25-355
FTM INVESTMENTS, L.P. c/o TREY EPPRIGHT / PARABLE WINERY / USE PERMIT MINOR MODIFICATION AND VARIANCE (P23-00230-MM & P23-00231-VAR) CEQA Status: Consideration and possible adoption of a Mitigated Negative Declaration. According to the proposed Mitigated Negative Declaration, the proposed project would not have any potentially significant environmental impacts after implementation of mitigation measures (or MM’s). MM’s are proposed for the following area(s): Biological Resources, Land Use and Planning, and Tribal Cultural Resources. 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 Use Permit Minor Modification to a 20,000 gallon per year Pre-WDO winery destroyed by wildfire, to allow the following: 1) Construction of a new 12,051 sq. ft. winery facility replacing the previous 7,464 sq. ft. facility lost to fire. Improvements include the new winery facility, which will consist of 9,137 sq. ft. of production space and 2,914 sq. ft. of accessory space, a 50,000 gallon fire water storage tank, a 30,000 gallon treated pre-wastewater storage tank, a 5,000 gallon domestic water tank, bio-retention facilities, landscaping, driveways, an entry gate and other winery improvements; 2) Conversion of the existing cave to a Type III Cave (Tasting Room and Guided Tours); 3) Designate 600 sq. ft. of the cave as accessory space for a tasting room; 4) Installation of a new winery recycled process wastewater system; 5) Installation of a new winery domestic wastewater system; 6) Increase onsite parking spaces from 13 to 15; 7) Change the traffic direction of the existing looped driveway to flow west to east; 8) Installation of a Left-Turn lane on Silverado Trail at the Project entrance; 9) Increase in annual permitted wine production from 20,000 gallons to 30,000 gallons; 10) Increase employment from three (3) full-time employees to four (4) full-time employees and two (2) part-time employees; 11) Establish Tours and Tastings by appointment only for a total of 30 visitors per day and a maximum of 210 visitors per week; 12) Establish a Marketing Program allowing 10 marketing events with total visitation not to exceed 12 vehicle trips and one (1) marketing event with total visitation not to exceed 20 vehicle trips; and 13) Addition of On-Premise consumption activities in conformity with AB 2004 (Evans Bill) within the patio area directly adjacent to the south cave portal. A Variance application (P23-00231) is also requested to allow the new winery within approximately 250 feet from the center line of Silverado Trail. Napa County code requires a 600-foot winery setback from Silverado Trail (N.C.C. § 18.104.230.A.1). The project would be built out over two (2) phases in order to maintain Average Daily Trips to the winery below 28 and not initially trigger the need to construct a Left-Turn Lane on Silverado Trail until phase two (2) is constructed. Phasing will be conditioned in the project’s Conditions of Approval. The project site is located on the Napa Valley Floor, approximately 0.3 miles north of the intersection of Silverado Trail and Dutch Henry Canyon Road. 4300 Silverado Trail, Calistoga, CA 94515. APN 020-120-028 (10.3- acre parcel). Staff Recommendation: Adopt the Mitigated Negative Declaration and grant the Use Permit Minor Modification and Variance, as conditioned. Staff Contact: Trevor Hawkes, Supervising Planner; phone number (707) 253-4388; email address: trevor.hawkes@countyofnapa.org Applicant: Trey Eppright, 3215 Steck Avenue, Suite 101, Austin, TX 78757, email address: trey@captexdev.com Representative: Joshua Devore. Tom Adams, DP&F, 1500 First Street, Suite 200, Napa, CA 94559; phone number (707) 761-7000, email address: jdevore@dpf-law.com, tadams@dpf-law.com CONTINUED FROM THE JANUARY 22, 2025, ZONING ADMINISTRATOR MEETING
- Committee
- Zoning Administrator
- Requested by
- Planning, Building and Environmental Services
- Introduced
- February 20, 2025
- On agenda
- February 26, 2025
- Passed
- December 31, 2025