MINUTES OF THE MEETING
OF THE
CONSERVATION,
DEVELOPMENT AND PLANNING COMMISSION
COUNTY OF NAPA
March 3, 2004
1.
Call to Order.
THE
CONSERVATION, DEVELOPMENT AND PLANNING COMMISSION OF THE COUNTY OF NAPA MET IN
REGULAR SESSION, WEDNESDAY, MARCH 3, 2004, AT 9:00 A.M. THE MEETING WAS CALLED TO ORDER BY CHAIR
SCOTT AT 9:26 A.M.
2.
Roll Call.
THE FOLLOWING
MEMBERS WERE PRESENT: CHAIRPERSON TERRY
SCOTT, COMMISSIONERS BOB FIDDAMAN, JIM KING, DAVID GRAVES AND
JOHN DICKSON.
3.
Citizen Comments and Recommendations.
4.
Approval of
Minutes.
APPROVED MINUTES OF MEETING OF
FEBRUARY 19, 2003.
BF-JK-DG-JD-TS
A
APPROVED
MINUTES OF MEETING OF FEBRUARY 4, 2004.
BF-JK-DG-JD-TS
A
APPROVED
MINUTES OF MEETING OF FEBRUARY 18, 2004.
BF-JK-DG-JD-TS
5.
Agenda
Review.
BOB NELSON, SUPERVISING PLANNER,
ADVISED THAT THERE HAS BEEN A REQUEST TO HEAR ITEM 9, WALSH VINEYARD MANAGEMENT
/ NAPA VALLEY GATEWAY LTD. - USE PERMIT REQUEST #03422-UP.
Public Hearings
6.
Items to be decided without additional testimony.
(SEE
ITEMS 11 AND 12)
7.
Proposed Ordinance #04001-ORD updating and making
technical changes to Section 18.10.020; Sections 18.40.020, 18.40.060,
18.40.110, 18.40.170, 18.40.240, and 18.40.250; Sections 18.44.080, 18.44.090,
18.44.120, 18.44.170 and adding Section 18.44.210; Chapter 18.80.; Section
18.104.010; Section 18.110.030; and Section 18.116.045 of the Napa County Code
relating to: a) updating for consistency with the Napa County Airport Land
Use Compatibility Plan; b) establishment of a process for modification to
site development standards; c) miscellaneous technical corrections; and, d)
updating signage regulations.
California Environmental Quality Act (CEQA) Status: Categorically Exempt, Class 5 (CEQA Guidelines Section
15303), Minor alterations to land use limitations.
(Continued
from January 21, and February 18, 2004)
(HELD
CONCURRENTLY WITH ITEM 8)
8.
Proposed
Specific Plan Amendment #SPAMD 0101
updating and making technical changes to the 1986 Airport Industrial Area Specific
Plan relating to: a) updating for consistency with the Napa County Airport Land
Use Compatibility Plan; b) establishment of a process for modification to site
development standards; c) miscellaneous technical corrections; and, d) updating
signage regulations. The Airport
Specific Plan regulations pertain to lands within the County of Napa generally
located south the intersection of State Routes 29 and 221, west of Kelly Road,
east of the Napa River, and north of Green Island Road within the IP:AC (Industrial
Park: Airport Compatibility Combination District), the GI:AC (General
Industrial: Airport Compatibility Combination District), AV:AC (Airport:
Airport Compatibility Combination District), and the I:AC (Industrial: Airport
Compatibility Combination District).
CEQA Status: Categorically Exempt,
Class 5 (CEQA Guidelines Section 15303), Minor alterations to land use
limitations. (Continued from January
21, and February 18, 2004)
PUBLIC
HEARING HELD – TESTIMONY PRESENTED
THE
COMMISSION RECOMMENDED TO THE BOARD OF SUPERVISORS THAT THEY TAKE THE FOLLOWING
ACTIONS:
FIND THE PROJECT CATEGORICALLY EXEMPT
FROM THE PROVISIONS OF CEQA PURSUANT TO CLASS 5, SECTION 15305, CONSISTING OF A
MINOR ALTERATION TO A LAND USE LIMITATION;
ADOPT SPECIFIC PLAN AMENDMENT #SPAMD
#0101; AND
ADOPT PROPOSED ORDINANCE #04001-0RD.
JK-DG-BF-JD-TS
9.
Walsh
Vineyard Management / Napa Valley Gateway Ltd. - Use Permit Request #03422-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: traffic, light and
glare.
Request: Approval for a Use Permit to construct, in two phases, a new facility
for vineyard management to include: 1) an administration building totaling
7,872 square feet, one equipment storage building totaling 15,154 square feet,
one maintenance building totaling 15,208 square feet and 55 total parking
spaces in Phase I; and, 2) a second storage building totaling 13,824 square
feet in Phase II, located on a 5.6 acre parcel at the western terminus of
Sheehy Court within an IP:AC (Industrial Park: Airport Compatibility)
combination zoning district.
(Assessor’s
Parcel #057-250-019). (Continued from
January 21, and February 04, 2004)
COMMISSIONER
GRAVES RECUSED HIMSELF DUE TO A CONFLICT OF INTEREST.
THE
COMMISSION APPROVED ENVIRONMENTAL RECOMMENDATIONS 1 THROUGH 6 AND ADOPTED
THE MITIGATED NEGATIVE DECLARATION, INCLUDING THE PROJECT REVISION STATEMENT
WITH INCORPORATED MITIGATION MEASURES AND THE MITIGATION MONITORING AND
REPORTING PROGRAM.
THE
COMMISSION APPROVED USE PERMIT #03422-UP BASED ON FINDINGS 7 THROUGH 10,
SUBJECT TO CONDITIONS OF APPROVAL 1 THROUGH 14.
JK-JD-BF-TS
10.
Marc Cohen / Howell at the Moon Winery – Use Permit
Request #02114-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: air quality, biological, hydrology and water quality, noise and transportation.
Request: Approval of a Use Permit
to establish a new 20,000 gallon per year winery for: (1) the conversion of an
existing 1,955 square foot structure to be utilized for fermentation, barrel
storage, bottling, retail sales and laboratories and the conversion of an
existing 140 square foot shed to be utilized for an office building and
administration offices for a winery totaling 2,095 square feet; (2) the
conversion of an existing 400 square foot covered carport to be utilized as a
crush pad; (3) custom crushing activities (crushing, fermentation, barrel
aging and bottling) for up to four custom producers utilizing 50% (10,000
gallons per year) of the total approved winery production capacity; (4) two
full and/or part-time employees and 2 additional employees at harvest; (5) five
parking spaces; (6) no tours or tasting; (7) a marketing plan for members of
the wine trade consisting of: three private wine and food tasting events for
the wine trade with a maximum of 15 people; three private wine and food
tasting events by invitation only with a maximum of 25 people; and one
private harvest event with a maximum of 50 people, (events will occur on the
weekends, school holidays and other non-school days for PUC and no events shall
occur at the same time); (8) expansion of the existing leach field; (9) a new
20-foot driveway approximately 1000 feet in length to serve the winery; and;
(10) necessary related actions that
include administrative approval of an erosion control plan for conversion to
vineyard of up to 2.96 acres of existing moderately sloping (7 to 17%) pine
forest/oak woodland/grassland. Erosion control
plan
10. Continued
(# 02263-ECPA) has been prepared for this vineyard and it includes water bars for vehicular traffic, straw bale dikes, turf reinforcement mats, and a permanent cover crop. The project is located on a 20.36 acre parcel at the terminus of Cold Springs Road, approximately 3,177 feet southeast of its intersection with Las Posadas Road, within an AW (Agricultural Watershed) zoning district. (Assessor’s Parcel # 024-332-013) 425 Cold Springs Road, Angwin.
THE COMMISSION MADE A MOTION OF
INTENT TO APPROVE ENVIRONMENTAL RECOMMENDATIONS 1 THROUGH 8 AND USE PERMIT
#02114-UP BASED ON FINDINGS 9 THROUGH 13, SUBJECT TO THE CONDITIONS OF
APPROVAL, AS MODIFIED.
THIS ITEM IS CONTINUED TO MARCH
17, 2004 FOR FINAL ACTION.
JD-BF-JK-DG-TS
11.
Richard and Helene Poe / Mt. Veeder Springs Winery –
Use Permit Request #03485-UP
CEQA Status: Negative Declaration Prepared. According
to the proposed Negative Declaration, the proposed project would have no potentially
significant environmental impacts. This project site is not on any of the lists of hazardous
waste sites enumerated under Government code section 65962.5.
Request: Approval of a Use
Permit to establish a new 10,000 gallon per year winery with: (1) an existing 2,860 square foot building
for a winery totaling 2,860 square feet; (2) no covered work areas; (3) custom
crushing activities (crushing, fermentation, barrel aging and bottling) for up
to two custom producers utilizing 30% (3,000 gallons per year) of the total
approved winery production capacity; (4) one full and one part-time employees;
(5) three parking spaces; (6) no tours and tasting; (7) a marketing plan with
two activities per year with an average of 15 people per event and two activities
and a maximum of 25 people per event and one event with a maximum of 50 people;
(8) no other events are planned; (9) construction of a special design sewage
system. This project is located on a 47
acre parcel on a private driveway on the south side of Partrick Road
approximately 3,500 feet from its intersection with Browns Valley Road within
an AW (Agricultural Watershed) zoning district. (Assessor’s Parcel #050-030-025) 1477 Partrick Road, Napa. (Removed from calendar)
REMOVED
FROM THE AGENDA AND WILL BE RENOTICED.
12.
Phillips Winery / Arlie Jean Phillips Trust – Use
Permit Request #03533-MOD
CEQA Status:
Categorically Exempt (Class 3).
Request: Approval to modify use permit #02353-MOD to expand the square
footage of the production facility previously approved under this modification
from ±3,060 square feet to ±7,850 square feet.
No other changes are proposed. The project is located on a 73.13 acre
parcel on the west side of Silverado Trail approximately one-half mile south of
its intersection with Oakville Cross Road within an AP (Agricultural Preserve)
zoning district. (Assessor’s Parcel
#031-070-009) 7557 Silverado Trail, St. Helena.
PUBLIC HEARING CONTINUED TO MARCH 17, 2004.
13.
Elexis Solomon Bayleaf Restaurant #02362-MOD
(APN # 049-030-033) Six month status
report and compliance review for Bayleaf Restaurant.
REPORT PRESENTED
COMMISSIONER DICKSON COMMENTED THAT HE WAS NOT A
MEMBER OF THE PLANNING COMMISSION AT THE TIME THIS USE PERMIT WAS APPROVED AND
WOULD ABSTAIN FROM VOTING ON THIS ITEM.
THE COMMISSION PROVIDED DIRECTION TO STAFF
INDICATING ITEMS 1 THROUGH 6 IN THE STAFF REPORT DATED FEBRUARY 20, 2004
BE COMPLETED WITHIN 60 DAYS FROM TODAY’S MEETING AND THAT STAFF PROVIDE A
STATUS REPORT TO THE COMMISSION ON MAY 5, 2004.
14.
City Referrals.
NONE
15.
Discussion of items for the March 17,
2004 meeting.
STEVE LEDERER, DEPUTY PLANNING
DIRECTOR, ADVISED THE FOLLOWING ITEMS WILL BE CONSIDERED AT THE MARCH 17, 2004
MEETING:
STAGS LEAP WINE CELLARS VARIANCE REQUEST #03468-VAR AND USE
PERMIT MODIFICATION REQUEST #03469-MOD.
CLIFF LEDE VINEYARDS / S. ANDERSON VISTA INC. - USE PERMIT MODIFICATION
REQUEST #03496-MOD.
THOMAS WEINERT / WEINERT – REZONING REQUEST #03298-RZG.
PHILLIPS WINERY / ARLIE JEAN PHILLIPS TRUST – USE PERMIT REQUEST
#03533-MOD.
MARC COHEN / HOWELL AT THE MOON WINERY – USE PERMIT REQUEST #02114-UP.
THE GROUNDWATER ORDINANCE THAT WAS HEARD AT THE BEGINNING OF 2004 REGARDING RECYCLED WATER.
THE
AIRPORT LAND USE COMMISSION MEETING.
COMMISSIONER
FIDDAMAN REQUESTED AN UPDATE ON WHETHER OR NOT THE HOUSING ELEMENT PRESENTATION
WILL OCCUR ON APRIL 14, 2004.
MR. LEDERER RESPONDED THAT APRIL
14, 2004 IS THE TARGET DATE.
16.
Commissioner
Comments.
COMMISSIONER
DICKSON COMMENTED THAT HE WILL NOT BE PRESENT AT THE MARCH 17, 2004 MEETING.
COMMISSIONER DICKSON ALSO
THANKED STAFF FOR MAKING THE OPPORTUNITY AVAILABLE TO HIM TO ATTEND A COURSE
ENTITLED LEARNING TO BE A BETTER PLANNING COMMISSIONER. HE INDICATED THE COURSE WAS VERY INFORMATIVE
AND ENJOYABLE.
17.
Election of Officers.
COMMISSIONER
GRAVES MADE A MOTION, SECONDED BY COMMISSIONER KING, TO NOMINATE COMMISSIONER
FIDDAMAN AS THE CHAIR. FOLLOWING
DISCUSSION, COMMISSIONER GRAVES WITHDREW HIS MOTION.
THE COMMISSION REAPPOINTED CHAIR
SCOTT TO SERVE AS CHAIRPERSON AND COMMISSIONER FIDDAMAN TO SERVE AS
VICE-CHAIRPERSON.
DG-JK-BF-JD-TS
18.
Zoning
Administrator Action for February 2003.
19.
Directors Report on Board of
Supervisors Action.
MR.
NELSON REPORTED THE NAPA SANITATION DISTRICT GAVE A PRESENTATION TO THE BOARD
OF SUPERVISORS REGARDING THE OPTIONS FOR PROVIDING SERVICE TO THE
MILIKEN-SARCO-TULOCAY (MST) AREA.
MR.
LEDERER REPORTED THE BOARD RECEIVED A MID-YEAR REPORT FROM THE COUNTY EXECUTIVE
OFFICE REGARDING THE COUNTY BUDGET, WHICH WAS RELATIVELY OPTIMISTIC GIVEN THE
NEGATIVITY OF THE BUDGET UPDATE RECEIVED LAST FALL.
THE
BOARD ANNOUNCED THAT APRIL 12 AND 13, 2004, THEY WILL BE HOLDING THEIR ANNUAL
RETREAT, WHICH IS BASICALLY A STRATEGIC PLANNING SESSION AND URGED
COMMISSIONERS TO PROVIDE INPUT TO THEIR INDIVIDUAL BOARD MEMBERS PRIOR TO THE
RETREAT.
20.
Future Agenda Items.
·
#02082-UP, 1 YEAR AFTER OPENING; HOUSING ELEMENT (April)
MR. LEDERER ADVISED THAT THE DATES FOR A JOINT
MEETING WITH THE CITY OF ST. HELENA PLANNING COMMISSION ARE APRIL 21 OR
MAY 5, 2004. FOLLOWING DISCUSSION
REGARDING THE COMMISSIONER’S AVAILABILITY, THE COMMISSION SUGGESTED THAT STAFF
LOOK FOR AN ALTERNATE DATE WHEN BOTH COMMISSIONS HAVE THE MOST MEMBERS
AVAILABLE.
20. Continued
MR. LEDERER RESPONDED THAT HE WILL CONTINUE TO
WORK ON A JOINT MEETING DATE AND REPORT BACK TO THE COMMISSION.
Adjournment.
ADJOURNED TO THE REGULAR MEETING OF THE CONSERVATION, DEVELOPMENT AND PLANNING COMMISSION, WEDNESDAY, MARCH 17, 2004 AT 9:00 A.M.
TERRY SCOTT, Chairperson
ATTEST: CHARLES
WILSON, Secretary - Director
MICHELLE PRICE, Deputy Clerk
Vote: DG = David Graves;
JD = John Dickson; TS = Terrence Scott; BF = Bob Fiddaman; JK = Jim King
The maker of the motion and second are reflected
respectively in the order of the recorded vote.
Notations under
vote: N = No; A = Abstain; X = Excused