NAPA COUNTY

MINUTES OF THE MEETING OF T= HE

CONSERVATION, DEVELOPMENT AND PLANNING COMMISSION

COUNTY OF NAPA

August 4, 2004

1. &n= bsp; = ; Call to Order.

THE CONSERVATION, DEVELOPMENT AND PLANNING COMMISSION OF THE COUNTY OF NAPA MET IN REGULAR SESSION, WEDNESDAY, AUGUST 4, 2004, AT 9:00 A.M. THE MEETING WAS CALLED TO ORDER BY= CHAIR SCOTT AT 9:08 A.M.

2.&n= bsp; = ; Roll Call.

THE FOLLOWING MEMBERS WERE PRESENT: CHAIRPERSON TERRY SCOTT, COMMISSIONERS BOB FIDDAMAN, DAVID GRAVES AND JOHN DICKSON. COMMISSION= ER JIM KING WAS EXCUSED.

3. = Pledge of Allegiance.=

= HEATHER MCCOLLISTER, PRINCIPAL PLANNER, LED THE SALUTE TO THE FLAG.

4.&n= bsp; = ; Citizen Comments and Recommendations.

= NONE

5. = Approval of Minutes.<= /o:p>

NONE

6. = Agenda Review.<= /span>

NEIGHBORS REQUESTED A CONTINUANCE OF SOLARI EST= ATE VINEYARDS - USE PERMIT REQUEST #P04-0204-UP, AND THE APPLICANT’S REPRESENTATIVE AGREED TO CONTINUE THE HEARING TO SEPTEMBER 1, 2004.

Public Hearings=

7. &nb= sp; Items to be decided without additional testimony.

SEE ITEMS 8 AND 16.

8. &nb= sp; Cornelius P. Corb= ett / Corbett Vineyards Winery– Use Permit Request #02619-UP &nbs= p;
California Environmental Quality Act (CEQA) Status: Negative Declaration Prepared. = According to the proposed Negative Declaration, the proposed project would have no potentially significant environmental impacts. &= nbsp;
Request: Approval of a Use Permit to establ= ish a new 30,000 gallon per year winery with:&nb= sp; (1) an 8,243 square foot building and 4,000 square feet of caves for= a winery totaling 12,243 square feet; (2) a 4,600 square foot covered work ar= ea; (3) no custom crushing activities; (4) two full-time and one part-time employees; (5) six parking spaces; (6) tours and tasting by appointment only with a maximum of 60 visitors per week; (7) a marketing plan with 12 activi= ties per year with an average of 20 and a maximum of 30 people per event and two events per year with a maximum of 50 per event; and, (8) improvements to the existing private access road. This project is located on 56.48 acre parcel on the south side of White Sulphur Springs Road approxim= ately ½ mile southwest of its intersection with Sylvaner Avenue, St. Helena within the AW (Agricultural Watershed) zoning district. (Assessor’s P= arcel # 027-020-064) 2959 White = Sulphur Springs Road, St. Helen= a. (Continued from April 21, 2004) (Staff requests continuance to August 18, 2004)=

= PUBLIC HEARING OPENED – NO TESTIMONY PRESENTED

= PUBLIC HEARING CONTINUED TO AUGUST 18, 2004.

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9. = Del Dotto Family Winery, Inc. – Review of Final Winery Design Plan = &nb= sp; = &nb= sp;
CEQA Status: None. (Project previously approved on August 12, 2003 with a Mitigated Negative Declaration.) = ; &n= bsp; = ; &n= bsp; = ; &n= bsp; = ; &n= bsp; = ; &n= bsp; = ; &n= bsp; = ; &n= bsp;
Request: Approval of the fina= l Del Dotto winery design plan to include: (1) the final site plan; (2) the detai= led elevation drawings and floor plans of all buildings; and, (3) the entry gate design plan, as required by Condition of Approval #1 of the previously appr= oved winery Use Permit #02082-UP. The project is located on a 13.38 acre parcel at the southwest corne= r of St. Helena Highway and West Zinfandel Lane, approximately one mile south of the City of St. Helena within an AP (Agricultural Preserve) zoning district.

&= nbsp; (Assessor’s Parcel #027-160-055) 1445 South St. Helena Highway, St. Helena.

PUBLIC HEARING HE= LD – TESTIMONY PRESENTED

BASED ON THE TESTIMONY PRESENTED, COMMISSIONER GRAVES MADE A MOTION = THAT THE ENTIRE MATTER BE HELD OVER UNTIL INFORMATION IS RECEIVED FROM CALTRANS.=

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STEVE LEDERER, DEPUTY PLANNING DIRECTOR, CLARIFIED FOR THE RECORD TH= AT SINCE THE COMMISSION DID NOT CONTINUE THIS ITEM TO DATE SPECIFIC, ONCE THE APPLICANT PROVIDES THE LETTER FROM CALTRANS TO STAFF, STAFF WILL RENOTICE T= HE PROJECT FOR PUBLIC HEARING.

10.&= nbsp; &nbs= p; Ron and Teri Kuhn / Pillar Rock Winery - Variance Request #02284-VAR= =
CEQA Status: See Item #11.
Request: Approval of a Variance to construct a winery building 58 feet from the centerline of a private road, a winery warehouse building 34 feet from the centerline of a private road, a covered crush pad 108 feet from the centerline of a private road and a retaining wall 30 feet from the centerline of a private road where a 300 fo= ot setback from the centerline of a private road is required.

(HELD CONCURRENTLY WITH ITEM 11)

11. = Ron and Teri Kuhn / Pi= llar Rock Winery– Use Permit Req= uest #02285-UP &nbs= p;
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 ar= eas: aesthe= tics, biological resources, cultural resources, geology & soils, hydrology and water quality, nois= e and transportation/traffic.
Request: Approval of a Use Permit to establ= ish a new 16,000 gallon per year winery with:&nb= sp; (1) a 5,511 square foot building in which 2,550 square feet wil= l be utilized for fermentation, offices and laboratory, 2,443 square feet for a hospitality center and 518 square feet for storage; a 1,023 square foot win= ery warehouse building for case good storage, wine library, miscellaneous stora= ge and mechanical room; and, 6,779 square feet of caves for barrel storage for= a winery totaling 13,313 square feet; (2) a 1,405 square foot covered crush p= ad area; (3) a 3,546 square foot outdoor terrace and barbeque area for marketi= ng events; (4) a 2,400 square foot pad area for water tanks and back up mechan= ical equipment; (5) custom crushing activities (crushing, fermentation, barrel a= ging and bottling) for up to four custom producers utilizing 50% (8,000 gallons = per year) of the total approved winery production capacity; (6) five tours= and tastings by appointment only with a maximum of 8 people; (7) four open house events per year for members of the wine trade only with a maximum of 40 peo= ple; and two auction related events per year for a maximum of 60 people (no even= ts shall occur at the same time); (8) two full and two part-time employees; (9) nine parking spaces; (10) a new septic system; (11) up to four= water tanks not to exceed 20,000 gallons total; (12) off-site road improvements to the existing private road to comply with Napa County Fire provisions and Co= unty road standards (to occur outside of the archaeological portion of the roadw= ay); (13) a new 20-foot driveway; and (14) a drop inlet structure. This project is located on a 114.3= 8 acre parcel on the south side of a private access road, approximately 2,300 feet northeast of its intersection with Silverado Trail within the AW (Agricultu= ral Watershed) / AP (Agricultural Preserve) split zoning district. (Assessor’s Parcel # 032-530= -019) 6110 Silverado Trail, Napa.<= /span>

PUBLIC HEARINGS 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 ADOPTED THE MITIGATION MONITORING AND REPORTING PROGRAM, AS REVISED. &= nbsp;

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11. &nbs= p; Continued

THE COMMISSION APPROVED VARIANCE #02284-VAR AND USE PERMIT #02285-UP BASED ON FINDINGS 9 THROUGH 18, SUBJECT TO CONDITIONS OF APPROVAL 1 THROUGH 22,= AS REVISED. = ; = BF-DG-JK-JD-TS

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12. &nbs= p; Napa Valley Gat= eway Unit 4 / Napa Valley Gateway Limited – Tentative Parcel Map Request #= 03508-PM
CEQA Status: Negative Declaration.
Request: Request to subdivide a 40.60 acre = parcel into five parcels, ranging in size from 2.4 acres to 11.1 acres, and o= ne 13.2-acre remainder lot, and to construct street and infrastructure improvements including the extension of Technology Way, located at the nort= hern terminus of Technology Way and western terminus of Gateway Road West within= the Napa Valley Airport Industrial Area and the IP:AC / I:AC (Industrial Park: Airport Compatibility / Industrial: Airport Compatibility) split zoning district. (Assessor’s Parcel #057-250-024) <= /p>

PUBLIC HEARING HELD – TESTIMONY PRESEN= TED

<= /span>

THE COMMISSION APPROVED ENVIRONMENTAL RECOMMENDATIONS 1 THROUGH 6 AND ADOP= TED THE NEGATIVE DECLARATION.

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THE COMMISSION APPROVED TENTATIVE PARCEL MAP #03508-PM BASED ON FINDINGS 10 THR= OUGH 16, SUBJECT TO CONDITIONS OF APPROVAL 1 THROUGH 10. &= nbsp; &nbs= p; &= nbsp; BF-DG-JK-JD-TS

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13. = Jaeger Vineyards = LLC/Jeffery Jaeger – Tentative Parcel Map Request #02040-PM &nbs= p; &= nbsp; &nbs= p;
CEQA Status
Request: Approval to subdivid= e two exiting parcels of 44.0 and 141.0 acres into 4 parcels of 48.0, 42.8, 44.7 = and 49.7 acres. Located on the northeast corner of Big Ra= nch Road and Oak Knoll Avenue within an AP (Agricultural Preserve) zoning district.

(Assessor’s Parcel 036-140-046 and 036-140-064). 4324 Big Ranch Road, Napa.

PUBLIC HEARING HE= LD – TESTIMONY PRESENTED

ENVIRONMENTAL RECOMMENDATIONS: CATEGORICAL EXEMPTION (CLASS 15)(o)(2): <= st1:place w:st=3D"on">NAPA COUNTY CEQA GUIDELINES; JULY 15, 1986 AND 15315. CLASS 15; MINOR LAND DIVISIONS; S= TATE CEQA GUIDELINES.

13. Conti= nued

THE COMMISSION APPROVED PARCEL MAP #04020-PM BASED ON FINDINGS 9&nbs= p;THROUGH 15, SUBJECT TO CONDITIONS OF APPROVAL 1 THROUGH 8, AS REVISED. = &nb= sp; = DG-JD-B= F-JK-TS

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14. = AT&T Wireless Services Inc. (Phillip Thomas of PMT Associates) / Jeff & Ethel James, Peter Malapinlac, John & Claire Barnes - Variance Request #04129-VAR =
CEQA Status: See Item #15 .
Request: Approval = of a Variance to encroach 3 feet into the required 10 foot front yard and to encroach 5 feet into the required 5 foot side yard for an accessory structu= re. The site is located beneath a PG&E transmission tower located on two si= ngle family lots on the west side of Rimrock Drive approximately 100 feet south = of the intersection of Rimrock Drive and Poppy Lane within a PD (Planned Development) zoning district.

(Assessor= ’s Parcels #’s: 019-362-024 & -025) 1065 and 1075 Rimrock Drive, Napa= .

(HELD CONCURRENTLY WITH ITEM 15)

15. &n= bsp; AT&T Wireless Services Inc. (Phillip Thomas of PMT Associates) / Jeff & Ethel James, Peter Malapinlac, John & Claire Barnes – Use Permit Request #02566-UP &= nbsp; &nbs= p; &= nbsp; &nbs= p;
CEQA Status: Categoric= ally Exempt pursuant to Section 15303 (d) of the California Environmental Quality Act (Class 3). This section establishes Class 3 Categorical Exemptions, New Construction or Conversion = of Small Structures. Subsection ”d” identifies utility extensions = as within this Class.
Request: Approval = of a Use Permit to: (1) construct an unmanned wireless telecommunication facilit= y to include the attachment of a maximum of 6 panel antennas to an existing PG&a= mp;E transmission lattice tower and construction of an approximate 19 foot x 8 f= oot ground mounted facility; (2) to provi= de less than a 24-hour source for emergency back up power for a telecommunicat= ion facility; and, (3) to provide less than a 10-foot wide band of crushed grav= el around the facility beneath the transmission tower locate= d on two single family lots on the west side of Rimrock Drive approximately 100 feet south of the intersection of Rimrock Drive and Poppy Lane within a PD (Planned Development) zoning district.

<= span style=3D'mso-bidi-font-size:12.0pt;font-family:"Times New Roman"'>(Assessor= ’s Parcels #’s: 019-362-024 & -025) 1065 and 1075 Rimrock Drive, Napa.

&= nbsp; PUBLIC HEARINGS HELD – TESTIMONY PRESENTED

ENVIRONMENTAL RECOMMENDATION: THE COMMISSION FOUND THAT THE PROPOSED PROJECT QUALIFIES FOR A CLASS= 3 CATEGORICAL EXEMPTION PURSUANT TO SECTION 15303 (d) OF CEQA. THE SECTION ESTABLISHES CLASS 3 CATEGORICAL EXEMPTIONS, NEW CONSTRUCTION OR CONVERSION OF SMALL STRUCTURES. SUBSECTION “d” IDENTIFIES UTILITY EXTENSIONS AS WITHIN THIS CLASS.

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15. Conti= nued

THE COMMISSION APPROVED VARIANCE #04129-VAR BASED ON FINDINGS 10 THROUGH 14, SUBJECT TO CONDIT= IONS OF APPROVAL 1 THROUGH 12.

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THE COMMISSION APPROVED USE PERMIT #02566-UP BASED ON FINDINGS 15 THROUGH 22, SUBJECT TO CONDI= TIONS OF APPROVAL 1 THROUGH 12.

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16. &n= bsp; Solari Estate Vineyards – Use Permit Request #P04-0204-UP &nbs= p; &= nbsp; &nbs= p; &= nbsp; &nbs= p; &= nbsp;
CEQA Status: Mitigated Negative Declaration prepared. According to the Mitigated Negative Declaration, the proposed project would have, if mitigation measures are not included, a potentially significant environmental impact in the following a= rea: Aesthetics.&nbs= p; &= nbsp; &nbs= p; &= nbsp; &nbs= p; &= nbsp; &nbs= p; &= nbsp; &nbs= p;
Request: Approval o= f a Use Permit to establish a new 36,000 gallon per year winery with: (1) = construction of a new two-story winery building with a connected wine tasting building f= or a winery totaling 7,077 square feet; (2) a 1,224 square foot covered crush pa= d; (3) custom crushing activities (crushing, fermentation, barrel aging, bottl= ing and case storage) for up to 3 custom producers utilizing 40% (9,000 gallons per year) of the total approved winery production; (4) four full-ti= me and two part-time employees; (5) retail sales and tours and tasting by appointment only; (6) a marketing plan consisting of: three private promotional tastings = per month with catered meals for 15-25 guests for members of the wine trade; an= d, two private special events per year (one of which may be the Wine Auction a= nd one Grand Opening) with 80-120 guests; (7) a new septic system; (8) a new access drive off of Larkmead Lane; (9) a 30,000 gallon water tank; and (10)= a 216 square foot’ mechanical building/pump house. The project is located on a 17.85 = acre parcel on the west side of Larkmead Lane,

±935-feet north of State Highway 29= , within an AP (Agricultural Preserve) zoning district. (Assessor’s Parcel #020-240-001)

PUBLIC HEARING OPENED – TESTIMONY PRESENTED

&= nbsp; PUBLIC HEARING CONTINUED TO SEPTEMBER 1, 2004.

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Other Business<= o:p>

17. &n= bsp; City Referrals.

NONE=

18. &n= bsp; Discussion of items fo= r the August 18, 2004 Meeting.

MR. LEDERER ADVIS= ED THE FOLLOWING ITEMS WILL BE CONSID= ERED AT THE AUGUST 18, 2004 MEETING:

= CORNELIUS P. CORBETT / CORBETT VINEYARDS WINERY– USE PERMIT REQUEST #02619-UP.

= PROFESSIONAL BALLOON PILOTS ASSOCIATION & BALLOONS ABOVE THE VAL= LEY / COUNTY = OF NAPA – USE PERMIT REQUEST #P04-0179-UP.

= OUTPOST WINES / TRUE VINEYARD, LLC - VARIANCE REQUEST

= #P04-0329-VAR AND USE PERMIT MODIFICATION REQUEST #P04-0180-MOD.

= GROTH VIN= EYARDS AND WINERY, LLC / GROTH VINEYARDS WINERY – USE PERMIT MODIFICATION REQUEST #P04-0217-MOD.

= SILVERADO NAPA CORPORATION: ADOPTION OF A RESOLUTION RESCINDING THE COMMISSION'S APPROVAL OF A PARCEL MAP FOR SILVERA= DO NAPA CORPORATION (04147-PM).

STUDY SESSION REGARDING SOUTH ST. HELENA PL= ANNING ISSUES.

NAPA COUNTY GENERAL PLAN UPDATE DISCUSSION.

19. &n= bsp; Commissioner Comments.=

= CHAIRMAN SCOTT ADVISED THAT HE WILL NOT BE PRESENT AT THE AUGUST 18, 2004 PLANNING COMMISSION MEETING.

= CHAIRMAN SCOTT COMMENT= ED THAT HE RECEIVED A LETTER FROM MR. PETERSON, VICE-PRESIDENT OF THE SILVERADO PROPERTY OWNERS ASSOCIATION, WHICH IS THE UMBRELLA HOMEOWNERS ASSOCIATION FOR SILVERADO. HE STATED THAT AFTER REVIEWING THE MATERIAL, SERIOUS DOUBTS WERE RAISED IN HIS MIND REGARDING THE SUITABILITY OF THE SITES THAT WERE SELECTED FOR CERTIFIC= ATION IN THE HOUSING ELEMENT. CHAIRMAN SCOTT WOULD LIKE STAFF TO EXPLORE ADDITIONAL SITE LOCATIONS THAT ARE ZONED APPROPRIATELY AND THAT WOULD BE A MORE SUITABLE USE IN TERMS= OF TRANSPORTATION, WATER AND SEWAGE PRIOR TO THE CERTIFICATION OF THE HOUSING ELEMENT.

MR. LEDERER RESPONDED THAT STAFF IS EXPLORING ALL OPTIONS.

20.          &n= bsp;   Director’s Repor= t on Board of Supervisors’ Actions.

= MR. LEDERER ADVISED OF= THE FOLLOWING:

=

= ON AUGUST 3, 2004, THE BOARD APPOINTED PATRICK LYNCH AS THE ACTING DIRECTOR OF THE CONSERVATION, DEVELOPMENT AND PLANNING DEPARTMENT.

=

= ON JULY 27, 2004 THE B= OARD APPROVED CHANGES IN THE AIRPORT INDUSTRIAL AREA SPECIFIC PLAN.

=

21.          &n= bsp;   Zoning Administrator Actions for July 2004.

= NOT DISCUSSED

=

=

22.          &n= bsp;   Future Agenda Items.

·        #02082-UP, 1 YEAR AFTER OPENING

·        #03457-UP, 1 YEAR AFTER OPENING

·        CRESTWOOD CENTER REVIEW, NOVEMBER 17, 2004

NOT DISCUSSED

Adjournment.

ADJOURNED TO THE REGULAR MEETING OF THE CONSERVATION, DEVELOPMENT AND PLANNING COMMISSION, WEDNESDAY, AUGUST 18, 2004 AT 9:00 A.M= .

TERRY SCOTT, Chairperson

ATTEST:        &= nbsp;            CHARLES WILSON, Secretary - Director

=

MICHELLE PRICE, Deputy = Clerk

Key

Vote:    DG =3D David Graves; JD =3D John Dickson; TS =3D Terrence Scott; BF =3D Bob Fiddam= an; JK =3D Jim King

The maker of the motion and second are refle= cted respectively in the order of the recorded vote.

Notations = under vote: N =3D No; A =3D Abstain= ; X =3D Excused