To: Interested Agencies February 15, The following application has been filed with the Sonoma County Permit and Resource Management Department.

Transcription

1 To: Interested Agencies February 15, 2019 The following application has been filed with the Sonoma County Permit and Resource Management Department. File Number: PLP Applicant Name: Steve Von Raesfeld Owner Name: Gaps Crown LLC Site Address: 6250 Pressley Rd., Santa Rosa APN: Project Description: Request for a Use Permit and Design Review for a new 25,000 case, 50,000 square foot winery on a 235 acre parcel. We are submitting the above application for your review and recommendation. Additional information is on file in this office. Responses to referrals should include: (1) statement of any environmental concerns or uncertainties your agency may have with the project; (2) any comments you wish to make regarding the merits of the project; and (3) your proposed conditions and mitigations for this project. Responsible agencies under CEQA are requested to indicate whether permits will be required for this project. Your comments will be appreciated by March 8, 2019, and should be sent to the attention of: PLP , Gary Helfrich (Gary.Helfrich@sonoma-county.org). The Project Planner can also be reached at Please send a copy of your comments to the applicant(s) or their representatives as indicated on the attached Planning Application. [X] PRMD Management Group [X] PRMD Natural Resources [X] Health Specialist [X] Grading and Storm Water [X] Building Inspection [X] So. Co. Environmental Health [X] Community Development Commission [X] DTPW, Land Development [X] Ag Commissioner [X] Regional Parks Dept [X] Fire and Emergency Services [X] Local Fire District Rancho Adobe [X] Economic Development Board [X] Transit/BPAC [X] SCTA/RCPA [X] BOS Dist 1 Director and Commissioners [X] NW Information Center, S.S.U. [X] Recology Sonoma Marin (Disposal) [X] U.S. Army Corps of Engineers [X] State Water Resources Control Board [X] State Parks and Recreation-Duncans Mills Office [X] Regional Water QCB: North Coast [X] Penngrove Area Plan Advisory Committee [X] Sonoma MOAG [X] Sonoma Mountain Preservation 2550 Ventura Avenue Santa Rosa CA (707)

2 X X vra-architects, Steve vonraesfeld P.O. Box 379 Petaluma CA steve@vra-arch.com 11/20/18 Three Sticks Winery LLC; William S. Price III P.O. Box 1869 Sonoma CA X /19/18 Bill Sikorski / Owner Representative P.O. Box 1869 Sonoma CA sikorski@pfve.com 6250 Pressley Road unincorporated County A new 25,000 case winery / +/- 50,000 square feet. See Project Description/Proposal Statement filed with the application for additional detail) 235 acres X Zero / N/A X

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4 Three Sticks Winery Project Description / Proposal Statement Issued: 11/20/2018 Revised: GENERAL INFORMATION Proposal: Use Permit; new wine production facility with 25,000 case annual production Location: 6250 Pressley Road, Penngrove, CA Accessor Parcel: APN Parcel Size: General Plan: Zoning: ±235 acres RRD-Resources & Rural Development RRD-40 (Resources & Rural Development)-LG/MTN RC50/50 RC100/50 SR VOH Williamson Act Contract: No (see enclosed Title Report, covenants and restrictions of Parcel Four) PROJECT TEAM Applicant / Agent: Property Owner: Architecture / Planning: Civil / Wastewater: Geotechnical: Water: Traffic: Biological: Three Sticks Winery, LLC / William S. Price III (c/o Bill Sikorski), (707) P.O. Box 1869 Sonoma, CA Gaps Crown, LLC / William S. Price III vr/a Architects, Steve vonraesfeld, (707) Adobe Associates, Greg Schram, (707) RGH Consultants, Eric Chase, (707) EBA Engineering, Mike Delmanowski, (707) W-Trans, Dalene Whitlock, (707) WRA, Doug Spicher, (415) Cultural Resources: Evans & DeShazo Inc., Sally Evans, (707) Page 1 10

5 CONSTRAINTS ANALYSIS Project Site: The proposed project is located on Pressley Road (APN ) approximately 0.5 miles north of the intersection of Lichau Road. The subject parcel totals roughly 235 acres with Crane Creek running east to west through the property. The portion of the site south of Crane Creek has low to gentle slopes and is partially planted in vineyards. The proposed development is located on the north side of Crane Creek in a bench area with gentle slopes (3%-8%) below the more the aggressive slopes to the northeast. The site is accessed from an existing road that enters the upper portion of the ranch. With the exception of the vineyard development and associated improvements, the parcel is unimproved. Surrounding Uses: The project parcel is surrounded by grazing ranches, vineyards and rural residential parcels ranging from 5.5 to 35.2 acres. The two closest residences are approximately 500 feet (west) across Pressley Road and 860 feet (north) from the proposed winery structure. Below is a summary of surrounding land-uses and context: North- Pasture & Rural Residential East- Pasture South- Vineyard Parcels (same owner) West- Rural residential Easements and Utilities: The title report submitted with this application covers four parcels purchased at the same time. The project parcel (APN ) is referred to as parcel four. The following covenants and restrictions apply to the parcel under this application: 1. Easement Agreement (Instrument no ) 2. Easement Agreement (Instrument no ) As indicated on the site plan (A1.0) and the Accessor Parcel Map, an access easement (listed above) provides access to the ±35.22-acre parcel to the east (APN ). The applicant has discussed the project with the neighboring property owner who does not appear to have any objection to this proposal. We reviewed these easements with the Civil Engineer / surveyor and verified that they do not conflict with the proposed development area. Copies of the easements can be provided if desired. The report does not indicate the existence of any utility easements on the subject parcel. Covenants and Restrictions: The title report submitted with this application indicates that parcel is not under a Williamson Act contract. Item 13 of the Report noted the following; 13. Record of Survey Disclosures, filed 2/17/2009, Book 730, Page 43 through 48. In reviewing this with the Civil Engineer this appears to be a clarification of the easements above on the Record of Survey that was done over the entire property in Farming Operations: The subject parcel (APN ) in conjunction with the adjacent parcel to the south (APN ) comprise what is commonly referred to as Gaps Crown Vineyard. The two parcels are owned and farmed jointly, representing a vineyard development totaling ±400 acres with roughly 140 acres of vineyards. The project parcel represents ±235 acres of Gaps Crown and is planted with roughly 60 acres of vineyards. According to the title report this parcel is not shown to have an Agricultural Preserve contract on it. No vineyards are being removed by this project. Waterways & Drainage: The property lies within the west facing slopes of the Sonoma Mountains and generally slopes from northeast to southwest. Crane Creek transverses the property, running from east to west, representing the most significant waterway on the site. Additionally, there are several small meandering localized swales typical of the Sonoma Mountains in this area. Some flow into Crane Creek and others run westerly across Pressley Road to the neighboring properties. There is a acre-foot irrigation reservoir located near the southeast corner of the parcel that is used in the farming operations. The proposed project has a ±350-foot setback to top of bank of Crane Creek and has been designed to have minimal impact on exist drainage patterns. Vegetation: The 235-acre site is planted with approximately 60 acres of vineyards with the remaining acreage being comprised of seasonal grasses, scattered oak trees and Crane Creek. The creek riparian corridor comprises roughly 30 acres and is characterized by varying slopes with densely planted native vegetation. The creek corridor separates the vineyards to the south from the project area. Page 2 10

6 As part of predesign research WRA Environmental Consultants was retained to review the biotic resources in the area of the proposed project. WRA s initial assessments identified approximately 0.88 acres of potentially sensitive vegetation, wetlands and associated drainage areas. Their delineation and required setbacks are shown on the project plans and memorandum (WRA, 11/19/2018) submitted with the application. Concurrently, WRA submitted the delineation with a request for jurisdictional determination to the Army Corps of Engineers in August of 2018 and met with the Corps on November 8, The Corps made minor adjustments as indicated in WRA s memorandum and is currently processing a request for a letter of Preliminary Jurisdictional Determination (PJD). The project was designed to avoid/preserve as much of the 0.88 delineated acres as reasonably possible. The proposed design avoids all but 1% (±435.6 sqft) of the identified areas and maintains the required 50- foot setback requirement. The anticipated mitigation for this minor loss will consist of expanding and enhancing the main contiguous area of; perennial wetlands, seasonal wetlands and ephemeral drainages. Once the PJD is issued the applicant will initiate the process of designing these areas for preservation and enhancement. Tree Protection: The project site (north of Crane Creek) has scattered oak tree clusters with denser concentration of oaks and bay trees along Pressley Road and the Crane Creek corridor. The creek riparian corridor and frontage areas represent significant natural and visual features. The proposed project was sited to preserve these elements while utilizing them to screen the project for the road and neighbors. No trees are being removed under this proposal and the project maintains a minimum ±350-foot setback to the Crane Creek riparian corridor and a minimum ±100-foot setback to the vegetation along Pressley Road. Noise: The site is fairly rural and with the exception of vehicle traffic in the area is fairly quiet. The closest noise receptors are the residences to the north and west; these are 860 and 500 feet, respectively, from the project. The project will generate noise from two source types, operational and mechanical. Operational Sources - would consist of crush operations, barrel operations and bottling operations. As this is a small winery with local vineyard sources, the harvest/crush operations and bottling periods are fairly short; 4-5 weeks for crush and two ten-day bottling periods in July and December. In order to meet the County s noise requirements, all of these activities are located in a lower, central covered work area or inside structures. The exterior operations face south, away from the residences and are substantially screened by the structure itself. The office and tasting areas also face away from the residences and are not expected to generate any significant noise as there are no ag-promotional events per County policies within the RRD zoning district. Mechanical Sources originate from the refrigeration, water and compressed air equipment as well as the pumps used in the winery. This design intentionally places all this equipment inside buildings or screened areas. Hazards: The building site is at an elevation of and located in the northern 1/3 rd of a relatively large rural parcel. Potential hazards identified in the project s development include: 1. Flooding the project is not in a flood zone and the facility is roughly feet above the flow line of Crane Creek. The surface flows and small localized seasonal swales are diverted around the structure (see Civil drawings). Accordingly, the risk of flooding is essentially nonexistent. 2. Wildfire - is a potential hazard as it is in most of Sonoma County. The project will include a fire pump and sufficient dedicated water storage to supply yard hydrants and the building s fire sprinklers, in accordance with County Fire requirements. Additionally, the building is cut into the ground and constructed predominately of stone, concrete and steel, including a metal roof. 3. Landslide & Earthquake risks are identified in the Preliminary Geologic / Geotechnical Study prepared by RGH Consultants and included in this application. The project will incorporate the mitigations included in this report and will be designed in accordance with the recommendations of the subsequent Final Geotechnical Report and field observations developed prior to submittal for Building Permit. Page 3 10

7 Cultural Resources: Based on the proximity to Crane Creek the applicant has initiated a Cultural Resource Study. The study is being prepared by Evans & DeShazo, Archeology and Historic Preservation and will include the following: Sacred Lands Inventory Search is currently in process. NWIC Research being completed 11/20/2018 Field survey will be completed the afternoon of 11/20/2018 The final Report is in progress but initial research found an earlier Cultural Resource Survey for this property; no significant findings were noted in the project area. The report will be submitted when completed, in approximately 2 weeks PROPOSED PROJECT General: This request is for a new winery on an existing 235-acre vineyard parcel with a maximum annual production of 25,000 cases. The primary varietals produced at the facility will be Pinot Noir and Chardonnay; these grapes (±460 tons) are sourced from the property, neighboring property and vineyards in the local Carneros / Russian River areas (see sourcing map included with the application). Proposed Land Uses: There are no existing structures on the site at this time. The proposal consists of a winery housed in two primary structures (tank cellar and barrel cellar) connected by a covered crush pad. The winery structure(s) have a ±43,000 sf. foot print with a ±7000sf office/tasting area constructed on top of the subterranean barrel cellar. Additionally, there is a small (±1230sf) accessory structure for the trash enclosure and utilities. Key project elements such as driveways, parking, wells, septic systems and structures are indicated on the architectural and civil site plans included with the application. Outdoor uses consisting of grape deliveries and mobile bottling occur at the lower level near the covered crush pad. This area includes a full truck turnaround that is screened from the surrounding land-uses by the building, topography and native vegetation The project site is zoned RRD-Resources and Rural Development, with LG/MTN RC50/50 RC100/50 SR VOH overlay designations. These designations reference the following: 1. Local Guidelines for Taylor/Sonoma/Mayacamas Mountain Design Guidelines (LG/MTN) - These guidelines are intended to reduce the visual impact of residential related development within the scenic landscape unit of Sonoma Mountain. Even though agricultural structures are exempt, this proposal embraces the intent of these guidelines by reducing the visual impact of the buildings. This is discussed in the Architectural Design section at the end of this document. 2. The (RC) Riparian Corridor combining district - The purpose of this zoning designation is to protect biotic resources and critical habitat, while providing for Open Space, Resource Conservation and Water Resources as defined in the General Plan. The proposed project is consistent with these objectives in that we are maintaining larger that required setbacks, preserving the riparian corridor and enhancing the precursor wetlands contiguous to the corridor (see the Vegetation discussion under the Project Constraints Analysis). 3. The (SR) Scenic Resource combining district The proposed project is consistent with the district s objective to preserve the visual character and scenic resource ; this is accomplished by staying well below the ridge line, utilizing the natural vegetation and natural landforms to screen the project and burying a substantial amount of the project to reduce the visual impact, (see the Architectural Design section in this document). 4. The (VOH) Valley Oak Habitat combining district The proposed project is consistent with the district s objective to protect and enhance the valley oak habitats by; (i) saving all oaks on site, and (ii) expanding the number of them with new plantings. Page 4 10

8 Setbacks: The project has the following setbacks as indicated on the architectural and civil site plans included with the application PARCEL BOUNDARY SETBACKS: North - ± feet West - ± feet (to center of Pressley Road) East - ± feet South - ± feet OTHER SETBACKS: Top of Crane Creek Bank ± feet Crane Creek Riparian Corridor ± feet (minimum) Creek Flowline ± feet (minimum) Heights: The buildings are intentionally cut into the hill with the barrel cellar (building-a) being almost completely and the tank cellar/crush pad (building-b) substantially below grade. Further, the predominant roof structure is a shed roof that follows the natural grades. This results in an average building height of 25-6 for building-a (tank cellar) and 31-6 for the barrel building (includes offices above). Equally important, the buildings are sited in a small low-slope clearing at the base of the upper hills keeping them well over 300 feet below the ridgeline and all of the neighboring structures views. Lot Coverage: Building / Lot Coverage = 44,350 sqft / 10,236,600 sf = 0.4% Impervious Surface / Lot Coverage = (44, ) sqft / 10,236,600 sf = 1.0% Hours of Operation: Winery: Monday through Friday 8:00AM 5:00PM Harvest: Monday through Saturday 7:00AM 7:00PM Visitors / Tastings: Monday through Sunday 10:00AM 6:30PM Employees: The winery will have an administrative staff of 7 including a placeholder for executive visitor from the main offices in Sonoma. Year around cellar staff is set at 7 with a seasonal increase of 8. Below is a summary of staffing Yearly Harvest-Part-time Off Harvest Part-time Administrative o General Manager 1 o Human Resources 1 o Finance 1 o Admin Visitor 1 o Administrative /Trade / Sales 3 Production o Director of Winemaking 1 o Winemaker 1 o Associate Winemaker 1 o Enologist 1 o Cellar Master 1 o Cellar Staff 2 o Cellar seasonal full-time (1) 8 o Sorting Crew (2) 8 Bottling o Bottling Crew (3) 7 Totals Footnotes: 1) Seasonal full-time staffing occurs between August 1 st and October 15 th (±10 weeks) 2) Seasonal sorting crew with in the 10-week harvest period there are roughly 25 days where an additional 8-person sorting crew is added 3) For a two-week period in July and again in December, there will be 7 additional employees on site for this activity Storage Areas: The primary indoor storage areas include wine in barrels and tanks plus assorted production equipment. Outdoor storage will consist of wine grapes delivered during harvest in ½ ton micro bins. These will be stored for short periods (1-3 days) in the covered crush pad. A summary of all building areas can be found on sheet T1.0 of the architectural drawings submitted with this application and the rooms are shown on sheets A2.0 and A2.1. Page 5 10

9 Visitors: The winery will not operate a drive by open-to-public style retail tasting room. Instead they will accommodate group tastings for trade accounts, industry tastings and wine club members. These tastings will be by appointment and occur during winery hours (see Hours of Operations above). Groups will typically vary in size from 2 to 10 persons with total daily visitors ranging from 10-50/day. Part of the tasting operation will include 5-6 wine club tasting-dinners over the course of the year. These will occur during normal tasting room hours and be in-lieu of smaller group tastings on that day. Marketing / Promotional Activities: The RRD does not allow agricultural promotional events, accordingly, none are proposed. Any events above normal tasting room operations would need to be reviewed on a caseby-case basis under the provisions of a special event permit. These would be outside of the visitor s provision allowed under the Use Permit. Food Service: Food service will be limited to wine/food pairing from pre-prepared food; no commercial kitchen is proposed. The facility will have a catering prep kitchen and glass washing/scullery area. The facility will be designed to meet California Food Facility Codes (CURFFL) Grape Sourcing: The RRD-zone allows for the processing of any agricultural product of a type grown or produced on site or in the immediate area. The interpretation of this is not entirely clear and likely intended to provide some flexibility based on the specifics of the proposed application. In regards to wineries this means the location of the vineyards supplying the facility. Immediate area could range from a defined area like an AVA or an accepted geographic region (i.e. South-County, Sonoma Valley or the Sonoma Mountains) or the County itself. The vineyards supplying Three Sticks Winery are very appellation and varietal specific; primarily Chardonnay and Pinot Noir from the cool growing regions of southern Sonoma County. Below is a summary of the vineyards supplying this winery by percentage, distance and acreage: Gap s Crown (this site) ± 25% / ±0.5 miles / 138 acres One Sky Vineyard (up Pressley Rd) ± 25% / ±2 miles / 10 acres Durrell (Carneros-Sonoma) ± 25% / ±10 miles / 97 acres Williams James (Sebastopol) ± 25% / ±14 miles / 11 acres It is a common practice for many wineries located in Sonoma County to source fruit from all of the northcoast s wine growing regions (i.e. Marin/Sonoma/Napa/Mendocino/Lake counties) and although fewer, there are several wineries that source fruit from the Sacramento Valley to as far south as Santa Barbara. Three Sticks Winery will be receiving fruit from southern Sonoma County, much from on site and all within a relatively small radius (less than 15 miles); in our view this proposal meets the intent of on site and immediate area HOUSING PLAN This project is replacing a leased facility currently located in Sonoma at the 8 th Street East Industrial Park And an over full office in the town of Sonoma. This project will not generate additional housing demands as all of the employees currently work for the winery. It is understood that the project will be subject to in-lieu housing fees. Page 6 10

10 CIRCULATION PLAN Site Access & Circulation: The applicant engaged W-Trans to conduct an initial review of the site s access and suitability for the proposed use. Below is a summary of their initial observations: The site is accessed from Petaluma Hill Road via the signalized intersection of Petaluma Hill and Roberts Road. Proceeding northeasterly, Roberts Road becomes Pressley Road at the intersection with Lichau Road, near Crane Creek Regional Park. The site has fairly new entry, substantial enough for cattle trailers and vineyard farming operations, however subject to the traffic analysis it may need minor upgrades to meet County Standards. In their initial visit they noted that it is very beneficial that the site is accessed through a signalized intersection off the regional arterial, Petaluma Hill Road. Further, it is their opinion that the current driveway location at approximately the midpoint of the two curves is in the optimal location for maximizing sight distances in both directions. It may be necessary to remove some of the vegetation and realign the fence north of the drive intersection to improve site lines. For safety and simplicity, the internal circulation intentionally separates administrative/visitors at the upper level from the working winery at the lower level. The upper level has a simple, single loaded parking lot with a Fire/EVA hammerhead at the end, near the main entry. The lower level accommodates a truck turning and off-loading area for grape deliveries, barrel deliveries and mobile bottling operations. Although unlikely or very rare, the truck loading area is designed to accommodate the largest truck allowed on a state highway Traffic Generation W-Trans has developed preliminary Trip Generation numbers and prepared a draft Memorandum of Assumptions for review by the County (provided with this application). A final version of these will be included in their final Traffic Study. This study will be developed after the application has been reviewed by Traffic & Public Works (DPTW) and they have had an opportunity to define the scope of the study. Parking The design includes a total of 26 striped spaces split between the upper and lower levels. There are 11 spaces serving upper administrative level and 15 spaces serving the lower cellar level. In calculating this, 14 spaces for the full-time staff plus 8 spaces for the seasonal harvest crew (2 per car) plus 4 for visitors was assumed. More spaces can be accommodated at the lower level during off hours and non-harvest times for small events (see parking plan on sheet A5.0 of the application plan set) but we do not believe they will be necessary. Loading Areas As discussed above the site design separates the working winery truck traffic to the lower level. This level has the large truck off-loading area to accommodate; grape deliveries, barrel deliveries and mobile bottling operations. Although unlikely or very rare, the truck loading area will accommodate the largest truck allowed on a state highway. This area is intentionally located at the lowest and most screened portion of the site to minimize acoustical and visual impacts. Transit This site is fairly remote and not served by any form of regional transit. Further, due to the remote location it is unrealistic to expect employees to regularly bike to work. The applicant will offer incentives for employees to ride share. Page 7 10

11 UTILITIES & SERVICES Water Supply: Water supply for the proposed winery will come from an onsite well. The subject property currently has a well with more than adequate capacity for the project that can be utilized for that purpose. However, due to distance and shared usage with the vineyard the applicant prefers to develop a new well closer to the project and simplify the utility design. We have included a Water Availability Study prepared by EBA Engineering for the proposed project with our application. Water Conservation Plan: The largest component of water usage in the project is the water used in wine production (see Water Flow Calculations by Adobe Associates submitted with this application). The winery will utilize best management practices to minimize the use of water including, automated tank barrel washers. Once the process water leaves the winery it will be treated and reused for landscape or vineyard irrigation. The project will be designed to CalGREEN tier-2 (more restrictive) effectively incorporating a range of water conservation features and elements. Sewage Disposal System: Wastewater will consist of, (i) winery process wastewater and (ii) domestic wastewater. Winery process wastewater generated from the production facility will be collected, treated, and stored for surface irrigation. The process system will be subject to a waste discharge permit issued through the North Coast Regional Water Quality Control Board. Domestic wastewater flows will be collected in a septic tank and discharged to an onsite wastewater disposal system. The system will be designed in accordance with PRMD Well & Septic requirements. The disposal field will be located to the north of the winery complex in an area tested and approved by Sonoma County in March The septic system will be subject to monitoring under an annual operational permit with the County. Storm Water Management System: Storm Water generated from the projects impervious surfaces (roofs and paving) will be collect through downspouts, drainage swales and area drains. The amount of proposed impervious surface triggers Santa Rosa Low Impact Development requirements and the Hydromodification Requirement of 100% Capture and installation of permanent Post Construction Low Impact Developments (LID) features and Best Management Practices (BMP). The design of the drainage from the site will be such that the total runoff generated by a storm event that produces 1 of rainfall over a 24-hour period will be directed to bio-retention facilities and captured. Treatment will be provided in the amended soil section of the bioretention facilities as a result of meeting/exceeding the Hydromodification Requirement. For more detail please see the Storm Water Low Impact Design Report. Fire & Emergency Services: The project will be designed to meet all applicable Fire Safe Standards of Sonoma County s Fire and Emergency Services Department. The winery will be fully sprinklered with fire protection water supplied from an onsite fire pump and dedicated water storage tank(s) design in accordance with the California Fire Code. Energy Conservation Plan: The facility will be designed to meet CalGREEN tier-2 requirements. Additionally, the roof on Building-A (tank and covered crush) has a ±28,000 surface area and an ideal orientation, allowing the installation ranging between 200 to 300 KW photovoltaic solar array. Page 8 10

12 PROPOSED DESIGN Architectural Design: The proposed winery site is located on APN north of Crane Creek at the northern tip of the ±400-acre Gaps Crown vineyard development. The project site is located north of Crane Creek on gentle slopes (3% to 10%) above Crane Creek and below the steeper upper slopes of the property. The long axis of the proposed structures run east-west roughly paralleling Crane Creek. The site is accessed from an existing improved driveway off Pressley that enters the upper portion of the ranch. In evaluating the building site several opportunities and constraints presented themselves, the following summarizes key elements of the design approach: Protecting and enhancing the significant natural resource of Crane Creek riparian corridor and watershed while utilizing the dense vegetation of Crane Creek as a screening element for all the views from the south and west. Preserve and expand the natural vegetation along Pressley Road to provide screening of the project when viewed from the road. Utilizing existing topography to substantially screen the views of the winery from the road and surrounding properties. Utilizing existing topography to acoustically screen the winery activities from the surrounding residential properties to the north and west. Preserving the identified wetlands on the site while expanding and enhancing them and create a visual feature and educational opportunity (see landscaping discussion below). Preserve and expand the random clusters of oaks and denser plantings along the creek. A key design objective has been to create a building that blends with the natural surroundings while being visually minimal when viewed from the road and surroundings. This is achieved by tucking the buildings into the small meadow above the creek and below the large hills above. The east-west siting allows for ideal utilization of the site topography and the creek s riparian corridor to hide the building. This design approach minimizes the visibility from its surroundings by burying 70% of the structure in the ground and using contoured grading and landscaping to blend with the Crane Creek vegetation. Further, this orientation is ideal solar orientation and acoustic screening of the activities, to the surrounding residences. Architecturally, the design endeavors to create a sophistication through simplicity of materials and details. The building utilizes simple agrarian forms and elements; sheds and stone walls. The tank and barrel building are cut into the hill to reduce the mass and the predominant shed roof is sloped to follow the natural terrain allowing the building to present a very low and minimal profile. The exterior building materials consist of; local stone, wood siding and standing seam metal roof. Exterior colors will be in the earth tone range. Landscape & Fencing: The landscaping is designed to be a continuation of the existing natural environs. The existing native oaks and bay trees will be preserved, and are the basis of the proposed plant palette. The existing knoll between the winery site and Pressley Road will be expanded and planted with native trees, shrubs and grasses. These plantings extend into the parking area and meadow landscape to the north of the winery buildings. Stone walls retain the grade, defining the edge between the winery landscape and the hillside above the winery. The exterior area over the barrel building structure is a combination of landscaped and small gathering space with view to the southwest. A raised terrace area allows a view of the crush area. Additional terraces on the east end of the hospitality building open onto a more intimate view of the hills to the east, and provide protected outdoor spaces for smaller groups and staff. Plantings include shade trees suited for the more confined soil profile over structure (Olives, Crape myrtles, and bay laurel) with shrubs and perennial plantings. Staff and visitors can experience the site and while walking an accessible path from the working area of the winery along the perimeter of the existing wetland area. The path connects to the east building terrace at the upper level and then on to the north meadow/main entry. Beyond an understated entry gate set ±165 off the road no additional fencing is proposed with this project. The existing wire fencing on the perimeter of the property will be maintained While technically not part of the formal landscaping it is important to note that this project proposes to preserve and enhance the identified wetlands that have historically been pasture areas and characterized as Page 9 10

13 relatively low quality. This proposal will preserve, expand and improve the quality of these areas (see Vegetation discussion in the Constraints Analysis). Construction Methods & Timing: The project design cuts the lower level of the two main buildings into the hill allowing administrative staff and visitors to enter on grade at the upper level. The grading has been rigorously studied so that when completed will naturally conform into the surrounding topography. Initial cut fill calculations indicate that an excess of material ranging from 10,000 12,000 cubic yards will be generated. This material will be utilized across the frontage to increasing the natural knoll screening the project toward the road and above the project to create a natural blending with existing contours. Excess material can be utilized in the vineyard areas. A precise construction schedule cannot be developed until the Use Permit and Design Review approvals have been granted. However, the duration of the construction project is anticipated to run about 18 months. If the County permitting process allows would request building permit plan review concurrent with final design review in an effort to commence construction in the spring of This would allow the facility to open for the harvest of 2020 we Page 10 10

14 ROHNERT PARK SITE COTATI PENNGROVE VICINITY MAP Three Sticks Winery 6250 Pressley Road, Penngrove CA APN adobe associates, inc civil engineering I land survey 1220 N. Dutton Ave., Santa Rosa, CA P. (707) F. (707) Website: "A Service You Can Count On!"

15 THREE STICKS WINERY VINEYARD SOURCE MAP MENDOCINO COUNTY LAKE COUNTY HEALDSBERG SANTA ROSA WILLIAM JAMES +/- 11 ACRES SEBASTOPOL GAP S CROWN +/- 138 ACRES ROHNERT PARK ONE SKY +/- 10 ACRES PETALUMA SONOMA DURELL +/- 97 ACRES MARIN COUNTY 0 mi 2.5 mi 5 mi 10 mi 15 mi vr a Architects

16 APN MAP Three Sticks Winery 6250 Pressley Road, Penngrove CA APN adobe associates, inc civil engineering I land survey 1220 N. Dutton Ave., Santa Rosa, CA P. (707) F. (707) Website: "A Service You Can Count On!"

17 THREE STICKS WINES PRICE FAMILY VINEYARDS & ESTATES EXISTING BARN ±500' NEAREST RESIDENCE ±860' NEAREST RESIDENCE Gap's Crown Vineyard / Petaluma Gap / Sonoma Mountain 6250 Pressley Road, Sonoma County, CA APN: PROJECT AREA, SEE A1.0 APPROXIMATE EDGE OF CRANE CREEK RIPARIAN CORRIDOR TOP OF BANK ± 350' PROPERTY LINE CRANE CREEK APPROXIMATE FLOW LINE ±560' PROPERTY LINE ± 2,690' VINEYARD APN : VINEYARD VINEYARD GAP'S CROWN VINEYARDS VINEYARD APPROXIMATE LOCATION EXISTING WELL APN : EXISTING IRRIGATION RESERVOIR EXISTING FARM SHOP T SCALE : 1 : 300 ISSUE : USE PERMIT APPLICATION DATE: AERIAL SITE PLAN Scale: 1:300 ARCHITECTURE PLANNING CONSULTING 108 Petaluma Blvd N., Ste. 200 Petaluma, California Ph: (707)

18 PARKING NO PARKING NO PRESSLEY ROAD PROPOSED BLDG PROPOSED MECHANICAL BLDG PROPOSED TANK CELLAR (BELOW) NO PARKING PROPOSED CRUSH PAD (BELOW) PARKING NO PROPOSED BARREL BLDG (BELOW) PROPOSED ADMIN BLDG LEGEND PRESSELY RD PRESSLEY ROAD LOCATION MAP civil engineering I land surveying I wastewater THREE STICK WINERY adobe associates, inc.. OVERALL SITE PLAN 1220 N. Dutton Ave., Santa Rosa, CA P. (707) F. (707) Website: "A Service You Can Count On!" OVERALL SITE PLAN C1.0

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56 APN MAP Three Sticks Winery 6250 Pressley Road, Penngrove CA APN adobe associates, inc civil engineering I land survey 1220 N. Dutton Ave., Santa Rosa, CA P. (707) F. (707) Website: "A Service You Can Count On!"

57 ROHNERT PARK SITE COTATI PENNGROVE VICINITY MAP Three Sticks Winery 6250 Pressley Road, Penngrove CA APN adobe associates, inc civil engineering I land survey 1220 N. Dutton Ave., Santa Rosa, CA P. (707) F. (707) Website: "A Service You Can Count On!"

58 MEMORANDUM Bill Sikorski To: Price Family Vineyards & Estates cc: CJ Farley, Inc Date: November 9, 2018 From: Jordan Rosencranz WRA, Inc Subject: 6250 Pressley Road Project Revised Update for Use Permit This memorandum summarizes the steps taken by WRA, Inc (WRA) to assist CJ Farley, Inc (client) with site assessments, permitting, and mitigation. WRA was hired by the client on June 11, 2018 to assist with a biological assessment in the Study Area at 6250 Pressley Road. The goal of the visit was to conduct a preliminary evaluation of potential adverse impacts to existing natural communities (e.g., wetlands) and sensitive species (e.g., plants and wildlife) that could result from the potential development of a winery within approximately acres of the property. Site visits were conducted on June 29 and July 24, A memorandum was drafted that summarized the potential for special-status species to occur, and included recommendations for additional assessments, including an aquatic resource assessment and focused special-status species surveys. A preliminary delineation of potential jurisdictional wetlands and non-wetland waters occurred on July 25, Approximately 0.49 acre of wetlands, 0.09 acre (390 linear feet) of intermittent stream, 0.03 acre (618 linear feet) of ephemeral drainage, and 0.27 acre of riparian were delineated. The delineation report and request for a jurisdictional determination were submitted to the U.S. Army Corps of Engineers (Corps) on August 16, 2018, and a project manager was assigned. A verification occurred with Corps project manager Mr. William Connor. With the exception of Ephemeral Drainage(ED)-2 (change to not within Corps jurisdiction), ED-3 (change to not within Corps jurisdiction), and ED-1 (a seasonal wetland), the Corps did not suggest we make any major changes to our delineation map (Attachment 1, Figure 3. Potential Jurisdictional Features Located within the Study Area [with comments]). Mr. Connor suggested that the client s options are to request an Approved Jurisdictional Determination (AJD), which could take approximately one year, or request a Preliminary Jurisdictional Determination (PJD) letter from the Corps in approximately 2 months. For most projects, including this one, a PJD works just as well as an AJD in terms of obtaining permits. An AJD is usually only required when a project has special conditions, none of which apply to this project. The key differences between the two approaches are as follows: AJD would involve an analysis by the Corps that would determine if any of the wetlands in the study area are isolated (these

59 isolated features would likely be under the purview of the Regional Water Quality Control Board). However, Mr. Connor stated it was likely that all of them, as shown on the revised map he suggested, would be within the Corps' jurisdiction under the Clean Water Rule. The PJD letter would involve that we revise our delineation report, changing the attached figure (Attachment 1) so that all features shown as revised are potentially in the Corps' jurisdiction. The PJD can be used as the basis for a permit decision, and all the features considered potentially jurisdictional will still require avoidance/minimization as much as is practicable, and/or compensatory mitigation for impacts that cannot be avoided. After considering the options, the Owner has directed WRA to proceed with PJD option. It is understood that CJ Farley, Inc will continue to go through the permitting process with the appropriate regulatory agencies (California Department of Fish and Wildlife, San Francisco Bay Regional Water Quality Control Board, and the Corps) to assess and mitigate for impacts to jurisdictional features. Sincerely, Jordan Rosencranz, D.Env Attachments: 1. Attachment 1. Figure 3. Potential Jurisdictional Features Located within the Study Area (with Comments)

60 IS-1 SW-1 ED-4 SP05 ED-3 ID Type Acres Linear Feet Waters of the U.S. ED-4 Ephemeral Drainage IS-1 Intermittent Stream PW-1 Perennial Wetland 0.09 N/A SW-5 Seasonal Wetland 0.32 N/A SW-6 Seasonal Wetland 0.08 N/A Waters of the State Riparian 0.27 N/A ED-1 Ephemeral Drainage ED-2 Ephemeral Drainage ED-3 Ephemeral Drainage ED-4 Ephemeral Drainage IS-1 Intermittent Stream PW-1 Perennial Wetland 0.09 N/A SW-1 Seasonal Wetland 0.01 N/A SW-2 Seasonal Wetland 0.01 N/A SW-3 Seasonal Wetland 0.02 N/A SW-4 Seasonal Wetland 0.01 N/A SW-5 Seasonal Wetland 0.32 N/A SW-6 Seasonal Wetland 0.08 N/A Figure 3. Potential Jurisdictional Features Located within the Study Area Price Family Vineyards Aquatic Resources Delineation Sonoma County, California Study Area (17.68 ac.) 10' Contours!( Sample Point ED-2 Potential Waters of the U.S. ED-1!( Perennial Wetland (0.09 ac.)!( SW-2 SP04 Seasonal Wetland (0.40 ac.) Ephemeral Drainage (0.03 ac., 618 lin. ft.) Intermittent Stream (0.09 ac., 390 lin. ft.) Potential Waters of the State Perennial Wetland (0.09 ac.) SP03 Seasonal Wetland (0.45 ac.) Riparian (0.27 ac.) Path: L:\Acad 2000 Files\28000\28171\GIS\ArcMap\Fig X_Delineation mxd IS-1 Sources: Digital Globe 2017 Aerial, WRA Prepared By: pkobylarz, 8/16/2018 SW-3 SP01 SW-4!(!(!( SP02 SW-5!( SP06 PW-1!( SW-6 SP07 Ephemeral Drainage (0.03 ac., 806 lin. ft.) Intermittent Stream (0.09 ac., 390 lin. ft.) ± Feet

61 Memorandum Date: November 29, 2018 Project: SOX640 1 To: Nina Bellucci Sonoma County From: Dalene J. Whitlock, PE dwhitlock@w-trans.com Briana Byrne bbyrne@w-trans.com Subject: Three Sticks Winery Memorandum of Assumptions W Trans has entered a contract to prepare a traffic impact study for the subject project. To ensure that the resulting analysis will provide adequate information and reflect your policies accurately, it would be appreciated if you would review the following assumptions that we anticipate applying for our analysis along with our proposed scope of services and provide comments regarding their adequacy at your earliest convenience. Project Description The Three Sticks Winery project as currently proposed would be a 25,000 case winery with 13 employees during non harvest and an additional 24 during harvest periods. There would be limited visitation including trade accounts, industry tastings and wine club members by appointment only. Groups would vary from two to ten persons resulting in visitation of ten to fifty guests per day. Additionally, up to six wine club tasting dinners would occur over the course of the year; these dinners would occur during normal tasting room hours, replacing some of the smaller group tastings. File Number: PLP Address: 6250 Pressley Road, County of Sonoma APN: Project Name: Three Sticks Winery Applicant Name: Three Sticks LLC Property Owner Name: Gaps Crown LLC Trip Generation The anticipated trip generation for the project was estimated using standard rates published by the Institute of Transportation Engineers (ITE) in Trip Generation Manual, 10 th Edition, The standard rate for a Winery (LU 970) is based on the size of the Winery s tasting room as the independent variable. It was assumed that the space identified as the Great Room would comprise the tasting area. Based on application of the standard trip generation rates, the proposed project would be expected to generate an average of 62 trips daily with 10 trips during the evening peak hour; 49 trips would be expected during the Saturday peak hour. These results are summarized in Table Mendocino Avenue, Suite 201 Santa Rosa, CA w-trans.com SANTA ROSA OAKLAND SAN JOSE

62 Nina Bellucci Page 2 November 29, 2018 Table 1 Trip Generation Summary Non Harvest Generator Units Daily PM Peak Hour Saturday Peak Hour Rate Trips Rate Trips (In:Out) Rate Trips (In:Out) Winery ksf (5:5) (23:26) Source: Trip Generation Manual, 10 th Edition, 2017 Trip Distribution The pattern proposed to allocate new project trips to the street network was based on regional knowledge of the area. The proposed distribution assumptions are shown in Table 2. Table 2 Trip Distribution Assumptions Route Percent To/From North via Sonoma Mountain Rd and Pressley Rd 20% To/From North via Petaluma Hill Rd and Roberts Rd 45% To/From South via Petaluma Hill Rd and Roberts Rd 35% TOTAL 100% Future Volumes Future volumes for the year 2040 will be derived from the County s model. Analysis Methodologies Levels of service for intersections will be evaluated using the HCM2010 methodologies. Scope of Services The study area will consist of the following intersections. Conditions during the weekday p.m. and weekend peak periods will be documented. 1. Sonoma Mountain Road/Pressley Road. 2. Petaluma Hill Road/Roberts Road The following scope of services is suggested to evaluate the proposed project. 1. Sight distance for both exiting and entering movements at the site s driveway and potential conflicts with other driveways will be field measured. 1. Turning movement counts will be collected at the study intersections for both peak periods and a 24 hour machine count will be obtained on Pressley Road. Copies of all counts will be provided in an appendix. 2. Existing conditions will be documented based on the counts obtained and observations during the site visit. 3. Collision records for the study intersections and a segment of Pressley Road will be reviewed for any trends or patterns, and the intersection and segment collision rates calculated.

63 Nina Bellucci Page 3 November 29, Future volumes at the study intersection as developed by the County s model will be used to project future operating conditions for the horizon year Project trips will be distributed to the roadway network and operating conditions at the study intersections evaluated under Existing plus Project and Future plus Project conditions. A figure showing the distribution percentages and resulting project generated trips at each study intersection as well as at the driveway will be prepared. 6. Trips from the project will be used to evaluate potential need for improvements at the project driveway to accommodate project generated traffic. The need for turn lanes will be evaluated in terms of volume, adequacy of sight distance and safety considerations. 7. Queue lengths for all separated turn lanes at the study intersections will be evaluated under all scenarios. 8. If any of the intersections are found to be operating unacceptably under any scenario, warrants for all way stop controls or a traffic signal will be evaluated, as appropriate. 9. Adequacy of facilities for pedestrians, bicyclists, and transit riders will be evaluated within the context of the setting, but also for on site trips. 10. Adequacy of emergency vehicle access will be addressed. 11. The required parking supply will be estimated based on agency requirements as well as standard parking demand rates. If the parking supply as proposed is insufficient to meet the estimated demand, we will work with you to determine what changes would need to be made to the project to achieve an adequate supply for the estimated demand. 12. Recommendations to address any impacts identified will be provided and presented graphically, if appropriate. 13. A draft report that provides details of the analysis and findings, together with tables and figures, will be prepared and submitted. 14. Comments from the County staff will be addressed, and a final report submitted.