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J Recommendations Action It is recommended that the Planning Commission: 1. Approve the Negative Declaration; and 2. Approve Use Permit Application No. PA-1800279 with the Findings and Conditions of Approval contained in the Staff Report. Findings 1. The proposed use is consistent with the goals, policies, standards, and maps of the General Plan, any applicable Master Plan, Specific Plan, and Special Purpose Plan, and any other applicable plan adopted by the County. • This finding can be made because the proposed winery expansion may be conditionally permitted in the AG-40 (General Agriculture-40 acre minimum) zone with an approved Use Permit application. The winery expansion is also consistent with the goals, policies, standards and maps of the General Plan. The project must meet the noise ordinance requirements of 65 dB at the property line and have no more than 50 attendees at each marketing event. There are no Master Plans, Specific Plans, and/or Special Purpose Plans in the project vicinity. 2. Adequate utilities, roadway improvements, sanitation, water supply, drainage, and other necessary facilities have been provided, and the proposed improvements are properly related to existing and proposed roadways. • This finding can be made because adequate utilities,access roads,sanitation,drainage and other necessary facilities have been provided and the proposed improvements are properly related to existing and proposed streets and highways. The project will be served by an individual well and on-site storm drainage. The amount of storm drainage runoff generated by the construction of any new buildings will be contained on-site. The Public Works Department is requiring the developer to provide drainage facilities and meet the requirements of San Joaquin County Development Standards to prevent the increased runoff release rate of storm water from discharging onto other properties and to prevent offsite sediment transport. Sewer services can be provided through a septic system. Additionally,the applicant is able to reduce the number of required parking spaces from 212 additional parking spaces to seventy (70) parking spaces pursuant to Development Title Section 9-1015.9. The addition of seventy(70) parking spaces and twenty-five(25)over flow spaces will be sufficient to accommodate for the proposed winery as the majority of square footage of buildings will be used for storage and there are existing parking spaces to accommodate existing operations. 3. The site is physically suitable for the type of development and for the intensity of development. • This finding can be made because the parcels are of adequate size and shape to accommodate the proposed winery buildings and all yards, building coverage, setbacks, parking areas, and other requirements of the Development Title. The Site Plan shows that there is sufficient area for parking and circulation for the winery and marketing events in compliance with Standards of the Development Title. 4. Issuance of the permit will not be significantly detrimental to the public health, safety, or welfare, or be injurious to the property or improvements of adjacent properties. San Joaquin County PA-1800279\Stokes and Lombardi Farms Community Development Page 4