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PLANNING COMMISSION RECOMMENDATION The Planning Commission recommended approval of the application (4-1 vote), subject to the conditions of approval recommended by staff and modified by the Commission. RECOMMENDATION 1. Find that the project will not have a significant effect on the environment, adopt the draft resolution approving the Negative Declaration as shown in Attachment 4, and find that the project has a de minimus impact on the site's wildlife; 2. Find that the proposed major modification to the PUD Development Plan is consistent with the General Plan and the purposes of the PUD Ordinance, make the findings as identified in Attachment 7, and introduce the draft ordinance approving PUD-93-02-09M subject to Exhibit B-1, Conditions of Approval as shown in Attachment 2; and 3. Make the Conditional Use Permit findings as stated in Attachment 8 and adopt the draft resolution approving PCUP-182 subject to Exhibit B-2, Conditions of Approval, as shown in Attachment 3. FINANCIAL STATEMENT The proposed project would be responsible to 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 and property tax revenue. Staff believes that the net fiscal impact to the City resulting from the proposed project would be positive. 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 to a maximum of 2.5 acres. Existing uses on the site are planted grapes and an existing 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. Signatures 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 11