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traffic and congestion on Vineyard Avenue. She felt the event centers plus additional homes will have more of an impact on Vineyard Avenue. Dominic Scotto addressed the City Council in support of the project and indicated his family has been in the winery business for 25 years. He noted his support for the proposal and stated it brings balance to the area. He feels the events center would be vital to the economic success of the vineyards. Sharon Burnham addressed the City Council as Executive Director of the Tri-Valley Conservancy. She noted the Tri-Valley Conservancy holds conservation easements on over 4100 acres of property within the Tri-Valley, mainly in the South Livermore Valley area. The property being discussed tonight is one of the properties that they hold a conservation easement on; and, there are limited and prohibited uses that the owner of the property can do on the land. It also means that they are restricted to a certain building size. Mr. Callahan has conformed to the restrictions on his site and the Conservancy is happy to have a winery coming into the area. Hearing no further requests to speak, Mayor Hosterman closed the public hearing. Councilmember Sullivan verified that there have been no noise complaints/code issues with the Palm Events Center and that it also operates under a Conditional Use Permit. Discussion ensued regarding meetings with the homeowners and it was indicated a focal group was established to deal directly with concerns regarding noise, lights, etc. Ultimately that group supported the proposed changes. Councilmember McGovern felt the design is beautiful and looks like a nice gateway to the community. Noting this project was not subject to a traffic mitigation fee, she questioned if the events center does cause a problem with traffic how would the city address that issue. Staff advised that it could be resolved through hours of operation or other conditions within the use permit. Although this project is not subject to the Vineyard Avenue Corridor Specific Plan and is not subject to those traffic mitigation fees, they would be subject to the normal city development fees. Mr. Fialho noted they would be subject to approximately $240,000 in local traffic impact fees, and about a $30,000 fee for regional improvements. With regard to Mrs. Wu's concern with if there is some type of a problem with having two events centers very close together; staff indicated there is a way to mitigate that. Councilmember Sullivan commented that this is a good-looking facility. He initially felt this center could have a detrimental impact on other smaller wineries, but he has learned that it is just the opposite. This will help to bring business to the other smaller wineries. He indicated he is supportive of this project and commended the applicant for working with the neighbors. He did not feel the project would create a negative impact on the area or the neighbors, as there will be 900 feet of a vineyard buffer. He indicated his support for bringing the revised Landscape Plan to the Director of Planning. Councilmember McGovern indicated her support for the events center and commended Mr. Callahan for working with the neighbors and community. City Council Minutes 9 December 19, 2006