2020/02/27 Planning Commission Agenda Packet
City of Rohnert Park
Planning Commission
A G E N D A
Thursday, February 27, 2020
6:00 P.M.
130 Avram Avenue, Rohnert Park
To Any Member of the Audience Desiring to Address the Planning Commission:
For public comment on items listed or not listed on the agenda, or on agenda items if unable to speak at the scheduled time, you
may do so upon recognition from the Chairperson. PLEASE FILL OUT A SPEAKER CARD PRIOR TO SPEAKING.
1. CALL TO ORDER
2. PLEDGE OF ALLEGIANCE
3. ROLL CALL (Blanquie____Borba____Giudice____Haydon_____Orloff____)
4. PUBLIC COMMENT – Persons who wish to speak to the Commission regarding an
item that is not on the agenda may do so at this time.
5. CONSENT CALENDAR - ADOPTION OF MINUTES
5.1 Approval of the Draft Minutes of the Planning Commission Meeting February 13,
2020
6. AGENDA ITEMS
6.1 STUDY SESSION – Northwest Specific Plan Development Standards and
Procedures
6.2 STUDY SESSION – Food Truck Ordinance
7. ITEMS FROM THE PLANNING COMMISSION
8. ITEMS FROM THE DEVELOPMENT SERVICES STAFF
9. ADJOURNMENT
Appeals of any decisions made tonight must be received by the Planning Division within 10
days and no later than 5:00 p.m. on March 9, 2020.
NOTE: If you challenge the nature of the proposed action in court, you may be limited to
raising only those issues you or someone else raised at public hearing(s) described in this agenda,
or in written correspondence delivered to the City of Rohnert Park at, or prior to the public
hearing(s).
Disabled Accommodation: In compliance with the Americans with Disabilities Act, if
you need special assistance to participate in this meeting please call (707) 588-2231. Notification
72 hours in advance of the meeting will enable the City to make reasonable arrangements to
ensure accessibility to the meeting (28 CFR 35.102.35.104 AD Title III).
CERTIFICATION OF POSTING OF AGENDA
I, Jennifer Sedna, Community Development Assistant, for the City of Rohnert Park, declare that
the foregoing notice and agenda for the February 27, 2020 Planning Commission Meeting of the
City of Rohnert Park was posted and available for review on February 21, 2020 at Rohnert Park
City Hall, 130 Avram Avenue, Rohnert Park, California 94928. The agenda is available on the
City of Rohnert Park’s website at www.rpcity.org.
Signed this 21st day of February, 2020 at Rohnert Park, California.
/s/
Minutes of the Planning Commission
Of the City of Rohnert Park
Thursday, February 13, 2020
6:00 P.M.
130 Avram Avenue, Rohnert Park
1. CALL TO ORDER
Chairperson Blanquie called the regular meeting to order at 6:00 p.m.
2. PLEDGE OF ALLEGIANCE
Led by Chairperson Blanquie.
3. ROLL CALL
Present: Daniel A. Blanquie, Commissioner
John E. Borba, Commissioner
Gerard Giudice, Chairperson
Susan Haydon, Vice Chair
Marc Orloff, Commissioner
Absent: None.
Staff Present: Planning Manager, Jeff Beiswenger, Consultant, Kevin Locke, Consultant,
Aaron Hollister, Assistant City Attorney, Sergio Rudin, and Recording Secretary,
Jennifer Sedna, were present.
4. PUBLIC COMMENT
None.
5. CONSENT CALENDAR - ADOPTION OF MINUTES
5.1 Approval of the Draft Minutes of the Planning Commission Meeting January 23,
2020.
ACTION: Moved/seconded (Borba/Orloff) to approve the Draft Minutes of the
Planning Commission Meeting January 23, 2020 with a correction that
Commissioner Orloff made the first motion to select Commissioner Haydon as
Vice Chair.
Motion carried by the following unanimous 5-0-0 vote: AYES: Blanquie,
Borba, Giudice, Haydon and Orloff; NOES: None; ABSTAIN: None; ABSENT:
None.
6. AGENDA ITEMS
6.1 PUBLIC HEARING – CONDITIONAL USE PERMIT – File No. PLUP19-
0006 – Tom Edwards, Old Caz Beer – Consideration of Resolution 2020-02
Conditionally Approving File No. PLUP19-0006 Use Permit to Allow for
Catering and Events at 5625 State Farm Drive (Ste. 17, 18, 21, and 35) (APN
143-021-031).
Consultant, Kevin Locke, presented the item. Recommended Action(s): Adopt Resolution
2020-02 Conditionally Approving File No. PLUP19-0006 Use Permit to Allow for
Catering and Events at 5625 State Farm Drive (Ste. 17, 18, 21, and 35) (APN 143-021-
031).
Applicant Bryan Rengel, West County Brewing Company DBA Old Caz, answered
questions from the Commissioners including the parking lot usage by surrounding
tenants, overflow parking, competition with City events such as the Farmers’ Market,
occupancy capacity for the outside space and for larger events, and number of employees.
Hearing opened.
Public Comment: Dave Hurwitz, tenant of 5625 State Farm Drive, stated that he is
supportive of the applicant and is willing to move his vehicles to allow for adequate
parking.
Hearing closed.
ACTION: Moved/seconded (Borba/Haydon) to adopt Resolution 2020-02
Conditionally Approving File No. PLUP19-0006 Use Permit to Allow for
Catering and Events at 5625 State Farm Drive (Ste. 17, 18, 21, and 35) (APN
143-021-031) with the following changes: staff shall work with the Department of
Public Safety for a continuous noise permit for amplified music, strike item 6,
change item 15 to “shall include…,” change item 17 to “shall include…”, and add
to item 18 the word “be.”
Motion carried by the following unanimous 5-0-0 vote: AYES: Blanquie,
Borba, Giudice, Haydon and Orloff; NOES: None; ABSTAIN: None; ABSENT:
None.
6.2 PUBLIC HEARING – GENERAL PLAN AMENDMENT, STADIUM
AREA MASTER PLAN AMDENDMENTS, CONDITIONAL USE PERMIT
AND DEVELOPMENT AGREEMENT AMENDMENT – File No. PROJ20-
0001 – Matthew J. Waken for Stadium RP Development Partners –
Consideration of the following Resolutions:
1. Resolution 2020-03 Recommending Approval by the City Council of General
Plan Text and Map Amendments to Allow the Residences at Five Creek
Project to Convert the Allowed Development and Use of Lot 4 in the
Residences at Five Creek Project Area from 34,300 Square Feet of Retail
Space to 74 Residential Apartment Units (APN 143-040-139)
2. Resolution 2020-04 Recommending Approval to the City Council of
Amendments to the Stadium Area Master Plan for the Residences at Five
Creek Final Development Plan and a Conditional Use Permit Amendment
(APN 143-040-139)
3. Resolution 2020-05 Recommending to the City Council Approval of a
Development Agreement Amendment Between the City of Rohnert Park and
Stadium RP Development Partners, LLC, for Amendments to the
Development of the Residences at Five Creek Project (APN 143-040-139)
Consultant, Aaron Hollister presented the item: Recommended Action(s): Adopt
Resolutions:
1. Resolution 2020-03 Recommending Approval by the City Council of General
Plan Text and Map Amendments to Allow the Residences at Five Creek
Project to Convert the Allowed Development and Use of Lot 4 in the
Residences at Five Creek Project Area from 34,300 Square Feet of Retail
Space to 74 Residential Apartment Units (APN 143-040-139).
2. Resolution 2020-04 Recommending Approval to the City Council of
Amendments to the Stadium Area Master Plan for the Residences at Five
Creek Final Development Plan and a Conditional Use Permit Amendment
(APN 143-040-139).
3. Resolution 2020-05 Recommending to the City Council Approval of a
Development Agreement Amendment Between the City of Rohnert Park and
Stadium RP Development Partners, LLC, for Amendments to the
Development of the Residences at Five Creek Project (APN 143-040-139).
Applicant Matt Waken, of Stadium RP Development Partners, answered questions from
the Commissioners including, combining retail on the bottom with residential above, the
size of the originally proposed building, height restrictions, amenities provided by
Cambria, the percentage of affordable units provided, the height of the proposed
residences blocking the hotel, timeline for the completion of the hotel, altering the
footprint of the proposed residence to include more landscaping, and plans to add solar
panels.
Hearing opened.
Public Comment: None.
Hearing closed.
ACTION: Moved/seconded (Blanquie/Orloff) to adopt Resolution 2020-03
Recommending Approval by the City Council of General Plan Text and Map
Amendments to Allow the Residences at Five Creek Project to Convert the
Allowed Development and Use of Lot 4 in the Residences at Five Creek Project
Area from 34,300 Square Feet of Retail Space to 74 Residential Apartment Units
(APN 143-040-139).
Motion carried by the following unanimous 3-2-0 vote: AYES: Blanquie,
Borba, and Orloff; NOES: Giudice and Haydon; ABSTAIN: None; ABSENT:
None.
ACTION: Moved/seconded (Blanquie/Orloff) to adopt Resolution 2020-04
Recommending Approval to the City Council of Amendments to the Stadium
Area Master Plan for the Residences at Five Creek Final Development Plan and a
Conditional Use Permit Amendment (APN 143-040-139).
Motion carried by the following unanimous 3-2-0 vote: AYES: Blanquie,
Borba, and Orloff; NOES: Giudice and Haydon; ABSTAIN: None; ABSENT:
None.
ACTION: Moved/seconded (Blanquie/Orloff) to adopt Resolution 2020-05
Recommending to the City Council Approval of a Development Agreement
Amendment Between the City of Rohnert Park and Stadium RP Development
Partners, LLC, for Amendments to the Development of the Residences at Five
Creek Project (APN 143-040-139).
Motion carried by the following unanimous 3-2-0 vote: AYES: Blanquie,
Borba, and Orloff; NOES: Giudice and Haydon; ABSTAIN: None; ABSENT:
None.
Recessed: 7:55 p.m.
Reconvened: 8:03 p.m.
6.3 GENERAL PLAN CONSISTENCY FINDING – File No. PLCF20-0001 – City
of Rohnert Park – Consideration of Resolution No. 2020-06 Finding that the
Proposed Expansion of the Essential Workforce Housing Program is Consistent
with General Plan 2020 and Eligible for Community Development Block Grant
Funds.
Housing Manager, Jenna Garcia presented the item. Recommended Action(s): Adopt
Resolution No. 2020-06 Finding that the Proposed Expansion of the Essential Workforce
Housing Program is Consistent with General Plan 2020 and Eligible for Community
Development Block Grant Funds.
ACTION: Moved/seconded (Haydon/Guidice) to adopt Resolution No. 2020-06
Finding that the Proposed Expansion of the Essential Workforce Housing
Program is Consistent with General Plan 2020 and Eligible for Community
Development Block Grant Funds.
Motion carried by the following unanimous 5-0-0 vote: AYES: Blanquie,
Borba, Giudice, Haydon and Orloff; NOES: None; ABSTAIN: None; ABSENT:
None.
6.4 PUBLIC HEARING (CONTINUED FROM 1/23/2020) MUNICIPAL CODE
AMENDMENT – File No. PLMC20 -0003 – City of Rohnert Park –
Consideration of Resolution 2020-01 Recommending to the City Council
Amendments to Municipal Code Title 17 Zoning to Modify Telecommunications
Regulations.
Planning Manager, Jeff Beiswenger presented the item: Recommended Action(s): Adopt
Resolution 2020-01 Recommending to the City Council Amendments to Municipal Code
Title 17 Zoning to Modify Telecommunications Regulations.
Safety Consultant, Raj Mathur with Hammett and Anderson, answered questions from
the Commission including the frequency of inspections, the triggers for an inspection, the
measurements of RF exposure, public vs. private radio frequencies, if there is a re-
measurement of RF frequency with equipment changing, the studies from the IEEE
Standards document predating the technology, if there are any personal concerns about
RF exposure, limits being set based on frequency, the reason peak operating conditions
are tested, how the demand changes the output of frequency, maximum capacity of sites,
limits of FCC compliance, density of equipment, and the FCC regulations preventing RF
emissions being a consideration in siting of locations.
Hearing opened.
Public Comment: Cris Villegas from Verizon requested that the Commission hold on
passing the resolution for one more meeting to allow City staff to review revisions
requested, including: that the design standards for small cell versus macro sites be
separated; that the length of permits be extended with automatic five-year renewals;
reconsideration of Section E-5 H - Administrative Appeals requiring a 3rd party appeal;
and a request to exceed the 35 feet height limits with a conditional use permit within
Section E-13 - Development Standards.
Hearing closed.
ACTION: Moved/Seconded (Orloff/Guidice) to adopt Resolution 2020-01
Recommending to the City Council Amendments to Municipal Code Title 17
Zoning to Modify Telecommunications Regulations with the following changes:
strike the word ‘public’ and add the word “city’ from page 10 referring to master
license/lease agreements, to page 14 paragraph K add “by a dually licensed or
otherwise qualified professional,” and strike “…up to 35’ height above the
ground” from the table on page 3.
Motion carried by the following unanimous 5-0-0 vote: AYES: Blanquie,
Borba, Giudice, Haydon and Orloff; NOES: None; ABSTAIN: None; ABSENT:
None.
7. ITEMS FROM THE PLANNING COMMISSION
Commissioner Orloff stated that attending the Planning Commission Seminar at SSU
helped him to appreciate that the Commission makes development decisions related to
building, unlike many cities that are fully built. Chairperson Blanquie stated that a
Planning Commissioner from the City of Sonoma requested information regarding the
City’s status with an ADU Ordinance.
8. ITEMS FROM THE DEVELOPMENT SERVICE STAFF
Staffperson Beiswenger stated that there will be an ADU Ordinance for the
Commission’s review in March, and General Plan Study Sessions will also be agendized
shortly.
9. ADJOURNMENT
Chairperson Blanquie adjourned the regular meeting at 9:32 p.m.
____________________________________ ___________________________________
Daniel A. Blanquie, Chairperson Jennifer Sedna, Secretary
Page 1
CITY OF ROHNERT PARK
PLANNING COMMISSION STAFF REPORT
Meeting Date: February 27, 2020
Item No: 6.1
Prepared By: Suzie Azevedo, Planner I
Agenda Title: Study Session – Northwest Specific Plan Development Standards and
Procedures
Location: Various
GP/Zoning: Various
RECOMMENDED ACTION: Staff is requesting a study session for discussion and direction
on modifications to the Northwest Specific Plan (NWSP). Modifications are contemplated in
order to facilitate and encourage development that is the highest and best use for the NWSP area
while ensuring development activity remains consistent with the goals, policies and standards of
the General Plan and Zoning Ordinance and which maintains the vision of long-range physical
and economic growth of the City.
BACKGROUND: Figure 1 – Northwest Specific Plan Area
The Northwest Specific Plan (NWSP) was
adopted on November 25, 2014 and includes a
mixed-use community on approximately 100
acres adjacent to the northwest City Limits
(Figure 1). The NWSP area is located south of
Millbrae Avenue, west of Dowdell Avenue,
north of Business Park Drive, and east of
Langner Avenue. Golf Course Drive West,
which runs east and west and bisects the NWSP
area, provides access to the specific plan area
from Highway 101.
The NWSP, as approved, includes a total of 398
residential units, 458,700 square feet of regional
commercial uses, 218,200 square feet of
industrial uses, 58,400 square feet of mixed-use,
100 hotel rooms, and parks and open space
within the 100-acre planning area.
Page 2
The City has recently received a request (Ishaq Trading Corporation) for a two (2) hotel, two (2)
phase development project on a 7.7 acre parcel, located in the north district of the Commercial-R
District of the NWSP plan area (Figure 2). The Commercial-R district is intended to provide
sites for retail areas containing a wide variety of businesses, including: retail, commercial
recreation, eating and drinking establishments and hotels and motels as permitted land uses.
Figure 2 – Proposed Project Location
The developer has investigated the viability of a hotel product within the Northwest Specific
Plan and has found that the greater Sonoma County lodging market has experienced significant
recovery and growth from the economic recession and is evidencing market support for new
hotel development. Based upon the research and the attributes of the site, the owner is proposing
an initial hotel of 110-120 rentable units branded as an extended-stay product. Phase 2 would
include an additional hotel of a similar size branded as an upscale, select-service facility
incorporating local food/beverage options. The developer has indicated that multiple national
hotel franchises have shown interest.
The NWSP includes development standards and design guidelines to govern all development
within the NWSP area. The project, as proposed, would not meet the required standards in
certain areas as set forth in the Rohnert Park Municipal Code and the NWSP document. Staff is
looking for direction and consensus on the potential of amending the Specific Plan to allow the
development standards and specific plan procedures to be modified for specific types of
development proposals that are envisioned and desired in the north and south district of the
NWSP area.
DISCUSSION:
Per Section 17.06.290 of the Municipal Code, Specific Plans are to provide the City with
flexibility to regulate the design phases that are inherent in large master planned developments
and to allow variations from the Zoning Ordinance standards and provisions as may be
appropriate for a master planned area. The NWSP also expresses that the plan is intended to
provide a certain amount of flexibility to property owners and developers to allow for market
Page 3
oriented solutions and is not a detailed site plan or design plan and does not commit to any
specific building design on any specific property.
As noted, the Specific Plan provides development standards that regulate the built form of new
development concerning height, building setbacks, parking requirements, and other similar
development features. Additional requirements for development may be required under the
regulations in the Municipal Code beyond the Specific Plan. Within the Municipal Code, a
Development Area Plan is required for development within specified land use areas of the
specific plan district.
The development potential of the subject property, as well as other properties in the NWSP are
limited by the following:
• 10 Acre Minimum Project - Section 17.06.400 (B), Development Area Plans (Submittal
and Approval Procedure) of the Rohnert Park Municipal Code states: A development
area plan shall consist of at least one land use area and a minimum of twenty percent of
the total acreage of the project or ten acres, whichever is less, unless otherwise provided
for in the specific plan OR the development area includes property designated for a
public use or is proposed for use as affordable housing, in which case no minimum
acreage shall apply.
• Wetland, CTS and other Environmental Constraints - The proposed project site
encompasses a 7.7 acre parcel fronting Golf Course Drive in the north district of the plan
area. The site features 1.1 acres of wetland delineation. The properties to the north and
west of the site are also burdened with seasonal and linear wetlands with the Commercial
–R parcel to the west identifying wetlands almost down the entire common property line
as well as a large swath over the heart of the area that would otherwise be prime for
development. The developer’s concern is that it would be practically impossible to
obtain State and Federal agency permission to allow for the filing of these wetlands or
mitigation of them due to their size and therefore inhibits on many levels the flexibility of
designing a cohesive and viable development project complying with the 10 acre
minimum standard and other standards that would apply.
• Development Standards - Table 5-2 of the NWSP Developments Standards, limits the
maximum building height for a primary structure in the Commercial-R district to 35’ or
two stories. The proposal contemplates building heights of up to 4 stories, 75 ft+/- at the
roof peak. The Commercial-R area in the NWSP is envisioned for parcels that front the
north side of Golf Curse Drive West. This land is intended to ensure that new
development takes advantage of its visible location along Golf Course Drive West, with
commercial uses at this location also serving as a buffer between the casino and potential
residential uses that may occur in the mixed-use areas in the north district.
Staff would like to note that similar circumstances and adjustments to the Wilfred Dowdell
Specific Plan were studied and adopted in 2014. The WDSP was amended to allow the Amy’s
drive-thru project to move forward as it was determined at that time that it would be difficult, if
not impossible, to get the owners of multiple parcels in the South Village to agree on a single
development that would adhere to developing the south village site as a unified development as
specified in the Specific Plan.
Page 4
Staff has presented several land use and development standard challenges that are currently
experienced within the NWSP project area. Staff is looking for consensus and direction from the
Planning Commission to further study the NWSP and bring forth proposed amendments that
have been identified to limit in several areas potential development activity due to size,
environmental and development restriction constraints that would otherwise lend itself to
meeting the City’s land use and economic development growth objectives.
Planning Manager Approval Date: 02/21/20
Attachments (list in packet assembly order):
A. Proposed Hotel Development – Northwest Specific Plan Area (Parcel 045-054-018)
LEX COFFROTH
ARCHITECT
9467 CLEMENTINE
WAY
ELK GROVE, CA
95758
lcaarch@citlink.net
PROPOSED
HOTEL
DEVELOPMENT
107 Wilford Ave.,
Rohnert Park, CA
94928
CONCEPTUAL
HOTEL PLAN
PHASE 1 &
PHASE 2
SITE PLANS
A2
ISHAQ TRADING
CORP.
7440 Maximillian
Place
Rohnert Park, CA
94928
CONCEPTUAL SITE PLAN - PHASE 1
PHASE 2
PHASE 1
HOME
DEPOTOXFORD SUITES
GOLF COURSE DR. - WEST
DO
W
D
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L
L
A
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.
WETLANDS
PRESERVED AREA
PHASE 1 HOTEL
110-120 ROOMS
4 STORIES
CONCEPTUAL SITE PLAN - PHASE 1 & PHASE 2
GOLF COURSE DR. - WEST
DO
W
D
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L
L
A
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.
HOME
DEPOTOXFORD SUITESPHASE 1 HOTEL
110-120 ROOMS
4 STORIES
PHASE 2
PHASE 1
PHASE 1 HOTEL
110-120 ROOMS
4 STORIES
PHASE 2 HOTEL
110-120 ROOMS
4 STORIES
WETLANDS
PRESERVED AREA
PHASE 1
FUTURE BIKE
PATH
CONNECTION
FUTURE BIKE
PATH
CONNECTION
BIKE REST STOP
1/14/20
1/31/20 REV 1
A.P.N.: 045-054-018-000
BIKE REST STOP
LEX COFFROTH
ARCHITECT
9467 CLEMENTINE
WAY
ELK GROVE, CA
95758
lcaarch@citlink.net
PROPOSED
HOTEL
DEVELOPMENT
107 Wilford Ave.,
Rohnert Park, CA
94928
CONCEPTUAL
HOTEL PLAN
PHASE 1 &
PHASE 2
SITE VIEWS
A3
ISHAQ TRADING
CORP.
7440 Maximillian
Place
Rohnert Park, CA
94928
CONCEPTUAL - VIEW 1 Northwest
CONCEPTUAL - VIEW 2 Southwest
OXFORD
SUITES
GOLF
C
O
U
R
S
E
D
R
.
-
W
E
S
T
DOWDELL AVE.
CONCEPTUAL - VIEW 3 NortheastCONCEPTUAL - VIEW 4 West
HOME
DEPOT
GOLF COURS
E
D
R
.
-
W
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S
T
DO
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GOLF C
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-
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DOWDELL AVE.
HOME
DEPOT
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GOLF COURS
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.
-
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FUTURE BIKE PATH
CONNECTION TO
NEIGHBORING
PROPERTY
BIKE/PATH
CONNECTION
BIKE REST STOP
1/14/20
1/31/20 REV 1
A.P.N.: 045-054-018-000
CITY OF ROHNERT PARK
PLANNING COMMISSION STAFF REPORT
Meeting Date: February 27, 2020
Item No: 6.2
Prepared By: Kevin Locke, Planning Consultant
Agenda Title: Study Session: Food Truck Ordinance
Location: Citywide
GP/Zoning: N/A
Applicant/Owner: City of Rohnert Park
RECOMMENDED ACTION: Staff recommends that the Planning Commission review and
provide feedback to Staff on the proposed creation of a food truck ordinance.
BACKGROUND: According to research done by the National Restaurant Association, the
growth of mobile food trucks will soar in the next five years, generating up to $2.7 billion in
revenue nationally. This increase in popularity of food trucks and street food in general, has
made cities reconsider regulations related to mobile food vending. In the past, most trucks would
be considered “transient merchants,” an ice cream truck is an example of this. They are mobile
most of the time, only stopping when requested for a few minutes. Today, many operators are
seeking more than a few minutes on the street. Many stay for a few hours to serve breakfast,
lunch, and dinner. In many places on private property, food trucks may be in one location for
months on end.
Food trucks have evolved in many cities to operate a modern and efficient business model for
low cost and convenient food. Modern food trucks may offer diverse, high quality dishes that
involve some on-site food preparation. A food truck can take many forms; it is important to
make a distinction between food vendors like the ice cream truck, and those seeking a more
permanent “restaurant type” feel. The types of food trucks include:
• Push carts: Non-motorized and operate on sidewalks. Moving constantly and makes
short stops.
• Trailers: Non-motorized and towed behind vehicles. Generally mobile and makes short
stops.
• Mini-Truck: Small motorized trucks large enough for one or two people to operate with
on-board power and/or refrigeration. Generally mobile and makes short stops, but has the
potential to operate in a single location for longer periods.
• Food Truck: Large, motorized trucks, considered a kitchen on wheels with on-board
power, refrigeration, and large enough for three to four people to operate. Generally
stationary and can be at a single location indefinitely.
Food trucks often rely on a separate commercial kitchen space or commissary for food storage
and initial food preparation. The final product is usually prepared within and sold from a truck or
trailer. Social media has been one of the largest contributing factors to the success of food trucks.
So called “Twitter Trucks” now provide where they are located, updates on the menu, and
location changes through social media websites.
There are many pros and cons to food carts and street food vendors. Street vendors attract people
and attention, and can create or enhance a sense of community. They can also provide a desired
service and utilize previously unused public spaces. However, crowds around vendors can create
vehicular and pedestrian hazards, waste issues, and potential loss of viability of off-street
establishments can cause concern for any jurisdiction. This report focuses on the types of trucks
that are seeking longer stops and potentially permanent locations in the City.
Current Regulations
With respect to mobile food venders, the California Retail Food Code and the Sonoma County
Department of Environmental Health & Safety provide additional restrictions governing the
vending of edible items. Most notable, California Health and Safety Code (Cal Code) Section
114315 requires all mobile food facilities that are stopped and conducting business for more than
one hour to operate within 200 feet of an approved, readily available, restroom facility.
The City of Rohnert Park does not explicitly permit food trucks in the City’s Zoning Code,
except in conjunction with events or as incidental uses to the primary use of a site. Groups of
food trucks located along a street as part of an event are allowed temporarily through a
temporary use permit. Properly licensed food trucks are able to serve food exclusively to, in
example, company employees in their parking lot. These food trucks are expected to have a daily
route and are limited to an hour or less at each location.
Types of Food Truck Arrangements
Generally, food trucks are considered to be mobile since they are situated on wheels and have the
capacity to move. Mobile food trucks are able to target different customers depending on
location, and are able to congregate in areas of heavy foot traffic. In some areas, food trucks are
stationary, and are often associated with a neighboring business or a group of food trucks.
The following are potential arrangements of food trucks that exist in other cities:
• Located on-street: Food trucks locate in designated parking areas along streets, facing
the sidewalk.
• Located off-street
o Public lots: At specified times, food trucks may serve customers at parks and
other publicly owned locations.
o Private lots: With the property owner’s permission, food trucks may park within a
privately owned parking lot. This approach is common for companies that desire
to offer their employees lunch options, taprooms looking to offer food options
that they cannot produce themselves, or private gatherings.
• In conjunction with special events: Whether public or private, food trucks are common
at special events, providing patrons with a variety of food options. Food trucks may be
the attraction of the event, or could be a supplementary role. With proper permitting, this
is currently allowed in the City’s Zoning Code
• Temporary or semi-permanent market: In this scenario, a grouping of food trucks could
be situated together in one location, operating as one unit or a food truck pod, with the
potential of shared facilities (restrooms, trash, seating, etc.). The food trucks could be
temporary and have to move by the end of the day, or mostly stationary and remain for an
entire season. Another option for a temporary market would be to operate similar to pop-
up stores, in which food trucks would be allowed to congregate in a location on certain
days of the week.
Issues Related to Food Trucks
While food trucks can be a major attraction to jurisdictions, food trucks can create a unique set of
issues that have been noted in neighboring communities. The main concerns are listed below:
• Health: Food trucks can create new health concerns for a city. Compared to commercial
kitchens and brick and mortar restaurants, food trucks are generally smaller and require
separate water and waste tanks. Due to this, many food trucks do not have access to
adequate clean and hot water necessary to wash hands or to clean vegetables.
• Licensing & Enforcement: Food trucks can be difficult to monitor. Since they are
mobile, repeat code violators could jump from one jurisdiction to the next and seek ways
to avoid inspections. Code measures would need to clarify sufficient enforcement
measures.
• Competition: Food trucks may also compete with tax-paying brick and mortar
restaurants. Restaurants offer a different level of service than food trucks, with seating,
larger menus that may include alcohol, longer hours of service, and a fixed, reliable
location. However, patrons looking for a quick, on the go meal might opt for a food truck.
Restaurants are valuable to the City as they offer fixed locations for food service,
community gathering places, and contribute to the tax base; whereas food trucks do not
pay property taxes and are mobile. Food trucks may also compete with food stands at
events. By parking nearby, food trucks that are not associated with an event may draw
customers away and compete with food vendors inside of a licensed event area.
• Public Space: Mobile vending takes place on both public and private property, but public
property presents a unique set of challenges. Flexible access to the public right of way
can lead to over-utilization, congestion, and conflicts between residents trying to use the
space at the same time.
• Environmental: Other issues regarding food trucks are related to the use of space around
the truck. There are concerns about congestion, trash, parking, signage, lighting,
restrooms, and noise.
ANALYSIS
As stated previously, food trucks can create a unique set of issues if not properly regulated.
Rohnert Park currently does not have an ordinance to regulate food trucks, and essentially
prohibits them except under special circumstances. If food trucks are allowed in the City on a
regular basis, creating an ordinance to regulate them is the most important first step. Stated
below are multiple best practices Staff have identified from other jurisdictions. These best
practices are intended to guide the Commission and help determine what should be included in a
potential food truck ordinance.
Best Practices – Public Space
With the rapid expansion of the food truck scene, there is increased demand for limited space.
How to balance demand can be done in a variety of ways, including:
• Time Constraints: Limit the amount of time food trucks are allowed to park and vend in
a single location. Shorter time means less time to sell in one spot, which can mean less
congestion and more parking options, but it limits a food trucks ability to sell products
due to set-up times. Other cities have allowed for time limits of around four to five hours,
which have produced the best results for minimizing congestion and allowing plenty of
time for a truck to sell products.
• Proximity Restrictions: Create a buffer to be maintained by food trucks and other
establishments. Larger proximity rules disadvantage mobile vendors due to the reduction
of places to sell, particularly where clusters of restaurants exist, which are often where
pedestrian traffic is. Many cities prefer a moderate approach in regards to proximity
restrictions. By creating large buffer zones, food trucks will be heavily discouraged in the
City, but if the buffer is too small, there can be congestion and competition issues. A
maximum of 200ft or a tiered approach has been found to be the best middle ground for a
proximity requirement.
• Location Restrictions: limit vending to a particular location of public space. Once again,
this option favors restaurants while restricting food trucks. Choosing certain areas for
vendors to sell may make it easier to find vendors, but it might hinder opportunity in the
City to food truck vendors. Many cities have implemented a first come first serve system
that allows a restricted number of parking spaces or sections in the right-of-way to be set
aside for mobile vending. Other cities restrict times at which a mobile vender can operate
in certain locations.
Best Practices – Parking
Given the mobility of these vendors, they by necessity are typically located in parking areas.
Whether in public spaces or a private parking lot, it is important to ensure sufficient parking for
existing uses is provided to prevent an undue burden on other businesses. For food trucks on
private property, typically vendors are required to ensure that there is sufficient parking available
for its use and any other uses on the site, including the space taken by the truck itself. A site plan
of proposed locations and parking spaces should be provided to ensure sufficient parking is
available on site to support the use.
Best Practices – Sanitation
One of the largest concerns related to food trucks is public health. A process with outcomes that
provide for the wellbeing of all residents should be required. A few practices for this process
include:
• Sanitation: This refers to the food truck’s proper cleaning of utensils and disposal of
waste. As stated previously, food trucks have unique challenges related to sanitation. A
way of properly handling sanitation across all trucks is requiring universal standards for
trucks looking to operate in the city. Standards may include required trashcans, which
must be emptied at a commissary, multiple sinks for washing hands, dishes, etc., and
wastewater tanks with plenty of capacity.
• Food Safety: Proper food handing is one of the most important aspects of high-quality
food trucks. Ensuring that the “roach coach” stereotype does not occur in the City.
Holding food trucks to the same health standards of restaurants is the easiest way to
ensure proper food handling and accountability.
• Use of a Commissary: A commissary is a food trucks “home base” of sorts.
Commissaries are fixed location kitchens where food must be prepped prior to being
loading onto the truck for cooking and selling. They often operate as storage for
ingredients as well. A commissary can allow food trucks to properly dispose of waste and
ensure proper handling/storage of prepared goods. One option cities have adopted is to
require a contract between a commissary and the food truck. Restaurants generally have
an agreement with commissaries so holding food trucks to the same standard is not a
burdensome requirement.
Best Practices – Signage and Lighting
• Lighting: This issue is not as commonly addressed as other issues, especially if a food
truck is located in an existing developed area where lighting is prevalent. However, on
private sites there may be issues related to glare and lighting spilling over to adjacent
businesses. Other jurisdictions have restricted trucks to be lit by existing site lighting
only. Alternatively, if lighting is mounted to the trucks, the light will not spill over to an
adjacent use or into residential uses.
• Signage: Some communities have used their existing sign regulations, but others have
tailored standards to vendors. Many jurisdictions allow one sign on the exterior of the
truck along with menus, but do not allow any other signage. In many cases the truck itself
serves as a big sign if it is painted with graphics.
Best Practices – Food Truck Centers
The use of private space has been used to create several food truck centers that increase
economic activity in various west coast cities. Portland is known as the food truck capital of the
world, and this type of clustering has allowed for easy regulation and enforcement by focusing
attention and resources to a specific part of the City. Portland and Atlanta have used large
parking lots that have many unused spaces to create these food truck centers. This type of
vending allows for an added benefit to areas that generally tend to be vacant.
With a food truck center, ensuring that proper amenities are provided allow for a “food court”
feel. Amenities include but are not limited to tables, chairs, umbrellas, heaters, or even live
music. Although amenities can create a stronger sense of community at a vending location, more
trash is associated with these amenities. If people stay at the food truck location for longer
periods, they are less likely to take their trash with them.
Best Practices – Permitting
• Streamlining Processes: Most communities require permits or licenses regardless of
whether the trucks operate on public or private property. Having a streamlined process
for permitting generally allows greater ease in entering the mobile vending business.
Austin, Texas streamlined its permitting process and could be used as a model for the
City of Rohnert Park. Austin’s set of requirements can be found on the government
website and contains the following:
o Mobile food vender permit forms, including costs.
o Checklists of additional permits required for mobile venders.
o Mobile vending unit physical inspection checklist.
o List of mobile food vender responsibilities.
All of this information is wrapped up in a clear and concise format making it easy for a
food vender to understand all of the requirements prior to submitting a permit application.
DISCUSSION: Staff is requesting feedback from the Commission on how to proceed. Food
trucks are a viable and attractive option to the City, but also have drawbacks and issues
surrounding them. Questions for the Commission include:
• Should the status-quo of current food truck regulations remain?
• What sort of restrictions should be included on food trucks if an ordinance is introduced?
• Where should food trucks be allowed to operate?
• What other potential regulations that have not been mentioned in this report would the
Commission like to see included?
PUBLIC NOTIFICATION: No public notification is required for a study session.
Planning Manager Approval Date: 02/21/20
Attachments (list in packet assembly order): None.
l su · ort food trucks in Rohnert Park.
Supplemental Item
Item 6.2
Planning Commission 2/27/20