Cotati City Council
May 28, 2024

AGENDA

JOINT MEETING OF THE COTATI CITY COUNCIL AND THE SUCCESSOR AGENCY TO THE

FORMER COTATI COMMUNITY REDEVELOPMENT AGENCY
City Council Chamber, City Hall 201 W. Sierra Avenue
Tuesday, May 28, 2024
4:00 PM SPECIAL JOINT CITY COUNCIL/PLANNING COMMISSION MEETING The Cotati City Council welcomes you to its meetings that are generally scheduled for the 2nd and 4th Tuesday of every month. Your interest and participation are encouraged and appreciated.

City Council meeting agendas, minutes and recordings are posted on the City’s Meeting Portal at www.cotaticity.org. For questions about the agenda or to receive the City Council agenda by e-mail, contact the Deputy City Clerk at [email protected] or 707-665-3622.

Cotati City Council Meetings will be conducted in person in the Council Chamber. To guarantee your ability to participate, you must attend the meeting in person. As a courtesy to the public, the City allows citizens the opportunity to view and offer public comments virtually through Zoom Online video conferencing platform. Technical difficulties may occur that make the Zoom platform unavailable. If Zoom is unavailable, the meeting will continue. Participants considering using Zoom should consider attending in person, if they desire to ensure their ability to view the meeting and offer public comments.

Subject to the above disclaimer, Zoom Online video conferencing is available to watch or listen in the following ways:

1. Using the following online livestream meeting portal link: https://cotaticity.primegov.com/public/portal

2. Cable T.V. Broadcast, local channel 28
Members of the public can participate in the meeting online by clicking the link below:
https://us02web.zoom.us/j/88284840210?pwd=TEoxOEI5RXdmdGFNajhKRFUrNWNJQT09 If you do not have the ability to join online, but would like to participate in the meeting, you can call into the meeting using your telephone, by dialing one of the following numbers and entering the meeting credentials:

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+1 (669) 900-6833 or +1 (346) 248-7799 or +1 (253) 215-8782 or +1 (301) 715-8592 or +1 (312) 626-6799 or +1 (929) 436-2866 Attendees may join the meeting any time after 5:45pm. Attendees will be muted until they are called upon for Public Comment. To make a public comment, use the “raise hand” icon on your smart device or desktop computer, or dial *9 if you are using just your telephone. Please listen carefully for the Mayor or City Clerk to address you by name (or phone number) and for the audible Zoom notification that you have been unmuted. Once you begin your public comment, your three minutes will begin.

If you would prefer to submit your public comment in writing, please email your comments to [email protected]. If you are commenting on a specific agenda item or items, please state the agenda item number(s) in the subject line of the email. All comments received via email will be provided to the City Council or Planning Commission in writing and included as part of the record of the meeting.

Notice is hereby given that Council may discuss and/or take action on any or all of the items listed on this agenda.

Any writings or documents provided to a majority of the Cotati City Council regarding any item on this agenda will be made available for inspection in the online Meeting Portal at www.cotaticity.org and in the City Manager’s office located at 201 West Sierra Avenue, Cotati, California, during the City’s posted business hours.

Disabled Accommodation: Upon request, this agenda will be made available in appropriate formats to persons with disabilities as required by Section 202 of the Americans with Disabilities Act of 1990. Any person with a disability who requires a modification or accommodation in order to participate in a meeting should contact the Deputy City Clerk at (707) 665-3622 at least 48 hours in advance of the meeting.

Rules of Decorum: To avoid distraction, the following meeting etiquette shall be enforced. • Silence electronic devices, including cell phones.

Cotati City Council Packet May 28, 2024

• Audience members are advised to keep conversations to a minimum or conduct them outside the building. • Photographs or video recordings using tri-pods or other means that would be distracting are to be taken only from the designated media area. • The Presiding Officer shall request that the audience withhold expressions of support or opposition for speakers in the interest of time and to encourage the full expression of differing views. (City Council Policy 2023-01 III.B.1.) Public Comment (Action items): Public comment on any one agenda item where the City Council will be taking some action is limited to no more than three (3) minutes per person. Action items are typically designated on the agenda title.

Public Comment (Non-Action items): Public comment on non- action agenda items shall be received during the designated portion of the agenda.

Comments shall be limited to no more than three (3) minutes for all non-action agenda items.

Waiver Warning: If you challenge decisions/direction of the City Council of the City of Cotati in court, you may be limited to raising only those issues you or someone else raised at public hearing(s) described in this agenda, or in written correspondence delivered to the City of Cotati at, or prior to, the public hearing(s).

City Council meetings are conducted according to City Council Policy 2023-01: City Council Rules. This policy available for inspection in the online Meeting Portal at www.cotaticity.org and in the City Manager’s office located at 201 West Sierra Avenue, Cotati, California, during the City’s posted business hours.

Those wishing to address the Council are asked to complete a speaker card and give it to the City Clerk. When you are called, step to the podium and state your name and address for the record. Persons wishing to address the Council are not required to identify themselves or complete a speaker card; (Gov’t. Code § 54953.3); however, this information assists the Mayor by ensuring that all persons wishing to address the Council are recognized and it assists the City Clerk in preparing the City Council meeting minutes.

1. CALL TO ORDER

2. ROLL CALL

3. LAND ACKNOWLEDGEMENT
The City of Cotati recognizes that we’re on the ancestral lands of the Coastal Miwok, who are the original caretakers of this area. We respectfully acknowledge the Indigenous peoples who have been stewarding and maintaining a relationship on this land as knowledge keepers for millennia. This acknowledgement does not take the place of authentic relationships with Indigenous communities but serves as a gesture of respect to the land we are on.

4. PLEDGE OF ALLEGIANCE

5. PUBLIC COMMENT
Pursuant to California Government Code section 54954.3(a), members of the public wishing to address the Council/Board may do so at the beginning of the special meeting, and such comments shall be limited to the special meeting topic.

6. STUDY SESSION
A. PLEX HOUSING AND SINGLE-FAMILY HOUSING OBJECTIVE DESIGN

STANDARDS
Staff recommends that the Planning Commission and City Council conduct a workshop to consider options for development of Plex Housing Objective Design Standards and Single Family Objective Design Standards and for code changes to facilitate housing development, and provide direction to staff.

B. HOUSING STRATEGIES
It is recommended that the Planning Commission and City Council discuss short- to mid-term strategies to meet Cotati’s housing needs, and provide direction to staff.

Cotati City Council Packet May 28, 2024

7. INFORMATION RECEIVED AFTER THE AGENDA WAS POSTED
A. INFORMATION RECEIVED AFTER THE AGENDA WAS POSTED

8. ADJOURNMENT
Certification of Posting of the Notice: I declare under penalty of perjury that I am employed by the City of Cotati and that I posted this notice on the City’s website, bulletin boards of City Hall, Veterans’ Memorial Building and the SMART Train Depot, on or before May 23, 2024. /s/ Kevin Patterson, Deputy City Clerk
Cotati City Council
Agenda Staff Report
Item type: STUDY SESSION
To: City Council & Planning Commission
Subject: PLEX HOUSING AND SINGLE-FAMILY HOUSING

OBJECTIVE DESIGN STANDARDS
Date: May 28, 2024
Written by: Autumn Buss, Associate Planner
Recommendation
Staff recommends that the Planning Commission and City Council conduct a workshop to consider options for development of Plex Housing Objective Design Standards and Single Family Objective Design Standards and for code changes to facilitate housing development, and provide direction to staff.

1. BACKGROUND/CONTEXT
Objective Standards as a Priority for Cotati
The 2023-2031 Housing Element Update includes Program 2-2, “Streamlining Housing Development,” which includes a specific action item to expand the City’s existing Objective Design Standards (ODS) for Senate Bill 35 multifamily housing projects to apply to all multifamily projects as well as single family homes and mixed use projects. Housing Element Program 2-4 also identifies the need to promote development of “plex” or “missing middle” housing. In addition, the City Council has directed staff to prioritize the creation of plex housing ODS for the current fiscal year.

State Housing Legislation
An abundance of State legislation over the past several years has reshaped the way that local jurisdictions review and approve housing development projects. New State laws, aimed at addressing the state’s housing crisis, have reduced local control over development, in terms of both setting standards, and approval processes and timelines. In particular, legislation such as Senate Bill (SB) 35, effective since 2018, has created the need for “objective standards” that do not allow for any subjective judgement by staff or decisionmakers when reviewing housing Packet Page 4 of 74
projects. More broadly, objective standards are becoming the norm for nearly all land use regulation that relates to housing.

State legislation has also provided a number of ways for developers to circumvent local development standards including: SB 35 (reduced parking), the State Density Bonus (increased density, reduced parking, waiver of city standards), SB 9 (increased density, change in allowed uses, and reduced parking, setbacks, and minimum lot sizes), accessory dwelling unit (ADU) law (increased density, reduced parking and setbacks), SB 684 (reduced parking, setbacks, and minimum lot size), SB 2097 (no parking minimums within ½ mile of rail transit stations), and more. This has shifted the housing development landscape not only in terms of local control, but also in terms of planning and zoning norms as local governments adjust to keep their standards relevant and legal. See Attachment B, Comparison Table of Housing Mandates and Programs, for more information.

Objective Standards
The City of Cotati (City) responded to SB 35 with development of Multifamily Objective Design Standards (MODS) specific to SB 35 projects, which also require streamlined, or expedited, review. State law and the Cotati Municipal Code (CMC) define “multifamily” as any residential structure containing two or more dwelling units. The MODS is now applied to any multifamily housing development review in the City, regardless of whether the project proposes the use of SB 35, due to the overall trend toward objective standards described above.

The MODS were the outcome of a thoughtful public process, including a “visual preference” survey in which respondents provided rating and feedback on the design of a number of existing multifamily housing developments in the county; significant research by staff; consideration of existing City standards and guidelines; two public workshops with the Planning Commission; and public hearings before the Planning Commission and City Council.

It is important to note that in addition to the MODS, the City has numerous other objective standards that relate to housing and other types of development. These include standards in the Land Use Code that relate to building height, setbacks, lot coverage, parking, landscaping, street design, and more, and these are applied when the City reviews a proposed project. See Attachment C, Residential Zoning Development Standards, for a summary of the most relevant of these standards.

Even with the advent of objective design standards and streamlined processes, housing projects still need to be reviewed for conformance with all applicable standards and receive City approval. In the case of SB 35 applications, single family homes, ADUs, and certain other projects subject to State laws, this occurs at the staff level. Other types of multifamily or mixed use development are reviewed at the Planning Commission level (and at the City Council level, in limited instances). The requirement for a building permit and the need to adhere to the Cotati Building Code has also not changed.

With or without objective standards, all types of development projects are classified as requiring either “ministerial” or “discretionary” review. Ministerial is also referred to as “staff level” and Packet Page 5 of 74
refers to approval that does not involve any personal judgement or interpretation of standards by any City staff or Commission or Council member. A building permit is a classic example of a ministerial approval. Ministerial approval is required for projects that use SB 35 or a number of other new State laws. Discretionary review has traditionally referred to a review process where one or more City official may exercise discretion or subjective judgement when considering an application. The plethora of State housing legislation that requires ministerial review and/or objective standards has somewhat blurred the distinction between ministerial and discretionary review. For this reason, adopting objective standards that apply to different types of housing development can both simplify the review process, and help ensure compliance with various State laws.

Objective Design Standards for Plex Housing/Missing Middle “Plex” housing refers to multifamily housing developments that include two to nine units in a single building or within multiple buildings, such as duplexes, triplexes, fourplexes, townhouses, and courtyard apartments. This type of development is significantly different from larger multifamily projects in terms of design, construction, and neighborhood impact, and it is therefore prudent for the City to have ODS that specifically address plex housing.

Facilitating the development of plex housing is important for several reasons. Plex housing can be more affordable to the occupant, due to the typically smaller unit sizes. Smaller units are also attractive to smaller households, which are increasing as part of a nationwide demographic trend.

Smaller homes may also use less energy and other resources, and can contribute to a compact, development pattern that supports walking and biking. Furthermore, plex housing can be more compatible with single-family homes and create less neighborhood impact than larger multifamily developments. Moreover, a number of Cotati’s development opportunity sites are of a relatively small size, which means that a plex housing development may be feasible where a project of ten or more units may not. Thus, for Cotati, and many other jurisdictions, facilitating small-scale infill development can be a key strategy for meeting housing goals.

Interest in plex housing has been growing across California and the nation recently, for these reasons and more. In this movement, plex housing is often synonymous with “missing middle” housing. “Middle” refers to the fact that this housing type is between single family homes and large multifamily apartment buildings in scale and tends to be financially more available to middle-income households than single family homes. “Missing” refers to the fact that these housing types have rarely been built in the United States since the 1940s. For more information, see Attachment D for the article Missing Middle Housing by architect Daniel Parolek.

Objective Standards for Single-Family Homes
Although the growing emphasis on objective standards for housing at the State level has been focused on multifamily, policy and legal consistency point toward the wisdom of adopting objective standards for single family homes as well. Single family development in Cotati is currently subject to the Residential Design Criteria adopted in 1990. Over time, these guidelines have become outdated, and they do not provide a level of specificity or objectivity that allows clear implementation or interpretation.

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Benefits of Objective Standards
In addition to compliance with State law, adopting objective standards has a number of benefits.

Importantly, objective standards introduce a significant level of certainty into the development process, reducing developer risk, which is a key impediment to development activity. Knowing how to design a project to meet clearly stated standards and be reasonably certain of approval is very important to a developer, as is the opportunity to reduce approval timelines. This may spur housing development, which can help the City meet its housing goals. Furthermore, the use of objective standards can make a City’s review of projects more efficient, focused, and consistent, thereby reducing staff time and the use of City resources.

Plex and Missing Middle Housing in Other Jurisdictions
As mentioned above, interest in plex or missing middle (MM) housing has been growing rapidly at the regional, state, and national levels. Seeking ways to diversify their housing stock, increase affordability, meet the needs of a growing number of senior and single-person households, and incentivize infill development, many jurisdictions are adopting a variety of measures to facilitate plex/MM housing. These include: adoption of objective standards; allowing plex in single-family zoning districts; adjustment of development standards such as lot coverage maximums, setbacks, minimum lot sizes, and number of dwelling units per acre or parcel; reduction or removal of parking minimums; allowing increased density as unit sizes are reduced; and more.

One notable example is the City of Sacramento, which is poised to adopt significant code and policy changes to facilitate MM. The County of Marin adopted a form-based land use code in December 2022 that sets forth a number of standards meant to promote MM development. See Attachment I, Suggested Further Reading, or web links to these jurisdictions’ documents as well as other background reading on plex and MM housing.

2. DEVELOPMENT OF OPTIONS FOR PLEX AND SINGLE FAMILY ODS Process and Community Engagement
Staff engaged in the following activities to develop the options for plex and single family ODS:
• Review of existing City policies, including MODS, 1990 Residential Design Criteria, DSP, Land Use Code, Cottage Housing standards
• Review of other jurisdictions’ efforts to create plex standards and promote Missing Middle housing
• Review of State housing legislation
• On-line visual design preference survey of community members (Open February 8- March 14; 73 responses)
• Development of ODS options/draft Code amendments
Community outreach for the plex and single family ODS has been as follows:
• Plex and single-family ODS informational webpage
• Visual design preference survey
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• Announcement of process, webpage, and survey on social media, City webpage, monthly utility bill newsletter, and e-blasts to housing and sustainability interest lists • City Council and Planning Commission Workshop (this meeting) Community Survey on Plex and Single Family Design
Staff conducted an online Visual Preference Survey to gather community input on architectural and site design features to help shape the Plex ODS and single family ODS. The survey, which asked participants to provide their reactions to and comments regarding seven examples of single family design and ten examples of plex design located in Cotati and nearby, was live from February 8 to March 14, 2024. There were seventy-three responses to the survey.

Overwhelmingly, survey respondents preferred dwellings that appeared approachable and interfaced well with the public sphere, with clearly visible entryways, porches, and windows on the street, and garages and parking either completely out of view or set back from the street.

Respondents favored Craftsman and other traditional housing designs, particularly porches, peaked roofs with a low pitch, inviting entryways, generous windows, and simple but strong details (such as wide eaves, stout/tapering porch columns, horizontal siding, gables, joists, bay windows). Boxy buildings and those that were perceived as “cookie-cutter” were not highly rated. Dwellings that were perceived as “country” or “small town” in character were preferred over those considered to be “urban.”
In rating and commenting on the single family examples, respondents showed a preference for cottage-style and modestly-sized homes. Plex housing was viewed favorably, and many comments mentioned the need to build more units on properties to meet community housing needs. The summary of survey results can be found in Attachment E.

The process to develop the MODS in 2021 also included a visual preference survey, using higher density multifamily housing examples. The responses were generally consistent with the recent survey, in particular the preference for more traditional residential design features, aversion to large boxy buildings, and the desire to maintain a small-town feel.

Some of the findings of the Plex and Single Family survey are also supported by the results of the Housing Needs and Opportunities Survey that was conducted for the preparation of the 2023- 2031 Housing Element Update. That survey had 147 respondents, and key takeaways included the value that residents place on Cotati’s “small town” feel, coupled with its compact and walkable/bikeable nature. Respondents felt that the most successful new housing types for Cotati would be as follows (question was phrased as “check all that apply”):
• Smaller single family homes—64%
• Townhouses or duplexes—44%
• ADUs—34%
• Apartments/condominiums 31%
• Downtown upper-story units—31%
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3. ANALYSIS OF EXISTING CITY STANDARDS
Summary of Existing Multifamily Objective Design Standards (MODS) The current MODS requires “Craftsman-style” design features for multifamily buildings, as well as articulation of building facades, windows and entrances oriented toward public streets, avoidance of long stretches of blank wall, and screening of parking areas so that the development integrates with the neighborhood and enlivens the public sphere. This interactivity with public streets is also echoed in the MODS site design and layout standards, including screening of trash enclosures and mechanical equipment, standards for fencing, and limits on the amount of paving in the front setback. The MODs ensures a high-quality living environment for residents including a minimum amount of usable open space and amenities, consistent architectural style between residential buildings and accessory structures, pedestrian walkways and bicycle parking, porches, and provision of laundry and storage facilities.
1990 Residential Design Criteria
The City’s Residential Design Criteria (RDC), adopted in 1990 and revised in 1997, provide general guidance and are neither objective nor mandatory. The RDC emphasize Craftsman design, usable, unenclosed front porches, wood or stucco exterior treatments, and generous garage setbacks. The RDC also advocates for minimizing pavement, maximizing open space, providing multimodal access, provision of street trees, and xeriscape. It is proposed that the RDC be repealed with the adoption of ODS for plex and single family, as many of the criteria are proposed to be incorporated into those ODS and are present in the existing MODS. Attachment F includes a copy of the RDC.

Downtown Specific Plan (DSP)
Adopted in 2009 and updated in 2023, the DSP is a “form-based” specific plan that establishes design and development standards for buildings to support a vibrant downtown area. The DSP regulates the Historic Core, La Plaza, Northern Gateway, and Commerce Avenue zoning districts, where multifamily residential use is allowed but single family development is not. The current MODS draws heavily on residential standards set forth in the DSP, including the following: Main entries for ground floor units to be accessed from the street or a common courtyard; living space orientation toward courtyard or the street; a minimum of 150 square feet of shared open space per unit; and a minimum dimension of 20 feet for courtyards. The MODS, Plex ODS, and single family ODS will not be applicable in the DSP zones, as the objective standards of the DSP are applied in this area.

Santero Way Specific Plan (SWSP)
The SWSP, which is currently being updated, also sets forth its own set of objective standards that are applied to properties in that area, where only higher density multifamily and mixed use are allowed. Therefore, the MODS, Plex ODS, and single family ODS will not be applicable to this area.

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Cottage Housing
The Cottage Housing Ordinance (CH), codified as CMC Section 17.42.125, provides a discretionary approval process for a specific residential development type featuring modestlysized single family detached or attached units arranged in clusters oriented toward common open space areas. CH has its own standards primarily relating to site design and development which are generally objective in nature. A number of these standards are similar to those in the MODS; however, CH identifies a very specific housing type and site design with significant common open space and amenities, whereas the ODS generally apply to an array of different development types, sizes, and intensities. CH does not currently include architectural design standards, however, and staff are recommending that the CH ordinance be amended to refer to the proposed Plex ODS and Single Family ODS for this guidance.

4. OPTIONS FOR ODS FOR PLEX AND SINGLE FAMILY HOUSING IN COTATI The options for Plex Housing ODS and Single Family ODS developed by staff represent a synthesis of the above-described design standards, legal requirements, community input, and existing regulatory framework into a cohesive set of potential standards for these housing types.

The options proposed are summarized below. The options are also presented as redline changes to the Land Use Code text, for context with existing Code requirements, in Attachment A. A number of amendments to the MODS for consistency with the Plex and Single Family ODS are also proposed.

Plex ODS Options Summary
The Plex ODS can be similar or identical to the MODS across a number of standards. However, some changes are warranted to address the reduced scale and number of units of plex development relative to larger multifamily developments. Other aspects of the Plex ODS should address the unique nature of this housing type as a middle ground in terms of housing affordability. Options for consideration include:
• Similar to MODS, orientation of unit entryways, porches/stoops, windows toward street, and street-facing parking not allowed
• Maximum 3 story (35-feet) height; 3rd story set back 30’ from single family homes in lower-density zoning districts
• Maximum street-facing façade width 75’
• Architectural design: Echo MODS’ emphasis on traditional cottage or bungalow style design and specific architectural details such as low-pitched roofs, deep eaves, exposed rafters, usable front porches. (While the MODS has specifically referred to “Craftsman” design, staff feel that this is too limiting, and does not accurately reflect Cotati’s architectural style, which is a mix of Farmhouse, Mission, Victorian, Colonial, and California Craftsman. The phrase “traditional California bungalow” is recommended for use throughout the ODS.)
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• Maximum unit sizes, to encourage smaller units which are likely to be less expensive to rent/buy (“affordability by design”). A comparison of dwelling unit sizes for several developments proposed or already constructed in Cotati is in Attachment G. o Studio units: 600 sqft
o 1 bedroom units: 900 sqft
o 2 bedroom units: 1200 sqft
o 3 bedrooms units: 1500 sqft
o 4+ bedroom units: 1800 sqft
• Site design and accessory elements similar to MODS, except for reduced usable open space requirement of 100 sqft per unit (MODS requires 150 sqft), and no common amenities required
Single Family ODS Options Summary
As with the MODS and Plex ODS, the single family ODS should promote design standards that reflect and reinforce Cotati’s character. However, some flexibility in design features and clarity in criteria is necessary for individual needs effective administration.

Options include:
• Primary entry to home clearly visible from street, with open porch of minimum six by eight feet in size
• Echo MODS and Plex ODS in exterior materials: Wood or concrete-based wood siding or shingles, stucco, brick, and/or stone.
• Maximum garage façade width 25’
• Minimal uninterrupted blank walls
• Maximum 40% of front setback area paved
• Comply with at least 5 of the following:
o Low pitched roof
o Deep eaves with exposed roof beams
o Triangular knee brace supports, extended or decorative roof beams o Divided light windows
o Double hung, single hung, casement, or fixed windows with wide wood trim o Entry door with recessed panels or glazing, with wide wood trim o Ground floor raised twelve to thirty inches above grade o Porch roof supported by wide columns
o Upper story(ies) of house set back at least thirty-six inches from first story o Parking behind dwelling (not visible from street)
Summary of Proposed Amendments to MODS:
• Clarify that MODS applies to all multifamily projects of 10 units or more, and not exclusively SB 35 projects
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• Add stoops as an alternative to porches in Neighborhood Urban zoning district • Refer to “traditional California bungalow” design rather than Craftsman • Add requirement to porches to be enclosed by railing or low wall, for a more finished look
• Require that a minimum 10% of units be single-story and designed for accessibility • Remove prohibition on removal of heritage trees—this is redundant with the requirement for a tree removal permit that is already stated in the tree preservation ordinance, and is not grounds to deny a project based on objective standards Additional Options to Facilitate Housing Development
In order to facilitate housing development overall and plex/MM housing development in particular, the City may wish to consider amendments to a number of development standards in the Land Use Code (Cotati Municipal Code Chapter 17) as summarized below and shown in the redline code amendments in Attachment A.

1. Update allowed uses to be consistent with zoning district descriptions: This change would simplify the tables to reduce the number of different residential uses, and allow plex housing by-right in the Neighborhood Low Density (NL), Neighborhood Medium Density (NM), and Neighborhood Urban (NU) zoning districts, and multifamily of 10+ units in the NM district, in keeping with Section 17.30.20 Purposes of the zoning districts:
a. NL (Neighborhood, Low Density) Zoning District is applied to areas developed with and appropriate for neighborhoods of detached and attached single-family homes, and duplexes, including limited neighborhood retail uses and related, compatible uses.
b. NM (Neighborhood, Medium Density) Zoning District is applied to areas appropriate for a variety of housing types, including small lot single-family housing, and various types of multifamily housing (for example, duplexes, townhouses, and apartments), limited neighborhood retail uses, and related, compatible uses.
c. NU (Neighborhood, Urban) Zoning District is applied to areas appropriate for a variety of higher-density housing types, including all types of multifamily housing, neighborhood serving commercial uses, and related compatible uses.

An additional option is to require a Use Permit for a duplex in the NU district, with a finding that such development does not preclude further development of the property with additional dwelling units in the future. This is currently a requirement for singlefamily homes in NU and NM. (Section 17.22.020 Allowed Uses Tables 2-2, 2-3, 2-4) (A Map of Cotati’s Zoning districts is included as Attachment H.)

2. Reduce minimum parcel size and width in the NM, NU, Commercial East Cotati Avenue Corridor (CE), and Commercial Gravenstein Corridor (CG) districts to increase Packet Page 12 of 74
feasibility of development of plex housing and small-lot subdivisions. (Section 17.24.020 Table 2-4)

3. Reduce or adjust setbacks to increase housing development feasibility as follows (Section

17.24.030):
a. NL: Side interior from 5’ on one side and 7’ on the other, to 5’ on both sides b. NM: Front from 20’ to 15’; side interior to be 5’ for plex housing; rear from 20’ to 15’
c. NU: Side interior to be 5’ for plex housing; street side and rear from 15’ to 10’ d. Downtown Commercial (CD): Side interior to be 5’ for plex housing

4. Remove pavement from lot coverage calculations. Cotati is unique in including pavement in lot coverage, and doing so may unduly challenge plex and multifamily development. (Section 17.24.030)

5. Introduce maximum dwelling unit sizes to encourage development of smaller units which are more “affordable by design” as well as more units overall per property, as follows (Section 17.24.030):
a. NM and CD: 2,200 sqft
b. NU: 2,000 sqft

6. Allow uncovered parking spaces and driveways to occupy the interior side or rear setback area if a minimum 3’ landscaped strip is maintained alongside property line, with wheel stops installed to protect landscaping, in order to increase developable area of smaller lots. (Section 17.30.020(E)(3))

7. Increase the allowable projection of porches, stoops, and associated stairs into the front setback to 5’ for plex housing to increase developable area of smaller lots. (Section

17.30.020(F) Table 3-1)

8. In accordance with Housing Element Program 3-1, set minimum parking requirements for multifamily housing to be consistent with those allowed by the State Density Bonus, as follows (Section 17.36.050(A) Table 3-7):
a. Studio and one-bedroom units: 1 space
b. Two- and three-bedroom units: 1.5 spaces
c. Four+ bedroom units: 2 spaces

9. Remove the requirement for covered parking for residential uses to reduce cost of housing developments (Section 17.30.020(F) Table 3-1.)

10. Extend the possibility of shared parking with a Use Permit to residential uses and within mixed use projects; and allow a portion of required residential guest parking to be Packet Page 13 of 74
allowed on-street with Use Permit approval, to allow more developable area for housing in certain projects. (Section 17.36.080(A), (E), and (F))

11. Allow an 11’ wide driveway to access parking in a plex property, to maximize buildable lot area. (Section 17.36.090(D) Table 3-9)

12. Exempt plex housing projects from including a woonerf to reduce cost of development and increase buildable area of smaller lots. (Section 17.36.100(F))

6. NEXT STEPS
At this workshop, the Council and Commission is requested to consider options for development of the Plex ODS and Single Family ODS and other potential code changes to promote housing development, and provide feedback and direction to staff, with the goal for staff to bring a draft ordinance with proposed changes back to the Planning Commission and City Council for consideration at public hearings.

7. Recommendation
Staff recommends that the Planning Commission and City Council conduct a workshop to consider options for development of Plex Housing ODS and Single Family ODS and for code changes to facilitate housing development and provide direction to staff.

ATTACHMENTS
A. Redline of Land Use Code amendment options
B. Comparison Table of Housing Mandates and Programs
C. Residential Zoning Development Standards
D. Missing Middle Housing article by Daniel Parolek
E. Plex and Single Family Design Visual Preference Survey Results Summary F. 1990 Residential Design Criteria
G. Dwelling Unit Size Comparison Matrix
H. Cotati Zoning Map
I. Suggested Further Reading
.

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Potential Amendments to Chapter 17, Land Use Code
Redline Version, Updated 5/10/24

17.22.020 Allowable land uses and planning permit requirements. (Excerpt) 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
Land Use(1)
Permit Required by District

OSC OSR RR RVL NL NM NU
Specific
Use
Regulations
Residential Uses
Accessory dwelling unit – – P P P P P 17.42.170
Caretaker quarters UP UP – – – – –
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- Plex housing, 2 units – – – – PUP P UP(4)P 17.42.120, ODS
Multifamily-Plex housing, 3 to 9or 4 units – – – – P– P P 17.42.120, ODS
Multifamily housing, 5 to 9 units – – – – – P P 17.42.120 Multifamily housing, (10 or more units) – – – – – P– P 17.42.120, ODS
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 single-family dwelling
– – P P P P P
Residential care, 7 to 10 clients – – UP UP UP UP UP
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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
Land Use(1)
Permit Required by District

OSC OSR RR RVL NL NM NU
Specific
Use
Regulations
Residential component of a mixed use project – – – – PUP PUP PUP 17.42.100 Rooming or boarding house – – – – – – UP
Single-family dwelling – – P P P UP(4) UP(4) ODS
Supportive housing – – – – – P P
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. (4) Use permit approval shall require that the review authority first find that the location of a proposed single-family dwelling or 2-unit multifamily plex develoment on a parcel that may be further subdivided will not preclude future subdivision and/or development in compliance with the general plan and this Chapter.

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
Land Use(1)
Permit Required by District
HC LP NG CA Specific Use
Regulations
Residential Uses
Residential Multifamily housingProject 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
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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
Land Use(1)
Permit Required by District
HC LP NG CA Specific Use
Regulations
Home occupation P P P P 17.42.080
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 17.28.050,

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
Key to Zoning District Symbols
HC Historic Core NG Northern Gateway
LP La Plaza CA Commerce Avenue

17.24.020 Zoning district subdivision and density standards.

Each subdivision and residential development project shall comply with the minimum parcel size and density requirements shown in Table 2-4 for the applicable zoning district.

Table 2-4
Parcel Size and Density Standards
Zoning District
Minimum Parcel Size(1) Residential Density
Area(2) Width(1) Minimum Density Maximum Density
OSC Determined through subdivision review 1 caretaker unit; no other residential allowed OSR Determined through subdivision review No residential units allowed RR-1.5 1.5 acre 100 ft. N.A. 1 unit per 1.5 acres
RR-1.0 1 acre 100 ft. N.A. 1 unit per acre
RVL-0.66 0.66 acre 100 ft. N.A. 1 unit per 0.66 acres
RVL-0.5 0.5 acre 100 ft. N.A. 1 unit per 0.5 acres
NL 6,000 sq. ft.(4) 60 ft. 4 units per acre(3) 6 units per acre NM 4, 0005,000 sq. ft.(4) 50 ft. 8 units per acre(3) 10 units per acre NU 2,5003,500 sq. ft.(4) 405 ft. 12 units per acre(3) 15 units per acre Packet Page 17 of 74
Zoning District
Minimum Parcel Size(1) Residential Density
Area(2) Width(1) Minimum Density Maximum Density
CE 2,5006,000 sq. ft.(4) 4060 ft. 12 units per acre(3) 15 units per acre CG 2,50010,000 sq. ft.(4) 40100 ft. 12 units per acre(3) 15 units per acre CD 2,000 sq. ft.(4) 20 ft. 12 units per acre(3) 15 units per acre CI 10,000 sq. ft.(4) 100 ft. N.A. 15 units per acre
IG 10,000 sq. ft.(4) 100 ft. N.A. N.A.

PF Determined through subdivision review N.A. N.A.

SP Determined by applicable specific plan

17.24.030 Zoning district site planning and building standards. (Excerpt) A. Zoning District Standards. Subdivisions, new land uses and structures, and alterations to existing land uses and structures, shall be designed, constructed, and established in compliance with the requirements in the following tables, in addition to the applicable standards (e.g., landscaping, parking and loading, etc.) in Article 3 (Site Planning, Design, and Operational Standards) of this title.

Table 2-9
NL Zone Standards
Development Standard NL Zone Requirement
Setbacks – Minimum setbacks required, as shown in Figure 2-9. See Section 17.30.020 for exceptions.

Front 20 ft.

Side – Interior (each) 5’ 7 ft. on one side, 5 ft. on the other Side – Street side 10 ft.

Rear 20 ft.

Garage 10 ft. back from street-facing facade of main structure, exclusive of porch.

Accessory structures See Section 17.42.160 (Residential accessory uses and structures) Building frontage – Building frontage types allowed, design requirements, and allowed encroachments into setbacks. Frontage types are defined in Section 17.24.040.

Allowed frontage types Common yard, porch
Allowed encroachments See Section 17.30.020(F), Table 3-1 Site coverage – Maximum percentage of site area that may be covered by structures. and pavement.

Maximum coverage 40%
Height limit – Maximum allowable height of structures. See Section 17.30.040 for height measurement, and height limit exceptions. See Figure 2-10.

Main structure 28 ft.

Accessory structures See Section 17.42.160
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Table 2-10
NM Zone Standards
Development Standard NM Zone Requirement
Setbacks – Minimum setbacks required, as shown in Figure 2-11. See Section 17.30.020 for exceptions.

Front 15 20 ft.

Side – Interior (each) 5 ft.for single family, multifamily plex, and non-residential structures; 10 ft. for multifamily structures; none required for rowhouse units
Side – Street side 10 ft.

Rear 15 20 ft.

Garage 10 ft. back from street-facing facade of main structure, exclusive of porch
Accessory structures See Section 17.42.160 (Residential accessory uses and structures).

Building frontage – Building frontage types allowed, design requirements, and allowed encroachments into setbacks. Frontage types are defined in Section 17.24.040.

Allowed frontage types Common yard, porch
Allowed encroachments See Section 17.30.020(F), Table 3-1.

Site coverage – Maximum percentage of site area that may be covered by structures and pavement.

Maximum coverage 55%
Height limit – Maximum allowable height of structures. See Section 17.30.040 (Height limits and exceptions) for height measurement requirements, and height limit exceptions. See Figure 2-12.

Main structure 28 ft.

Maximum dwelling unit size, exclusive of garage and private outdoor space 2,200 sqft. (gross floor area) Accessory structures See Section 17.42.160.

Table 2-11
NU Zone Standards
Development Standard NU Zone Requirement
Build-to-lines – Required separation of primary structure from specified property line, as shown in Figure 2-13. See Section 17.30.020 for exceptions.

Front 15 ft.

Setbacks – Minimum setbacks required as shown in Figure 2-13. See Section 17.30.020 for exceptions.

Front See build-to-lines required above.

Side – Interior (each) 5’ for multifamily plex structures; 10 ft. for 1-story building walls and 15’ for 2-story and higher building walls for nonresidential and multifamily structures; 15 ft. for 2-story building walls; none required for rowhouse units
Side – Street side 10 15 ft.

Rear 10 15 ft.

Garage 10 ft. back from street-facing facade of main structure, exclusive of porch or stoop
Accessory structures See Section 17.42.160.

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Development Standard NU Zone Requirement
Building frontage – Building frontage types allowed, design requirements, and allowed encroachments into setbacks. Frontage types are defined in Section 17.24.040.

Allowed frontage types Common yard, porch, forecourt, stoop Allowed encroachments See Section 17.30.020(F), Table 3-1.

Site coverage – Maximum percentage of site area that may be covered by structures and pavement.

Maximum coverage 75%
Height limit – Maximum allowable height of structures. See Section 17.30.040 for height measurement, and height limit exceptions. See Figure 2-14.

Main structure 35 ft.

Maximum dwelling unit size, exclusive of garage and private outdoor space 2,000 sqft (gross floor area) Accessory structures See Section 17.42.160.

Table 2-12
CE Zone Standards
Development Standard CE Zone Requirement
Build-to-lines – Required separation of primary structure from specified property line, as shown in Figure 2-15. See Section 17.30.020 for exceptions.

Front, street side 10 ft.

Setbacks – Minimum setbacks required, as shown in Figure 2-15. See Section 17.30.020 for exceptions.

Front See build-to-lines required above
Side – Interior (each) 10 ft. abutting a residential zone, none required otherwise Side – Street side See build-to-lines required above
Rear 20 ft. abutting a residential zone, 10 ft. required otherwise.

Building frontage – Building frontage types allowed, design requirements, and allowed encroachments into setbacks. Frontage types are defined in Section 17.24.040.

Allowed frontage types Porch, forecourt, stoop, shopfront Allowed encroachments See Section 17.30.020(F), Table 3-1 Site coverage – Maximum percentage of site area that may be covered by structures and pavement.

Maximum coverage 80%
Height limit – Maximum allowable height of structures. See Section 17.30.040 for height measurement, and height limit exceptions. See Figure 2-16.

All structures 35 ft.; 45 ft. with use permit; or 45 ft. in compliance with Section

17.30.040(D)
Additional standards for the zone – Standards for buildings, site planning, and/or on-site activities in addition to the above. See Section 17.24.050 (Downtown and corridor frontages and facades).

Residential projects – Where allowed, a ground-floor residential project, including horizontal mixed use projects, shall comply with the standards of the NU zone.

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Table 2-13
CG Zone Standards
Development Standard CG Zone Requirement
Build-to-lines – Required separation of primary structure from specified property line, as shown in Figure 2-17. See Section 17.30.020 for exceptions.

Front, street side 0 ft.; except that the build-to-line along the Gravenstein frontage shall be 30 ft. from the highway right-of-way.

Setbacks – Minimum setbacks required as shown in Figure 2-17. See Section 17.30.020 for exceptions.

Front See build-to-lines required above
Side – Interior (each) 10 ft. abutting a residential zone, none required otherwise.

Side – Street side See build-to-lines required above
Rear 20 ft. abutting a residential zone; 10 ft. required otherwise.

Building frontage – Building frontage types allowed, design requirements, and allowed encroachments into setbacks. Frontage types are defined in Section 17.24.040.

Allowed frontage types Forecourt, stoop, shopfront, gallery Allowed encroachments See Section 17.30.020(F), Table 3-1 Site coverage – Maximum percentage of site area that may be covered by structures and pavement.

Maximum coverage 80%
Height limit – Maximum allowable height of structures. See Section 17.30.040 for height measurement, and height limit exceptions. See Figure 2-18.

All structures 35 ft.; 50 ft. with use permit; or 45 ft. in compliance with Section

17.30.040(D)
Additional standards for the zone – Standards for buildings, site planning, and/or on-site activities in addition to the above. See Section 17.24.050 (Downtown and corridor frontages and facades).

Residential projects – Where allowed, a ground-floor residential project including horizontal mixed use projects, shall comply with the standards of the NU zone.

Table 2-14
CD Zone Standards
Development Standard CD Zone Requirement
Build-to-lines – Required separation of primary structure from specified property line, as shown in Figure 2-19. See Section 17.30.020 for exceptions.

Front, street side 0 ft.; 15 ft. on Arthur, Charles, Henry, and William Streets, and East Cotati Avenue, in compliance with the La Plaza Specific Plan
Setbacks – Minimum setbacks required as shown in Figure 2-19. See Section 17.30.020 for exceptions.

Front See build-to-lines required above
Side – Interior (each) 5 ft. for multifamily plex structures and existing single family; 10 ft. for other uses abutting a residential zone, none required otherwise Side – Street side See build-to-lines required above
Rear 10 ft.

Building frontage – Building frontage types allowed, design requirements, and allowed encroachments into setbacks. Frontage types are defined in Section 17.24.040.

Allowed frontage types Forecourt, stoop, shopfront, gallery Allowed encroachments See Section 17.30.020(F), Table 3-1 Site coverage – Maximum percentage of site area that may be covered by structures and pavement.

Maximum coverage 100%
Height limit – Maximum allowable height of structures. See Section 17.30.040 for height measurement, and height limit exceptions. See Figure 2-20.

Maximum height 35 ft.; 50 ft. with use permit; or 45 ft. in compliance with Section

17.30.040(D)
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Maximum dwelling unit size, exclusive of garage and private outdoor space
2,000 sqft. (gross floor area)
Additional standards for the zone – Standards for buildings, site planning, and/or on-site activities in addition to the above. See Section

17.24.050 (Downtown and corridor frontages and facades).

17.30.020 Build-to-lines and setbacks. (Excerpt)
E. Limitations on the Use of Setbacks.

3. Vehicle Parking and Storage. No required parking space shall be located within a required setback, except as provided by Section 17.36.090(A) of this title, and with the exception of uncovered parking spaces or aisles for multifamily residential projects which may occupy the rear or interior side setback, provided that a minimum 3-foot-wide landscape area is maintained between the parking or aisles and the property line, with wheel stops installed as needed to protect landscaping. No front or side setback shall be used for parking a motor vehicle, recreational vehicle (RV), boat, trailer, farm equipment, or other vehicle, except that an operable automobile or truck of one-ton capacity or less, in regular use, may be parked within a paved driveway. A garage, carport, or any other structure for sheltering parking space within the RR, RVL, NL, NM, or NU zoning districts shall comply with the setback requirements of the applicable zoning district, and the requirements of Section

17.42.160(F)(2) of this title.

F. Allowed Projections into Setbacks. An architectural feature attached to a primary structure may extend beyond the wall of the structure and into a required front, side, or rear setback in compliance with Table 3-1. See also Figure 3-4. These requirements do not apply to accessory structures which are instead subject to Sections 17.42.020 (Agricultural accessory structures) and 17.42.160 (Residential accessory uses and structures) of this title.

Table 3-1
Allowed Projections Into Setbacks
Projecting Feature
Allowed Projection into Specified Setback
Front Setback Side Setback Rear Setback
Attached deck, landing, porch, stairway – Uncovered,
unenclosed, and less than 30 in. above grade
25% of setback to a
maximum of 5 ft.

May project to property line May project to property line Balcony, attached deck, landing, porch, stairway –
Which may be roofed but is otherwise unenclosed
25% of setback to a
maximum of 5 ft.
20% of side setback(1) 20% of setback(1)
Ground-floor front porch or stoop, which may be
roofed but is otherwise unenclosed, or stairway leading to a porch or stoop, serving a multifamily plex housing unit facing a public street
5 ft. N/A N/A
Balcony, attached deck, landing, porch, stairway –
Covered and enclosed
Not allowed in setback
Balcony, attached deck, landing, porch, stairway –
Uncovered and unenclosed, 30 in. or more above grade
5 ft. 36 in.(1) 5 ft.(1)
Bay window, or similar projecting feature 36 in. 20% of setback(1) 36 in.

17.36.050 Number of parking spaces required. (Excerpt)
Each land use shall be provided the number of off-street parking spaces required by this section. See Section

17.36.070 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). Minimum automobile parking requirements shall not be imposed or enforced on a residential, commercial, or other development project, if the Packet Page 22 of 74
project is located within one-half mile of public transit, unless specific findings are made within thirty days of submittal to the city of a complete application, consistent with Government Code Section 65853.2.

Table 3-7
Parking Requirements by Land Use
Residential
Accessory dwelling unit or junior accessory dwelling unit See Section 17.42.170 (Accessory dwelling units/junior accessory dwelling units).

Condominium dwelling units 2 covered spaces within a garage or carport for each unit.

Guest parking 1 space for each 4 units.

Live/work units 12 spaces for each unit for the residential use; and additional spaces as required by this section for the nonresidential use.

Mobilehomes
Individual mobilehomes 2 spaces for each unit; at least 1 within a garage or carport.

Mobilehome parks 2 spaces for each mobilehome, plus 1 additional space for each 4 mobilehomes shall be provided for guest parking, which shall be dispensed throughout the park.

Multifamily housingdwellings and live/work units
Studio units and one-bedroom units 12 spaces for each unit; at least 1 within a garage or carport.

Two- and three-bedroom units 1.52 spaces for each unit; at least 1 within a garage or carport.

Four-bedroom units and above 2 spaces for each unit, or less as required by the review authority. At least 1 space shall be within a garage or carport.

Guest parking 1 space for each 4 units.

Organizational house 1 space for each bedroom.

Residential care homes
Six or fewer clients 2 covered spaces within a garage or carport.

Seven or more clients 1 space for each 2 beds, plus 1 space for each 4 beds for guests and employees.

Residential development with density bonus See Section 17.32.050 (Parking requirements in density bonus projects).

Rooming or boarding houses 1 covered or uncovered space for each bedroom.

Senior housing projects 1 space for each two units, with half the spaces covered, plus 1 guest parking space for each 10 units. Reduced parking may be provided in compliance with Section 17.36.080(C). (Reduced parking for senior housing projects).

Single-family dwellings including mobilehome units and manufactured housing
2 covered spaces within a garage or carport.

17.36.080 Reduction of parking requirements.

A. Shared On-Site Parking. Where two or more adjacent nonresidential uses have distinct and differing peak parking usage periods, (e.g., a theater and a bank), a reduction in the required number of parking spaces may be allowed through use permit approval. Approval shall also require a recorded covenant running with the land, recorded by the owner of the parking facility, guaranteeing that the required parking will be maintained exclusively for the use or activity served for the duration of the use or activity, in compliance with Section 17.36.120 (Designation of off-site parking and loading spaces) of this chapter.

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B. Reduction of Parking. The review authority may reduce the number of parking spaces required by Section

17.36.050 (Number of parking spaces required) of this chapter by up to fifteen percent through use permit approval, based on quantitative information provided by the applicant that documents the need for fewer spaces (e.g., sales receipts, documentation of customer frequency, information on parking standards required for the proposed land use by other cities, etc.).

C. Reduced Parking for Restricted Senior Housing Projects. The review authority may reduce the number of parking spaces required by Section 17.36.050 (Number of parking spaces required) for senior housing projects, for persons aged fifty-five and over, based on quantitative information provided by the applicant that documents the need for fewer spaces for these types of residential development projects.

D. Waiver of Covered Parking Requirement for Affordable Housing Units. The review authority may waive the requirement that parking be covered for affordable housing units in compliance with Section 17.32.040(B) of this title.

E. Reduced Shared On-Site Parking for Mixed Use Projects. Horizontal mixed use provides the parking for each use required by Table 3-7, with the residential component providing the parking required by Table 3-7 for multifamily dwellings, minus the guest spaces required by Table 3-7. A vertical mixed use project shall require the same number of spaces as a horizontal mixed use project, reduced by thirty percent.Where the residential and nonresidential uses within a mixed use project have distinct and differing peak parking usage periods, a reduction in the required number of parking spaces may be allowed through use permit approval.

F. Guest Parking for Residential Uses. A portion of the required guest parking for a residential use may be located on a public street with use permit approval.

17.36.090 Parking design and development standards. (Excerpt) Required parking areas shall be designed and constructed in compliance with the following standards:

A. Location of Parking. Off-street parking areas shall be located as follows:

1. Residential Parking. Parking for a residential use shall be located on the same propertyparcel as each residential unit served; except for mixed use projects developed in compliance with Section 17.42.100 and projects developed with shared parking in compliance with Section 17.36.080 of this title. Garage parking shall be located in compliance with the garage setback requirements of the applicable zoning district in Article 2 (Community and Project Design), and Section 17.42.160(F)(2) of this title. The location of parking shall also comply with the requirements of subsections (A)(3) of this section.

4. Parking Within Required Setbacks. No parking space or aisle providing access to individual parking spaces shall occupy a required front setback, or a street side setback of a corner lot. No residential parking space for a single-family dwelling shall occupy a required side or rear setback, except within an enclosed garage that complies with the garage setback requirements of Section 17.42.160(F)(2) of this title. See also Section

17.30.020(E)(3) of this title. Uncovered parking spaces or aisles for multifamily residential projects may occupy the rear or interior side setback, but not the front setback, provided that a minimum 3-foot-wide landscape area is maintained between the parking or aisles and the property line, and wheel stops are installed as needed to protect landscaping.

D. Parking Stall and Aisle Dimensions. Each parking stall and parking lot aisle shall comply with the minimum dimension requirements in Tables 3-8 and 3-9, and as illustrated in Figure 3-11. Residential garages shall comply with the “Minimum Parking Stall Dimensions” in Table 3-8.

Table 3-9
Parking Aisle Width
Type of Drive or Parking Aisle Minimum Aisle Width
In a multifamily plex project, where vehicle movement is one-way 11 feet Packet Page 24 of 74
Type of Drive or Parking Aisle Minimum Aisle Width
Where the number of parking spaces to be served is less than four, or where vehicle movement is one-way.
12 feet
Where parking spaces for four or more cars are accessed by a two-way aisle.

Where the spaces are at an angle of 45 degrees to the aisle. 15 feet Where the spaces are at an angle of greater than 45 degrees, but less than 60 degrees to the aisle.
18 feet
Where the spaces are at an angle of greater than 60 degrees, but less than 90 degrees to the aisle.
20 feet
Where the spaces are at an angle of 90 degrees or greater to the aisle. 24 feet

17.36.100 Driveways and Site Access (Excerpt)
F. Woonerf (Multi-Use/Multi-Modal Zone). Any internal driveway within a multifamily development of 10 units or more, or the residential portion(s) of a horizontal mixed-use project with 10 or more residential units, shall be designed as a woonerf in keeping with the standards of this section. Woonerfs or woonerf elements may also be included as a part of other residential projects such as cottage courts, plex housing, and and single-family developments and in commercial developments to the extent feasible.

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 Multifamily oObjective residential design standards.

17.39.040 Multifamily-Plex residential objective design standards.

17.39.050 Single family residential objective design standards

17.39.010 Purpose of chapter.

This chapter establishes objective residential design standards that are clear, specific, and 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 intended to ensure high quality, creative building designs that enhance Cotati’s character and livability. These objective standards work to maintain the rural, small-town feel of the community, in harmony with balanced against a downtown area, major street corridors, and rail Transit-Oriented Community area that are suitable for reflects a focus on intensified development. These objective design standards Packet Page 25 of 74
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). 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. These objective standards can be applied in either ministerial or discretionary design review processes for residential development.

17.39.020 Applicability.

The provisions of this chapter apply to all residential projects and residential portions of mixed use 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 Multifamily oObjective residential design standards.

These standards apply to all multifamily housing developments of 10 or more dwelling units.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. Such differentiation It can be handled through the public realm (city-initiated enhancements) and further emphasized from building to building or development to development.

These distinct differentiated neighborhoods create a sense of ownership and when done well create a visual diversity that make cities and towns interesting and more livable.

1. Multifamily projects fronting on an existing or proposed public street shall orient the buildings to the street with individual entries, porches and/or stoops, windows, and landscaping facing the street. Street-facing parking lots, parking spaces, carports, and garages are not allowed.

2. The project shall be designed so that at least seventy-five percent of the length of the facade of each building adjacent to a public street is occupied by habitable space with windows.

32. A third story (or higher more) portion of anythe multifamily building shall be set back a minimum of thirty feet from any property line adjacent to properties in the NL or NM zoning districts that are 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 California bungalow craftsman style homes.

1. Buildings shall include traditional design features of California bungalow 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.

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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 or stoop, the floor of which is a maximum of 30 inches above grade. The porch/stoop shall be a minimum of four six feet clear depth and six feet a clear width. of eight feet minimum. The porch/stoop shall be open on the front and at least one side, with the exception of a partial enclosure of a maximum height of 36 inches above the floor, that is either 1) a half wall or pony wall enclosed with the same materials as the building’s exterior, natural stone, or brick, or 2) a wooden balustrade featuring balusters, pickets, or spindles, open horizontal slats, or other decorative woodwork of an open design. Porches/stoops 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. i. The project shall be designed and constructed so that a minimum of ten percent of the units are one-story, served by an elevator if located above the ground floor, and include features to provide for accessibility, including wide doors, grab bars, low counters, and other features consistent with the Cotati Building Code.

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. Affordable unit types by bedroom count shall be provided in the same proportion as the overall unit mix of the project, and shall be distributed evenly throughout the project.

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 buildings 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, stoops, and individualized entries, shall be incorporated into each project building facade.

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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 a local or collector 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 for each unit. 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:

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a. Courtyards shall be enclosed fully or partially on a minimum of two sides by buildings that include residential units and/or community buildings with entries and windows facing the courtyard; and shall have a minimum dimension of twenty feet. Courtyards shall at a minimum include hardscape, landscaping, and 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 of the project 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.

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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, pProvide dumpsters for refusegarbage collection within a roofed enclosure with .walls a minimum of six feet tall. Allow adequate size to accommodate the needed landfill, 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. c. Coordinate with theWhen dumpsters are to be used, coordination with the refuse pickup provider to determine the size and number of dumpsters is required, and ensure that 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 refusetrash 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.

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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. Alternatively, project applicant may provide common laundry facilities.

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.

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 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, 17.30.050, 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 resource conservation Sections 17.51.060(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. 918 § 8, 2023; Ord. 905 § 5, 2021).

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17.39.040 Multifamily plex objective residential design standards.

These standards apply to all multifamily plex housing developments that contain two to nine dwelling units.

A. Neighborhood Compatibility. The purpose of the neighborhood compatibility design standards is to enhance established neighborhoods and their distinctive characteristics by requiring new multifamily plex development projects of two to nine dwelling units to include features most relevant to the Cotati community.

1. Dwelling units in multifamily plex developments may be contained in a single building or multiple buildings, with the number of units across all buildings in the development totaling no more than nine.

2. The dwelling units within the development that are adjacent to a public street(s) shall be oriented with individual entries, porches, stoops, windows, and landscaping facing the street. Walkways shall lead from the street to the individual entries of the street-facing units.

3. The project shall be designed so that at least fifty percent of the length of the facade of each building adjacent to a public street is occupied by living rooms, dining rooms, or kitchens with windows.

4. Street-facing parking lots, parking spaces, carports, and garages are not allowed. All parking shall be located behind the street-facing building(s) or at the rear of the lot.

5. The maximum height for multifamily plex housing is three stories. A third story must be set back a minimum of thirty feet from any property line adjacent to properties located in lower-density zoning districts that are developed with single-family residences.

6. The maximum width of each multifamily plex building along its front facade is seventy-five feet.

B. Building Design. The intent of these building design standards is to enhance the quality and character of neighborhoods with new multifamily plex developments that include design features of traditional California bungalow homes that reflect the character of the Cotati community.

1. Buildings shall include design features of traditional 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, or in the NU zoning district, a porch or stoop. Porches that serve one or two units shall be a minimum of six feet clear depth and eight feet clear width. Porches that serve three or more units shall be a minimum of six feet clear depth and twelve feet clear width. Stoops shall be a Packet Page 32 of 74
minimum of four feet clear depth and six feet clear width. Porches/stoops shall be open on the front and at least one side, with the exception that porches shall have a partial enclosure of a maximum height of thirty-six inches above the floor, if the floor is thirty inches or less above grade, or forty-two inches if the floor is more than thirty inches above grade. This enclosure shall be either 1) a half wall/pony wall enclosed with the same materials as the building’s exterior, natural stone, or brick, or 2) a wooden balustrade featuring balusters, pickets, or spindles, open horizontal slats, or other decorative woodwork of an open design. Porches and stoops 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. Blank walls shall not exceed twenty linear feet without being interrupted by an architectural element, material change, window, or entry.

3. 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 or landscaping to provide privacy for the residents of both structures.

4. The maximum unit size in gross floor area, exclusive of garages or private open space, for multifamily plex housing development shall be as follows:
i. 0 bedroom/studio units: 600 sqft.
ii. 1 bedroom units: 900 sqft.
iii. 2 bedroom units: 1,200 sqft.
iv. 3 bedrooms units: 1,500 sqft.
v. 4+ bedroom units: 1,800 sqft.

5. Exposed stairs to the upper levels of structures are not permitted on the street-facing facades.

6. 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. Site Design. The intent of site design standards is to ensure the integration of new multifamily plex development into the surrounding neighborhood and enhance the appearance, safety, convenience, and social interaction of the project. Further, these standards are intended to identify the appropriate location and appearance of parking and other features serving these developments.

1. Each multifamily plex residential project shall provide permanently maintained usable open space. “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. Projects shall provide a minimum of fifty square feet of usable private open space per unit, which may include a porch, stoop, patio, deck, balcony, and/or yard, and a minimum aggregate total of one hundred square feet of usable common open space per unit.

2. Structures shall be separated by a minimum of five feet.

3. The entrances, porches/patios, and at least one window of dwelling units that are not required to be oriented toward a public street shall be oriented toward the common open space in the project.

4. 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.

5. 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.

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6. 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.

7. Driveway/drive aisle widths shall not exceed the minimum widths established by the city or fire district.

8. Landscaping shall comply with the requirements of Chapter 17.34 (Water Efficient Landscaping Standards).

9. 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.

10. 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.

D. 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, wood, 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. Six units or less may be served by individual or shared refuse containers, which must fit either in garage(s) or into a special enclosure(s).
b. Projects of seven units or more shall provide dumpsters for garbage collection within a roofed enclosure.
c. When dumpsters are required, the project applicant shall coordinate with the refuse pickup provider to determine the size and number of dumpsters required and ensure that dumpsters shall accommodate all waste streams (landfill, recycling and compost, etc.).
d. Dumpster enclosures shall be roofed and incorporate walls a minimum of six feet tall. Allow adequate size to accommodate the needed garbage 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.

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6. Laundry Facilities. Each 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. If located in a garage for an individual unit, the laundry area shall not encroach into the parking area. Alternatively, project applicant may provide common laundry facilities.

E. 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.

F. 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.

G. Additional Objective Standards Within Zoning Code. Projects subject to this chapter must comply with all other applicable objective standards within 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, 17.30.050, 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. Condominium and common interest project standards as indicated in Section 17.42.065.

7. Creekside development standards as indicated in Sections 17.50.030, 17.50.040, and resource conservation Sections 17.51.060(B)(1), (B)(2), (C), (D), and (E), as may be amended.

8. Fences, walls and screening standards as indicated in Section 17.30.030, as may be amended.

9. Height measurement and exception standards as indicated in Section 17.30.040, as may be amended.

10. Hillside development standards as indicated in Sections 17.53.020, 17.53.040, 17.53.050, and 17.53.060, as may be amended.

11. Resource conservation standards as indicated in Sections 17.51.030, 17.51.040, and 17.51.050, as may be amended.

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22 17.39.050 Single family objective residential design standards.

A. Building Design. The intent of these building design standards is to enhance the quality and character of neighborhoods with new single family homes that include design features of traditional California bungalow homes and reflect the character of Cotati’s existing housing.

1. Single family homes shall include design features of traditional California bungalow homes as follows:
a. The primary entrance to the dwelling shall be clearly visible from the street and accessed via a front porch that is located on the front façade. The porch shall be a minimum of six feet clear depth and eight feet clear width. The porch shall be open on the front and at least one side, with the exception of a partial enclosure of a maximum height of thirty-six inches above the floor, if the floor is thirty inches or less above grade, or forty-two inches if the floor is more than 30 inches above grade. This enclosure shall be either 1) a half wall/pony wall enclosed with the same materials as the building’s exterior, natural stone, or brick, or 2) a wooden balustrade featuring balusters, pickets, or spindles, open horizontal slats, or other decorative woodwork of an open design. Porches shall be covered with a roof. b. Building materials and details shall be consistent on all elevations. c. 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. Exterior wall materials such as T1-11 siding, particle board, vinyl, and EIFS are prohibited. d. The front façade of a garage shall not exceed a width of twenty-five feet. e. Blank walls shall not exceed twenty linear feet without being interrupted by a window or entry. f. 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 or landscaping to provide privacy for the residents of both structures.

2. The building design shall comply with at least five of the following standards:
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. Triangular knee braces supporting eaves, beams extending beyond the edge of the roof eaves, and/or decorative exposed roof beams shall be incorporated.
d. The upper portion (quarter to half) of a window shall include divided lights or simulated divided lights.

Tinted and reflective glass is prohibited.
e. 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.
f. Exterior entry doors shall include recessed panels and/or glazing and shall include a wood surround with a minimum width of four inches.
g. The ground floor of the home shall be raised at twelve to thirty inches above natural grade. h. The roof of the front porch shall be supported by square/rectangular columns at least six inches in width which may be straight and/or tapered.

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23 i. The upper story(ies) of the house shall be set back at least thirty six inches from the first story. j. Parking shall be provided behind dwelling such that no surface parking, garage, or carport is visible from street. Such parking may be accessed via an alley at the rear or side of the property, or via a driveway from the front of the property in compliance with Section 17.36.090(A)(4) B. Site Design. The intent of site design standards is to ensure the integration of new single family homes into the surrounding neighborhood.

1. No more than forty percent of the front setback area shall be paved for walkways, driveways, and/or other hardcover pavement.

2. Perimeter fencing utilized along public streets shall be constructed of decorative iron, pre-painted welded steel, stone, wood, or a combination of such materials. Chain-link fencing is prohibited.

3. 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. The point of view for determining visibility of root-mounted equipment 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. Accessory structures and uses shall be designed and constructed with an architectural style, exterior colors, and materials that match the dwelling unit.

6. All landscaping shall comply with the requirements of Chapter 17.34 (Water Efficient Landscaping Standards).

7. Any outdoor lighting on the property shall be in compliance with Section 17.30.060 (Outdoor lighting).

C. Additional Objective Standards Within Zoning Code. Single family homes subject to this Section must comply with all other applicable objective standards within 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, 17.30.050, 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. Creekside development standards as indicated in Sections 17.50.030, 17.50.040, and resource conservation Sections 17.51.060(B)(1), (B)(2), (C), (D), and (E), as may be amended.

6. Fences, walls and screening standards as indicated in Section 17.30.030, as may be amended.

7. Height measurement and exception standards as indicated in Section 17.30.040, as may be amended.

8. Hillside development standards as indicated in Sections 17.53.020, 17.53.040, 17.53.050, and 17.53.060, as may be amended.

9. Resource conservation standards as indicated in Sections 17.51.030, 17.51.040, and 17.51.050, as may be amended.

Packet Page 37 of 74
24 17.42.120 Multifamily and small lot single-family projects. This section deleted in its entirety.

17.42.160 Residential accessory uses and structures. (Excerpt) This section provides standards for residential accessory uses and structures, where allowed by Chapter 17.22 (Allowable Land Uses). These requirements do not apply to residential accessory dwelling units and junior accessory dwelling units, which are instead regulated by Section 17.42.170 (Accessory dwelling units/junior accessory dwelling units).

A. Limitation on Number. Only one residential accessory structure shall be allowed on any parcel in addition to a detached garage, except in the RR and RVL zoning districts, where only one single family home and one or more ADUs or JADUs are present. Properties with multifamily dwellings may have multiple residential accessory structures, as long as lot coverage standards are met.

2. Height Limit. The height of an accessory structure other than a detached garage shall not exceed twelve feet, except where a greater height is authorized through minor use permit approval.

3. Coverage and Size Limitations. Where permitted, the aggregate coverage of accessory structures in required side and rear setbacks shall not exceed five hundred square feet for properties developed with a single family home with or without ADUs or JADUs.
. The maximum site coverage for all structures on a parcel shall comply with the requirements of the applicable zoning district.

F. Standards for Specific Accessory Uses and Structures. The following requirements apply to the specific types of accessory structures listed, in addition to the requirements of subsection A of this section, as applicable.

1. Antennas. Antennas shall comply with the requirements of Chapter 17.44 (Telecommunications Facilities) of this title.

2. Garages and Carports. A garage, carport, or other structure that shelters vehicles accessory to for a single-family dwelling in the RR, RVL, NL, NM, or NU zoning districts shall comply with the following requirements. Covered parking for a multifamily project shall instead comply with the requirements of Sections

17.39.030 or 17.39.040 17.42.120 (Multifamily and small lot single-family projects) of this chapter, as applicable:

17.42.125 Cottage housing projects. (Excerpt)

2. Building Design Standards.
a. Exterior design. Each residential structure shall comply with the objective design standards set forth in Section 17.39.040(B)(1). (Plex MF)

17.90.020 Definitions of specialized terms and phrases (Excerpt) “Multifamily housing” means a structure containing two or more dwelling units, a development of multiple structures that each contain two or more dwelling units, or a development of two or more structures each containing a single dwelling unit, located on a single property. Multifamily structures dwellings include: duplexes, triplexes, fourplexes (buildings under one ownership with two, three or four dwelling units, respectively, in the same structure); apartments (five or more units in a single building) (five or more units under one ownership in a single building); townhouse development (twothree or more Packet Page 38 of 74
25 attached dwellings where no unit is located over another unit); rowhouses; and other building types containing multiple dwelling units (for example, condominiums, courtyard housing, stacked flats, etc.).

Multifamily housing structures or developments may be under a single ownership with the dwelling units under rental tenancy, or the dwelling units may be individually owned and occupied, such as condominiums. “Multifamily plex” means a multifamily structure(s) or development containing two to nine dwelling units; Packet Page 39 of 74
Attachment B: Comparison of Housing Mandates and Programs Updated 5/9/24
Program/Law Requirements
Density/Allowed Uses Parking Other
SB 35 N/A
1 space/unit OR no parking within
1/2 mile of SMART station
Streamlined/ministerial approval;
objective standards
Project must provide at least 50% of units
priced for 80% AMI or below; Endangered
species area (CTS) not eligible
State Density Bonus Increased density, 50 to 100%
-Studio/1 bdrm: 1 space/unit
-2-3 bdrm: 1.5 spaces/unit
-4+ bdrm: 2.5 spaces/unit
-May be uncovered; no guest
parking requirement
Concessions/waivers of City
standards; objective standards
Baseline: 15% very low income, 24% low
income, or 44% moderate income units = 50%
density bonus. Additional bonuses up to 100%
available for additional affordable units.

SB 9
4 units on a property zoned for single
family via lot split/2 duplexes.

Jurisdictions may decide whether
ADUs are included in this count;
minimum lot size 1,200 sqft
1 space/unit OR no parking within
1/2 mile of SMART station 4' rear and side setbacks Endangered species area (CTS) not eligible State ADU Law
4 units on a property zoned for single
family: Primary unit, 2 ADUs, 1 JADU
ADUs/JADUs have no parking
requirements in most of Cotati
4' side and rear setbacks;
construction in front setback
allowed in some situations;
ministerial review
SB 684*
By-right small-lot subdivision of <=5-
acre properties into 10 lots of min.
size 600 sqft, with resulting
development of up to 10 for-sale
dwelling units; max. unit size 1,750;
max density per Housing Element or
zoning
1 space/unit OR no parking within
1/2 mile of SMART station; not
required to be covered/enclosed
No local minimum lot size/
dimensions allowed; side and rear
setbacks of 4'; only setback
between buildings allowed is
building code standard 5';
ministerial review; objective
standards; CEQA exempt
Property must be zoned for multifamily; local
inclusionary requirement for affordable units
applies; jurisdiction may disallow ADUs;
Endangered species area (CTS) not eligible
AB 2097
No minimum parking requirements
within 1/2 mile of SMART station N/A N/A
Applies to all projects--residential and
commercial; new construction or
remodel/addition; change of use
MTC TOC Policy**
Up to 25 du/acre within 1/2 mile of
SMART station No minimum parking N/A
Compliance with policy required for OBAG
funding eligibility
Cotati Cottage Housing
100% density bonus, plus 1 ADU per
primary unit; max. unit size 1,500 sqft

1.75 spaces/unit under 750 sqft; 2
otherwise (except ADUs); at least
one space/unit must be covered;
Guest parking equivalent to 15% x
the number of required resident
spaces, may be uncovered
Setbacks apply to entire
development, not individual
buildings; buildings must be 6'-8'
apart; parking areas/driveways
may be in rear and side setbacks
up to 5'; max. height 28'/2
stories;
City Council approval; Specific site and
building design criteria; private and common
open space requirements exceed those for
standard multifamily
*Effective July 1, 2024
**Effective 2026
Reduction of Standards
Packet Page 40 of 74
Attachment C: City of Cotati Residential Zoning Development Standards *Setback is also a required build-to line
**Ground floor residential developments and ground floor residential portion of horizontal mixed-use developments in this zone must comply with NU zone standards
***Additional standards in 17.24.050 Downtown and Corridor Frontages and Facades Updated 5/7/24
Zoning
District:

Rural
Residential
(RR-1.0/RR1.5)
Residential,
Very Low
(RVL0.5/RVL0.66)
Neighborhoo
d Low (NL)
Neighborhoo
d Medium
(NM)
Neighborhood
Urban (NU)
Commercial, East
Cotati Corridor
(CE)**
Commercial,
Gravenstein
Corridor
(CG)**
Downtown
Commercial
(CD)***
Min. Density: N/A N/A 4 du/a 8 du/a 12 du/a 12 du/a 12 du/a 12 du/a Max. Density: 1/acre or
1/1.5 acres
1/0.5 or 0.66
acres
6 du/a 10 du/a 15 du/a 15 du/a 15 du/a 15 du/a
Min. Lot
Width:
100 ft 100 ft 60 ft 50 ft 45 ft 60 ft 100 ft 20 ft
Min. Lot Size 1 acre/ 1.5
acres

0.5 acres/

0.66 acres
6,000 sf 5,000 sf 3,500 sf 6,000 sf 10,000 sf 2,000 sf
Front
Setback:
25 ft 25 ft 20 ft 20 ft 15 ft* 10 ft* 0 ft* or 30*
along Grav
Hwy
0 ft* or 15 ft* in
La Plaza area
Side Setback
(interior):
10 ft 10 ft 7 ft on one
side, 5 ft on
the other side
5 ft; 10 ft for
multifamily; 0
for rowhouses
10 ft for 1st
story; 15 ft for
subsequent
stories; 0 for
rowhouses
10 ft abutting
residential zone,
otherwise 0 ft
10 ft abutting
residential
zone,
otherwise 0 ft
10 ft abutting
residential
zone,
otherwise 0 ft
Side Setback
(street):
20 ft 20 ft 10 ft 10 ft 15 ft 10ft* 0 ft* or 30*
along Grav
Hwy
0 ft* or 15 ft* in
La Plaza area
Rear Setback: 20 ft 20 ft 20 ft 20 ft 15 ft 20 ft abutting residential zone,
otherwise 10 ft
20 ft abutting
residential
zone,
otherwise10 ft
10 ft
Max Lot
Coverage:
10-30% 10-30% 40% 55% 75% 80% 80% 100%
Height Limit: 28 ft 28 ft 28 ft 28 ft 35 ft 35 ft, 45 ft w/ UP or if 2nd/3rd stories of
mixed-use project
are res. only &
include 50%+
affordable units
35 ft, 45 ft if
2 nd/3rd stories of
mixed-use
project are res.
only & include
35 ft, 45 ft if
2 nd/3rd stories of
mixed-use
project are res.
only & 50%+
Packet Page 41 of 74
50%+ affordable
units, 50ft w/ UP
affordable units,
50ft w/ UP
Packet Page 42 of 74
The mismatch between current US housing stock and shifting demographics, combined with the growing demand for
walkable urban living, has been poignantly defined by recent research and publications by the likes of Christopher Nelson and Chris Leinberger, and most recently by the Urban Land Institute’s publication, What’s Next: Real Estate in the New Economy. Now it is time to stop talking about the problem and start generating immediate solutions! Are you ready to be part of the solution? Unfortunately, the solution is not as simple as adding more multifamily housing stock using the dated models/types of housing that we have been building. Rather, we need a complete paradigm shift in the way that we design, locate, regulate, and develop homes. As What’s Next states, “It’s a time to rethink and evolve, reinvent and renew.” Missing Middle housing types, such as duplexes, fourplexes, bungalow courts, mansion apartments, By
Daniel Parolek
Responding to the Demand for
Walkable Urban Living
Housing Missing Middle
Above: Missing Middle Housing types like these stacked
duplexes in Habersham, SC, achieve medium-density
yields and are easily integrated into existing single-family neighborhoods (Photo: Bob Taylor).

MissingMiddleHousing.com is a new online resource for
planners and developers seeking to implement Missing
Middle projects. Discover examples and analysis, as well as information on how to integrate these types into
existing neighborhoods, how to regulate them, and the
market demographic that demands them.

Packet Page 43 of 74
and live-work units, are a critical part of the solution and should be a part of every architect’s, planner’s, real estate agent’s, and developer’s arsenal.

Well-designed, simple Missing Middle housing types achieve medium-density yields and provide high-quality, marketable options between the scales of single-family homes and mid-rise flats for walkable urban living. They are designed to meet the specific needs of shifting demographics and the new market demand, and are a key component to a diverse neighborhood.

They are classified as “missing” because very few of these housing types have been built since the early 1940s due to regulatory constraints, the shift to auto-dependent patterns of development, and the incentivization of single-family home ownership.

Characteristics of
Missing Middle Housing
A walkable context
Probably the most important characteristic of these types of housing is that they need to be built within an existing or newly created walkable urban context. Buyers or renters of these housing types are choosing to trade larger suburban housing for less space, no yard to maintain, and proximity to services and amenities such as restaurants, bars, markets, and often work. Linda Pruitt of the Cottage Company, who is building creative bungalow courts in the Seattle area, says the first thing her potential customers ask is, “What can I walk to?” So this criteria becomes very important in her selection of lots and project areas, as is it for all Missing Middle Housing.

Medium density but lower perceived densities
As a starting point, these building types typically range in density from 16 dwelling units per acre (du/acre) to up to 35 du/acre, depending on the building type and lot size. It is important not to get too caught up in the density numbers when thinking about these types. Due to the small footprint of the building types and the fact that they are usually mixed with a variety of building types, even on an individual block, the perceived density is usually quite lower—they do not look like dense buildings.

A combination of these types gets a neighborhood to a minimum average of 16 du/acre. This is important because this is generally used as a threshold at which an environment becomes transitsupportive and main streets with neighborhood-serving, walkable retail and services become viable.

Small footprint and blended densities
As mentioned above, a common characteristic of these housing types are small- to medium-sized building footprints. The largest of these types, the mansion apartment or side-by-side duplex, may have a typical main body width of about 40 to 50 feet, which is very comparable to a large estate home. This makes them ideal for urban infill, even in older neighborhoods that were originally developed as single-family but have been designated to evolve with slightly higher intensities. As a good example, a courtyard housing project in the Westside Guadalupe Historic District of Santa Fe, NM, sensitively incorporates six units and a shared community-room building onto a quarter-acre lot. In this project, the buildings are designed to be one room deep to maximize cross ventilation/passive cooling and to enable the multiple smaller structures to relate well to the existing single-family context.

Detached
Single-Family
Homes
Bungalow Court Courtyard
Apartment
Townhouse
Live/Work
Mid-Rise
Multiplex
Triplex & Fourplex Duplex
This diagram of Missing Middle Housing shows the spectrum of building types between single-family homes and mid-rise buildings important for meeting current housing and market demands.

Missing Middle Housing
Clockwise from top left: A live/work unit designed by
Opticos in Buena Vista, CO; a bungalow court opposite
single-family homes in Alameda, CA; a key characteristic of Missing Middle Housing is smaller, well-designed units (Photo: Courtesy of Allison Ramsey Architects).

Packet Page 44 of 74
Smaller, well-designed units
One of the most common mistakes by architects or builders new to the urban housing market is trying to force suburban unit types and sizes into urban contexts and housing types. The starting point for Missing Middle Housing needs to be smaller-unit sizes; the challenge is to create small spaces that are well designed, comfortable, and usable. As an added benefit, smaller-unit sizes can help developers keep their costs down, improving the pro-forma performance of a project, while keeping the housing available to a larger group of buyers or renters at a lower price point.

Off-street parking does not drive the site plan
The other non-starter for Missing Middle Housing is trying to provide too much parking on site. This ties back directly to the fact that these units are being built in a walkable urban context.

The buildings become very inefficient from a development potential or yield standpoint and shifts neighborhoods below the 16 du/acre density threshold, as discussed above, if large parking areas are provided or required. As a starting point, these units should provide no more than one off-street parking space per unit. A good example of this is newly constructed mansion apartments in the new East Beach neighborhood in Norfolk, VA.

To enable these lower off-street parking requirements to work, on-street parking must be available adjacent to the units. Housing design that forces too much parking on a site also compromises the occupant’s experience of entering the building or “coming home” and the relationship with its context, especially in an infill condition, which can greatly impact marketability.

Simple construction
The days of easily financing and building complicated, expensive Type I or II buildings with podium parking are behind us, and an alternative for providing walkable urban housing with more of a simple, cost-effective construction type is necessary in many locations. What’s Next states, “Affordability—always a key element in housing markets—is taking on a whole new meaning as developers reach for ways to make attractive homes within the means of financially constrained buyers.” Because of their simple forms, smaller size, and Type V construction, Missing Middle building types can help developers maximize affordability and returns without compromising quality by providing housing types that are simple and affordable to build.

Creating community
Missing Middle Housing creates community through the
integration of shared community spaces within the types, as is the case for courtyard housing or bungalow courts, or simply from the proximity they provide to the community within a building and/or the neighborhood. This is an important aspect, in particular within the growing market of single-person households (which is at nearly 30% of all households) that want to be part of a community. This has been especially true for single women who have proven to be a strong market for these Missing Middle housing types, in particular bungalow courts and courtyard housing.

Marketability
The final and maybe the most important characteristic in terms of market viability is that these housing types are very close in scale and provide a similar user experience (such as entering from a front porch facing the street versus walking down a long, dark corridor to get to your unit) to single-family homes, thus making the mental shift for potential buyers and renters much less drastic than them making a shift to live in a large mid-rise or high-rise project. This combined with the fact that many baby boomers likely grew up in similar housing types in urban areas or had relatives that did, enables them to easily relate to these housing types.

This is a call for architects, planners, and developers to think outside the box and to begin to create immediate, viable solutions to address the mismatch between the housing stock and what the market is demanding—vibrant, diverse, sustainable, walkable urban places. Missing Middle housing types are an important part of this solution and should be integrated into comprehensive and regional planning, zoning code updates, TOD strategies, and the business models for developers and builders who want to be at the forefront of this paradigm shift.

The market is waiting. Will you respond?
Dan Parolek is principal of Opticos Design,
an architecture and urban design firm with a
passion for vibrant, sustainable, walkable urban
places. This article originally appeared on Logos
Opticos: Composing Vibrant Urban Places.

Dan can be reached at
[email protected].

Right: Missing Middle housing types have
historically been integrated into neighborhoods
side-by-side with single-family homes.

Packet Page 45 of 74
Attachment E
Plex and Single Family Design
Visual Preference Survey
Results Summary
March-April 2024
Packet Page 46 of 74
Q3: What is your initial reaction to the design above?
Answered: 72 Skipped: 1
0% 5% 10% 15% 20% 25% 30% 35% 40% 45% 50%
Strongly Favor
Somewhat Favor
Neutral
Somewhat Dislike
Strongly Dislike
ANSWER

CHOICES

RESPONSES
Strongly
Favor

1.39% 1
Somewhat
Favor

13.89% 10
Neutral 15.28% 11
Somewhat
Dislike

47.22% 34
Strongly
Dislike

22.22% 16
TOTAL 72
Packet Page 47 of 74
Q5: What is your initial reaction to the design above?
Answered: 71 Skipped: 2
0% 10% 20% 30% 40% 50%
Strongly Favor
Somewhat Favor
Neutral
Somewhat Dislike
Strongly Dislike
ANSWER

CHOICES

RESPONSES
Strongly
Favor

29.58% 21
Somewhat
Favor

42.25% 30
Neutral 15.49% 11
Somewhat
Dislike

8.45% 6
Strongly
Dislike

4.23% 3
TOTAL 71
Packet Page 48 of 74
Q7: What is your initial reaction to the design above?
Answered: 73 Skipped: 0
0% 10% 20% 30% 40% 50%
Strongly Favor
Somewhat Favor
Neutral
Somewhat Dislike
Strongly Dislike
ANSWER

CHOICES

RESPONSES
Strongly Favor 13.70% 10
Somewhat
Favor

35.62% 26
Neutral 19.18% 14
Somewhat
Dislike

16.44% 12
Strongly Dislike 15.07% 11
TOTAL 73
Packet Page 49 of 74
Q9: What is your initial reaction to the design above?
Answered: 73 Skipped: 0
0% 10% 20% 30% 40% 50%
Strongly Favor
Somewhat Favor
Neutral
Somewhat Dislike
Strongly Dislike
ANSWER

CHOICES

RESPONSES
Strongly Favor 13.70% 10
Somewhat
Favor

30.14% 22
Neutral 15.07% 11
Somewhat
Dislike

21.92% 16
Strongly Dislike 19.18% 14
TOTAL 73
Packet Page 50 of 74
Q11: What is your initial reaction to the design above? Answered: 72 Skipped: 1
0% 5% 10% 15% 20% 25% 30% 35% 40% 45% 50%
Strongly Favor
Somewhat Favor
Neutral
Somewhat Dislike
Strongly Dislike
ANSWER

CHOICES

RESPONSES
Strongly
Favor

33.33% 24
Somewhat
Favor

45.83% 33
Neutral 16.67% 12
Somewhat
Dislike
0% 0
Strongly
Dislike

4.17% 3
TOTAL 72
Packet Page 51 of 74
Q13: What is your initial reaction to the design above? Answered: 71 Skipped: 2
0% 5% 10% 15% 20% 25% 30% 35% 40% 45% 50%
Strongly Favor
Somewhat Favor
Neutral
Somewhat Dislike
Strongly Dislike
ANSWER

CHOICES

RESPONSES
Strongly Favor 8.45% 6
Somewhat
Favor

8.45% 6
Neutral 16.90% 12
Somewhat
Dislike

21.13% 15
Strongly
Dislike

45.07% 32
TOTAL 71
Packet Page 52 of 74
Q15: What is your initial reaction to the design above? Answered: 72 Skipped: 1
0% 5% 10% 15% 20% 25% 30% 35% 40% 45% 50%
Strongly Favor
Somewhat Favor
Neutral
Somewhat Dislike
Strongly Dislike
ANSWER

CHOICES

RESPONSES
Strongly Favor 41.67% 30
Somewhat
Favor

38.89% 28
Neutral 8.33% 6
Somewhat
Dislike

5.56% 4
Strongly Dislike 5.56% 4
TOTAL 72
Packet Page 53 of 74
Q17: What is your initial reaction to the design above? Answered: 72 Skipped: 1
0% 10% 20% 30% 40% 50%
Strongly Favor
Somewhat Favor
Neutral
Somewhat Dislike
Strongly Dislike
ANSWER

CHOICES

RESPONSES
Strongly Favor 9.72% 7
Somewhat Favor 27.78% 20
Neutral 22.22% 16
Somewhat
Dislike

26.39% 19
Strongly Dislike 13.89% 10
TOTAL 72
Packet Page 54 of 74
Q19: What is your initial reaction to the design above? Answered: 72 Skipped: 1
0% 10% 20% 30% 40% 50%
Strongly Favor
Somewhat Favor
Neutral
Somewhat Dislike
Strongly Dislike
ANSWER

CHOICES

RESPONSES
Strongly Favor 26.39% 19
Somewhat
Favor

36.11% 26
Neutral 22.22% 16
Somewhat
Dislike

11.11% 8
Strongly Dislike 4.17% 3
TOTAL 72
Packet Page 55 of 74
Q21: What is your initial reaction to the design above? Answered: 72 Skipped: 1
0% 5% 10% 15% 20% 25% 30% 35% 40% 45% 50%
Strongly Favor
Somewhat Favor
Neutral
Somewhat Dislike
Strongly Dislike
ANSWER

CHOICES

RESPONSES
Strongly Favor 9.72% 7
Somewhat
Favor

33.33% 24
Neutral 25.00% 18
Somewhat
Dislike

26.39% 19
Strongly
Dislike

5.56% 4
TOTAL 72
Packet Page 56 of 74
Q23: What is your initial reaction to the design above? Answered: 73 Skipped: 0
0% 5% 10% 15% 20% 25% 30% 35% 40% 45% 50%
Strongly Favor
Somewhat Favor
Neutral
Somewhat Dislike
Strongly Dislike
ANSWER

CHOICES

RESPONSES
Strongly Favor 27.40% 20
Somewhat
Favor

45.21% 33
Neutral 15.07% 11
Somewhat
Dislike

8.22% 6
Strongly
Dislike

4.11% 3
TOTAL 73
Packet Page 57 of 74
Q25: What is your initial reaction to the design above? Answered: 71 Skipped: 2
0% 5% 10% 15% 20% 25% 30% 35% 40% 45% 50%
Strongly Favor
Somewhat Favor
Neutral
Somewhat Dislike
Strongly Dislike
ANSWER

CHOICES

RESPONSES
Strongly Favor 7.04% 5
Somewhat
Favor

12.68% 9
Neutral 14.08% 10
Somewhat
Dislike

36.62% 26
Strongly
Dislike

29.58% 21
TOTAL 71
Packet Page 58 of 74
Q27: What is your initial reaction to the design above? Answered: 72 Skipped: 1
0% 5% 10% 15% 20% 25% 30% 35% 40% 45% 50%
Strongly Favor
Somewhat Favor
Neutral
Somewhat Dislike
Strongly Dislike
ANSWER

CHOICES

RESPONSES
Strongly Favor 33.33% 24
Somewhat
Favor

48.61% 35
Neutral 15.28% 11
Somewhat
Dislike
0% 0
Strongly Dislike 2.78% 2
TOTAL 72
Packet Page 59 of 74
Q29: What is your initial reaction to the design above? Answered: 72 Skipped: 1
0% 5% 10% 15% 20% 25% 30% 35% 40% 45% 50%
Strongly Favor
Somewhat Favor
Neutral
Somewhat Dislike
Strongly Dislike
ANSWER

CHOICES

RESPONSES
Strongly Favor 1.41% 1
Somewhat
Favor

2.82% 2
Neutral 9.86% 7
Somewhat
Dislike

36.62% 26
Strongly Dislike 49.30% 35
TOTAL 71
Packet Page 60 of 74
Q31: What is your initial reaction to the design above? Answered: 72 Skipped: 1
0% 10% 20% 30% 40% 50%
Strongly Favor
Somewhat
Favor
Neutral
Somewhat
Dislike
Strongly
Dislike
ANSWER

CHOICES

RESPONSES
Strongly Favor 20.83% 15
Somewhat
Favor

33.33% 24
Neutral 19.44% 14
Somewhat
Dislike

19.44% 14
Strongly Dislike 6.94% 5
TOTAL 72
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Q33: What is your initial reaction to the design above? Answered: 72 Skipped: 1
0% 5% 10% 15% 20% 25% 30% 35% 40% 45% 50%
Strongly Favor
Somewhat Favor
Neutral
Somewhat Dislike
Strongly Dislike
ANSWER

CHOICES

RESPONSES
Strongly Favor 16.67% 12
Somewhat
Favor

44.44% 32
Neutral 19.44% 14
Somewhat
Dislike

13.89% 10
Strongly Dislike 5.56% 4
TOTAL 72
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Q35: What is your initial reaction to the design above? Answered: 71 Skipped: 2
0% 5% 10% 15% 20% 25% 30% 35% 40% 45% 50%
Strongly Favor
Somewhat Favor
Neutral
Somewhat Dislike
Strongly Dislike
ANSWER

CHOICES

RESPONSES
Strongly Favor 12.68% 9
Somewhat
Favor

26.76% 19
Neutral 23.94% 17
Somewhat
Dislike

19.72% 14
Strongly
Dislike

16.90% 12
TOTAL 71
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Attachment G: Dwelling Unit Size Comparison Matrix
Updated 5/6/24
For Sale
Redwood Row Condominiums
Proposed, 157 units
4br townhouse 2,183
3br townhouse 1,765 1,806 range
Pink Viking Single Family Subdivision
Proposed, 35 units
All units can be one large house, or smaller primary + ADU Primary unit only
3br + office house 1,912
4br + loft house 2,138 2,189 range
Primary + ADU
Primary 3br house 1,200 1,281 range
Primary 2br house 1,035
2br ADU 878 962 range
Village Walk Condominiums
Approved 2011, 56 units including 10 ADUs
3br townhouse 1,662
2br townhouse 1,232
3br single family 1,300 1,379 range
1br ADU (with select single family) 573
Rental
Cotati Village 2 Apartments
Proposed, 126 units
3br 1,200
2br 1,116 1,184 range
1br 744
Zoning: CG (NU)
Zoning: NL
Zoning: NM
Zoning: CG (NU)
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Attachment I: Suggested Further Reading
AARP Discovering and Developing Missing Middle Housing
https://www.aarp.org/livable-communities/housing/info-2022/missing-middle-housing.html City of Sacramento--Project to develop Missing Middle Housing (MMH) zoning, design, and policy recommendations for ordinance adoption—going to Planning Commission on May 9, 2024. Includes an MMH Informational Report,
https://www.cityofsacramento.gov/community-development/planning/housing/missing-middlehousing Marin County Form-Based Code—includes standards for a variety of plex housing types https://www.marincounty.org/-/media/files/departments/cd/plans-policies-and-regulations/marincounty-fbc-low-res.pdf Unlocking the Potential of Missing Middle Housing—The Terner Center https://ternercenter.berkeley.edu/wp-content/uploads/2022/12/Missing-Middle-Brief-December2022.pdf Packet Page 68 of 74
Cotati City Council
Agenda Staff Report
Item type: STUDY SESSION
To: City Council & Planning Commission
Subject: HOUSING STRATEGIES
Date: May 28, 2024
Written by: Autumn Buss, Associate Planner
Recommendation
It is recommended that the Planning Commission and City Council discuss short- to mid-term strategies to meet Cotati’s housing needs, and provide direction to staff.

Background
California is facing a critical need for more housing, particularly housing that is affordable to lower- and middle-income households. Local jurisdictions are tasked with addressing this need and are expected to meet housing production targets identified in the Regional Housing Needs Allocation (RHNA) and incorporate those targets into their programs and policies being pursued in response to the 2023 General Plan Housing Element Update. Jurisdictions are also charged with implementing the housing-focused laws passed by the State legislature, which have increased in number over the past several years, with the primary goal of increasing housing production.

Cotati has been implementing new State housing laws on an ongoing basis. The City also adopted its 2023-2031 Housing Element Update last year, which includes a wealth of policies, programs, and action items to address the community’s housing needs.

Analysis/Discussion
A number of the identified strategies below are responsive to State legislation and/or reflect adopted Housing Element policies and programs. The goal of this workshop is to give the Council, Commission, and community the opportunity to review and discuss these efforts, provide direction to staff regarding areas to be further developed, identify additional needs to be addressed, and in some instances provide input regarding priority of staffing efforts.

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1. Streamline Housing Development
a. Objective Design Standards for Plex and Single Family Housing: See separate staff report for this workshop.
b. ADU Plans Pre-Approval Program: The City has a collection of pre-approved accessory dwelling unit (ADU) plans available to the public through its collaboration with the Napa Sonoma ADU Center. However, the CA Building Code is being updated in 2024 and new State legislation (AB 434) taking effect January 1, 2025, mandates a preapproval program requiring that local jurisdictions accept ADU plans submissions from architects for pre-approval. Use of pre-approved ADU plans can provide an applicant with reduced review time and expense when applying for an ADU building permit.

Strategy: To meet this requirement, the Community Development Department will continue to make its existing set of pre-approved ADU plans available to the public via its website, will dedicate currently-budgeted hours for contract Building Division staff to review 3 to 5 new sets of ADU plans per year, and is in the process of creating a submittal and review procedure for new designs to be submitted for pre-approval and included in the City’s inventory of pre-approved designs.

2. Increase Feasibility of Housing Development
a. Zoning Code Updates: A number of potential amendments to the zoning code, including residential parking requirements, setbacks, lot coverage, and minimum lot sizes are included in the options for creation of plex and single family ODS, implementing the direction of Housing Element Programs 2-4 and 3-1. Some additional changes that the City might consider to further facilitate housing production and spur compact, infill development include the following:
i. Adjust the allowable number of units per acre in residential zoning districts to allow more units per property.
ii. Examine building setbacks for more flexibility.
iii. Consider decreased minimum lot size and dimensions.

Strategy: Consider zoning code updates to facilitate housing development. The Community Development Department will review the zoning districts for opportunities to make adjustments to these standards, while also preserving the character of existing residential neighborhoods. Any opportunities found will be presented along with other existing commitments for Planning Commission and City Council consideration at a future public hearing.
b. Develop Cotati’s Housing Programs
i. Cottage Housing Ordinance (CH)—The CH ordinance is a voluntary path that allows a developer up to a 100% density bonus and various reduced standards (setbacks, parking) in exchange for following a specific development Packet Page 70 of 74
pattern as determined by the City Council. One project has been permitted since the CH ordinance passed in 2021. In contrast, the State Density Bonus law offers substantial benefits to developers—including up to a 50% increase in base density, significant parking reduction, waivers of City standards, and certainty in terms of process outcomes and timing due to required use of objective standards and a quasi-ministerial process. When compared to State Density Bonus law, it is possible that the CH ordinance is not competitive due to its lack (relative) of certainty and increased parking requirements. In keeping with Housing Element Program 2-4, staff will undertake a review of the CH Ordinance to explore options to improve benefits to developers, particularly in light of the alternative path of the State Density Bonus.

Strategy: Consider options to make the CH ordinance more attractive to developers and competitive with State Density Bonus law, including reducing parking requirements, certainty in approval, and actively promoting the CH program.
ii. Cotati Density Bonus—As mentioned above, the State Density Bonus is very attractive to developers, as it provides significant benefits for a relatively small amount of affordable housing provision (typically 15% of units, targeted to very low income households). This strategy involves developing Cotati’s own version of a density bonus program offering some similar benefits to developers as the State program, but with more advantages to Cotati. This would be different from the CH program in that it would apply to any type of multifamily project, while CH is a specific housing type and is limited to 4 units per individual building. Aspects of the Cotati Density Bonus program might include up to a 100% increase over base density, with project review based on objective standards to provide a level of certainty to developers, and the ability to provide affordable units at multiple levels of affordability.

Advantages to Cotati could include flexibility in the affordability levels of the proposed affordable units (in compliance with our inclusionary housing requirements), additional parking spaces where needed, compliance with all development criteria, and the inclusion of commercial square footage to support a mix of uses.

Strategy: Develop Cotati-specific density bonus program c. SB 10 Ordinance—SB 10 is a voluntary pathway for jurisdictions to allow projects of up to 10 units, plus 4 ADUs, on a single parcel, regardless of the underlying zoning and maximum density. Essentially a parcel- or area-level rezoning, adoption of an SB 10 ordinance does not require CEQA review, and the City can decide whether the approval process for SB 10 projects will be discretionary or ministerial. This would be a way to achieve more units on certain smaller properties without the use of area-wide rezoning or adoption of a specific plan. Further review of SB 10, in accordance with Housing Packet Page 71 of 74
Element Program 2-4, would be required in order to determine whether it provides an advantage over other strategies.

Strategy: Further consider and review of value of an SB 10 ordinance. d. Small-Lot Subdivision Standards—CMC Section 17.42. 120 references multifamily and small-lot single family project standards. However, it is proposed by staff to update this area of the zoning code to relocate the portions relevant to multifamily into the City’s updated Objective Design Standards (see workshop staff report on plex and single-family objective design standards) and explore the opportunity to create separate small lot residential development standards. Unfortunately, this code section does not truly provide standards for small lot subdivision projects. In response City staff proposes to explore opportunities to develop true small-lot subdivision standards to more effectively review these types of projects, and also as an alternative to a new state mandate, SB 684, which goes into effect July 1 of this year.

Per SB 684, jurisdictions must provide ministerial review of subdivisions up to 10 lots, with development of up to 10 total for-sale units, proposed for multifamily zones. The lots are exempt from a local jurisdiction’s minimum size, width, and depth standards.

The only requirement is a minimum 600-sqft parcel size. Ministerial review of the resulting housing development project is also required. Maximum parking requirements are limited to 1 space per unit, or zero spaces required for projects within ½ mile of the SMART station. Setbacks are reduced, and the unit size is capped at 1,750 square feet.

SB 684 is not applicable in areas designated at California Tiger Salamander (CTS) habitat, which includes about half of Cotati’s land area.

Strategy: Develop Cotati-specific small lot subdivision standards as an alternative path to SB 684.
e. E. Cotati Avenue Corridor-level Planning
The Association of Bay Area Governments/Metropolitan Transportation Commission (ABAG/MTC) have drafted specific Transit Oriented Community (TOC) development criteria and are pushing all jurisdictions to adopt these TOC standards for properties within ½ mile of a train station (such as the Cotati SMART station). For Cotati, this area primarily covers properties along E. Cotati Avenue. These criteria essentially serve to increase densities (residential and commercial), support alternative transportation, and reduce the perceived impediments to development. Currently, this includes requirements such as a minimum residential density range of 25-35 units per acre and a zero-space minimum parking requirement for residential units.

The strategy for motivating jurisdictions to adopt these polices is tying One Bay Area Grant funds to adoption of the TOC criteria for the 2026 funding cycle. Cotati historically used OBAG grant funds for road paving, and the amount expected to be available for Cotati in 2026 totals about $1 million.

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Although the ABAG/MTC TOC policies are still draft, more information can be found at:
https://mtc.ca.gov/planning/land-use/transit-oriented-communities-toc-policy Strategy: City staff is exploring including the TOC zoning changes within the CEQA analysis of the Santero Way Specific Plan. While this will add additional cost and scope to the contract, it will allow the City to implement the TOC policies through a future zoning effort while also allowing flexibility in the timing of such an effort.

3. Housing Stability
a. Lower Income Home Rehabilitation Program—This program would create a revolving loan program to provide funding for lower income homeowners to fix life safety and livability issues and code violations in their homes, including mobilehomes. A portion of the City’s Housing fund could be used for the program, in exchange for a reduction in funding available for construction of new units, at least in the short term. If the City were to loan a portion of the funds from the Housing Fund, it would be structured to provide low-interest, silent second loans that are due upon property transfer.

This type of support can help lower income households, including seniors, retain their housing.

Strategy: Develop program and promote to community.
b. Unpermitted ADU Amnesty—AB 670, passed in 2019, requires that local jurisdictions give owners 5 years to bring existing, unpermitted ADUs into compliance with building code requirements. Development of this program would allow existing ADUs to remain a part of the City’s housing stock, while inspecting and updating them to ensure they meet minimum life safety criteria.

Strategy: Develop program and promote to community.
c. Housing Fair--Community Development staff has scheduled the second annual Housing Fair for Sept 14, 2024, in partnership with the City of Rohnert Park and the Sonoma County Library. The goal of the fair is to build relationships with housing providers/services and community members; provide opportunities to access resources on tenants’ rights and affordable housing; answer questions about ADU development; and generally share information about efforts to support housing development and opportunities with the communities. The Housing Fair is an annual commitment in Housing Element Program 1-3.

Strategy: Share resources with various housing service providers to ensure community knowledge and utilization of available housing resources is available and broad-reaching.

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Cotati City Council
Agenda Staff Report
Item type: INFORMATION RECEIVED AFTER THE AGENDA WAS POSTED To: City Council & Planning Commission
Subject: INFORMATION RECEIVED AFTER THE AGENDA WAS POSTED Date: May 28, 2024
Written by: Kevin Patterson, Deputy City Clerk
Recommendation
Information or written comments pertaining to this meeting, and which was received after the agenda was posted, is attached below.

Pursuant to City Council Policy 2023-01: City Council Rules section IV A., written Communications, interested persons or their authorized representative may address the Council by written communication on any matters concerning the City’s business, or any matters over which the Council has control.

1. To be considered for inclusion in the agenda packet, such written communication shall be delivered to the Deputy City Clerk no later than 11:00 a.m. of the Wednesday the week preceding the regular Council meeting for which such written communication is intended.

2. If received after the above date and time, but no later than noon the day before the meeting, written communications received by the Deputy City Clerk shall be posted on the website by the end of that day and notification provided to the electronic Agenda mailing list by the end of the day. All written communications received by the Deputy City Clerk by 5 pm on the City Council meeting day shall be made available to the City Council and public at the City Council meeting.

City Council Policy 2023-01 is available at the online meeting portal at www.cotaticity.org or by request from the Deputy City Clerk at 707-665-3622 or [email protected].

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