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The restaurant use is one of the uses allowed within the conservation easement area. It is an appropriate use for this site as it is closely affiliated with the vineyards and will retail some of the local wines. Restaurants are often located in the wine-growing regions and, as such, would promote local economy and would attract tourism. This is consistent with one of the policies of the South Livermore Valley Area Plan, adopted by Alameda County in 1993, which encourages the promotion of the area as a premier wine-producing center by encouraging appropriate tourist attractions and supporting uses such as the proposed event center and winery. The proposal includes one future home site for a Tuscan style single-family residence. Ruby Hill was allotted to a housing cap of 850 residential units. In the past, two residential lots were combined into one for the construction of one single-family home, bringing the total residential lots in Ruby Hill from the original 8501ots to 849. The proposed home site for asingle-family residential unit would bring the total number of unit back to the housing cap and is therefore in conformance the Ruby Hill PUD. South Livermore Valley Agricultural Land Trust/Tri-Valley Conservancy The subject site is covered by an agricultural conservation easement granted to the Tri-Valley Conservancy (TVC), formerly South Livermore Valley Agricultural Land Trust (SLVALT). This proposal was reviewed and supported by the Board of Directors of TVC. The conservation easement benefiting the TVC limits the non-vineyard use to a total of 2.5-acres of building envelope area. The building envelope is required to be one continuous piece, i.e. the restaurant area and the future home site would need to be linked via a driveway. The building envelope area includes the restaurant location, parking lot and area surrounding the restaurant, the patio area to the west of the restaurant building, the building area for a future residence and the driveway access to the home. The TVC requested that the applicant amend the conservation easement to clearly describe both building envelope, and the building envelope should be physically demarcated from the vineyard areas. As conditioned, the applicant would amend the easement by preparing and recording a metes and bounds description of the building envelope, and would then monument the property corners. Fees Ruby Hill development, including the subject site, is not part of the Vineyard Avenue Corridor Specific Plan area. By prior development agreement, the proposed development is not subject to the Citywide and area wide traffic mitigation fees. The applicant would be required to pay all required City fees, such as swage fee, traffic mitigation fee, etc. for this development. A condition of approval has addressed this issue. PUD-93-02-09M/PCUP-182 Planning Commission Page - 6 -