City of Cotati
City Council
Freeway Oriented Development
Zoning Overlay Ordinance
Introduction
October 13, 2026
Background and Previous Actions
§ June 2025-FY 2026/27 CD Workplan-Freeway Oriented
Overlay
§ February 2026-Engagement Efforts Began
§ Freeway Oriented Development Defined & Evaluated &
Cotatified
-Intensify land uses to encourage reinvestment, reuse and retention
§ July 20, 2026, Planning Commission Workshop
§ July 28, 2026, City Council Workshop
§ September 21, 2026, Planning Commission Public Hearing 2 Council Goals & General Plan Policies
General Plan
• Objective EV 1A-Diversify the
local economy
• Objective EV 1D-Strengthen and
expand the industrial sector to
increase the number of highquality jobs and generate
revenues that support city
services
3 Adopted Council Goals
• Long-Term Vitality
• Addressing Climate Change
• Best-In-Class Services
• Community Engagement
• Equity and Diversity
Engagement Efforts
4 Focused on Industrial Neighborhood
• Primary Economic Engine of Cotati
• General Plan Priority Area
• Staff Letter Writing
• Staff Business Visits
• Previous Policy and Land Use
Considerations
Freeway Oriented Development
Overlay: Cotatified
Existing FOD Area is fully developed therefore priorities include:
• Encourage re-investment in freeway-visible commercial properties; • Promote business retention and attraction;
• Increase economic activity and tax-generating uses;
• Improve visibility of existing businesses;
• Facilitate adaptive reuse of existing commercial buildings; and • Provide flexibility appropriate for freeway-oriented commercial 5 Freeway Oriented Development: Cotatified
6 Lowes
PODS
City of Cotati
Freeway Oriented
Zoning Overlay
Proposed Boundary of Freeway
Oriented Zoning Overlay (13
properties, 15 individual parcels):
Increased Signage
-Similar to Past Approvals
Allowances for Sales Events
-Eliminate need for LTP
More Allowed Uses
-Updated Land Use Tables
Code Clean Up & Streamlining
Redwood Dr
Similar to Existing Non-Conforming Signage
8 Proposed Increased FOD Signage
9 Increased sign area
Additional 50 square feet per business
Expanded monument sign types
Allow Pole Signs-Reauthorizing past allowances
Taller freestanding signs along Redwood Dr
Up to 25-feet max height
Citywide: 8-foot monument; multi-tenant directory,
modern lighting & eliminate sign program mandate
Expanded Sales & Promotional Event Opportunities
10 Commercial/Industrial District flexibility:
-Seasonal and holiday sales events/displays;
-Four times per year
-No Limited Term Permit-saving time and $
Allowed “by right”; establish standards for:
-Hours of operation;
-Parking and access;
-Noise limitations;
-Site maintenance; &
-Public safety.
-Neighbor Notification
Expanded Land Use Opportunities
11 Broaden range of commercial uses permitted within
Commercial Industrial Zoning District.
Permitted by-right:
Doctors Offices
Minor Use Permit or Use Permit:
Small Recycling Facility (5,000 sq. ft. +)
Specialized Schools/Training Facility
Antique or Collectible Store
Medial Clinic/Urgent Care
Adult Daycare
July Commission Recommendations
• Expand FOD boundary south to 76 gas station
• Allow more sales and promotional activities by-right
• Supports additional sign height and size
• Allow additional temporary signs to support sales events • Modernize lighting, sign types and electrification methods • Continue prohibition on electronic message board signs • Be conscious of unintended consequences-light pollution and visual blight
• Keep updated regulations to west side of Hwy 101
12 July City Council Direction
• Keep the FOD west of Hwy 101, focused on the Industrial zoning district
• Ensure regulations do not allow the proliferation of pole signs • Do not extend formula-based businesses into Industrial zoning district • Do not expand allowances for drive through retail sales • Require neighbor notification for streamlined marketing and sales events
• Limit poles sign types and additional square footage to FOD overlay • Require a conditional use permit for recycling facilities 13 General Plan Consistency
• Economic Vitality Policy EV 1.1: Attract and retain economic sectors in which Cotati has competitive advantages…
• Policy EV 1.12: Encourage the growth of new commercial enterprises within appropriately zoned areas…
• Policy EV 1.15: Support and encourage the continued success and growth of Cotati’s industrial area.
• LU1.b: Either combine…or amend the Commercial/Industrial and General Industrial designations to accommodate the range of uses allowed in the Commercial/Industrial land use designation.
• Policy LU 1.4: Require new development to occur in a logical and orderly manner, focusing growth on infill locations and areas designated for urbanization…
• Policy LU 3.6: Support the continued development and intensification of employment centers throughout all non-‐residential areas of the City. 14 Required Findings
• a. Is consistent with the goals and policies of all elements of the General Plan, and any applicable specific plan.
• b. The proposed amendments would not be detrimental to the public interest, health, safety, convenience, or welfare of the city. • c. CEQA Compliant
• d. The proposed amendment is internally consistent with other applicable provisions of this Zoning Code.
• e. The sites proposed to be rezoned to the overlay are physically suitable (including absence of physical constraints, access, compatibility with adjoining land uses, and provisions of utilities) for the requested zoning designations and anticipated land uses/developments; and • f. The proposed amendment is consistent with no-net-loss provisions and will not reduce the residential density of the parcel without a concurrent and off-setting increase in density being adopted for an alternate location. 15 September Commission Recommendations
1. Support for 25-foot maximum height
for freeway-oriented pole and
freestanding signs.
2. Direction to add cyclists to the zoning
standards that reference
automobiles and pedestrians.
3. Reconsideration for areas allowing
formula-based businesses.
16 Recommendation
It is recommended by the Community Development
Department and the Planning Commission that the City
Council introduce an ordinance to:
1. Establishing a FOD Overlay District applicable to
properties within the Commercial/Industrial zoning district located on Redwood Dr, adjacent to and visible from U.S.
Highway 101; and
2. Make additional modifications to the Cotati Municipal Code to allow increased land use activities in the
Commercial Industrial (CI) zoning district and city-wide. 17 Questions?