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STE. MICHELLE WINE ESTATES / CONN CREEK WINERY / USE PERMIT MAJOR MODIFICATION # P19-00317-MOD
CEQA Status: Consideration and possible adoption of a Negative Declaration. According to the proposed 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 Major Modification to an existing 850,000 gallon per year winery to allow the following: (1) Expansion of the ground floor of the existing winery building by approximately 770 square feet to include a new mechanical equipment area; increase the second floor area by adding approximately 2,118 square feet of new interior space over an existing one-story area; and an approximately 670 square foot tasting room addition (by appointment tasting only) on the second floor; (2) Site improvements including: a covered trash enclosure; a new 240 square foot pump house to house a new fire pump, gravel access road to the associated infrastructure; and the installation of electric vehicle charging stations; (3) Modification of the existing driveway entrance by removing the existing entry structure and improvement of the existing driveway to County Road and Street Standards; (4) Increase the number of employees from 15 full-time and 1 part-time employee to 20 full-time and 1 part-time employees; (5) On-premises consumption of wines produced on site in the garden area and tasting rooms in accordance with Business and Professions Code Sections 23358, 23390 and 23396.5; (6) Change the winery’s tasting room hours of operation from 10:00 AM to 4:00 PM to 10:00 AM to 4:30 PM (Seven days a week); (7) Modification of Condition of Approval No. 1.g of Use Permit Modification No. #95532-MOD to allow for the use of the garden area for public tours and tastings; and (8) Inclusion of food and wine pairings as part of additional tours and tastings. Unrelated improvements to be constructed either before or in conjunction with the proposed improvements include: upgrading of the existing fire pump to be located within the proposed 240 square foot pump house and installation of a 100,000-gallon firewater storage and a new 25,000-gallon domestic water tank. These improvements were required by previous entitlements to comply with local or state requirements. Building permits for these previously required improvements are being prepared and would be submitted independent of the proposed site improvements requested as part of this Use Permit Major Modification application. Permitting and installation may overlap the processing of the current application. No changes to the approved production levels and visitation and marketing program are proposed. The project is located on an approximately 5.98-acre site within the AP (Agricultural Preserve) zoning district with a General Plan land use designation of AWOS (Agriculture, Watershed and Open Space) at 8711 Silverado Trail, Napa, CA; APN: 030-120-032.
Staff Recommendation: Adopt the Negative Declaration and approve the Use Permit Major Modification, as conditioned.
Staff Contact: Jason R. Hade, Principal Planner, (707) 259-8757 or jason.hade@countyofnapa.org
Applicant Contact: Jeffrey Redding, AICP; 2423 Renfrew Street, Napa, CA 94558; (707) 255-7375; jreddingaicp@comcast.net
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