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Analysis Background The proposed Use Permit is to remodel two existing barns into a wine storage and wine tasting building and a separate multi-purpose building for the marketing events. Extensive remodeling has been done without the benefit of permits. Several weddings have taken place within the remodeled facilities and on the grounds. There is no vineyard on site. The intent of the Wineries and Related Facilities Chapter of the Development Title is to establish regulations that will acknowledge the distinctive pairing of wine grape growing, wine making, and tourism. The challenge is to provide for agricultural tourism and marketing activities while ensuring that agricultural resources remain vital. A major purpose of this Chapter is to guarantee that both winery and wine cellar marketing events are accessory and are subordinate to the primary agricultural use(Chapter 9-1075.1). Off-Site Wine Cellar The site plan indicates one 2300 square foot building for wine tasting and wine storage and one 8580 square foot building for marketing events and special events. The marketing plan indicates a proposed wine storage capacity of 300 cases and a maximum of 24 marketing events for a maximum of 150 attendees per event. The site plan also indicates an outdoor seating area adjacent to the wine tasting room and a one-acre vineyard. In addition, the applicant has stated that an additional 10-acre parcel was purchased that contains a vineyard. An off-site wine cellar is a type of bonded wine premises that is located on a parcel or parcels of land under the same ownership with a vineyard and where wine made from the grapes of the vineyard(s) is stored. The stored wine is made at an off-site winery (Development Title Section 9-110.4). An off-site wine cellar is always associated with a vineyard (Development Title Section 9-115.590). The wine cellar will need to be bonded by the Bureau of Alcohol, Tobacco, and Firearms (ATF) and will also need to get a permit from the California State Department of Alcoholic Beverage Control (Development Title Section 9-110.4). This vineyard must be on the same parcel as the off-site wine cellar and must be a minimum of one acre. Development Title Section 9-1075.1 states that a strong nexus must exist between the marketing event and the production or storage of wine The focus of marketing events should be wine. Because it is of great importance to protect the long-term quality and uniqueness of grapes grown in San Joaquin County, wine tasting rooms are intended to showcase wines that are produced with grapes that are grown in the County Marketinq Events The marketing plan states that there will be up to 24 events per year for a maximum of 150 people per event. The events will be for the marketing and sales of wine to groups by appointment. A marketing event is a congregation of persons for the purpose of promoting the wine industry and marketing wine. Marketing events always include wine tasting and the sale of wine (Development Title Section 9-110.4). Bottled wine from the associated vineyard(s) must be available for sale at all marketing events. The Public Works Department has indicated that a traffic study is needed for this project if there will be San Joaquin County PA-08002661Raverty Community Development Page 3 ..