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Analysis Background On November 15, 2001, the Planning Commission denied, without prejudice, Site Approval Application No. SA-01-59. The Planning Commission determined that the winery application and site plan were incomplete and that wastewater discharge requirements were not adequately addressed. The applicants have revised their winery application, site plan, and marketing plan to include additional information. The applicants are proposing to establish a winery. The winery will produce a maximum of 3,500 gallons. They applicants are also proposing to hold up to 25 marketing events per year. The winery will include construction of a new 2,400-square-foot building for wine making, wine storage, and public restrooms. Approximately 1,100 square feet of an existing two-story 2,700-square-foot recreational room will be converted into commercial wine tasting. The wine tasting room will be on the first floor of the recreational room, and the remainder will be used for private storage by the property owner and is not included in the winery proposal. The applicants also propose to construct a 227-square- foot addition to the recreational room for an office and restroom. ` This location has been under enforcement since April 1999 for operating a commercial rental facility for weddings and parties. General Plan/Zoning The 18.08-acre project site has a General Plan designation of A/G (General Agriculture) and is zoned AG-40 (General Agriculture, 40-acre minimum). It is located on a private road (N. Harmony Wyneland Road) on the north side of Harney Lane, 1300 feet east of Locust Tree Road, east of Lodi. The surrounding properties are also zoned AG-40 and are planted in vineyards. Site Approval Application The previous Site Approval was denied because of the incompleteness of the winery application and the site plan, as well as the lack of information provided regarding waste discharge requirements. The new Site Approval application contains additional information addressing these issues. Winery Application • The winery application states that the applicants will produce a maximum of 3,500 gallons of wine annually. The wine tasting room will be open to the public during the hours of 10:00 a.m. to 5:00 p.m., Friday through Sunday, and by special appointment. The applicants anticipate selling twelve (12) cases of wine per week to customers visiting the tasting room. They also anticipate serving approximately four (4) cases of wine during each marketing event and selling three (3) to five (5) cases of wine to attendants of these marketing events. There are no plans to prepare meals on the site. The applicants do plan on serving cheese, crackers, and bread in the tasting room. Site Plan • The Site Plan dated December 28, 2001, shows the proposed layout of the winery. The access to the winery will be a two-way, twenty-five (25) foot wide road off of Harney Lane. The access through the parking area will be a one-way, sixteen (16) foot wide minimum driveway. The Site Plan also shows the designated location of the proposed wine storage tanks, wastewater storage tanks, and the San Joaquin County SA-01-95\Hartzell Community Development Page 3 i