Planning: April 25, 2007

April 25, 2007

NELSON COUNTY PLANNING COMMISSION
MEETING MINUTES
APRIL 25, 2007

Present:   Chair Phillipa Proulx, Vice Chair Emily Hunt, Commissioners Michael Harman, Dolores Truesdale, and Supervisor Tommy Harvey

Absent:   Commissioner Linda Russell

Staff Present:   Planning Director Fred Boger and Deputy Clerk, Candice McGarry

Call to Order: Chair Proulx called the meeting to order at 7:30 P.M. in the Board of Supervisors meeting room of the County Courthouse.

Approval of Minutes: Commissioner Harman made a motion to approve minutes from the March 28, 2007 regular meeting, as corrected on page 2. Commissioner Hunt provided the second, and the motion passed 4-0-1, with Chair Proulx abstaining due to her absence from that meeting.

1. Site Plan #2007-007 – Veritas Vineyards (Continued from March Meeting)

Mr. and Mrs. Hodson, owners of Veritas Vineyards submitted a site plan for remodeling of the winery facility located at 60 Veritas Lane, Afton Virginia, Tax Map #3-A-154A, for accessory uses.

Commissioner Harman made a motion to approve the Site Plan as stated in the following resolution :

The Planning Commission approves Site Plan #2007-007, submitted by Andrew and Patricia Hodson, owners of Veritas Vineyards, for remodeling of the winery facility for wine accessory uses, being located at 60 Veritas Lane, Afton, Tax Map #3-A-154A.

Commissioner Hunt provided the second, and the motion passed 5-0.

2. Conditional Use Permit #2007-003-Veritas Vineyards

Mr. Boger presented the conditional use permit, stating that Mr. and Mrs. Hodson have submitted a petition for a restaurant at Veritas Winery located at 60 Veritas Lane and the CUP is required because food will be prepared on-site for private events held at the winery. Mr. Boger noted that the restaurant area is approximately 5,980 square feet in size and the parking requirement for this size facility is 60 spaces. He said that the site plan does not indicate where the parking spaces are located or the design of the parking area. He also reported that the owners are working with the Health Department to monitor the existing facility’s water use to determine if the existing septic system is adequate. If a problem is found, the Health Department will require improvements to be made to the system. Mr. Boger noted that staff continues to support the agricultural community and has no major problems with this request. He then distributed an email received by Mr. and Mrs. Hodson from an adjacent landowner Kirk Schroder (see file). Sufficient parking and approval of subsequent design standards was discussed with Mr. Boger noting that the Commission can make a determination on the acceptability of the parking design according to the Zoning Ordinance 13-4-2.

Mr. Andrew Hodson, applicant, addressed the Commission noting that they do not intend for Veritas to be a restaurant, but this designation was necessary in order to be able to sell wine with the service of food being secondary; noting they were really more like a licensed caterer. He noted that they were more than willing to cooperate with the Commission on parking issues.

There being no further questions for the applicant, Chair Proulx opened the public hearing and the following persons were recognized.

1.   Donald Grey, Adjoining landowner on the East

Mr. Grey stated that the Hodsons and Veritas were excellent neighbors and he supports approval of the application.

There being no others wishing to speak, the public hearing was closed.

Chair Proulx expressed concern that even though there is no intention to be a “restaurant,” there was nothing stopping Veritas from becoming one with the approval of the CUP and suggested there be some conditions attached.

The Commission discussed various conditions that could be imposed, such as an expiration of the CUP or conditions upon sale of the business. The consensus of the Commission was to place a condition of current ownership on the approval.

Commissioner Harman made a motion to recommend to the Board of Supervisors approval of Conditional Use Permit #2007-003, as stated in the following resolution :

The Planning Commission recommends to the Board of Supervisors approval of Conditional Use Permit #2007-003 for Veritas Vineyards to operate a restaurant in the existing Veritas Vineyards winery located at 60 Veritas Lane, Afton, Tax Map #3-A-154A, contingent upon re-application of the CUP if the business is sold.

3. Preliminary Subdivision Plat – Daryl E. Morse

Mr. Boger presented the preliminary subdivision plat to divide approximately 9.66 acres into 4 lots with a private road located at Lobo Lane in Arrington, Tax Map 86-A, Parcel 60A. He noted that staff had reviewed the plat with the results noted on the checklist provided, with emphasis on meeting Health Department requirements, soils work and development of a road maintenance agreement.

Mr. Morse, applicant, addressed the Board noting that the subdivision would allow stick-built or modular homes only, VDOT has approved the entrance, and power to the property was via a 40 ft. easement.

Mr. Harman noted that the lot sizes on the plat did not coincide to what was shown on the draft resolutions and proposed that the lot size ranges be changed to 2.0 to 2.3 acres.

There being no other questions or comments from the Commission, Chair Proulx opened the public hearing, there were no speakers recognized, and the public hearing was closed.

The Commission discussed whether or not there was an adequate turning radius for emergency vehicles, etc. and it was noted the cul-de-sac met the standard 55 ft. for rescue vehicles.

There being no further discussion, Commissioner Hunt made a motion to approve the Site Plan as stated in the following resolution :

The Planning Commission approves the preliminary subdivision plat dated March 19, 2007, for the Richard Miles Estate, Daryl E. Morse owner, located on Rt. 734, for 8.60 acres to be divided into 4 lots ranging in size from approximately 2.0 to 2.3 acres, Tax Map #86-A-60A.

Commissioner Harman provided the second, and the motion passed 5-0.

4. Rezoning #2007-004 – “The Village” at Glen Mary

Mr. Boger presented the application stating that Mr. Steve Crandall, representing Verd To Go, LLC, has submitted a petition to rezone approximately 27.82 acres from Service Enterprise, SE-, to Business, B-1 Conditional, in order to permit the development of a mixed-use commercial/residential center. The residential component of the project is contingent upon future amendments to the zoning ordinance, and the primary reason this rezoning is required is that work on revising the zoning ordinance has not been completed and the applicant wants to proceed.   He stated that the applicant has voluntarily proffered away the following uses in the B-1 District: Funeral home/crematorium, golf driving ranges and miniature golf courses, public garages, graveyard and hospitals, veterinarian hospital, sale of new and used cars, waterfront business activities, automobile graveyard, borrow pit, and commercial amusement parks.

Mr. Boger noted that staff supports this request and feels this project will become a model for other future developments in this area. However, it should be noted that the Comprehensive Plan will have to be amended in the near future to show the change in designated land use in this area of the County, which is presently a “Rural and Farming District.”

There were no additional comments from the applicant, Mr. Crandall.

There being no further comments, Chair Proulx opened the public hearing. There being no speakers recognized, the public hearing was closed.

The Commission discussed the proffers given away, with Mr. Boger noting that they would carry on as is with new ownership unless the new owners petitioned to have them removed. Chair Proulx noted her hesitancy based on the current inconsistency with the Comprehensive Plan, turning this area into a business area with increased traffic issues, etc., but stating she has no problems with the project itself.

Mr. Boger noted that the approval of the rezoning allows the retail part and upcoming amendments to the Zoning Ordinance allows for the residential CUP. He also stated there was no opposition to the project from the community.

There being no further discussion, Commissioner Hunt made a motion to recommend to the Board of Supervisors approval of Rezoning #2007-004, as stated in the following resolution

The Planning Commission recommends to the Board of Supervisors approval of Rezoning request #2007-004 submitted by Mr. Steve Crandall, Verd To Go, LLC, for “The Village” at Glen Mary, located on Rt. 151 and 664, identified as Tax Map #31-A-48A, to rezone 27.82 acres from SE-1, Service Enterprise, to B-1 Conditional, with proffers, to allow retail sales.

Commissioner Harman provided the second and the motion passed 4-1, with Chair Proulx voting No.

5. Conditional Use Permit #2007-004 – Nicholas Nuzzi

Mr. Boger presented the request noting that the purpose of the request is to permit a Nelson County winery to have an off-site wine tasting room where wine can be tasted and purchased. He noted that a restaurant is defined as any building in which, for compensation, food or beverages are dispensed for consumption on the premises, including, among other establishments, cafes, tea rooms, confectionary shops, or refreshment stands. He noted that this is a commercial activity and since wine will be dispensed there for a fee, it falls within the broad definition of a restaurant. Mr. Boger noted that Mr. Nuzzi is restricting the use of the building to antique sales (permit previously granted), the sale of beverages and light snacks prepared off-site for consumption on and off premises, and the sale of bottled wine produced by a Nelson County Vineyard (winery). Mr. Boger stated that staff has reviewed the request and the Building Official has restricted the maximum occupancy of the antique building to 15 people. Mr. Nuzzi also has to verify with the Health Department that the existing septic system can accommodate this number of people, with some modification. Preliminary indications are that there shouldn’t be a problem because there will remain only one restroom and no food preparation on- site. Staff noted no major problems with this request and if approved , it should be conditioned upon the following: “The use of the building is limited to antique sales (permit previously granted), the sale of beverages and light snacks prepared off-site for consumption on and off premises, and the sale of bottled wine produced by a Nelson County vineyard (winery).

The applicant’s representative, Mr. Massie Saunders had nothing further to add.

There being no further questions or comments from the Commissioners, Chair Proulx opened the public hearing and the following people were recognized:

1.   Rich Evans – Lessee of the Property

Mr. Evans, holding the lease on the property, stated that he is ready to go in opening the wine tasting room on Memorial Day weekend and is concerned there will be a hold up with the other Amendments to be considered. He noted that approval of this application would be a benefit to the County and noted he does not want to be a true “restaurant”.

2.   Massie Saunders – Applicant Representative

Mr. Saunders encouraged the approval of the application even with conditions so that Mr. Evans can open by Memorial Day as planned.

There being no other speakers recognized, the public hearing was closed.

The Commission discussed the necessity of using the phrasing “the sale of bottled wine” as it isn’t included in the restaurant definition and the phrase “produced by Nelson County Vineyard” in the text of the resolution. Mr. Boger noted that “the sale of bottled wine” should remain and suggested replacing “the sale of bottled wine” with “produced by a Virginia licensed farm winery”.

There being no further discussion, Commissioner Harman made a motion to recommend to the Board of Supervisors approval of Conditional Use Permit #2007-004, as stated in the following resolution :

The Planning Commission recommends to the Board of Supervisors approval of Conditional Use Permit #2007-004 for Nicholas J. Nuzzi to operate a restaurant limited to the sale of beverages and light snacks prepared off-site for consumption on and off premise, and the sale of bottled wine produced by a Virginia licensed farm winery, on property located on Rockfish Valley Highway (Rt. 151), Afton, Tax Map #12-A-79A, known as the Page House antique sales building.

Commissioner Harvey seconded the motion and the motion passed 5-0.

6. Zoning Ordinance Amendments

Mr. Boger presented the proposed amendments to permit wine tasting rooms either by right or by Special Use Permit in Agricultural, Business and Service Enterprise Districts, and to add appropriate definitions. He noted that several options were presented and that staff was recommending that Option 2A , as endorsed by the Explore Nelson Wine Group, be forwarded to the Board of Supervisors for consideration.   He gave to the Commissioners a brief synopsis of the slight differences in each option.

There being no questions from the Commissioners, Chair Proulx opened the public hearing and the following people were recognized:

1.   Tom Corpora - Afton Mountain Vineyard

Mr. Corpora stated that he currently sells food items in his shop and shouldn’t be required to apply to continue the sale or offering of food prepared off-site. He stated he views the amendments to be too restrictive, anti-business and anti-winery, noting it is good business to serve something with wine. He stated that he did not think the wine industry was consulted in the proposed changes.

Mr. Boger noted that the Class I use is a by-right use with no application process necessary.

2.   Sarah Gorman – Cardinal Point Winery

Ms. Gorman noted her agreement with Tom in that it is important to serve food with wine tasting, which promotes the responsible consumption of wine. She noted that she hopes the Planning Commission will allow wineries to continue as is as a by-right use and not require permitting for the serving of off-site prepared foods.

3.   Terry Beirne – Lawyer from Richmond

Ms. Beirne noted that she was not in attendance representing anyone, but wanted to offer her services to Planning staff regarding this issue. She noted that she is very familiar with ABC law and noted having helped draft the recent legislation coming out of the General Assembly regarding wine distribution, etc. She noted liking the farm winery definition, but thought there was some mixing of concepts within the amendments and expressed concern that it would restrict the activities of a farm winery allowed by state law. She recommended allowing what the State allows and capturing other activities, i.e. sale of antiques, craft and gift shops, special events, etc. separately from the sale of food. She noted that serving food with alcohol is an encouraged practice for obvious reasons.

There being no other speakers recognized, the public hearing was closed.
Mr. Boger noted that an off-site tasting room is considered a commercial operation and noted the use of “events” and not “special events” so as not to conflict with this definition and permitting requirements.

Chair Proulx suggested that if they were all in agreement, they could work from Option 2A as recommended. The consensus was to use Option 2A as the base and Chairwoman Proulx read the text aloud for the public.

Chair Proulx noted that she would like to see the last sentence in the Class II description included in the Class I description, which states “The serving of light snacks, i.e. cheese, crackers, peanuts or similar is permitted.” Also discussed was adding some language to the effect of allowing wine–related sales to both Class I and Class II definitions. Also discussed was clarifying the language in the proposed farm winery definition pertaining to “multiple adjoining properties.”

The Commission then discussed the necessity for more time to get the language right and be sure the amendments are in compliance with State laws. The consensus was to request more time from the Board of Supervisors, but noted the recommendation of using Option 2A as the basis for general approval to be fine tuned for legal language and the inclusion of an allowance for wine-related sales.

There being no further discussion, Commissioner Harman made a motion to request an extension of time from the Board of Supervisors to further refine Option 2A to incorporate the appropriate legal language, considering ABC laws, and the allowance for the consideration of food and wine-related sales.

Mr. Harvey provided the second and the motion passed 5-0.

Other Business – None

Board of Supervisors Liaison Report – Tommy Harvey

Mr. Harvey briefly reported on the deferred status of the Nellysford Plan and noted it was being revised removing the references to roundabouts and including an access road between the parking lots of the businesses on Rt. 151. It should be referred to the Commission by staff for consideration during the upcoming Comprehensive Plan review.

Adjournment

At 9:00 P.M. Commissioner Harman made a motion to adjourn. Commissioner Harvey provided the second, and the motion passed 5-0.

Next Meeting:

May 23, 2007

Respectfully submitted,

Candice McGarry
Deputy Clerk
(In the absence of Planning Secretary)

A RESOLUTION
APPROVING
SITE PLAN #2007-007 FOR
VERITAS VINEYARDS

WHEREAS, Andrew and Patricia Hodson, owners of Veritas Vineyards, are requesting site plan approval for remodeling of the winery facility for wine accessories, property being located at 60 Veritas Lane, Afton, and identified as Tax Map #3-A-154A; and

WHEREAS, a notice of Public Hearing for the review of the site plan by the Nelson County Planning Commission was published in the Nelson County Times on March 8 and 15, 2007 and on April 5 and 12, 2007 for the non-public hearing; and

WHEREAS, on March 12, 2007, adjoining property owners were notified of the public hearing on this site plan; and

WHEREAS, on March 28, 2007, the Nelson County Planning Commission held the required public hearing on said site plan and a non-public hearing on April 25, 2007; and

NOW, THEREFORE, BE IT RESOLVED BY THE NELSON COUNTY PLANNING COMMISSION as follows:

The Planning Commission approves Site Plan #2007-007, submitted by Andrew and Patricia Hodson, owners of Veritas Vineyards, for remodeling of the winery facility for wine accessory uses, being located at 60 Veritas Lane, Afton, Tax Map #3-A-154A.

Motion made by Commissioner: Michael Harman

Motion seconded by Commissioner: Emily Hunt

Motion Passed:   5-0

                       APPROVED: __________________________
                                   CHAIR

                       ATTEST: ______________________________
                                         Deputy Clerk                                                                                       DATE:     April 25, 2007


A RESOLUTION
RECOMMENDING APPROVAL OF
CONDITIONAL USE PERMIT #2007-003 FOR
VERITAS VINEYARDS

WHEREAS, Andrew and Patricia Hodson have submitted a petition for a Conditional Use Permit to operate a restaurant in the existing Veritas Vineyards winery located at 60 Veritas Lane, Afton, Tax Map #3-A-154A; and

WHEREAS, a notice of Public Hearing for the review of the CUP by the Nelson County Planning Commission was published in the Nelson County Times on April 5 and 12, 2007; and

WHEREAS, on April 13, 2007, adjoining property owners were notified of the public hearing on this CUP request; and

WHEREAS, on April 25, 2007, the Nelson County Planning Commission held the required public hearing on said CUP request; and

NOW, THEREFORE, BE IT RESOLVED BY THE NELSON COUNTY PLANNING COMMISSION as follows:

The Planning Commission recommends to the Board of Supervisors approval of Conditional Use Permit #2007-003 for Veritas Vineyards to operate a restaurant in the existing Veritas Vineyards winery located at 60 Veritas Lane, Afton, Tax Map #3-A-154A, contingent upon the re-application of the CUP if the business is sold.

Motion made by Commissioner: Michael Harman

Motion seconded by Commissioner: Emily Hunt

Motion Passed:   5-0

                       APPROVED: __________________________
                                   CHAIR

                       ATTEST: ______________________________
                                         Deputy Clerk                                                                                       DATE:     April 25, 2007


A RESOLUTION
APPROVING THE
PRELIMINARY SUBDIVISION PLAT FOR
RICHARD MILLS ESTATE
DARYL E. MORSE, OWNER

WHEREAS, Daryl E. Morse is requesting approval of a preliminary subdivision plat for 8.60 acres to be divided into 4 lots ranging in size from 2.0 to 2.3 acres, located on Lobo Lane (Rt. 734), and identified as Tax Map #86-A-60A; and

WHEREAS, a notice of Public Hearing for the review of the preliminary plat by the Nelson County Planning Commission was published in the Nelson County Times on April 5 and 12, 2007; and

WHEREAS, on April 13, 2007, adjoining property owners were notified of the public hearing on this preliminary plat; and

WHEREAS, on April 25, 2007, the Nelson County Planning Commission held the required public hearing on said preliminary plat; and

NOW, THEREFORE, BE IT RESOLVED BY THE NELSON COUNTY PLANNING COMMISSION as follows:

The Planning Commission approves the preliminary subdivision plat dated March 19, 2007, for the Richard Miles Estate, Daryl E. Morse owner, located on Rt. 734, for 8.60 acres to be divided into 4 lots ranging in size from 2.0 to 2.3 acres, Tax Map #86-A-60A.

Motion made by Commissioner: Emily Hunt

Motion seconded by Commissioner: Michael Harman

Motion Passed:   5-0
                       APPROVED: __________________________
                                   CHAIR

                       ATTEST: ______________________________
                                         Deputy Clerk                                                                                       DATE:     April 25, 2007


A RESOLUTION
RECOMMENDING APPROVAL OF
REZONING #2007-004 FOR
“THE VILLAGE” AT GLEN MARY

WHEREAS, Mr. Steve Crandall of Verd To Go, LLC is requesting approval for “The Village” at Glen Mary located on Patrick Henry Highway (Rt. 151) and Beech Grove Road (Rt. 664), identified as Tax Map #31-A-48A, to rezone 27.82 acres from SE-1, Service Enterprise, to B-1 Conditional, with proffers, to allow retain sales; and

WHEREAS, a notice of Public Hearing for the review of the rezoning request by the Nelson County Planning Commission was published in the Nelson County Times on April 5 and 12, 2007; and

WHEREAS, on April 13, 2007, adjoining property owners were notified of the public hearing on this rezoning request; and

WHEREAS, on April 25, 2007, the Nelson County Planning Commission held the required public hearing on said rezoning request; and

NOW, THEREFORE, BE IT RESOLVED BY THE NELSON COUNTY PLANNING COMMISSION as follows:

The Planning Commission recommends to the Board of Supervisors approval of Rezoning request #2007-004 submitted by Mr. Steve Crandall, Verd To Go, LLC, for “The Village” at Glen Mary, located on Rt. 151 and 664, identified as Tax Map #31-A-48A, to rezone 27.82 acres from SE-1, Service Enterprise, to B-1 Conditional, with proffers, to allow retail sales.

Motion made by Commissioner: Emily Hunt

Motion seconded by Commissioner: Michael Harman

Motion Passed:   4-1 (Chair Proulx voting No.)

                       APPROVED: __________________________
                                   CHAIR

                       ATTEST: ______________________________
                                         Deputy Clerk                                                                                       DATE:     April 25, 2007

A RESOLUTION
RECOMMENDING APPROVAL OF
CONDITIONAL USE PERMIT #2007-004 FOR
NICHOLAS NUZZI

WHEREAS, Mr. Massie Saunders, Land Surveyor representing Mr. Nicholas Nuzzi, has submitted a Conditional Use Permit petition to operate a restaurant limited to the sale of beverages and light snacks prepared off-site for consumption on and off premise, and the sale of bottled wine produced by a Virginia licensed farm winery, on property located on Rockfish Valley Highway (Rt. 151), Afton, Tax Map #12-A-79A, known as the Page House antique sales building; and

WHEREAS, a notice of Public Hearing for the review of the CUP request by the Nelson County Planning Commission was published in the Nelson County Times on April 5 and 12, 2007; and

WHEREAS, on April 13, 2007, adjoining property owners were notified of the public hearing on this CUP request; and

WHEREAS, on April 25, 2007, the Nelson County Planning Commission held the required public hearing on said CUP request; and

NOW, THEREFORE, BE IT RESOLVED BY THE NELSON COUNTY PLANNING COMMISSION as follows:

The Planning Commission recommends to the Board of Supervisors approval of Conditional Use Permit #2007-004 for Nicholas J. Nuzzi to operate a restaurant limited to the sale of beverages and light snacks prepared off-site for consumption on and off premise, and the sale of bottled wine produced by a Virginia licensed farm winery, on property located on Rockfish Valley Highway (Rt. 151), Afton, Tax Map #12-A-79A, known as the Page House antique sales building.

Motion made by Commissioner: Michael Harman

Motion seconded by Supervisor/Commissioner: Tommy Harvey

Motion Passed:   5-0

                       APPROVED: __________________________
                                   CHAIR

                       ATTEST: ______________________________
                                         Deputy Clerk                                                                                       DATE:     April 25, 2007

AN ORDINANCE TO AMEND ARTICLE 2; ARTICLE 4, SECTIONS 4-1
AND 4-1-b; ARTICLE 8, SECTION 8-1; AND ARTICLE 8B, SECTION 8B-1
OF THE CODE OF THE COUNTY OF NELSON, 1989,
THE AMENDED SECTIONS RELATING TO DEFINITIONS, USES PERMITTED    BY RIGHT AND BY SPECIAL USE PERMIT IN AGRICULTURAL,
BUSINESS, AND SERVICE ENTERPRISE DISTRICTS.

BE IT ORDAINED BY THE NELSON COUNTY BOARD OF SUPERVISORS:

1. That Article 2 of The Code of the County of Nelson, 1989, is amended to include the following definitions:

   Wine Tasting Room (Class I): A facility owned and operated by a Virginia licensed farm winery in which wine products grown or processed on the owner’s property, or multiple adjoining properties in the same ownership, may be tasted and sold. On-site preparation of food for events at the winery and/or the serving of light snacks, i.e. cheese, crackers, peanuts or similar are permitted, provided all State Health and Building Code Regulations are complied with. Incidental retail sales of wine related items are permitted.

   Wine Tasting Room (Class II): A facility owned and operated by a Virginia licensed farm winery located off-site in which wine products may be tasted and sold. The serving of light snacks, i.e. cheese, crackers, peanuts or similar is permitted, provided there is no on-site preparation of food for consumption or sale. Incidental retail sales of wine related items are permitted.

2.    That Section 4-1 of The Code of the County of Nelson, 1989, is amended to include the following use as one of the “Uses - Permitted by right”:

   Wine Tasting Room (Class I)

3.    That Section 4-1-b of the Code of the County of Nelson, 1989, is amended to include the following use as one of the “Uses – Permitted by a special; permit only”:

   Wine Tasting Room (Class II)

4. That Article 8, Section 8-1 of The Code of the County of Nelson, 1989, is amended to include the following use as one of the “Uses – Permitted by right”:

   Wine Tasting Room (Class II)

5.    That Article 8B, Section 8B-1 of The Code of the County of Nelson, 1989, is amended to include the following uses as “Uses – Permitted by right”:

   Wine Tasting Room (Class II)

6. That this Ordinance shall become effective upon its passage.

“Farm winery" means an establishment: (i) located on a farm in the Commonwealth with a producing vineyard, orchard, or similar growing area and with facilities for fermenting and bottling wine on the premises where the owner or lessee manufactures wine that contains not more than 18 percent alcohol by volume; or (ii) located in the Commonwealth with a producing vineyard, orchard, or similar growing area or agreements for purchasing grapes or other fruits from agricultural growers within the Commonwealth, and with facilities for fermenting and bottling wine on the premises where the owner or lessee manufactures wine that contains not more than 18 percent alcohol by volume. As used in this definition, the terms "owner" and "lessee" shall include a cooperative formed by an association of individuals for the purpose of manufacturing wine. In the event such cooperative is licensed as a farm winery, the term "farm" as used in this definition includes all of the land owned or leased by the individual members of the cooperative as long as such land is located in the Commonwealth.