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east of the subject parcel. The kennel facility consists of both indoor and outdoor living spaces, as well as outdoor exercise areas, but the outdoor areas will only be used between the hours of 8:00 a.m. and 5:00 p.m. and the dogs are kept inside at night. There is no evidence to indicate the project will exceed the noise ordinance standards. Therefore, any noise related impacts are expected to be less than significant. Council of Governments A referral was sent to the San Joaquin Council of Governments (SJCOG) for review. This project is subject to the San Joaquin County Multi-Species Habitat Conservation and Open Space Plan (SJMSCP) and is located in the unmapped 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 applicant contact SJMSCP staff as early as possible. The application has been tentatively scheduled for the Planning Commission meeting on March 20, 2014. The Community Development Department has reviewed the Use Permit application, and providing any outstanding issues have been resolved, will recommend that the Planning Commission approve the application subject to the following Conditions of Approval: Use Permit Application No. PA-1300222 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 (Contact Staff: Megan Aguirre, (209) 468-3144) 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). Foundation and soils investigation shall be conducted in conformance with Chapter 18 of the California Building Code at the time of permit application. A fee is required for the Site Plan review. (Development Title Section 9- 884) b. APPROVED USE: This approval is for construction of a 4,291 square foot kennel facility for a maximum of forty (40) dogs. The project area will include a 1,215 square foot kennel building, a 1,104 square foot office, a 110 square foot restroom, and a 1,400 square foot storage area and a 462 square foot kitchen as shown on the Site Plan dated January 22, 2014. (Use Type: Animal Specialty Services - Kennels) 4