Meeting Supporting Documents

Planning Commission 12/19/2018 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).

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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 mitigation measures (or MM’s). MM’s are proposed for the following area(s) Biological Resources, Cultural Resources and Tribal Cultural Resources. The project site is not included on a list of hazardous materials sites compiled pursuant to Government Code Section 65962.5.

Request: Approval of a Use Permit for a new 8,000 gallon per year winery to allow the following: a) construction of a 6,113 square foot two-story (main roof height of approximately 32 feet) winery structure with a 485 square foot covered outdoor porch. The first floor would include a fermentation room, barrel aging area, lab, office, winery storage, restroom, and mechanical storage area while the second floor would include a second administrative office, employee break area and employee restroom. A 483 square foot utility and storage building is also proposed; b) removal of the existing storage building and approximately 4,356 square foot of vineyards; c) maximum annual permitted maximum production of 8,000 gallons; d) hours of operation: 6:00 AM to 6:00 PM (production hours, except during harvest), seven (7)-days a week; e) employment of: two employees (two full time with one residing on-site) non harvest; two additional employees (two part time) during harvest, for a total maximum of four employees; f) employee hours: 6:00 AM to 6:00 PM, two (2) shifts; g) construction of two (2) parking spaces (one (1) standard space and one ADA space); h) improvement of the existing access driveway to County standards except for the request noted below; i) upgrade the existing wastewater system and associated infrastructure consistent with County Code; and j) construction of one (1) 25,000 gallon water storage tank and one (1) 10,000 gallon process wastewater tank. No visitation or marketing events are proposed.

The project also includes a request for an exception to the Napa County Road and Street Standards (NCRSS). The request proposes an exception to the State Responsibility Area Fire Safe Regulations for the road segment from the Bale Grist Mill gate to Stony Hill Vineyard driveway (Segment B – approximately 528 feet in length) and for the road segment from the fork in the road to the subject site entrance gates (Segment C – approximately 1,901 feet in length) to permit a road width of approximately 10 to 14 feet in various places. The RSS exception also proposes a turning radius of less than 50 feet at two locations in Segments B and C (STA 24+00 and 29+00). The RSS exception has been requested to preserve mature native trees on steeply sloping hillsides, minimize the need for grading on steep slopes, and to abide by the limitations of the existing access easement on State Park property. The Napa County RSS require that private access driveways serving winery uses provide two 10-foot wide travel lanes (20 feet total) 22 feet of horizontal clearance, 15 feet of vertical clearance, 50 foot minimum inside turning radius and a maximum 16 percent longitudinal slope. The project is located on an approximately 16.3 acre site within the AW (Agricultural Watershed) zoning district at 3285 St. Helena Highway; APN: 022-080-010.

Staff Recommendation: Adopt the Mitigated Negative Declaration and approve the Exception to the Napa County Roads & Street Standard and Use Permit, as conditioned.

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

Applicant: Pam and Alan Bergman; (310) 701-4300 or

Applicant Representative: Donna Oldford, Plans4Wine; (707) 963-5832 or

Supporting Documents
A Recommended Findings ( Adobe PDF - 52 kb )
B Recommended Conditions of Approval and Final Agency Approval Memos ( Adobe PDF - 7343 kb )
C Initial Study/Mitigated Negative Declaration ( Adobe PDF - 334 kb )
D Use Permit Application Packet ( Adobe PDF - 3288 kb )
E Road and Street Standards Exception Request ( Adobe PDF - 255 kb )
F Water Availability Analysis ( Adobe PDF - 2012 kb )
G Wastewater Feasibility Study ( Adobe PDF - 4340 kb )
H Biological Resources Survey ( Adobe PDF - 988 kb )
I Graphics ( Adobe PDF - 19036 kb )
J Winery Comparison Analysis ( Adobe PDF - 84 kb )
K Public Comments ( Adobe PDF - 1746 kb )
L Item 7A Bergman Family Vineyards Comments (Added after initial agenda posting) ( Adobe PDF - 688 kb )
M Item 7A Correspondence Bergman(2) (Added after initial agenda posting) ( Adobe PDF - 2810 kb )
N Item 7A Revised Conditions of Approval (Added after initial agenda posting) ( Adobe PDF - 7672 kb )
O Item 7A Correspondence Rec'd 2018 12 19 (Added after meeting) ( Adobe PDF - 2280 kb )


Amendments to the Circulation Elements of the Napa County General Plan and Napa Valley Business Park Specific Plan, P18-00390-GPA and P18-00301-SPA

CEQA Status:
Consideration of a Supplement to the Environmental Impact Report (EIR) certified for the 2008 Napa County General Plan Update (CEQA Guidelines Section 15163). According to the proposed Supplement to the EIR, the proposed project would not have any new or worsened significant environmental impacts as compared to those identified in the certified EIR for the adopted Napa County General Plan. The project would apply goals and policies to transportation facilities throughout Napa County and is not a site-specific development that would be included on a list of hazardous materials sites compiled pursuant to Government Code Section 65962.5.

Request: This is a County-initiated amendment to the Napa County General Plan (General Plan) Circulation Element. The General Plan amendment would update local transportation system information and incorporate current trends, best practices, and regulatory changes in the planning and impact analysis of transportation networks. In correlation with the proposed General Plan amendment and consistent with its objectives of facilitating multiple modes of transportation, the County proposes to amend the Circulation Element of its Napa Valley Business Park Specific Plan (Specific Plan) to modify the design of Devlin Road, a primary arterial road in the Specific Plan area, by eliminating one vehicle travel lane and introducing a class 1 multi-use path within the public right-of-way.

Staff Recommendation: Consider the proposed Supplement to the EIR and make a recommendation to the Board of Supervisors on the proposed amendments to the Circulation Elements of the General Plan and Specific Plan.

Staff Contact: Dana Ayers, Planner III, (707) 253-4388 or