Agendas & Minutes

Planning Commission 6/15/2016 Regular Meeting

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

Request: Approval to modify previous project approvals (Use Permit #U-93397, Use Permit #U-98501-MOD, Use Permit #P04-00427-MOD, and Use Permit #P10-00157-MOD) for the existing 240,000 gallons per year Winery to allow the following: 1) construction of a 3,047 sq. ft agricultural processing facility to process fruit from the existing orchard on-site, a 625 sq. ft. tasting room, and an 845 sq. ft porch to replace an existing 2,290 sq. ft. modular office building; 2) demolition of a 2,290 sq. ft modular office building; 3) increase the daily tours and tastings from approved 50 persons per day and 350 persons maximum per week, to 125 persons maximum per day Monday through Friday and 300 persons maximum per day on Saturday and Sunday, and a weekly maximum of 1,100 persons per week. Visitation hours will be modified from the existing hours of 8:00 AM to 4:30 PM to 10:00 AM to 6:00 PM; 4) modify the existing approved Marketing Plan that allows for a total of three monthly events for up to 25 persons to add 52 weekly events for up to 20 persons, 12 monthly events to allow up to 150 persons (the winery would be closed to visitation on days when 150-person marketing events are scheduled during the day time), four quarterly events up to 500 persons (the winery would be closed to visitation on days when 500-person marketing events are scheduled), and participation in Auction Napa Valley; 5) upgrade the existing water system and wastewater treatment and disposal systems; 6) installation of four new water tanks totaling 35,000 gallons for fire suppression for improved domestic water supply system; 7) increase full time employees from four previously permitted to the existing 30 full-time employees and five part-time employees; and 8) the addition of 30 parking spaces for a total of 68 spaces.

The project also includes a request for an Exception to the Napa County Road and Streets Standards to allow an exception from the requirement to install a left turn lane on Conn Creek Road. The project will instead incorporate shoulder widening along Conn Creek Road, and use of the driveway along Rutherford Road for employee access. Pursuant to the Napa County Road and Street Standards, the approval authority for this exception is the Public Works Director because the exception is located within a public right of way. That request was tentatively approved by the Public Works Department, as stated in their memo dated October 12, 2015. Formal action will be taken by the Public Works Director after the Planning Commission makes a decision on the Use Permit Modification application as a whole.

There are no changes to the gallons of wine produced as part of this proposal. The project is located at 8815 Conn Creek Road on a 38.92 acre parcel on the west side of Conn Creek Road between Silverado Trail and Rutherford Road, Rutherford, CA, within an AP (Agriculture Preserve) zoning district (Assessor’s Parcel # 030-090-033-000).

Staff Recommendation: Continue the item and re-notice for a future hearing date.

Staff Contact: Shaveta Sharma, (707) 299-1358 or

Applicant Contact: Jeff Redding, 2423 Renfrew Street, Napa, CA 94558; (707) 255-7375





CEQA Status
: Consideration and possible adoption of a Mitigated Negative Declaration. According to the proposed Mitigated Negative Declaration, the proposed project would not have any potentially significant environmental impacts after implementation of mitigation measures. Mitigation measures are proposed for the area of biological resources. 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 and Viewshed Permit to allow: (1) Construction of a new 12,000 gallon per year winery and associated winery structure (cut and cover cave), totaling 7,150 square feet in area to include: 6,696 square foot production area (fermentation room, barrel storage, wine storage, storage/mechanical area, restroom, lab, refuse, and outdoor area); 454 square feet of accessory use area (office, break room, and entry area); with a maximum building height of approximately 35 feet above natural grade and 23 feet above the grade of the receiving area; (2) Hours of operation: 6:00 AM to 6:00 PM (production hours, except during harvest), 7-days a week; (3) Employment of: two employees (two full time; one residing on-site) non harvest; two additional employees (two part time) during harvest, for a total maximum of four employees; (4) Employee hours: 6:00 AM to 6:00 PM, 1 shift; (5) Construction of four (4) parking spaces (three (3) standard spaces and one ADA space); (6) Installation of landscaping; (7) Construction of a new 20-foot wide driveway from the proposed winery to State Highway 29; (8) Installation of an in-ground wastewater treatment system or hold and haul system; (I) Removal of an existing water tank and construction of six 10,000 gallon water storage tanks, 156 square foot fire pump house, and associated piping; and (9) Disposal of cave spoils on-site near the eastern property line as shown on the site plan. While most cave spoils would be kept on site, it may be necessary to off-haul up to 5,200 cubic yards of excess spoils. No visitation or marketing events are proposed. The project includes a review of the proposed new winery structure under the Viewshed Protection Program (Chapter 18.106 of Napa County Code) to review the visibility of the new construction from County designated Viewshed roads.The project also includes a request for an exception to the Napa County Road and Street Standards (RSS). The request proposes an exception to the State Responsibility Area Fire Safe Regulations for maximum longitudinal slope for a total of 450 feet of the 2,100 foot winery access road because of unique features of the natural environment which include steep slopes and heritage oak trees. This segment, totaling approximately 450 feet in length is proposed to have an average longitudinal slope of 18 percent and a maximum longitudinal slope of 20 percent. The Napa County RSS permit a maximum longitudinal slope of 16 percent. The project is located on a 11.1 acre parcel within the Agriculture Watershed (AW) zoning district and accessed via a private driveway located off State Highway 29; 3283 St. Helena Highway North, St. Helena, CA 94574; APN: 022-080-004.

Staff Recommendation:
Adopt the Mitigated Negative Declaration and approve the Use Permit, Viewshed Permit, and Road Exception Request, as conditioned.

Staff Contact: Jason R. Hade, AICP, Planner III, (707) 259-8757 or

Applicant Contact: Donna B. Oldford, 2620 Pinot Way, St. Helena, CA 94574, (707) 963-5832

Property Owner Contact: Arvind Sodhani, 85 21st Avenue, San Francisco, CA 94121, (415) 608-1565

Supporting Documents
A Winery Comparison Analysis ( Adobe PDF - 115 kb )
B Findings ( Adobe PDF - 58 kb )
C Recommended Conditions of Approval ( Adobe PDF - 169 kb )
D Agency Comments ( Adobe PDF - 4112 kb )
E Initial Study/Mitigated Negative Declaration ( Adobe PDF - 5048 kb )
F Public Comments ( Adobe PDF - 43 kb )
G Use Permit Application Packet ( Adobe PDF - 3547 kb )
H Viewshed Application Packet ( Adobe PDF - 925 kb )
I Road and Street Standards Exemption Request ( Adobe PDF - 2092 kb )
J Water Availability Analysis ( Adobe PDF - 6077 kb )
K Wastewater Feasibility Study ( Adobe PDF - 3851 kb )
L Traffic Study ( Adobe PDF - 2383 kb )
M Biological Study ( Adobe PDF - 2618 kb )
N Graphics ( Adobe PDF - 7822 kb )
O Corresondence received at the meeting (Added after meeting) ( Adobe PDF - 996 kb )