Meeting Supporting Documents

Planning Commission 10/4/2017 Regular Meeting

Links to the official agenda(s), board letters and supporting documents are found here. If an item number is blue then 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:
Consideration and possible adoption of a Negative Declaration. Based on the analysis in the proposed Negative Declaration, the proposed project would not have any potentially significant environmental impacts. The project site is not located on a list of hazardous materials sites compiled pursuant to Government Code Section 65962.5.

Request: Approval of a Use Permit Modification for an existing winery to allow the following: a) an increase of the annual production capacity from 20,000 gallons to 40,000 gallons; b) the construction of a new ±2,266 sq. ft. addition to the winery (±1,534 sq. ft. production; ±732 sq. ft. accessory) for a total of ±12,975 sq. ft.; c) an increase of employees from four (two full-time plus two part time during harvest) to a total of nine (five full-time employees, two part-time employees, plus two part-time employees during harvest); d ) an increase in visitation from 10 visitors to 40 visitors per day; e ) change in the days of operation from Monday–Saturday to seven (7) days per week; f) a change of production hours from 6:00 am - 4:30 pm to 6:00am to 6:00 pm, and a change of hospitality hours from 10:00 am - 4:30 pm to 10:00 am to 6:00 pm; g ) a change to the location of on-site wine consumption to include the tasting rooms and an outdoor patio area adjacent to the existing pond; h ) the construction of a shade structure over the existing outdoor patio area; i) a modification to the existing Marketing Plan to increase the number of events from three to 54 events per year (two/month for 24 persons, two/month for 40 persons, four/year for 60 persons and two/year for 125 persons) with the serving of light fare foods; evening events to cease by 10:00 pm; no amplified outdoor music; the use of private toilets for events of 60 persons or more; and on days of larger marketing events, the total daily wine tours/tasting visitation will be decreased in number by the size of the alternative event; j ) the installation of a 100,000 gallon fire protection water storage tank (±31 ft. in height), a pump house, and a 10,500 gallon domestic water storage tank (±16 ft. in height); k ) the establishment of a small public water system; l ) the construction of driveway improvements with an additional 16 parking spaces for a total of 22 spaces; m ) an expansion of the existing wastewater treatment system; and, n ) the installation of a left turn lane on Silverado Trail. The project is located on a ±13.45-acre parcel on the east side of Silverado Trail, approximately 300 feet south of its intersection with Soda Canyon Road, within the Agricultural Watershed (AW) zoning district; 3266 Silverado Trail, Napa, CA 94558; APN: 039-610-002.

Staff Recommendation: Continue item to the regular Planning Commission Meeting of November 1, 2017.

Staff Contact: Wyntress Balcher, (707) 299-1351 or

Donna B. Oldford, Plans4Wine, 2620 Pinot Way, St. Helena (707) 963-5832,


Supporting Documents
A Continuance Request ( Adobe PDF - 13 kb )



CEQA Status
: Consideration and possible adoption of a Negative Declaration. According to the proposed Negative Declaration, the project would not have any potentially significant environmental impacts. The 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 in order to construct and operate a winery which would include: 1) Annual wine production capacity of up to 60,000 gallons; 2) Two winery buildings, totaling 19,250 square feet in area to include: a 10,820 square foot winery building (Phase 1) with a 8,040 square foot production area (storage, mechanical equipment room, fermentation room, barrel storage, lab, and 2,210 square foot covered crush area); 2,780 square feet of accessory use area (kitchen, tasting room, hallway, and 1,390 square foot porch area); with a maximum building height of approximately 35 feet. Demolition of an existing agricultural building would also be included in Phase 1. Phase 2 would include the construction of a 14,835 square foot winery building with 13,825 square feet of production area (barrel storage, fermentation, wine library, case goods/cold room and 2,265 square foot covered crush area), 1,010 square feet of accessory use area (break room, offices, and copy room); 3) For Phases 1 and and2 the applicant requests tastings and tours by appointment only for a maximum of 30 visitors per day Monday through Sunday for a maximum weekly total of 210 visitors; 4) Host 2 marketing events per year for up to 50 guests, and 2 marketing events per year for up to 100 guests with catered food; 5) Employ up to 9 full-time employees; 6) On-premises consumption of wine purchased on the property, consistent with Business & Professions Code Sections 23358, 23390 and 23396.5, inside of the tasting room and porch area; 7) Install parking for 17 vehicles and 27 event overflow spaces; 8) Install a new wastewater treatment system; 9) Install one 3,000 gallon water storage tank and use three existing wells; 10) Construction of one new driveway to access Fourth Avenue; and 11) Install landscaping. The project is located on an approximately 90 acre site within the AW (Agricultural Watershed) zoning district on the north side of Imola Avenue approximately 1.3 miles southwest of its intersection with State Route 221; 2184 Imola Avenue, Napa, CA; APN: 046-351-001; and 016.

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

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

Applicant Contact: Steve Martin, P.E., 130 South Main Street, Suite 201, Sebastopol, CA 95472; (707) 824-9730

Supporting Documents
A Recommended Findings ( Adobe PDF - 44 kb )
B Recommended Conditions of Approval and Final Agency Approval Memos ( Adobe PDF - 3533 kb )
C Initial Study/Negative Declaration ( Adobe PDF - 302 kb )
D Public Comments ( Adobe PDF - 9 kb )
E Use Permit Application Packet ( Adobe PDF - 2949 kb )
F Water Availability Analysis ( Adobe PDF - 839 kb )
G Wastewater Feasibility Study ( Adobe PDF - 135 kb )
H Traffic Study ( Adobe PDF - 1031 kb )
I Noise Study ( Adobe PDF - 1002 kb )
J Graphics ( Adobe PDF - 17698 kb )
K Winery Comparison Analysis ( Adobe PDF - 96 kb )
L Hobbs Correspondence Received 10-4 (Added after initial agenda posting) ( Adobe PDF - 166 kb )
M Item 8B Correspondence Received (Added after meeting) ( Adobe PDF - 8636 kb )