1 July 26, 2026
Re: Cotati City Council meeting, July 28, 2026 - Item 8B, Freeway Oriented Development Zoning Overlay
Dear Mayor Lemus and Cotati City Council members
I was sorry to miss the Planning Commission on July 20, owing to a commitment to another meeting at the same time, but have watched the video of the PC meeting. Given that the meeting was supposed to be a public hearing I was surprised not to have heard about it until I received the agenda.
I appeal to you to slow down, step back, and take the long-term view on this item. I’d like to request at least one more well-publicized public workshop that involves business owners as well as Cotati residents, rather than rushing to a conclusion in October.
I urge you NOT to extend the area under consideration to south of Helman Lane to Gravenstein Way.
Signs there would not visible from Hwy 101 anyway, being hidden behind redwood trees; this is not part of the industrial zone but will include housing and includes restaurants and other small businesses in the Apple Valley Plaza.
I urge you to protect Cotati’s small-town character and safeguard decades of deliberate, thoughtful planning:
Local residents and visitors alike cherish Cotati’s small town, walkable, community-oriented, character.
Cotati has always prided itself on its unique and distinct history and agricultural heritage, far from generic suburbia. That is what drew most of its residents here, and that is what causes many visitors to come to Cotati to participate in its events and eat in its restaurants.
This did not happen by accident but is the result of careful, thoughtful, and deliberate long-term planning over many decades. This has involved many hours, weeks and months of work by staff, by the former Design Review Committee, the Planning Commission, and City Council, with engaged public participation via multiple workshops, surveys, and public meetings.
The kinds of efforts that come to mind include:
The ban on drive thru’ businesses, around 2001. The only drive thru’ businesses I can think of in Cotati right now are Walgreens, and the gas stations and car washes. Other cities in California, including Napa, are currently considering bans on drive thru’s for the first time. Cotati was ahead of the curve. Why would we step backwards on this now? It would seem contrary to Cotati’s efforts in other areas to support “active transportation” and “transit-oriented development,” values which should be consistent throughout the City.
Restrictions on big box stores, 1997. Cotati voters passed Measure F on November 4, 1997, to restrict commercial retail in any single building to a maximum of 43,000 sq ft, in response to a proposal from 2 American Stores Co to build a 65,000 sq ft Lucky’s mega superstore. Measure B, November 4, 2003, created an exemption for Lowes, by a tiny margin of voters.
Formula-based fast-food restaurants. Cotati approved a temporary ban on formula-based fast- food chain restaurants in March 5, 2007, in order to protect the small-town character and support small, locally-owned, independent businesses. This issue was revisited in October 2011, when the City Council “capped the number of chain fast-food restaurants in town, limiting them to eight in three zones and banning them outright downtown.”
In addition, there have been numerous efforts over the years to emphasize walkability, including the “Walkable Cotati” visioning process in 2001; then “Active Transportation” to support pedestrians and those on wheels of all kinds; and “Transit-Oriented Development,” all in line with keeping Cotati small, pedestrian-friendly, and in response to climate change and statements and policies about climate and environmental sustainability.
Many important factors haven’t been taken into consideration:
Purpose of Industrial Zoning. My understanding is that the original purpose of zoning was to separate uses such as industrial, commercial, and residential partly to protect public health and safety, as well as community character. Would we really want a doctor’s office, senior citizen care center, child care center or restaurant next to an auto service repair, paint shop, or recycling center, for example? Local residents’ needs. I wonder what future residents on Hwy 116 close to Hwy 101 would like – perhaps, in appropriate areas, a small grocery store, a bakery, restaurants, a neighborhood coffee shop? – places customers could safely walk or wheel to. A bicycle shop! – Cotati could do with one of those again! If appropriate, perhaps these local needs could be added to the mix of possibilities, rather than assuming that all the commercial traffic will be from Hwy 101.
New bridge at Copeland Creek. The City of Rohnert Park plans to create a pedestrian bridge over Copeland Creek to connect its eastern and western sides.1, 2, 3 This trail that will eventually connect east to Crane Creek Park and west to Sebastopol. This will influence the character of the northern boundary of the industrial zone along Copeland Creek – and creates an opportunity to segue with compatible creek-related concerns along the Laguna in Cotati.
The Laguna de Santa Rosa runs through the heart of Cotati’s industrial zone, which is bounded on the north by Copeland Creek (in Rohnert Park). Parts of the Laguna downstream are wetlands of international significance. There is a new City webpage highlighting the Laguna de Santa Rosa. This area is ripe for habitat restoration, from regular trash removal to planting of native plants to create shade and habitat along the waterway. Existing trails could be nurtured as part of the larger care and concern for the Laguna de Santa Rosa., which could be made more of a feature. Perhaps – if in an appropriate location - there could be bicycle and coffee shop facing the Laguna trail, for people stopping off on their way to Sebastopol on the future bike trail? I would happily take any City Council 3 members and others, who haven’t already explored the trails in northwest Cotati on foot, to do so.
It’s a gem waiting to be discovered and appreciated.
Recycling Center. One of the Planning Commissioners urged caution over the idea of a “small recycling center” because of potential air pollution. There is also potential for toxic leakage into the Laguna, which hasn’t been mentioned.
Bearing all of this in mind, the red flags for me are:
The idea that this is an “initial focus” that could be extended to other areas of Cotati, without adequately considering the potential impacts and unintended consequences.
The concept of auto-oriented development, which seems entirely contrary to Cotati’s policies for active transportation and transit-oriented development. This phrase conjures up an image of parts of Santa Rosa Avenue, faceless and characterless, with big box stores, huge parking lots, large expanses of asphalt and concrete, lots of vehicle traffic, large and confusing signage everywhere, and very little option for getting there safely any other way than by car. This truly is the “generic suburbia” that Cotati has been making efforts to distinguish itself from for so long.
The threat of lifting restrictions on fast food chains. These restrictions were considered in detail for months. They shouldn’t be tossed out without careful thought. Cotati has many wonderful, unique, locally and independently owned restaurants and coffee shops that we all enjoy. Recently there has been an influx of burgers and pizzas, it seems to me more than enough for one small town. Over the years there have been discussions about equitable access to fresh food and avoiding “food deserts,” and I’d like to see this taken into account too, not to impose anything on anyone but to make sure that everyone who wants it has access to healthy, fresh, food, preferably local, seasonal, and organic when possible, rather than extending auto-oriented fast-food chains, especially larger-scale franchises which could threaten truly independent locally-owned businesses downtown and in the nearby Apple Valley Plaza.
Signs
What makes for effective signage? It seems to me that signs in this area have two purposes:
a) Attracting attention from the freeway. This applies only to the buildings directly adjacent to Redwood Drive. They can only be seen fleetingly from the freeway. Some of the existing signs are clearly visible at a glance, including Harley Davidson’s and Dunn Edwards. I don’t think making them larger would achieve anything.
There is one huge billboard that I would classify as confusing visual clutter. It advertises the River Rock Casino! Why here, and who agreed to it and why? I think larger signs, balloons, streamers etc., would only make for more distracting, visual clutter. 4 b) Signs that help direct people to specific businesses. Some of them are well-placed, clear, bright, visible, and seem to be doing their job. Others are hard to see, because they are not placed in a prominent location, or the font or graphics make them hard to read, or they are shaded or hidden by landscaping vegetation, for example. In some cases, the product is obvious from the name, but in others it is hard to tell what the business is offering. I’d suggest that the design and placement of the signs is actually more significant than their size.
I’d appreciate an explanation of the difference between a Master Sign Plan (which is being proposed for elimination) and a Directory Sign which lists several businesses at one location.
These seem to be helpful in locating businesses on the ground especially when more than one share the same address or driveway.
I think it would be helpful to have a public hearing with residents and business owners together to look at details of signing and lighting so that everyone can better understand the options and consider common benefits as well as possible unintended consequences. This could also be an opportunity for residents to meet business owners, learn about what’s available, and brainstorm about how to help get the word out. Is there a Cotati business directory that could be made available locally and distributed through the City, Chamber of Commerce, perhaps the library (if allowed) and at downtown locations?
I sympathize with the business owner who wants to display his goods outdoors, but could this be limited to specific events such as, say, a week-long sale. 70 days twice per year, i.e. 5 months in the year, doesn’t seem much of a limitation. What are the pros and cons for businesses, their neighbors and customers?
It didn’t sound as if all the business owners had the same priorities or requests or that the solutions would be the same for each of them. Perhaps their requests could be dealt with on a case-by-case basis rather than instituting a blanket set of rules that may not be applicable to each of them depending on the location and type of business.
Please allow enough time to consider – and include public input on - each of these issues carefully and in depth before making any changes which may have unintended negative consequences and which may be hard to reverse once implemented.
Thank you for your service and for the opportunity to comment.
Sincerely
Jenny Blaker
5 Rohnert Park Bicycle and Pedestrian Overcrossing
1 https://www.rpcity.ca.gov/DocumentCenter/View/698/Rohnert-Park-Highway-101-Bicycle-andPedestrian-Overcrossing-Feasibility-Study-PDF?bidId= 2 https://app.cloudpano.com/tours/Jbbng-FRS8
3 https://scta.ca.gov/wp-content/uploads/2026/01/Rohnert-Park-CBTP-Report_Final.pdf Rohnert Park Highway 101 Bike and Pedestrian Crossings Feasibility Study (2022) Highway 101 is a major barrier to east-west travel in Rohnert Park, particularly for cyclists and pedestrians, and creates gaps in the City’s active transportation network. In 2020, the City conducted a Feasibility Study of potential bicycle and pedestrian crossings of Highway 101. It evaluated seven potential crossing locations, solicited community input through public meetings and an online survey, and assessed alignment alternatives. In October 2021, the City Council expressed their unanimous support for the Study's recommendations and directed City staff to pursue the "Butterfly Bridge" concept at Copeland Creek, which includes a touchdown plaza on the east side along Commerce Boulevard. The General Plan and Active Transportation Plan both recommend implementing a bicycle and pedestrian crossing at Copeland Creek, located in the southern portion of the study area.
July 26, 2026
Mayor Lemus, Vice Mayor Harvey, and Council Members Ford, Savage and Sparks, It is my privilege to have been given the opportunity by you to serve as one of your Planning Commissioners in our beloved city of Cotati.
Coming before you tonight is a proposed plan by Director Housh for a new Freeway Oriented Development (FOD) Overlay District. As he was presenting the plan to the Planning Commission I saw Pandora’s Box open. I’ve taken a lot of time to think about it, and I’d like to explain my objections.
Director Housh referred to the proposed FOD as “the economic engine” of our city. He believes that having larger signs beside Highway 101 will attract commerce to Cotati.
I do not agree. The reason we are having an economic downturn is people are making purchases online and avoiding brick and mortar businesses altogether. Gas prices are skyrocketing, rent is going up and the cost of food is through the roof. People are not spending money on non-essentials.
When I became a commissioner, I was told that my job was to think about the future and make decisions knowing that they would effect Cotati 20 years from now. This FOD is the Pandora’s Box:
Allowing 25 foot signs along Redwood Drive and abolishing our Drive Through prohibition in that area is the beginning of dismantling decisions made 20 plus years ago. Those decisions which preserved Cotati’s small town character are precious to me today. If we approve this here, what’s to stop businesses in other parts of town to expect the same? Across the freeway on Commerce. The Gravenstein (Highway 116) Corridor district. Along East Cotati Avenue. On Old Redwood Highway.
Bigger signs and Drive Through’s make us Anywhere USA. Let’s build on what’s special about Cotati. Clearly, Cotati knows how to put on a community party and attract folks to our town center.
More people appear to be attending the farmers market. More people than ever attended this years Kids Day Parade. More people than ever attended Music in the Park. Thousands of people attend the Accordion Festival every year. While people are in town enjoying Cotati, let’s advertise and promote all the unique and wonderful businesses they can patronize.
More ways of educating our residents about shopping locally and why it matters are also part of the solution. It’s an opportunity to boast about all Cotati has to offer and why shopping local makes the events people enjoy possible. The City of Cotati chooses to give back to its residents by using tax dollars to put on these events. Residents need to know that by supporting Cotati businesses and keeping our tax dollars here, they directly benefit.
Another thought: People I speak with tell me they come to Cotati specifically to shop at Oliver’s. Our City Council of yesteryear decided to invest in Steve Maass’ dream and look at what grew. Perhaps investing in more homegrown dreams will be your legacy as a Council Member.
In short, there are ways to bring commerce to the city without allowing 25 foot signs, changing our drive through ordinance, or allowing another formula based fast food business. We are not the only city having an economic downturn. This proposed Freeway Oriented Development Overlay District will not fix the problem.
If businesses need signs that are not currently legal, they have the right to ask the city for a variance.
This is a more inclusive and transparent process that allows Cotati’s businesses, residents and elected officials to make joint decisions about Cotati’s future.
I appreciate the dedication of our staff for thinking about our economic viability. Being a civil servant or an elected official is not easy. I am humbled by the job you all do. Council, I appreciate your openness and good intention to hold space for what past councils enacted. I appreciate each of you for being thoughtful and wise when these tough decisions come before you.
The best thing I ever saw at a Kid’s Day Parade was our (then) 90 plus year old founder, Prue Draper, dressed in a Chicken Suit dancing down Old Redwood Highway. She was formidable, fun, spoke her mind and ALWAYS had Cotati’s best interest in her heart. 25 foot chickens??? THAT would attract commerce to Cotati.
Shelley Berman
Cotati
From: Elyse Lord
Sent: Monday, July 27, 2026 8:26 AM
To: Ben Ford <[email protected]>; Sylvia Lemus <[email protected]>; John Savage <[email protected]>; Susan Harvey <[email protected]>; Laura Sparks <[email protected]>
Cc: Damien O'Bid <[email protected]>; Craig Scott <[email protected]>; Henry Babits <[email protected]>; Kevin Patterson <[email protected]> Subject: Item 8B – Freeway Oriented Development Zoning Overlay CAUTION:EXTERNAL SENDER
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Dear Mayor Lemus and Members of the City Council:
I'm writing regarding Item 8B, the proposed Freeway Oriented Development Zoning Overlay. I've reviewed some public comment submitted ahead of this hearing. I believe the proposed policy change is associated with difficult tradeoffs among freeway-oriented businesses, existing local businesses, community character, and city revenue. In general, I would position myself to be in favor of slow growth, although I have some questions and suggestions I hope the Council will entertain.
Where I Agree with the Citizen Concerns Already Raised
Cotati's slow-growth approach (e.g., the drive-through ban, the big-box size cap, the fast-food chain limits, the emphasis on walkability) wasn't accidental. It came about after citizens protested in droves and pushed back against the recommendations of a nolonger employed City of Cotati Economic Development pro-growth new-hire. This slowgrowth approach has allowed Cotati to stay Cotati, a beloved place that is very distinct from Rohnert Park, Petaluma, or Santa Rosa. I don't think that slow-growth should be discarded lightly. In addition, I share the following concerns:
1. Loosening the fast-food ordinance or approving new drive-throughs in this corridor could undercut work the community specifically fought for, especially when nearby cities already offer the same handful of chain options.
2. Extending the overlay south of Helman Lane doesn't seem well justified. The Redwood cover appears to block freeway sightlines there, and that stretch includes housing and small independent businesses rather than industrial frontage.
3. Treating this overlay as a one-off "initial focus" risks becoming a precedent applied elsewhere without the same scrutiny, unless the Council makes it clear that any future expansion requires its own full public process.
4. Larger or digital signage may add visual clutter without clearly helping businesses more than good placement and legible design would.
Where I See Gray Areas Due to the Competing Needs of Stakeholders I recognize the Council is revisiting policy because of the competing needs of stakeholders. I acknowledge the following to be true and therefore important to discuss with all stakeholders’ needs in mind:
1. Some businesses along Redwood Drive may genuinely depend on freeway visibility to stay viable. Restricting signage and use flexibility too tightly could push some of these customers to Rohnert Park or Santa Rosa rather than to downtown Cotati, which would mean a quieter but real loss of local jobs and lease revenue.
2. Restricting fast-food and drive-through uses here may simply shift that demand to neighboring cities rather than eliminate it, meaning Cotati could forgo tax revenue and jobs without necessarily reducing regional traffic or emissions. This is worth weighing even for those of us who would strongly prefer not to see more chain restaurants locally.
My Request for the Council
I'd urge the Council to be explicit that this is a decision about who gains and who bears the cost, and not a decision where everyone benefits equally. That is--
1. Keeping current restrictions largely intact would likely benefit existing downtown and independently owned businesses, residents who value the town's current character, and environmental interests tied to the Laguna de Santa Rosa. It may come at some cost to freeway-adjacent business owners who could have benefited from more visibility or flexibility, and to city revenue that might otherwise flow to neighboring jurisdictions.
2. Loosening restrictions as proposed would likely benefit property owners along the freeway corridor and chain franchises seeking entry, and could increase city sales tax revenue if those businesses succeed. It may come at a cost to existing independently owned restaurants and downtown businesses facing new competition, to residents who value the town's character, and potentially to the Laguna de Santa Rosa watershed if industrial or recycling uses expand nearby without added safeguards.
Before acting on Item 8B, I respectfully ask the Council to:
1. Clearly identify the principal tradeoffs the proposal is intended to make, including expected effects on freeway-oriented businesses, existing local businesses, community character, and city revenues.
2. Limit any overlay to areas where the stated objectives are demonstrably applicable, and make clear that any future geographic expansion will require its own independent public process.
3. Hold at least one additional, well-publicized workshop with affected businesses and residents to refine the proposal before final adoption.
Whatever decision the Council ultimately reaches, I believe it will be stronger if those tradeoffs are made explicit.
Thank you for your time and consideration.
Sincerely,
Elyse Lord
From: Marlina Eckel
Sent: Monday, July 27, 2026 1:34 AM
To: Ben Ford <[email protected]>; Sylvia Lemus <[email protected]>; John Savage <[email protected]>; Susan Harvey <[email protected]>; Laura Sparks <[email protected]>
Cc: Damien O'Bid <[email protected]>; Craig Scott <[email protected]>; Henry Babits <[email protected]>; Kevin Patterson <[email protected]> Subject: Comments for City Council meeting on Item 8B, Freeway Oriented Development Zoning Overlay
CAUTION:EXTERNAL SENDER
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Dear Mayor and City Council members and staff,
I have become aware of the conversations to potential zoning changes called Freeway Oriented Development Zoning Overlay and would like to submit the following comments and observation for consideration on item 8B of the agenda. I am not able to attend as I am taking care of my 91 year old mother at the time. However, I did watch the Planning Department presentation and these are my thoughts.
Cotati IS different because it has taken a measured and slow approach to growth. It looks and feels different from most towns and cities. That is a benefit. I recall when a friend visited me in Cotati and one of the first things he commented on was how impressed he was that our town is not full of large signage. He stated that our town must be very progressive in obviously having ordinances that differentiated it from most towns where you are bombarded with signage. At that time, I didn’t even realized that such a thing exists. I just took it for granted…how “quaint” our town appears. However, that lack of signage was impressive to him. Since then I have been aware of this distinction, and for me that is a selling point to our town. That being said, I do understand a business owner needing their business found and I guess freeway visibility helps to be discovered. Let’s not be garish about it. And in no way do I support moving digital signs. They are a distraction to drivers.
I follow real estate trends and developments avidly. I do know that interest in Cotati housing has tremendously heated up. It is distinct from the other nearby cities because of how we have developed. Let’s not mess that up. Seriously, this is a great place as a result of slow growth. You can get all the usual stuff anywhere. Just jump the border north.
I do not support any change to the Fast Food ordinance. Citizens worked long and hard on this. If you fell you must allow in this area, then the allotment should be taken away from another section that has not used up it’s allotment. And I do not support drivethroughs. There are enough of them just north and south of us. Especially burger joints. Can we distinguish ourselves with something different? There is already a Burger King and just north of the border a Carl’s Jr, McDonalds and In and Out. A Habit Burger already exists in SR. Why do we support peppering the freeway with crap? If we extend the overlay to the 76 station, does that mean that Burger King will put up one of those huge freeway signs? I absolutely don’t support that. It seems like stopping the overlay north of 116 makes sense. There are redwood trees between the Mercy/hot tub place and the freeway. Signage wouldn’t work south of Helmen lane anyways.
I will watch the development of this with interest but I am leery that this will set a precedent throughout town which I will absolutely not support. I will state strongly that any other areas that would become ripe for such consideration go through a thorough process; not that any changes decided now be automatically granted to other areas without due process.
Healthy Regards,
Marlina Eckel
With husband Christian Miedler in full support of my comments Re: Cotati City Council meeting
July 28, 2026
Agenda Item 7B, Freeway Oriented Development Zoning Overlay Dear Mayor Lemus and Cotati City Council members,
I was greatly disturbed by this Zoning Overlay and was prompted to take several drives in the proposed expanded area. It occurs to me that the signage is too close to the only exit to Cotati heading South. If you wanted to get off and explore and missed the exit, you would have to drive to Petaluma and then make your way back.
What other creative ideas might the city come up with to make people aware of the businesses in the industrial area? A scavenger hunt with a prize? A sign before the Cotai exit that says these businesses are available at next exit? Flyers available at the farmer's market? Music festivals to make people aware of offerings in Cotati? Cotati spent almost a decade designing the city to be pedestrian oriented and now we want to focus on cars with expanding drive-thru opportunities. WHY? I'm not sure signage is the answer for struggling businesses. I wonder how much of the sale tax revenue in Cotati is from Online Sales. It seems to me there should be more focus on what attracts people to come to Cotati. Is it the character and charm? How is this proposal linked to Enhanced Infrastructure Financing District? There seems to be pressure for the city to develop to enhance its property tax revenue base. Does this skew the approval process for projects? Are we looking for large scale to add to the city's revenue stream?
What is the purpose of our city? To line the coffers of developers, or to enhance the lives of its residents who will be here after the developers have banked their profits and moved on to the next profit-producing project? Let's protect the residents who will be left in the wake, and have to deal with the impact of the change in their lives imposed by poorly thought-out projects.
I would urge you to slow the process down and not throw out all of the work that has made Cotati what it is, or isn't, today.
Thanks to citizens encouraging the Council, Planning Commission, and Design Review, we don't have a mammoth Nokia Building that was scheduled to be built where the Lowe's sits currently. We don't have big boxes. We don't have a drive through on every corner. We have a fast food restaurant moratorium.
We have Oliver's, now an employee-owned business, which the city saw fit to loan money to once upon a time. What a success story that has become.
Kindest regards,
Linell Hardy