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The Community Development Department has reviewed the application and offers the following comments: Background On July 6, 1960, the Community Development Department approved UP-1581 for a winery with the storage and bottling of wines. There have been multiple expansions to the winery. The most recent land use application to expand the winery was Use Permit application PA-0600521 to construct a 60,000 square foot warehouse and 3,440 truck loading canopy. To date, the total square footage of existing buildings is 227,630 square feet. The total approved area is 64.08 acres. Pursuant to Development Title Section 9- 605.3(b), uses or structures that require discretionary review may be expanded with an Improvement Plan if the proposed expansion involves less than a ten percent increase in the overall site area covered by the existing use. The applicant applied for a building permit (BP-1103079) on December 12, 2011 to construct 24 new wine tanks, which is depicted as a proposed expansion on the Site Plan for Phase One. A revised site plan shall be submitted omitting the 24 tank farm in Phase One as this development has already been applied for and is permitted because it is a less than ten percent expansion in overall site area. Parkin The subject project proposes to remove two buildings (modular offices and modular restroom) totaling 10,542 square feet and relocate a 13,466 square foot maintenance building. The proposed total square footage of buildings to be constructed is 64,304 square feet. The site plan depicts a total of 257 parking spaces. Development Title Section 9-1015.3(b) requires 2.5 parking spaces per 1,000 square feet of building for the Winery and Wine Cellars-Winery use type. As a result, 121 additional parking spaces would be required in addition to the existing 223 parking spaces required per PA-0600521. However, Development Title Section 9-1015.9 states that requirements of the chapter may be modified by the Director in cases in which, due to the unusual nature of the establishment proposed or the development proposal submitted for it, the requirements set forth in the Development Title may be considered insufficient or excessive. The applicant may submit a parking request modification letter or revise the site plan to depict the additional required 121 parking spaces. Council of Governments San Joaquin County is a signatory to the San Joaquin County Multi-Species Habitat Conservation and Open Space Plan (SJMSCP). Participation in the SJMSCP satisfies requirements of both the state and federal endangered species acts, and ensures that any impacts are mitigated below a level of significance in compliance with the California Environmental Quality Act (CEQA). Although participation in the SJMSCP is voluntary, if applicants choose against participating in the SJMSCP, they will be required to provide alternative mitigation in an amount and kind equal to that provided in the SJMSCP. This project is subject to the SJMSCP and is located within an unmapped land use area. Per requirements of the SJMSCP, unmapped projects are subject to case-by-case review. This can be a 90 day process and it is recommended that the project applicant contact SJMSCP staff as early as possible. Schedule a SJMSCP biologist to perform a preconstruction survey prior to any ground disturbance. 2