TO: NAPA COUNTY ZONING ADMINISTRATOR
FROM: Andrew Amelung - Planner II
REPORT BY: Andrew Amelung - Planner II
SUBJECT: Schlatter Family Estate Micro-Winery Use Permit P24-00217-UP
RECOMMENDATION
title
RENE SCHLATTER / SCHLATTER FAMILY ESTATE MICRO-WINERY / USE PERMIT P24-00217-UP
CEQA status: Consideration and possible adoption of a Mitigated Negative Declaration. According to the proposed Mitigated Negative Declaration, the proposed project will not have any potentially significant environmental impacts after implementation of mitigation measures. Mitigation measures are proposed for the following areas: Biological Resources, 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 Micro-Winery Use Permit for a new 5,000 gallon per year winery in a 4,998 square-foot Type III cave, with 3,798 square feet of production area and 1,200 square feet of hospitality and accessory area. The proposed winery includes tours and tastings for a maximum of 18 visitors per day from 10am to 5pm, with no marketing events, two (2) full-time employees and winery related infrastructure and improvements. The project is requesting an exception to the Napa County Road and Street Standards for sections of the driveway constrained by steep slopes and an existing ephemeral watercourse. Two live oak trees are to be removed along sections of the driveway to accommodate horizontal clearance for emergency vehicles. The project is located on an approximately 35.82-acre parcel within the AW (Agricultural Watershed) zoning district at 1111 Conn Valley Rd, St. Helena, CA approximately 0.25 miles south of Rossi Rd; APNs: 025-180-083-000 (project parcel) & 025-180-082-000 (access parcel).
Staff Contact: Andrew Amelung, Planner II, 1195 Third St, Suite 210, Napa, CA 94559; (707) 253-4307; andrew.amelung@countyofnapa.org
Applicant Contact: Rene Schlatter, 1111 Conn Valley Road, St. Helena, CA 94574; (707) 968-3417; rschlatter@merryvale.com
Applicant Agent: Jarrod Denton, Signum Architecture, 1675 2nd Street, Napa, CA 94559, (707) 531-7653; jarrod@signumarchitecture.com
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EXECUTIVE SUMMARY
PROPOSED ACTIONS:
That the Zoning Administrator:
1. Adopt the Initial Study - Mitigated Negative Declaration (ISMND) and Mitigation Monitoring and Reporting Program (MMRP) based on the recommended Findings 1-7 in Attachment A;
2. Approve an Exception to the Napa County Road and Street Standards based on recommended Findings 8-9 in Attachment A;
3. Approve the Micro-Winery Use Permit Application No. P24-00217, based on recommended Findings 10-15 of Attachment A, and subject to the recommended Conditions of Approval in Attachment B.
Discussion:
The applicant is seeking approval of a Micro-Winery Use Permit for Schlatter Family Estate, which includes the construction of a new Type III cave with two portal entries that will house all production and hospitality. The proposed project will include a covered crush pad, entryway, office and laboratory, staff room, fermentation room, barrel chai, wine library, hospitality terrace, water storage room, pump room, two ADA compliant restrooms, and an ADA compliant walkway connecting the two portals. The winery will produce up to 5,000 gallons of wine per year, and visitation includes tours and tastings for up to 18 visitors per day, seven days a week from 10 a.m. to 5 p.m. The proposal includes up to two full-time employees. Three parking stalls, including an ADA compliant parking stall, are included in the proposal, as well as landscaping along a stretch of driveway near the crush pad and cave portal, and some road improvements that comply with the Napa County Road and Street Standards. The applicant has also requested an Exception to the Road and Street Standards for sections of the driveway that are confined by steep slopes and proximity to an ephemeral watercourse, with the appropriate measures to allow for the Exception to be implemented with the same overall practical effect. The removal of two live oak trees is included in the proposal to allow for horizontal clearance of emergency vehicles along sections of the driveway.
Staff has reviewed the proposed project and supports recommending that the Zoning Administrator adopt the Mitigated Negative Declaration and approve the Use Permit request, subject to the recommended Conditions of Approval in Attachment B. Findings in support of the Mitigated Negative Declaration, Exception to the Road and Street Standards and Use Permit have been prepared in Attachment A. An Initial Study/ Mitigated Negative Declaration has been prepared in Attachment C.
ENVIRONMENTAL IMPACT
ENVIRONMENTAL DETERMINATION: Consideration and possible adoption of a Mitigated Negative Declaration. According to the proposed Mitigated Negative Declaration, the proposed project will not have any potentially significant environmental impacts after implementation of mitigation measures. Mitigation measures are proposed for the following areas: Biological Resources 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.
BACKGROUND AND DISCUSSION
Property Owner: Schlatter Family Estate, LLC, 1111 Conn Valley Road, St. Helena, CA 94574; (707) 968-3417;
Applicant: Rene Schlatter, 1111 Conn Valley Road, St. Helena, CA 94574; (707) 968-3417; rschlatter@merryvale.com <mailto:rschlatter@merryvale.com>
Applicant Agent: Jarrod Dent, Signum Architecture, 1675 2nd Street, Napa, CA 94559, (707) 531-7653; jarrod@signumarchitecture.com <mailto:jarrod@signumarchitecture.com>
Zoning: Agricultural Watershed (AW)
General Plan Designation: Agriculture, Watershed and Open Space (AWOS)
Filed: August 20, 2024
Complete: March 21, 2025
Property Area: 35.82-acre project parcel (APN: 025-180-083-000); 32.21 access parcel (APN: 025-180-082-000)
Existing Development: The project parcel is currently developed with approximately 22.05 acres of vineyard blocks and an agricultural well, while the access parcel currently developed with approximately 7.22 acres of vineyard blocks, an agricultural accessory structure and an access driveway.
Proposed Structural Development: The proposed project will include new cave construction with a covered crush pad, entryway, office and laboratory, staff room, fermentation room, barrel chai, pump room, water storage room, ADA compliant restrooms, hospitality terrace, wine library, exterior crush pad entry, walkway, and parking area with an ADA compliant parking space.
Winery Size (Proposed): 4,998 square feet
Accessory to Production Ratio (Proposed): 1,200 accessory square feet = 32 percent (maximum 40 percent)
Production Capacity (Proposed): 5,000 gallons per year
Winery Coverage (Proposed): 62,032 square feet (1.42 acres) = 3.98 percent (maximum 25 percent)
Number of Employees: Two full-time employees
Production Days and Hours of Operation (proposed, excluding harvest): Monday - Sunday from 8:00 a.m. - 6:00 p.m.
Tours and Tasting Visitors: Up to 18 visitors per day
Hospitality Days and Hours: Monday-Sunday; 10 a.m. to 5 p.m.
Parking: Three parking stalls (including one ADA compliant stall)
Wineries within One mile: Heitz Wine Cellars (0.39 miles), Anderson’s Conn Valley Winery (0.41 miles), Rogers Winery (0.64 miles), Mansfield Winery (0.68 miles), Seavey Vineyard (0.71 miles), Joseph Phelps Vineyard (0.81 miles), The Terrace (0.83 miles), Lieff Winery (0.84 miles), Snowden Vineyards (0.84 miles), Kathryn Hall Winery (0.92 miles), Castellucci Family Winery (0.97 miles), William Harrison (1.0 miles)
Signage: No signage proposed
Adjacent General Plan Designation / Zoning / Land Use:
North: Agriculture, Watershed and Open Space / Agricultural Watershed / Vineyards & Rural Residences
East: Agriculture, Watershed and Open Space / Agricultural Watershed / Open Space, Oak Woodland, & Rural Residences
South: Agriculture, Watershed and Open Space / Agricultural Preserve / Vineyards & Public Lands
West: Agriculture, Watershed and Open Space / Agricultural Watershed / Vineyards & Rural Residences
Parcel History: Schlatter Family Estate, LLC owns two parcels that make up approximately 68.03 acres with existing vineyards on site. On the primary parcel (35.82 acres) where the winery development will occur (APN: 025-180-083-000) vineyard development has occurred that predates the approval of Napa County Resolution 19-94 which established guidelines for Erosion Control Plans (ECP) regarding the planting and replanting of vineyards. Since the approval of Resolution 19-94, an ECP Track I and an ECP Track II, for 21.7 acres of additional vineyards and the replanting of existing vineyards, were approved on September 4, 1996 (96061 - Merryville Vineyards). These included vineyard blocks on both APN 025-180-082-000 & 025-180-083-000. On July 7, 2017, an ECP Track II was approved for an additional 24.6 acres of vineyard replanting on both parcels (P17-00246 - Schlatter Family Estate). In 2021, a building permit was issued for the repair and replacement of a 100-amp electrical panel for the existing agricultural well on APN 025-180-082-000 (BC21-01411-ELC). Approximately 7.22 acres of vineyard exists on APN: 025-180-082-000, and approximately 22.05 acres of vineyard exists on APN: 025-180-083-000.
Active Code Compliance Violations: There are no active code compliance or code enforcement cases associated with either the project parcel (APN: 025-180-082-000) or the access parcel (APN: 025-180-083-000).
Discussion Points:
Setting
The project site is on a 35.82-acre parcel (APN: 025-180-083-000) with access through a 32.21-acre parcel (APN: 025-180-083-000), located at 1111 Conn Way Road, approximately 0.23 vehicle miles from the intersection of Conn Way Road and Rossi Road. The proposed cave is situated approximately 980 feet from Conn Creek, while the project well is located approximately 1,570 feet from Conn Creek. Existing development includes approximately 29.27 acres of vineyard including vineyard avenues and accessory improvements, an existing access driveway and the existing project well. According to Napa County Vegetation Mapping System, the two parcels consist of approximately 28.44 acres of combined agricultural development, approximately 18.6 acres of Douglas fir coniferous forest, approximately 7.5 acres of oak woodland forest (3.29 acres of Blue Oak woodland, 2.9 acres of Coastal Live Oak woodland, 1.24 acres of mixed oak woodland), and 2.89 acres of White Leaf Manzanita shrubland. A small section of vineyard and existing olive trees will be removed to accommodate for the two cave entry portals. An existing agricultural well located on the project parcel (APN: 025-180-083-000) will be the water source for the proposed uses, which is also currently providing irrigation water for the existing vineyards.
The project site is located near a mountain ridge located approximately 1,000 feet southeast of Conn Valley and 1,800 feet north of Spring Valley, with general topography ranging between ±5-50 percent slope and parcel elevations between approximately 480-700 feet above mean sea level. An ephemeral watercourse begins at the edge of a vineyard block within Douglas fir coniferous forest approximately 80 feet north of the project site, which meets the 35-foot setback per NCC §18.108.025.
The surrounding area consists of existing vineyards and rural residential uses to the north, east, south and west of the project parcels. To the north the topography gradually slopes downward into Conn Valley, and to the south gradually downward into Spring Vally and eventually into the Napa Valley floor. There are 12 wineries within a one-mile radius of the proposed project, the closest of which is 0.39 miles away. The nearest offsite residence is located 530 feet east of the proposed hospitality terrace.
Micro-Winery Use Permit Proposal
The purpose of the application is to establish a proposed Micro-Winery Use Permit for the Schlatter Family Estate, with construction of a new cave with two portal entries that will house production and hospitality. The cave will have fire sprinklers and will meet Type III Occupancy (V-B Construction) standards in order for hospitality activities to take place with the cave structure. The proposed project will include the following:
1. New Cave Construction
• One (1) covered crush pad (624 square feet - production)
• One (1) cave entryway (551 square feet - production)
• One (1) office and laboratory (243 square feet - production)
• One (1) staff room (207 square feet - production)
• One (1) fermentation room (1,380 square feet - production)
• One (1) barrel chai (1,968 square feet - production)
• One (1) ADA compliant restroom (87 square feet - production)
• One (1) hospitality terrace (683 square feet - hospitality)
• One (1) wine library (1,138 square feet - hospitality)
• One (1) ADA compliant accessory restroom (62 square feet - hospitality)
• One (1) pump room (204 square feet - utility)
• One (1) water storage room (320 square feet - utility)
2. An Exterior ADA Walkway and Entry
• One (1) exterior crush pad entry (912 square feet - hardscape)
• One (1) walkway to the crush pad (649 square feet - hardscape)
3. Improvements and Widening of Existing Roads
• Two (2) standard parking spaces
• One (1) ADA parking space
• Improvement of the existing driveway to accommodate emergency vehicle access
• A request for exception to the Napa County Road and Street Standards
4. Daily Tours & Tastings and Employment
• Tours & tastings for a maximum of 18 visitors per day
• Visitation days and hours of Monday to Sunday, 10am to 5pm (no marketing events)
• Up to two (2) full-time employees
5. Wine Production
• 5,000-gallon production capacity with fermentation on site
• 100 percent estate fruit grown on property
• All production will occur within the proposed cave and covered crush pad
The proposal includes the construction of a new, 48-inch-wide ADA compliant exterior path on slopes less than 5 percent connecting the two cave portals, as well as improvements to the existing driveway from Conn Valley Road to the project site in order to meet Napa County Road and Street Standards where possible. In those areas constrained by an existing ephemeral watercourse and steep slopes of approximately 30-50 percent, an exception to the Road and Street Standards is requested. While the applicant would like to preserve all existing native oak trees on the property, two live oaks have been identified for removal to meet the minimum horizontal clearance of 14 feet for emergency vehicles as required by the Napa County Road and Street Standards. A firetruck turnaround has been incorporated into the project proposal, along with turnouts along the driveway to accommodate for areas where the required road width cannot be met, in order to achieve to the same overall practical effect as the Road and Street Standards.
The proposed cave includes a covered crush pad, entryway, office laboratory, staff room, two ADA compliant restrooms, a fermentation area, barrel chai, pump room, water storage area, wine library, and exterior hospitality terrace. Due to the 3,700 cubic yards of earth movement for new development the project did not qualify for Napa County’s Categorical Exemption for Small Wineries and thus an Initial Study was prepared according to Napa County’s Local Procedures for Implementing the California Environmental Quality Act (CEQA).
Wine proposed production capacity is 5,000 gallons with all fermentation conducted on site and all wine produced from fruit grown on the property. Barrel storage and aging and bottling will also occur on site in the wine cave and at the covered crush pad.
Water Availability and Wastewater Feasibility
A Tier 1 Water Availability Analysis was prepared by RSA+ Civil Engineering dated August 14, 2024, which concluded that a small increase in water usage of 0.004 acre-feet per year (1,303.4 gallons) will occur. This small amount of groundwater use is primarily due to a reduction in existing well irrigation water use for vineyards of 0.094 acre-feet, which will be offset using recycled process wastewater. The project is not in a “groundwater deficient area” and is not in the GSA Sub-basin. The exiting well is more than 500 feet from any neighboring wells and more than 1,500 feet from County designated Significant Streams. The proposed project combined with existing uses on site will be 12.374 acre-feet per year, which represents 33 percent of the existing recharge rate of 37.26 acre-feet per year for the project parcels.
A new winery process wastewater treatment system is proposed where winery process wastewater will be treated and reused for vineyard irrigation. The system will comply with Napa County and State Water Quality Control Board requirements. A new domestic wastewater system is also proposed, with domestic wastewater treated and dispersed by a subsurface drip system. A Wastewater Feasibility Report was prepared by RSA+ civil engineering, dated August 14, 2024, which details the wastewater system that will accommodate the proposed micro-winery. The facility will have to enroll for coverage under the General Waste Discharge Requirements for Winery Process Water and meet discharge standards and monitoring requirements specific to the amount of waste discharged. The Division of Environmental Health reviewed this report and concurred with its findings, and has added as a Condition of Approval that the plans be designed by a licensed Civil Engineer or Registered Environmental Health Specialist and approved by the Division of Environmental Health. Ongoing water quality monitoring will be required. Additionally, water quality will be maintained through standard stormwater quality treatment control measures and compliance with the Napa County Engineering Division’s Conditions of Approval.
Napa County Road and Street Standards
The project site is accessed from an existing driveway that extends approximately 0.39 miles to the north through APN: 025-180-082-000 where it connects to Conn Valley Road. The driveway rises approximately 275 feet in elevation from Conn Valley Road and in doing so it winds through steeper terrain and alongside of an unnamed ephemeral watercourse. Due to the steep terrain (approximately %) and the existing ephemeral watercourse, the driveway cannot feasibly be improved in all areas to meet the Napa County Road and Street Standards. On January 24, 2024, Napa County Engineering Staff and the Napa County Fire Marshal conducted a site visit on the property where they assessed the conditions of the road and terrain, and areas where the driveway could feasibly be improved, as well as areas where it was not feasible due to the greater environmental damage that would occur on slopes and the existing watercourse. Two oak trees were identified that were inhibiting vertical clearance for emergency access vehicles, as well as the location of fire truck turnarounds. Both the Engineering Division and the Fire Marshall’s Office have reviewed the requested Exception to the Road and Street Standards and support the request with conditions.
Biological Resources
As part of the proposed project, two coastal live oak trees will be removed in order to obtain the same practical effect of the Napa County Road and Street Standards in terms of horizontal and vertical clearance for emergency vehicle access. To mitigate any significant impacts to biological resources, measures have been added to the Conditions of Approval and Mitigations, Monitoring and Reporting Program that address the potential impacts on nesting birds and raptors, as well as special-status bat species. Measures to address nesting birds and raptors include the requirement of a preconstruction survey by a qualified biologist during the bird breeding and nesting season within seven days prior to vegetation removal and ground disturbance, the requirement of identifying appropriate avoidance methods in the instance that nesting birds are present, incorporation of exclusion buffers utilizing temporary construction fencing, and the prohibition of any alternative flushing methods. The survey prepared by a qualified biologist must be submitted to Planning Division staff and the California Department of Fish and Wildlife (CDFW) prior to construction and ground disturbance. Measures to address special-status bat species also include a preconstruction survey by a qualified biologist with at least two years of experience conducting bat surveys to be conducted at a minimum of 30 to 90 days prior to project activity, and in the case of identifying suitable habitat for roosting bats, the biologist shall notify CDFW immediately. If the presence of bats is presumed or documented then trees may only be removed using a two-step removal process during seasonal periods of bat activity, or alternatively conducting night emergence surveys and visual examination of roost features that establish the absence of roosting bats. The bat survey shall also be submitted to the Napa County Planning Division.
Tribal Cultural Resources
Invitation for tribal consultation was completed, pursuant to Assembly Bill 52 (AB 52) requirements, in February 2025, with certified mail sent to Middletown Rancheria, the Mishewal Wappo Tribe of Alexander Valley, and the Yocha Dehe Wintun Nation. Requests were received for tribal consultation from both Middletown Rancheria and Mishewal Wappo. At an initial tribal consultation meeting with Middletown Rancheria on February 12, 2025, their Tribal Historic Preservation Officer (THPO) became aware of Mishewal Wappo’s request for consultation, and they deferred all AB 52 requirements to the Mishewal Wappo Tribe of Alexander Valley. At the request of the Mishewal Wappo THPO, a Cultural Resource Evaluation was prepared by Dr. John W. Parker Ph.D., RPA, dated March 14, 2025, and an inspection of an approximately 3-acre area of the rolling terrain around the project site took place on March 11, 2025. Prior to the field inspection, a record search was conducted at the Sonoma State University office of the California Historical Resource Information System (CHRIS). In both the records search and the field inspection, no historic cultural materials, sites, or features were encountered during the field inspection. After a period allowing for the review of the Cultural Resource Evaluation, a follow-up tribal consultation meeting with Mishewal Wappo’s THPO occurred on March 26, 2025, which resulted in the property owner and the Mishewal Wappo THPO agreeing to enter into a Tribal Monitoring Agreement. The agreement is intended to prevent any substantial adverse change in the significance of any tribal cultural resource that may be discovered during construction and earth moving activities.
Staff Recommendation:
Consistency with Standards:
1. Zoning: The project is consistent with the AW zoning district which allows for Micro-Winery Activities as described in NCC §18.08.377 and under the specific subject duties of the Zoning Administrator described in NCC §18.10.020(A)(5). The addition of two full-time employees and 18 visitors per day will not generate a total number of vehicle trips that exceed 20 average daily trips or 10 round trips, the total annual production will not exceed 5,000 gallons. The project will not exceed an aggregate building footprint (including caves) of 5,000 square feet of enclosed space for winery storage, processing facilities, tasting areas, and caves. It should be noted and clarified that on sheet G0.10 of the submitted Plan Set prepared by Signum Architecture dated August 9, 2024, the labeling of total “Conditioned” space of 4,998 square feet should more accurately read total “Enclosed” space, as applicable to the definition of a Micro-Winery described in NCC §18.08.377(C).
2. Building: The Napa County Building Division has reviewed the project submittal documents and recommended approval of the proposed Use Permit on September 10, 2024. Further review and requirements of the Building Division will be addressed when the applications are received for the required Building Permits, pending approval of this Use Permit.
3. Fire: The Napa County Fire Marshal has reviewed the project submittal documents and recommended approval of the proposed Use Permit with Conditions of Approval dated May 28, 2025, which can be found in Attachment B.
4. Environmental Health: The Napa County Environmental Health Division has reviewed the project submittal documents and recommended approval of the proposed Use Permit with Conditions of Approval dated September 10, 2024, which can be found in Attachment B.
5. Public Works: The Napa County Department of Public Works has reviewed the project submittal documents and recommended approval of the proposed Use Permit with Conditions of Approval dated October 8, 2024, which can be found in Attachment B.
6. Engineering Division: The Napa County Engineering Division has reviewed the project submittal documents and recommended approval of the proposed Use Permit with Conditions of Approval dated September 25, 2024, which can be found in Attachment B.
Public Comments
At the time this staff report was completed one public comment was received in opposition to micro-wineries.
Decision Making Options:
As noted in the Executive Summary Section above, staff is recommending approval of the Use Permit with conditions of approval as described in Option 1, below. Decision making options include the following:
Option 1 - Approve Applicant’s Proposal (Staff Recommendation)
Disposition - This action would result in the adoption of the Mitigated Negative Declaration, approval of an Exception to the Napa County Road and Street Standards and approval of the Micro-Winery Use Permit. Staff recommends this option as the request is consistent with the Zoning Ordinance, applicable General Plan policies, and other County regulations as presented in the Recommended Findings (Attachment A).
Action Required - Follow the proposed actions listed in the Executive Summary. If conditions of approval are to be amended, specify conditions to be amended at time motion is made.
Option 2 - Modify the Applicant’s Proposal
Discussion - This option would result in reduction to the winery’s requested by appointment visitation, and/or wine production levels to address concerns of the Commission and/or public comments if solicited.
Action Required - Follow proposed action listed in Executive Summary and amend scope and project specific conditions of approval to require a reduction in requested operational conditions. This option would have proportionately fewer environmental impacts, since groundwater demand and wastewater generation would be reduced and would result in less traffic trips compared to those discussed in the staff report, and thus, no new analysis beyond that already discussed above would be necessary. If major revisions of the conditions of approval are required, the item will need to be continued to a future date.
Option 3 - Deny Proposed Project
Disposition - In the event the Zoning Administrator determines that the project does not, or cannot, meet the required findings for the granting of the Micro-Winery Use Permit, the Zoning Administrator should articulate what aspect or aspects of the project are in conflict with the required findings. State Law requires the Zoning Administrator to adopt findings, based on the General Plan and County Code, setting forth why the proposed Use Permit is not being approved.
Action Required - The Zoning Administrator would take tentative motion to deny the project and remand the matter to staff for preparation of required findings, based upon the Zoning Administrator statements. Staff would return to the Zoning Administrator with the findings for denial at a future date.
Option 4 - Continuance Option
The Zoning Administrator may continue an item to a future hearing date, at its discretion.
SUPPORTING DOCUMENTS
A. Recommended Findings
B. Recommended Conditions of Approval and Final Agency Memos
C. Mitigated Negative Declaration and Mitigation, Monitoring, and Reporting Program
D. Application Packet
E. Graphics
F. Water Availability Analysis
G. Wastewater Feasibility Study