2014/05/13 City Council Resolution 2014-046RESOLUTION NO. 2014 -046
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF ROHNERT PARK
ADOPTING A SPECIFIC PLAN AMENDMENT FOR THE WILFRED /DOWDELL
SPECIFIC PLAN TO ALLOW MORE THAN ONE RESTAURANT WITH A DRIVE -
THROUGH AND TO DEVELOP VILLAGE SOUTH ON AN INCREMENTAL BASIS
FOR THE AMY'S KITCHEN PROJECT
WHEREAS, Amy' Kitchen has submitted a Conditional Use Permit and Development
Area Plan for a fast food restaurant with a drive -thru located on property at the corner of
Redwood Drive and Golf Course Drive West in Village South of the Wilfred /Dowdell Specific
Plan (APN 045- 075 -002 and 003) and requested corresponding amendments to the
Wilfred /Dowdell Specific Plan (the "Project);
WHEREAS, in order to approve the Project. the City must amend the Wilfred /Dowdell
Specific Plan regarding Section 3.1.1 stating that Village south be developed as a unified
development and Section 3.3.2 stating that there be no more than one Drive - through stating that
there be no more than one drive - through restaurant in the Specific Plan area; and
WHEREAS, the Wilfred /Dowdell Specific Plan was adopted by the City Council on
September 23, 2008; and
WHEREAS, the Project will be developed on two (2) parcels in Village South and the
restaurant has a drive - through provision for customer use and convenience; and
WHEREAS, because of the large number of parcels and property owners in Village
South it is not feasible to develop all of Village South at one time; and
WHEREAS, Amy's Kitchen is a locally owned and operated restaurant that will serve a
variety of food that is not available in other restaurants in the immediate area that also have a
drive- through, Amy's Kitchen will provide a unique dining experience for its customers; and
WHEREAS, the amendments to the Wilfred /Dowdell Specific Plan were processed in
the time and manner prescribed by State and local law; and
WHEREAS, an Initial Study was prepared and on the basis of that study, it was
determined that the amendments to the Wilfred /Dowdell Specific Plan and issuance of a
Development Area Plan (DAP) and Conditional Use Permit (CUP) for the Project would not
have a significant adverse effect on the environment with implementation of mitigation
measures, and a Mitigated Negative Declaration (MND) was prepared and circulated for a 30
day period for public review from February 28, 2014 to March 31, 2014; and
WHEREAS, on April 10, 2014, the Planning Commission held a public hearing on the
MND, amendment to the Wilfred /Dowdell Specific Plan. After taking public testimony and
discussing the project, the Commission recommended approval of the MND, amendment of the
Wilfred /Dowdell Specific Plan and approval of the DAP and CUP; and
WHEREAS, on May 13, 2014 the City Council held a public meeting at which time
interested persons had an opportunity to testify either in support or opposition to the proposal;
and
WHEREAS, the City Council has reviewed and considered the information contained in
the proposed modifications to the Wilfred /Dowdell Specific Plan; and
WHEREAS, on May 13, 2014, the City Council, by separate resolution, approved the
adoption of an IS /MND relating to Planning Application No. PL2013- 019UP.
NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of Rohnert
Park does hereby find, determine and order as follows:
Section 1. Recitals. The above recitations are true and correct and incorporated into
this Resolution.
Section 2. Findings. The City Council of the City of Rohnert Park does hereby find,
determine and order as follows:
1. The Specific Plan Amendment is consistent with the General Plan
in that it does not change the land use designation of Regional
Commercial or the density of the commercial development on the
site.
2. The Specific Plan Amendment is consistent with the original intent
of the Plan to provide a vital commercial center with a wide variety
of stores and services with pedestrian - oriented linkages connecting
the various components and does not change the meaning or intent
of the Plan.
3. The vision, implementation, authority and scope of the Specific
Plan remain unchanged with the proposed modifications because
Amy's Kitchen Restaurant will be inviting to people of all ages
and will help further meet the needs for a business for local and
regional visitors and tourists that enhance the economic vitality of
the City.
4. The Specific Plan Amendment allows a commercial development
at the Golf Course Drive West and Redwood Drive intersection in
Village South that will provide vehicular and pedestrian access
into the remainder of Village South when it develops in the future.
Section 3. A duly noticed public meeting on the proposed modifications to the
Wilfred /Dowdell Specific Plan was held on May 13, 2014.
NOW, THEREFORE, BE IT FURTHER RESOLVED, THAT based on the
foregoing findings, the City Council does hereby amend the Wilfred /Dowdell Specific as
provided for in Exhibit A (Specific Plan Amendment), which is attached hereto and incorporated
by this reference.
DULY AND REGULARLY ADOPTED this 13th day of May, 2014.
ATTEST:
City Clerk
19
CITY OF ROUNERT SARK
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EXHIBIT A
Specific Plan Amendment
remains vacant. If developed, the westerly parcel could gain primary access from the southerly
extension of Dowdell Avenue.
3. LAND USE PLAN
This section describes the objectives for the project, permitted land uses, and consistency with
adopted land use policies of City and County plans. Mandatory requirements are noted with a
black square (■). Requirements without a black square are discretionary to the City.
3.1 OBJECTIVES
The City has an opportunity to provide for a commercial district that adds to the identity and
character of Rohnert Park. Since the site is close to, and surrounded by commercial development
in the City of Rohnert Park, the project site lends itself to annexation and development. The plan
seeks to achieve the following land use and circulation objectives.
Village North and South
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3.1.2 ■ Create ca shopping center For residents and visitors alike. Provide a mix of local- and
region- serving land uses.
3.1.3 ■ n Area. Provide for a
buffer or a smooth transition to the lands to the west. This area is shown on the City's
General Plan as appropriate for future industrial and commercial uses and is identified as
the "Northwest Specific Plan Area." Village North
3.1.4 ■ levelz� t {ae ea't artrzt# rrraolit ` (rr�i CrrFFrst CJriu€ 66'c>..rt svit_sctFte;, r {ittrr-
srt vlrig - trttr €rtYG'rCitt{ ttsfs, L_i : itr t i {i hi "tstirF flee r _bysinesse , Take advantage of
shared access and parking with [-come Depot. Village North and Village South would
have to comply with the same high - quality building and design standards listed in Section
5.
Village South
3.1.5 ■ Create a commercial shopping center in Village South with a mix of compatible uses. A
pedestrian- friendly setting will encourage customers to walk fi-om store to store.
SEPTEMBER 2008 ROHNERT PARK WILFRED/DOWDELL VILLAGE SPECIFIC PLAN PAGE 12
Supplementary land use requirements are as follows:
33.1 ■ The development of uses which are more parking intensive, such as restaurants, shall be
balanced with uses which are less parking intensive, to ensure that parking needs for the
entire project are met.
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3.3.3 u Limit to outdoor storage. Merchants shall not store or display merchandise on sidewalks
outside of their stores, unless a use permit for such a display is secured.
3.3.4 Events encouraged. Temporary uses, such as farmers' markets, and other seasonal and
special events are encouraged, subject to the requirements of the City's Zoning
Ordinance. On- street parking on the east side of Dowdell Avenue, which could be
available for employees, could also be available to customers on such occasions.
3.4 DEVELOPMENT BUILD -OUT
The maximum amount of development to be allowed in the Specific Plan area is expressed
below.
3.4.1 ■ Development on the project site shall not exceed 302,114 gross square feet (GSF) of
building area, regardless of the land use. Of this total, a maximum of 55,861 GSF is
allocated to Village North, and 246,253 GSF to Village South. These figures are based
upon a maximum floor area ratio (FAR) of 0.28 applied to assessor parcel acreage. FAR
is the maximum percentage of total property area which may be developed into gross
square footage of building area. The development of a hotel or motel project within the
project site may result in an increase in the GSF and FAR, provided a conditional use
permit for a larger hotel is approved and a supplemental traffic analysis of such proposed
use indicates that traffic generated would be no greater than that projected in the EIR.
Unused capacity may not be transferred from one area to the other, because there could
be a future imbalance in traffic flow and traffic mitigation.
3.5 CONSISTENCY WITH THE CITY GENERAL PLAN
The 2020 City General Plan designates the project area as Regional Commercial. This
designation allows for shopping centers that attract consumers from both inside and outside of
the City. A Floor Area Ratio (FAR) of 1.5 is allowed for hotel developments and 0.4 for all other
uses. The Specific Plan reflects the General Plan Regional Commercial classification. The
Specific Plan limits lot coverage to 30% to discourage spread out development and to help
ensure adequate land area for parking and open space. These standards are discussed in Section
5.2.
The 2020 General Plan contains the following policy concerning the development of commercial
centers:
SEPTEMBER 2008 ROHNERT PARK WILFRED/DOWDELL VILLAGE SPECIFIC PLAN PAGE 19