Cotati council gives design feedback on 44‑unit East Cotati Avenue affordable housing project; DDA to return for approval

Cotati — The City Council on Aug. 26 reviewed the latest design and technical reports for a proposed affordable housing development at 120 East Cotati Avenue and directed staff to incorporate several neighborhood protections before the city negotiates a disposition and development agreement (DDA).

Senior planner J.P. Harris told the council the project proposes 44 units and 3,850 square feet of commercial space, with 11–12 units reserved for permanent supportive housing and a parking garage on the ground floor. “This is a ministerial project,” Harris said, noting the developer has sought streamlined approval under the state supportive‑housing provision (AB 2162) and that the project would be exempt from CEQA if it satisfies the statutory set‑aside and supportive services requirements.

Freebird Development founder Robin Zimbler described the design as a three‑story mission‑style building intended to fit the downtown fabric while reaching a scale the developer said was necessary to secure financing. “We’ve landed on 44 units in a three‑story building,” Zimbler said, adding the project would include a community room, podium courtyard and a rooftop photovoltaic system sized to cover residential energy demand.

Traffic and parking were the focal points of council questions. Councilmember Sparks said she was concerned that proposed striping and narrowing would make the eastbound bike lane uncomfortable: “That concerns me is the striping changes and how that’s going to impact thoroughfare for bicycle traffic,” she said. Harris and the developer pointed to a recent transportation impact study that found peak‑hour trips of roughly 16–19 vehicles and did not recommend lane controls, while acknowledging the study recommended monitoring and possible future physical improvements.

Multiple council members pressed staff on movements in and out of the project driveway at Charles Street and East Cotati Avenue. Several members said they wanted a right‑turn‑only exit or physical median treatment to reduce conflict where motorists merge. Vice Mayor Lemus and others asked staff to return with options, and staff suggested starting with striping and signage and monitoring before installing more substantial physical measures.

Labor and contractor accountability also featured in the discussion. Union representatives in the public comment period urged prequalification language and independent monitoring to prevent wage and hour violations on affordable housing projects. Zimbler said she typically seeks union general contractors first but cautioned that requiring full union labor on this small project could jeopardize feasibility; she offered that the DDA could include prevailing‑wage and labor‑compliance conditions if the council chooses.

Councilmembers expressed support for stronger contractor accountability language in the DDA, and asked staff to take proposed prequalification language from union representatives for review. Harris said the city will return with the draft DDA for council approval once negotiations are complete.

Next steps: staff will draft and return with the DDA and proposed conditions (including the traffic mitigation approach and labor/compliance language) for formal council approval.