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She then described the requirements placed on the applicants should the buildings fall into disrepair or become abandoned. Chairperson Fox recalled that the Planning Commission had been told that no buildings would be placed on land designated as Open Space/Grazing, such as on the Austin PUD. Ms. Decker stated that the difference between the two projects was that the leftover land in the Austin PUD was considered to be dedicated open space. In this case, the General Plan designation is Agriculture/Open Space, with an overlay with the South Livermore Valley Area Plan as well as the Tri-Valley Conservancy, outlining a 2.5-acre limit for development. The Tri-Valley Conservancy has voiced its support for this project within those limits. In response to an inquiry by Chairperson Fox regarding the FAR and the maximum size of the house, Ms. Soo replied that staff recommended following the R-1-20,000 regulations, which allow a maximum FAR of 30 percent. The pad area drawn on the plan was 130 feet wide by 130 feet deep. The living area could be a maximum size of 6,000 square feet. Commissioner Olsen referenced the letter from the Ruby Hill Homeowners Association in Attachment 8 and inquired whether the transition of landscaping maintenance had been conditioned. Ms. Soo indicated that was not a condition because it was an agreement between two private parties. Ruby Hill would like to give the maintenance responsibility to the Nagy’s. In response to an inquiry by Chairperson Fox regarding the FAR and maximum size of the house, Ms. Soo replied that staff recommended the %-1-20,000 standard which allows a maximum FAR of 30 percent. The pad area drawn on the plan was 130 feet wide by 120 feet deep, totaling approximately 18,000 square feet. With a 30-percent FAR, staff believes the home would have a sufficient size. Ms. Decker added that the living area of the home could be a maximum of 6,000 square feet based on the 30-percent FAR. Ms. Soo added that the measurement did not include the garage. THE PUBLIC HEARING WAS OPENED. Arpad Nagy, applicant, described the vision for the site as a five-star restaurant which would be a valuable enhancement to the 36-acre vineyard parcel as well as the former sales office. He described the ambience that would be achieved by the dining experience and noted that both families and professionals could enjoy a welcoming, fine-dining experience. He noted that the architecture and landscaping would also be attractive for visitors to the area as well. He noted that the project had been revised several times, and meetings by a focus group consisting of residents resulted in the 500-foot buffer zone. They also decided to build the residence between the residence and the Ruby Hill homes in order to buffer lighting and noise impacts; the courtyard would also serve as a buffer. He believed the current project was much better due to the input provided by the neighbors. He corrected the operating hours as starting at 11:00 a.m. He noted that the dining hours would be from 6:00 p.m. to 10:00 p.m. on weekdays, and from 6:00 p.m. to PLANNING COMMISSION MINUTES May 9, 2007 Page 7 of 20