Meeting Supporting Documents

Planning Commission 2/15/2017 Regular Meeting

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8A

PD PROPERTIES, LLC/FLYNNVILLE WINE COMPANY/USE PERMIT NO. P12-00222-UP & VARIANCE NO. P12-00223-VAR

CEQA Status: Consideration and possible adoption of a Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program (MMRP). According to the proposed Mitigated Negative Declaration, the proposed project would not have any potentially significant environmental impacts after implementation of mitigation measures. Mitigation measures are proposed for the areas of biological resources, noise and transportation/traffic. 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 construct a new winery with a production capacity of 60,000 gallons per year with the following characteristics: (a) construct two buildings, totaling 24,210 square feet in area; (b)  demolish five existing buildings totaling 21,450 square feet; (c) tours and tastings by appointment only for a maximum of 25 persons per day; (d) establish a marketing program to permit six (6) events per year with a maximum of 25 guests, six (6) events per year with a maximum of 50 guests, and three (3) events per year with a maximum of 100 guests; (e) 15 employees; (f)  hours of operation from 8:00 AM to 8:00 PM (production hours, except during harvest) and 10:00 AM to 6:30 PM (visitation hours), 7-days a week; (g) parcel merger of APNs: 020-320-003; 020-320-006; 020-320-009; 020-320-015; 020-320-016; and 020-170-012 to establish a minimum parcel size of 10 acres; (h) variance (P12-00223) to allow construction of the winery buildings at 150-feet from State Highway 29 (within the 600-foot setback), at 78-feet from Maple Lane (within the 300-foot setback), and at 84 feet from Ida Lane (within the 300-foot setback); and (I) related winery facilities and infrastructure. The project is located on a proposed 10.09 acre parcel within the Agricultural Watershed (AW) and Agricultural Preserve (AP) zoning districts and accessed via a private driveway located off Maple Lane; 1184 Maple Lane, Calistoga, CA 94515; APNs: 020-320-003; 020-320-006; 020-320-009; 020-320-015; 020-320-016; and 020-170-012.

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

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

Applicant Contact: Tom Faherty, 1560 Railroad Avenue, St. Helena, CA, (707) 963-1466

Supporting Documents
A Recommended Findings ( Adobe PDF - 49 kb )
B Recommended Conditions of Approval and Final Agency Approval Memos ( Adobe PDF - 3689 kb )
C Previous Project Conditions ( Adobe PDF - 2786 kb )
D Initial Study/Mitigated Negative Declaration ( Adobe PDF - 660 kb )
E Public Comments ( Adobe PDF - 5209 kb )
F Use Permit Application Packet ( Adobe PDF - 3361 kb )
G Variance Application Packet ( Adobe PDF - 1668 kb )
H Water Availability Analysis ( Adobe PDF - 151 kb )
I Wastewater Feasibility Study ( Adobe PDF - 2752 kb )
J Traffic Study ( Adobe PDF - 45 kb )
K Biological Study ( Adobe PDF - 21598 kb )
L Graphics ( Adobe PDF - 11510 kb )
M Winery Comparison Analysis ( Adobe PDF - 133 kb )
N Correspondence Received After Packet Mail-Out (Added after meeting) ( Adobe PDF - 9235 kb )

8B

SOUTH WHITEHALL LANE DEVELOPMENT, LLC / WHL WINERY / USE PERMIT (P15-00215-UP) & 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 included on a list of hazardous materials sites compiled pursuant to Government Code Section 65962.5.

Request: Approval of a Use Permit to allow the construction of a new 10,000 gallon winery with the following characteristics: (a) a new 6,812 sq. ft. winery building with an 1,230 sq. ft. unenclosed covered crush pad area, bottling to be handled by a mobile bottling service on an as needed basis within the unenclosed crush pad area; (b) a 384 sq. ft. pump house and trash enclosure; (c) on-site parking for two (2) vehicles; (d) a new driveway adjoining the west property line; (e) fewer than 10 full and part time employees; (f) hours of operation from 6:00 AM to 6:00 PM, seven days per week; (g) four (4) water storage tanks with a capacity of 10,000 gallons each for fire protection, domestic and irrigation; and (h) Installation of a wastewater treatment system. No tours and tastings or marketing events are proposed. The request also includes an exception to the County’s Road and Street Standards (RSS) to allow widths of less than 22-feet for two existing portions of the South Whitehall Lane shared access drive. The project is located on a 19.97-acre parcel within the Agricultural Preserve (AP) zoning district on the southeast side of South Whitehall Lane (a shared private access drive), approximately 630-feet west of the bend in the road or approximately 0.6 miles south of Whitehall Lane. 1561 South Whitehall Lane, St. Helena, CA 94574. APN: 027-460-013.

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

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

Applicant Contact: Donna B. Oldford, Plans4Wine, 2620 Pinot Way, St. Helena, CA 94574, (707) 963-5832

Supporting Documents
A Recommended Findings ( Adobe PDF - 55 kb )
B Recommended Conditions of Approval and Final Agency Approval Memos ( Adobe PDF - 4499 kb )
C Initial Study/Negative Declaration ( Adobe PDF - 2753 kb )
D Use Permit Application Packet ( Adobe PDF - 7417 kb )
E Road and Street Standards Exception Request ( Adobe PDF - 5057 kb )
F Water Availability Analysis ( Adobe PDF - 3522 kb )
G Wastewater Feasibility Study ( Adobe PDF - 10364 kb )
H Stormwater Control Plan ( Adobe PDF - 5497 kb )
I Graphics ( Adobe PDF - 12829 kb )
J Winery Comparsion Analysis ( Adobe PDF - 107 kb )
K Correspondence Received After Packet Mail-Out (Added after meeting) ( Adobe PDF - 27234 kb )

8C

ARCHANGEL INVESTMENTS, LLC / BALDACCI FAMILY VINEYARDS / USE PERMIT (P15-00422) & VIEWSHED (P16-00295)

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 included on a list of hazardous materials sites compiled pursuant to Government Code Section 65962.5.

Request: Approval of a use permit to allow an increase of the production capacity of the existing winery from 20,000 gallons to 40,000 gallons per year with the following characteristics: (a) construction of a new 2,619 sq. ft. production building with an enclosed crush pad area, bottling to be handled by a mobile bottling service on an as needed basis within the enclosed crush pad area; (b) conversion of the existing 1,345 sq. ft. winery building to an administrative building and the construction of a 3,510 sq. ft. addition for hospitality use; (c) construction of an 11,031 sq. ft. addition to the existing 7,613 sq. ft. cave area; (d) on-premises consumption of wines produced on site in the tasting room and outdoor hospitality area in accordance with Business and Professions Code Sections 23358, 23390 and 23396.5; (e) increase previously approved on-site parking from 6 to 16 spaces; (f) relocation of two (2) existing water storage tanks; (g) relocation of the entrance to the winery through an adjoining property at 6171 Silverado Trail (APN 031-220-015) with a new driveway connection to the winery; (h) tours and tastings by appointment only for 100 persons per day; (i) establishing a marketing program with catered food to host two events per month for up to 30 persons, four events per year for up to 100 persons, and six events per year for up to 50 persons; (j) up to 10 full and part time employees (currently approved for one part-time employee); (k) hours of operation, seven days a week: production 7:00 AM to 3:30 PM (non-harvest), 7:00 AM to 6:00 PM (harvest) and visitation 10:00 AM to 4:00 PM (existing winery has approved hours 8 A.M to 5 P.M., 5 days per week); and (l)wastewater treatment systems. The request also includes a viewshed application to address construction of the production building on slopes of 15% or greater. The winery is located on a 28.7 acre parcel on the west side of Silverado Trail, approximately ½-mile south of the Silverado Trail/Yountville Cross Road intersection. A new driveway is proposed on an adjoining 2.0 acre parcel under the same ownership. 6236 Silverado Trail (winery) & 6171 Silverado Trail (driveway), Napa, CA 94558. APN’s: 031-230-006 (winery) & 031-220-015 (driveway).

Staff Recommendation: Adopt the Negative Declaration and approve the Viewshed and Use Permit applications as conditioned.

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

Applicant Contact: Douglas Thornley, Gould Evans, 95 Brady Street, San Francisco, CA 94103, (415) 503-1411

Supporting Documents
A Recommended Findings ( Adobe PDF - 60 kb )
B Recommended Conditions of Approval and Final Agency Approval Memos ( Adobe PDF - 5424 kb )
C Previous Project Conditions ( Adobe PDF - 6033 kb )
D Initial Study/Negative Declaration ( Adobe PDF - 920 kb )
E Public Comments ( Adobe PDF - 189 kb )
F Use Permit Application Packet ( Adobe PDF - 7172 kb )
G Viewshed Application Packet ( Adobe PDF - 1006 kb )
H Water Availability Analysis & Water System Feasibility Report ( Adobe PDF - 5462 kb )
I Wastewater Feasibility Study ( Adobe PDF - 5614 kb )
J Stormwater Control Plan ( Adobe PDF - 1593 kb )
K Traffic Study ( Adobe PDF - 2398 kb )
L Graphics ( Adobe PDF - 17174 kb )
M Winery Comparsion Analysis ( Adobe PDF - 106 kb )
N Correspondence Received After Packet Mail-Out (Added after meeting) ( Adobe PDF - 1220 kb )

9A

COMMITTEE APPOINTMENTS FOR THE CALENDAR YEAR 2017
Request: Annual appointments and reappointments of Commission members to Ad Hoc and Standing Committees.

Staff Contact: Melissa Frost 299-1380 or melissa.gray@countyofnapa.org