Meeting Supporting Documents

Planning Commission 11/1/2017 Regular Meeting

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8A

REGUSCI SIMONE RANCH LIMITED PARTNERSHIP / REGUSCI WINERY / USE PERMIT APPLICATION #P16-00307 – UP AND REQUEST FOR EXCEPTION TO ROAD & STREET STANDARDS

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 request to modify a previously-approved use permit (95550 – UP) for the existing Regusci Winery, to include all of the following: a) expansion of winery facilities and an increase in permitted annual wine production from 25,000 to 50,000 gallons per year; b) deletion of a condition of approval of 95550 – UP that allows one custom production operation utilizing 5,000 gallons of the production capacity and no more than 20 percent of the winery’s storage area; c) an increase in visitation from 10 to 400 visitors to the winery per week, with no more than 150 guests on any day; d) addition of opportunities for visitors to consume wine purchased on-site (Business and Professions Code Sections 23358, 23390 and 23396.5), in four locations proximate to the winery buildings and a proposed recycled water storage pond; e) addition of a marketing program that includes food and wine pairings (one per day, up to four days per week) for up to 12 guests per day, plus 10 events annually for up to 50 guests, five events annually for up to 150 guests and one event annually for up to 200 guests, with some events to occur outdoors, in the four locations for which on-site wine consumption is requested; f) an increase in employment from one full-time to 16 full-time and part-time staff members; g) recognition of 2,330 square feet of administrative employee areas inside of an existing building, labeled as Building C on the use permit plans, that was not approved under prior use permit; h) recognition of approximately 730 square feet of food preparation space inside of Building C, which area was not approved under prior use permit; i) approval of a public water system; j) recognition of 17 on-site, employee and visitor vehicle parking spaces where the prior use permit authorized 10; k) replacement of four, 10,000-gallon aboveground tanks with one 15-foot tall steel tank for storage of between 65,000 and 100,000 gallons of water for fire suppression purposes; l) grading and excavation on a portion of an approximately 0.6-acre area northwest of the winery buildings, for purposes of installing a pond for storage of one acre-foot of recycled water for vineyard irrigation; m) installation of various other changes to utilities and facilities on-site, including installation of a fire hydrant, a pond infiltration and pumping system, a Lyve wastewater treatment system with related aboveground equipment and tanks, and directional traffic markings and signage on existing the existing paved access road to inform drivers of one-way traffic movements. The project includes widening of the winery’s private access road from Silverado Trail to 20 feet of asphalt-paved width. The approvals requested with the project include a request for approval of an exception to Napa County Road and Street Standards (RSS) to remove the requirement for a two-foot wide gravel shoulder where the road abuts an existing walnut tree. The Regusci Winery operates on 162.6-acre parcel located at 5584 Silverado Trail, Napa (Assessor’s Parcel No. 039-030-023), on the east side of Silverado Trail and approximately two miles east of the town of Yountville. The property has General Plan land use designations of Agricultural Resource (AR) and Agriculture, Watershed and Open Space (AWOS), and is zoned AP (Agricultural Preserve) and AW (Agricultural Watershed) Districts.

Staff Recommendation: Continue the item to the Planning Commission’s Regular Meeting of November 15, 2017.

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

Applicant Contact: George Monteverdi, Monteverdi Consulting, (707) 761-2516 or george@monteverdiconsulting.com

TO BE CONTINUED TO NOVEMBER 15, 2017, REGULAR PLANNING COMMISSION MEETING

Supporting Documents
A Continuance Request ( Adobe PDF - 63 kb )

8B

STEVE REYNOLDS / REYNOLDS FAMILY WINERY / USE PERMIT MAJOR MODIFICATION #P14-00334-MOD

CEQA Status: Consideration and possible adoption of a Negative Declaration. Based on the analysis in the proposed Negative Declaration, the proposed project would not have any potentially significant environmental impacts. The project site is not located on a list of hazardous materials sites compiled pursuant to Government Code Section 65962.5.

Request: Approval of a Use Permit Modification for an existing winery to allow the following: a) an increase of the annual production capacity from 20,000 gallons to 40,000 gallons; b) the construction of a new ±2,266 sq. ft. addition to the winery (±1,534 sq. ft. production; ±732 sq. ft. accessory) for a total of ±12,975 sq. ft.; c) an increase of employees from four (two full-time plus two part time during harvest) to a total of nine (five full-time employees, two part-time employees, plus two part-time employees during harvest); d ) an increase in visitation from 10 visitors to 40 visitors per day; e ) change in the days of operation from Monday–Saturday to seven (7) days per week; f) a change of production hours from 6:00 am - 4:30 pm to 6:00am to 6:00 pm, and a change of hospitality hours from 10:00 am - 4:30 pm to 10:00 am to 6:00 pm; g ) a change to the location of on-site wine consumption to include the tasting rooms and an outdoor patio area adjacent to the existing pond; h ) the construction of a shade structure over the existing outdoor patio area; i) a modification to the existing Marketing Plan to increase the number of events from three to 54 events per year (two/month for 24 persons, two/month for 40 persons, four/year for 60 persons and two/year for 125 persons) with the serving of light fare foods; evening events to cease by 10:00 pm; no amplified outdoor music; the use of private toilets for events of 60 persons or more; and on days of larger marketing events, the total daily wine tours/tasting visitation will be decreased in number by the size of the  event;  j ) the installation of a 100,000 gallon fire protection water storage tank (±31 ft. in height), a pump house, and a 10,500 gallon domestic water storage tank (±16 ft. in height); k ) the establishment of a small public water system; l ) the construction of driveway improvements with an additional 16 parking spaces for a total of 22 spaces; m ) an expansion of the existing wastewater treatment system; and, n ) the installation of a left turn lane on Silverado Trail. The project is located on a ±13.45-acre parcel on the east side of Silverado Trail, approximately 300 feet south of its intersection with Soda Canyon Road, within the Agricultural Watershed (AW) zoning district; 3266 Silverado Trail, Napa, CA 94558; APN: 039-610-002.


Options for Planning Commission Action:
Option 1:  Adopt the Negative Declaration and approve the Use Permit Modification in its entirety as requested by the Applicant based on the findings in Attachment A and as conditioned in Attachment B.
Option 2:  Adopt the Negative Declaration and approve reduced components of the applicant's requested Use Permit Modification pursuant to Commission direction based on the findings in Attachment A and to include modified conditions as contained in Attachment B.
Option 3:  Adopt the Negative Declaration and approve components of the requested Use Permit Modification that would bring the Winery into compliance only to address the Code Compliance citations referenced below based on the findings in Attachment A and to include modified conditions as contained in Attachment B.
Option 4:  Deny the requested Use Permit based on findings provided by the Planning Commission.  This action will require the Winery to operate at its currently approved levels.

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

Representative Contact: Donna Oldford, Plans4Wine, (707) 963-5832 or DBOldford@aol.com

Supporting Documents
A Recommended Findings ( Adobe PDF - 39 kb )
B Recommended Conditions of Approval and Final Agency Approval Memos ( Adobe PDF - 102 kb )
C Previous Project Conditions-Code Compliance Issues ( Adobe PDF - 3851 kb )
D Initial Study/Negative Declarations ( Adobe PDF - 664 kb )
E Public Comments ( Adobe PDF - 4564 kb )
F Use Permit Application Packet ( Adobe PDF - 12051 kb )
G Water Availability Analysis ( Adobe PDF - 4691 kb )
H Wastewater Feasibility Study ( Adobe PDF - 1793 kb )
I Traffic Study ( Adobe PDF - 1623 kb )
J Graphics ( Adobe PDF - 3742 kb )
K Winery Comparison Analysis ( Adobe PDF - 103 kb )
L Replacement For Attachment B (Added after initial agenda posting) ( Adobe PDF - 824 kb )
M Additional Comments Received After Mail-Out (Added after initial agenda posting) ( Adobe PDF - 2138 kb )