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CONDITIONS OF APPROVAL PA-0800182 Watts Site Approval Application No. PA-0800182 was approved by the San Joaquin County Community Development Department on August 26, 2008. The effective date of approval is September 5, 2008. This approval will expire on March 7, 2010, 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: Jason Jones, 209468-3136) 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 a Small Winery to include the expansion of an existing off- site wine cellar into a small winery with a maximum production capacity of 200 tons of grapes to be completed in two phases as shown on the revised site plan dated August 1, 2008. Phase 1 includes the conversion of an existing 6,561 square foot agricultural building into a winery production building. Phase 2 includes a new 7,500 square foot wine production building and office, a 3,000 square foot roof cover and a 2,500 square foot tasting room and administrative building to be completed within 5 years. (Use Type:Wineries and Wine Cellars-Winery) c. CAPITAL FACILITY FEE: This project may be subject to the Capital Facility Fee. If the Capital Facility Fee is applicable, the County shall collect the fees before the issuance of any building permits. (Development Title Section 9-1245.2) d. BUSINESS LICENSE: The applicant shall secure an approved Business License prior to the initiation of the use. (Section 7-1000 of the County Ordinance Code) e. STORM DRAINAGE: Any additional storm water drainage created by new improvements shall be retained on-site. The drainage pattern and corresponding storm drain improvements shall be shown on the Site Plan. Drainage calculations prepared by a registered civil engineer or architect shall be included. (Development Title Section 9-1135) f. PARKING: Off-street parking shall be provided and comply with the following: (1) All winery driveways and maneuvering areas shall be surfaced and permanently maintained with base material of appropriate depth and chip seal, asphalt or cement to provide a durable, dust free surface. Bumper guards shall be provided when necessary to protect adjacent structures or properties (Development Title Section 9-1015.5[e]). Conditions of Approval - 1 - PA-0800182