Napa City Council
July 16, 2024

RESOLUTION
R2018-
101

RESOLUTION
OF
THE
CITY

COUNCIL
OF
THE
CITY
OF
NAPA,
STATE
OF

CALIFORNIA,

APPROVING
USE

PERMITS
FOR
THE

PROPOSED
HOTEL
AND
WINERY
USES
AND
A
DESIGN
REVIEW
PERMIT
FOR
THE

TRINITAS ,
MIXED
USE

PROJECT
AT
2650
NAPA
VALLEY

CORPORATE

DRIVE (
APNS
O46-
610-
009,
019,
020)
AND

DETERMINING
THAT
THE

ACTIONS

AUTHORIZED
BY
THIS

RESOLUTION
WERE

ADEQUATELY

ANALYZED
BY
A

PREVIOUS
CEQA
ACTION

WHEREAS,
on
April
14,
2016,
Pacific
Hospitality
Group ("
Applicant")
submitted
an
application (
PL16-
0054)
for
a
Planned
Development
Overlay
District,
Use
Permits
for
the
proposed
winery
and
hotels
uses,
and
Design
Review
Permit
for
a
mixed -
use
project
on
a

11. 55-
acre
site
located
at
2650
Napa
Valley
Corporate
Drive ("
Site")
consisting
of:
1)
a
four-
story
253-
room "
dual
branded"
hotel
building
consisting
of
a
100-
room
Marriott
Residence
Inn
and
a
153-
room
AC
Hotel; (
2)
a
single -
story
26,
214
square
foot
winery
building;
and (
3)
a
two-
story
29,
878
square
foot
office
building,
along
with
associated
parking (
441
parking
spaces) ("
Project").

The
application
was
subsequently
deemed
complete
on
April
18,
2017;
and

WHEREAS,
in
accordance
with
Section

17. 34
of
the
Napa
Municipal
Code
the
Project
requires
review
by
the
Napa
County
Airport
Land
Use
Commission ("
ALUC")
for
a
consistency
determination
prior
to
final
approval
because
portions
of
the
Project
are
in
Zones
C
and
D
of
the
Napa
County
Airport
Land
Use
Compatibility
Plan ("
ALUCP");
and

WHEREAS,
the
Planning
Commission
of
the
City
of
Napa,
State
of
California,
held
a
noticed
public
hearing
on
May
17,
2018
which
was
continued
to
May
31,
2018.

Following
the
public
hearing,
the
Commission
recommended
by
a
3-
1 vote
that
the
City
Council
certify
the
Final
Environmental
Impact
Report
prepared
for
the
Trinitas
Project,
adopt
Findings
of
Fact
and
a
Statement
of
Overriding
Considerations
in
relation
to
Greenhouse
Gas
emissions
which
will
exceed
Bay
Area
Air
Quality
Management
District
thresholds

BAAQMD),
adopt
a
Mitigation
Monitoring
and
Reporting
Program,
deny
the
application
for
a
Planned
Development (
PD)
Overlay
District
and
approve
the
Use
Permits
and
Design
Review
Permit
subject
to
the
following
conditions:
the
Project
be
reduced
by
10,
402
square
feet
to
comply
with
the

0. 4
Floor
Area
Ratio (
FAR)
maximum
in
the
General
Plan,
and
the
heights
of
the
buildings
in
the
IP-
B
Zoning
District
be
reduced
to
comply
with
the
30-
foot
height
maximum
for
the
IP-
B
Zoning
District.
and

WHEREAS,
the
Planning
Commission
referred
the
Project
to
the
ALUC
for
a
consistency
determination;
and

WHEREAS,
on
June
6,
2018,
the
ALUC
reviewed
the
Project,
and
unanimously
determined
that
the
Project
is
consistent
with
the
ALUCP
as
required
by
Section

17. 34
of
the
Napa
Municipal
Code;
and
R2018-
101
Pagel
of
32 July
17,
2018
Page
1 of
34 ATTACHMENT 4

WHEREAS,
the
City
Council
has
considered
all
information
related
to
the
Use
Permit
and
Design
Review
Permit,
as
presented
at
the
public
meeting
of
the
City
Council
identified
herein,
including
any
supporting
reports
by
City
Staff
and
the
City'
s
Environmental
Consultant,
and
any
information
provided
during
public
meetings.

NOW,

THEREFORE,
BE
IT

RESOLVED
by
the
City
Council
of
the
City
of
Napa
as
follows:

Section

1. The
City
Council
hereby
finds
that
the
facts
set
forth
in
the
recitals
to
this
Resolution
are
true
and
correct,
and
establish
the
factual
basis
for
the
City
Council'
s
adoption
of
this
Resolution.

Section

2. The
City
Council
hereby
determines
that
the
potential
environmental
effects
of
the
Project
were
adequately
examined
by
the
EIR
for
the
Project
which
was
certified
by
a
resolution
of
the
City
Council
adopted
on
July
17,
2018
in
conformance
with
the
applicable
provisions
of
the
California
Environmental
Quality
Act ("
CEQA")
and
its
implementing
regulations.

Section

3. The
City
Council
hereby
approves
the
Use
Permit
and
makes
the
following
findings
in
support
of
the
approval:

A.

The
proposed
use
is
in
accord
with
the
General
Plan,
applicable
specific
plans,
the
objectives
of
the
Zoning
Ordinance
and
the
purposes
of
the
district
and
overlay
district
in
which
the
site
is
located.

1. The
Project
is
consistent
with
the
City'
s
General
Plan
designation
and
policies.

Specifically:
a.

Community
Character
Policy
LU-

1. 6
addresses
scenic
corridors
and
identifies
SR
221
as
a
road "
to
be
designated"
as
a
scenic
corridor.

This
policy
identifies
the
need
for
extensive
landscaping
along
these
corridors,
including
tree
planting,
as
well
as
undergrounding
utilities.

The
Project
as
conditioned
will
provide
extensive
landscaping
in
this
area,
and
is
also
being
conditioned
to
underground
the
existing
above -
ground
PG&
E
powerline
located
along
the
Project'
s
SR
221
frontage.
b.

Non -
Residential
Development
Policy
LU-

5. 6.

This
policy,
which
addresses
free
standing
or
clustered
tourist
oriented
commercial
uses,
including
hotels,
states
that
such
uses
should
be
located
in
areas
where
the
traffic
generated
by
such
uses
is
oriented
toward
major
arterials
and
highways,
away
from
residential
uses
and
commercial
uses
that
serve
residential
development.

The
Project,
given
its
location
on
SR
221
and
roads
that
serve
the
corporate
park,
is
consistent
with
this
policy.

R2018-
101
Page
2 of
32 July
17,
2018
Page
2 of
34 ATTACHMENT 4
R2018-
101
c.

Tourism/
Hospitality
Policy
ED

4. 4.

This
policy
discusses
the
importance
of
promoting
and
facilitating
hotel
development
within
the
City
limits.

The
policy
also
emphasizes
the
importance
of
locating
hotel
uses
in
the
Downtown,
but
also
states
that
the
City'
s
hotel
strategy "
shall
encompass
a
variety
of
lodging
types
to
meet
the
needs
of
the
diverse
visitor
market
attracted
to
the
Napa
Valley."
This
policy
concludes
stating, "
The
City
should
specifically
promote
hotel
development
that
includes
meeting
facilities
for
small
conferences."
While
the
proposed
hotel
use
is
located
a
significant
distance
from
the
City'
s
downtown,
the
Project
contains
a
hotel
product
with
a
price
point
that
will
likely
not
compete
directly
with
hotels
in
downtown
Napa,
where
large
parcels
of
vacant
land
are
scarce
and
expensive,
and
where
construction
costs
are
significantly
higher
due
in
part
to
the
need
to
build
structured
parking.

Both
hotel
types
being
proposed
Residence
Inn
and
AC
Hotel)
include
small
conference
facilities
consistent
with
this
General
Plan
policy.
d.

The
Project
is
not
within
the
boundaries
of
a
Specific
Plan.

2. The
Project
is
consistent
with
the
objectives
of
the
Zoning
Ordinance
and
the
purposes
of
the
district
in
which
the
site
is
located.

As
discussed
in
the
staff
report,
the
Project
Site
is
split
by
two
zoning
districts,
IPA -
A,
Industrial
Park —
Area
A
and
IP-
B,
Industrial
Park —
Area
B.

The
IP-
A
District
allows
a
wider
range
of
uses
and
contains
less
restrictive
development
standards.

The
proposed
hotel
building
is
located
within
the
IP-
A
District,
while
the
winery
and
the
office
building
are
located
within
IP-
B
District.

The
Project
as
conditioned
is
consistent
with
zoning
regulations.

The
proposed
use,
together
with
the
conditions
applicable
thereto,
will
not
be
detrimental
to
the
public
health,
safety,
or
welfare,
or
materially
injurious
to
properties
or
improvements
in
the
vicinity,
or
to
the
general
welfare
of
the
City.

A
number
of
General
Plan
policies (
Health
and
Safety,
HS-

6. 1
to
HS-

6. 8)
address
the
need
to
avoid
hazards
created
by
aircraft
using
the
Napa
County
Airport.

The
ALUCP
prepared
by
the
ALUC
establishes
standards
in
locating
uses
within
the
airport
compatibility
zones
rated
A
to
E,
with "
A"
being
the
most
restrictive
and "
E"
the
least
restrictive.

The
ALUCP
also
establishes
the
maximum
intensity
typically
allowed
in
terms
of
persons
per
acre
for
uses
located
within
Zones "
C"
and "
D",
but
there
is
no
such
numerical
restriction
in
Zone "
E".

The
majority
of
the
Site
lies
within
Zone "
E".

Approximately
12,
400
square
feet
of
the
proposed
Residence
Inn
portion
of
the
hotel
building
is
located
within
ALUC
Zone
C.

While
the
City'
s
General
Plan
states
that
hotel
uses
are "
Not
Normally
Acceptable"
within
Zone "
C",
the
ALUCP
establishes
a
threshold
of
50 persons
per
acre
in
structures
within
Zone "
C".

Based
on
calculations
prepared
by
the
City'
s
consultant,
the
projected
density
for
the
portion
of
the
Page
3 of
32 July
17,
2018
Page
3 of
34 ATTACHMENT 4
Residence
Inn
located
within
Zone "
C"
is

46. 5
persons
per
acre,
just
below
the
50 persons
per
acre
maximum.

This
calculation
is
based
on
the
assumption
that
100%
of
the
rooms
in
the
hotel
building
are
leased
and
that
the
number
of
people
within
the
hotel
building
is
within
80%
of
the
Building
Code
maximum
for
hotel
uses
of
1 person
per
200
square
feet
of
building
area,
with
the
threshold
of
50 persons
per
acre
being
exceeded
if
the
number
of
people
in
the
hotel
building
exceeds
86%
of
the
Building
Code
maximum
of
1 person
per
200
square
feet
of
building
area.

In
the
case
of
Zone "
D"
the
ALUCP
threshold
is
higher
at
100
persons
per
acre
in
structures,
and
150
persons
per
acre
outside
structures.

The
small
parking
area
of
the
hotel
that
is
located
in
Zone "
D"
does
not
come
near
this
level
of
intensity.

The
City'
s
Zoning
Ordinance
has
specific
review
criteria
for
considering
uses
proposed
within
ALUCP
Zones "
A"
to "
E,"
and
the
Project
is
consistent
with
that
criteria.

B.

The
proposed
use
complies
with
each
of
the
applicable
provisions
of
the
Zoning
Ordinance.

The
Project
Site
is
split
by
two
zoning
districts,
Industrial
Park -
A (
IP-
A)
and
Industrial
Park-
B,
with
IP-
A
allowing
a
wider
range
of
uses
and
less
restrictive
development
standards.

The
proposed
hotel
building
is
located
within
the
IP-
A
designation,
while
the
winery
and
the
office
building
are
located
within
the
IP-
B
designation.

The
Project
as
conditioned
complies
with
all
the
applicable
requirements
of
the
City'
s
Zoning
Ordinance,
as
detailed
in
the
staff
report.

C.

The
proposed
project
has
been
referred
to
the
ALUC
for
a
consistency
determination.

The
Planning
Commission
at
their
meeting
on
May
31,
2018
referred
the
Project
to
the
ALUC
as
required
by
Section

17. 34
of
the
Municipal
Code,
and
as
specifically
required
by
Section

17. 34.
050.

C.
2 for
the
proposed
hotel
use
which
is
a
use
classified
as "
Not
Normally
Acceptable"
within
ALUCP
Zone
C.

D.

The
ALUC
has
determined
that
proposed
project
is
consistent
with
ALUCP
compatibility
policies
and
standards.

On
June
6,
2018,
the
ALUC
determined
by
a
unanimous
vote
that
the
Project
as
a
whole,
including
the
portion
of
the
hotel
use
consisting
of
approximately
12,
400
square
feet
of
building
area
located
within
ALUCP
Zone
C
as
well
as
a
portion
of
the
hotel
parking
lot
located
within
ALUCP
Zone
D,
to
be
compatible
and
consistent
with
the
provisions
of
the
ALUCP,
as
well
as
the
policies
and
standards
of
the
ALUC.

Section

4. The
City
Council
hereby
approves
the
Design
Review
Permit
and
makes
the
following
findings
in
support
of
the
approval:

R2018-
101
Page
4 of
32 July
17,
2018
Page
4 of
34 ATTACHMENT 4
A.

The
proposed
use
is
in
accord
with
the
General
Plan
and
any
applicable
Specific
Plan
design
policies.

The
Project
is
consistent
with
the
land
use
designation
and
policies
of
the
General
Plan
as
discussed
in
Section
3 above.

The
Project
is
not
within
the
boundaries
of
a
Specific
Plan.

B.

The
project
design
is
consistent
with
applicable
Design
Review
guidelines
adopted
by
the
City
Council.

While
there
are
no
City
Design
Guidelines
applicable
to
the
Site,
the
Project
complies
with
the
Napa
Valley
Commons
Design
Guidelines
which
seek
to
address
business
and
leisure
uses
occurring
within
the
237
acre
Napa
Valley
Commons
area.

C.

The
Design
Review
Permit
is
in
accord
with
the
applicable
provisions
of
Title
17 of
the
NMC
and
will
not
be
detrimental
or
injurious
to
property
or
improvements
in
the
vicinity
of
the
development
site,
or
to
the
public
health,
safety,
or
general
welfare.

New
non-
residential
structures
may
be
established
with
Design
Review
Permit
approval.

The
Project
as
conditioned
is
designed
in
compliance
with
the
provision
and
development
standards
of
the
Zoning
Ordinance,
including
NMC
Section

17. 62.
060,
pertaining
to
design
review;
NMC
Section

17. 08.
030,
pertaining
to
property
development
standards;
and
NMC
Chapter

17. 54,
pertaining
to
parking
standards.

The
Project
has
been
appropriately
designed
and
conditioned
to
ensure
compliance
with
General
Plan
policies
and
property
development
standards
and
will
not
result
in
adverse
impacts
to
adjacent
properties
or
to
the
general
health,
safety,
and
welfare
of
the
community.

D.

The
building
or
structure
has
been
designed
to
meet
Airport
Land
Use
Commission
design
requirements.

On
June
6,
2018,
the
ALUC
determined
that
the
Project,
including
the
portion
of
the
hotel
use
consisting
of
approximately
12,
400
square
feet
of
building
area
located
within
ALUCP
Zone
C
as
well
as
a
portion
of
the
hotel
parking
lot
located
within
ALUCP
Zone
D,
to
be
compatible
and
consistent
with
the
provisions
of
the
ALUCP,
as
well
as
the
policies
and
standards
of
the
ALUC.

Section

5. The
City
Council
hereby
approves
the
alternative
equivalent
proposal
attached
hereto
and
incorporated
herein
as
Exhibit
A ("
Alternative
Equivalent
Proposal")
pursuant
to
NMC
Section

15. 94.
070
and .
finds
that
the
proposal
will
further
affordable
housing
opportunities
in
the
city
to
an
equal
or
greater
extent
than
payment
of
the
affordable
housing
impact
fees
authorized
by
Chapter

15. 94
and
implementing
resolutions.
1:

KIM-
51141
Page
5 of
32 July
17,
2018
Page
5 of
34 ATTACHMENT 4
Section

6. The
City
Council'
s
approval
of
the
Use
Permit
and
Design
Review
Permit
is
subject
to
the
following
conditions:

Community
Development
Department —
Planning
Division

1. This
Resolution
approves
a
Design
Review
Permit
for
the
Project
and
a
Use
Permit
for
a
winery
and
a
hotel (
up
to
57 feet
in
height)
on
the

11. 55
acre
project
site
which
shall
conform
to
the
Project
description
dated
April
18,
2017
and
the
plans
dated
May
1,
2018,
which
are
date
stamped
received
May
1,
2018,
last
amended
May
221
2018,
subject
to
the
following
revisions
as
a
result
of
the
Commission'
s
recommendation
at
their
May
31,
2018
meeting
to
deny
the
proposed
Planned
Development
Overlay
Zoning
and
to
decline
to
interpret
the
Zoning
Ordinance
to
allow
FAR
averaging
across
the
Site
and
two
other
noncontiguous
properties
owned
by
the
Applicant
as
requested
by
the
Applicant
to
satisfy
the

0. 4
FAR
maximum
in
the
General
Plan.

These
revisions
as
directed
by
the
Planning
Commission
involve
reducing
the
total
building
square
footage
of
the
Trinitas
Project
by
10,
402
square
feet
so
that
the
Project
complies
with
the
maximum
permitted
FAR
of

0. 4
FAR
within
the
geographic
boundaries
of
the

11. 55
acre
Site,
and
that
the
maximum
height
of
the
winery
and
office
buildings
be
reduced
to
meet
the
30-
foot
maximum
height
permitted
in
the
Industrial
Park (
IP)
B
Zoning
designation.

Revised
plans
reflecting
the
preceding
revisions
will
be
subject
to
the
review
and
approval
of
the
Planning
Manager.

2. The
plans
submitted
for
building
permits
shall
conform
to
the
plans
and
representations
submitted
with
the
application)
subject
to
the
revisions
as
directed
by
the
Planning
Commission
at
its
May
31,
2018
hearing
as
summarized
in
Condition #

1. 3.

The
plans
submitted
for
a
building
permit
shall
include
building
elevations
that
provide
at
a
minimum
the
same
level
of
architectural
detail
found
on
the
plans
submitted
for
this
Project.

4. Consistent
with
the
City'
s
Sign
Ordinance,
no
portable (
e.
g.

A -
frame,
portable,
rotating,
flashing,
animated,
moving
or
having
the
appearance
of
moving,
inflatable)
signs
are
permitted
on
the
Site.

5. All
roof
mounted
mechanical
equipment
shall
not
protrude
above
the
plane
level
of
the
roof
unless
otherwise
screened
from
public
view.

Any
devices
used
to
screen
such
equipment
shall
appear
as
an
integrated
part
of
the
architectural
design,
and
as
such,
be
constructed
of
complementary
materials
and
finished
in
a
complementary
texture
and
color
scheme
to
the
overall
architectural
design.

6. All
building
and
ground
mounted
mechanical
and
utility
equipment,
including
transformers
and
backflow
devices,
must
be
screened
and/
or
integrated
into
a
building
structure.

Screens
shall
not
be
used
where
they
would
disproportionately
increase
the
mass
of
the
building
or
introduce
elements
that
are
inconsistent
with
R2018-
101
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32 July
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2018
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6 of
34 ATTACHMENT 4
the
high
level
of
design
quality
reviewed
as
part
of
this
approval.

Because
transformers
and
backflow
prevention
devices
are
regularly
maintained
and
tested,
screening
is
required
to
meet
certain
criteria
for
the
accessibility
and
visibility.

Landscaping
and
screening
of
devices
must
be
installed
prior
to
issuance
of
a
Certificate
of
Occupancy
for
the
Project.

7. All
exterior
lighting
shall
be
shielded
or
downwardly
oriented
to
prevent
glare
onto
adjacent
properties
or
into
the
night
sky.

8. Construction
activities
shall
be
limited
pursuant
to
NMC

8. 08.
025
to
7:
00 a.
m.
to
7:
00 p.
m.

Monday
through
Friday
and
8:
00 a.
m.
to
4:
00 p.
m.
on
weekends
or
legal
holidays,
unless
a
permit
is
first
secured
from
the
City
Manager (
or
his/
her
designee)
for
additional
hours.

There
shall
be
no
start-
up
of
machines
or
equipment
prior
to
8:
00 a.
m.,
Monday
through
Friday;
no
delivery
of
materials
or
equipment
prior
to
7:
30 a.
m.
or
past
5:
00 p.
m.,
Monday
through
Friday;
and
no
servicing
of
equipment
past
6:
45 p.
m.,
Monday
through
Friday.

9. In
the
event
that
previously
unidentified
paleontological,
archaeological
or
historical
resources
are
uncovered
during
Site
preparation,
excavation
or
other
construction
activity,
all
such
activity
within
100
feet
of
the
discovery
shall
cease
until
the
resources
have
been
evaluated
by
a
qualified
professional,
and
specific
measures
can
be
implemented
to
protect
these
resources
in
accordance
with
sections
21083.
2 and
21084.
1 of
the
California
Public
Resources
Code.

10. In
the
event
that
human
remains
are
uncovered
during
Site
preparation,
excavation
or
other
construction
activity,
all
such
activity
within
100
feet
of
the
discovery
shall
cease
until
the
remains
have
been
evaluated
by
the
County
Coroner,
and
appropriate
action
taken
in
coordination
with
the
Native
American
Heritage
Commission,
in
accordance
with
section
7050.
5 of
the
California
Health
and
Safety
Code
or,
if
the
remains
are
Native
American,
section
5097.
98 of
the
California
Public
Resources
Code.

11. The
Planning
Manager
is
authorized
to
determine
whether
the
Project
is
in
compliance
with
the
requirements
and
conditions
of
this
resolution.

12. The
Applicant
shall
comply
with
all
mitigation
measures
identified
in
the
Project
EIR
State
Clearinghouse
Number
2017072005)
certified
for
the
Trinitas
Project.

The
timing
of
implementation
for
specific
mitigation
measures
shall
be
as
determined
in
the
Mitigation
Monitoring
and
Reporting
Program (
MMRP)
approved
for
the
Trinitas
Project,
contained
herein
as
Attachment #
4 to
the
staff
report
prepared
for
the
July
171
2018
City
Council
meeting.

13. Prior
to
the
issuance
of
building
permits,
the
Applicant
shall
prepare
landscape
and
irrigation
plans
subject
to
City
review
and
approval
for
the
length
of
the
Project'
s
45 to
50 wide
landscape/
utility
easement
that
is
located
along
the
Site'
s
SR
221
frontage.

This
landscaping
shall
include
approximately
20 R2018-
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2018
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7 of
34 ATTACHMENT 4
additional
trees,
over
and
above
the
tree
planting
that
is
currently
depicted
on
the
Project
plans.

In
addition
to
this
tree
planting,
the
full
width
of
the
45 to
50 foot
wide
landscape/
utility
easement
along
the
Site'
s
SR
221
frontage
shall
be
planted
and
irrigated
with
a
combination
of
shrubs
and
ground
cover.

This
landscaping
shall
be
sufficient,
as
determined
by
the
City,
to
visually
screen
the
majority
of
parked
cars
on
the
Site
from
the
view
of
motorists
traveling
on
SR
221.

This
landscaping
shall
be
installed
prior
to
the
first
Project
occupancy,
and
shall
be
irrigated
and
maintained
in
good
condition
by
the
Applicant
over
the
life
of
the
Project.

14. In
order
to
provide
a
suitable
area
for
screen
planting
as
specified
under
Condition
13,
sufficient
soil
shall
be
placed
by
the
Applicant
along
the
east
side
of
the
45 to
50 foot
wide
landscape
easement
parallel
to
SR
221
to
create
an
area
for
planting
at
a
sufficiently
high
elevation
in
relation
to
the
road
grade
of
SR
221
to
allow
the
parking
lot
to
be
effectively
screened
from
view.

The
amount
and
location
of
the
soil
placed
shall
be
subject
to
the
review
and
approval
of
the
City
Engineer.

15. The
six-
foot
high
sound
wall
necessary
in
conjunction
with
the
cabana
and
restroom/
pool
equipment
structures
to
shield
the
hotel'
s
outdoor
pool
area
from
SR
221
traffic
noise
shall
be
of
a
decorative
masonry
design,
with
the
structures
and
wall
providing
at
least
5dBA
in
noise
reduction
to
reduce
exterior
sound
levels
below
the
City'
s "
normally
acceptable"
exterior
noise
level
of
65 dBA.

The
appearance
of
the
wall
shall
be
subject
to
the
approval
of
the
Planning
Manager.

16. The
retaining
wall
proposed
along
the
Project'
s
SR
221
frontage
located
between
the
45 to
50 foot
wide
landscape/
utility
easement
and
the
parking
area
serving
the
hotel
and
the
winery,
shall
be
clad
with
decorative
materials,
with
the
decorative
materials
used
subject
to
the
review
and
approval
of
the
Planning
Manager.

17. All
perimeter
fencing
shall
be
of
decorative
design,
and
the
design
and
materials
used
in
any
such
fencing
shall
be
subject
to
the
review
and
approval
of
the
Planning
Manager.

18. Grading
easements
for
any
off
site
grading
shall
be
secured
as
necessary
from
the
adjacent
property
owner(
s)
prior
to
issuance
of
grading
permits.

19. Additional
decorative
paving
beyond
what
is
depicted
in
the
most
recent
plans
submitted
for
the
Project
shall
be
installed
in
the
drive
aisles
leading
from
the
main
Project
entry
at
Napa
Valley
Corporate
Drive
to
the
drop
off
points
in
front
of
the
lobbies
to
both
the
AC
Hotel
and
Residence
Inn
Hotel.

The
exact
location,
materials
used,
and
design
of
such
paving
shall
be
subject
to
review
and
approval
of
the
Planning
Manager.

20. Pedestrian
connections
shall
be
constructed
leading
from
the
hotel
building
to
the
sidewalk
being
installed
along
the
Project'
s
Napa
Valley
Corporate
Way
frontage,
and
from
the
office
building
to
the
sidewalk
being
installed
on
Napa
Valley
Corporate
R2018-
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32 July
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2018
Page
8 of
34 ATTACHMENT 4
Drive.

The
exact
design,
location,
and
materials
used
for
this
pedestrian
connection
shall
be
subject
to
the
review
and
approval
of
the
Planning
Manager.

21. Conditions
Applicable
to
Winery:
a.

This
Use
Permit
authorizes
the
following
winery -
related
activities:
1)
Crushing
of
grapes;
2)
Aging,
processing
and
storage
of
wine
in
bulk;
3)
Bottling
and
storage
of
bottled
wine
and
shipping
and
receiving
of
bulk
and
bottled
wine,
provided
the
wine
bottled
or
received
does
not
exceed
the
permitted
production
capacity
set
forth
herein;
4)
On -
Site
treatment
of
wastewater
generated
by
the
winery;
5)
Tastings
and
retail
sales
may
be
provided
as
ancillary
uses
to
the
primary
industrial
winery
use (
e.
g.,
manufacturing,
bottling,
storage)
as
provided
in
NMC
Sections

17. 52.
540
and

17. 14.
020A-
F
limited
to
not
more
than
20%
of
the
gross
floor
area
of
the
principle
use.
b.

Approved
marketing
activities
include
a
tasting
room
that
may
operate
seven
days
a
week
with
normal
operating
hours
of
10:
00am
until
8:
00pm.

Public
tastings
as
well
as
private
tastings
with
food
pairings
may
be
offered.

Onsite
retail
activities
may
include
all
wines
made
onsite
and
wine
related
items (
corkscrews,
glassware),
winery
logo
items (
clothing)
and
food
related
items (
gourmet
packaged
foods).
c.

All
wine
production
activities
shall
be
conducted
in
such
a
manner
as
to
be
completely
screened
from
all
public
view,
including
from
public
property/
public
rights
of
way
as
well
as
from
all
private
property
that
is
accessible
to
the
public,
including
from
all
such
portions
of
the
Site
and
from
the
public
areas
of
the
winery
building.
d.

At
no
time
shall
production
or
storage
occupy
required
parking
spaces
nor
shall
fire
lanes
be
obstructed
in
accordance
with
City
Fire,
Health
and
Safety
codes.
e.

All
persons
engaged
in
or
assisting
with
the
sales
or
service
of
alcoholic
beverages
shall
complete
an
approved
course
on
Responsible
Beverage
Service (
RBS)
or
LEAD (
ABC
certified)
prior
to
engaging
in
or
assisting
in
the
sales
of
alcohol.
f.

Special
events
held
at
the
winery
event
lawn
space
shall
be
subject
to
the
following:

1. Use
of
the
event
lawn
space
shall
generally
be
limited
to
events
sponsored
by
the
winery,
hotel,
or
office.

R2018-
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2018
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34 ATTACHMENT 4

2. Events
with
amplified
sound
in
the
event
lawn
space
shall
be
scheduled
to
avoid
general
business
hours
of
the
off -
site
surrounding
offices.
g.

Other
special
events,
such
as
a "
harvest
party,"
are
authorized
on
private
property
within
the
overall
site.

These
events
shall
be
subject
to
the
following
conditions:

1. Events
shall
occur
fully
on
private
property.

2. Events
shall
be
scheduled
outside
of
peak
4:
00 -
6:
00pm
weekday
traffic.

3. Events
shall
not
displace
the
parking
that
is
required
by
on -
site
uses (
hotels,
winery,
and
office)
operating
during
the
events.

4. Through
access
and
on -
site
circulation
shall
be
maintained.

5. Events
with
amplified
sound
in
the
event
lawn
space
shall
be
scheduled
to
avoid
general
business
hours
of
the
off -
site
surrounding
offices.

6. No
additional
signs
are
authorized
as
part
of
implementing
special
events.

7. A
minimum
of
10 days
prior
to
a
special
event,
the
Applicant
shall
notify
the
Community
Development
Department (
Planning
Manager),
Police
Department,
and
Fire
Department
of
the
planned
event.
h.

This
permit
does
not
authorize
a
restaurant,
wedding,
or
other
business
not
directly
related
to
wine
production
and
marketing
of
the
wine
produced
onsite,
unless
allowed
by
a
special
event
permit
granted
by
the
City.
i.

Wine
production
shall
be
limited
based
on
the
capacity
of
the
on -
site
winery
wastewater
treatment
facility,
which
as
of
the
date
of
Project
approval (
date
of
Council
action)
is
a
maximum
of
50,
000
cases
per
year:
1)
Wastewater
treatment
shall
be
provided
on -
site
and
shall
include
a
filtration
process
to
separate
liquids
and
solids.

Solids
shall
be
de -
watered
and
disposed
of
with
other
refuse
materials.

Remaining
water
shall
be
filtered
to
a
pure
state
and
may
be
stored
in
on -
site
tanks
for
on -
site
landscape
irrigation.

The
water
tanks
shall
not
connect
to
pure
water
storage
tanks.
2)
The
winery
shall
not
rely
on "
hold
and
haul'
for
primary
waste
treatment.

Hold
and
haul
may
be
utilized
only
if
necessary
during
an
emergency
condition.

Community
Development
Department —
Building
Division
The
Applicant
shall
provide
to
the
Building
Division
the
following
at
the
time
of
Building
Permit
application:

Note:

The
list
below
may
not
be
a
complete
list.

R2018-
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2018
Page
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34 ATTACHMENT 4
a.

A
completed
Building
Permit
application.
b.
7 complete
sets
of
plans
for
construction
for
review
and
approval.
c.

Energy
Compliance
documentation
for
review
and
approval.
d.

Waste
Reduction
and
Recycling
Program
form
for
review
and
approval,
if
applicable.
e.

A
Geotechnical
Soils
investigation
report
shall
be
required
for
this
Project.

2. Verification
of
the
following
shall
be
required
prior
to
Building
permit
issuance
if
applicable:
a.

City
of
Napa
Water
Connection
fee, (
707)
257-
9521.
b.

Napa
Sanitation
District
approval, (
707)
258-
6000.
c.

Napa
Valley
Unified
School
District (
must
show
proof
of
payment
from

NVUSD),
707)
253-
3549.
d.

Public
Works
Encroachment
and/
or
Grading
permit, (
707)
257-
9520.
e.

Napa
County
Environmental
Health
Department
approval, (
707)
253-
6052.
f.

Bay
Area
Air
Quality
Management
District "
Job"
number
for
projects
that
require
demolition
of
existing
buildings
on
site, (
707)
749-
4762.

Public
Works
Department

24. Approval
of
this
Project
shall
be
subject
to
the
requirements
of (
and
all
improvements
shall
be
constructed
in
accordance
with)
the
Napa
Municipal
Code,
the
Public
Works
Department
Standard
Specifications
and
Standard
Plans,
and
the
City'
s "
Post -
Construction
Storm
Water
Pollution
Prevention
Design
Standards."

25. The
Applicant
shall.
construct
all
on
and
offsite
improvements
in
accordance
with
improvement
plans
and
supporting
calculations
that
are
prepared
by
a
registered
civil
engineer
and
reviewed
and
approved
by
the
City
of
Napa
Public
Works
Department (
PW)
Development
Engineering
Division.

The
improvement
plans
shall
be
prepared
in
conformance
with
the
plans
prepared
by
FUSCOE
Engineering
dated
13th
March
2018
as
modified
herein
by
these
Conditions
of
Approval.

The
improvement
plans
and
supporting
calculations
shall
include
detailed
designs
for
all
utilities,
water,
grading,
drainage,
erosion
control,
stormwater,
and
paving.

The
plans
and
calculations
must
be
approved
by
the
City
Engineer
prior
to
the
issuance
of
the
building
permit.

R2018-
101
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2018
Page
11 of
34 ATTACHMENT 4
a.

The
improvement
plans
shall
be
prepared
in
accordance
with (
and
submittals
shall
be
accompanied
by)
the "
Initial
Submittal
Checklist"
and,
the "
Improvement
Plan
Checklist".

The
checklists
are
available
on
the
City
of
Napa
Website
www.
cityofnapa.
org)
under
the
Public
Works
Department
Development
Engineering
Division
Forms
and
Handouts
menu.

26. The
Applicant
shall
pay
a $
5,
000
initial
cash
deposit
for
city
plan
check
services.

27. IMPROVEMENT
PLANS —
The
following
items
shall
be
shown
on
the
improvement
plans
prior
to
approval
of
the
plans:
a.

Napa
Valley
Corporate
Drive:
1)
Applicant
shall
replace
the
northern
most
driveway
approach
leading
in
and
out
of
2630
Napa
Valley
Corporate
Drive (
APN
046-
610-
018)
after
the
storm
drain
pipe
has
been
replaced.
2)
Applicant
shall
replace
all
frontage
improvements
including
curbs,
curb
and
gutter,
landscape
strip,
etc.
that
are
removed
and
or
damaged
during
the
storm
drain
pipe
installation.
3)
Applicant
shall
resurface
the
entire
width
of
the
NB
direction
from
lip
of
gutter
to
lip
of
gutter (
or
to
center
island)
from
the
south
edge
of
the
2630
Napa
Valley
Corporate
Drive
driveway (
replaced
under
subsection
a(
1))
to
the
northern
property
line.
4)
Applicant
shall
resurface
the
entire
width
of
the
SB
direction
from
lip
of
gutter
to
lip
of
gutter (
or
to
center
island)
from
10-
feet
south
of
the
new
south
sanitary
sewer
connection
to
10-
feet
north
of
the
new
north
sanitary
sewer
connection.
5)
Applicant
shall
upsize
the
existing
storm
drain
system
if
the
existing
drainage
system
is
under
capacity.
6)
The
proposed
driveway
approach
as
shown
on
the
plans
is
not
acceptable.

The
width
of
the
proposed
driveway
shall
match
the
driveway
width
and
shall
be
similar
to
the
driveway
to
the
south.

The
driveway
width
may
be
increased
subject
to
the
review
of
turning
movements
for
truck
sizes
needed
to
serve
the
Project.

The
proposed
driveway
shall
be
designed
for
right-
in/
right-
out
movements
only.
b.

Napa
Valley
Corporate
Way:
1)
Applicant
shall
replace
the
driveway
approach
once
the
new
recycled
water
and
new
sanitary
sewer
connection
are
completed.

R2018-
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32 July
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2018
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12 of
34 ATTACHMENT 4
2)
Applicant
shall
replace
all
the
frontage
improvements
including
curbs,
curb
and
gutter,
landscape
strip,
etc.
that
are
removed
and
or
damage
during
the
construction
of
this
Project.
3)
The
Applicant
shall
construct
sidewalks
and
curb
ramps
along
the
Napa
Valley
Corporate
Way
Project
frontage
terminating
in
a
City
Standard
Barricade
at
the
start
of
Caltrans
Right -
of -
Way
east
of
the
Project.

Curb
ramps
at
the
Project
driveway
shall
be
Caltrans
Standard
Case
G.

Applicant
shall
resurface
the
entire
width
of
the
WB
direction
from
lip
of
gutter
to
lip
of
gutter (
or
to
center
island)
from
the
west
edge
of
the
existing
driveway
to
10-
feet
pass
the
domestic
water
trench
connection.
4)
The
Applicant
shall
resurface
the
entire
Bordeaux
Way
intersection.
c.

Bordeaux
Way:
1)
Applicant
shall
resurface
the
entire
width
of
the
street
from
lip
of
gutter
to
lip
of
gutter,
starting
10-
feet
south
of
recycled
water
point
of
connection
to
the
Napa
Valley
Corporate
Way
intersection.
d.

All
required
public
frontage
and
street
improvements
shall
be
designed
and
built
in
accordance
with
City
of
Napa
ordinances
and
the
Public
Works
Department
Standard
Specifications.

Unless
waived
by
the
Public
Works
Director,
street
improvements
shall
include
curbs,
gutter,
standard
4'
sidewalk,
6'
planter
strip,
street
paving,
street
lights,
street
type
driveway
approaches,
drainage
facilities,
and
street
trees.

Final
design
and
location
of
public
frontage
improvements
shall
be
subject
to
the
approval
of
the
Public
Works
Director.
e.

Any
additional
right-
of-
way
necessary
to
accommodate
these
improvements
shall
be
dedicated
to
the
City
prior
to
improvement
plan
approval.
f.

Curb,
gutter,
standard
sidewalk
and
planter
strip,
street
paving,
street
lights,
driveway
approaches,
drainage
facilities,
barricades
and
street
trees
shall
be
installed
on
the
Project'
s
public
street
frontage.
g.

The
Applicant
shall
provide
red
curb
within
20 feet
of
the
curb
return
at
street
intersection.
h.

All
existing
curb
return
pedestrian
ramps
and
driveway
approaches
that
do
not
meet
current
ADA
and
City
Public
Works
Standards
shall
be
removed
and
replaced
with
ramps
conforming
to
the
current
ADA
and
City
Public
Works
Standards.
i.

Sidewalks
and
curb
ramps
meeting
current
ADA
and
City
Public
Works
Standards
shall
be
installed
at
the
Project
driveways
along
Napa
Valley
Corporate
Way
and
Napa
Valley
Corporate
Drive.

Curb
ramps
at
the
Project
driveway
shall
be
Caltrans
Standard
Case
G.
j.

All
public
street
pavement'
s
structural
section
installations
shall
include
a
minimum
of
3 inches
of
Asphalt
Concrete
over
15 inches
of
Class
2 Aggregate
Base
material.

R2018-
101
Page
13 of
32 July
17,
2018
Page
13 of
34 ATTACHMENT 4
k.

Public
street
access
points
and
street
corners
shall
be
designed
to
satisfy
the
City
of
Napa
Visibility
and
Fencing
Standard (
Std.

Detail
S-
25).

The
sight
distance
and
visibility
triangle
lines
shall
be
shown
on
the
grading
and
drainage
plans.

The
visibility
height
limits
are
measured
from
the
top
of
curb
of
the
fronting
street
to
the
top
elevation
of
the
obstruction.

I.

The
Applicant
shall
provide
a
pedestrian
path
of
travel
between
the
Project
and
the
nearest
bus
stop
that
will
serve
this
Project.

Pedestrian
access
shall
include
but
is
not
limited
to
the
construction
of
sidewalk
and
curb
ramps
and
the
dedication
of
pedestrian
easements
on
private
and/
or
public
property
as
necessary
to
make
the
connection.
m.

The
improvement
plans
shall
include
an
Erosion
Control
Plan.
n.

The
improvement
plans
shall
include
a
Utility
Joint
Trench
Plan.
o.

The
improvement
plans
shall
include
a
Construction
Traffic
Control
Plan.
p.

The
improvement
plans
shall
include
all
the
existing
utilities
including
overhead
and
underground
utilities.
q.

The
improvement
plans
shall
include
a
Public
Street
Repair
Plan (
showing
the
repair
details
and
limits
of
repair)
for
all
improvement
installations
that
will
result
in
the
cutting,
demolition,
destruction,
etc.
of
any
existing
improvements
within
the
public
right
of
way
including
but
not
limited
to
the
installation
of
curb,
gutter,
sidewalk,
utilities (
water,
sewer,
storm
drain,
electrical,
cable
TV,
telephone,
etc.).

This
plan
shall
be
updated
during
the
construction
process
as
necessary
to
reflect
any
unanticipated
street
repairs.

Associated
with
said
plan
are
the
following
requirements:
1)
The
Applicant
shall
resurface
the
existing
street
pavement
from
lip
of
gutter
to
lip
of
gutter
whenever
a
street
is
cut,
either
by
a
longitudinal
or
transverse
cut,
for
utility
or
other
improvement
installations.

The
resurfacing
shall
extend
a
sufficient
distance
beyond
any
cut
to
ensure
a
smooth
transition
and
shall
consist
of
either
a
2-
inch
asphalt
concrete
overlay,
or
geotextile
material
with
a
minimum
2-
inch
asphalt
concrete
overlay,
depending
upon
the
extent
of
the
proposed
pavement
cuts
and
the
condition
of
the
existing
pavement
section,
as
determined
by
the
City
Engineer.

The
Applicant
shall
also
provide
digouts
and
reconstruction
of
any
potholed
and/
or
alligatored
areas.

Installation
of
street
paving
by
the
Applicant
shall
include
reconstruction
of
the
existing
pavement
section
as
required
to
provide
adequate
conforms.

The
limits
of
such
reconstruction
shall
be
reviewed
by
the
Public
Works
Department
Development
Engineering
Division
and
approved
by
the
City
Engineer
as
part
of
the
construction
plan
review.
2)
The
Applicant
shall
repair
all
pavement,
curb,
gutter
and
sidewalk
that
are
damaged
by
the
construction
process
in
accordance
with
The
Public
Works
Department
Standard
Specifications
and
Standard
Plans.

R2018-
101
Page
14 of
32 July
17,
2018
Page
14 of
34 ATTACHMENT 4
3)
Any
unanticipated
street
cuts
or
other
street
repair
items
that
become
evident
following
improvement
plan
approval
shall
be
included
by
way
of
revisions
to
the
Street
Repair
Plan.
r.

For
trenching
within
existing
roadway
areas,
the
Applicant'
s
engineer
shall
ascertain
the
location
of
all
underground
utility
systems
and
shall
design
any
proposed
subsurface
utility
extensions
to
avoid
disrupting
the
services
of
such
systems.
s.

The
Applicant
is
responsible
for
all
coordination
with
utility
companies
and
the
design
of
all
utility
service
installations
that
are
required
to
serve
the
Project,
including
utility
layout,
design
and
costs
associated
with
any
necessary
facilities
upgrades,
revisions,
relocations
and/
or
extensions.

The
Applicant
shall
relocate
or
underground
any
overhead
utilities
that
conflict
with
the
new
improvements.
t.

Contact
the
City
of
Napa
Fire
Department
to
determine
fire
sprinkler
requirements.

28. ON -
SITE
ACCESS
AND

CIRCULATION -
The
following
items
related
to
on -
site
access
and
circulation
shall
be
shown
on
the
improvement
plans
prior
to
approval
of
the
plans:
a.

Curb,
gutter,

5. 5'
sidewalk
adjacent
to
curb,
street
paving,
driveway
approaches
modified
to
meet
ADA
standards,
and
drainage
facilities
shall
be
installed
on
the
development'
s
private
street
frontage.
b.

All
curb
frontage
intended
for
no
parking
shall
be
painted
red
and
posted
with
signs
R26F -
No
Stopping
Fire
Lane).
c.

The
Applicant
shall
pave
all
required
onsite
parking
areas
and
drive
aisles
thereto
in
conformance
with
the
minimum
City
of
Napa
standard
structural
section
standard (
equivalent
to
a
minimum
3 inches
of
Asphalt
Concrete
over
10 inches
of
Class
II
aggregate
Base
material)
and
the
Project'
s
geotechnical
reports
recommendations,
whichever
is
larger.
d.

The
private
street
shall
be
clearly
distinguishable
from
the
public
street.

To
accomplish
this,
either
a
standard
driveway
approach
shall
be
installed
on
Napa
Valley
Corporate
Drive
at
the
site
entrance
or
a
10 foot
wide
stamped
concrete
strip
shall
be
installed
on
the
Site (
behind
the
sidewalk)
along
the
right
of
way
line
at
the
Napa
Valley
Corporate
Drive
entrance.
e.

In
accordance
with
the
Public
Works
Department
Standard
Specifications
and
Standard
Plans
and
the
Napa
Municipal
Code
site
circulation
shall
be
designed
to
allow
vehicles
to
exit
the
Site
in
a
forward
motion.

A
minimum
25 foot
backup
turn-
around
area
shall
be
provided
for
all
required
parking
spaces,
including
tandem
spaces.
f.

Per
City
of
Napa
Public
Works
Standard
Specification

3. 02.
02 H.,
no
on -
site
parking
space
shall
be
allowed
within
the
initial
20-
feet
of
the
driveway,
where
it
R2018-
101
Page
15 of
32 July
17,
2018
Page
15 of
34 ATTACHMENT 4
connects
to
the
public
street
measured
from
the
back
of
sidewalk
of
the
fronting
street
or
from
the
ultimate
right-
of-
way
line
in
areas
without
sidewalks.

29. DRAINAGE
AND

GRADING -
The
following
items
related
to
grading
and
drainage
shall
be
shown
on
the
improvement
plans
prior
to
approval
of
the
plans:
a.

All
existing
storm
drains,
drainage
inlets,
storm
drain
manholes,
etc.
shall
be
shown
in
the
plans
along
with
all
the
relevant
information
describing
each
item
such
as
inverts,
sizes,
slopes,
etc.
b.

If
applicable
the
Applicant
shall
replace
any
existing
non-
standard
drainage
inlets,
such
as
Type
S-
110,
with
a
City
Standard
drainage
inlet,
such
as
Type
D-

2. c.

Lot
grading
and
drainage
system
improvements
shall
be
installed
by
the
Applicant
as
part
of
the
improvements.

Constructed
lot
pad
elevations
shall
not
deviate
more
than

0. 5
feet
from
the
pad
elevations
shown
on
the
improvement
plans.
d.

The
grading
plans
provided
by
the
Applicant
for
review
shall
include
the
existing
topography
shown
with
contour
lines
labeled
at
one -
foot
intervals
and
extending
a
minimum
of
100-
feet
beyond
the
limits
of
the
site,
or
a
sufficient
distance
to
indicate
impacts
on
adjacent
properties.
e.

The
grading
and
drainage
plan
shall
include
a
design
that
allows
for
a
100-
year
overland
release
with
all
building
finish
floor
slab
elevations
a
minimum
of
one
foot
above
the
100-
year
overland
release
elevation.
f.

On -
site
storm
drains,
outside
of
City
right-
of-
way,
shall
be
made
of
SDR-
35 plastic
or
reinforced
concrete
pipe.
g.

Any
retaining
walls
which
are
greater
than
one
foot
in
height,
which
are
adjacent
to
a
property
line,
shall
be
masonry
or
concrete.

Wood
retaining
walls
shall
not
be
installed
adjacent
to
property
lines.
h.

It
is
the
City'
s
policy
to
require
all
new
parcels
to
be
graded
to
drain
independently
from
adjoining
parcels.

If
surface
drainage
is
currently
passing
from
adjoining
properties
onto
the
Site,
the
grading
plan
for
the
Project
shall
be
designed
to
continue
to
accept
such
drainage
and
easements
shall
be
established
to
allow
such
drainage
patterns
to
continue.

All
surface
drainage
must
be
collected
and
conveyed
to
a
public
street,
storm
drain
or
approved
outfall.
i.

No
grading
shall
be
allowed
on
adjacent
property
to
the
north (
APN
046-
610-
011)
unless
a
Notice
of
Intent
and
an
easement
are
provided.
j.

The
Applicant
shall
provide
an
Erosion
and
Sediment
Control
Plan (
ESCP)
and
a
schedule
for
implementation
of
approved
measures
to
the
Public
Works
Department
Development
Engineering
Division
for
review
and
approval
with
the
first
improvement
plans
submitted
for
review.

A
grading
permit
shall
not
be
issued
until
the
erosion
and
sediment
control
plan
is
approved.

R2018-
101
Page
16 of
32 July
17,
2018
Page
16 of
34 ATTACHMENT 4
k.

The
roof
drainage
and
downspouts
from
the
buildings
shall
not
be
allowed
to
discharge
into
the
adjacent
properties,
and
the
gutter
downspouts
and
drainage
need
to
be
directed
away
from
the
adjacent
property
line.

I.

CONSTRUCTION
WATER

QUALITY
MEASURES —
In
accordance
with
the
NPDES
Construction
General
Permit,
the
property
owner
shall
insure
that
the
Applicant
and
the
contractor
incorporate
storm
water
quality
Best
Management
Practices (
BMP'
s)
into
the
Project
construction
process.
1)
Project >
1 acre
of
disturbance:

Provide
an
Erosion
and
Sediment
Control
Plan (
ESCP)
and/
or
a
State
Stormwater
Pollution
Prevention
Plan (
project
disturbance >
1 acre),
as
required
per
the
States
Construction
General
Permit.

A
copy
of
the
Stormwater
Pollution
Prevention
Plans (
SWPPP)
along
with
waste
discharge
identification
number (
WDID)
will
need
to
be
provided
to
the
Public
Works —
Stormwater
Program
prior
to
grading
permits.
http://
www.
swreb.
ca.
gov/
water
issues/
programs/
stormwater/
constpermits.
shtmI
PLEASE
NOTE:

Item
above
does
not
require
a
separate
Erosion
and
Sediment
Control
Plan (
ESCP).

The
ESCP
is
a
part
or
element
of
these
plans;
however,
the
SWPPP
must
address
all
elements
of
the
required
ESCP.

See
ESCP
template
at:
http://
www.
cityofnapa.
org/
574/
Stormwater-
Quality
2)
The
construction
BMP'
s
shall
be
shown
on
the
Project
Erosion
and
Sediment
Control
Plan (
ESCP).
3)
The
Applicant
shall
insure
that
the
contractor
manages
all
construction
activities;
and
handles,
stores
and
disposes
of
all
hazardous
and
non-
hazardous
waste
in
a
manner
that
eliminates
or
minimizes (
to
the
maximum
extent
practicable)
the
discharge
of
pollutants (
e.
g.
motor
oil,
fuels,
paints/
stains
and
solvents,
asphalt
products,
concrete,
herbicides
and
pesticides,
etc.)
to
the
storm
drains,
ground
water,
and/
or
waterways
4)
The
Applicant
shall
insure
that
the
contractor
incorporates
spill
prevention
and
cleanup
measures
into
the
construction
operation.

All
discarded
materials
shall
be
removed
from
the
site
and
disposed
of
at
an
approved
disposal
facility.
5)
The
Applicant
shall
pay
all
cleanup,
testing,
disposal
and
City
administrative
costs
associated
with
the
discharge
of
pollutants
into
the
storm
drains
and/
or
waterways
as
a
result
of
the
project
construction
activity.
m.

POST

CONSTRUCTION
WATER

QUALITY

MEASURES -
In
accordance
with
the
City
of
Napa, "
BASMAA
Post -
Construction
Manual
prepared
by
the
Bay
Area
Stormwater
Management
Agencies
Associated (

BASMAA)
Phase
II
Committee,
dated
July
14,
2014"
the
Applicant
shall
incorporate
post
Development
measures
BEST

MANAGEMENT

PRACTICES (
BMP'
S))
into
the
Project
design
to
mitigate
R2018-
101
Page
17 of
32 July
17,
2018
Page
17 of
34 ATTACHMENT 4
Project
impacts
to
water
quality.
http://
www.
cityofnapa.
org/
574/
Stormwater-
Quality
Under "
Documents"
1)
The
post -
construction
BMP'
s
shall
be
shown
on
the
Project
improvement
plans
and
in
the
required
Storm
Water
Control
Plan (
SCP).
2)
All
designated
projects —
The
Applicant
shall
prepare
and
submit
a
SCP
per
BASMAA
Post -
Construction
Manual,
dated
July
14,
20141"
standards
and
an
Erosion
and
Sediment
Control
Plan.
3)
The
Landscape
plans
shall
be
submitted
to
the
Development
Engineering
Division
with
the
submittal
of
the
Improvement
Plans.

Landscape
Plans
shall
illustrate
all
LID
post
construction
measures
and
include
the
required
plant
species
as
specified
in
the
BASMAA
Post -
Construction
Manual.
4)
The
post
construction
BMP
measures
shall
be
installed
by
the
Applicant
and
designed
and
sized
by
a
registered
civil
engineer
in
accordance
with
the
City'
s
adopted
BASMAA
Post -
Construction
Manual
and
an
accepted
design
method
such
as
that
which
is
outlined
in
the "
California
Storm
Water
Quality
Association
BMP (
CASQA-
BMP)
Handbook".

The
design
and
calculations
are
to
be
reviewed
and
approved
by
the
Development
Engineering
Division
5)
The
Project
post -
construction
BMP'
s
shall
include
but
not
be
limited
to
the
applicable
items
listed
in
the
City
Council
adopted
Stormwater
Quality
Control
Standards,
BASMAA
Post -
Construction
Manual
and
accepted
design
review
Stormwater
Control
Plan
prepared
by
Fuscoe
Engineering
dated
September
30,
2016.
n.

The
Applicant
shall
submit
storm
drain
system
design
calculations
that
are
prepared
by
a
registered
civil
engineer
for
review
and
approval
by
the
Development
Engineering
Division.

Storm
drain
system
design
flows
shall
be
calculated
based
on
the
requirements
listed
in
the
City
of
Napa
Public
Works
Department
Standard
Specifications
and
Standard
Plans.

The
calculations
shall
include
a
drainage
basin
map
showing
basin
limits
and
area
in
acres,
hydrology,
and
system
hydraulic
calculations,
pipe
size
calculations,
inlet
capacity
calculations,
stormwater
quality
treatment
and
other
information
necessary
to
support
the
proposed
design.

Storm
drains
will
be
sized
to
carry
the
flows
generated
by
the
design
storm
per
City
of
Napa
Standards.

The
storm
drain
system
design
calculations
shall
show
that
the
pipes
have
a
self-
cleaning
minimum
velocity
of
three
feet (
3')
per
second
when
flowing
half
full.
o.

Detention
improvements
shall
be
incorporated
into
the
Project
storm
drain
system
design
as
necessary
to
maintain
post
development
10 year,
25 year
and
100
year
runoff
from
the
site
at
pre -
development
levels.

Supporting
calculations
shall
be
submitted
for
review
and
approval.
p.

Install
drainage
facilities,
including
detention
pipe(
s),
metering
boxes,
and
other
appurtenances
to
collect
and
convey
all
surface
drainage
to
an
approved
outfall.

R2018-
101
Page
18 of
32 July
17,
2018
Page
18 of
34 ATTACHMENT 4
q.

Easements
shall
be
established
for
piped,
V-
ditched
and
overland (
sheet
and
channeled)
drainage
between
the
parcels.

Drainage
easements
shall
be
provided
for
the
drainage
facilities
shown
on
the
plans
in
accordance
with
the
City
of
Napa
Public
Works
Department
Standard
Specifications
and
Standard
Plans.

Easements
shall
have
a
minimum
width
of
15-
feet.

Pipes
exceeding
24-
inches
in
diameter
or
deeper
than
5-
feet
will
require
wider
easements
as
required
by
the
Public
Works
Director.

All
drainage
easements
must
be
shown
on
the
improvement
plans.

Easement
documents
shall
be
reviewed
and
approved
by
the
Public
Works
Department
Engineering
Division
and
City
Attorney
and
recorded
prior
to
occupancy.
r.

Low
Impact
Development (
LID),
Bio-
retention
areas,
underground
treatment
systems,
and
all
other
treatment
based
BMP
systems
are
to
be
sized
in
accordance
with
calculations
that
conform
to
the
City'
s
BASMAA
Post -
Construction
Manual
dated
July
14,
2014
and
the
State
MS4
General
Permit
E.
12 provisions
and
are
to
be
reviewed
and
approved
by
the
Development
Engineering
Division.
s.

The
property
owner
shall
enter
into
a
long-
term
maintenance
agreement
with
the
City
of
Napa
approved
both
as
to
form
and
substance
by
the
City
Attorney
and
City
Engineer
for
long
term
maintenance,
financing
and
monitoring
for
the
post
construction
storm
water
best
management
practices
that
are
incorporated
as
part
of
the
Project
and
as
called
out
in
the
Approved
Stormwater
Control
Plan.
1)
The
agreement
shall
include
a
detailed
outline
of
responsible
parties,
inspections,
maintenance
procedures,
monitoring
documentation
and
annual
reporting
to
the
City
Public
Works
Department,
and
procedures
for
administration
and
oversight.
2)
The
agreement
shall
be
recorded
prior
to
approval
of
the
Improvement
Plans.

The
agreement
must
provide
for
the
perpetual
maintenance
and
replacement
of
the
improvement
as
well
as
appropriate
provisions
relating
to
enforcement
options,
the
right
of
the
City
to
access
the
property
to
perform
work,
the
right
of
the
City
to
recover
its
costs,
indemnification
and
enforcement
provisions,
as
well
as
any
other
provisions
deemed
necessary
or
convenient
to
accomplish
the
City'
s
objectives.

The
City
of
Napa
shall
either
be
a
signatory
to
the
agreement
or
a
third
party
beneficiary
to
the
agreement
with
the
right
but
not
the
obligation
to
enforce
the
obligation
and
secure
attorney'
s
fees
for
legal
counsel
to
enforce
such
obligations.
3)
Updated
information,
including
contact
information,
must
be
provided
to
the
municipality
whenever
a
property
is
sold
and
whenever
designated
individuals
or
contractors
change.
4)
Appropriate
easements
or
other
arrangements
satisfactory
to
the
City
Engineer
and
City
Attorney
necessary
or
convenient
to
ensure
the
feasibility
of
the
scheme
and
fulfillment
of
maintenance
responsibilities
shall
be
secured
and
recorded
prior
to
improvement
plan
approval.