CONSERVATION, DEVELOPMENT and

MINUTES OF THE MEETING OF THE

CONSERVATION, DEVELOPMENT AND PLANNING COMMISSION

COUNTY OF NAPA

April 2, 2003

1. Call to Order.

THE CONSERVATION, DEVELOPMENT AND PLANNING COMMISSION OF THE

COUNTY OF NAPA MET IN REGULAR SESSION, WEDNESDAY, APRIL 2, 2003. THE MEETING WAS CALLED TO ORDER BY CHAIR SCHOENKE AT 10:54 A.M.

2. Roll Call.

THE FOLLOWING MEMBERS WERE PRESENT: CHAIRPERSON LARRY SCHOENKE, COMMISSIONERS BOB FIDDAMAN, DAVID GRAVES, JIM KING, AND TERRY SCOTT.

CHAIR SCHOENKE HELD A MOMENT OF SILENCE FOR THOSE KILLED IN ACTION IN IRAQ AND AFGHANISTAN.

3. Pledge of Allegiance.

THE SALUTE TO THE FLAG WAS HELD EARLIER IN THE DAY.

4. Citizen Comments and Recommendations.

NONE

5. Approval of Minutes.

NONE

6. Agenda Review.

NO CHANGES

Public Hearings

7. Items to be decided without testimony.

(SEE ITEMS 10 AND 11)

8. Del Dotto Winery / Erickson Properties, Inc. - Use Permit Request #02082-UP
California Environmental Quality Act (CEQA) Status: Mitigated Negative Declaration Prepared. According to the Mitigated Negative Declaration, the proposed project would have, if mitigation measures are not included, potentially significant environmental impacts in the following areas: traffic, historic resources, and aesthetics.
Request: Approval of a Use Permit to establish a 48,000 gallon per year winery within: (1) a new 6,924 square foot winery building with 15,025 square feet of caves for a winery totaling 21,949

square feet; (2) custom crushing activities (crushing, fermentation, barrel aging and bottling) for

up to six custom producers utilizing 21% (10,000 gallons per year) of the total approved winery production capacity; (3) four full-time and one part-time employees; (4) 200 visitors per week; (5) 20 parking spaces; (6) tours and tastings by appointment only; (7) a marketing plan; (8) an entry structure, and (9) a left-hand turn lane on St. Helena Highway, located on a ±15.00 acre parcel (after a pending Lot Line Adjustment) on the west side of St. Helena Highway, 800 feet south of its intersection with Zinfandel Lane, within an AP (Agricultural Preserve) zoning district. (Assessor’s Parcel #027-160-045 ptn, and 046) 1445 South St. Helena Highway, St. Helena. (Continued from November 06, December 04, 2002, January 15, February 05, February 19, and March 19, 2003).

PUBLIC HEARING HELD - TESTIMONY PRESENTED

A MOTION BY COMMISSIONER FIDDAMAN TO APPROVE ENVIRONMENTAL RECOMMENDATIONS 1 THROUGH 6 AND ADOPT THE MITIGATED NEGATIVE DECLARATION INCLUDING THE PROJECT REVISION STATEMENT WITH INCORPORATED MITIGATION MEASURES AND THE MITIGATION MONITORING AND REPORTING PROGRAM WAS WITHDRAWN.

THE COMMISSION APPROVED ENVIRONMENTAL RECOMMENDATIONS 1 THROUGH 6 AND ADOPTED THE MITIGATED NEGATIVE DECLARATION INCLUDING THE PROJECT REVISION STATEMENT WITH INCORPORATED MITIGATION MEASURES AND THE MITIGATION MONITORING AND REPORTING PROGRAM, AS REVISED. JK-TS-BF-DG-LS

THE COMMISSION APPROVED USE PERMIT #02082-UP BASED ON FINDINGS

11 THROUGH 15, SUBJECT TO CONDITIONS OF APPROVAL 1 THROUGH 21, AS REVISED. JK-TS-BF-DG-LS

9. Arkenstone Vineyards Winery / Ron and Susan Krausz – Use Permit Request #02221-UP

CEQA Status: Mitigated Negative Declaration Prepared. According to the Mitigated Negative Declaration, the proposed project would have, if mitigation measures are not included, potentially significant environmental impacts in the following areas: aesthetics, noise and cultural resources.

Request: Approval of a Use Permit to establish a new 48,000 gallon per year winery with:

(1) a 8,370 square foot building (to be completed in phases) and 6,200 square feet of cut and cover caves for a winery totaling 14,570 square feet; (2) 1,025 square feet of covered work area; (3) custom crushing activities (crushing, fermentation, barrel aging and bottling) for up to four custom producers utilizing 50% (24,000 gallons per year) of the total approved winery production capacity; (4) two full-time and one part-time employees; (5) ten visitors per week; (6) seven parking spaces; (7) tours and tasting by appointment only; (8) a marketing plan with six activities per year with a maximum of 15 people per event, two activities per year with a maximum of

9. Continued

80 people, one activity per year with 50 people per event, and a wine auction “Open House” event to occur only on Wine Auction weekend with a maximum of 100 people per event; and (9) construction of a special designed sewage system, located on a ±42.53 acre parcel at the terminus of West Lane approximately 1,100 feet from its intersection with White Cottage Road South within an AW (Agricultural Watershed) zoning district.

(Assessor’s Parcel #024-450-013) 335 West Lane, Angwin.

PUBLIC HEARING HELD - TESTIMONY PRESENTED

THE COMMISSION APPROVED ENVIRONMENTAL FINDINGS 1 THROUGH 6 AND ADOPTED THE MITIGATED NEGATIVE DECLARATION INCLUDING THE PROJECT REVISION STATEMENT WITH INCORPORATED MITIGATION MEASURES AND THE MITIGATION MONITORING AND REPORTING PROGRAM.

BF-TS-JK-DG-LS

THE COMMISSION APPROVED USE PERMIT #02221-UP BASED ON FINDINGS

1 THROUGH 14, SUBJECT TO CONDITIONS OF APPROVAL 1 THROUGH 20, AS MODIFIED. BF-TS-JK-DG-LS

10. Abreu Howell Mountain Vineyard / David Abreu Vineyard Management, Inc. –

Use Permit Request #02113-UP

Request: Approval of a Use Permit to establish a new 20,000 gallon per year winery with: (1) a 3,040 square foot building for fermentation, bottling and retail sales, a 1,600 square foot building for administrative office and laboratory, with a 1,876 square foot lower deck and a 1,877 square foot upper deck, and 13,200 square feet of caves for barrel storage and marketing activities for a total winery area of 17,840 square feet; (2) a 280 square foot building for mechanical equipment; (3) a 1,824 square foot covered crush pad area; (4) custom crush activities (crushing, fermentation, barrel ageing and bottling) for up to two entities utilizing 35% (7,000 gallons per year) of the total approved 20,000 gallon winery production capacity; (5) two full and/or part-time employees; (6) 12 visitors per week; (7) 15 parking spaces; (8) one private tours and tastings by appointment only per week for a maximum of 12 people for members of the wine trade and public (all activities will take place during non-school hours); (9) a marketing plan with three activities per year for private wine and food tastings for members of the wine trade with a maximum of 15 people; three private

wine and food events for a maximum of 25 people, one private harvest event for a maximum of 50 people; (10) two 21,000 gallon water tanks; and, (11) a septic and leach field, located on a 20.0 acre parcel on the north side of Los Posadas Road, a quarter of a mile east of its intersection with Cold Springs Road within an AW:AC (Agricultural Watershed/Airport Compatibility) zoning district. (Assessor’s Parcel #024-300-066) 365 Los Posadas Road, Angwin.

(HELD CONCURRENTLY WITH ITEM 11)

11. Abreu Howell Mountain Vineyard / David Abreu Vineyard Management, Inc. –

Use Permit Exception #02621-UP

Request: A use permit exception to the Napa County Code (Section 18.108.060) for the disturbance of slopes greater than 30 percent for an average of 36% for the required leach field, located on a 20.0 acre parcel on the north side of Los Posadas Road, a quarter of a mile east of its intersection with Cold Springs Road within an AW:AC (Agricultural Watershed/Airport Compatibility) zoning district. (Assessor’s Parcel #024-300-066)

365 Los Posadas Road, Angwin.

PUBLIC HEARING HELD - NO TESTIMONY PRESENTED

THE COMMISSION APPROVED USE PERMIT #02113-UP AND USE PERMIT EXCEPTION #02621-UP BASED ON FINDINGS 12 THROUGH 21, SUBJECT TO CONDITIONS OF APPROVAL 1 THROUGH 13.

JK-DG-TS-BF-LS

Other Business

12. City Referrals.

NONE

13. Discussion of Items for the April 16, 2003 Meeting.

STEVEN LEDERER, DEPUTY PLANNING DIRECTOR, ADVISED THE FOLLOWING ITEMS WILL BE CONSIDERED AT THE APRIL 16, 2003 MEETING:

GOOSECROSS CELLARS / REYNOLDS AND PATSY GORSUCH TRUST –

USE PERMIT REQUEST #02571-UP.

AT&T WIRELESS FACILITY (PG&E SITE) / PACIFIC GAS & ELECTRIC COMPANY USE PERMIT REQUEST #02601-UP.

14. Commissioner Comments.

· DISCUSS AGENDA ITEMS FOR JOINT MEETING WITH BOARD OF SUPERVISORS.

CONTINUED TO APRIL 16, 2003.

COMMISSIONER KING INQUIRED WHETHER OR NOT THERE IS AN ITEM SCHEDULED TO DISCUSS ENFORCEMENT ISSUES.

MR. LEDERER RESPONDED THAT ENFORCEMENT IS SCHEDULED TO BE DISCUSSED WITH THE BOARD OF SUPERVISORS AND HE WILL CONFIRM THE DATE.

COMMISSIONER KING REQUESTED ENFORCEMENT BE SCHEDULED AS ONE OF THE ITEMS TO BE DISCUSSED AT THE JOINT MEETING WITH THE BOARD.

COMMISSIONER SCOTT REQUESTED STAFF PREPARE A CALENDAR FOR THE COMMISSION INDICATING THE DATES AND TIMES OF THE VARIOUS COMMITTEES/SUBCOMMITTEES THAT COMMISSIONERS SERVE ON.

COMMISSIONER KING, CURRENT PRESIDENT OF THE CALIFORNIA COUNTY PLANNING COMMISSIONERS ASSOCIATION, ADVISED THAT THE ASSOCIATIONS’ ANNUAL CONFERENCE WILL BE HELD IN NAPA AT THE EMBASSY SUITES, NOVEMBER 6-9, 2003. THE TENTATIVE AGENDA INCLUDES WATER (GROUNDWATER AND WATERSHED) AND HOUSING ISSUES.

15. Zoning Administrator Action for March 2003.

NOT DISCUSSED

16. Directors Report on Board of Supervisors Action.

MR. LEDERER REPORTED ON THE FOLLOWING:

THE BOARD OF SUPERVISORS APPROVED CONTRACTS TO HIRE CONSULTANTS FOR THE MONTALCINO PROJECT.

THE BOARD DIRECTED STAFF TO DRAFT A CHANGE TO THE URGENCY ORDINANCE TO ALLOW THE PACIFIC UNION COLLEGE POWER PLANT TO BE EXCLUDED FROM THE URGENCY ORDINANCE.

THE PARTIES INVOLVED WITH THE DAVID PERATA/FRANK PERATA TRUST ET AL – USE PERMIT REQUEST #02409-UP APPEAL HAVE RESOLVED THE ISSUES, AND A REQUEST FOR WITHDRAWAL OF THE APPEAL WILL BE CONSIDERED BY THE BOARD.

17. Future Agenda Items.

· COMPLIANCE REVIEWS (BORGE, FEBRUARY 04, 2004) (BAYLEAF, 6 MONTHS AFTER OPENING)

MR. LEDERER ADVISED THE PLANNING COMMISSION MEETING FOR JUNE 18, 2003 MAY BE CANCELLED DUE TO THE BOARD OF SUPERVISORS’ BUDGET HEARINGS.

Adjournment.

ADJOURNED TO THE REGULAR MEETING OF THE CONSERVATION, DEVELOPMENT AND PLANNING COMMISSION, WEDNESDAY, APRIL 16, 2003 AT 9:00 A.M.

LARRY SCHOENKE, Chairperson

ATTEST: CHARLES WILSON, Secretary-Director

MICHELLE PRICE, Deputy Clerk

Key

Vote: JK = Jim King; BF = Bob Fiddaman; DG = David Graves; TS = Terrence Scott; LS = Larry Schoenke

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