Cotati

1-6 Inventory Affordable Housing and Mobile Home Parks

Maintain inventory of affordable units & mobile home parks

Table 1-30 of the 2015 Housing Element lists such an inventory for rental and for-sale affordable housing units. This inventory identifies a total of 315 individual BMR units and 110 Mobile Home spaces, spread across three mobile home parks. Several affordable housing units have been approved and constructed in 2022 and the inventory will be updated to reflect the increased number of units constructed during the 5th Cycle.

1-7 Preservation of Affordable Units

Conserve supply of affordable units.

While monitoring the potential sale of these units presents a challenge for the limited City resources, staff does make efforts to monitor potential sales of publicly assisted projects. When such a potential sale is identified (such as the Windwood project at 298 E. Cotati Avenue in Winter of 2021), City staff works with local affordable housing providers in an effort to preserve these units as affordable. In the case of the Windwood sale, the Cotati City Council utilized $250,000 in affordable housing funds to assist Burbank Housing with the purchase of the project, in return getting an updated 55-year deed restriction to maintain these units as low-income. Building permits for the renovation of these units, which was funded by this $250,000 contribution, were issued in late 2022 and construction improvements are ongoing as of March 1, 2023.

1-4 Housing Inspection & Code Enforcement

Compliance with health & safety requirements.

The City of Cotati has been working to create and enhance a code enforcement program since 2019 and prioritizes substandard housing complaints as the highest Code Enforcement priority. Over this time-period, Cotai Code Enforcement staff has responded to numerous housing related complaints and resolved several inadequate and/or substandard housing situations. These have included occupancy of travel trailers and accessory structures as primary residences, exposed wiring and inadequate plumbing in rental units and the conversion and/or construction of unpermitted residential units. In 2022 the CIty has worked with homeowners identified as having substandard housing conditions, but whom are unable to fund the improvements to resolve these code violations. The City has entered into a loan with one specific homeowner whom is a low-income disabled veteran with the goal of covering the costs of the improvements required to resolve the violations, with minimal interest being charged. If successful, this may serve as a pilot program able to be replicated city-wide.

3-2 Planning for Affordable and Special Needs Housing

Policy is in effect.

The City's Land Use Code requires 10% of all units in new subdivisions to be single story and universally accessible to allow for full conversions in the future if needed/wanted. The City's objective design guidelines also require multifamily housing projects to incorporate 10% of the units as accessible. Additional policies and programs for the support of affordable and special needs housing are included in the 6h Cycle Housing Element Update, which is pending approval from HCD.

3-5 Senior Shared Housing Programs

Work with County CDC & non profit housing organizations to determine interest in a senior shared housing program.

The CMC amendments have been completed and our continued work with an ADU/JADU ordinance, and non-profit organizations will also address and continue to support the senior share program. A number of ADUs built in 2022 were intended to serve senior aged residents, as reported by the owners of these units.

1-2 Non-Profit & Agency Coordination

Continue existing and develop new relationships with agencies, nonprofits and others to assit in rehab assistance.

Throughout the 5th Cycle, the City of Cotati has greatly expanded its relationship with local non-profit organizations and service providers, both through participation with the CDC and separately through direct outreach. This has resulted in Cotati residents being able to obtain rental and utility bill assistance funded by CDBG and HOME funds. In addition, the CD Department has increased engagement with the non-profit community to leverage expanded access to Accessory Dwelling Unit financing and technical assistance (Homes for Sonoma, the Napa/Sonoma ADU Center). Further, the City of Cotati has formalized a relationship with the Housing Land Trust of Sonoma County (HLT) to provide affordable housing expertise and assistance with managing for sale below market rate (BMR) home sales and re-sales. This relationship building continues to expand and is expected to expand and become more formal into the 6th Cycle of the City's Housing Element (2023-2030).

2-4 Emergency Shelters, Transitional Housing & Supportive Housing

Seek sources of funding to support for shelters, transitional & supportive housing

As identified above, throughout the 5th Cycle, the City of Cotati has greatly expanded its relationship with local non-profit organizations and service providers, through participation with the CDC and separately to meet the various needs of the un-housed population. This has resulted in three units of transitional housing being purchased within the City, with management of these services being led by CDC staff. No new transitional housing units were built or purchased in 2022, however the City continues to seek funding to support shelters, transitional and supportive housing units.

1-5 Mobile Home Park Conversion to Ownership

Facilitate resident purchase.

To date, City of Cotati staff has not determined there is interest in the program, or in a potential sale. Staff will continue to pursue opportunities to provide mobile home park ownership to the residents. In 2022, City staff did engage with several Mobile Home Park (MHP) residents on several individual housing related issues, none of which included a potential sale of a MHP property.

2-2 Affordable Housing Requirement

Implement Chapter 17.31 of Land Use Code

The City has continued to implement the inclusionary housing requirements identified in Chapter 17.31 of the Cotati Municipal Code (CMC). To date, these efforts have resulted in the construction of 13 very-low income, 19 low income and 25 moderate income units in addition to the 86 market rate units that have been built during the 5th Cycle.

3-3 Funding for Affordable and Special Needs Housing

Seek available funding for lower income and special needsd housing.

The City encourages the conversion of moderate-to-low and low-to-very low inclusionary units through a trade of credits (i.e., 1.5 moderate income units = 1 low income unit) to increase the numbers of inclusionary units provided at lower income levels. The County CDC toolbox, though helpful, has not provided immediate assistance to expand on low income housing to date, however funding options and allocations through the CDC are expanding as State and federal funding has increased. Direct financial assistance is needed to bridge the large gap between development costs and affordable rents and the City used SB2 grant funds to streamline the development of housing, and low income housing, generally. Additional funding sources continue to be sought to support the development of affordable and special needs housing.

3-4 Reasonable Accommodation

Ensure reasonable accommodations are provided

The City processes requests for reasonable accommodations, as needed.

4-3 Nondiscrimination Coordination

Continue to address fair housing issues through organiztions that provide assistance.

Cotati CD Department staff is unaware of any housing discrimination complaints being filed during this cycle and remains committed to implementing programs to reduce and eliminate housing discrimination within the Community. Staff has referred some complaints regarding landlord/tenant relations not related to discrimination, to Legal Aid of Sonoma County, and will continue to respond to housing complaints appropriately.

2-1 Adequate Housing Sites

Maintain adequate inventory of sites.

The City has maintained the list of Housing Opportunity Sites, including density and special needs information since adoption of the 2015 Housing Element (HE). However, this list has not been actively maintained to reflect parcels that have developed or in response to changes in the RHNA needs of the City. However, the City has not identified a shortfall of available sites necessary to meet the existing and future RHNA needs identified in the 5th Cycle Housing Element-primarily due to the excess of available parcels (many of which are developer owned) identified in the 5th Cycle HE. The 6th Cycle House Element process is anticipated to continue to meet and exceed the RHNA needs of the City, and will include an identified list of additional parcels available to replace those that develop over this period.

4-2 Nondiscrimination Clauses

Include nondiscrimination clauses in agreements for publically assisted housing units.

The City's only current non-discrimination housing assistance comes through deed restrictions and affordability agreements; those legal documents all require non-discrimination language

5-1 Energy Conservation & Efficiency

Promote energy efficiency and conservation

The adopted 2015 General Plan prioritizes in-fill development in-lieu of an extension of utility and municipal services. A requirement of the Cotati Climate Action Plan calls for 50% of all new residential units to be solar ready at final inspection. Additionally, the Cotati CD Department, Planning Commission and City Council regularly direct and require project applicants to install photovoltaic panels and electric vehicle charging into new development projects. This is applied consistently across new commercial and residential projects. Further, the City of Cotati requires Tier 1 CalGreen implementation for all building projects, and this enhanced standard has been codified into the 2023 Cotati Building Code. In addition, both the 2015 General Plan and the Downtown Specific Plan prioritize city-centered growth and mixed use development and have designated properties close to amenities and services to accommodate and in many cases require mixed use development at the highest residential density levels within the City. However, it should be noted recent changes in state housing law now allow pure residential development within these areas, potentially removing the planned commercial amenities in close proximity to future residential homes. Finally, the City has not been successful in receiving grant funding to provide low interest loans for winterization or energy conservation or improvement projects. However, the County of Sonoma does provide a PACE program and the City continues to be a member of BayREN, both of which provide options for loans and low-cost funding to make such improvements to homes and other buildings within the City. City staff advertise opportunities for application theo their various programs from time to time. In addition, the City is a member of Sonoma Clean Power, utilizing the “Evergreen” 100% renewable energy power supply. This membership allows the City to regularly highlight the benefits of Evergreen power to project applicants and Cotati residents. Finally, the City of Cotati is the first jurisdiction in the County of Sonoma to utilize EV police patrol cars, in addition to fleet vehicles. These vehicles are charged using 100% renewable energy purchased from Sonoma Clean Power.

3-6 Maintain Adequate Staff

Ensure adequate staff to process housing development applications.

The City has entered an ongoing contract with an outside consulting firm who process projects when workload exceeds staff capacity, and this contract will continue into 2022. In addition, the City Council approved a budget adjustment in 2021 to hire a part-time Associate Planner and a part time Planning Technician in 2022 to supplement staff available to process current development and policy projects for housing. This staffing is adequate to meet the current needs of the City.

3-7 Tax Exempt Financing

Require developers utilizing tax exempt financing to include Section 8 vouchers.

To date, the City of Cotati has had no developers utilize tax exempt financing.

3-8 Review Processing Fees

Explore opportunities to reduce fees and provide discounts to affordable projects.

The City developed a Fee Deferral program to help project proponents reduce carrying costs on units under construction and implemented this program for the Cotation Station project in 2022. Staff has also worked with individual developers to stagger the timing of the affordable unit construction so that proceeds from the market rate units can help carry costs of the affordable units. In past years, the City has utilized bond financing to partially cover the impact fee costs for recent development of a 47-unit project (Kessing Ranch), which included 7 affordable housing units identified in this report. Additionally, in keeping with State mandates, ADUs up to 750 square feet are not charged impact fees to develop. Finally, the City completed a Fee Study in 2021 to review the costs of development and building permit applications and these updated fees continue to be implemented in 2022.

2-5 Priority Water & Sewer

Communicate housing priorities to Public Works

The City of Cotati has adequately planned for water and wastewater services to meet the housing needs of both the 5th and 6th Housing Element cycles and priority will be given to affordable housing units under the programs and policies of the 6th Cycle Housing Element.

6-1 Annual Report

Prepare an annual report to the City Council describing implementtion of the Element.

Cotati Community Development staff meets all annual HCD reporting requirements.