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and permitted as a agricultural storage building and not to be used for the processing of agricultural products. A change in occupancy will require a code analysis report and necessary plans prepared by an architect or engineer in accordance with Section 3408 of the CBC. The report and plans shall identify existing conditions, propose alterations necessary to bring the building in compliance with the current code and include the following: (a) Description of Use (b) Occupancy Groups (c) Type of Construction (d) Sprinklers (Yes or No) (e) Stories (f) Building Height (g) Allowable Floor Area (h) Proposed Floor Area (i) CBC Occupant Load 2) A building permit application including plans will be required. The plans must be prepared by a registered engineer or iicensed architect, shall be submitted for review and approval and show the following: (a) A path of travel in compliance with Chapter 11 B of the CBC into and through all spaces in the building. (b) Restrooms conforming to the disabled access requirements in Chapter 11 B of the CBC and California Plumbing Code, Table 4-1. (c) Parking for the physically disabled located as close as possible to the primary entrance in compliance with Chapter 11 B of the CBC. (d) Any electrical, plumbing or mechanical work necessary to install the proposed equipment necessary for the shop processes. 2. DEPARTMENT OF PUBLIC WORKS (Staff Contact: Alex Chetley, 209-468-3023) a. An encroachment permit shall be required for all work within road right-of-way. (NoteDriveway encroachment permits are for flatwork only — all vertical features, including but not limited to fences, walls, private light standards, rocks, landscaping and cobbles are not allowed in the right- of-way.) (Development Title Sections 9-1145.4 and 9-1145.5) b. The driveway approach on Ray Road shall be improved in accordance with the requirements of San Joaquin County Improvement Standards Drawing No. R-17 prior to issuance of the occupancy permit. (Development Title Section 9-1145.5) c. The access gate for the driveway on Ray Road shall remain open during all hours of operation_ d. All vehicular parking related to applicant's winery shall be onsite at all times. Parking in the County and State rights-of-way for all winery related events shall be prohibited. It is the responsibility of applicant to monitor Ray Road and State Route 12 to ensure compliance with this requirement. e. If any marketing events are held for more than 150 people, the Department of Public Works reserves the right to require a traffic study to determine the impacts and mitigation of the proposed project. The applicant shall deposit funds with the County for all costs, as estimated by the Department of Public Works Transportation Engineering Division prior to the Department preparing or contracting for the required study. (Development Title Section 9-1150.4) f. The property owner shall execute an Irrevocable Offer and Agreement to Dedicate Road to result in a twenty-five (25) foot wide right-of-way from the centerline of Ray Road to the property line Conditions of Approval -4 -