In 2018, the owners and representatives of Landmark Vineyards, new owners of Westside's historic Hop Kiln estate met with representatives of the Westside Community Association early in the process while restoring the historic structures and planning modifications to the 2015 Use Permit.  The representatives understood WCAs and neighbor concerns, and modified their project to address road safety, noise and event-related issues.

The WCA Advisory Committee wrote the attached April 18, 2018 Letter, supporting the project, as modified. Just as with WCA's support of the DeVero Permit Modification to add a winery structure, there is often solution space when the Applicant and the comment work together to reduce impacts. 

On March 21, 2017 the new owners Landmark Estate Vineyards LLC withdrew the Appeal filed on April 9, 2015 and accepted entitlements within Resolution 15-006, and an application for 1 year extension of Use Permit.  On June 5, 2017 the WCA Advisory Group submitted a letter with some questions as to the use of the new structures, and requesting an opportunity to review the entire plan, including the replacement of the canopy/tanks.  

 An Application for Landmarks Commission Design Review, for renovations to the historic structure, filed on May 15, 2017, with no date for hearing set.  Full set of documents with drawings, maps, and Historic Resource Survey are too large to upload.

File: DRH17-0006, Contact Project Planner Brian Keefer ([email protected]) . The Project Planner can also be reached at(707) 565-1908.

June 1, 2017 BZA Hearing, with final vote on resolution to deny the Discretionary Use Permit made of July 6, 2017: Findings include Traffic/Public Safety impacts; large number of events incompatible with the neighborhood and inconsistency with General Plan AR - 6f relative to detrimental concentration.  On June 1st, a large number of Westside area residents, along with concerned citizens from all other Supervisor Districts, attended the standing room only hearing. Letters were entered into the administrative record, 8 WCA members spoke (6 against project and 2 for) and the Bicycle Coalition read their letter into the record.  

Concerns were raised on May 8-10 relative to the County using the exception for private driveways, a lesser standard for stopping distance, versus the required safe sight distance for intersections per the Guidelines for Traffic Study Impact Studies.  And, the County did not provide the May 17, 2017 W-trans response letter to the WCA; a letter that weakened their case by asserting the exemption applied as there was an existing farm driveway; however, they proposed to move the commercial access road 20 feet to the south.)  

The WCA submitted a June 1, 2017 letter, re-affirming its documented concerns in the 2014 and 2015 letters, and stating that all three factors for a finding of detrimental concentration are present.  Road geometry unresolvable constraints, sight distance mis-measurements and other joint use conflicts with bicycles were not addressed or mitigated to less than significant in the County's Staff Report, Mitigated Negative Declaration, or Technical studies for Traffic Impact with May 17, 2017 memo, Level of Service, Groundwater Availability, Well Interference Analysis with June 1, 2017 memo, Biotic Assessment and Noise Assessment.    

WCA raised concerns about process, as the public received two new technical studies the day of the hearing:  May 17, 2017 W-Trans letter and a Memo from O'Connor verifying that the June 2015 groundwater study had a neighbor's well in the wrong location. The June 1, 2017 Memo documents the analyses with the well location corrected to less than 400 feet. And, the groundwater expert testified that the well is within the Zone of Influence, and Applicant's wells result in drawdown of water. Note that a required 5th well, for winery and visitor serving uses, with an annular seal, would also have needed to be developed and factored into the impact analyses. 

History: On June 10, 2014, the County sent out a Referral for UPE 14 - 0031 for a phased winery, tasting room and event project  to define areas that should be studied in the environmental documents for the project.  The Applicant was defined as Avila Design, and the Owner is Broken Hill 1 LLC (Colorado) with offices in Napa County.  This same owner as the MacRostie winery on the adjacent parcel; however, on June 1, 2017 Applicant stated MacRostie parcel has been sold.  

The Application is for a 7,465 square foot winery building and future 1,800 square foot tasting room on a 26.20 parcel in LIA 40 zoning. If approved, a new winery will make the 4,000 block an area of detrimental concentration.  

On June 30,2014, the WCA initial study letter identified significant concerns about the project; in July 2015, the Applicant requested a meeting with the WCA Advisory Group. The Advisory Group responded with a letter dated August 21,2015 that raised the additional concern about recommending removal of vegetation in a riparian corridor, and a more complete October 15, 2015 letter, documenting that all 3 factors for a finding of Detrimental Concentration exist, and documenting the 290 feet sight distance assumption was incorrect, a mere 250 feet exists. The Department of Transportation did not verify this fact until the day before the June 1, 2017 hearing.  

Likewise, beginning in June 2014, the County Department of Transportation Memos informed the Applicant of an unresolvable constraint, "North of the driveway, sight distance is substandard and can't be improved due to road geometry" and "...close to thresholds...use measured prevailing speed."  In 2015, a primary concern was the mis-measurement of sight lines and the fact that the sight lines to the driveway were not the AASHTO safe sight distances. The 2015 Department of Transportation Memo, raised concern that the Prevailing Speed study for 25 vehicles did not meet the minimum standards.  Another concern, a traffic report recommending removal of vegetation in a riparian corridor; the Riparian Corridor Ordinance must be addressed for this and other activity near Story Creek or in flood zone.  

Refer any concerns or questions as to the process to: Contract Planner Gary Broad at [email protected] 

Hop Kiln II: BOSupervisors Appeal Date Not Set: Planning Commission Hearing was April 2, 2015: Hop Kiln (6050 Westside) -  Staff Report and Appeal document available.

The Commissioners had noise-related concerns given the open Design (see Design Documents) and proximity to houses on adjacent parcel. A new design for the tank storage was requested, and a sound wall required between the parking and adjacent houses.  The BZA made changes to the number of events, permitting 4 that run with the land, and requiring all outdoor events end by 5 pm.  

The BZA gave Hop Kiln food pairing rights - even though the Applicant did not ask for this right and protested that they did not have the space for the required separate tasting room.  The WCA Advisory Committee is opposed to the addition of food pairing, especially when added after environmental documents are completed.  

When sending in eMails or letters of Concern, please address and send to Project Planner listed on Project Page, and cc the Board of Supervisors and County Officials.  For the list of Supervisor and Official's eMail addresses and physical addresses, go to TAKE ACTION > Contact List

Each Project has it's own sub-page, with information, files and comment opportunities specific to that project.  Go to PROJECT INFO LAND USE > PROJECT POSTS > (click on down arrow)> Choose Project Name 

Project Summaries:

Hop Kiln II (6050 Westside): Appealed to Board of Supervisors - Date Not Set:  April 2, 2015 Planning Commission Hearing (Staff Report, Noise Studies and Appeal document) raise concerns about un-mitigated noise impacts, traffic safety, food service and overnight accommodations impacts not addressed in environmental documents.

Ramey LLC (7097 Westside - Westside Farms property) - Application and Initial Study Phase - Design Review December 2, 2014 - and Landmarks Commission July 7, 2015.  The most intense project recently proposed on Westside, and is in an area of detrimental concentration. Concerns with 60,000 case winery and visitor serving uses on a 6-acre portion on the western side, with large-scale visitor serving uses on eastern parcel.  Additional concerns include traffic safety and emergency access, noise, impacts to historic structures in scenic corridor, food service and overnight accommodations.   

Ten Acre LLC (3280 Westside) – Planning Commission hearing not set.  Concerns with 7-acre parcel and limited on-site production and out of scale event facilities.  Impacts include noise, significant parking requirements and impacts to historic structures and the scenic corridor in an area of detrimental concentration.  

Broken Hills LLC (4603 Westside) - Planning Commission Hearing not set. Concerned that the same Applicant did a lot line adjustment created two sub-standard parcels, with the adjacent parcel developed to an operating winery/event facility. In an area of detrimental concentration, with significant water availability and traffic safety - site lines issues. 

Jeremy Baker Westside Winery, Inc. Tasting Room only (4075 Westside - owners of Thomas George): no winery proposed and minimal on-site grape production. Concerns with small parcel size (1.7 acres) and proposal for a stand alone event center in an area of detrimental concentration.  

Thomas George Event Center (8075 Westside) proposed on parcel owned by Jeremy Baker adjacent to Thomas George winery.  Request for 17 additional events on a parcel with no winery or tasting room - this is a first and may not be allowed under the Zoning Code. Thomas George winery is currently permitted for 16 events - thus, approval would result in a total of 33 events on a very narrow portion of Westside Road.  Another concern is un-permitted overnight accommodations on Thomas George properties. 

Bacchus Landing is requesting a modification to their Use Permit for a distillery, 3 tasting rooms and 10 promotional event days.  

Meyerott (1301 Felta) Request for tasting room in historic structure with 6 industry event days.  Concerns with traffic safety and impacts to historic structure.  

Each project has its own page describing the location, the PRMD Planner to send eMails / letters to relative to the project, key features of the project, concerns raised by the WCA Advisory Group, WASA or Wohler Bridge Association and multiple file attachments.  File attachments may include information from the Applicant and information from our editor or community group committees:

1) Project Application to County;

2) Mitigated Negative Declaration and supporting studies; (Applicant perspective)

3) Summary of key issues from Westside Area InfoZone perspective; and 

4) POSITIONS: Letters or summary documents, approved by an advisory committee or Board, or formally submitted by a community group (Westside Association to Save Agriculture, Westside Community Association, or Wohler Bridge Neighborhood Association).  

Westside Farms Update 

2017 Planning Commission Approval Appeal: WCA representatives met with the applicant and County staff over the course of three  years, working to reduce the scale and impacts from the proposed project given site constraints, historic resources, noise and road safety issues. The WCA August, 2017 Letter was submitted into the record prior to the September 21, 2017 Planning Commission Hearing, as were previous WCA letters (below) and a letter outlining the deficiencies in the Noise Study. At the hearing, Advisory Committee representatives supported County Staff's original finding that the Uniform Rules for Ag Preserves (Williamson Act), do not allow the hospitality uses proposed for the Baling Barn, and submitted evidence that the Barn does not comply with the definition of "Guest Quarters".  

A coalition of community groups, outside the Westside Area, appealed the decision to the Board of Supervisors.  A date for the Appeal has not been set by the County.  

July 2015: In response to WCA concerns, the Ramey's provided a letter with information on certain aspects of their project, and the Deputy Director of Planning clarified a mutual-misunderstanding as to County policy. After two Landmarks Commission hearings, it was unclear as to the sizes and locations of the winery and large-scale visitor serving facilities.  The Ramey's stated that they have merged the six acre parcel in with the larger agricultural parcel, yet no lot line adjustment information was submitted.

On January 14, 2015, the Westside Community Association filed a letter of concern with the PRMD. Issues of concern include the Ramey's large scale proposed facilities located in the scenic corridor and moving their 60,000 case winery from its current location in Healdsburg with access to the Hwy 101 corridor, to our scenic, rural byway that is already burdened by an over concentration of winery-tasting-event facilities.  Correction to typo: 24, not 44 events. 

On December 2, 2014, the WCA Advisory Committee members presented  a letter and testified at the joint Design Review and Landmarks Commission (historic properties) hearing.  Our letter raised substantive issues relative to scenic corridor restrictions and the regulations concerning reconstruction of non-conforming structures.  

The Ramey LLC proposal is still in the Initial Study phase, and just like we did with Hop Kiln, letters of concern are needed to help shape this proposal into a potential project that fits with Westside Road's unique rural character.

-------- Clarifications to previous post

Ramey Vineyards (located at the old Westside Farms property) at 7097 Westside submitted Application UPE 14-0008 to the County on January, 2 2014 for a new 60,000 case winery, wine caves, a commercial kitchen, marketing accommodations, tasting room, Marketing Center/ event facility and 24 events.

The County Deputy Director clarified the application reference to sourcing from five counties not as a policy but more a principle or guideline, providing a range of possibilities given the geographic location and size of the proposed winery:

Local area as it is referred to in the Zoning Code and General Plan with respect to agricultural processing is viewed as relative to the size of the winery. A rather large winery could import from a larger geographic region than a small boutique winery.  It also depends on location and how close the site is to the county boundary.  We have asked wineries to specify the primary source of grapes in their proposals which are incorporated by reference into their use permits. If a winery proposes to import from 5 counties it would be looked at as a potential issue for consistency with the General Plan and zoning policies allowing processing for agricultural products grown or processed on site or in the local area.

The Ramey's clarified that at 61 cases/ton 13,000 cases or about 22% of production will be on-site with the remainder sourced from Sonoma and Napa (1/3) counties.   

On October 7, 2014, the County sent the Application out for agency and public comment. 

October 7, 2014 Ramey Vineyards LLC Application UPE 14-0008 was released for Initial Study phase, prior to final studies and preparation of reports for the Planning Commission/BZA Hearing.  

Item #1: Dec 2, 2014 Landmarks Commission/ Design Review Hearing: The WCA Advisory Committee members attended this hearing and raised the concern of intense event-related facilities within the 200 foot setback of our Scenic corridor.  And, the WCA Advisory Committee raised questions relative to the expansion of non-conforming structures in their December 2, 2014 letter. 

Item #2:  Land Conservation Contract (Williamson Act) Inconsistencies: The proposal does not appear to answer the Feb 2nd questions from the County Planner: Letter of Concern, October 27 Westside Association to Save Agriculture, requesting County to revisit consistency with Williamson Act requirements.  Williamson Act inconsistencies for the Baling Barn kitchen, over night accommodations, and entertainment lounge.  

Mr Ramey clarified that the architectural drawing key on Graphic labeled A1-01 with attached Event table, that reads "Restaurant" and "Private Club" does not indicate Ramey's have a plan for a restaurant. We agree that Restaurants are not allowed on LIA lands, however as Permit rights are transferred at ownership, our concern is that the Baling Barn configuration, with on-site food preparation in a commercial kitchen, can easily morph into restaurant and private club uses.   

The square footage of different hospitality uses is still unclear, as hospitality and office uses are incorporated into the west side winery complex as well as the historic buildings on the East side. The elements of concern to the neighborhood include the large scale of the project and intensification of a non-conforming use in the scenic corridor, especially with the characteristics:

• Two public tasting rooms in Hop Kilns and tasting rooms in winery
• On site food preparation: Kitchen(s) in winery and baling barn
• 2nd floor of Baling Barn is a large open room attached to a commercial kitchen 
• 3rd floor of Baling Barn has 2 over night accommodations with baths and private lounges, and 
• Elevated walkway and significant outdoor entertaining space.  

Item #4: 22 Promotional Events, with the potential of long-duration drinking until 9 pm at night and on-site food preparation, proposed for both indoor and outdoor locations.  

February 2, 2014 Letter from the County Planner - Traci Tesconi - informing the Applicant of the following excerpts of changes and clarifications required to deem their Application complete.  (Letter also includes drawings and diagrams of all proposed facilities.)

Item 1: The historic hop kiln and the bale barn (proposed as a “marketing center” with a commercial kitchen and marketing accommodations) buildings are within the 200’ Scenic Corridor setback, and two buildings exceed 35 foot limit, requiring preliminary and final Design Review.  And, provide a historical evaluation for the hop kiln and bale barn structures and a Cultural Resource Survey.

Item 2: Williamson Act Inconsistencies: As proposed the “marketing Center” structure contains 2 bedrooms and bathrooms on the upper floor, an open marketing area and commercial kitchen on the middle floor, and a general storage area on the lower floor.  Neither our zoning dwellng unit densities, nor the Williamson Act contract allows another dwelling unit on the parcel. Therefore, the marketing center requires revisions.

Item 3: The amount of marketing and administrative office uses should not exceed 15% of the winery size to be considered “incidental” in use.

Item 4: Clarify Events:  Application proposed  24 special events, assumed to include industry-wide events, and on-site food preparation.  

Clarify Events:  Application proposed  24 special events, assumed to include industry-wide events: 

• • 4 outdoor events with up to 250 guests
  • 5 events with up to 120 guests
  • 5 catered events with up to 60 guests
  • On-site food preparation for 10 winemaker lunches or dinners for up to 30 guests

Noise Concern:  Location of Events: Application states that depending on the size of the event, they will be held in the Marketing Center (baling barn); outdoors in the scenic corridor between the hop kiln and the Marketing Center; in the winery or outdoors under the black walnut grove between the vineyard and the Russian River.  Note the Noise Study, completed by Illingsworth & Rodkin, concluded that  any “…amplified music and speech should occur during daytime hours (7 AM to 10 PM) within the events (baling) barn or in the picnic (black walnut) grove.”

An Update will be posted defining changes to the project (update to May 2014 post), including new Advisory Group bullet points, pending new information in progress by Applicant. 

Hold the date for Hop Kiln's hearing on April 2, 2015 at 1 pm - PRMD Hearing Room 2550 Ventura Avenue, Santa Rosa. 

Please send comments on Hop Kiln II (Reference PLP 13-0011) to the County Planner for this project - Sigrid Swedenborg,  email comments to [email protected] or call at 707-565-1914. For County Official and Supervisor eMails, go to TAKE ACTION > Contact List

And, see the Westside Community Association's Advisory Group's key bullet points and the information presented in previous infoZone posts for guides in crafting your emails.  

In July and August 2014, Carla Ramey submitted letters to the Westside infoZone.  The infoZone editor responded that we'd post her letters once the Use Permit Application was submitted for the Initial Study phase round of comments.  The infoZone Editor clarified what the community groups do in terms of reviewing potential Use Permit projects as follows: 

" Carla - I’m responding as the editor of the InfoZone and not in the official capacity of the WCA Advisory Committee.  

However, I’m hoping that some clarifications on the process will be helpful in further discussions.  The reality is we can only evaluate the specifics of an application based on its cumulative impact on our scenic corridor, rural character and road safety concerns.  And, our challenge is that Westside Road already has over 27 permitted wineries, so the current baseline traffic levels from all existing winery uses and permitted events are significantly higher than the happy weekends of the pumpkin patch.  

Please let us know when your revised proposal is submitted to the County, and the Advisory Committee will review so we can update the information on the website.  In line with the County’s comments, are concerns are with the Marketing Center - commercial kitchens and large dining spaces raise legitimate concerns about Ag facilities morphing into commercial restaurants.  And, we remain concerned about road safety and noise associated with any events that extend past tasting room hours.  Given the County’s Use Permits run with the land, we have to be mindful that the property can be sold to owners who are not connected to the welfare of our community.  

We want to ensure you that our comments are focused on the project itself, and are not intended in any way to be personal toward you and your family.  We welcome you and your family as neighbors who care about the land, are pleased you are retaining your ranch-manager with sustainable farming practices, and applaud you for the work you’ve done to improve the riparian corridor.  

Carla Ramey's July Letter

Carla's August Response 

History: On June 10, 2014, the County sent out a Referral for UPE 14 - 0031 for a phased winery, tasting room and event project  to define areas that should be studied in the environmental documents for the project.  The Applicant is defined as Avila Design, and the Owner is Broken Hill 1 LLC (Colorado) with offices in Napa County.  This was the same owner as the MacRostie winery on the adjacent parcel, on June 1, 2017 Applicant stated MacRostie parcel sold.  

The Application is for a 7,465 square foot winery building and future 1,800 square foot tasting room on a 26.20 parcel in LIA 40 zoning. If approved, a new winery will make the 4,000 block an area of detrimental concentration.  

On June 30,2014, the WCA initial study letter identified significant concerns about the project; in July 2015, the Applicant requested a meeting with the WCA Advisory Group. The Advisory Group responded with a letter dated August 21,2015 that raised the additional concern about recommending removal of vegetation in a riparian corridor, and a more complete October 15, 2015 letter, documenting that all 3 factors for a finding of Detrimental Concentration exist.  This was re-affirmed by a June 1, 2017 WCA letter based on evidence presented in the BZA Hearing Staff Report and the Mitigated Negative Declaration, with technical study Exhibits.    

Likewise, beginning in June 2014, the County Department of Transportation Memos informed the Applicant of an unresolvable constraint, "North of the driveway, sight distance is substandard and can't be improved due to road geometry" and "...close to thresholds...use measured prevailing speed."  of recent concerns include inadequate site lines to the driveway, and a traffic report that appears to recommend removal of vegetation in a riparian corridor.  If so, the Riparian Corridor Ordinance prohibits this activity.  

Refer any concerns and areas that require additional environmental studies (i.e. noise, traffic impacts, impacts to stream flowing through the property, etc.) to the Contract Planner Gary Broad at [email protected] 

Please send comments on Hop Kiln II (Reference PLP 13-0011) to the County Planner for this project - Sigrid Swedenborg,  email comments to [email protected] or call at 707-565-1914. For County Official and Supervisor eMails, go to TAKE ACTION > Contact List

See the Westside Community Association's Advisory Group's WCA POSITION for ideas in crafting your letter. 

Overview:  Hop Kiln's new project is described in the attached documents (Link to PLP13-0011_Application.pdf and PLP13-0011_Proposal_Statement_revision_6-25-13.pdf ) and summarized below: 

• Increase the annual production capacity to 30,000 cases (note: the Hop Kiln property has sufficient grape production to support this case production - i.e. little importation should be required.) 
  
  
• Construct a new winery building  attached to the east side of the historic Hop Kiln (See drawings)
  
  
• Turn the existing historic residence into marketing accommodations (overnight accommodations for guests associated with the winery)
  
  
• Use the existing barn across the street as wine storage for 16,000 cases 
  
  
• Request 19 special events and 10 industry wide events; including 6 weddings, 8 winemaker dinners up to 50 people until 10 PM at night, 8 events up to 100 people and 3 events up to 150 people that will close one hour before sunset. 

Design Concerns:  

The project was reviewed by the Landmark's Commission in July 2013, and the public was not noticed of this meeting.  The community has significant concerns with the proposed design, and is requesting an approved design by Landmarks Commission prior to the Planning Commission hearing.  (See Hop Kiln II DESIGN DOCUMENTS) 

• Note the new "building" next to the Historic Hop Kilns is merely a long metal roof; the tank farm will still be visible from the scenic corridor.  The current canopy and canvas awnings will be removed when the new building is constructed, and the illegal trailers have already been removed. 
  
  
• The new 18,550 sq foot building is proposed to be constructed on the east side of the existing historic Hop Kilns and is proposed to house the following uses: New wine making area, (11,350 sq feet), new staff area  (3,000 sq feet), new barrel storage (4,200 sq feet).  
  
  
• The new construction has a metal roof, is larger than the existing historic Hop Kiln building - the historic Hop Kiln tasting room/winery is 15,381 sq feet. 

• The new Hop Kiln winery buildings, tasting in the existing Hop Kilns and indoor event space will be nearly 34,000 square feet total.  

  • PRMD is applying a general rule that commercial office space (staff area) cannot exceed 15% of the square footage of the winery facility, including tasting, production and storage.  Hop Kiln II "staff area" is 7.08% of total.  
    
    
  • Type 1 Williamson Act Agricultural Preserve contracts revised Uniform Rules for Ag Preserves, requires that structures not occupy more than 15% or 5 acres, whichever is less, of contracted land.  Hop Kiln II structures cover approximately 0.894 acres.

Event Information:  Significant Outdoor Event space is proposed:

Events are proposed in three areas:  

1.  Lawn area in front of the winery,

2.  Backyard area behind the Victorian house, and

3.  Within the winery building.

No stage, amplified music or speech at outdoor events; however, non-amplified music and a dance floor for weddings will create significant noise at the site; thus, the sound consultant recommended a SEVEN FOOT HIGH temporary barrier around the front lawn for weddings and the same around the bottling area during bottling activities. 

Events held indoors or at the backyard lawn area with non-amplified outdoor music would not require the 7 foot high noise barrier mitigation. Note that the County planner told Nancy Citro that staff is recommending that special events only be held in the backyard behind the Victorian house (#2 above).