Admin PD - Withdrawn - 2007August 27, 2007
Coterie Cellars Inc.
Kyle Loudon, President
1228 Pine Avenue
San Jose, CA 95125
Re: 730 Camden Avenue, Suite E
PLN2007-116
Dear Mr. Loudon,
In response to your letter dated August 13,2007, requesting the City to discontinue the Administrative
Planned Development Permit application process for file PLN2007-l16, staff has terminated the permit
process and has processed a partial refund of fees paid. Enclosed is check #211560 for the amount of
$334.49 representing the unused portion of the application fees.
Thank you for the opportunity to assist you regarding this matter. Hopefully you are able to find a more
suitable location for your business within the City of Campbell. Please feel free to contact me if you
have any questions at (408) 866-2142 or by email atstevep@cityofcampbell.com.
Sincerely,
~rossm
Planner I
70 North First Street. Campbell, California 95008-1436 . TEL 408.866.1140 . FAX 408.871.5140 . TOO 408.866.1790
August 13.2007
Kyle Loudon
Coterie Cellars, Inc.
1228 Pine Ave
San Jose, CA 95125
408-828-3046
Steve Prosser
Campbell City Planning
Campbell City Hall
70 N. First St.
Camphell, CA 95008
Re: Termination of Administrative Planned Development Permit Application
Dear Steve:
Unfortunately, we've hit an impasse with the West Valley Sanitation Department (WVSD). Therefore, I am
requesting that my application tor an Administrative Planned Development Permit be terminated and all
unused funds from the process be returned to the address I've listed above.
I wanted to thank you for all ofyollr assistance in the pennit process. I am disappointed that I was unable to
resolve several issues with the WVSD to locate thi" business in Campbell.
In the end. the means by which the WVSD calculates usage fees for waste water usage and the upgrades
they were requiring for parts of the facility beyond my immediately control were impossible for my small
business to address. Suffice it lo say that it's unfortunate that the WVSD does not charge on a metered
basis like other utilities (for exantple, based on actual water usage into a location times some amount of
expected solids contributed via the specific industrial category of the business). This would allow one to
pay for actual usage as opposed to what they tenn "potential capacity" up front The potential capacity they
assigned me was way over what my actual usage ever would have been in this space. In addition, in a
competitive real estate market, it seems that landlords have little incentive to pay to upgrade their own
properties to address code changes that a tenant's WVSD application may trigger; they simply wait for an
easier tenant.
Thank you again for all of your assistance in the permit process. I was very happy to work with you and to
be able to explore Campbell as a potential location for this business.
Sincerely,
~
Kyle Loudon
President. Coterie Cellars, Inc.
Contact: Kyle Loudon · kIOUdO~(lj)OacN.&oaV~ D
Coterie Cellars
Business Summary
JUL 2 3 2007
CITY OF CAMPBELL
PLANNING DEPT.
Coterie Cellars is a microwinery proposing to locate at 730 Camden Ave, Suite E in Campbell. The primary activity
of the business is the production of very small lot, single vineyard designate wines from top California vineyards.
Overall production levels are extremely small with an estimated 432 cases (1080 gallons, 18 barrels) of wine
produced in the first year with a 10% increase in the second (lease is for two years). Because production levels are
small, the winery will be managed by a single winemaker with the help of a few assistants. The facility will not have
a tasting room. A Type 02 (Winegrower) license for the production of wine is being obtained from the ABC.
Space Utilization
730 Camden Ave, Suite E consists of 1672 square feet of warehouse and office space. Note that no changes are
required to the floor plan of the existing structure for this business to operate. Of the entire space, 355 square feet
will be used for wine production (see the floor plan submitted with the application). The remainder of the space will
be used as storage, warehouse, and offices. The floor plan outlines fives areas (beyond the offices and restroom),
labeled A through E, which are described in more detail below.
(A) Bin and Equipment Storage
Area A will be used to store fruit bins (approximately 4 x 4 x 2.5 ft) as well as other seasonal and portable
equipment (e.g., portable pumps).
(B) Transient Storage
Area B will be used for items such as pallets of wine awaiting pickup for delivery, packing supplies, and any other
products or materials that need a temporary resting place before departure or immediately after they arrive.
(e) Wine Storage and Aging
Area C will be used as a storage area for finished wine that has been paCkaged as cases on pallets and wine that is
still in the process of being aged.
(D) Production
Area D is for all wine production. The winery will use four tanks as shown in the floor plan (two 1000 L / 265 gal,
two 2150 L / 569 gal). These have no fixed plumbing between them; hoses are attached individually as needed.
The winery will apply for a building permit for a small floor drain and sink. The largest waste water operations are
cleaning 18 barrels twice per year and the four tanks four times per year (once before and after fermentation and
bottling) all during September and October. 18 fruit bins of 75 gals will be cleaned twice per year (once before and
after each harvest). A 79 gal portable press will be cleaned four times in October. All solids will be composted.
(E) Winery Ingress and Egress
Area E is simply an area that will be kept clear around the grade door in order to facilitate easy and safe access in
and out of the facility at any time.
Contact: Kyle Loudon. kloudon(QJoacbell.net. 408-828-3046
Environmental Impact
The following groups have been contacted to ensure that this business is compatible with environmental health
concerns at the proposed location:
Santa Clara Department of Environmental Health
Contact: Fred Amir, 408-918-3456
Confirmed that no additional permits are required for wine production at this scale. A letter will be provided.
San Jose Environmental Services
Contact: Phil McGinnis, 408-945-3000 (also will receive a call from Heidi Geiger to confirm)
Confirmed that no additional permits are required for wine production at this scale. A letter will be provided.
West Valley Sanitation
Contact: Patrick Salandro, 408-378-2407
A permit will be required for this use. A copy of this application is being provided to West Valley Sanitation.
This microwinery will operate differently than traditional wineries. Because production is limited to just a few wines
of very small quantities each, constant operations throughout the year for an entire line of wines won't existat this
winery as they would for most producers. The needs for water, power, and waste water management are
substantially smaller and more seasonal.
Seasonal Waste Water
The generation of waste water will be focused during the months of September and October (while bottling wines
of the previous year and working the harvest), with little to no waste water other than normal occupant needs
generated at other times. Waste water will be primarily from cleaning, when only traces of wine remain on
equipment, in tanks, and in barrels. The most significant solids are present after pressing the wines. These solids
will not enter the sanitation system because they are organic and we compost them.
Composting
The solids generated from winemaking are seeds, skins, stems, and a small amount of lees (spent yeast). They
make excellent compost. These solids are easily removed in the form of a solid cake as they come out of the press.
The winery will deliver these solids within a day of being generated to the Campbell Community garden or local
vineyards in the Santa Cruz Mountains for compost.
Cleaners and Sanitizers
All cleaners and sanitizers used in winemaking are food-safe. Also, because they are generally rinsed from
equipment with water during the cleaning process, they are highly diluted when they enter the sanitation system.
Good Fit for Campbell
Wineries located in urban areas are becoming increasingly popular as city residents seek connections with local
products. For example, wineries in and around Berkeley and Oakland now number in the teens. As one of the few
wineries located within Silicon Valley, Coterie Cellars will contribute to the diversity of companies doing business in
Campbell and add to the city's uniqueness.
Contact: Kyle Loudon. kloudon@oacbelJ.net . 408-828-3046
Hours of Operation
Peak activity of the business will be in the fall during the harvest for approximately two months. During this time,
activities will take place during many days and some early evenings. At other times of the year, hours of operation
will primarily be on weekends during the day.
About the Founder
Kyle Loudon currently produces small lot wines with two wineries in the East Bay from vineyards in the Russian
River Valley, Santa Lucia Highlands, and Fiddletown. After three harvests as an apprentice, he looks forward to
launching his own microwinery in Campbell.
CITY OF CAMPBELL
BUILDING INSPECTION DIVISION - COMMENTS TO THE DEVELOPMENT REVIEW COMMITTEE
DRC: July 24, 2007
ADDRESS: 730 Camden Ave. Unit E
Project Application: PLN2007-00116
RECOMMENDATION:
Note: No building code issue has been reviewed at Development Review Committee; it will be reviewed in the
Building Permit process. Please be aware that building codes are changing constantly; plans submitted for
building permit shall comply with the code in effect at that time. Submit permit application together with
required documents to the Building Inspection Division to obtain a building permit. No construction can be
commenced without an appropriate building permit.
It is recommended that this item be forwarded to the Planning Commission for review, with the following
conditions.
TO THE SA TISF ACTION OF THE BUILDING DIVISION MANAGER/BUILDING OFFICIAL:
1. PERMITS REQUIRED: A building permit application shall be required for the proposed new
commercial wine making use in the (e) commercial warehouse structure. The building permit
shall include Electrical/Plumbing/Mechanical fees when such work is part of the permit.
2. CONSTRUCTION PLANS: The conditions of Approval shall be stated in full on the cover
sheet of construction plans submitted for building permit.
3. SIZE OF PLANS: The minimum size of construction plans submitted for building permits shall
be 24 in. X 36 in.
4. PLAN PREPARATION: This project requires plans prepared under the direction and oversight
of a California licensed Engineer or Architect. Plans submitted for building permits shall be
"wet stamped" and signed by the qualifying professional person.
5. SITE PLAN: Application for building permit shall include a competent site plan that identifies
property and proposed structures with dimensions and elevations as appropriate. Site plan shall
also include site drainage details. Site address and parcel numbers shall also be clearly called
out. Site parking and path of travel to public sidewalks shall be detailed.
6. TITLE 24 ENERGY COMPLIANCE: California Title 24 Energy Standards Compliance forms
shall be blue-lined on the construction plans. Compliance with the Standards shall be
demonstrated for conditioning of the building envelope and lighting of the building.
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7. SPECIAL INSPECTIONS: When a special inspection is required by V.B.C. Section 1701, the
architect or engineer of record shall prepare an inspection program that shall be submitted to the
Building Official for approval prior to issuance of the building permits, in accordance with
V.B.C Section 106.3.5. Please obtain City of Campbell, Special Inspection forms from the
Building Inspection Division Counter.
8. The City of Campbell, standard Santa Clara Valley Non-point Source Pollution Control Program
specification sheet shall be part of plan submittal. The specification sheet (size 24" X 36") is
available at the Building Division service counter.
9. TITLE 24 ACCESSffiILITY - COMMERCIAL: On site general path of travel shall comply
with the latest California Title 24 Accessibility Standards. Work shall include but not be limited
to accessibility to building entrances from parking facilities and sidewalks.
10. TITLE 24 ACCESSffiILITY - COMMERCIAL: Projects seeking to use the Title 24 Hardship
exemption clause shall blue-line completed, City of Campbell "20%" exemption form on
submitted construction plans. Form is available at Building Division service counter.
11. APPROVALS REQUIRED: The project requires the following agency approval prior to
issuance of the building permit:
a. West Valley Sanitation District
b. Santa Clara County Fire Department
c. Santa Clara County Department of Environmental Health
12. P.G.& E.: Applicant is advised to contact Pacific Gas and Electric Company as early as
possible in the approval process. Service installations, changes and/or relocations may require
substantial scheduling time and can cause significant delays in the approval process. Applicant
should also consult with P.G. and E. concerning utility easements, distribution pole locations and
required conductor clearances.
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