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33 parking spaces. Therefore, the total number of required parking spaces at the site would be fifty-one (51), 3 of which must be handicapped accessible. The required number of parking spaces must be shown on the Improvement Plan. Development Title Section 9-1015.9 states that the parking requirements may be modified. If the applicant feels that the required number of parking spaces is excessive, they must submit a written request to reduce the number of required parking spaces, subject to the approval of the Community Development Department. This request must detail specific reasons, based on the winery's operations, to modify the parking requirement while indicating an exact number of parking spaces that will adequately accommodate the winery. Signs A monument sign is proposed as part of Phase 2 on the northwest corner of the parcel. Sign details must be consistent with Chapter 9-1710 of the Development Title. All portions of any sign must be set back a minimum of five (5) feet from any future right-of-way line, including any corner cut-off(snipe). (Development Title Section 9-1710.2[g)) Building Division The change of use from an agricultural building to wine production and storage requires an occupancy change for the agricultural building from an existing occupancy of Group U, to the proposed occupancy of Group S, division 1 and Group F, division 1. San Joaquin County Council of Governments The Natural Diversity Database does not list any rare, endangered, or threatened species or habitat located on or near the site. Referrals have been sent to the San Joaquin Council of Governments (SJCOG) for review. If SJCOG determines that the applicant may participate in the San Joaquin Multi-Species Habitat Conservation and Open Space Plan (SJMSCP), and if the applicant chooses to participate, then the proposed project is consistent with the SJMSCP, as amended, as reflected in the conditions of project approval for this proposal. Pursuant to the Final EIR/EIS for San Joaquin County Multi-Species Habitat Conservation and Open Space Plan (SJMSCP), dated November 15, 2000, and certified by SJCOG on December 7, 2000, implementation of the SJMSCP is expected to reduce impacts to biological resources resulting from the proposed project to a level of less-than-significant. If the applicant chooses not to participate, then the applicant will be required to participate in a similar mechanism that provides the same level of mitigation. The Community Development Department has reviewed the Site Approval application and responses from other agencies. The Community Development Department intends to approve Site Approval No. PA-0800182 subject to the following conditions: Site Approval Application No. PA-0800182 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. 2