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CONDITIONS OF APPROVAL PA-1200126 WATTS TRUST Use Permit Application No. PA-1200126 was approved by the San Joaquin County Planning Commission on September 20, 2012. The effective date of approval is September 30, 2012. This approval will expire on April 1, 2014, 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 secured and remain in force, and (3) all necessary permits from other agencies have been secured 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 LIST'for details). A fee is required for the Site Plan review. (Development Title Section 9-884) b) APPROVED USE: This approval is for the expansion of a small winery into a large winery to be built in two phases over a ten year period as shown on the Site Plan dated July 24, 2012. (Use Type: Wineries and Wine Cellars-Winery, Large). Phase One, building permits to be issued within 18 months from the effective date of approval, includes the construction of six 3,000 gallon tanks. Phase Two, building permits to be issued within ten years from the effective date of approval, includes the construction of a 12,000 square foot case and barrel storage building and a 2,500 square foot wine tasting room. Thirty marketing events per year are also proposed with a maximum attendance of 100 people as shown on the proposed marketing plan dated July 24, 2012. This application supersedes PA-0500388 and PA-0800182. c) MARKETING EVENTS: Marketing Events are subjected to the following regulations: 1) A maximum of thirty(30) marketing events are permitted annually as a part of the proposed marketing plan dated July 24, 2012. 2) Each event shall have a maximum attendance of 100 people. 3) Marketing Events shall end by 10:00 p.m. (Development Title Section 9-1075.3 (m)(2). 4) Amplified music shall not be permitted as part of this approval. d) PRODUCTION CAPACITY: A large winery shall have a minimum production capacity of 100,000 gallons of wine per year. (Development Title Section 9-1075.3[a]).