Cotati — Overlay Districts

Last reviewed: July 1, 2026

Overview

Cotati’s overlay and special-purpose zones are codified in Chapter 17.28 of the Cotati Land Use Code and supplement the city’s base zoning and land use regulations where site-specific design, environmental or policy issues need extra controls. The overlay chapters require either a master plan or special operating standards before otherwise-allowed development proceeds, and they explicitly tie back to the development standards of the underlying district. See § 17.28.010 for the chapter purpose.

Below is a Cotati-specific, district-by-district breakdown of the overlays and what they mean in practice for applicants and homeowners. Where the ordinance refers to the underlying “primary” district for dimensional standards, I note that requirement and point to which section controls the overlay behavior.

CP — Coordinated Planning Overlay (Coordinated Planning (CP) overlay zone)

Purpose

• The CP overlay requires coordinated planning across contiguous parcels so that multiple-parcel development is reviewed as a connected whole to protect circulation, resource preservation, and General Plan objectives. § 17.28.020.

Where it applies / mapping

• The overlay is appended to a parcel’s primary zone symbol on the official zoning map (e.g., CG-CP) and can only be applied by city council action. § 17.28.020(D–C).

What you can do (typical permitted uses)

• Uses allowed after an approved master plan are generally the uses of the primary zoning district unless the approved master plan restricts them. § 17.28.020(E)(1).

Key process and standards

• No planning permit, building permit or other construction permit is issued for a parcel within the CP overlay until a master plan is approved. § 17.28.020(B), (F).
• The master plan must include an overall site plan, circulation plan, architecture and signage guidelines, infrastructure layout, phasing, and other project details the city requires; the planning commission reviews and the city council approves the master plan (findings required). § 17.28.020(F)(3–5).
• After master-plan approval and initial build-out consistent with the master plan, subsequent projects within the overlay use the permit types applicable to the underlying zoning district. § 17.28.020(E)(2–3).

Practical guidance

• Expect a site-specific master plan submittal (extensive exhibits required) and public hearings before the planning commission and city council; the master plan can both expand and limit what the primary district would otherwise allow. § 17.28.020(F).

MHP — Mobilehome Park Overlay (and MHP-S Senior Mobilehome Park subzone)

Purpose

• The MHP overlay preserves mobilehome parks as a defined, primary land use and establishes standards protecting these parks as a form of affordable housing; the MHP-S subzone preserves senior mobilehome parks. § 17.28.030(A).

Where it applies / mapping

• The overlay symbol MHP or MHP-S appears on the zoning map and applies to mobilehome parks existing as of September 12, 2023, and to those proposed afterward. § 17.28.030(B).

What you can do (typical permitted uses)

• On an MHP-designated site the only listed land use allowed is a mobilehome park (as listed in the land use tables), authorized via the planning permit required for such parks under the primary district. § 17.28.030(C)(1).

Key operational standards / special rules

• In MHP-S areas, 100% of spaces must be occupied by at least one person 55 years of age or older (senior occupancy requirement); signage and lease materials must state the senior designation. Operator must conduct annual occupant age verification and file a certification with the city. § 17.28.030(C)(2–4), (E).
• Mobilehome parks must comply with the development standards of the primary zoning district and specific mobilehome-park provisions (e.g., Section 17.42.110). § 17.28.030(D).

Practical guidance

• Conversions away from mobilehome use within an MHP overlay are constrained; owners/operators should budget for annual reporting and plan to meet mobilehome-park standards. Verify park-specific development standards and parking requirements with the city. § 17.28.030.

PF — Public Facility Zoning District (special-purpose zone)

Purpose and application

• The PF district is a citywide special-purpose zoning category for properties providing public facilities. Development standards and allowable uses are set through this chapter in combination with applicable standards elsewhere in the code. § 17.28.040 (title shows PF is included in Chapter 17.28).

What you can do (typical permitted uses)

• The ordinance identifies PF as the district to implement public facilities and does not list residential densities; refer to § 17.28.040 and primary district requirements for specific standards. Not all dimensional specs are repeated here in the chapter text. Verify with the jurisdiction. § 17.28.040. Not found in retrieved materials for granular PF standards.

SPD & SPSW — Specific Plan Districts

Purpose

• The SPD (Downtown Specific Plan) and SPSW (Santero Way Specific Plan) are zoning districts where the applicable specific plan supplies the development standards, allowed uses and site design requirements rather than the standard base district tables. § 17.28.050 (SPD) and § 17.28.060 (SPSW).

Where it applies

• Each is applied to the geographic area covered by its named specific plan (downtown; Santero Way). § 17.28.050(A) and § 17.28.060(A).

Key rules

• Allowable uses and planning permit requirements are determined by the specific plan and Section 17.22.020 (land use tables) as cross‑referenced in the ordinance; development standards are governed by the specific plan documents. § 17.28.050(B–C); § 17.28.060(B–C).

Practical guidance

• For projects inside SPD or SPSW, the specific plan is the controlling development standard document — consult the specific plan and expect design standards, build-to lines, frontage types, and site coverage rules to be set there (see the city’s development standards page for related code tables). § 17.28.050–060.

PUD — Planned Unit Developments (legacy overlay)

Purpose and status

• A historical PUD regime in Cotati allowed mixed-use/variable standards; the code treats existing PUDs as overlays tied either to their original PUD ordinance or to the underlying zoning standards. § 17.28.070.

Key rules

• New PUDs are not permitted. Existing PUDs may continue under the standards of the establishing ordinance, or they can be treated as compliant with the current underlying primary zoning district standards without rezoning. § 17.28.070(B–C).

Practical guidance

• If your parcel carries a PUD overlay, determine whether your project must meet the original PUD ordinance (often with custom standards) or the current underlying district standards; the code allows either path for existing PUDs. § 17.28.070(C).

Key overlay standards — at-a-glance

Checklist (what an applicant must satisfy for an overlay site)

• Confirm parcel zoning and overlay suffix on the official zoning map (map symbol such as CG‑CP, MHP, SPD). § 17.20.020.
• If parcel is CP: prepare and apply for a master plan addressing circulation, site plan, architecture, signage, utilities, phasing and other elements listed in the code; plan for at least one PC and one Council hearing. § 17.28.020(F).
• If parcel is MHP/MHP‑S: plan for mobilehome‑park site standards, and for MHP‑S prepare annual occupant age verification and certification procedures. § 17.28.030(C–E).
• For SPD or SPSW parcels: assemble application materials that respond directly to the applicable specific plan standards rather than the default zone tables. § 17.28.050–060.
• Ensure all site design and dimensional standards comply with the underlying (primary) zoning district and Article 3 site‑planning standards (setbacks, build‑to lines, max coverage, heights). See the city’s development standards and parking rules. § 17.28.020(E)(3); § 17.30.010.
• Anticipate design review and sign/landscaping requirements; consult the design review page and the signage and landscaping and screening chapters when preparing materials. § 17.28.020(F)(3)(iv–v).

Risks & Ambiguities

Information Gaps

• Specific dimensional standards (setbacks, lot coverage, FAR) that apply uniquely inside most overlays are not listed as separate numbers in Chapter 17.28 — the code repeatedly defers to the primary zoning district or to the applicable specific plan. Where the overlay text refers to dimensional standards, it points back to the base district standards. See § 17.28.020(E)(3).
• The Cotati code pages in the retrieved file do not state how accessory dwelling units (ADUs) are handled inside each overlay; an applicant should Verify with the jurisdiction and consult Cotati ADU guidance. Not found in retrieved materials.

Plain-English Summary

Cotati’s overlays (for example, CP, MHP/MHP‑S, SPD, SPSW, and legacy PUDs) are map‑suffix zoning layers that add procedural and sometimes substantive controls on top of a property’s base zoning: CP requires a council‑approved master plan before permits; MHP reserves sites for mobilehome parks and MHP‑S requires senior occupancy and annual certification; SPD/SPSW defer to their corresponding specific plans; and PUDs are treated as legacy overlays. Always confirm the overlay suffix on the zoning map and expect to follow the underlying district’s dimensional rules as well as the overlay’s special requirements. § 17.28.010–070.

Source References

• Cotati Land Use Code, Chapter 17.28 — Special Purpose Zone and Overlay Zone Standards: § 17.28.010 through § 17.28.070.
• Coordinated Planning (CP) overlay provisions and master plan requirements: § 17.28.020.
• Mobilehome Park overlay and Senior Mobilehome Park subzone: § 17.28.030 (including annual certification requirement).
• Specific Plan zoning districts (Downtown, Santero Way): § 17.28.050–060.
• Planned Unit Development (legacy PUD) rules: § 17.28.070.
• Zoning district table and mapping conventions: § 17.20.020 (Zoning Map and Districts).
• Applicability and conflict resolution among code provisions: § 17.10.040.

Retrieved passages

• Cotati Zoning Code (§ 17.20.030) High relevance show source text
• Cotati Zoning Code (chapter may) High relevance show source text
• Cotati Zoning Code (§ 17.28.010.) High relevance show source text
• Cotati Zoning Code (§ 17.26.040) High relevance show source text
• Cotati Zoning Code (§ 2) High relevance show source text
• Cotati Zoning Code (section apply) High relevance show source text
• Cotati Zoning Code (Chapter 17.28) High relevance show source text
• Cotati Zoning Code (§ 2) High relevance show source text

Cited sections

• Cotati Land Use Code, Chapter 17.28 — Special Purpose Zone and Overlay Zone Standards: **§ 17.28.010** through **§ 17.28.070**. (Chapter 17.28)
• Coordinated Planning (CP) overlay provisions and master plan requirements: **§ 17.28.020**. (§ 17.28.020)
• Mobilehome Park overlay and Senior Mobilehome Park subzone: **§ 17.28.030** (including annual certification requirement). (§ 17.28.030)
• Specific Plan zoning districts (Downtown, Santero Way): **§ 17.28.050–060**. (§ 17.28.050)
• Planned Unit Development (legacy PUD) rules: **§ 17.28.070**. (§ 17.28.070)
• Zoning district table and mapping conventions: **§ 17.20.020** (Zoning Map and Districts). (§ 17.20.020)
• Applicability and conflict resolution among code provisions: **§ 17.10.040**. (§ 17.10.040)
• Cotati_ZoningCode.md

• Official Cotati code library