Cotati City Council
Agenda Staff Report
Item type: PUBLIC HEARINGS (ACTION)
To: City Council
Subject: Consideration of a resolution granting approval of design review and a cottage housing development plan to allow the construction of four primary residential units and two accessory dwelling units (ADUs) at 902 East Cotati Avenue.
Date: February 14, 2023
Written by: Jon-Paul Harries, Senior Planner
Recommendation
It is recommended by the Community Development Department staff and Planning Commission that the City Council adopt the attached resolution granting approval of design review and a cottage housing development plan to allow the construction of four residences and two ADUs at 902 East Cotati Avenue.
Project Description
The project applicant is proposing to demolish an existing dilapidated single-family home located at 902 East Cotati Avenue and construct a cottage housing development consisting of four market-rate primary dwelling units and two ADUs. The primary units are proposed to range in size from 1,034 to 1,291 square feet, and the ADUs are proposed to each be 500 square feet in size. As shown on the attached plans (Exhibit A), the development will consist of two two-story buildings facing a central common courtyard, with each building containing two residential units, garaged parking, and an accessory dwelling unit. A central pervious driveway provides access to the development from East Cotati Avenue.
A primary aspect of the project is that it proposes to take advantage of the city’s provisions that allow cottage housing developments to double the allowable density normally permitted in the relevant zoning district if certain development features are incorporated into the project. These features include, but are not limited to, clustering housing units (not exceeding 1,600 square feet in size) around a common open space that provides shared amenities and at least 500 square feet of open space per primary residential unit, and providing 400 square feet of private open space per unit, porched entries, pedestrian walkways, pervious ground surfaces, EV vehicle charging facilities, and energy efficient buildings.
The project is located on a 10,000 square-foot parcel located within the NM (Neighborhood, Medium Density) zoning district. The NM zoning district normally allows for a minimum density of eight units per acre and a maximum density of ten units per acre, which would limit the development potential of this property to two primary residential units and two ADUs, provided no other provisions, such as the state density bonus program, were included in the project. The four proposed primary units can be permitted provided the City Council approves design review and the attached plans that form the cottage housing development plan.
Site Plans
Project Vicinity
Background
Prior to this project, there were no planning matters that involved the subject property. The site is flat with several trees and is currently developed with a dilapidated single-family home that was constructed in 1952. Four trees that were either causing damage to the sidewalk or were diseased/dying were authorized for removal by the city in 2021.
On July 27, 2021, the City Council adopted the cottage housing ordinance. This proposed project would be the first application for a cottage housing development since adoption of the ordinance.
Section 17.42.125 of the Cotati Municipal Code cites that the cottage housing ordinance is intended to achieve the following objectives:
1. Promote a variety of housing choices to meet the needs of a population diverse in age, income, household composition, and individual needs;
2. Provide opportunities for more affordable housing choices within single-family neighborhoods and the community;
3. Encourage creation of functional usable open space in residential communities;
4. Promote neighborhood interaction and safety through design;
5. Ensure compatibility with neighboring land uses and surrounding properties; and
6. Provide opportunities for infill development that support the city’s growth management goal of more efficient use of land.
Planning Commission Hearing and Decision
On January 17, 2023, the Planning Commission conducted a public hearing on this item. At the hearing no written or verbal comments were received in opposition to the proposed project. In general, it was the Planning Commission’s position that the project was well designed and compatible with surrounding development. The major issues discussed concerned the trash/recycling/compost bins and how pick-up would occur, and parking for the ADUs.
Staff noted that the bins would be shared bins and stored in covered areas beneath the stairs of each building. The project was conditioned to require the applicant to work with Recology to determine where bin collection would occur – either along East Cotati Avenue or within the development.
Staff also noted that the development provides eight parking spaces for the primary units (two each) and one guest parking space, for nine total parking spaces. State law prevents the city from requiring parking for ADUs in this location. Most likely the ADU parking will be a tandem arrangement in the driveway or within the guest parking space. Because all the units will be rentals and not individually owned, it is possible that some of the garaged parking could be used by the ADUs if offered by management. Alternatively, if the vehicles cannot park within the development, they will probably park on Santero Way or Lancaster Drive.
Analysis/Discussion
Land Use
The General Plan Land Use designation for this site is MDR – Medium Density Residential, which applies to areas suitable for single-family attached and detached units, duplexes, multifamily housing, and neighborhood retail. Densities of up to 10 dwelling units per acre are allowed in the MDR designation. The zoning designation for the property, NM – Neighborhood, Medium Density, implements the MDR land use designation. Multifamily housing projects up to nine units are a permitted use. Cottage housing is a permissible use in the NM zoning district provided the cottage housing provisions set forth Section 17.42.125 of the code are adhered to.
Land uses surrounding the subject property are predominately multifamily or small-lot detached single-family (Breen Way) uses, with a couple commercial uses fronting East Cotati Avenue to the north and east. The Cotati SMART station is located approximately 500 feet to the east.
Aerial Image of Site
The proposed project is consistent with the uses envisioned for the General Plan’s MDR land use designation, is allowed by the NM zoning district, and is compatible with the adjacent multifamily and small-lot single family uses. The project’s proximity to the SMART train also supports the proposed increase in density.
Design Review
Staff reviewed the proposal and determined that the following findings to approve design review can be made:
a. The project complies with Section 17.62.040 of the Land Use Code; and b. Provides architectural design, building massing and scale appropriate to and compatible with the site surroundings and the community; and c. Provides attractive and desirable site layout and design, including building arrangement, exterior appearance and setbacks, drainage, fences and walls, grading, landscaping, lighting, signs, etc.; and
d. Provides efficient, safe, and visually attractive public access, circulation and parking; e. Provides appropriate open space and landscaping, including the use of water-efficient landscaping, and native plants where appropriate; and
f. Addresses impacts on city services, traffic flows and patterns, and environmental considerations in a manner that ensures maximum protection, efficiency and enhancement for the immediate area and the city as a whole; and g. Is consistent with the General plan; and
h. Complies with any applicable city design guidelines, design standards, and/or design review policies.
Staff Response: As conditioned, the proposed project conforms to all design and development standards for housing projects located in the NM (Neighborhood, Medium Density) zoning district, as provided in the Cotati General Plan and Cotati Municipal Code, including all requirements for cottage housing projects set forth in Section 17.42.125 of the municipal code.
No variances are required to approve the project.
The layout of the site has been developed with the goal of achieving a well-designed development that maximizes the number of allowable housing units while incorporating the cottage housing design requirements for private and common open space, porches, shared amenities, energy efficiency, lot coverage, and pervious surfaces. The architectural style is like that of neighboring developments (primarily multifamily and small-lot single-family), and is comparable in density, structure massing, and height. The project includes an attractive landscape and irrigation plan composed of native and predominantly low-water plants.
The development is accessed by a single shared driveway constructed with pervious materials and the project conforms to the city’s parking standards that require two parking spaces per primary residential unit and at least one guest parking space.
Cottage Housing Consistency
The proposed project complies with the provisions for cottage housing projects and includes the following cottage housing features:
• Primary dwelling units are less than 1,500 square feet in size • Units face the common open space
• Provides 2,004 square feet of common open space (2,000 sf total required) • Provides 415 to 440 square feet of private open space per unit (400 sf each required) • Pervious driveway and drive court
• Usable covered entry porches greater than 80 square feet in size • Electric vehicle charging in at least two primary units and the guest parking space • Solar with capacity to support at least 50% of the anticipated energy use • Covered and screened trash, recycle and compost bins
General Plan Consistency
The project site and adjacent parcels are designated MDR – Medium Density Residential by the Cotati General Plan and contain development that is similar to the scale and density of the proposed project. Across East Cotati Avenue there is a single parcel designated GC – General Commercial, and other properties located within the City of Rohnert Park. The Rohnert Park properties are developed with multifamily structures with higher densities similar to Cotati’s higher-density land use areas designated HDR – High Density Residential.
The following General Plan policies, goals and objectives are particularly appliable to the proposed project:
Policy CON 3.3: Promote the use of alternative energy sources in new development. Policy CON 3.6: Ensure that street layout and design minimizes the use of pavement to the greatest extent feasible in order to reduce cooling energy needs.
Policy H-2.10: Continue to facilitate, and encourage, the construction of second dwelling units pursuant to the City's Second Unit Ordinance.
Policy H-2.12: Encourage housing development on existing infill sites in order to efficiently utilize existing infrastructure.
Objective LU 1B: Ensure that new growth is focused around existing development and does not facilitate the inefficient extension of city services.
Objective LU 1C: Encourage and, when possible, prioritize development of infill and underutilized sites within mostly developed areas, in order to minimize the premature extension of infrastructure.
Policy LU 2.4: Maintain the character of existing neighborhoods by ensuring new development is compatible in style, size, color, and footprint with the existing residences in the neighborhood.
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 2.6: Require new residential development to be consistent with the small-town character of Cotati and designed and landscaped in an aesthetically pleasing and sustainable manner.
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.
Financial Considerations
There are no direct financial impacts to the city’s general fund associated with this project. Staff and consultant time required to analyze and review project applications, including future building permit applications, are completely covered by the project applicant.
Environmental Issues
City staff 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 program level analysis prepared for the City of Cotati General Plan and its EIR. The project is consistent (pursuant to CEQA Guidelines Section 15168) with the program level EIR (City of Cotati General Plan), which anticipated development of this site in the form presented. Furthermore, the proposed Project is an urban infill development project meeting the provision of Categorical Exemption Class 32, as set forth in CEQA Guidelines Section 15332. Therefore, no additional environmental documentation is required.
Attachments:
EXHIBIT A - Cottage Housing Development Plan - 902 E. Cotati Ave (PDF) EXHIBIT B - Resolution PC-2023-1_902 E Cotati Ave (PDF) EXHIBIT C-Public Comments (PDF)