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CONDITIONAL USE PERMIT FINDINGS The Planning Commission must make the following findings prior to granting the conditional use permit for the proposed event center: 1. The location ofthe proposed conditional use is in accordance with the objectives of the zoning ordinance and the purpose of the district in which the site is located. The operation ofthe event center and winery would be considered complementary to the vineyards and wineries in the South Livermore Valley area. Its operation would be, in the opinion of staff, compatible with the winery and the homes of the Ruby Hill development to the southwest. Vineyards, wineries, and the uses complementary to a vineyard/winery are considered to be appropriate for the Agricultural zoning districts of the City. Therefore, staff believes that this finding can be made. 2. The proposed location of the conditional use and the conditions under which the conditional uses would be operated or maintained will not be detrimental to the public health, safety, or welfare, or materially injurious to the properties or improvements in the vicinity. Vehicular access is provided from the newly aligned Vineyard Avenue, which would include a left-turn pocket for westbound traffic to the winery. There is adequate capacity to handle the anticipated traffic requirements for this facility. All events, performances, ceremonies, etc., taking place at the event center must conclude operation by II :00 p.m. There is a general prohibition for outdoor music events/performances. However, weddings and similar ceremonies with an acoustic-only musical/voice accompaniment, and/or string quartet would be allowed to take place no later than 9:00 p.m. The proposed timing restrictions, with the acoustic-only provision, and the significant distances separating the inner courtyard from the closest homes would mitigate any negative impact to the homes in the Ruby Hill development. Amplified musical events and performances would be limited to the interior areas of the event center. During the event, the doors and windows on the sides of the event center building facing the Ruby Hill development would be required to remain closed, but not locked, at all times. Additionally, adequate parking is provided for employees and visitors. Therefore, staff believes that this finding can be made. PUD-93-02-08M/PCUP-181 Planning Commission Page - 13 -