Cotati City Council and Planning Commission
Workshop
Plex and Single Family Housing
Objective Design Standards
& Housing Strategies
Community Development
Department
May 28, 2024
Background
California housing crisis prompts State
legislation in response
Reduced local control & development
standards; streamlined review/approval
SB 35 introduced Objective Design Standards (ODS),
now the norm for most multifamily (2+ units)
Cotati adopted ODS in 2021 (“MODS”)
Housing Element: Expand MODS to address all MF &
SF; promote Plex housing; numerous other housing
strategies to address community need
What is plex housing and why is it important?
Why Plex/Missing Middle Housing?
Approach
1. Create Plex ODS for 2-9 units, based on MODS
2. Create SF ODS, using MODS architectural
standards
3. Minor adjustments to existing MODS (10+ units)
4. Modify allowed uses & development standards in
CMC Title 17 Land Use (the “Zoning Code”) to
promote plex housing, and housing development
in general
5. Additional strategies to address housing needs
Process: Community survey; review of City plans
and standards; other jurisdiction examples of plex
promotion and zoning updates; State housing law
mandates; development of options
Cotati’s Residential Character: MODS
Orientation to street: Entryways, porches,
windows
Building articulation, avoid blank walls,
limited front setback paving, 3+ story
setback of 30’ adjacent to SF
Parking set back and screened from street
“Craftsman” style features: Low pitched
roof, porches, deep eaves, exposed
rafters/beams, wide door/window trim,
divided light windows
Minimum open space (150 sqft/unit) +
amenities
Cotati’s Residential Character: Community “Visual
Preference Survey”
Cottage/bungalow; traditional
architectural styles
Entryways, porches, windows on
street
Parking/garages well set back
and/or screened from view
Retain small-town/country feel
Plex Housing ODS Options
Echoes MODS, modified for smaller scale & fewer
units
Traditional cottage/bungalow design
Orientation toward street (entryways,
porches/stoops, windows; screened parking)
Maximum 3 stories (35’)
Maximum street-facing façade width 75’
Unit size maximums: Studios-600 sqft, 1 bdrm-900,
2 bdrm-1,200, 3 bdrm-1,500, 4+ bdrm-1,800 sqft
Site design & accessory elements similar to MODS, but reduced open space (100 sqft/unit), no common
amenities
Single Family ODS Options
Similar street orientation, architectural to MODS/Plex ODS; more flexibility Entryway visible from street, open porch of minimum 6’x 8’ Exterior materials: Wood/concrete-based wood siding or shingles, stucco, brick, and/or stone
Maximum garage façade width 25’, limited blank walls, maximum 40% of front setback may be paved
AND at least 5 of:
Low pitched roof
Deep eaves with exposed roof beams and/or triangular
knee braces, extended or decorative roof beams
Divided light windows and/or windows with wide wood trim Entry door with recessed panels or glass, wide wood trim Porch roof supported by wide columns
Upper stor(ies) set back at least 36” from first story Parking behind building, not visible from street
Options to Facilitate Housing Development
Update Allowed Uses
tables in Section
17.22.020 to match
zoning code
descriptions and
General Plan
Establish maximum
dwelling unit sizes:
NM and CD: 2,200 sqft
NU: 2,000 sqft
NL NM NU*
Current
Multifamily, 2 units UP P P
Multifamily, 3-9 units -- P P
Multifamily, 10+ units -- -- P
Single family P UP UP
Potential Updates
Multifamily Plex (2 units) P P UP**
Multifamily Plex (3-9 units) P P P
Multifamily 10+ units -- P P
Single family P UP** UP**
UP-Use Permit; P-Permited by right; -- Not Permitted
*NU standards apply to ground-floor residential including horizontal mixed use projects in the CE and CG zones
**Development of single family home or 2-unit plex housing (duplex) shall not preclude further development of property in compliance with General Plan and CMC
Options to Facilitate Housing Development
Reduce minimum parcel size and
width in NM, NU, CE, and CG zoning
districts
Reduce setbacks and/or specify plex
housing setbacks in NL, NM, NU, and
CD zoning districts
Remove pavement from lot coverage
calculations
Allow porches/stoops/stairs to project
5’ into front setback
Options to Facilitate Housing Development
Set multifamily parking
minimums to match State
Density Bonus
Studio and 1 bedroom: 1 space
2 and 3 bedroom: 1.5 spaces
4+ bedroom: 2 spaces
Remove covered parking
requirement
Allow an 11’ wide driveway to
access parking in plex housing
Options to Facilitate Housing Development
Allow parking spaces and driveways in interior
side and rear setbacks, up to 3’ from property
line
Allow shared parking for residential and
mixed use with Use Permit approval
Allow a portion of guest parking to be
on-street with Use Permit approval
Exempt plex housing projects from
woonerf requirement
Plex and Single Family ODS Next Steps
Review and discuss options
Direction to staff
Staff develop draft ordinance
Planning Commission public
hearing
City Council public hearing/first
reading of ordinance
Second reading of ordinance
If approved, takes effect in 30 days
Questions on Plex and Single
Family ODS Presentation?
Additional Housing Strategies-Housing Element + State Law ADU Plans Pre-Approval Program
Building contract staff review 3-5 ADU
design submittals per year to add to
existing pre-reviewed plans library
Zoning Code Updates
Allow more units per acre or lot; reduce
building setbacks; reduce minimum lot size
and dimensions
Update Cottage Housing
Reduce parking minimums, increase
developer certainty
Create Cotati Density Bonus Program
To be competitive with State Density Bonus
Preserve Cottage and create options
Additional Housing Strategies
SB 10 Ordinance
Allows up to 10 units/parcel regardless of underlying zoning density
No CTS Habitat
Small-lot Subdivision Standards
Provide an alternative path to SB 684—mandated small lot subdivisions up to 10 parcels/units
E. Cotati Avenue Corridor Planning
Apply Transit-Oriented Communities (TOC) standards within ½ mile of SMART
Required for OBAG Grant Funds-$1-million+
Additional costs for CEQA analysis-Santero Way
California Tiger Salamander Habitat
E. Cotati Avenue Corridor Planning
Additional Housing Strategies-Housing Stability
Lower Income Home Rehabilitation Loan
Program
Silent second, low interest loans to fix
life safety and livability issues
Unpermitted ADU Amnesty Program
Allows property owners 5 years to
bring existing ADUs up to code
Housing Fair
Scheduled for September 14, 2024
Recommendation
The Community Development Department
recommends that the City Council and Planning
Commission hold a workshop to discuss options for
creation of Plex Housing and Single Family Housing
Objective Design Standards and other housing
strategies, and provide direction to staff.
Questions on presentation
before opening workshop?