Planning commission approves Fortunate Sun winery renovations, grants height and habitable-space variances

The St. Helena Planning Commission on Feb. 18 approved a package of permits and two variances that clear the way for renovation and limited expansion of the Fortunate Sun winery at 825 Fulton Lane.

Commissioners voted to approve design review, a conditional-use permit amendment and two variances — one to raise the allowable height for an accessory barrel storage barn to 30 feet (code limit 20 feet) and a second to exceed the code’s habitable-space limit for accessory structures. The habitable-space variance passed 4–1; the height variance passed 3–2. The design-review and conditional-use permit (CUP) approvals were unanimous.

The project, proposed by Double V Properties, LLC, would renovate a modest historic 1860s residence and tank house listed on St. Helena’s local register, add a 975-square-foot tasting-room addition, relocate and renovate the tank house (302 sq ft of habitable space), and build a new barrel storage barn (232 sq ft of habitable space), equipment barn, mechanical building and trash enclosure on a 14.47-acre parcel. Staff and the applicant said there is no request to increase annual wine production, the weekly visitor cap (60 per week, 15 per day) or to change special-event allowances; the CUP amendment sought only to add one full‑time and one part‑time employee to the on‑site staffing authorized by the existing use permit.

Staff presentation and findings

City staff, represented in the hearing by Linda Roofing of North Coast Community Planning, recommended approval with conditions and three CEQA exemptions (Guidelines sections 15301, 15303 and 15311): repair/maintenance and small additions for the historic structures, new construction of small accessory structures (the barrel barn and equipment barn), and accessory-structure exemptions for the mechanical building and trash enclosure. Roofing told the commission staff’s analysis concluded the property’s topography, existing vineyards, view corridors and historic character create special circumstances supporting both variances.

Roofing summarized project limits documented in the record: the existing winery use permit allows up to 13,500 gallons per year, a maximum of 60 visitors per week (15 per day, by appointment), and two full‑time employees with one required resident on the property. She recommended conditions clarifying that tasting-room and tank-house restrooms may connect to city water, the outdoor kitchen may not be used for assembly/public sales/entertainment, wine sold on-site must be produced on the property, and merchandise sales are prohibited.

Applicant’s presentation and history

Landon Patterson, CEO of Double V Properties and the applicant for Fortunate Sun, described the project as a restoration of a property tied to early viticultural history in St. Helena and said the owners’ objective is to preserve the historic structures and to allow the winery to process and store wine on-site in a code-compliant facility. “This is a special day for all of us here,” Patterson said, recounting meetings with the Mathers (the sellers) and asserting the proposal preserves rather than replaces the original residence and water tower. He said no new public events or production increases are requested and that neighbors had been consulted. When asked about outreach, Patterson said, “No. I mean, in reality, most of the people that we talked to — oh, actually, not most. All of them was they want this to be upgraded.”

Key issues raised by commissioners

- Height and habitable‑space variances: Commissioners asked whether the application demonstrated the code‑required findings that strict application would “deprive the property of privileges enjoyed by other properties in the vicinity.” Staff’s analysis emphasized the small size of the historic residence and topography; several commissioners stressed caution about variances but a majority concluded the property’s historic features and site topography justified the findings.

- Parking: Staff and commissioners debated how to apply off‑street parking formulas for small wineries. Staff concluded an additional parking space should be added (rounding up for the barrel-storage floor area). The applicant agreed to provide one…