Council approves M&J Creekside Vineyard site plan and interim use permit with event, parking and screening conditions

The Corcoran City Council voted to approve the site plan and an interim use permit for M&J Creekside Vineyard, a proposed agribusiness (wine tasting and processing) located at 23020 County Road 30.

Planning staff reported the property comprises two parcels (5.84 and 1.92 acres) that the applicants plan to combine. The applicants proposed retaining an existing garage and constructing a 1,440-square-foot pole barn (pole shed) to contain a tasting room and processing area; staff identified a cumulative accessory-structure footprint that exceeds the current zoning allowance and included a recommended ordinance amendment to allow flexibility for agribusinesses on parcels between 4 and 9.9 acres when council finds the additional space reasonably necessary.

Staff also raised site‑plan items that were required as conditions of approval: (1) parking must be accommodated onsite with a parking surface that complies with city code (gravel or pavement with curbing; staff recommended against the proposed grass-filled geogrid); (2) driveway access must allow two‑way and emergency‑vehicle access (24-foot width or a second driveway option); (3) a photometric lighting plan is required to ensure lighting does not exceed 0.1 foot‑candle at property lines; (4) landscaping and screening are required for the parking area to protect adjacent residences; and (5) the agribusiness standards require that any outdoor bathroom or outdoor activities be set back from neighboring residences.

Neighbors at the hearing expressed concern about noise, potential event activity (weddings), late‑night amplified sound, headlight glare and property values. Applicants Margaret and John Fernandez said they intend to operate a family-owned vineyard and tasting room, that they live on the property and that they would limit hours and work with staff on screening; the applicants agreed to additional screening on the south and northwest of the parking area. The council amended the draft resolution to correct a planning‑packet typo and to set the maximum guest count at 88 (44 parking stalls) and then approved the site plan, the interim use permit and related ordinance amendments.

Council also set hours and sound rules as a condition: hours of typical operation as proposed in the narrative were limited to 12 p.m.–9 p.m. Thursday through Saturday and 12 p.m.–6 p.m. Sunday, and amplified sound use after 8 p.m. requires council approval (a waiver).

Staff and planning commission recommended approval with conditions. The council approved the resolutions and ordinance amendments associated with the project (staff cited draft resolutions and ordinance numbers in the public record). Planning staff will finalize the IUP conditions and the applicants must submit a revised site plan showing the compliant parking surface, the required screening, photometric lighting plan and detailed plant species.