Meeting Supporting Documents

Planning Commission 2/1/2017 Regular Meeting

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9A

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

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 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 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 eventual merger of the two parcels and 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, pet dog comfort station, 61 new parking stalls between the two existing parcels, improvements to the existing sanitary wastewater treatment system, and installation of two, 10,000-gallon, water storage tanks. 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) are under common ownership, have a General Plan land use designation of Agricultural Resource (AR) and are located in the AP (Agricultural Preserve) District.

Staff Recommendation: Adopt the Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program and approve the requested Use Permit Major Modification, as conditioned.

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

Applicant’s Representative: Donna Oldford, Plans4Wine; (707) 963-5832 or email address DBOldford@aol.com

ITEM CONTINUED FROM JANUARY 18, 2017 REGULAR MEETING

Supporting Documents
A Recommended Findings ( Adobe PDF - 58 kb )
B Recommended Conditions of Approval and Final Agency Approval Memos ( Adobe PDF - 2077 kb )
C Previous Project Conditions ( Adobe PDF - 2168 kb )
D Summary of Approved and Requested Accessory to Production Ratios ( Adobe PDF - 73 kb )
E Initial Study/Mitigated Negative Declaration ( Adobe PDF - 827 kb )
F Public Comments ( Adobe PDF - 26621 kb )
G Use Permit Modification Application Packet ( Adobe PDF - 24969 kb )
H Water Availability Analysis ( Adobe PDF - 3165 kb )
I Wastewater Feasibility Study ( Adobe PDF - 2561 kb )
J Traffic Study ( Adobe PDF - 7151 kb )
K Ticen Ranch Historic Assessment ( Adobe PDF - 10479 kb )
L Graphics ( Adobe PDF - 7340 kb )
M Winery Comparison Analysis ( Adobe PDF - 103 kb )
N Correspondence received after packet mail out (Added after meeting) ( Adobe PDF - 1502 kb )
O Correspondence received after packet mail out (Added after meeting) ( Adobe PDF - 6073 kb )

9B

GRASSI WINE COMPANY / GRASSI FAMILY WINERY - USE PERMIT NO. P15-00339-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 in order to construct and operate a new winery which would include: 1) Annual wine production capacity of up to 25,000 gallons; 2) Employ 10 or fewer employees; 3) Operate daily, Monday through Sunday, 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) Offer daily tours and tastings for up to 12 people per day, up to a maximum of 70 people per week; 5) Host 3 marketing events, consisting of one event annually for up to 75 guests, two events annually for up to 40 guests with catered food, with all events to occur in the winery’s tasting room and adjoining outdoor visitation areas between the hours of 11:00 a.m. and 10:00 p.m.; 6) Offer on-premise consumption of wine purchased on the property, consistent with Business & Professions Code Sections 23358, 23390 and 23396.5, inside of the proposed winery building and on the adjoining outdoor visitations areas; 7) Construct an approximately 3,072 sq. ft. production facility building for crush, fermentation and barrel aging, including a 2,435 sq. ft. covered outdoor crush pad and work area and 1,942 sq. ft. outdoor fermentation tank area with mechanical equipment enclosure, storage areas and waste/recycling enclosure; 8) Construct an approximately 1,266 sq. ft. hospitality structure with an approximately 1,204 sq. ft. outdoor terrace for visitation; 9) Install parking for 9 vehicles; 10) Extend and widen the site access driveway to a 20-foot width including installation of a new bridge over an intermittent drainage; 11) Install a new subsurface drip wastewater treatment system for process and domestic waste; and 12) Install three water storage tanks consisting of two 10,000 gallon water storage tanks for winery water needs, and one 48,000 gallon fire suppression water tank. The 10.05-acre property is located at 1044 Soda Canyon Road, Napa, approximately 700 northeast of its intersection with Silverado Trail within the AW (Agricultural Watershed) Zoning District; Assessor’s Parcel No 039-140-027.

Staff Recommendation: Adopt the Negative Declaration and approve the requested Use Permit, as conditioned.

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

Applicant’s Representative: Donna B. Oldford, Plans4Wine, 2620 Pinot Way, St. Helena, CA 94574; (707) 963-5832 or DBOldford@aol.com

Supporting Documents
A Recommended Findings ( Adobe PDF - 219 kb )
B Recommended Conditions of Approval and Final Agency Approval Memos ( Adobe PDF - 3679 kb )
C Initial Study/Negative Declaration ( Adobe PDF - 477 kb )
D Correspondence - Public Comments ( Adobe PDF - 1727 kb )
E Use Permit Application Packet ( Adobe PDF - 6181 kb )
F Water Availability Analysis ( Adobe PDF - 4152 kb )
G Wastewater Feasibility Study ( Adobe PDF - 4417 kb )
H Traffic Study ( Adobe PDF - 3143 kb )
I Archaeology Study ( Adobe PDF - 2286 kb )
J Recorded Lot Line Adjustment ( Adobe PDF - 389 kb )
K Graphics ( Adobe PDF - 12502 kb )
L Winery Comparison Analysis ( Adobe PDF - 846 kb )
M Correspondence received after packet mail out (Added after meeting) ( Adobe PDF - 9028 kb )
N Correspondence received after packet mail out (Added after meeting) ( Adobe PDF - 41214 kb )