MINUTES OF THE
MEETING OF THE
CONSERVATION,
DEVELOPMENT AND PLANNING COMMISSION
COUNTY OF NAPA
April 17, 2002
1.
Call to Order.
THE CONSERVATION, DEVELOPMENT AND
PLANNING COMMISSION OF THE COUNTY OF NAPA MET IN REGULAR SESSION, WEDNESDAY,
APRIL 17, 2002, AT 9:00 A.M.
2.
Roll Call.
THE
FOLLOWING MEMBERS WERE PRESENT: CHAIRMAN DAVID GRAVES, COMMISSIONERS
TONY HOLZHAUER, LARRY SCHOENKE, TERRY SCOTT AND JIM KING.
3.
Pledge of Allegiance.
DAVID MEYERS, ATTORNEY, LED THE SALUTE TO THE FLAG.
4.
Citizen Comments and Recommendations.
5.
Closed Session.
A. Conference With Legal Counsel -
Existing Litigation (GC § 54956.9(A) (1 Case).
CLOSED SESSION - NOT HELD
6.
Closed Session.
A. Conference With Legal Counsel -
Potential Litigation (GC § 54954.5(C) (1 Case).
7.
Approval of Minutes.
8.
Agenda Review.
BON NELSON, SUPERVISING PLANNER, ADVISED THAT A REQUEST
FOR CONTINUANCE WAS RECEIVED FROM PAUL CAREY, ATTORNEY, REPRESENTING MR. &
MRS. CAKEBREAD AND MR. & MRS. VAN MOLLER REGARDING THE STAGLIN FAMILY
PARTNERS/STAGLIN TRUST ETAL - USE PERMIT MODIFICATION REQUEST #02044-MOD.
FOLLOWING DISCUSSION, THE ITEM WAS
CONTINUED TO MAY 15, 2002.
9.
Consent Agenda.
10.
Eagle & Rose Café - Deli-Wine Tasting
Shop/Norman Alumbaugh Company, Inc. - Use Permit Modification Request
#01145-MOD
California Environmental Quality Act (CEQA) Status: Negative Declaration Prepared.
Request: Approval to modify Use Permit
#92020 from an 85-seat restaurant to a café-deli-wine sales and tasting shop in
an existing structure currently being used as an antique store with indoor and
outdoor seating totaling 65; construct the previously approved 900 square foot
deck allowing a maximum of 20 seats,
and the previously approved 46-space parking lot, and relocate the existing
house to the AW (Agricultural Watershed) zoning district portion of the
parcel. Reduce hours of operation for
the facility as follows: the café-deli
will operate from 6:30 a.m. to 6:00 p.m. and the wine shop/tasting from 10:00
a.m. to 6:00 p.m., located on a 3.49-acre parcel on the southeast side of the
intersection at Lodi Lane and State Highway 29 within an AW (Agricultural
Watershed) and CL (Commercial Limited) split zoning district. (Assessor’s
Parcel #022-220-028) 3000 St. Helena
Highway, St. Helena.
(Continued from
April 3, 2002)
PUBLIC
HEARING HELD – TESTIMONY PRESENTED
THE
COMMISSION APPROVED ENVIRONMENTAL RECOMMENDATIONS 1 THROUGH 5 AND ADOPTED THE
NEGATIVE DECLARATION, AS INDICATED IN THE STAFF REPORT DATED MARCH 20, 2002.
TH-LS-TS-JK-DG
THE
COMMISSION APPROVED USE PERMIT #01145-MOD BASED ON FINDINGS 11 THROUGH 22,
SUBJECT TO CONDITIONS OF APPROVAL 1 THROUGH 21, AS AMENDED. THE CONDITIONS OF APPROVAL ADOPTED TODAY SUPERCEDE
ANY OTHER CONDITIONS OF APPROVAL FOR THIS PARTICULAR PROJECT.
TH-LS-TS-JK-DG
11.
Pahlmeyer
Vineyards, LLC – Use Permit Request #00256-UP
CEQA Status: Mitigated Negative Declaration
prepared.
Request: Approval to establish a new 100,000
gallons/year winery of approximately 40,378 square feet with: (1) a 15,679
square foot outdoor covered area; (2) a tower 47 feet high, 14 feet long by 10
feet wide; (3) 16 full-time employees and 8 part-time employees; (4) private
tours and tastings by appointment only (average 10 persons/day); (5) a
marketing plan with 24 marketing events (average 15 persons/event) and 1 wine
auction event per year; (6) construction of a wastewater pond; (7) installation
of turn-outs and widening of both Waters Road and the on-site access road to
the winery; and (8) proposed installation of acceleration/deceleration lanes at
the Waters Road and Monticello Road intersection (pending CALTRANS approval),
located on a 221.78 acre parcel at the terminus of Waters Road west of Monticello
Road, approximately 1.8 miles north of Wooden Valley Road within an AW
(Agricultural Watershed) zoning district.
(Assessor’s Parcel #033-010-065)
11.
Continued
THE
COMMISSION APPROVED ENVIRONMENTAL RECOMMENDATIONS 1 THROUGH 6 AND ADOPTED THE
MITIGATED NEGATIVE DECLARATION INCLUDING THE PROJECT REVISION STATEMENT WITH
TWO SIGNED MITIGATION MEASURES. LS-JK-TH-TS-DG
THE COMMISSION
APPROVED USE PERMIT #00256-UP BASED ON FINDINGS 10 THROUGH 14, SUBJECT TO CONDITIONS
OF APPROVAL 1 THROUGH 15, AS AMENDED. TH-LS-TS-JK-DG
12.
Newlan Vineyards and Winery/Koves-Newlan,
LLC – Variance Request #02105-VAR CEQA Status: Mitigated Negative Declaration Prepared.
Request: Approval
of a second variance from the 300 foot winery road setback regulations (Section
18.104.230 (B) of the County Code) to allow for modifications and additions to
an existing winery building that has a previously approved variance within the
winery setbacks. The setback request
applies to Solano Avenue, Darms Lane and a private road located on a 13.68 acre
parcel, west of Solano Avenue approximately 0.8 miles north of Oak Knoll Avenue
within the AP (Agricultural Preserve) zoning district. (Assessor’s Parcel # 034-212-030) 5225 Solano Avenue, Napa.
(HELD CONCURRENTLY WITH ITEM 13)
13.
Newlan
Vineyards and Winery/Koves-Newlan, LLC – Use Permit Request #01093-UP CEQA Status: Mitigated Negative
Declaration Prepared.
Request: Approval to modify Use
Permit #U-90-13 to: (1) construct a
18,400 square foot addition to an existing 7,200 square foot winery building,
and remove 2,500 square feet of smaller existing winery buildings, outside wine
storage tanks and work areas resulting in a total winery area of 25,600 square
feet; (2) increase full-time employees to a total of 8 persons and reduce
part-time employees to a total of 6;
(3) increase the marketing plan to a total of 18 marketing events per
year; (4) add 39 parking spaces for a total of 50 spaces; (5) approve an entry
structure and a comprehensive sign plan; and (6) reconfigure three parcels with
a lot line adjustment. Located on a
13.68 acre parcel west of Solano Avenue approximately 0.8 miles north of Oak
Knoll Avenue within an AP (Agricultural Preserve) zoning district.
(Assessor’s Parcel # 034-212-030) 5225 Solano Avenue, Napa.
PUBLIC HEARING HELD – TESTIMONY PRESENTED
THE PLANNING COMMISSION APPROVED
ENVIRONMENTAL RECOMMENDATIONS 1 THROUGH 6 AND ADOPTS THE MITIGATED NEGATIVE
DECLARATION. TS-TH-LS-JK-DG
THE COMMISSION
APPROVED VARIANCE #02105-UP BASED ON FINDING 22.
TS-TH-LS-JK-DG
13. Continued
THE COMMISSION
APPROVED USE PERMIT #01093-UP, ENTRY STRUCTURE AND WINERY COMPREHENSIVE SIGN
PROGRAM BASED ON FINDINGS 23 THROUGH 25, SUBJECT TO CONDITIONS OF APPROVAL 1
THROUGH 23, AS AMENDED. TS-JK-TH-LS-DG
14.
Staglin Family
Partners/Staglin Trust Etal - Use Permit Modification Request
#02044-MOD
CEQA Status: Negative Declaration
Prepared.
Request: Approval to modify Use Permit #98072-UP to:
(1) crush, press and conduct fermentation of red grapes within the
previously allocated production capacity of 36,000 gallons; and, (2) conduct
bottling of all wine produced at the winery in a permanent bottling facility of
546 square feet within the approved cave, located on a 40.07 acre parcel
between Bella Oaks Lane and Manley Lane approximately 5,000 feet southwest of
State Highway 29 within an AP (Agricultural Preserve) zoning district. (Assessor's Parcels #27-250-057) 1570 Bella
Oaks Lane, Napa.
LS-TH-TS-JK-DG
15.
Complete Welders/Mike and Melissa
Kowaleski – Use Permit Request #02026-UP
CEQA Status: Mitigated Negative Declaration Prepared.
Request: Approval of a use permit to construct a
5,000 square foot office/warehouse building consisting of 2,000 square feet of
office and 3,000 square feet of warehouse with a fenced outdoor storage yard
and eleven parking spaces with driveway access from an existing shared drive
fronting Camino Dorado, located on a 0.44 acre site on the northwest side of
Camino Dorado approximately 250 feet southwest of North Kelly Road, within the
GI:AC (General Industrial: Airport Compatibility Combination) zoning
district.
(Assessor’s
Parcel # 057-151-027).
THE COMMISSION
APPROVED ENVIRONMENTAL RECOMMENDATIONS 1 THROUGH 6 AND ADOPTED THE MITIGATED NEGATIVE DECLARATION.
LS-TS-TH-JK-DG
THE COMMISSION
APPROVED USE PERMIT #02026-UP BASED ON FINDING 16, SUBJECT TO CONDITIONS OF
APPROVAL 1 THROUGH 28.
LS-TS-TH-JK-DG
16. City Referrals.
NONE
17.
Discussion of Items for the May 1, 2002 Meeting.
ROBERT NELSON, SUPERVISING
PLANNER, ADVISED THE FOLLOWING ITEMS WILL BE CONSIDERED AT THE MAY 1, 2002
MEETING:
PHELPS
FARMWORKER HOUSING PROJECT - STONEBRIDGE CELLARS/NAPA COUNTY HOUSING AUTHORITY
– USE PERMIT REQUEST #02028-FLD
PHELAN
WINERY/GERALD & ARLENE PHELAN – USE PERMIT REQUEST #02066-UP
PROPOSED
ORDINANCE AMENDMENT #02133-ORD
REGARDING SMALL, WIND-POWERED GENERATORS.
STEVEN GROVER WINERY/JOHN STEFFANS – USE PERMIT REQUEST
#00325-UP
DISCUSSION AND POSSIBLE ACTION TO APPOINT A MEMBER OF
THE PLANNING COMMISSION TO SERVE ON THE WILDLIFE COMMISSION.
18.
Commissioner Comments.
COMMISSIONER KING
COMMENTED THAT THE CITY OF NAPA’S HOUSING ELEMENT WAS CERTIFIED, AND HE HAS
NOMINATED THEM FOR AN AMERICAN PLANNING ASSOCIATION (APA) AWARD FOR THEIR
HOUSING ELEMENT.
19.
Director's Report on Board of Supervisors' Actions.
COMMISSIONER SCOTT REQUESTED AN UPDATE
ON THE PROGRESS TO ESTABLISH A DESIGN REVIEW COMMITTEE:
CHARLEY WILSON, DIRECTOR,
CONSERVATION, DEVELOPMENT & PLANNING DEPARTMENT RESPONDED THAT DESIGN
REVIEW WILL BE INCLUDED IN THE PROPOSED BUDGET TO THE BOARD OF SUPERVISORS, AS
PART OF THE PROGRAM FOR BOARD CONSIDERATION.
19. Continued
MR. WILSON REPORTED THE FOLLOWING:
THE COUNTYWIDE LAND USE AND HOUSING
STRATEGY COMMITTEE MEETINGS ARE BEING HELD UNDER THE NAPA COUNTY LEAGUE OF
GOVERNMENTS (NCLOG). THE COMMITTEE IS
COMPRISED OF TWO COUNCIL MEMBERS FROM EACH OF THE FIVE CITY COUNCILS AND TWO
MEMBERS OF THE BOARD OF SUPERVISORS.
MR. WILSON ALSO ADVISED THAT AT A
COMMITTEE MEETING TODAY, MOORE, IACOFANO & GOLTZMAN, INC. WAS HIRED AS THE
FACILITATOR. THE COMMITTEE HAS BEEN
MEETING SINCE NOVEMBER AND THERE IS A COLLECTIVE DESIRE TO WORK TOGETHER AS A
COMMUNITY TO ADDRESS COMMON ISSUES; SUCH AS, THE JOBS-HOUSING IMPACTS, TOURISM,
HOTEL ISSUES, THE ASSOCIATION OF BAY AREA GOVERNMENTS (ABAG) 2020 PROJECTIONS,
WHICH PROJECTS 30,000 NEW JOBS IN NAPA
COUNTY, AND HOW WILL THE COUNTY HANDLE THE HOUSING NEEDS BASED ON ABAG’S
PROJECTIONS.
THE COMMITTEE HAS FIVE MEETINGS
PLANNED BETWEEN NOW AND NOVEMBER; AND BY THE END OF NOVEMBER, THE COMMITTEE
HOPES TO HAVE DEVELOPED GOALS, OBJECTIVES AND PHILOSOPHIES TO BE COMPILED FOR
PRESENTATION TO THE CITY COUNCILS AND BOARD OF SUPERVISORS FOR CONSIDERATION
AND IMPLEMENTATION.
MR. WILSON ENCOURAGED A MEMBER OF THE
PLANNING COMMISSION TO VOLUNTEER TO ATTEND THE NEXT COUNTYWIDE LAND USE AND
HOUSING STRATEGY COMMITTEE MEETING JUNE 14, 2002 AT 8:00 A.M. AT THE YOUNTVILLE COMMUNITY CENTER.
COMMISSIONER KING REQUESTED A STATUS
REPORT REGARDING THE UPDATE OF THE HOUSING ELEMENT.
MR. WILSON RESPONDED THAT THE UPDATE
OF THE COUNTY’S HOUSING ELEMENT IS ON HOLD IN ORDER TO ALLOW THE COUNTYWIDE
LAND USE AND HOUSING STRATEGY COMMITTEE TO WORK THROUGH THEIR PROCESSES. MR. WILSON FURTHER COMMENTED THAT HE AND
HOWARD SIEGEL, COMMUNITY PARTNERSHIP MANAGER, WILL BE MEETING WITH THE STATE
HOUSING AND COMMUNITY DEVELOPMENT PERSONNEL REGARDING THE COUNTY’S PROCESS
AND PROBABLY WILL NOT REPORT BACK TO
THE COMMISSION UNTIL FALL.
19. Continued
MR. WILSON UPDATED THE COMMISSION
REGARDING THE THIRD ROUND OF SMART GROWTH WORKSHOPS. THE WORKSHOP IS BEING HELD AT THE LOS FLORES COMMUNITY CENTER ON
SATURDAY, MAY 18, 2002 BEGINNING AT 8:30 A.M. THE WORKSHOP FACILITATORS WILL TAKE THE DATA GATHERED DURING THE
FIRST TWO ROUNDS AND USE IT TO REFINE THE AREAS OF NAPA COUNTY WHERE CITIZENS
BELIEVE GROWTH SHOULD OCCUR.
MR. WILSON REPORTED THE SUMMARY OF THE
DRAFT TOTAL MAXIMUM DAILY LOAD (TMDL) STUDY HAS BEEN RELEASED AND
MIKE NAPOLITANO, STATE REGIONAL WATER QUALITY CONTROL BOARD
REPRESENTATIVE, WILL BE MAKING A PRESENTATION TO THE NAPA RIVER WATERSHED
OVERSIGHT COMMITTEE MEETING APRIL 25, 2002.
IN ADDITION, PATRICK LOWE, INTERIM
WATERSHED COORDINATOR, WILL GIVE A PRESENTATION REGARDING THE NAPA RIVER
WATERSHED EFFORTS TO DATE, INCLUDING THE STATUS OF THE CONSERVATION REGULATIONS
BEING REWRITTEN BY JONES & STOKES, THE PROGRAMMATIC EIR FOR THE NAPA RIVER
WATERSHED AND THE WATERSHED INFORMATION CENTER AND CONSERVANCY.
MR. WILSON REPORTED ON THE STATUS OF
EROSION CONTROL PLANS (ECP) AND THE PROCESSING OF THOSE ECP’S. STAFF RECENTLY GAVE A PRESENTATION TO THE
BOARD OF SUPERVISORS, WHICH INCLUDED DISCUSSIONS REGARDING THE TYPES OF ECP’S
THAT CAN BE APPROVED THROUGH THE PEIR OR UNDER THE NEGATIVE DECLARATION
PROCESS. STAFF ANTICIPATES THAT MANY
ECP PLANS WILL BE APPEALED TO THE BOARD OF SUPERVISORS.
IN ADDITION, AN EROSION CONTROL PLAN
UNIT HAS BEEN ESTABLISHED WITHIN THE CONSERVATION, DEVELOPMENT & PLANNING
DEPARTMENT AND WILL BE HEADED BY MARY DOYLE, PRINCIPAL PLANNER. THERE WILL BE FOUR PLANNERS ASSIGNED TO THIS UNIT, AND THEY WILL WORK STRICTLY ON
ECP’S FOR THE NEXT THREE TO FOUR MONTHS.
STAFF IS CONTINUING TO WORK ON SETTING
A DATE TO SCHEDULE A JOINT MEETING WITH
THE COUNTY OF SONOMA PLANNING COMMISSION.
20.
Future Agenda Items.
NOT DISCUSSED
Adjournment.
ADJOURNED TO REGULAR
CONSERVATION, DEVELOPMENT AND PLANNING COMMISSION
MEETING, WEDNESDAY,
MAY 1, 2002 AT 9:00 A.M.
DAVID
GRAVES, Chairperson
ATTEST: CHARLES WILSON, Acting Secretary –
Director
MICHELLE PRICE, Deputy Secretary
Key
Vote: DG
= David Graves; TH = Tony Holzhauer; LS = Larry Schoenke; TS = Terrence Scott;
JK = Jim King
The maker of
the motion and second are reflected respectively in the order of the recorded
vote.
Notations under vote: N = No A
= Abstain X = Excused