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Staff and the Planning Commission found that the minor revisions are in substantial conformance to the original approval. Additionally, staff and the Planning Commission believe that the project, as conditioned, will be compatible with the surrounding area. The applicant is in agreement with the Planning Commission's recommended conditions of approval. PLANNING COMMISSION ACTION Recommended approval of the application (5-0) subject to the conditions of approval in Attachments 1 and 2. RECOMMENDATION 1. Find that the proposed major modification to the PUD and the PUD Development Plan are consistent with the General Plan and the purposes of the PUD Ordinance; 2. Make the PUD findings for the proposed development as stated in the October 12, 2011 Planning Commission staff report (Attachment 5); 3. Introduce the attached draft ordinance approving Case PUD-93-02-10M subject to the Conditions listed in Exhibit A-1. 4. Approve the attached draft resolution approving Case PCUP-182 subject to the Conditions listed in Exhibit A-2. FINANCIAL STATEMENT The proposed project would pay fees and the costs of any required utility or infrastructure improvements. The project would incrementally increase the demand for City services and would add sales tax and property tax revenue to the City General Fund. BACKGROUND The subject site is located within the Ruby Hill Planned Unit Development (PUD-93-02). The overall development was originally approved by Alameda County prior to its annexation to the City of Pleasanton in 1993. Development of the site is subject to the County's planned development conditions of approval, the Ruby Hill Development Agreement, the South Livermore Valley Area Plan policies, and to the Conservation Easement with the Tri-Valley Conservancy. An existing conservation easement limits the amount of land not in grape production on this site to a maximum of 2.5 acres. Existing uses on the site are planted grapes and a two-story building previously used as the Ruby Hill sales office. Permitted uses within the 2.5-acre conservation easement include but are not limited to homes, wineries, tasting rooms, restaurants, and lodging. Signature Properties, Inc. was the developer of Ruby Hill. In February 1994, a building permit was issued for the construction of a two-story building to be used as a temporary sales office and information center for the Ruby Hill development. The access to and from the sales office is via Ruby Hill Boulevard, and the sales office is connected to the City sewer via a private sewer line and private sewer pump located under Ruby Hill Drive. Page 2 of 6