Meeting Supporting Documents

Planning Commission 3/20/2019 Regular Meeting

Links to the official agenda(s), board letters and supporting documents are found here. If an item number is blue then a board letter is available for it, so click the item number to view the board letter. If an item has any supporting documents, they will be displayed by the item number. The document's title is a link to the actual document. The attachment type and file size are listed next to the title. Please see the agenda link(s) below for the official PDF agenda(s).

View the Agenda



CEQA Status:
Consideration and possible adoption of a Mitigated Negative Declaration. According to the proposed Mitigated Negative Declaration, the proposed project would have potentially significant effects on Transportation/Traffic unless mitigation measures are adopted. 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 for a new 30,000 gallon per year winery to allow the following: (a) construction of a 5,583 sq. ft. two-story production building, with a 1,922 sq. ft. outdoor covered work area; (b) construction of a 3,303 sq. ft. two-story hospitality/administrative building, including a commercial kitchen, with a 1,173 sq. ft. covered porch; (c) construction of 11,743 sq. ft. of winery cave area; (d) installation of three water storage tanks totaling 135,000 gallons for domestic water, irrigation, and fire suppression; (e) on-site parking for 12 vehicles; (f) up to eight full and/or part-time employees; (g) hours of operation seven days a week: production 6:00 AM to 6:00 PM (non-harvest) and visitation 10:00 AM to 6:00 PM; (h) tours and tastings by appointment only for a maximum of 24 visitors per day, 150 maximum per week; (i) a marketing program, which may include catered events, to host two events per month for up to 12 guests at each event; two events per month with up to 24 guests at each event; four events per year with up to 75 guests at each event; and, two events per year with up to 125 guests at each event (1,414 guests per year); (j) on-premise consumption of wines produced on site in the tasting room and outdoor hospitality areas, in accordance with Business and Professions Code Sections 23358, 23390 and 23396.5; (k) on-site domestic and process wastewater treatment systems; and, (j) driveway, entry gate and landscape improvements. The request also includes a viewshed application to address construction of the winery buildings on slopes of 15% or greater. The winery is proposed on a 46.94 acre property, approximately 427 feet north of the terminus of Darms Lane within the Agricultural Preserve (AP) zoning district. Access is provided across a 2.32 acre property located at the terminus of Darms Lane, adjacent to the winery property. APN’s: 034-190-034 (driveway) & 034-190-035 (winery), 1150 Darms Lane, Napa.

Staff Recommendation:
Adopt the Mitigated Negative Declaration & Mitigation, Monitoring and Reporting Program (MMRP) and approve the Viewshed application and Use Permit, as conditioned.

Staff Contact: Sean Trippi, Principal Planner, (707) 299-1353 or

Applicant: Patricia Bump Davis; (707) 224-4200 or

Applicant Representative: Donna Oldford, Plans4Wine; (707) 963-5832 or


Supporting Documents
A Recommended Findings ( Adobe PDF - 70 kb )
B Recommended Conditions of Approval and Final Agency Approval Memos ( Adobe PDF - 2102 kb )
C Initial Study/Mitigated Negative Declaration & MMRP ( Adobe PDF - 638 kb )
D Use Permit Application Packet ( Adobe PDF - 9367 kb )
E Viewshed Application Packet ( Adobe PDF - 2547 kb )
F Water Availability Analysis & Financial Capacity Analysis ( Adobe PDF - 1812 kb )
G Wastewater Feasibility Analysis ( Adobe PDF - 2329 kb )
H Traffic Study ( Adobe PDF - 5062 kb )
I Biological Studies ( Adobe PDF - 10945 kb )
J Stormwater Control Plan & Hydrology & Hydraulic Evaluation ( Adobe PDF - 11136 kb )
K Graphics ( Adobe PDF - 15828 kb )
L Winery Comparison Analysis ( Adobe PDF - 126 kb )
M Site Photos ( Adobe PDF - 8758 kb )
N Applicant's Continuance Request ( Adobe PDF - 343 kb )
O Public Comments ( Adobe PDF - 8401 kb )
P Item 7A Correspondence Rec'd late on 3-19-19 (Added after meeting) ( Adobe PDF - 89 kb )



CEQA Status
: Consideration and possible adoption of Categorical Exemptions Class 1, 3, and 4: It has been determined that this type of project does not have a significant effect on the environment and is exempt from the California Environmental Quality Act. [See Section 15301, Class 1 Minor Alterations to Existing Facilities, Section 15303, Class 3 New Construction or Conversion of Small Structures, and Section 15304, Class 4 Minor Alterations to Land which may be found in the guidelines for the implementation of the California Environmental Quality Act at 14 CCR §15301, §15303, and §15304. This project is not on any lists of hazardous waste sites enumerated under Government Code Section 65962.5.

Request: Approval of a Use Permit Major Modification to an existing 20,000 gallon per year winery to allow the following: A. Components Necessary to Remedy Existing Violations: (1) recognition of existing visitation of a maximum of 40 visitors per day; maximum 280 visitors per week; (2) recognition of an existing marketing program with 12 events per year with a maximum of 30 guests for each event (all marketing events would continue to be catered); (3) recognition of existing four (4) full time employees and three (3) part time employees; and (4) recognition of the conversion of approximately 380 square feet of existing production space to an existing tasting area; B Expansion Beyond Existing Entitlements: (1) the conversion of an existing approximately 1,250 square foot guesthouse to an ADA compliant office and bathroom; (2) the construction of two canopies totaling approximately 829 square feet to cover existing crush pad areas; (3) on-premises consumption of wines produced on site in the tasting areas (indoor and outdoor) in accordance with Business and Professions Code Sections 23358, 23390 and 23396.5; (4) addition of eight (8) parking spaces including one (1) Americans with Disabilities Act (ADA) space for a total of 14 parking spaces on-site; (5) installation of four (4) 10,500 gallon water tanks, a 150 square foot pump house; a 136 square foot trash enclosure, a new gate, and a well; (6) removal of the existing entry structure, approximately 0.2 acres of vineyards; and (7) the improvement of the existing driveway to Napa County Road and Street Standards. A Use Permit Exception to the Conservation Regulations (P18-00305) is also being requested to construct the canopies (support columns) and curb within the 45-foot creek setback. The project is located on an approximately 26.93 acre site within the AP (Agricultural Preserve) zoning district at 1200 Orchard Avenue, Napa, CA; APN: 035-041-015.

Staff Contact: Jason R. Hade, Planner III, (707) 259-8757 or

Applicant Contact: David Gilbreth, 1152 Hardman Avenue, Napa, CA 94558, (707) 337-6412 or


Supporting Documents
A Recommended Findings ( Adobe PDF - 78 kb )
B Recommended Conditions of Approval and Final Agency Approval Memos ( Adobe PDF - 1754 kb )
C Previous Conditions ( Adobe PDF - 343 kb )
D CEQA Memorandum ( Adobe PDF - 221 kb )
E Use Permit Application Packet ( Adobe PDF - 5406 kb )
F Conservation Regulations Exception Application Packet ( Adobe PDF - 4034 kb )
G Water Availability Analysis ( Adobe PDF - 895 kb )
H Wastewater Feasibility Study ( Adobe PDF - 7427 kb )
I Graphics ( Adobe PDF - 16613 kb )
J Winery Comparison Analysis ( Adobe PDF - 521 kb )
K Notice of Violation ( Adobe PDF - 320 kb )
L Public Comments ( Adobe PDF - 251 kb )
M Board of Supervisors Resolution No. 2018-164 ( Adobe PDF - 7080 kb )
N Item 7B Correspondence Rec'd Day of Meeting (Added after meeting) ( Adobe PDF - 553 kb )