Napa County
SPECIAL AIRPORT LAND USE and
CONSERVATION, DEVELOPMENT AND PLANNING
COMMISSION
MEETING AGENDA
June 04, 2003
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COMMISSION
MEMBERS
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COMMISSIONER
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COMMISSIONER
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CHAIRPERSON
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VICE-CHAIRPERSON
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COMMISSIONER
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David Graves
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Jim King
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Larry Schoenke
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Terry Scott
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Bob Fiddaman
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AIRPORT LAND USE COMMISSION Only
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AIRPORT LAND USE COMMISSION Only
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Gary Wooton
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Dean Stahr
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SECRETARY-DIRECTOR-EXECUTIVE OFFICER
Charles Wilson
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The Commission welcomes you to its meeting which is
regularly scheduled the first and third Wednesday of the month. The Commission meets at 1195 Third Street,
Suite 305, Napa. The following
information is provided to ensure your understanding and participation in the
Commission's meeting and decision making process. Your comments and participation in the meeting are invited and
would be welcomed. It is our desire to give everyone an opportunity to speak
and be heard in a timely manner and within an atmosphere of respect and
diplomacy. These procedures are meant
to foster an atmosphere of respect .
Assistive listening devices are available for the
hearing impaired from the office of the Clerk of the Board. If an ASL interpreter or any other special
arrangement is required, please provide the Clerk of the Board with 24-hour
notice by calling 253-6088 TDD.
ORDER OF BUSINESS:
Agenda
items that do not have a specified hearing time listed on the agenda may be
heard at any time during the meeting at the discretion of the Commission. Items listed on the Consent Agenda are
considered at the beginning of the meeting.
Items that generate a large turnout of interested citizens at a
Commission meeting may be heard early in the meeting as an accommodation to the
public.
ITEMS TO BE DECIDED WITHOUT
ADDITIONAL TESTIMONY:
These Items identified with a
symbol (ž) on the agenda are regular items which are recommended for approval or
continuance by staff with the applicant's consent concerning conditions of
approval, when the applicant has signed any required project revision statement
and when no member of the Commission or public indicates a desire to comment or
ask questions about the item. These
items regardless of their agenda assigned number will be acted upon by the
Commission in one motion at the beginning of the meeting.
Applicants
having items so listed need not speak unless they disagree with the staff
recommendation or wish to comment. If
an Item requires discussion, it will be heard in the numerical order listed on
the agenda.
If you arrive after the meeting has started and have any
question concerning whether or not an agenda item has already been heard by the
Commission, please check with the Secretary of the Commission.
PERSONS WISHING TO SPEAK CONCERNING AN AGENDA ITEM:
If you wish to speak on an item on
the Agenda and under discussion by the Commission, you may do so upon receiving
recognition from the Chairperson. After
being recognized by the Chairperson, please step to one of the microphones and
state your name and address and make your presentation. No comment or testimony
shall be shouted from the audience. All comments are to be directed to the
Commission, including inquiries requiring staff response.
CONDUCT FOR PUBLIC COMMENT
AND TESTIMONY:
When speaking on an item, try to limit comments and testimony to 5 minutes. If there is a
controversial item with many speakers from the public, the Chairperson may set
exact time limits to allow everyone time to be heard. For Public hearing items
“applicants” are allowed 10 minutes to speak to make their formal presentation
of their project and will be given the opportunity to rebut all other
testimony.
Written testimony should be limited; any lengthy reports
or materials submitted may result in the Commission, upon consideration,
continuing the item to a subsequent meeting.
When speaking, please keep to the topic at hand and try
not to repeat comments. This is to allow all projects on the agenda to be heard
and to allow everyone present time to speak.
STAFF REPORT AND RECOMMENDATIONS:
Copies of all staff reports and recommendations to be
considered by the Commission are usually available at the Planning Department
Offices on the Friday preceding the meeting and at the meeting. Individual copies of staff reports and
recommendations are placed on the table located inside the meeting room
door. The red binder, placed on the
table, contains copies of all reports.
If you are unable to obtain a copy of the report(s) you are interested
in or cannot locate the red binder,
please contact the Commission Secretary. The secretary is seated on the right hand side in the front of
the room.
Items that
are shaded,
will be heard together.
APPEAL PROCEDURE:
If you do not agree with the
Commission's decision or the conditions that may have been imposed by the
Commission in approving an agenda item, you may appeal the Commission's action
to the Napa County Board of Supervisors.
Appeal must be filed within ten (10) working days from the date of the
Commission's action. Appeals may be
limited to those issues raised at the public hearing relating to the agenda
item or to written correspondence delivered to the Planning Commission at or
prior to the public hearing.
For additional information
concerning the County's Ordinance requirements for filing an appeal or to
obtain the required forms to file an appeal, please stop at the front counter
in the County Executive Office/Clerk of the Board, 1195 Third Street, Suite 310
in Napa. If you have any question
concerning the appeals procedure, please call (707) 253‑4580 and request
assistance.
CONSERVATION,
DEVELOPMENT and
PLANNING COMMISSION
MEETING
AGENDA
JUNE
04, 2003
9:00 A.M. TO 5:00 P.M.
1195 THIRD STREET, SUITE 305, NAPA
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COMMISSION
MEMBERS
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COMMISSIONER
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COMMISSIONER
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CHAIRPERSON
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VICE-CHAIRPERSON
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COMMISSIONER
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David Graves
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Jim King
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Larry Schoenke
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Terry Scott
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Bob Fiddaman
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SECRETARY-DIRECTOR
Charles Wilson
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1.
CALL TO ORDER
2.
ROLL CALL
3.
CITIZEN COMMENTS AND RECOMMENDATIONS (10
minutes)
The Commission invites Citizen
comments and recommendations concerning current problems and future prospects
of a planning nature which are within the jurisdiction of the Conservation,
Development & Planning Commission.
Anyone who wishes to speak to the Commission on such a matter, if it is
not on the agenda, may do so at this time.
The Commission may not be able to take action on any such presentation.
Commission action or non-action will be based on the specifics of the
individual presentation.
4.
APPROVAL OF MINUTES
5.
AGENDA REVIEW
ALL OF THE FOLLOWING AGENDA ITEMS WILL BE DISCUSSED AND APPROVED,
DENIED OR CONTINUED
Public Hearings:
6.
ITEMS TO BE DECIDED WITHOUT
ADDITIONAL TESTIMONY - item ž 7, 8, 14 & 15
Items marked with a ž will
be acted upon by the Commission on one motion at the beginning of the public
hearings, regardless of their numbered position on the agenda. Persons wishing
to speak to any items so listed should indicate so during this time.
7.
ž SIGNORELLO WINERY /
RES INC.& WALRUS INC. – USE PERMIT REQUEST #02269-MOD
CEQA STATUS: Categorically Exempt (class 3).
REQUEST: Approval to modify Use Permit #U-587879 to add a 325
square foot kitchen and storage area within the existing winery building with
no change in existing total square footage and add a marketing plan with 12
events per year with a maximum of 20 people per event, located on a ±56.59 acre parcel on the east side of Silverado Trail
approximately 809 feet southeast of its intersection with Oak Knoll Avenue
within an AP (Agricultural Preserve) zoning district. (Assessor’s Parcel #039-400-080)
4500 Silverado Trail, Napa. (Continued
from May 7, 2003)(Continuance requested). NB
8.
ž HYBRID CO-GENERATION
DIRECT FUELCELL POWER PLANT / PACIFIC UNION COLLEGE ASSOC. – USE PERMIT REQUEST
#02399-UP
CEQA STATUS: Mitigated Negative Declaration Prepared.
According to the Mitigated Negative Declaration, the proposed project
would have, if mitigation measures are not included, potentially significant
environmental impacts in the following areas:
aesthetics, air quality, biological resources, cultural resources,
hazards & hazardous materials, hydrology/water quality, noise, population
& housing & transportation/traffic.
REQUEST: Approval
of a Use Permit for the replacement and relocation of an existing power plant
that will be constructed as a new Hybrid Cogeneration Direct FuelCell power
plant of 7,407 square feet, with 1,715 square feet of storage/warehousing, and
688 square feet of offices, for a power plant totaling 9,810 square feet of
floor area, and an outside fenced area that will include: FuelCell generators;
a FuelCell stack module; cold gas diffusers; covered chemical storage; a 50
foot cooling tower; an above ground diesel storage tank electrical substation
and oil/water separator. The project
also includes the installation of underground transmission lines, and the
installation, within road rights of way, of an underground gas pipeline
extending from the power plant to the St. Helena Hospital (APN 021-110-015) for
a total length of approximately 24,000 feet.
The project will be located behind the existing Facilities Operations
Building on an 2 acre portion of a 149.49 acre parcel on the east side of North
Howell Mountain Road approximately 682 feet northeast of the intersection of
Highland Oaks Drive and College Avenue within a PD: AC (Planned
Development:Airport Compatibility Combination) zoning district. (Assessor’s Parcel #024-080-021 (SFAP) &
024-410-011 (SFAP). (Continued from
May 7, 2003). HMc
9.
JOHNSON NELSON
WINERY / MARK AND DANA JOHNSON NELSON H/W – USE PERMIT REQUEST #02541-UP
CEQA STATUS: Mitigated Negative
Declaration Prepared. According to the
Mitigated Negative Declaration, the proposed project would have, if mitigation
measures are not included, potentially significant environmental impacts in the
following areas: noise and
transportation/traffic.
REQUEST: Approval of a Use
Permit to establish a new 18,000 gallon per year winery with: (1) a 8,682 square foot building for
fermentation, bottling, case goods storage, retail sales, an administration
office, bathrooms, and a laboratory, crash pad and 4,000 square feet of caves
for a winery totaling 12,482 square feet; (2) a 2,123 square foot outdoor crush
pad; (3) custom crushing activities (crushing, fermentation, barrel aging,
bottling and distribution/shipping) for up to two custom producers utilizing
28% (5,000 gallons per year) of the total approved winery production capacity;
(4) three full-time and two part-time employees; (5) nine parking spaces;
(6) tours and tasting by appointment
only for a total of 35 visitors per week; (7) a marketing plan for private
promotional tastings that includes six events with a maximum of 40 persons, two
events with a maximum of 75 persons and two wine auction events with an average
of 30 persons per event; (8) construction of a 93,000 gallon wastewater pond
for the processing of winery wastewater;
utilizing materials from a 50,000 cubic yard man-made rock-pile, (9) a
domestic septic system with an engineered pressure distribution system
requiring a permit; (10) construction of a new well for the winery processing;
(11) access improvements to the private road
in compliance with the County’s road design standards; (12) review and
approval of the concurrent erosion control plan prepared for the relocation of
a 50,000 cubic yard man-made rock-pile, to be partially used for the winery
wastewater pond and winery building, located on two parcels totaling 118.46
acres on the south side of Sage Canyon Road approximately 3 miles east of its
intersection with Silverado Trail within an AW (Agricultural Watershed) zoning
district. (Assessor’s Parcel #
032-030-057 and 058) 1481 Sage Canyon
Road, St. Helena. WB
iTEMS
10 AND 11 WILL BE
HEARD TOGETHER
10.
JAMES COLE WINERY / JAMES HARDER AND COLLEEN CRAMSIE
- VARIANCE REQUEST #02575-VAR
CEQA STATUS: See Item #11.
REQUEST: Approval of a Variance to
the winery road setback requirements set forth in Section 18.104.230 (B) of the
County Code to allow a winery building to encroach ±110 feet into the required 300 foot setback for
private roads and ±35 feet into
the required 600 foot setback for public roads located on a 10.67 acre parcel
on the east side of Silverado Trail approximately 60 feet south of its
intersection with Oak Knoll Avenue within an AW (Agricultural Watershed) zoning
district. (Assessor’s Parcel #
039-580-017) 5012 Silverado Trail,
Napa. BZ
11.
JAMES COLE WINERY / JAMES HARDER AND COLLEEN CRAMSIE – USE PERMIT REQUEST #02576-UP
CEQA STATUS: Mitigated Negative
Declaration Prepared. According to the
Mitigated Negative Declaration, the proposed project would have, if mitigation
measures are not included, a potentially significant environmental impact in
the following area: traffic.
REQUEST: Approval of a Use
Permit to establish a new 10,000 gallon per year winery with: (1) a 3,333 square foot winery building
within an existing barn footprint for a winery totaling 3,333 square feet; (2)
an outdoor crush pad; (3) two full-time
and one part-time employees; (4) ten of parking spaces; (5) tours and tasting
by appointment only with a maximum of 72 visitors per week; (6) a marketing
plan with four private promotional wine tasting and meal activities per year
with a maximum of 40 people per event; (7) one special or Wine Auction event
per year with a maximum of 100 people; and, (8) construction of an engineered
wastewater septic system requiring a permit, located on a 10.67-acre parcel on
the east side of Silverado Trail approximately 60 feet south of its
intersection with Oak Knoll Avenue within an AW (Agricultural Watershed) zoning
district. (Assessor’s Parcel #
039-580-017) 5012 Silverado Trail,
Napa. BZ
iTEMS
12 AND 13 WILL BE
HEARD TOGETHER
12.
KEEVER WINERY / WILLIAM & OLGA KEEVER TRUST ETAL
- VARIANCE REQUEST #02586-VAR
CEQA STATUS: See Item #13.
REQUEST: Approval of a Variance to
the winery road setback requirements set forth in Section 18.104.230 (B) of the
County Code to allow both a new winery building to encroach ±210 feet and an existing 1,504 square foot barn
(proposed to become a wine storage building) to encroach ±85 feet into the required 300 foot setback for
private roads, located on a 21.11 acre parcel on the east side of Vineyard View
Drive approximately 1 1/4 miles northwest of its intersection with Solano
Avenue within an AW/AP (Agricultural Watershed / Agricultural Preserve) split
zoning district. (Assessor’s Parcel #
034-150-016) 11 Vineyard View Drive,
Napa. BZ
13.
KEEVER WINERY / WILLIAM & OLGA KEEVER TRUST ETAL – USE PERMIT REQUEST #02587-UP
CEQA STATUS: Mitigated Negative
Declaration Prepared. According to the
Mitigated Negative Declaration, the proposed project would have, if mitigation
measures are not included, potentially significant environmental impacts in the
following areas: aesthetics,
geology and traffic.
REQUEST: Approval of a Use
Permit to establish a new 20,000 gallon per year winery that includes: (1) removing an existing ±8,000 square foot barn/stable building, constructing
a 3,296 square foot new winery building, converting an existing 1,504 square
foot barn/garage to a wine storage building, and excavating 2,500 square feet
of cave for a winery totaling 7,300 square feet; (2) installing a 2,674 square
foot covered crush pad; (3) custom crushing activities (crushing, fermentation,
barrel aging and bottling) for up to one custom producers utilizing 25% (5,000
gallons per year) of the total approved winery production capacity; (4) one
full-time and two part-time employees; (5) five of parking spaces; (6) tours and tasting by appointment only with a
maximum of eight visitors per day and 40 visitors per week; (7) a marketing plan
with 24 private promotional food and wine events per year with a maximum of 20
people per event, two open house events per year with a maximum of 40 people
per event, and two wine auction events per year with a maximum of 150 people
per event; (8) construction of an engineered pressure distribution septic
system for a reserve area requiring a permit; located on 21.11 acre parcel on
the east side of Vineyard View Drive approximately 1 1/4 miles northwest of its
intersection with Solano Avenue within an AW/ AP (Agricultural Watershed /
Agricultural Preserve) split zoning district.
(Assessor’s Parcel # 034-150-016)
11 Vineyard View Drive, Napa. BZ
iTEMS
14 AND 15 WILL BE
HEARD TOGETHER
14.
ž LEDE
VINEYARDS / S. ANDERSON WINERY / S. ANDERSON VISTA, INC.- VARIANCE REQUEST #02605-VAR
CEQA STATUS: See Item #15. .
REQUEST: Approval of a Variance to
the winery road setback requirements set forth in Section 18.104.230 (B) of the
County Code to allow a winery building to encroach 225 feet into the required
300 foot setback for private roads on a
±26.86 acre parcel on the southeasterly side of Yountville
Cross Road approximately 1,800 feet from its intersection with Silverado Trail
within an AP (Agricultural Preserve) zoning district. (Assessor’s Parcel # 031-230-013) 1473 Yountville Cross Road, Yountville. (Continuance Requested). WB
15.
ž LEDE
VINEYARDS / S. ANDERSON WINERY / S. ANDERSON VISTA, INC. – USE PERMIT REQUEST #02606-UP
CEQA STATUS: Mitigated Negative
Declaration Prepared. According to the
Mitigated Negative Declaration, the proposed project would have, if mitigation
measures are not included, potentially significant environmental impacts in the
following areas: aesthetics,
cultural resources, noise, and transportation/traffic.
REQUEST: Approval to modify Use
Permit #U-438687 by demolishing the existing tasting room structure and
remodeling and expanding an existing residence to 3,600 square feet to include
the relocated winery tasting room, a retail salesroom, storage areas, offices,
and restrooms and expand the cave use to include a 2,600 square foot emergency
access portal for barrel storage for a winery totaling 26,900 square feet
and: (1) construct a new 25 space paved
parking lot and bus parking area for a total of 35 parking spaces; and, (2)
make road access improvements to the new parking lot from Yountville Cross Road
including a left turn lane that comply with the County’s road design
standards. No increase in the approved
30,000 gallons per year production capacity; employees, visitors or other
improvements is proposed. The project
is located on 26.86 acre parcel on the southeasterly side of Yountville Cross
Road approximately 1,800 feet from its intersection with Silverado Trail within
an AP (Agricultural Preserve) zoning district.
(Assessor’s Parcel # 031-230-013)
1473 Yountville Cross Road,
Yountville. (Continuance Requested). WB
16.
BENNETT LANE
WINERY / THOMAS AND KAREN LEONARDINI TRUST – USE PERMIT REQUEST #02638-MOD
CEQA STATUS: Negative
Declaration Prepared. According
to the proposed Negative Declaration, the proposed project would have no
potentially significant environmental impacts.
REQUEST: Approval to modify Use
Permit #92452 to: (1) increase winery production capacity from 20,000 gallons
to 50,000 gallons per year with no increase in the winery square footage; (2)
add custom crushing activities (crushing, fermentation, barrel aging and
bottling) for up to six custom producers utilizing 30% (15,000 gallons per year) of the total approved
winery production capacity; (3) add 4,000 square feet of septic leach field;
and, (4) change the number of winery signs to two, reduce their size, and
change their location to the winery entry wall, located on 10 acre parcel on the north side of State Highway 128
approximately ¾ of a mile north of its intersection with Tubbs Lane within an
AP (Agricultural Preserve) zoning district.
(Assessor’s Parcel # 017-160-002)
3340 Highway 128, Calistoga. BZ
Other Business: (The following matters, unless
otherwise noted, may be heard at any time during the meeting at the discretion
of the Chairperson).
17.
CITY REFERRALS: None
18.
DISCUSSION OF ITEMS FOR THE JULY
02, 2003 MEETING
19.
COMMISSIONER COMMENTS
·
FINALIZE AGENDA FOR JOINT PLANNING
COMMISSIONERS AND BOARD OF SUPERVISOR’S MEETING
20.
ZONING ADMINISTRATOR ACTION FOR
MAY
2003
21.
DIRECTORS REPORT ON BOARD OF
SUPERVISORS ACTION
22.
FUTURE AGENDA ITEMS
·
COMPLIANCE REVIEWS
(BORGE, FEBRUARY 04, 2004) (BAYLEAF, 6 MONTHS AFTER OPENING) (DEL DOTTO, 1 YEAR
AFTER OPENING)
COMMISSION CALENDAR
JUNE 04, 2003 !Regular
Commission Meeting 9:00
AM
(ALUC Special Meeting)
JUNE 10, 2003 !Joint
Board of Supervisors and 9:00
AM
Planning Commission Meeting
JULY 02, 2003 !Regular
Commission Meeting 9:00
AM
(ALUC Special Meeting)
JULY 16, 2003
!Regular Commission Meeting 9:00 AM
AUGUST 06, 2003 !Regular
Commission Meeting and 9:00
AM
(Airport Land Use Meeting)
