Meeting Supporting Documents

Planning Commission 1/18/2017 Regular Meeting

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9A

RAYMOND VINEYARD AND CELLAR, INC. / RAYMOND – TICEN RANCH WINERY / MAJOR MODIFICATION TO USE PERMIT, APPLICATION #P15-00307 – MOD

CEQA Status:
Consideration and possible adoption of a Mitigated Negative Declaration (MND). According to the proposed MND, the proposed project would not have any potentially significant environmental impacts after implementation of mitigation measures related to potential impacts to Biological Resources and Tribal Cultural Resources. This proposed project site is not on any lists of hazardous waste sites enumerated under Government Code Section 65962.5.

Request: Approval of a Major Modification (P15-00307 – MOD) in order to amend the existing entitlements allowing the operation of Raymond Vineyard and Cellars’ Winery with visitation and marketing events at 849 Zinfandel Lane, south of the City of St. Helena. The request consists of operational changes that generally include: 1) addition of the Ticen Ranch property, located at 1584 St. Helena Highway, into Raymond Winery operations, with conversion of the Ticen Ranch residence and barn into winery visitation and administration space; 2) extension of winery operating hours until 11:00 p.m. during harvest (August through November) and visitation hours until 6:30 p.m. year round; 3) allowance for on-site consumption of wine in specified areas on the properties (Business & Professions Code 23358, 23390 and 23396.5); and 4) allowance for up to half of Raymond Winery’s currently permitted, annual marketing events to be held outdoors. The request includes modifications to the development of the Raymond Winery and Ticen Ranch parcels that include a new access driveway to the Raymond Winery from St. Helena Highway and across the Ticen Ranch parcel, as well as construction of a vineyard viewing platform, 61 new parking stalls between the two existing parcels, improvements to the existing sanitary wastewater treatment system, and installation of two, 10,000-gallon tanks for storage of water for fire suppression purposes. The application also includes requests to legitimize an existing, noncompliant number of employees (90 full-time, part-time and seasonal) and additional site modifications and conversions of building use that are already in place but that were completed without benefit of County permit approvals. The properties at 849 Zinfandel Lane and 1584 St. Helena Highway (Assessor’s Parcel Nos. 030-270-013 and 030-270-012, respectively) have a General Plan land use designation of Agricultural Resource and are located in the AP (Agricultural Preserve) Zoning District.

Staff Recommendation: Extend the public comment period on the project's environmental analysis/proposed MND, to January 23, 2017. Continue the public hearing on the Use Permit Modification request, to the Commission's Regular Meeting of February 1, 2017.

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

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

HEARING ON THE MERITS OF THE PROJECT TO BE CONTINUED TO FEBRUARY 1, 2017, REGULAR MEETING.


9B

SAN BERNABE, LLC / SAM JASPER WINERY - USE PERMIT APPLICATION #P15-00077-UP

CEQA Status: Consideration and possible adoption of a Negative Declaration (ND). According to the proposed ND, construction and operation of the proposed winery would not have a significant impact on the environment. 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 to construct and operate a winery with an annual production capacity of 20,000 gallons of wine. The site is currently developed with a single-family residence and 7.25 acres of vineyards. As proposed, the winery would include: 1) an approximately 17,400 square foot new structure housing tasting rooms, administrative offices, barrel storage and fermentation rooms, and including partially enclosed and covered work and hospitality areas, plus approximately 200 additional square feet of detached trash/recycling enclosures; 2) two full-time and two part-time employees, plus two part-time seasonal employees during the harvest season; 3) daily operation between the hours of 6:00 a.m. and 6:00 p.m., with an appointment-only tasting room open between the hours of 10:00 a.m. and 6:00 p.m.; 4) scheduled tours and tastings for up to 25 people per day, up to a maximum of 160 people per week; 5) up to 23 marketing events annually, with 10 events annually for up to 15 guests, 10 events annually for up to 25 guests and three events annually for up to 50 guests with food; and 6) on-premise consumption of wine purchased on the property. The 10.23-acre property is located at 4059 Silverado Trail, Napa, in the AP (Agricultural Preserve) Zoning District; Assessor’s Parcel No 039-390-023.

Staff Recommendation: Adopt the Negative Declaration 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’s Representative: Rob Anglin, Holman Teague, LLP, 1455 First Street, Suite 217, Napa, CA 94559; phone number (707) 927-4274 or email address anglin@htralaw.com

Supporting Documents
A Recommended Findings ( Adobe PDF - 45 kb )
B Recommended Conditions of Approval and Final Agency Approval Memos ( Adobe PDF - 2648 kb )
C Initial Study / Negative Declaration ( Adobe PDF - 371 kb )
D Public Comments ( Adobe PDF - 655 kb )
E Use Permit Application Packet, P15-00077 - UP ( Adobe PDF - 9276 kb )
F Water Availability Analysis ( Adobe PDF - 6761 kb )
G Wastewater Feasibility Study ( Adobe PDF - 12340 kb )
H Traffic Study ( Adobe PDF - 4885 kb )
I Graphics ( Adobe PDF - 6854 kb )
J Winery Comparison Analysis ( Adobe PDF - 135 kb )
K Correspondence received after packet mail out (Added after meeting) ( Adobe PDF - 5637 kb )

9C

LAURA & MICHAEL SWANTON / LAURA MICHAEL WINES / USE PERMIT MAJOR MODIFICATION NO. P16-00033-MOD & VARIANCE NO. P16-00288-VAR

CEQA Status: Consideration and possible adoption of a Categorical Exemptions pursuant to the California Environmental Quality Act (CEQA) Section 15301, Class 1: Existing Facilities; Section 15303 Class 3: New Construction or Conversion of Small Structures; Section 13504 Class 4: Minor Alterations to Land; and, Appendix B, Class 3 #10 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 Major Modification to an existing 5,000 gallon winery (Use Permit #U-467980) to expand the existing winery and operations to: 1) construct a 50 sq. ft. free-standing ADA accessible restroom; 2) construct one (1) ADA accessible parking space; 3) allow one (1) part-time employee; 4) allow wine tasting by appointment only for 12 visitors per day and a maximum of 84 visitors per week; 5) allow a marketing program for 6 marketing events per year for 30 guests and one (1) event per year for a maximum of 75 guests; 6) relocate the existing parking spaces to the opposite side of the existing parking lot; 7) add visitation hours of 10:00 AM to 4:30 PM; and, 8) to allow on- premises consumption of wine in the tasting room, lawn, deck area, and in the existing seating area outside the tasting room accordance with Business and Professions Code Sections 23358, 23390 and 2.3396.5 (AB 2004- Evans Bill). The proposal also includes Variance request #P16-00288, pursuant to Napa County Code Section 18.104.230 (B), to allow construction of the new free-standing accessory restroom building ±94 feet from Lake County Highway (State Highway 29), in lieu of the required minimum 600-ft winery setback. The project is located on a ±3.23 acre parcel on the east side of Lake County Highway (State Highway 29), approximately 800 feet north of its intersection with Silverado Trail in the Calistoga area. The General Plan Land Use designation is Agriculture, Watershed and Open Space, and the property is zoned Agricultural Watershed (AW); 2250 Lake County Highway, Calistoga, APN: 017-230-009.

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

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

Applicant Contact: Jeremy Sill; R.S.A, 1515 Fourth St. Napa; (707) 252-4966; jsill@RSAcivil.com

Supporting Documents
A Recommended Findings ( Adobe PDF - 59 kb )
B Recommended Conditions of Approval and Final Agency Approval Memos ( Adobe PDF - 3184 kb )
C Previous Project Conditions ( Adobe PDF - 2704 kb )
D CEQA Memorandum ( Adobe PDF - 196 kb )
E Use Permit Application Packet ( Adobe PDF - 9366 kb )
F VARIANCE APPLICATION ( Adobe PDF - 2099 kb )
G Water Availability Analysis ( Adobe PDF - 2121 kb )
H Wastewater Feasibility Study ( Adobe PDF - 2429 kb )
I Traffic Study ( Adobe PDF - 320 kb )
J Graphics ( Adobe PDF - 8328 kb )
K Winery Comparison Analysis ( Adobe PDF - 111 kb )
L Correspondence received after packet mail out (Added after meeting) ( Adobe PDF - 1720 kb )