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Army Corps of Engineers The Corps of Engineers submitted a response letter dated November 14, 2013 and recommended preparation of a wetland delineation study to ascertain the extent of waters on the project site. As a result, a wetlands delineation study is required. The applicant is working with the Army Corps of Engineers to resolve this issue. If a wetlands delineation study is still required, the Planning Commission date will be rescheduled and, upon submittal of the wetlands delineation study, a revised Initial Study will be posted. The Community Development Department has received eight letters in opposition. The neighbors in opposition expressec concerns regarding the project's impacts on traffic, noise, and land use. The application has been tentatively scheduled for the Planning Commission meeting on December 19, 2013. The Community Development Department has reviewed the project and responses from other agencies, and providing any outstanding issues have been resolved, including the requirement of a wetlands delineation study, intends to approve this project subject to the following conditions of approval: Site Approval Application No. PA-1300186 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 a small winery to be built in two phases over a six year period as shown on the Site Plan dated October 28, 2013 (Use TypeWineries and Wine Cellars—Winery, Small). Twelve marketing events per year are also approved with a maximum attendance of 100 people as shown on the proposed marketing plan dated November 1, 2013, 1) Phase One, building permits to be issued within 18 months from the effective date of approval, includes the construction of a 3.400 square foot wine tactinn