Meeting Supporting Documents

Planning Commission 5/3/2017 Regular Meeting

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8A

FLORA SPRINGS WINERY / KOMES RANCH 2007, LLC / USE PERMIT MAJOR MODIFICATION NO. P15-00111 & 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 a mitigation measure. A mitigation measure is proposed for the area of cultural resources and tribal cultural resources. 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 Major Modification to permit the expansion of an existing 120,000 gallon winery to allow the following: (1) Upgrading of the existing wastewater system and associated infrastructure consistent with County code to include two (2) additional 10,500 gallon domestic water storage tanks and one (1) 2,000 gallon septic tank, and dispersal field expansion requiring the removal of approximately 5,000 square feet of vineyards; (2) Increase daily tours and tastings from 65 persons per day (by appointment only), 455 person per week maximum to 100 persons per day (by appointment only), 700 visitors maximum per week; (3) A Modified Marketing Program to add the following: (a) Two food and wine lunchtime pairing events per week for groups of up to 50 guests; (b) Two food and wine dinnertime pairing events per week for groups of up to 25 guests; (c) Two wine club events per week for groups of up to 50 guests; (d) Three wine club release events per year for groups of up to 250 guests; (e) One Trilogy wine club release event per year for up to 350 guests; and (f) One wine auction related event per year for up to 60 guests; (4) On-premises consumption of wines produced on site in the outdoor marketing areas north of the tasting room and offices and north of the "red wine" building, respectively in accordance with Business and Professions Code Sections 23358, 23390 and 23396.5; (5) Increase on-site employees from eight full-time employees and six part-time employees to 16 full-time employees, nine part-time employees, and seven harvest season employees; (6) Increase parking spaces from 33 spaces to 38 spaces and the use of an approximately 20,600 square foot staging area for an additional 69 spaces during marketing events; and (7) Change the winery’s days of operation from Monday through Saturday to Monday through Sunday. No new buildings or other external changes to the winery’s physical facility are proposed, nor any increase in production. The project is located on a 203 acre parcel within the Agricultural Watershed (AW) and Agricultural Preserve (AP) zoning districts and is accessed via a private driveway located off West Zinfandel Lane; 1978 West Zinfandel Lane, Saint Helena, CA 94574; APN: 027-100-037.

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 across the historical bridge which provides access to the existing tasting room and winery buildings because the bridge was constructed in 1902 and is a historical recorded site. The Napa County RSS require two ten (10) foot wide traffic lanes and permits a maximum longitudinal slope of 16 percent.

Staff Recommendation: Adopt the Mitigated Negative Declaration and approve the exception to the Napa County RSS 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: Thomas F. Carey, P.O. Box 5662, Napa, CA 94581, (707) 479-2856

Supporting Documents
A Recommended Findings ( Adobe PDF - 38 kb )
B Recommended Conditions of Approval and Final Agency Approval Memos ( Adobe PDF - 3969 kb )
C Previous Project Conditions and Notices of Violation ( Adobe PDF - 14272 kb )
D Initial Study/Mitigated Negative Declaration ( Adobe PDF - 471 kb )
E Public Comments ( Adobe PDF - 828 kb )
F Use Permit Application Packet ( Adobe PDF - 3838 kb )
G Exception to Napa County Road and Street Standards Packet ( Adobe PDF - 969 kb )
H Water Availability Analysis ( Adobe PDF - 14117 kb )
I Wastewater Feasibility Study ( Adobe PDF - 1113 kb )
J Traffic Study ( Adobe PDF - 4141 kb )
K Graphics ( Adobe PDF - 10065 kb )
L Winery Comparison Analysis ( Adobe PDF - 97 kb )
M Correspondence Received After Packet Mail-Out (Added after meeting) ( Adobe PDF - 2076 kb )

8B

ANTHONY M. & JO ANN TRUCHARD / TRUCHARD FAMILY WINERY / USE PERMIT P14-00330-UP & VARIANCE P14-00331-VAR

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 property is on the California Environmental Protection Agency’s list of hazardous sites (Government Code Section 65962.5), but is listed as a closed site. In 2005, there was a minor spill of chlorinated pesticides and/or hazardous material contamination in the soil. The spill was remediated and the site was closed in 2006, and is therefore not considered to have any potential significant environmental effect.

Request: Approval of a Use Permit to allow the construction of a new 100,000 gallon winery with the following characteristics: 1) Construction of a 33,702 sf winery building and a 1,200 sf attached covered crush pad; 2) Tours and tastings by appointment with a maximum of 40 visitors per weekday and 60 visitors on weekends/holidays for a maximum weekly total of 320 visitors; 3) A marketing program, which consists of two events per month for up to 30 people and four annual events for up to 150 people. Portable restrooms to be provided for events over 90 people; 4) Establishment of commercial catering kitchen for food and wine pairing activities; 5) Provision of food and wine pairings for the tours and tastings; 6) Employment of four full time and three part time employees; 7) Establishment of hours of operation: Monday through Sunday - visitation 10:00 a.m. – 6:00 p.m., and non-harvest production 8:30 a.m. - 5:30 p.m.; 8) On premises consumption of wines produced on site within the winery building and adjacent patio areas in accordance with Business and Professions Code Sections 23358, 23390 and 23396.5; 9) Construction of 13 parking spaces; 10) Improvement of the southern existing driveway dedicated to winery visitors in conformance with the Napa County Road and Street Standards. The northern driveway to be dedicated for agricultural purposes, employees and production activities of the winery; 11) Construction of a new entry gate and winery signage for the southern driveway; 12) Replacement of the existing wooden bridge with a clearspan bridge in compliance with California Department of Fish and Wildlife and Napa County Conservation Regulations; 13) Construction of an on-site wastewater system with disposal of treated wastewater on vineyards on the adjacent 26 acre parcel (APN: 043-040-003); 14) On-site water storage tanks and utilizing the existing connection to the Congress Valley Water Department and/or well on the adjacent parcel (APN 043-061-022). A Variance application (P14-000331-VAR) is also requested to allow construction of the winery 178 feet within the 600 foot winery setback of Old Sonoma Road. The project is located on an approximately 11.52 acre parcel, within the AW: Agricultural Watershed zoning district approximately 1,320 feet south of Congress Valley Road and Old Sonoma Road intersection approximately 225 feet on the east side of the Old Sonoma Road located at 4062 Old Sonoma Road, Napa CA.; APN: 043-040-001. The project will rely on the adjacent 26 acre vineyard parcel (APN: 043-040-003) to dispose of the treated wastewater and utilize the existing connection to the Congress Valley Water Department and/or well on the adjacent parcel (APN 043-061-022).

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

Staff Contact:
Charlene Gallina, Supervising Planner, (707) 299-1355 or charlene.gallina@countyofnapa.org

Applicant Contact: Katherine Philippakis, Esq. and Kirsty Shelton Gerosa; Farella, Braun + Martel; 899 Adams Street, St. Helena, Napa, CA 94574; (707) 967-4000; kgerosa@fbm.com & kp@fbm.com

Supporting Documents
A Recommended Findings ( Adobe PDF - 55 kb )
B Recommended Conditions of Approval and Final Agency Approval Memos ( Adobe PDF - 790 kb )
C Initial Study - Negative Declaration ( Adobe PDF - 338 kb )
D Public Comments ( Adobe PDF - 3393 kb )
E Use Permit Application Packet ( Adobe PDF - 4582 kb )
F Variance Application Packet ( Adobe PDF - 390 kb )
G Water Availability Analysis ( Adobe PDF - 24895 kb )
H Wastewater Feasibility Study ( Adobe PDF - 13923 kb )
I Traffic Study ( Adobe PDF - 1021 kb )
J Geotechnical Study Report ( Adobe PDF - 6665 kb )
K Notification Streambed Alteration Permit for Bridge ( Adobe PDF - 5580 kb )
L Stormwater Control Plan & BMPs ( Adobe PDF - 19175 kb )
M Winery Comparison Analysis ( Adobe PDF - 104 kb )
N Graphics ( Adobe PDF - 12888 kb )
O Public Comment - Davidon Homes (Added after initial agenda posting) ( Adobe PDF - 14718 kb )

8C

BEAUTIFUL DAY, LLC / BEAUTIFUL DAY WINERY / USE PERMIT NO. P15-00202-UP

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 area of biological resources. The property is on the California Environmental Protection Agency’s list of hazardous sites (Government Code Section 65962.5), but is listed as a closed site. In 1993, there was a minor diesel fuel spill at the pump house adjacent to the reservoir resulting from a one-time accident. The spill was remediated and the site was closed in 1993, and is therefore not considered to have any potential significant environmental effect.

Request: Approval of a Use Permit in order to construct and operate a winery which would include: 1) Annual wine production capacity of up to 30,000 gallons; 2) a 17,972 square-foot production facility, a 3,271 square-foot hospitality building, and a 3,228 square-foot covered crush pad; 3) Tastings and tours by appointment only for a maximum of 40 visitors per day Monday through Thursday and 75 visitors per day Friday through Sunday for a maximum weekly total of 385 visitors; 4) Host 25 marketing events per year for up to 40 guests, and 3 marketing events per year for up to 100 guests with catered food; 5) Employ up to 10 full-time employees; 6) On-premises 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) Install a left turn lane on State Route 29 at the project entrance; 8) Extend and widen the site access driveway to a 20-foot width; 9) Install parking for 13 vehicles; 10) Install a new subsurface drip irrigation wastewater treatment system for process waste and standard septic system for domestic waste; and 11) Install an 80,000 gallon fire suppression water tank. The project is located on a 28.8 acre parcel within the Agricultural Preserve (AP) zoning district and accessed via a private driveway located off St. Helena Highway North; 4500 St. Helena Highway North, Calistoga, CA 94515; APN: 020-180-037.

Staff Recommendation: Adopt the Mitigated Negative Declaration 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: George Monteverdi, P.O. Box 6079, Napa, CA 94581; (707) 761-2516

Supporting Documents
A Recommended Findings ( Adobe PDF - 43 kb )
B Recommended Conditions of Approval and Final Agency Approval Memos ( Adobe PDF - 2107 kb )
C Initial Study/Mitigated Negative Declaration ( Adobe PDF - 533 kb )
D Public Comments ( Adobe PDF - 9 kb )
E Use Permit Application Packet ( Adobe PDF - 2396 kb )
F Water Availability Analysis ( Adobe PDF - 786 kb )
G Wastewater Feasibility Study ( Adobe PDF - 9882 kb )
H Traffic Study ( Adobe PDF - 1552 kb )
I Biological Study ( Adobe PDF - 4327 kb )
J Graphics ( Adobe PDF - 8551 kb )
K Winery Comparison Analysis ( Adobe PDF - 166 kb )
L Correspondence Received After Packet Mail-Out (Added after meeting) ( Adobe PDF - 464 kb )

8D

POETRY INN, LLC / LEDE DRIVEWAY IMPROVEMENT PERMIT / USE PERMIT EXCEPTION TO CONSERVATION REGULATIONS # P17-00021-UP AND ROADS AND STREETS STANDARDS EXCEPTION REQUEST

CEQA Status:
Consideration and possible adoption of a Categorical Exemptions pursuant to the California Environmental Quality Act (CEQA) Section 15301, Class 1: Existing Facilities; and, Appendix B, Class 1, 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 Exception to Conservation Regulations (Napa County Code 18.108.25(A)) to allow the construction of improvements to an existing driveway access road in compliance with the Napa County Road and Street Standards (RSS) and within the stream setbacks (85' to 105') established by the Conservation Regulations. In addition, an Exception to the RSS is requested for broadening and resurfacing of the existing access roadway along its current alignment and path of travel and allowance for a longitudinal slope in excess of 16% for two sections of the road. Also, the application requests reconfirmation of the previously granted RSS exception (P05-0401-UP) that covers the remaining portion of the access driveway from the Poetry Inn Driveway to the Imagine Property (APN: 032-070-030) including the improvements that have been previously constructed pursuant to that exception. This existing road serves an Inn, an un-built approved winery, an existing residence and a replacement residence with its proposed second unit and guesthouse.The project is located on the east side of Silverado Trail, ±350 feet from its intersection with Yountville Cross Road on a ±29.44 acre parcel (APN: 032-070-027), crossing through two other parcels: APN: 032-070-028 (±16.92 aces) and APN: 032-070-029 (±24.06 acres), and terminating on parcel APN: 032-070-030 (± 23.30 acres). The General Plan Land Use designation is Agriculture, Watershed and Open Space, and the properties are zoned Agricultural Watershed (AW); 6360, 6380, and 6390 Silverado Trail, Napa 94558.

Staff Recommendation: Find the project Categorically Exempt from CEQA, approve the Exception to the Road and Street Standards request, and approve the Use Permit Exception to the Conservation Regulations, as conditioned.

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

Applicant Contact: George H. Monteverdi, Monteverdi Consulting, LLC; (707) 761-2516; George@MonteverdiConsulting.com

Supporting Documents
A Recommended Findings ( Adobe PDF - 39 kb )
B Recommended Conditions of Approval & Final Agency Approval Memos ( Adobe PDF - 49 kb )
C Previous Project Conditions ( Adobe PDF - 107 kb )
D CEQA MEMO ( Microsoft Word Document - 245 kb )
E Use Permit Application Packet ( Adobe PDF - 446 kb )
F RSS Exception Request ( Adobe PDF - 6688 kb )
G Biological Study ( Adobe PDF - 6386 kb )
H Graphics ( Adobe PDF - 9497 kb )