Attachment B: DSP Land Use/Zoning Code Amendments
Section Code Chapters with Redline Markup
17.20 Zoning Map
17.20.030
Purposes of
the zoning
districts.
D. Downtown Specific Plan (DSP) Districts
The Downtown Specific Plan permits a mix of ground floor commercial (office, government, retail, and services) uses with frontages toward the Old Redwood Highway and La Plaza Park with offices and residential (town homes, studios, or live work) uses above commercial, or residential only projects. Buildings with frontages facing other streets may develop with the same uses or mix of uses, or residential only projects, and may be between one and two stories subject to the Downtown Specific Plan objective designs, forms, and zone district densities detailed below and the streamlined, ministerial review process consistent with state regulations and objective residential design guidelines (Cotati Municipal Code Chapters 17.39 and 17.42 and Downtown Specific Plan design principles).
1. Historic Core (HC). The Historic Core district implements the Downtown Specific Plan General Plan designation and includes the portions of the Cotati downtown located south of La Plaza along both sides of Old Redwood Highway to the southern plan boundary. This area is intended to maintain its smaller scale pedestrian orientation, with building facades located primarily at the back of the public sidewalk. The historic character of existing buildings is to be preserved, and new buildings are to be designed to be compatible with the historic character. The allowable residential density is up to 12 units per acre. Allowable land uses include ground floor commercial facing Old Redwood Highway Office and residential uses may be permitted above or on the ground floor on other streets as shown in the regulating plan and consistent with the city of Cotati zoning code. Facade renovation and/or restoration is encouraged. The HC district is subject to the applicable historic code regulations of the city’s land use codes.
2. La Plaza (LP). The La Plaza district implements the Downtown Specific Plan General Plan designation and includes the historic La Plaza Park, and properties along La Plaza Street surrounding the original park site. Policies and programs related to restoration and enhancement of the park facilities are included in the specific plan. The allowable residential density is up to 19 units per acre. Properties around the park are intended to provide for small-scale ground floor retail with some office and restaurant uses that are highly compatible with the residential above, emphasizing opportunities for business operators to live above their workspaces. Buildings are intended to emphasize small-scale ground floor pedestrian oriented storefronts or frontages, with upper floor office or residential uses. The LP district is subject to the applicable regulations of the city’s land use codes.
3. Northern Gateway (NG). The Northern Gateway district implements the Downtown Specific Plan General Plan designation and includes properties on both sides of Old Redwood Highway north of the La Plaza district to the southern boundary of the Commerce Avenue district. This area is intended for a new mixed-use core, accommodating a wide variety of retail, restaurants and entertainment uses, with offices and primarily residential above. The allowable residential density is up to 9 units per acre. Buildings are intended to emphasize ground floor pedestrian-oriented storefronts, with upper floor office or residential uses. The NG district is subject to the applicable regulations of the city’s land use codes.
Section Code Chapters with Redline Markup
4. Commerce Avenue (CA). The Commerce Avenue district implements the Downtown Specific Plan General Plan designation and includes properties on the east side of Old Redwood Highway across from the Highway 101 right-ofway and up to the north city limits adjacent to the entrance to Highway 101. This area is intended to accommodate a variety of land use types ranging from automobile-oriented uses that serve the traveling public, to retail, office and residential uses. The allowable residential density is up to 12 units per acre. These regulations are intended to encourage pedestrian-oriented site and building design, but the area can also accommodate automobile-oriented development. The CA district is subject to the applicable regulations of the city’s land use codes.
Chapter 17.22 Allowable Land Uses
Table 2-2 Allowable Land Uses and Permit Requirements for Low Density and Neighborhood Zones Table 2-2
Allowed Land Uses and Permit Requirements for Low Density and Neighborhood Zones P Permitted Use, Zoning Clearance required
MUP Minor Use Permit required
UP Use Permit required
S Permit requirement set by Specific Use Regulations
– Use not allowed
Section Code Chapters with Redline Markup
Permit Required by District
Land Use(1)
OSC OSR RR RVL NL NM NU Specific Use
Regulations
Agricultural and Open Space Uses
Agricultural accessory structure UP UP P P – – – 17.42.020 Animal keeping S S S S S S S 17.42.040
Crop production, horticulture, orchard, vineyard(5) – UP UP UP – – – 17.42.240 Market garden – – P P P P P 17.42.230, 17.42.240
Plant nursery – UP UP – – – –
Winery, small scale – – UP(2) – – – –
Industry, manufacturing and processing,
wholesaling – – – – – – –
Artisan/craft product manufacturing – UP UP(3) – – – –
Recreation, Education and Public Assembly Uses
Community garden(5) – UP P P P P P 17.42.220, 17.42.240 Equestrian facility – UP UP – – – –
Meeting facility, public or private – MUP – – UP UP UP
Park UP P P P P P P
Playground – P P P P P P
Private residential recreation facility – – – UP UP UP UP School – Elementary, middle, secondary – – – UP UP UP – Residential Uses
Accessory dwelling unit – – P P P P P 17.42.170
Caretaker quarters UP UP – – – – –
Section Code Chapters with Redline Markup
Cottage housing – – – – S S S 17.42.125
Home occupation – – P P P P P 17.42.080
Junior accessory dwelling unit – – P P P – – 17.42.170
Low Barrier Navigation Center - - - - - - -
Mobilehome park – – UP UP UP UP UP 17.42.110
Mobile/manufactured home – – P P P P P 17.42.110
Multifamily housing, 2 units – – – – UP P P 17.42.120
Multifamily housing, 3 or 4 units – – – – – P P 17.42.120 Multifamily housing, 5 to 9 units – – – – – P P 17.42.120 Multifamily housing, 10 or more units – – – – – – P 17.42.120 Multifamily housing, up to 100 units with 25%
affordable
– – – – – – P 17.42.120
Organizational house (sorority, monastery, etc.) – – – – – – UP Residential accessory use or structure – – P P P P P 17.42.160 Residential care facility for the elderly (RCFE) – – UP UP UP UP UP Residential care, 11 or more clients – – UP UP UP UP UP Residential care, 6 or fewer clients, in a singlefamily dwelling– – P P P P P Residential care, 7 to 10 clients – – UP UP UP UP UP
Residential component of a mixed use project – – – – UP UP UP 17.42.100 Rooming or boarding house – – – – – – UP
Single-family dwelling – – P P P UP(4) UP(4)
Supportive Housing - - - - - P P
Section Code Chapters with Redline Markup
Retail Trade
Accessory retail and services – – – – UP UP UP
Convenience store, 1,200 sq. ft. or less – – – – UP UP UP Farmers Market(5) – UP – – – – –
Garden Stand – – P P P P P 17.42.130, 17.42.230
Produce stand(5) – UP UP UP – – – 17.42.130
Services – Business and Professional
Medical services – Extended care – – – – – UP UP
Office – Accessory – P P P P P P
Services – – – – – – –
Adult day care – 6 or fewer clients – – P P P P P
Adult day care – 7 to 14 clients – – UP UP UP UP UP
Adult day care – 15 or more clients – – UP UP UP UP UP
Child day care – Small family day care home – UP P P P P P Child day care – Large family day care home – – P P P P P 17.42.060 Child day care – Day care center – UP – – – UP UP 17.42.060 Kennel, animal boarding – – UP – – – –
Lodging – Bed and breakfast inn (B&B) – – UP UP – – – 17.42.050 Personal services – 1,000 sq. ft. or less – – – – – UP UP Public safety facilities – – UP UP UP UP UP
Transportation, Communications and Infrastructure
Electric vehicle charging station(5) P P P P P P P 14.38 Solar collector S S S S S S S 17.30.084
Section Code Chapters with Redline Markup
Windmills – – UP – – – – 17.42.190
Key to Zoning District Symbols
OSC Open Space – Conservation NL Neighborhood – Low Density OSR Open Space – Recreation NM Neighborhood – Medium Density RR Rural Residential NU Neighborhood – Urban
RVL Residential, Very Low Density
Notes:
(1) See Article 9 of this title for land use definitions. (2) May be approved only in conjunction with an on-site vineyard of three acres or larger. (3) May be approved only on a site of three acres or larger. (4) Use permit approval shall require that the review authority first find that the location of a proposed single-family dwelling on a parcel that may be further subdivided will not preclude future subdivision and development in compliance with the general plan.
(5) Permitted as an accessory use.
(6) Fees for crop production, horticulture, orchard, vineyard; community garden; farmers market; and produce stand planning permit applications shall be calculated at fifty percent of the fees set forth in the fee schedule as described in Section 17.60.060, Application fees. Use permit approval shall require that the review authority first find that the proposed use will be compatible with any nearby residential uses. Notices of public hearing for these uses shall be mailed to property owners within a radius from the subject site of six hundred feet, or greater at the director’s discretion.
Section Code Chapters with Redline Markup
Table 2-3 Allowable Land Uses and Permit Requirements for Mixed Use Corridors and Districts Table 2-3
Allowed Land Uses and Permit Requirements for Mixed Use Corridors and Districts P Permitted Use, Zoning Clearance required
MUP Minor Use Permit
UP Use Permit required
S Permit requirement set by Specific Use Regulations
– Use not allowed
Permit Required by District
Land Use(1)
CE CG CD CI IG PF Specific Use
Regulations
Industry, Manufacturing and Processing, Wholesaling
Agricultural product processing – – – – P –
Artisan/craft product manufacturing MUP MUP MUP P P – See Note 5 Below
Brewery – Brew pub MUP MUP MUP – – –
Brewery – Production – – – UP UP –
Construction contractor – – – – UP –
Food and beverage product manufacturing – – – – MUP MUP Furniture and fixtures manufacturing, cabinet
shop
– – – P P –
Industrial research and development – MUP – P MUP –
Section Code Chapters with Redline Markup
Laboratory – Medical, analytical, research and
development
P P – P MUP –
Laundry, dry cleaning plant – – – – UP –
Manufacturing/processing – Light – – – MUP P –
Manufacturing/processing – Medium intensity – – – MUP MUP – Manufacturing/processing – Heavy – – – – UP –
Media production P P – P P –
Printing and publishing UP UP – P P –
Recycling – Reverse vending machine MUP MUP – – – –
Recycling – Small collection facility UP UP – UP P – 17.42.150 Recycling – Medium collection facility – – – UP UP – 17.42.150 Storage – Outdoor – – – UP UP – 17.42.140
Storage – Personal storage facility (ministorage)– – – – – – Storage – Warehouse, indoor storage – – – UP – –
Wholesaling and distribution – – – UP UP –
Winery – Boutique – UP – MUP MUP –
Winery – Production – – – MUP MUP –
Recreation, Education and Public Assembly Uses
Adult-oriented business – – – – S – 17.40
Commercial recreation facility – Indoor – 5,000
sq. ft. or less
UP P – P – –
Commercial recreation facility – Indoor – More
than 5,000 sq. ft.
UP MUP – UP – –
Section Code Chapters with Redline Markup
Commercial recreation facility – Outdoor – – – UP – –
Conference/convention facility – 5,000 sq. ft. or
less
UP MUP UP(2) MUP – UP
Conference/convention facility – More than
5,000 sq. ft.
UP UP UP(2) UP – UP
Health/fitness facility UP P UP(2) P UP –
Library, museum P P MUP P – P
Meeting facility, public or private – 5,000 sq. ft.
or less
UP MUP MUP(2) MUP – MUP
Meeting facility, public or private – More than
5,000 sq. ft.
UP MUP MUP(2) UP – UP
Park P P P – – P
School – Elementary, middle, secondary UP(2) UP(2) – – – UP School – Specialized education/training UP(2) UP(2) UP(2) UP – UP Sports and entertainment assembly – – – UP – UP
Studio – Art, dance, martial arts, music, etc. P P MUP(2) P UP – Theater UP MUP MUP MUP – UP
Residential Uses
Accessory dwelling unit P P P – – – 17.42.170
Emergency/transitional shelter – – S – – S 17.42.072
Home occupation P P P – – – 17.42.080
Live/work unit UP UP –
P
UP UP – 17.42.090
Low Barrier Navigation Center P P - - - -
Section Code Chapters with Redline Markup
Residential care facility for the elderly (RCFE) UP MUP – – – UP Residential care facility, 7 or more clients UP – – – – UP Residential component of a mixed use project P P P – – – 17.42.100 Supportive Housing P P - - - -
Retail Trade(3)
Accessory retail or services P P P P P P
Alcoholic beverage sales – Associated with a
restaurant(4)
P P P P UP – 17.42.030
Alcoholic beverage sales UP UP UP – – – 17.42.030
Antique or collectible store MUP P MUP – – –
Artisan shop P P P P – –
Auto and vehicle sales and rental – UP – MUP UP –
Auto parts sales with no installation services – P – P – – Bar, tavern UP UP UP – – –
Building and landscape materials sales – Indoor – P – P P – Building and landscape materials sales –
Outdoor
– UP – MUP – – 17.42.130
Construction and heavy equipment sales and
rental
– – – MUP MUP – 17.42.130
Convenience store UP UP – UP – –
Drive-through retail – UP – UP – – 17.42.070
Extended hour retail UP MUP MUP MUP – –
Farm supply and feed store – P – P – –
Farmers market(8) MUP MUP MUP MUP UP UP
Section Code Chapters with Redline Markup
Formula-based fast food restaurant S S S – – – 17.42.071 Fuel dealer (propane for home and farm use,
etc.)
– – – UP UP –
Furniture, furnishings and appliance store P P UP P UP – General retail – Less than 5,000 sq. ft. P P P P – –
General retail – 5,000 sq. ft. to 20,000 sq. ft. P P P P – – General retail – More than 20,000 sq. ft. UP P UP P – – Groceries, specialty foods – 10,000 sq. ft. or less P P P P – – Groceries, specialty foods – More than 10,000
sq. ft.
UP MUP UP MUP – –
Mobilehome, boat, or RV sales – – – MUP – –
Night club UP UP UP – – –
Outdoor display and sales MUP MUP MUP MUP – – 17.42.130 Plant nursery – MUP – MUP MUP –
Restaurant – Outdoor dining(6) P/
MUP
P/
MUP
P/
MUP
P/
MUP
– – 17.42.130(E)
Restaurant, cafe, coffee shop P P P P UP –
Retail complex UP P UP P – –
Retail display gallery – P P – – – 17.90.020
Second hand store UP UP UP – – –
Service station (nonfossil fuels sales) UP UP UP – – – 17.42.180 Tasting room UP P P P – –
Warehouse retail – MUP – UP – –
Services – Business, Financial, Professional
Section Code Chapters with Redline Markup
ATM P P P P – –
Bank, financial services P P UP P – –
Business support service P P P(2) UP – –
Medical services – Doctor office UP P(2) P(2) – – –
Medical services – Clinic, urgent care UP – – – – –
Office – Accessory P P P P P P
Office – Business/service UP UP(2) P(2) P – –
Office – Government MUP MUP MUP MUP MUP MUP
Office – Processing UP(2) MUP UP(2) MUP – –
Office – Professional/
administrative
P P P(2) P – –
Services – General
Accessory retail or services P P P P P P 17.42.015
Adult day care UP – – – – UP
Catering service – – – P P –
Child day care center MUP P MUP MUP – UP
Drive-through service – UP – – – – 17.42.070
Equipment rental – – – MUP UP – 17.42.140
Kennel, animal boarding – MUP – MUP UP –
Lodging – Bed and breakfast inn (B&B) P P MUP – – –
Lodging – Boutique hotel or motel UP UP UP – – –
Lodging – Hotel or motel UP UP UP – – –
Maintenance service – Client site services – – – P P –
Section Code Chapters with Redline Markup
Mortuary, funeral home UP – – – – –
Personal services P P P P – –
Personal services – Restricted UP(2) – – – – –
Public safety facility UP UP UP UP UP P
Repair service – Equipment, large appliances,
etc.
– – – P P –
Social service organization MUP(2) MUP(2) – MUP – UP
Vehicle services – Major repair/body work – – – UP MUP – Vehicle services – Minor maintenance/repair – – – UP UP – Veterinary clinic, animal hospital MUP P – P MUP –
Transportation, Communications and Infrastructure
Ambulance, taxi, or limousine storage – – – – UP –
Broadcasting studio – UP(2) UP(2) MUP – –
Electric vehicle charging station(7) P P P P P P 14.38
Parking facility, public or commercial UP UP UP – – P
Telecommunications facility – – – S S S 17.44
Transit station or terminal UP UP UP UP – UP
Utility facility – – – UP UP UP
Vehicle storage – – – – UP –
Key to Zoning District Symbols
CE East Cotati Avenue Corridor CI Commercial/Industrial District CG Gravenstein Highway Corridor IG General Industrial District CD Downtown Commercial PF Public Facility District
Section Code Chapters with Redline Markup
Notes:
(1) See Article 9 for land use definitions.
(2) Use allowed only on second or upper floors, in compliance with Section 17.24.050(C), Limitation on the Location of Allowable Land Uses, or behind an allowed ground floor street frontage use. (3) See Section 17.42.165, Retail use maximum floor area. (4) When the Department of Alcoholic Beverage Control allows customers under twenty-one years of age on the premises.
(5) Artisan/craft product manufacturing uses proposed in the CE, CG, CD, HC, LP, NG, and CA districts must be located within buildings and suites designed and oriented to engage and encourage pedestrian activity and interaction with the surrounding uses. Uses in these districts must also include retail storefront presence and design characteristics, with production and manufacturing design elements (such as loading doors, material storage, etc.) oriented away from the primary entrances and street frontages of developments where they are located. (6) MUP required for outdoor dining on private property in the CD district when the dining use abuts a residential land use.
(7) Permitted as an accessory use.
(8) Fees for farmers market planning permit applications shall be calculated at fifty percent of the fees set forth in the fee schedule as described in Section 17.60.060, Application fees. Use permit approval shall require that the review authority first find that the proposed use will be compatible with any nearby residential uses. Notices of public hearings shall be mailed to property owners within a radius from the subject site of six hundred feet, or greater at the director’s discretion.
Table 2-4 Allowed Land Uses and Permit Requirements for Downtown Specific Plan Districts Section Code Chapters with Redline Markup
Table 2-4
Allowed Land Uses and Permit Requirements for Downtown Specific Plan Districts P Permitted Use, Zoning Clearance required
MUP Minor Use Permit required
UP Use Permit required
S Permit requirement set by Specific Use Regulations
– Use not allowed
PERMIT REQUIRED BY DISTRICT
LAND USE(1)
HC LP NG CA
Specific Use
Regulations
RECREATION, EDUCATION & PUBLIC ASSEMBLY USES
Commercial recreation facility – Indoor MUP – MUP MUP
Conference/convention facility – – UP(2) UP
Health/fitness facility UP(2) – P P
Library, museum P – P P
Meeting facility, public or private – MUP MUP(2) MUP
Park, Playground P P P P
School – Specialized education/training UP – UP UP
Studio – Art, dance, martial arts, music, etc. P P P P
Theater (cinemas or performing arts) MUP – P P
RESIDENTIAL USES
Residential Multifamily Project S S S S 17.28.050
Accessory dwelling unit P P P P 17.42.170
Emergency/transitional shelter S S S S 17.42.072
Home occupation P P P P 17.42.080
Section Code Chapters with Redline Markup
Live/work unit P P P P 17.42.090
Low Barrier Navigation Center P P P P
Residential component of a mixed-use project P P P P 17.42.100 Residential care facility for the elderly (RCFE) – UP UP UP Residential care facility, 7 or more clients – UP – –
Supportive Housing P P P P
TRANSPORTATION, COMMUNICATIONS & INFRASTRUCTURE
Broadcasting studio UP(2) – UP(2) –
Electric vehicle charging station(7) P P P P 14.38
Parking facility UP UP UP(2) UP
Transit station or terminal P P P P
RETAIL TRADE
Accessory retail or services P P P P
Alcoholic beverage sales – associated with a
restaurant(4)
P P P P 17.42.030
Alcoholic beverage sales – off-sale UP UP UP UP 17.42.030 Antique or collectible store P P P P
Artisan/craft product manufacturing MUP MUP MUP MUP See Note (5) below Artisan shop P P P P
Auto parts sales with no installation services – – – P
Bar, tavern UP UP UP UP 17.42.030
Brewery – Brew pub MUP MUP MUP MUP
Convenience store – – UP UP
Extended hour retail UP MUP P P
Section Code Chapters with Redline Markup
Furniture, furnishings and appliance store UP – MUP MUP General retail – Less than 5,000 sf P P P P
General retail – 5,000 sf to 20,000 sf P – P P
General retail – More than 20,000 sf (Max. 43,000 sf) – – MUP MUP Groceries, specialty foods – 10,000 sf or less P P P P
Groceries, specialty foods – More than 10,000 sf – – P UP Night club UP – UP UP
Outdoor display and sales MUP MUP MUP MUP 17.42.130
Restaurant – Outdoor dining on private property(6) P/MUP P/MUP P/MUP P/MUP 17.42.130 Restaurant – Outdoor dining in public right-of-way P P P P 17.42.130 Restaurant, cafe, coffee shop P P P P
Retail complex – – UP UP
Retail display gallery P P P P 17.90.020
Retail Tobacco Store -- -- -- --
Second hand store UP – – –
Service station (non-fossil fuels sales) – – – UP 17.42.180 Tasting room P P P P
SERVICES – BUSINESS, FINANCIAL, PROFESSIONAL
ATM P P P P
Bank, financial services P P P P
Business support service P
(2) P(2) P(2) P
Medical services – Doctor office P P P P
Medical services – Clinic, urgent care – – – P
Section Code Chapters with Redline Markup
Office – Accessory P P P P
Office – Business/service P
(2) P(2) P(2) P
Office – Government UP UP UP UP
Office – Processing UP(2) – UP(2) –
Office – Professional/administrative P
(2) P P(2) P
Veterinary clinic, animal hospital P P P P
SERVICES – GENERAL
Accessory retail or services P P P P 17.42.015
Adult day care UP(2) UP(2) UP(2) UP
Child day care center UP UP P UP
Lodging – Bed & breakfast inn (B&B) P P P UP
Lodging – Boutique hotel and motel UP UP P P
Lodging – Hotel UP(2) UP(2) P P
Personal services P P P P
Public safety facility – – – –
Social service organization – UP(2) UP(2) UP
Vehicle services – Minor maintenance/repair – – – UP
Key to Zoning District Symbols
HC Historic Core NG Northern Gateway
LP La Plaza CA Commerce Avenue
Notes:
(1) See Article 9 for land use definitions.
Section Code Chapters with Redline Markup
(2) Use allowed only on second or upper floors, in compliance with Section 17.24.050(C) (Limitation on the Location of Allowable Land Uses), or behind an allowed ground floor street frontage use. (3) Where allowed by the downtown specific plan’s regulating plan. (4) When the Department of Alcoholic Beverage Control allows customers under twenty-one years of age on the premises.
(5) Artisan/craft product manufacturing uses proposed in the CE, CG, CD, HC, LP, NG, and CA districts must be located within buildings and suites designed and oriented to engage and encourage pedestrian activity and interaction with the surrounding uses. Uses in these districts must also include retail storefront presence and design characteristics, with production and manufacturing design elements (such as loading doors, material storage, etc.) oriented away from the primary entrances and street frontages of developments where they are located. (6) MUP required for outdoor dining on private property in the CD district when the dining use abuts a residential land use.
(7) Permitted as an accessory use.
(Ord. 910 § 3, 2022; Ord. 908 § 5 (Exh. 1 § 7), 2022; Ord. 906 § 6, 2021; Ord. 902 § 6, 2021; Ord. 895 § 2(A) Exh. 2 (part), 2020: Ord. 893 § 5, 2020; Ord. 888 § 1, 2019; Ord. 883 § 6 (Att. A), 2018; Ord. 823 § 2(C) Exh. C (part), 2009; Ord. 812 § 1, 2008; Ord. 801 § 1, 2007; Ord. 787 § 2, 2007; Ord. 766 § 2 Exh. A (part), 2004).
Section Code Chapters with Redline Markup
Chapter 17.28 SPECIAL PURPOSE ZONE AND OVERLAY ZONE STANDARDS
17.28.050 Specific plan, downtown (SPD) zoning district.
A. Applicability. The SPD zoning district is applied to the area covered by the downtown specific plan, which provides detailed and comprehensive guidance and standards for development. The SPD zoning district is consistent with and implements the residential, general commercial and parks land use designations of the general plan.
B. Allowable Land Uses and Planning Permit Requirements. The land uses allowed within the SPD zoning district and the planning permit requirement for establishing an allowed use are determined by the downtown specific plan and Section 17.22.020, Table 2-4.
C. Development Standards. Subdivision, site planning, building and development standards are determined by the downtown specific plan. (Ord. 823 § 2(C) Exh. C (part), 2009). In addition, design of residential uses in the downtown specific plan shall be consistent with the objective residential design standards in Chapter 17.39.
Chapter 17.32 DENSITY BONUSES
Chapter
17.32.030
Allowed
density
bonuses.
The amount of a density bonus allowed in a housing development shall be determined by the council in compliance with this section and requirements under State Density Bonus and Housing law..
Section Code Chapters with Redline Markup
A. Density Bonus. A housing project that complies with the eligibility requirements in Section 17.32.020(A)(1), (A)(2), (A)(3), or (A)(4) shall be entitled to density bonuses as follows, unless a lesser percentage is elected by the applicant:
a. 1. General Density Bonus. The city shall grant at least a twenty-percent increase in the number of dwelling units normally allowed by the applicable general plan designation and zoning, except that:
a. For each one percent increase above ten percent in the percentage of units affordable to lower income households, the density bonus shall be increased by one and one-half percent up to a maximum of thirtyfive percent; and b. For each one percent increase above five percent in the percentage of units affordable to very lowincome households, the density bonus shall be increased by two and one-half percent, up to a maximum of thirty-five percent.
b. 2. Bonus for Condominium or Planned Development Project. A density bonus for a condominium project that complies with the eligibility requirements in Section 17.32.020(A)(3) of this chapter shall consist of at least a five percent increase in the number of dwelling units normally allowed by the applicable general plan designation and zoning district, except that for each one percent increase above ten percent of the percentage of units affordable to moderate-income households, the density bonus shall be increased by one percent up to a maximum of thirtyfive percent. c. 3. Density Bonus for Land Donation. When an applicant for a tentative map, parcel map, or other residential development approval donates land to the city in compliance with this subsection, the applicant shall be entitled to a density bonus for the entire development, as follows; provided that nothing in this subsection shall be construed to affect the authority of the city to require a developer to donate land as a condition of development. a. Basic Bonus. The applicant shall be entitled to a fifteen percent increase above the otherwise maximum allowable residential density under the applicable general plan designation and zoning. b. Additional Bonus. For each one percent increase above the minimum ten percent land donation described in subsection (A)(3)(c)(ii) of this section, the density bonus shall be increased by one percent, up to a maximum of thirty-five percent. This increase shall be in addition to any increase in density required by subsections (A)(1) and (A)(2) of this section, up to a maximum combined mandated density increase of Section Code Chapters with Redline Markup
thirty-five percent if an applicant seeks both the increase required in compliance with subsections (A)(1) through (A)(3) of this section.
c. Eligibility for Bonus. An applicant shall be eligible for the increased density bonus provided by this subsection if all of the following conditions are met:
a. The applicant donates and transfers the land no later than the date of approval of the final subdivision map, parcel map, or residential development application; ii. The developable acreage and zoning classification of the land being transferred are sufficient to permit construction of units affordable to very low-income households in an amount not less than ten percent of the number of residential units of the proposed development; iii. The transferred land is at least one acre, or of sufficient size to permit development of at least forty units, has the appropriate general plan designation, is appropriately zoned for development as affordable housing, and is or will be served by adequate public facilities and infrastructure. The land shall have appropriate zoning and development standards to make the development of the affordable units feasible. No later than the date of approval of the final subdivision map, parcel map, or of the residential development, the transferred land shall have all of the permits and approvals, other than building permits, necessary for the development of the very low-income housing units on the transferred land, except that the local government may subject the proposed development to subsequent design review to the extent authorized by Government Code Section 65583.2(l) if the design is not reviewed by the city prior to the time of transfer; iv. The transferred land and the affordable units shall be subject to a deed restriction ensuring continued affordability of the units consistent with Section 17.32.070 (Continued affordability) of this chapter, which shall be recorded on the property at the time of dedication; v. The land is transferred to the city or to a housing developer approved by the city. The city may require the applicant to identify and transfer the land to the developer; vi. The transferred land shall be within the boundary of the proposed development or, if the city agrees, within one-quarter mile of the boundary of the proposed development.
Section Code Chapters with Redline Markup
d. 4. Senior Housing Density Bonus. For housing developments meeting the criteria of Section 17.32.020(A)(4), the city shall grant a density bonus that is twenty percent of the number of senior housing units. e. 5. Mixed Use Density Bonus. For mixed-use projects meeting the criteria of Section 17.32 and Section 17.42.100, the City Council, at it’s sole discretion, may grant up to 100-percent residential density bonus to facilitate and support the development of commercial elements within a mixed-use or commercial zoning district.
B. Greater or Lesser Bonuses. The city may choose to grant a density bonus greater than provided by this section for a development that meets the requirements of this section, or grant a proportionately lower density bonus than required by this section for a development that does not comply with the requirements of this section, in keeping with the requirements and allowance of state density bonus law.
1. When an applicant for approval of a commercial development has entered into an agreement for partnered housing to contribute affordable housing through a joint project or two separate projects encompassing affordable housing, the city shall grant to the commercial developer a development bonus as prescribed in Government Code Section 65915.7 and in Municipal Code Section 17.32.040 (Allowed incentives or concessions.).
C. Density Bonus Calculations. The calculation of a density bonus in compliance with this subsection that results in fractional units shall be rounded up to the next whole number, as required by state law. For the purpose of calculating a density bonus, the residential units do not have to be based upon individual subdivision maps or parcels.
D. Requirements for Amendments or Discretionary Approval. The granting of a density bonus shall not be interpreted, in and of itself, to require a general plan amendment, zoning change, or other discretionary approval.
E. Location of Bonus Units. The developer may locate density bonus units in geographic areas of the housing development other than the areas where the units for the lower income households are located, in keeping with the requirements and allowances of state density bonus law. (Ord. 854 § 2 (part), 2015; Ord. 766 § 2 Exh. A (part), 2004).
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Chapter 17.39 Objective Design Guidelines (Chapter 17.39 is included at the end of this table for reference)
17.39.030
Objective
residential
design
standards.
H. Mixed Use Developments. Projects consisting of both commercial and residential uses shall also be consistent with each of the following standards below:
1. Site planning and building design shall provide for pedestrian access from the public street into the nonresidential and residential portions of the project, through courtyards, plazas, and walkways.
2. Horizontal mixed use projects shall include a pedestrian network connecting the residential components of the project with the nonresidential components through the provision of courtyards, plazas and walkways.
3. All building design and site design requirements and criteria identified herein, shall be incorporated into mixed use projects.
Chapter 17.42 STANDARDS FOR SPECIFIC LAND USES
17.42.100
Mixed use
projects.
This section provides standards for the design of mixed-use projects, where allowed by Chapter 17.22 (Allowable Land Uses) of this title. A mixed use project combines residential and nonresidential uses on the same site, with the residential units typically located above the nonresidential uses (vertical mixed use) however mixed use projects where the commercial and residential uses are located within separate structure are also permissible (horizontal mixed use).
Consistent with state law, projects with residential units shall be allowed in the Mixed Use zone (See Special Housing Standards in Table 3-7). Residential units may be also allowed at ground level behind street-fronting nonresidential uses (horizontal mixed use) only under the limited circumstances specified by this section subject to Section 17.39.030, Objective residential design standards.
A. Design Considerations. A mixed-use project with residential uses shall achieve the following objective design standards:
1.All building materials will be low reflective, include noise reducing materials in exterior doors and windows and walls, and between residential and nonresidential uses.
2. The windows and doors of residential units shall be installed so as to not open or view directly into other units and ensure appropriate privacy between residential units and other uses on the site is provided.
3. Site planning and building design shall provide for delineated pedestrian access from the public street into the residential and nonresidential portions of the project, through courtyards, plazas, walkways, or similar features; Section Code Chapters with Redline Markup
4. Site planning and building design shall be compatible with and enhance the adjacent and surrounding residential neighborhood in terms of building design, color, exterior materials and amenities, landscaping, street furniture, lighting, roof styles, scale, and signage.
B. Mix of Uses.
1. CG Zoning District and SPD Districts. Within the CG zoning district and SPD districts, residential development shall be located on the second and higher floors for vertical mixed use projects; horizontal mixed use projects must incorporate a predominant mix of commercial uses into the street frontage of the project site. Residential uses are permitted as required by state law or as part of mixed use project consistent with the subject to the provisions of subsection C of this section. Residential use components in a mixed use project shall be allowed, provided that a minimum FAR of 0.25 of 25-percent of the floor area is achieved for the nonresidential use component.
2. Other Zoning Districts. Within other zoning districts, the floor area of the nonresidential portions of a mixed use project shall equal at least forty percent of the combined residential and nonresidential floor area on the entire site, or as defined in the Downtown Specific Plan.
3. Allowable Nonresidential Uses. A mixed use project may combine residential uses with any other use allowed in the applicable zoning district by Article 2 (Community and Project Design) of this title, subject to the planning permit requirements of Article 2 for each use.
C. Density. The residential component of a mixed use project shall comply with the density requirements of the general plan, downtown specific plan, and subsection B of this section.
D. Site Layout and Project Design Standards. Each proposed mixed use project shall comply with the property development standards of the applicable zoning district, and the following requirements:
1. Location of Units. Residential units in mixed use projects shall not be the predominant land use occupying ground floor space within the first seventy-five feet of area measured from each building face adjacent to Old Redwood Highway or La Plaza Park. Residential only projects shall locate shared community spaces on the ground floor and incorporate street facing designs consistent with commercial uses in the Downtown Specific Plan.
2. Parking. In order to encourage the development of residential uses in existing and new commercial areas, the use of shared parking provisions shall be incorporated into mixed use projects in compliance with Section 17.36.080 (Reduction of parking requirements) of this title. The review authority may grant automotive parking reductions of up to 100% for commercial land uses (on a case-by-case basis), when significant multi-modal transportation infrastructure and curb-demand management is incorporated into the project design and significant impacts resulting from such a reduction are not identified.
3. Loading Areas. Commercial loading areas shall be located away from residential units and shall be screened from view from the residential portion of the project to the maximum extent feasible.
4. Refuse and Recycling Areas. Areas for the collection and storage of refuse and recyclable materials shall be located on the site in locations that are convenient for both the residential and nonresidential uses.
E. Performance Standards.
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17. Lighting. Lighting for commercial uses shall be appropriately shielded and incorporate “dark sky” cut off lenses and shields to limit impacts on the residential units and the surrounding environment.
2. Noise. Each residential unit shall be designed and constructed to minimize adverse impacts from nonresidential project noise, in compliance with Section 17.30.050 (Noise standards) of this title. (Ord. 895 § 2(A) Exh. 2 (part), 2020:
Ord. 766 § 2 Exh. A (part), 2004).
17.32.050
Parking
requirements
in density
bonus
projects.
A. Applicability. This section subdivision applies to a development that meets the requirements of Section 17.32.020 (Eligibility for bonus, incentives, or concessions) of this chapter, but only at the request of the applicant. An applicant may request additional parking incentives or concessions beyond those provided in this section in compliance with Section 17.32.040 (Allowed incentives or concessions) of this chapter.
B. Number of Parking Spaces Required. At the request of the developer, the city will require the following vehicular parking ratios for a project that complies with the requirements of Section 17.32.020 (Eligibility for bonus, incentives or concessions) of this chapter, inclusive of handicapped and guest parking: Consistent with state regulations, minimum automobile parking requirements shall not be imposed or enforced on a residential, commercial, or other development project (except that minimum automobile parking requirements may be required of non-residential use hotel, motel, bed and breakfast inn, or other transient lodging) if the project is located within one-half mile of public transit, unless specific findings are made within 30 days of submittal to the City of a complete application, pursuant to Government Code Section 65853.2:
1. Zero to one bedroom: One on-site parking space;
2. Two to three bedrooms: Two on-site parking spaces;
3. Four and more bedrooms: Two and one-half parking spaces.
If the total number of parking spaces required for a development is other than a whole number, the number shall be rounded up to the next whole number.
C. Location of Parking. For purposes of this section, a development may provide on-site parking through tandem parking or uncovered parking, but not through on-street parking. (Ord. 766 § 2 Exh. A (part), 2004).
Chapter 17.36 PARKING AND LOADING (Note: These are included as they make current parking consistent with changes to Government Code.
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17.36.10 Purpose
The requirements of this chapter are intended to ensure that sufficient off-street parking is provided for all uses and structures located more than one-half mile from public transit, consistent with Government Code Section 65853.2, and that parking facilities are properly designed, attractive, and located to be unobtrusive, generally to the rear of the site, while meeting the needs of the specific use or structure. (Ord. 766 § 2 Exh. A (part), 2004).
17.36.020
Applicability
Each land use and structure located more than one-half mile from public transit, consistent with Government Code Section 65853.2., including a change or expansion of a land use or structure shall be provided continuously maintained off-street parking and loading areas in compliance with this chapter. A land use shall not be commenced and a structure shall not be occupied until the improvements required by this chapter are satisfactorily completed. (Ord. 766 § 2 Exh. A (part), 2004).
17.36.040
General
parking
regulations.
A. Location of Parking on a Site. Parking and loading spaces shall be located as required in Section 17.36.090(A) of this chapter.
B. Timing of Installation. A new or altered structure shall not be occupied, and a new land use not requiring a structure shall not be established, until all off-street parking and loading facilities required by this chapter are in place and approved by the city.
C. Parking and Loading Spaces to be Permanent. Each parking and loading space shall be permanently available, marked, and maintained for parking or loading purposes for the use it is intended to serve, notwithstanding replacement of religious-use parking as provided for in Government Code Section 65913.6. The approval of a limited term permit (Section 17.62.030), may allow the temporary use of a parking or loading space for other purposes.
D. Parking and Loading to be Unrestricted. An owner, lessee, tenant, or other person having control of the operation of a premises for which parking or loading spaces are required by this chapter, shall not prevent, prohibit, or restrict authorized persons from using the spaces without the prior approval of the director.
E. Vehicles for Sale. See Section 17.42.045 (Auto and vehicle sales) of this title. (Ord. 766 § 2 Exh. A (part), 2004).
17.36.050
Number of
parking spaces
required.
Each land use shall be provided the number of off-street parking spaces required by this section. See Section 17.36.070 of this chapter for off-street parking requirements for bicycles and motorcycles.
A. Parking Requirements by Land Use.
1. Each land use shall provide the number of off-street parking spaces required by Table 3-7, except where a greater number of spaces is required through discretionary permit review, or where a reduction of parking is granted in compliance with Section 17.36.080 (Reduction of parking requirements) of this chapter. Minimum automobile parking requirements shall not be imposed or enforced on a residential, commercial, or other development project, if the project is located within one-half mile of public transit, unless specific findings are made within 30 days of submittal to the City of a complete application, consistent with Government Code Section 65853.2.1
2. A land use not specifically listed by Table 3-7 shall provide parking as required by the review authority. The review authority shall use the requirements in Table 3-7 as a guide in determining the number of off-street parking spaces required, except for residential, commercial, or other development projects located within one-half mile of public transit, (except for parking requirements applicable to non-residential use hotel, motel, bed and breakfast inn, or other Section Code Chapters with Redline Markup
transient lodging uses) or unless specific findings are made within 30 days of submittal to the City of a complete application, consistent with Government Code Section 65853.2.
3. In any case where Table 3-7 establishes a parking requirement based on floor area in square feet (for example: one space per one thousand square feet of gross floor area), the floor area shall be construed to mean gross interior floor area.
4. A single use with accessory components shall provide parking for primary use, and each component except in instances where the review authority finds that the parking provided for the primary use is adequate to meet the overall parking demands of the entire project. For example, a hotel with a meeting room shall may provide the parking spaces required by Table 3-7 for a hotel (e.g., the guest rooms), and for a meeting room, as deemed necessary by the review authority.
B. Expansion of Structure, Change in Use. When a structure is enlarged, or when a change in its use requires more offstreet parking than the previous use, additional parking spaces shall be provided in compliance with this chapter except where the number of additional spaces required is ten percent or less of the number of existing spaces. See also Chapter 17.82 (Nonconforming Uses, Structures, and Parcels) of this title.
C. Multi-tenant Sites. A site with multiple tenants shall provide the aggregate number of parking spaces required for each separate use; except where the site is developed as an integrated center or mixed-use development with shared parking and no spaces reserved for a particular use, parking shall be provided as required by Table 3-7 for a retail complex, or as deemed appropriate by the review authority based on project analysis and information provided by the applicant. When a multi-tenant center includes one or more uses that will need more parking than retail uses (for example, a fitness center, restaurant, or theater), additional parking shall be required for the nonretail use unless a parking reduction is approved in compliance with Section 17.36.080 (Reduction of parking requirements) or Section
17.36.050 4. of this chapter.
D. Excessive Parking. The city discourages a land use being provided more off-street parking spaces than required by this chapter, to avoid the inefficient use of land, unnecessary pavement, and excessive storm water runoff from paved surfaces. The provision of off-street parking spaces in excess of the requirements in Table 3-7 is allowed only with use permit approval, and only when additional landscaping and pedestrian amenities are also provided to the satisfaction of the review authority.
E. Bench or Bleacher Seating. Where fixed seating (e.g., benches, bleachers, pews, or similar seating) is provided, a seat shall be defined as eighteen inches of bench space for the purpose of calculating the number of required parking spaces as provided in Table 3-7.
F. Nonconforming Parking. A structure with nonconforming off-street parking may be physically changed or undergo a change in use subject to the following provisions:
1. Residential Uses. No additional parking spaces shall be required; provided, the change does not increase the floor area, nor increase the number of dwelling units, nor eliminate the only portion of the site that can be used for the required or existing parking or access.
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2. Nonresidential Uses. The number of existing parking spaces shall be maintained on the site and additional parking shall be provided in compliance with this chapter for any additional floor area. If the use of the structure is changed to one that requires more parking than the previous use, the difference between the parking spaces required for the previous use and the new use shall be provided.
3. Waiver by Commission. The commission may waive covered parking requirements when a nonconforming structure is proposed for rehabilitation if the commission determines, in compliance with Section 17.62.050 (Use permit and minor use permit) of this title, that the existing structure location, lot size, or topography renders the requirement infeasible or unnecessary.
G. State Parking Exceptions. Parking requirement exceptions are available consistent with Government Code Section 65853.2 for projects located within one-half mile of qualifying public transit and apply to all uses except for projects subject to specific 30-day findings, and parking requirements for non-residential use hotel, motel, bed and breakfast inn, or other transient lodging uses.
Table 3-7
Parking
Requirements
by Land Use
See Section 17.36.050.G for all projects located more than one half mile of public transit, or projects subject to specific 30-day findings pursuant to Government Code Section 65853.2.).
17.90.020
Definitions of
specialized terms
and phrases.
Low-Barrier Navigation Centers. A housing-first, low-barrier, service-enriched shelter focused on moving people into permanent housing that provides temporary living facilities while case managers connect individuals experiencing homelessness to income, public benefits, health services, shelter, and housing. “Low barrier” means best practices to reduce barriers to entry, and may include, but is not limited to, the following:
(1) The presence of partners if it is not a population-specific site, such as for survivors of domestic violence or sexual assault, women, or youth.
(2) Pets.
(3) The storage of possessions.
(4) Privacy, such as partitions around beds in a dormitory setting or in larger rooms containing more than two beds, or private rooms.
Supportive Housing. Housing with no limit on the length of stay, that is occupied by the target population, and is linked to on-site or off-site services that assist the supportive housing resident in retaining the housing, improving their health status, and maximizing their ability to live and, when possible, work in the community. Target populations include homeless individuals, youth and families, and people with disabilities. (CA-HSC 50675.14).
Retail tobacco store. A retail store utilized primarily for the sale of tobacco products and tobacco accessories and for which the sale of other products is merely incidental. Incidental sale of tobacco products up to 25-percent of a business retail floor area or gross sales does not qualify as a retail tobacco store.
Tobacco product. Any substance containing tobacco or nicotine that is intended for human consumption, whether smoked, heated, chewed, absorbed, dissolved, inhaled, snorted, sniffed or ingested by any other means, including, but not limited to, cigarettes, cigars, pipe tobacco, snuff and chewing tobacco. “Tobacco product” also means any device that delivers nicotine or other smoked substances to the person inhaling from the device, including, but not limited to, an electronic cigarette, cigar, pipe, or hookah.
Tobacco product. Does not include any cessation product specifically approved by the United States Food and Drug Administration for use in treating nicotine or tobacco dependence.
Chapter 17.39
OBJECTIVE DESIGN STANDARDS
FOR STREAMLINED AND MINISTERIAL RESIDENTIAL DEVELOPMENTS Sections:
17.39.010 Purpose of chapter.
17.39.020 Applicability.
17.39.030 Objective residential design standards.
17.39.010 Purpose of chapter.
This chapter establishes objective residential design standards that are generally derived from design and development guidelines and policies contained in the land use code, the general plan, the downtown specific plan, the Santero Way specific plan and the 1990 residential design criteria. Typically, new residential development is required to go through the city’s discretionary design review process, which includes review for compliance with the city’s design and development standards. Many of the city’s design and development standards demonstrate preferences while allowing discretion and flexibility and, as such, cannot be enforced through a streamlined ministerial process such as that described in Senate Bill 35. The objective design standards for streamlined and ministerial residential developments aim to incorporate Cotati’s existing design and development standards to the greatest extent possible, while complying with the intent of state legislation to facilitate and expedite the construction of housing.
These objective design standards strive to ensure high quality designs that maintain the rural, small-town feel balanced against a downtown that reflects a focus on intensified development. These objective design standards aim to strike a balance between a discretionary design review process and a ministerial process to achieve creative designs that enhance character and livability, but without the use of separate standards for specific areas of the community. (Ord. 905 § 5, 2021).
17.39.020 Applicability.
The provisions of this chapter apply to all residential projects which demonstrate eligibility pursuant to California Senate Bill 35 (or similar state or city legislation as may be amended), and therefore qualify for streamlined and ministerial processing. The streamlined approval process is an opt-in program for developers who must request streamlined ministerial approval (such as the process outlined in SB 35) at the time a permit application is submitted to the city. (Ord. 905 § 5, 2021).
17.39.030 Objective residential design standards.
Consistent with existing state law, objective standards are those that involve no personal or subjective judgment by a public official and are uniformly verifiable by reference to an external and uniform benchmark and are applied through a ministerial review process.
Residential developments that are subject to this chapter must be consistent with each of the standards below:
A. Neighborhood Compatibility. The purpose of the neighborhood compatibility design standards is to minimize impacts to established neighborhoods and their distinctive characteristics by requiring new multifamily development projects to include features most relevant to the Cotati community. Design characteristics that differentiate one neighborhood from another add variety to a city.
It can be handled through the public realm (city-initiated enhancements) and further emphasized from building to building or development to development. These differentiated neighborhoods create a sense of ownership and when done well create a visual diversity that make cities and towns interesting.
1. Multifamily projects fronting on an existing or proposed public street shall orient the buildings to the street with individual entries, porches, and landscaping facing the street. Street-facing parking lots, parking spaces, carports, and garages are not allowed.
2. A third story (or more) portion of the multifamily building shall be set back a minimum of thirty feet from any property line adjacent to properties developed with single-family residences.
B. Building Design. The intent of these building design standards is to enhance the quality and character of neighborhoods with new multifamily developments that include design features of traditional craftsman style homes.
1. Buildings shall include traditional design features of craftsman style homes consisting of:
a. Visible roof styles shall incorporate low to moderately pitched roofs (gabled or hipped) with slopes ranging between 4:12 and 9:12. Other roof types such as flat, parapet, butterfly, and shed shall not be visible elements of the architecture, except a dormer, porch or architectural projection may include a shed roof. A shed roof with a projecting dormer(s) is permissible.
b. Rooflines shall extend past the wall of the building with a minimum eave width of eighteen inches and shall include exposed roof beams and/or rafters.
c. The upper portion (quarter to half) of a window shall include divided lights or simulated divided lights. Tinted and reflective glass is prohibited.
d. Windows shall be limited to double hung, single hung, casement, or fixed, and shall include a wood surround with a minimum width of four inches.
e. Exterior entry doors shall include recessed panels and/or glazing and shall include a wood surround with a minimum width of four inches.
f. Exterior wall materials shall include at least two of the following materials: solid wood or concrete based wood siding, solid wood or concrete based shingle siding, stucco, brick, and stone. Materials such as T1-11 siding, particle board, vinyl, and EIFS are prohibited.
g. Building materials and details shall be consistent on all elevations. h. All ground-level residential units fronting onto a public street, plaza, park, or courtyard shall have their primary access from a porch. The porch shall be a minimum of six feet clear depth and a clear width of eight feet minimum. Porches shall be covered with a roof that is supported by square/rectangular columns which may be straight and/or tapered.
Cantilevered roofs are not permitted.
2. Affordable units and market rate units in the same development shall be constructed of the same exterior materials and details such that the units are not distinguishable.
3. Blank walls shall not exceed twenty linear feet without being interrupted by a window or entry. Walls without entries or windows shall include shrubs and trees or art.
4. Buildings over three stories must provide a ground-floor elevation that is distinctive from the upper stories by providing a material change or horizontal articulation with a minimum dimension of ten feet between the first floor and upper floors along at least seventy-five percent of the building facade with frontage upon a street, adjacent public park or public open space.
5. Covered front porches of existing homes to remain shall not be enclosed.
6. Window Orientation. Where one or more windows are proposed ten feet or less from a side lot line, or ten feet from another residential structure on the same site, the windows shall be oriented and/or screened by an architectural feature to provide privacy for the residents of both structures.
7. Entry points into multifamily housing shall be distinguished from the facade using articulation, projections or other distinguishing characteristics which highlight the point of entry.
8. All roof-mounted and/or ground-mounted equipment with the exception of solar collector panels shall be screened from view using architectural and/or landscape features.
C. Massing/Articulation. The intent of massing/articulation standards is to require building designs that minimize the perceived scale of large buildings to enhance the pedestrian experience and incorporate variety in massing and details to add visual interest.
1. A minimum of two features such as balconies, cantilevers, dormers, bay windows, porches, and individualized entries, shall be incorporated into each project building facade.
2. The building facade facing a street, public park, or publicly accessible outdoor space shall incorporate a horizontal offset for every fifty feet of continuous building wall length with a minimum depth of eighteen inches.
3. Rooflines shall be vertically articulated at least every fifty feet along the street frontage, by varying rooflines, height and/or building form.
D. Usable Open Space/Landscape. The intent of the open space/landscape standards is to require new multifamily development to support a high quality of life with appropriate usable open space, indoor and outdoor community amenities, retention of heritage trees, and new planting of trees, shrubs, and ground cover that add variety and interest. “Usable open space” means on-site area or areas, accessible to the residents of the development it serves and designed for safe and convenient active use for recreational, leisure, and social activities. Other open spaces such as areas within a street side setback (other than a permitted private porch and/or patio), creek setback, stormwater management facility, wetland/habitat preservation areas, and sloped areas over five percent are not considered “usable open space.”
1. Usable Open Space and Amenities. Each multifamily residential project shall provide permanently maintained usable open space and/or amenities. The total amount of usable open space and/or amenities included for the project shall at a minimum provide a total of one hundred fifty square feet of usable common and/or private open space per unit. Projects directly adjacent to a public park or directly across a local street from a public park need to only provide a total of forty-eight square feet of common and/or private usable open space per unit on the project site. Usable open space and/or amenities shall be provided as follows:
a. Ground-level units shall include a private porch and/or private patio/garden. Each private porch or private patio/yard shall include a minimum clear dimension of six feet by eight feet. b. Projects of more than ten units, and not directly adjacent to a public park or directly across the street from a public park, shall include usable common open space which may be a courtyard or rooftop terrace. c. Projects of more than ten units shall include a minimum of three of the following additional usable open space amenities:
i. Private balconies above the ground floor.
ii. Playground.
iii. Swimming pool.
iv. Community center. (Interior portions of the building devoted to recreational and social uses count as usable open space up to a maximum of fifteen percent of the total usable open space requirement for the development. Other uses such as offices, utility rooms, or hallways are not counted as usable open space.) v. Community garden.
vi. Play/sport court(s) – teen/adult (i.e., bocce ball, basketball). vii. Courtyard.
viii. Rooftop terrace.
2. Outdoor seating shall be provided at common usable open space areas.
3. Any playground area must be visible to multiple units to provide casual surveillance and be separated from traffic. Benches or picnic tables for adults that are accompanying younger children shall be provided.
4. Configuration of Usable Open Space. Required usable open space areas shall be designed and located as follows:
a. Courtyards shall be enclosed fully or partially on a minimum of two sides by buildings that include residential units and/or community buildings; and shall have a minimum dimension of twenty feet. Courtyards shall at a minimum include hardscape, landscaping, seating with a table or tables. b. Rooftop terraces shall include tables, chairs, and landscaping at a minimum. The rooftop terrace shall be designed and constructed to ensure that interior noise levels of adjacent uses are in compliance with Section 17.30.050.
5. Open space landscaping shall comply with the requirements of Chapter 17.34 (Water Efficient Landscaping Standards).
6. Maintenance and Control of Common Open Space. Required common open space shall be controlled and permanently maintained by a homeowners’ association (HOA) or similar entity within a common ownership interest development. Provisions for control and maintenance shall be included in property covenants of all common interest developments.
7. Project does not include the removal of a native oak tree or development within the root zone of a native oak (black, valley, or live oak with a minimum circumference of twelve inches measured fifty-four inches above the natural grade).
E. Outdoor Lighting. The intent of outdoor lighting standards is to require high quality lighting fixtures to provide safety and security for persons and property, and to minimize light pollution, sky glow and glare. Outdoor lighting shall be installed and maintained along all vehicular access ways and pedestrian walkways, in compliance with Section 17.30.060 (Outdoor lighting). The lighting shall be shielded and directed downward onto the driveways and walkways within the development and away from adjacent properties to eliminate glare and minimize light trespass. Lighting of at least one foot-candle shall also be installed and maintained within all covered and enclosed parking areas and shall be screened with full cutoff luminaires to minimize sky glow and glare onto public sidewalks and adjacent residences. Lighting fixtures/lamps shall be energy efficient and be a warm light with a broad color spectrum to minimize sky glow. An all-night light shall not exceed 3000K (Kelvin Color Temperature Scale) and lights with an on/off timer shall not exceed 4000K.
Proposed lighting shall be shown on the required landscape plan and supported by a photometric analysis.
F. Site Design. The intent of site design standards is to ensure the integration of new multifamily development into the surrounding neighborhood and to enhance the appearance, safety, convenience, and social interaction through the provision of circulation connectivity. Further, these standards are intended to identify the appropriate location and appearance of parking and other features serving these developments.
1. Project shall provide or extend streets as shown in the adopted Cotati general plan or the adopted specific plan.
2. When dwelling units are abutting common open space areas, a minimum of one window from each dwelling abutting the common open space area shall overlook the common open space.
3. Accessory Structure Design. Accessory structures and uses (e.g., bicycle storage, garages, carports, laundry rooms, recreation facilities, etc.) shall be designed and constructed with an architectural style, exterior colors and materials that match the structures in the project containing dwelling units.
4. Screen all parking areas, covered and uncovered, from public street frontages. Screening may be accomplished through building placement, landscaping, a planted earth berm, planted fencing, topography, or some combination of the above.
Landscaping used for screening purposes shall be no less than fifteen feet wide (from the back of sidewalk or street curb to the parking lot paving, whichever is greater) and no less than three feet tall.
5. Structures listed on Table 9.1-1 (Buildings Potentially Eligible for the California Register) of the Cotati general plan background report shall be preserved/restored in their existing location and incorporated into the proposed development.
6. Street and driveway widths shall not exceed the minimum widths established by the city or fire district.
7. A pedestrian walkway system shall be provided to connect each unit to facilities within the project, to public streets, and to public pedestrian/bicycle paths abutting the project where legally permissible.
8. Street trees within a planter strip or tree well shall be provided except in cases where the public works standards call for a contiguous sidewalk or no sidewalk.
9. Front Setback Pavement. No more than forty percent of the front setback area shall be paved for walkways, driveways, and/or other hardcover pavement.
10. Parking Location. Off-street parking shall be located so that garage doors, carports, and open parking spaces are not visible from the street fronting the parcel.
G. Accessory Elements. The intent of accessory elements standards is to ensure that certain accessory uses are provided and appropriately screened.
1. Perimeter fencing utilized along public streets shall be constructed of decorative iron, pre-painted welded steel, stone, or wood pickets or a combination of such materials. Chain-link fencing is prohibited.
2. The height of solid fencing between private yards and common open spaces shall be limited to four and one-half feet in height.
3. Screen rooftop equipment (solar panels are exempt) from visibility. The point of view for determining visibility shall be five feet above grade at a distance of two hundred feet.
4. Screen all exterior trash, recycling, storage utility boxes, wood service poles, electric and gas meters, fire sprinkler valves and backflow preventers and transformers, or other ground-mounted infrastructure.
5. Refuse Containers.
a. Four units or less may be served by individual garbage containers. When individual garbage cans are used, they must either fit in the garage or into a special enclosure.
b. When there are five units or more, provide dumpsters for garbage collection within a roofed enclosure. c. When dumpsters are to be used, coordination with the refuse pickup provider to determine the size and number of dumpsters is required and dumpsters shall accommodate all waste streams (landfill, recycling and compost, etc.). d. Dumpsters enclosures shall be roofed and incorporate walls a minimum of six feet tall. Allow adequate size to accommodate the needed dumpsters, compost, and recycling containers. All enclosures and gates should be designed to withstand heavy use. Provide wheel stops or curbs to prevent dumpsters from banging into walls of enclosure. e. Provide an opening so that pedestrians can access the dumpsters without opening the large gates. f. Provide lighting at trash enclosures for nighttime security and use. g. Locate dumpster enclosures so that no dwelling is closer than twenty feet (including those on abutting properties), or more than one hundred feet from a residential unit. No minimum distance from dwellings is required if dumpsters are located within a fully enclosed room.
6. Storage. A minimum of one hundred cubic feet of lockable storage area shall be provided for each dwelling outside of the unit, with no dimension less than thirty inches. This section does not apply to vertical mixed use.
7. Laundry Facilities. Each multifamily unit shall be provided a plumbed individual laundry area within the unit or its garage, of a size large enough to accommodate a clothes washer and dryer, except that a multifamily project of five or more units may be designed to provide common laundry facilities as determined by the project applicant. If located in the garage for an individual unit, the laundry area shall not encroach into the required parking area.
H. Mixed Use Developments. Projects consisting of both commercial and residential uses shall also be consistent with each of the following standards below:
1. Site planning and building design shall provide for pedestrian access from the public street into the nonresidential and residential portions of the project, through courtyards, plazas, and walkways.
2. Horizontal mixed use projects shall include a pedestrian network connecting the residential components of the project with the nonresidential components through the provision of courtyards, plazas and walkways.
3. All building and site design requirements and criteria identified herein, shall be incorporated into mixed use projects.
I. Solar On Site. Projects shall include on-site solar photovoltaic panels/equipment to help achieve energy efficiency standards contained within California Code of Regulations Title 24.
J. Additional Objective Standards Within Zoning Code. Projects subject to this chapter must comply with all other applicable objective standards within the City’s adopted plans and this zoning code including, but not limited to:
1. Development standards as indicated in
Sections 17.22.020, 17.22.030, 17.24.030 17.24.040, 17.24.050, 17.28.050, 17.30.010, 17.30.020, 17.30.030, 17.30.040, 17.30.042, 1
7.30.050, 17.30.060, 17.30.070, 17.30.080, 17.30.082, 17.30.084, 17.30.090, and 17.30.100, and as may be amended.
2. Street and streetscape standards as indicated in Sections 17.26.010, 17.26.020, 17.26.030, and 17.26.040, as may be amended.
3. Landscaping standards as indicated in Sections 17.34.050, 17.34.060, and 17.34.070, as may be amended.
4. Parking and loading standards as indicated in Sections 17.36.040, 17.36.050, 17.36.060, 17.36.070, 17.36.080, 17.36.090, and 17.36.100, as may be amended, unless otherwise superseded by state law.
5. Mixed use projects standards as indicated in Section 17.42.100.
6. Multifamily and small lot single-family project standards as indicated in Section 17.42.120.
7. Condominium and common interest project standards as indicated in Section 17.42.065.
8. Creekside development standards as indicated in Sections 17.50.030, 17.50.040, and 20-30.040(B)(1), (B)(2), (C), (D), and (E), as may be amended.
9. Fences, walls and screening standards as indicated in Section 17.30.030, as may be amended.
10. Height measurement and exception standards as indicated in Section 17.30.040, as may be amended.
11. Hillside development standards as indicated in Sections 17.53.020, 17.53.040, 17.53.050, and 17.53.060, as may be amended.
12. Resource conservation standards as indicated in Sections 17.51.030, 17.51.040, and 17.51.050, as may be amended.
13. Downtown specific plan standards, as may be amended.
14. Santero Way specific plan standards, as may be amended. (Ord. 905 § 5, 2021).