MINUTES OF THE MEETING OF THE
CONSERVATION, DEVELOPMENT AND PLANNING COMMISSION
COUNTY OF NAPA
March 20, 2002
1.
Call to Order.
THE CONSERVATION, DEVELOPMENT AND
PLANNING COMMISSION OF THE COUNTY OF NAPA MET IN REGULAR SESSION, WEDNESDAY,
MARCH 20, 2002, AT 9:00 A.M.
2.
Roll Call.
THE FOLLOWING MEMBERS WERE
PRESENT: CHAIRMAN JIM KING, COMMISSIONERS TONY HOLZHAUER, LARRY SCHOENKE,
TERRY SCOTT AND DAVID GRAVES.
3.
Pledge of
Allegiance.
MARY HALL LED THE SALUTE TO THE FLAG.
4.
Citizen
Comments and Recommendations.
KATE DARGIN, THE NEW NAPA
COUNTY FIRE MARSHAL, INTRODUCED HERSELF TO THE COMMISSION.
5.
Approval of
Minutes.
APPROVED MINUTES OF MEETING OF
NOVEMBER 7, 2001.
TH-LS-TS-DG-JK
APPROVED MINUTES OF MEETING OF
NOVEMBER 20, 2001.
TH-LS-TS-DG-JK
6.
Director’s
Report.
NOT HELD
7.
Agenda
Review.
STAFF REQUEST GARGIULO WINERY/JEFF & VALERIE
GARGIULO – USE PERMIT REQUEST #00527-UP BE REMOVED FROM THE AGENDA AND
RENOTICED.
8.
Consent
Agenda.
(SEE ITEM 19)
9.
HMS
Vineyards, LLC - Variance Request #00502-VAR
California Environmental Quality Act (CEQA)
Status: Mitigated Negative Declaration
prepared
Request: Approval of a variance
from the 300 foot winery road setback regulations for Meadowood Lane and the
600 foot winery road setback regulations for Silverado Trail (Section
18.104.230 (A)(1)(2) to permit the construction of five new buildings totaling
approximately 22,440 square feet and 19,935 square feet of caves, located on a
20.01 acre parcel on the east side of Silverado Trail approximately 1,600 feet
north of its intersection with Howell Mountain Road within an AW (Agricultural
Watershed) zoning district. (Assessor’s Parcel #025-110-053) 1030 Silverado
Trail, St. Helena. (Continued from March 6, 2002)
(HELD
CONCURRENTLY WITH ITEM 10)
10.
HMS Vineyards,
LLC - Use Permit Request #00501-UP
CEQA Status:
Mitigated Negative Declaration prepared
Request: Approval to establish a 48,000 gallon/year winery of approximately
22,440 square feet with approximately 19,935 square feet of caves, for a total
winery facility size of 42,375 square feet, allow for tours and tastings by
appointment only, allow retail wine sales, implement a marketing plan with 42
marketing activities per year, allow for the construction of a new road
connecting Silverado Trail and Meadowood Lane and approve an exception to the
Conservation Regulations to permit the conversion of approximately one acre of
existing orchard to vineyard on slopes greater than 30%, located on a 20.01
acre parcel on the east side of Silverado Trail approximately 1,600 feet north
of its intersection with Howell Mountain Road within an AW (Agricultural
Watershed) zoning district. (Assessor’s Parcel #025-110-053) 1030 Silverado
Trail, St. Helena. (Continued from March 6, 2002)
PUBLIC HEARING HELD – TESTIMONY PRESENTED
THE COMMISSION HAS READ AND
CONSIDERED THE NEGATIVE DECLARATION PRIOR TO TAKING ACTION ON SAID NEGATIVE
DECLARATION AND THE PROPOSED PROJECT AND FINDS THAT THE NEGATIVE DECLARATION IS
BASED ON THE INDEPENDENT JUDGMENT BY THE PLANNING COMMISSION, FINDS THAT
THE MITIGATED NEGATIVE DECLARATION WAS
PREPARED AND CONSIDERED IN ACCORDANCE WITH THE REQUIREMENTS OF THE CALIFORNIA
ENVIRONMENTAL QUALITY ACT AND, AS MITIGATED,
THERE IS NO SUBSTANTIAL EVIDENCE THAT THE PROJECT WILL HAVE A
SIGNIFICANT EFFECT OF THE ENVIRONMENT.
BASED ON THESE FINDINGS THE COMMISSION ADOPTS THE NEGATIVE DECLARATION,
INCLUDING THE PROJECT REVISION STATEMENT WITH 6 MITIGATION MEASURES.
TH-LS-TS-DG-JK
THE COMMISSION APPROVED VARIANCE
#00502-VAR TO THE SETBACKS FROM SILVERADO TRAIL AND MEADOWOOD LANE BASED ON
FINDINGS 16 THROUGH 20, AS AMENDED. TH-LS-TS-DG-JK
THE COMMISSION APPROVED USE PERMIT
#00501-UP BASED ON FINDINGS 21 THROUGH 25, SUBJECT TO CONDITIONS OF APPROVAL 1
THROUGH 20, AS AMENDED. TH-LS-TS-DG-JK
THE COMMISSION APPROVED THE EXCEPTION
TO THE CONSERVATION REGULATIONS SECTION 18.108.060 (A) BASED ON FINDINGS 26
THROUGH 29 TO ALLOW THE PLANTING OF 1.2 ACRES OF VINEYARD ON SLOPES GREATER
THAN 30% SUBJECT TO THE CONDITIONS OF APPROVAL, AS AMENDED.
TH-LS-TS-DG-JK
11.
Steven Grover Winery/John Steffans – Use Permit
Request #00325-UP
CEQA Status: Mitigated Negative Declaration Prepared.
Request: Approval to establish a 19,200
gallon/year winery, including 10% (1,900 gallons/year) of the production
capacity used for 2 custom producers (crushing, fermentation, barrel aging,
bottling, retail wine sales, tasting, distribution/shipping): the construction of a 6,412 square feet
winery (3,750 square feet footprint); the use of a 5,300 square feet cave for
barrel fermentation/storage; and the construction of a 6-space parking area and
associated access driveways. Operations
will include 6 full-time employees; retail wine sales and tours/tasting by
appointment only; and limited marketing activities (8 events per year for wine
trade and key sales groups of 20 to 100 persons) located on a 39.66+, acre
parcel, on the north side of Spring Mountain Road near its intersection with
the Napa/Sonoma County line within the Agricultural Watershed zoning district
and Agriculture, Watershed and Open Space General Plan land use
designation. (Assessor’s Parcel
#020-300-063) 4028 Spring Mountain
Road, St Helena.
(Continued from December 19, 2001 and January 16, 2002)
THE COMMISSION HAS READ AND
CONSIDERED THE MITIGATED NEGATIVE DECLARATION PRIOR TO TAKING ACTION ON SAID
MITIGATED NEGATIVE DECLARATION AND THE PROPOSED PROJECT AND FINDS THAT THE
MITIGATED NEGATIVE DECLARATION IS BASED ON INDEPENDENT JUDGMENT BY THE PLANNING
COMMISSION, FINDS THAT THE MITIGATED NEGATIVE DECLARATION WAS PREPARED AND
CONSIDERED IN ACCORDANCE WITH THE REQUIREMENTS OF THE CALIFORNIA ENVIRONMENTAL
QUALITY ACT AND FINDS THERE IS NO SUBSTANTIAL EVIDENCE THAT THE PROJECT WILL
HAVE A SIGNIFICANT EFFECT OF THE ENVIRONMENT.
BASED ON THESE FINDINGS THE COMMISSION ADOPTS THE MITIGATED NEGATIVE
DECLARATION INCLUDING THE PROJECT REVISION STATEMENT WITH 6 SIGNED MITIGATION
MEASURES.
TS-LS-TH-DG-JK
THE COMMISSION APPROVED USE PERMIT #00325-UP BASED ON
FINDINGS 15 THROUGH 20, SUBJECT TO CONDITIONS OF APPROVAL 1 THROUGH 16, AS
AMENDED. TS-LS-TH-DG-JK
12.
Sloan
Winery-Use Permit Request #01206-UP
CEQA Status: Categorically Exempt
Request: Approval to modify Use Permit
#U-90-17 to allow an increase in production capacity from 1,200 gallons to
15,000 gallons annually and install an improved septic system. No new
construction, employee changes, marketing events or retail sales are proposed,
located on a 40.22 acre parcel east of the terminus of Rutherford Hill Road within
the AW (Agricultural Watershed) zoning district. (Assessor's Parcel #:
030-300-035) 88 Auberge Road, St. Helena.
(Continued from February 6, 2002)
ENVIRONMENTAL
DETERMINATION: NONE REQUIRED
(CATEGORICALLY EXEMPT).
THE
COMMISSION APPROVED USE PERMIT #01206-UP BASED ON FINDING 10, SUBJECT TO
CONDITIONS OF APPROVAL 1 THROUGH 6, AS AMENDED.
LS-TS-TH-DG-JK
13.
Silverado
Country Club/Silverado Country Club and Resort, Inc. – Use Permit Modification Request #02033-MOD
CEQA Status:
Categorically Exempt
Request: Approval to remodel, reconfigure and expand
the existing member’s clubhouse, golf shop, restaurant and conference
facilities for an additional 13,480 square feet on previously improved areas of
the facility, located on a 278.73 acre parcel, on the east side of Atlas Peak
Road within an PD (Planned Development) zoning district. (Assessor’s Parcel # 060-010-001) 1600 Atlas
Peak Road, Napa.
PUBLIC HEARING HELD – TESTIMONY PRESENTED
ENVIRONMENTAL DETERMINATION: NONE REQUIRED. (CATEGORICALLY EXEMPT; CLASS 1)
THE COMMISSION APPROVED USE
PERMIT MODIFICATION #02033-MOD BASED ON FINDING 5, SUBJECT TO CONDITIONS OF
APPROVAL 1 THROUGH 13.
LS-TS-TH-DG-JK
14.
Allora
Winery/Terry & Nancy Klein – Use Permit Request #01053-UP
CEQA Status: Mitigated Negative Declaration
Prepared
Request: Approval to establish a 12,000 gallon/year
winery utilizing approximately 2,000 square feet of the bottom floor of the
existing residence with associated winery wastewater system, tours and tasting
by appointment only, five parking spaces, and to implement a marketing plan
with 12 events per year for up to 20 persons per event, located on a 14.84 acre
parcel on the east side of Ehlers Lane approximately 4,000 feet northeast of
its intersection with State Highway 29 within the AP (Agricultural Preserve)
zoning district. (Assessor’s Parcel
#22-110-007) 3244 Ehlers Lane, St.
Helena.
PUBLIC
HEARING HELD – TESTIMONY PRESENTED
THE COMMISSION HAS READ AND CONSIDERED
THE NEGATIVE DECLARATION PRIOR TO TAKING ACTION ON SAID NEGATIVE DECLARATION
AND THE PROPOSED PROJECT AND FINDS THAT THE NEGATIVE DECLARATION IS BASED ON
THE INDEPENDENT JUDGMENT BY THE PLANNING COMMISSION, FINDS THAT THE MITIGATED
NEGATIVE DECLARATION WAS PREPARED AND CONSIDERED IN ACCORDANCE WITH THE
REQUIREMENTS OF THE CALIFORNIA ENVIRONMENTAL QUALITY ACT AND, AS MITIGATED,
THERE IS NO SUBSTANTIAL EVIDENCE THAT THE PROJECT WILL HAVE A SIGNIFICANT
EFFECT OF THE ENVIRONMENT. BASED ON
THESE FINDINGS, THE COMMISSION ADOPTS THE MITIGATED NEGATIVE DECLARATION,
INCLUDING THE PROJECT REVISION STATEMENT WITH ONE (1) SIGNED MITIGATION
MEASURE. TH-LS-TS-DG-JK
THE
COMMISSION APPROVED USE PERMIT #01053-UP BASED ON FINDINGS 10 THROUGH 15,
SUBJECT TO CONDITIONS OF APPROVAL 1 THROUGH 17, AS AMENDED. TH-LS-TS-DG-JK
15.
Madaiah
Revana Winery/Madaiah Revana – Variance
Request #00315-VAR
CEQA Status: Mitigated Negative
Declaration Prepared
Request: Approval of a variance from
the 300 foot winery road setback regulations (Section 18.104.230(B) of the
County Code) to permit the modification and utilization of a barn as a winery
located 47 feet from Weinberger Road on a 10.74± acre parcel on the east side of State Highway 29,
between York Lane and Weinberger Road within an AP (Agricultural Preserve)
zoning district. (Assessor’s Parcel
#022-220-030) 2910 St Helena Highway,
St. Helena
(HELD CONCURRENTLY WITH NUMBER
16)
16.
Madaiah
Revana Winery/Madaiah Revana – Use Permit Request #00314-UP
CEQA Status: Mitigated Negative Declaration
Prepared.
Request: Approval to establish a 20,000
gallon/year winery within an existing 3,200± square foot barn, including the construction of a
2,400 square foot second story for a total 5,600 square foot winery; construct
a 1,200 square foot covered crush pad/outdoor tank pad added on the easterly
side of the building and a 900 square foot covered work area on the northerly
side; employ three full-time persons and one part-time person; allow retail
wine sales and tours/tastings by prior appointment only; implement a marketing
plan with twelve indoor and outdoor events per year of up to 50 persons per
event; construct a six-space parking lot adjacent to the northerly side of the
winery, located on a 10.74± acre parcel on the east side of
State Highway 29, between York Lane and Weinberger Road within an AP
(Agricultural Preserve) zoning district.
(Assessor’s Parcel #022-220-030)
2910 St. Helena Highway, St. Helena.
PUBLIC HEARINGS OPENED – TESTIMONY
PRESENTED
PUBLIC HEARINGS CONTINUED TO APRIL 3,
2002.
LS-TH-TS-DG-JK
17.
Gargiulo
Winery/Jeff & Valerie Gargiulo – Use Permit Request #00527-UP
CEQA Status:
Mitigated Negative Declaration Prepared.
Request: Approval to establish a 4,420
square foot winery with 10,000 square feet of cave area for barrel storage and
an annual production capacity of 20,000 gallons/year; two full-time and one
part-time employees; tours and tasting by appointment only; retail wine sales;
and implement a marketing plan with 12 marketing events per year, located on a
11.18± acre parcel on the south side of Oakville Cross
Road 1,300 feet west of its intersection from Silverado Trail within an AW
(Agricultural Watershed) zoning district.
(Assessor’s Parcel #031-070-012)
575 Oakville Cross Road, Napa.
REMOVED
FROM THE AGENDA AND WILL BE RENOTICED.
18.
Eagle
& Rose Café-Deli-Wine Tasting Shop/Norman Alumbaugh Company, Inc. - Use
Permit Modification Request #01145-MOD
CEQA Status:
Negative Declaration Prepared.
Request: Approval to modify Use Permit
#92020 from an 85-seat restaurant to a café-deli-wine sales and tasting shop in
an existing structure currently being used as an antique store with indoor and
outdoor seating totaling 65; construct the previously approved 900 square foot
deck allowing a maximum of 20 seats,
and the previously approved 46-space parking lot, and relocate the existing
house to the AW (Agricultural Watershed) zoning district portion of the
parcel. Reduce hours of operation for
the facility as follows: the café-deli
will operate from 6:30 a.m. to 6:00 p.m. and the wine shop/tasting from 10:00
a.m. to 6:00 p.m., located on a 3.49-acre parcel on the southeast side of the
intersection at Lodi Lane and State Highway 29 within an AW (Agricultural
Watershed) and CL (Commercial Limited) split zoning district. (Assessor’s
Parcel #022-220-028) 3000 St. Helena
Highway, St. Helena.
PUBLIC HEARING OPENED –
TESTIMONY PRESENTED
PUBLIC HEARING CONTINUED TO
APRIL 3, 2002.
TH-LS-TS-DG-JK
19.
Panattoni
Development Company/Panattoni Investments LLC Etal – Use Permit Request
#02022-UP
CEQA Status:
Mitigated Negative Declaration Prepared.
Request: Approval of a new use permit
for an existing 119,400 square foot mixed-use warehouse and office building
that includes up to 12,400 square feet of office space and 135 parking
spaces. This use permit, processed in
accordance with the 1986 Airport Industrial Area Specific Plan, will replace
the previously nullified project use permit (#99065-UP), located on 6.22 acre
parcel on the east side of Airpark Road, 600 feet south from its intersection
with Airport Road within the IP:AC (Industrial Park: Airport Compatibility
Combination) zoning district. (Assessor’s Parcel # 057-240-002) 660 Airpark
Road.
THE COMMISSION HAS READ AND CONSIDERED
THE MITIGATED NEGATIVE DECLARATION PRIOR TO TAKING ACTION ON SAID MITIGATED
NEGATIVE DECLARATION AND THE PROPOSED PROJECT AND FINDS THAT THE MITIGATED
NEGATIVE DECLARATION IS BASED ON INDEPENDENT JUDGMENT BY THE PLANNING
COMMISSION, FINDS THAT THE MITIGATED NEGATIVE DECLARATION WAS PREPARED AND
CONSIDERED IN ACCORDANCE WITH THE REQUIREMENTS OF THE CALIFORNIA ENVIRONMENTAL
QUALITY ACT AND THAT, AS MITIGATED, THERE IS NO SUBSTANTIAL EVIDENCE THAT THE
PROJECT WILL HAVE A SIGNIFICANT EFFECT ON THE ENVIRONMENT. BASED ON THESE FINDINGS, THE COMMISSION
ADOPTS THE MITIGATED NEGATIVE DECLARATION. TS-LS-TH-DG-JK
THE COMMISSION APPROVED USE PERMIT
#02022-UP BASED ON FINDING 13, SUBJECT TO CONDITIONS OF APPROVAL 1 THROUGH 17.
TS-LS-TH-DG-JK
20.
Election of Officers for 2002.
COMMISSIONER SCHOENKE NOMINATED AND THE COMMISSION
ELECTED DAVID GRAVES AS CHAIRMAN, EFFECTIVE AT THE APRIL 3, 2002 PLANNING
COMMISSION MEETING. LS-JK-TH-TS-DG
COMMISSIONER GRAVES
NOMINATED AND THE COMMISSION ELECTED LARRY SCHOENKE AS
VICE-CHAIRMAN.
DG-TH-LS-TS-JK
COMMISSIONER SCHOENKE THANKED CHAIRMAN KING FOR SERVING AS
THE CHAIR AND THE COMMISSION CONCURRED.
21.
City Referrals: None
NONE
22.
Discussion of Items for the April 3, 2002 Meeting.
·
MADAIAH
REVANA WINERY/MADAIAH REVANA – USE PERMIT REQUEST #00314-UP
·
EAGLE
& ROSE CAFÉ-DELI-WINE TASTING SHOP/NORMAN ALUMBAUGH COMPANY, INC. - USE
PERMIT MODIFICATION REQUEST #01145-MOD
23.
Commissioner Comments.
NONE
24.
Director's Report on Board of
Supervisors' Actions.
NONE
25.
Future Agenda Items.
NONE
Adjournment.
ADJOURNED TO REGULAR
CONSERVATION, DEVELOPMENT AND PLANNING COMMISSION
MEETING, WEDNESDAY, APRIL 3, 2002
AT 9:00 A.M.
___________________________
JIM KING
Chairman
ATTEST:
CHARLES WILSON
Acting Secretary – Director
_____________________ _______
MICHELLE PRICE
Deputy Clerk
of the Board
TERI SISSON
Supervising Clerk of the Board
Key
Vote: JK = Jim King; TH = Tony Holzhauer; LS =
Larry Schoenke; DG = David Graves;
TS = Terrence Scott
Notations under vote: N = No A = Abstain X = Excused