Meeting Supporting Documents

Planning Commission 2/5/2020 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, Geology and Soils, and Noise. 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 Major Modification for an existing winery permit to allow the following: (a) an increase in annual permitted production capacity from 30,000 to 50,000 gallons; (b) the construction of a new 10,388 sq. ft. Winery Facility that includes a 1,508 sq. ft. Tasting Room, a 1,724 sq. ft. Office, Catering and Conference Room, and approximately 5,485 sq. ft. of outdoor marketing areas; (c) the development of 29,053 sq. ft. of caves including the on-site placement and storage of spoils; (d) an increase in on-site parking from 2 spaces to 22 spaces; (e) the development of winery support facilities (water tanks, septic system, and rainwater harvesting and winery process water recycling and reuse systems); (f) an increase in the number of employees from 1 part-time employee to 7 full-time and 5 part-time employees; (g) a change in the in the winery’s hours of operation from 9:00 AM to 5:00 PM Monday through Sunday to 8:00 AM to 8:00 PM Monday through Sunday (production hours) and 10:00 AM to 6:00 PM Monday through Sunday (visitation hours), and marketing events 11:00 AM to 12:00 AM 10:00 PM Monday through Sunday; (h) a marketing plan that includes daily tours and tastings by appointment with a maximum of 256 224 visitors per week and 36 31 annual marketing events [24 22 30-person events, 2 50-person events, 10 6 100-person events, and 1 200-person event 1 300-person event] resulting in a maximum of 15,532 13,208 annual visitors, and on-site consumption of wine produced on-site; and (i) the reconfiguration of an existing access driveway including the construction of a clear span bridge and approximately 650 feet of new driveway to provide adequate access to the winery. The project also includes an Exception to the Napa County Road and Street Standards for reduced commercial driveway widths and for road grades exceeding 18%, a Variance to allow construction of the proposed winery a minimum of 65 feet from the applicant's own private access drive where a minimum 300-foot setback is required, a Viewshed request; and, an Agricultural Erosion Control Plan for the installation and maintenance of approximately 1.19 acres of new vineyard. The project would be completed in three phases: Phase I includes construction of the driveway, parking, septic system, production structures (Fermentation Buildings and Bottling Room), outdoor tasting area, and the cave water storage tanks; Phase II includes construction of the remainder of the caves; and Phase III includes construction of the tasting room and the office/catering/conference room building. The project is located on an approximate 44.8 acre holding within the Agricultural Watershed (AW) zoning district that consists of two parcels: i) the “Winery Parcel” (3454 Redwood Road, APN 035-470-046) an approximate 27.23 acre parcel located on the east side of Redwood Road approximately 1.5 miles north of its intersection with Browns Valley Road; and ii) the “Access Parcel” (3123 Dry Creek Road, APN 035-460-038) an approximate 17.54 acre parcel located on the west side of Dry Creek Road approximately 1.7 miles north of its intersection with Redwood Road (or approximately 0.4 miles north of its intersection with Linda Vista Avenue). Access to the winery is proposed from Dry Creek Road.

Staff Recommendation: Adopt the Mitigated Negative Declaration and approve the Exception to the Napa County Roads & Street Standards, the Variance, the Viewshed, the Use Permit modification, and the Agricultural Erosion Control Plan, as conditioned.

Staff Contact: Donald Barrella, Planner III, (707) 299-1338 or

Applicant: Julie & Justin Arbuckle, Trustees of the Arbuckle Family Trust dated May 5, 2016; (707) 227-0722 or

Applicant Representative: Rob Anglin, Holman Teague Roche Anglin LLP.; (707) 927-4280 or

Supporting Documents
A Revised Recommended Findings UP, VAR, RSS Exception, Viewshed ( Adobe PDF - 561 kb )
B Revised Recommended Conditions UP, VAR, RSS Exception, Viewshed ( Adobe PDF - 2953 kb )
C Revised Recommended ECPA Findings and Conditions ( Adobe PDF - 515 kb )
D Winery Comparison Analysis and Summary of Changes ( Adobe PDF - 232 kb )
E Tier 1 Water Use Calculations January 2019 ( Adobe PDF - 2110 kb )
F LSCE Water Availability Analysis Review January 2020 ( Adobe PDF - 996 kb )
G Engineering Division Road & Street Standard Exception Memo January 2020 ( Adobe PDF - 535 kb )
H Viewshed Exhibit January 2019 ( Adobe PDF - 3942 kb )
I Applicant 2019 Submittal & Supplemental Documents ( Adobe PDF - 25636 kb )
J Correspondence ( Adobe PDF - 16858 kb )
K Graphics ( Adobe PDF - 31351 kb )
L 7A Public Comments (Added after initial agenda posting) ( Adobe PDF - 60019 kb )
M 7A Additional Public Comments (Added after initial agenda posting) ( Adobe PDF - 4016 kb )
N 7A Additional Public Comments (Added after meeting) ( Adobe PDF - 8489 kb )
O 7A Existing Lot Configuration (Added after meeting) ( Adobe PDF - 434 kb )
P 7A Proposed Lot Configuration (Added after meeting) ( Adobe PDF - 434 kb )
Q 7A Additional Public Comment (Added after meeting) ( Adobe PDF - 31611 kb )