Agendas & Minutes

Planning Commission 9/16/2009 Regular Meeting

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9A

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

Supporting Documents
A Exhibit A - Proposed Use Permit, Variance & Road Exception Findings ( Adobe PDF Document - 35 kb )
B Exhibit B - Proposed Use Permit Scope & Conditions of Approval ( Adobe PDF Document - 42 kb )
C Building Division Conditions of Approval ( Adobe PDF Document - 97 kb )
D Environmental Management Conditions of Approval & Community Water System Wksht ( Adobe PDF Document - 277 kb )
E Public Works Conditions of Approval (incl.Rd Except, Traffic, Groundwater) ( Adobe PDF Document - 339 kb )
F Fire Marshall Conditions of Approval ( Adobe PDF Document - 27 kb )
G City of St. Helena Conditions of Approval ( Adobe PDF Document - 58 kb )
H Initial Study & Negative Declaration ( Adobe PDF Document - 201 kb )
I Use Permit Application Materials (incl. 75% Grape Source Agreement) ( Adobe PDF Document - 1335 kb )
J Variance Application Materials ( Adobe PDF Document - 1446 kb )
K Variance - All Department Comments ( Adobe PDF Document - 50 kb )
L Request for Exception to County Road & Street Standards ( Adobe PDF Document - 8488 kb )
M Technical Reports - Traffic, Phase I, Wastewater Feasibility, Hydrology ( Adobe PDF Document - 4282 kb )
N Other Reports - Heritage Tree Report & Archaeological Abstract ( Adobe PDF Document - 274 kb )
O All Applicant & Neighbor Concern Letters ( Adobe PDF Document - 290 kb )
P Presentation Graphics ( Adobe PDF Document - 2544 kb )
Q Winery Database Comparison 50K Production Capacity w Sq Ft ( Adobe PDF Document - 84 kb )

9B

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

Supporting Documents
A Findings ( Microsoft Word Document - 61 kb )
B Conditions of Approval ( Microsoft Word Document - 42 kb )
C FIRE comments ( Adobe PDF Document - 17 kb )
D Environmental Management Comments ( Adobe PDF Document - 41 kb )
E Public Works comments ( Adobe PDF Document - 1215 kb )
F Building comments ( Adobe PDF Document - 384 kb )
G Draft Negative Declaration/Initial Study ( Microsoft Word Document - 434 kb )
H Application ( Adobe PDF Document - 9683 kb )
I Applicant submitted easement ( Adobe PDF Document - 732 kb )
J Revised Phase 1 Analysis ( Adobe PDF Document - 493 kb )
K Graphics ( Adobe PDF Document - 1275 kb )

9C

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

Supporting Documents
A Proposed Ordinance Amendment ( Microsoft Word Document - 67 kb )
B Exhibit A - Required Findings ( Microsoft Word Document - 73 kb )
C Exhibit B - Draft Conditions of Approval ( Microsoft Word Document - 78 kb )
D Environmental Management Comments ( Adobe PDF Document - 100 kb )
E Public Works Comments ( Adobe PDF Document - 207 kb )
F Fire Department Comments ( Adobe PDF Document - 160 kb )
G Mitigated Negative Declaration ( Adobe PDF Document - 138 kb )
H Project Revision Statement ( Adobe PDF Document - 28 kb )
I Traffic Study ( Adobe PDF Document - 137 kb )
J Use Permit Application ( Adobe PDF Document - 210 kb )
K Zoning Ordinance Text Amendment Application ( Adobe PDF Document - 71 kb )
L Application Letter ( Adobe PDF Document - 195 kb )
M Project Statement ( Adobe PDF Document - 202 kb )
N Greenhouse Gas Emission Reduction Spreadsheet ( Adobe PDF Document - 85 kb )
O Historic Eligibility Letter ( Adobe PDF Document - 155 kb )
P Wastewater Feasibility Study ( Adobe PDF Document - 258 kb )
Q Water Availability Analysis ( Adobe PDF Document - 388 kb )
R Historic report ( Adobe PDF Document - 67 kb )
S Neighbor Letter ( Adobe PDF Document - 30 kb )
T Napa County Landmarks Letter ( Adobe PDF Document - 627 kb )
U Graphics ( Adobe PDF Document - 4206 kb )