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i I � Because the project proposes 3 phases over 5 years, the following number of spaces must be provided for'in eacWlihase:'Pli se 1 requires a minimum of 25 additional parking spaces, 1 of. I. which must be handicapped accessible; Phase 2 requires a minimum of 14 additional parking spaces, 1 of which must be handicapped accessible; Phase 3 requires 25 additional parking spaces. . The guidelines for parking stall dimensions for automobiles are a minimum of twenty (20) feet long by nine (9) feet wide (Development Title Section 9-1015.5). The dimensions for automobile stalls for the required parking spaces must be shown on the Improvement Plan. For Large Wineries, the required parking spaces, driveways and maneuvering areas must be surfaced and permanently maintained with base material of appropriate depth and asphalt concrete or Portland cement concrete to provide a durable, dust free surface. (Development Title Section 9-1075.8[i]). Additional parking for marketing events or special events may be surfaced with an alternative surfacing material or chip seal. Oak Trees The site plan indicates an existing oak tree; therefore, future development on the parcel must be consistent with the requirements of the County's Tree Preservation Ordinance (Development Title Section 9-1505.2).The removal of a Native Oak Tree, Heritage Oak Tree, or Historical Tree requires an approved Improvement Plan application. Replacement of any tree removed under Development Title Section 9-1505.3 shall be as specified in Section 9-1505.4. San Joaquin County Council of Governments San Joaquin County is a signatory to the San Joaquin County Multi-Species Habitat Conservation and Open Space Plan (SJMSCP). Participation in the plan satisfies requirements of both the state and federal endangered species acts, and ensures that the impacts are mitigated below a level of significance in compliance with the California Environmental Quality Act. Although participation in the SJMSCP is voluntary, if the applicant chooses not to participate, the applicant will be required to provide alternative mitigation in an amount and kind equal to that provided in the SJMSCP. This project is subject to the SJMSCP. Please contact the Council of Governments staff regarding the scheduling of a SJMSCP biologist to perform a pre-construction survey and any other mitigation measures. The pre-construction survey must be completed prior to any ground disturbance. Use Permit Application No. PA-0800350 is tentatively scheduled to be heard before the Planning Commission on January 15, 2009. The Community Development Department has reviewed the project and responses from other agencies; and assuming any outstanding issues have been resolved, and will be recommending that the Planning Commission approve the project subject to the following conditions: Use Permit Application No. PA-0800350 was approved by the Community Development Department on . The effective date of approval is . This approval will expire on , which is 18 months from the effective date of approval, unless (1) all Conditions of Approval have been complied with, (2) all necessary building permits have been issued and remain in force, and (3) all necessary permits from other agencies have been issued and remain in force. Unless otherwise specified, all Conditions of Approval and ordinance requirements shall be fulfilled prior to the establishment of the use and the issuance of any building permits. Those 2