Meeting Supporting Documents

Planning Commission 5/15/2019 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 Negative Declaration. According to the Negative Declaration, the proposed project would not have any potentially significant environmental impacts. 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 for an 18,000 gallon winery (existing 5,000 gallon winery approved under a Small Winery Exemption - Phoenix Vineyards) to allow the following: a) Maximum annual permitted maximum production of 18,000 gallons (increased from 5,000 gallons); b) Remodel of the interior of the existing winery building (approximately 3,500 square feet) and addition of an employee breakroom (approximately 64 square feet) increasing the winery building size to approximately 3,600 square feet; c) Conversion of an existing, approximately 1,200 square foot agricultural storage building to a winery storage building; d) Construction of an approximately 3,800 square foot cave (spoils being transported offsite to a permitted location); e) Hours of operation seven days a week: 8:00 AM to 6:00 PM - production hours, except during harvest and 10:00 AM to 6:00 PM - visitation hours (the winery was previously only open for production six days a week and no visitation was permitted); f) Employment of seven employees (four full time and three part time) non harvest (increase from 2 full-time employees); g) Tours and tastings by appointment only for 17 per day; weekly maximum of 119 visitors; h) Food and wine pairings with daily visitation (applicant to obtain a food facility permit as required); i) Annual marketing plan of five annual events comprised of four events (maximum of 30 guests per event) and one event (maximum of 50 persons), catered food may be served at events; j) 7 parking spaces (increased from 5); k) Construction of a wastewater system (two options proposed); l) Use of the on-site well (Well #1); m) Installation of two 10,000 gallon water storage tanks; n) Install landscaping on property and driveway; and o) Improvement of the existing on site driveway (widening to 20 feet) to meet Napa County Road and Street Standards. Also included is approval of a Viewshed application for required screening of the proposed water tanks. The project is located on a 5.75 acre parcel, located at 3171 Dry Creek Road, Napa within the AW (Agricultural Watershed) zoning district. APN: 035-460-022.

Staff Recommendation: Adopt the proposed Negative Declaration and approve the requested Use Permit and Viewshed, as conditioned.

Staff Contact: Emily Hedge, Planner III, (707) 259-8226 or

Applicant Contact: Jill Klein, 73 Luke Drive, Napa, CA 94558; (707) 265-9349 or

Supporting Documents
A Recommended Findings ( Adobe PDF - 60 kb )
B Recommended Conditions of Approval and Final Agency Memos ( Adobe PDF - 1100 kb )
C Small Winery Exemption ( Adobe PDF - 414 kb )
D Intial Study Negative Declaration ( Adobe PDF - 672 kb )
E Use Permit Application Packet ( Adobe PDF - 1794 kb )
F Viewshed Application Packet ( Adobe PDF - 76 kb )
G Water Availability Analysis Reports ( Adobe PDF - 7685 kb )
H Wastewater Feasibility Report ( Adobe PDF - 1217 kb )
I Traffic Impact Study ( Adobe PDF - 20814 kb )
J Winery Comparison Analysis and Summary of Changes ( Adobe PDF - 317 kb )
K Graphics ( Adobe PDF - 4041 kb )
L Public Comments ( Adobe PDF - 385 kb )
M Item 7A Correspondence (Added after initial agenda posting) ( Adobe PDF - 68 kb )
N Item 7A Additional Correspondence (Added after meeting) ( Adobe PDF - 373 kb )