Title 17

Chapter 17.22 — ALLOWABLE LAND USES

Cotati Zoning Code · 2026-06 edition · ingested 2026-07-06 · Cotati

§ 17.22.010. Purpose.

This chapter lists the land uses that may be allowed within the zoning districts established by Section 17.20.020 (Zoning map and zoning districts) of this title, and determines the type of planning permit/approval required for each use.

(A (part), 2004; Ord. 766 § 2 Exh)

§ 17.22.020. Allowable land uses and planning permit requirements.

  • A. Allowable Land Uses. The land uses allowed by this land use code in each zoning district are listed in Tables 2-2 and 2-3 of this chapter, together with the type of planning permit required for each use. Each land use listed in Tables 2-2 and 2-3 is defined in Article 9 (Glossary).

    1. Establishment of an Allowable Use.

      • a. Any one or more land uses identified by Tables 2-2 and 2-3 as being allowable within a specific zoning district may be established on any parcel within that zoning district, subject to the planning permit requirement listed in the tables, and in compliance with all applicable requirements of this land use code.

      • b. Where a single parcel is proposed for development with two or more of the land uses listed in the tables at the same time, the overall project shall be subject to the highest permit level required by the tables for any individual use. For example, a new multi-use building proposed with a permitted use on the second floor and a use requiring use permit approval on the ground floor would require use permit approval for the entire project.

    2. Use Not Listed.

      • a. A land use that is not listed in Tables 2-2 and 2-3 is not allowed within the city, except as otherwise provided in subsection (A)(3) of this section, or Section 17.22.030 (Exemptions from planning permit requirements) of this chapter.

      • b. A land use that is not listed in the tables within a particular zoning district is not allowed within that zoning district, except as otherwise provided in subsection (A)(3) of this section, or Section 17.22.030 (Exemptions from planning permit requirements) of this chapter.

    3. Similar and Compatible Use May Be Allowed. The director may determine that a proposed use not listed in this chapter is allowable as follows:

      • a. Required Findings. The director may determine that a proposed use is similar to and compatible with a listed use and may be allowed, only after first making all of the following findings:

        • i. The characteristics of, and activities associated with the use are similar to one or more of the listed uses, and will not involve greater impacts than the uses listed in the district;

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City of Cotati, CA

COTATI CODE

§ 17.22.020

§ 17.22.020 

     - ii. The use will be consistent with the purposes of the applicable zoning district; 

     - iii. The use will be consistent with the general plan and any applicable specific plan; 

     - iv. The use will be compatible with the other uses allowed in the district; and 

     - v. The use is not listed as allowable in another zoning district. 

        - A determination that a use qualifies as a "similar use" and the findings supporting the determination shall be in writing.

  • b. Applicable Standards and Permit Requirements. When the director determines that a proposed but unlisted use is similar to a listed use, the proposed use will be treated in the same manner as the listed use in determining where it is allowed, what permits are required, and what other standards and requirements of this land use code apply. 

    - c. Appeal. A determination of similar and compatible use may be appealed in compliance with Chapter 17.84 (Appeals) of this title.

  • B. Permit Requirements. Tables 2-2 and 2-3 provide for land uses that are:

    1. Permitted subject to compliance with all applicable provisions of this land use code, subject to first obtaining a zoning clearance (Section 17.62.020). These are shown as "P" uses in the tables;

    2. Allowed subject to the approval of a minor use permit (Section 17.62.050), and shown as "MUP" uses in the tables;

    3. Allowed subject to the approval of a use permit (Section 17.62.050), and shown as "UP" uses in the tables;

    4. Allowed subject to the type of city approval required by a specific provision of Chapter 17.42 (Standards for Specific Land Uses) of this title, and shown as "S" uses in the tables; and

    5. Not allowed in particular zoning districts, and shown as a " – " in the tables.

  • C. Additional City Approval Requirements. Any land use identified as allowable by Table 2-2 or 2-3 [1] may require design review (Section 17.62.040), a hillside development permit (Section 17.53.070), and/or a building permit in compliance with the municipal code, in addition to the required planning permit.

  • D. Standards for Specific Land Uses. Where the last column in the tables ("Specific Use Regulations") includes a section number, the regulations in the referenced section apply to the use. Provisions in other sections of this land use code may also apply.

(Ord. 766 § 2 Exh. A (part), 2004; Ord. 787 § 2, 2007; Ord. 801 § 1, 2007; Ord. 812 § 1, 2008; Ord. 823 § 2(C) Exh. C (part), 2009; Ord. 883 § 6 (Att. A), 2018; Ord. 888 § 1, 2019; Ord. 893 § 5, 2020; Ord. 895 § 2(A) Exh. 2 (part), 2020; Ord. 902 § 6, 2021; Ord. 906 § 6, 2021; Ord. 908 § 5 (Exh. 1 § 7), 2022; Ord. 910 § 3, 2022; Ord. 915 § 5, 2022; Ord. 917 § 4 (Exh. 1),

1. Editor's Note: Tables 2-2, 2-3 and 2-4 are included as attachments to this title

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City of Cotati, CA § 17.22.020

LAND USE

§ 17.22.030

2022; Ord. 918 § 6, 2023; Ord. 924 § 5, 2024; Ord. 927 § 5, 2024; Ord. 934, 6/10/2025; Ord. 935, 6/24/2025; Ord. 939, 1/13/2026)

§ 17.22.030. Exemptions from planning permit requirements.

The planning permit requirements of Section 17.22.020 do not apply to the land uses, structures, and activities identified by this section. These are allowed in all zoning districts subject to compliance with this section.

  • A. General Requirements for Exemption. The land uses, structures, and activities identified by subsection B of this section are exempt from the planning permit requirements of this land use code only when:

    1. The use, activity or structure is established and operated in compliance with the setback requirements, height limits, and all other applicable standards of this article, Article 3, (Site Planning, Design, and Operational Standards), and, where applicable, Chapter 17.82 (Nonconforming Uses, Structures, and Parcels) of this title; and

    2. Any permit or approval required by regulations other than this land use code is obtained (for example, a building permit).

  • B. Exempt Activities and Land Uses. The following are exempt from the planning permit requirements of this land use code when in compliance with subsection A of this section.

    1. Decks, Paths and Driveways. Decks, platforms, on-site paths, and driveways that are not required to have a building permit or grading permit. (Otherwise exempt paved surfaces will still be counted as part of allowable site coverage.)

    2. Fences and Walls. See Section 17.30.030 (Fences, walls, and screening) of this title.

    3. Interior Remodeling. Interior alterations that do not increase the gross floor area of the structure, change the permitted use of the structure, or include any change to an exterior feature of the structure.

    4. Repair and Maintenance.

      • a. Single-Family Dwellings. Ordinary nonstructural repairs to, and maintenance of, single-family dwellings.

      • b. Multifamily Housing, and Nonresidential Structures. Ordinary nonstructural repairs to, and maintenance of multifamily residential and nonresidential structures, if:

        • i. The work does not change the approved land use of the site or structure, or add to, enlarge or expand the land use and/or structure; and

        • ii. Any exterior repairs employ the same materials and design as the original construction.

    5. Small, Portable Residential Accessory Structures. A single portable structure of one hundred twenty square feet or less per lot or unit, including premanufactured storage sheds and other small structures in residential zoning districts that are exempt from building permit requirements in compliance with the municipal code and the Uniform Building Code. Additional structures may be approved in compliance with Section

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City of Cotati, CA

COTATI CODE

§ 17.22.030

§ 17.22.030 

  - 17.42.160 (Residential accessory uses and structures) of this title, where allowed by the applicable zoning district.
  1. Spas, Hot Tubs, and Fish Ponds. Portable spas, hot tubs, and constructed fish ponds, and similar equipment and structures that do not: exceed one hundred twenty square feet in total area including related equipment; contain more than two thousand gallons of water; or exceed three feet in depth.
  • (A (part), 2004; Ord. 766 § 2 Exh)

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City of Cotati, CA