Meeting Supporting Documents

Planning Commission 2/22/2017 Special Meeting

Links to the official agenda(s), board letters and supporting documents are found here. If an item number is blue there is a board letter is available for it, so click the item number to view the board letter. If an item has any supporting documents, they will be displayed by the item number. The document's title is a link to the actual document. The attachment type and file size are listed next to the title. Please see the agenda link(s) below for the official PDF agenda(s).

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8A

Bin To Bottle, LLC / Wilkinson/Bin To Bottle Custom Crush Wine Production Facility / Major Modification P15-00278-MOD

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 for a Major Modification to Use Permit No. U-27172, to convert an existing warehouse facility into a new custom crush wine production facility involving the following: (a) maximum annual production capacity of 250,000 gallons; (b) construction of ±28,000 square foot new building; for barrel storage and processing (c) conversion of an existing 20,250 square foot warehouse building into ±17,250 square feet for wine processing and storage, ±3,000 square feet for office use, and removal of a connecting canopy; (d) planting of additional landscaping and improvement of parking areas; (e) installation of a process waste treatment system; (f) retail sales of wines produced on premises limited to industry trade and invited guests only; (g) increase operations from Monday through Saturday (currently Monday through Friday) and increase hours from 7:00 AM to 6:00 PM (currently 7:00 AM to 5:00 PM); and (h) increase the maximum number of employees from 20 to 24. The proposed 3.50 acre project site is located approximately 2,385 feet north of the North Kelly Road and Camino Dorado intersection and approximately 474 feet north of State Highway 12 and east of State Highway 29 within the GI:AC (General Industrial: Airport Compatibility Combination) District; 122 Oruga, Napa; APN 057-152-012.

Staff Recommendation: Adopt the Negative Declaration and approve the major modification with the proposed conditions of approval.

Staff Contact: Tendai Mtunga, (707) 299-1358 or tendai.mtunga@countyofnapa.org

Applicant Contact: Beth Painter (707) 337-3385 or beth@bpnapa.com

Supporting Documents
A Recommended Findings ( Adobe PDF - 39 kb )
B Recommended Conditions of Approval and Final Agency Approval Memos ( Adobe PDF - 1808 kb )
C Previous Project Approvals ( Adobe PDF - 748 kb )
D Initial Study/Negative Declaration ( Adobe PDF - 2481 kb )
E Public Comment ( Adobe PDF - 1050 kb )
F Use Permit Application Packet ( Adobe PDF - 4278 kb )
G Graphics ( Adobe PDF - 8593 kb )
H Parking Plan Option ( Adobe PDF - 2486 kb )
I NVBPSP Winery Comparison ( Adobe PDF - 87 kb )

8B

ASHLANDER, LLC / BLACK SEARS WINERY / MAJOR MODIFICATION #P15-00201 – MOD AND REQUEST FOR EXCEPTION TO NAPA COUNTY ROAD AND STREET STANDARDS

CEQA Status: Consideration and possible adoption of a Categorical Exemption pursuant to Class 3 (New Construction or Conversion of Small Structures). 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 to a Use Permit (P15-00201 – MOD) for an existing winery with an annual production capacity of 20,000 gallons of wine The proposed modification has the following characteristics: (a) to occur at the winery. visitation of up to 16 guests per day, with appointments scheduled between the hours of 10:00 a.m. and 4:00 p.m., daily; (b) marketing events would include 10 events annually, with attendance of up to 30 people per event, including catered food and scheduled to occur between the hours of 10:00 a.m. and 9:00 p.m.; (c) recognition of a previously-built, 2,900 square foot expansion of the on-site wine cave; (d) retail sales and on-site consumption of purchased wine (Business and Professions Code Sections 23358, 23390 and 23396.5; (e) an exception to the Napa County Road and Street Standards to allow reduce the width of portions of the private segment of Summit Lake Drive to range from 13 to 18 feet; and (f) modifications to existing wastewater treatment infrastructure on the property. The 65.2-acre property on which the winery is located is at 2600 Summit Lake Drive, Angwin (Assessor’s Parcel No. 018-060-066). The property has a General Plan land use designation of Agriculture, Watershed and Open Space (AWOS) and is located in the AW (Agricultural Watershed) District.

Staff Recommendation: Find the project categorically exempt from CEQA 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: Jon Webb, New Albion Surveys; (707) 963-1217 or email address jwebb@albionsurveys.com

Supporting Documents
A Recommended Findings ( Adobe PDF - 39 kb )
B Recommended Conditions of Approval and Final Agency Approval Memos ( Adobe PDF - 4449 kb )
C Previous Project Conditions ( Adobe PDF - 1659 kb )
D CEQA Memorandum ( Adobe PDF - 136 kb )
E Public Comments ( Adobe PDF - 226 kb )
F Use Permit Modification Application Packet ( Adobe PDF - 3440 kb )
G Napa County Road and Street Standards (RSS) Exception Request ( Adobe PDF - 8208 kb )
H Water Availability Analysis ( Adobe PDF - 3212 kb )
I Wastewater Feasibility Study ( Adobe PDF - 1973 kb )
J Graphics ( Adobe PDF - 6173 kb )
K Winery Comparison Analysis ( Adobe PDF - 130 kb )
L Correspondence received after packet mail out (Added after meeting) ( Adobe PDF - 67 kb )

8C

GARY LUCHTEL / FORTUNATI VINEYARDS WINERY / USE PERMIT # P16-00043-UP

CEQA STATUS:
Consideration and possible adoption of a Categorical Exemption Class 3. It has been determined that this type of project does not have a significant effect on the environment and is exempt from the California Environmental Quality Act. This project is not on any lists of hazardous waste sites enumerated under Government Code Section 65962.5.

REQUEST: Approval of a Use Permit to establish a new 12,000 gallon winery with the following components: (a) a two story 1,500 square feet winery production building which includes a 227 square foot covered crush pad, mobile bottling and processing would  occur inside the winery; (b) an attached 304 square foot covered equipment area; (c) Installation of three water tanks totaling 20,000 gallons; (d) construction of a looped access driveway to comply with County Roads and Street Standards; (e) construction of seven (7) parking spaces; (f) one full-time and one part-time employee; (g) establishment of hours of operation: production: Monday-Sunday 7:30 a.m.- 6:00 p.m.; hospitality: Monday-Sunday 10:00 a.m.- 4:30 p.m.; (h) visitation for a maximum of 10 persons per day with food and wine pairings, all food service for marketing events will be catered and prepared in a licensed off-site permitted kitchen; (i) marketing program to consist of 10 events annually with 30 guests maximum and 1 event annually for 100 guests maximum; (j) use of portable toilets for the large marketing event; (k) use of existing vineyard avenues for overflow parking during marketing events; (l) construction of code compliant water and waste water, storm drainage, and fire suppression facilities; (m) Installation of on-site landscaping; (n) installation of a solid waste and recycling storage area; and (o) on-premises consumption of wines produced on-site located in the tasting room in accordance with Business and Professions Code Sections 23358, 23390 and 23396.5. The project is located on a 10.28-acre parcel. The General Plan land use designation is Agricultural Resource (AR) and is within the Agricultural Preserve (AP) zoning district; 986 Salvador Avenue, Napa; APN: 036-180-004.

Staff Recommendation: Find the project Categorically Exempt and approve the Use Permit as conditioned.\

Staff Contact: Tendai Mtunga, Planner III, (707) 229-1358 or tendai.mtunga@countyofnapa.org

Applicant Contacts: Applicant Contacts: James Jeffrey Architects, 2017 Jefferson Street, Napa, CA 94559, (707) 226-7041 or james@j2arch.com & Jeffrey Redding, 2423 Renfrew Street, Napa, CA 94558, (707) 225-7275 or jreddingaicp@comcast.net

Supporting Documents
A Recommended Findings ( Adobe PDF - 49 kb )
B Recommended Conditions of Approval and Final Agency Approval Memos ( Adobe PDF - 72 kb )
C CEQA Memo ( Adobe PDF - 213 kb )
D Public Comments ( Adobe PDF - 1142 kb )
E Use Permit Application Packet ( Adobe PDF - 1375 kb )
F Water Availability Analysis ( Adobe PDF - 3741 kb )
G Wastewater Feasibility Study ( Adobe PDF - 8001 kb )
H Stormwater Analysis ( Adobe PDF - 13490 kb )
I Graphics ( Adobe PDF - 2605 kb )
J Winery Comparison Analysis ( Adobe PDF - 108 kb )
K Correspondence received after packet mail out (Added after meeting) ( Adobe PDF - 948 kb )