Agendas & Minutes

Planning Commission 12/17/2014 Regular Meeting

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8A

RAYMOND VINEYARDS AND CELLAR / RAYMOND VINEYARDS WINERY USE PERMIT MAJOR MODIFICATION APPLICATION NO. P11-00156

CEQA Status: Mitigated Negative Declaration Prepared. According to the proposed Mitigated Negative Declaration, the project would have potentially significant effects on Hydrology/Water Quality and Transportation/Traffic. The project site is not on any of the lists of hazardous waste sites enumerated under Government Code sec. 65962.5.

Request: Approval of Use Permit Major Modification #P11-00156 requesting the following changes to the existing Raymond Vineyard Winery Use Permit, File No. U-89-46: 1) Increase daily tours and tastings from 400 to 500 visitors (400 public and 100 by-appointment-only visitors); 2) Adoption of a revised marketing plan to allow 50 total events, not to exceed 8 events per month: (a) 2 events per year for up to 500-people; (b) 4 events per year for up to 250-people; (c) 6 events per year for up to 150-people; (c) 12 events per year for up to 100-people; (d) 26 events per year for up to 50-people; and (e) One weekend per month in May through October to not include an event exceeding 100 persons; 3) No change in annual wine production of 750,000 gallons per year (averaged over 3 years not to exceed 900,000 gals in any one year); 4) Expansion of the domestic wastewater treatment system; 5) Construction of 50 additional parking spaces for a total of 130 parking spaces; 6) Inclusion of food pairing as part of wine tastings and tours; 7) Construction and use of an outdoor demonstration kitchen as part of the tours and tastings experience; 8) Construction of a left-hand turn lane on Zinfandel Lane; 9) Recognition and remodeling of an existing 855 sq. ft. pool house used for private tastings; 10) Construction of a vineyard viewing platform; 11) Increase daily tours and tastings hours of operation from 10 am to 4 pm to 10 am to 6:30 pm; 12) Increase wine production hours of operation from 6 am to 6 pm to 6 am to 11 pm; 13) Increase the number of employees by 66 from 24 to 90; 14) Interior modifications, including the conversion of 10,670 sq. ft. of production space to accessory space, including relocating an entitled commercial kitchen from building “C” to building “A”; 15) Modify the existing conditions of approval to allow for outdoor events; 16) Conversion of the existing residential swimming pool to landscaping; 17) Recognition of an existing dog run and structures for use by visitor’s pets; 18) Allowance of outdoor consumption of wine produced and purchased on-site within the outdoor visitation area between Building A and the existing residence, consistent with AB 2004 (Evans), and 19) Display of public art within one-acre of landscape.  The project is located on a 60.72 acre lot located on the south side of Zinfandel Lane approximately 0.3 miles east of its intersection SR 29, within Agricultural Preserve (AP) zoning district. (Assessor’s Parcel Number 030-270-013 &-031). 849 Zinfandel Lane, St. Helena, California, 94574

Staff Recommendation: Drop the item from the agenda and renotice for a future hearing date.

Staff Contact: John McDowell, Deputy Planning Director, (707) 299-1354 or john.mcdowell@countyofnapa.org

CONTINUED FROM JULY 16, 2014, AUGUST 20, 2014, AND NOVEMBER 5, 2014 MEETINGS

TO BE DROPPED FROM THE AGENDA AND RENOTICED AT A FUTURE DATE


8B

SYAR NAPA QUARRY EXPANSION PROJECT - SURFACE MINING PERMIT (P08-00337-SMP)

California Environmental Quality Act (CEQA) Status: 
Consideration and possible adoption of a Final Environmental Impact Report (EIR) prepared for the Syar project. A Draft EIR (State Clearinghouse #2009062054) was prepared and public hearings were held on the Draft EIR during a 90 day public review and comment period. The standard CEQA 45 day review and comment period was extended an additional 45 days by the County at the request of members of the public. Written responses to comments received during the public review and comment period have been incorporated into the Final EIR which consists of the Draft EIR, public and agency comments, responses to comments, and required clarifications and changes to the text of the Draft EIR. The Planning Commission will consider approval or denial of the project following certification of the Final EIR.

Request:  Approval of a request for a Surface Mining Permit (SMP) to modify the mining and reclamation plan and associated aggregate processing, production and sales as currently permitted under UP-128182, UP-27374, and County Agreement 2225 to allow: a) an approximate 124-acre expansion of the current surfacing mining and reclamation plan for a 35 year term; b) an increase in mining depth from approximately 300 feet and 150 feet above mean sea level (msl) to no greater than 50 feet above msl; c) an increase in production of aggregate materials from approximately 1 millon tons per year to 2 million tons per year; d) add Reclaimed Asphalt Pavement (RAP) handling equipment to the existing asphalt batch plant; and e) relocate and improve portions of Skyline Trail that were originally constructed on the quarry property back onto Skyline Wilderness Park lands. 

This SMP is intended to replace UP-128182, UP-27374, and County Agreement 2225, and bring existing and expanded mining and reclamation areas and associated aggregate processing, production and sales under one permit.  

The project site is located on the east side of State Highway 221 (Napa-Vallejo Highway) at its intersection with Basalt Road east of 2301 Napa-Vallejo Highway, within the unincorporated portion of Napa County (AW - Agricultural Watershed and I - Industrial Zoning Districts). Assessor's Parcel Numbers (APNs) 045-360-005,046-370-012, -013, -015, -022, -025, 046-390-002, -003, and 046-450-071. 

Staff Recommendation: Drop the item from the agenda because the item has been renoticed for the January 7, 2015 Planning Commission Meeting.

Staff Contact:  Donald Barrella, 707-299-1338 or donald.barrella@countyofnapa.org

Applicant Contact: Jennifer Gomez, 707-259-5728 or jgomez@syar.com

TO BE DROPPED FROM THE AGENDA: ITEM HAS BEEN RENOTICED FOR THE JANUARY 7, 2015 COMMISSION MEETING


9A

GIRARD WINERY USE PERMIT #P14-00053-UP

CEQA Status:
Consideration and possible adoption of a Mitigated Negative Declaration and Mitigation Monitoring & Reporting Program (MMRP). According to the proposed Mitigated Negative Declaration and MMRP, the proposed project would have, if mitigation measures are not included, potentially significant environmental impacts in the following areas: Transportation/Traffic. The project site is not included on a list of hazardous materials sites compiled pursuant to Government Code Section 65962.5.

Request: Approval for a Use Permit to establish a new winery as follows: 1) 200,000 gallons per year production capacity; 2) Construction of new winery building, totaling 32,771 sq.ft. in area, to include: 28,955 sq.ft. production area (crush area, fermentation and barrel storage, restrooms); 3,816 sq.ft of accessory use area (offices, tasting rooms, retail storage, catered food prep area, and visitor restrooms), maximum height 35 ft. with 45 ft. tall cupolas; a 2,628 sq. ft. veranda; and a 2,871 sq. ft. covered work area; 3) Hosted daily tours and tastings for wine trade personnel and consumers by appointment only for a maximum of 75 persons per weekday (Monday-Friday); maximum  of 90 persons per weekend day (Saturday-Sunday); 4) Hours of operation: 8:00 AM to 6:00 PM (production hours, except during harvest) and 10:00 AM to 6:00 PM (visitation hours), 7-days a week; 5) Employment of more than 25 employees: 11 employees (8 full time; 3 part-time) non harvest; maximum 19 additional employees (12 full time and 7 part time) during harvest; 6) Employee hours: production, 7:00 AM to 3:00 PM; hospitality/ tasting room, 9:30 AM to 6:30 PM; administration, 8:00 AM to 5:00 PM; 7) Construction of twenty-two (22) parking spaces; 8) Installation of landscaping, entry gate and a winery sign; 9) Establish a Marketing Program as follows: a) Four (4) events per year with a maximum of 75 guests; b) Four (4) events per year with a maximum of 200 guests; c) One (1) Harvest event per year with a maximum of 500 guests;d) All food to be catered utilizing a ±184 sq. ft. small prep/staging area; 10) On-premise consumption of wines produced on site within the tasting room and in the landscaped winery gardens in accordance with AB 2004; 11) Construct new 24” wide winery access driveway from Dunaweal Lane to the winery; 12) Construction of additional piping and service connections to the existing water system with an update to the existing Transient Non-Community Water System contract to include Girard Winery; 13) Installation of on-site sanitary disposal improvements and installation of new connections into the existing on-site winery waste water ponds serving Clos Pegase Winery (APN:020-150-012); and, 14) Installation of 30’ diameter, 25,000 gallon water storage tank. The project is located on a 25.63 acre parcel at 1077 Dunaweal Lane, Calistoga, on the east side of Dunaweal Lane, approximately 1,000 feet south of its intersection with Silverado Trail, within the AP (Agricultural Preserve) Zoning District; APN: 020-150-017

Staff Recommendation: Adopt the Mitigated Negative Declaration and approve the Use Permit, as conditioned.

Staff Contact: Wyntress Balcher, Planner II (707) 299-1351; wyntress.balcher@countyofnapa.org

Applicant Contact: Heather McCollister, (707) 287-5999; bhmccolli@sbcglobal.net

Supporting Documents
A Exhibit A - Findings ( Adobe PDF Document - 30 kb )
B EXHIBIT B - CONDITIONS OF APPROVAL ( Adobe PDF Document - 103 kb )
C Department Conditions ( Adobe PDF Document - 887 kb )
D Public Comments ( Adobe PDF Document - 42 kb )
E Mitigated Negative Declaration ( Adobe PDF Document - 2483 kb )
F Mitigation Monitoring & Reporting Program ( Adobe PDF Document - 16 kb )
G Water Availability - Phase One ( Adobe PDF Document - 2983 kb )
H Biological Survey Report ( Adobe PDF Document - 3347 kb )
I Traffic Analysis ( Adobe PDF Document - 1134 kb )
J Wastewater Feasibility Study ( Adobe PDF Document - 1686 kb )
K Waters System Feasibility Report ( Adobe PDF Document - 2552 kb )
L Application documents ( Adobe PDF Document - 2428 kb )
M GRAPHICS ( Adobe PDF Document - 2936 kb )

9B

NAPA COUNTY LOCAL PROCEDURES FOR IMPLEMENTING THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA)
CEQA Status:
   Procedures by definition do not change the law, but provide for its implementation.  Therefore the proposed action is not a project as defined by Title 14 California Code of Regulations (CCR) Section 15378 (State CEQA Guidelines) and CEQA is not applicable.  Also, it can be seen with certainty that there is no possibility the proposed action may have a significant effect on the environment and therefore CEQA is not applicable pursuant to the General Rule contained in the Guidelines for Implementation of the California Environmental Quality Act, Title 14 CCR Section 15061(b)(3).

Request:  County-sponsored resolution revising Napa County's local procedures for implementing CEQA and the State CEQA Guidelines, removing the County's list of qualified consultants and eliminating the option for applicants to contract directly with environmental consultants, expanding the radius of public notice provided regarding CEQA documents from 300 feet to 1,000 feet from the project parcel, and other non-substantive clerical corrections. 

Staff Recommendation:  That the Planning Commission conduct a public hearing and forward a recommendation of approval to the Board of Supervisors.

Staff Contact:  Brian Bordona, Supervising Planner 259-5935 brian.bordona@countyofnapa.org

CONTINUED FROM NOVEMBER 19, 2014

Supporting Documents
A Resolution ( Microsoft Word Document - 36 kb )
B Revised CEQA Guidelines (redlined) ( Microsoft Word Document - 534 kb )
C Sierra Club - Comment ( Adobe PDF Document - 33 kb )

10A

ADOPTION OF THE 2015 PLANNING COMMISSION MEETING CALENDAR

Request: Adopt the regular meeting schedule for 2015.

Staff Contact: Melissa Frost 299-1380 or melissa.gray@countyofnapa.org

Supporting Documents
A 2015 Meeting Calendar ( Microsoft Word Document - 58 kb )

10B

COMMITTEE APPOINTMENTS FOR THE CALENDAR YEAR 2015

Request: Annual appointments and reappointments of Commission members to Ad Hoc and Standing Committees.

Staff Contact: Melissa Frost 299-1380 or melissa.gray@countyofnapa.org


10C

ELECTION OF 2015 PLANNING COMMISSION OFFICERS

Staff Recommendation: Elect Chairperson and Vice-Chairperson for the 2015 calendar year.

Staff Contact: Melissa Frost 299-1380 or melissa.gray@countyofnapa.org