Meeting Supporting Documents

Planning Commission 8/17/2016 Regular Meeting

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9A

FROG'S LEAP WINERY / FROG'S LEAP WINERY, LLC. - USE PERMIT MAJOR MODIFICATION NO. P14-00054-MOD

CEQA Status:
Consideration and possible adoption of a Revised Negative Declaration. According to the proposed Revised 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 #P04-0427-MOD, and Use Permit #P10-00157-MOD) for the existing 240,000 gallons per year Winery to allow the following: 1) Construction of a 2,902 square foot building to replace an existing 2,290 square foot modular office building and including a commercial kitchen for processing of fruit from orchard trees located on the subject property and for food preparation for marketing and visitation; visitation and marketing space including a wine library; and a 845 square foot covered but unenclosed porch attached to the 2,902 square foot building; 2) Construction of a 145 square foot restroom building; 3) increase the daily tours and tastings from the approved 50 persons per day and 350 persons maximum per week, to 125 persons maximum per day Monday through Friday and 300 persons maximum per day on Saturday and Sunday, and a weekly maximum of 1,100 persons per week. Visitation hours will be modified from the existing hours of 8:00 AM to 4:30 PM to 10:00 AM to 6:00 PM; 4) modify the existing approved Marketing Plan that allows for a total of 3 monthly events for up to 25 persons to add 1 event per week for up to 20 persons, 1 event per month for up to 150 persons, 1 event quarterly for up to 500 persons; 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 for improved domestic water supply system; 7) increase full time employees from 4 previously permitted to the existing 30 full-time employees and 5 part-time employees; and 8) the addition of 30 parking spaces for a total of 68 spaces. The project also includes a request for an Exception to the Napa County Road and Streets Standards incorporate shoulder widening along Conn Creek Road in lieu of installing a left turn lane, and use of the driveway along Rutherford Road for employee and delivery access. Pursuant to the Napa County Road and Street Standards, the approval authority for this exception is the Public Works Director because the exception is located within a public right-of-way. Action on the Road Exception will be taken by the Public Works Director after the Planning Commission decision on the Use Permit Modification. 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 Number 030-090-033-000).

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

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

Applicant Contact: Jeff Redding, (707) 255-7375

CONTINUED FROM THE DECEMBER 2, 2015, JANUARY 6, 2016. APRIL 20, 2016, AND JUNE 15, 2016 MEETINGS

Supporting Documents
A Winery Comparison Analysis ( Adobe PDF - 114 kb )
B Findings ( Adobe PDF - 43 kb )
C Conditions of Approval ( Adobe PDF - 889 kb )
D Agency Comments ( Adobe PDF - 2479 kb )
E Previous Project Conditions ( Adobe PDF - 856 kb )
F Initial Study/Negative Declaration ( Adobe PDF - 944 kb )
G Correspondence Received After April 20, 2016 Packet Mailout ( Adobe PDF - 12901 kb )
H Public Comments Submitted Before April 20, 2016 ( Adobe PDF - 2981 kb )
I Applicant Response to Public Comment Before April 20, 2016 ( Adobe PDF - 2858 kb )
J Use Permit Application Packet ( Adobe PDF - 1771 kb )
K Revised Road & Street Standard Exception Request Packet ( Adobe PDF - 6183 kb )
L Revised Traffic Study ( Adobe PDF - 4550 kb )
M Wastewater Feasibility Study ( Adobe PDF - 3426 kb )
N Water Availability Analysis ( Adobe PDF - 242 kb )
O Graphics ( Adobe PDF - 5015 kb )
P Applicant Response to Staff Report of April 20, 2016 ( Adobe PDF - 453 kb )
Q Applicant Response to Public Comment After April 20, 2016 ( Adobe PDF - 993 kb )
R Part 1 ( Adobe PDF - 3698 kb )
S Part 2 ( Adobe PDF - 4757 kb )
T Part 3 ( Adobe PDF - 9195 kb )
U Part 4 ( Adobe PDF - 7179 kb )
V Part 5 ( Adobe PDF - 1901 kb )
W Correspondence received after packet mail out (Added after meeting) ( Adobe PDF - 4705 kb )

9B

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:
Continue the item to the regular meeting of October 19, 2016.

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

CONTINUED FROM JULY 20, 2016 REGULAR MEETING

TO BE CONTINUED TO OCTOBER 19, 2016 REGULAR MEETING

Supporting Documents
A Request for Continuance ( Adobe PDF - 325 kb )

9C

NAPA VAULT STORAGE FACILITY - 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: Continue the item to the regular meeting of September 21, 2016.

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

CONTINUED FROM THE JULY 20, 2016 PLANNING COMMISSION MEETING.

STAFF REQUESTS THIS ITEM BE CONTINUED TO THE SEPTEMBER 21, 2016 REGULAR MEETING.

Supporting Documents
A Continuance Request ( Adobe PDF - 13 kb )

9D

OAKVILLE FARMS HORSE BOARDING FACILITY / CAROLYNN STEIL - USE PERMIT #P14-00042

CEQA Status: Consideration and possible adoption of a Categorical Exemption Class 1. It has been determined that this type of project does not have a significant effect on the environment and is exempt from the California Environmental Quality Act. [See Section 15301 Class 1 (Existing Facilities), which may be found in the guidelines for the implementation of the California Environmental Quality Act at 14 CCR §1530; and, also, Napa County’s Local Procedures for Implementing the California Environmental Quality Act, Appendix B]. This project is not on any lists of hazardous waste sites enumerated under Government Code Section 65962.5.

Request: Approval of a Use Permit to recognize an existing horse boarding and training stables to include: a) the boarding of a maximum of 30 horses; b) the use of an existing, ±4,752 sq. ft., 14-stall horse barn; c) the use of two (2) existing sand arenas (24,200 sq. ft. and 10,500 sq. ft. in area) for riding/training; d) the use of 12 existing fenced pasture/paddock areas; e) the use of one (1) regularly maintained “port-a-potty” for sanitation purposes; f) the use of seven (7) parking spaces; and g) to allow two (2) contract horse trainers to use the facilities to train the resident boarded horses. The project is located on a ±40.96 acre site, between Oakville Cross Road and Skellenger Lane approximately .46 miles north of Oakville Cross Road. The General Plan land use designation is Agriculture, Watershed, and Open Space (AWOS) and it is within the Agricultural Watershed (AW) zoning district; APN: 031-050-047; 7810 Silverado Trail.

Staff Recommendation: Find the project Categorically Exempt from CEQA and approve the Use Permit, as conditioned.

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

Applicant Contact: Carolyn Steil; (415) 810-5211; oakvillefarms@gmail.com

Supporting Documents
A Findings ( Adobe PDF - 28 kb )
B Conditions of Approval ( Adobe PDF - 38 kb )
C Agency Comments ( Adobe PDF - 2832 kb )
D CEQA Memorandum ( Adobe PDF - 156 kb )
E Application Documents ( Adobe PDF - 17964 kb )
F Water Availability ( Adobe PDF - 303 kb )
G Graphics ( Adobe PDF - 3159 kb )
H Correspondence received after packet mail out (Added after meeting) ( Adobe PDF - 2071 kb )