Veraison Wine Country Properties, LLC
General Plan & Zoning Map Amendment
P24-0098, SPA25-01, GPA25-01, and SPR24-13
City Council Meeting
August 5, 2025
Applicant: Gregory Becker
Land Use Consultant/Presenter: Jamie Jones, Kirk Consulting Project Parcel Exhibit
Parcel Information:
Applicant:
Veraison Wine Country
Properties, LLC / Gregory
Becker
Address:
2508 Spring Street,
Paso Robles, CA 93446
APN:
008-121-021
Property Size:
+/- 21,900 sq. ft.
Access:
Shared access with
adjacent property to
the south
(APN 008-121-013)
Site Context Map
Proposed Request
General Plan Amendment & Zoning Map Amendment:
• Change the General Plan designation from Mixed Use – 12 (MU-12) to Community Commercial (CC)
• Change Zoning from T-4F (Flex) to TC-2 (Town Center), Specific Plan Area #3 Conditional Use Permit :
• Establish a Private Meeting Facility
• 1,572 square feet of interior space and a 306 sq.ft. deck at the rear of the building
• Flex space intended to be available for rent to community groups, individuals, or tenants of the building for private gatherings and parties.
Site Plan:
• Proposed site improvements and exterior upgrades to the building • Significant exterior upgrades to the building to enhance the appearance and marketability of the property.
Result of the Request
Project Vision & Purpose:
• Supports a mixed-use commercial project
• Aligns with surrounding commercial zoning
• Provide affordable lease spaces for start-up wineries / breweries
• Activates the site for both daytime and evening business • Enhances retail opportunities & experiences for:
• Uptown neighborhood residents
• Locals - the greater community
• Visitors
Current Development Proposal
Use Description Area (sq. ft.)
Deli Shop 1,092.00
Specialty Retail 3,289.40
Wine / Beer Tasting (4 Kiosks) 2,112.70
Meeting Room / Flex Space 1,571.74
Total: 8,065.84
Proposed Floor Plans
Project Summary Table
SPRING STREET
Area Subject to CUP
Overall Site Plan
1,571 sq.ft. Meeting Hall
306 sq.ft. Rear Deck
Exterior Changes
Existing
Proposed
m
Zoning and General Plan Amendment are Necessary to
Support the Wine and Beer Tasting Kiosks
Existing Zoning Map
Proposed Zoning Map
Google Street View
Existing Zoning & GP Boundary Line
Google Street View
Proposed Zoning & GP Boundary Line
Purpose & Character Statements – Uptown
Specific Plan
T-4F (Flex) Zone: Small-scale mixed-use, higher density, with some historic buildings.
TC-2 (Town Center) Zone: Strip centers, suburban commercial buildings, creating high-density, mixed-use neighborhoods.
Proposed Change: The property aligns with the TC-2 Zone character. Moving the zoning boundary 73 feet north would allow adaptive reuse of an aging strip mall, transforming it into a revitalized neighborhood commercial hub.
How the Proposed Project Conforms:
• Reuse of the building aligns with the goal of vibrant, mixed-use areas. • Site improvements help revitalize underutilized commercial spaces. • Transformation fits the TC-2 vision, promoting commercial over residential use.
Owner / Applicant Comments
Wine Tasting Kiosks Space Support Start Up Winemakers/
Brewmasters
• Small young wineries/breweries need entry level tasting rooms with office space and storage as their learning curve flattens. • Attract small volume wineries/breweries who can sensibly grow and then relocate downtown, Tin City, or Farm.
• Flex space provides area for brewmasters and winemakers to host marketing activities, tasting, winemaker dinners, etc.
• Direct to consumer marketing and sales is key for the wine industry Owner / Applicant Comments
Mix of uses will provide affordable opportunities to residents and visitors.
• The project is envisioned to bring forward more afforable experience(s) for the community and the people who live and work in the Uptown Neighborhood.
• Food Service
• Specialty local retail
• Micro-wineries
• Microbreweries
• Affordable meeting / event space
• Social Gathering Space
Conclusion
Project Alignment:
• The proposed project aligns with the purpose and character statements of the TC-2 Zone, enhancing the Uptown Area.
• Result of project will be revitalization of an underutilized commercial strip mall to commercial and food and beverage tenants, consistent with the Commercial Vitality Strategy outlined in the 5-Year Economic Development Strategic Plan.
Support for Community & Business:
• The project will provide retail opportunities, including a market/deli, specialty retail, wine/beer tasting, and flexible space for rent to tenants or community groups. • The wine tasting kiosks offer affordable space for start-up wineries/breweries, fostering local business growth. Provides lease spaces currently unavailable.
Future Vision:
• The renovation will create a vibrant, mixed-use space that benefits the neighborhood and community.
Request the City Council
• Adopt Resolution 25-XXX (A) approving the General Plan Amendment and Specific Plan Amendment
• Adopt Resolution 25-XXX (B) approving the Conditional Use Permit for a private meeting facility and the Site Plan Review for the physical changes to the site and the building.
Available for Questions
Jamie Jones
Gregory Becker
Ashley McPhail
Larry Gabriel
Kirk Consulting
Applicant
Applicant Team
Architect
EXTRA SLIDES
Signage
Decks
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Easement
Elevations
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