Agendas & Minutes

Planning Commission 1/18/2012 Regular Meeting

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9A

NAPA EXECUTIVE CENTER / NAPA OFFICE LLC - USE PERMIT (P08-00555-UP)
CEQA Status:
Mitigated Negative Declaration prepared. According to the Mitigated Negative Declaration, the proposed project would have, if mitigation measures are not included, a potentially significant environmental impact in the following areas: Greenhouse Gas Emissions and Transportation/Traffic. This 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 the construction and operation of a three-story multi-tenant office building totalling 67,930 square feet of floor area. Site improvements include an exception to the Airport Industrial Area Specific Plan design standards for a 15% reduction of required parking spaces for a total number of 203 spaces. Access will be provided from a new driveway on Gateway Road East. The project site is comprised of two parcels that are split for assessment purposes and will be combined. The project will connect to municipal water and sewer services provided by the City of American Canyon and the Napa Sanitation District, respectively.  The proposed project is located on a 4.3 acre site at the terminus of Gateway Road East, within an Industrial Park: Airport Compatibility (IP:AC) zoning district. APN’s: 057-200-001 SFAP (Split For Assessment Purposes) and -009 SFAP. Napa. 

Staff Recommendation: Adopt the revised Mitigated Negative Declaration and approve the Use Permit with the proposed Conditions of Approval.

Staff Contact: Kirsty Shelton, (707) 299-1377 or kirsty.shelton@countyofnapa.org 

Supporting Documents
A Exhibit A: Findings ( Adobe PDF Document - 28 kb )
B Exhibit B: Conditions of Approval ( Adobe PDF Document - 34 kb )
C Department Condition Memos ( Adobe PDF Document - 1074 kb )
D Notice Of Intent to adopt a Neg Dec ( Adobe PDF Document - 175 kb )
E Project Revision Statement ( Adobe PDF Document - 65 kb )
F Neg Dec ( Adobe PDF Document - 422 kb )
G Response to Comments ( Adobe PDF Document - 253 kb )
H Public Comment (Drury) Cover Letter ( Adobe PDF Document - 1309 kb )
I Public Comment (Drury) Attachments Part 1 of 5 ( Adobe PDF Document - 6516 kb )
J Public Comments (Drury) Attachments Part 2 of 5 ( Adobe PDF Document - 1348 kb )
K Public Comments (Drury) Attachments Part 3 of 5 ( Adobe PDF Document - 5422 kb )
L Public Comments (Drury) Attachments Part 4 of 5 ( Adobe PDF Document - 5385 kb )
M Public Comment (Drury) Attachments Part 5 of 5 ( Adobe PDF Document - 3664 kb )
N Bio and Traffic Studies ( Adobe PDF Document - 4705 kb )
O Application ( Adobe PDF Document - 4872 kb )
P Graphics ( Adobe PDF Document - 3339 kb )

9B

AETNA SPRINGS RETREAT / AETNA PRESERVE LLC - USE PERMIT MAJOR MODIFICATION P11-00385-MOD
CEQA Status:
The project consists of minor alterations and improvements to facilitate restoration and revitalization of an existing and use permit entitled historic facility qualifying as Categorically Exempt under Section 15301 - Class 1 "Existing Facilities”, Section 15302 - Class 2 “Replacement or Reconstruction”, Section 15303 - Class 3 "New Construction or Conversion of Small Structures", Section 15304 - Class 4 "Minor Alterations to Land", Section 15308 - Class 8 "Actions by Regulatory Agencies for Protection of the Environment", Section 15311 - Class 11 "Accessory Structures", Section 31 - Class 31 "Historical Resource Restoration/Rehabilitation", and Section 33 - Class 33 "Small Habitat Restoration Projects" of the California Environmental Quality Act and Napa County’s Local Procedures for Implementing the California Environmental Quality Act, Appendix B.The project will not impact an environmental resource of hazardous or critical concern, has no cumulative impact, there is no reasonable possibility that the activity may have a significant effect on the environment due to unusual circumstances, will not result in damage to scenic resources, is not located on a list of hazardous waste sites enumerated under Government code section 65962.5, will not cause a substantial adverse change in the significance of a historical resource or extract groundwater in excess of the Phase 1 groundwater extraction standards as set by the Department of Public Works.
Request: Approval of a Major Modification to Use Permit #96349 to restore and revitalize the historic Aetna Springs Resort, a private recreational/educational/religious retreat with overnight lodging for a maximum of 100 guests on Monday through Thursday evenings and 200 guests on Friday through Sunday evenings including: (1) rehabilitation of 28 existing historic structures in accordance with the Secretary of the Interior's Standards for Restoring Historic Structures; (2) construction of a new approximately 12,000 sq. ft. lodging structure of similar design and in the same location as an extant structure lost to fire; (3) relocation of five structures currently located within County-established stream setbacks to sites further removed from Aetna Springs Creek; (4) construction of two new maintenance and service structures totaling approximately 2,400 sq. ft. in similar locations to the extant historic structures; (5) implementation of a Riparian Restoration Plan for Aetna Springs Creek; (6) restoration and replacement of historic manmade features within the historic site and within stream setbacks of Aetna Springs Creek in accordance with the U.S. Department of the Interior Standards for Compliance with Historical Preservation Act of 1974; (7) relocation of the existing swimming pool adjacent to Aetna Springs Creek outside of stream setbacks and conversion of the existing swimming pool to an environmentally compliant contemplation pool; (8) reconfiguration of the existing "western" parking lot to County standards and outside of stream setbacks; (9) conversion from 25 on-site resident employees to 120 employees with a maximum of 45 employees per shift; (10) hosting of private events and meetings for members and guests; (11) replacement/installation of new domestic water supply and subsurface sanitary septic system; and (12) other minor related improvements.  The subject historic resort is located on two parcels comprising 79.90 acres within an overall approximately 672 acre holding governed by Use Permit entitlement (UP#96349).  The project is located at 1600 Aetna Springs Road approximately 4,000 ft. west of its intersection within Pope Valley Road/Butts Canyon Road within an Agricultural Watershed (AW) zoning district; Assessor’s Parcel #'s: Resort APN's 018-300-017 & 018-300-018; Other APN's 016-040-036, 016-040-037, 016-040-038, 016-040-039, 016-060-020, 016-060-021, 016-070-002, 018-300-005, 018-300-020, 018-300-031, 018-300-032, 018-300-033, 018-300-045, 018-300-046, and 018-300-047; 1600 Aetna Springs Rd., Pope Valley.

Recommendation:  Find the project categorically exempt and approve the Use Permit Major Modification as proposed with conditions of approval.

Staff Contact:  John McDowell, 299-1349 or john.mcdowell@countyofnapa.org

Supporting Documents
A Exhibit A - Proposed Findings ( Microsoft Word Document - 19 kb )
B Exhibit B - Proposed Conditions of Approval ( Adobe PDF Document - 365 kb )
C Aetna Springs Building Areas Table ( Adobe PDF Document - 85 kb )
D Aetna Springs Building Location Map ( Adobe PDF Document - 361 kb )
E Agency Conditions Memos ( Adobe PDF Document - 583 kb )
F Previous Entitlements ( Adobe PDF Document - 2479 kb )
G CEQA Exemption Memo ( Adobe PDF Document - 369 kb )
H Application & Project Narrative ( Adobe PDF Document - 1039 kb )
I Building Relocation Map ( Adobe PDF Document - 258 kb )
J Use Permit 96349-UP Historic Resort Area Map ( Adobe PDF Document - 123 kb )
K Applicant Letter - Permit History ( Adobe PDF Document - 118 kb )
L Preservation Plan - Part 1 ( Adobe PDF Document - 30412 kb )
M Preservation Plan - Part 2 ( Adobe PDF Document - 26801 kb )
N Preservation Plan - Part 3 ( Adobe PDF Document - 8531 kb )
O Riparian Restoration Report ( Adobe PDF Document - 9730 kb )
P Project Engineer Site Improvements Letter ( Adobe PDF Document - 1241 kb )
Q Traffic Report ( Adobe PDF Document - 1990 kb )
R Supplemental Traffic Analysis ( Adobe PDF Document - 564 kb )
S Water Availability Analysis ( Adobe PDF Document - 1963 kb )
T Historic Water Usage Memo ( Adobe PDF Document - 637 kb )
U Supplemental Water Availability Analysis ( Adobe PDF Document - 1202 kb )
V Wastewater Feasibility Study ( Adobe PDF Document - 2575 kb )
W Green House Gas Analysis ( Adobe PDF Document - 311 kb )
X Biological Resource Report ( Adobe PDF Document - 1014 kb )
Y Bat Roosting Compensation Plan ( Adobe PDF Document - 4227 kb )
Z Geologist's Mine Features Letter ( Adobe PDF Document - 133 kb )
AA Geologist's Map Features Map ( Adobe PDF Document - 463 kb )
BB Graphics ( Adobe PDF Document - 5950 kb )

9C

CLIMATE ACTION PLAN, COUNTY-INITIATED GENERAL PLAN IMPLEMENTATION ACTION
CEQA Status:
  In accordance with CEQA and the State CEQA Guidelines (Section 15168), the County is proposing to use the program level Environmental Impact Report (EIR) for the General Plan Update (SCH#2005102088, certified June 2008) as the EIR for the Climate Action Plan. As discussed in a separate memorandum and checklist (initial study) dated January 28, 2011, this approach is consistent with CEQA and the State CEQA Guidelines because (1) the project is within the scope of the General Plan approved in 2008, and (2) the program EIR prepared for the General Plan Update adequately describes the activity for purposes of CEQA. In addition, (3) the County has not identified any changes in the General Plan, changes in circumstances under which the General Plan Update was adopted, or new information of substantial importance that would necessitate subsequent environmental review pursuant to CEQA Guidelines Section 15162. A copy of the General Plan Update EIR may be reviewed during business hours at the offices of the Department of Conservation, Development and Planning, 1195 Third Street in Napa, or on the County's website, www.countyofnapa.org.
Request:  Conduct a public hearing and then (1) recommend the revised Climate Action Plan to the Napa County Board of Supervisors for adoption by resolution; and (2) direct staff to begin using the proposed green house gas checklist on a trial basis.  The revised Climate Action Plan provides a baseline inventory of green house gas (GHG) emissions from all sources in unincorporated Napa County as well as strategies for reducing those emissions to 1990 levels by 2020 consistent with California Assembly Bill 32 from 2006.  Emission reduction strategies included in the plan would be implemented by the State, the County itself, and by individual project applicants.  Specifically, the plan would require discretionary projects approved by the County to reduce their "business as usual" emissions by 39%.  The proposed checklist would be used by project applicants to select the emission reduction strategies they would implement, and would allow staff and consultants to calculate project emissions and emission reductions.  Adoption of the Climate Action Plan would implement an action item in the General Plan Update of 2008 and would effectively establish a CEQA significance threshold for GHG emissions pursuant to CEQA Guidelines Section 15064.7.

Staff Recommendation:  Recommend that the Board of Supervisors find the proposed project within the scope of the General Plan Program EIR and adopt the Climate Action Plan.  Also direct staff to begin using the proposed green house gas checklist on a trial basis. 

Staff Contacts:  Hillary Gitelman 253-4805 hillary.gitelman@countyofnapa.org and Steve Lederer 253-8228 steve.lederer@countyofnapa.org.

Supporting Documents
A Revised CAP October 31, 2011 ( Adobe PDF Document - 1892 kb )
B Revised CAP Public Notice ( Adobe PDF Document - 146 kb )
C CEQA Document - January 2011 ( Adobe PDF Document - 262 kb )
D Refined Vineyard Development Projections for 2020 ( Adobe PDF Document - 113 kb )
E Draft Board of Supervisors Resolution ( Microsoft Word Document - 18 kb )
F Table A-14 Revisions for BAAQMD ( Adobe PDF Document - 201 kb )
G BAAQMD Letter January 6_2012 ( Adobe PDF Document - 736 kb )
H GHG Revised Checklist Proposal - Vineyard Only ( Microsoft Word Document - 117 kb )
I GHG Revised Checklist Proposal - Winery Sample ( Microsoft Word Document - 127 kb )
J GHG Revised Checklist Proposal - Winery Mod Sample ( Microsoft Word Document - 128 kb )