9A
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WHEELER WINERY / KOHALA INVESTMENT WORKS INC. – VARIANCE REQUEST #P09-00347- VAR AND USE PERMIT REQUEST #P08-00672-UP CEQA Status: Negative Declaration prepared. According to the proposed Negative Declaration the proposed project would have no 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: (A) Approval of a Variance (#P09-00347-VAR) from the required road setbacks set forth in Napa County Code section 18.104.230 (A.) (1.) & (2.) to allow a winery to be constructed 200 ft. from the centerline of Zinfandel Lane where 600 ft. is required and 168 ft. from the centerline of a shared private easement where 300 ft. is required; and, (B) Approval of a Use Permit (#P08-00672-UP) to establish a new winery in two phases as follows: Phase I: Demolish three of the four existing on-site residential structures and in the same location, construct a new 50,000 gallon per year winery that includes: (1) a two-story fermentation building with a below ground barrel storage cellar totaling 14,479 sq. ft., a two-story administrative/hospitality building with a covered breezeway totaling 4,083 sq.ft., and a 2,680 sq.ft. covered crush pad for a winery totaling approx. 21,242 sq. ft.; (2) two full-time and two part-time employees; (3) six parking spaces; (4) Tours and Tasting By Appointment Only for a maximum of 32 visitors per day (224 per week); (5) a Marketing plan with four 24-person events per month, four 75-person events per year and participation in the Napa Valley Wine Auction; (6) installation of a pressure distribution type wastewater disposal system; (7) construction of a main access and a secondary access for winery production use only that includes an Exception to the Napa County Road and Street Standards to allow 12 ft. of surfaced roadway with 2 ft. shoulders (18 ft. of surfaced roadway plus two ft. shoulders required). Phase II: Construction of a separate 4,000 sq. ft. two-story barrel storage building located 70 feet to the east of the proposed Phase I winery structure bringing the winery total to approximately 25,242 sq. ft. The project is located on an 11.66 acre parcel on the northwest side of Zinfandel Lane approximately 2,200 ft. east of its intersection with St. Helena Highway (St. Highway 29) and approximately 1.33 miles south of the City of St. Helena within an AP (Agricultural Preserve) zoning district. (Assessor’s Parcel #: 030-260-016). 588 Zinfandel Lane, St. Helena.
Staff Recommendation: Adopt the Negative Declaration and approve the Variance, the Exception to the Napa County Road & Street Standards and the Use Permit with the proposed Conditions of Approval. Staff Contact: Patricia Hornisher, 299-1349 or thornish@co.napa.ca.us
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9B
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MARKHAM VINEYARDS / DAVID FLANARY - TENTATIVE PARCEL MAP #P09-00150-PM CEQA Status: Negative Declaration prepared. According to the proposed Negative Declaration, the proposed project does not have any potential for 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 tentative parcel map to subdivide an existing 86.3 acre parcel into two parcels: one parcel of 42.7 acres and the other of 43.6 acres. The existing parcel is located at the north end of Napa Nook Road approximately 600 feet north of its intersection with Madison Avenue and within the Agricultural Preserve (AP) zoning district. (Assessor’s Parcel Number: 027-411-001) Yountville.
Staff Recommendation: Adopt the proposed Negative Declaration and approve the Tentative Parcel Map with conditions of approval.
Staff Contact: Mary Doyle, 299-1350, mdoyle@co.napa.ca.us
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9C
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MANSFIELD WINERY / MANSFIELD RICHARD & LESLIE - ZONING ORDINANCE TEXT AMENDMENT P09-00344-ZOA AND USE PERMIT P09-00171-UP CEQA Status: Mitigated Negative Declaration Prepared. According to the proposed mitigated negative declaration, the project would have potentially significant environmental impacts within the areas of: Cultural Resources and Geology and Soils. The project site is not on any of the lists of hazardous waste sites enumerated under Government Code section 65962.5 Request: A) Proposal to amend Section 18.104.245 of County Code to reduce the minimum required parcel size for reestablishment of historically significant, pre-prohibition wineries from 5 acres to 2 acres; and B) Upon adoption of the zoning ordinance amendment, approval of a Use Permit for: (1) a 20,000 gallon per year historic, pre-prohibition winery within an existing three story 13,034 sq. ft. structure and a 2,054 sq. ft. existing barn to be rehabilitated in accordance with historic standards; (2) construction of a new 600 sq. ft. mechanical building; installation of a new waste water treatment system; (3) demolition of approximately 7,500 sq. ft. of non-historic structures; (4) relocation of an existing residential septic system located on the subject property to the residential property located directly across Conn Valley Road (1291 Conn Valley Road, Assessor's Parcel Number 024-180-029); (5) improvement of the two existing driveways and construction of 11 new parking spaces; (6) one part-time and two full-time employees; (7) Tours and Tasting By Appointment Only for a maximum of 20 visitors per day (120 per week); and (8) a Marketing plan with five 36-person private food and wine events per year,twelve 12-guest dinners per year, one 150-person release party per year and participation in the Napa Valley Wine Auction. The project site is located on the east side of Conn Valley Road, approximately 1.5 miles south of its intersection with Howell Mountain Road, on a ± 2 acre site within an Agricultural Watershed (AW) Zoning District. Assessor’s Parcel Number: 025-180-017, St. Helena.
Ordinance Title: AN ORDINANCE OF THE BOARD OF SUPERVISORS OF THE COUNTY OF NAPA, STATE OF CALIFORNIA, AMENDING SECTION 18.104.245 OF TITLE 18 (ZONING) OF THE NAPA COUNTY CODE RELATING TO EXCEPTIONS FOR PRE-PROHIBITION WINERIES.
Staff Recommendation: That the Planning Commission conduct a public hearing and forward a recommendation of approval to the Board of Supervisors. Staff Contact: Kirsty Shelton, Planner, (707) 299-1377 kshelton@co.napa.ca.us
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