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Some existing trees along Vineyard Avenue would be removed for the proposed driveway to the restaurant. Some of the existing vineyard would be removed for the construction of the parking lot. A preliminary landscaping plan is included in the proposal showing "perimeter landscaping" along Vineyard Avenue and "focused landscaping" at the restaurant entrance. The proposed residential building pad is the current location of the sale office building. Access to and from the proposed residence would be via the existing driveway off Ruby Hill Boulevard. To prevent restaurant patrons from entering the restaurant from Ruby Hill Boulevard, a gate would be installed at the end of the drive isle. This gate, however, would be accessible by emergency vehicles when needed. The design elements of the future residence are listed in the proposed design guidelines. The home would be a Tuscan style home blending into the vineyard setting. Signage for the restaurant consists of a freestanding sign located at the entryway. The sign would be made of tempered glass with etched lettering. Please refer to the attached Planning Commission staff report, dated May 9, 2007, and the proposed plans for additional project information. PLANNING COMMISSION ACTION The Planning Commission held a public hearing on May 9, 2007 to review the subject application. Detailed information on this meeting is provided by the attached excerpts of the Planning Commission minutes. Several members of the public spoke at the hearing in support of the proposed development and also discussed the size of the future home. The Commission approved the application on a 4-1 vote. Chairperson Fox voted against the proposal stating that she wishes to see a smaller sized home be constructed. The Commission modified the conditions as recommended by staff and added additional conditions. Please refer to Attachment 6 for the Planning Commission Meeting Minutes. DISCUSSION General Plan and Land Use The subject site is designated by the Land Use Element of the Pleasanton General Plan for Agriculture and Grazing uses. The General Plan for this area encourages uses which relate to the outlying wine country. It calls for creating an attractive gateway to the Livermore Valley wine country and implementing wine country architectural and landscape design themes throughout the Vineyard Avenue corridor. The Vineyard Avenue Specific Plan contains similar land use objectives to encourage development of vineyards and related commercial uses. The restaurant use is one of the uses allowed within the conservation easement area. Restaurants are often located in the wine-growing regions and, as such, would promote the local economy and attract tourism. It is appropriate to have a restaurant use at the Page 5 of 11