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i Analysis Background On September 18, 1997, the Planning Commission approved Use Permit No. UP-97-5 for a new winery with a 960 square foot office, 6,480 square foot warehouse, 5,940 square foot canopy, 2,400 square foot storage building, 15,264,000-gallon tank farm, a truck scale, and twelve presses. An existing industrial waste water processing system was improved and a wetland area was created on the northern half of the parcel. No wine tasting facilities were proposed and the facility was not open to the public. On February 19, 2004, the Planning Commission approved PA-0300672 to expand the existing winery in two phases over a five year period. The improvements included a 3,880 square foot addition to an existing 2,400 square foot storage building, the addition of eight new tanks which provides for the storage of an additional 4,384,000 gallons of wine (for a total of 19,648,000 gallons), and two new presses for crushing grapes (for a total of 14 presses). The winery currently operates 5 days per week (Monday through Friday) during the hours of 7:00 a.m. and 4:00 p.m. and employs a total of 20 workers. The number of employees will increase by two when the project is completed. There is no wine tasting proposed for the expansion, and the facility will remain closed to the public. Parkin 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. The applicant has proposed to expand the current operation of building square footage by 36,680 square feet. This would require that 92 additional parking spaces be provided for the project, including two accessible spaces, one of which shall be van accessible. 7 However, Development Title Section 9-1015.9 permits the modification of these requirements by the Director in cases, which due to the unusual nature of the establishment proposed or the development proposal submitted for it, the requirements may be considered insufficient or excessive. The applicant submitted a letter dated February 25, 2009 requesting a reduction in the number of parking spaces to 10 parking spaces because the additional tanks and additional buildings are used for storage and the number of employees will increase by two when the project is completed. The Community Development Department has reviewed the request and has determined that a reduction in the number of parking spaces to 10 is sufficient for the proposed use. At full buildout, sixty-seven (67) parking spaces are required. PA-0300672 and UP-97-5 required a total of fifty-seven (57) parking spaces. There are currently eighty-eight (88) parking spaces provided, including two (2) accessible spaces (one of which is van accessible), which exceeds the minimum number of required parking spaces. Neighborhood Reseonse The Community Development Department has received one letter of concern from a neighbor requesting the addition of a right turn lane and a left turn lane to be constructed on Turner Road. The Department of Public Works reviewed the request and concluded the lane addition was not warranted because the proposed expansion will consolidate the current operations onto the subject property and will therefore result in a decrease in traffic. San Joaquin CountyPA-0900009\Constellation Wines US Community Development Page 3