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NRC Equity Funs 1 2.0 THE PROPERTY The Property/Business Model (Tuscan Wine Village") is located in Lockeford; San Joaquin County, California and formerly known as the Vino Piazza. Vino Piazza was a winery village created in the year 2000 out of a former wine and brandy facility on Locke Road just south of the wine growing community of Lockeford, CA. The wine village was home to nine (9) independent wineries clustered around a centralized courtyard with fountains, landscaping, common outdoor seating areas and restaurant facilities. The property throughout its history has served as a custom wine (grape) crush and storage (aging) facility for local vineyard owners producing numerous varietals of wine and brandy. Bottle labeling, bulk wine storage, wine aging, food service, two restaurants, retail office spaces; and, retail space to showcase, sell and provide wine tasting to the general public. 2.1 Zoning Legal Authority and Requirements State law requires each county and city to prepare and adopt a general plan for its physical development (Government Code Section 65300). General plans must address seven topics (referred to as "elements"), including land use, circulation, housing, open space, conservation, safety, and noise as identified in State law (Government Code Section 65302), to the extent that the topics are locally relevant. In addition, the cities and counties within the jurisdiction of the San Joaquin Valley Air Pollution Control District must also address air quality in their general plans. Jurisdictions within the Sacramento-San Joaquin Valley must also ensure their general plans are consistent with State laws regarding flood risk reduction (Government Code Sections 65865.5, 65962, and 66474). Cities and counties may organize their general plans however they choose, and they may address all topics that the community deems relevant to its development, such as economic development, historic preservation, and urban design. Regardless of the format or issues addressed, all substantive parts of the plan must be consistent with Policy Document Part 1 INTRODUCTION December 2016 1-3 one another (i.e., internally consistent). For instance, the policies in the land use element must be consistent with those of the housing element, and vice versa. 2.1.1 Industrial General The subject property zoning as referenced on Page 6 hereafter and on Table 2.1.1 on Page 7; conforms to the current zoning requirements; the surrounding properties in terms of size, quality and design and appeal to the market. Terrain for the site is level with the North property boundary on Locke Road; the East boundary Kellogg Plant materials; west property boundary adjacent to Jensen Precast; South Boundary vacant undeveloped land. Page 9 1 54