MINUTES OF THE MEETING OF THE
CONSERVATION,
DEVELOPMENT AND PLANNING COMMISSION
COUNTY OF NAPA
March 17, 2004
1.
Call to Order.
THE
CONSERVATION, DEVELOPMENT AND PLANNING COMMISSION OF THE COUNTY OF NAPA MET IN
REGULAR SESSION, WEDNESDAY, MARCH 17, 2004, AT 9:00 A.M. THE MEETING WAS CALLED TO ORDER BY CHAIR
SCOTT AT 9:26 A.M.
2.
Roll Call.
THE FOLLOWING
MEMBERS WERE PRESENT: CHAIRPERSON TERRY
SCOTT, COMMISSIONERS BOB FIDDAMAN, JIM KING AND DAVID GRAVES. COMMISSIONER JOHN DICKSON WAS EXCUSED.
3.
Citizen Comments
and Recommendations.
4.
Approval of
Minutes.
APPROVED MINUTES OF MEETING OF
JANUARY 15 AND FEBRUARY 5, 2004.
DG-BF-JK-JD-TS
X
5.
Agenda
Review.
STAFF REQUESTED ITEM 13 -
CLIFF LEDE VINEYARDS / S. ANDERSON VISTA INC. - USE PERMIT MODIFICATION
REQUEST #03496-MOD BE HELD PRIOR TO ITEMS 11 AND 12.
6.
Items to be decided without additional testimony.
(SEE ITEMS 7, 8, 9 AND 10)
7.
Proposed
Ordinance Amendment of the Board of Supervisors of the County of Napa Amending
Chapters 13.15, 15.08, 18.124 and 18.128 of the Napa County Code Relating to
Regulation of Groundwater Including Requirements of Hook-Up and/or Usage of
Public Water/Recycled Water when Available.
California
Environmental Quality Act Status: Categorically Exempt,
Class 8 (California Environmental Quality Act (CEQA) Guidelines Section 15308),
Action taken by a regulatory agency for the protection of the environment. (Continued from November 19, December 03, 2003, January 07, and
January 21, 2004) (Staff requests
continuance to April 7, 2004)
PUBLIC
HEARING CONTINUED TO APRIL 7, 2004.
BF-JK-DG-JD-TS
8.
Marc
Cohen / Howell at the Moon Winery – Use
Permit Request #02114-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: air quality, biological, hydrology and water
quality, noise and transportation.
Request: Approval of a Use Permit to
establish a new 20,000 gallon per year winery for: (1) the conversion of
an existing 1,955 square foot structure to be utilized for fermentation, barrel
storage, bottling, retail sales and laboratories and the conversion of an
existing 140 square foot shed to be utilized for an office building and
administration offices for a winery totaling 2,095 square feet; (2) the
conversion of an existing 400 square foot covered carport to be utilized as a
crush pad; (3) custom crushing activities (crushing, fermentation, barrel aging
and bottling) for up to four custom producers utilizing 50% (10,000 gallons per
year) of the total approved winery production capacity; (4) two full and/or
part-time employees and 2 additional employees at harvest; (5) five parking
spaces; (6) no tours or tasting; (7) a marketing plan for members of the wine
trade consisting of: three private wine and food tasting events for the wine
trade with a maximum of 15 people; three private wine and food tasting events
by invitation only with a maximum of 25 people; and one private harvest event
with a maximum of 50 people, (events will occur on the weekends, school
holidays and other non-school days for PUC and no events shall occur at the
same time); (8) expansion of the existing leach field; (9) a new 20-foot
driveway approximately 1000 feet in length to serve the winery; and; (10) necessary related actions that include
administrative approval of an erosion control plan for conversion to vineyard
of up to 2.96 acres of existing moderately sloping (7 to 17%) pine forest/oak
woodland/grassland. Erosion control
plan (# 02263-ECPA) has been prepared for this vineyard and it includes
water bars for vehicular traffic, straw bale dikes, turf reinforcement mats,
and a permanent cover crop. The project
is located on a 20.36 acre parcel at the terminus of Cold Springs Road,
approximately 3,177 feet southeast of its intersection with Las Posadas Road,
within an AW (Agricultural Watershed) zoning district. (Assessor’s Parcel #
024-332-013) 425 Cold Springs Road,
Angwin. (Continued from March 03, 2004)
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 MITIGATED MONITORING AND REPORTING PROGRAM. BF-JK-DG-JD-TS
THE COMMISSION
APPROVED USE PERMIT #02114-UP BASED ON FINDINGS 10 THROUGH 14, SUBJECT
TO CONDITIONS OF APPROVAL 1 THROUGH 18, AS MODIFIED. BF-JK-DG-JD-TS
9.
Phillips Winery / Arlie Jean Phillips Trust
– Use Permit Request #03533-MOD
CEQA Status: Categorically
Exempt (Class 3). CEQA Guidelines
section 15303 (new construction or conversion of small structures).
Request: Approval to modify use
permit #02353-MOD to expand the square footage of the production facility
previously approved under this modification from ±3,060 square feet to
±7,850 square feet. No other
changes are proposed. The project is located on a 73.13 acre parcel on the west
side of Silverado Trail approximately one-half mile south of its intersection
with Oakville Cross Road within an AP (Agricultural Preserve) zoning district.
(Assessor’s Parcel #031-070-009) 7557 Silverado Trail, St. Helena.
(Continued from March 03, 2004)
PUBLIC HEARING HELD – NO TESTIMONY PRESENTED
BF-JK-DG-JD-TS
10.
Thomas Weinert / Weinert – Rezoning Request
#03298-RZG
California
Environmental Quality Act (CEQA) Status:
Categorically Exempt, (Class 5).
CEQA Guidelines section 15305 (minor alterations in land use
limitations).
Request:
Adoption of an ordinance to rezone an 18.84 acre parcel within the
unincorporated area of the County from TP (Timber Preserve) to an AP
(Agricultural Preserve) zoning district pursuant to Government Code Section
51133. The project is located on the
east side of Big Ranch Road, approximately 800 feet south of its intersection
with Garfield Lane.
(Assessor’s Parcel #038-180-020) 2130 Big
Ranch Road, Napa.
ENVIRONMENTAL DETERMINATION:
CATEGORICAL EXEMPTION; CLASS 5.
THE COMMISSION RECOMMENDED TO THE BOARD OF SUPERVISORS THAT THEY APPROVE
FINAL REZONING REQUEST #03298-RZG.
BF-JK-DG-JD-TS
11.
Stags
Leap Wine Cellars - Variance Request #03468-VAR
CEQA Status: See Item #12.
Request: Approval of a Variance to
Section 18.104.230 (A)(1) and 18.104.230(B) to allow the construction of a
winery structure within the 600 foot winery setback from Silverado Trail and
within 300 feet from a private road within an AW (Agricultural Watershed)
zoning district. (Assessor’s Parcel #
039-030-035) 5766 Silverado Trail,
Napa.
(HELD CONCURRENTLY WITH ITEM 12)
12.
Stags
Leap Wine Cellars – Use Permit Modification Request #03469-MOD
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 and
traffic/transportation.
Request: Approval of a Use Permit
modification to: (1) increase the
annual wine production from 210,000 to 330,000 gallons; (2) construct a new
5,300 square foot Visitor’s Center building and, increase the existing cave
area from 8,000 to 38,000 square feet for additional barrel storage, a catering
prep kitchen, restrooms, a wine library and marketing activities resulting in a
winery totaling 83,672 square feet; (3) remodel existing “Bldg. 2” for
processing additional tonnage, including the construction of a new 800 square
foot crush/press pad adjacent to the structure; (4) relocate the existing 731
square foot tasting room in existing “Bldg. 2” to the Visitor’s Center; (5)
remodel and convert a portion of existing “Bldg. 3” from production to offices
and restrooms; (6) construct a new debris/recycling pad on the developed area
adjacent to “Bldg 4”; (7) remodel and convert a portion of existing “Bldg. 5”
from a barrel room to offices; (8) construct handicapped access at “Bldg. 5”
(9) increase the number of employees from 70 to 80 full-time with no change to
the existing 12 part-time employees; (10) revise operation hours to 7:30 a.m. -
5:30 p.m.; (11) relocate the public access driveway and construct a new public
parking area, increasing the total on-site parking from 65 to 105 spaces; (12)
increase the number of existing marketing events as follows: Distributor
Tasting & Lunches from 30 to 50 per year on one day per week with a maximum
of 60 persons per event, Distributor Tastings & Dinners from 25 to 50 per
year on two days per week with a maximum of 60 persons per event, and add 50
Food and Wine Pairing Seminars per year for members of the wine trade on two
days per week with a maximum of 35 persons per event; and, (13) modify and
enlarge the existing septic and wastewater treatment system. The project is
located on a 33.33 acre parcel on the east side of Silverado Trail
approximately 1.5 miles south of its intersection with Yountville Cross Road
within an AP / AW (Agricultural Preserve / Agricultural Watershed) split
zoning district. (Assessor’s Parcel #
039-030-035) 5766 Silverado Trail,
Napa.
PUBLIC HEARING HELD – TESTIMONY PRESENTED
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. JK-BF-DG-JD-TS
X
X
THE COMMISSION APPROVED VARIANCE REQUEST #03468-VAR BASED ON
FINDINGS 17 THROUGH 21 AND USE PERMIT MODIFICATION REQUEST #03469-MOD BASED ON
FINDINGS 22 THROUGH 27, SUBJECT TO CONDITIONS OF APPROVAL 1 THROUGH 21, AS
REVISED.
JK-BF-DG-JD-TS
X
X
13. Cliff Lede Vineyards / S.
Anderson Vista Inc. - Use Permit Modification Request
#03496-MOD
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, biological resources and noise.
Request: Approval to modify original Use Permit #U-247879 and
subsequent modifications #U-438687, #U-02606 and minor modification #-02494
to: (1) construct a new, 12,200 +/-
square foot production building (with an addition of 220 square feet to the
existing mezzanine) at an existing 5,470 square foot winery and add 24,500 square feet of new caves to an
existing 6,800 square feet of caves resulting in a winery totaling 49,190
square feet with an expansion of the annual
production capacity from 30,000 to 60,000
gallons; (2) construct a new 1,200 square foot outdoor crush pad; (3) add
seven employee parking spaces for a total of 42; (4) install site landscaping
and lighting; (5) convert the existing 2,916 square foot winery building to dry
goods and wine related storage; (6) relocate existing outdoor tanks to the new
production building; (7) install wastewater and fire suppression facilities on
an existing pad area; (8) demolish an existing 3,800 square foot agricultural
building; (9) lot line adjust Assessor’s parcels 031-220-018 & 031-230-013;
and, (10) construct new access roads. No change to the existing marketing plan or
existing visitation is proposed as part of this application. The project is located on two parcels
consisting of 20.74 acres and 26.86 acres on the southeast side of Yountville
Cross Road approximately ¼ mile west of Silverado Trail within an AP
(Agricultural Preserve) zoning district.
(Assessor’s Parcels # 031-220-018 and 031-230-013) 1473 Yountville Cross Road, Yountville.
THE COMMISSION APPROVED ENVIRONMENTAL
RECOMMENDATIONS 1 THROUGH 6 AND ADOPTED THE MITIGATED NEGATIVE
DECLARATION, INCLUDING THE PROJECT REVISION STATEMENT WITH INCORPORATED
MITIGATION MEASURES AND ADOPTED THE MITIGATION MONITORING AND REPORTING
PROGRAM. BF-DG-JK-JD-TS
X
X
14.
City
Referrals.
15.
Discussion of items for the April 07, 2004 meeting (to end by 1:00
p.m.).
BOB NELSON, SUPERVISING PLANNER, ADVISED THE APRIL 7, 2004 MEETING MUST CONCLUDE BY 1:00 P.M.
STEVE LEDERER, DEPUTY PLANNING DIRECTOR, ADVISED THE FOLLOWING ITEMS WILL BE CONSIDERED AT THE APRIL 7, 2004 MEETING:
ELAINE
BELL CATERING COMPANY INC. / JOHN MERRITT AND ELAINE BELL - USE PERMIT REQUEST
#03503-UP.
SEVEN STONES WINERY / RON AND ANITA WORNICK
TRUST – USE PERMIT REQUEST #04015-UP.
DOMINUS
ESTATE WINERY / DOMINUS ESTATE CORPORATION – USE PERMIT MODIFICATION REQUEST
#04043-MOD.
CHAIR SCOTT ADVISED STAFF HE WOULD LIKE TO SCHEDULE A USE PERMIT REVOCATION HEARING FOR BIGHORN CELLARS.
LAURA ANDERSON, DEPUTY COUNTY COUNSEL, SUGGESTED BIGHORN CELLARS BE
SCHEDULED ON APRIL 7, 2004 FOR DISCUSSION.
MR. LEDERER ADVISED
DISCUSSIONS REGARDING THE HOUSING ELEMENT ARE CONTINUING AND APRIL 14 IS THE
TENTATIVE DATE SCHEDULED FOR THE PLANNING COMMISSION TO HEAR THE HOUSING ITEM.
16.
Commissioner
Comments.
CHAIR SCOTT COMMENTED ON THE FOLLOWING:
HE REMINDED COMMISSIONERS TO SUBMIT THEIR STATEMENTS OF ECONOMIC INTEREST BY APRIL 1, 2004.
THE CALIFORNIA COUNTY PLANNING
COMMISSIONER’S ASSOCIATION SPRING CONFERENCE IS BEING HELD IN DAVIS, CALIFORNIA
ON APRIL 23 AND APRIL 24, 2004.
·
Board of Supervisors Actions.
MR. LEDERER ADVISED OF
THE FOLLOWING:
THE BOARD OF
SUPERVISORS MADE A TENTATIVE DECISION APPROVING THE CONDITIONS OF APPROVAL FOR
THE MONTALCINO PROJECT, AND THE PROJECT WILL RETURN TO THE BOARD ON APRIL 6,
2004 FOR ADOPTION OF THE FINDINGS OF FACT.
THE BOARD REVIEWED
A REQUEST FROM THE BALLOON INDUSTRY TO POTENTIALLY LAUNCH BALLOONS FROM THE
YOUNTVILLE CORPORATE YARD, WHICH IS A COUNTY-OWNED PROPERTY. FOLLOWING DISCUSSION, THE BOARD DIRECTED
STAFF TO COMMENCE NEGOTIATIONS WITH THE BALLOON INDUSTRY REGARDING A POTENTIAL
LEASE, WHICH WOULD REQUIRE THEM TO SUBMIT A USE PERMIT REQUEST FOR REVIEW BY
THE PLANNING COMMISSION.
·
Discussion of Standard Condition of Approval for Well Monitoring.
MR. LEDERER ADVISED
THE COMMISSION THAT HE SPOKE WITH PUBLIC WORKS REGARDING COMMISSIONER GRAVES’
REQUEST TO CHANGE THE STANDARD WORDING FOR THE CONDITION OF APPROVAL FOR
GROUNDWATER TO MAKE WELL LEVEL MONITORING A REQUIREMENT. PUBLIC WORKS INDICATED
THEY ARE INTERESTED IN TRACKING THE GROUNDWATER INFORMATION AND AGREED TO THE
PROPOSED CHANGE TO THE STANDARD CONDITION OF APPROVAL.
18. Future Agenda Items.
·
#02082-UP, 1
YEAR AFTER OPENING; HOUSING ELEMENT (April)
MR. LEDERER COMMENTED THAT THE JOINT PLANNING COMMISSION MEETING WITH
THE CITY OF ST. HELENA PLANNING COMMISSION WILL LIKELY OCCUR THE FIRST MEETING
IN JUNE.
Adjournment.
ADJOURNED TO THE REGULAR MEETING OF THE CONSERVATION, DEVELOPMENT AND PLANNING COMMISSION, WEDNESDAY, APRIL 7, 2004 AT 9:00 A.M.
TERRY SCOTT, Chairperson
ATTEST: CHARLES
WILSON, Secretary - Director
MICHELLE PRICE, Deputy Clerk
Vote: DG = David Graves;
JD = John Dickson; TS = Terrence Scott; BF = Bob Fiddaman; 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