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%"../ ' oP4u''N..�o SAN JOAQUIN COUNTY COMMUNITY DEVELOPMENT DEPARTMENT . -�.,.P.• 1810 E.HAZELTON AVE.,sTOCKTON,CA 95205-6232 C4' -:::.•Vii` PHONE;2091468-3121 FAX:2691468-3163 June 4, 1998 �lFOA MEMORANDUM TO: Development Committee FROM Kai Luoma �C/ Assistant Planner 54- / a SUBJECT: SITE APPROVAL APPLICATION NO. SA-99-41 OF DOLE FRESH FRUITS (CIO R. LAWSON ENTERPRISES) -------------------------------------------------- The applicant has submitted the above referenced application to replace a 30,964 square foot legal non-conforming packing shed with a legal non-conforming winery. An existing brining facility, cold storage facility, and a fruit packing and storage operation located at the site are to remain. The project site is located on the north side of State Route 12, Victor. This item is scheduled to be heard by the Planning Commission on July 1, 1999. The Community Development Department has reviewed the proposed Use Permit and has determined that several issues need to be addressed before the Community Development Department can complete its review and make a recommendation to the Planning Commission. ■ Intensity of use: Section 9-235.3(c) of the Development Title states of legal non-conforming uses "A change shall be allowed only if the Review Authority finds that the proposed use is less detrimental to, or will have no greater impact in, the zone than the existing non- conforming use." In general, the Food Manufacturing use type, under which wineries are classified, is a more intensive use type than Preparation Services, under which packing sheds are classified, and therefore, may likely have a greater impact. The applicant maintains that this specific winery use, not the proposed use type (Food Manufacturing), will be less detrimental than the existing packing shed. This position is based on the claims that the winery will have fewer employees and will generate less wastewater than the packing shed. Though intensity of a use is not based solely on the number of employees and amounts of wastewater produced, the Community Development Department determined that the intensity of this proposed winery, as presented in the application, is approximately equal to that of the packing shed. The applicant has indicated to staff that the winery may expand its operation in the future. This would not be permitted, as any increase to the proposed facility, when combined with the existing brining, packing, and storage facilities, would exceed the intensity of the packing shed, and therefore, not comply with the Development Title.