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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). Parking Development Title Table 9-1015.3 states that 2.5 parking spaces are required per 1,000 square feet of building space. As a result, an additional ninety-two parking spaces will be required at full buildout. Phase I will require sixteen spaces, Phase II will require sixteen spaces, and Phase III will require sixty spaces. However, the site plan demonstrates that eighty-eight (88) parking spaces are currently provided, including two (2) accessible spaces (one of which is van accessible). PA-0300672 and UP-97-5 required a total of fifty-seven (57) parking spaces. As a result, at least sixty-one additional parking spaces are required, two additional parking spaces will need to be designated for accessible parking. The Use Permit application has been tentatively scheduled for the Planning Commission hearing on April 2, 2009. The Community Development Department has reviewed the project and responses from other agencies, and providing any outstanding issues have been resolved, will be recommending that the Planning Commission approve the winery expansion subject to the following conditions of approval: Use Permit Application No. PA-0900009 was approved by the Planning Commission 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 Conditions followed by a Section Number have been identified as ordinance requirements pertinent to this application. Ordinance requirements cannot be modified, and other ordinance requirements may apply. 1. COMMUNITY DEVELOPMENT DEPARTMENT (Staff Contact: Mo Hatef, 468-8477) a. BUILDING PERMIT: Submit an "APPLICATION-COMMERCIAL BUILDING PERMIT", The Site Plan required as a part of the building permit must be prepared by a registered civil engineer or licensed architect. This Plan must show drainage, driveway access details including gates, on-site parking, landscaping, signs, existing and proposed utility services, and grading (refer to the "SITE PLAN CHECK LIST' for details). A fee is required for the Site Plan review. (Development Title Section 9-884) b. APPROVED USE: This approval is for an expansion of an existing winery in four (4) phases over a ten (10) year period as shown on the Site Plan dated January 21, 2