Title
PLN230259 - MESSIER WINE PROPERTIES LLC
Public hearing to consider establishment of an agricultural processing facility for the processing grapes for wine production. Site improvements include establishment of a 2,400 square foot decomposed granite “crush pad”.
Project Location: 27545 Via Quintana Road, Carmel
Proposed CEQA Action: Find the project Categorically Exempt pursuant to Sections 15303 and 15304 of the CEQA Guidelines, and there are no exceptions pursuant to Section 15300.2.
Report
RECOMMENDATION:
It is recommended that the Zoning Administrator adopt a resolution:
1) Finding the project Categorically Exempt pursuant to Sections 15303 and 15304 of the CEQA Guidelines, and there are no exceptions pursuant to Section 15300.2; and
2) Approving a Use Permit for the establishment of an agricultural processing facility for the processing between 50 to 75 tons of grapes per year on and adjacent to a 2,400 square foot decomposed granite crush pad. Wine production would be approximately 3,000 to 4,500 cases per year.
Staff has prepared a draft resolution, including findings and evidence, for consideration (Exhibit B). Staff recommends approval subject to four conditions of approval.
PROJECT INFORMATION:
Applicant: Messier Wine Properties LLC
Agent: Joel Panzer, Maureen Wruck Planning Consultants LLC
APN: 185-052-018-000
Zoning: Rural Density Residential, 10 acre per unit with Design Control, Site Plan Review and Residential Allocation Zone overlays or “RDR/10-D-S-RAZ” and Low Density Residential, 5 acre per unit with Design Control, Site Plan Review and Residential Allocation Zone overlays or “LDR/5-D-S-RAZ”
Parcel Size: 91.5 acres
Plan Area: Carmel Valley Master Plan
Flagged and Staked: No
Project Planner: Son Pham-Gallardo, Senior Planner
SUMMARY/DISCUSSION:
The subject property is split-zoned, with approximate 1/4th zoned RDR and the remaining area zoned LDR. Existing development consists of a 5,700 square foot barn, viticulture and internal roadways primarily within the LDR portion. The proposed agricultural processing will occur within the RDR portion (see Exhibit B, Site Plan).
The current operation includes handpicking of grapes planted onsite which are then trucked to a facility in Gonzales, approximately 30 miles from the subject property. The applicant proposes a “self-contained and sustained model” consisting of onsite processing of grapes and wine production (see Exhibit A, Operation Plan). Site improvements include construction of a 40 feet by 60 feet decomposed granite crush pad for processing of grapes for the production of wine, such as de-stemming, sorting, and pressing. The pad would also provide operating space for a forklift, elevators, grape press, and de-stemmer. Juice would be processed into storage tanks which would then be transported to the barn by forklift. Wash water is estimated to be 42,000 gallons per year, obtained from an onsite well and will be collected and filtered and reused for irrigation. The Environmental Health Bureau has reviewed the project and applied a condition of approval requiring the owner/applicant to enroll the winery under the Regional Water Quality Control Board’s General Waste Discharge Requirements for Winery Waste.
The project was reviewed for consistency of the goals and policies of the Carmel Valley Master Plan and Agricultural Element of the 2010 General Plan. The agricultural processing facility is listed as an allowed use in the RDR zoning district, provided a Use Permit is obtained.
ENVIRONMENTAL REVIEW:
The proposed project qualifies as a categorical exemption pursuant to CEQA Guidelines Sections 15303 (new construction) and 15304 (minor alterations to land). As demonstrated in the attached draft resolution (Exhibit B), none of the exceptions to the exemptions can be made in this case.
OTHER DEPARTMENT/AGENCY INVOLVEMENT:
The following County departments and agencies reviewed this project during the County’s Interdepartmental Review Process:
• HCD-Planning
• Environmental Health Bureau
• HCD-Engineering Services
• Monterey County Regional Fire Protection District
• HCD-Environmental Services
The Environmental Health Bureau applied a recommended condition to ensure that the project will not have an adverse effect on the health, safety, and welfare of persons either residing or working in the neighborhood.
Prepared by: Anna Ginette Quenga, AICP, Principal Planner
Reviewed and Approved by: Melanie Beretti, AICP, HCD Chief of Planning
The following attachments are on file with HCD:
Exhibit A - Project Data Sheet
Exhibit B - Draft Resolution including:
• Recommended Conditions of Approval
• Site Plan
• Operation Plan
Exhibit C - Vicinity Map
cc: Front Counter Copy; Monterey County Regional Protection District; HCD-Environmental
Services; HCD-Engineering Services; Environmental Health Bureau; Son Pham-Gallardo, Senior
Planner; Anna Ginette Quenga, AICP, Principal Planner; Melanie Beretti, AICP, Chief of
Planning; Messier Wine Properties LLC, Owner; Maureen Wruck Planning Consultants LLC,
Applicant; The Open Monterey Project; LandWatch (Executive Director); Lozeau Drury LLP;
Christina McGinnis, Keep Big Sur Wild; Planning File PLN230259