Stolo Winery A3 SLO07 035 3770 Santa Rosa

Stolo Winery A-3 -SLO-07 -035 3770 Santa Rosa Creek Road, Cambria California Coastal Commission April 15, 2010 - Item 12 B 1

Stolo Winery Site Context Santa Rosa Creek Road Santa Rosa Creek 2

EVOLUTION OF SITE PLANS 3

Original Site Plan Submitted to the County of San Luis Obispo in 2005 • Barrel Storage Facility Located within Footprint of Existing Barn (+/- 30 feet from Drainage) Santa Rosa Creek Road • Detached Tasting Room and Detached Processing Facility on South Side of Santa Rosa Creek Road • +/- 9 Acre Envelope 4

Final Site Plan Approved by the County of San Luis Obispo in 2007 • Approved by the Planning Commission and Board of Supervisors • Detached Processing Facility on South Side of SRCR Santa Rosa Creek Road • Barrel Storage Facility +/- 70 feet from Drainage • Detached Tasting Room adjacent to Dos Cruses Lane +/- 70 feet from Drainage • +/- 3. 5 Acre Envelope 5

North Side Consolidation Plan Site Plan Developed with CCC Staff – Oct 2009 • All Facilities 100+ Feet from Drainages Riparian Restoration Area • All Structures Consolidated on the North Side of Santa Rosa Creek Road • 100 -Foot Riparian Setback Restored and Enhanced Santa Rosa Creek Road • Reduced Footprint • +/-. 89 Acre Envelope Total • LCP Compliant 6

RIPARIAN RESTORATION 7

Riparian Restoration Area - Before 100’ Development Envelope Riparian Setback Area – Before (Degraded) Existing Barn within 20’ of Top of Bank 8

Drainage Areas to be Restored with Approval of CDP 9

Drainage Areas to be Restored with Approval of CDP 10

Drainage Areas to be Restored with Approval of CDP 11

Drainage Areas to be Restored with Approval of CDP 12

Riparian Restoration Area – After (Concept) 1. 23 Acres Restoration Area 13

Example of Restored Ephemeral Drainage 14

Example of Restored Creek Bank 15

RURAL ARCHITECTURE FOR WINERY BUILDINGS 16

Representative Perspective for Barrel Storage Facility Southeast Corner Southwest Corner 17

Representative Perspective for Processing Facility and Tasting Room 18

Water and Wastewater 19

Reduction in Historical Water Use • 10, 000 Case Winery =. 5 AFY of Water • Conversion of Crops from Row Crops to Vineyards = 1. 2 AFY Per Acre Water Savings • Annual Water Savings = 47. 5 AFY 20

Winery Process Wastewater Management • Winery Process System is Permitted by County and RWQCB – CDP Conditions Require Review and Approval by the Executive Director • Land Application – Beneficial Reuse Process Wastewater is Screened to Separate Solids Stored in a Septic Tank “Land Applied” • Land Application Area Less than 1 Acre • Required to be + 100 feet from Creek and Domestic Well 21

“Location Standard” • Wineries with Tasting Rooms are Permitted on or within One Mile of a Collector Road • This Standard is Allowed to be Modified with Findings 22

LCP ALLOWS MODIFICATION OF LOCATION STANDARD CZLUO SECTION 23. 08. 012 Findings: (1) Set forth the necessity for modification or waiver of standards by identifying the specific conditions of the site and/or vicinity which make standard unnecessary or ineffective. (2) Identify the specific standards of this chapter being waived or modified. (3) The project, including the proposed modifications to the standards of this chapter, will satisfy all mandatory findings required for Development Plan approval by Section 23. 02. 034 c(4) of this title. 23

Urban - Rural Boundary Proposed Stolo Winery Coast Union High School L th 0 8/1 e mil R m. U fro Winsor Quarry, Linn’s Farm Store, Farmstands, B&B • The LCP does not contain Urban vs. Rural location standards for Wineries with Tasting Rooms. • If the standard for a winery with tasting room was intended to locate these uses “within one mile of a URL”, the project would not require the allowed modification. • The LCP does have requirements for non-agricultural uses (B&B’s) to be located with a certain distance of an URL (5 miles). • Other Uses on Santa Rosa Creek Road: Windsor Gravel Quarry, B&B, Linn’s Farm Store, Farmstands 24

Intent of Location Standard • Limit Large Amounts of Traffic in Rural Outlying Areas • Limit Larger Tasting Rooms + Event Traffic on Inadequate Roadways • Limit Excessive Traffic on Private and/or Non. County Maintained Roads • Ensure Neighborhood Compatibility • Intentional to Allow Standard to be Modified on a Case by Case Basis 25

LCP Framework for Planning Road Definitions • “Urban/Rural Collector Road”: – A road that enables traffic to move to and from local roads, arterial roads and activity centers. Collectors are the principal arterial of residential areas and carry a relatively high volume of traffic. A collector also has the potential for sustaining minor retail establishments. Limits on residential driveway access should be based upon traffic volumes, parcel sizes and sight distances. • “Local Road”: – A road that is used primarily for access to adjacent property. 26

Santa Rosa Creek Road Functions as a Collector • Connection Between Highway 46 and Cambria • “Collects” Traffic from Local Roads and Funnels it into Cambria • Supports Existing Commercial Uses • High Improvement Standard - Two Lane, Striped, with Shoulders • Other Area Collector Roads Designed to a Lesser Standard (Klau Mine, Cypress Mountain, Old Creek, Upper Portion of Santa Rosa Creek Road, etc. ) 27

Santa Rosa Creek Road at Coast Union High School PICTURE TO BE REPLACED 28

Santa Rosa Creek Road between Coast Union High School & Stolo Property 29

Santa Rosa Creek Road at Stolo Property 30

Public Works Department Considers Santa Rosa Creek Road a Collector Road 31

Santa Rosa Creek Road is a Collector Road in Adelaida Area Plan 32

+/- 17 Miles of Santa Rosa Creek Road - Only 1. 33 Miles Would Require a Modification to the Location Standard 33

Traffic Impact Comparison • • Average Daily Trips on SRCR = 1, 920 Trips Existing LOS B = LOS Does Not Change with Project Coast Union High School approx. 0. 75 miles from Stolo site. Coast Union High Enrollment = +- 300 Students • Institute of Traffic Engineers Calculations: • Coast Union High School Traffic = • Weekdays: 513 Daily Trips (257 cars) and 84 PM Peak Hour Trips (42 cars) • Weekends: 183 Daily Trips (92 cars) and 33 PM Peak Hour Trips (17 cars) • Proposed Stolo Winery Traffic = • Weekdays: 15 Daily Trips (8 cars) and 3 PM Peak Hour Trips (2 cars) • Weekends: 80 Daily Trips (40 cars) and 21 PM Peak Hour Trips (11 cars) 34

Findings for Modification to Special Use Standards 35

Findings for Modification - Unnecessary Santa Rosa Creek Road is: • “Urban/Rural Collector” by Definition in Certified LCP • Collector Road in Adjacent Planning Area • Collector Road per County Public Works Department • Through Road and County Maintained Road • Improved Better than many other Collector Roads in County, with 2 lanes striped, shoulders • Minimal Traffic Associated with the Tasting Room – No Change in LOS • Due to Inconsistency in Documents, only Small Portion of Santa Rosa 36 Creek Road (1. 3 of 17 miles) Requires Allowed Modification

Findings for Modification - Ineffective No Change in Rural Character–Neighborhood Compatibility • Wine Tasting Limited to 700 SF in winery facility - Existing Viticulture and Orchard • Very Limited and Small Scale (10, 000 cases max) – Compare J. Lohr @ 250, 000 cases per year; other artisan wineries such as Opolo @ 50, 000 per year • Staff-Required Revisions (Consolidated Site, Architectural Design, Creek Setback Restoration & Enhancement) Maintain and Enhance the Rural Character of the Area • Parking Set Back and Screened to Avoid Visual Impacts from Road • Tasting Room is similar to other on site agricultural sales – e. g. avocado , apple, strawberry farm stands which sell products grown and processed on-site 37

Not Precedent Setting • Santa Rosa Creek Road is UNIQUE in that only a Limited Interior Portion would Require a Modification (1. 33 out of 17 miles) • No Other Road in the Coastal Zone of San Luis Obispo County has this internally inconsistent designation within County Documents (Area Plans, Public Works Roadway Designation) • Based on the Specific Location of the Project, the Minimal amount of Traffic Generated by the Project, and the Fact that Santa Rosa Creek Road is Identified in the Adjacent Planning Area as a Collector Road, the Location Standard Modification for this Site is NOT PRECEDENT SETTING 38

On-Site Tasting Essential for this Winery • For a small, artisan winery to remain viable, sales must consist of at least 70% retail sales (direct to consumer) and 30% wholesale. • Distribution Sources for Small Wineries have Diminished – Three-Tier Distribution system is difficult for small producers to penetrate. • On-Site Tasting is essential to artisan wineries because – Often times the only retail outlet for the wine – Results in direct to consumer retail sales – Results in Wine Club Sign Ups • • Studies have shown on-site tasting rooms connect the consumer or wine enthusiast with the vineyard and winemaker, significantly increasing sales vs. off-site tasting. Direct to consumer sales through the on-site tasting room is essential and more important to industry than ever 39

Applicant Request Approve Coastal Development Permit with Findings and Conditions as presented by Staff, with Exception of Special Condition 8: “Special Condition 8: Winery Operations. Public tours, and non-winery related tasting, retail sales, and special events, such as corporate gatherings and weddings, and amplified music are prohibited. ” 40

Project Team • • Don and Charlene Stolo, Owners Jamie Kirk, Kirk Consulting Rachel Kovesdi, Kirk Consulting Steve Orosz, Orosz Engineering Steven H. Kaufmann, Richards / Watson / Gershon David B. Neish, D. B. Neish, Inc David J. Neish, D. B. Neish, Inc 41

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Rebuttal Slides 44

Tasting is Not Supplemental Use LCP Definition of “Ag Processing”: Coastal Zone Framework for Planning Land Use Definitions [A 2]. “Establishments performing a variety of operations on crops after harvest, to prepare them for market on-site…. ” LCP Definition of “Supplemental Uses”: “ 23. 04. 050(b)(1). Uses allowed by Coastal Table “O” in the Agriculture category that are not directly related to the principal agricultural use on the site. (Example: where crop production or grazing are the principal agricultural use of a parcel, petroleum extraction, mining or rural sports and group facilities may be allowed as supplemental non-agricultural uses …. ” Wine Tasting & Sales are Directly Related to Principal Ag Use – On-Site Marketing of Processed Grapes

• Typical pour in tasting room is. 5 -1 ounce. One Drink is Considered: 1 Beer 1 Three Ounce Glass of Wine • We produce 3 wines = 3 ounces of 1 Shot or 1 Ounce of Hard tasting = 1 glass. Liquor Info from www. dui. drivinglaws. org

Water Production • Well Produces 250 Gallons Per Minute • 403 AFY • Total Water Use of the site is 42. 6 AFY • Historical Water Use over 90 AFY 47