TO: Napa County Planning Commission
FROM: Brian Bordona - Director of Planning, Building and Environmental Services
REPORT BY: Trevor Hawkes - Supervising Planner
SUBJECT: 80 Clear Creek Viewshed Protection Application; P22-00182-VIEW and Roads and Street Standards Exception
RECOMMENDATION
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PONDEROSA ONE, LLC / 80 CLEAR CREEK ROAD / VIEWSHED PROTECTION PROGRAM APPLICATION #P22-00182-VIEW & ROADS & STREET STANDARDS EXCEPTION
CEQA Status: Consideration and possible adoption of a Mitigated Negative Declaration and Mitigation Monitoring & Reporting Program (MMRP). According to the proposed Mitigated Negative Declaration and MMRP, the proposed project would not have any potentially significant environmental impacts after implementation of mitigation measures proposed for the following area: Biological Resources. In accordance with Section 15105(b) of the California Environmental Quality Act (CEQA) Guidelines, Napa County submitted the proposed Initial Study/Mitigated Negative Declaration to the State Clearinghouse for a 30-day review period beginning September 23, 2025, and running through October 22, 2025 (State Clearinghouse No. SCH 2025091008) https://ceqasubmit.opr.ca.gov/. 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 Viewshed Protection Program application on APN 027-310-032 for earthmoving activities, new construction and expansion of existing structures on slopes exceeding 15% and located on a minor ridgeline. The project consists of the construction of a 3,830 sq. ft. underground storage structure, a 6,240 sq. ft. tennis pavilion with an interior Accessory Dwelling Unit (ADU) adjacent to an existing tennis court and the expansion of an existing single-family residential structure consisting of 2,700 sq. ft. of underground spa and 4,350 sq. ft. of underground wine and art storage. The project also includes the development of a ground mounted solar panel array. The project footprint will require the removal of 10 native Oak trees and approximately 0.13 acres of tree canopy. Seventy (70) native tree species are proposed for planting to screen the project from views from designated public roads. Spoils from excavation to establish building foundations will be located at a disturbed area on APN 027-310-043. The applicant is also requesting an exception from the Napa County Road and Street Standards for five (5) driveway segments with longitudinal slopes between 18 - 20 percent along the centerline which exceed 300 feet in length and do not provide transition area of 10 percent or less for the 100 feet immediately preceding. The exception request is supported by the Napa County Engineering Division and Fire Marshal’s Office. No road work is required for the existing roadway to meet same overall practical effect if the exception is approved. The project site is located on an approximately 123-acre parcel approximately 0.65 miles north of the intersection of Dry Creek Road and Clear Creek Road. The project is located at 80 Clear Creek Road, Oakville; APN 027-310-032 & APN 027-310-043
Staff Recommendations: Adopt the Initial Study/Mitigated Negative Declaration and MMRP prepared for the project and approve an Exception to the Road and Street Standards and Viewshed Protection Program Application No. P22-00182-VIEW, as conditioned.
Staff Contact: Trevor Hawkes, Supervising Planner, (707) 253-4388, or trevor.hawkes@countyofnapa.org
Applicant Contact: Ponderosa One, LLC, 80 Clear Creek Road, Oakville; (650) 995-7463 or dts@dtsalazar.com
Applicant Representative Contact: Demae Rubins, Principal Planner, Summit Engineering, Inc., (707) 527-
0775 or demae@summit-sr.com
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EXECUTIVE SUMMARY
Proposed Actions:
That the Planning Commission:
1. Adopt the Initial Study/Mitigated Negative Declaration and MMRP based on recommended Findings 1-7 in Attachment A;
2. Approve the Napa County Road and Street Standards Exception Request based on the recommended Findings 8-9 in Attachment A, and subject to the recommended Conditions of Approval in Attachment B; and
3. Approve the Viewshed Protection Program Application (P22-00182-VIEW) based on recommended Findings 10-16 in Attachment A, and subject to the recommended Conditions of Approval in Attachment B.
Discussion:
The project was last heard during the March 4, 2026, Planning Commission meeting. At the hearing members of the public and Commissioners provided comments and raised questions regarding topics such as landscape screening monitoring, lighting, and overall compatibility of the project with the Viewshed Protection Program and the Viewshed Protection Program design manual. The Commission requested that the hearing be continued to a date uncertain. The prior staff report and attachments are available via the following link:
https://napa.legistar.com/LegislationDetail.aspx?ID=7926136&GUID=86036C00-D57C-4975-9C12-DACDECFCB7B0&FullText=1
The video of the public hearing is available at the following link:
https://napa.granicus.com/player/clip/5771?meta_id=550544
The applicant revised the original request to address the Commission’s concerns. A bioretention basin has been slightly moved from where it was proposed under the previous plan set and additional tree plantings are proposed on the east side of the proposed tennis pavilion as additional vegetative landscape screening. Staff also propose revisions to the Conditions of Approval to address the Commission’s concerns surrounding impacts from project lighting and monitoring of the proposed vegetative landscape screening.
ENVIRONMENTAL IMPACT
ENVIRONMENTAL DETERMINATION: Consideration and possible adoption of a Mitigated Negative Declaration and Mitigation Monitoring & Reporting Program (MMRP). According to the proposed Mitigated Negative Declaration and MMRP, the proposed project would not have any potentially significant environmental impacts after implementation of mitigation measures proposed for the following areas: Biological Resources. In accordance with Section 15105(b) of the California Environmental Quality Act (CEQA) Guidelines, Napa County submitted the proposed Initial Study/Mitigated Negative Declaration to the State Clearinghouse for a 30-day review period beginning September 23, 2025, and running through October 22, 2025 (State Clearinghouse No. SCH 2025091008) https://ceqasubmit.opr.ca.gov/. The project site is not included on a list of hazardous materials sites compiled pursuant to Government Code Section 65962.5.
BACKGROUND AND DISCUSSION
The project was last heard during the March 4, 2026, Planning Commission meeting. At the meeting the Commission primarily expressed concerns with potential impacts of the project’s lighting, reflective surfaces and the ability of the proposed vegetative screening to achieve the intended and appropriate level of screening. Written and verbal comments on the project from the general public were also received regarding the project’s overall compliance with the intent of the Viewshed Protection Program and the principles of the Viewshed Protection Program Design Manual. Comments were also received from the California Department of Fish and Wildlife concerning mitigation measures for Biological Resources, which have been incorporated into the project’s proposed Conditions of Approval.
Applicant’s proposed revisions include a bioretention facility to the northeast of the tennis pavilion moved slightly to allow additional tree plantings to screen views of the tennis pavilion from Silverado Trail. The number of tree plantings also increased from 67 to 70 plantings. The applicant has included new exhibits for the Commission to consider which include; the new configuration and spacing of oak tree species on the east side of the tennis pavilion, current and historical photos of landscape Valley Oaks and Coastal Live Oaks which were planted in the mid-2010’s to demonstrate what might be expected for tree growth of these species, and finally photo simulations of the expected screening at planting, 5-years and 10-years. No other changes to the project from what was presented to the Commission on March 4, 2026, are proposed.
To address concerns of the Commission, staff revised the Conditions of Approval to include several project specific conditions. Regarding landscape screening, new COA No. 4.12(d) requires the permittee to retain a qualified landscape professional to inspect the landscape screening at two (2) and five (5) years and assess whether the vegetation is developing consistently with the approved landscape plan, including any proposed recommendations or corrective measures and to provide that report to the Planning Division. A new COA No. 6.16(c) requires the permittee to control all non-essential exterior lighting, including new flood lighting proposed for the tennis court, by an astronomical timer or equivalent system which would turn off all such lighting one hour after sunset. Finally, a new COA No. 6.16(d) requires the permittee to incorporate a glazing with an Exterior Visible Light Reflectance value of 15 percent or less on all glass surfaces.
Decision Making Options:
As noted in the Executive Summary Section above, staff recommend the Planning Commission approve the project as proposed, subject to the recommended Findings and Conditions of Approval in Attachments A & B. Decision-making options include the following:
Option 1 - Applicant’s Proposal (Staff Recommendation)
Disposition - This action would result in approving Viewshed Protection Program Application P22-00182-VIEW for the construction of the underground spa, underground wine and art storage, underground storage and tennis pavilion with interior ADU. This action includes approval of an exception to the RSS for longitudinal slopes between 18-20% which exceed 300 ft. in length and do not provide transition areas of 10% or less for the 100 ft. immediately preceding and ensuring the segments are over 18%. Staff recommend this option as the applicant’s request is consistent with the Zoning Ordinance, applicable General Plan policies, and other County regulations as presented in the Recommended Findings (Attachment A) and subject to Recommended Conditions of Approval (Attachment B).
Action Required - Follow the proposed action listed in the Executive Summary. If conditions of approval are to be amended, specify conditions to be amended at time motion is made. This option has been analyzed for its environmental impacts, which will be less than significant with the adoption of mitigation measures.
Option 2 - Modify the Applicant’s Proposal
Disposition - In the event that the Commission finds the project needs revision or more information is required to determine if the Findings for approving a Viewshed Protection Program application can be made, the Commission would move to continue the item to a later date to allow the applicant time to consider revisions to the project.
Action Required - Make recommendations for an amended scope and/or applicable conditions of approval. The item will need to be continued to a future date if significant revisions to the project scope and recommended conditions of approval are desired.
Option 3 - Deny Proposed Project
Disposition - In the event the Planning Commission determines that the project does not, or cannot, meet the required findings for approving a Viewshed Protection Program application and/or Exception to the Napa County Road and Street Standards, the Commission should articulate what aspects of the project are in conflict with the required findings. State Law requires the Commission to adopt findings, based on the General Plan and County Code, setting forth why the proposed project is not being approved.
Action Required - The Commission would move to deny the project.
Option 4 - Continuance Option
The Commission may continue an item to a future hearing date at its own discretion.