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the applicant shall provide forty-seven (47) parking spaces for the winery, including two (2) accessible spaces, one (1)which shall be van accessible. The applicant stated there will be a maximum attendance of 150 people at the marketing events. In addition to the forty-seven (47) parking spaces required for the winery, fifty additional overflow parking spaces shall be required on-site for the marketing events (one parking space for every three marketing event attendees). The additional marketing event parking spaces must also be shown on the Improvement Plan. Neighborhood Opposition The Community Development Department has received one letter in opposition from a neighbor and two letters in opposition to the marketing events from the Farm Bureau and Department of Conservation. The letter of opposition from the neighbor expressed concerns regarding traffic. Traffic: The neighbor in opposition expressed concern regarding the location of the proposed driveway and parking lot. The opponent's residence is located approximately 130 feet north of the project. The neighbor requested the driveway and proposed parking stalls be recessed further from the northern property line to avoid the glare of vehicle headlights into the neighbor's residence. As a result, the applicant revised the site plan and relocated the proposed driveway forty feet to the east. In addition, the applicant recessed the parking lot area and proposes a buffer of vineyards between the proposed parking lot and northern property line. A Technical Memorandum prepared by KD Anderson &Associates dated January 3, 2013 was also submitted certifying the proposed development will not degrade adjacent roadways to unacceptable conditions. Therefore, any traffic impacts are expected to be less than significant. Williamson Act Compatibility The proposed site is currently under the California Land Conservation Act and is subject to Williamson Act contract No. 80-C1-01. The contract restricts development to uses that are compatible with the Williamson Act and Development Title Section 9-1805. "Compatible use"as defined in the Williamson Act includes uses determined by the County to be compatible with the agricultural, recreational, or open-space use of land within the preserve and subject to contract (Government Code Section 51201[el) The Department of Conservation submitted a letter dated December 7, 2012 and suggested the Mitigated Negative Declaration should address why the construction of the three acres does not violate Williamson Act statute and Principles of Compatibility. The Farm Bureau submitted a letter dated November 28, 2012 and suggested the Planning Commission support only the winery production facility and oppose the marketing event component because the events .may be incompatible uses under the Williamson Act'. However, a winery is a compatible use with property under contract pursuant to Development Title Section 9-1810.3(b)(1)(AA). The applicant expects to produce 36,000 gallons of wine per year and will have wine available for sale at each marketing event. The wine will be sold exclusively from the host winery. The parcel will have approximately 14 acres of vineyards and the winery and marketing events will encompass approximately three acres. Therefore, the marketing events for the winery are accessory uses and the proposed project is consistent with the required three principles of compatibility pursuant to Government Code Section 51238.1. San Joaquin County PA-1200200\M2 Winery Community Development Page 4