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Recommendations Action It is recommended that the Planning Commission: 1. Approve the Negative Declaration; and 2. Approve Use Permit Application No. PA-1100160 with the Findings and Conditions of Approval contained in the staff report. Findings 1. The proposed use is consistent with the goals, policies, standards, and maps of the General Plan, any applicable Master Plan, Specific Plan, and Special Purpose Plan, and any other applicable plan adopted by the County. • This finding can be made because the proposed conversion of an off-site wine cellar into a winery (Use Type-Wineries &Wine Cellars-Winery, Medium) may be conditionally permitted in the AG40 (General Agriculture-40 acre minimum)zone with an approved Use Permit application. The proposed expansion is also consistent with the goals, policies, standards and maps of the General Plan. There are no Master Plans, Specific Plans, and/or Special Purpose Plans in the project vicinity. 2. Adequate utilities, roadway improvements, sanitation, water supply, drainage, and other necessary facilities have been provided, and the proposed improvements are properly related to existing and proposed roadways. • This finding can be made because adequate utilities, access roads, sanitation, drainage and other necessary facilities have been provided and the proposed improvements are properly related to existing and proposed streets and highways. The project will be served by a private septic system, an individual well, and on-site storm drainage. The amount of storm drainage runoff generated by the construction of any new buildings will be contained on-site. The Public Works Department is requiring the developerto provide drainage facilities and meet the requirements of San Joaquin County Development Standards to prevent the increased runoff release rate of storm water from discharging onto other properties and to prevent offsite sediment transport. Additionally,the applicant is able to reduce the number of required parking spaces from 154 parking spaces to 69 parking spaces pursuant to Development Title Section 9-1015.9. The addition of 69 parking spaces will be sufficient to accommodate for the proposed expansion as Phases Three and Four consist of the expansion for storage only. 3. The site is physically suitable for the type of development and for the intensity of development. • This finding can be made because the 24.74-acre parcel is of adequate size and shape to accommodate the proposed expansion of buildings and all yards, building coverage, setbacks, parking areas, and other requirements of the Development Title. The Site Plan shows that there is sufficient area for parking and circulation for the winery, marketing events, and special events in compliance with Standards of the Development Title. San Joaquin County PA-11001601Mettler Family Vineyards Community Development Page 5