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FINDINGS FOR USE PERMIT PA-1300118 PHILLIPS FARMS, LLC/MICHAEL D. HAKEEM 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 sixty-five (65) dB at the property line and have no more than 300 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. However, the applicant has indicated the City of Lodi will accept wastewater from this development into its facilities and has submitted written verification from the City of Lodi that City of Lodi will be providing trucked wastewater service under agreement.Additionally, the applicant is able to reduce the number of required parking spaces from 287 additional parking spaces to sixty-nine (69) parking spaces pursuant to Development Title Section 9- 1015.9. The addition of sixty-nine (69) parking spaces and fifty (50) 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. The Department of Public Works required a traffic study, which was prepared by KD Anderson & Associates, Inc, dated July 10, 2018. Mitigation measures include improving the westernmost driveway access,widening State Route 12 to extend the existing westbound left-turn lane and the project's main entrance, and constructing an eastbound right-turn lane to the project's main entrance. 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. • This finding can be made because the Initial Study prepared for this project found no potentially significant environmental impacts. Additionally, a traffic study was required by the Department of Public Works. The traffic study identified three (3) mitigation measures to reduce impacts on traffic to less-than-significant levels.These mitigation measures have PA-1300118 - Findings 1