FTM INVESTMENTS, L.P. c/o TREY EPPRIGHT / PARABLE
WINERY / USE PERMIT MINOR MODIFICATION AND VARIANCE
(P19-00230-MM & P23-00231-VAR)
B.
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) Installation of a new
winery recycled process wastewater system; 4) Installation of a new
winery domestic wastewater system; 5) Increase onsite parking spaces
from 13 to 15; 6) Change the traffic direction of the existing looped
driveway to flow west to east; 7) Installation of a Left-Turn lane on
Silverado Trail at the Project entrance; 8) Increase in annual permitted
wine production from 20,000 gallons to 30,000 gallons; 9) Increase
employment from three (3) full-time employees to four (4) full-time
employees and two (2) part-time employees; 10) Establish Tours and
Tastings by appointment only for a total of 30 visitors per day and a
maximum of 210 visitors per week; 11) 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 12) 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
