Dear Napa County Planning Commissioners and Supervisors,

As an adjunct to my May 18 letter to the Supervisors urging additional restrictions for commercial activities in the AW when served by substandard roads, or ones with no secondary escape routes or ones on cull-de-sacs, I attach scientific data confirming that human activity is responsible for 84% of all wild fires -- 87% in Australia.

Yet, the Planning Commission, undeterred by science, keeps approving such winery activities at an unprecedented scale by adding human activity, industrial and visitor in our fire-prone areas.

Equally disturbing is the fact that during your recent joint meeting, this subject was ignored.

I believe this continued practice to be irresponsible if not downright immoral.

George Caloyannidis

Articles on prevalance of human-caused wildfires
George Caloyannidis LTE 5/31/20: Immoral policies in our fire-prone zones

George Caloyannidis
2202 Diamond Mountain Road
Calistoga, CA 94515 May 16, 2020


RE: Proposed Firesafe Agricultural Watershed Development Ordinance

To: The Honorable Napa County Supervisors

Dear Supervisors,

My experience with Measure D has been cumbersome and expensive to both myself, to the generous funders who embraced its cause and to the Napa County taxpayers in defense of a subsequent frivolous lawsuit.

I attach the Draft of what at this point is a contemplated Voter Initiative for the year 2022, in the hope of avoiding this route if an Ordinance can accomplish that same objective before the end of May 2021 window of opportunity. Fully aware that the wheels of government are slow to turn, I must stress that once this time window is closed and legal and other expenses have been incurred, such window will close.

I am encouraged by the statements by all of you during the public hearings preceding Measure D arguing that a County Ordinance would have been a preferred route that such an alternative vehicle can be accomplished this time.

On the other hand, I like to remind you that in order to forestall Measure D, Mr. Frank Farella at his own expense through his law firm had submitted the language for an alternative Ordinance only to be asked by Staff to pay $1,700.00 for it just to be considered. This ingratitude caused him to withdraw it resulting in the subsequent expensive process.

It is everyone’s sincere hope that the upcoming fire season will not prove another deadly one but climate change points to the opposite scenario for decades to come.
Much organizational progress has been made since, especially by local citizen efforts in improving communications and obtaining limited public funds to minimize the quantity of fire fuel along some of the overgrown roads in the Agricultural Watershed. But as we have seen, failing communication infrastructure, power shutdowns and an overwhelmed fire personnel during rapidly spreading fire infernos do not guarantee orderly and gradual evacuations under the existing inadequate evacuation infrastructure. Major structural impediments exist. And as we have seen, they have been deadly.

The last Diamond Mountain Firewise Council meeting took place on February 29, 2020 just prior to the COVID-19 lockdown. Following expert presentations by CalFire officials and Wildfire consultant Carol Rice, some 100 attendees were presented the opportunity to fill out a questionnaire as to their desired actions to improve fire safety. They could be roughly sorted into immediate and long-term actions.

The first two immediate ones - removing hazardous vegetation and creating fuel breaks - received 59 combined votes but the next four on the list were long-term actions for improved access and escape routes which received a combined 61 votes.

Access and escape routes are considered by the Diamond Mountain and Kortum Canyon communities as life and death issues during a wildfire. The same concerns have been expressed by similarly situated communities on other western and eastern hills of the county. Inadequate access concerns were also cited by you in granting the recent appeal in the Hard Six Cellars winery application.

It is my sincere hope that the Board of Supervisors will prioritize consideration of this proposal so that our group can gain timely clarity as to its future action.

Sincerely,
George Caloyannidis

Napa County Fire-Safe Ag Watershed Development Draft Initiative
Napa County Road and Street Standards (General Minor Road profile on pg.26, Cul-de-sac pg. 27)

"No matter what the outcome of this election, win or lose, we need to keep pushing as hard as we can for these agendas in this county because we have an incredible amount of energy right now and everyone is paying attention...Whether you voted or not I'm interested to hear what your concerns are. Let's make this a better place."

Election Night Speech

Bill Hocker - Mar 11, 2020 2:58AM

Amber's Campaign Manager, Jim King, has written a thank you note to those involved in the campaign:

Perspective

I have started to reorganize after the campaign. Organizing the signs is especially poignant in that I read each as I put it together with its mates. There is sadness in not reaching our ultimate goal. There is even a bit of emptiness in not interacting with you and Amber on what became a daily basis. I wanted to share a bit but I promise, near the end, will be campaign information that may encourage you.

I honestly do not believe that I was ever a part of a campaign this touching…and this important.
In spite of not winning, people are saying we changed the conversation, that we moved the needle, that there is a new awareness to the issues we brought forward,
and the way we ran the campaign…and its costs.

Here is where perspective comes in. Did we do these things? If the response to our actions was any indication, then a resounding “yes” is the answer. We launched a campaign with 160 days until election. The incumbent had over $300,000 in his campaign fund. We ended with around $50,000. He mailed at least 10 pieces. In our short time frame we dashed-and-dropped 2 pieces, walked and knocked with 1 piece, and did a small mailing of about 4,000. Our first “walking piece” was designed and printed by Amber. Most everything was of Amber design and layout.
Pretty grassrootsy. ...and we came within 770 votes

Back to perspective. What else did we do without the funds and time? We waved. Sometimes it was 1 or 2 folks at a street corner, others it was over 30. First they waved the heck out of Bel Aire with 35 spread on all 4 corners, then it was 38 at Soscol and Lincoln. Soon we witnessed him having wavers of his own. Dan Mufson guided this effort.

What else? Our volunteers sent out over 4,500 post cards. All were handwritten! Lisa Bowers, and husband Paul, (who set up address spreadsheets), kept the folks writing with cards and addresses. Oh, and Amber designed the cards!

Before going too much further, Amber’s designs, especially the “Soda Canyon Blue Quail” (my name, not hers) has found a place in the hearts of many and caught the attention of all.
For a candidate to do all a candidate needs to do and create winning graphic designs and brochures is pretty impressive,
even for a Doctor…

Back to perspective….again. Laura Tinthoff took on Endorsements shortly after joining our crew. As the list grew and the quotes of support started coming in, you could see Laura’s excitement grow, as did ours. She confirmed, organized, and sought and obtained quotes.
In the end the list, the quotes, and the work was impressive.

Our signs were everywhere! Between the large signs and yard signs we had over 500 signs posted. Thanks to Charlotte Williams, with her sometimes sidekick, Don, along with Dan Mufson, Gary Margadant, Mike Hackett, Jim Wilson, Amy Martenson, and Chris Malan
…and others, for their diligence and efforts.

Our video efforts garnered way over 30,000 views (Yay E. Beth Nelson!). Israel Valencia kept catching the right light, right moments, and the real Amber throughout with his camera. Our Facebook page was cracking with Elaine de Man leading the way. Near the end we added texting, with Beth once again the lead. Technology became an important part of the campaign.

We had folks helping with forum preps and platform development. Dan Mufson, Roland Dumas, Greg Matsumoto, and Ron Rhyno all provided their learned guidance and support.

Another waver, walker, and more is Lauren Griffiths. She, not knowing what she might be stepping into, volunteered to be campaign treasurer. For those who have done this I can stop and they will know how hard it is to provide accolades for this role. For the rest of us, well, Lauren’s diligence and care took care of us. She was laser focused and detail oriented. Our sheets balance and reports made on time. She continued to smile throughout!

Shelle Wolfe worked magic, and provided same for all our events. Our kick-off was full of exuberant and excited people. The Art Soiree brought a special crowd for a unique and special evening, and under the guidance of Shelle each was successful and more.
Of course Shelle waved and walked and more.

Jill Thomas Doyle provided our first campaign “home” with cookies and espresso! She continued to do whatever the campaign needed from writing and editing news releases, to waving signs. We have pretty cool photos as Jill walks in front of Mr. Pedroza!

Mike Hacket provided much of the original impetus for there to be a campaign.
His encouragement and faith helped make this a reality. His fellow conspirator,
Jim Wilson, provided the same but he also walked off some real shoe leather
as he spread the word.
His amazing wife, Lenore, wrote around 1,000 post cards on her own!

Guillermo Rosas provided translation assistance, walked with us, and opened doors for Amber to allow us to gain understanding of the needs and visions the Latino community holds. He helped make certain that this important voice was a part of all we did.

Sahoko Yui provided something not all of us could, the depth of caring and understanding one can only get from a long-time friend. In addition she provided input on design, walked with Amber, waved signs, and more…and there were brownies!

Holly Morris, another long-time friend, provided editing, helped our messaging, and provided important guidance as we wrestled with decisions .

Kristina Young created and maintained our website. What an endeavor! Everything we did had to be done NOW…and she accomplished that. Our website grew to be beautiful informative, and engaging.

David Heitzman provided our sound, wherever and whenever we needed it. He helped us connect with Circle Oaks, and provided important input as the campaign grew.


I know I did not name all. I tried to let you know who was here day in and day out. Many more kept going , almost every day, Steve and Sandra Booth, Julia Winiarski, Diane Beere, Nancy McCoy Blotzke, and Charlotte Williams appears again! So many more....

So, I promised encouraging news. We did not win. That is clear now. But what did we accomplish?

We proved that you can run a local campaign, effectively, with $50,000 or less. In 160 days we are only 770 votes short. Time was more important than money.

We introduced the entire county to Amber
and the issues which drove her to challenge the incumbent.

We brought climate change, over development, cumulative impact, watersheds and water supply, all back to the conversation

We were joined in coalition by so many organizations and individuals that I will not take the space to list them here. Two things are important about this, first we have begun to collaborate, and it does not end here, secondly, the strength in numbers thing? It is real and you brought that when not only you but the organizations you are a part of joined this effort. Amber will be the first to say that this effort is and was about something much bigger than
Amber.

Add your thoughts and observations to what was accomplished here.
I know I have not caught it all.

In closing, I simply want to say thank you. What we, you and I, did in 160 days was a miracle of its own. The connections made, the friendships born, will all add strength to our next steps. Yes, there is a touch of sadness but how could that last with the experience of getting to know each of you, watching as the light grew and each of you took part, and having the honor of getting to know and work with Amber.

We have work to do, the tools to do it, and the leaders are emerging to guide us, beginning with Amber.

Thank you

Bill Hocker - Feb 22, 2020 8:39AM

NVR 2/24/20: Pedroza has raised Napa County's largest campaign war chest
Napa County campaign contribution website - the source for Elaine's numbers. (It does take some effort to extract the information).

Elaine had another interesting tidbit to be gleaned from the contribution summaries: Mr. Pedrosa's campaign committee, Friends of Alfredo Pedroza, spent over $43,000 at the Meratige Resort in 2019, and at least $131,000 there in 2018. That's a lot of friendship.

"To insure that the intensity of winery activities is appropriately scaled, the County considers the remoteness of the location and the amount of wine to be produced at a facility when reviewing use permit proposals, and endeavors to ensure a direct relationship between access constraints and on-site marketing and visitation programs"

From: Morrison, David
Sent: Thursday, June 20, 2019 5:05 PM
Subject: Small Winery Protection and Use Permit Streamlining Ordinance

On May 21, 2019, the Board of Supervisors directed staff to prepare an outline for discussion of a future ordinance focused on four areas:

• Protect small wineries by allowing them to reasonably expand their business through the use permit process, in a way that isn’t cost and time prohibitive;
  
  
• Create a path that allows facilities operating under a Small Winery Exemption to transition so that they can fairly compete in the modern economy;
  
  
• Streamline the use permit modification process, so that County resources can be focused on more complex projects and policy issues; and
  
  
• Provide incentives for wineries to expand operations in the Airport Industrial Area Specific Plan (AIASP), to relieve traffic up valley and create shorter commutes for out-of-county employees.

A draft outline of an ordinance to accomplish these goals is attached here.

You are being provided this outline as one of our key stakeholder groups. Your comments on this draft proposal would be greatly appreciated.

The draft outline, as modified by any public feedback, is tentatively scheduled to go back to the Board of Supervisors in late July for additional direction.

Please provide your organization's comments to me by July 11, so that they can be incorporated into the staff report when this item goes back to the Board.

I am also available to meet with your group and discuss the outline anytime within the next three weeks and welcome the opportunity to discuss with you.

A draft ordinance is expected to go to the Planning Commission for recommendation in October, and to the Board for adoption in November.

I know that we all have busy schedules and vacations this time of year. Thank you for your time and consideration in this matter.

Respectfully,
David

"David Morrison was reviewing staff priorities with the board in late Sept and when Limited Winery Ordinance was discussed the board opted to table it to an unknown date. Diane felt that this was a solution looking for a problem - and was definitely not what she expected or wanted to see.

SO - bottom line, between given a low priority prior to the firestorm and more pressing issues at hand - this one is off the radar for now."

George Caloyannidis - Jul 10, 2017 7:50AM

[Comment submission to Dir. Morrison re limited winery ordinance]

Dear David,

Attached is my revised comment on the Limited Winery Ordinance.
I revised Section "H" with a calculation of visitors this Ordinance would permit which is so staggering that one has to indeed wonder what thought if any is behind it.

George

Small Winery Ordinance Comment

And Divid Morrison's response:

---

From: Morrison, David [mailto:David.Morrison@countyofnapa.org]
Sent: Wednesday, August 02, 2017 1:14 AM
Subject: RE: SMALL WINERY ORDINANCE

George,

With all due respect, I strongly disagree with several of the statements made in your letter.

A. There is a policy reason for the draft ordinance. It says so in the third paragraph of the ordinance recitals, where it states: 'Action Item AG/LU-16.1 directs that consideration be given to amendments to the Zoning Ordinance that define "small wineries," a "small quantity of wine," "small marketing events," and "mostly grown on site," and establishes a streamlined permitting process for small wineries which retains the requirement for a use permit when the winery is in proximity to urban areas. In turn, the Action Item implements Policy AG/LU-16, which states:

In recognition of their limited impacts, the County will consider affording small wineries a streamlined permitting process. For purposes of this policy, small wineries are those that produce a small quantity of wine using grapes mostly grown on site and host a limited number of small marketing events each year.

The County's intent and purpose in considering this ordinance is clear. It is to amend the County Code and create a simpler permit review process that reflects the limited impacts of smaller wineries. You may not agree with the policy, but the basis for this action does not require any surmise.

I would also point out that the proposed ordinance does not minimize either public scrutiny or the CEQA process. Applications considered under the draft ordinance would still be subject to CEQA review. They may obtain a Categorical Exemption, if they qualify, as they may currently do under the adopted Local CEQA Guidelines. If they do not qualify for a Cat Ex, then a Negative Declaration, Mitigated Negative Declaration, or EIR will be prepared, as is appropriate. The draft ordinance would not change CEQA review in any way. Similarly, applications under the draft ordinance would still be noticed to all neighboring property owners within 1,000 feet of the project, still be noticed in the newspaper, and would be considered in a public hearing, where interested parties may testify, and any resulting decision may be appealed to the Board of Supervisors. The draft ordinance would not minimize public scrutiny in any way.

B. There appears to be a misunderstanding. The provisions of the draft ordinance would be available to all wineries that meet the qualifying criteria, whether they are newly established or are already established and want to modify their existing use permit within the constraints of the definition of a limited winery. To do otherwise, would create an unfair advantage for one class of business over another.

C. Why is 30,000 gallons considered a small (or in this case limited) winery? Because that is how they are defined in Napa County's Local Procedures for Implementing CEQA. Appendix B, Class 3, Subsection 10 states:

Construction and operation of small wineries, other agricultural processing facilities, and farm management uses that:
(a) are less than 5,000 square feet in size excluding caves;
(b) will involve either no cave excavation, or excavation sufficient to create no more than 5,000 additional square feet with all of the excavated cave spoils to be used on site;
(c) will produce 30,000 gallons or less per year;
(d) will generate less than 40 vehicle trips per day and 5 peak hour trips except on those days when marketing events are taking place;
(e) will hold no more than 10 marketing events per year, each with no more than 30 attendees, except for one wine auction event with up to 100 persons in attendance; AND
(f) will hold no temporary events.

As for national metrics, wine economists generally categorize wineries as follows:

Large - 500,000 cases and up (1,2 million gallons)
Medium - 50,000 cases to 500,000 cases (120,000 - 1.2 million gallons)
Small - 5,000 cases to 50,000 cases (12,000 - 120,000 gallons)
Very Small - 1,000 cases to 5,000 cases (2,400 - 12,000 gallons)
Limited - less than 1,000 cases (under 2,400 gallons)

By this standard also, 30,000 gallons is considered a small winery.

D. The focus of the draft ordinance is to provide some relief to small and family-owned businesses. If there are many such businesses, should they be denied relief simply because of their number, or should policy instead be based on their circumstances?

For clarification sake, about 1/3 of the wineries listed on the Napa County database would fall within the criteria of the draft ordinance. While there are more wineries that produce under 30,000 gallons, about 70 of those wineries have buildings, caves, visitation levels, or marketing events that exceed the definition of a "limited winery."

E. I don't agree that there is a contradiction. If wineries were to take advantage of the draft ordinance (should it be adopted) to increase production to 30,000 gallons, they would still be small wineries. There is only a contradiction if you define a small winery as having much lower production. I do not share that perspective.

F. Once again, I have to disagree. The cumulative impacts of winery development was already evaluated in the General Plan EIR, which was certified in 2008. Each winery permitted under the draft ordinance would undergo appropriate project-specific CEQA review. The draft ordinance does not allow any additional winery development not already anticipated in the General Plan. In fact, as stated previously, the draft ordinance is a direct implementation of the General Plan. Additional cumulative CEQA review of the draft ordinance is not required, in my opinion.

G. See F above.

H. See F above.

I. With regards to justifying the consideration of the draft ordinance, that was part of the policy debate regarding the General Plan in 2008. The purpose of the General Plan is to provide a set of policies under which the County would operate over the following 25 years. That is why adopting comprehensive General Plan updates is such a lengthy and expensive process. If you believe that circumstances have changed since 2008, you may want to request that the Board amend the General Plan to delete Policy AG/LU-16. Again, you may not agree with the idea, but an adopted policy carries significant legal weight.

If you are suggesting that the production level for limited wineries in the draft ordinance could be reduced to 15,000 or 20,000 gallons annually, I agree. The 30,000 gallon criterion was initially offered as a starting point for public discussion, but one that was consistent with the adopted Local CEQA Guidelines. Others have also suggested a lower threshold. The Planning Commission or Board of Supervisors are free to use an alternate metric.

J. Once again, I have to disagree. Length of time in permit review does not necessarily equate to public benefit. Staff is required to follow State law, which includes the Permit Streamlining Act. There is a balance between the exercise of private property rights and public interest. This ordinance would continue to provide full public review and participation for the review of development applications.

The draft ordinance would not permit any greater level of winery development than is already allowed under the General Plan, which evaluated the cumulative impacts of winery and vineyard development between 2005 and 2030. As this ordinance would not increase that potential, further cumulative analysis is not required.

The Zoning Administrator would not become a "winery czar," any more than the Planning Commission could be described as such. The Zoning Administrator currently makes decisions regarding Use Permit Modifications, Variances, Certificates of Non-Conformance, and other applications. This would be similar to the Administrator's existing duties. The Administrator's decisions may be appealed to the Board of Supervisors, who ultimately is responsible for setting policy in the County.

As always, I am happy to discuss these issues and welcome constructive dialogue towards developing a better draft ordinance.

Thank you for you comments.

Respectfully,

David

And George Caloyannidis' response

---

Sent: Wednesday, August 02, 2017 11:37 AM
To: 'Morrison, David'
Subject: FW: SMALL WINERY ORDINANCE

Thank you David.

Your statements are technically correct as they reflect the provisions of the Ordinance which are already known. However, they neither refute or specifically address mine because by their nature, they try to show the shortcomings of the Ordinance. Specifically, your statements do not provide answers to the points I presented.

• They do not explain the rationale for the need of the Ordinance other than to make things easier for applicants.

• They do not explain by what standard (or reason) a 30,000 gallon production winery is a new "small" one when 52% of all existing wineries in the county produce less.

• They fail to explain why potential quantifying data have not been presented to the Planning Commission.

• They do not explain why potential impacts of the Ordinance have not been presented to the Planning Commission or even a suggestion by staff that there may be worthy of consideration.
• They fail to explain which specific provisions of the Ordinance are the ones which facilitates its "streamlining". What specifically has been eliminated from the current process and what is its downside?

Maintaining that the Administrator's decisions may still be appealed to the BOS is correct but let's stop trying to hide the fact that it facilitates a process by which many of his/hers decisions will occur under the public's radar. Unless you can explain otherwise, this is the main instrument behind the "streamlining" of the process.

The 1,000 foot notification radius is grossly insufficient. Has staff tried to put the adequacy of such radius into perspective? For example, how many property owners would be notified if some of the randomly selected wineries below would apply?

Colgin (20,000)
Dalla Valle (20,000)
Diamond Mountain (10,000)
Kongsgaard (12,000)
Mayacamas (5,000)
Saddleback (8,000)
Signorello (20,000)
Titus (25,000)

Does Staff seriously believe that a 1,000 foot radius is sufficient to serve the public interest? Or does this number prove my point?

But the main concerns is the roundabout way by which this Ordinance will have advanced the Napa county CEQA baseline (traffic, water etc.) without CEQA review.

Your response does not address how an Ordinance which has the potential to incrementally add 3,564,277 gallons of production to the EXISTING "small" wineries, add 7,931 acres of vineyards plus 3,248,628 annual visitors is not cause for alarm meriting responsible environmental review. Mind you, this does NOT include special event visits NOR the impacts of NEW "small" winery streamlined applications, the number of which staff has also failed to make a credible effort to quantify.

These are massive numbers with potentially profound cumulative impacts - none of which were presented to the Planning Commission or the BOS for consideration - but obvious to any thinking person. They are so obvious that it is hard to hide the agenda driving this Ordinance by disingenuously hiding it under the innocent clothing of "SMALL".

George

PS: When will the Ordinance be heard by the BOS?

From: Lauren.Bisnett@WATER.CA.GOV
Subject: DWR Releases Draft Prioritization Under SGMA
Date: May 18, 2018 at 1:45:19 PM PDT

DWR Releases Draft Prioritization of Groundwater Basins Under Sustainable Groundwater Management Act

The DWR Sustainable Groundwater Management Program today released a draft prioritization of groundwater basins as required by the Sustainable Groundwater Management Act (SGMA). The 2018 SGMA Basin Prioritization is scheduled to be finalized by fall 2018 after a 60 day public comment period that starts today and runs through July 18, 2018.

Basins throughout the state are ranked high-, medium-, low-, or very low-priority. Basins ranking high- or medium-priority are subject to SGMA. Of the 517 groundwater basins statewide, the newly released draft prioritization identifies 109 basins as high- and medium-priority, which includes 14 basins newly ranked as high- or medium-priority. Additionally, 38 basins previously ranked as high or medium-priority are now ranked as low- or very-low priority and are no longer subject to SGMA. Draft prioritization results can be viewed using DWR’s newly developed visual application tool, the 2018 Prioritization Dashboard.

DWR will hold a public webinar May 30 to present the draft results, followed by statewide public meetings at the end of June. DWR will be taking public comments on the draft results, including additional data or information that is consistent with statewide datasets identified in the Basin Prioritization Process and Results Document. For more information, please refer to the 2018 SGMA Basin Prioritization Frequently Asked Questions.

When the 2018 SGMA Basin Prioritization is made final, the basins newly subject to SGMA must form Groundwater Sustainability Agencies (GSAs) within two years and develop Groundwater Sustainability Plans (GSPs) within five years, or submit an Alternative Plan within two years. DWR provides a wide-variety of resources and services to support local agencies and GSAs in implementing SGMA.

Low- or very low-priority basins are not subject to SGMA, but are encouraged to form GSAs and GSPs, update existing groundwater management plans, and coordinate with adjacent basins to develop a new groundwater management plan.

For more information or to submit a comment, please visit:https://water.ca.gov/Programs/Groundwater-Management/Basin-Prioritization

11/2/16

Public comment is open on the County's recent study of groundwater (gw) in the Napa Valley, in order to comply with the California State Law: Sustainable Groundwater Management Act, SGMA.

A workshop is being held tomorrow, November 3rd, from 3-6 at 2121 Imola, Napa County Office of Education.

Public comment (3 minutes) is allowed after their consultant presents the study.

You can review the Draft Basin analysis (DBA)/Napa Valley Groundwater Sustainability documents here.

There consultant is Luhdorff and Scallimini (LS) who say gw in the Napa Valley aquifer is stable and does not need gw management.

Their document is lacking in these areas (to mention a few):

• False baseline of gw surface elevation: historically gw was at the surface (0 mean sea level) level in Calistoga-now gw is 10 feet below the surface in Calistoga and there is on-going dewatering of the Napa River from Calistoga to Hardman lane.
  
• misleading information about groundwater quality-LS admit that gw quality is poor in many areas of the County due to boron, arsenic, nitrogen and heavy metals but dismisses this by calling it "normal.
  
• misleading information about the root zone modeling outcomes-LS discuss root zone modeling on the valley floor but ignore the upper/wild watershed in their water budget-this allows them to not model the impacts of deforestation on gw recharge
  
• ignores Public Trust values and resources
  
• fails to discuss or define " undesirable results" required by SGMA such as: declining gw quality, wells going dry, fish kills, dewatering of the Napa River and streams, salt water intrusion, land subsidence; all of which are occurring now, on-going and re-occuring since January 2015. If "undesirable results" are present in the Napa River watershed, the County is required to do a Groundwater Sustainable Plan, GSP, by 2020 and a Groundwater Sustainable Agency, GSA, by June 2017.
  
• mischaracterizes the water budget elements-discusses the vines production at 20,000 acres and holding and ignores the recharge area in the hills where deforestation and vines are being planted by thousands of acres each year
  
• fails to account for the major use of groundwater at 60% during drought-causing dewatering of streams

Because of this, Napa County shouldn't have this Alternative monitoring plan but instead get going on a Groundwater Sustainable Plan, GSP.

Background on why Napa County has chosen to do a DBA, (just continued monitoring) instead of Groundwater Sustainable Plan (includes a plan for sustainable extraction of gw): The Sustainable Groundwater Management Act (SGMA), historic legislation enacted by Governor Brown in September 2014, provided a new structure for sustainable management of California's groundwater basins. On January 1, 2015 the California Department of Water Resources (DWR) began implementing the Act, including the development of new regulations to guide local groundwater sustainability efforts. SGMA established a sustainability goal for groundwater basins throughout the state, prioritized basins, established a timeline for implementation, and provided for new Groundwater Sustainability Agencies (GSA). It also required the development of Groundwater Sustainability Plans (GSPs), or Alternatives that are equivalent to them, to ensure that basins are operated within their sustainable yield.

In basins that have ongoing successful groundwater management programs, a local agency may elect to submit a Basin Analysis Report Alternative that demonstrates that the groundwater basin is being sustainably managed. With direction from the Board of Supervisors on March 3, 2015, Napa County began work to implement SGMA through development of a Basin Analysis Report for the Napa Valley Groundwater Subbasin. Napa County was well suited to meet the requirements for this Alternative due to its groundwater sustainability program, which includes: an ongoing and evolving groundwater monitoring network and program, annual groundwater conditions reporting, an Updated Hydrogeologic Conceptualization and Characterization of Conditions Report (2013), development of new groundwater/surface water monitoring facilities along the Napa River, and a long-term public education and outreach program through the Watershed Information & Conservation Council of Napa County.

You should come tomorrow and listen to the presentation and be prepared to say something about the process and lack of correct information being presented to the both the WICC Board tomorrow and subsequently the BOS on Tuesday December 13, 2016 at a Special Meeting.

Keep in mind that if the BOS approve this Alternative to be submitted to the Department of Water Resources by January 1, 2017, and the DWR accepts this bogus Alternative this denies us groundwater management for an undetermined amount of time.

Our aquifers deserve our voice if we want sustainable gw for future generations. The time to act is now.

Chris Malan

"Good morning David,

I need to fully understand why the County has painted itself into a corner by going "all-in" for the alternate plan. Initially, what individual or group came to that determination? Was it Patrick Lowe's regime, WIIC recommendation, BOS? I would hope it wasn't from the consultant group L&S. Our year long study related to enhanced protections for our watershed [the subverted Oak Woodland Initiative] uncovered strong needs for preservation of our oak woodlands and riparian corridors. This is about the future of not just supply, but equally important the quality of that supply. How can we plan for our children's future without ensuring quantity and quality?

I know you would agree that our water resource is THE most important resource needed to sustain life. Why are we gambling with this absolutely-necessary resource for life itself? What was the reasoning for selecting the alternate plan? It would be heartbreaking to think it was about $$. We need and will continue to demand an ongoing process like a sustainable groundwater plan. I simply am dumbfounded that we're trying to cut corners here! Dumbfounded!

Lastly, L&S appear to have cherry picked data and modeling to support the alternate plan, which is disturbing enough. But more scary is that their future assumptions are based on current conditions: like no increased development. What a "crock." We have the demand for 5,000 more acres of conversion from forest to vineyard in the pipeline right now. Many of those 113 wells are recently on line. We are gambling with our most important resource. This is outrageous and very troubling. I've admired your intellect and participation for several years now. Why do you not see the contradiction here? Those of us who are only in this fight because of the need for truth, justice and the dignity of life will continue to educate our fellow citizens that we are being sold ' a bill of goods" leading to the ultimate destruction of our Valley. We will continue until our last breaths to awaken our residents to these corporate blind ambitions.

Mike Hackett"

"Here's an important article that describes the state of tourism today and it's negative effect on locals. We heard the same message from Professor Mendlinger at our Forum on the Costs of Tourism in April, 2016. George said then that tourism creates private profits along with socialized costs. Others now state this: 'Tourism is a phenomenon that creates many private profits but also many socialized losses,' says Christian Laesser, a tourism professor at the University of St. Gallen.

When will our elected officials acknowledge this?"

"Additionally, concern of neighbors is sufficient to constitute substantial evidence that a contemplated use is detrimental to the welfare of the community. Expert testimony on these issues is not necessary. It is appropriate and even necessary for the [planning commission] to consider the interest of neighboring property owners in reaching a decision whether to grant or deny a land use entitlement and the opinions of neighbors may constitute substantial evidence of this issue." (SP Star Enterprises, Inc. v. City of Los Angeles (2009) 173 Cal.App.4th 459, 460.)
(The referenced case in the Staff letter regards another adult entertainment venue, legal under zoning laws, denied a permit because of community concern. )

"I am fond of saying that this is an ag use in an ag zone. And that we have a right to farm - and that is true. But I also do not want to discount the legitimate concerns of legitimate neighbors who live in proximity to a site... The fact that it [the road to the winery] is a small lane in an area where there are not that many neighbors, but the fact that all of them are here with same concerns tells me something."

"The question was asked by one of the speakers why are wineries limited to the number of visitors and I think its really important that we address that. Wineries are limited on the number of visitors because marketing and visitation are incidental uses to the ag uses on the property. And the ag uses are growing the grapes and processing them."

"I just want to make a comment on something that we have heard today and that we have heard in the past: Issues of making businesses viable or making them successful. I'm a little bit concerned that we would be implementing land use policy that is driven by any particular business model. And while we of course want businesses in our county to be viable and to be successful we can't be adjusting our land use regulations to insure the success of any particular operation. We really need to be focused on Land use."

"I'm very concerned about any kind of an argument in favor of a marketing or visitation plan where the county is being asked to support a particular business model or where a number is needed to obtain economic viability . Our job is to approve use permit terms that are consistent with the general plan and the goal to preserve agriculture. Not to insure profitability."

Bill Hocker - Mar 13, 2019 10:55AM

[Email sent to Dir. Morrison to clarify the County use of case law to defend PC's decision to deny Cadwell. No response received as of 4/12/19]

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Subject: Neighbors' concerns vs the "Right to Farm"
Date: March 13, 2019 at 4:21:56 PM PDT
To: "Morrison, David"

Director Morrison,

My apologies for bringing this up. I know you are busy.

In the staff letter on the Caldwell Appeal, Staff made a defense of the Planning Commission's decision based on case law:

"Additionally, concern of neighbors is sufficient to constitute substantial evidence that a contemplated use is detrimental to the welfare of the community. Expert testimony on these issues is not necessary. It is appropriate and even necessary for the [planning commission] to consider the interest of neighboring property owners in reaching a decision whether to grant or deny a land use entitlement and the opinions of neighbors may constitute substantial evidence of this issue." (SP Star Enterprises, Inc. v. City of Los Angeles (2009) 173 Cal.App.4th 459, 460.)

The Appellant's lawyer then cited the County's "Right to Farm" ordinance which states that the County will not consider the inconveniences or discomforts arising from agricultural operations to be a nuisance. The General Plan also recognizes that "Right to Farm" provisions ensure that agriculture remains the primary land use in Napa County and is not threatened by potentially competing uses or neighbor complaints.

As you know, the "concern of neighbors" and "neighbor complaints" (particularly over visitation) are at the center of most battles over new and expanded wineries that come before the Commission.

As you also know, the revision of the definition of "agriculture" in 2008 and 2017, and by extension "agricultural operations" was about the inclusion of marketing, as defined by the 2010 WDO revisions, in the definition. The "Right to Farm" ordinance makes several references to 18.08.040. It seems hard to avoid the conclusion, which the Caldwell lawyer posited, that tours and tastings, wine pairings and event hosting now fall under the "Right to Farm" and that such activities are not to be threatened by neighbor complaints.

In light of the County's defense of the Planning Commission, it is now a bit unclear what position the County will take on the link between winery tourism impacts (and all farming impacts for that matter) and the rights of impacted neighbors to present substantial evidence in their complaints that a project is a detriment to the welfare of their communities. Projects like Caldwell will continue to come up before the Commission (Darms Lane, Anthem, O'Connell, Aloft are all on the horizon), and knowing whether or not the case law will be a part of the presentation made to Commissioners in future Staff letters would be helpful.

Bill Hocker

Bill Hocker - Mar 12, 2019 5:57AM

[Email sent on 3/11/19 to Dir. Morrison, Planner Wyntress Balcher. and the Supervisors for the BOS Caldwell appeal hearing]

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Supervisors,

Thank you for this opportunity to comment.

"I feel that enactment of this ordinance reflects the wishes of the people of Napa County. I believe that these people wish to create for themselves the environment in which they wish to live and for future generations."
- Jack L. Ferguson, Napa Supervisor in approving the Ag Preserve, 1968

In the last five years you have probably noticed a heightened level of community participation in land use policy. While there are numerous causes for that participation in each project that comes before you, at root is a changing relationship between the residents and the dominant industry of the county. The influence of the resident farmer-vintners that created the Ag Preserve as a place in which they wished to work and live, and created the environment that all residents are privileged to enjoy, has given way to corporate and plutocratic ownership which seems to pursue a desire to expand production, marketing potential and personal expression regardless of the impacts on that rural environment. These changes have fostered a loss of faith among many residents that the government and the wine industry are fully interested of protecting the rural character that residents identify with and that the county has nominally pledged itself to preserve.

In the case of new and expanded wineries, the adoption by the wine industry of an ever increasing reliance on at-winery tourism to boost profits has created pushback from residents who accept the occasional right-to-farm impacts inherent in living in an agricultural economy but resent that right being expanded to the every-day impacts of commercial entertainment venues in their residential-farming neighborhoods.

The Planning Commission, in denying this proposal has, at along last, recognized that there is a difference between agriculture and the marketing of wine, and that wine tourism creates impacts that can be incompatible with life in a rural community. Each application needs to be judged on its own merits. And there are, no doubt, places where a tourism venues may be appropriate in the agricultural areas of the county. But when the residents of a potentially impacted community rise up in significant opposition, that should be an indication, in and of itself, that such a use is not appropriate for that location.

Rural residents are no less interested in the survival of wine industry and the unique and beautiful rural environment that is its product as are most members of the industry. But at-winery tourism is driving a wedge between the industry and those residents. There are other ways to market wine and those need to be looked at, for the sake of maintaining Napa's rural community character and, as some have suggested, for the sake of the Napa wine industry's survival as well.

A denial of this appeal might begin to restore faith between residents and their government, and hopefully be the start of a process of healing the rift between residents and the industry that better reflects the founding vision of an environment in which we wish to live, now and for future generations.

Bill Hocker

"Wineries and visitors are now able to benefit from an ambiguity in the ordinance [the WDO] that allows for educational wine and food pairings for visitors. This little loophole is making it possible for us to enjoy meals at wineries while still preventing most gargantuan events.

One of wineries that has created an inviting and impressive dining experience is Sequoia Grove. Their five-course seasonal cuisine wine and food pairing was an intimate, no more than 16 guests, experience."

Creating a restaurant-class kitchen and hiring a top chef and support staff is no small endeavor. Neither is staying within the parameters of the loophole. Sequoia Grove has figured it all out and in a setting, which is lovely without the least bit of pretense."

"Restaurants have to compete with so many wineries that are now offering food pairings and lunches, with in-house chefs creating menus to keep their visitors engaged. Tourists aren't necessarily interested in a big dinner or fancy lunch when they can have a food experience at the winery. It's really tough on restaurants now." - Redd sommelier Chris Blanchard

"I had a long talk with the Dierkhisings who own 2 restaurants in Calistoga. Despite the increase in visitors they told me they will be going out of business. When I asked why, they said tourists get enough food at the wineries and they don't come to us. Several other restaurants in Calistoga have closed."

"In small Calistoga the effects of any trend become clear sooner than in larger towns. Brannan's Bar & Grill closed a few weeks ago. The owners
cited traffic as a problem but there's also the probability that winery
hosted dinners and lunches didn't help business in the restaurants in town.

I imagine that was a problem for Terra and Cindy's Backstreet in St.
Helena, too. Market (restaurant) figured it out and decided to take
their food to the wineries, instead, essentially becoming a catering
service."

Dave Phinney
P.O. Box 2020
Saint Helena, California 94574

November 14th, 2018

Dear Friends, Colleagues, and Fellow Community Members:
Please allow me a few minutes to tell you about a project that my team and I have been working on since 1998. Over the past 20 years we have purchased 278 acres at the top of Soda Canyon Road with the vision of planting and farming a vineyard. These nine parcels lie in the Agricultural Watershed in this beloved Right to Farm community, our Napa Valley.

Rather than rushing to plant a vineyard as quickly as possible, we have taken our time. We have spoken with people who have farmed in the area, purchased fruit from adjacent vineyards, talked with neighbors, leased with the intention of eventually purchasing an adjacent vineyard, and have asked questions with open ears and an open heart. A team of expert engineers, biologists, hydrogeologists, archaeologists, geologists, soil scientists, and viticulturists spent five years designing a very unique vineyard. Rather than simply submitting an Erosion Control Plan application to the County of Napa, we voluntarily agreed from the beginning of the process to conduct an Environmental Impact Report to analyze and mitigate all impacts the vineyard may have to our community. This gave us confidence that all Conservation Regulations and mandates of the California Environmental Quality Act were not only followed but exceeded in the Erosion Control Plan application.

Below please find some of the highlights from the expert studies:
The engineering firm designed the vineyard to result in net zero sediment runoff, protecting the watershed from erosion. Since those calculations, the property completely burned in the 2017 wildfires, and an engineered vineyard planting will greatly reduce erosion potential.

We will take on the responsibility for providing safe and ecological transportation options for our employees to do our part in mitigating traffic. Our farming practices will follow an innovative Integrated Pest Management strategy. A hydrogeology team conducted a Water Availability Analysis and confirmed that there is more than enough water on the property to farm the acreage of vineyard in the application.

We will not be applying for a winery permit at this location. We are currently working on plans to build a winery in an historic building that we are restoring on Mare Island in Solano County.

My team is working with local Neighbors, Board of Supervisors, Mayors, City Council Members and Planning Commissioners and listening to any of their questions or concerns regarding our project. This communication has been valuable, and we are incorporating cooperative solutions into our plans. Each expert report, the Erosion Control Plan, and the Environmental Impact Report will be available for your review at the County's website (https://www.countyofnapa.org/694/Bloodlines-LLC-Soda-Canyon-Vineyard). The official County Public Comment Period will start in mid to late November. If you have any questions or input regarding the application prior to that time, I invite you to contact me directly. My team and I value the opportunity to hear what is important to you.

Sincerely,

Dave S. Phinney
707-388-1973
info@bloodlineswine.com

Update 9/14/19 Franklin Station Hotel

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NVR 9/14/19: Updated design for Napa's Franklin Station hotel

Nicer renderings.
NVR 11/14/18: Napa council grants historic, earthquake-damaged post office new life as a hotel
NVR 10/25/18: City: Hotel plan preserves historic quality of downtown Napa's post office
NVR 10/19/18: Hotel at earthquake-rocked Napa post office wins city planners' backing

Kudos to the developer for taking a financial gamble on this significant restoration project. But still, another 163 rooms added to the thousands in process

NVR 6/7/19: Napa County Landmarks questions design of post office-to-hotel conversion

Napa County Landmarks letter

NVR 6/4/19: Napa planners to get their first look at the Franklin Station hotel project

It's a shame that this hotel building boom is happening during the current revival of the boxy modernism from the 1950's through the 70's that severely dehumanized the Beaux Arts character of most American Cities up to that time. While it is commendable that the developers have made the costly effort to incorporate the historical structures on their sites, the two prewar remnants embedded in the Franklin Station and Archer Hotels will be only forlorn reminders of Napa's lost, small-town environment.

Update 12/27/18

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NVR 12/27/18: No. 5 Story of 2018: Hotels growth and housing prices sparked a Napa County debate


Update 10/10/18

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SF Chronicle 10/5/18: How many high-end hotels can Napa Valley handle?

The answer: a few. Napa, as a high-end retreat for the wealthy (i.e. Meadowwood and Auberge du Soleil) is already losing its luster as the number of tourists keeps increasing and the marketing of food and wine through winery experiences becomes a mass market entertainment. (And as the traffic jams increase and the natural beauty of the landscape is diminished by building projects). In the short term, as long as the tourism numbers keep expanding there will be a percentage that can be convinced to spend $1000 a night for their image of the good life. The question is whether the construction of pricey hotel rooms will outpace the ability of Visit Napa Valley to sell the region's exclusiveness while marketing to the masses as well. If not, as all of the rooms come online, the prices will probably begin to fall to a rate in line with the rest of the world's tourist destinations.

Update 8/25/18

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SR press Democtat 8/25/18: Healdsburg set to limit future downtown hotels, require affordable housing offsets on new projects

Healdsburg leads the way. Of course, as usual, government has acted to solve problems when the problems are already beyond being solved. The already-approved doubling of hotel rooms will give Healdsburg the feeling of a 24-hour tourist trap, and future affordable housing requirements will not ease the existing or approved shortfalls. Unless the affordable housing offsets are actually sufficient to house the employees of the hotels in question, new hotels will continue increase the burden on the city to provide affordable housing and the problem will never be solved, only exacerbated.

Update 6/1/18

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NVR 7/16/18: Future of Napa Marriott hotel lies with City Council
NVR 6/1/18: Napa [City] planners advance hotel-winery plan, despite housing concerns

Comm. Murray said, regarding the number of new workers needing affordable housing: "We can't be continually punting the ball down the field, but we can't put the burden all on one project," to which the logical reply is "Why not?" This particular project is increasing the affordable housing shortage by a specific number of units. Why shouldn't the project create those units as a condition of approval or else pay for the difference between affordable and market rate housing for every employee?

More about the traffic impact of this project and other projects around bottleneck junction is here.
Update 6/16/18

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Lucretia Marcus LTE 6/16/18: Build housing for your workers

Update 6/2/18

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NVR 6/2/18: Napa's Gasser Foundation proposing 200 apartments and a hotel for Soscol Avenue

The 30 affordable units in the housing project won't quite accommodate the 100-150 new hotel employees, but Gasser is setting a trend by tying actual affordable housing construction, not just token mitigation fees, to tourism development.

That being said, the increase in population and continuing urbanization of the county and shift in the economy from wine to entertainment spells a long term decline for agriculture and the rural character that everyone claims to treasure.


Update 5/24/18

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The Trinitas Mixed Use (Marriott Hotel-Winery-Office Bldg) complex is up before the Airport Land Use Commission (County Planning Commission + 2) on June 6, 2018. It is a 253 room hotel, 25,000 sf winery (no capacity or visitation specified but 57 parking spaces allowed), 30,000 sf office bldg, and 441 total parking spaces.
The notice is here
The project documents are here (large file)

Is it compatible next to the airport? No less than the Meritage or the County office buildings, one would assume. Will the current traffic jam at the entrance to the airport, made that much worse by one more huge project up the road, be discussed? Probably not.

NVR 6/2/17: Design of south Napa Marriott hotel leaves city planners cold
NVR 6/1/17: Napa planners to get first a look at a Marriott hotel, winery
NVR 5/18/18: Napa planners grapple with housing demands of 250-room Marriott hotel

Update: 5/15/18

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Peter Mott LTE 5/15/18: Peter Mott: Time for a hotel moratorium

It is great to see that even some of those members of our county governments that have been supporters of tourism development have begun to believe that continued expansion of the tourism industry is unsustainable if the goal is to retain the rural small-town character that draws tourists here and makes this a desirable place to live. There needs to be a limit of tourism activity in relation to real life or real life ceases to exist. Many already feel that line has already been crossed, and the vast increase in hotel rooms in the municipalities and wineries in the county already in the pipeline means that the tourism impacts we already feel will only get worse. But If more of our officials, like Mr. Mott, are willing to begin opposing tourism urbanization now, and begin thinking in terms of a sustainable stable economy rather than a unsustainable growth economy, there may still be some hope for the survival of a quality of life treasured by both visitors and residents in the future.

Update: 3/2/18

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NVR 3/2/18: Napa planners ask is Foxbow too much hotel for the neighborhood
NVR 2/28/18: Napa city planners to take up Foxbow hotel plan in Oxbow District

Oh No! Another over-scaled, over-wrought hotel crammed onto First Street.
This one is more apartment-looking than the previous version, an advantage if the tourism market crashes at the end of this hotel bubble.

Preliminary review at the Napa City Planning Commission Thursday, Mar 1st, 2018 at 5:30pm. Staff report is here.
Update: 1/6/18

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NVR 1/6/18: Napa planners comment on Wine Train's future hotel, rail depot on McKinstry Street
The Staff report on the project is here. (large file)
NVR 12/23/17: Top 10 of 2017, No. 7: Hotels, tourism continue Napa boom
Update: 12/04/17

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Dan Mufson sends this article from the Santa Rosa Press Democrat regarding hotel development in Healdsburg:

SR Press Democrat 12/2/17: Healdsburg City Council to discuss limits on future downtown hotels

While it's hard to compare the nebulous disorganization of Napa's downtown with the iconic organization of Healdsburg's town plaza, the impacts here of rampant tourism development will likewise wipe out any sense of "small town" character that Napa does possess as 5 and 6 story hotels, and the throngs of their patrons, begin to dominate the Napa streetscape.

Update: 11/31/17

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NVR 11/28/17: Downtown Napa's newest luxury hotel opens its doors

Kudos to Mr. Johnstone for telling it like it is: "You walk in and you think you're in New York." and "How many hotels does downtown need? I hope we're not overdoing it."
Update: 9/29/17

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NVR 9/29/17: Meritage Resort's massive expansion takes shape in south Napa
Update 9/6/17

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NVR 9/06/17: Napa, developer start talks on new City Hall, housing and hotel
Update: 8/14/17

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City report on the hotel explosion this Tuesday

Napa Vision 2050 has just sent out this notice about a staff report to be presented to the Napa City Council on Aug 15th, 3:00pm about the various hotel projects going on in the city. You are encouraged to attend.

Update 7/14/17

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NVR 8/18/17: Napa planners approve 5-story Black Elk hotel in Oxbow district
NVR 7/4/17: Proposed four-story Oxbow hotel to receive Napa planners' scrutiny

The Black Elk Hotel had a preliminary review by the Napa City Planning Commission on July 6th 2017. The Staff Report and Documents are here. It is a very innappropriate building for the location, out of scale, a visual barrier to the Oxbow district, of "barnish" shape and materials out of place in its urban setting, a box of a building trying to squeeze as many hotel rooms as possible on the small site, which brought to mind a 19th century tenement house.

What became very apparent here, and in all of the hotel projects in the news recently, is that the city has no master plan for the development of the city, no commitment to integrate housing and real people and businesses into the tourism economy, and no design guidelines to regulate what the character of the place will become. As with the rural areas of the county, the future of Napa City is being irrevocably altered in this developer boom period, and the Planning Commission decisions about Napa's future are being made on an ad hoc basis, one isolated project at a time, without looking at the long term result. Which, of course, will be a hodgepodge of developers' schemes, some with good taste and some without, trying to maximize the money to be made from the tourist trade on every square inch of the city, while the residents are forced out.

Update: 7/2/17

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NVR 7/2/217: As hotels increase, do Napa residents benefit? Readers, officials weigh in

Howard Yune, Napa city reporter for the Register, had to previously ask readers what they thought about Napa's hotel explosion, and he gives some of the responses in the above article. He had to ask because the Register, in a blow to the free exchange of ideas in a democracy, decided to discontinue the ability to comment online to news articles last year. There were, no doubt, legitimate concerns leading to the discontinuance. But for those seriously interested in issues in Napa county, like the explosion of hotel development, citizen reaction to the news is an important part of the story. The problems that the paper experienced with responses, I think, had much to do with the anonymity of the posts and the freedom that gives to be irresponsible in posting. Require real names and let the comments continue.

Update: 6/20/17

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It's hard to keep up with this issue:
NVR 6/25/17: Downtown Napa hotel plan calls for merging Zeller's and former post office sites
NVR 6/22/17: Surging hotel taxes become a larger part of the new Napa city budget
NVR 6/20/17: How many hotels are enough -- or too much? Contact the Register

The hotel explosion raises several issues.

First, the loss of a community. Hotels not only bring in more tourists, but they increase the 24-hour tourist population. At some point, as the ratio of tourists to residents increases, and as jobs, commercial activity and housing continue to shift from resident-serving to tourist-serving, the sense of normal, small-town community life will be lost to the collective endevour of catering to, and being the local color for, the tourism experience. And the real town and its community will disappear. (St. Helena is at the forefront of this phenomenon.)

Second, a financing dependency. TOT revenue and other in-lieu fees are welcomed as a quick fix for the deferred infrastructure and service costs needed to mitigate the impacts of previous urban development. But low wage jobs are created by the hundreds and the money isn't there for affordable housing. Traffic and parking problems explode. The increased tourism and employee population require additional infrastructure and services which then encourage more new project approvals and so on. Ultimately the place becomes a dense tourist trap, devoid of residents, and, much like Oxbow is now, packed with people wondering what's so special about Napa.

Third, the loss of Napa's rural soul. The number of hotel projects, like the amount of traffic, is a symptom of a community losing it's resitance to development pressure. That pressure was was contained in Napa for the last 40 years by a combination of politicians and citizenry with a clear vision of an un-urbanized future, and an industry dependent on an agricultural product. But as the landscape and vineyards are slowly filled with buildings to exploit the expanding tourist population, the vision of a rural enclave in the urban Bay Area is harder for politicians and their citizens to imagine, and the industry is finding that more money is to be made by providing wine-related experiences than from making wine. The importance of agriculture fades beyond its use as a stageset for TOT-paying visitors.

Update: 6/17/17

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A neighbor just sent over a link to the latest Napa Life, Paul Fransons's weekly "insiders guide to the Napa Valley." The June 19th, 2017 issue is here. Scroll down to the section on "Lodging News". Below the summaries of the latest hotel projects in the Register he has a list of the projects currently in the approval and proposal pipelines. While I struggle to keep up on this site, as an insider he has a much better handle on these things. And it is a bit freightening.

Most freightening of all is the mention of a Ted Hall 80 room hotel in South St Helena (described in this 2015 NVR article). Ted Hall (recent profile here) is perhaps the most revered grower-vintner in the county, one of the few statesman in an industry filled with entrepreneurs. Each trip to the planning commission to present his winery projects turns into a lovefest (just as the hotel project did). He will probabaly make the most sensitive, ecological integration of agriculture and overnight accommodation it is possible to make. And he will set the precident for lesser lights to follow for the next phase of the "wine" industry in its transition to an entertainment industry. Now that the winery restaurant is firmly established as an acceptable "incidental and subordinate" use allowed at wineries, it is only a matter of time before the winery b&b begins to make its way into the definition of "agriculture" as well. A euphanism will have to be invented - "immersive agricultural experience" perhaps - to make sure no one would mistake a winery for a hotel. But with the precedent set by this most solid citizen of the County, every good-life entrepreneur will now want a hotel-of-their-own to go along with their winery.

Update: 6/8/17

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Cohn LTE 6/8/17: Slow the stampede of development and his petition
And the concurrences:
Don and Arlene Townsend LTE 6/16/17: When is enough enough?
Lynn Korn LTE 6/12/17: Enough already
Barbara Cioppone LTE 6/8/17: All for the rich people

A lot of proposed Napa hotel projects in the news:
NVR 6/8/17: Cambria Hotel coming to Napa's Soscol Avenue (And subsequent sale)
NVR 6/5/17: Napa Valley Wine Train owners plan $100 million resort development
NVR 6/2/17: Design of south Napa Marriott hotel leaves city planners cold
NVR 5/17/17: Altamira family reviving plans for a winery/hotel project on Silverado Trail
And other projects:
NVR 6/14/17: Napa approves 4-story building for Bounty Hunter wine bar, restaurant

2/20/17

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NVR 2/20/17: Napa asks, How many hotel rooms are enough?
NY Times 2/1/17: A Waking Giant or a Monster? Developers Eye Once-Sleepy Napa

In the Times article Napa Vision 2050 is recognized nationally for its efforts to slow the urbanization of Napa County. Kudos to Harris Nussbaum and Patricia Damery.
Jim Wilson on the Napa Vision 2050 Economic Forum

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It's exactly the effect we heard is coming at George Caloyannidis' Tourism Economy Forum in April of last year:

Samuel Mendlinger:

• Tourism accelerates the polarization between the population and the very wealthy.
  
• Polarization begins when businesses begin to cater to tourists and affluent locals at the expense of townsfolk.
  
• Now a major social revolution: small group of elderly people and few young people.
  
  Q: Whose town is this anyway? What can community do so the power doesn't get concentrated in the hands of a few?
  A: There are a few only. Locals are usually the last to get a voice in tourism development. Usually money does the talking. Local leaders who are wise enough know that the local people need to be part of the process. Most people don't really know what their long-term needs are. Community groups need to have experience.
  
  Know what they're doing, how to get things done, like NV2050. It's what attracted me to this event in Napa. Hospitality is about cheap labor. Tourism is about value added.
  
  Q: Local schools close and students are sent out of town?
  A: Imbalance. Older population crowds out the younger people. Mis-managed tourism.. Petersborough losing its school system,, and its vertical, complete society. Declining school enrollment is a sign that either young adults don't want to have children, or they don't see a future in the town.
  
  Q: How do you organize the population?
  A: NV2050 is a great example. You're anxious over the future, you're organizing through people who can organize, and have the time and ability to see things through. Then expand! It's bottom up. Top down is very rare.
  
  Q: How do you recommend citizens get involved in decisions on smart tourism?
  A: Mendlinger: What is motivation for County and City political leaders to get involved? Do they want more development or a higher quality of life for citizens? If interested in business they won't listen. But if you have wise leadership you'll do the part of the job that improves the quality of life. Especially in Napa you have a great pool of experience and wisdom. It's cosmopolitan not provincial. Political leadership has to listen to well-organized citizens who understand how real life works. Citizens can go far. Like this meeting where you have political leadership plus informed citizens. I traveled fro Boston to see how Napa is doing, and I am encouraged by the possibilities. Rural areas - resource extraction areas when industry pulls out there's not much reason for community to be there.
  
  Q: Advice on blasting open 'iron triangle' government/agencies/industry?
  A: Mendlinger; How to develop experienced and wise leaders and citizens is the question. I just don't know how.

Eben Fodor:

• In an economic impact study, costs are just as important as revenues.
  
• Too much tourism can overwhelm a community.
  
• Impact studies usually tout all the benefits of a development. Fiscal impacts are often overlooked and no multipliers are used.
  
• The reports that go out make the development look great but it's not. There's no balanced perspective with costs to the community.

Napa Vision 2050 Economic Forum: Understanding the tourism driven economy
George Caloyannidis' articles on growth and tourism
More on Napa City development here
More on Napa Growth Issues here

Update 9/11/19

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The Ellman Winery is up for review at the Planning Commission on 10/2/19; another tourist venue to be added to the winery strip mall developing at the base of Soda Canyon Road. Comments specifically on the Ellman development are here.

Update 1/10/19

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Yet another winery has been proposed at the Soda Canyon Junction. It is the Ellman Winery. As I have lamented below the winery congestion at the Soda Canyon intersection with the Trail has been a particular concern both on the impact in this one corner of the county and as a harbinger of and prototype for continued winery development on every possible parcel in the county.

Update 11/5/17

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NVR 11/5/17: Reynolds Family Winery wins Napa County expansion approval

Update 11/3/17

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The expansion of the Reynolds winery was approved 4-1 by the planning commission on Nov 1st with Comm. Cottrell (and Comm. Gallagher) concerned about the cumulative impacts of ever-expanding visitation demands by wineries.

Planning Manager Vin Smith (a new county position?) repeated the mantra that the number of new wineries is still within the parameters laid down in the 2008 General Plan EIR - so no problem. The number of new wineries predicted in the 2008 DEIR was 150 from 2005 to 2030. (page 3.0-23 of the DEIR - page 120 of the pdf . This was inexplicably raised to 225 in the "Preferred Plan".) The reality is that 108 new winery permits have been issued since 2006 (88 through 2015 and 20 since) . Continuing at the same rate will mean 245 new wineries by 2030.

Of course the EIR only quantified the number of new wineries, not the expansion of existing wineries. And it said nothing about the impacts of visitation generated by each.

Allowed visitation continues to grow at a much faster rate than the historical trend before 2008. The Reynolds approval is an example of the trend: a 100% increase in capacity and 350% increase in visitation. (The Reguschi modification, approved two weeks after Reynolds, really emphasizes the trend: 100% increase in production, 5000% increase in visitation.) The DEIR does not have one reference to the impacts that the growth of additional winery visitation will have on the environment of Napa County. In that omission, the EIR for the 2008 General Plan was a farce. We are now facing not only the significant and unavoidable impacts recognized in the DEIR, but the significant impacts of the growth of the tourism/visitation/hospitality industry (the most expansive industry in the county) not even mentioned in the DEIR. And our County government, controlled by development interests as local governments always are, is quite content to pretend that as long as tourism is defined as agriculture, the impacts are simply an unregulated and unobjectionable "right-to-farm" issue, beyond the purview of cumulative impact analysis.

10/27/17

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The Reynolds Family Winery will be up for a modification at the Planning Commission on Nov 1, 2017 to add 12,500 more tourism slots, 16 more parking spaces, and 5 more employees. (Agenda item 8B here). it is the last of the proposals around the Soda Canyon Junction under review in the last few years. The Krupp Winery was approved in June 2012. The Corona winery was approved in Nov 2013. The expansion of the Beau Vigne was approved in Sep 2016. The Sam Jasper Winery and the Mountain Peak winery were approved in Jan 2017. The Grassi Winery was approved in Feb 2017. And now finally the last of the pending projects, Reynolds, will no doubt also be approved. (Approved 4-1)

It will not be the last. Just north of the Reynolds winery a new "estate" is being constructed for the very un-residential appearing Ellman Family Vineyards brand.

The junction map is a sad predictor of the direction that the rest of the Silverado is headed. Somewhere near 35 wineries have been approved along the Trail since 2010. Most have not yet been built and their tourists and employees and deliveries have not yet arrived to further clog up what is already becoming a continuous stream of traffic at times of the day.

In all of the development projects that the county has continued to approve each year, each project was given a "negative declaration" from the county staff relying on consultants who massage numbers to certify that project impacts, such as the traffic they generate, will be less-than-significant as defined by some arbitrary metric. And yet, can anyone deny that the Trail has become significantly impacted? As long as the wine industry and the Supervisors continue to lust after the money to be made by urbanizing Napa's open spaces those spaces will be urbanized, one lest-than-significant project at a time, until they are all gone.

A similar but more extensive rant on the death of the Silverado Trail is here.

Update 9/6/19

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The latest examples of the driving rigors on a this most problematic road. One, a narrow escape on a very steep section of the grade; and another, a tourist highlight as wine barrels end up scattered across the landscape near the blind curve beyond the Soda Springs gate. Glen writes about the upper photo:

"took this photo at about 8:30am PDT 09/10/2019. That guy is very lucky. Would like to know how his truck ended up in that position. Could have started a fire, could have rolled down to the creek, could easily have been seriously injured or worse. I keep saying SCR is not a fundamentally safe roadway for increasing traffic loads. Fully pave it and people will start hauling ass increasing the frequency (and severity) of vehicular accidents. Only workable solution: Stop treating Soda Canyon road like it's an appropriate place for more and more commercial development."

Update 8/13/19

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The Aug 12th issue of the Vision 2050 Newsletter discusses the two voter initiatives, Measure J of 1990 and Measure P of 2008, that took the decision of rezoning county lands away from the supervisors and gave it to the electorate - based on the assumption that voters would be better stewards of Napa's agricultural heritage than its elected officials. Given the shift on the County Board of Supervisors in the last 20 years toward an emphasis on tourism, industrial development and now housing growth, the concern was well founded.

Unfortunately, the protections afforded by Measures J and P are not absolute. The supervisors can still agree to annexations of county land by the municipalities, converting ag land to urban use. They have changed the definition of "agriculture" and of "winery" to allow more urban uses on agriculturally zoned lands. And they have expanded non-ag industrial uses, like gravel quarries and solar farms, that consume enormous amounts of ag land.

Also, the voter protections of Measure J and P are not a sure thing. Housing construction in the municipalities, and the county's support of tourism and industrial job creation needing that housing, has increased the urban population in the county and shifted the concerns of the electorate away from the desire to preserve ag land and open space toward a need for more infrastructure, urban amenities, ever more revenue-generating development, and of course more housing in a futile effort to lower housing costs. The electorate is growing ever further from the notion of an agricultural-based economy and the shift only promises future development more in line with the urban expansion of the rest of the bay area. Voters are no less susceptible to the promises of developers than elected officials are, and only modestly more expensive to convince.

For better or worse, the preservation of the rural character of the county will still depend on the vision and guidance of an enlightened majority of supervisors, with their historical understanding of the unique experiment of the ag preserve and its value in an urban world. That majority doesn't currently exist, but there is always hope that enlightened heroes will rise to the challenge once again. Three votes on a given Tuesday created and maintained the ag preserve for 50 years and can do so again - if there is the will.

Update 7/30/19

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The July 30th issue of the Napa Vision 2050 newsletter brings a third installment of their look at the history of Napa's agricultural protections, and how the many potential environmental impacts of the 1990 Winery Definition Ordinance and proposed mitigations needed to counter those impacts have been ignored (or buried!) for the last 30 years.

Update 7/24/19

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Mike Hackett LTE 7/24/19: Take real action on water and development

Update 7/18/19

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The July 18th issue of the Napa Vision 2050 newsletter brings a second installment of their look at the history of Napa's agricultural protections, now currently under threat of a development boom and growth-oriented officials.

7/11/19

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In their July 11th newsletter, Napa Vision 2050 is pushing back against the proponents of "Save the Family Farms" wishing to be permitted tourism tastings and events at their rural venues even without a permitted winery.

In doing so, NV2050 is making a much broader case that this is further attempt to introduce commercial non-conforming uses into the agricultural zones of the county, contrary to the county's history and its General Plan commitments to protection of agriculture and open space in the face of urbanizing pressure.

They cite an important document: the 1987-88 Grand Jury concerns about the proliferation of non-conforming and accessory uses at wineries. The report was made just prior to the drafting of the original WDO in 1990. The concept that tourism uses of wineries would lead to general urbanization of the county and threaten its agricultural lands is clearly stated in the report:

"In recent years there has been a increase in the number of commercial promotional, cultural and entertainment activities occurring in wineries and other facilities located on agriculturally zoned land outside of city limits... The increase in these urban activities underscores the growth of wineries and other facilities as cultural and community centers, and raises questions as to their urbanizing influence...The movement of people from populated urban areas to less populated rural areas opposes the major intent of the [General] Plan creates problems of traffic, sanitation, and other services..."

There is an even more detailed look at the impacts of non-agricultural uses at wineries made in the Environmental Impact Report done for the WDO in 1989. The sections of the WDO EIR are linked here. In particular, comments on the Growth Inducing Impacts and Cumulative Impacts cited in Vol III the EIR (beginning on page A-82) are quite germain to this discussion. The EIR recognizes that "Winery development under the DWDO as proposed, or with mitigation, would cause irreversible and irretrievable environmental effects". (It also states that the profits to be made from winery tourism would be worth it.) The EIR lists some 116 mitigations (beginning on p. A-84) that would ease the negative environmental impacts created by the WDO. It is worth going through the list to see how many (or rather how few) of the mitigations have actually been adhered to.

The Grand Jury Report takes as its base the County General Plan as it was in 1982, in which agriculture still had a dictionary definition and marketing activities were clearly seen as non-conforming uses of an agricultural production facility. (I hope a copy of the 1982 General Plan shows up at some point.) In 1990, the WDO codified tours and tastings and trade marketing events at wineries. In 2008 the Plan was updated to include visitation and marketing as accessory agricultural uses at a winery, and in 2010 the WDO was updated to allow food service with tours and tastings and public marketing events. In 2017 visitation and marketing were officially added to the definition of agriculture in county code, solidifying the county's commitment to legalize the use of agriculturally zoned land for commercial tourism development.

The point in looking at these historical documents is only to see the concern that a previous generation of officials had about the dangers of urban uses proliferating in agricultural areas. It was a level of concern that protected agricultural lands for 50 years. Napa Vision 2050 is to be lauded for bringing this history forward.

Now, under the pressure of a boom in worldwide tourism transforming every charming location and quaint industry on the globe into an urbanized mass-market commodity (destroying the character of the locales in the process), our current officials should be encouraged to look at these documents one last time to see what efforts were made by their predecessors to prevent the urban growth that they now so readily embrace.

Update 6/25/19

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NBBJ 6/20/19: Judge Orders Napa County Supervisors to Review Mountain Peak Vineyards Project

The Napa Superior Court has reaffirmed its decision to remand the Mountain Peak project back to the supervisors to consider the new evidence that contradicts their finding in approving the project that Soda Canyon Road has the capacity to allow evacuation and emergency response in the event of a fire. In the Atlas fire it did not. The remand order must be presented by County Council to the Supervisors no later than July 8 2019 after which the Supervisors will set a public hearing date to consider the remanded issues. A status hearing on the case in Superior Court will occur on Aug 21 2019.

The Judge's remand order is here

Update 4/23/19

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Raymond C Martinez LTE 4/23/19: It's a question of life and death

Update 4/16/19

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The County's appeal of the remand was denied by the First District Appellate Court. Absent a further appeal, the Supervisors will have to reconsider the new evidence of the fire in their approval of the Mountain Peak project. A hearing in Napa Superior Court to set the scope of the remand will be held on May 7, 2019.

Soda Canyon Group Opposition Argument to Appeal
First Appellate District Court's denial of the appeal

4/2/19

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NVR 4/2/19: Napa County opposes post-Atlas fire rehearing on Mountain Peak winery

On Aug 22, 2017 the Napa County Board of Supervisors approved the use permit for the 14,575-visitor/year Mountain Peak Winery 6 miles up the dead-end Soda Canyon Road.

From the "Findings of Fact" issued by the Supervisors in approving the project:

In fact, supporting factual evidence arrived six weeks later on the night of October 8th, as the Atlas fire erupted in fierce winds and quickly engulfed lower Soda Canyon Road. A fallen tree blocked traffic coming down the road and fire trucks coming up as the fire burned on all sides. Frantic effort cleared the road just enough to let the line of cars get by. Dozens of residents, unable to make it down through the fire, had to be evacuated by helicopter from the top of the road. 134 of the 163 residences on Soda Canyon Road were damaged or destroyed, 118 of them a complete loss. Tragically two lives were lost.

One year later, in BOS meetings to discuss the issues of remote wineries, Supervisor Diane Dillon questioned the use of winery visitation on the valley floor to evaluate that in remote areas of the county. She called out the approval of Mountain Peak's visitation numbers based on comparable 100,000 gal/yr wineries in highly accessible locations. At one meeting, Sup. Dillon recognized that "we would have had a disaster if there would have been a major event happening of any kind..." at Mountain Peak during the fire. She was referring, no doubt, to a human disaster, but I'm sure it would be seen as a political disaster as well. Sup. Dillon was away during the Mountain Peak appeal, but her Planning Commission appointee, Anne Cottrell, had been the only commissioner to vote against approving the project - on the basis of its access constraints.

Soda Canyon residents presented ample first-hand experience and data-based assessments of fire danger on Soda Canyon Road at Planning Commission and BOS appeal hearings for Mountain Peak (beginning at slide 117 here). The Supervisors dismissed the presentation in their findings. Following the fire, residents petitioned Napa Superior Court to include the relevant new substantial evidence it offered as part of their CEQA case against the Supervisor's approval. The Court agreed and ordered that the project be remanded to the Supervisors, noting that the possibility of "the complete inaccessibility of Soda Canyon Road during a fire and resulting helicopter evacuations of stranded individuals" had not been considered by the Supervisors in approving the project. It was "truly new evidence of emergent facts."

There has been a lot of posturing lately in government meetings about the need for evidence-based decision-making. Unfortunately, rather than confronting an approval based on incorrect findings backed by little evidence, the Supervisors are challenging the court order to ensure that substantial, factual evidence of the danger of a fire in Soda Canyon will not require them to reconsider their decision.

There are reasons, aside from fire danger, why Mountain Peak is inappropriate in its location: 60 visitors and 19 employees a day will only add to the dangers of an already dangerous road; the precedent of this first event center on the Rector plateau will only encourage more tourism development and more traffic risk; and the excavation and movement of millions of cubic feet of earth within feet of two blue line streams feeding Rector Reservoir will pose significant risks of siltation;

And there are reasons, aside from fire danger, why event venues in general don't belong in the hillside areas of the county: their presence damages the quality of life of residents who treasure the quiet enjoyment of a rural place; their disruptive potential engenders animosity between residents and the wine industry, fueling many battles in recent years; building projects and the commercialization of rural areas hasten the urbanization of the county that will diminish farming as a viable activity, as it has throughout history; and a mass tourism business model that transports large numbers of people to the remote areas of the county each day, and attracts large numbers of tourists to the county each year, will only add to greenhouse gases in an age of global warming.

But obviously the potential loss of life when concentrating visitors in fire prone areas, in an age when raging wildfires have become all too common, should be a significant concern to Supervisors as they make their decision to sanction these venues. The remand is an opportunity to reconsider the substantial evidence of that danger for Mountain Peak and for other venues in the watersheds. It is unfortunate that the Supervisors wish to ignore it.

NVR LTE version 4/13/19: A decision in the face of evidence

Update 6/21/19

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Video and documents of the 6/19/19 Planning Commission hearing

NV2050 Newsletter 6/19/19: NV2050 comments on hearing (scroll down)
NVR 6/22/19: Napa County hones climate action plan; cities to be asked to join in

Update 6/14/19

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Bohemian Geoff Ellsworth LTE 6/16/10: Napa Farm Bureau ignores climate change science

NVR 6/17/19: Climate action plan heads to Napa County's Planning Commission for comments

The County will hold another Planning Commission hearing on the Draft Climate Action Plan on June 19 2019.

Comments on the Plan and its Draft Environmental Impact Report may be made at the hearing or submitted to Planning Director David Morrison or Planner Jason Hade through July 9, 2019.

This NapaVision 2050 newsletter discusses one specific change between the 2018 Draft CAP and the Draft 2019 CAP: the elimination of woodland conservation as a strategy to reduce GHG emissions. It is a contentious deletion given the ferocious focus on oak woodland preservation over the last few years.

That deletion and the DEIR's concentrated reliance on rooftop solar on new industrial buildings as a GHG reducing measure both point to the County's (and humanity's) unwillingness to confront the growth-is-good mentality that has left us with a melting planet. The County's proposed growth-minded solution to the global warming caused by human development seems to be more vineyards and more industrial buildings, i.e. more development.

But the magnitude of the changes necessary to reverse global warming are unlikely to be achieved by pretending that ever expanding economic growth (more visitors and workers and housing and industries) can continue at the current rate with just some tweaks to the power source. As the recent UN report highlighting species extinction noted:

Napa was a leader in tempering the paradigm of economic growth: In protecting agriculture by zoning out the possibility of urban sprawl in 1968, it created a sustainable economy resulting in a beautiful place to live and a profitable place for a limited number of entrepreneurs. But now, in the boom following the great recession, the growth paradigm has returned with a vengeance. Proposals and approvals for ever more visitors and workers and venues and housing and industry already promise to urbanize the county beyond sustainability. Despite all the new solar collectors on all the new industrial buildings, the GHG's will continue to rise and the planet will continue to cook.

Napa can again be a leader in renouncing the paradigm of mindless economic growth that now threatens our very existence, by stopping once more the urbanization taking place. 50 years ago the county decided to stop the replacement of orchards with housing and to stop the replacement of roads with freeways. Now is the time to stop the replacement of woodlands with vineyards and gravel pits; stop the replacement of vineyards with event centers and solar farms; stop the replacement of wetlands with warehouses and hotels.

In rejecting the unsustainable desire for an economy based on continual growth, by rezoning and denying project approvals to discourage more urban development, Napa can remain a model of sustainable economy and livable environment based on a low impact agricultural product, and do more than its part in protecting a habitable planet. It was done before. It can be done again.

5/31/19

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The Draft Environmental Impact Report (DEIR) for the County's Climate Action Plan is out. The notice of availability is here

Napa County Climate Action Plan page
Climate Action Plan with redline revisions from last iteration
Climate Action Plan DEIR

A Planning Commission hearing on the DEIR will take place on June 19, 2019 at 9:00am on the 3rd floor of the County Bldg.

The DEIR's conclusion after a couple hundred pages of evaluation:

There is a bit of a disconnect between the DEIR and the redlined CAP. The County is required to propose GHG reductions that will achieve State mandated goals. The CAP proposes a bundle of GHG reducing measures and crunches the numbers to achieve better reductions than required for 2020 and 2030 reduction goals. But it fails significantly to meet 2050 goals. The solution is the environmentally superior alternative proposed in the DEIR: mandated solar systems on new industrial buildings. The systems, on commercial building rooftops (and perhaps some parking lots), will be tied into the MCE (formerly Marin Clean Energy) community aggregator's Deep Green program for 100% renewable energy generation.

As was mentioned in the discussion of solar farming (where Sup. Ramos brought up the industrial solar solution), the State already requires that all new commercial projects to be "solar ready". The step of requiring the actual installation for county approval is a quick fix for the CAP. Whether building developers will see this solution in the same light will become apparent in the DEIR review process. It will be a significant added expense to their projects, but solar energy generation can also be used as a revenue source and would substitute for PG&E power, so the economics may not be too bad. Plus the subsidies, of course.

There is, unfortunately, an underlying assumption with the quick fix that is probably the reason that developers, and perhaps the County, are keen to enact it. Meeting GHG reduction goals provided by the commercial roof-top alternative requires continued construction of major building projects. Like Napa Pipe, the solution to the ills of urban development (the generation of GHG's) are so construed to require more urban development.

I haven't yet found projected reductions in GHG's based on an industrial solar mandate in the DEIR (the empty item BE-11 in the CAP). One wonders how the GHG's saved by a building's solar panels can possibly compensate for the GHG's generated by the construction process, the operating energy, the daily traffic to the new facility, the added employees needing more GHG generating businesses and services and housing. The added buildings and cars and homes may be creating their GHG's more efficiently, but none will produce negative GHG's, so it's hard to see how they will not be adding to rather than subtracting from, the the county's GHG's totals.

[As often happens in these posts, there is probably something I'm missing. I will eventually get it straight.]

I was most interested in the summarily rejected "No Growth/Moratorium Alternative" in the DEIR (excerpted here). The paradoxical argument is made that a building moratorium might impede GHG reduction on existing buildings. Huh? They have made the specious, and conclusion-serving assumption that a moratorium must be an alternative to the CAP rather than an addition to it.

This alternative discusses the two issues that represent the moral failure of the County to address the climate costs of a tourism economy in their CAP. As usual, tourism is the force that dare not speak its name in county politics, and the relation between tourism and GHG's, as with traffic and winery proliferation, is quickly rejected. This alternative alludes to the Sonoma lawsuit that successfully challenged the lack of global GHG consideration in that county's CAP. The discussion of VMT and the GHG costs of an economy based on transporting millions of people from all over the world into the county and then building remotely dispersed venues to entertainment them, to insure maximum VMT while here, is the height of global warming irresponsibility. Tourism is not discussed in the CAP, just as the significant impacts of tourism, apparent to all who live here, are barely discussed in the County General Plan.

[One in a series of articles in the Register presented by the Growers/Vintners for Responsible Agriculture]

For all of us fortunate enough to call the Napa Valley home, its apparent that the beauty of our surrounding hillsides is very important to us. It's also a very important reason visitors return to our famous wine-growing region.

We all realize that open space, forests and the natural environment we cherish moves us emotionally and provides that much needed rhythm of life. Did you know that Napa County has the highest density of oak woodlands in all of California? Not the most oaks, because we are small geographically, but the highest concentration.

The oak woodlands provide that much needed connectivity with our eco-system and natural beauty, and free of charge, they provide two-thirds of the water running down into the valley floor, they aid in cooling our climate and provide homes for thousands of species important for biodiversity. Most importantly, is that the oak woodlands combat climate change right here at home.

Although written specifically about blue oaks, Professor David Stahle, University of Arkansas writes: "In a state famous for remarkable forests, the blue oak woodlands must be included among the most exceptional. Blue oak woodlands are a mosaic of forest and savanna on the foothills of the Coast Ranges and Sierra Nevada, encircling the Central Valley of California.

"These beautiful woodlands are one of the largest ecosystems in California, but they are imperiled by agricultural development, suburbanization and by the apparent decline in natural regeneration.

"Many of the remaining blue oak woodlands were never systematically logged and still contain canopy-dominant individuals that are 150 to over 600 years old. In fact, that remaining blue oak woodlands may be one of the most extensive old-growth forest types left in California. These ancient woodlands contribute to watershed protection and preserve an important component of the eroding biodiversity of California."

The California Wildlife Foundation/California Oaks proudly state that the window that blue oaks provide into California's hydrological history offers a roadmap for stewardship as the climate warms.

The annual growth rings of blue oaks record the history of California's rainfall, because the trees are an integral part of the watershed.

Oak litter, duff, downed logs, understory and root systems stabilize and enrich soil, regulate run-off, prevent erosion, cool riparian corridors and access groundwater and soil moisture. It is estimated that California's oak woodlands protect the quality of greater than two-thirds of California's drinking water supply. Keeping our old-growth oak forests standing is essential to achieving a secure water future.

The persistence of California's old-growth oak ecosystems through prior climate shifts offers a degree of certainty during uncertain times. In addition to their importance to watersheds, oak ecosystem services include the maintenance of biodiversity and carbon sequestration.

Blue oak ecosystems sequester an estimated 18,783,312 metric tons of above and below ground carbon in live and dead trees. In total, California oak ecosystems are estimated to sequester 675 million metric tons of carbon stored. Soil organic carbon is positively correlated with woody plant cover, and can be quickly degraded and lost upon the removal of oaks.

Enhanced and continued protection of all our oak woodlands is paramount here in Napa. We have the opportunity here in Napa County, to set an example for the world to follow. Preservation of our oaks is not mutually exclusive of the need to manage our forests. Let's do both and help sustain the movement needed to combat our climate crisis.

NVR LTE version 6/9/19: Growers/Vintners for Responsible Agriculture: Why oak woodlands matter

We went to Las Vegas this past weekend to see a friend get an award. Some may enjoy it, but 44 hours in the trashy canyons of unfettered American capitalism and consumption was way too much for us.

On our return, a link was waiting in my inbox to a Fortune Magazine article about the economic direction that Napa is taking: The Wine Country Tasting Room Is Dead. But Long Live Wine Country. Wine Country is no longer about wine but about tourism entertainment. I couldn't help feeling that Las Vegas had something to tell us about the meaning of that movement from an economy based on a product to one based on tourism.

An article in Business Insider in 2013 dissected the arc of the Las Vegas economy. In 1990, tourism accounted for 40% of Las Vegas's revenue and gaming 60%. It was a gaming economy. By 2012 tourism had become 65% of the economy. .

In the 1980's tourism was seen as a means to make the product economically viable, Visitors were encouraged to come to the casinos with an offer of cheap hotel rooms and food. The object now, represented in the mega-hotels that continue to be built, is to pack as many beds and restaurants and shops and entertainment venues as possible into a consumption-rich environment. Losing money on the slots or tables may still be a draw for some, but Las Vegas now makes most of its money like any other tourist trap - rooms, food, amusements and trinkets.

Napa is currently Las Vegas in the 80's. The "direct-to-consumer" dogma often touted in support of new event center projects pretends that bringing tourists into Napa County is about the survival of the wine industry in a post 3-tier world. In reality the encouragement of Napa winery visitation is about the long term potential for hotel, food and entertainment revenue and, of course, associated transient taxes. County governments now spend millions on Visit Napa Valley promoting hotel stays and the tourism industry, and yet they spend nothing promoting wine sales outside the county to support the actual wine industry.

One only has to look at the quantity of hotel rooms in the development pipeline to realize that at some point in the not too distant future the amount of money taken from hotel stays and TOT will eclipse the amount of money to be made from trying to sell wine. And once the economy is firmly tourism-based, the need to maintain an agricultural environment (and the disinterest in highway construction that has been seen as an agricultural protection) will dissipate. Like Las Vegas, the object will be to pack as many hotel rooms as possible into the tourist destination fiction of "Wine Country" and build the infrastructure needed to keep the visitors coming.

"Agriculture in the 21st Century", in the words of one growth-minded supervisor, may end up looking a lot like Las Vegas.

See also: George Caloyannidis on Las Vegas and the lessons of growth