1 Attachment A: Redline of proposed code updates for Spring 2026 Code cleanup
3.42.040 Establishment of fees and adoption of percentage of said fees which must be paid.
B. Unless otherwise required by state law, the city council shall adopt the fee and service charge schedule by resolution. Said resolution may include an inflationary index that shall allow for administrative inflationary increases; provided, that such increases do not exceed the established index factor. Unless otherwise specified by resolution, the fees and service charges listed in detail in the city's "Master Fee Schedule" shall be automatically adjusted annually in July for Consumer Price Index (CPI) increase so as to recover the listed percentage of costs reasonably borne necessary to provide the listed regulation, product or service. The CPI increase shall be based on the published CPI for the San Francisco Area (San Francisco – Oakland – HaywardSan Jose) February Index April Edition, and rounded to the nearest fifty cents unless a different edition or rounding is otherwise specified by resolution.
17.22.020 Allowable land uses and planning permit requirements.
Table 2-4
Allowed Land Uses and Permit Requirements for Transit Corridors and Specific Plan Districts
P
MUP
UP
S
—
Permitted use, zoning clearance required
Minor use permit
Use permit required
Permit requirement set by specific use regulations
Use not allowed
Land Use(1)
Permit Required by District Specific Use
HC LP NG CA TOC SW Regulations
Industry, Manufacturing and Processing, Wholesaling
Agricultural product processing — — — — — —
Artisan/craft product
manufacturing
MUP MUP MUP MUP MUP MUP See Note 5
Below
Brewery – Brew pub MUP MUP MUP MUP MUP —
Brewery – Production — — — — — —
Construction contractor — — — — — UP*
Food and beverage product
manufacturing
— — — — — MUP*
Furniture and fixtures
manufacturing, cabinet shop
— — — — MUP MUP*
Industrial research and
development
— — — MUP MUP MUP*
Laboratory – Medical,
analytical, research and
development
— — — MUP MUP MUP*
Laundry, dry cleaning plant — — — — — —
Manufacturing/processing –
Light
— — — — MUP MUP*
Manufacturing/processing –
Medium intensity
— — — — — —
Formatted: Font: Bold, Not Italic, Underline, Font color:
Text 1
Formatted: Font: Bold, Underline, Font color: Text 1
Formatted: Underline, Font color: Text 1
Formatted: Font: Not Italic
Formatted: Font: Not Italic
Formatted: Font: Not Italic
2 Manufacturing/processing –
Heavy
— — — — — —
Media production — — — P P MUP*
Printing and publishing — — — MUP MUP MUP*
Recycling – Reverse vending
machine
— — — — — —
Recycling – Small collection
facility
— — — — — — § 17.42.150
Recycling – Medium collection
facility
— — — — — — § 17.42.150
Storage – Outdoor — — — — UP UP* § 17.42.140
Storage – Personal storage
facility (mini-storage)
— — — — — —
Storage – Warehouse, indoor
storage
— — — — — —
Wholesaling and distribution — — — UP UP —
Winery – Boutique — — UP UP UP —
P
MUP
UP
S
—
Permitted use, zoning clearance required
Minor use permit
Use permit required
Permit requirement set by specific use regulations
Use not allowed
Land Use(1)
Permit Required by District Specific Use
HC LP NG CA TOC SW Regulations
Winery – Production — — — — — —
Recreation, Education and Public Assembly Uses
Adult-oriented business — — — — — — Chapter 17.40
Commercial recreation facility –
Indoor
UP UP UP UP UP UP
Commercial recreation facility –
Outdoor
— — — — — —
Conference/convention facility — — UP UP UP —
Health/fitnessfacility UP P P P P MUP
Library, museum P — P P P —
Meeting facility, public or
private
— UP UP UP UP —
Park playground P P P P P P
School – Specialized
education/training
UP UP UP UP UP
Sports and entertainment
assembly
— — UP UP — —
Studio – Art, dance, martial arts,
music, etc.
P P P P P P
Theater UP — MUP MUP MUP UP*
Residential Uses
Accessory dwelling unit P P P P P P § 17.42.170
Emergency/transitionalshelter S S S S S — § 17.42.072
Home occupation P P P P P P § 17.42.080
Live/work unit UP UP P UP UP UP § 17.42.090
Low barrier navigation center P P P P P —
Mobile home park UP UP UP UP UP UP § 17.42.110
3 Multifamily plex housing — — — — UP MUP §§ 17.39.030,
17.39.040
Multifamily housing 10+ units(9) S S S S UP P §§ 17.28.050,
17.39.030
Multifamily plex housing(10) — — P P UP MUP §§ 17.28.050,
17.39.040
Residential care facility for the
elderly (RCFE)
— UP UP UP UP UP
Residential care facility, 7 or
more clients
— UP — — UP UP
Residential component of a
mixed use project
P P P P P P §§ 17.39.030,
17.39.040,
17.42.100
Supportive housing P P P P P P
Retail Trade(3)
Accessory retail or services P P P P P P
Alcoholic beverage sales –
Associated with a restaurant
(4)
P P P P P P § 17.42.030
Alcoholic beverage sales-off UP UP UP UP UP — § 17.42.030 P
MUP
UP
S
—
Permitted use, zoning clearance required
Minor use permit
Use permit required
Permit requirement set by specific use regulations
Use not allowed
Land Use(1)
Permit Required by District Specific Use
HC LP NG CA TOC SW Regulations
sale
Antique or collectible store P P P P P —
Artisan/craft project
manufacturing
MUP MUP MUP MUP MUP MUP
Artisan shop P P P P P MUP
Auto and vehicle sales and
rental
— UP — MUP UP —
Auto parts sales with no
installation services
— — P P P —
Bar, tavern UP UP UP UP UP —
Brewery – Brew pub MUP MUP MUP MUP MUP
Building and landscape
materialssales
— — — MUP P —
Construction and heavy
equipment sales and rental
— — — — — — § 17.42.130
Convenience store — — UP UP UP —
Drive-through retail — — — — — — § 17.42.070
Extended hour retail UP MUP P P MUP —
Farm supply and feed store — — — — MUP —
Farmers market
(8) MUP MUP MUP MUP MUP —
Formula-based fast food
restaurant
— — S S S — § 17.42.071
Furniture, furnishings and
appliance store
UP MUP MUP MUP MUP —
General retail – Less than 5,000
sq. ft.
P P P P P P
4 General retail – 5,000 sq. ft. to
20,000 sq. ft.
P MUP P P P MUP
General retail – More than
20,000 sq. ft.
— — MUP MUP MUP —
Groceries, specialty foods –
10,000 sq. ft. or less
P P P P P —
Groceries, specialty foods –
More than 10,000 sq. ft.
— — P UP P —
Mobilehome, boat, or RV sales — — MUP MUP MUP —
Night club UP UP UP — UP —
Outdoor display and sales MUP MUP MUP MUP MUP — § 17.42.130 Plant nursery — MUP — MUP MUP —
Restaurant – Outdoor dining on
private property
(6)
P/MUP P/MUP P/MUP P/MUP P/MUP P § 17.42.130(E)
Restaurant – Outdoor dining in
public right-of-way
P P P P P P § 17.42.130
Restaurant, cafe, coffee shop P P P P P P
Retail complex — — UP UP UP —
P
MUP
UP
S
—
Permitted use, zoning clearance required
Minor use permit
Use permit required
Permit requirement set by specific use regulations
Use not allowed
Land Use(1)
Permit Required by District Specific Use
HC LP NG CA TOC SW Regulations
Retail display gallery P P P P P P § 17.90.020
Retail tobacco store — — — — — —
Second hand store UP UP UP UP MUP —
Service station (nonfossil fuels
sales)
— — — UP UP — § 17.42.180
Tasting room P P P P P P
Warehouse retail — UP UP UP UP —
Services – Business, Financial, Professional
ATM P P P P P P
Bank, financial services P P P P P —
Business support service P P P P P —
Medical services – Doctor office UP P P P P —
Medical services – Clinic,
urgent care
UP — P P P —
Office – Accessory P P P P P P
Office – Business/service MU P P P P P —
Office – Government UP MUP MUP MUP MUP —
Office – Processing UP(2) MUP MUP MUP MUP —
Office –
Professional/administrative
P P P
(2) P P —
Veterinary clinic, animal
hospital
P P P P P MUP
Services – General
Accessory retail or services P P P P P P § 17.42.015
Adult day care UP UP UP UP UP —
Catering service — — — MUP MUP —
Child day care center P P P P P UP
5 Drive-through service — — — — — — § 17.42.070
Equipment rental — — — UP UP — § 17.42.140
Kennel, animal boarding — — — — — —
Lodging – Bed and breakfast inn
(B&B)
P P P UP P UP
Lodging – Boutique hotel or
motel
UP UP P P P —
Lodging – Hotel UP UP P P UP —
Maintenance service – Client
site services
— — — MUP MUP —
Mortuary, funeral home — — — UP UP —
Personalservices P P P P P MUP
Personal services – Restricted — — — — — —
Public safety facility — UP UP UP UP —
Repair service – Equipment,
large appliances, etc.
— — — P P —
Social service organization — UP(2) UP(2) UP UP —
P
MUP
UP
S
—
Permitted use, zoning clearance required
Minor use permit
Use permit required
Permit requirement set by specific use regulations
Use not allowed
Land Use(1)
Permit Required by District Specific Use
HC LP NG CA TOC SW Regulations
Vehicle services – Major
repair/body work
— — — — — —
Vehicle services – Minor
maintenance/repair
— — — UP UP —
Transportation, Communications and Infrastructure
Ambulance, taxi, or limousine
storage
— — — — — —
Broadcasting studio UP(2) UP(2) UP(2) UP MUP —
Electric vehicle charging
station
(7)
P P P P P P Chapter 14.38
Mobility hub P P P P P —
Parking facility, public or
commercial
UP UP UP UP UP —
Telecommunicationsfacility S S S S S S Chapter 17.44
Transit station or terminal — UP UP UP UP —
Utility facility UP UP UP UP UP UP
Key to Zoning District Symbols
CE East Cotati Avenue Corridor CI Commercial/Industrial District CG Gravenstein Highway Corridor IG General Industrial District CD Downtown Commercial PF Public Facility District
Notes:
(1) See Article 9 of this title for land use definitions. (2) Use allowed only on second or upper floors, in compliance with § 17.24.050(C), Limitation on the Location of Allowable Land Uses, or behind an allowed ground floor street frontage use. (3) See § 17.42.165, Retail use maximum floor area.
6 (4) When the Department of Alcoholic Beverage Control allows customers under 21 years of age on the premises.
(5) Artisan/craft product manufacturing uses proposed in the CE, TOC, CG, CD, HC, LP, NG, and CA districts must be located within buildings and suites designed and oriented to engage and encourage pedestrian activity and interaction with the surrounding uses. Uses in these districts must also include retail storefront presence and design characteristics, with production and manufacturing design elements (such as loading doors, material storage, etc.) oriented away from the primary entrances and street frontages of developments where they are located. (6) MUP required for outdoor dining on private property in the CD district when the dining use abuts a residential land use.
(7) Permitted as an accessory use.
(8) Fees for farmers market planning permit applications shall be calculated at 50% of the fees set forth in the fee schedule as described in § 17.60.060, Application fees. Use permit approval shall require that the review authority first find that the proposed use will be compatible with any nearby residential uses. Notices of public hearings shall be mailed to property owners within a radius from the subject site of 600 feet, or greater at the director’s discretion. (9) In the event of inconsistency between the standards of Section 17.39.030 and the applicable specific plan, the specific plan will take precedence.
(10) In the event of inconsistency between the standards of Section 17.39.040 and the applicable specific plan, the specific plan will take precedence.
* Use allowed only in existing (as of 2025) structures as an interim occupancy until property is redeveloped. Uses are not permitted upon or after redevelopment of SW designed properties.
§ 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 4,000 sq. ft.(4) 50 ft. 8 units per acre(3) 10 units per acre NU 2,500 sq. ft.(4) 40 ft. 12 units per acre(3) 15 units per acre CE 2,500 sq. ft.(4) 40 ft. 12 units per acre(3) 15 units per acre CG 2,500 sq. ft.(4) 40 ft. 12 units per acre(3) 15 units per acre 7 Table 2-4
Parcel Size and Density Standards
Zoning District Minimum Parcel Size(1) Residential Density Area(2) Width(1) Minimum Density Maximum Density
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
TOC 2,000 sq. ft.(4) 20 ft. 25 units per acre(3) 35 units per acre PF Determined through subdivision review N.A. N.A.
SP Determined by applicable specific plan
Notes:
(1) Parcel depth shall be no less than the parcel width; and no more than three times the parcel width.
(2) Net area. In residential subdivisions, corner lots and reversed corner lots shall have an area of at least ten percent greater than that of the minimum lot area required. (3) No residential subdivision, or residential development project with multiple units on a single parcel (including the residential component of a mixed use project) will be approved at less than the minimum density; except that in the CE, CG, and CD zoning districts, the review authority may reduce the minimum density for a mixed use project where it determines that the minimum density is not feasible due to constraints on the parcel, including topography, easements, and access.
(4) Where allowed by the applicable zone, a commercial condominium, or a residential condominium, townhouse, or other common interest project may be subdivided with smaller parcels for ownership purposes, with the minimum lot area determined through subdivision review, provided that the overall development site complies with the minimum parcel size, and the total number of any dwellings is in compliance with the maximum density for the applicable zone.
17.30.030 Fences, walls, and screening.
B. Height Limits. Each fence, wall, and hedge shall comply with the height limits shown in Table 3-2.
Table 3-2
Maximum Height of Fences, Walls, and Hedges
Location of Fence, Wall, or Hedge Maximum Height.
(2)
Within front or street side setback Solid wall, hedge, or fencing: 42 in.
Fencing: 42 in. in all zoning districts,
except:
a. Up to 6 ft. is allowed in RR; and
8 Table 3-2
Maximum Height of Fences, Walls, and Hedges
Location of Fence, Wall, or Hedge Maximum Height.
(2)
b. From 42 to 72 in. is allowed with
Administrative Design Review
approval.
See also Section 17.30.040E (Height
limit at street corners)
Within interior side or rear setback – Residential zone 7 ft.(1) Within interior side or rear setback – Nonresidential
zone
7 ft.(1)
Within a zone where no setback is required
20 ft. or more to the rear of a front or street side property line
7 ft.(1)
Within 20 ft. of a front or street side property line 42 in. for solid wall, hedge, or fencing
6 ft. for open fencing
At intersections of alleys, streets, and driveways within sight visibility areas. See 17.30.040E (Height limit at street corners).
3 ft.
Outside of a required setback 8 ft.(1)
Notes:
(1) Fences of up to eight feet in height are allowed by-right, provided that portions of the fence exceeding seven feet are of an open design (e.g., lattice, wrought iron or grille work). Any fence exceeding seven feet in height requires a Building Permit. (2) A fence exceeding eight feet in the allowable heights referenced above may be allowed with approval of a minor use permit and administrative design review. § 17.36.090 Parking design and development standards.
Automobile 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 property as each residential unit served, except for mixed use projects developed in compliance with Section 17.42.100 and projects developed with shared and/or street or public parking lot parking spaces in compliance with Section 17.36.080. Garage parking shall be located in compliance with the garage setback requirements of the applicable zoning district in Article 2 (Community Formatted: Font: Bold
Formatted: Font: Bold
9 and Project Design) of this title and Section 17.42.160(F)(2). The location of parking shall also comply with the requirements of subsection (A)(3) of this section.
2. Nonresidential Parking. Parking for a nonresidential use shall be located on the same parcel as the use served, or within three hundred feet of the parcel, where the review authority determines that there is reasonable access to and from the use served. The location of parking shall also comply with the requirements of subsection (A)(3) of this section.
3. Parking Adjacent to Streets. No parking space or parking aisle shall be located between a building, and a public or private street, except for:
a. Parking for a building on a corner lot, where the building is located at the front property line with the parking behind, and the parking is separated from the street side property line by a twenty-foot landscape buffer and street wall approved by the review authority (see Figure 3-9); and
b. The "auto and vehicle sales and rental," "building and landscape materials sales," "construction and heavy equipment sales and rental," and "mobilehome, boat, and RV sales" land use types in the CI and IG zoning districts, and the "building and landscape materials sales" land use type in the CG zoning district.
4. Parking Within Required Setbacks. No parking space or parking aisle shall occupy a required front or street side setback, with the exception that driveways that access parking spaces or garages for a single-family residence or a two-unit multifamily plex development (duplex) may also be used for parking. No driveway shall be located between a residential structure and the street in the street side setback of a corner lot, with the exception of a driveway accessing parking spaces or a garage to the rear of the residential structure directly from the side street. No residential parking space for a single-family dwelling shall occupy a required internal side or rear setback, except within an enclosed garage that complies with the garage setback requirements of Section 17.42.160(F)(2). See also Section 17.30.020(E)(3). Uncovered parking spaces or aisles for multifamily residential projects may occupy the rear or interior side setback; provided, that a minimum thirty-inch-wide landscape area is maintained between the parking or aisles and the property line, and curbing or wheel stops are provided in compliance with subsection J of this section.
B. Access to Parking. Access to parking shall be provided as follows for all parking areas other than for individual single-family residences and two-unit multifamily plex developments (duplexes). Site design shall minimize the amount of paved surfaces and driveway lengths while providing for safe and suitable access for vehicular circulation.
1. Parking areas shall provide suitable maneuvering area so that vehicles exit to a street in a forward direction. Parking lots shall be designed to prevent access at any point other than at designated access drives. Single-family residences and two-unit multifamily plex developments (duplexes) are exempt from this requirement.
10 2. A commercial or industrial use with twenty or more parking spaces shall have access driveways that are not intersected by a parking aisle, parking space, or another access driveway for a minimum distance of twenty feet from the street right-of-way, to provide a stacking area for vehicles entering and exiting the parking area. See Figure 3-9.
Figure 3-9. Queuing Area
3. A minimum unobstructed clearance height of fourteen feet shall be maintained above areas accessible to vehicles within nonresidential uses.
C. Access to Adjacent Sites. The city may require the design of a parking area to provide vehicle and pedestrian connections to parking areas on adjacent properties, to provide for convenience, safety, and efficient circulation. Where provided, a joint access agreement running with the land shall be recorded by the owners of the abutting properties, as approved by the director, to guarantee the continued availability of the shared access between the properties. See Figure 3-10.
Figure 3-10. Access to Adjacent Sites
D. Compact Parking Stalls. Up to twenty-five percent of the required off-street automobile parking spaces may be compact stalls. The compact stalls shall be distributed throughout the parking area.
E. Parking Stall and Parking Aisle Dimensions. Each parking stall and parking aisle for all land uses 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.
11 Table 3-8
Minimum Parking
Stall Dimensions
Type of Parking Stall
Length
Width Length including bumper
overhang. See Section
17.36.090(K).
Standard 18 feet including bumper
overhang. See Section 17.36.090(I).
9 feet 18 feet
Compact 8 feet 16 feet
Table 3-9
Parking Aisle Width
Type of Parking Aisle Minimum Parking 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, and:
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
12 Figure 3-11. Parking Lot Dimensions
F.E. Landscaping. Landscaping shall be provided in compliance with Section 17.34.050(D) of this title.
G.F. Lighting. The lighting of parking spaces, parking aisles, parking lots, and driveways shall comply with Section 17.30.060 (Outdoor lighting).
H.G. Screening of Parking. Where the edge of an outdoor parking area with four or more parking spaces is less than ten feet from an RVL, NL, or NM zoning districts, the review authority may require the screening of the parking area as follows:
1. A berm with a minimum height of forty-eight inches, topped with screening landscaping materials that will extend to a minimum height of eight feet within two years of planting; or
2. A masonry wall of the maximum height allowed by this land use code.
IH. Parking Stall Striping and Identification. Parking stalls shall be clearly outlined with fourinch-wide lines painted on the parking surface. Car pool and compact stalls shall be clearly identified for the specific car pool use only, using four-inch wide letters painted on the parking surface. The striping and identification shall be continuously maintained in a clear and visible manner. Changes to any parking stall or lot shall require the prior approval of a re-striping plan by the director.
JI. Surfacing.
13 1. All-Weather Surfacing Required. All parking spaces and maneuvering areas required by this section, and as shown on the approved plans, shall be graded and well-drained, shall be permanently maintained with dust-free surfacing, and in all zoning districts shall be paved with two inches of asphaltic concrete, or other all-weather surfacing as required by the city engineer (e.g., turf block or other permeable surfacing materials that provide for water infiltration into the ground).
2. Exceptions to All-Weather Surfacing. An exception to the paving requirement may be granted made in the case of a single parcel in the RR or RVL zoning district with at least seventy-five feet of frontage on a public street, where the director may waive the driveway paving requirements due to the rural character of the area which makes the waiver desirable, with a requirement that a dust-free surface be provided (e.g., gravel, turf block, etc., where appropriate).
KJ. Wheel Stops/Curbing.
1. Continuous concrete curbing at least six inches high and six inches wide shall be provided for parking spaces located adjacent to fences, walls, property lines, landscaped areas, and structures.
Individual wheel stops may be provided in lieu of continuous curbing when the parking is adjacent to a landscaped area, and the drainage is directed to the landscaped area, subject to the approval of the review authority.
2. When provided, wheel stops shall be placed to allow for two feet of vehicle overhang area within the dimension of the parking space.
17.36.100 Driveways and site access.
17.36.100(D) Driveway length on gated property. On any property with a gated driveway, the minimum off-street length of the driveway between the public right-of-way and the gate shall be thirty feet, to provide a stacking area for vehicles out of the public right-of-way. (Subsequent sections renumbered)
17.39.030 Multifamily objective residential design standards.
These standards apply to all multifamily housing developments of ten or more dwelling units, with the exception of cottage housing projects consistent with Section 17.42.125. 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 can be handled through the public realm (city-initiated enhancements) and further emphasized from building to building or development 14 to development. Distinct neighborhoods create a sense of ownership and a visual diversity that makes 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.
3. A third story (or higher) portion of any 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 dwellingsresidences, unless compliance with this standard would make it infeasible for the project to meet the minimum density required by this title. .
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, with the exception of cottage housing projects consistent with Section 17.42.125, to which only the standards of subsections (B)(1) through (B)(5) of this section shall apply. The standards of subsections (B)(1) through (B)(5) of this section may also be applied to structures containing up to four dwelling units that are part of a development of ten or more units that is comprised of single-family and/or multifamily structures.
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 space 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, with the exception of two-unit (duplex) developments.
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- 15 density zoning districts that are developed with single-family dwellingsresidences, unless compliance with this standard would make it infeasible for the project to meet the minimum density required by this title..
6. Any 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 thirty-six inches.
D. Accessory Elements
5. Refuse Containers.
a. Four units or less may be served by individual or shared refuse containers, which must be locatedfit either in a garage(s) or into a special enclosure(s). screened storage area or enclosure that is not visible from the street.
b. Projects of five units or more shall provide dumpsters for garbage collection within a roofed enclosure, unless otherwise approved by the City.
c. When dumpsters are required, Tthe project applicant shall coordinate with the refuse pickup provider to determine the size and number of containers or dumpsters required to and ensure that dumpsters shall accommodate all waste streams (landfill, recycling, and compost, etc.) are accommodated..
d. Dumpster enclosures shall be roofed and incorporate walls a minimum of six feet tall. Allow adequate size to accommodate all necessary the needed landfillgarbage dumpsters, compost, and recycling dumpsters or containers. All enclosures and gates should be designed to withstand heavy use. Provide wheel stops or curbs to prevent dumpsters from impacting banging into walls of enclosure.
e. Provide an opening in enclosures so that pedestrians can access the containers or dumpsters without opening the vehicular service large gates.
f. Provide lighting at refuse 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.
Chapter 17.44, Section 17.44.040 B. is amended as follows:
B. Application Requirements. In addition to the information required for use permit or minor use permit application by Chapter 17.60 (Permit Application Filing and Processing) of this title the application for a communication facility shall include:
16 1. Certification acceptable to the director that the proposed facility will at all times comply with all applicable health requirements and standards pertaining to electromagnetic and/or radio frequency radiation; and
2. A report, as required by the police department, to evaluate the potential for interference (e.g., HF, UHF, VHF, eight hundred mHz). The applicant shall be responsible for paying any costs incurred by the city, including the costs of retaining consultants, to review and analyze the report.
3. To ensure all proposed and future towers are FCC compliant, the applicant shall submit the Radio Frequency (RF) Exposure Report as required by the FCC. Any subsequent additions and/or modifications to this facility will require submission of an updated RF Exposure Report prior to building permit issuance.
17.62.060 Variance and minor variance.
A. Purpose. The variance and minor variance provide a process for city consideration of requests to waive or modify certain standards of this land use code when, because of special circumstances applicable to the property, including location, shape, size, surroundings, topography, or other physical features, the strict application of the development standards otherwise applicable to the property denies the property owner privileges enjoyed by other property owners in the vicinity and in the same zoning district.
B. Applicability. A variance or minor variance may be granted to waive or modify any requirement of this land use code except: allowed land uses; residential density; specific prohibitions (for example, prohibited signs), or procedural requirements.
C. Review Authority. A variance shall be approved or denied by the commission. The director may approve a minor variance to grant relief from any of the following requirements of this land use code, up to a maximum reduction of twenty-five ten percent:
1. Distance between structures;
2. Parcel dimensions (not area);
3. Setbacks;
4. Structure height; or
5. On-site parking, loading, and landscaping.
The director may choose to refer any minor variance to the commission for hearing and decision.
Rezoning of Certain Parcels and Amendment to the Cotati Zoning Map. The zoning map of the City of Cotati is amended to rezone approximately X parcels from the X, Y and Z zoning districts to the zoning districts and to reaffirm the Cotati General Plan.
Specifically, Assessor Parcel Number (APN) 144-720-061 is rezoned from the Commercial 17 E. Cotati Corridor (CE) Zoning District to the Neighborhood Medium Density (NM) Zoning District.