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noise standards (50 dB Hourly Equivalent Sound Level daytime, 45 dB Hourly Equivalent Sound Level nighttime, 70 dB maximum sound daytime, 65 dB maximum sound nighttime). Marketing events must end by 10:00 p.m. If the applicant decides to propose amplified sound for marketing events in the future, then the applicant would need to apply for a Revision of Approved Actions application and a noise study will be required to ascertain noise impacts to noise sensitive land uses. Council of Governments San Joaquin County is a signatory to the San Joaquin County Multi-Species Habitat Conservation and Open Space Plan (SJMSCP). Participation in the SJMSCP satisfies requirements of both the state and federal endangered species acts, and ensures that any impacts are mitigated below a level of significance in compliance with the California Environmental Quality Act (CEQA). Although participation in the SJMSCP is voluntary, if applicants choose against participating in the SJMSCP, they will be required to provide alternative mitigation in an amount and kind equal to that provided in the SJMSCP. This project is subject to the SJMSCP and is located within an unmapped land use area. Per requirements of the SJMSCP, unmapped projects are subject to case-by-case review. This can be a 90 day process and it is recommended that the project applicant contact SJMSCP staff as early as possible. Schedule a SJMSCP biologist to perform a preconstruction survey prior to any ground disturbance. The application has been tentatively scheduled for the Planning Commission meeting on September 20, 2012. The Community Development Department has reviewed the project and responses from other agencies, and providing any outstanding issues have been resolved, intends to approve this project subject to the following conditions of approval: Use Permit Application No. PA-1200126 was approved by the Planning Commission 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. 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 3