2014/04/10 Planning Commission Resolution (3)PLANNING COMMISSION RESOLUTION NO. 2014-19
A RESOLUTION OF THE PLANNING COMMISSSION OF THE
CITY OF ROHNERT PARK RECOMMENDING TO THE CITY COUNCIL
APPROVAL OF MODIFICATION TO THE WILFRED/DOWDELL SPECIFIC PLAN
TO ALLOW MORE THAN ONE RESTAURANT WITH A DRIVE-THROUGH AND TO
DEVELOP VILLAGE SOUTH ON AN INCREMENTAL BASIS
WHEREAS, the City of Rohnert Park ("Applicant") intends to make modifications to
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 or drive-in 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 restaurant 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 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 corrections to the Wilfred/Dowdell Specific Plan were processed in the
time and manner prescribed by State and local law; and
WHEREAS, an Environmental Impact Report (EIR) was prepared for the
Wilfredi/Dowdell Specific Plan (State Clearinghouse No. 1998072036). The EIR evaluated the
impacts of the proposed Specific Plan. The City Council certified the EIR when considering the
project entitlements in September, 2008. The proposed corrections to the Specific Plan involve
no substantial changes in the Specific Plan that would require additional environmental review
pursuant to Section 15162 of the CEQA Guidelines; and
WHEREAS, on April 10,2014 the Planning Commission 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 Planning Commission has reviewed and considered the information
contained in the proposed modifications to the Wilfred/Dowdell Specific Plan.
NOW, THEREFORE, BE IT RESOLVED that the Planning Commission of the City
of Rohnert Park makes the following findings, determinations and recommendations with respect
to the proposed corrections to the Wilfred/Dowdell Specific Plan:
Section 1. The above recitations are true and correct.
Section 2. Findings Regarding: changes to the Wilfred/Dowdell Specific Plan
attached_ hereto as Exhibit A. The Planning Commission hereby makes the following
findings concerning the changes to the Wilfred Dowdell Specific Plan
1. The modifications to the Specific Plan are consistent with the
original intent of the Plan and do not change the meaning or intent
of the Plan.
2. The vision, implementation, authority and scope of the Specific
Plan remain unchanged with the modifications.
Section 3. A duly noticed public meeting on the proposed modifications to the
Wilfred/Dowdell Specific Plan was held on April 10, 2014.
NOW, THEREFORE, BE IT FURTHER RESOLVED, THAT the Planning
Commission does hereby adopt the Findings stated hereinabove and recommend City Council
approval of the modifications to the Wilfred/Dowdell Specific Plan for property located on each
side of Wilfred Avenue now known as Golf Course Drive West, east of Dowdell Avenue, and
north, east and south of the current City limits in the vicinity of the intersection of Redwood
Drive and Golf Course Drive West (APN 045-055-007, 045-075-001, through 045-075-003, 045-
075-005, 045-075-006, 45-075-008, AND 045-075-009 through 045-075-012) as provided for in
Exhibit A.
DULY AND REGULARLY ADOPTED on this 10th day of April, 2014 by the City of
Rohnert Park Planning Commission by the following vote:
AYES: -� NOES: ABSENT: ABSTAIN:
A-49 I
AKAMSS BLANQUIE BO B G DICE � HAYDON
Germ Ice, Chairperson, Rohnert Park Planning Commission
Attest:
SusailjAzeve4, Recording Secretary
EXHIBIT A
remains vacant. [f 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 (n). 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 Rot -inert 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 a shopping center for residents and visitors alike. Provide a mix of local- and
region -serving land uses.
3.1.3 ■ Provide for inte rationfcompatibility with Northwest 5,9_ecij'rc Plan Areca. 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 ■ Develop the project parcel north of ColrCourse Drive West with lalger scale, reeian-
sep2ft commercial uses, in keeping with existing nearby businesses, Take advantage of
shared access and parking with Home 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 from store to store.
SEPTEMBER 2008 ROHNERT PARK WILFRED/DOWDELL VILLAGE SPECIFIC PLAN PAGE 12
Supplementary land use requirements are as follows:
3.3.1 ■ 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 ■ 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 DowdelI 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 55,361 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 0.23 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