Attachment A Redline of ODS Code Amendment Options — Cotati City Council, May 28, 2024

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
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
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 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
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.

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.

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

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.

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)
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 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.

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 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 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.
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.

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:
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.

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.

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).

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 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.

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.

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.

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:

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: