Administrative Draft for PC/CC Joint June 14, 2022, Housing Element Update Workshop Chapter 1. Housing Strategy – Goals, Policies, & Programs
1.1 Housing Program
This Section contains the City’s Housing Strategy for the 2023-2031 Housing Element planning period.
State law recognizes the vital role local governments play in the supply and affordability of housing. Each local government in California is required to adopt a comprehensive, long-term general plan for the physical development of the city or county. To ensure adequate provision for the housing needs of all economic segments of the community, the Housing Element must:
▪ Identify the agencies and officials responsible for the implementation of the various actions and how consistency will be achieved with other general plan elements and community goals. ▪ Identify adequate sites which will be made available through appropriate zoning and development standards and with the public services and facilities needed to meet the needs of all income levels. This shall include homeownership, rental housing, factory-built housing, mobile homes, emergency shelters, and transitional housing.
▪ Assist in the development of adequate housing to meet the needs of low- and moderate-income households.
▪ Address and, where appropriate and legally possible, remove governmental constraints to the maintenance, improvement, and development of housing.
▪ Conserve and improve the condition of the existing affordable housing stock. ▪ Promote housing opportunities for all persons regardless of race, religion, sex, marital status, ancestry, national origin, or color.
The following goals, policies, and programs are designed to address the existing and projected housing needs of the City of Cotati. Each program has one or more individuals, bodies, or agencies responsible for its implementation, along with a potential or committed funding source, and a schedule for its implementation during the 2023-2031 planning period. Programs implemented and not applicable for continuation since the last Housing Element in 2015 have been removed from this document.
Unchanged policies and programs are continued as-is; new and amended programs are identified accordingly.
Goal H-1 Resilient & Safe Housing
Conserve and improve the existing housing stock to provide adequate, safe, and decent housing for all Cotati residents Goal H-2 Housing Production
Provide adequate sites and pursue funding to accommodate the housing needs of all economic segments of the community Administrative Draft for PC/CC Joint June 14, 2022, Housing Element Update Workshop Goal H-3 Affordable, Attainable, & Accessible Housing
Expand affordable housing opportunities for lower income households and persons with special housing needs, including seniors, disabled persons, large households, and homeless persons and families
Goal H-4 Affirmatively Furthering Fair Housing
Promote housing opportunities for all persons regardless of race, gender, age, marital status, ancestry, national origin, color, or sexual orientation
Goal H-5 Community Engagement
Ensure public participation in the development of the City’s housing policies, and ongoing collaboration with community stakeholders
For each goal, a set of policies and implementation programs is provided to assist the City in attaining the goal. Each implementation program contains the following information:
• A concise statement of the specific City actions that will be taken to implement the program. • Funding source.
• The City department or other agency responsible for implementation. • Schedule for completion.
The expected results of each program are summarized as quantified objectives in Tables 1 and 2.
Goal H-1 Resilient & Safe Housing
Conserve and Improve the Existing Housing Supply to Provide Adequate, Safe, and Decent Housing for all Cotati Residents
Policy H-1.1: Encourage housing rehabilitation and preservation to assist in the health, affordability, and vibrancy of neighborhoods. (Source: Previous Policy H 1.1) Policy H-1.2: Encourage the stabilization and affordability of neighborhoods by assisting with homeownership opportunities. (Source: Previous Policy H-1.2) Administrative Draft for PC/CC Joint June 14, 2022, Housing Element Update Workshop Policy H-1.3: Seek all available funding, including CDBG, HOME, BEGIN, and CalHOME, to provide on-going housing rehabilitation and home ownership programs. (Source:
New Policy, Previous Program 1-1)
Policy H-1.4: Enforce conformance with local building codes to ensure that housing is safe and sanitary and to minimize hazards to public health and safety. (Source: Previous Policy H-1.3)
Policy H-1.5: Encourage proper maintenance of essential public services and facilities in residential neighborhoods. (Source: Previous Policy H-1.4).
Policy H-1.6 Encourage the preservation and maintenance of mobile home parks. (Source:
Previous Policy H-1.7)
Policy H-1.7 Monitor units at-risk of conversion and facilitate conservation or replacement of any assisted housing units that are planned for conversion to market rate rents. (Source: Previous Policy H-1.8)
Policy H-1.8 Require all residential development that receives housing rehabilitation assistance to enter into a covenant, deed restriction, or other mechanism to ensure: 1) the long-term affordability of the housing units, and 2) if the units convert to market-rate, that the City is reimbursed for its financial assistance with the rehabilitation. (Source: Previous Policy H-1.9)
Policy H-1.9: Encourage the development of accessory dwelling units in order to provide additional affordable and attainable market rate rental units in Cotati. (Source:
Previous Policy H-1.10)
Policy H-1.10 Continue to expand energy efficiency in new and existing residential development to ensure sustainable practices and reduce long-term housing costs. (Source:
Previous Policies H-5.1 & H-5.2)
Policy H-1.11 Participate in local and regional programs that provide housing rehabilitation, weatherization, and home ownership assistance. (Source: New Policy, Previous Program 1-1)
Policy H-1.12 Facilitate resident awareness of available housing rehabilitation and home ownership assistance programs by making information on the program available at City Hall and on the City’s website. (Source: New Policy, Previous Program 1-1) Program 1-1 Housing Rehabilitation
(Source: Previous Program 1-1)
Improve neighborhoods and housing by providing opportunities for home ownership and housing rehabilitation through the following activities:
Administrative Draft for PC/CC Joint June 14, 2022, Housing Element Update Workshop • As funds become available, implement a Housing Rehabilitation Program which provides low interest loans for the rehabilitation of homes owned or occupied by extremely low, very low, low, and moderate income households with an emphasis on assisting extremely low and very low income households. Ensure that the housing rehabilitation program includes provisions for mobile homes and renovations to provide accessibility for disabled persons, to the extent that the funding source allows these types of improvements.
• As funds become available, promote awareness of the housing rehabilitation program through contacting neighborhood groups in residential areas with aging housing stock. Outreach shall include program information as part of code enforcement efforts in cooperation with the Building Department.
• Provide annual funding for a regional or subregional shared planner or grant writer position to prepare funding applications for housing rehabilitation.
Responsibility: Community Development Department
Funding: CDBG, HOME, BEGIN, etc.
Timeframe: Seek funding annually; on-going, as funds become available.
Program 1-2 Home Ownership
(Source: Previous Program 1-1)
• Improve neighborhoods and housing by providing opportunities for home ownership by implementing a Home Ownership Assistance Program which provides low interest loans to assist first-time low and moderate income homebuyers in purchasing a home.
Responsibility: Community Development Department
Funding: CDBG, HOME, BEGIN, etc.
Timeframe: Seek funding annually; on-going, as funds become available Program 1-3 Non-Profit and Agency Coordination – Existing Housing Needs (Source: Previous Program 1-2)
Continue working with and develop new relationships with local agencies, nonprofit housing providers, and local organizations. Convene an annual discussion on Housing Fair between housing developers, advocates, and other interested parties in partnership with the County, the subregion, and local organizations such as the Sonoma County Community Development Commission, Disability Access, and Legal Aid of Sonoma County.
Responsibility: Community Development Department
Funding: CDBG, HOME, BEGIN, etc.
Timeframe: On-going annual meetings and coordination with Sonoma County CDC Program 1-4 Capital Improvement Program
(Source: Previous Programs 1-3 & 2-5)
As part of the annual review of the Capital Improvement Program (CIP), determine priorities for capital improvement projects required to maintain the community's aging housing stock and aging or nonexistent infrastructure, particularly located in Lower Resource Areas designated in California Opportunity Area Maps. Review of the CIP shall also include verification that areas needing improvement are scheduled for funding to address these needs at a specific time in the future.
Administrative Draft for PC/CC Joint June 14, 2022, Housing Element Update Workshop Additionally, the Capital Improvement Program shall ensure that infrastructure improvements in Lower Resource Areas improve the circulation and connectivity of the urban fabric to grant all Cotati residents opportunity and mobility. This shall be accomplished by focusing on improvements that connect Housing Opportunity Sites upon development:
• Downtown Specific Plan Area
• South Sonoma Business Park & West Cotati Gravenstein Commercial Corridor The City shall continue to prioritize lower-income housing development for water and sewer expansion, consistent with Government Code 65589.7 or its successor. Following adoption, provide the Housing Element Update to the City’s water and sewer providers (e.g., the water and sewer division of the Public Works Department).
Responsibility: Community Development and Public Works Departments Funding: General Fund and available funding for CIP projects Timeframe: Annually with CIP update
Program 1-5 Preservation of Affordable Housing
(Source: Previous Programs 1-5, 1-6, 1-7)
To facilitate the preservation of both deed-restricted and other existing affordable housing, and protect residents from displacement, the City shall:
• Maintain an updated inventory of affordable housing units, including rental and ownership units, that identifies the number of units by bedroom size and affordability level, funding/affordability source, and expiration date of affordability. • Continue to monitor affordable housing developments with expiring deed restrictions, facilitate the acquisition of expiring properties, and conduct outreach to property owners. • Monitor the status of publicly-assisted projects that may become “at risk” of losing affordable housing price restriction through personal contact by City staff with property owners and/or their representatives at least annually.
• When an affordable housing development is at-risk of converting, assist the owners in identifying resources, including available funding, for the continued provision of affordable units. • Monitor affordable housing developments at risk of converting to market-rate, and specify actions to take by the City within three years of expiration of deed-restriction. • Upon receipt of notice of a proposed conversion of assisted affordable housing, the City will contact qualified entities as identified by HCD and provided within the Housing Element, and encourage their involvement in the acquisition of the units. • The City and partner organizations will work with property owners of at-risk units and provide them with education regarding tenant rights and conversion procedures. The City and partner organizations will also provide information regarding Section 8 rent subsidies through HUD (special vouchers for existing tenants in Section 8 projects), the Sonoma County Housing Authority, and other affordable housing opportunities in the region.
Responsibility: Community Development Department
Funding: City and HCD’s Mobilehome Park Resident Ownership Program Timeframe: On-going
Administrative Draft for PC/CC Joint June 14, 2022, Housing Element Update Workshop Program 1-6 Preservation of Mobile Home Parks
(Source: Previous Program 1-6)
To facilitate the preservation of mobile home parks and protect residents from displacement, the City shall:
• Maintain an updated inventory of mobile home parks, that identifies the number of units by bedroom size.
• Educate residents and park owners to facilitate resident purchase of mobile home parks with information on funding sources such as HCD’s Mobilehome Park Rehabilitation and Resident Ownership Program (MPRROP).
• Coordinate with the Sonoma County Community Development Commission to support the preservation of mobile home parks.
Responsibility: Community Development Department
Funding: City and HCD’s Mobilehome Park Resident Ownership Program Timeframe: Continue to support mobile home park residents and owners, and distribute information about the program to mobile home residents by October 2023 and apply for MPRROP Grant during the planning period, when funds are available and resident interest exists. The City shall conduct direct outreach to mobile home park residents at least twice per Housing Element planning cycle and provide MPRROP program information on the City’s website. Affordability information updated within 6 months of adoption; maintenance of inventory is on-going Program 1-7 Essential Housing Bond Financing Program
(Source: New Program, addresses local and regional needs and priorities) In partnership with a Joint Powers Authority (JPA) and non-profit asset manager, seek to utilize tax exempt bonds to fund: (1) the acquisition of existing market-rate multi-family buildings and restricts future rents to be affordable to households that earn very low to moderate incomes, and/or (2) the construction of new development of deed-restricted affordable housing. In order for asset managers to access these types of bonds, Cities must join a Joint Powers Authority (JPA) and authorize the JPA to issue these bonds on behalf of the City. The asset manager than purchases the multi-family buildings or initiates new development, using only money from the bond financing, and sets the rents to be affordable to low to moderate income households.
Responsibility: Community Development Department
Funding: Housing Fund
Timeframe: Establish JPA structure or join existing JPA by December 2023 Program 1-8 Residential Building Decarbonization
(Source: Previous Program 5-1 – Energy Conservation and Efficiency) Promote energy efficiency and conservation in new and existing residential development through:
• Continuing to adopt building and other codes that meet or exceed energy conservation and/or efficiency standards established by the California Energy Code.
Administrative Draft for PC/CC Joint June 14, 2022, Housing Element Update Workshop • As part of the General Plan Update, ensure location of higher density residential housing near employment centers, high-quality transit and public services to discourage sprawl and conserve energy resources.
• Continuing to permit and encourage mixed uses and higher densities on in-fill and vacant sites in areas with public services, such as medical clinics, schools, and grocery stores, to discourage sprawl and encourage short vehicle trips and/or alternative forms of transportation. • During preparation of specific plans and master plans, encourage location of higher density residential areas within walking distance of employment-generating uses, schools, parks, community centers, and other amenities.
• Pursuing available grant programs to provide financial incentives for smart growth techniques and to provide property owners with low interest loans or grants to encourage weatherization improvements, solar/photovoltaic installations, sustainable growth patterns, energy conservation, and energy efficiency.
• Provide information on residential building decarbonization and energy conservation for public distribution on the City’s website, including photovoltaic solar systems, heat pumps, kitchen electrification, electric vehicle (EV) charging, weatherization, drought-resilient landscaping, rainwater storage, and residential “laundry-to-landscape" greywater systems. • Provide clear and transparent guidance on permitting procedures for homeowners and developers interested in implementing residential building decarbonization.
Responsibility: Community Development Department
Funding: General Fund
Timeframe: On-going; information available by April 2023 and updated annually Goal H-2 Housing Production
Provide Adequate Sites to Accommodate the Housing Needs of All Economic Segments of the Community
Policy H-2.1 Ensure that adequate land designated for residential and/or mixed-use development is available to accommodate the City’s fair-share of ABAG’s Regional Housing Needs Allocation (RHNA) and monitor on an annual basis to ensure continual compliance with State law. (Source: Previous Policies H-2.1 & 2.2) Policy H-2.2 Continue to require that residential development in the NU, NM, CG, and DSP zones meet the minimum density requirements identified in the Land Use Code, and report requests for reduced density on an annual basis. (Source: Previous Policy H-2.3)
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 Administrative Draft for PC/CC Joint June 14, 2022, Housing Element Update Workshop 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. (Source: Previous Policy H-2.4) Policy H-2.4 Ensure that public infrastructure planning activities, including sewer, water, and drainage facilities, accommodate the City’s fair share of regional housing needs and that developments including lower income units are granted priority in accordance with Government Code Section 65589.7. (Source: Previous Policy H2.5) Policy H-2.5 Ensure that the City’s development requirements, including the standards established by the General Plan and Land Use Code, accommodate and provide for available housing sites that are appropriate for a range of income levels and housing types, including housing to accommodate special needs populations. (Source: Previous Policy H-2.6)
Policy H-2.6 Encourage mixed use development, including residential and live/work uses in commercial, office, and light industrial areas where the viability of the nonresidential activities would not be adversely affected. (Source: Previous Policy H2.7) Policy H-2.7 Require housing developments to provide housing stock at a range of affordability levels to assist in meeting the City’s housing needs as required by Chapter 17.31 of the Land Use Code. (Source: Previous Policy H-2.8)
Policy H-2.8 Continue to address the impacts of large-scale commercial and office projects on housing needs through the affordable housing requirements established by Chapter 17.31 of the Land Use Code. Prioritize workforce housing developments and inclusionary units dedicated to lower and moderate-income workers. (Source:
Previous Policy H-2.9)
Policy H-2.9 Continue to facilitate, and encourage, the construction of accessory dwelling units pursuant to the City's Accessory Dwelling Unit Ordinance, Cottage Housing Ordinance, and pursuit of “affordable by design” missing middle housing such as junior accessory dwelling units (JADUs) and cohousing. (Source: Previous Policy H2.10) Policy H-2.10 Facilitate modular, factory-built housing units on permanent foundations in residential zoning districts and a variety of housing types. (Source: Previous Policy H-2.11)
Policy H-2.11 Encourage housing development on existing infill sites in order to efficiently utilize existing infrastructure. (Source: Previous Policy H-2.12) Administrative Draft for PC/CC Joint June 14, 2022, Housing Element Update Workshop Policy H-2.12 Assist in the development of affordable housing, particularly extremely low and very low income units, through the use of in-lieu affordable housing funds as well as CDBG and HOME funds, when available. (Source: Previous Policy H-2.13) Program 2-1 Adequate Housing Sites
(Source: Previous Program 2-1)
Continue to maintain an inventory of vacant and underdeveloped residentially designated land and, for sites appropriate for lower income and special needs development, identify the parcel number, parcel size, zoning designation, general plan designation, and allowed density with a density bonus for affordable units. Ensure that the inventory is available for public distribution at City Hall and on the City’s website. Update the inventory on an annual basis to:
• Remove any parcels that have been developed and to ensure that the remaining parcels are adequate to accommodate the City’s fair-share of the Regional Housing Needs Allocation. • Identify additional high density sites for lower income development if a short-fall of available sites to accommodate the City’s very low and low income allocation occurs. Note: The City currently has an excess of available parcels appropriate for very low and low income development. • The City shall create and maintain a list of additional sites with appropriate zoning that could be added to the City’s Sites Inventory if and when an analysis provided through the Annual Progress Report indicates that sufficient sites may not exist to accommodate the City’s remaining RHNA, by income level, for the planning period.
• To ensure sufficient residential capacity is maintained to accommodate the RHNA for each income category, staff will develop and implement a formal, ongoing (project-by-project) administrative evaluation procedure pursuant to Government Code Section 65863 within six months of adoption of the Housing Element. The evaluation procedure will track the number of extremely low-, very low-, low-, moderate-, and above moderate-income units constructed to calculate the remaining unmet RHNA. The APR will serve to document this evaluation and the evaluation procedure will also track the number of units built on the identified sites to determine the remaining site capacity, by income category, and will be updated as developments are approved. The Sites Inventory may be updated every year as the Annual Progress Report (APR) is completed, and the APR with the updated inventory will be available on the City’s website. • No project approval or other action that reduces the density or development capacity of a site shall be undertaken unless sufficient remaining sites are available or additional adequate sites are identified to meet the City’s RHNA obligation prior to approval of the development and made available within 180 days of approval of the development, as required by Senate Bill 166.
Identification of the replacement sites, and the necessary actions, if any, to make the site(s) available will be adopted prior to or concurrent with the approval of the development.
Responsibility: Community Development Department
Funding: General Fund
Timeframe: On-going
Administrative Draft for PC/CC Joint June 14, 2022, Housing Element Update Workshop Program 2-2 Streamlining Housing Development
(Source: Previous Program 2-6 – Barrier Removals for Multifamily Development, amended to address stakeholder feedback and potential governmental constraints) Stakeholders from the development community identified streamlining, fast tracking, and providing clear development standards and expectations as the primary mechanisms to reduce governmental constraints to residential development. In order to facilitate new residential development, the City shall implement the following actions:
• Continue to provide and encourage an optional pre-application process to meet with representatives from relevant City departments before submitting a development application. • Continue to provide developers of residential projects opportunities to fast track the permitting process, with priority given to discretionary projects proposing affordable housing levels in excess of the minimum 15% inclusionary BMR housing units. • Join in regional collaboration efforts that would streamline housing efforts or increase staff capacity. Ensure the City has sufficient staff capacity to streamline development and implement Housing Element programs including through the use of contract supplemental staffing. • Develop a written streamlined application process in accordance with SB 35 and SB 330, including the pre-application and the procedure. This process provides a streamlined ministerial approval process to qualified residential and mixed-use development projects. The written procedures and checklists shall be developed and made available at City Hall and on the City’s website.
• Develop Objective Design and Development Standards for multi-family, single-family and mixeduse projects. • Achieve compliance with new State Density Bonus provisions of AB 2345 upon adoption of this Housing Element.
Responsibility: Community Development Department
Funding: General Fund
Timeframe: Ongoing, as projects are proposed; 2024 for City products and compliance Program 2-3 Inclusionary Housing
(Source: Previous Program 2-2 – Affordable Housing Requirements) Continue to enforce Chapter 17.31, Affordable Housing Requirements, to encourage development of very low, low, and moderate income units in conjunction with market rate development.
Responsibility: Community Development Department
Funding: General Fund
Timeframe: On-going
Program 2-4 Accessory Dwelling Units (ADUs)
(Source: Previous Program 2-3 – Second Dwelling Units)
Incentivize and promote the development of accessory dwelling units (ADUs) and junior accessory dwelling units (JADUs) by providing technical assistance and resources for their development and rental through the following actions:
Administrative Draft for PC/CC Joint June 14, 2022, Housing Element Update Workshop • Maintain ADU webpage with accessible information, a simple application, and contact information for questions about and assistance with accessory dwelling units. • Partner with and/or fund regional organizations that provide technical assistance, including site evaluations, for the development of ADUs and JADUs, and landlord/tenant support, such as the Napa Sonoma ADU Center and Homes for Sonoma. Share resources provided by these organizations, including webinars and technical assistance programs, through the City webpage, newsletter, and social media.
• Facilitate the development of JADUs by developing promotional materials specific to JADUs and their funding and making these available on the City’s ADU webpage. • In partnership with regional organizations, promote and publicize new allowances for ADUs and JADUs to the public, including place-based promotion for locations with higher income eligibility limits for the CalHFA ADU grant program
• Reduce penalties for existing unpermitted units, and establish a process to legitimize such units.
Promote and publicize program through City website and social media to encourage people with unpermitted units to bring these homes up to code.
• Annually report out on the City’s successes in the production of ADUs and JADUs with the City’s APR.
• Review ADU production three years into the planning period and compare with Housing Element projections. If actual production is below the projected level, and the City is not meeting its RHNA targets proportional to the duration of the planning period, provide a small grant program to assist eligible residents with costs associated with permit processing or implement other cost-reducing measures to increase ADU development as the budget allows.
Responsibility: Community Development Department
Funding: General Fund
Timeframe: 2024
Program 2-5 Cottage Housing
(Source: New Program)
Continue to promote the Cottage Housing Ordinance established in the 5th Housing Element Cycle to incentivize smaller units and increase the supply of missing middle housing. The City shall:
• Review the success of the Cottage Housing Ordinance on an annual basis and report unit counts as part of the APR.
• Assess programmatic constraints with outreach to developers utilizing the ordinance no less than twice per Housing Element planning period.
• Pursue streamlining provisions with a supplemental ordinance utilizing SB 10 framework.
Responsibility: Community Development Department
Funding: General Fund
Timeframe: Annually
Program 2-6 Emergency Shelters, Transitional Housing, and Supportive Housing (Source: Previous Program 2-4)
The City will work through the Continuum of Car and County to support funding for the provision of emergency shelters, transitional housing, and supportive housing to provide housing for persons experiencing and at-risk of homelessness. The City shall:
Administrative Draft for PC/CC Joint June 14, 2022, Housing Element Update Workshop • Permit permanent supportive housing with by-right streamlining provisions in multifamily, mixed-use, and nonresidential zones pursuant to AB 101 and AB 2167. • Continue participation in the mental health crisis response (SAFE) Program, or a similar program, to defer police calls to an alternative response from mental health professionals.
Responsibility: Community Development Department and Cotati Police Department Funding: General Fund
Timeframe: Land Use Code revisions adopted concurrently with the Housing Element Goal H-3 Affordable, Attainable & Accessible Housing
Expand Affordable Housing Opportunities for Lower Income Households and Persons with Special Housing Needs, including Seniors, Disabled Persons, Developmentally Disabled Persons, and Homeless Persons and Families
Policy H-3-1: Ensure that the City’s development standards encourage development of a range of housing types, including multifamily, mixed use, high density residential, accessory dwelling units, cottage housing units, and single-family units; implement objective design and development standards in triannual building code review; and incentivize production of lower income housing. (Source: Previous Policy H-3.1)
Policy H-3-2: Provide incentives for discretionary affordable housing development that address community priorities, including density bonuses, expedited processing, relaxation in development standards through the use of concessions and incentives, and either reduction, delay, or waiver of fees when financially feasible. (Source:
Previous Policy H-3.2)
Policy H-3-3: Continue to provide density bonuses to eligible projects as required by Government Code Section 65915, including projects that meet the minimum amount of total units affordable to very low and low income households or provide units restricted to occupancy for senior households. (Source: Previous Policy H-3.3)
Policy H-3-4: Seek and utilize available County, State and Federal programs and other funding sources that provide housing opportunities for extremely low, very low, low, and moderate income and special needs households. (Source: Previous Policy H-3.6) Policy H-3-5: Encourage housing for large and intergenerational families, including through the promotion of accessory dwelling units. (Source: Previous Policy H-3.7) Administrative Draft for PC/CC Joint June 14, 2022, Housing Element Update Workshop Policy H-3-6: Continue to facilitate accessible universal design in new housing development and eliminate further barriers to safe and accessible housing for people with disabilities. (Source: Previous Policy H-3.8)
Policy H-3-7: Coordinate with regional and local service groups to facilitate linkages between at-risk individuals and families, and organizations that provide support services, such as rapid re-housing programs, house share programs, and services for the homeless. (Source: Previous Policy H-3.9)
Program 3-1 Zoning for a Variety of Housing Types
(Source: Previous Program 3-1, Addresses Government Code 65583 and 65583.2) As part of development project review and processing, provide incentives for affordable housing that addresses communities priorities, including housing affordable to extremely low income households, and special needs housing, including: density bonuses, expedited processing, relaxation in development standards (e.g., reduced minimum lot sizes or setbacks, increased height limitations, reduced openspace requirements, reduced parking requirements), and either reduction, delay, subsidy or waiver of fees when financially feasible, and fast-tracked applications. Incentives shall include those identified above and by the Land Use Code and this Housing Element.
The City will review all City Zoning Codes and plans to determine if changes are needed to comply with State laws related to transitional housing, supportive housing, group homes, Low Barrier Navigation Centers, and Accessory Dwelling Units.
City staff will bring forward Municipal Code amendments to address recent changes to State law including, but not limited to the following:
• Allow Permanent Supportive housing, as defined in Government Code Section 65650, to be a byright use in all zones where multifamily and mixed-uses are permitted. (AB 2162) • Allow Low Barrier Navigation Centers to be a by-right use in zones where multifamily and mixeduses are permitted, including the nonresidential zones where multifamily is permitted. (Government Code 65660)
• Allow employee housing for six or fewer employees to be treated as a single-family structure and permitted in the same manner as other dwellings of the same type in the same zone, as required by CA Health and Safety Code Sections 17021.5 and 17021.6. • Amend Density Bonus ordinance for consistency with Government Code 65915, as amended by AB 2345, including updated parking standards for residential projects. • Provide new minimum concessions and parking requirements from Government Code 65915, within the Zoning Code to provide clear standards and expectations for potential developers. • The City will complete any legally permissible amendments to Specific Plans to ensure compliance with State laws related to transitional housing, supportive housing, group homes, Low Barrier Navigation Centers, and Accessory Dwelling Units.
Responsibility: Community Development Department
Funding: General Fund
Administrative Draft for PC/CC Joint June 14, 2022, Housing Element Update Workshop Timeframe: Land Use Code revisions adopted concurrently with the Housing Element; amend remaining plans regulating land use by June 2024
Program 3-2 Funding for Affordable and Special Needs Housing (Source: Previous Program 3-3)
Continue to seek available funding for lower income and special needs housing to provide affordable housing and special needs housing that addresses the City’s priorities. Funding for housing shall include the following actions:
• Support applicants for County, State, Federal, or other funding applications for affordable (extremely low, very low, and low income) and special needs (seniors, homeless, at-risk of homelessness, large households, disabled persons, developmentally disabled persons, femaleheaded households, agricultural workers etc.) housing programs, including the Affordable Housing Innovation Program funds, BEGIN, CalHome, Emergency Housing and Assistance Program Capital Development, Housing Related Parks Program, Low Income Housing Tax Credits Multifamily Housing Program – General and Supportive Housing Components, Predevelopment Loan Program, and Transit-Oriented Development Housing Program. Prioritize funding for projects that provide a significant percentage of units to serve the City’s extremely low income, very low income, transitional/supportive, senior, or large family housing needs. • Continue the Housing Fund, with contributions collected from private and public sources to implement and/or supplement the City's housing programs. Use the Housing Fund to make housing available to very low to moderate-income Cotati residents, with an emphasis on very low and low income units, very low and low income units for large families, affordable senior housing, and transitional/supportive housing.
Responsibility: Community Development Department, Sonoma County Community Development Commission (CDC)
Funding: Housing Fund and/or various County, State, Federal or other funding sources.
Timeframe: On-going, with annual application for County CDBG and HOME Funds and other state and federal funds, when appropriate and available Program 3-3 Cohousing
(Source: Previous Program 3-5 – Senior Shared Housing Programs) Pursue the allowance of cohousing (complete units with shared spaces and amenities), particularly for seniors and students, in residential and mixed-use zones if adequate parking and infrastructure can be provided.
Responsibility: Community Development Department
Funding: General Fund
Timeframe: Land Use Code revisions adopted concurrently with the Housing Element Administrative Draft for PC/CC Joint June 14, 2022, Housing Element Update Workshop Program 3-4 Maintain Adequate Staff
(Source: Previous Program 3-6)
Continue to maintain adequate staff in the Planning Department to process and review housing development applications in a timely manner and to implement the housing programs contained in this Element, through the following actions:
• Coordinate with ABAG/MTC and the Sonoma County Community Development Commission to supply contract planners and supplemental staff services to facilitate the production, protection, monitoring, and preservation of housing in the City.
• Formalize the role of Housing Administrator or Coordinator as a duty of in-house staff and/or a third-party administrator, as funding allows.
• Augment staff capacity with consultants as deemed necessary to execute City Housing goals.
Responsibility: Community Development Department
Funding: General Fund and any available grant funds for housing programs Timeframe: On-going
Program 3-5 Housing Choice Vouchers
(Source: Previous Program 3-7 – Tax-Exempt Financing)
The Section 8 Housing Choice Voucher Program is a federal subsidy program that helps families afford market-rate, private rental housing. Furthermore, landlords housing Section 8 tenants benefit from federally guaranteed rental income. Under State law (SB 329 and SB 222), landlords in California are legally required to accept rental applications from applicants using Section 8 and VASH vouchers and other forms of rental assistance.
• The City shall continue to require developers utilizing tax-exempt financing to include language in agreements with the City permitting persons and households eligible for HUD Section 8 rental assistance or Housing Voucher Folders to apply for below-market-rate units provided in the development.
• The City shall provide information on the City’s website regarding the Section 8 Housing Choice Voucher Program, including income eligibility, landlord resources, and a link to the Section 8 application hosted by the Sonoma County Community Development Commission. • The City shall monitor the status of Section 8 waiting list on a quarterly basis and issue a citywide notification via the City’s mailing list upon periodic opening of the waiting list.
Responsibility: Community Development Department
Funding: General Fund and any available grant funds for housing programs Timeframe: On-going; quarterly monitoring
Administrative Draft for PC/CC Joint June 14, 2022, Housing Element Update Workshop Program 3-6 Review Processing Fees
(Source: Previous Program 3-8)
• Pursue use of Housing Fund dollars to subsidize the development impact fees of extremely low, very low, and low-income units.
• Ensure compliance with SB 330 (Housing Accountability Act), and adherence to streamlining deadlines, thereby reducing the overall cost of housing developments by mitigating unnecessary delays.
• Ensure compliance with AB 602, as detailed in Program 6-4.
Responsibility: Community Development Department
Funding: General Fund and any available grant funds for housing programs Timeframe: During fiscal year 2022/23, prior to June 30, 2023.
Program 3-7 Prohousing Designation
(Source: New Program, added to address community priorities and statutory objectives) Through addressing constraints to development and fair housing opportunity, the City will strive to receive the Prohousing Designation from the California Department of Housing and Community Development.
Receiving this designation will provide the City an advantage in applications for competitive funding sources, including the Infill Infrastructure Grant and funding from the Affordable Housing and Sustainable Communities Program.
The City will review its implemented policies and programs within one year of Housing Element adoption to determine its eligibility for the Prohousing Designation Program. If eligible, the City will apply to receive the Prohousing Designation by 2025.
Responsibility: Community Development Department
Funding: General Fund and any available grant funds for housing programs Timeframe: 2025
Goal H-4 Affirmatively Furthering Fair Housing
Promote Housing Opportunities for All Persons Regardless of Race, Gender, Age, Marital Status, Ancestry, National Origin, Color, or Sexual Orientation
Policy H-4-1: The City will work to eliminate all unlawful discrimination in housing with respect to age, race, gender, sexual orientation, marital or familial status, ethnic background, disability, medical condition, or other arbitrary factors, so that all residents can obtain decent housing throughout the City. (Source: Previous Policy H-4.11)
Program 4-1 Anti-Displacement Actions
(Source: New Program, Addresses AB 686)
Lower and moderate-income renters are at increased risk of displacement. The City shall take measures to reduce the risk of displacement through the City, especially in areas of increased investment and development, through the following actions:
Administrative Draft for PC/CC Joint June 14, 2022, Housing Element Update Workshop • Pursue grant opportunities to create a residential rehabilitation program for lower income residents. Work with the Community Development Commission to apply for HOME, CalHome, and CDBG funds, as well as promote Section 504 Home Repair Program loans and grants to provide housing rehabilitation loans and weatherization services for income-eligible households to improve living conditions.
• Explore a Condominium Conversion ordinance to limit the loss of rental housing stock, as applicable.
• Continue to promote programs for housing stability and eviction prevention. Prepare a directory of trusted community partners willing to promote these programs. Utilize these partnerships to share resources in a culturally sensitive manner and incorporate place-based outreach. • When implementing Program 1-6 to convert market-rate properties to deed-restricted affordable, prioritize developments subject to a higher likelihood of displacement.
Program 4-2 Housing Discrimination Complaints
(Source: Previous Program 4-1)
The City shall take measures to distribute information regarding fair housing rights, programs, and complaint procedures through the following actions:
• Refer fair housing complaints to service providers including Legal Aid of Sonoma County and Fair Housing of Sonoma County, which provide free fair housing information and assistance to all residents of Sonoma County.
• Continue to address fair housing issues through participation, through the Urban County or other sources, in Fair Housing Sonoma County and Fair Housing of Marin (organizations that provide assistance for housing discrimination complaints and tenant/landlord mediation).
Responsibility: Community Development Department
Funding: General Fund
Timeframe: On-going; check public counter weekly to ensure that fair housing brochures are available to the public
Program 4-3 Nondiscrimination & Fair Housing Information (Source: Previous Programs 4-2 & 4-3)
The City shall take measures to provide and publicize information regarding fair housing programs, housing rights, and complaint procedures, including the following actions:
• Include nondiscrimination clauses in rental agreements and deed restrictions for housing constructed with City assistance.
• Require bilingual (English/Spanish) availability of rental agreements by 2025. • Continue to maintain an inventory of existing affordable rental housing and affordable ownership opportunities and programs on the City website.
• Continue to provide information regarding equal housing opportunity laws and the City's equal housing opportunities procedures to the public at City Hall, the Police Department and the City’s website. Include information about Fair Housing of Sonoma County to ensure residents with grievances can connect to the appropriate agencies and services. • Continue to maintain an inventory on existing affordable rental housing and affordable homeownership opportunities and programs on the City website.
Responsibility: Community Development Department
Administrative Draft for PC/CC Joint June 14, 2022, Housing Element Update Workshop Funding: General Fund
Timeframe: On-going; check public counter weekly to ensure that fair housing brochures are available to the public
Program 4-4 Reasonable Accommodation
(Source: Previous Program 3-4)
Ensure that reasonable accommodation is provided for persons with disabilities, including developmental disabilities, through the following actions:
• Ensure that requests for reasonable accommodation are over the counter, fast, and free. Conduct a biannual review of the City’s regulations, procedures, and processes to ensure that reasonable accommodation is provided for disabled persons.
• If barriers to reasonable accommodation are identified, undertake appropriate revisions to address the issue within six months, or prioritize as funding allows.
Responsibility: Community Development Department
Funding: General Fund
Timeframe: Land Use Code revisions adopted concurrently with the Housing Element; annual review conducted by April 1
Program 4-5 Limit Code Enforcement Activities
(Source: Previous Program 1-4 – Addresses AB 686)
Continue to prioritize residential code enforcement activities on situations that pose an immediate threat to public health and safety. Such activities do not include minor alterations made to residences without benefit of permit when such alterations are made to accommodate a special need or disability of the resident(s), or for interior alterations made to allow or honor the residents’ cultural needs or practices, unless those alterations pose an immediate threat to the safety of the residents or neighborhood. In instances of health and safety requiring significant repair, connect residents and property owners with rehabilitation programs and legal assistance. Ensure that Code Enforcement representatives receive training for cultural sensitivity and allow adequate capacity for services to be conducted.
Responsibility: Community Development Department
Funding: General Fund
Timeframe: On-going
Program 4-6 Culturally Appropriate Facilitation and Involvement (Source: New Program – Addresses AB 686)
Facilitate the involvement of underrepresented residents, businesses, and organizations in all aspects of the planning process, utilizing culturally appropriate approaches to public participation and involvement.
Require affordable housing providers to conduct outreach to historically underrepresented populations, including people of color, when affordable housing programs are being marketed.
Responsibility: Community Development Department
Funding: General Fund
Timeframe: On-going
Administrative Draft for PC/CC Joint June 14, 2022, Housing Element Update Workshop Administrative Draft for PC/CC Joint June 14, 2022, Housing Element Update Workshop Goal H-5 Community Engagement
Ensure Public Participation in the Development of the City’s Housing Policies
H-5-1 Encourage and facilitate public participation in the formulation and review of the City's housing and development policies. (Source: Previous Policy H-6.1) Program 5-1 Annual Report
(Source: Previous Program 6-1)
Prepare an Annual Report to the City Council in the format approved by HCD which describes 1) implementation of Housing Element programs to date, 2) the amount and type of housing activity as related to the Housing Element’s goals, policies, and programs, 3) an updated summary of the City's housing needs, and 4) other housing information as described in these Goals. Submit this report to the Department of Housing and Community Development by April 1 of each year.
Responsibility: Community Development Department
Funding: General Fund
Timeframe: Provide annual report to City Council in the first quarter of each year and submit to HCD by April 1
Program 5-2 Workshops and Public Hearings
(Source: Previous Program 6-2)
Facilitate workshops and public hearings to provide the public, housing developers, and service providers with an opportunity to review and discuss proposed changes to the City’s Housing Element.
The City shall continue to hold informational presentations on evolving housing regulations and opportunities annually with the APR.
Responsibility: Community Development Department
Funding: General Fund
Timeframe: On-going
Program 5-3 Stakeholder Engagement
(Source: Previous Program 3-2 – Planning for Affordable and Special Needs Housing) In addition to engaging the current and future residents and workforce of Cotati, to engage stakeholders directly involved in housing, the City shall:
• Establish an open request for qualified applicants and notify local and regional housing developers upon the availability of surplus public lands, and reach out to a list of at least 20 local and regional developers upon such availability.
• Participate in housing stakeholder workshops or Housing Fairs that includes housing developers, property managers, community leaders, advocates, and special needs group stakeholders. The workshop is intended to identify potential housing projects, priorities, and funding opportunities.
Pursue participation in events with active housing developers, community organizations, and neighboring jurisdictions such as Rohnert Park or other non-entitlement jurisdictions of the Sonoma County Community Development Commission as applicable.
Responsibility: Community Development Department
Funding: General Fund
Administrative Draft for PC/CC Joint June 14, 2022, Housing Element Update Workshop Timeframe: On-going
Program 5-4 Accessible & Transparent Information
(Source: New, Addresses AB 602, SB 319)
The City will increase accessibility and transparency of housing development standards and opportunities and meet the new transparency and development fee requirements of AB 602 and SB 319 by implementing the following actions:
• Post all required information about development standards and fees on the City’s website. • Ensure compliance with AB 602 requirements for new development impact fee studies and publicizing resulting fees.
• Create and publish a summary that identifies the sites on the City’s Sites Inventory and make the summary available online in map format. Provide site-specific development information and support whenever possible to provide a clear development process for interested housing developers.
Responsibility: Community Development Department
Funding: General Fund
Timeframe: On-going
Quantified Objectives
One of the requirements of State law (California Government Code Section 65583(b)) is that the Housing Element contain quantified objectives for the maintenance, preservation, improvement, and development of housing. The quantified objectives set a goal for Cotati to achieve based on needs, resources, and constraints. State law recognizes that the total housing needs identified by a community may exceed available resources and the community’s ability to satisfy this need. Under these circumstances the quantified objectives need not be, and are not intended to be, identical to the total housing needs.
The quantified objectives shown in Table1 represent goals. They are estimates based on past experience, anticipated funding levels, and anticipated housing market conditions. The quantified objectives are not designed to be minimum requirements. Rather, they are based largely upon implementation programs that have measurable outcomes. However, the Housing Element contains several policies and implementation programs that reduce barriers and create opportunities for affordable housing. These policies and programs assist in meeting the City’s housing needs but are more qualitative in nature and are difficult to quantify.
Table 1 Summary of Quantified Objectives
City of Cotati, 2023-2031
Program Types Extremely LowIncome
Very LowIncomeLow-Income ModerateIncomeAboveModerate Income
Administrative Draft for PC/CC Joint June 14, 2022, Housing Element Update Workshop New
Construction
20 19 19 26 98
Preservation of
Affordability
7 7 8 6 0
Rehabilitation 1 1 1 0 0
Conversion 0 0 0 0 0
ADUs/JADUs 3 4 7 7 3
Total 30 30 34 39 101