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Cotati narrows transit‑oriented zoning, excludes Oliver's parcel and authorizes redevelopment MOU and ABAG/MTC advocacy
Summary
The council adopted a refined approach to implement the Santerra Way specific plan and Transit‑Oriented Communities (TOC) zoning — excluding the large Oliver’s shopping‑center parcel for now — authorized a nonbinding MOU for a City parcel near the Smart Train station, and directed the mayor and vice mayor to advocate to ABAG/MTC for infrastructure funding linked to TOC compliance.
The Cotati City Council took several linked steps aimed at advancing transit‑oriented redevelopment while limiting near‑term risk to existing commercial uses.
Staff presented an ordinance to create new Santerra Way and Transit‑Oriented Communities zoning districts, which would allow densities generally between 25 and 35 units per acre and set parking maximums (including as low as 1.5 spaces per residential unit and no parking minimums in some cases). The proposal is intended to improve the city’s compliance score with ABAG/MTC Transit‑Oriented Communities policy and position Cotati for competitive grant funding tied to station‑area investment.
Council members voiced concern about applying the highest TOC densities to the large Oliver’s shopping‑center parcel because modeling showed Oliver’s could redevelop at very high unit counts under TOC (staff estimated base and bonus scenarios could more than double current unit allowances) and because some council members and residents fear losing retail and services on that site. After discussion, the council directed staff to remove Oliver’s parcel from this adoption step and proceed with parcel‑by‑parcel rezoning for the remainder of the TOC area. Councilmembers stressed they could add Oliver’s later if conditions and risk profiles change.
Separately, the council authorized entering a nonbinding memorandum of understanding with South Rock Ventures for a small city‑owned parcel adjacent to the Smart Train station (previously declared surplus). Staff said the property’s third‑party appraisal showed a fair market value of $450,000; the proposed MOU contemplates the developer providing public improvements (extensions of Depot Way, emergency access and other infrastructure) of value equal to or greater than the appraisal in exchange for the property. The MOU is nonbinding; any sale or commitment would come back to council through a purchase and sale agreement or development agreement and would be subject to full review.
Finally, the council authorized the mayor and vice mayor to advocate publicly to ABAG/MTC commissioners for continued preferential infrastructure funding for jurisdictions that have made meaningful progress on TOC policies. Staff said recent conversations with ABAG/MTC staff suggested that agency funding priorities remain in flux; council members asked staff to document the city’s TOC work when the mayor communicates with ABAG/MTC.
What happens next: Staff will bring back parcel‑specific rezoning text and a cleanup ordinance listing each parcel and any narrow technical changes, and will pursue a development agreement and sale documents for the Santerra Way city parcel if entitlement work advances. The council also directed staff to draft a formal letter to ABAG/MTC documenting Cotati’s progress.
