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Recommendations Action It is recommended that the Planning Commission: 1. Approve the Negative Declaration; and 2. Approve Site Approval Application No. PA-1200192 with the Findings, Williamson Act Compatibility Principles, 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 (Use Type-Wineries & Wine Cellars-Winery, Small) may be conditionally permitted in the AG-40 (General Agriculture-40 acre minimum) zone with an approved Site Approval application. The proposed winery is also consistent with the goals, policies, standards and maps of the General Plan. 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 a private septic system, 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. 3. The site is physically suitable for the type of development and for the intensity of development. • This finding can be made because the 30.92-acre parcel is of adequate size and shape to accommodate the proposed 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 in compliance with the 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. Mitigation measures from the noise study conducted by J.C. Brennan and Associates dated October 25, 2012 will be incorporated San Joaquin County PA-1200192\Panella ` Community Development Page 6