Agendas & Minutes

Planning Commission 12/21/2016 Regular Meeting

Links to the official agenda(s), board letters and supporting documents are found here. If an item number is blue there is a board letter is available for it, so click the item number to view the board letter. If an item has any supporting documents, they will be displayed by the item number. The document's title is a link to the actual document. The attachment type and file size are listed next to the title. Please see the agenda link(s) below for the official PDF agenda(s).

View the Agenda



CEQA Status:
General Rule. It can be seen with certainty that there is no possibility the proposed action may have a significant effect on the environment and therefore CEQA is not applicable. [See Guidelines For the Implementation of the California Environmental Quality Act, 14 CCR 15061(b)(3)].

Consideration of, and recommendation to, the Board of Supervisors regarding adoption of the updated 2017 Standard Conditions of Approval for: (1) Winery projects; (2) Other Non-Residential/Residential projects; and (3) Specific Plan Area (Napa Valley Business Park) projects. Upon adoption by the Board, the updated standard conditions will be applied to all new discretionary projects and to any future modifications in the County.

Staff Recommendation: Receive staff presentation on revised draft standard conditions of approval for Winery,Other NonResidential/Residential and Specific Plan Area (Napa Valley Business Park projects, solicit any public comments, Commission discussion and final recommendation to the Board of Supervisors.

Staff Contact: Charlene Gallina, Supervising Planner, 299-1355 or

Supporting Documents
A Draft Winery Standard Conditions of Approval, Dated 12-6-16 ( Adobe PDF - 240 kb )
B Draft Other Project Standard Conditions of Approval, Dated 12-6-16 ( Adobe PDF - 193 kb )
C Draft Specific Plan Area-NonWineryStandard Conditions of Approval, Dated 12-6-16 ( Adobe PDF - 195 kb )
D Proposed Outline for Standard Conditions of Approval, Dated August 3, 2016 ( Adobe PDF - 251 kb )
E Public Comments - Napa Valley Vintners & Winegrowers of Napa County ( Adobe PDF - 2667 kb )
F Public Works Dept Revised Ground Water Management -Wells Standard Condition ( Adobe PDF - 30 kb )
G Previous Planning Commission Staff Report - August 3, 2016 ( Adobe PDF - 740 kb )
H Previous Public Comments - August 3, 2016 ( Adobe PDF - 7439 kb )
I Adopted 2012 Winery & Other Project Standard Conditions, Dated 12-5-12 ( Adobe PDF - 209 kb )
J Public Comment Response Memo - 12-21-16 (Added after initial agenda posting) ( Adobe PDF - 196 kb )
K Correspondence received after packet mail out (Added after meeting) ( Adobe PDF - 196 kb )



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 a mitigation measure. A mitigation measure is proposed for the area of transportation/traffic. The project site is not included on a list of hazardous materials sites compiled pursuant to Government Code Section 65962.5.

Approval of a Use Permit Major Modification to an existing 150,000 gallon per year winery to allow the following: (1) Increase annual production capacity from 150,000 gallons to 300,000 gallons per year; (2) Relocation of part of the existing barrel storage use to the first floor of the existing still house building; (3) Replacement of the lawn area between the still house building and hospitality building with decomposed granite for use as additional 10,000 square foot outdoor seating area with stairs from the existing outdoor patio to this area; (4) Upgrading of the existing wastewater system and associated infrastructure consistent with County code; (5) Installation of a left-turn lane on Cuttings Wharf Road at the project access driveway; (6) Increase daily tours and tastings from 200 persons per day (no appointment required) to 350 persons per day (150 visitors by appointment, 200 visitors with no appointment) with catered food and wine pairings, 2,450 visitors maximum per week; (7) A modified marketing program to permit four (4) private promotions and dinners per year with a maximum of 40 guests (catered); (8) On-premises consumption of wines produced on site in the tasting room, outdoor patio, and outdoor seating area in accordance with Business and Professions Code Sections 23358, 23390 and 23396.5 (AB 2004-Evans Bill); and (9) Increase full time on-site employees from 19 to 22 employees. No change in the facility’s existing hours of operation is proposed. The project is located on a 29.81 acre parcel within the Agricultural Watershed (AW) zoning district and accessed via a private driveway located off Cuttings Wharf Road; 1250 Cuttings Wharf Road, Napa, CA 94559; APN: 047-230-033.

Staff Recommendation:
Adopt the Mitigated Negative Declaration and approve the Use Permit Major Modification, as conditioned.

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

Applicant Contact: Debra Dommen, Treasury Wine Estates Americas Company, 555 Gateway Drive, Napa, CA 94558, (707) 259-4673

Supporting Documents
A Recommended Findings ( Adobe PDF - 43 kb )
B Recommended Conditions of Approval and Final Agency Approval Memos ( Adobe PDF - 2906 kb )
C Previous Project Conditions ( Adobe PDF - 6021 kb )
D Initial Study/Mitigated Negative Declaration ( Adobe PDF - 509 kb )
E Public Comments ( Adobe PDF - 2016 kb )
F Use Permit Application Packet ( Adobe PDF - 1890 kb )
G Water Availability Analysis ( Adobe PDF - 3864 kb )
H Wastewater Feasibility Study ( Adobe PDF - 1091 kb )
I Traffic Study ( Adobe PDF - 6103 kb )
J Graphics ( Adobe PDF - 4206 kb )
K Winery Comparison Analysis ( Adobe PDF - 96 kb )
L Correspondence After Packet Mailout (Added after initial agenda posting) ( Adobe PDF - 6164 kb )
M Correspondence received after packet mail out (Added after meeting) ( Adobe PDF - 6164 kb )