Erickson Residence, Use Permit Exception to the Conservation Regulations (P21-00067), Exception to the Napa County Road and Street Standards, Viewshed App
Request for a Use Permit Exception to the Conservation Regulations, an Exception to the Napa County Road and Street Standards (RSS), and a Viewshed application to allow the construction of a new 2,400 two-story residence, a new 1,200 square foot ADU, a new access road/driveway, associated infrastructure improvements, a new well, and a grading permit. The proposed homesite is about 7,075 feet by road from the nearest public road, State Highway 29 (St. Helena Hwy). Of this distance, approximately 4,100 feet of paved driveway serving 3211 State Highway 29 (APN 022-070-046) already exists and is well maintained. The remaining 2,975 feet of driveway access is proposed as follows: 2,225 feet of improvements to an existing dirt road (historic fire route), and 750 feet of new road construction to reach the homesite. The ADU will also need approximately 800 feet of driveway, which will also consist of improvements to an existing dirt road. More than 90% of the access to the proposed homesites can be provided by using existing road alignments, which minimizes impacts to hillside and riparian zones on the parcel. The project will require the removal of approximately 2.13 acres of tree canopy along the driveway. Almost all of this canopy was damaged in the 2020 Glass Fire.
The existing paved driveway will be improved with turnouts as required by the RSS, and because much of this existing driveway parallels Hirsch Creek (a blue-line stream), the proposed turnouts will encroach into the stream setback at eight (8) locations. The lower section of the proposed improvements to the existing dirt road pass near to or cross over ephemeral streams within the required 35-foot setback in four (4) locations. There is no feasible alternative roadway alignment that both complies with the RSS and avoids the four (4) encroachments into ephemeral stream setbacks and eight (8) encroachments into blue-line stream setbacks.
In addition to road improvements within the stream setbacks NCC Section 18.108.060 prohibits construction, improvement, grading, earthmoving activity or vegetation removal associated with the development or use of land on portions of parcels having a slope of 30% or greater unless exempt or unless an exception is granted through the use permit process. The proposed driveway occurs predominantly on land with average slopes of approximately 35.9%.Grading spoils will be hauled off site and deposited at a Napa County approved location.
The Viewshed application is triggered by NCC Section 18.106.030 because the proposed development locations exceed slopes of 15% and are located on a major ridgeline.