Meeting Supporting Documents

Planning Commission 10/19/2016 Regular Meeting

Links to the official agenda(s), board letters and supporting documents are found here. If an item number is blue there is a board letter is available for it, so click the item number to view the board letter. If an item has any supporting documents, they will be displayed by the item number. The document's title is a link to the actual document. The attachment type and file size are listed next to the title. Please see the agenda link(s) below for the official PDF agenda(s).

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8A

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 November 16, 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 AND AUGUST 17, 2016

TO BE CONTINUED TO NOVEMBER 16, 2016 REGULAR MEETING

Supporting Documents
A Continuance Request ( Adobe PDF - 201 kb )
B Correspondence received after packet mail out (Added after meeting) ( Adobe PDF - 517 kb )

9A

DOLORES R. BULLER TRUST / JESSEL GALLERY AND PRIME SOLUM TASTING ROOM & BARREL STORAGE – USE PERMIT APPLICATION #P12-00194-UP

CEQA Status: Consideration and possible adoption of a Mitigated Negative Declaration (MND) and Mitigation Monitoring and Reporting Program (MMRP). According to the proposed MND, the project would not have a significant environmental impact after implementation of a mitigation measure related to potential Transportation/Traffic 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 Use Permit (P12-00194 – UP) in order to: 1) legitimize the existing art studio, gallery and retail store offering wine tasting, retail art and wine sales, events and art classes (Jessel Gallery); 2) allow wine barrel storage, events, wine tasting, retail and wholesale sale of wine, and retail sale of food, art and antiques (Prime Solum Tasting Room); and 3) recognize an existing apartment residence as an accessory dwelling unit on the upper floor of the building currently occupied by Jessel Gallery. If approved, all activities would occur within and adjacent to two existing buildings located near the southern property line of the 6.65-acre property located north of Monticello Road, at 1019 Atlas Peak Road (Assessor’s parcel number 039-320-008), in the CL (Commercial Limited) District.

Staff Recommendation: Adopt the MND and MMRP and approve the requested Use Permit, as conditioned.

Staff Contact: Dana Ayers, Planner III; phone number (707) 253-4388 or email address dana.ayers@countyofnapa.org

Applicant Contacts: George Monteverdi, Principal, Monteverdi Consulting, phone number (707) 761-2516 or email address George@MonteverdiConsulting.com; David Knitter, Knitter & Knitter, LP, phone number (707) 969-8880 or email address DaveK@KnitterLaw.com

Supporting Documents
A Recommended Findings ( Adobe PDF - 53 kb )
B Recommended Conditions of Approval and Department Comments ( Adobe PDF - 3749 kb )
C Initial Study/Mitigated Negative Declaration ( Adobe PDF - 343 kb )
D Public Comments ( Adobe PDF - 260 kb )
E Application Packet, P12-00194 - UP ( Adobe PDF - 13254 kb )
F Phase One Historic Assessment of Jessel Gallery Building ( Adobe PDF - 2855 kb )
G Septic System Feasibility Report ( Adobe PDF - 5189 kb )
H Water Availability Correspondence ( Adobe PDF - 3876 kb )
I Left-Turn Queue Analysis ( Adobe PDF - 272 kb )
J Graphics ( Adobe PDF - 3334 kb )
K Correspondence received after packet mail out (Added after meeting) ( Adobe PDF - 3691 kb )

9B

MCVICAR VINEYARDS / MCVICAR VINEYARDS - USE PERMIT P15-00020-UP

CEQA Status: Consideration and possible adoption of Categorical Exemptions pursuant to the California Environmental Quality Act (CEQA), Section 15303, Class 3, which exempts construction and operation of small wineries and Appendix B, Class 3 of the Napa County’s Local Procedures for Implementing the California Environmental Quality Act. The project site is not included on a list of hazardous materials sites compiled pursuant to Government Code Section 65962.5.

Request: Approval of a Use Permit to convert and existing 20,000 gallons per year Small Winery Exemption permit into a 20,000 gallon per year winery with the following components: (1) Conversion of an existing 1,131 square foot building for winery production to include a 300 square foot tasting room and 831 square foot production area; (2) Construction of a 600 square foot covered crush pad and 800 square foot patio; (3) Hours of operation: 8:30 AM to 5:00 PM (production hours, except during harvest) and 10:00 AM to 6:00 PM (hospitality hours), seven (7)-days a week; (4) Employment of seven (7) full-time employees; (5) Employee hours: 8:30 AM to 6:00 PM, 1 shift; (6) Construction of six (6) parking spaces (five standard spaces and one ADA space); (7) Construction of a new pipe connection from the proposed crush pad area to the existing waste processing system; (8) Visitation of a maximum of 12 visitors per day; maximum 84 visitors per week; and (9) Marketing Program to include 10 events per year for a maximum of 30 guests per event. All events to be catered. The project is located on a 7.5 acre parcel within the Agricultural Preserve (AP) zoning district and accessed via a private driveway located off Solano Avenue; 6155 Solano Avenue, Napa, CA 94558; APN: 034-160-008.

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

Staff Contact:
Jason R. Hade, AICP, Planner III, (707) 259-8757 or jason.hade@countyofnapa.org

Applicant Contact: James Koller, 6155 Solano Avenue, Napa, CA 94558, (707) 346-7760

Supporting Documents
A Recommended Findings ( Adobe PDF - 43 kb )
B Recommended Conditions of Approval ( Adobe PDF - 61 kb )
C Previous Project Conditions ( Adobe PDF - 681 kb )
D CEQA Memorandum ( Adobe PDF - 192 kb )
E Use Permit Application P15-00020 ( Adobe PDF - 1651 kb )
F Water Availability Analysis ( Adobe PDF - 1299 kb )
G Wastewater Feasibility Study ( Adobe PDF - 2728 kb )
H Graphics ( Adobe PDF - 984 kb )
I Winery Comparison Analysis ( Adobe PDF - 124 kb )
J Correspondence received after packet mail out (Added after meeting) ( Adobe PDF - 2599 kb )

9C

YOUNTVILLE WASHINGTON STREET WINERY / GARY & MARY ANNE TAYLOR AND WILLIAM & DOROTHY KELLER - USE PERMIT P16-00083-UP

CEQA Status
: Consideration and possible adoption of Categorical Exemptions pursuant to Appendix B, Class 3, of the Napa County Local Procedures for Implementing the California Environmental Quality Act which exempts the construction and operation of small wineries. This project is not on any of the lists of Hazardous waste sites enumerated under Government Code Section 65962.5.

Request: Approval of a Use Permit to establish a new 30,000 gallon per year winery with the following components:(a) the construction of a 3,460 sq. ft. winery production building including a 480 sq. ft. covered crush pad; (b) construction of a 1,324 sq. ft. hospitality building; (c) employ 10 or fewer persons full and part time; (d) authorize visitation for a daily maximum of 25 persons; (e) establish a marketing program to host ten (10) events of up to 30 persons and one (1) event during the annual wine auction of up to 100 persons, for a total attendance of 400 persons annually; (f) allow on-site consumption of wines produced on site in the tasting room and outdoor courtyards, patios, lawn and garden areas in accordance with Business and Professions Code Sections 23358, 23390 and 23396.5 (AB 2004-Evans Bill); and, (g) construct associated on-site and off-site improvements. The project is located on a 10.5 acre parcel within the Agricultural Preserve (AP) zoning district and accessed via a new driveway from Washington Street; 6170 Washington Street, Napa, CA 94558; APN: 036-110-009.

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

Staff Contact: Sean Trippi, Project Planner, (707) 299-1353 or sean.trippi@countyofnapa.org

Applicant Contact: George Monteverdi, Monteverdi Consulting, LLC, PO Box 6079, Napa, CA 94581, (707) 761-2516 or George@MonteverdiConsulting.com

Supporting Documents
A Recommended Findings ( Adobe PDF - 36 kb )
B Recommended Conditions of Approval and Final Agency Comments ( Adobe PDF - 4937 kb )
C CEQA Memo ( Adobe PDF - 191 kb )
D Use Permit Application Packet ( Adobe PDF - 10492 kb )
E Water Availability Analysis & Transient Non-Community Water System Information ( Adobe PDF - 8047 kb )
F Wastewater Feasibility Study ( Adobe PDF - 10886 kb )
G Stormwater Control Plan & Treatment and Maintenance Plan ( Adobe PDF - 7404 kb )
H Traffic Study ( Adobe PDF - 5217 kb )
I Biological Assessment ( Adobe PDF - 3986 kb )
J Graphics ( Adobe PDF - 3868 kb )
K Winery Comparsion Analysis ( Adobe PDF - 105 kb )
L Correspondence received after packet mail out (Added after meeting) ( Adobe PDF - 4293 kb )