Meeting Supporting Documents

Planning Commission 12/16/2020 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).


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7A

SAFE HARBOR PARTNERS, LLC / SAFE HARBOR 3.0 / USE PERMIT # P18-00179-UP & TENTATIVE PARCEL MAP #P20-00217-PM

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 Biological Resources 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 850,000 gallon per year wine production, bottling and storage facility to allow the following: (a) construction of an approximately 50,612 sq. ft. building, with 8,796 sq. ft. of outdoor covered work areas, for production, storage, bottling and office areas; (b) construction of an approximately 16,858 sq. ft. building, with of 5,975 sq. ft. outdoor covered work areas, for storage; (c) on-site parking for 100 vehicles (the installation of 49 parking spaces will be deferred); (d) on-site process wastewater pre-treatment system; and (e) signage and landscape improvements. The proposal also includes a tentative parcel map to split the property into two lots, one on either side of Devlin Road which bisects the property. The proposed lot on the west side of Devlin Road would have 9.81 acres and the lot on the east side of the road would have 2.36 acres. This project is proposed on the west side of Devlin Road. The request also includes a variation to the development regulations of the Napa Valley Business Park Specific Plan to reduce the required 75-foot setback from Fagan Creek and the 65-foot building setback and 20-foot landscape setback along the north property line which are required when a property in the General Industrial zoned area adjoins a property in the Industrial Park zoned area. The creek setback would be reduced to a minimum of approximately 65-feet for portions of eight (8) parking spaces located between the two buildings and to a minimum of approximately 55-feet for a portion of a drive aisle that provides circulation and emergency vehicle access around the westerly (largest) of the two buildings. Additional encroachment into the creek setback area includes bio retention areas and two drainage outfalls into Fagan Creek. The building and landscape setbacks from the north property would be reduced to 32-feet and 5-feet, respectively. The project will connect to municipal water and sewer services provided by the City of American Canyon and the Napa Sanitation District (NSD), respectively. The project is proposed on 12.17 acre site bisected by Devlin Road, north of Fagan Creek. The proposed development area is on the west side of Devlin Road. APN: 057-110-012. Napa.

Staff Recommendation:
Adopt the Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program and approve the Use Permit with the proposed conditions of approval.

Staff Contact: Sean Trippi (707) 299-1353, or sean.trippi@countyofnapa.org

Applicant : Alan Sullivan, Safe Harbor Partners, LLC (415) 845-9504, or allansullivansafeharbor@comcast.net

Applicant Contact: Beth Painter, (707) 337-3385 or beth@bpnapa.com

Supporting Documents
A Recommended Findings ( Adobe PDF - 80 kb )
B Recommended Conditions of Approval and Final Agency Approval Memos ( Adobe PDF - 3314 kb )
C Initial Study/Mitigated Negative Declaration ( Adobe PDF - 283 kb )
D Use Permit Application Packet ( Adobe PDF - 5045 kb )
E Tentative Parcel Map Application Packet ( Adobe PDF - 655 kb )
F Biological Evaluation ( Adobe PDF - 5613 kb )
G Graphics ( Adobe PDF - 35890 kb )
H Napa valley Business Park Wineries ( Adobe PDF - 108 kb )
I 7A Public Comments (Added after initial agenda posting) ( Adobe PDF - 1018 kb )
J Item 7A CEQA Memorandum (Added after initial agenda posting) ( Adobe PDF - 542 kb )
K Item 7A Response to CDFW Comment Letter (Added after meeting) ( Adobe PDF - 373 kb )
L Item 7A Associated Attachments (Added after meeting) ( Adobe PDF - 3025 kb )

7B

RAYMOND SIGNORELLO - SIGNORELLO ESTATE WINERY - USE PERMT MAJOR MODIFICATION NO. P19-00198-MOD

CEQA Status:
Consideration and possible adoption of a Negative Declaration. According to the Negative Declaration, the proposed project would not have any potentially significant 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 Use Permit Major Modification to an existing 20,000 gallon per year winery to modify previous project approval to allow the following: a) increase in maximum annual permitted wine production from 20,000 to 50,000 gallons; b) increase daily tours and tastings by appointment from 20 visitors per day, 120 visitors per week (6,240 visitors per year) to 60 visitors per day, 350 visitors per week (18,200 visitors per year); c) replace the existing marketing plan (14 events per year with up to 395 guests) to allow two (2) events per month with up to 24 guests at each event, two (2) events per month with up to 40 guests at each event, three (3) events per year with up to 75 guests at each event, and two (2) events per year with 125 persons at each event (53 events per year for up to 2,011 guests). No separate tours and tastings will occur on the same day as the two events with up to 125 guests; d) construction of 15,906 s.f. of cave area; e) conversion of 3,155 s.f. of the first floor of the two-story residence/storage building hospitality and administrative uses; f) provide 17 on-site parking spaces for the winery; g) increase employees from four (4) full-time to a total 20 full and part time employees; h) upgraded water and wastewater treatment systems; and, i) driveway improvements, modify the existing entry gate, and landscape improvements. The project is located on a 56.59 acre property on the east side of Silverado Trail, approximately 300 feet south of Oak Knoll Avenue within the Agricultural Preserve (AP) zoning district and a general plan designation of Agricultural Resource (AR)/Agriculture Watershed & Open Space. 4500 Silverado Trail, Napa. APN: 039-400-080.

Staff Recommendation: Adopt the Negative Declaration and approve the use permit modification with the proposed conditions of approval.

Staff Contact:
Sean Trippi, (707) 299-1353 or sean.trippi@countyofnapa.org

Applicant Contact: Donna Oldford, Plans4Wine, 2620 Pinot Way, St. Helena, CA 94574; (707) 963-5832 or dbolford@aol.com

Supporting Documents
A Recommended Findings ( Adobe PDF - 49 kb )
B Recommended Conditions of Approval and Final Agency Approval Memos ( Adobe PDF - 1882 kb )
C Previous Conditions of Approval ( Adobe PDF - 7132 kb )
D Initial Study/Negative Declaration ( Adobe PDF - 292 kb )
E Public Comments ( Adobe PDF - 75 kb )
F Use Permit Application Packet ( Adobe PDF - 10384 kb )
G Water Availability Analysis & Water System Feasibility Study ( Adobe PDF - 4696 kb )
H Wastewater Feasibility Analysis ( Adobe PDF - 1515 kb )
I Traffic Study ( Adobe PDF - 15708 kb )
J Graphics ( Adobe PDF - 42266 kb )
K Winery Comparison Analysis ( Adobe PDF - 134 kb )

8A

ELECTION OF 2021 PLANNING COMMISSION OFFICERS

Staff Recommendation: Elect Chairperson and Vice-Chairperson for the 2021 calendar year.

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


8B

COMMITTEE APPOINTMENTS FOR THE CALENDAR YEAR 2021

Request:
Annual appointments and reappointments of Commission members to Standing Committees.

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


8C

ADOPTION OF THE 2021 PLANNING COMMISSION MEETING CALENDAR

Request: Adopt the regular meeting schedule for 2021.

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

Supporting Documents
A 2021 Meeting Calendar ( Adobe PDF - 209 kb )
B Revised 2021 Meeting Calendar (Added after initial agenda posting) ( Adobe PDF - 213 kb )