SU0002228 - Laserfiche WebLink

Home Browse Search

Analysis Phasing The applicant is proposing to develop the winery over a 12-year period. Initially, Phase I will include a small tank farm, presses, maintenance building, and retention basin. During this phase, the applicant has stated he plans to remove the existing orchard in the area between Phase I development and River Road and plant a vineyard, which will serve to buffer the wine making operations from residents on River --'-ad. Ultimately, in Phase V, the applicant is proposing to construct a warehouse/office building in this area, at which time the frontage along River Road will be required to be landscaped. The applicant is requesting that the project be developed over a 12-year period in five phases. The Community Development Department is recommending that phasing be approved only for a period of five years. Williamson Act The project site is currently under Williamson Act contract. Section 9-1810.3(b)(1)(G) of the Development Title lists the "Agricultural Processing" use type as a use permitted on land under contract. Neighborhood Opposition Two letters and a petition containing 31 signatures have been received in opposition to the proposed Use Permit. The opponents have raised the following points: 1. Potential impacts to groundwater quality from the retention pond; 2. Increased traffic; 3. Odor; and 4. Need to prepare an Environmental Impact Report (EIR). With respect to concerns raised relative to groundwater contamination, the retention/process water holding basin will be subject to permit and regulation by the Regional Water Quality Control Board. The Department of Public Works is recommending as a Condition of Approval that a traffic study be prepared to identify any needed improvements that may result from operation of this facility. In response to the opponents' contention that an EIR is necessary, the CEQA Guidelines specify that an agency shall prepare an EIR when there is substantial evidence that a project may have a significant effect on the environment (Section 15064). The term "substantial evidence" includes facts, fact-related reasonable assumptions, and expert opinion. It does not include arguments, speculation, unsubstantiated opinion or narrative, clearly inaccurate or erroneous evidence, or socioeconomic impacts not related to the physical environment (Public Resource Code Sections 21080[e] and 21082.2[c]). No evidence was submitted by the opponents to substantiate their contention that an EIR should be prepared. San Joaquin County UP-98-1\Brown's Lake Ranch Community Development Page 7