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Recommendations Action It is recommended that the Planning Commission: 1. Approve the Negative Declaration; and 2. Approve Site Approval Application No. SA-01-95 with the Findings and Conditions of Approval contained in the staff report. Findings 1. The proposed use is consistent with the goals, policies, standards, and maps of the General Plan, any applicable Master Plan, Specific Plan, and Special Purpose Plan, and any other applicable plan adopted by the County. • This finding can be made because the establishment, maintenance, and operation of the winery does not conflict with the General Plan. Wineries are an agricultural use that may be conditionally permitted in the AG40 (General Agriculture)zone. The AG40 zone is consistent with the General Plan designation of A/G (General Agriculture). Marketing events are permitted as an accessory use to a small winery (Use Type: Winery-Small). 2. Adequate utilities, roadway improvements, sanitation, water supply, drainage, and other necessary facilities have been provided, and the proposed improvements are properly related to existing and proposed roadways. • This finding can be made because the Community Development Department, Department of Public Works,the Fire Marshal, and the Department of Public Health Services require adequate roadway widths and surfacing materials, sanitation, and water supply improvements. Two-way access roads shall have a minimum width of twenty-five (25) feet, and one-way access roads shall have a minimum width of sixteen (16)feet. All driveway and maneuvering areas shall be surfaced with chip seal, with the exception of the first 100 feet of the driveway north of Harney Lane, which shall be paved with asphalt or Portland cement concrete. Fire department access roads shall be in accordance with Section 902.2 of the California Fire Code and the standards adopted by the San Joaquin County Fire Chiefs Association. Storm drainage shall be kept on the site, and wastewater discharge will be trucked off the site. The Department of Public Works is requiring that traffic impact mitigation fees be collected for this development and that an encroachment permit be obtained for work within the road right-of-way. 3. The site is physically suitable for the type of development and for the intensity of development. • This finding can be made because the property involved is of adequate size (18.08 acres) and shape to accommodate the proposed winery. All parking and driving areas are located on the project site, and all building coverage, setbacks, and other requirements of the Development Title can be satisfied. i San Joaquin County SA-01-95\Hartzell Community Development Page 5