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Analysis Background On October 27, 2003, the Community Development Department approved Site Approval Application No. PA-0300388 for an off-site wine cellar(Use Type: Wineries and Wine Cellars-Wine Cellar, Off-Site). The improvements included the construction of a 930 square foot wine cellar building. On August 26, 2008, the Community Development Department approved Site Approval Application No. PA-0800182 to convert the off-site wine cellar into a small winery(Use Type:Wineries and Wine Cellars- Winery, Small). The improvements included the construction of a 3,287 square foot wine cellar building and a 5,000 square foot processing building with a tasting room. No marketing events were proposed with either application. The wine tasting room is open from Thursday through Sunday from 10:00 a.m. to 5:00 p.m. and employs ten employees. The applicant anticipates a maximum of 100 customers per day. If the project is approved, there will be thirty marketing events per year and four special events per year. The marketing events and special events each expect a maximum attendance of 100 people and will operate from 11:00 a.m. to 9:00 p.m. Parking Development Title Table 9-1015.3(a)states for the Wineries and Wine Cellars use type that 2.5 parking spaces shall be provided for each 1,000 square feet of building and one parking space is required for every three marketing event attendees. The applicant proposes to expand the current operation and construct 14,500 square feet of buildings. This would require that thirty-three (33)overflow parking spaces shall be required for the marketing events for Phase One and thirty-six (36) spaces shall be required for new construction for Phase Two. However, Development Title Section 9-1015.9 states that requirements of the chapter may be modified by the Director in cases in which, due to the unusual nature of the establishment proposed or the development proposal submitted for it, the requirements set forth in the Development Title may be considered insufficient or excessive. The applicant submitted a letter dated August 20, 2012 requesting a reduction in the number of required parking spaces for Phase Two to fourteen (14)spaces because the majority of the buildings will be used for warehouse and storage. The Community Development Department has reviewed the request and has determined that a reduction in the number of parking spaces is sufficient for the proposed use. Thirty-three(33)overflow parking spaces shall be required in Phase One and fourteen (14) parking spaces shall be required in Phase Two. Site Approval Application No. PA-0800182 required thirteen (13) parking spaces for the existing winery. As a Condition of Approval, at full buildout, the applicant shall provide a total of twenty-seven (27)parking spaces, including two(2) accessible spaces, one (1)which shall be van accessible, and thirty-three (33) additional marketing event overflow parking spaces. Noise There are scattered residences along the perimeter of the subject parcels. The nearest residence is located on the adjacent parcel to the north, 80 feet north of the winery operations. Pursuant to Development Title Section 9-1025.9(a)(1), a residential use is a noise sensitive land use. In addition, noise sources emanating from any agricultural operations, including activities associated with the process San Joaquin County PA-1200126/Watts Winery Community Development Page 3