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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-1100024 with the Findings, Williamson Act Principals of Compatibility, Delta Primary Zone 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. The project is in the Primary zone of the delta. However, the winery expansion is an agricultural use in an agricultural zone. • This Finding can be made because agricultural processing is consistent with the General Agriculture (AIG) General Plan designation and in turn may be conditionally permitted with a Use Permit in the AG40 zone. There are no Master Plans, Specific Plans, Special Purpose Plans, or any other applicable plan adopted by the County in the 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 the site can accommodate a well, septic system, and drainage facilities and will be able to utilize process water on-site. A traffic study, completed by Dowling Associates, Inc and dated January 4, 2012, determined that no changes to existing public roads are required. However, prior to issuance of any Certificate of Occupancy for Phase 1, the applicant shall add a stop sign and a painted stop bar to the project access approach (eastbound)to Jacob Brack Road at a location far enough back from Jacob Brack Road to ensure that the northbound left-turning and opposing eastbound right-turning vehicles don't conflict or collide. A permit to operate a non transient/non community public water system will be required by the Environmental Health Department prior to final occupancy of Phase 1. The Community Development Department determined that 488 automobile parking spaces are sufficient. 1 The site is physically suitable for the type of development and for the intensity of development. This Finding can be made because the plan shows that there is sufficient area for the new facilities, parking, and circulation, in compliance with County Standards. The site is located on a paved public road with easy access to Interstate 5. An addendum to the soil suitability/nitrate loading study dated October 20, 2009, that addresses the proposed phased expansion incorporating proposed staff and customer use, shall be submitted to the Environmental Health Department, indicating that the area is suitable for septic system usage. San Joaquin County PA-1100024\Sutter Home Community Development Page 5