Agendas & Minutes

Planning Commission 11/18/2015 Regular Meeting

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Reynolds Winery Use Permit Modification #P14-00334

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 located on a list of hazardous materials sites compiled pursuant to Government Code Section 65962.5.

Request: Approval of a modification of Use Permit #99386-UP for: 1) an increase of the production capacity from 20,000 gallons to 40,000 gallons; 2) the construction of a new ±2,266 sq. ft. addition to the winery (±1,534 sq. ft. production; ±732 sq. ft. accessory) for a total of ±12,975 sq. ft.; 3) an employment increase from one plus two during harvest for a total of seven employees (five full-time employees, 2 part-time employees), plus 2 part-time employees during harvest; 4) an increase in visitation from 10 visitors to 40 visitors per day; 5) an increase the days of operation from Monday – Saturday to 7 days per week; 6) a change to the winery operating hours from 4:30 PM to 6:00 PM, with tours and tastings by appointment only to occur between 10:00 AM and 6:00 PM; 7) a modification of the location of on-site wine consumption (“Assembly Bill 2004 (Evans) and the Sale of Wine for Consumption On-Premises,”) to include an outdoor patio area adjacent to the decorative pond, with the construction of a shade structure over said outdoor patio area; 8) a modification of the Marketing Plan to increase the number of events from three to 54 events per year (2/month for 24 persons, 2/month for 40 persons, 4/year for 60 persons and 2/year for 125 persons) with the serving of light fare foods, evening events to cease before 10:00 PM; no amplified outdoor music, and on days of larger marketing events, the total daily wine tours/tasting visitation will be decreased in number by the size of the alternative event; 9) the installation of a 100,000 gallon water tank; 10) the establishment and installation of a transient community water company; 11) the construction of an additional 16 parking spaces for a total of 22; 12) the demolition of an existing well; and 13) an expansion of the existing wastewater treatment system. The project will require the removal of 0.44 acres of vineyards at the site of the building addition. The project is located on a ±13.45-acre parcel on the east side of Silverado Trail, approximately 300 feet south of its intersection with Soda Canyon Road, within the Agricultural Watershed (AW) zoning district; 3266 Silverado Trail, Napa, CA 94558; APN: 039-610-002.

Staff Recommendation: Continue the item to the regular Planning Commission Meeting of December 16, 2015.

Staff Contact: Wyntress Balcher, Planner II, (707) 299-1351 or

Representative Contact: Donna Oldford, (707) 963-5832 or




CEQA Status: Consideration and possible adoption of a Negative Declaration. According to the proposed negative declaration, the project would not have any potentially significant environmental impacts. The project site is not on any lists of hazardous waste sites enumerated under Government Code Section 65962.5.

Request: Approval to modify the previous approvals for an existing winery (#U-238384, #U-108586, #96408-UP, #03075-MOD) to allow the following activities: 1) Recognize the conversion of the existing 2,350 square foot residence to a tasting room; 2) Recognize the conversion of the existing 530 square foot tasting room within the winery into a storage room; 3) Expand the visitation program from maximum tours and tastings of 12 person per day to 20 persons per day; 4) Increase wine production from 50,000 to 100,000 gallons; 5) Construct a new 5,400 square foot covered tank farm; 6) On-premises consumption of the wines produced on-site, consistent with Business and Professionals Code Sections 23356, 23390, and 23396.5 also known as AB 2004 (Evans 2008, or the Picnic Bill) in the tasting room and on the adjacent patio; 7) Deletion of condition #10 of use permit #96408-UP that prohibits outside social activities; 8) Allow the sale of wine-related merchandise in compliance with Napa County Code Section 18.16.030(H)(4); 9) Update fire suppression facilities and install two additional 21,000 gallon water storage tanks and pump; 10) Install new domestic and process wastewater treatment and disposal with authorization for the use of a hold and haul system during the construction transition period and very extended wet weather periods; 11) Install storm water detention and conveyance facilities; 12) Increase the number of on-site parking spaces to 15; 13) Realign the existing parking and landscaped areas; 14) Add one loading dock; and 15) Architectural modifications to the existing residential structure. The project also includes an application for a variance for the construction of the covered tank farm within the required 600 foot winery setback from Tubbs Lane. The covered tank farm is proposed approximately 327 feet from the centerline of Tubbs Lane. The proposed project site is located at 1171 Tubbs Lane, Calistoga, on a 25.3-acre site, in the Agricultural Preserve (AP) District. Assessor’s Parcel No. 017-160-015.

Staff Recommendation: Adopt the Negative Declaration, approve the Use Permit and deny Variance.

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

Applicant Contact: Jim and Beth Summers, Property Owners, (707) 942-5508

Applicant’s Representative: Jeff Redding, Land Use Planning Services, (707) 255-7375 or

Supporting Documents
A Exhibit A Draft Comparison Charts ( Adobe PDF - 99 kb )
B Applicant Proposed Conditions of Approval ( Adobe PDF - 34 kb )
C Reviewing Agency Comments ( Adobe PDF - 3665 kb )
D Previous Approvals ( Adobe PDF - 662 kb )
E Initial Study/Negative Declaration ( Adobe PDF - 549 kb )
F Public Comments ( Adobe PDF - 72 kb )
G P14-00233 Variance Application ( Adobe PDF - 329 kb )
H P14-00232 Use Permit Major Modification Application ( Adobe PDF - 2072 kb )
I Traffic Study and Left Turn Lane Analysis ( Adobe PDF - 3450 kb )
J Water Demand Analysis ( Adobe PDF - 11765 kb )
K Wastewater Feasibility Report ( Adobe PDF - 9764 kb )
L Project Graphics Packet ( Adobe PDF - 2369 kb )



California Environmental Quality Act (CEQA) Status
Final Environmental Impact Report (EIR) for the Syar Napa Quarry Expansion Project (State Clearinghouse No.2009062054) certified on October 21, 2015.

Request: Approval of request for a Surface Mining Permit (SMP) P08-00337-SMP to modify the mining and reclamation plan and associated aggregate processing, production and sales as currently permitted under UP-128182, UP-27374, and County Agreement No. 2225 to allow: a) an approximate 106-acre expansion of the current surfacing mining and reclamation plan for a 35 year term; b) an increase in mining depth from approximately 300 feet and 150 feet above mean sea level (msl) to no greater than 50 feet above msl; c) an increase in production of aggregate materials from approximately 1 million tons per year to 1.3 million tons per year; and d) add Reclaimed Asphalt Pavement (RAP) handling equipment to the existing asphalt batch plant and an increase in asphalt production up to 300,000 tons per year (inclusive of total annual production). This SMP would replace UP-128182, UP-27374, and County Agreement No. 2225, and bring existing and expanded mining and reclamation areas and associated aggregate processing, production and sales under one permit. 

The project site is located on the east side of State Highway 221 (Napa-Vallejo Highway) at its intersection with Basalt Road and 2301 Napa-Vallejo Highway, within the unincorporated portion of Napa County within both the Industrial and Agricultural Watershed zoning districts. Assessor's Parcel Numbers (APNs) 045-360-005,046-370-012, -013, -015, -022, -025, 046-390-002, -003, and 046-450-071.

Staff Recommendation:  That the Commission adopt the proposed Resolution:  (1) Adopting findings and rejecting the Proposed Project, No Project Alternative, and the Reduced Footprint/Conservation Alternative pursuant to CEQA; (2) Finding the Syar Modified Project Plus Area C (the Reduced Production Alternative) consistent with the Napa County General Plan; (3) Adopting the Mitigation Monitoring and Reporting Program; (4) Adopting the Syar Modified Project Plus Area C (Reduced Production Alternative); and (5) Approving Surface Mining Permit No. P08-00337-SMP. 

See Figure 3f in Attachment A (Resolution 2015-02) or Attachment C (Revised Mining and Reclamation Plan Dated November 9, 2015) for an illustration of the Syar Modified Project Plus Area C.

Staff Contact: Donald Barrella, 707-299-1338 or

Applicant Contact: Jennifer Gomez, 707-259-5728 or

The public hearing is closed.  Final action on this item was continued from the October 21, 2015, Planning Commission meeting.

Supporting Documents
A Resolution 2015-02 ( Adobe PDF - 25473 kb )
B Proposed Conditions of Approval ( Adobe PDF - 276 kb )
C Syar Napa Quarry Mining and Reclamation Plan, November 2015 ( Adobe PDF - 55390 kb )
D Applicant Correspondence Dated November 9, 2015 ( Adobe PDF - 271 kb )
E Previous Commission Staff Reports ( Adobe PDF - 15 kb )



CEQA Status:
This study session is not a project as defined by 14 California Code of Regulations 15378 (State CEQA Guidelines) and therefore CEQA is not applicable.

Request: Presentation and discussion on Art in the Public Realm and the Use Permit Modification Process.

Staff Recommendation: Informational Item. No action necessary.

Staff Contact: John McDowell, Deputy Director, (707) 299-1354 or, or Sean Trippi, Principal Planner, (707) 299-1353 or

Supporting Documents
A Public Art ( Adobe PDF - 13871 kb )
B Use Permit Modification Fact Sheet ( Adobe PDF - 112 kb )