Agendas & Minutes

Planning Commission 9/3/2008 Regular Meeting

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9A

BURKE RESIDENCE / BRIAN BURKE, MANALIRI INC. / SETBACK VARIANCE, FILE # P07-00793-VAR, AND CONSERVATION REGULATIONS USE PERMIT EXCEPTION, FILE #P07-00792-UP
Ceqa Status:
Negative Declaration Prepared.  This project site is not on one of the lists of hazardous waste sites enumerated under Government code section 65962.5.
Request:  Approval of a building setback Variance and Use Permit Exception to the County Conservation Regulations to allow the construction of an approximately 2,500 sq. ft. single family residence with attached garage on a vacant wooded hillside property west of the Napa Valley floor.  The setback Variance will allow the residence to encroach six (6) feet into the required twelve (12) foot northern side yard setback and twenty-four (24) feet into the required combined forty-eight (48) foot road and front yard setback.  The Conservation Regulations Use Permit Exception will allow the residence on slopes averaging 42% and to encroach 70 feet into the required 150 foot Stream Setback for an unnamed intermittent creek located on the northern portion of the site. The scope of this project also includes the execution of a septic easement on the adjacent parcel to the east, and the grant of an Exception to the County's Road Standards to reduce required road widths in order to preserve existing mature trees.  The project is located on a .38-acre parcel on the north side of Tucker Road where it intersects with Summit Drive and is approximately 1/4 mile west of Tucker Road's intersection with State Route 29 with an (AW) Agricultural Watershed Zoning Designation.  APN:  020-262-015 (project site)(formerly 020-262-010); 020-262-016 (septic) (formerly 020-262-011).

Staff Recommendation:  Adopt the negative declaration and approve the project with attached conditions of approval.

Staff Contact: Kirsty Shelton 299-1377; John McDowell 299-1354



Supporting Documents
A Exhibit A - Required Findings ( Microsoft Word Document - 40 kb )
B Exhibit B - Conditions of Approval ( Microsoft Word Document - 43 kb )
C County Departments and Agency Comments ( Adobe PDF Document - 337 kb )
D Negative Declaration / Initial Study ( Microsoft Word Document - 398 kb )
E Attachment 1 - Biological Study ( Adobe PDF Document - 120 kb )
F Base Application Submittal Materials ( Adobe PDF Document - 292 kb )
G Project Narrative ( Microsoft Word Document - 22 kb )
H Tucker Road Abandonment Resolution ( Adobe PDF Document - 146 kb )
I Tucker Road Surveyor's Letter ( Adobe PDF Document - 711 kb )
J Attorney General Opinion on Road Abandonments ( Adobe PDF Document - 40 kb )
K Project Engineer's Slope Methodology Calculation ( Adobe PDF Document - 135 kb )
L Project Water Will Serve Letter and Septic Feasibility Study ( Adobe PDF Document - 392 kb )
M Septic Easement Document ( Adobe PDF Document - 2966 kb )
N Firewise Vegetation Management Plan ( Adobe PDF Document - 63 kb )
O Project Geotechnical and Soils Study ( Adobe PDF Document - 4507 kb )
P Tucker Acres Neighborhood Letter ( Adobe PDF Document - 58 kb )
Q Project Graphics ( Adobe PDF Document - 2736 kb )
R Project Final Site Plan ( Adobe PDF Document - 556 kb )
S Lot Line Adjustment Plat ( Adobe PDF Document - 22 kb )

9B

ALPHA OMEGA WINERY, LLC. / ALPHA OMEGA WINERY – VARIANCE AND USE PERMIT MAJOR MODIFICATION REQUEST #P08-00047 AND #P07-00869-MOD
CEQA Status:
  Subsequent Mitigated Negative Declaration Prepared. According to the proposed Subsequent Mitigated Negative Declaration, the proposed project would have, if mitigation measures are not included, a potentially significant environmental impact in the following area: transportation/traffic. 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 Variance: to allow a new production/barrel building to encroach a max.of 74 ft. into the required 300 foot setback from centerline of Mee Lane and a corner of the new covered porch addition on the existing winery building to encroach 127 ft. into the required 600 foot setback from centerline of St. Hwy. 29 and a Use Permit Modification: to modify Use Permits: #U-118081, #U-538485, & #95037-MOD in 2 phases: Phase A: (1) establish the size of the pre-Winery Definition Ordinance public tasting room; (2)(a) Public Tours and Tasting Visitors: recognize Public Tours and Tasting visitors without prior appoint. at a max. of 900 visitors/wk; (2)(b) By Appointment Tours and Tasting Visitors: establish Tours and Tasting by Appoint. Only Visitors and combine them with Marketing event visitors for max.of 450 visitors/wk. The total combined Public, By Appt.& Marketing visitors not to exceed a max.of 1,350 visits/wk; (3) increase employees to 19 f/t and 6 p/t with an additional 15 p/t, seasonal workers during Harvest; (4) establish a Marketing Plan to include: 7 events/mo. with a max.of 50 people/event, 10 annual events with a max.of 100 people/event, and 6 annual events with a max. 200 people/per event (2 for the Napa Valley Wine Auction).  Events to be catered by off-site food service; (5) authorize the use of the covered patio and garden areas by visitors; (6) add a 2nd work shift during Harvest only; (7) increase parking to 63 auto & 2 bus spaces; and, (8) convert the existing wastewater pond to a dual domestic and process wastewater system. Phase B: (1) construct a new approx. 9,273 sq. ft. production/barrel building adjacent to the existing 6,298 sq.ft.winery structure totaling approx.15,571 sq.ft.; (2) increase production from 50,000 gal.to 144,000 gal. The project is located on a 10.79 ac. parcel on the southeast side of Mee Lane approx.760 ft. northeast of its intersection with St. Highway 29 & approx.2 mi. south of the City of St. Helena.(Assessor’s Parcel #: 030-080-046) 1155 Mee Lane, St. Helena.

Supporting Documents
A Exhibit A - Findings Required for Approval of a Variance and Use Permit ( Adobe PDF Document - 191 kb )
B Exhibit B - Proposed Conditions of Approval ( Adobe PDF Document - 482 kb )
C Exhibit C - Project Revision Statement (July 29, 2008) ( Adobe PDF Document - 41 kb )
D Exhibit D - Mitigation Monitoring and Reporting Program ( Microsoft Word Document - 41 kb )
E WDO Discussion - Past Aerial Photos & Winery Spreadsheets ( Adobe PDF Document - 2930 kb )
F Environmental Management Conditions Memo ( Adobe PDF Document - 96 kb )
G Fire Marshall's Conditions Memo ( Adobe PDF Document - 138 kb )
H Public Works Conditions Memo ( Adobe PDF Document - 153 kb )
I Public WorksTransportation Division Comments Memo ( Adobe PDF Document - 33 kb )
J Caltrans Comment 1 Deceleration Lane w Consultant Response ( Adobe PDF Document - 108 kb )
K Caltrans Comment 2 Saturday Que w Consult & Pub Wks Response ( Adobe PDF Document - 122 kb )
L Caltrans Comment 3 Saturday Shuttle Bus Mitigation w Consult Response ( Adobe PDF Document - 61 kb )
M Building Division Conditions Memo ( Adobe PDF Document - 78 kb )
N Calif Highway Patrol & Sheriff's Comments ( Adobe PDF Document - 48 kb )
O Delta Engineering Letter Re: Wastewater Expansion ( Adobe PDF Document - 65 kb )
P Previous Staff Report and Cond of Apprvl U-118081 ( Adobe PDF Document - 662 kb )
Q Previous Staff Report and Cond of Apprvl U-538485 ( Adobe PDF Document - 695 kb )
R Previous Staff Report and Cond of Apprvl 95037-MOD ( Adobe PDF Document - 114 kb )
S Previous Staff Report and Cond of Apprvl P07-00330-MODMIN ( Adobe PDF Document - 181 kb )
T Subsequent Mitigated Negative Declaration/Initial Study ( Adobe PDF Document - 1504 kb )
U Favorable Neighbor Comments ( Adobe PDF Document - 442 kb )
V Concerned Neighbor Comments ( Adobe PDF Document - 1253 kb )
W Application Materials with 75% Grape Source Agreement ( Adobe PDF Document - 6370 kb )
X Final Project Graphics ( Adobe PDF Document - 2345 kb )

10A

NAPA REDEVELOPMENT PARTNERS, LLC / NAPA PIPE - GENERAL PLAN AMENDMENT #P07-00230.  APN's: 046-400-030 & 046-412-005, 1025 Kaiser Road, Napa.

PROJECT STATUS UPDATE
Presentation and discussion regarding the status of the Napa Pipe development proposal.

Staff recommendation: No action is requested at this time.

Staff Contact: Sean Trippi 253-1353

Supporting Documents
A City-County Study Group Proposal ( Adobe PDF Document - 124 kb )
B Land Use Summary and Site Plan ( Adobe PDF Document - 767 kb )
C Phasing Description & Phasing Plan ( Adobe PDF Document - 1151 kb )