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development is proposed within 70 feet of Jack Tone Road, a noise study will be required. A noise study is not required at this time as there is sufficient space to develop outside of the 65 d6 noise contour line. As a Condition of Approval, the project is also subject to Development Title Section 9-1025.9 Stationary Noise Sources, which states the maximum sound level for outdoor activities between 7:00 a.m. and 10:00 p.m. is 70 dB. 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 30 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. The application has been tentatively scheduled for the Planning Commission meeting on May 3, 2012. The Community Development Department has reviewed the project and responses from other agencies, and providing any outstanding issues have been resolved, intends to approve this project subject to the following conditions of approval: Use Permit Application No. PA-1200034 was approved by the Community Development Department on . The effective date of approval is . This approval will expire on , which is 18 months from the effective date of approval, unless (1) all Conditions of Approval have been complied with, (2) all necessary building permits have been issued and remain in force, and (3) all necessary permits from other agencies have been issued and remain in force. Unless otherwise specified, all Conditions of Approval and ordinance requirements shall be fulfilled prior to the establishment of the use and the issuance of any building permits. Those Conditions followed by a Section Number have been identified as ordinance requirements pertinent to this application. Ordinance requirements cannot be modified, and other ordinance requirements may apply. 1. COMMUNITY DEVELOPMENT DEPARTMENT (Staff Contact: Mo Hatef, 209-468- 8477) a) BUILDING PERMIT: Submit an "APPLICATION-COMMERCIAL BUILDING PERMIT'. The Site Plan required as a part of the building permit must be prepared by a registered civil engineer or licensed architect. This Plan must show drainage, driveway access details including gates, on-site parking, landscaping, signs, existing and proposed utility services, and grading (refer to the"SITE PLAN CHECK 3