|Wed, Sep 7, 2016|
County Planning Commission
Beau Vigne Winery use permit major mod
6000 more gal/yr, 4500 more tourist slots, 14 parking spaces
Sleeping Giant Winery new use permit
30,000 gal/yr, 3200 tourist slots, 12 parking spaces
Chanticleer Winery new use permit
10,000 gal/yr, 4200 tourist slots, 8900 sf caves, 6 parking spaces, setback variance
The build-out continues
|Dan McFadden - Jul 20, 2016 |
Mountain Peak Winery, P13-00320-UP Letter from Resident Daniel McFadden
My name is Daniel McFadden. My wife Beverlee and I have lived at 2362 Soda Canyon Road since 1991, where we operate a small vineyard. I am a professor of health economics and policy at USC, and an emeritus professor of economics at UC Berkeley. I have served as President of the American Economics Association, and have testified before the Federal Trade Commission on the economics of direct wine sales. I am the recipient of a Nobel prize for my work in transportation economics.
The MPV proposal includes a visitation program for 18,486 visitors annually, adding more than 2000 nine-passenger tourist bus trips per year, or even more private vehicles, to the traffic on Soda Canyon Road. This 7.8 mile dead-end road is narrow, steep, and winding, without shoulders or guardrails, poorly paved, with crumbling margins and more than 500 filled potholes. Heavy truck and vineyard worker traffic is already degrading the pavement and creating traffic hazards. The additional wine tourist traffic on this road from the MPV proposal would create enormous risks for Soda Canyon residents and for the taxpayers of Napa County. When wine tourist buses accidents on this road inevitably happen, the County will be called to account for gross negligence if it permits this visitation program without requiring safe access. The only prudent way to accommodate the MPV tourist traffic on Soda Canyon road is to widen, regrade, and repave the road to the standards the county currently requires for industrial projects. One can show with a simple economic calculation that property and business taxes from the MPV operation will be insufficient to cover the cost of this road upgrade. MPV should either withdraw their proposed visitor request, or pay for the 7.5 mile road upgrade needed to make their visitor program safe. It is an unreasonable burden on the taxpayers of Napa County to ask them to subsidize MPV operations by paying for the road upgrade and liability for safe access to their plant.
MPV argues that their proposed visitor program is an important element in their business model. However, Peju-Provence Winery located on Highway 29 with easy access and extensive wine tourist facilities says direct wine sales are about 15 percent of total wine sales. The percentage for a remote plant like MPV would certainly be less. Calculation shows the income from direct sales originating in an on-site visitor program at MPV will be far below the cost of upgrading Soda Canyon Road to provide safe access. The MPV visitor proposal makes economic sense for them only if the taxpayers of Napa County subsidize them by assuming the enormous cost of upgrading the road, or assuming the liability for gross negligence if the MPV visitor program is approved without assuring safe access. Napa County government should not impose a massive, unfair burden on Napa County taxpayers to subsidize the business operations of a private industrial plant.
Daniel McFadden, July 20, 2016
|Bill Hocker - Jul 20, 2016 |
My name is Bill Hocker, 3460 Soda Canyon road. My wife and I are next door to the proposed project. We‘ve been there for 22 years.
We have concerns about the impacts of a large event center in our backyard. Ours has been, until now, a remote residential, agricultural community.
We ‘re concerned about the 6-mile road that links us to the outside world. More traffic will only make an already degraded and dangerous road more so. Much is made of the 88 truck trips to be saved. Little is made of the tens of thousands of trips up and down the road each year to bring equipment and goods and employees and tourists to such a remote place.
As immediate neighbors, we’re concerned about water. A second larger well is being added. A 100,000 g winery and a 100 people/day will consume water not consumed before. Efforts to recycle some of that water won’t mean much when our well runs dry.
We’re concerned about the amount of earth to be moved - enough to cover a football field 20 feet high. We’re concerned about dust covering our properties and the grumbling and beeping of construction equipment for a couple of years. And we’re concerned about the spillage and erosion of all that dirt into adjacent creeks on our property and theirs.
We’re concerned about the waste water treatment plant proposed on our property line: 2-100,000 gal, 25 ft high storage tanks and a large treatment machine. We’re concerned about the noise of the motors and pumps operating every day.
We’re concerned about the noise of cave ventilation fans always humming, and the noise of vans and cars coming and going in the parking lot, and the noise of revelry and clinking tableware long into the night. In this remote place there is often absolute silence. Noises are very noticeable here.
We're concerned about the sweep of headlights from the parking lot, and of the outdoor lights needed for a factory and nighttime events, and of the glow from the large tasting room windows. You can still see the milky way and satellites passing overhead here. We’re concerned about a light polluted future.
And we’re concerned about the planet. Much is made of this LEED certified building. LEED, of course, doesn’t measure the energy spent for a couple of years to build this massive project, or that needed for the tens of thousands of trips up and down the 6-mile road each year, or, that needed to build and demolish the relatively new mansion on the property, and probably not even much of the energy needed to keep all those pumps and motors and fans going all year long.
And we’re concerned about the precedent this project sets: about other entrepreneurs building wineries here to make wine that is already being made elsewhere and to sell wine that is already being sold elsewhere whose real purpose is to add profit from the remoteness of our neighborhood as a tourism experience. It will not take many tourists before the remoteness and rural character are gone.
We, of course, have many more concerns - more than we have time for here.
Given all these concerns, we can’t support this project. We respectfully ask that you refuse this application. Thank You
|Steve Chilton - Jul 28, 2016 |
[letter sent to Deputy Planning Director McDowell]
July 19, 2016
RE: OPPOSING MOUNTAIN PEAK WINERY-USE PERMIT #P13-00320-UP
Dear Deputy Planning Director McDowell,
My name is Steve Chilton and I reside on Soda Canyon Road, Napa, CA 94558. My wife and I constructed our home on a small acreage that has been in her family for nearly 100 years. While designing the house we worked around the 100+ year old oaks and Soda Creek. No oaks were removed for the house nor was the creek impacted. We practice positive environmental stewardship and expect the County and others on the Road to do the same. I strongly oppose the Mountain Peak project and request that you deny or significantly reduce this use permit for the following reasons.
• The size and scope of the project dictates that an Environmental Impact Report following the requirements of CEQA is mandatory. A negative declaration for a project this large and with its concurrent impacts upon water quality and quantity, wildlife, traffic, public safety, noise and vegetation cannot be supported by the facts. That the proponents have decided to proceed with this environmental disclosure document is an affront to county staff and the public.
• The permit request is for 100,000 gallons, which would require ~700 tons of grapes to satisfy. The project parcel has only 28 acres of planted vines, producing a maximum of ~80 tons of grapes per year (a mere 11% required to produce 100,000 gallons!). The staff report states that the additional tonnage will come from owned or under contract acreages nearby. Unfortunately “nearby” is not defined and could be on Silverado Trail. The County needs to identify where the grapes will come from in order to properly review a valid traffic report.
• As the County is aware of, Soda Canyon Road is narrow, steep in places, wet and foggy at times on the steepest section and used extensively by bicyclists. Deer and other wildlife frequently cross the road, especially at night. A hoard of tasters, leaving the event center at 10:00 PM after one last toast, must navigate this dark, unforgiving road without hitting a deer, a tree or a resident. It is only a matter of time.
• Fire danger is always discussed and seems to be dismissed by the County every time a project like this comes up. The risk of a man-caused fire on Soda Canyon Road is great now and with this project will become much worse. Cal Fire has sent extensive resources to the Canyon when there has been an incident and we applaud their efforts. As each fire season begins and continues through the summer and fall, other fires in the state drain our local resources. Cal Fires’ ability to respond fully becomes more limited and the risk of a small car fire becoming an inescapable inferno becomes greater. Soda Canyon has a history of major fires. Because Soda Canyon Road is a dead-end road, there are significant public safety concerns with regard to fire, and all emergencies. There is essentially zero cell service on Soda Canyon Road, offering the potential of a small incident such as a vehicle accident, a tossed cigarette, or a jackknifed or otherwise stuck truck becoming a disaster that would impact the entire county.
• A routine tactic of developers and their consultants is to present a grossly over stated project and when confronted with opposition, to seemingly, reluctantly, reduce the project to 75 or even 50% of the initial proposal. I fully expect that to happen here, while keeping the visitor numbers high. Your planning department and planning director have seen this before and should not be fooled into believing this was not the proponents’ intent all along. The project in its present form and when reduced will still qualify for the CEQA requirement of an EIR because there are unmitigatable, significant impacts to transportation, public safety and water quality and quantity.
For all of the reasons above, among many others, the County must deny this project and reduce the size to one that fits the rural environment and road conditions. Please protect our community’s safety and preserve the quickly dwindling natural resources that Napa has left, particularly in the remote hillsides.
|Jim Wilson - Jul 12, 2016 |
Dear petitioners and supporters of the Water, Forest and Oak Woodland Protection Initiative,
Hello! Thanks again to each and every one of us, our grassroots support and wisdom and strength. We can all feel good about coming this far, about the time and hard work we've poured into our effort to help provide better protections for our precious watersheds.
In the pause since we qualified our initiative some of us have been working every day getting ready for the campaign. We don't have much time, and there's plenty of opportunity for more volunteers as we look forward to success at the polls in November. Will you please join us?
Community education, letter-writing, recruiting, fund-raising, social media. You name it, we need lots of help with it. Full time or an hour - now's the time. Would you care to sign up?
There is one thing we can all do right now. Show up to our hearing in Superior Court this Friday. Bring your friends. The hearing should take an hour or so. Note: the courtroom is located in the "new" courthouse, not the historic courthouse that was damaged in the earthquake. Here's the invitation Lisa Hirayama sent to a smaller list today:
Here's a link to our website. You can make a contribution here.
and our Facebook page:
|Charlotte Williams - Jul 13, 2016 |
Shepherd Blis adds:
Following are some comments by people who were at the July 12 Board of Supervisors meeting on wineries. I am also including copies of the presentations by Marc Bommersbach for the Westside Community Association (though the excellent graphics did not copy), by Padi Selwyn for Preserve Rural Sonoma County, and a letter by Anna Ransome. These last three documents could be used as talking points for future conversations.
Thank you to everyone who sent emails, showed up, spoke before the board, and shared our plea for emails and attendance.It was very heartening to see so many of our supporters present in this overflow crowd! The wine industry was on their knees yesterday. Their presentations were so weak and Karissa left even before her name was called to speak. Wine folk behaved very differently than they did at the November 16 meeting where they were cocky, confident and arrogant!
There is still much work to do and we need to make sure to keep the pressure on as we can be assured wine interests will be working hard behind-the-scenes. Thanks again for all the time, effort, and energy. Together we are making great progress and together we will continue to work hard to preserve rural Sonoma County!
Paid Selwyn, Preserve Rural Sonoma County
It was wonderful to see and hear so many people who support rural preservation. Our statements were very strong and the supervisors heard us. I was really proud to be there.
And there is a lot of work to do. The last 10 minutes at the bitter end were revealing. Susan Gorin was the only one who seemed to want county wide regulations. The rest emphasized to Tennis, as they were trying to direct him, that they wanted flexibility on regs and wanted to look at events on a case by case basis. Gore lifted both arms up and said he didn't want to worry about every little event. Carrillo and Rabbitt were concerned about protecting the wine industry. So we will see what happens!! And send more emails concerning our positions and words of support to Susan.
Does anyone know Shirlee Zane's position?
I heard it a little different in that Board wants Countywide rules. The "Specific Plan" thing came up as an alternative to solving existing problem in troubled areas. So, I suspect we'll see both 1) amendments to Ord and 2) additions to GP a la specific plan for Sonoma and W. Dry Creek in a year or so.
I feel that Susan Gorin was the star. I was impressed, but just briefly about some of James Gore remarks. They were anti-food and wine pairings unless local food was highlighted. He back pedaled a little afterwards but felt the new thing in wineries should be multiple crops. CAFF was late and did not get a speaker card in, lost opportunity to speak more on that.
I understand that each area of concentration is different but using the same old case by case approval is only setting up more conflict and special interests. We made some progress but time will tell as we will not hear a thing until September due to the case load by PRMD whose staff was just reduced by 25%. This is crucial as the Supes asked for several studies including traffic and NO ONE SPOKE out about conducting these studies in peak traffic times. PRMD let Bella Winery redo their traffic plan in low traffic periods to get an event permit.
Also I was incredibly disturbed at the insistence that most of the wineries are small! PRMD and the wine folks really hammered on that! PRMD and the supervisors kept saying 92% could be in compliance for events. More back dating of permits like Ratna Ling? Char Vale remember had 3 wineries closest to them openly advertising non-permitted events. We need to get on the make up of the corporate people who own all these small wineries now. This is the new corporate thing to buy up small wineries with limited production so they can charge more. Less than 2 weeks ago one big group bought up 4 or 5 small wineries according to the PD. I am slammed for the rest of the day. Thanks for doing this!
Janus Matthes, Wine and Water Watch
Fred Allebach's comment on PD article
What we are seeing in the county is an internal wine industry war between estate-based, bonded wineries and urban/Plaza-based virtual wineries.
These virtual wineries and associated tasting rooms, bottling facilities and shipping facilities, in urban areas, are what is driving actual estate-based,
bonded wineries into a frenzy of event center panic, to not lose market share to the new central Plaza model.
Then we get mixed up in industry marketing obfuscation about who is a "family-owned winery", when most of them are actually big corporate. In the county
70% of production is from 12 wineries.
The reason the bonded wineries are pushing for so many more events, weddings, food pairings, concerts etc., is because the virtuals are stealing market share. The bonded wineries cry they can’t make a profit, but this is not because of excessive regulation by the government but because of good old-fashioned free market competition and an evolving economic playing field.
And then it comes on the backs of the urban and rural public to endure a bonanza of intensified competition between two conflicting models of making and
selling wine. The old model offers aristocratic countryside mystique; the new model offers a one-stop wine/ food pairing shop in cutesy pie boutique
Plazas which the virtuals have taken completely over.
This internecine wine industry competition threatens to gobble up all county public space with wine, wine, wine and more wine. Maybe the job of government is to protect citizens from this marketing cancer, rather than it feed it more.
Please act to preserve the rural character of Sonoma County, a characteristic that drew many people to settle here and that still attracts visitors from all over the world. The trend towards placing wineries and event centers on agricultural land, instead of along the major transportation arteries, will pave over our ag land and cause the commercialization of our rural areas, destroying the unique qualities of our county and clogging our country roads with traffic from events and processing.
A June 26 article in the Press Democrat pointed out the growing trend of eco-tourism in Sonoma County. Many of these tourists are bike riders and there is a conflict between this trend and the increase of wineries, winery events, tasting traffic and tanker trucks on roads that are too narrow and winding to accommodate them.
Our General Plan 2020 supports agriculture but does not encourage the commercialization of ag land, including processing, restaurant-type food service and lodging accommodations. PRMD should establish a percentage criteria for processing grapes at wineries, something which has never been done in our county but which is standard in many other locations. Allowing the processing of grapes from other counties and states does nothing to encourage our local agriculture but contributes to more and more truck traffic and road damage.
A strict and standardized policy for winery events needs to be established. Right now, many wineries are holding multiple events, which are freely advertised in local papers, but which are not allowed in their use permits. This creates an unfair advantage for those who have applied and paid for permits that allow events. The PRMD devoted a large amount of resources to getting a handle on the unpermitted vacation rentals, and yet the lack of oversight on winery events, a much greater problem, continues. PRMD should have a weekend phone number for event complaints and a way to enforce use permit violations, no matter when or where.
Action now will avoid a very big problem down the road. There are already huge impacts from the lack of policy and action on the part of our local government to control the profusion of wineries and events on ag land in Sonoma County.
Anna Ransome, Graton CA 95444
July 12, 2016
We thank the BOS for directing the PRMD to develop county-wide standards and regulations that balance the needs of the industry yet protect neighborhoods and the quality of life for residents.
We all want a healthy economy and a beautiful place to live. It is in everyone’s interest -- to preserve rural character --we can have a healthy, vibrant wine and hospitality industry without degrading our primary tourist draw. If we want to have it all – we need to develop a plan for the long term, based on solid land use and economic principles.
We are very concerned about the case by case permitting that’s led to an over concentration of event centers and tasting rooms in Sonoma Valley, Dry Creek Valley and Westside Road. We trust that through balanced planning and your leadership, we will avoid creating new areas of over concentration in the rest of the county.
• PRMD staff has developed a list of options for the Board to consider. We have studied these carefully and advocate for the following:
Event Definition and Coordination must be County-led, not voluntary, through a data based-calendaring system already developed and paid for by the county but never implemented. This would analyze and allocate events to avoid concentration on any one weekend and in any one area to avoid road safety issues and other negative impacts.
• We support the county definition that sales and promotional events are any activity other than drop-in or by appointment tasting, and criteria that can be observed and monitored – ie: are non-employees on site after 5 pm? Is there amplified sound?
Monitoring and Enforcement: Clear criteria are absolutely essential given the County policy that enforcement is complaint –driven. Neighbors and the proposed Compliance Manager need criteria to determine non-compliance. The public cannot be expected to check attendees’ business cards or determine who sponsored the disputed promotional activity. More enforcement staff is needed and should be in the next fiscal budget. Enforcement must have meaningful fines and penalties.
Minimum Site Area and Setbacks: Siting criteria are important to guide development to appropriate locations to avoid cumulative impacts. We oppose reducing the minimum standards and we support siting criteria that includes separation criteria and min. parcel size for wineries holding events, with larger min. for areas of over concentration or projects with outdoor events.
Access Roads: Public safety is of utmost importance – Event activities must have access roads with minimum pavement width to allow safe passing and emergency vehicle access. Owners must have legal easements for access to property and must have safe site distances for turning onto public roads.
Noise Setbacks: We support min. setback standards for daytime outdoor event areas and parking. (sidenote: There is an inherent conflict of interest when an applicant hires and pays a consultant to do noise and traffic studies with specific results required for their permit approval.)
Number of Facilities on any one parcel: Again we are working to address cumulative impacts and degradation of rural character. Limit one tasting room per parcel on ag land and only allow tasting rooms on parcels with at least 6 acres in vineyards and that are accessory to a winery – to ensure Agriculture is primary on the parcel.
Food service runs the risk of event centers morphing into restaurants. Like Napa, if the County permits limited pre-packaged food-wine pairing by appointment only, during tasting room hours – we recommend it be in EXCHANGE for new permits having only a few Ag promotional events with food/ meal service after 5 pm.
In other words, the vast majority of newly permitted events must end at 5 pm. Evening events have the greatest impacts, the wineries become defacto supper clubs on Ag lands - and greatly jeopardize road safety.
• We support requiring a limited number of annual event permits for Private and Cultural events –via a zoning permit.
• Outdoor amplified sound should be limited to venues on large parcels that don’t create neighborhood conflicts. Kendall Jackson is the perfect example of a great venue whose amplified music bothers no-one.
Sonoma County is at a tipping point: Now is the time to address the dis-economies of destructive competition before the impacts from over-development erode the rural charm that tourists crave - causing them to take their business to more charming and less commercial places.
Please heed the advice from wine industry expert and Silicon Valley Banker, Ron McMillan, who challenges us to come together to address the very real problems: “ I believe tourists come to wine country because it is beautiful. Once they come to the wine country, the winery itself benefits from direct sales. If the wine country gets crowded and loses its charm — whether from locals or tourists — we will be killing the goose that lays the golden egg, so the focus for these issues should be on studies to get at the root of the problem.”
Thank you to our Board and PRMD for all the effort to get this right!
Study Session On Winery Events
Presentation by Marc Bommersbach for
Westside Community Association July 12, 2016
Westside Community Associations 1
Everyone Knows Rural Character When They See It
Rural Character Rural Character – NOT!
Viewscapes encompassing open space and agrarian landscapes, low density, low intensity development, with low traffic volumes
Clear and measurable standards in the zoning code that the public and industry can rely on for visitor serving and promotional uses that:
Manage the growth of visitor serving and promotional uses and facilities Protect the rural character of Sonoma County especially in areas of concentration
like Westside Road.
Minimize the impacts to adjacent property owners
Reduce loss of ag lands to commercial type development (parking lots, hospitality entertainment and dining facilities, lodgings)
Support General Plan policies and objectives for city-centered growth.
Explosive Growth in Promotional Facilities and Uses
Over 300 % increase since 2000 - continued growth at this rate could result in 1200 wineries in 15 years.
Exceeds the assumptions in the General Plan by double --assumed 239 wineries by 2020
Over 60 applications in pipeline for tasting rooms, wineries and promotional uses and facilities
Another 88 are existing facilities unspecified for events that will apply in order to hold events
Current Growth Rate of Use Permits for Promotional Uses and Facilities is NOT Sustainable
Westside Road – Becoming a Commercial Byway
29 permitted facilities accessing Westside Road – one of the highest in the County, and
10 percent of all of the new proposed projects
Proposed problem projects:
Multiple wineries on single parcel
Conversion of existing homes on small parcels to tasting rooms
Events on parcels with no tasting room or winery High intensity projects:
multiple tasting areas and kitchens Large scale parking lots lounges and overnight accommodations.
Westside Road has become a magnet for promotional/ hospitality centers because of existing concentration of events and visitors.
Planners Must Consider All Visitor Serving and Promotional Uses in Permit Review
County considers an event any sales and promotional activity other than drop-in tasting or more restrictive by appointment tasting
Current County and industry practice spell out and analyze the full scope of promotional uses -- type, number, size, time of day, and intensity.
Eliminating broad categories of promotional uses from the definition of an event would:
thwart County’s obligation to assess impacts restrict public’s right to review such uses undermine County’s ability to monitor and enforce use permit conditions unleash explosion of unstudied high impact uses
Sales and Promotional uses have the same impacts regardless of what they are called or who is in attendance
Where Does It End – Is Yoga Agriculture?
Is any commercial activity now agriculture if it involves serving a glass of wine?
Spa treatment? Oil changes?
Competitionfor“experiences”creates pressure for more commercial-type activities.
Tasting rooms morphing into restaurants and music venues
Long duration drinking through the cocktail hour and into evening
Strike a balance for sustainable growth in promotional facilities and uses, while preserving: rural character, and peace, safety, and well-being of our neighborhoods.
Enact “best in class” zoning standards –Sonoma County has: more wineries than virtually all of the other counties combined (apart from Napa), far more at stake -- visitation is attributed its scenic beauty and rural character.
Sonoma County residents value rural character, and expect County officials to enact zoning code standards to protect it.
1. Pass the resolution proposed by the PRMD to amend the zoning code
2. Direct PRMD to develop measurable standards in the zoning code for:
parcel size, noise and scenic setbacks, minimum road width, and densities or separation criteria
3. Retain County’s definition of events and specify all visitor serving and promotional uses in permit review
4. Include standards in the zoning code, or planning area policies in the General Plan, for areas of concentration
|Bill Hocker - May 20, 2016 |
NVR 5/9/16: Angwin in the bull's-eye
Pacific Union College seems to never stop roiling the peace and serenity of the community that has settled around it. Like all educational institutions, I suppose, they need money. But they have a lot of land. Thus, much of the rural character that the college has provided for the residents of Angwin over the last century is now for sale, to be converted to something less rural. Angwin residents have battled for years over the prospect of new housing projects in their midst. Sometimes with success. Sometimes not, as in the 2012 measure U. The housing issue is scheduled come up again in the near future. But this time it's a few big homes homes and a lot of forest clear cutting for vines, on $10 million properties destined for 5 plutocrats of the world needing a wine label of their own.
NVR 10/13/12: Land war erupts in Angwin
NVR 7/3/07: Angwin group opposes PUC development plan
|Gary Margadant - Apr 28, 2016 |
I had a conversation with Sean Scully about population changes in Napa County after I read the following tweet:
Debra Dommen just tweeted this at the KQDE Sonoma State Forum program on winery tourism.
#kqedssu the problem is not the increase of agricultural facilities on ag lands, problem is the increase in rural residents on ag lands.
Sean was really interested, and having census data at hand, ran the numbers.
His analysis is here
Unincorp -13.55% Decrease
Upvalley towns 22.57% Increase
How very interesting. The problem ain't the people, its the facilities.
A google search on Dommen then led me to this article, from some time ago.
Deborah has since complained about Ag 4 Youth (currently using 2 acres on NVHA land) when a rumour went around that they might raise chickens on Ag Land and Sell the Eggs - She immediately complained to John McDowell, to whom she has complained endlessly about NVHA and Ag4Youth.
Sadly she forgot to mention that she tried to help her children raise chickens in her back yard, Napa City, and was unable to tell the difference between a rooster and a hen. She had one of each, one in violation of city ordinance.
Those pesky residents!
|Bill Hocker - Apr 2, 2016 |
For me the defining moment came late in the day. Dr. Mendlinger, while praising the involvement of residents in the planning process, seemed to bring a sociologist's clarity to the table: "Napa has a linguistic problem.", he said. "It claims to be an agricultural community when it is, in fact, a business community." I'm sure many of the pro-development members of the audience were quietly saying "duh!" The rest of us, obviously, have been spending too much time reading the vision statement of the Napa County General Plan.