RAYMOND VINEYARDS AND CELLAR / RAYMOND VINEYARDS WINERY USE PERMIT MAJOR MODIFICATION APPLICATION NO. P11-00156

CEQA Status: Mitigated Negative Declaration Prepared. According to the proposed Mitigated Negative Declaration, the project would have potentially significant effects on Hydrology/Water Quality and Transportation/Traffic. The project site is not on any of the lists of hazardous waste sites enumerated under Government Code sec. 65962.5.

Request: Approval of Use Permit Major Modification #P11-00156 requesting the following changes to the existing Raymond Vineyard Winery Use Permit, File No. U-89-46: 1) Increase daily tours and tastings from 400 to 500 visitors (400 public and 100 by-appointment-only visitors); 2) Adoption of a revised marketing plan to allow 50 total events, not to exceed 8 events per month: (a) 2 events per year for up to 500-people; (b) 4 events per year for up to 250-people; (c) 6 events per year for up to 150-people; (c) 12 events per year for up to 100-people; (d) 26 events per year for up to 50-people; and (e) One weekend per month in May through October to not include an event exceeding 100 persons; 3) No change in annual wine production of 750,000 gallons per year (averaged over 3 years not to exceed 900,000 gals in any one year); 4) Expansion of the domestic wastewater treatment system; 5) Construction of 50 additional parking spaces for a total of 130 parking spaces; 6) Inclusion of food pairing as part of wine tastings and tours; 7) Construction and use of an outdoor demonstration kitchen as part of the tours and tastings experience; 8) Construction of a left-hand turn lane on Zinfandel Lane; 9) Recognition and remodeling of an existing 855 sq. ft. pool house used for private tastings; 10) Construction of a vineyard viewing platform; 11) Increase daily tours and tastings hours of operation from 10 am to 4 pm to 10 am to 6:30 pm; 12) Increase wine production hours of operation from 6 am to 6 pm to 6 am to 11 pm; 13) Increase the number of employees by 66 from 24 to 90; 14) Interior modifications, including the conversion of 10,670 sq. ft. of production space to accessory space, including relocating an entitled commercial kitchen from building “C” to building “A”; 15) Modify the existing conditions of approval to allow for outdoor events; 16) Conversion of the existing residential swimming pool to landscaping; 17) Recognition of an existing dog run and structures for use by visitor’s pets; 18) Allowance of outdoor consumption of wine produced and purchased on-site within the outdoor visitation area between Building A and the existing residence, consistent with AB 2004 (Evans), and 19) Display of public art within one-acre of landscape.  The project is located on a 60.72 acre lot located on the south side of Zinfandel Lane approximately 0.3 miles east of its intersection SR 29, within Agricultural Preserve (AP) zoning district. (Assessor’s Parcel Number 030-270-013 &-031). 849 Zinfandel Lane, St. Helena, California, 94574

Staff Recommendation: Continue the item to the December 17, 2014 regular Commission meeting.

Staff Contact: John McDowell, Deputy Planning Director, (707) 299-1354 or john.mcdowell@countyofnapa.org

CONTINUED FROM JULY 16, 2014 and AUGUST 20, 2014 MEETINGS

TO BE CONTINUED TO DECEMBER 17, 2014

ROBERT FOLEY VINEYARD WINERY- USE PERMIT MAJOR MODIFICATION NO. P14-00085
CEQA Status: Consideration and possible adoption of a Negative Declaration. According to the proposed negative declaration, the project would not have any potentially significant environmental impacts. The project site is not on any of the lists of hazardous waste sites enumerated under Government Code Section 65962.5.

Request: Approval of a Use Permit Major Modification to Use Permit P06-01275 for: 1) increase production from 30,000 gallons per year up to 50,000 gallons per year; 2) addition of tours and tastings for up to ten (10) visitors maximum and sixty (60) visitors per week maximum; 3) addition of 12 wine/food events with a maximum of 12 guests; 4) addition of two (2) wine/food events with a maximum of 50 guests; 6) conversion of an existing 1,760 square feet agricultural barn to winery use as multipurpose space, an employee break room, and tool storage; 7) addition of four (4) parking spaces and six (6) parking spaces total; 8) increase in number of employees from one full-time and one part-time to ten or fewer; 9) request for on premise consumption of wines produced on site within the hospitality building in accordance with AB 2004; and 10) expansion of the on-site septic system. No physical improvements to the winery are proposed. The project is located on an 13.4 acre site at 1300 Summit Lake Drive, approximately 0.55 mile north of White Cottage Road, designated Assessor’s Parcel Number: 018-230-004.

Staff Recommendation: Drop the item from the agenda for renoticing for the November 19, 2014 Planning Commission Meeting.

Staff Contact: Shaveta Sharma, (707) 299-1358 or shaveta.sharma@countyofnapa.org

Applicant Contact: Thomas Carey, (707) 479-2856 or tcarey.law@gmail.com

TO BE DROPPED FROM THE AGENDA FOR FUTURE RENOTICING

NONRESIDENTIAL DEVELOPMENT PROJECT HOUSING IMPACT FEE
CEQA Status: Consideration and possible acceptance that the project is intended to implement some of the programs in the 2009 Housing Element Update and falls within the scope of the 2009 Housing Element Updated adopted June 23,2009. The program-level Environmental Impact Report (EIR) prepared for the 2009 Housing Element Update certified on June 23, 2009 adequately describes the activities for the purposes of the California Environmental Quality Act (CEQA). [See CEQA Guidelines 15168(c)]. Further, under the General Rule, it can be seen with certainty that there is no possibility the proposed action may have a significant effect on the environment and therefore CEQA is not applicable. (See CEQA Guidelines 15061(b)(3)].  Additionally, the proposed action is not a project as defined by 14 California Code of Regulations 15378 (State CEQA Guidelines) and therefore CEQA is not applicable. 

Request: Recommendation to the Board of Supervisors to adopt a resolution updating the nonresidential (commercial) impact fees per 2009 Housing Element Program H-2d and the Nexus Study prepared by Keyser Marston Associates dated April 2014.

Staff Recommendation:  Hold a public hearing and make a recommendation to the Board of Supervisors to adopt a resolution recommending an increase in commercial impact fees to the level recommended by the Keyser Marston Associates Nexus Study (April 2014) to become effective 60 days after passage of the resolution.

Staff Contact:  Nancy Johnson, Housing and Community Development Program Manager, (707) 299-1352  nancy.johnson@countyofnapa.org

CONTINUED FROM OCTOBER 15, 2014 PLANNING COMMISSION MEETING  

SET MATTER - 10:30 A.M.

WINE INDUSTRY ECONOMICS STUDY SESSION
Request: Presentation and discussion on distribution trends and economic factors in the wine industry.  In response to prior requests from the Commission for continuing education on winery economics, three presentations will be given from private practice wine industry subject matter experts followed by panelist questions and discussion.  Presenters are Richard Mendelson, wine law expert, author and professor with Dickerson, Peatman and Fogarty; Craig Underhill, Certified Public Accountant with Brotemarkle, Davis and Company; and Rob McMillan, Executive Vice President and Founder of Silicon Valley Bank's Wine Division.  This study session is for educational/informational pursposes, and is not intended as a forum to discuss or debate existing or future winery-related land use regulations.   

Staff Recommendation: Informational Item. No action necessary.

Staff Contact: John McDowell, 299-1354 or john.mcdowell@countyofnapa.org