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(F F: i • Attachment 1 Description of the proposed project: The owners of Victoria island Farms propose to remodel an existing agricultural processing building on their parcel to start a craft distillery. The distillery would manufacture and market alcoholic beverages made from ingredients grown on the farm . As a type 74 Craft Distillery, production would be limited to 100,000 gallons per year and subject to other is related restrictions on scale, processes, and ingredients. t The owners plan to engage in a phased project to develop the distillery business. The first phase would Involve a remodel of an existing agricultural processing building of 4,800 square feet ( Building 1) . Building 1 Is a standalone structure that stands a minimum of 22 feet, four inches from the closest structure, another agricultural processing building on the same parcel that is not currently in use (Building 2), Our site Is 1.15 miles from our nearest neighbor, Union Point Marina Bar and Grill, which lies across from Victoria Island along Middle River. Building 1 is approximately 3 80 feet from the nearest road, State Highway 4, at the nearest point, and is separated by a fence and dense vegetation. J s Building 1 would house small-scale distilling equipment and ingredients . The,distillery plans to go to market with Ilghtly- aged spirits within the first twelve months of operations. After 12 months the company plans to begin appolntment-only distillery tours and tastings within the project area, with five tours per day and a maximum of 20 participants per tour. We believe that this would add automotive traffic of up to ten vehicles per hour for around four hours per day. Forthe z first two years of operation we foresee an average of five employee vehicles on-site per day bringing total potential daily traffic impact to around 45 total vehicles . Parking would be available in an existing parking lot that is not currently in use. In the past, this lot accommodated approximately 200 automobiles during harvest season . We plan to remodel the parking facility to accommodate paved parking for up to 50 automobiles during the first phase. Parking facilities are approximately 150 feet from the distillery building and pedestrians would walic along a paved path from the parking lot to Building 1. We would also add accessible parking spaces adjaceatto building 1. We aim to begin the second phase of the project within three years of initial business activities . This would involve a remodel of the parking area to accommodate up to 150 vehicles, using the existing dimensions and infrastructure . It would also involve the expansion of distillery operations Into Building 2, which Is approximately 54,425 square feet In size. Building 2 would include a bonded barrel-aging room using existing storage facilities. it would also include distilling equipment, a bottlingline, and would utilize existing shipping and receiving facilities with two loading docks. This building has two. ADA compliant multi-stall restrooms for customer and employee use . The building also has existing pressurized fire hose and fire sprinklers . At a time, Victoria island was amongst the largest vertically�lntegrated asparagus growers and processors in California . Changes in the marketplace have forced asparagus production out of the area, and Victoria Island halted asparagus operations In 2015 . The crops now grown on Victoria Island are not generally processed or marketed in San Joaquin County and the farm has downsized employee headcounts significantly. We see the distillery as one way to bring skilled jobs backto our community, to Improve the brand awareness of the fertile Delta area, to restore facilities to productive use, and to leverage decades of related experience in agricultural management into a new industry for San Joaquin County In a way that aligns with the County's General Plan and the Delta Plan, The project would at no time remove land from Agricultural use and would utilize only existing structures forthe foreseeable future. The owners of Victoria island Farms have formed a new company, Edge of Cultivation LLC, as an investment vehicle for the distillery business . The landholding company, Victoria Island LP, is family-owned, while the goal is to create an _employee-owned distillery, The farming entity v-ill lease facilities and provide professional services to the distillery and will engage in custom farming for the distillery's Ingredients . PA- 1800071 — Previously Approved Findings 11