TO: Napa County Planning Commission
FROM: Brian D. Bordona - Director of Planning, Building and Environmental Services
REPORT BY: Matt Ringel - Planner III
SUBJECT: Inn at the Abbey Use Permit Major Modification; P19-00038-MOD
RECOMMENDATION
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JACKSON FAMILY INVESTMENTS III, LLC / INN AT THE ABBEY / USE PERMIT MAJOR MODIFICATION APPLICATION NO. P19-00038-MOD
CEQA Status: Consideration and recommendation on Final Environmental Impact Report (FEIR) prepared and circulated (State Clearinghouse #2020079021). According to the FEIR, the proposed project would not have any significant environmental impacts after implementation of mitigation measures related to potential impacts to: Air Quality, Biological Resources, Cultural Resources, Geology and Soils, Greenhouse Gas Emissions, Noise and Vibration and Transportation. The FEIR was prepared in compliance with the California Environmental Quality Act (CEQA), the State CEQA Guidelines (California Code of Regulations Section 15000 et seq.), and Napa County Local Guidelines Implementing CEQA. This project site is not on any of the lists of hazardous waste sites enumerated under Government Code Section 65962.5.
Request: That the Planning Commission, pursuant to Napa County Code sections 18.124.010 and18.124.035, make an advisory recommendation to the Napa County Board of Supervisors regarding actions associated with Use Permit Major Modification application P19-00038 including:
1) Certification of an FEIR; 2) Findings Pursuant to CEQA; 3) Adoption of a Mitigation, Monitoring and Reporting Program (MMRP); 4) the Project’s consistency with the General Plan; 5) Approval of a Use Permit Major Modification that would encompass demolition of existing structures and construction of a 79-room hotel involving 78,500 sq. ft. of new construction split between multiple parcels; and 6) Adoption of an ordinance approving a Development Agreement between Napa County and Jackson Family Investments III, LLC.
Staff Recommendation: Open the public hearing, accept public testimony on the items under consideration, close the public hearing, and recommend the Board of Supervisors:
(1) Adopt a resolution certifying the FEIR, adopting findings pursuant to CEQA, adopting a MMRP, finding the Project consistent with the General Plan, approving the Use Permit Major Modification, as conditioned; and
(2) Adopt an ordinance approving the development agreement.
Staff Contact: Matt Ringel, Planner III, phone number (707) 299-1351 or email address matthew.ringel@countyofnapa.org
Applicant/Representative: Geoff Scott, phone number (707) 525-6529 or email address Geoff.scott@jfwmail.com; Rob Anglin, phone number (707) 927-4274 or email address anglin@htralaw.com
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EXECUTIVE SUMMARY
Proposed Actions:
That the Planning Commission recommend that the Board of Supervisors:
1. Adopt the proposed Resolution (Attachment 1) certify the Final Environmental Impact Report, adopt Findings in accordance with CEQA, adopt the Mitigation, Monitoring, and Reporting Program, find the Project consistent with the General Plan, and approve Use Permit Major Modification Application No. P19-00038-MOD subject to the recommended Conditions of Approval as set forth in Attachment A through D; and
2. Adopt an ordinance (Attachment 6) approving a Development Agreement between Napa County and Jackson Family Investments III, LLC., as set forth in Attachment 1.
Discussion:
On February 15, 2019, the Napa County Planning Division received a request for a use permit modification to demolish existing structures and construct and operate a 79-room hotel, with retail and hotel lounge space, a spa with treatment rooms, a main pool and a small plunge pool, a parking garage, a rooftop terrace, a fitness room, an outdoor lawn and gathering space, back-of-house uses, and on-site employee housing. The applicant is also seeking approval of a development agreement which would provide certain public benefits and terms otherwise not available under county code. The Project site is located in the unincorporated area of Napa County, approximately one-half mile north of the city limits of St. Helena. The Project is comprised of a 15.13-acre site composed of six parcels located at Lodi Lane along SR 29.
The County issued a Notice of Availability (NOA) of the Draft Environmental Impact Report (DEIR) on April 10, 2025, announcing the availability of the DEIR for public review and comment, with the comment period ending on May 27, 2025. The County has now prepared a FEIR which includes responses to comments received during the public review and comment period of the DEIR and an errata to the DEIR, containing necessary updates, clarification and other modifications to the text and exhibits of the DEIR in response to comments received.
At this hearing the Commission will be asked to make advisory recommendations to the Napa County Board of Supervisors concerning certification of the FEIR and adoption of Findings pursuant to CEQA, adoption of a Mitigation, Monitoring and Reporting Program, the Project’s consistency with the General Plan, approval of a Use Permit Major Modification, and adoption of an ordinance approving a Development Agreement between Napa County and the applicant.
ENVIRONMENTAL IMPACT
ENVIRONMENTAL DETERMINATION: Consideration and recommendation on the Final Environmental Impact Report (FEIR) prepared and circulated (State Clearinghouse #2020079021).
BACKGROUND AND DISCUSSION
Owner/ Applicant: Jackson Family Investments III, LLC, 421 Aviation Boulevard, Santa Rosa, CA 95403
Representatives: Geoff Scott., 421 Aviation Boulevard, Santa Rosa, CA 95403. Phone: 707-525-6529 or email: geoff.scott@jfwmail.com. Rob Anglin., 1455 First Street, Napa, CA 94559. Phone: 707-927-4274 or email: anglin@htralaw.com.
General Plan Designations: Agriculture, Watershed and Open Space (AWOS)
Zoning Districts: Agricultural Watershed (AW) and Commercial Limited (CL)
Adjacent General Plan Designation / Zoning / Land Use:
North - AWOS / AW / Agriculture, wineries and large lot residential
East - AWOS & Agricultural Resource (AR) / CL & Agricultural Preserve (AP) / Hotel (Wine Country Inn), agriculture and large lot residential
South - AWOS / AW / Agriculture, wineries and large lot residential
West - AWOS / AW / Agriculture, mobile home park and large lot residential
Parcel sizes: Six (6) total parcels for a cumulative total of 15.13 acres. The six (6) parcels are divided by Lodi Lane into two sections. The “North Parcel” is approximately 10.30 acres and consists of four parcels; APNs 022-130-023, -024, -027 and -028. The “South Parcel” is approximately 4.83 acres and consists of two parcels; APNs 022-220-029 and-029.
Application Filed: February 15, 2019
Resubmittals Received: August 30, 2019, February 24, 2020, April 14, 2020
Application Deemed Complete: April 2020
State Clearinghouse Number: 2020079021
Existing Setting and Development: The Project site is located in unincorporated Napa County, approximately one-half mile north of the city limits of St. Helena. The Project is comprised of a 15.13-acre site composed of six parcels located at Lodi Lane along SR 29. The “North Parcel” is approximately 10.30 acres and consists of the four parcels located north of Lodi Lane. The four contiguous parcels are Assessor’s Parcel Numbers (APNs) 022-130-027, 022-130-028, 022-130-023, and 022-130-024. The “South Parcel” is approximately 4.83 acres and consists of the two parcels located south of Lodi Lane. The two contiguous parcels are APNs 022-220-028 and 022-220-029. The North Parcel and South Parcel are collectively referred to as the “Project site” throughout project documents and the EIR.
The Project site is currently used as part of the Freemark Abbey Winery complex. The Project site has been used for a blend of agricultural, commercial, and residential uses since the 1960s. Winery use on the Project site dates back to 1886. The North Parcel contains the Freemark Abbey Winery which includes wine tasting, and retail sales, as well as the existing Stone Building and a restaurant. The South Parcel contains a commercial building, a five-room motel, and six residential dwelling units. The Project site is partially paved, and surface parking lots exist on both parcels. The Project site contains existing vineyards and is surrounded by trees.
Existing uses in the Project vicinity are primarily agricultural (e.g., vineyards and wineries) and residential. Vineyards and wineries surround much of the Project site, with scattered residential units, including a small mobile home park located west of the Project site, across SR 29. Existing uses to the north include vineyards, the Trinchero Napa Valley Winery, and residential housing. Existing uses to the east include a 29-room commercial inn, vineyards, and residential housing. Existing uses to the south and west include various vineyards and residential housing.
The Project site is accessible from SR 29, which is located adjacent to the west of the Project site, and Lodi Lane, located between the North and South Parcels. The Project site is also served by the Napa Valley Transportation Authority (NVTA) Route 10 which has a bus stop located just north of the Project site on SR 29.
Proposed Development: The Inn at the Abbey Project (Project) would demolish three structures totaling approximately 10,048 sq. ft. and include approximately 78,500 sq. ft. of new construction. The existing Stone Building on the North Parcel has approximately 21,225 sq. ft. of floor space split between the basement and ground levels and is currently used for winery, retail wine, and restaurant uses. The Project would not physically change the building’s structure; however, minor renovations to the interior are proposed so that approximately 12,900 sq. ft. may serve as the hotel’s main lobby, which may include a retail component and meeting space on the ground level. The existing ground-floor restaurant kitchen and restaurant space would be retained. Current winery uses (barrel storage, wine lab, and bottle storage spaces) in the basement of the building would be removed, and this space would be converted to commercial uses (pre-function and events space, wine room, and event back-of-house needs). The existing commercial café use would remain.
The Project would construct a 79-room hotel that would be split between the North Parcel (50 rooms) and the South Parcel (29 rooms). The new North Hotel Building on the North Parcel would be located in approximately the same location as the existing restaurant building, which would be demolished. The North Hotel Building would have approximately 55,500 sq. ft. of floor area, including approximately 21,450 sq. ft. for the 50 guest rooms and the remaining 34,050 sq. ft. would be for the spa, retail operations, a rooftop terrace, other public areas, circulation, and back-of-house uses. The North Hotel Building would be a split-level structure with four levels and maximum height of 45 feet. The parking garage would be underground and the remaining structure and building levels would step down with the topography.
The construction on the South Parcel would include demolishing the existing commercial and five-room motel buildings and replacing them with a two-story South Hotel Main Building, a two-story South Hotel Barn Building, a freestanding single-story fitness studio, and two separate two-story bungalow buildings. The South Hotel Main Building would include 11 guest rooms (four on the ground floor and seven on the second floor), a support kitchen, a library, and back-of-house uses for a total of approximately 11,150 sq. ft. of floor area. The South Hotel Barn Building would include 12 guestrooms (six (6) on the ground floor and six (6) on the second floor) totaling approximately 7,500 sq. ft., back-of-house uses, and an adjacent plunge pool. The 350 sq. ft. fitness studio would be proximate to the plunge pool. A lawn area would be located between the South Hotel Main Building and the South Hotel Barn Building. Each of the two bungalow buildings would include three rooms (two (2) on the ground floor and one (1) on the second floor) for a total of approximately 4,000 sq. ft. between the two buildings. Buildings on the South Parcel would be connected by a series of walkways, breezeways, patios, courtyards, and landscaped areas. The South Parcel would also include six (6) existing on-site residential dwelling units (consisting of four (4) single-family residential structures and a duplex) that would house workers employed on the property.
The Project would contain several common outdoor use areas for hotel guests, including pool and lounge areas, a rooftop terrace, and a lawn. The main pool for the hotel would be located at the center of the North Hotel Building, and a smaller plunge pool would be located adjacent to the South Hotel Barn Building. On the North Parcel, a new outdoor deck with a water feature and lounge area would be constructed between the Stone Building and the North Hotel Building. On the South Parcel, outdoor activity areas would include a patio and lounge area between the bungalow buildings. The pool areas and outdoor lounge areas are intended to be relaxation areas for guests. Exterior amplified music or amplified speech is not proposed for these areas. A rooftop terrace would be located within the North Hotel Building on the North Parcel. The approximately 4,050 sq. ft. rooftop terrace would be partially enclosed, with interior lounge space and exterior terrace space. The terrace would include a kitchen and seating areas to provide breakfast and serve as a lounge for hotel guests. Exterior amplified music or amplified speech is not proposed for the rooftop terrace area; however, indoor amplified sound may occur within the interior lounge space. Operating hours for the rooftop terrace would be 7:00 a.m. to 10:00 p.m. An approximately 1,300 sq. ft. lawn area would be located on the South Parcel. Amplified music and amplified speech would not occur at this location; however, non-amplified (acoustic) music, films, and raised conversation would be permitted. The hours of operation for the South Parcel lawn would be from 11:00 a.m. to 10:00 p.m.
Site access would primarily be provided from entrances on SR 29 and Lodi Lane. The North Parcel has four existing driveways, two (2) on SR 29 and two (2) on Lodi Lane, all of which would remain in their present configuration with the Project. The South Parcel is currently served by a single driveway that would be replaced with a one-way looped driveway, with two connections to Lodi Lane. The Project would provide a reconfigured paved driveway and turnaround/drop-off area adjacent to the North Hotel Building, as well as a paved driveway and drop-off area on the southeastern portion of the site near the South Hotel Main Building. The Project site contains approximately 223 existing parking spaces. Approximately 203 parking spaces would be provided as part of the Project via a combination of self- and valet parking. Existing surface parking lot areas that would remain under the Project would be aligned and resurfaced, resulting in a total reduction of 20 spaces from existing conditions. An underground parking garage would be located below the North Hotel Building and would include 54 stalls for valet parking.
The North Parcel currently uses water from two on-site groundwater wells (the Abbey Well and the Vineyard Well) and a connection to the City of St. Helena water system. A separate public water system currently serves the South Parcel from one well on the eastern edge of the parcel, known as the Alumbaugh Well. The Project proposes to integrate the proposed hotel development and existing residential dwelling units on the South Parcel with the North Parcel public water system. The South Parcel well would continue to be used to draw the South Parcel water allotment as part of the combined public water system. The proposed integration would include connecting the Alumbaugh Well as a new water source for the North Parcel public water system, re-using the existing North Parcel treatment and blending system, and connecting the North and South parcel distribution systems. The existing South Parcel treatment system, currently regulated by a separate public water system, would be abandoned. To avoid the transfer of City of St. Helena water to the South Parcel, the municipal City water service would be disconnected from the existing blending system and would instead serve the North Parcel buildings directly.
The North Parcel currently collects and conveys its wastewater to a Combined Wastewater Management System (CWMS), known as the Markham CWMS, which is located on the nearby Markham Vineyards property and is operated under a waste discharge order approved by the San Francisco Regional Water Quality Control Board. The Freemark Abbey allocation under the CWMS is four (4) million gallons per year. New wastewater generated from the Project on the North Parcel would be conveyed to the existing CWMS or treated and reused through a new on-site greywater or process wastewater treatment system. The South Parcel’s existing commercial and residential use buildings are served by individual on-site wastewater treatment systems. Wastewater from the new South Parcel hotel buildings would be disposed of through discharge to the existing underground septic system, or treated and reused through a new on-site greywater treatment system. In lieu of discharging to an existing on-site septic system, some or all of the existing South Parcel septic systems may be consolidated into a new engineered on-site septic system. The Project proposes to construct a greywater treatment system on the South Parcel that would treat a portion of the wastewater generated from the hotel for on-site reuse. Treated greywater would be stored and reused through surface drip irrigation on-site, and would be plumbed back to the hotel for non-potable water uses such as toilet flush water supply. A similar greywater treatment system is proposed to serve the North Parcel hotel building. Treated greywater from the North Parcel greywater system would be stored and reused for non-potable water uses in the North Parcel hotel. In lieu of separate greywater systems on the North and South Parcels, a single consolidated greywater system may be constructed.
As part of the Project, improvements are also proposed to treat and reuse winery process wastewater from the existing winery for irrigation use. The treated wastewater proposed for irrigation would be applied to areas of landscaping and vineyards outside well setback requirements. A proposed 20,000-gallon storage tank would store excess water that cannot be discharged during wet weather.
Runoff from the Project site flows via roof gutters and surface flow to on-site storm drains and natural flow lines that ultimately discharge to the Napa River. The Project would include improvements throughout the Project site to install new bioretention basins, vegetated buffer strips, and self-retaining areas. The Project design incorporates low-impact development design (LID) strategies, including stormwater treatment elements, minimization of impervious surfaces, and stormwater control measures. Additionally, the Project would be subject to the National Pollutant Discharge Elimination System (NPDES) General Permit because more than one (1) acre of land would be disturbed through project construction activities. Pursuant to the NPDES Construction General Permit, a stormwater pollution prevention plan (SWPPP) would be developed and implemented at the Project site. In addition to the SWPPP, source control best management practices (BMPs) would be designed and implemented as recommended by the California Stormwater Quality Association’s BMP handbooks.
The Project would require removal of approximately 97 trees including 73 trees on the North Parcel and 24 trees on the South Parcel, primarily non-native ornamental trees and a smaller portion of Oak trees. The trees to be removed are mainly concentrated along the western side of the North Parcel (near SR 29) where the new North Hotel Building would be constructed. A certified arborist would be retained to evaluate all other existing trees and prescribe appropriate measures for preservation, protection, and maintenance of trees to remain. Tree removal would be mitigated in accordance with Napa County requirements at a 2:1 replacement ratio.
Terms of the Development Agreement
The Project Applicant has also offered public benefits and improvements as terms of a Development Agreement. These include an at-grade street crossing enhancement to the existing Vine Trail crossing at SR 29 and Lodi Lane, Vine Trail shelter easement with E-bike charging stations, participation in the County’s Groundwater Sustainability Agency’s (GSA) pilot program, a graywater reclamation system, constructing the Project’s development to a minimum LEED Gold standard or above, and the provision of developing five (5) additional affordable housing units within Napa County. The Applicant will also contribute a total of two hundred fifty thousand dollars ($250,000.00) to Napa County for fuel reduction and management. The payment shall be made in five annual installments of fifty thousand dollars ($50,000.00), with the first payment due upon issuance of a final or temporary certificate occupancy (whichever occurs first) for the Project. Project construction is expected to occur over approximately 36 months.
Administrative Background
The Applicant submitted a request for a Use Permit Major Modification (P19-00038-MOD) to the Napa County Planning, Building and Environmental Services Department on February 15, 2019. The request would demolish existing uses and redevelop the site with 79-room boutique hotel and related amenities and infrastructure. The application was deemed complete by Staff in April of 2020, and it was determined that the project would require the preparation of an EIR. A Notice of EIR Preparation (NOP) was published in the Napa Valley Register, mailed to properties within 1,000 feet of the project site and to interested parties, and uploaded to the California State Clearinghouse on July 23, 2020. The NOP provided a description of the proposed project, a summary of the potential environmental impacts, identified how the public could view project documents and the California Environmental Quality Act (CEQA) Initial Study, and announced that an EIR Scoping Session would be held on August 5, 2020, with the Napa County Planning Commission. The NOP, NOP exhibits, Initial Study checklist, Staff Report, comments received on the NOP and the video of the hearing can be accessed at the links below.
August 5, 2020, Inn at the Abbey NOP/EIR Scoping Session Documents - <https://services.napacounty.gov/AgendaNet/GranicusMeetingDocuments.aspx?id=5997>
August 5, 2020, Inn at the Abbey EIR Scoping Session video - <https://napa.granicus.com/player/clip/4668?meta_id=373871>
In conjunction with the Use Permit Major Modification, the Applicant volunteered terms to be included in a Development Agreement (DA) with the County as a component of the potential project approval. DA’s are authorized by state law (Govt. Code Section 65864 et seq.). The purpose of a DA in this case would be to provide the Applicant with a vested right to develop the project for 20 years in accordance with the applicable laws and entitlements in effect at the time of project approval. In exchange, the Applicant would agree to terms that would provide public benefits which could not have been otherwise required under applicable law. The initial terms of a DA were submitted by the Applicant to staff in the Fall of 2023. On December 5, 2023, the Napa County Board of Supervisors publicly discussed the terms and provided initial direction to staff and the Applicant on potential terms for further discussions which would occur at a later date. The Applicant’s initial draft term sheet, associated materials, comments received on the DA terms and the video of the hearing can be accessed at the links below.
December 5, 2023, DA Terms discussion with the BOS, hearing materials - <https://napa.legistar.com/LegislationDetail.aspx?ID=6432828&GUID=FA0F1030-720D-407D-9D9B-52770A635BE4>
December 5, 2023, DA Terms discussion with the BOS, video - <https://napa.granicus.com/player/clip/5434?meta_id=489899>
In the Spring of 2024, the Applicant provided staff a revised term sheet and on May 21, 2024, a hearing before the Board was scheduled. At the conclusion of the meeting, the Board approved the revised term sheet with direction to Staff and the Applicant in preparation of a DA. The revised term sheet, associated materials, comments received on the DA terms, and the video of the hearing can be accessed at the links below.
May 21, 2024, DA Terms discussion with the BOS, hearing materials - <https://napa.legistar.com/LegislationDetail.aspx?ID=6691689&GUID=E617D4AD-3FA6-4656-9193-CA1F075E76A2>
May 21, 2024, DA Terms discussion with the BOS, video - <https://napa.granicus.com/player/clip/5485?meta_id=501688>
On April 10, 2025, a Notice of Availability of a Draft Environmental Impact Report for the Inn at the Abbey Project was distributed to properties within 1,000 feet of the project, the County’s interested parties list, individuals who had requested notice, and the State Clearinghouse and published in the Register. The notice identified where copies of the DEIR could be reviewed, to whom questions and comments on the DEIR should be directed, the date and time of a public meeting on the DEIR would be held by the Planning Commission and when the public comment period would end. A public hearing on the DEIR was held on May 7, 2025, by the Planning Commission where comments and public testimony on the adequacy of the DEIR were received. The public comment period for the DEIR concluded on May 27, 2025. Eight letters from responsible agencies, local jurisdictions and the public were received in addition to comments at the May 7, 2025, public hearing. The DEIR, Notice of Availability, public comment letters, Planning Commission Staff Report and video of the hearing can be accessed at the links below.
May 7, 2025, Draft Environmental Impact Report Files <https://napa.legistar.com/LegislationDetail.aspx?ID=7354954&GUID=AAD0EDC6-07B9-4498-9EE2-D286AB3A0DD8>
May 7, 2025, Planning Commission public hearing on the DEIR, video <https://napa.granicus.com/player/clip/5594?meta_id=527004>
Pursuant to the requirements of CEQA the County published a Notice of Availability of a Final Environmental Impact Report (FEIR) and Planning Commission Public Hearing on February 19, 2026, notifying properties within 1,000 feet of the project, the County’s interested parties list, and individuals who had requested notice, and the State Clearinghouse that a FEIR had been prepared, the location where the document could be reviewed and the date and time when a hearing by the Planning Commission would be held to consider advisory recommendations to the Board of Supervisors. The FEIR contains written responses to verbal comments and comment letters received during the public comment period of the DEIR. In addition to the written responses the FEIR also contains necessary updates, modifications and clarifications to text or exhibits in the DEIR. Incorporating the DEIR by reference, the FEIR constitutes the final document under CEQA which the decision making body must independently review and consider the information contained within, certifying that the FEIR adequately discloses the environmental effects of the Project, that the FEIR has been completed in conformance with CEQA, and that the decision-making body of the Lead Agency independently reviewed and considered the information contained in the FEIR. Certification of the FEIR would indicate the County’s determination that the FEIR adequately evaluated the environmental impacts that could be associated with the Project.
Pursuant to Napa County Code 18.124.010 a use permit, and modifications to use permits, may be granted by the Planning Commission subject to the provisions of this chapter, provided however, that if the Board of Supervisors is the decision maker on any companion action which is necessary to approve the use permit, the Commission shall make an advisory recommendation to the Board of Supervisors to approve or disapprove the action and suggested conditions of issuance, and the Board of Supervisors shall thereafter make the final decision on the entire action, including any determination to be made under the California Environment Quality Act (CEQA). Because the Project request includes an ordinance approving a development agreement which must be adopted by the Board, the Board is the decision-maker on the entire project and the Planning Commission serves in an advisory role. For this reason, the purpose of today’s Public Hearing is to allow the Planning Commission to make advisory recommendations to the Board of Supervisors concerning certification of the FEIR, adoption of CEQA Findings, adoption of the Mitigation, Monitoring, and Reporting Program, consistency with the General Plan, approval of Use Permit Major Modification Application P19-00038-MOD as conditioned (and as set forth in the proposed Resolution and attachments), and adoption of an ordinance approving the DA.
Decision Making Options
After consideration of the analysis in the FEIR, the CEQA Findings, the MMRP, the Project’s consistency with the General Plan, recommended Conditions of Approval, proposed ordinance, Development Agreement, and public testimony, it is requested that the Commission make an advisory recommendation to the Napa County Board of Supervisors concerning Use Permit Major Modification Application P19-00038-MOD. Staff has provided below a summary of potential options for the Commission.
Option 1: Recommend the Board Approve Applicant’s Proposal and Related Actions (Staff recommended option).
This option would recommend that the Napa County Board of Supervisors adopt the proposed Resolution (Attachment 1) certifying the FEIR, adopting Findings in accordance with CEQA, adopting the Mitigation, Monitoring and Reporting Program (Attachment A), finding the Project consistent with the General Plan (as set forth in Attachment B) and approving Use Permit Major Modification P19-00038-MOD, pursuant to findings in Attachment C) and subject to the Conditions of Approval in Attachment D.
This option would further recommend that the Board adopt the ordinance (Attachment 6) approving the Development Agreement (Attachment 1) The Project has been analyzed for its impacts to the environment and found, with the implementation of mitigation measures for Air Quality, Biological Resources, Cultural Resources, Geology and Soils, Greenhouse Gas Emissions, Noise and Vibration and Transportation, potential environmental impacts of the project would be less than significant, and additional Conditions of Approval would be enforced with the intention of preserving public health, safety, welfare and convenience.
Staff recommends this option as the request is consistent with the Zoning Ordinance and applicable General Plan policies. Because the analysis under CEQA has identified that all impacts either already are, or can be reduced to, less than significant with mitigation, alternatives to the project would not reduce any of the project’s impacts below identified thresholds.
Action Required - Follow the proposed action listed in Executive Summary. If conditions of approval are to be amended, specify conditions to be amended at the time the motion is made.
Option 2: Recommend the Reduced Development Alternative.
This alternative would reduce the scale of the Project by approximately 20 percent, which would reduce less than significant VMT-related GHG and transportation impacts. This alternative would reduce the hotel use on each parcel by approximately 20 percent, resulting in a 40-room hotel on the North Parcel and a 23-room hotel on the South Parcel within the same footprints as were analyzed in the EIR. This alternative would likely result in less overall construction, shorter construction periods, and less development intensity would occur with the smaller scale of the buildings. It is assumed this alternative would result in construction of the same transportation/circulation and utility improvements as with the Project, as well as the on-site employee housing.
This alternative was identified as the environmentally superior alternative because it would reduce operational impacts related to VMT and vehicle trips and would result in the greatest potential for energy efficiency and incorporation of green building design features of the built alternatives through new construction, even though the impact conclusions would be the same as the Project. Although this alternative would overall reduce impacts, they would not substantially lessen or avoid significant environmental effects of the Project because the Project itself would not result in significant impacts.
Action Required - For this option, the Commission would recommend that the Board of Supervisors adopt the Resolution and make the same findings as under Option No. 1, except the recommendation would be to approve the Reduced Development Alternative (Alternative B of the DEIR) instead of the proposed project). This option would also recommend adoption of the ordinance approving the Development Agreement.
Option 3: Recommend Denial of the Requested Use Permit Major Modification.
This option would result in the Planning Commission’s recommendation to deny the Use Permit Major Modification application. Under this scenario the hotel and accessory operations would not occur as proposed, though retail and restaurant use could be re-established under existing, previously approved entitlements. This scenario would result in no change to the existing operational winery and Stone Building restaurant and continued vacancy of derelict commercial structures on the property until either a developer obtained approval of a request to redevelop existing vacant buildings in accordance with existing land use entitlements or a use permit modification application for an alternative commercial use also consistent with the CL zoning district was approved by the Planning Commission.
Action Required - In the event that the Commission determines that the required Findings for grant of a Use Permit Major Modification, or consistency with the Project cannot be made, Commissioners must articulate the basis of the conflict with the findings. State Law requires the decision making body to adopt findings, based on the General Plan and County Code, setting forth why the proposed project is not being approved.
Option 4: Continuance Option.
The Commission may continue an item to a future hearing date at this meeting, at the Commission’s discretion.
ATTACHMENTS
1. Resolution
2. Attachment A- Mitigation Monitoring and Reporting Program
3. Attachment B- General Plan Consistency Analysis
4. Attachment C- Use Permit Modification Findings
5. Attachment D- Conditions of Approval
6. Ordinance
- Attachment 1 - Development Agreement
7. Draft EIR
8. Draft EIR Appendices
9. Final EIR
10. Use Permit Major Modification Application Packet