Meeting Supporting Documents

Planning Commission 1/20/2016 Regular Meeting

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8A

REYNOLDS FAMILY WINERY USE PERMIT MODIFICATION #P14-00334

CEQA Status:
Consideration and possible adoption of a Negative Declaration. According to the proposed Negative Declaration, the project would not have any 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: Approval to modify Use Permit #99386-UP for: a) an increase of the production capacity from 20,000 gallons to 40,000 gallons; b) the construction of a new ±2,266 sq. ft. addition to the winery (±1,534 sq. ft. production; ±732 sq. ft. accessory) for a total of ±12,975 sq. ft.; c) an employment increase from one plus two during harvest for a total of seven employees (five full-time employees, 2 part-time employees), plus 2 part-time employees during harvest; d) an increase in visitation from 10 visitors to 40 visitors per day; e) an increase the days of operation from Monday – Saturday to 7 days per week; f) a change to the winery operating hours from 4:30 PM to 6:00 PM, with tours and tastings by appointment only to occur between 10:00 AM and 6:00 PM; g) a modification of the location of on-site wine consumption (“Assembly Bill 2004 (Evans) and the Sale of Wine for Consumption On-Premises,”) to include an outdoor patio area adjacent to the decorative pond, with the construction of a shade structure over said outdoor patio area; h) a modification of the Marketing Plan to increase the number of events from three to 54 events per year (2/month for 24 persons, 2/month for 40 persons, 4/year for 60 persons and 2/year for 125 persons) with the serving of light fare foods, evening events to cease before 10:00 PM; no amplified outdoor music, and on days of larger marketing events, the total daily wine tours/tasting visitation will be decreased in number by the size of the alternative event; i) the installation of a 100,000 gallon water tank; j) the establishment of a transient community water company; k) the construction of an additional 16 parking spaces for a total of 22; l) the construction of a new well; and m) an expansion of the existing wastewater treatment system. The project will require the removal of 0.44 acres of vineyards at the site of the building addition. The project is located on a ±13.45-acre parcel on the east side of Silverado Trail, approximately 300 feet south of its intersection with Soda Canyon Road, within the Agricultural Watershed (AW) zoning district; 3266 Silverado Trail, Napa, CA 94558; APN: 039-610-002.

Staff Recommendation: Drop the item from the agenda and re-notice for a future hearing date.

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

Contact:
Donna B. Oldford, Plans4Wine, 2620 Pinot Way, St. Helena (707)963-5832, DBOldford@aol.com

CONTINUED FROM THE NOVEMBER 18, 2015 AND THE DECEMBER 16, 2015 MEETINGS

TO BE DROPPED FROM THE AGENDA AND RE-NOTICED FOR A FUTURE DATE


8B

FROG'S LEAP WINERY-DAVID W. FLANARY- USE PERMIT MAJOR MODIFICATION NO. P14-00054-MOD

CEQA Status:
Consideration and possible adoption of a Negative Declaration. According to the proposed Negative Declaration, the project would not have any 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: Approval to modify previous project approvals (Use Permit #U-93397, Use Permit #U-98501-MOD, Use Permit #P04-00427-MOD, and Use Permit #P10-00157-MOD) for an existing Winery to allow the following: 1) construct a 3,047 square foot agricultural processing facility to process fruit from the existing orchard on-site, including a 625 square foot tasting room, and an 845 square foot porch to replace an existing 2,290 square feet modular office building; 2) demolition of a 2,290 square foot modular office building; 3) increase the daily tours and tastings from 50 persons per day and 350 persons maximum per week for up to 125 persons Monday through Friday and 300 persons Saturday and Sunday, and a weekly maximum of 1,100 persons per week; 4) modify the existing Marketing Plan that allows for three monthly events for up to 25 persons to add 52 weekly events for up to 20 persons, 12 monthly events to allow up to 150 persons, four quarterly events to allow up to 500 persons, and participation in Auction Napa Valley; 5) upgrade the existing water system and wastewater treatment and disposal systems; 6) installation of four new water tanks totaling 35,000 gallons for fire suppression; and 7) increase of full time employees from four previously permitted to the existing 30 full-time employees and five part-time employees; and 8) the addition of 30 parking spaces for a total of 68 spaces. The project also includes a Napa County Road and Streets Standards Exception request to allow for an exception for the requirement to install a left turn lane on Conn Creek Road. In lieu of the left turn lane, the project will instead incorporate shoulder widening along Conn Creek Road, and use of the driveway along Rutherford Road for employee access. There are no changes to the gallons of wine produced as part of this proposal. The project is located at 8815 Conn Creek Road on a 38.92 acre parcel on the west side of Conn Creek Road between Silverado Trail and Rutherford Road, Rutherford, CA, within an AP (Agriculture Preserve) zoning district (Assessor’s Parcel # 030-090-033-000).

Staff Recommendation: Continue item to a future hearing date or drop the item from agenda and re-notice for a future hearing date.

Staff Contact: Shaveta Sharma, (707) 299-1358 or shaveta.sharma@countyofnapa.org

Applicant Contact: Jeff Redding, 2423 Renfrew Street, Napa, CA 94558; (707) 255-7375

CONTINUED FROM THE DECEMBER 2, 2015 AND JANUARY 6, 2016 MEETINGS

TO BE CONTINUED TO A FUTURE REGULAR COMMISSION MEETING OR DROPPED FROM THE
AGENDA AND RE-NOTICED FOR A FUTURE DATE


9A

STAG'S LEAP WINE CELLARS - USE PERMIT MAJOR MODIFICATION NO. P13-00356-MOD AND VARIANCE NO. P13-00357-VAR

CEQA Status: Consideration and possible adoption of a Negative Declaration. According to the proposed Negative Declaration, the proposed project would not have any potentially significant environmental impacts. The Project site is not included on a list of hazardous material sites compiled pursuant to Government Code Section 65962.5.

Request
: Approval to modify the previous project approvals (Use Permit #U487273, Use Permit #867576, Use Permit #U517980, #U438384, #U-4684885, Use Permit #487273-MOD, Use Permit #97046-MOD, Use Permit #00055-MOD, and Use Permit #03469-MOD #03468-VAR) for an existing Winery to allow the following: 1) demolition of two existing production buildings totaling 8,514 square feet to be replaced by two new production buildings totaling 10,966 square feet in size; 2) modification of the existing Marketing Plan of 150 annual events to be replaced with the proposed 10 annual tastings with lunch for up to 80 persons, 40 annual tastings with lunch for up to 40 persons, 6 annual tastings with dinner for up to 100 persons, 20 annual tastings with dinner for up to 80 persons, 25 annual tastings with dinner for up to 35 persons; 50 food and wine pairing seminars for up to 25 persons; two large private events with 250 persons, and participation in Auction Napa Valley; 4) a new access driveway to the two new production buildings; 5) restriping of the existing parking area and addition of 13 parking spaces for a total of 118 spaces; 6) upgrades to existing wastewater systems including reserve area; 7) a new 738 square foot covered fruit sorting and loading and staging area; 8) a new 682 square foot covered deck; and 9) grading resulting in removal of approximately 500 cubic yards of soil to be deposited off-site. The proposal also includes a Variance request for the two new production buildings to encroach 474 feet into the required 600 foot setback from Silverado Trail and ±264 and ±288 feet, respectively from a private driveway. There are no changes to production, daily visitation, or the number of employees. The project is located on a 40.22 acre site at 5766 Silverado Trail, Napa, approximately 3.2 miles south of Yountville Cross Road, Assessor’s Parcel Number: 039-030-040.

Staff Recommendation: Adopt the Negative Declaration and approve the Variance and Use Permit Major Modification request as conditioned.

Staff Contact: Shaveta Sharma; (707) 299-1358; shaveta.sharma@countyofnapa.org

Applicant Contact: Jeffrey Redding, 2423 Renfrew Street, Napa, CA 94558; (707) 255-7375; jreddingaicp@comcast.net

CONTINUED FROM THE MAY 6, 2015, MAY 20, 2015, JUNE 3, 2015, OCTOBER 7, 2015, AND NOVEMBER 4, 2015 REGULAR MEETINGS.

Supporting Documents
A Winery Comparison Chart ( Adobe PDF - 95 kb )
B Exhibit A- Findings ( Adobe PDF - 132 kb )
C Exhibit B- Conditions of Approval ( Adobe PDF - 104 kb )
D Department comments ( Adobe PDF - 2506 kb )
E Previous Project Conditons ( Adobe PDF - 1781 kb )
F Draft Negative Declaration ( Adobe PDF - 285 kb )
G Public Comments ( Adobe PDF - 755 kb )
H Use Permit application ( Adobe PDF - 7162 kb )
I Variance application ( Adobe PDF - 2054 kb )
J Water Availability Analysis ( Adobe PDF - 1851 kb )
K Wastewater Feasibility Study ( Adobe PDF - 2382 kb )
L Graphics ( Adobe PDF - 9373 kb )

9B

SUMMERS WINERY - USE PERMIT MAJOR MODIFICATION P14-00232 & VARIANCE P14-00233

CEQA Status: Consideration and possible adoption of a Negative Declaration. According to the proposed negative declaration, the project would not have any potentially significant environmental impacts. The project site is not on any lists of hazardous waste sites enumerated under Government Code Section 65962.5.

Request: Approval to modify the previous approvals for an existing winery (#U-238384, #U-108586, #96408-UP, #03075-MOD) to allow the following activities: 1) Recognize and approve the conversion of the existing 2,350 square foot residence to a tasting room; 2) Recognize and approve the conversion of the existing 530 square foot tasting room within the winery into a storage room; 3) Expand the visitation program from maximum tours and tastings by appointment only for 12 person per day to 20 persons per day; 4) Increase wine production from 50,000 to 100,000 gallons; 5) Construct a new 5,400 square foot covered tank farm; 6) On-premises consumption of the wines produced on-site, consistent with Business and Professionals Code Sections 23356, 23390, and 23396.5 in the tasting room and on the adjacent patio; 7) Deletion of condition #10 of Use Permit #96408-UP that prohibits outside social activities; 8) Allow the sale of wine-related merchandise in compliance with Napa County Code Section 18.16.030(H)(4); 9) Update fire suppression facilities and install two additional 21,000 gallon water storage tanks and a pump; 10) Install new domestic and process wastewater treatment and disposal with authorization for the use of a hold and haul system during the construction transition period and very extended wet weather periods; 11) Install storm water detention and conveyance facilities; 12) Decrease the number of on-site parking spaces from 16 to 15 spaces; 13) Realign the existing parking and landscaped areas; 14) Add one loading dock; and 15) Architectural modifications to the existing residential structure. The project also includes an application for a variance to allow construction of the covered tank farm within the required 600 foot winery setback from Tubbs Lane. The covered tank farm is proposed approximately 327 feet from the centerline of Tubbs Lane. The proposed project site is located at 1171 Tubbs Lane, Calistoga, on a 25.3-acre site, in the Agricultural Preserve (AP) Zoning District. Assessor’s Parcel No. 017-160-015.

Staff Recommendation: Adopt the Negative Declaration, approve the Use Permit and deny the Variance.

Staff Contact: Emily Hedge, Planner II, (707) 259-8226, or emily.hedge@countyofnapa.org

Applicant Contact: Jim and Beth Summers, Property Owners, (707) 942-5508

Applicant’s Representative: Jeff Redding, Land Use Planning Services, (707) 255-7375 or jreddingaicp@comcast.net

CONTINUED FROM THE NOVEMBER 18, 2015 REGULAR MEETING.

Supporting Documents
A Road Setbacks for Wineries Memorandum ( Adobe PDF - 254 kb )
B Request for Variance Memorandum ( Adobe PDF - 131 kb )
C Winery Website and Internet Reviews ( Adobe PDF - 4483 kb )
D Applicant Resubmittal Materials ( Adobe PDF - 2988 kb )
E Public Comments Received after the Nov. 18 Hearing ( Adobe PDF - 174 kb )
F Correspondence Received Day of Nov. 18 Hearing ( Adobe PDF - 698 kb )
G Project Graphics Packet ( Adobe PDF - 2369 kb )
H Previous Staff Report ( Adobe PDF - 138 kb )
I Correspondence received after the packet mail out (Added after meeting) ( Adobe PDF - 310 kb )
J Correspondence received after the packet mail out (Added after meeting) ( Adobe PDF - 845 kb )

9C

DAKOTA SHY WINERY-DS PROPERTIES, LLC- USE PERMIT MAJOR MODIFICATION NO. P14-00335-MOD AND VARIANCE NO. P14-00336-VAR

CEQA Status:
Consideration and possible adoption of a Negative Declaration. According to the proposed Negative Declaration, the project would not have any 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: Approval to modify an existing 1,000 gallons per year Winery Use Permit (#U298788) to allow the following: 1) increase production from 1,000 gallons per year to 14,000 gallons per year; 2) add tours and tastings by appointment only up to a maximum of 20 visitors per day and a weekly maximum of 112 visitors; 3) add Marketing events of up to two per year with a maximum of 40 guests; 4) increase the number of employees from two full-time to a maximum of 10 employees; 5) construction of a new winery building totaling 6,060 s.f., including a 397 s.f. tasting room, and a 2,370 s.f. uncovered event pad; 6) construction of a wastewater treatment system; 7) construction of an on-site detention basin to capture stormwater; 8) construction of eight additional parking spaces for a total of 14 parking spaces; 9) construction of a one way loop access driveway to the proposed winery building; 10) installation of two 10,500 gallon water tanks; 11) installation of a mechanical and fire pump house; 12) removal of an approximately 6,720 s.f. tennis court; 13) removal of an existing 1.69 acre orchard; 14) planting of 0.8 acres of vineyard; 15) conversion of the existing winery structure to winery storage; and 16) landscaping improvements. The project also includes a Variance request to encroach 503 feet into the required 600 feet setback from Silverado Trail. The project is located on a 6.0 acre parcel, within the AW (Agricultural Watershed) zoning district, on the south side of Sage Canyon Road/SR- 128, approximately a ¼ mile from its intersection with Silverado Trail; 771 Sage Canyon Road, Napa CA 94574; APN: 030-120-024.

Staff Recommendation: Adopt the Negative Declaration and approve the Variance and Use Permit Major Modification request, as conditioned.

Staff Contact: Shaveta Sharma, (707) 299-1358 or shaveta.sharma@countyofnapa.org

Applicant Contact: Donna B. Oldford, Plans4Wine; 2620 Pinot Way, St. Helena, CA 94574; (707) 963-5832; dboldford@aol.com

CONTINUED FROM THE DECEMBER 16, 2015 REGULAR MEETING

Supporting Documents
A Winery Comparison Chart ( Adobe PDF - 99 kb )
B Exhibit A- Findings ( Adobe PDF - 54 kb )
C Exhibit B- Conditions of Approval ( Adobe PDF - 68 kb )
D Previous Project Conditions ( Adobe PDF - 219 kb )
E Department comments ( Adobe PDF - 2729 kb )
F Draft Initial Study/Negative Declaration ( Adobe PDF - 283 kb )
G Public comments ( Adobe PDF - 2536 kb )
H Use Permit Application ( Adobe PDF - 2720 kb )
I Variance Application ( Adobe PDF - 2417 kb )
J Water Availability Analysis ( Adobe PDF - 1580 kb )
K Wastewater Feasibility Study ( Adobe PDF - 321 kb )
L Traffic Study ( Adobe PDF - 2368 kb )
M Graphics ( Adobe PDF - 6431 kb )
N Correspondence received after the packet mail out (Added after meeting) ( Adobe PDF - 3569 kb )
O Correspondence received after the packet mail out (Added after meeting) ( Adobe PDF - 3834 kb )