Z0515 Cook

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Z-05-15 (Cook)

• Rezoning request for an approximately 24 acre
  portion of Parcel 202-81-162 on Country Club
  Drive from Residential (SR-8, 8,000 sf minimum
  lot area) to Rural (RU-4, 4 acre min. lot area)
  to allow the Applicant to seek a Special Use
  Permit to operate a winery, restaurant and retail
  shop at an abandoned golf clubhouse site in the
  Wilcox area.

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Z-05-15 Cook Rezoning Location Map
N
Country Club Drive
Project Site
3
Project Vicinity
Oak St
Cougar Ln.
SR-8
24.36 acre Rezoning Site
RU-4
Project Site
Buffalo Lane
Conditional MH-36 Zone
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Rezoning Area
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Project SiteView South Yucca Sierra Drive
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View north and east
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Factors in Favor or approval in Favor of
denial

• 1. The Developing Comp. Plan designation allows
  the RU-2 District.
• 2. The B Growth Category establishes that the
  area can accommodate growth and increased
  densities.
• 3. The RU-2 Site Development Standards can be
  met.
• 4. There is support from 3 neighbors.

• 1. A rezoning from Residential SR-8 to Rural RU-2
  could increase the types of non-residential uses
  allowed on the property.
• 2. The Project will require extensive repairs and
  remodeling of the existing structure to bring it
  up to current health and safety codes.

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RecommendationZ-05-15, Cook
Based on the Factors in favor of the Project,
staff recommends approval.
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SU-05-17 (Cook)

• Request for a Special Use Permit for an
  approximately 24 acre portion of Parcel
  202-81-162 on Country Club Drive to operate a
  winery, restaurant and retail shop at an
  abandoned golf clubhouse site in the Wilcox area
  and request for Site Development Standard
  modifications.

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Special Use Requests Dev. Standard Modifications

• 1. Request exemption from the screen wall
  requirement for the Category B Site, per Section
  604.06
• 2. Request exemption from the 5 percent
  landscaping of the Site, per Section 1806.02.B
• 3. Request reduction of the Special Use setback
  requirement of 40 feet to 30 feet from the
  western property line, per Section 604.03 and
• 4. Request modification of sign limitation of 32
  square feet to allow a 54 square feet ground
  (free-standing) monument sign, per Section
  1908.01.A.2.

• Winerymanufacturing, wholesaling, warehousing,
  distribution, or storage of agriculture-related
  products (grapes), pursuant to Sec. 607.15 of the
  County Zoning Regulations
• Restaurant, bakery and wine tasting, per Sec.
  607.12 and
• Retail shop, per Sec 607.22.

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SU-05-17, Cook Site Plan
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Issues of Concern

• Building is deteriorated and needs to be brought
  up to Building Code standards for health and
  safety, particularly because it is outside of a
  Fire District.
• Septic and potable water systems are out-of-date
  and there may be a problem with water quantity
  and pressure.
• Country Club Drive is an unimproved, dirt road.
  The current anticipated traffic volume of 15
  vehicles per day could be accommodated on the
  road, however, any more traffic could require
  paving the road.
• The site lies low in a rural valley and is very
  visible from the freeway and from adjacent home
  sites outdoor lighting could be obtrusive.
• Pool has been long abandoned and should be
  inspected for structural integrity and safety
  features. Water conservation measures should be
  incorporated into pool management practices.

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Factorsin favor of granting the SUP against
granting the SUP

• The Comp. Plan designations of B Developing
  allow this type of moderate non-residential
  development.
• Reuse of an abandoned non-res. Building would
  increase security in area.
• The proposed uses are of a scale and type to
  minimize off-site impacts.
• The area to the south is already
  conditionally-zoned MH-36 to accommodate an RV
  Park.
• 5. There is support from 3 neighbors.

• The Project will require extensive repairs and
  remodeling to bring the building up to current
  health and safety standards.
• 2. The use will add traffic to an unpaved road.

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Staff Recommendation SU-05-17, Cookpage 1 of 2

• Based on the factors favoring approval, staff
  recommends conditional approval of this special
  use permit, characterized by the 15 vehicle per
  day traffic volumes and intensity of uses, with
  the following conditions (paraphrased from Docket
  Memo dated Aug. 29, 2005)
• 1. Approval of the SUP is conditioned upon the
  approval of the RU-2 rezoning by the Board of
  Supervisors
• 2. Within 60 days of SUP approval, the shall
  submit a revised and detailed Site Plan showing
  the upgraded Building Code, septic, potable water
  systems and parking standards.
• 3. Demonstrate that the new parcel has been
  recorded and provide staff with the new Parcel
  Number.
• 4. Applicant to sign a private maintenance
  agreement with the County to maintain Country
  Club Drive to the Site in good driving condition.
• 5. Applicant to secure a Right-of-way permit from
  the County for access to and from Country Club
  Drive.
• 6. Secure ADEQ Aquifer Protection Permit (for
  wastewater) and demonstrate compliance with
  drinking water standards.

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SU-05-17, Cook Special Use PermitRecommended
conditions of approval continued, page 2 of 2

• 7. Applicant to adhere to County draft Light
  Pollution Control Ordinance for outdoor lighting.
• 8. If pool is to be used by Project patrons as an
  accessory use, a separate building permit shall
  be required. If the pool is to be used by the
  general public, a modification of this SUP shall
  be required and the traffic impacts will need to
  be assessed.
• 9. Applicant shall meet the water conservation
  measures of the County Zoning Regulations.
• 10. It is the Applicants responsibility to
  obtain any additional permit necessary
• 11. Any changes to the approved SUP shall be
  subject to review by the Planning Department and
  may require a modification and approval by the
  Commission.

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Staff recommendation on the Site Development
Standard Modifications

• 1. Request exemption from the screen wall
  requirement for the Category B Site, per Section
  604.06 Approve.
• 2. Request to approve a 30 rather than 40
  setback from the western property line (Sec.
  604.03) Approve.
• 3. Request to approve a 54 square foot sign area
  rather than a 32 square foot sign (Sec.
  1908.01.A.2) Deny.
• 4. Request to eliminate the 5 landscape
  requirement (Sec. 1806.02.B) Conditionally
  approve. If the screen wall requirement is not
  waived, the western and northern property line
  screen wall shall be landscaped at a minimum
  depth of five (5) feet on the street side of the
  screen wall for the length of the wall facing the
  streets, less the Sight Visibility Triangle area.
  If the screen wall requirement is waived, staff
  recommends approval of the landscaping waiver.