Design review subcommittee recommends changes to Zebra House Coffee patio design and suggests 2-foot encroachment for landscaping

Associate Planner Jessica Gattney presented Development Permit 26093 for Zebra House Coffee’s proposed 263-square-foot front patio and pergola at 1001 South El Camino Real. Gattney said the building, built in 1970, currently seats 40 indoors and 16 outdoors and that Minor Conditional Use Permit 23-154 allows sale of beer and wine for on-site consumption. “The proposal is generally consistent with the design guidelines,” Gattney told the subcommittee.

The subcommittee’s discussion focused on materials and streetscape. Staff noted the plan would remove a large front planter but remain compliant with on-site landscaping totals; however, the block is short on street trees (three provided where eight are recommended). Gattney recommended replacing proposed climbing ivy with bougainvillea to add color and better align with the city’s plant palette.

On doors, staff described the applicant’s preference for black roll-up garage doors on the front facade for cost reasons, while subcommittee members urged alternatives that meet the Spanish Colonial Revival guidance — for example accordion- or French-style doors or roll-up doors with simulated divided-light panels. Members also emphasized cohesive finishes, recommending that the pergola, guardrail and door panels match (participants discussed using a dark brown or black finish). A member summarized: matching the trim, railing and counter will make the entry read as a single composition rather than disconnected colors.

Engineering and Public Works concerns centered on whether new planting could be placed in the public right-of-way. Gattney said engineering will sometimes allow a 1.5– to 2-foot planting strip at the back of the sidewalk to preserve a 6–8-foot clear path. Public Works staff, Gattney said, have expressed reservations about long-term maintenance. Commissioner Cosgrove said the applicant should be offered an encroachment option: “I would be more in favor of the encroachment, and just, we’re not talking about, we’re talking about putting some pots down,” Cosgrove said, arguing the business could maintain plantings rather than the city taking on maintenance costs.

As a compromise, the subcommittee agreed to recommend the Zoning Administrator consider a roughly 2-foot encroachment or a condition that would require the applicant to install and maintain any street trees or planting strips, leaving final approval and exact conditions to the Zoning Administrator or zoning staff. The subcommittee also advised staff to encourage door and lighting choices that better reflect Spanish Colonial Revival details, to match guardrail and trim color across the façade, and to confirm that temporary or permanent plantings will not reduce pedestrian clearances.

Next steps: the Zoning Administrator will receive the subcommittee’s recommendations and determine permit conditions; signage will be reviewed through a separate submittal. The subcommittee set its next meeting for June 10 at 3 p.m. in the community room and adjourned following a routine motion to close the session.

Notes: Project identifiers discussed in the meeting include Development Permit 26093 (Project 26-079) and Minor Conditional Use Permit 23-154. The applicant was not present at the subcommittee meeting.