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proposed restaurant location. The trees represent five species; coast live oak, London plane, and Gallery pear are among them. None of the trees are heritage-sized trees. The report states that 71 percent (20 trees) are in a good condition and the rest are in a moderate condition. The report recommends the removal of five trees (three London plane and two coast live oak) to accommodate the proposed driveway and the building relocations. To mitigate the loss of the existing trees, the proposed landscape plan shows that a total of 179 trees would be planted, and all of them are 24-inch box sized or larger. Landscaping New landscaping would consist of olive trees, palms, crape myrtle, and Italian cypress with various shrubs, groundcover, and annuals grouped in the driveway, parking areas, fountain area, and courtyard. The proposed landscaping theme could be categorized as "perimeter landscaping" and "focused landscaping". The perimeter landscaping is the landscaping planted along the Vineyard Avenue frontage and in at the parking lot. Italian cypress would be planted along the parking lot edge. The focused landscaping is proposed near the restaurant entrance and at the foundation area. The planting material chosen for this area are more decorative and ornamental specimens. Among a variety of roses and daylilies, the planting list includes bearded iris, common calla, veronica, seasonal annuals, etc. Drainage As proposed, the vineyards would receive all storm water runoff from the building and the parking areas. This approach has been reviewed and accepted by the Public Works/ Engineering Department and is the same methodology as the other sites nearby. As conditioned, the applicant is required to submit a drainage plan to the City Engineer for review and approval prior to the issuance of a building permit. PUD AND CONDITIONAL USE PERMIT FINDINGS The Pleasanton Municipal Code sets forth the purposes of the Planned Unit Development (PUD) District and the considerations to be addressed in reviewing a PUD development plan proposal or modifications of an approved development plan. Although the requested modification would not alter the agricultural/viticulture uses or the allowed building envelop on the subject site, it would allow a restaurant and home as part of the Ruby Hill PUD. The City Council must make findings that the proposed PUD major modification conforms to the purposed of the PUD District, before taking action. These findings are listed in Attachment 7. The City Council must also make findings prior to granting the conditional use permit for allowing serving alcoholic beverages after 10:00 p.m. These findings are listed in Attachment 8. Page 9 of 11