Response to the Bloodlines DEIR
on the web at: http://sodacanyonroad.org/forum.php?p=1990
Bill Hocker | Jan 30, 2019

Response letter sent regarding the Bloodlines Vineyards Draft EIR

30 Jan, 2019

Mr. Bordona, Ms. Whiteford, Mr. Phinney,

Many thanks of the opportunity to respond to the Bloodlines Draft EIR. After Mr. Phinney's initial presentation of the project to neighbors, I was impressed with the stated commitment to conservation easements, worker van-pooling, urban tasting rooms, a winery in Vallejo, alternative marketing and branding techniques, a​ desire to reach out to residents and to develop a charitable purpose to the business model - all which point to an approach that is looking for success that is sustainable and beneficial with a minimal impact to the agricultural land and open space that is our home.

The personal encouragement to neighbors to participate in commenting on the Draft EIR, and the extension in time to do so, was also welcome (even though I have procrastinated to the last minute to comment and find the mind-numbing detail of the EIR impenetrable.)

I was interested to see the map in the EIR showing the ECP's within a 3 mile radius of the project. Most all of the purple blocks within the Rector Watershed, and more, have been created around us since we moved here in 1993. It was the undeveloped remoteness of this place that made it a desirable place to be. That remoteness shrank one block at a time over the years, and, as the vineyards replaced the chaparral (and some woodlands), we took it as one beautiful landscape replacing another with the small comfort of knowing that vineyards are better than housing tracts.

It is late now to get worked up over another vineyard infilling the remaining natural landscape on the Rector plateau, and the knowledge that the grapes are exceptional here lets us accept that vineyards are probably the highest and best use of this particular land at this particular time. Cumulatively, the impacts of the extensive development of the Rector watershed, affecting water availability and quality, wildlife habitat destruction, flora and woodland loss, or road maintenance, may be scrutinized at some point down the line with conclusions drawn and actions taken, but it doesn't seem like it's within the applicant's ability to rectify those problems with mitigations on this one project alone at this point. (Although I might have some concerns about water availability were I a neighbor with a well near a new project well.)

There are some issues that I would ask you to considered however:

The first is traffic. As traffic reports invariably show, the additional traffic will always be less than significant, and an additional 6-12 cars a day may indeed be insignificant. But the traffic begins to add up, and we now can have a caravan of 50 or 60 cars on the one lane gravel road which then speeds down the paved road. My request to you is to make a good faith effort to reduce the traffic by beginning to talk to the other growers on the plateau with the aim of creating some sort of van-pooling arrangement. I'm not sure that one van is better than several cars in terms of damage to the roads or the danger to residents driving on the road, but the County is looking for ways to reduce vehicle miles travelled, and worker transport is one solution often discussed. The confined dead end destination of the Rector plateau seems like one place where van-pooling might be successful. I can only guess that the major vineyard operators on the Rector watershed occasionally get together to talk over common interests and that this is a subject that might be brought up. Even if Bloodlines had a van for its 12 workers, it might show the viability of the concept to others. I recognize that it might also require some commitment on the part of the county to insure that there are parking lots that the vans can work out of.

The second concern is the development that may take place after the vineyards are in. The Mountain Peak project has brought home to all of us living here that the County's definition of agriculture allows for the construction of public entertainment venues in what are residential farm communities. Such commercial development is an immediate degradation in the rural quality of life that most residents have sought out in living here, particularly on such a remote dead end road. Again, I was impressed by Mr. Phinney's commitment, in his presentation to the community, to process grapes and to retain marketing activities in Vallejo.

But Mr. Phinney may not always be the owner of the land, and this is an opportunity to insure that future owners are as committed to protecting the rural and natural character of Napa County as he is. In the EIR a commendable commitment has been made to an 8.2 acre conservation easement. But with 103 gross acres of vineyard development on the 287 [278] acres of property, there remains 176 acres of land that can be developed. It is, of course, a big ask, but one that I feel should be made in the context of this application: Could the owner not place the entire extent of the property into a conservation easement, one that would allow vineyard development where appropriate, but would prevent the development of future building projects that would further urbanize the Rector plateau? If I'm not mistaken, the northern properties abut the Sutro Ranc, and the ridge above the Bloodline vineyards would be a significant addition to the Land Trust holdings. Protecting this area from further urbanization is the greatest mitigation that could be given to neighbors and to the county as a whole in its effort to maintain Napa County as a rural enclave into the future.

I have one other niggling question. In the map of previous ECP's, a definite break line has been established between the existing vineyards and the undeveloped ridgeline on the northern boundary of vineyard development in the Rector watershed. The majority of the Bloodlines vineyard follows that break line but a few of the vineyard blocks, 1A,1B,4,5A,5B extend well beyond that line and involve bridges and steep slopes. I ask for some clarification on the reason for their creation because those small expansions of the historic development line may only encourage future extension of vineyard development further up the ridge for all properties along the line.

Again thank you for the opportunity to comment.

Bill Hocker
3460 Soda Canyon Rd
Napa, CA 94558



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