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Analysis Back iround on July The Community Development Department ken due to the opeopened an eat on of special nt case for events without permits. its 008 (1=N-0800547)- enforcement action wa lied for not related to marketing events. While Special events are separate event permits that can be app marketing events means the congregation of persons for the purpose of promoting the wine industry and marketing wine, special events are any temporary events that attract a large number of people. Pursuant to Development Title'Section 9-110.4, a maximum of four special events can be applied for in one year. The applicant has submitted an Improvement Plan application (PA-0800240)that has been approved and finaled proposing four special outdoor events. Ordinarily, an off-site wine cellar may be a conditionally permitted use in the General Agriculture zone subject to an approved Site Approval application. However, pursuant to Development Title Section 9- 1075.8(m)(1)(B), a Use Permit must be obtained when an existing multipurpose wine cellar building is being used that is larger than 2,000 square feet. The applicant is proposing to use a 5,600 square foot multipurpose wine cellar building and is therefore subject to a Use Permit application. Williamson Act This parcel is subject.to Farmland Security Contract No. FA-99-0066. The contract restricts development to uses that are compatible with the Williamson Act and Development Title Section 9-1805. "Compatible use" as defined in the Williamson Act includes uses determined by the County to be compatible with the agricultural, recreational, or open-space use of land within the preserve and subject to contract (Government Code Section 51201[e]). An off-site wine cellar winery is consistent with the required three principles of compatibility pursuant to Government Code Section 51238.1. Project Proponents-and Opponents The Community Development Department has received one letter in support of the project from the San Joaquin Farm Bureau Federation and three letters opposing the project. The opposition letters expressed concerns regarding the project's impact to traffic, noise, and lack of access for emergency vehicles. Traffic The Department of Public Works has determined that the proposed project would not have a significant ffic and states that at the time of the building permit application, impact on the level .of service for tra Traffic impact and Regional Transportation fees will be due. Public Works determined that the project would not require a traffic study as the applicant expects a maximum attendance of, 150 people and therefore generates less than 50 trips per any one hour, which is the threshold for requiring a traffic study. Additionally, the applicant is able to provide the minimum required number of parking spaces an-site. ' Development Title Table 9-1015.3(a) requires that 2.5 parking spaces must be provided for each 1,000 .Yr square feet of building area. The required number of parking spaces at the site would be 14 spaces, 1 0 which must be handicapped accessible. The Site Plan shows 29 parking spaces for the proposed 5,600- square-foot wine cellar, which exceeds the number of required on-site parking spaces. The Site Plan also depicts an addition atedlmaximum attendance of 1150 people at an event exceeds the 50 parking spaces required for an est San Joaquin County PA-08002031Paneil3 Page 3 Community Development i