The commission’s recommendation will be transmitted to the City Council for final action; staff said the council is scheduled to consider the ordinance on Nov. 18 and will receive the commission’s recommendation and the additional materials requested about unbundling and scoring.
Why it matters: the ordinance would change zoning and parking rules for properties next to Cotati’s SMART station and for the Santero Way specific plan, affect how future development is permitted and financed, and influence the city’s eligibility and competitiveness for regional transportation and infrastructure grants.
