KORNER ROMBAUER TRUST / ROMBAUER VINEYARDS / MAJOR MODIFICATION #P19-00103-MOD & EXCEPTION TO 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. Mitigation measures are proposed for the following areas: Noise. 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 Major Modification to an existing 450,000-gallon per year winery to allow the following: A. COMPONENTS NECESSARY TO REMEDY EXISTING VIOLATIONS: 1) recognition of 48 full-time and 22 part-time/seasonal existing employees (currently authorized for 25 full-time employees and nine part-time/seasonal employees); and 2) recognition of 79 parking spaces (currently authorized for 74 spaces). B. EXPANSION BEYOND EXISTING ENTITLEMENTS: 1) increase the number of full time employees from 25 to 55 and increase the number of part-time/seasonal employees from nine (9) to 26; 2) revise the locations of the existing on-site wine consumption to add an existing picnic area on an adjacent parcel (APN: 021-410-024) and a new ADA-accessible picnic area adjacent to the tasting room parking lot in accordance with Business and Professionals Code Sections 23390 and 23396.5; 3) construct an arbor at the entrance to the garden path to the new picnic area; 4) amend the existing Marketing Plan; 5) convert a conference room in the existing administration building into a small private tasting area; convert a portion of an existing restroom to office space in the production building; and temporarily use space within an area approved to construct a tasting room for a staff break room; 6) add an existing 260 ft² shed on an adjacent parcel (APN 021-410-025) for grounds maintenance equipment storage; 7) allow outdoor amplified music on the crush pad, tasting room parking area, and the parking area near a cave entrance during five (5) marketing events; 8) add an existing road for a service area of the administration building; 9) construct four (4) new parking spaces for a total of 83 spaces; 10) construct deceleration/acceleration lane improvements to the Silverado Trail access entrance; and 11) revise Major Modification Permit #P10-00038 - COA#5 to correct the percentage of production that is subject to the 75% rule (120,000 gallons). There are no proposed changes to the Winery’s production, daily visitation, or hours of operation. The project also includes a request for an exception to the Road and Street Standards to avoid the removal of existing mature trees to construct the required current road width increase. The project is located at 3522 N. Silverado Trail, St. Helena - APN:021-410-025 (winery - ±31.85 acres) and APN:021-410-024 (Residence - ± 5.15 acres) Zoning and General Plan Designation: Agricultural Preserve (AP) and Agricultural Resource (AR).

Staff Recommendation: Adopt the Mitigated Negative Declaration and approve the Exception to the Napa County Roads & Street Standards and Major Modification, as conditioned.

Staff Contact: Wyntress Balcher (707) 299-1351, wyntress.balcher@countyofnapa.org

Applicant Contact: Lynn Sletto, 3522 Silverado Trail, St. Helena, CA, 94574, (707) 963-6629; lynns@rombauer.com[

CONTINUED FROM THE AUGUST 5, 2020 COMMISSION MEETING.

FRANK FAMILY VINEYARDS, LLC / BENJAMIN RANCH WINERY / USE PERMIT APPLICATION NO. P13-00371-UP

CEQA Status: Consideration and possible adoption of a Mitigated Negative Declaration (MND). According to the proposed MND, the proposed project would not have any potentially significant environmental impacts after implementation of mitigation measures applicable to traffic and transportation and biological resources. The proposed project site is not on any lists of hazardous waste sites enumerated under Government Code Section 65962.5.

Request: Approval of a Use Permit to establish a winery with development on 8 acres of an approximately 85.1-acre project site. The winery would produce up to 475,000 gallons of wine per year in approximately 87,292 square feet of building area that would house business/administrative functions, a commercial kitchen, and rooms for conducting winery tours and tastings, in addition to barrel storage and wine production functions. The proposed winery would: a) operate daily between the hours of 8:00 a.m. and 6:00 p.m.; b) include a wine marketing program consisting of up to 357 events per year for up to 16 to 150 guests per event; c) offer wine tours and tastings by appointment for up to 400 people per day, inclusive of guests attending marketing events, with tours and tastings offered daily between the hours of 10:00 a.m. and 6:00 p.m.; d) offer retail sale of wine and wine-related items, along with allowance for consumption on-site of wine purchased on the premises pursuant to Business and Professions Code Sections 23358, 23390 and 23396.5; and e) employ up to 61 full-time and part-time staff members. The proposed project would require demolition of an existing shed currently used for vineyard management, and redevelopment of a portion of the site with new winery and hospitality buildings, 75 parking stalls, a new access driveway from Conn Creek Road/State Route 128, and installation of a left-turn lane on Conn Creek Road/State Route 128 at the new access driveway near the southeastern corner of the site. The property at 8895 Conn Creek Road, St. Helena, is located in the AP (Agricultural Preserve) Zoning District and has a General Plan land use designation of AR (Agricultural Resource). The property is assigned with Assessor’s Parcel Numbers (APNs) 030-120-016 and 030-120-017.

Staff Recommendation: Adopt the MND prepared for the project and approve Use Permit Application No. P13-00371-UP, as conditioned.

Staff Contact: Dana Ayers, Consultant Planner, phone number (925) 688-2490 or email address dayers@trccompanies.com ; or Charlene Gallina, Supervising Planner, phone (707) 299-1355 or email address Charlene.gallina@countyofnapa.orgddress

Applicant: Frank Family Vineyards, LLC; phone number (707) 942-0859; email address rfrank@frankfamilyvineyards.com

Applicant Representative: Scott Greenwood-Meinert, Coblentz Patch Duffy Bass, LLP; phone number (707) 603-2722; email address sgreenwood-meinert@coblentzlaw.com

FN LAND, LLC / NICKEL AND NICKEL WINERY / USE PERMIT MAJOR MODIFICATION APPLICATION NO. P17-00400-MOD

CEQA Status: Consideration and possible adoption of a Mitigated Negative Declaration (MND). According to the proposed MND, the proposed project would not have any potentially significant environmental impacts with incorporation of mitigation measures pertaining to Cultural Resources 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 of an existing 125,000-gallon per year winery to amend previous approvals (Use Permit No. 98400, as amended). The requested modification would include operational changes that include: A. COMPONENTS NECESSARY TO REMEDY EXISTING VIOLATIONS: 1) recognition of an increase in winery employment from 21 full-time and six part-time staff, to the winery’s current employment of 67 full-time and six part-time staff; and B) EXPANSION BEYOND EXISTING ENTITLEMENTS: 1) an increase in permitted annual wine production from 125,000 to 225,000 gallons of wine per year; 2) an increase in the number of daily visitors for wine tours and tastings, from 75 people per day to 260 people per day, up to a weekly maximum of 1,440 people, with food included for approximately 20 percent of tours and tastings; 3) changes to winery hours of operation and visitation; and 4) a change to the winery’s marketing program under the use permit to include up to two additional annual events for up to 900 people each, plus one additional annual event for up to 1,000 people, which have occurred in prior years under Temporary Event Permit authority. Physical changes to the winery associated with the requested modification include an increase in parking on-site from 45 to 106 stalls; construction of an approximately 6,000 square foot winery structure, aboveground and connected to the existing fermentation building, to house production and accessory use areas; installation of covers over approximately 4,600 square feet of existing crush pad and outdoor work areas; and renovation and repurposing of two, 19th century outbuildings (Building 2 - White Shed, and Building 3 – White Barn) from their current use as winery storage to winery accessory administrative and hospitality areas. Site construction would include reconfiguration of the on-site vehicular entry to the winery visitor parking lot and other, related site utility modifications to correspond to the requested permit amendments. The winery is located at 8164 St. Helena Highway in the AP (Agricultural Preserve) Zoning District and has a General Plan land use designation of AR (Agricultural Resource). The property is assigned with Assessor’s Parcel Number (APN) 031-010-013.

Staff Recommendation: Adopt the MND prepared for the project and approve Major Modification Application No. P17-00400-MOD, as conditioned.

Staff Contact: Dana Ayers, Consultant Planner, phone number (925) 688-2490 or email address: dayers@trccompanies.com ; Charlene Gallina, Supervising Planner, phone (707) 299-1355 or email address: Charlene.Gallina@countyofnapa.org

Applicant: Dirk Hampson, FN Land, LLC; phone number (707) 967-9600; email address: dhampson@farniente.com

Applicant Representative: Donna B. Oldford, Plans4Wine; phone number (707) 963-5832; email address: DBOldford@aol.com