Agendas & Minutes

Planning Commission 12/7/2016 Regular Meeting

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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 to allow the construction of a new 30,000 gallon winery with the following characteristics: a) Phasing of production beginning at 10,000 gallons annually until the fermentation pad is constructed in Phase 2 at which time production may increase to a maximum of 30,000 gallons annually. Bottling to be handled by a mobile bottling service on an as needed basis; b) Phase 1 - Restore and convert the approximately 3,600 square foot barn to an approximately 3,200 square foot winery building with an approximately 320 square foot tasting room, and an approximately 1,000 square foot uncovered mechanical area behind the winery building. Restoration will be completed in compliance with the Secretary of the Interior’s Standards for Rehabilitation and Guidelines for Rehabilitating Historic Buildings; c) Phase 2 - construct an approximately 4,000 square foot covered outdoor fermentation and processing work area; d) Installation of wastewater treatment systems (change in system type to coincide with Phase 2 production increase); e) Temporary hold and haul system (alternative wastewater treatment option during Phase 1); f) Outdoor hospitality area of 2,300 square feet with an arbor; g) On-premises consumption of wines produced on site in the tasting room and outdoor hospitality area in accordance with Business and Professions Code Sections 23358, 23390 and 23396.5 (AB 2004-Evans Bill); h) Seven (7) parking spaces; i) Two (2) water storage tanks (10,000 gallons); j) Driveway improvements including widening on the northern side of the driveway; k) Tours and tastings by appointment only for 20 persons per day; l) Marketing plan - Ten events (30 persons per event) and two events (75 persons per event) per year; m) Catering or pre-packaged food for events and tastings; n) Two (2) full time and two (2) part time employees; o) Hours of operation: production daily 6 AM to 6 PM and visitation daily 10 AM to 6 PM; and p) Approximately 1,000 cubic yards of spoils generated through construction to be used on-site or hauled off-site to a location pre-approved by Napa County. The project is located on a 104-acre parcel on the west side of Solano Avenue, approximately 2 miles north of the City of Napa. The General Plan land use designation is Agriculture, Watershed and Open Space (AWOS) Designation and Agricultural Resource (AR) Designation. The property is split-zoned Agricultural Watershed (AW) and Agricultural Preserve (AP). The site address is 5537 Solano Avenue, Napa; APN: 034-170-005.

Staff Recommendation: Adopt the Negative Declaration and approve the Use Permit with the proposed conditions of approval.

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

Applicant Representative: Donna Oldford, Plans 4 Wine, 2620 Pinot Way, St. Helena, 94574, (707) 963-5832 or

Supporting Documents
A Recommended Findings ( Adobe PDF - 40 kb )
B Recommended Conditions of Approval and Final Agency Approval Memos ( Adobe PDF - 4151 kb )
C Initial Study/Negative Declaration ( Adobe PDF - 343 kb )
D Use Permit Application P15-00423 ( Adobe PDF - 2796 kb )
E Water Availability Analysis ( Adobe PDF - 5110 kb )
F Wastewater Feasibility Study ( Adobe PDF - 7665 kb )
G Cultural Resource-Historical Evaluation ( Adobe PDF - 5448 kb )
H Spotted Owl Habitat Study ( Adobe PDF - 2143 kb )
I Stormwater Control Plan ( Adobe PDF - 5215 kb )
J Traffic Analysis ( Adobe PDF - 7927 kb )
K Graphics ( Adobe PDF - 1286 kb )
L Winery Comparison Analysis ( Adobe PDF - 107 kb )



Request: Adopt the regular meeting schedule for 2017.

Staff Contact: Melissa Frost 299-1380 or

Supporting Documents
A 2017 PC Meeting Calendar ( Microsoft Word Document - 58 kb )



Staff Recommendation: Elect Chairperson and Vice-Chairperson for the 2017 calendar year.

Staff Contact: Melissa Frost 299-1380 or