Chapter 17.20 — ZONING MAP

This chapter establishes the zoning districts applied to property within the city and adopts the city's zoning map.

(A (part), 2004; Ord. 766 § 2 Exh)

The council adopts the city of Cotati zoning map (hereafter referred to as the "zoning map"), which is on file with the department. The zoning map is incorporated into this land use code by reference as though it were fully included in this chapter.

• A. Zoning Districts Established. The city of Cotati shall be divided into zoning districts that implement the Cotati general plan. The zoning districts shown in Table 2-1 are hereby established, and shall be shown on the zoning map.

• B. Purpose of Zoning Districts. The zoning districts of this land use code provide standards that determine the type of development allowed in each zone.

  1. The zoning districts have been designed to express a transect, or continuum of population density and building intensity that ranges from the most rural to the most urban physical conditions within the city of Cotati. This transect of zones enables this land use code to allocate building types, street types, and other aspects of urban design, development, and land use to the zones that are most appropriate for them based on their density and intensity.

  2. The majority of zones provided in this chapter are intended to accommodate a diverse mixture of land uses and housing types, with the particular mix allowed in each zone being based on the relative position of the zone within the rural-to-urban transect (Table 2-1 shows the position of each zone within the transect).

  3. The zones provided by Table 2-1 also include several districts, which are intended to be applied to areas of the city that have more limited purposes than the other mixed use zones, and focus on a more limited range of land use types (for example, industrial uses).

• C. Interpretation of Zoning District Boundaries. If there is uncertainty about the location of any zoning district boundary shown on the official zoning map, the location of the boundary shall be determined by the director as follows:

  1. Where zoning district boundaries approximately follow lot, alley, or street lines, the lot lines and street and alley centerlines shall be construed as the district boundaries;

  2. If a zoning district boundary divides a parcel and the boundary line location is not specified by distances printed on the zoning map, the location of the boundary will be determined by using the scale appearing on the zoning map; and

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3. Where a public street or alley is officially vacated or abandoned, the property that was in the street or alley will be included within the zoning district of the adjoining property on either side of the street or alley.

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Table 2-1
Zoning Districts
Zoning
Map General Plan Designation Location within
Symbol Name of Zoning District Implemented by Zoning District Transect
Low Density and Neighborhood Zones
OSC Open Space, Open Space MORE RURAL
Conservation
OSR Open Space, Recreation Parks —
RR Rural Residential Rural —
RVL Residential Very Low Low Density Residential —
Density
NL Neighborhood, Low Low-Medium Density —
Density Residential
NM Neighborhood, Medium Medium Density Residential TO
Density
NU Neighborhood, Urban High Density Residential —
Mixed Use Corridor and Downtown Zones
CE Commercial, East Cotati Office, General Commercial —
Ave. Corridor
CG Commercial, Gravenstein Highway Commercial, General —
Corridor Commercial
CA Commerce Avenue Downtown Specific Plan —
NG Northern Gateway Downtown Specific Plan —
CD Downtown Commercial General Commercial, La Plaza —
Specific Plan
HC Historic Core Downtown Specific Plan —
LP La Plaza Downtown Specific Plan —
SWSP Santero Way Specific Santero Way Specific Plan —
Plan
TOC Transit Oriented General Commercial, High MORE URBAN
Community Density Residential; Santero
Way Specific Plan; Open Space/
Parks
Districts
CI Commercial/Industrial Commercial/Industrial Industrial
District
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Table 2-1
Zoning Districts
Zoning
Map General Plan Designation Location within
Symbol Name of Zoning District Implemented by Zoning District Transect
Special Purpose and Overlay Zones
CP Coordinated Planning All
Overlay
MHP Mobilehome Park All Residential
Overlay
MHP-S Senior Mobilehome Park All Residential
Overlay
PF Public Facility Public Facilities Citywide
TOC Transit Oriented Specific Plan; Open Space/
Community Overlay Parks; Low-Medium Density
Residential Medium Densit
Residential; High Density
Residential; General
Commercial;
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(Ord. 766 § 2 Exh. A (part), 2004; Ord. 823 § 2(C) Exh. C (part), 2009; Ord. 895 § 2(A) Exh. 2 (part), 2020, 2020; Ord. 923 § 5, 2023; Ord. 935, 6/24/2025; Ord. 939, 1/13/2026)

The purposes of the individual zoning districts and the manner in which they are applied are as follows:

• A. Low Density and Neighborhood Zones.

  1. OSC (Open Space, Conservation) Zoning District. The OSC zoning district is applied to properties that have been designated for the preservation of natural and scenic resources and a distinct community identity. Development is limited to structures that support the open space features being conserved, and caretaker quarters. The OSC zoning district is consistent with and implements the open space land use designation of the general plan.

  2. OSR (Open Space, Recreation) Zoning District. The OSR zoning district is applied to land in public ownership that is either used or intended for community recreational purposes, and areas of important aesthetic, historical, or public health and safety significance. Appropriate uses include park, recreational, and cultural facilities. The OSR zoning district implements and is consistent with the parks land use designation of the general plan.

  3. RR (Rural Residential) Zoning District. The RR district is applied to areas appropriate for agricultural uses such as orchards and vineyards, grazing, and low density residential uses, where proposed development and agricultural uses maintain existing natural vegetation and topography to the maximum extent feasible. The maximum

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allowable density ranges from one dwelling unit per one and one-half acres, to one unit per acre, with the specific allowable density for each parcel shown on the zoning map by a numerical suffix to the RR map symbol (see Section 17.24.020, Zoning district subdivision and density standards) of this title. The allowable intensity of nonresidential land uses is determined by Section 17.24.030 (Zoning district site planning and building standards). The RR zoning district is consistent with and implements the rural land use designation of the general plan.

4. RVL (Residential Very Low Density) Zoning District. The RVL zoning district is applied to areas appropriate for low density areas of detached single-family homes. The maximum allowable density ranges from one dwelling unit per 0.66 acres, to one unit per one-half acre, with the specific allowable density for each parcel shown on the zoning map by a numerical suffix to the RVL map symbol (see Section 17.24.020, Zoning district subdivision and density standards) of this title. The allowable intensity of nonresidential land uses is determined by Section 17.24.030 (Zoning district site planning and building standards). The RVL zoning district is consistent with and implements the low density residential land use designation of the general plan.

numerical suffix to the RVL map symbol (see Section 17.24.020, Zoning district subdivision and density standards) of this title. The allowable intensity of nonresidential land uses is determined by Section 17.24.030 (Zoning district site planning and building standards). The RVL zoning district is consistent with and implements the low density residential land use designation of the general plan.

5. NL (Neighborhood, Low Density) Zoning District. The NL zoning district is applied to areas developed with and appropriate for neighborhoods of detached and attached single-family homes, and duplexes, including limited neighborhood retail uses and related, compatible uses. The maximum allowable density is six dwelling units per acre. The allowable intensity of nonresidential land uses is determined by Section 17.24.030 (Zoning district site planning and building standards) of this title. The NL zoning district is consistent with and implements the low-medium density land use designation of the general plan.

6. NM (Neighborhood, Medium Density) Zoning District. The NM zoning district is applied to areas appropriate for a variety of housing types, including small lot singlefamily housing, and various types of multifamily housing (for example, duplexes, townhouses, and apartments), limited neighborhood retail uses, and related, compatible uses. The maximum allowable density is ten dwelling units per acre. The allowable intensity of non-residential land uses is determined by Section 17.24.030 (Zoning district site planning and building standards) of this title. The NM zoning district is consistent with and implements the medium density residential land use designation of the general plan.

7. NU (Neighborhood, Urban) Zoning District. The NU zoning district is applied to areas appropriate for a variety of higher-density housing types, including all types of multifamily housing, neighborhood serving commercial uses, and related compatible uses. The maximum allowable density is fifteen dwelling units per acre. The allowable intensity of nonresidential land uses is determined by Section 17.24.030 (Zoning district site planning and building standards) of this title for the applicable zoning district. The allowable intensity of nonresidential land uses is determined by Section 17.24.030 (Zoning district site planning and building standards). The NU zoning district is consistent with and implements the high density residential land use designation of the general plan.

• B. Mixed Use Corridor and Downtown Zones.

  1. CE (Commercial, East Cotati Avenue Corridor) Zoning District. The CE zoning

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district is a mixed use classification that is applied to specific parcels on both sides of East Cotati Avenue, from Arthur Street east to the city limits. The corridor is appropriate for a wide range of retail and service land uses that primarily serve local residents and businesses, including offices, shops, personal and business services, and small-scale restaurants, where structures fronting East Cotati Avenue are generally two stories. Residential uses may also be accommodated as part of mixed use projects, at a maximum density of 15 dwelling units per acre. The allowable intensity of nonresidential development is determined by § 17.24.030 (Zoning district site planning and building standards). The CE zoning district is consistent with and implements the office, and general commercial land use designations of the general plan.

2. CG (Commercial, Gravenstein Corridor) Zoning District. The CG zoning district is a mixed use classification that is applied to both sides of the Gravenstein Highway from Highway 101, west to the city limits. The corridor is appropriate for a wide range of retail and service land uses that serve both the local population and regional markets, including retail uses and restaurants, with additional uses such as personal and business services, and offices limited to the second floor along the Gravenstein frontage, where structures fronting Gravenstein are generally two stories. Residential uses may also be accommodated as part of mixed use projects, at a maximum density of 15 dwelling units per acre. The allowable intensity of nonresidential development is determined by § 17.24.030 (Zoning district site planning and building standards). The CG zoning district is consistent with and implements the general commercial land use designations of the general plan.

3. CD (Downtown Commercial) Zoning District. The CD zoning district is applied to the downtown area of Cotati, encompassing the historic plaza area, and extending south along Old Redwood Highway to Page Street, and north to Highway 101, including properties along Commerce Avenue. The CD zoning district is appropriate for a wide variety of land uses, with retail and other pedestrian-oriented uses on the ground floors of street fronting structures, and residential units or offices allowed on second or third floors, at a maximum density of 15 dwelling units per acre. Street fronting structures are generally two stories. The allowable intensity of nonresidential development is determined by § 17.24.030 (Zoning district site planning and building standards). The CD zoning district is consistent with and implements the general commercial land use designation of the general plan, and the La Plaza specific plan.

at a maximum density of 15 dwelling units per acre. Street fronting structures are generally two stories. The allowable intensity of nonresidential development is determined by § 17.24.030 (Zoning district site planning and building standards). The CD zoning district is consistent with and implements the general commercial land use designation of the general plan, and the La Plaza specific plan.

4. TOC (Transit Oriented Community) Zoning District. The TOC District is applied to all areas appropriate for a variety of higher-density mixed use development types, neighborhood-serving commercial, and light-manufacturing/maker type uses on parcels with frontage on East Cotati Avenue and the northern portion of Santero Way, closest to the train station. The allowable base density range is 25 to 35 units per acre (25 u/a minimum, 35 u/a maximum) and the allowable floor area ratio (F.A.R.) for commercial development is a minimum of 1.0 and maximum of 3.0.

5. SW (Santero Way Specific Way) Zoning District. The SW District is applied to areas appropriate for a variety of higher-density residential and mixed-use development types, including multi-family housing, condominiums, and townhomes. The allowable residential density range is 25 to 35 units per acre (25 u/a minimum, 35 u/a maximum) and the allowable floor area ratio (F.A.R.) for commercial development is

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a minimum of 1.0 and maximum of 3.0. Commercial uses are limited to neighborhood serving retail and live-work applications associated with a residential development project. Unlike the TOC District, 100% commercial development is not allowed in the SW District. Additionally, select allowances for low-intensity industrial land uses are applied to parcels with existing buildings to facilitate maximum functionality prior to anticipated redevelopment.

• C. Districts.

  1. CI (Commercial/Industrial District) Zoning District. The CI zoning district is applied to areas appropriate for a mixture of retail, service, large-scale office, industrial uses, warehousing, manufacturing, assembly, and live/work units. The allowable intensity of development is determined by Section 17.24.030 (Zoning district site planning and building standards). The CI zoning district is consistent with and implements the commercial/industrial land use designation of the general plan.

as appropriate for a mixture of retail, service, large-scale office, industrial uses, warehousing, manufacturing, assembly, and live/work units. The allowable intensity of development is determined by Section 17.24.030 (Zoning district site planning and building standards). The CI zoning district is consistent with and implements the commercial/industrial land use designation of the general plan.

• D. Downtown Specific Plan (DSP) Districts. The downtown specific plan permits a mix of ground floor commercial (office, government, retail, and services) uses with frontages toward the Old Redwood Highway and La Plaza Park with offices and residential (townhomes, studios, or live/work) uses above commercial, or residential-only projects. Buildings with frontages facing other streets may develop with the same uses or mix of uses, or residential only projects, and may be between one and two stories subject to the downtown specific plan objective designs, forms, and zone district densities detailed below and the streamlined, ministerial review process consistent with state regulations and objective residential design guidelines (Chapters 17.39 and 17.42 and downtown specific plan design principles).

  1. Historic Core (HC). The historic core district implements the downtown specific plan general plan designation and includes the portions of the Cotati downtown located south of La Plaza along both sides of Old Redwood Highway to the southern plan boundary. This area is intended to maintain its smaller scale pedestrian orientation, with building facades located primarily at the back of the public sidewalk. The historic character of existing buildings is to be preserved, and new buildings are to be designed to be compatible with the historic character. The allowable residential density is up to twelve units per acre. Allowable land uses include ground floor commercial facing Old Redwood Highway Office and residential uses may be permitted above or on the ground floor on other streets as shown in the regulating plan and consistent with the city of Cotati zoning code. Facade renovation and/or restoration is encouraged. The HC district is subject to the applicable historic code regulations of the city's land use codes.

  2. La Plaza (LP). The La Plaza district implements the downtown specific plan general plan designation and includes the historic La Plaza Park, and properties along La Plaza Street surrounding the original park site. Policies and programs related to restoration and enhancement of the park facilities are included in the specific plan. The allowable residential density is up to nineteen units per acre. Properties around the park are intended to provide for small-scale ground floor retail with some office and restaurant uses that are highly compatible with the residential above, emphasizing opportunities for business operators to live above their workspaces. Buildings are intended to emphasize small-scale ground floor pedestrian oriented storefronts or frontages, with upper floor office or residential uses. The LP district is subject to the

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applicable regulations of the city's land use codes.

3. Northern Gateway (NG). The Northern Gateway district implements the downtown specific plan general plan designation and includes properties on both sides of Old Redwood Highway north of the La Plaza district to the southern boundary of the Commerce Avenue district. This area is intended for a new mixed-use core, accommodating a wide variety of retail, restaurants and entertainment uses, with offices and primarily residential above. The allowable residential density is up to nine units per acre. Buildings are intended to emphasize ground floor pedestrian-oriented storefronts, with upper floor office or residential uses. The NG district is subject to the applicable regulations of the city's land use codes.

4. Commerce Avenue (CA). The Commerce Avenue district implements the downtown specific plan general plan designation and includes properties on the east side of Old Redwood Highway across from the Highway 101 right-of-way and up to the north city limits adjacent to the entrance to Highway 101. This area is intended to accommodate a variety of land use types ranging from automobile-oriented uses that serve the traveling public, to retail, office and residential uses. The allowable residential density is up to twelve units per acre. These regulations are to encourage pedestrian-oriented site and building design, but the area can also accommodate automobile-oriented development. The CA district is subject to the applicable regulations of the city's land use codes.

• E. Special Purpose and Overlay Zones. See Chapter 17.28 (Special Purpose Zones and Overlay Zone Standards) of this title.

• (Ord. 766 § 2 Exh. A (part), 2004; Ord. 895 § 2(A) Exh. 2 (part), 2020; Ord. 906 § 5, 2021; Ord. 918 § 5, 2023; Ord. 935, 6/24/2025; Ord. 939, 1/13/2026)

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City of Cotati, CA