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Planning Commission

August 21, 2024 ·9:00 AM Final

Board of Supervisors Chambers 1195 Third Street, Third Floor Napa, CA 94559

Agenda PDF 📹 Watch video Official record ↗

Agenda — 29 items

  1. 1 How to Watch or Listen to the Napa County Planning Commission Meetings
  2. 2 The Napa County Planning Commission will continue to meet pursuant to the adopted calendar located at the following link: https://www.countyofnapa.org/DocumentCenter/View/30839/2024-PC-Regular-Meeting-Calendar?bidId= The Napa County Planning Commission realizes that not all County residents have the same ways to stay engaged, so several alternatives are offered. Remote Zoom participation for members of the public is provided for convenience only. In the event that the Zoom connection malfunctions for any reason, the Planning Commission reserves the right to conduct the meeting without remote access. Please watch or listen to the Planning Commission meeting in one of the following ways:
  3. 1. Attend in-person at the Board of Supervisors Chambers, 1195 Third Street, Napa, Third Floor.
  4. 2. Watch online at https://napa.legistar.com/calendar.aspx (click the "In Progress" link in the "Video" column).
  5. 3. Watch on Zoom using the attendee link: https://countyofnapa.zoom.us/j/87621457786. Make sure the browser is up-to-date.
  6. 4. Listen on Zoom by calling 1-669-900-6833 (Meeting ID: 876-2145-7786).
  7. 7 If you are unable to attend the meeting in person and wish to submit a general public comment or a comment on a specific agenda item, please do the following:
  8. 1. Email your comment to meetingclerk@countyofnapa.org. Emails will not be read aloud but will still become part of the public record and shared with the Planning Commission.
  9. 2. Use the Zoom attendee link: https://Countyofnapa.zoom.us/j/87621457786. Make sure the browser is up-to-date. When the Chair calls for the item on which you wish to speak, click "raise hand". Please limit your remarks to three minutes.
  10. 3. Call the Zoom phone number: 1-669-900-6833. (Meeting ID: 876-2145-7786). When the Chair calls for the item on which you wish to speak, press *9 to raise hand. Please limit your remarks to three minutes. **Please note that phone numbers in their entirety will be visible online while speakers are speaking**
  11. 11 For more information, please contact us via telephone at (707) 253-4417 or send an email to meetingclerk@countyofnapa.org ANY MEMBER OF THE AUDIENCE DESIRING TO ADDRESS THE COMMISSION: ON A MATTER ON THE AGENDA Please proceed to the podium when the matter is called and, after receiving recognition from the Chair, give your name and your comments or questions. In order that all interested parties have an opportunity to speak, please be brief and limit your comments to the specific subject under discussion. Time limitations shall be at the discretion of the Chair or Commission, but is generally limited to three minutes. ON A MATTER NOT ON THE AGENDA Public comment is an opportunity for members of the public to speak on items that are not on the agenda but are within the subject matter jurisdiction of the Commission. Public comment is limited to three minutes per speaker, subject to the discretion of the Chair. Comments should be brief and focused, and speakers should be respectful of one another who may have different opinions. Please remember this meeting is being recorded and broadcast on live television. The County will not tolerate profanity, hate speech, abusive language, or threats. Also, while public input is appreciated, the Brown Act prohibits the Commission from taking any action on matters raised during public comment that are not on the agenda.
  12. 1. CALL TO ORDER; ROLL CALL ▶ jump to 0:23
  13. 2. PLEDGE OF ALLEGIANCE ▶ jump to 0:41
  14. 3. CITIZEN COMMENTS AND RECOMMENDATIONS ▶ jump to 1:02
  15. 4. APPROVAL OF MINUTES ▶ jump to 2:40
  16. 16 The Clerk of the Commission request approval of Minutes for the meeting held on: August 7, 2024 (All Commissioners were present). ▶ jump to 3:11
  17. 5. AGENDA REVIEW ▶ jump to 3:14
  18. 6. DISCLOSURES ▶ jump to 4:40
  19. 7. PUBLIC HEARING ITEMS ▶ jump to 5:22
  20. A. EVA PAULY / LAKETRICITY (DBA DYNAMO SOLAR) COMMERCIAL FLOATING SOLAR FACILITY, ZONE CHANGE, AND VARIANCE / APP NOS. P22-00340-UP, P23-00181-ZC, AND P23-00268-VAR CEQA Status: Consideration and possible adoption of a Revised Mitigated Negative Declaration. According to the proposed Revised Mitigated Negative Declaration, the proposed project would not have any potentially significant environmental impacts after implementation of mitigation measures. Mitigation measures are proposed for the following areas: Aesthetics, Agriculture and Forest Resources, Biological Resources, and Cultural Resources. The project site is not included on a list of hazardous materials sites compiled pursuant to Government Code Section 65962.5. Request: Make a recommendation to the Napa County Board of Supervisors regarding the following: 1) Adoption of an ordinance to rezone the developed portions of the project parcels (APN(s) 057-010-010 and 057-050-003) from the existing zoning district of Agricultural Watershed: Airport Compatibility (AW:AC) to Public Lands: Airport Compatibility (PL:AC); 2) Approval of a Variance to allow construction of 42 transmission line towers at a height varying between 38.5-feet and 70-feet tall, whereby Napa County Code (“NCC”) Section 18.104.120 establishes a 35-foot height maximum; 3) Approval of a Use Permit, subject to Conditions of Approval, for construction of approximately 56-acres of floating solar panels (approximately 63,840 solar panels) on top of two of the Napa Sanitation District’s existing wastewater ponds to produce approximately 34.7 megawatts (MW) of direct current electricity, converted to 24.5 megawatts (MW) of alternating current electricity, construction of approximately 2-miles of electrical transmission lines, with portions constructed above and below ground, and construction of one 0.13-acre electrical substation located at the northern edge of the solar panels. The project is located on approximately 163.59-acre and 327.0-acre parcels within the AW (Agricultural Watershed) zoning district and Public Institutional (PI) General Plan designation at 1515 Soscol Ferry Road, Napa, CA 945584. APNs 057-050-003-000, 057-010-010-000, 057-050-006-000, 057-010-038-000, 057-010-039-000, 046-400-016-000, 046-400-011-000, 046-400-057-00, and 046-400-004-000. Staff Recommendation: That the Planning Commission recommend the Board of Supervisors adopt the Revised Initial Study/Mitigated Negative Declaration prepared for the project, adopt the ordinance for Rezone application No. P23-00181, approve Variance application No. P23-00268, and approve Use Permit Application No. P22-00340, as conditioned. Staff Contact: Matt Ringel, Planner III, (707) 299-1351 Applicant Contact: Eva Pauly-Bowles, Laketricity Managing Director, 755 Baywood Drive, 2nd Floor, Petaluma, CA, 94954, (707) 658-4596 Applicant Representative Contact: Jeffrey Redding, Land Use Planning Services, (707) 255-7375 24-1373
  21. B. KEVIN & ANN MORRISON TR / HILLWALKER VINEYARDS WINERY / EXCEPTION TO THE CONSERVATION REGULATIONS NO. P23-00239-UP, USE PERMIT NO. P23-00101-UP & EXCEPTION TO THE NAPA COUNTY ROAD & STREET CEQA STATUS: Consideration and possible adoption of a revised Mitigated Negative Declaration and the Mitigation Monitoring Reporting Program (MMRP). According to the proposed, revised Mitigated Negative Declaration, the proposed project would not have any potentially significant environmental impacts after implementation of mitigation measures. Mitigation measures are proposed for the following areas: Agriculture and Forest Resources and Biological Resources. The project is not on any lists of hazardous waste sites enumerated under Government Code Section 65962.5. REQUEST: Approval of a Use Permit to allow a new winery with an annual production capacity of 7,000 gallons with the following characteristics: 1) Convert a 1,500 sq. ft. residential cave to a commercial cave for wine production and storage; 2) Conduct visitation activities in an existing 298 sq. ft. covered patio area and allow on-site consumption in accordance with Business and Professions Code Sections 23358, 23390 and 23396.5 (AB2004-Evans Bill); 3) Allow tours and tastings by appointment with a weekly maximum of 113 visitors; 4) Allow a marketing program of 12 marketing events per year with up to 45 guests per event; 5) Up to two (2) fulltime and three (3) part-time employees; 6) Production and visitation hours between 10 a.m. and 6 p.m. Monday through Sunday; 7) Convert the existing pool house restroom (80 sq. ft.) to an accessible restroom; 8) Provide on-site parking for seven (7) vehicles including an accessible parking space and an electric vehicle charging station; and 9) Installation of a 2,500-gallon hold and haul tank for winery process wastewater. The project also includes an Exception to the Napa County Road and Street Standards (RSS) for selective reduction in the width of the private access road. A request for an Exception to the Conservation Regulations in the form of a Use Permit is also being requested to allow road improvements within a stream setback. The project is located on a ±20.46-acre site within the Agricultural Watershed (AW) zoning district on the west side of a private road, one (1) mile west of its intersection with Mount Veeder Road. The project site is General Plan designated as Agriculture, Watershed and Open Space (AWOS); APNs: 034-110-047. Address is 1871 Mount Veeder Road, Napa. Access to the property is through APNS 034-100-020, 034-100-043, and 034-110- 059. STAFF RECOMMENDATION: Adopt the revised Mitigated Negative Declaration/Mitigation Monitoring Reporting Program and approve the Exception to the Conservation Regulations, Exception to the County Road and Street Standards (RSS), and a Winery Use Permit subject to the recommended conditions of approval. STAFF CONTACT: Wendy Atkins, Planner II, (707) 259-8757 or wendy.atkins@countyofnapa.org APPLICANT REPRESENTATIVE CONTACT: Kevin P. Morrison, Hillwalker Vineyards; 405 Alexander Avenue, Larkspur, CA 94939; (415) 509-4739; kmo@hillwalkervineyards.com CONTINUED FROM THE AUGUST 7, 2024, PLANNING COMMISSION MEETING. 24-1387 ▶ jump to 51:17
  22. 8. ADMINISTRATIVE ITEMS - NONE. ▶ jump to 134:39
  23. 9. DIRECTOR OR DIRECTOR'S DESIGNEE REPORT ▶ jump to 135:00
  24. 24 - DISCUSSION OF ITEMS FOR THE (DATE) REGULAR MEETING - BOARD OF SUPERVISORS ACTIONS - OTHER DEPARTMENT ACTIVITIES - CODE COMPLIANCE REPORT - ZONING ADMINISTRATOR ACTIONS - OTHER PENDING PROJECTS' STATUS ▶ jump to 135:23
  25. 10. COMMISSIONER COMMENTS/COMMITTEE REPORTS ▶ jump to 135:26
  26. 11. ADJOURNMENT ▶ jump to 135:41
  27. 27 I HEREBY CERTIFY THAT THE AGENDA FOR THE ABOVE STATED MEETING WAS POSTED AT A LOCATION FREELY ACCESSIBLE TO MEMBERS OF THE PUBLIC AT THE NAPA COUNTY ADMINISTRATIVE BUILDING, 1195 THIRD STREET, NAPA, CALIFORNIA ON 8/16/2024 BY 3:30 P.M. A HARDCOPY SIGNED VERSION OF THE CERTIFICATE IS ON FILE WITH THE CLERK OF THE COMMISSION AND AVAILABLE FOR PUBLIC INSPECTION. ALEXANDRIA QUACKENBUSH (By e-signature) Alexandria Quackenbush, Clerk of the Commission
  28. 28 Note
  29. 29 Note