Agendas & Minutes

Planning Commission 3/2/2016 Regular Meeting

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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 [Replaced with a proposal to add two 1,000 sq. ft. covered areas attached to the winery building on the existing paved area adjacent to the parking lot] 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on-site parking spaces to 15; 13) Realign the existing parking and landscaped areas; 14) Add one loading dock [Request withdrawn] ; and 15) Architectural modifications to the existing residential structure.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 variance request has been withdrawn]. 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 and approve the Use Permit Modification.

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 Findings ( Adobe PDF - 49 kb )
B Exhibit B Conditions of Approval ( Adobe PDF - 72 kb )
C Additional Reviewing Agency Comments ( Adobe PDF - 2599 kb )
D Applicant Resubmittal Materials ( Adobe PDF - 521 kb )
E Applicant Updated Plan Set ( Adobe PDF - 4534 kb )
F Previous Staff Reports ( Adobe PDF - 158 kb )



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 and Transportation/Traffic 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 new winery Use Permit to allow the following: 1) production up to 20,000 gallons/year; 2) construction of a 10,456 sq.ft. winery building, which includes a 7,404 sf. production area, ±857 sq.ft. covered crush pad, and, 2,195 sq.ft. accessory area (office, tasting room, restroom, 644 sq.ft. terrace, and a 304 sq.ft. commercial kitchen); 3) construction of wastewater treatment facilities; 4) installation of two 20'-25' water storage tanks (30,000-60,000 gallons); 5) installation of landscaping; 6) construction of winery access road improvements; 7) a maximum of 10 employees; 8) tours and tasting by appointment only for a maximum of 12 visitors per day, maximum of 84 visitors/week; 9) hours of operation, 7 days/week from 6:00 am to 6:00 pm (production) and 10:00 am to 6:00 pm (hospitality); 10) a marketing program for a total of 27 events per year, which includes food and wine parings, twelve (12) events for a maximum 12 persons and twelve (12) events for a maximum 20 persons (maximum 4 per month), two (2) wine club and release events per year for a maximum 50 persons), and one (1) Auction Napa Valley event for a maximum 100 persons; 11) construction of 6 parking spaces; and, 12) on-premise consumption of wines produced on-site within the tasting room and the 644 sq.ft. outdoor deck/terrace, consistent with Business and Professions Code §23356, §23390, and §23396.5. The winery will be two-stories, ± 28 feet in height; wood siding, doors and trusses will be used for the winery building finishes; and stone terraces and concrete retaining walls. The proposal includes preparation of food in a commercial kitchen; large events will be catered. The project also includes a request for an exception to the Napa County Road and Street Standards (RSS), for a reduction to the width on portions of the access driveway to less than the required 20 ft. road width because of unique features of the natural environment which include, but not limited to steep slopes, heritage oak trees and other trees at least 6” dbh. The project is located on a 56.75-acre parcel north of Spring Mountain Road, approximately .5 miles on a private access road and its intersection with Spring Mountain Road, within the Agricultural Watershed (AW) zoning district; 3646 Spring Mountain Rd, St. Helena, CA 94574; APN: 022-150-026.

Staff Recommendation: Adopt the Mitigated Negative Declaration, approve the Road and Street Standard Exception, and approve the use permit request as conditioned.

Staff Contact: Wyntress Balcher, (707) 922-1351 or

Applicant Contact: Donna Oldford, (707) 963-5832 of


Supporting Documents
A Winery Comparison Charts ( Adobe PDF - 132 kb )
B Exhibit A - Findings ( Adobe PDF - 35 kb )
C Exhibit B - Proposed Conditions of Approval ( Adobe PDF - 85 kb )
D Agency Comments ( Adobe PDF - 1990 kb )
E Mitigated Negative Declaration ( Adobe PDF - 3002 kb )
F Public Comments ( Adobe PDF - 594 kb )
G Application Documents ( Adobe PDF - 2762 kb )
H Road & Street Standard Exemption Request ( Adobe PDF - 2018 kb )
I Water Studies ( Adobe PDF - 9662 kb )
J Wastewater Analysis ( Adobe PDF - 4494 kb )
K Traffic Study ( Adobe PDF - 1477 kb )
L Geological Study ( Adobe PDF - 2373 kb )
M Biological Survey ( Adobe PDF - 4248 kb )
N Graphics ( Adobe PDF - 8923 kb )