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Analysis Background On December 4, 2001, the Community Development Department approved Site Approval No. SA-01-0077 for the conversion of an existing 3,300 square foot residence into a bed and breakfast inn with a maximum of eight guests (Use Type: Lodging Services-Bed and Breakfast). The existing bed and breakfast is not a part of this project. On March 11, 2004, the Community Development Department approved Site Approval No. PA-0300612 for an off-site wine cellar with twenty-four marketing events per year with a maximum attendance of 150 people. The improvements included the construction of a 1,280 square foot building for an off-site wine cellar and the conversion of an existing 540 square foot agricultural building into a wine tasting room (Use Type: Wineries and Wine Cellars—Wine Cellar, Off-site). The existing wine tasting room within the off-site wine cellar building is proposed to be expanded in Phase One of the project. The proposed winery will employ a total of eight workers. Off-season, the winery will operate five days per week (Monday through Friday) during the hours of 8:00 a.m.to 5:00 p.m. During the peak of the season, in September and October, the winery will operate every day from 7:00 a.m. to 12:00 a.m. The wine tasting room will be open from 12:00 p.m. to 7:00 p.m., Thursday through Monday, year-round and expects twenty (20) customers per day. The marketing events and special events will operate from 12:00 P.m. to 10:00 P.M. Marketing Events The applicant is proposing thirty-seven (37) marketing events per year. The winery ordinance permits marketing events as an accessory use to a winery (Development Title Section 9-1075.4(m)). Marketing events shall end by 10:00 p.m. pursuant to Development Title Section 9-1075.4(m)(2). The subject project complies with the winery ordinance contained in the Development Title. Development Title Section 9- 1075.1 states "The intent of the Wineries and Related Facilities Chapter of the Development Title is to establish regulations that will acknowledge the distinctive pairing of wine grape growing, wine making, and tourism. The challenge is to provide for agricultural tourism and marketing activities while ensuring that agricultural resources remain vital. A major purpose is to guarantee that both winery and wine cellar marketing events are accessory and are subordinate to the primary agricultural use". Marketing events can take many forms, but they all must promote wine and have wine from the associated vineyard for sale. The applicant has indicated the marketing events are specifically geared to sell their wine. Parkin Development Title Table 9-1015.3(a) states for the Wineries and Wine Cellars use type that 2.5 parking spaces shall be provided for each 1,000 square feet of building. The applicant proposes to expand the current operation of building square footage by 61,316 square feet. This would require that 154 additional parking spaces be provided for the project, including six accessible spaces, one of which shall be van accessible. However, Development Title Section 9-1015.9 permits the modification of these requirements by the Director in cases, which due to the unusual nature of the establishment proposed or the development proposal submitted for it, the requirements may be considered insufficient or excessive. The applicant submitted a letter dated August 26, 2011 requesting a reduction in the number of parking spaces to 69 parking spaces because the additional buildings in Phases Three and Four are used for storage and the main winery operations and staffing increases will be in Phases One and Two. The Community Development Department has reviewed the request and has determined that a reduction in the number of parking spaces to 69 is sufficient for the proposed use. Eleven (11) parking spaces shall San Joaquin County PA-1100160WIettler Family Vineyards Community Development Page 3