Meeting Supporting Documents

Planning Commission 4/5/2017 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 40,000 gallons per year with the following characteristics: (a) 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 6:30 AM to 6:30 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) a 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

ITEM CONTINUED FROM THE FEBRUARY 15, 2017 REGULAR MEETING

Supporting Documents
A Recommended Findings ( Adobe PDF - 50 kb )
B Recommended Conditions of Approval and Final Agency Approval Memos ( Adobe PDF - 5253 kb )
C Applicant's Proposed Project Revisions ( Adobe PDF - 2549 kb )
D Public Comments Received after February 15, 2017 ( Adobe PDF - 930 kb )
E February 15, 2017 Planning Commission Staff Report ( Adobe PDF - 136 kb )
F Initial Study/Mitigated Negative Declaration ( Adobe PDF - 660 kb )
G Graphics ( Adobe PDF - 11457 kb )
H Winery Comparison Analysis ( Adobe PDF - 113 kb )
I Correspondence received after pack mail out (Added after meeting) ( Adobe PDF - 11862 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 Road & Street Standards Exception Request and 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

ITEM CONTINUED FROM THE FEBRUARY 15, 2017 AND MARCH 15, 2017 REGULAR PLANNING COMMISSION MEETINGS.

Supporting Documents
A Recommended Findings ( Adobe PDF - 55 kb )
B Recommended Conditions of Approval and Final Agency Approval Memos ( Adobe PDF - 4503 kb )
C March 21, 2017 Drainage Memo ( Adobe PDF - 1312 kb )
D Applicant's Letter Dated March 28, 2017 ( Adobe PDF - 5340 kb )
E February 15, 2017 Planning Commission Staff Report ( Adobe PDF - 124 kb )
F Initial Study/Negative Declaration ( Adobe PDF - 2753 kb )
G Graphics ( Adobe PDF - 12829 kb )
H Correspondence received after pack mail out (Added after meeting) ( Adobe PDF - 7226 kb )

8C

LES BEHRENS AND LISA DRINKWARD / BEHRENS FAMILY WINERY / USE PERMIT MAJOR MODIFICATION NO. P15-00203-UP & VARIANCE NO. P15-00341-VAR & ROAD & STREET STANDARDS EXCEPTION REQUEST

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 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 Major Modification Use Permit to permit the expansion of an existing 10,000 gallon winery as follows: (a) production increase to 20,000 gallons per year; (b) allow the expansion of two winery buildings and the construction of two new winery buildings, totaling 7,319 square feet in area; (c) host daily tours and tastings by appointment only for a maximum of 32 persons per day; (d) a Marketing Program to permit four (4) events per year with a maximum of 20 guests, two (2) events per year with a maximum of 50 guests, one (1) event per year with a maximum of 60 guests, and one (1) event per year with a maximum of 100 guests; and (e) proposed hours of operation: 8:00 AM to 10:00 PM (production hours, except during harvest) and 10:00 AM to 3:00 PM (visitation hours), 7-days a week.

A Variance application (P15-00341) is also being requested to allow: (1) construction of the proposed hospitality building and bathroom building and expansion of the existing winery building approximately 100 feet within the 300 foot winery setback from the private driveway from Spring Mountain Road which serves one additional parcel to the north of the subject site; and (2) to permit the proposed barrel barn and case goods storage building approximately 50 feet within the 300 foot winery setback and to permit the proposed tank barn and covered crush pad approximately 25 feet within the 300 foot winery setback.

The project also includes a request for an exception to the Napa County Road and Street Standards (RSS). The request proposes an exception to the State Responsibility Area Fire Safe Regulations to allow a reduced roadway width of a single traffic lane with a minimum paved width of 12 feet because of unique features of the natural environment which include steep slopes and mature trees. This segment totals approximately 250 feet in length. The project also requests an exception to allow an average longitudinal slope of 18 percent for a 50 foot section of roadway. The Napa County RSS require two ten (10) foot wide traffic lanes and permit a maximum longitudinal slope of 16 percent. The project is located on a 20 acre parcel within the Agricultural Watershed (AW) zoning district and accessed via a private driveway located off Spring Mountain Road; 4078 Spring Mountain Road, Saint Helena, CA 94574; APN: 020-300-035.

Staff Recommendation: Adopt the Mitigated Negative Declaration and approve the exception to the Napa County RSS, Variance, and Use Permit Major Modification, as conditioned.

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

Applicant Contact: Jon Webb, 1113 Hunt Avenue, Saint Helena, CA 94574; (707) 963-1217

Supporting Documents
A Recommended Findings ( Adobe PDF - 52 kb )
B Recommended Conditions of Approval and Final Agency Approval Memos ( Adobe PDF - 2120 kb )
C Previous Project Conditions and Notice of Violation ( Adobe PDF - 316 kb )
D Initial Study/Mitigated Negative Declaration ( Adobe PDF - 1048 kb )
E Public Comments ( Adobe PDF - 1215 kb )
F Use Permit Application Packet ( Adobe PDF - 964 kb )
G Variance Application Packet ( Adobe PDF - 9536 kb )
H Exception to Napa County Road and Street Standards Application Packet ( Adobe PDF - 5646 kb )
I Water Availability Analysis ( Adobe PDF - 4426 kb )
J Wastewater Feasibility Study ( Adobe PDF - 680 kb )
K Traffic Study ( Adobe PDF - 2161 kb )
L Graphics ( Adobe PDF - 3463 kb )
M Winery Comparison Analysis ( Adobe PDF - 147 kb )
N Correspondence received after pack mail out (Added after meeting) ( Adobe PDF - 226 kb )