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Building Design Restaurant Building: No significant changes are proposed to the exterior of the existing sales office building which will be relocated adjacent to Vineyard Avenue. This building is an existing two-story building with one terrace area on the front and one at the rear. Please refer to the attached Planning Commission staff report for further details. Future Residence: A building pad for a future residence is part of this application. The applicant has included design guidelines for a Tuscan style home. The design guidelines include a conceptual site plan that shows a U-shaped house with an interior courtyard facing east and calls for aone-story home. The home would have S-type or similar style roof tiles in terracotta, stucco walls with stone veneer, and wood framed doors and windows. The design guidelines specify the details for window trims, porches, eaves, etc. In addition, the design guidelines include samples of homes that exhibit typical features of a Tuscan style home. Details related to window treatments, color and stucco finish texture etc. would be reviewed during the design review process. Staff recommends this design review process be a Zoning Administrator review. At the Planning Commission on May 9, 2007, the applicant stated that the existing sales office building is approximately 6,600 square feet in size. The Planning Commission conditioned the habitable space for the future home to be no larger than 6,600 square feet in addition to 700 square feet for garage space. Parking The Parking Ordinance requires one parking space for three seats in the dining area. It does not require parking for outdoor dining, as outdoor dinner is considered seasonal. At such, the proposed 180-seat dining area within the restaurant would require 60 parking spaces (180/3=60). The existing parking should be adequate for dining room patrons as well as for staff. Additional parking may be needed during private functions. OverFlow valet parking is available between the vineyards. Thus, the proposed 100-space parking lot would have adequate capacity to handle the parking demand for either use. The driveway to the restaurant and the parking area would have a permeable surface, such as pavers or cobblestone to allow water to percolate through to meet the storm water management requirements. Handicap spaces would be provided near the restaurant entrance to meet the requirement of ADA and would likely require impervious pavement material. Traffic A traffic study was performed by Dowling and Associates to investigate the trip volume on Vineyard Avenue and the potential impacts on Vineyard Avenue and at various intersections. The City Traffic Engineer has reviewed the traffic report and concurred with its findings that the proposed restaurant would not have significant impacts on existing traffic. The ideal location for access to this facility is via Ruby Hill Boulevard Page 7 of 11