ORDINANCE NO.
AN ORDINANCE OF THE COUNCIL OF THE CITY OF COTATI AMENDING CHAPTERS 3.42 FEE AND SERVICE CHARGE REVENUE/COST COMPARISON SYSTEM, 17.22 ALLOWABLE LAND USES, 17.24 ZONING DISTRICT DEVELOPMENT STANDARDS, 17.30 STANDARDS FOR ALL DEVELOPMENT AND LAND USES, 17.36 PARKING AND LOADING, 17.39 OBJECTIVE DESIGN STANDARDS, 17.44 TELECOMMUNICATIONS FACILITIES, AND 17.62 PERMIT
REVIEW AND DECISIONS OF THE COTATI MUNICIPAL CODE AND REZONING OF APN 144-720-061 FROM COMMERCIAL E. COTATI CORRIDOR (CE) TO
NEIGHBORHOOD MEDIUM DENSITY (NM) TO CORRECT ERRORS AND
STREAMLINE PERMITTING PROCESSES
WHEREAS, on March 24, 2015, the Cotati City Council adopted its updated General Plan (Resolution No. 2015-12), which identifies the City’s vision for the future and provides a framework to guide decisions on growth and development consistent with the quality of life desired by Cotati citizens. On March 24, 2015, the Cotati City Council also certified the City of Cotati General Plan Environmental Impact Report (EIR), which reviewed potentially significant environmental effects resulting from the plan’s implantation and developed measures and policies to mitigate those impacts to less-than-significant levels; and
WHEREAS, on May 24, 2023, the Cotati City Council adopted the 2023-2031 Housing Element Update to the General Plan (“Housing Element”), which includes goals and policies related to housing; and
WHEREAS, among the purposes of the Cotati Municipal Code are codification of standards and establishment of permitting procedures for development within city limits, and implementation of the General Plan including the Housing Element; and
WHEREAS, the Legislature of the State of California has in Government Code Sections 65302, 65560, and 65800 conferred upon local governments the authority to adopt regulations designed to promote the public health, safety, and general welfare of its citizenry; and WHEREAS, on July 20, 2026, the Planning Commission of the City of Cotati held a duly noticed public hearing to review the proposed ordinance adopting amendments to update the Cotati municipal code to correct errors and streamline permitting processes. After receiving the staff report, reviewing a presentation from the Planning Division, and considering all oral and written comments submitted to the City regarding the Ordinance, the Planning Commission voted to approve a resolution recommending City Council adoption of the proposed ordinance; and WHEREAS, based on the record, the City Council finds that the proposed zoning code amendments are consistent with and facilitate the General Plan and Housing Element; and WHEREAS, on August 11, 2026, the City Council of the City of Cotati held a duly noticed public hearing on the proposed ordinance to establish amendments to the Cotati Municipal Code to correct errors and streamline permitting processes, reviewed the staff report, received a presentation from the Planning Division, and considered all oral and written comments submitted to the City regarding the Ordinance prior to voting to introduce the Ordinance.
NOW THEREFORE THE CITY COUNCIL OF THE CITY OF COTATI DOES ORDAIN AS FOLLOWS:
SECTION 1: Recitals.
The above recitals are true and correct and are incorporated into the findings herein.
SECTION 2: Record
The Record of Proceedings (“Record”) upon which the City Council makes its decision includes, but is not limited to: 1) the 2015 General Plan, 2) the FEIR certified for the 2015 General Plan, 3) the 2023-2031 Housing Element Update adopted by the City Council in 2023, 4) the Mitigated Negative Declaration certified for the 2023-2031 Housing Element, and 5) all staff reports, City files and records, and other documents prepared for and/or submitted to the City Council related to adoption of the amendments to the Cotati Municipal Code to correct errors and streamline permitting processes.
SECTION 3: General Plan Consistency
The Council of the City of Cotati does hereby find that the amendments to the Cotati Municipal Code to correct errors and streamline permitting processes, as set forth in this Ordinance, are in the best interest of the City in that they will further established goals, policies, and implementation programs of the General Plan, including the Housing Element, to streamline permitting processes, provide excellent customer service, use land appropriately, and expand housing opportunities.
More specifically, the proposed amendments to Chapters 3.42 Fee and Service Charge Revenue/Cost Comparison System, 17.22 Allowable Land Uses, 17.24 Zoning District Development Standards, 17.30 Standards for All Development and Land Uses, 17.36 Parking and Loading, 17.39 Objective Design Standards, 17.42 Standards for Specific Land Uses, 17.44 Telecommunication Facilities, and 17.62 Permit Review and Decisions, and rezoning of APN 144- 720-061 from Commercial E. Cotati (CE) to Neighborhood Medium Density (NM) are consistent with and implement the following General Plan goals, policies, and programs. These changes will serve to streamline the permitting process, allow for flexibility in the development of parking areas and fences, facilitate housing development, establish consistency in permitting procedures, improve emergency response, encourage mixed-use development, expand the clarity and transparency of regulations, and improve customer service.
Goal CI 5: Create a balanced parking supply that accommodates demand while maximizing efficiency.
Objective CSF-1B: Ensure the provision of high-quality utility infrastructure to all areas within the city.
Policy CSF 5.5: Continuously seek ways to improve City government service levels, including the development review and permitting process, responses to citizen inquiries, and the dissemination of information to the public.
Policy EV 1.11: Encourage commercial uses that provide everyday goods and services for residents.
Policy EV 1.12: Encourage the growth of new commercial enterprises within appropriately zoned areas while maintaining the stability of the existing commercial businesses.
Policy EV 1.18: Ensure clarity and transparency in local regulations, permitting processes, and fee structures.
Policy LU 2.5: Locate medium and higher density housing within easy walking or bicycling distance of public facilities, services, transit, and major employers.
Policy LU 2.10: Encourage mixed-use, pedestrian-, and transit-oriented development, with a focus on the Hub and major corridors, and continue to prioritize implementation of the Downtown Specific Plan in order to provide a range of housing opportunities and expand the range of goods and services available to nearby residents,
Policy LU 3.2: Encourage infill development of vacant lots within existing commercial districts and the core downtown/business areas and prioritize such development.
Goal LU 4: Provide a streamlined and straightforward permitting process that promotes transparency, predictability, cost savings, and customer service.
Policy SA 1.3: Keep emergency access routes free of traffic impediments.
Policy SA 1.5: Ensure that all areas of the city are accessible to emergency response providers.
Policy H-2.11 Encourage housing development on existing infill sites in order to efficiently utilize existing infrastructure.
Policy H-3.1 Ensure that the City’s development standards encourage development of a range of housing types, including multifamily, mixed use, high density residential, accessory dwelling units, cottage housing units, and single-family units.
SECTION 4: Compliance with the California Environmental Quality Act.
In conformance with California Environmental Quality Act (CEQA), the City Council finds that the proposed amendments to the Cotati Municipal Code identified herein are related to and implement the goals, policies, and objectives of the 2015 General Plan and the 2023-31 Housing Element, and therefore finds that these proposed revisions conform to CEQA Guidelines Section 15183, which provides a streamlined review of the environmental impacts of the project by tiering from the program level analysis prepared for the Cotati General Plan and its certified EIR and/or the Housing Element and its certified Mitigated Negative Declaration (MND), and other previously completed environmental analysis.
The Council further finds that all adopted mitigating General Plan policies and mitigation measures identified in the 2015 General Plan EIR and/or 2023-2031 Housing Element MND address any potential environmental impacts of the proposed code changes. Finally, future project-specific environmental analysis of any permit or variance proposed under the amended Code will be required and will allow project-specific impacts not previously identified or anticipated to be addressed.
SECTION 5: Amendment to the Cotati Municipal Code. Chapter 3.42, Section 3.42.040, Subsection (B) is amended to read as follows:
3.42.040 Establishment of fees and adoption of percentage of said fees which must be paid. (excerpt)
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 – Hayward) February Index, and rounded to the nearest fifty cents unless a different edition or rounding is otherwise specified by resolution.
SECTION 6: Amendment to the Cotati Municipal Code. Chapter 17.22, Section 17.22.020, Table 2-4 rows for land uses “Multifamily housing 10+ units” and “Multifamily Plex” and Table 2-4 footnotes are amended to read as follows:
17.22.020 Allowable land uses and planning permit requirements. (excerpt) 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
Permit Required by District
Land Use(1) HC LP NG CA TOC SW
Specific Use
Regulations
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
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.
(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.
SECTION 7: Amendment to the Cotati Municipal Code. Chapter 17.24, Section 17.24.020 is amended to read as follows:
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 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.
SECTION 8: Amendment to the Cotati Municipal Code. Chapter 17.30, Section 17.30.030, Subsection (B) is amended to read as follows:
17.30.030 Fences, walls, and screening. (excerpt)
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)
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
b. From 42 to 72 in. is allowed with
Administrative Design Review
approval.
Within front or street side setback
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 Notes:
requires a Building Permit.
(2) A fence exceeding the allowable heights referenced above may be allowed with approval of a minor use permit and administrative design review.
SECTION 9: Amendment to the Cotati Municipal Code. Chapter 17.36, Section 17.36.090 is amended to read as follows:
§ 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 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 zoning district, 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 thirtyinch-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. Singlefamily residences and two-unit multifamily plex developments (duplexes) are exempt from this requirement.
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.
Table 3-8
Minimum Parking Stall
Dimensions
Type of Parking Stall Width Length including bumper
overhang. See Section
17.36.090(K).
Standard 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
Figure 3-11. Parking Lot Dimensions
F. Landscaping. Landscaping shall be provided in compliance with Section 17.34.050(D) of this title.
G. Lighting. The lighting of parking spaces, parking aisles, parking lots, and driveways shall comply with Section 17.30.060 (Outdoor lighting).
H.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.
I. Parking Stall Striping and Identification. Parking stalls shall be clearly outlined with four-inch-wide lines painted on the parking surface. Carpool and compact stalls shall be clearly identified for the specific 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.
J. Surfacing.
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 dustfree surfacing, and in all zoning districts shall be paved with two inches of asphaltic concrete, or other allweather 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).
K. 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.
SECTION 10: Amendment to the Cotati Municipal Code. Chapter 17.36, Section 17.36.100 is amended to read as follows:
17.36.100 Driveways and site access.
Each driveway providing site access from a street, alley, or other public right-of-way shall be designed, constructed, and permanently maintained as follows:
A. Number of Driveways.
1. Single-Family Dwellings.
a. A parcel with a single-family dwelling shall be allowed only one driveway, except as allowed by following subsection (A)(1)(b) of this section.
b. A parcel within the RR or RVL zoning districts with a frontage of two hundred feet or more may have two separate driveways, or one circular driveway, provided that the resulting curb cuts are separated by a minimum distance of one hundred feet, or a lesser distance approved by the city engineer based on consideration of site topography and traffic safety.
2. Multifamily and Nonresidential Projects.
a. A multifamily or nonresidential project shall have no more than two driveways, unless the review authority determines that more than two driveways are required to accommodate anticipated project traffic, based on a traffic study.
b. Whenever a property has access to more than one street, access shall be generally limited to the lowest volume street, to minimize the traffic impacts of the project.
B. Location of Driveways.
1. No driveway shall provide access to a site across a front property line in the CE, CG, and CD zoning districts unless no access to parking at the rear of the parcel can be obtained from an alley, street side property line, or across adjacent parcels.
2. Distance From Street Corner. No driveway shall be located less than one hundred fifty feet from the nearest street intersection, as measured from the centerline of the driveway to the centerline of the nearest travel lane of the intersecting street. A lesser distance may be approved by the city engineer for parcels with street frontages of less than one hundred fifty feet.
3. Driveway Spacing. Driveways shall be separated along the street frontage as follows:
a. Single-Family and Plex Multifamily Residential Development. Driveways shall be separated by at least six feet, unless a shared single driveway is approved by the review authority, or a greater separation is required by the city engineer. The six-foot separation does not include the transition or wing sections on each side of the driveway; and
b. Multifamily and Nonresidential Development. Where two or more driveways serve the same or adjacent multifamily or nonresidential development, the centerline of the driveways shall be separated by a minimum of fifty feet. Exceptions to this standard shall be subject to the approval of the city engineer.
C. Driveway Width.
1. Single-Family Dwellings. Each parcel with a single-family dwelling (excluding accessory dwelling units) shall have a driveway with a minimum width of ten feet and maximum width of twenty feet.
2. Two-Unit Multifamily Plex Development (Duplex). Each parcel with a duplex development (excluding accessory dwelling units) shall have a driveway with a minimum width of twelve feet and maximum width of twenty feet, or as determined by the fire marshal.
3. Three-Unit Multifamily Plex Development (Triplex). Each parcel with a triplex development (excluding accessory dwelling units) shall have a driveway with a minimum width of sixteen feet and maximum width of twenty feet, or as determined by the fire marshal.
4. Multifamily Development of Four or More Dwelling Units. Each parcel with a multifamily development of four or more dwelling units (excluding accessory dwelling units) shall have a driveway with a minimum width of twenty feet and maximum width of twenty-six feet, or as determined by the fire marshal.
5. Nonresidential Projects. The minimum width of driveways providing access to nonresidential parking spaces and lots shall comply with the requirements for parking aisle widths in Table 3-9. The maximum driveway width shall be thirty feet, exclusive of the width of a median divider.
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.
E. Clearance from Obstruction. The nearest edge of a driveway curb cut shall be at least three feet from the nearest property line, the centerline of a fire hydrant, light standard, traffic signal, utility pole, or other similar facility. Driveways shall have a minimum overhead clearance of fourteen feet in height, except within a parking structure, where clearance may be reduced to seven feet, six inches.
F. Surfacing. All access driveways required by this section, and as shown on the approved plans, shall be graded and properly drained, shall be permanently maintained with dust-free surfacing, and shall be paved with two inches of asphalt, concrete, paving units, or high-volume fly ash concrete.
1. The review authority may authorize the use of other all-weather surfacing, where the review authority determines, in consultation with the city engineer, that the driveway is not needed for pedestrian access, and that the alternative surfacing will not impair accessibility for emergency vehicles. For the purposes of this section, alternative all-weather surfacing includes turf block, Hollywood driveway, and/or other surfacing materials that provide for water infiltration into the ground while providing adequate support for vehicles.
2. A driveway with a slope of ten percent or greater shall be paved with asphalt or concrete, or other material determined by the city engineer to be equally resistant to erosion.
G. Woonerf (Multi-Use/Multi-Modal Zone). Any internal driveway within a multifamily development of ten units or more, or the residential portion(s) of a horizontal mixed-use project with ten 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 singlefamily developments and in commercial developments to the extent feasible.
A woonerf is an internal driveway within a development used as a multi-modal, multi-use shared space where priority is given to pedestrians and bicycles. Motor vehicles are considered guests in a woonerf, and as such, are subject to traffic calming and reduced speed limits in order to force drivers to reduce travel speeds and drive with caution so that all users feel welcome and safe.
Features of woonerfs include special paving and signage, a curbless design, traffic calming measures, and integration of trees, landscape elements, seating, lighting, and other amenities. Woonerfs also function as play courts, recreation spaces, and/or social areas for residents. The presence of woonerfs can promote more social interaction and enhance the appearance of a private development for the benefit of the development's residents and visitors.
1. Location of a Woonerf.
a. Any internal driveways within a development shall be designed as woonerfs in accordance with this section, with the exception of those accommodating heavy circulation, which shall be defined as those driveways experiencing more than one hundred motor vehicles trips during the afternoon or evening peak hour. To the extent possible, developments shall be designed to distribute motor vehicle traffic so that internal driveways are suitable for woonerfs.
b. Woonerfs shall be located entirely on privately owned property, outside of the public right-of-way, and on the same parcel as the development they serve.
c. A woonerf shall be located only on an internal driveway that serves a single development, and cannot be located on a shared driveway serving more than one development or on a driveway that provides a vehicular connection between developments. A single development may include multiple woonerfs, which may be connected to one another.
d. Woonerfs shall be located near residential unit entries, common areas, and other amenities; an excess area at the fringe of the development is not an appropriate location for a woonerf.
2. Woonerf Design and Development Standards.
a. Woonerfs may be designed for one-way or two-way motor vehicular traffic. b. Woonerfs shall be designed to minimize the possibility on nonresident cut-through travel from one public street to another.
c. Each woonerf shall have clear and distinctive entrances and exits with signage indicating the woonerf status, a change in pavement texture or color, and at entrances, a traffic calming feature such as a ramp up and/or chicane. Design measures and signage shall be placed sufficiently in advance of exits to ensure that pedestrians and bicyclists are aware that they are leaving the woonerf. d. Woonerf entrance(s) shall be a minimum of twenty feet from any intersection with a public street or nonwoonerf driveway (or fifty feet minimum from an arterial street) to provide a clear line of sight, allow motorists time to reduce speed, and allow sufficient motor vehicle stacking space (this distance shall be referred to as the "transition zone"). The transition zone shall be designed to slow traffic and alert drivers to the upcoming woonerf, with cautionary signage and a narrowed driveway, landscaping, and/or other measures. e. The minimum length of a woonerf shall be sixty feet, excluding the transition zone(s). Portions of the woonerf should be wider or narrower at various locations to allow for traffic calming, seating, other amenities, and/or safe motor vehicle passing. The minimum nonobstructed width for motor vehicle travel at any point along the woonerf shall be thirteen feet. Periodic passing bays shall be provided as needed to minimize conflict between vehicles traveling in opposite directions, in the case of a two-way woonerf. f. Continuous curbs shall be eliminated to emphasize that the space is shared between pedestrians, bicyclists, and motorists. Varying pavement, planters, decorative bollards, and/or similar features shall be used to prevent and/or discourage motorists from using pedestrian-only areas. Seating and play areas shall be protected from the path of motor vehicles by bollards, planters, and/or similar features. g. Traffic calming measures shall be located no less than one hundred feet apart within the woonerf so that there is no length that would allow drivers to exceed the speed limit or otherwise operate their vehicles as though they have priority over pedestrians or bicyclists. In addition, forward visibility within the woonerf shall be limited to the extent possible by chicanes, landscaped planters, or other suitable traffic calming measures in order to force drivers to reduce speed.
h. The following traffic calming measures are not appropriate for a woonerf: speed bumps, speed humps, speed tables, dips, medians, traffic lights, pedestrian crossings, bicycle lanes, and stop signs (except at woonerf exits/intersections).
i. The speed limit in a woonerf shall be posted at eight miles per hour. This speed limit will apply to all wheeled vehicles or devices as well as motor vehicles.
j. Emergency vehicle access shall be required as determined by the fire marshal. Traffic calming measures and other elements must not interfere with emergency vehicle access; it is vital to ensure that emergency vehicles can enter and exit, as well as maneuver through the woonerf. Clear space around fire hydrants must be provided to facilitate emergency access.
k. A woonerf shall incorporate outdoor seating; landscaping including trees, planters, and shrubs; bicycle parking; and pedestrian scale lighting to make the woonerf more attractive and to calm traffic. Seating areas shall be provided at a minimum of every one hundred feet to encourage people to use the woonerf for various activities. Play areas and equipment, drinking fountains, trash and recycling receptacles, and other amenities may also be provided. The design of the woonerf should strive to create a series of "outdoor living rooms" for the use of residents.
l. The woonerf surface shall be constructed of varying decorative smooth/flat paving (which may be permeable) and/or stamped, scored, and colored asphalt or concrete. Special paving shall be applied to the full width and length of the woonerf but different areas may utilize different treatments. m. Bicycle parking shall be provided within the woonerf, in accordance with the standards set forth in the Cotati Land Use Code and Bicycle and Pedestrian Master Plan. Bicycle parking should be located for maximum convenience and security – close to dwelling units, near the center of the woonerf, and away from public streets to the extent possible.
n. Space provided as a woonerf according to this section shall not be used to meet the open space or other common area space requirements for the development, unless authorized by the planning commission and/or city council.
3. Automobile Parking in a Woonerf.
a. Parking within a woonerf is allowed, with parallel parking preferred; provided, that the design and placement of the parking reinforces the concept that the automobile is not the predominant element. Parking spaces must be spaced intermittently; no more than two adjacent parallel spaces and no more than three adjacent nonparallel spaces shall be allowed and a minimum of twenty feet between the parking areas shall be provided to allow for seating, landscaping, and other amenities. Nonparallel spaces shall not be in the form of tandem parking in front of garages. Parking spaces in the woonerf may not be located directly across from one another, unless at least one side is located within fully enclosed garages. b. Parking spaces shall be clearly marked and delineated from other areas of the woonerf by physical elements such as bollards, landscaping, and/or different paving materials. In addition, the parking design shall incorporate mechanisms to calm traffic and protect pedestrians and bicyclists, such as chicanes, bollards, or curb extensions.
c. Parking spaces in the woonerf shall not be located within thirty-five feet of the woonerf's entrance, exit, or intersection with other woonerfs.
d. Parking stall and aisle dimensions in a woonerf shall be as follows:
i. Parallel parking space: seven feet wide by twenty-four feet long; ii. Nonparallel parking space: nine feet wide by eighteen feet long, if adjacent to another parking space; otherwise, seven feet wide by eighteen feet.
Figure 3-13. Woonerf Entry Sign Example
Figure 3-12. Woonerf Element Examples (Not to Scale) (Design Shall Comply With Emergency Vehicle Access Regulations)
4. Modifications to Standards. Applicants may request modifications to the woonerf provisions. The planning commission and/or city council may grant exceptions from the above-referenced provisions of the woonerf regulations if any of the following apply:
a. The site is constrained due to unusual shape, topography, easements, or sensitive environmental areas, and the alternative design would serve to protect sensitive natural resources. b. The planning commission and/or city council find the alternative design concept provides a high level of design quality and generally meets the intent of the above regulations. Acceptable alternative designs would create usable, safe, pleasant outdoor spaces for residents and reduce the impacts of motor vehicles through concepts such as peripheral parking, clustered parking, and/or significant centralized open space amenities that serve all of the residential units.
SECTION 11: Amendment to the Cotati Municipal Code. Chapter 17.39, Section 17.39.030, Subsection (A)(3) is amended to read as follows:
17.39.030 Multifamily objective residential design standards. (excerpt) (17.39.030(A))
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 dwellings, unless compliance with this standard would make it infeasible for the project to meet the minimum density required by this title.
SECTION 12: Amendment to the Cotati Municipal Code. Chapter 17.39, Section 17.39.030, Subsection (G)(5) is amended to read as follows:
17.39.030 Multifamily objective residential design standards. (excerpt) (17.39.030 (G))
5. Refuse Containers
a. Provide dumpsters for refuse collection within a roofed enclosure(s) with walls a minimum of six feet tall.
Allow adequate enclosure size to ensure that the necessary landfill, compost, and recycling containers are accommodated. All enclosures and gates should be designed to withstand heavy use. Provide wheel stops or curbs to prevent dumpsters from impacting the walls of the enclosure. b. Coordinate with the refuse pickup provider to determine the size and number of dumpsters required to accommodate all waste streams (landfill, recycling, and compost). c. Provide an opening so that pedestrians can access the dumpsters without opening vehicular service gates. d. Provide lighting at refuse enclosures for nighttime security and use. e. Locate dumpster enclosures so that no dwelling is closer than 20 feet (including those on abutting properties), or more than 100 feet from a residential unit. No minimum distance from dwellings is required if dumpsters are located within a fully enclosed room.
SECTION 13: Amendment to the Cotati Municipal Code. Chapter 17.39, Section 17.39.040, Subsection (A)(5) is amended to read as follows:
17.39.040 Multifamily plex objective residential design standards. (excerpt) (17.39.040(A))
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 dwellings, unless compliance with this standard would make it infeasible for the project to meet the minimum density required by this title.
SECTION 14: Amendment to the Cotati Municipal Code. Chapter 17.39, Section 17.39.040, Subsection (D)(5) is amended to read as follows:
17.39.040 Multifamily plex objective residential design standards. (excerpt) (17.39.040(D))
5. Refuse Containers.
a. Four units or less may be served by individual or shared refuse containers, which must be located in a garage(s) or 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. The project applicant shall coordinate with the refuse pickup provider to determine the size and number of containers or dumpsters required to ensure that all waste streams (landfill, recycling, and compost) are accommodated.
d. Dumpster enclosures shall be roofed and incorporate walls a minimum of six feet tall. Allow adequate size to accommodate all necessary landfill, 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 walls of enclosure.
e. Provide an opening in enclosures so that pedestrians can access the containers or dumpsters without opening vehicular service gates.
f. Provide lighting at refuse 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.
SECTION 15: Amendment to the Cotati Municipal Code. Chapter 17.44, Section 17.44.040, Subsection (D) (5) is amended to read as follows:
17.44.040 Permit requirements. (excerpt)
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:
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.
SECTION 16: Amendment to the Cotati Municipal Code. Chapter 17.62, Section 17.62.060 is amended to read as follows:
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 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.
SECTION 17: Rezoning of Certain Parcels and Amendment to the Cotati Zoning Map.
The zoning map of the City of Cotati is amended to rezone one parcel from the CE zoning district to the NM zoning district and to reaffirm the Cotati General Plan. Specifically, Assessor Parcel Number (APN) 144-720-061 is rezoned from the Commercial E. Cotati Corridor (CE) Zoning District to the Neighborhood Medium Density (NM) Zoning District.
SECTION 18: Construction and severability.
It is the intent of the City Council of the City of Cotati to supplement applicable state and federal law and not to duplicate or contradict such law, and this ordinance shall be construed consistently with that intent. If any section, subsection, subdivision, paragraph, sentence, clause or phrase of this ordinance, or its application to any person or circumstance, is for any reason held to be invalid or unenforceable, such invalidity or unenforceability shall not affect the validity or enforceability of the remaining sections, subsections, subdivisions, paragraphs, sentences, clauses or phrases of this ordinance, or its application to any other person or circumstance. The City Council of the City of Cotati hereby declares that it would have adopted each section, subsection, subdivision, paragraph, sentence, clause or phrase hereof, irrespective of the fact that any one or more other sections, subsections, subdivisions, paragraphs, sentences, clauses or phrases hereof be declared invalid or unenforceable.
SECTION 19: Effective date.
This ordinance shall take effect thirty (30) days after its adoption pursuant to the California Government Code.
SECTION 20: Publication.
The city clerk shall cause this ordinance to be published and/or posted as required in Section 36933 of the California Government Code.
Approved:
Mayor
Attest:
Kevin Patterson, City Clerk
Approved as to form:
John Bakker, City Attorney
This document is a true and correct copy of Ordinance Number and has been published or posted pursuant to law. California Government Code § 40806 Kevin Patterson, City Clerk