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HomeMy WebLinkAboutDRB 2017-12-19 #2SAN RAFAEL THE CITY WITH A MISSION REPORT TO DESIGN REVIEW BOARD SUBJECT: 111 Shoreline Parkway (Home Depot): Environmental and Design Review Permit and Use Permit for expansion to the Home Depot store, consisting of a new 11,520 sf fenced outdoor garden center, a 9,778 sf outdoor "seasonal sales" area in the parking lot, a permanent 4,368 sf outdoor display area along the front entrance, and 11,376 sf designated inventory "staging" areas along the east/west and north (rear) of the property. In addition, the project proposes to legalize the existing food cart and upgrade landscaping on site. No building expansion is proposed. APN: 009-320-40; Planned Development (PD1895) District; GPI Development, owner; Scott Mommer, Consulting, applicant; File No(s),: ED17-021111P17-008. PROPERTY FACTS Location General Plan Designation Project Site: Light Industrial/Office (1-110) North: Conservation South: LI10 Last: LIIO West L10 Lot Size Required: min 40,000 sf Existing 11 acres (479,160 sf) Height Allowed: Lesser of 36' or 3 stories Proposed: (no change) Parking (at 9:250 for retail) Current Code Required: 408 spaces Approved 1993: 551 spaces Existing: 538 spaces Proposed: 461 spaces Grading: none proposed Zoning Designation PD(1895) W-WQ PD(1895)ILI1O PD(1895) PD(W0)ILl10 Existing Land -Use Commercial/Retail Vacant Auto dealerships Target/SF Bay Veoant, Business Park Lot Coverage (Max,) Required: N/A (see FAR below) Existing: 26% (no change) Gross Building/Floor Area Allowed: 0.32 Existing: 0.26 Proposed: 0.29 Outdoor Area OR Landscape Area Required: 78,835 sf approved in 1893 Proposed: 81585 sf SUMMARY The proposed project site is the Home Depot store located a 111 Shoreline Parkway (see Exhibit 1). The Design Review application is being referred to the Design Review Board (Board) for review of the following proposed amendments to the Design Review Permit and Use Permit (ED91-991UP91-36) approved by the Planning Commission in 1993; 1. A new 9.778 sf permanent seasonal sales areas for plants, rugs and miscellaneous Horne Depot merchandise in the parking lot (between March 1" to July 31 "T and November 15�" to December 3191). 2. A new 4,368 sf outdoor display area along the front store entrance. This area is a 569 sf reduction in the existing outdoor display area, 3. Memorialize the use of several areas along the perimeter of the lot as a 72 hour "staging area" for flatbed truck deliveries during heavy sales periods_ Total square footage of staging area proposed is 11,376 sf 4. Legalization of an existing food cart. A detailed project description was submitted by the applicant and included as Exhibit 2. It is important to note that the site has been operating for many years with the outdoor display area in front of the store entrance and staging areas along the rear and sides, without the benefit of planning review. Between 1996 and 2013, Temporary Use Permits have been granted for seasonal sales of rugs, plants and Christmas trees in the parking lot on site, This Use Permit Amendment would eliminate the need for submitting multiple temporary use permits each year. Based on review of the applicable design criteria, which is discussed in detail below, staff is largely supportive of the proposed changes to the site. The applicant has worked directly with the City's Public Works Department and Fire Prevention Bureau to design both the seasonal sales area and the staging areas to eliminate conflict with drive aisles and comply with fire access requirements. The outdoor garden area is located along the west side of the main building and would be screened by a fence (black coating). The proposed seasonal sales area would also be screened, either with fencing (black) or a canvas tent. Staff anticipates few impacts to the overall visual appearance of the site, and in fact, the proposed new site design will be less chaotic than what has been existing for years. Staff requests that the Board review this report and provide a recommendation on compliance with all pertinent design criteria. Specifically, staff asks the Board to consider the following, Site Plan • Whether the proposed landscape changes to the area near the main exit on Shoreline Parkway is appropriate. Whether the staging areas along the site perimeter should be reduced or screened. Materials and Colors Recommendation on acceptabie color and materials for fencing and tents. Landscaping Recommendation on landscape choices for the revised landscaped area near the main exit on Shoreline Parkway. BACKGROUND Site Description & Setting: The project site is located on the north side of Shoreline Parkway, and is part of the Shoreline Development Master Plan (see Exhibit 1: Project Vicinity Map). The Home Depot building consists of a 102,190 square foot building with a 22,180 sf outdoor garden center. There are 538 existing parking spaces on the project site. There is also a food vender at the front of the store on the east side. 2 Surrounding land uses are zoned for tight Industrial/Office and Planned Development (PD1895) and include auto dealerships, a Target store, the San Rafael drainage pond and the residential community of East San Rafael, History: The original Design Review PermitlUse Permit for the Home depot store was approved by the Planning Commission in 1993 as part of the Shoreline Center Master Plan. Planning staff has processed multiple temporary use permits for sale of trees, rugs and garden supplies on site between 1996 and 2013_ The garden expansion area along the west side of the building has been approved as a temporary expansion area multiple times. Staff has encouraged Home Depot to apply for a formal Use Permit Amendment to address their goals and needs. Staff also processed two "Pre -Application" submittals by Home Depot (in 2009 and 2013) to review proposed modifications to the site to allow a permanent garden expansion area and a designation permanent "seasonal sales" area. The seasonal sales area has historically been approved regularly through a temporary use permit process Staff provided comments and recommendations on the overall site design, expressed concerns about the haphazard nature of outdoor display and storage areas, suggested locations for the seasonal sales area, traffic mitigation fees and the need for landscape upgrades. The current Design Review Permit and Use Permit application represents Home Depot's goal to establish a permanent garden expansion area and modify the site in such a way as to obtain approval of a permanent seasonal sales area- eliminating the need for yearly temporary use permits. It is important to note that the existing outdoor display areas in front of the store and the existing staging areas along the perimeter of the site were never part of the original 1993 Use Permit approval and have not been reviewed or authorized by Planning staff. The current application is requesting that these areas be memorialized as part of the Use Permit Amendment. PROJECT DESCRIPTION Use: Home Depot retail store, with expansion of the garden center, a new seasonal sales area, and memorialization of existing outdoor display areas and inventory staging areas Site Plan: The proposed new 11,520 garden expansion area is located on the west side of the building. In addition, Home Depot is requesting approval of a permanent 9,778 sf seasonal sales area (for Christmas trees, rugs and plants) to be in operation twice a year- between March I" to July 31" and November 151h to December 31", Also proposed is a 4,368 sf permanent outdoor display area in front of the store, and 11,376 s€ of "staging areas" along the rear (north) and east and west sides of the property (see Plan Sheet 4 of 11)_ These staging areas would hold stacked palettes (proposed to be no higher than 3 palettes) of a variety of materials, including wood, soil materials and building materials. Architecture. No change proposed to the existing building. The proposed garden center and seasonal sales area would be enclosed by black coated fencing (see phot on Plan Sheet 1 of 11). Landscaping, Minor modifications to the existing landscaping near the main exit from the site have been made to increase safety for cars entering and exiting the site, as well as upgrades to several planting areas on the site (see Sheet 6 of 11). At the request of the property owner, Planning reviewed and approved the removal of shrubs and overgrown vegetation at the rear of the site (behind the Home Depot rear cinderblock wall) in order to reduced areas blighted by homeless encampments (see Sheet 7of11). ANALYSIS General Plan 2020 Consistency: The proposed changes to the Home Depot project site are generally consistent with the General Plan 2020 policies with regard to Land Use (Policy LU-941and Use Compatibility) and Policy LU -23: Land Use Designation), Landscaping (Policy CD -18), Community Design (Policy CD -10: Non -Residential Design Guidelines), and Economic Vitality (Policy EV -2: Seek, Retain and Promote Businesses that Enhance San Rafael. However, staff would like further discussion about the following General Plan Policy: Neighborhoods (Policy NH -4: Improve Property Maintenance): Requires owners to maintain their properties in good condition and appearance and to eliminate unsafe and unhealthy conditions. Over the years, the Home Depot site has added a large outdoor display area in front of the store (plants, BBQ grills, sheds) and also areas of stacked palettes with additional merchandise inventory (such as wood, building materials, and soil) along the sides and rear of the building. Both uses have created visual clutter and potential safety issues with regard to fire access and possible inappropriate runoff into the stormwater system from broken bags of fertilizer of other building materials_ The applicant has presented a revised site plan proposing to memorialize existing outdoor display areas and existing "staging" areas for deliveries along the rear and sides of the building. Neither of these uses was approved as part of the original Use Permit in 1993. Even though the size of the outdoor display area in front of the store entrance is proposed to be reduced by 569 sf, the proposed outdoor display area still presents an element of clutter on site. Please see more detailed analysis Zoning Ordinance Consistency below. Zoning Ordinance Consistency: The Zoning Designation for the Home Depot project site is Planned Development (PD1 895) and the General Plan Land Use Designation is Light Industrial/Office. Chapter 14.04 -_ Base . District Regulations The proposed development is subject to regulations under the Planned Development (PD1 895) District adopted by the City Council in May 2011 for the Shoreline Center. This amended the previously approved PD(1726) for the Shoreline Center Master Plan. The proposed project is in substantial compliance with the PD(1895) regulations (as summarized in Property Pacts chart on Page 1 of this staff report). The site has an existing FAR of 0.26, which is below the maximum FAR of 0.32 allowed per PD(1895). The addition of the proposed garden expansion (11,520 sf) and proposed outdoor display areas (4,368 sf) would increase the FAR to 0.29, which is still below the maximum FAR allowed. Chapter 18 — Parking Standards The Home Depot project was approved in 1993. At that time, required parking was based on a rate of 5 spaces per 1,000 square feet of gross building square footage (1:200). The original approval required 512 spaces based on 102,190 sf (Home Depot store, excluding the garden center). However, the project proposed and was approved with a total of 552 spaces on site. There are currently 538 parking spaces on the project site. The current Zoning Ordinance requires parking for retail at a rate of 4 spaces per 1,000 sf (1:250). As such, the current parking requirement for the Home Depot site would be 408 parking spaces. As such, the site is currently "overparked" per Chapter 18 standards. The project is proposing a total of 461 spaces on the project site, after accounting for loss of 83 parking stalls from the garden expansion, the seasonal sales area and staging area, and the addition, 6 parking spaces (previously blocked by merchandise staging). 4 The applicant conducted a Preliminary Parking Analysis for the site in March 2017. The data reviewed historic use and analyzed parking demand on site to determine whether the proposed project would exceed parking supply on site. The parking study was also reviewed by the City's Public Works Department (DPW). The parking analysis concluded that, based on historic uses on site, the total parking demand (including twice a year seasonal sales activity) would be 458 spaces. The proposed 461 spaces on site exceed this demand. Given the fact that the proposed garden expansion area, seasonal sales area, and staging areas are not permanent structures, and can be reduced in size if future parking demand warrants such, DPW determined that they are willing to support the proposed project, with the following recommended Conditions of Approval (COA) in the Use Permit: 1_ If parking reaches capacity during the seasonal use then the seasonal sales area shall be reduced to accommodate for additional parking. 2. If the site reaches parking capacity due to the garden center expansion, the City can call the Use Permit up for review and require that some or all of the garden expansion area be reverted back to parking. A new parking analysis study may also be required. 3_ If the building were to ever change use or ownership then the required parking must be restored or a Use Permit Amendment be processed. 4. The Use Permit (UP17-008) does not impart "grandfathered rights" for reduced parking on the project site, With DPW's conditional support, staff has determined that the project will not impact parking availability on site. The proposed project requires approval at the Zoning Administrator level. Staff has reviewed these conditions with the applicant and they have agreed to the conditions as stated. The CCA language will be incorporated into the upcoming Zoning Administrator review process. It is important to note that DPW has calculated that there will be an additional 55 AM and 45 PM peak trips associated with the proposed garden expansion, outdoor display areas and staging areas. DPW has determined that based on the new trips generated, a traffic mitigation fee of $424,500 will be required. If any of these proposed areas are reduced in size, the traffic mitigation fee would be reduced accordingly, Chapter 25 — Environmental and Design Review Permit There are no changes proposed to the existing building. The current site is basically operating with a temporary garden expansion area (approved per Temporary Use Permit), as well as unpermitted outdoor display areas and staging areas that have been in operation for several years. As such, the proposed memorialization of the changes will represent minimal changes to the project site. The proposed garden expansion would be on the west side of the building and enclosed with a black coated wire fence (see Ilan Sheet 1 of 11). Also proposed is a permanent "seasonal sales" area for special merchandise sales, located in the parking lot directly south of the garden expansion area. This area would be enclosed with the same black coated wire fence or a white tent, depending on the type of merchandise on sale. Maintenance upgrades to the site, including re -landscaping along the Shoreline Parkway frontage to improve site distance, as well as filling in missing plants in the parking lot is also proposed. Specific architectural design considerations include, but are not limited to the following: Provision of a sense of entry Materials and colors should be consistent with the surrounding area Y Landscape design The project is generally consistent with the design criteria of Section 14.25.050 of the Zoning Ordinance in that: 1) the proposed changes to the site are designed to have a minimal visual impact; 2) the proposed fence materials and colors are compatible with the existing fences approved for surroundings businesses; 3) landscaping at the front of the site would be re -designed to promote vehicular safety when exiting the driveway; and 4) missing landscaping would be replaced in the parking lot area. 5 However, the proposed outdoor display area along the front of the building adds clutter to the site and may have negative impacts to the "sense of entry", which is one of the considerations listed in both Chapter 14.25.450 of the Zoning Ordinance and the San Rafael Non -Residential Design Guidelines. Chapter 25 states that development should be harmoniously integrated in relation to both the specific site design and the architecture in the vicinity in terms of colors and materials, scale and building design. San Rafael Non -Residential Design Guidelines These Guidelines are discretionary and intended to assist projects in achieving high quality design. Staff has determined the proposed design of the garden expansion minimizes impact on the existing building design because it is: a) on the side of the building; and b) enclosed with see through fencing coated in black to mute the appearance. The landscaping has been upgraded at the front and rear of the property to enhance the site. The original landscape plan required plants along the rear of the property of help screen the building. Several of the trees planted still remain. However, in recent years there has been an explosion of homeless encampments along the rear of the Home Depot building that presents a safety concern. Planning staff met on site with the property owner to discuss thinning out overgrown shrubs and removing low limbs on existing trees. The changes made are reflected in Plan Sheet 7 of 11. Staff is in support of the project design choices, and has determined that the project is generally consistent with the intent of the Non -Residential Design Guidelines. However, staff requests that the Board's comment on the following: 1. Outdoor Display area: Staff is concerned that the location and extent of the proposed outdoor display area at the front of the store introduces an element of clutter to the store entrance. While the area has been reduced by 579 square feet from what currently exists (unapproved), staff proposes that the display could be reduced further and/or located away from the front entrance. 2. Staging area: The existing palettes stacked are typically wood or large bags of building materials. ➢ DPW has suggested that the applicant consider providing screening for the materials being staged. Also, DPW has concerns about potential impacts to the stormwater system due to runoff from leaking bags of fertilizers or building materials. v Staff is concerned that the proposed height of the palettes (no higher than 3 stacked) may be too high and should be limited in height for safety. 3. Landscaping.: Plant choice for re -designed landscaping along the driveway entrance on Shoreline Parkway. NEIGHBORHOOD CORRESPONDENCE A courtesy notice for the Design Review Board hearing was mailed to all property owners and occupants within a radius of 300 feet of the subject property within 15 days prior to the Board's meeting. In addition, a public notice sign was also posted at the site along the Shoreline Parkway street frontage. To date, staff has received no comments on the proposed project. CONCLUSION Staff is generally supportive of the proposed project and has determined than on balance, it will be an improvement of the existing site design. However, staff requests the Board's comments on Items 1-3 listed above. 9 EXHIBITS 1 . Project Vicinity Map 2. Project description provided by applicant Full-sized plans and 9 1'x 17" reduced plans have been provided to the DRB members only. cc: Scott Mommer, applicant, 4694 Jacquelyn Avenue, Fresno, CA 93722 SanRafael http://gis.cityofsanrafael.org/sanrafael/fusion.php X .---., y; ---. 4 4eamre{e) eO-Md- 1 1. 6987.;549 77(,n,5, 5354.09 0) Exhibit 1 1 of 1 1211212017, 4;10 PM PROJECT DESCRIPTION for Home Depot - San Rafael, CA Garden Expansion Design Review Permit & Use Permit Overview Home Depot is proposing to submit for a Design Review Permit and Use Permit to allow the store to expand its current Garden Center and entitle two outdoor display areas in front of the store. The square footage of the current Home Depot is currently 124,391 square feet, comprised of a 102,190 square foot main building and a 22,201 square foot Garden Center. The proposed expansion of the Garden Center would be 11,520 square feet, which would bring the new total of the Garden Center square footage at 33,700 square feet. The Home Depot is proposing the expansion of the Garden Center to provide customers with a convenience of added supplies and plant materials for a variety of options that would contribute to increased sales and fulfilling customers demand for these products. The PD (1726) zoning for the property allows a floor area ratio (FAR) of 0.32 for retail and food beverage service establishments. The existing FAR of approximately 0.28 is within the allowable FAR. With the proposed outdoor garden center area not being a roofed area, it would not count as floor area. Therefore, the proposed 11,520 square foot garden center expansion would not impact the existing FAR for the property. Home Depot is proposing to expand the Garden Center by approximately 11,520 SF without expanding the building. However, there would be an elimination of 18 parking stalls. If the original projects parking requirement was utilized, there would be a requirement of 512 parking stalls and the project is providing 507 spaces without accounting for loss of stalls due to use of the temporary seasonal sales area. A Preliminary Parking Analysis has been provided for parking demands. Exhibit 2 Landscaping There are two major landscape projects in the front of the store. First, planting on the Shoreline Avenue frontage and in the interior islands was inventoried and evaluated and new plant material has been added to replace the materials that have died. The irrigation system has been repaired where necessary. The chart below summarizes the changes. Also see the Landscape Renovation Plan second, the landscape northeast of the main driveway onto Shoreline Parkway has been completely reworked in concert with other site changes to increase the driver's view up shoreline parkway to make pulling out of the driveway safer, HOME DEPOT, 111 SHORELINE PARKWAY, SAN RAFAEL, CA LANDSCAPE RENOVATION FLAN PLAN KEY LOCATiON/ATPFARANCE PRESCRIPTION CEA BAC CEA NUMBER YP TP SKY 1 1Q' WIDE SPACE WITH BFP, VAULT WEED CONTROL TO WEST OF RETAINING WALL, REMOVE RHAPS, ADD 5 BAC TP AT TOP OF SLOPE, ONE BELOW 6 2 EAST OF SEWER MH COVER REMOVE +/- 5 RHAPS, INSTALL 4 BAC TP 4 3 NEAR POWER VAULT& LIGHT REMOVE RHAPS, INSTALL 3 CEA SKY AT CR EST OF SLOPE, 4 CEA YP S' FROM BOW 4 3 4 WEST OF DRIVEWAY, NEAR INSTALL 7 CEA YP, EVENLY SPACED IN FRONT OF SIGN. MONUMENT SIGN LEAVE +/- G' OF ROCK MULCH ON INSIDE OF ISLAND NORTH OF PURPLE LEAF PWM 7 AREAS 5, 5, AND 7TO BE COMPLETELY REVISED. SEE CONSTRUCTION PACKAGE S VAULT A AND WEST REMOVE ALL RHAPS, AOb 4 CEA YP AT CREST OF HILL (3 BEHIND WOOD RETAINING AREAAND 1TO WEST)ADD 2 BACTP WEST Of RETAINING WALL A 2 VAULT B (SEWER) ADD I SAC TP AT CREST OF HILL BETWEEN VAULTS A & SNEXTTOTREE, ADD ICEAYP BETWEEN THE TWO VALUTS. ADD 2 CEA YP BEHIND WOOD RETAINING WALL 3 1 VAULT C KEEP EXT'G BAC TP, REMOVE RNAP AND REPLACE WITH 1 SAC TP- 1 EAST OF VAULT C IATPROX 45') NEAR REMOVE RHAPS (+/- 7) ADD S CEA SKY AT CREST OF LIGHT POLE HILL(+/ -12' FRDM BOW), ADD CEA YP IN STAGGERED ROW BELOW (ASSUME S. SPACE ./- V OC) NO CLOSER THAN S'BOW B 5 B ATPROX 4W SPACE WITH FIRE PIU, REMOVE ALL RHAPS (r/•S) AND 1 DEAD SAC. PLANT 3 BACKFLOW, VAULT- WEST OF CEA SKY NEAR PARKING LOT, S CEA YP NO CLOSER BACKFLOW THAN S' BOW. 5 3 EAST SIDE OF BACKFLOW ADD 3 BAC TP 3 10 WEST SIDE OF EASTERN DRIVEWAY - REMOVE r(- 7 RHAPS. REPLANT PER DESIGN ATPROX 15' OF FRONTAGE SEE ENLARGKn'T A 11 EAST SIDE OF EASTERN DRIVEWAY REMOVE SHRUBS BEHIND LIGHT POLE, REPLANT PER DESIGN 12 IPARKING LOT ISLAND • FAR EAST ADD 1 BAC TP ON EAST SIDE 1 13 JPAAKING LOT ISLAND PRUNE 14 PARKING LOT ISLAND REPLACE DEAD BAC TP, 4 TOTAL 4 1S PARKING LOT ISLAND REPLACE DEAD BAC TP, 4 TOTAL 4 1G PARKING LOT ISLAND ADD 1 SAC TP IN NARROW AREA 1 17 PARKING LOT ISLAND ADD 5 CEAYPAROUND CURVE NEAREST ENTRYDRIVE, ADD ONE SAC TP ON WEST END 5 1 18 PARKING LOT ISLAND ADD ONE BAC TP WEST OF TREE 1 1E PARKING LOT ISLAND- FAR WEST REPLACE 2 BACON NORTHEAST SIDE, ADD 1 cEA YP ON WEST SIDE AND 2 CEA YP ON CURVE EAST OF LIGHT POLE 1 2 Landscaping (cant.) The landscaping behind the store has proved to be a haven for homeless people, creating visual clutter, a sense of insecurity, and a management issue for the property owner, nearby retail establishments and those recreating around the estuary. The City has asked that the trees and shrubs in the area be pruned and thinned to reduce the opportunities for camping and inappropriate behavior. This work is ongoing. This report will be updated when the work is complete. The Landscape Renovation Pian includes preliminary quantities of trees and planted areas. Seasonal Sales The Home Depot store is proposing a 9,778 square foot seasonal sales area to display and sell various seasonal items from an area outside the garden center, including a special events area in the parking lot. This area will have a unique six foot screen fence that will be coated in black as depicted on the attached Site Plan. This specific area was selected to reduce visual clutter in the parking lot and reduce any impacts on parking and site circulation. Certain events require tents or awnings in order to protect both merchandise and customers. Included among these items are expected to be trees, plants, nursery materials and Christmas trees. This seasonal area will not be used to stare building materials or home improvement items. The seasonal display will take place from March 1st to July 31s' and November 151h to December 31$+, It should be noted that the site has one extra ADA stall, therefore when the seasonal sales area is functioning it will not impact the required ADA stalls for the center, Staging Area The purpose for the staging area is to allow for product to be brought in and taken off the fiat -bed trucks to be brought into the store or garden center within 72 hours. This is to allow for available merchandise during heavy sale periods to keep product on-site and avoid additional trucking, which helps on the carbon footprint. The height is typically 3 stacked pallets. f" vNtssvAr rarAira\•. ~� •�_ •f' rW6CR RRCYCIlP \ PNG/QS(Q W7fRdlt NICPCfEV AIN •y YRtlPPYCP Pfi1PPCS SrAWNa WA 6.017, S I_i I_i p a6 • l ' PRR977C0 rFXON1O srr WAX A NAOM50 oU7LW 5FACOW AREA (l, liar sF) FA"911 0400MIM(X7A7771PX I f! r,lra srJ NXPNnsrn PurPPPN smrm AAYA (93! Sr) EXF2ANSION GARDEN SQU Rt= FOOTAGE (GRass} r n CENTER OUTDOOR (11,520 SFJ GARDEN CENTER BUILDING WITH TRC 102,190 5F - (EXISTING 23,164 Si GARDEN CENTER 33 704 SF NA"wo OVN4GR I (7s7 sr1 I MPp5rq 09111we msNur AREA I raPNPsrA (l,a1c 5r) I P�Anr/If{a mrlsNrAr ANG r ,,t. ,:• n,, �oc. yM. _, _ a 0 13 11 fT } +. 17.06 ~summa' �F 207V `7NEf ppgRQANPS((aa 'i 11 •'LE !!I'E SAL N,0511%3 AAfA A ;4 R 66' — 9.77a 5F WNNU4 � f_ '" .. — — h. e9' - :...� i :� �. i r ENEASWL LL.. IL --- Outdoor Display The Home Depot store is also proposing areas of Outdoor Display along the front of the store entrance (2,552 square feet for outdoor plant/material display and 1,816 square feet for outdoor display). These Outdoor Display items would include barbeques, patio furniture, material displays, fencing displays, and landscape products including living plants. These locations have been indicated on the submitted Site Plan, and in order to establish the appropriate locations for the store to operate within, these areas will be striped in green with labeling of Section Al, A2, A3, 81, B2, B3, & C. The purpose of this striping is for store employees and any City Official's to know the limits and type of products permitted for display. The store will be provided an operational placard which will be posted in the Store Manager's office for ongoing operations XVA91111100]ZW.34�-1 SQ. FT. Al GARDEN CENTER SALES AREA 921 A2 GARDEN CENTER SALES AREA 286 A3 GARDEN CENTER SALES AREA 1,345 B1 OUTDOOR DISPLAY AREA(excludes existing food cart area)851 B2 OUTDOOR DISPLAY AREA 704 B3 OUTDOOR DISPLAY AREA 261 C SEASONAL SALE AREA 9,778 Food Vendor The Home Depot store is also proposing to include a Mobile Food Vendor as part of the Use Permit and Design Review Permit amendment, This provides Home Depot's customers an added convenience of enjoying a meal or snack after completing their shopping at the store.