Best Family Winery Proposed for Sebastopol

OPINION & PERSPECTIVE OF GAZETTE READER AND ENVIRONMENTAL ACTIVIST
Square Peg, Round Hole
by Lyle L KaumanSquare Peg, Round Hole
As if there aren't enough, another unsound project is on fast track for Sonoma County approval. This time, the location is in the west Sebastopol area, on the south east corner of the intersection of Highway 116 Occidental Road. What now has one of the area's picturesque apple orchards is soon to be uprooted and replaced with a wine tasting and events facility, a large grape crushing and warehousing facility, a picnic area, and what those viticulture would surely recognize as a very small vineyard fringed by decorative planting.
But unlike other winery developments, this project is being planned for two corner lots in a long standing, peaceful, rural residential neighborhood. Plans include a small, three acre vineyard, a 5,000 square foot tasting room facility, a 33,000 square foot production facility, and a picnic area. The buildings alone cover a total area of almost one acre! That's a huge project for such a small site.
So what has the neighbors concerned? Isn't this a matter of good planning and property owner's rights? The neighbors who've reviewed, and a few from out of the area, all say, “NO!” But why?
Included in the plans, the proponents propose a winery crush facility and a regular events venue, all to be situated on a property made of two conjoined lots, totaling only 7.61 acres. That's small, even by the General Plan standards that call for a 10 acre minimum for such facilities. Permitting this can only be done with a precedent setting amendment or variance, definitely an erosion of the General Plan's original intent. Nevertheless, the Planning Commission has recommended approval to the Board of Supervisors. With such planning oversight, one can only wonder whose
neighborhood will be next.
The Planning Commission has additionally ignored its responsibility fully to study in quantitative terms the cumulative negative impacts this project will have on the environment, the immediate community, and the neighboring communities affected by this development.
Notification of this project has been poor. Although the project has been a concept for many months, it's only recently that neighbors have been informed of it, and not all who are nearby at that! Nevertheless, at this “eleventh hour”, this project has stirred up a neighborhood to join and fight this inappropriate and ill conceived development in order to save the peace and quiet of homes, property values, and the very quality of neighborhood environment. Not only are there prevailing neighborhood concerns about noise, traffic, safety, public use, and water and septic impact and management, there are additional concerns, ranging from green house gas issues to impacts on the two area schools that have been overlooked by the Planning Commission and
needing to be fully addressed. Indeed, the very fact that planning documents state there are no schools in the vicinity when there are two in proximity to the project which are recognized by both locals and other Sonoma County agencies does not speak well for planning!
With only about 100 feet from facilities to several neighboring residences, issues of day and night noise levels are key. Neighbors are concerned that seasonal production activities during the annual crush will take place 24 hours a day, seven days a week, for eight weeks, leaving many wondering how they will ever manage to get a reasonable night's sleep. With delivery trucks allowed to queue nightlong before the crush facility, and within easy earshot of neighboring residences, the project's site remains inappropriate, projected noise levels mitigated insufficiently with small plantings that would not provide adequate sound buffer. Neighbors wonder why the county could allow this, especially since other project garden areas have a 200 foot set-back from the vineyard requirement! Is the health, comfort, and consideration of
visitors more important than that of local residents? On top of this, project proponents state plans to host industry events on a regular basis throughout the year.
Area residents, having bought into a residentially zoned area, had never anticipated that a residential parcels would be rezoned to Diverse Agricultural, thereby creating negative impact and disturbance to their quiet enjoyment, to which they feel they are entitled. While some may be in support of wineries of proper size and location, they nevertheless call only for responsible growth. This, they say, is irresponsible!
Riding foremost above noise, traffic, and zoning is the number one concern to all nearby residents: Water! Although the project has many environmentally friendly features, and water conservation measures, the project's water feasibility studies are based on 36 inches of annual rainfall, and they make no mention of the current drought situation, and this in an area where the source of all domestic supplies is through wells, in the groundwater. With no drought restrictions or policies written into this project, especially when Sonoma County is issuing water reduction policies and encouraging drought awareness and conservation, why does this project lack provisions that insure the well-being of existing water users? Has the planning commission considered that large scale use by the project ownership may greatly impact neighboring wells? Local residents hold this to be of major concern. while the planning commission did not. But who lives with the wells, the planning commission or the established residents?
Area residents contend that concerns over water quantity and quality in their existing residential wells, plus those of noise, traffic, and environment were not fully addressed or even taken into account, and for these and other concerns, an environmental impact report (aka, “EIR”) is in order. The planning commission asserted that reports submitted by the applicant proved the project posed no real concerns to neighboring residents or areas, yet to date there have been no
quantitative studies on how the hydrology of existing wells may be impacted. Without quantitative studies, it's anyone's guess as to the groundwater conditions. Area residents disagree with the Commission's assertions as they gather information and expert testimony to refute the applicant's reports.
With zoning variances, General Plan amendments, use permits, and new policies written and developed in effort to make this project compliant with county requirements, it continues to show many flaws. Like trying to make a square peg fit into a round hole, no matter how much it's twisted, the hole must become square or the peg round to make the fit. That's exactly what's happening here. The Planning Commission has recommended the project's approval to the Board of Supervisors, and the supes will be asked to change the General Plan to fit this project.
In approving, the Planning Commission cited the project's commitments both to “green building” and to employment opportunities as reasons for recommending the project, but how do low flush toilets serving increased public presence address environment, or what does employment of twenty people in a heretofore residential area do to preserve sound zoning and residential area planning? Nothing.
How can a winery production facility just move right into an existing neighborhood? Neighbors are outraged and contend that if the project was suitable for the site, the numerous zoning conditions would not be an issue before the Board of Supervisors. There was a time when apple trees surrounded the Sebastopol area, but the grapes brought higher profits, so the trees were destroyed, and vines were planted. The once abundant supplies of water and apples are quickly fading, but the vines continue to be planted. The face of the neighborhood will surely change if this project is approved. Aren't there enough wineries, vineyards and production facilities in Sonoma County? In fact, with a production facility directly across from this project site (at Vac-U-Dri), is yet another facility actually needed, the neighbors ask?
The Supervisors will meet on Tuesday, October 6*, 2009. Comments on the project
will be heard at 2:10 pm, followed by a vote on required legislative actions needed for approval.
*Please check to Supervisors' Agenda calendar prior to going - there is a note that this meeting has been moved to October 20th.
http://www.sonoma-county.org/board/agenda.htm
will be heard at 2:10 pm, followed by a vote on required legislative actions needed for approval.
*Please check to Supervisors' Agenda calendar prior to going - there is a note that this meeting has been moved to October 20th.
http://www.sonoma-county.org/board/agenda.htm
The area's neighbors are demanding further study in the form of an Environmental Impact Report. They are asking that all concerned citizens write to each of the Supervisors, asking them to vote “NO” based on the need for an Environmental Impact Report. They further encourage concerned citizens to show, with strong citizen presence at the October 6th meeting, that poor study and planning is not acceptable in Sonoma County. Visit http://groups.google.com/group/water-not-wineries/ for updates and information.
Labels: COMMUNITIES, ENVIRONMENT, FORUM, PERSPECTIVES
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