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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. 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. Great detail 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. 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, it requires 60 parking spaces (180/3=60). If the restaurant would host a banquet for special event, the maximum occupancy would be 180 people. This would be a parking demand of 90 people assuming that two people travel together. 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, cobble stone, turf, etc. 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. The parking lot would be located along Vineyard Avenue and Ruby Hill Boulevard. The existing vineyards would screen the parking area, and help provide a seamless vineyard visual presence. The residential site would continue to be accessed from Ruby Hill Boulevard. Ruby Hill residents expressed various concerns relating to: 1) potential traffic congestion at the right turn lane on Vineyard Avenue onto Ruby Hill Boulevard; 2) potential traffic congestion on Ruby Hill Boulevard that may impede residential traffic, and 3) potential safety issues resulting from ingress and egress traffic. PUD-93-02-09M/PCUP-182 Planning Commission Page - 8 -