KOKO NOR CORPORATION - MAXVILLE LAKE WINERY - USE PERMIT MAJOR MODIFICATION NO. P17-00225 AND USE PERMIT EXCEPTION TO CONSERVATION REGULATIONS P18-00189

CEQA Status: Consideration and possible adoption of a Mitigated Negative Declaration. According to the proposed Mitigated Negative Declaration, the proposed project would not have any potentially significant environmental impacts after implementation of mitigation measures. Mitigation measures are proposed for the areas of biological resources, transportation/traffic, and tribal cultural resources. The project site is not included on a list of hazardous materials sites compiled pursuant to Government Code Section 65962.5.

Request: Approval of a Use Permit Major Modification to an existing 59,000 gallon per year winery to allow the following: (1) Convert approximately 2,069 square feet of the existing wine storage caves from a type I to a type III cave for hospitality use and convert approximately 3,056 square feet of existing winery building floor space to hospitality use; (2) Install a commercial kitchen and convert the existing mezzanine area to employee offices within the existing 23,662 square foot winery building; (3) Increase annual permitted maximum production from 59,000 gallons to 240,000 225,000 gallons; (4) Upgrade the existing wastewater system and associated infrastructure consistent with County Code; convert the existing storage ponds to a wastewater treatment pond; and install on-site drainage systems and fire suppression systems; (5) On-premises consumption of wines produced on site in the tasting areas and outdoor patio in accordance with Business and Professions Code Sections 23358, 23390 and 23396.5; (6) Increase employees from 10 full-time employees to 15 full-time employees and nine (9) part-time employees; (7) Increase parking spaces from 30 spaces to 50 spaces; (8) Change the winery’s tasting room hours of operation from 10:00 AM to 4:00 PM to 10:00 AM to 6:00 PM (Seven days a week) and non-harvest production hours of operation from 8:00 AM to 5:00 PM to 7:30 AM to 6:00 PM (Seven days a week); and (9) Construct a new access driveway to Chiles Pope Valley Road. An increase in the maximum number of guests for daily tours and tasting and the modification of an existing marketing program is also requested. A Use Permit Exception to the Conservation Regulations (P18-00189) is also requested to allow construction of the proposed new access driveway to Chiles Pope Valley Road to encroach into the required 55-foot stream setback by approximately 45 feet for Maxwell Creek and associated wetland for approximately 120 lineal feet. The project is located on an approximately 247.5 acre site within the AW (Agricultural Watershed) zoning district at 4105 Chiles Pope Valley Road, St. Helena, CA; APN: 025-020-023.

Staff Recommendation: Adopt the Mitigated Negative Declaration and approve the Use Permit Exception to the Conservation Regulations and Use Permit Major Modification, as conditioned.

Staff Contact: Jason R. Hade, AICP, Planner III, (707) 259-8757 or jason.hade@countyofnapa.org

Applicant Contact: Jeffrey Redding, AICP, Land Use Planning Services, 2423 Renfrew Street, Napa, CA 94558, (707) 255-7375 or jreddingacip@comcast.net

ITEM CONTINUED FROM THE AUGUST 1, 2018 REGULAR MEETING

MARC MONDAVI / ALOFT WINERY / USE PERMIT # P16-00429 AND EXCEPTION TO THE NAPA COUNTY ROAD AND STREET STANDARDS

CEQA Status: Consideration and possible adoption of a Mitigated Negative Declaration. According to the proposed Mitigated Negative Declaration, the proposed project would not have any potentially significant environmental impacts after implementation of mitigation measures (or MM’s). MM’s are proposed for the following area(s) Biological Resources and Transportation/Traffic. The project site is not included on a list of hazardous materials sites compiled pursuant to Government Code Section 65962.5.

Request: Approval of a Use Permit to allow the construction of a new 50,000-gallon winery with following characteristics: a) construction of an approximately 5,562 sf hospitality building (West portal, built into the hillside with access to the cave) including a commercial kitchen; b) construction of an approximately 28,107 sf cave for wine production and storage; c) construction of an approximately 3,888 sf South Portal Structure/Mechanical/Equipment Structure (includes a 630 sf outdoor covered crush pad); d) construction of an approximately 3,000 sf outdoor patio area; e) installation of 12 parking spaces; f) tours and tastings by appointment only with a maximum of 20 visitors per day and a weekly maximum of 80 visitors, food and wine pairings to be included; g) an annual marketing program of two (2) events per month with a maximum of 40 persons, four (4) events per year with a maximum of 75 persons, and two (2) events per year with a maximum of 125 persons. Events to be scheduled between 10 am and 6 pm or from 6 pm to 10 pm; h) on premise consumption of wines produced on-site within the outdoor patio area and hospitality building designated tasting areas in accordance with Business and Professions Code Sections 23358, 23390 and 23396.5 (AB2004-Evans Bill); i) six (6) full-time and two (2) part-time employees; two (2) seasonal (harvest) employees; j) hours of operation daily 6 am – 6 pm (Non-harvest production hours) and 10 am – 6 pm (Visitation); k) installation of a wastewater system; l) installation of a public water system; m) installation of a stone winery sign and steel framed-wood entry gate; n) installation of a 100,000 gallon fire protection storage tank, a 80,000 and a 20,000 gallon domestic water storage tank; and o) all project spoils and rocks generated from construction activities to be disposed on-site through stockpiling and/or integrated into project design features. The project also includes an exception to the Napa County Roads & Street Standards (NCRSS) to allow for a reduced commercial driveway width for 305 feet of the driveway located at approximately STA 8+75 to STA 11+80. All other portions of the driveway will be improved to conform to the commercial roadway requirements as outlined in the NCRSS. An existing wood frame cottage will be demolished for installation this driveway. The project is located on two parcels that are approximately 58.58 acres combined on the west side of the terminus of Cold Springs Road about one-half mile south of its intersection with Las Posadas Road located within the Agriculture Watershed (AW) zoning district; 430 Cold Springs Road, Angwin, CA 94558; APN 024-340-010 (50.07 acres - Winery Parcel) & APN 024-340-011 (8.51 acres - Access & Residence Parcel)

Staff Recommendation: Adopt the Mitigated Negative Declaration and approve the Exception to the Napa County Roads & Street Standard and Use Permit, as conditioned.

Staff Contact: Charlene Gallina, Supervising Planner, (707) 299-1355 or charlene.gallina@countyofnapa.org

Applicant: Janice & Marc Mondavi, Cold Springs Limited Partnership; (707) 481-4323 or janicemodavi@gmail.com

Applicant Representative: Donna Oldford, Plans4Wine; (707) 963-5832 or dboldford@aol.com.