Meeting Supporting Documents

Planning Commission 7/20/2016 Regular Meeting

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9A

MOUNTAIN PEAK WINERY / MOUNTAIN PEAK VINEYARDS, LLC / USE PERMIT NO. P13-00320-UP AND ROAD AND STREET STANDARDS EXCEPTION REQUEST

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 on any of the lists of hazardous waste sites enumerated under Government Code Section 65962.5.

Request:
Request for approval of a Use Permit to allow: 1) Construction of a new 100,000 gallon per year winery including an approximately 33,424 square foot cave, approximately 8,046 square foot tasting and office building, and approximately 6,412 square foot covered outdoor crush pad and work area; 2) demolition of the existing single family residence; 3) installation of twenty-six parking spaces; 4) construction of two (2) new driveways and private access roads with ingress/egress from Soda Canyon Road; 5) installation of a High Treatment wastewater treatment system and community non-transient potable water supply sourced from on-site private wells including two (2) 100,000 gallons water tanks for vineyard irrigation and one (1) 20,000 gallon water tank for domestic supply; 6) disposal of all cave spoils on-site within existing vineyards; 7) nineteen full time employees, four (4) part-time employees and four (4) seasonal harvest employees; 8) wine tours and tastings by prior appointment only for a maximum of eighty visitors per day and a maximum of 320 visitors per week; 9) a marketing plan including three (3) events per month for up to twelve visitors, three (3) events per month for up to twenty-four visitors, four (4) events per year for up to seventy-five visitors, and two (2) events per year for up to 125 visitors; and 10) on premises consumption of wines produced on site in the tasting room and outdoor terrace in accordance with Business and Professions Code Sections 23358, 23390 and 23396.5 (AB 2004-Evans Bill). The project also includes a request for an exception to the Napa County Road and Street Standards (RSS) to increase the maximum slope on a portion of the commercial access road to the covered crush pad and cave portals from 16% to 19.6%. The project is located on a 41.76-acre parcel on the northwest side of Soda Canyon Road, approximately 6.1 miles north of its intersection with Silverado Road, 3265 Soda Canyon Road, Napa, CA, 94558; APN: 032-500-033.

Staff Recommendation:
Adopt the Negative Declaration and approve the Use Permit and Road Exception Request, as conditioned.

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

Applicant / Property Owner Contact:
Steven Rea, 1114 Petra Drive, Napa, CA 94558, (310) 913-0742

Supporting Documents
A Winery Comparison Chart ( Adobe PDF - 1412 kb )
B Findings ( Adobe PDF - 44 kb )
C Conditions of Approval ( Adobe PDF - 77 kb )
D Department Conditions Memos ( Adobe PDF - 3335 kb )
E Application Narrative ( Adobe PDF - 8280 kb )
F Use Permit Application ( Adobe PDF - 6323 kb )
G Cave Feasibility Report ( Adobe PDF - 5531 kb )
H Road Exception Request ( Adobe PDF - 1956 kb )
I Soda Canyon Road Study ( Adobe PDF - 9122 kb )
J Draft Negative Declaration - Initial Study ( Adobe PDF - 2975 kb )
K Traffic Study ( Adobe PDF - 7380 kb )
L Traffic Study Figures and Tables ( Adobe PDF - 8177 kb )
M Noise Assessment ( Adobe PDF - 1031 kb )
N Groundwater Study ( Adobe PDF - 3143 kb )
O Water Availability Analysis ( Adobe PDF - 2175 kb )
P Stormwater Treatment Plan ( Adobe PDF - 4748 kb )
Q Sewage Treatment Feasibility Study ( Adobe PDF - 6180 kb )
R Public Correspondence ( Adobe PDF - 7193 kb )
S Graphics ( Adobe PDF - 8129 kb )
T Updated Cave Plans (Added after initial agenda posting) ( Adobe PDF - 873 kb )
U Mountain Peak Winery Proposed LEED Platinum Presentation (Added after meeting) ( Adobe PDF - 3069 kb )
V Soda Canyon Neighborhood Public Hearing Presentation (Added after meeting) ( Adobe PDF - 15950 kb )
W Correspondence Received after packet mail out or at meetin (Added after meeting) ( Adobe PDF - 14350 kb )
X Correspondence received after packet mail out (Added after meeting) ( Adobe PDF - 35613 kb )
Y Correspondence received after packet mail out (Added after meeting) ( Adobe PDF - 15950 kb )
Z Anthony Arger Comments (Added after meeting) ( Adobe PDF - 167504 kb )

9B

NAPA VAULT STORAGE FACILIY - BARNSTABLE LTD, LLC/STORAGE TECH, LLC - USE PERMIT P14-00296-UP & TENTATIVE MAP P15-00298-TM

CEQA Status: Consideration and possible adoption of a Mitigated Negative Declaration. According to the proposed Mitigated Negative Declaration, the proposed project would have potentially significant effects on Biological Resources and Hydrology & Water Quality unless mitigation measures are adopted. The project site is not on any of the lists of hazardous waste sites enumerated under Government Code Section 65962.5.

Request: A request for approval of a use permit to allow the construction of 130 personal storage units and common area contained in 11 buildings, where 128 units are to be sold as individual storage condominiums. The request also includes approval a modification of Tentative Map #P09-00100-PM to create 128 condominium storage units, one owner's common area, and one storage unit. The building area in total will be 152,348 sq.ft, concrete tilt-up construction, 26-35.3 feet in height, with an earth-toned pallet and stone accents. Frontage improvements include landscaping featuring trees, native plants, boulders and a 10' wide multi-use trail. In addition, seven restrooms are proposed, 13 parking stalls, an on-site waste disposal system, a new well and water system, and one storage tank. The 63-foot wide aisles will allow parking in front of each storage unit. Total site coverage would be 309,465 sq.ft. The site will be operated and maintained by an owners association (OA) of 128 owners. No employees are proposed. There will be covenants, conditions, and restrictions recorded on the property and enforced by the OA. The project proposes to utilize the same setback from Suscol Creek as the originally approved project and requests consideration of the same approved development exception to allow the 75-foot setback from Suscol Creek instead of the required 150-feet, with environmental enhancement of the site area within 75-feet of the creek.

The project is located on a 10.32-acre parcel on the south side of Soscol Ferry Road, approximately 1400 feet west of its intersection with Napa-Vallejo Highway (State Route 12/29) within the Napa Valley Business Park Specific Plan (NVBPSP), and a GI:AC (General Industrial: Airport Compatibility) zoning district. APN: 057-170-018;1055 Soscol Ferry Rd., Napa, CA 94558.

Staff Recommendation: Adopt the Mitigated Negative Declaration and approve the Use Permit and Tentative Map with the proposed conditions of approval.

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

Applicant Contact: Erik Bedford (707) 226-1458, erik@cityvault.com and Beth Painter (707) 337-3385 or beth@bpnapa.com

Supporting Documents
A Findings ( Adobe PDF - 63 kb )
B Proposed Conditions ( Adobe PDF - 523 kb )
C Agency Comments ( Adobe PDF - 2879 kb )
D Prior Approval Documents ( Adobe PDF - 6073 kb )
E Mitigated Negative Declaration ( Adobe PDF - 263 kb )
F Application Documents ( Adobe PDF - 7266 kb )
G Water Study ( Adobe PDF - 8995 kb )
H Wastewater Study ( Adobe PDF - 5856 kb )
I Biological Report ( Adobe PDF - 3254 kb )
J Traffic Study ( Adobe PDF - 976 kb )
K Public Comments ( Adobe PDF - 3598 kb )
L Graphics ( Adobe PDF - 5596 kb )
M Updated Graphics Package (Added after initial agenda posting) ( Adobe PDF - 6641 kb )
N Correspondence received after packet mail out (Added after meeting) ( Adobe PDF - 661 kb )