SR 06:287 - Laserfiche WebLink

the easement by preparing and recording a metes and bounds description of the building enve- lopes, and would then stake the areas with brass property corners/hubs in the field. Site Design The proposed location of the facility is a result of two Ruby Hill HOA meetings and several meetings with nearby residents. The original proposal showed a cluster design where the event center/winery facility and with the existing residence and the accessory buildings would be lo- cated on the southwest portion of the site, in close proximity to residences on East Ruby Hill Drive. The proposal was rejected by nearby residents due to concerns of noise, lighting, parking, etc. As a result, the applicant modified the proposed site plan to address the neighbors' concerns. The revised plan shows that the event center and winery building would be located near the intersection of Vineyard A venue and Isabel Avenue, which is the furthest possible location from the residential uses. This site selection responds to the neighbors' concerns. In addition, the proposed building location has considered the Route 84 Expressway Widening Project (Isa- bel Avenue) that the City of Livermore is sponsoring. In discussion with URS Corp., project consultant for the City of Livermore, the proposed building location would not be affected by the Route 84 Expressway Widening Project as the building footprint does not encroach further beyond Piemonte Drive. However, a sliver ofland on the subject parcel, approximately 1,800 square feet in area located at the corner of Vineyard Avenue and Isabel Avenue would be dedi- cated for the street widening project. Parking and Circulation The Parking Ordinance does not have a specific parking ratio for an event center. Although an event center, the occupancy capacity at the proposed facility would be based on the number of guests that the dining room may hold for events since no pubic wine tasting would occur during an event. The Parking Ordinance requires one parking space for each two-hundred (200) square feet of the dining area. The dining room at the proposed facility is approximately 9,200 square feet in floor area; thus, it would require a total of 46 parking spaces (9,200/200=46). Although the seating at the proposed facility would not be fixed seating as is normally seen in a restaurant, staff believes that the proposed 132 on-site parking spaces would be able to handle parking de- mand during events as the proposed number of parking spaces would be significantly more than what is required based on restaurant use. Staff notes that the operation of the proposed facility would be very similar to that of the Palm Event Center, and that based on the experience from the Palm Event Center, staff believes that the on-site parking would be adequate to handle the events. In addition, the traffic to the wine tasting room would be sporadic and insignificant. Occasion- ally there would be a wine auction for a small group. These functions are normally held during SR:06: 287 Page 6