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Home My WebLink AboutMINUTES - 04062004 - D5 TO: BOARD OF SUPERVISORS ` Centra FROM: DENNIS M. BARRY, AICP -� ! Costa COMMUNITY DEVELOPMENT DIRECTOR �Yc ulnty D TW DATE: APRIL 6, 2004 SUBJECT: CONTRA COSTA COUNTY INITIATED GENERAL PLAN AMENDMENT RELATING TO TEXT AMENDMENT TO ALLOW WINERY/OLIVE OIL MILL USES IN THE AGRICULTURAL CORE (SUPERVISORIAL DISTRICT 111) AND TO ESTABLISH DEVELOPMENT GUIDELINES (STANDARDS) FOR WINERIES/OLIVE OIL NULLS (COUNTYWIDE), (County File: GP # 03-0004) SPECIFIC REQUEST(S) OR RECOMMENDATION(S) & BACKGROUND AND JUSTIFICATION RECOMMENDATIONS 1. OPEN the public hearing and receive testimony on the County initiated General Plan Amendment relating to a text amendment to the Agricultural Core designation in the Land Use Element to allow winery and olive oil mill uses through a land use permit process and to establish development guidelines for wineries and olive oil mills in considering future land use permits(County File:GP#03- 0004); 2. CLOSE the public hearing; 3. ADOPT a Negative Declaration of Environmental Significance that this General Plan Amendment would not result in any significant impacts on the environment and determine that the environmental review is adequate for consideration of this General Plan Amendment, and DIRECT staff to file the Notice of Negative Declaration; 4. CONSIDER the recommendation of the County Planning Commission as contained in Resolution No. 11-2004; 5. ADOPT the County initiated General Plan Amendment relating to text amendment to allow winery and alive oil mill uses in the Agricultural Core and to establish development guidelines for wineries and olive oil mills in considering future land use permits for the Agricultural Core and other agricultural lands in the unincorporated area (County File: GP#03-0004); 6. INCLUDE the adoption of this General Plan Amendment in the next consolidated General Plan Amendment. t t � CONTINUED ON ATTACHMENT: X YES SIGNATURE RECOMMENDATION OF COUNTY ADMINISTRATOR RECOMMENDATION OF BOARD COMMITTEE APPROVE OTHER SIGNATURE(S): ACTION OF BOARD ON &&ji 6. 2o04 APPROVED AS RECOMMENDED _Z_OTHER.i See aged addendm for Board action VOTE OF SUPERVISORS I HEREBY CERTIFY THAT THIS IS A TRUE AND X UNANIMOUS{ABSENT None-- CORRECT COPY OF AN ACTION TAKEN AND AYES: NOES: ENTERED ON THE MINUTES OF THE BOARD OF ABSENT: ABSTAIN: SUPERVISORS ON THE DATE SHOWN Contact: Patrick Roche,CDD-APD 825335-1242 ATTESTED April 6, 2004 cc: vineyard interests JOHN SWEETEN, CLERK OF THE BOARD OF City of Brentwood SUPERVISqflS,AND COUNTY ADMININISTRATOR CCC Ag.Adv.Task Farce c y CAO BY' C}EPUTY County Counsel r April 6, 2004 Board of Supervisors File#GP#03-0004 Page 2 FISCAL IMPACT None. BACKGROUND/REASONS FOR RECOMMENDATION This is a proposal to modify the Contra Costa County General Plan relating to the Agricultural Core(AC) designation. This General Plan amendment would amend the text description for the Agricultural Core land use designation to allow wineries with tasting rooms in conjunction with a grape vineyard and olive oil mills with tasting rooms in conjunction with an olive orchard through a land use permit forany parcel in the Agricultural Core that currently meets a 5-acre minimum lot size.This proposal would also establish development guidelines (standards) for reviewing and approving the uses, activities, and structures within a'land use permit for a winery or olive oil mill in the Agricultural Core, and for other agricultural lands in the unincorporated area. This General Plan Amendment study was initiated by the Board of Supervisors on October 7,2003 at the request of the Contra Costa Agricultural AdvisoryTask Force and vineyard interests. The County Planning Commission conducted a public hearing on this General Plan Amendment at their March 9 2004 meeting. There were eight speakers,mainly vineyardists or other interested parties,who addressed the County Planning Commission. They testified in favor of the General Plan Amendment and, in one case, a speaker suggested clarifying point regarding tasting rooms. State Senator Torn Torl'akson (District 7) submitted a letter in favor of the General Plan Amendment. There were no speakers in opposition to the General Plan Amendment. After receiving a staff report and hearing public testimony, the County Planning Commission unanimously adopted Resolution No. 11- 2004, which recommends approval of the General Plan Amendment,to amend the text to the Agricultural Core land use designation in the Land Use Element to allow wineries and olive oil mills with tasting rooms through a land use permit process(See Exhibit One, included with this Board Order). CPC Resolution No. 11-2004 also recommends granting land use permits that make provisions for a tasting room in conjunction with a vineyard orolive orchard without the presence of a production winery(or olive oil mill)so long as these land use permits promote the goals and values of the County General Plan in preserving and protecting the prime agricultural soils. This modification from the staff recommendation was in response to a speaker's suggestion to provide flexibility for a vineyardist who intends to phase-in the production winery once they secure capital funding for this facility. In addition,the resolution recommends the Board of Supervisors approve the winery and olive oil development guidelines, as contained in the March 9,2004 staff report to the County Planning Commission, for use by the County Planning Agency (Community Development Department, Zoning Administrator,and Planning Commission)in reviewing and approving the uses,activities,and structures for associated with a land use permit for a winery or olive oil mill in the Agricultural Core and in other agricultural lands in the unincorporated area. ADDENDUM TO ITEM D.5 April 6, 2004 The Board of Supervisors considered the recommendations by the Community Development Department regarding the County initiated General Plan Amendment relating to text amendment to allow winery/olive oil mill uses in the Agricultural Core(Supervisorial District III) and to establish development guidelines (standards) for wineries/olive oil mills.(Countywide).(County File GP#03-0004). Pat Roche, Community Development Department presented the staff report and recommendations. The Chair then opened the public hearing and the following persons presented testimony: Tom Bloomfield,Ag Task Force CCCRCD, Brentwood, 2030 Newton Drive, Brentwood; Jeff Tamayo, 11670 Byron Hwy, Brentwood; David Navarrette, 2610 Empire,Brentwood; Neil Cohn The Chair closed the public hearing and returned the matter to the Board for further discussion. Supervisor Greenberg moved to approve the recommendations to include a modification adding Olive Oil Mills to paragraph 3 on page 5-10 regarding Signage. Supervisor Gioia second the motion and the Board took the following action: ■ CLOSED the public hearing; ■ ADOPTED a Negative Declaration of Environmental Significance that this General Plan Amendment would not result in any significant impacts on the environment and determined that the environmental review is adequate for consideration of this General Plan.Amendment; ■ DIRECTED staff to file the Notice of Negative Declaration; ■ APPROVED the recommendation of the County Planning Commission as contained in Resolution No. 11-2004; s ADOPTED Resolution No. 2004/146 of the Contra Costa County initiated General Plan Amendment relating to text amendment to allow winery and olive oil mills uses in Agricultural Core and to establish development guidelines for wineries and olive oil mills in considering future land use permits for the Agricultural core and other agricultural land in the unincorporated area and include this adoption of the General Plan Amendment in the next consolidated General Plan.Amendment; ■ DIRECTED the Community Development Department to incorporate into language regarding Signage that guidelines apply to both'Vinery and Olive Oil Mills use. THE BOARD OF SUPERVISORS OFCONTRA COSTA COUNTY,STATE OF CALIFORNIA ADOPTED this resolution onApril,20 4 by the following vote: AYES: Supervisors Gioia, Uilkema, Greenberg, De5aulnier,and Mover NOES:None ABSENT: None ABSTAIN: None RESOLUTION NO.20041146 SUBJECT: Contra Costa County Initiated } General Plan Amendment } Text Amendment to Allow Winery/Olive Oil Mill Use in Agricultural Core } And Establish Development Guidelines for Wineries/Olive Oil Mills } County File: GP#03-0004 } The Board of Supervisors of Contra Costa County RESOLVES that: There is filed with the Board of Supervisors and its Clerk a copy of Resolution No. 11-2004 adopted by the Contra Costa County Planning Commission which discusses and recommends a text amendment to the Agricultural Core designation in the Land Use Element to allow wineries and olive oil mills through a land use permit process and recommends the establishment of development guidelines for wineries and olive oil mills in considering land use permits in the Agricultural Core and other agricultural lands in the unincorporated area(County File: GP#03-0004). On Tuesday, April 6, 2004, the Board of Supervisors held a public hearing on said General Pian Amendment discussed by the Contra Costa County Planning Commission, Resolution No. 11- 2004. Notice of said hearing was duly given in the manner required by law. The Board at a hearing, called for testimony of all persons interested in this matter. On Tuesday, April 6, 2004, the Board ADOPTED a Negative Declaration of Environmental Significance that the General Plan Amendment (County File: GP#03-0004) would not result in a significant impact on the environment, determined that the environmental review conducted is adequate for consideration of this General Plan Amendment, and directed the Community Development Department to file the Notice of Determination for the Negative Declaration. On Tuesday,April 6, 2004,the Board APPROVED the General Plan Amendment and directed the General Plan Amendment, be included in the NEXT consolidated General Plan Amendment for 2004 as allowed by State Planning Law. I hereby certify that the foregoing is a true and Contact:P.Roche,Adv.Planning,Coo(335-1242) correct copy of an action taken and entered on the cc: Community Development Department minutes of the Board of Supervisors on the date CAO shown. County Counsel ATTESTED: April 6;.,2004 John Sweeten,Clerk of the Board of Supervisors and CoTty Administrator By: A s Lam„ 1 Deputy L� RESOLUTION NO.20041146 G:Vdvartce P4ann!n�advp)anlAesa!utians106AR'Jl3E3GPip3-'JOOA.doc Agenda Item#4 Community Development Contra Costa County COUNTY PLANNING COMMISSION TUESDAY, MARCH 9, 2004—7:00 P.M. I. INTRODUCTION CONTRA COSTA COUNTY (Applicant and Owner) GENERAL PLAN AMENDMENT RELATING TO TEXT AMENDMENT TO ALLOW WINERY USE IN THE AGRICULTURAL CORE AND TO ESTABLISH DEVELOPMENT STANDARDS FOR WINERIES County_File: GP # 03-4004. This is a proposal to modify the Contra Costa County General Plan relating to the Agricultural Core (AC) designation. This General Plan amendment would amend the text description for the Agricultural Core land use designation to allow wineries with tasting rooms in conjunction with a grape vineyard and olive oil mills with tasting rooms in conjunction with an olive orchard through a land use permit for any parcel in the Agricultural Core that currently meets a 5-acre minimum tot size. This proposal would also establish development guidelines (standards) for reviewing and approving the uses, activities, and structures within a land use permit for a winery or olive oil mill in the Agricultural Core, and for other agricultural lands in the unincorporated area. This General Plan Amendment study has been initiated by the Board of Supervisors at the request of the agricultural community. II. RECOMMENDATION Adopt a motion: A. Recommending the Board of Supervisors adopt the General Plan Amendment amending the text of the Agricultural Core designation to allow wineries and olive oil mills with tasting rooms through a land use permit process within the Agricultural Core. B. Recommending the Board of Supervisors establish development guidelines (standards) as policy guidance for the Community Development Department and hearing bodies in reviewing and approving the uses, activities, and structures normally associated with a winery use or olive oil mill use as part of a land use permit. s-r IIL EXISTING COUNTY GENERAL PLAN AND REGULATIONS The operation of a winery in the unincorporated area of Contra Costa County is allowed under a land use permit in all agricultural zoning districts and industrial zoning districts l, except for the 11,000 acre area designated as the Agricultural Core under the Contra Costa County General Plan (1995-2010). The Agricultural Core was originally established in 1978 through the adoption of the East County Area General Plan. In the 1991 comprehensive update to the County General Plan, a new text description for the Agricultural Core was added that specifically states " .......none of the uses described as conditional uses Agricultural Lands designation are considered appropriate in the Agricultural Core designation (see Exhibit "A" to this staff report which are pages 3-34 and 3-35 from the Land Use Element, Contra Costa County General Plan). The language was included in the General Plan as a measure to protect the resource value of the remaining prime agricultural land in the County with Class I and II soils. Nearly all of the entire 11,000 acre Agricultural Core was subsequently rezoned in 1994 to the A-40: Exclusive Agricultural Zoning District, as !mandated under Measure C-1990: Contra Costa 65/35 Land Preservation Ordinance. The voter approved Measure C-1990 directed that a 40-acre minimum parcel size be established for prime productive agricultural land outside the Urban Limit Line. See Figure One: Map of the Agricultural Core. IV, BACKGROUND ON VITICULTURE IN CONTRA COSTA COUNTY Contra Costa County once had a thriving viticulture industry with significant acreage under vineyard production. In the early 20th Century, there were between 15-20 wineries in operation and the near the base of Mount Diablo one winery had the capacity to produce 100,000 cases a year. Contra Costa County also played a key role in the early years of California's wine industry as the home to the Winehaven, the largest and primary wine shipping terminal on the West Coast located at Point Molate on the San Pablo Bay. Contra Costa County's once prominent role in the California wine industry, however, diminished with the combination of Prohibition (1919-1933), the 1930's Depression, and the rapid suburbanization of Contra Costa County in the post World War II era. There has recently been renewed 'interest in viticulture in Contra Costa County with new acres of vineyard planted in the Briones Hills and East County. This new vineyard acreage, the longtime established vineyards in the Oakley area, which are century old grape vines whose grapes have been purchased over the past twenty years by wineries outside of Contra Costa County, have the potential There are six agricultural zoning districts in the County Ordinance Code, including A-2: General Agricultural, A-3: Heavy Agricultural, A-4: Agricultural Preserve, A-20: Exclusive Agricultural, A-40: Exclusive Agricultural, and A-80: Exclusive Agricultural. Each of these districts allow a winery to operate under a land use permit. In addition to the agricultural zoning districts,a winery is allowed under a land use permit within the L-I:Light Industrial,and H-I:Heavy Industrial zoning districts. S-2 to re-establish wine as a vital agricultural product in Contra Costa County. It is estimated that just under 2,000 acres of vineyards are planted in Contra Costa County 2, but ,just one winery operating in the County. This is a commercial winery located in an unincorporated area near the City of Martinez on a 40-acre site, owned by the Viano family, which has been in operation since the end of prohibition. .Aside from the Viano winery and home winemaking, almost all of the wine grapes grown in Contra Costa County are sold under contract to wineries outside of the County. The City of Brentwood is considering the approval of a large commercial winery that has been proposed as part of mixed use plan development on the portion of the former Cowell Ranch site that is on the inside of the Urban Limit Line. Those interests that have recently planted vineyards in Contra Costa County, particularly in the Agricultural Core, desire to retain the option of operating a winery as part of their operation. However, since the County's Zoning Code only allows a winery use through a land use permit, the restrictions on a conditional use permit (Land use permit) as referenced above for the Agricultural Core, mean that the County cannot consider an application for land use permit to operate a winery in conjunction with a vineyard planted in the.Agricultural Core. V. DEFINING WINTERY OPERATIONS AND ACCESSORY USES A winery can generally be described as an establishment to process the fermented juice from grapes into wine. Although specifics of winemaking can vary from location to location and individual techniques, the winemaking process can be divided into the following basic stages: (1) Harvesting and Crushing — grapes are harvested and the fruit's juice is created by crushing, destemming, and pressing grapes into a juice, this stage of the process is typically a mechanical process performed by specifically designed machines; (2) Fermentation— the juice is then transferred to fermenting vats and yeast is added, with the addition of yeast, the term "wine" can now be used to describe the grape juice, (3) Pressing and Settling — although the amount of time that a wine ferments varies on the type of grape and the method of the winemaker, the juice (now wine) is pressed away from the skin into a holding tank where it sits to allow sediments and dead yeast cells settle out (4) Clarification and Stabilization - winemakers clarify wine by fining, racking, and filtration, this is order to remove excessive protein and potassium bi- tartate which is removed to prevent precipitating of wine; (5) Aging and Bottling -- the wine is put into oak or redwood barrels for aging which allows oxygen to enter to allow water and alcohol to escape and reduce acidity, and during this stage wines are smelled, tasted, and measured to make adjustments, and then bottled for distribution and sale. a 2002 Contra Costa County Crop Report,Contra Costa County Agriculture Department S-3 a 40MH a � Y Y Y Yf'f/ gn*Z .. � � Y 2'✓/.cYfifi f FY YY%'�' ffff � ff�/ a�,Y�ff'YY }f' fr•%` IRA !f3f[r`.fl.s ?r- 1"111Z'7/!1 J ar Yf fi/ f% f�' #` ! r •4/ /{�Y,y�p{Y'fffY/rfrY;� ;� �{rrY // �fYf.?l?" f�Y f. f�iY",E f!' ! ��`�Yy'•, //+�J ,f�/�',',�4 } �fPs�,ry' %fi%h`ms i f� ""�.o-rllrfilYfJ f / / 5fy Yf Y f low xf,f l,rr f' ?>` ,,;H lfr^ EN o �� i a /r dY#fk.d}d�fc, � :1 -1/31 ,�, Y� MA ! 0 ro 0, •' f f�Y` i': f rr rvv� ,�f�' �� f WA •. ,iY�Y f! _ f .f��; �r YSQ-1 ff !�} $iff� y// '% Y yr r% �f%�lSAN, �/ �b95[ Yti i %ff rf` 'F!Fj '. .�' ;.�j f'G�/�'rr/f Y,s;FY f {l'.fiyr� #` f' •9i'��r £5'.u`5J!f/ £ f r°& r. f�,�/ p 4 �N/,FIAT/�ifl' Wf1or •1! ' tfi f }%lixYlffrJ �s $#,� •� f ffrfr i; �•�? Sir Y %lf' t ,r ag OWN ....... 3' ''/f//fY y Aw . GYf�CtY,: f �' �. ONION�ng, f �Y'NO f f h f Or,� f�YrYr,!• ' S q,� xk �Y� JYY�J f.r 3�y�iFY r f% WON y Yf��f fir�rff YME Ku �fGF,'/,.,'� ., RESOLUTION NO. 11-2004 RESOLUTION OF THE COUNTY PLANNING COMMISSION, COUNTY OF CONTRA COSTA, STATE OF CALIFORNIA, REGARDING A PROPOSED GENERAL PLAN AMENDMENT (COUNTY FILE: GP#030004) RELATING TO WINERY USE IN THE AGRICULTURAL CORE,IN TIME BRENTWOOD AREA WHEREAS, on October 7, 2003, the Board of Supervisors authorized a General Plan Amendment study, as recommended by the Contra Costa County Agricultural Advisory Task Force, to consider a text amendment to allow a winery under land use permit in the Agricultural Core; and, WHEREAS, for the purposes of compliance with the California Environmental Quality Act (CEQA), the Community Development Department on February 24, 2004 issued a Notice of Public Review and Intent to Adopt a Negative Declaration of Environmental Significance and an Initial Study on the proposed General Plan Amendment and the proposed.Negative Declaration was posted and noticed as required by law; and, WHEREAS, staff prepared a report for the County Planning Commission recommending a text amendment to the General Plan land use designation for the Agricultural Core (AC), and also recommended development guidelines relating to winery and olive oil mill land use permits, and circulated it to interested persons and agencies; and, WHEREAS, after notice was lawfully given, the project was scheduled for hearing before the County Planning Commission on March 9, 2004, at which time testimony was taken, the hearing was closed; and, after having fully reviewed, considered and evaluated all the testimony and evidence submitted in this matter; NOW, THEREFORE BE IT RESOLVED,that the County Planning Commission: 1) HAS CONSIDERED THE PROPOSED NEGATIVE DECLARATION AND INITIAL STUDY as adequate for purposes of compliance with the California Environmental Quality Act prior to forwarding a recommendation; and, 2) RECOMMENDS to the Board of Supervisors approval of the General Plan Amendment amending the text of the Agricultural Core designation to allow wineries and olive oil mills with tasting rooms through a land use permit process (County File: GP# 03-0004) pursuant to the text contained in the March 9, 2004 staff report to the County Planning Commission with appropriate changes to allow for sufficient flexibility in granting land use permits that make provisions for a tasting room in conjunction with a vineyard or olive orchard without the presence of a production winery so long as these land use permits promote the goals and values of the General Plan in preserving and protecting the prime agricultural soils in the Agricultural Core; and, 3) RECOMMENDS to the Board of Supervisors approval of the development guidelines, as contained in the March 9, 2004 staff report to the County Planning Commission, in reviewing and approving the uses, activities, and structures for a future land use permit for a winery or olive oil mill in the Agricultural Core and in other agricultural lands in the unincorporated area. NOW THEREFORE BE IT FURTHER. RESOLVED, that the County Planning Commission finds that pursuant to the Contra Costa County General Pian Growth Management Element the proposed General Plan Amendment would not cause a violation of any of the Growth Management Performance standards as described in the Growth Management Element. The decision of the County Planning Commission was given on Tuesday, March 9, 2004 by the following vote: AYES: Commissioners - R. Clark, H. Wong, S. Mehlman, J. Hanecak, M. Terrell, and L. Battaglia(Chair) NOES: Commissioners - None ABSENT: Commissioners - C. Gaddis ABSTAIN: Commissioners - None Len Battaglia, Chair of the County Planning Commission, County of Contra Costa, State of California, I, Dennis M. Barry, Secretary of the County Planning Commission hereby certify that the foregoing was duly called and approved on March 9, 2004. ATTEST: �� A Dennis M. Barry, Secretary of the County Planning Commission, County of Contra Costa, State of California G:Wdvanct Planningladvpian\Resolutions\cpc res no 11-2004.doc V ___ _ _ .. .._...... ......... ......... ......... ......... ......... ......... ___ __ _ _ ..... ......... ......... ......... ......... ......... ......... ......... ......... ......... ...... I'll I'll __ _ _ _ _ _ __... _ .............. _........ ......... ......... ......... ......... ......... ......... __ _ _ _ _ _ _ ._._..... ......... ......... I'll A 00lI Although the stages described above may overlap in time, each stage makes a specific contribution to the overall quality of the finished wine product. The stages make up a semi-industrial process that involves machinery, electrical power and water usage. The modern winemaking process results in smell, wastewater, and pomace, all of which can have an effect the environment. As noted above, wineries are an allowed use through a land use permit in all six agricultural zoning districts and the industrial zoning districts. The intention was to permit the processing of grapes into a finished agricultural product, wine, in such districts through a land use permit. The land use permit allows the County to assure that placement of winery in certain locations will be compatible with other nearby land uses and certain operational impacts will be mitigated. In addition to the actual winemaking process, a commercial winery often includes accessory uses and structures. These accessory uses and structures typically relate to the sale and promotion of the product, including area that has been set aside for wine tasting, retail sales, and special events. A commercial winery is also subject to a permit issued by the Alcohol and Tobacco Tax and Trade Bureau, U.S. Department of Treasury(formerly known as the Bureau of Alcohol Tobacco and Firearms) under the Federal Alcohol Administration Act. This Federal permitting agency is responsible for the regulation of those engaged in the production of alcoholic beverages, and performs numerous functions, including approval of labels and monitoring of advertising, site inspections to verify the specificity of the winery location, determines adequacy of security of the winemaking facility, and they work with the IRS for excise taxes on wine. The State of California is also involved in the licensing and taxing of a winery, specifically in relation to wine tasting and retail sales. V. DEFINING OLIVE OIL MILLS AND ACCESSORY USES An olive oil mill is a facility for processing an agricultural product, extracting olive oil from raw olives. This involves a process that is very similar to that of a winery. The traditional stages of olive oil processing are: (1) Harvesting - typically done by hand picking, 2) Pressing or Milling - once the newly harvested olives are washed, and deleafed they are crushed into a paste made of the olive pulp and pits, and the paste is then spread on mats that are placed on a press where extreme pressure is exerted to squeeze out the liquid; (3) Separator — the liquid is collected and pumped into a separator which whisks off water by centrifugal force and leaves a steady trickle of oil (there are several variations to this approach of separating); (4) Bottling --- the olive oil product is then bottled and labeled for sale. The stages described above are performed by traditional, artisinal olive oil producers. There are other more modern methods for extracting the oil from the olive that involve more machinery, such as big industrial presses, which are typically used by bulk olive oil producers.3 3 Source:"Olive Oil:From Tree to Table",by Peggy Knickerbocker(Chronicle Books, 1997) S-5 In conjunction with or incidental to the alive milling process, a modern olive ail mill also includes the accessory use of sales and promotion, including retail sales and tasting. VI. RECOMMENDED CHANGES TO COUNTY POLICIES AND REQUIREMENTS FOR.A WINERY a. General Plan Amendment—Text Changes to "Agricultural Care" Designation in the Land Use Element Establish an exception to the General Plan text for the Agricultural Core designation to allow wineries with tasting rooms through a land use permit for any parcel in the Agricultural Core that currently meets a 5-acre minimum. Revise the text for the Agricultural Core designation at pages 41-42 to the Land Use Element as follows: "Agricultural Core. This designation applies to agricultural lands that are composed primarily of prime (Class I or II) soils in the Soil Conservation Set-vice Land Use Capability Classifications, which are considered the very best soils for farming a wide variety of crops. Lands designated as Agricultural Core are located in East County outside the ULL to the east, south, and west of the City of Brentwood. Much of the land in this designation is under active cultivation of intensive row crops, such as tomatoes and other vegetables. A portion of the Agricultural Core lands are included within the 140-year flood zone, as identified by the U.S. Federal Emergency Management Agency(FEMA). The purpose of the Agricultural Core designation is to preserve and protect the farmlands of the County which are the most capable of, and generally used for, the production of food, fiber, and plant materials. Agricultural operations in the Agricultural Core shall, in accordance with Measure C - 1990, be protected by requiring a higher minimum parcel size than the Agricultural Lands designation, to attempt to maintain economically viable, commercial agricultural units. The creation of small uneconomical units will be discouraged by land use controls and by specifically discouraging minor subdivisions and "ranchette" Dousing development. The uses that are allowed in the Agricultural Core designation are the same as those allowed, without the issuance of a land use permit, in the Agricultural Lands designation, specified above. Face,?l-for wineries and S-6 olive oil ni. ll each of which typically includes tasting rooms and a limited retail sales area, H-o�, none of the uses described as conditional uses in the Agricultural lands designation are considered appropriate in the Agricultural Core designation. A land use permit for a winenL in con action with a planted vine yrar„ d, or olive oil mill in conjunction with a planted orchard may be issued for a parcel of S acres or greater and upon a determiraatiorr that such agricultural processin ;yfaaeilities and their accessori, uses will not conflict with the grralpreserving and protecting the rinie farmlands in the Agricultural fore. This Plan discourages the placement of public roadways or new utility corridors which would adversely affect the viability of the Agricultural Core if economically feasible alternatives exist. Residential uses are allowed in the Agricultural Core according to the following standards (in accordance with Measure C - 1990): (1) the maximum permitted residential density shall be one unit per 40 acres; (2) subdivision of land which would create a cluster of "ranchette" housing is inconsistent with this plan; and (3) residential and non-residential uses proposed in areas of special flood hazards, as shown on FEMA maps, shall conform to the requirements of the County Floodplain Management Ordinance (County Ord. #87-45) and the further requirements outlined in the "Delta Recreation and Resources" section(d)(5)below." b. Establish Development Guidelines (Standards) for a'Winery or Olive Oil Mill under a Land'~.Tse Permit Establish the following development guidelines (standards) as policy guidance for the Community Development Department and the County's hearing bodies (,Zoning Administrator, Planning Commission, and Board of Supervisors) in reviewing and approving the land use pen-nit, including the uses, activities, and structures normally associated with a with a winery or olive oil mill use as follows: Winery or Olive Oil Mill idefinition) Winery means a commercial, bonded facility for the fermentation and processing of grapes or ether produce into wine, or the referrnentation of still wine into sparkling wine; and, olive oil mill means processing of olives into olive oil. S-7 Activities and Facilities that are Specific to a Winery Use 1. Crushing or pressing grapes 2. Fermenting wine 3. Aging wine 4. Processing and blending wine 5. Bottling and labeling wine 6. Storage of wine in cellars, vats,barrels,bottles or cases 7. Laboratory or administrative (including sales) offices (subject to size limits) 8. Shipping, receiving, and distribution of wine produced on site (warehousing/distribution activities are to be limited in size and scope) 9. Truck scales 10. Equipment storage and repair subordinate to primary winery operation 11. Composting of grape by products and other agricultural wastes, and wastewater treatment. Activities and Facilities that are Specific to a Olive Oil Mill 1. Harvesting and milling, pressing an/or crushing of fresh olives 2. Extraction and blending olive oil product 3. Bottling and labeling of olive oil product 4. Storage of olive oil product 5. Laboratory or administrative (including sales) offices (subject to size limits) 6. Shipping, receiving, and distribution of olive oil produced on site (warehousing/distribution activities are to be limited in size and scope) 7. Equipment storage and repair subordinate to primary olive mill operation 8. Composting and removal of olive pomace and wastewater treatment. Accessory Uses and Structures for a Winery or a Olive Oil Mill 1. Tasting Area: Allow for wine (or olive oil) tasting subject to the land use permit setting the size, location, hours of operation, of the tasting area, and subject to securing other permits or licenses, as may be required by state or federal law, or by other agencies. 2. Retail Sales Area: Allow for the sale of wine or olive oil bottled or processed on the premises and accessory sales related to wine and wine promotion (or olive oil), subject to the land use permit setting the size, hours of operation, and location of the retail sales area, and subject to securing other permits or licenses, as may be required by state or federal law, or by other agencies. S-8 3. Special Events: Allow for use of winery (or alive oil mill) facilities for a limited number of special events such as weddings, fundraisers, anniversaries, winemaker dinner, or similar events, subject to the limitations on the number of days and hours as defined in the land use permit. The applicant for a land use permit shall identify the number of special events that would occur during a typical year, the days for special events (weekday or weekend), the duration and hours for special events, and the maximum size of special events (number of persons expected to attend), when requesting permission to conduct special events at the winery (olive oil mill) as part of the land use permit. The determination on granting special events in conjunction with the land use permit shall be based in part on public safety considerations, including access and parking, compatibility with nearby agricultural operations, and community disruption, such as noise or traffic congestion. The intention is to allow a limited number and size of special events, which are not injurious to public safety, not incompatible with nearby agricultural operations, and not disruptive to the community, in winery locations that are appropriate for holding special events. Minimum Parcel Size and Facility/Site Placement 1. Consistent with the provisions of the A-2: General Agricultural District, at Code Section 84-38.608, no winery or olive oil mill maybe permitted in an agricultural zoning district on lot of less than 5 acres. 2. Consistent with the objectives of Measure C-1990: The Centra Costa 65/35 Land Preservation Plan Ordinance and the policies for the Agricultural Core, as referenced in the General :Plan, to preserve and protect prime farmland (Class I & II soils), the placement of a winery or olive oil mill on a parcel in the Agricultural Core should be sized and located where it has the least impact on prime agricultural soils. The intent is to insure that all facilities, structures, and parking/loading area related to a winery or olive oil mill are sited or grouped on a relatively small portion of the property so that the conversion of prime agricultural soils is minimized.4 A land use permit for a winery in the Agricultural Core shall only be granted in conjunction with a planted vineyard. A land use permit for an olive oil mill in the Agricultural Core shall only be granted in conjunction with an olive orchard. In those locations in the Agricultural Core where parcels are currently zoned for commercial or light industrial, an application for winery or olive oil land use permit will be accepted with a concurrent application to rezone the site to an agricultural zoning district. 4 There is a wide variation among jurisdictions in regulating the physical size of winery buildings(structures and facilities) some rely on lot coverage and others use production capacity thresholds. See Table One: Comparison of Regulations on winery Use by County.. S_t9 Parking and Loading Spaces Access. Signage and Trash Diposal for a Winery or a Olive Oil Mill 1. Parking and Loading: Consistent with the provisions of the County's Off-Street Parking Ordinance, at Code Sections 82-16.018 (15) and (16) and Section 82-16.022, the following parking and loading space requirements shall apply: o Provide 1 parking space per 500 sq. ft. of floor area devoted to the accessory (or incidental) uses of a winery (e.g. retail sales, tasting room., etc.); o Provide 1 parking space per 1,000 sq. ft. of storage area (barrel storage and aging). o Provide off-street loading space for more than 10,000 square feet of gross floor area of winery building per the schedule at Section 82-16.022. 2. Access: Provide for the safe ingress and egress to winery facilities on a public roadway subject to the review and approval by the County Zoning Administrator through the land use permit process. The principal access driveway to a winery which is open to the public for tours, tasting, or retail sales shall be clearly identified in the land use permit, and subject to review and approval by the County Zoning Administrator that the access driveway is safe and adequate. Due to traffic safety considerations, establishing a new access driveway on to State Route 4 within the Agricultural Core in connection with a winery or olive mill land use permit shall be generally discouraged, unless it can be demonstrated to the satisfaction of the County Traffic Engineer and/or Caltrans Traffic Engineer that the new access driveway would not create an unsafe turning movement off of or onto State Route 4. 3. Signage: Allow for non-illuminated signage on the premises specifically related to the winery use consistent with existing sign ordinances and subject to review and approval through the land use permit process. In addition, subject to the land use permit allow for up to two winery directional signs, each of which shall be non-illuminated and of a uniform design, and consisting only of the winery name, the distance, and direction. 4. Trash Disposal: The land use permit holder for a winery or olive oil mill shall be responsible for proper disposal of trash originating from their facilities. It is the intent that the trash, litter, and garbage originating from a winery or olive oil mill establishment shall not S-10 become a nuisance, unsightly, or interfere with ongoing agricultural operations. Where applicable the conditions for trash disposal, as defined under County Code Section 88-16.008 (Chapter 88-16, Take Out Food Establishments) shall be used for a winery or olive oil mill land use permit. Compliance with the County Code Chapter 82-38, Alcoholic Beverage Sales Commercial Activities 1. A land use permit for a winery involving the sale of alcoholic beverages shall only be granted in accordance with the requirements of County Chapter 82-83, Alcoholic Beverage Sales Commercial Activities Ordinance, including the following restrictions on a location's from the following (Section 82-38.604): within 700 feet of an existing Alcoholic Beverage Sales Commercial Activity; within 400 feet of a public or private accredited school, a public park, playground or recreational area, a place of worship, an alcohol or other drug recovery or treatment facility, or county social service office; within a Crime Reporting District, or within 600 feet of a Crime Reporting District, where the general crime rate exceeds the countywide general crime rate by more than 20 percent. These restrictions may be modified by through the land use permit process. 2. A land use permit for a winery involving the sale of alcoholic beverages shall only be granted in accordance with the requirements of County Chapter 82-83, including the following findings (Section 82- 38.606): a finding of "public convenience and necessity", if the activity will be located in area determined by the CA Department of Alcoholic Beverage Control to have an undue concentration of liquor sales licenses and a finding that it will not aggravate existing problems created by the sale of alcohol such a loitering, public drunkenness, sale to minors, noise and litter. Compliance with other Agency Requirements 1. Liquid waste disposal: An applicant shall provide evidence that the winery or olive oil mill will comply with the wastewater discharge or disposal requirements as may be established by the Regional eater Quality Control Board. 2. Solid waste disposal: Pomace (fruit skins or rinds) may be used as fertilizer or soil amendment, provided that such use or other disposal shall occur in accordance with the Regional Water Quality Control Board, or the requirements of the Environmental Health Division, County Health Services Department. S-11 3. Permits/Licenses: An applicant shall provide evidence that a commercial bonded wine premises permit has been approved or is under review by the Alcohol and Tobacco Tax and Trade Bureau, U.S. Department of Treasury (referred to as the Application for Basic Permit under the Federal Alcohol Administration Act, OMB No. 1512- 0089). Additionally, wine tasting and retail sales may require certain permits or licenses from the State of California, and the applicant shall provide evidence that such a permit or license has been approved or is under review. This licensing requirement is not applicable to an Olive Oil Mill. VII. HOW OTHER COUNTIES REGULATE WINERY USES Other counties in California with significant wine grape production have defined regulatory processes that facilitate and regulate the establishment of wineries. Staff has surveyed several counties for their General Plan policies and Zoning regulations related to wineries. In almost every County with significant wine grape production, wineries are allowed through a land use permit process and to varying degree their zoning code describes specific development standards or criteria for permitting wineries and accessory uses and structures. The table listed as Exhibit A to this report (Exhibit A: Survey of Winery Use Regulations By County) summarizes the regulations related to the establishment of a winery with a tasting room, and it is presented to illustrate the range of regulations by each County. VIII. AGENCY COMMENTS To date the following Agency comments have been received: • City.of Brentwood: The City of Brentwood is generally supportive of the General Plan Amendment and establishment of Development Standards / Permit Conditions for a Winery Land Use Permit. • East Contra Costa Irrigation District (ECCID): ECCID is the local irrigation water district that supplies water to the Agricultural Core. ECCID's General Manager has indicated that the district has more than sufficient water now and in the future to supply and deliver to a winery or olive mill for operation in the Agricultural Core.S Personal communication with Mr.Larry Preston,General Manager,ECCID,on 2/23/2004. S-12 IX, PUBLIC COMMENTS To date the following Public comments have been received: • Contra Costa County Ag ricultural Advisory Task Force: Generally supportive of the General Plan Amendment and establishment of Development Standards / Permit Conditions for a Winery Land Use Permit. The County's Agricultural Advisory Task Force initiated discussion about the General Plan Amendment and brought forward a recommendation to the Board of Supervisors in a letter dated August 6, 2003, which was subsequently authorized for study by the Board of Supervisors on October 7, 2003,based in part on their recommendation. • The Office of State Senator Tom Torlakson, California State Senate District 7: Senator Torklakson has expressed his general support for the proposal to allow wineries and olive oil mills in the Agricultural Core through a land use permit process and believes it will strengthen agriculture in East County. • The following individuals have expressed general support for the General Pian Amendment and the establishment of Development Standards / Permit Condition for Winery Land Use Permit: - Ronald Enos,Realtor/Vineyardist in the Agricultural Core - Jeff Tamayo, Vineyardist in the Agricultural Core - Neil Cohn, Vineyardist in the Agricultural Core - Dwight Meadows, owner of Diablo Vista Vineyards, Oakley area - David Navarrette, Brentwood Olive Oil Company, Brentwood, CA X. STAFF ANALYSIS /DISCUSSION The Agricultural Core was originally established under the 1978 East County Area General Plan. At the time it was established, it encompassed 14,600 acres of prime agricultural lands in the Brentwood area with soil rating as Class I or Class 11 under the land use capability classification of the Soil Conservation Service, U.S. Department of Agriculture (now the Natural Resource Conservation Service, NRCS). The Class I &. 11 ratings are for are the soils which are considered the very best for farming a wide variety of crops. It was created as the result of previous efforts to delineate prime agricultural soils for preservation and continued agricultural use. The Agricultural Core designation was continued in the 1991 comprehensive update to the General Plan with new and stronger language that precluded conditional uses allowed in agricultural zoning district based on the voters approval of the Measure C-1990: Contra Costa 65/35 Land Preservation Plan Ordinance, which set a minimum acreage requirement and mandated the preservation and protection of prime agricultural soils. The land 5-13 use policies under the Agricultural Core have generally succeeded in preserving and protecting the remaining prime farmland in the County through the 40-acre minimum lot size standard (the intent to limit any further subdivision of the prime farmland into smaller uneconomical units) and strict interpretation of agricultural use standard. While there has been a degree of success in preserving the prime agricultural soils, the agricultural economy in Contra Costa County, particularly in the Brentwood area, has undergone a rapid transformation. The combination of suburbanization, structural shifts in the markets for certain agricultural products traditionally grown in Bast County (i.e. competition from foreign markets), and the increasing costs to operate farms, have made it difficult for farming operations based on a model from twenty five years ago. The reality today is that farmers must be flexible to respond to changing market demands and shift to agricultural products that will provide a more favorable economic return. As an example, tomatoes were once a predominant row crop in the Agricultural Core, but production in Bast County has declined due to the closure of canneries and foreign competition. Orchard crops in the form of apples were also once dominant in the Agricultural Core, but conditions have changed. Farmers and growers have responded to these changes by either relying more on direct marketing through u- pick operations, or selling through produce stands or farmers markets. Some have shifted to entirely different products, such as grape vineyards. In acknowledgment of these changing conditions for agriculture, the Board of Supervisors re-established the County's Agricultural Advisory Task Force to advise the Board on possible changes to land use policies and regulations that may act as a barrier or discourage agriculture. The natter of allowing a winery or olive oil mill in the Agricultural Core was first brought to the attention of the task force by vineyard interests and they forwarded a recommendation to the Board that there be a policy change. Staff has reviewed this matter in relation to the policy imperative to preserve and protect the remaining prime agricultural soils in the County. The approach as recommended in this report is to provide for a specific exception in the text description of the Agricultural Core to allow for winery use (or olive oil mill) through a land use permit with an accompanying set of development guidelines (standards) for these uses. The intention is to permit these uses on a case by case basis, in such a manner, as to specifically minimize the impact on the resource value of agricultural soils in the Agricultural Core, and regardless of location relative to the Agricultural Core, to provide general guidelines (standards) to assure that any winery (or olive oil mill) is well sited and the accessory uses, including retail sales, tasting, and special events, are appropriately regulated within the land use permit process. The recommended guidelines (standards) are a prototype to be used as the starting point for reviewing and permitting wineries in the unincorporated area. They reflect both consultation with the emerging vineyard interests in the County and a review standards and regulations of other S_1q counties in California with significant wine grape production. The proposed standards attempt to strike an appropriate balance between the legitimate interests of agricultural landowners to develop a winery, which would add value and stabilize underlying economic value of the land, with public interests to protect a resource(prime soils) and minimize site-specific impacts of a winery. Staff acknowledges that two factors independent of the County's land use permit process that may serve to minimize any negative impact a winery would have on the Agricultural Core, or elsewhere in the unincorporated area. First,the very high capital investment to establish a vineyard and vineyard with a winery would indicate that landowners would generally treat their investment as an appreciating asset, and would generally be more inclined to protect the valuable asset. 6 The experience of other counties is that the process of winemaking and the on-site marketing of wines, adds additional value to the land. In fact, it is the wine industry itself that recognizes the value of establishing a winegrowing region and often seeps to protect the wine growing in that region from urban development pressures. Second, the winery industry is already extensively regulated at both the federal and state level, requiring permits or licenses which address particular concerns with accessory use including wine tasting, retail sales, etc. For example, before a commercial winery is opened it must secure a permit from the Alcohol and Tobacco Tax and Trade Bureau, I.T.S. Department of Treasury. As previously discussed in this report, this federal agency regulates winery operation, production, movement of alcohol, payment of federal taxes, etc. Next comes the California Alcoholic Control Board. (ABC), which regulates shipping and operation in California. There are other state agencies that affect wine products, including the State Board of Equalization for seller's permits and the alcohol excise tax, and the state Department of Food and Agriculture, which regulates the purchase and sales of grapes, accuracy of scales, etc. Taken together, the underlying economics of winemaking, the state and federal regulatory environment, and the County's own land use permitting process, should act as an effective safeguard to assure that wineries do not overwhelm the Agricultural Core. Another area concern for staff has been the potential of wastewater impacts from wineries. Staff research indicates that the State Regional Water Quality Control Board has been studying and monitoring the discharge from wineries for several years, and based on this experience the RQWQCB has developed a waster discharge permitting procedure for wineries, including a waiver for small wineries. 7 Interestingly, the discharge waiver for small wineries may act to indirectly limit the size of some wineries because in order to qualify the winery must not crush: more than 80 tons of grape or produce less that 5,000 cases of wine per year. The incremental cost for wastewater disposal in going beyond an 80 ton grape crush threshold may not be cost effective for some wineries. This is 6 The capital investment needs for a planted vineyard range between$9,000 and$15,000 per acre and when a winery is added to the vineyard site,the range is from$20,000 to$50,000 per acre.(Source:Wine Data Facts from WineAmerica,Natt.Assoc.of American Wineries,www.americanwineries.org,) 7 Central Valley Regional Water Quality Control Board,Resolution No.R-5-2003-0106. S-I5 another example of an independent factor in the wine industry, the regulation of wastewater and economics of wastewater disposal, which may serve to mitigate any lingering concerns that a large-scale winery operation will locate in the Agricultural Core and cover over prime agricultural soils. XI. CEQA DETERMINATION A draft Negative Declaration/Initial Study Checklist on the proposed text amendment for the Agricultural Core land use designation to allow wineries with tasting roams and olive oil mills with tasting rooms through a land use permit for any parcel in the Agricultural Core that currently meets a 5-acre minimum lot size and for the establishment of development standards /permit conditions for a land use permit (County pile: GP# 03-0004). The draft Negative Declaration was issued on February 24, 2004. To date no comments have been received. A Acpcs:+pwinerygpa3-9-04.doc S-16 � � E S !S S S S S S S S C C i r � V � i t S S S iS �S S S S S S p V z � d � 4- ca CS U t�y7 I O l r. � 0H LU Xi D E i Lu LIJ =1SIS S S S S S S S S S N t ,L v} cs o a tf1 tj co C 41 o C Ul V w Q Q G y 7 L d i I r. 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I I I , - I I 11 I I I I I I I I I I , I I I I I NOTICE OF PUBLIC HEARING BEFORE THE CONTRA COSTA COUNTY BOARD OF SUPERVISORS ON PLANNING MATTERS BRENTWOOD AREA AND COUNT'Y'WIDE Notice is hereby given that on Tuesday,A 16.2004.at 1:00 i).rn.,in the County Administration Building, Board Chambers, 651 Pine Street (Comer of Pine and Escobar Streets), Martinez, California, the Contra Costa County Board of Supervisors will conduct a public hearing to consider the following planning matter: CONTRA COSTA COUNTY AApRlicant) GENERAL PLAN AMENDMENT RELATING TO TEXT AMENDMENT TO ALLOW WINERY USE IN THE AGRICULTURAL CORE AND TO ESTABLISH DEVELOPMENT GUMELINES (STANDARDS) FOR WLNEMES (County File: GP # 03-0004). This is a proposal to modify the Contra Costa County General Plan relating to the Agricultural Core(AC)designation under the Land Use Element. This General Plan amendment would amend the text description for the Agricultural Core land use designation to allow wineries with tasting rooms in conjunction with a grape vineyard and olive oil mills with tasting rooms in conjunction with an olive orchard through a land use permit for any parcel in the Agricultural Core that currently meets a 5- acre minimum lot size. This proposal would also establish development guidelines (standards) for reviewing and approving the uses, activities,and structures within a land use permit for a winery or olive oil mill in the Agricultural Core, and for other agricultural lands in the unincorporated area. This General Plan Amendment study has been initiated by the Board of Supervisors at the request of the agricultural community. The location of the subject properties are within the unincorporated territory of the County of Contra Costa,State of California,generally identified above(a more precise description may be examined in the Office of Director of Community Development, County Administration Building). For the purposes of compliance with the provisions of the California Environmental Quality Act (CEQA),a Negative Declaration has been prepared for this project. If you challenge this matter in Court, you may be limited to raising only those issues you or someone else raised at the public hearing described in the notice,or in written correspondence. Prior to the hearing, Community Development Department staff will be available on Tuesday, April 6,2004,at 12:30 p.m. in Room 108,Administration Building, 651 Pine Street,Martinez, CA,to meet with any interested persons in order to(1)answer questions;(2)review the hearing procedures used by the Board; (3)clarify the issues being considered by the Board; and,(4)if necessary,provide an opportunity to identify,resolve,or narrow any differences which remain in dispute. if you wish to attend this meeting with staff, please call Patrick Roche, Community Development Department,at(925)335-1242 by 3:00 p.m.on Monday,April 5,2004 to confirm your participation. Date:March 22,2004 JOHN SWEETEN,Clerk of the Board of the Board of Supervisor and County Administrator BY: 3 4711260 i 0io, 0. C0,5+1- � , Dale Giessman David Navarrette Jeff Tamayo 1415 Sunny's Way 2610 Empire 11670 Byron Hwy Brentwood, CA 94513 Brentwood, CA 94513 Brentwood, CA 94513 Tom Bloomfield Ronald J. Enos John Viano 2030 Newton Dr. 1124 Second St., Ste. 106 Contra Costa Farm Bureau Avenue Brentwood, CA 94.513 Brentwood, CA 94513 Martinez,192 Morello to 94553 Tom Powers Neil Cohn 5371 Stonehurst Dr. 1260 Quail Trail Martinez, CA 94553 Brentwood, CA 94513 MAILING LABELS CPC 3-9-04 SPEAKER CARDS t ��R �.'! �r �"+1� R� A✓ � fw+#�R:'Y�R f l� iwsi.;7 f �if i�✓ � �iiT � Community Contra C is.r x munityUpme t'*D!r8 o C eveiopment Cost. Department County L County Administration Building FEB 2 4 2004 651 Pine Street 4th Floor, orfWing `�` S.L. WEIR, COUNTY CLERK Martinez, CaliforniaC94553-0095 'r ;• CO T ACflS A COUNTY�DEP Phone: ,; :& BY j _r DATE: February 24, 2004 NOTICE OF PUBLIC REVIEW AND INTENT TO ADOPT A PROPOSED NEGATIVE DECLARATION Pursuant to the State of California Public Resources Code and the "Guidelines for Implementation of the California Environmental Quality Act of 1970", as amended to date, this to advise you that the Contra Costa County Community Development Department has prepared an initial study on the following project: CONTRA COSTA COUNTY (Applicant and Ownerl, GENERAL PLAN AMENDMENT RELATING TO TEXT AMENDMENT TO ALLOW WINERY USE IN THE AGRICULTURAL CURE AND TO ESTABLISH DEVELOPMENT STANDARDS FOR WINERIES. County File: GP 9 03-0004. This is a proposal to modify the Contra Costa County General Plan relating to the Agricultural Core (AC) designation. This General Plan amendment would amend the text description for the Agricultural Core land use designation to allow wineries with tasting rooms in conjunction with a planted vineyard and olive oil mills with tasting rooms in conjunction with an orchard through a land use permit for any parcel in the Agricultural Core that currently meets a 5-acre minimum lot size. This proposal would also establish prototypical development standards or permit conditions for reviewing and approving the uses, activities, and structures normally associated with a winery or olive oil mill in the Agricultural Core, and in other agricultural lands in the unincorporated area. This General Plan Amendment has been initiated by the Board of Supervisors at the request of the agricultural community. The proposed project will not result in any significant impacts. A copy of the negative declaration and initial study/environmental checklist and all document referenced may be viewed in the office of the Community Development Department, and Application and Permits Center at the Main County Administration Building, North Wing, Second Floor, 651 Pine Street, Martinez, CA during normal business hours. [MORE ON NEXT PA GEJ Office Hours Monday- Friday: 8:00 a.m.-5:00 p.m. Office is closed the 1st, 3rd&5th Fridays of each month Public Comment Period -- The period for accepting continents on the adequacy of the environmental review documents for this project extends to 5:00 P.M., Monday, March 15, 2004. Any comments should be submitted in writing to the following: Patrick Roche Contra Costa County Community Development Department 651 Pine Street,North Wing, 4fh Floor Martinez, CA 94553 Or Via e-mail: proch@cd.co.contra-costa.ca.us The Contra Costa County Planning Commission will be conducting a public hearing on Tuesday, March 9, 2004, on the proposed General Plan Amendment that would modify the text to allow winery or olive oil mill through a land use permit process in the Agricultural Core and the accompanying proposal to establish prototype development standards or permit conditions to be used in reviewing and approving the uses, activities, and structures normally associated with a winery or olive oil mill in the Agricultural Core, and in other agricultural lands in the unincorporated area. It is expected that the Negative Declaration will be considered by the County Planning Commission in their deliberations on this matter. The hearing of the County Planning Commission will be held in Room 107, Board of Supervisors Chambers, Main Administration Building, 651 Pine Street,Martinez, CA. Patrick Roche Principal Planner Advance Planning Division ENV"IRONMENT"AL CHECKLIST FORM 1. Project Title: General Plan Amendment to allow Winery and Olive Oil Mill in the Agricultural Care of Contra Costa County (County.File#GP 03-0004) 2. Lead Agency Name and Address: Contra. Costa County Community Development Department 651 Pine Street,North ding -4th Floor Martinez, CA 94553 3. Contact Person and Phone Number: Patrick Roche,Project Planner Ph: (925) 335-1242.) 4. Project Location: Agricultural Core of Contra Costa County,located in eastern Contra Costa County to the east, south, and west of the City of Brentwood. See attached map. 5. Project Sponsor's Name and Address: Not Applicable. This project is a County initiated General Plan Amendment study. 6. General Plan Designation: Agricultural Core(AC) 7. Zoning: A-40: Exclusive Agricultural District, A-4: Agricultural Preserve District, C: General Commercial District, R-13: Retail Business District, L-1: Light Industrial District, 8. Description of Project: This is a proposal to modify the Contra Costa County General Plan(1995-2014)relating to the Agricultural Core (AC) land use designation. This General Plan amendment would amend the text description for the Agricultural Core land use designation to allow wineries with tasting rooms in conjunction with a planted vineyard and olive oil mills with tasting rooms in conjunction with an orchard through a land use permit for any parcel in the Agricultural Core that currently meets a 5-acre minimum lot size. This proposal would also establish prototypical development standards or permit conditions for reviewing and approving the uses, activities, and structures normally associated with a winery or olive oil mill in the Agricultural Core, and in other agricultural lands in the unincorporated area. Agricultural core Area t r �F3S{ IIR Legend Urban Limit Line—Draft WM SH(Single Family Residential-High) PR(Parks and Recreation) Zoning District Overlay ML(Multiple Family Residential-Low) Os(Open space) A-2 Zoning Districts CO(Commercial) AL(Agricultural Lands) City Limits OF(Office) AC (Agricultural Core) - SV(Single Family Residential-Very Low) LI(Light Industry) CSR(Delta Recreation) �„ F) SM (Single Family Residential-Medium) PS(Public/Semi-Public) WA(Water) WS(Watershed) 9. Surrounding Land Uses and Setting: The Agricultural Core is an 11,000(+) acre area that lies on the floor of the Central Valley of California.It is comprised of predominantly rural and agricultural land uses. The City of Brentwood,which borders the Agricultural Core to the west, is urbanized. The Towns of Discovery Bay and Byron,which border the Agricultural Core to the east, can also be characterized as urbanized. 10. Other public agencies whose approval is required(e.g.,permits,financing approval,or participation agreement): None. ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED: The environmental factors checked below would be potentially affected by this project,involving at least one impact that is a "Potentially Significant Impact" as indicated by the checklist on the following pages. Land Use and _ Transportation/ — Public Services Planning Circulation — Utilities & Service Population&Housing Biological Resources Systems Geological Problems — Energy & Mineral — Aesthetics Water Resources i Cultural Resources Air Quality i Hazards Recreation Mandatory Findings — Noise No Significant of Significance Impacts Identified 4 DETERMINATION On the basis of this initial evaluation: ✓ I find that the proposed project COULD NOT have a significant effect on the environment, and a NEGATIVE DECLARATION will be prepared. I find that although the proposed project could have a significant effect on the environment, there will not be a significant effect in this case because the mitigation measures described on an attached sheet have been added to the project. A MITIGATED NEGATIVE DECLARATION will be prepared. — I find that the proposed project MAY have a significant effect on the environment, and an ENVIRONMENTAL IMPACT REPORT is required. I find that the proposed project MAY have a significant effect(s)on the environment,but at least one effect (1) has been adequately analyzed in an earlier document pursuant to applicable legal standards, and(2)has been addressed by mitigation measures based on the earlier analysis as described on attached sheets, if the effect is a "potentially significant impact" or "potentially significant unless mitigated." An ENVIRONMENTAL IMPACT REPORT is required, but it must analyze only the effects that remain to be addressed. I.find that although the proposed project could have a significant effect on the environment, there WILL NOT be a'significant effect in this case because all potentially significant effects (a)have been analyzed adequately in an earlier EIR pursuant to applicable standards and(b) have been avoided or mitigated pursuant to that earlier EIR,including revisions or mitigation measures that are imposed upon the proposed project. Signature Date !ic 0 Printed Name Contra Costa County Community Development Department For 5 SOURCES In the process of preparing the Checklist and conducting the evaluation, the following references (which are available for review at the Contra Costa County Community Development Department, 651 Pine Street 4th Floor-North Wing,Martinez) were consulted: I. Contra Costa Resource Mapping System - Quad Sheet Panels - Brentwood Quadrangle, U.S.G.S. 2. The(Reconsolidated)County General Plan(July 1996)and EIR on the General Plan(January . 1991) 3. Title 9,Planning and Zoning Code,Contra Costa County Ordinance Code and Zoning Maps 4. Project Description of the proposed General Plan text amendment and proposed prototyped development standards for a winery or olive mill land use permit, as described in the Staff Report to County Planning Commission. 5. Nine Institute of California(www:wineinstitute.org) 6. Wine Data Facts, WineAmerica (Natl. Assoc. of American Wineries (www.americanwineries.org) 7. East Contra Costa County Habitat Plan Association (www.cocohcp.oryg) and personal communication with John Kopchik,Project Planner, 2/24/2004 8. Personal communication with Larry Preston,General Manager,East Contra Costa Irrigation District, 2/23/2004 6 EVALUATION OF ENVIRONMENTAL IMPACTS: Potentially Significant Potentially Unless Less than Significant Mitigation Significant No Impact he-=ration Imaci m act I. AESTHETICS. Would the proposal: a. Have a substantial adverse effect on a ✓ scenic vista? — — b. Substantially damage scenic resources, — — ✓ including,but not limited to,trees,rock outcroppings,and historic buildings within a state scenic highway? C. Substantially degrade the existing — — — ✓ visual character or quality of the site and its surroundings? d. Create a new source of substantial light — — — ✓ or glare which would adversely affect day or nighttime views in the area? DISCUSSION:The project involves a change in General Plan policy and the establishment of development standards that would be applied to specific winery land use proposals. It is regulatory in nature and does not confer any entitlement or approval of development. No direct physical construction would result from the adoption of the text amendment to the Agricultural Core (AC)designation in the Land Use Element or the establishment of prototypical development standards or permit conditions for a winery or olive oil mill land use permit.Although future development of a winery in the Agricultural Core under land use permit process would be possible with the text amendment,it is speculative to anticipate the specific characteristics,size,or location associated with the prospective development of winery or olive oil mill in the Agricultural Core.Based on a review of the proposed text amendment and the draft prototype development standards,there is no substantial evidence that the project would have any reasonable probability of significant adverse impacts on the physical environment in the area of aesthetic impacts. (Source#1,2, 3, &4) MITIGATION:None 7 Significant Potentially Unless Less than Significant Mitigation Significant No LWa-qt 111.CM0ration 1. aC 1 aC II. AGRICULTURAL RESOURCES: In determining whether impacts to agricultural resources are significant environmental effects,lead agencies may refer to the California Agricultural Land Evaluation and Site Assessment Model(1997) prepared by the California Dept. Of Conservation as an optional model to use in assessing impacts on agricultural and farmland. Would the project: a. Convert Prime Farmland,Unique Farmland, _ ✓ or Farmland of Statewide Importance (Farmland), as shown on the maps prepared pursuant to the Farmland Mapping and Monitoring Program of the California Resources Agency, to non-agricultural use? b. Conflict with existing zoning for e ✓ agricultural use,or a Williamson Act contract? C. Involve other changes in the existing ✓ environment which,due to their location or nature,could result in conversion of Farmland,to non-agricultural use? DISCUSSION:The project involves a change in General Plan policy and the establishment of development standards that would be applied to specific winery land use proposals.It is regulatory in nature and does not confer any entitlement or approval of development. No direct physical construction would result from the adoption of the text amendment to the Agricultural Cure(AC)designation in the Land Use Element or the establishment ofprototypical development standards or permit conditions for a winery or olive oil mill land use permit.A winery or olive oil mill each involve processing of an agricultural product,which under the County Zoning Ordinance Code and General Plan,are considered as allowable uses that are incidental to agricultural production.Although future development of a winery in the Agricultural Core under land use permit process would be possible with the text amendment,it is speculative to anticipate the specific characteristics,size,or location associated with the prospective development of a winery or olive oil mill in the Agricultural Core.If adopted,the development standards or permit conditions for the Winery Land Use Permit would address impacts of a specific proposal for a winery or olive oil mill on the agricultural soils within the Agricultural Core.Based on a review of the proposed text amendment and the draft prototype development standards,there is no substantial evidence that the project would have any reasonable probability of significant adverse impacts on the physical environment in the area of agricultural resources. There is no evidence that it would result in a conversion of prime farmland to non-agricultural use. (Source# 1,2,3,4, S &.6) MITIGATION:None. Potentially Significant Potentially Unless Less than Significant Mitigation Significant No Impact Incorporation Im ac Impact III. AIR QUALITY. Where available,the significance criteria established by the applicable air quality management or air pollution control district may be relied upon to make the following determinations. Would the project: a. Conflict with or obstruct implementation +� of the applicable air quality plan? b. Violate any air quality standard or ____ ✓ contribute to an existing or projected air quality violation? C, Result in a cumulatively considerable _ ✓ net increase of any criteria pollutant for which the project region is non-attainment under an applicable federal or state ambient air quality standard(including releasing emissions which exceed quantitative thresholds for ozone precursors)? d. Expose sensitive receptors to substantial p ✓ pollutant concentrations? e. Create objectionable odors affecting a o _ ✓ substantial number of people? DISCUSSION.The project involves a change in General Plan policy and the establishment of development standards that would be applied to specific winery land use proposals. It is regulatory in nature and does not confer any entitlement or approval of development. No direct physical construction would result from the adoption of the text amendment to Agricultural Core (AC) designation in the Land Use Element or the establishment of prototypical development standards or permit conditions for a winery or olive oil mill land use permit.Although future development of a winery in the Agricultural Core under land use permit process would be possible with the text amendment,it is speculative to anticipate the specific characteristics,size,or location associated with the prospective development of a winery or olive oil mill within the Agriculture Core.Based on a review of the proposed text amendment and the draft prototype development standards,there is no substantial evidence that the project would have any reasonable probability of significant adverse impacts on the physical environment in the area of air quality. There is no evidence that it would result in a conflict with applicable air quality plans,violate air quality standards,or expose sensitive receptors to substantial pollutant concentration. A winery or olive oil mill each involve processing of an agricultural product,which inherently create odors but there is no evidence to suggest that such odors are any more objectionable than odors from existing agricultural operations. (Source# 1,2,3,4,5 &6) MITIGATION:None. Potentially Significant Potentially Unless Less than Significant Mitigation Significant No fm act Incorporation ac Impact N. BIOLOGICAL RESOURCES, Would the project: a. Have a substantial adverse effect,either _ v ✓ directly or through habitat modifications, on any species identified as a candidate, sensitive,or special status species in local or regional plans,polices,or regulations,or by the California Department of Fish and Game or U.S.Fish and Wildlife Service? b. Have a substantial adverse effect on any _ _ ✓ riparian habitat or other sensitive natural community identified in local or regional plans,policies,regulations or by the California Department of Fish and Game or US Fish and Wildlife Service? C. .Have a substantial adverse effect on _ ✓ federally protected wetlands as defined by Section 404 of the Clean Water Act (including,but not limited to,marsh,veinal pool,coastal,etc.)through direct removal, filling,hydrological interruption,or other means? d. Interfere substantially with the movement ✓ of any native resident or migratory fish or wildlife species or with established native, resident or migratory wildlife corridors,or impede the use of native wildlife nursery sites? e. Conflict with any local policies or ✓ ordinances protecting biological resources, such as tree preservation policy or ordinance? f. Conflict with the provisions of an ✓ adopted Habitat Conservation Plain, Natural Community Conservation Plan, or other approved local,regional,or state habitat conservation plan? DISCUSSION:The project involves a change in General Plan policy and the establishment of development standards that would be applied to specific winery land use proposals. It is regulatory in nature and does not confer any entitlement or approval of development.No direct physical construction would result from the text amendment to the Agricultural Core (AC) designation or from establishment of prototypical development standards or permit conditions for a winery or olive oil mill land use permit.Although fixture development of winery in the Agricultural Core under land use permit process would be possible with the text amendment,it is speculative to anticipate the specific characteristics, size, or location associated with the prospective development of a winery or olive oil mill.A habitat Conservation flan is under preparation in the Bast County area, including the Agriculture Core, but is in the preliminary stages and has not been adapted.Based on a review of the proposed text amendment and the prototype development standards, there is no substantial evidence that the project would have any reasonable probability of significant adverse impacts on the physical environment in the area of biological resources. (Source#1,2, 3,4,& 7) MITIGATION:None. 10 Potentially Significant Potentially Unless Less than Significant Mitigation Significant No Impact Incorporation Impact Impact V. CULTURAL RESOURCES. Would the project: a. Cause a substantial adverse change in the — — — •� significance of a historical resource as defined lit 15054.5? b. Cause a substantial adverse change in the — _ — ✓ significance of an archaeological resource pursuant tq 15054.5? C. Directly or indirectly destroy a unique — — — ✓ paleontological resource or site or unique geologic feature? d. Disturb any human remains, including — — — _ ✓ those interred outside of formal cemeteries? DISCUSSION: The project involves a change in General Plan policy and the establishment of development standards that would be applied to specific winery land use proposals.It is regulatory in nature and does not confer any entitlement or approval of development. No direct physical construction would result from the adoption of the text amendment to Agricultural Core (AC) designation in the Land Use Element or the establishment of prototypical development standards or permit conditions for a winery or olive oil mill land use permit.Although future development of a winery in the Agricultural Core under land use permit process would be possible with the text amendment, it is speculative to anticipate the specific characteristics or location associated with the prospective development of a winery or olive oil null.Eased on a review of the proposed text amendment and the prototype development standards, there is no substantial evidence that the project would have any reasonable probability of significant adverse impacts on the physical environment in the area of cultural resources. (Source 4 1,2,3, &4) MITIGATION:None. l Potentially Significant Potentially Unless Less than Significant Mitigation Significant No Impact IncgM ro ation m act Imnac VI. GEOLOGY AND SOILS -Mould the project? a. Expose people or structures to potential substantial adverse effects,including the risk of loss,injury,or death involving: 1.Rupture of a known earthquake fault, — r ✓ as delineated on the most recent Alquist- Priolo Earthquake Fault Zoning Map issued by the State Geologist for the area or based on other substantial evidence of a known fault? Refer to Division of Mines and Geology Special Publication 42. 2. Strong seismic ground shaking? — — _ ✓ 3.Seismic-related ground failure,including __ — _ ✓ liquefaction? 4.Landslides? ✓ b. Result in substantial soil erosion or the loss e — r ✓ of topsoil? C. Be located on a geologic unit or soil that is — — ✓ unstable,or that would become unstable as a result of the project,and potentially result in on-or off-site landslide,lateral spreading, subsidence,liquefaction or collapse? d. Be located on expansive soil,as defined in ✓ Table 18-1-13 of the Uniform Building Code (1994),creating substantial risks to life or property? e. Have soils incapable of adequately supporting — — — ✓ the use of septic tanks or alternative waste disposal systems where sewers are not available for the disposal of waste water? DISCUSSION: The project involves a change in General Plan policy and the establishment of development standards that would be applied to specific winery land use proposals.It is regulatory in nature and does not confer any entitlement or approval of development. No direct physical construction would result from the adoption of the text amendment to the Agricultural Core (AC) designation in the Land Use Element or the establishment ofprototypical development standards or permit conditions for a winery or olive oil mill land use permit. Although future development of a winery in the Agricultural Core under the land use permit process would be possible with the text amendment,it is speculative to anticipate the specific characteristics,size,or location'associated with the prospective development of a winery or olive oil mill.Based on a review of the proposed text amendment and the prototype development standards,there is no substantial evidence that the project would have any reasonable probability of significant adverse impacts on the physical environment in the area of geology and soils. (Source# 1,2,3, &4) MITIGATION:None. 12 Potentially Significant Potentially Unless Less than Significant Mitigation Significant No Lmpact incorporation Impact impact VII. HAZARDS AND HAZARDOUS MATERIALS - Would the project: a. Create a significant hazard to the public _ — — ✓ or the environment through the routine transport,use,or disposal of hazardous materials? b. Create a significant hazard to the public — — ✓ or the environment through reasonably foreseeable upset and accident conditions involving the release of hazardous materials into the environment? C. Emit hazardous emissions or handle ✓ hazardous or acutely hazardous materials, — — — substances,or waste within one-quarter mile of an existing or proposed school? d. Be located on a site which is included on a ✓ list of hazardous materials sites compiled — — pursuant to Government Code Section 65862.5 and, as a result,would it create a significant hazard to the public or the environment? e. For a project located within an airport land — — — use plan or,where such a plan has not been adopted,within two miles of a public airport or public use airport,would the project result in a safety hazard for people residing or working in the project area. f For a project within the vicinity of a private — — — V/ airstrip,would the project result in a safety hazard for people residing or working in the project area? g. Impair implementation of or physically — — — ✓ interfere with an adopted emergency response plan or emergency evacuation plan? h. Expose people or structures to a significant — — ✓ risk of loss,injury or death involving wildland fires, including where wildlands are adjacent to urbanized areas or where residences are intermixed with wildlands? 13 Potentially Significant Potentially Unless Less than Significant Mitigation Significant No LMpact Incorporation t act ac VII. HAZARDS AND HAZARDOUS MATERIALS—continued DISCUSSION: The project involves a change in General flan policy and the establishment of development standards that would be applied to specific winery land use proposals.It is regulatory in nature and does not confer any entitlement or approval of development. No direct physical construction would result from the adoption of the text amendment to the Agricultural Core(AC) designation in the Land Use Element or the establishment of prototypical development standards or permit conditions for a winery or olive oil mill land use permit.Although future development of a winery in the Agricultural Core under land use permit process would be possible with the text amendment,it is speculative to anticipate the specific characteristics,size,or location associated with the prospective development of a winery or olive oil mill.Based on a review of the proposed text amendment and the prototype development standards, there is no substantial evidence that the project would have any reasonable probability of significant adverse impacts on the physical environment in the area of hazards and hazardous materials. (Source# 1, 2, 3, &4) MITIGATION:None. 14 Potentially Significant Potentially Unless 'Less than Significant Mitigation Significant No Lw_act inc; 0rali h=g_CJ lWact VIII. HYDROLOGY AND WATER QUALITY- Would the project: a. Violate any water quality standards or _,.,_ _ ✓ waste discharge requirements? b. Substantially deplete groundwater supplies_-_. or interfere substantially with groundwater recharge such that there would be a net deficit in aquifer volume or a lowering of the local groundwater table level(e.g., the production rate of pre-existing nearby wells would drop to a level which would not support existing land uses or planned uses for which permits have been granted)? C. Substantially alter the existing drainage __ _ ✓ pattern of the site or area,including through the alteration of the course of a stream or river, in a manner which would result in substantial erosion or siltation on-or off-site? d. Substantially alter the existing drainage ✓ pattern of the site or area, including through the alteration of the course of a stream or river,or substantially increase the rate or amount of surface runoff in a manner which would result in flooding on-or offsite? C. Create or contribute runoff water which ✓ would exceed the capacity of existing or planned storm water drainage systems or provide substantial additional sources of polluted runoff? f. Otherwise substantially degrade water quality? g. Place housing within a 100-year flood _ ✓ hazard area as mapped on a federal Flood Hazard Boundary or Flood Insurance Rate Map or other flood hazard delineation reap? h. Place within a 100-year flood hazard area __ ✓ structures which would impede or redirect flood flows? I. Expose people or structures to a significant __ ✓ risk of loss, injury or-death involving flooding, including flooding as a result of the failure of a levee or dam? j. Inundation by seiche, tsunami,or mudflow? 15 Potentially Significant Potentially Unless Less tlian Significant Mitigation Significant No act Inco oration I-act Imact VIII. HYDROLOGY AND WATER QUALITY-continued DISCUSSION: The project involves a change in General Plan policy and the establishment of development standards that would be applied to specific winery land use proposals.It is regulatory in nature and does not confer any entitlement or approval of development. No direct physical construction would result from the adoption of the text amendment to the Agricultural Core(AC) designation in the Land Use Element or the establishment of prototypical development standards or permit conditions for a Winery or Olive Oil bill Land Use Permit.Although future development of a winery in the Agricultural Core under land use permit process would be possible with the text amendment,it is speculative to anticipate the specific characteristics,size,or location associated with the prospective development of a winery or olive oil mill.Eased on a review of the proposed text amendment and the prototype development standards,there is no substantial evidence that the project would have any reasonable probability of significant adverse impacts on the physical environment in the area of hydrology and water quality. (Source#1,2,3,&4) MITIGATION:None. 16 Potentially Significant Potentially unless less than Significant Mitigation Significant No I suactInWL2xatim Impast Implaot IX. LAND USE AND PLANNING-'Mould the project: a. Physically divide an established community? ' b. Conflict with any applicable land use plan, policy,or regulation of an agency with jurisdiction over the project(including,but not limited to the general plan,specific plan, local coastal program,or zoning ordinance) adopted for the purpose of avoiding or mitigating an environmental effect? C. Conflict with any applicable habitat ✓ conservation plan or natural community conservation plan? DISCUSSION:The project involves a change in General Plan policy and the establishment of development standards that would be applied to specific winery land use proposals. It is regulatory in nature and does not confer any entitlement or approval of development. No direct physical construction would result from the adoption of the tent amendment to the Agricultural Core (AC) designation in the Land Use Element or establishment ofprototypical development standards or permit conditions for a Winery or Olive Oil Mill Land Use Permit.Although future development of a winery in the Agricultural Core under land use permit process would be possible with the text amendnment,it is speculative to anticipate the specific characteristics,size,or location associated with the prospective development of a winery or olive oil mill. The proposed text amendment would allow for a winery or olive oil mill as a use in the Agricultural Core subject to a land use permit, bringing these uses into consistency with General Plan policy. As noted under the discussion for Biological Resources,a Habitat Conservation Plan(HCP)is in preparation of the.Bast County Area,including the Agricultural Core,but it has not been adopted.Preliminary indications are that winery or olive oil uses, which involve processing an agricultural product,would not be in conflict the HCP. Based on a review of the proposed text amendment and the prototype development standards,there is no substantial evidence that the project would have any reasonable probability of significant adverse impacts on the physical environment in the area of land use and planning. (Source# 1,2,3,4,&7) MI A.TION:None. 17 Potentially Significant Potentially Unless Less than Significant Mitigation Significant No I_mttact Inco ori ration LM-J2 ;rrmact X. MINERAL RESOURCES -Would the project: a. Result in the loss of availability of a known — mineral resource that would be of value to the region and the residents of the state? b. Result in the loss of availability of a locally- _ ___ ✓ important mineral resource recovery site delineated on a local general plan,specific plan or other land use plan? DISCUSSION:The project involves a change in General Plan policy and the establishment of development standards that would be applied to specific winery land use proposals.It is regulatory in nature and does not confer any entitlement or approval of development. No direct physical construction would result from the adoption of the text amendment to the Agricultural Core (AC) designation in the Land Use Element or the establishment of prototypical development standards orperrnit conditions for a winery or olive oil mill land use permit.Although future development of a winery in the Agricultural Core under land use permit process would be possible with the text amendment,it is speculative to anticipate the specific characteristics,size,or location associated with the prospective development of a winery or olive oil mill.There are no know mineral resources of value to the region or state located within the Agricultural Core.Based on a review of the proposed text amendment and the prototype development standards,there is no substantial evidence that the project would have any reasonable probability of significant adverse impacts on the physical environment in the area of mineral resources. (Source# 1,2,3, &4) MITIGATION:None. 18 Potentially Significant Potentially Unless Less than Significant Mitigation Significant No Impact Inco or{� ration Tmpact mac XI. NOISE-Would the project result in: a. Exposure of persons to or generation of ✓ noise levels in excess of standards established in the local general plan or noise ordinance, or applicable standards of other agencies? b. Exposure of persons to or generation of ✓ excessive ground borne vibration or ground borne noise levels? c. A substantial permanent increase in _ ✓ ambient noise levels in the project vicinity above levels existing without the project? d. A substantial temporary or periodic increase _ _ ✓ in ambient noise levels in the project vicinity above levels existing without the project? e. For a project located within an airport land ✓ use plan or, where such a plan has not been adopted,within two miles of a public airport or public use airport, would the project expose people residing or working in the project area to excessive noise levels? f. For a project within the vicinity of a private ✓ airstrip,would the project expose people residing or working in the project area to excessive noise levels? DISCUSSION: The project involves a change in General Plan policy and the establishment of development standards that would be applied to specific winery land use proposals.It is regulatory in nature and does not confer any entitlement or approval of development. No direct physical construction would result from the adoption of the text amendment to the Agricultural Core(AC)designation in the Land Use Element or the establishment ofprototypical development standards or permit conditions for a winery or olive oil mill land use permit.Although future development of a winery in the Agricultural Core under land use permit process would be possible with the text amendment,it is speculative to anticipate the specific characteristics,size,or location associated with the prospective development of a winery or olive oil mill. A winery or olive oil mill each involve processing of agricultural product,which inherently create noise,but there is not evidence to suggest that such noise is any greater than noise from existing agricultural operation within the Agricultural Core. Based on a review of the proposed text amendment and the prototype development standards, there is no substantial evidence that the project would have any reasonable probability of significant adverse impacts on the physical environment in the area of noise. (Source#) MITIGATION:None. t 19 Potentially Significant Potentially Unless Less than Significant Mitigation significant No M act Inc=omti Impact =act XII. POPULATION AND HOUSING- Would the project: a. Induce substantial population growth in an __ ✓ area,either directly(for example,by proposing new homes and businesses)or indirectly(for example,through extension of roads or other infrastructure)? b. Displace substantial numbers of existing _ ✓ housing,necessitating the construction of replacement housing elsewhere? C. Displace substantial numbers of people ✓ necessitating the construction of replacement housing elsewhere? DISCUSSION: The project involves a change in General flan policy and the establishment of development standards that would be applied to specific winery land use proposals.It is regulatory in nature and does not confer any entitlement or approval of development. No direct physical construction would result from the adoption of the text amendment to the Agricultural Core(AC) designation in the Land Use Element or the establishment of prototypical development standards or permit conditions for a winery or olive oil mill land use permit.Although future development of a winery in the Agricultural Core under land use permit process would be possible with the text amendment,it is speculative to anticipate the specific characteristics,size,or location associated with the prospective development of a winery or olive oil mill.Based on a review of the proposed text amendment and the prototype development standards, there is no substantial evidence that the project would have any reasonable probability of significant adverse impacts on the physical environment in the area of population and housing. (Source# 1,2,3,&4) MITIGATION:None. 20 Potentially Significant Potentially Unless Less than Significant Mitigation Significant No Impact Incorporation Impact Impact M. PUBLIC SERVICES a. Would the project result in substantial adverse physical impacts associated with the provision of new or physically altered governmental facilities,need for new or physically altered governmental facilities, the construction of which could cause significant environmental impacts, in order to maintain acceptable service ratios,response times or other performance objectives for any of the public services(Source#}: 1. Fire Protection? _ 2. Police Protection? ,/ 3. Schools? ✓ 4. Parks? ✓ 5. Other Public facilities? f DISCUSSION:The project involves a change in General Plan policy and the establishment of development standards that would be applied to specific winery land use proposals.It is regulatory in nature and does not confer any entitlement or approval of development. No direct physical construction would result from the adoption of the text amendment to the Agricultural Core (AC) designation in the Land Use Element or the establishment ofprototypical development standards or pen-nit conditions for a winery or olive oil mill land use permit.Although fixture development of a winery in the Agricultural Core under land use permit process would be possible with the text amendment,it is speculative to anticipate the specific characteristics,size,or location associated with the prospective development of a winery or olive oil mill.Based on a review of the proposed text amendment and the prototype development standards, there is no substantial evidence that the project would have any reasonable probability of significant adverse impacts on the physical environment in the area of public services. (Source# 1,2,3 &4) MITIGATION:None. 21 Potentially Significant Potentially Unless Less than Significant Mitigation Significant No Impact lncamoration rn act —Sact X.N. RECREATION- a. Would the project increase the use of _ _ ✓ existing neighborhood and regional parks or other recreational facilities such that substantial physical deterioration of the facility would occur or be accelerated? b. Does the project include recreational r W ✓ facilities or require the construction or expansion of recreational facilities which might have an adverse physical effect on the environment? DISCUSSION:The project involves a change in General Plan policy and the establishment of development standards that would be applied to specific winery land use proposals.It is regulatory in nature and does not confer any entitlement or approval of development. No direct physical construction would result from the adoption of the text amendment to Agricultural Core (AC) designation in the Land Use Element or the establishment of prototypical development standards or permit conditions for a winery or olive oil mill land use permit.Although future development of a winery in the Agricultural Core under land use permit process would be possible with the text amendment,it is speculative to anticipate the specific characteristics,size,or location associated with the prospective development of a winery or olive oil mill.Based on a review of the proposed text amendment and the prototype development standards, there is no substantial evidence that the project would have any reasonable probability of significant adverse impacts on the physical environment in the area of recreation. (Source#1,2,3, &4) MITIGATION:None. 22 Potentially Significant Potentially Unless Less than Significant Mitigation Significant No m acY Incorporation act m act XV. TRANSPORTATION/TRAFFIC-Would the project: a. Cause an increase in traffic which is o ✓ substantial in relation to the existing traffic load and capacity of the street system (i.e., result in a substantial increase in either the number of vehicle trips, the volume to capacity ratio on roads,or congestion at intersections)? b. Exceed, either individually or cumulatively, _ ✓ a level of service standard established by the county congestion management agency for designated roads or highways? C. Result in a change in air traffic patterns, including either an increase in traffic levels or a change in location that results in substantial safety risks? d. Substantially increase hazards due to a design _ _ ✓ feature(e.g.,sharp curves or dangerous inter- sections)or incompatible uses(e.g., farm equipment)? e. Result in inadequate emergency access? ✓ f. Result in inadequate parking capacity? g. Conflict with adopted policies,plans,or _ programs supporting alternative transportation (e.g., bus turnouts,bicycle racks)? DISCUSSION: The project involves a change in General Plan policy and the establishment of development standards that would be applied to specific winery land use proposals.It is regulatory in nature and does not confer any entitlement or approval of development. No direct physical construction would result from the adoption of the text amendment to the Agricultural Core(AC) designation in the Land Use Element or the establishment of prototypical development standards or permit conditions for a winery or olive oil mill land use pe€nnit.Although future development of a winery in the Agricultural Core under land use permit process would be possible with the text amendment,it is speculative to anticipate the specific characteristics,size,or location associated with the prospective development of a winery or olive oil mill. It is noted that the purpose in establishing development standards or permit conditions for winery land use permit is to assure that site access and parking are appropriately considered in the review and approval process for a land use permit. Based on a review of the proposed text amendment and the prototype development standards, there is no substantial evidence that the project would have any reasonable probability of significant adverse impacts on the physical envirorunent in the area of transportation and traffic. (Source 4 1,2,3, &4) MITIGATI(7N:None. 23 Potentially Significant Potentially Unless Less than Significant Mitigation Significant No Impact Incorporation Impact ImRacl XVI. UTILITIES AND SERVICE SYSTEMS - Would the project: a. Exceed wastewater treatment requirements __. ✓ of the applicable Regional Water Quality Control Board? (Source#) b. Require or result in the construction of new ✓ water or wastewater treatment facilities _ or expansion of existing facilities,the construction or which could cause significant environmental effects? (Source#) C. Require or result in the construction of new ✓ storm water drainage facilities or expansion of existing facilities,the construction of which could cause significant environmental effects? d. Have sufficient water supplies available to _ ✓ serve the project from existing entitlement and resources, or are new or expanded entitlement needed? e. Result in a determination by the wastewater ✓ treatment provider which serves or may serve the project that it has adequate capacity to serve the project's projected demand in addition to the provider's existing commitments?(Source#) f. Be served by a landfill with sufficient permitted capacity to accommodate the project's solid waste disposal needs? g. Comply with federal,state and local statutes ✓ and regulations related to solid waste? DISCUSSION:The project involves a change in General Plan policy and the establishment of development standards that would be applied to specific winery land use proposals.It is regulatory in nature and does not confer any entitlement or approval of development.No direct physical construction would result from the adoption of the text amendment to the Agricultural Core(AC)designation in the Land Use Element and establishment ofprototypical development standards or permit conditions for a winery or olive oil mill land use permit. Although future development of a winery in the Agricultural Core under land use permit process would be possible with the text amendment,it is speculative to anticipate the specific characteristics,size,or location associated with the prospective development ofa winery or olive oil mill.It is noted that the purpose in establishing development standards or permit conditions for winery land use permit is to assure that the facilities will meet the waste discharge standards of the State Regional Water Quality Control Board,and appropriately address the County's stormwater requirements.The Agricultural.Core is within the water service area of the East Contra Costa Irrigation District,which has sufficient water for all agricultural uses including potential winery or olive mill faciltieis.Based on a review of the proposed text amendment and the prototype development standards,there is no substantial evidence that the project would have any reasonable probability of significant adverse impacts on the physical environment in the area of transportation and traffic. (Source# 1,2,3,4,&8) MITIGATION:None. 24 Potentially Significant Potentially Unless Less than Significant Mitigation Significant No Impact Inco orp ration Impact Impact XVII. MANDATORY FINDINGS OF SIGNIFICANCE- a. Kaes the project have the potential to degrade ✓ the quality of the environment, substantially reduce the habitat of a fish and wildlife species, cause a fish or wildlife population to drop below self-sustaining levels,threaten to eliminate a plant or animal community,reduce the number or restrict the range of a rare or endangered plant or animal or eliminate important examples of the major periods of California history or prehistory? b. Does the project have impacts that are indiv- ✓ idually limited,but cumulatively considerable?� (Cumulatively considerable means that the incremental effects of a project are considerable when viewed in connection with the effects of past projects,the effects of other current projects, and the effects of probable future projects)? C. Dees the project have environmental effects ✓ which will cause substantial adverse effects on human beings,either directly or indirectly? DISCUSSION: The project involves a change in General Plan policy and the establishment of development standards that would be applied to specific winery land use proposals. It is regulatory in nature and does not confer any entitlement or approval of development. No direct physical construction would result from the adoption of the text amendment to the Agricultural Core (AC)designation in the Land Use Element or the establishment of prototypical development standards or permit conditions for a winery or olive oil mill land use permit.Although future development of a winery in the Agricultural Core under land use permit process would be possible with the text amendment,it is speculative to anticipate the specific characteristics,size,or location associated with the prospective development of a winery or olive oil mill. (Source 4 1,2,3,4,5,+5,7, &8) AAchecklistwinerygpa.doc PROOF OF PUBLICATION 0015.5 C.C.P.? STATE OF CALIFORNIA County of Contra Costa I am a citizen of the United States and a resident of the County aforesaid; I am over the age of eighteen years, and not a party to or interested in the above-entitled matter. I am the Principal Legal Clerk of the Contra Costa Times, a newspaper of general circulation, printed and published at 2640 Shadelands Drive in the City of Walnut Creek, County of Contra Costa, 94598. And which newspaper has been adjudged a newspaper of general circulation by the Superior Court of the County of Contra Costa, State of California, under the date of October 22, 1934.Case Number 19764. The notice, of which the annexed is a printed copy (set in type not smaller than nonpareil), has been published in each regular and entire issua of said newspaper and not in any supplement thereof on the following dates, to-wit: March 27 all in the year of 2004 1 certify (or declare) under penalty of perjury that the foregoing is true and correct. Executed at Walnut Creek, Califo�rria. On this 27.iqay of March, 2004 f �` + .......... ............ .fir Signatu�e Contra Mosta Times P 0 Box' 147 Walnut Creek, CA 94596 (925) 935-2525 Proof of Publication of: (attached is a copy of the legal advertisement that published) NOTICE OF PUBLIC NEARING BEFORE THE CONTRA COSTA COUNTY BOARD OF SUPERVISORS ON PLANNING MATTERS BRENTWOOD AREA AND COUNTYWIDE Notice is hereby given that on Tuesday, April 6, 2004, at 1:00 p.m., in the County Administration Budding,Board Chambers 651 Pine Street(Corner R Pine and Escobar Streets), Martinez, California, the Contra Costa County Board of Supervisors will conduct a public hearing to consider the following planning matter: CONTRA COSTA COUNTY (Applicant) GENERAL PLAN AMENDMENT RELAT- ING TO TEXT AMENDMENT TO ALLOW WINERY USE IN THE AGRICULTURAL CORE AND TO ESTABLISH DEVEL- OPMENT GUIDELINES (STANDARDS) FOR WINE- RIES (County File: GP # 03.0 04).This is a propos- al to modify the Contra Costa County General Plan relating to the Agri- cultural Core(AC)des lgna- tion under the Land Use El- ement. This General Plan amendment would amend the text description for the Agricultural Eore land use designation to allow wineries with tasting rooms In conjunction with agrape vineyard and olive oit milts with tasting rooms in conjunction with an olive orchard through a land use permit for any parcel In the Agricultural Core that currently meets a 5-acre minimum lot size. This proposal would also establish development reviewingguidelines uilins ani chaPrds)for the useactivities�,o and structures within a land use permit for a wineryy or one oil mill in the Agricul- tural Care, and for other agricultural lands in the unincorporated area.This General Plan Amendment study has been initiated by the Board of Supervi- sors at the request of the agricultural community. The location of the subject properties are within the unincorporated territory of the County of Contra Costa,State of California, FIdentified above (a more precise descrip- tion may be examined in the Office of Director of Community Development, County Administration Building). For the.purpores o€pcam- slons of thle Ca ifornia En- vironmental Quality Act 0MA) a Negative Decla- ration has been prepared for this project. If you challenge this mat- ter in Court, you may be limited to raising only those issues you or some- one else raised at the pub- lic hearing described in the notice or in written correspondence. Prior to.the hearing,Com- munity DevelopMent De- partment staff will be available on Tuesday, April C 2004 at 12:30 p.m. in Room la, Administra- tion Building, 651 Pine Street,. Martinez, CA, to meet with any interested persons in order to(1)an- swer questions,(2)review the hearing porocedures used by the ®oard; (3) clarify the Issues beang considered by the Board; and,(4)If necessary,pro- vide an opportunity to Identify, resolve, or nar- row any differences which remain In dispute. if you wish to attend this meet- Ing with staff,please call PatrickpRoche,Coppmmunit Develoat (925) 335-12242aby 3.0nt 0 p m. on Monday, April 5, 2004 to confirm your parti- cipation. Date:March 22,2004 JOHN SWEETEN,Clerk of the Board of the Board of Su ervisor and County Adpministrator BY:Danielle Kelly, Deput Clerk Le al CCT'9710 Publish March 27,2004