Presentation to City Council City of St. Helena October 13, 2020
Contents: Overview
3-8
Project Description
9 - 17
Community Benefits
18 - 30
Timetable
Sunset from the Four Seasons Los Cabos Beach
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2
Created by Local Stewards, Not Developers We are a family-owned, family operated, values-driven business – built over more than 30 years •
Mission-driven: “Create world-class wine & food experiences. . . .responsibly. . .safely. . . using sustainable organic methods”
• Committed environmental leadership • True organic pioneers Mission Statement
• Demonstrated through innovative buildings and practices • Demonstrated community stewardship • Farmers’ Market
Long Meadow Ranch’s vision has always been to be a family-operated producer and purveyor of •world-class Philanthropywine and food that is economically successful and socially responsible using • Locally controlled and led diversified, sustainable, and organic farming methods • Substantial resources
Today Long Meadow Ranch holds a unique collection of farm, vineyard, winery and hospitality
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Operated by Existing Management Team Farmstead will continue to be locally controlled and managed with relatively few additions to the management team Ted Hall CEO
Chris Hall COO
Adam Kim Director, Destination Operations
Director of Private Party Sales
3 existing
Stephen Barber Director of Culinary Operations & Executive Chef Lodging General Manager
Chef de Cuisine
Guest Services Manager
General Store Manager 3 existing
Executive Sous Chef
Sous/Pastry Chefs (4 existing, 1 new hire)
Forrest Chandler CFO
Brett Pinkin VP Finance
Sarah McCrea VP Marketing & Strategy
Marketing Staff (3 existing)
Human Resources (3 existing)
Financial Staff (4 existing, 1 new hire)
CafĂŠ Manager Revenue Manager Restaurant General Manager
Housekeeping Manager
Banquet Manager Director F&B
Culinary Farm Manager
Financial Operations (2 existing)
Farm Operations (3 existing)
Estate Chef
Beverage Manager 2 new hires Restaurant Managers (3 existing)
Sous Chefs (2 existing)
Spa Manager
4
Extends Established Local Business Rooted in Agriculture The project as recommended by the Planning Commission is made up of two parts: 1. Use Permit Modification for the existing Farmstead property • Farmers Market • Baking • Storage • Private parties and meetings No expansion of use beyond our current activities has been recommended. 2. Use Permit, Design Review and Lot Line Adjustment to expand the Farmstead campus to include lodging • Integrated agricultural setting with 4 acres of farming • 65 Rooms • Low density with all single-story buildings • Extension of current Farmstead activities The project required no variances from zoning requirements.* The project is consistent with the City’s physical development standards. *Except for 24/7 manager in lieu of resident manager
5
Provides Substantial Benefits through Development Agreement The Development Agreement negotiated by the City Council sub-committee and City staff has important, precedent-setting provisions • Hall family required to retain control for the duration of the agreement • Housing Impact fee of $3.2M in lieu of $202,000 fee by ordinance • $1M at building permit issuance earmarked for Our Town St. Helena • $2.2M at permanent financing • Water Impact arrangements resulting in net increase in City’s potable water supply • $256,000 for construction of “purple pipe” in lieu of $142,000 fee • Target date for City water treatment and distribution improvements set as November 1, 2022 • 2X+ offset of project water use • Major infrastructure improvements totaling more than $5M • Realignment of Mills Lane • LMR share: $1M • Capital provided to City (repaid via TOT or other sources): $1.4M • Stormwater drainage along Mills Lane • LMR share: $0.4M • Capital provided to City (repaid via TOT or other sources): $2M • Addition of sidewalks at La Fata: $200,000 • Installation of Hawk signal at Main and Charter Oak: $40,000 • Traffic impact fees paid at certificate of occupancy: $597,000 6
Sets New Standards for SH Projects Housing • $3.2 Million dedicated to workforce housing • Leadership in creating a major project (Proposed Phelps Village or equivalent) Water • State of the art water conservation methods • “Purple Pipe” enabling citywide use of recycled water • 2X+ offset of lodging water use Traffic • Major street and intersection improvements • Pedestrian and bicycle use promoted • Leader in Napa Valley Forward workforce transit alternatives program • Company incentives for alternative transit use Climate • Carbon sequestered by organic agriculture on-site • Off-the-grid with 100 percent on-site clean energy generation • Electric vehicles • Bicycle use promoted • Sustainable building practices
7
Expands the General Fund The project will provide new revenue of $2.6M by 2024 or about 17.5% above current levels
General Fund Revenues ($M) Farmstead Property Tax $.13M Current General Fund $15M
Farmstead Sales Tax $.23M Total Farmstead Tax Revenue $2.63M
+17.5% Farmstead TOT $2.27M
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Serves our Agrarian Community Grounded in Agriculture • Authentically farm-to-table • Commitment to organic, sustainable practices, and heritage seeds and breeds • Accessible farm experiences Truly Local Serving • Corkage for Community • Supporting local-serving not-for-profits • $500,000+ donated • Family programs • Pumpkin carving • Easter Egg hunt • Gingerbread cookie decorating • Community concerts • Farmer’s market • A gathering place for locals
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Existing Site Plan
Respects Existing Farmstead
Restaurant
Farmer’s Market
Apple Meadow
• Converted existing barn to 160-person restaurant Stage
Café
Covered Patio Private Party Lawn
General Store, Tasting Room & Chef’s Table
Look and Feel was established in 2009
Meeting & Party Rooms
Live Fire Pit
• Restored historic Logan-Ives House (California Heritage Council Award) • General Store • Chef’s Table • Created outdoor café
Pergola Culinary Demonstration Garden
• Established Farmer’s Market • Planted organic vegetable gardens and fruit orchard • Installed edible landscaping • Converted nursery with City approval (building permit in 2012) • Auxiliary kitchen • Meeting & party spaces • Lawn
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Makes High Quality Incremental Improvements We will make a few changes to the existing property (approximately 1300 square feet) • Add expanded dry storage for the restaurant • Provide dry storage to support the private party spaces • Increase sound abatement • Sound wall at the outdoor bar • Sound barriers for HVAC and exhaust equipment • Raising perimeter fence to East • Improve Farmer’s Market and add Butchery
Farmer’s Market & Butchery Storage
Storage Sound Wall
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1 – 2 – 3 – 4 – 5 – 6 – 7 – 8 – 9 – 10 – 11 – 12 –
Proposed Site Plan
Agriculture
Multi-Purpose Building Guest Lodging North Guest Lodging South Guest Lodging West Spa Building Pool & Fitness Building Utility Building Agriculture Barns South Wing Farmstead Restaurant Logan-Ives House Farmer’s Market
Lodging Area Property
Walking Path between the Properties
Creates Unique Experience for Lodging Guests The expanded campus will deepen guests’ understanding about how food is grown for the table • Create unique guest experience • Immersed in agriculture • On-farm education
St. Helena Veterinary Hospital
Existing Property
• Consistent with St. Helena agrarian values • Construct and operate 65 rooms of lodging • Design an integrated campus • Consistent farmscape • Compatible with existing Farmstead architecture • Provide primary food & beverage service from existing Farmstead • Lunch and dinner service • Private parties & meetings • Maintain 4 acres zoned for agriculture 12
1 – 2 – 3 – 4 – 5 – 6 – 7 – 8 – 9 – 10 – 11 – 12 –
Proposed Site Plan
Agriculture
Multi-Purpose Building Guest Lodging North Guest Lodging South Guest Lodging West Spa Building Pool & Fitness Building Utility Building Agriculture Barns South Wing Farmstead Restaurant Logan-Ives House Farmer’s Market
Lodging Area Property Walking Path between the Properties
St. Helena Veterinary Hospital
Existing Property
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Provides Learning Spaces The multi-purpose building is the hub for guest activities that enhance the appreciation of agriculture • For lodging guests only • Breakfast service • Room service kitchen and bar • Meeting room(s) and classroom(s) • Adjacent lawn area • For lodging guests and visitors • Chef’s Table for wine and food pairing (existing use transferred from Logan-Ives House) • Agriculture education programs • Butchery • Organic farming & gardening • Canning • Seasonal cooking • Others • For employees • Showers • Break room • Bicycle parking
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Improves Access and Parking Convenient pedestrian and bicycle access for guests • Bicycles provided for every room • Network of paths connecting to existing Farmstead site and sidewalks and bike path • Electric shuttle vehicles Ample parking for guests and employees • 59 parking spaces for Restaurant, General Store and Farmer’s Market guests • Primary auto access from Mills Lane for lodging guests • 70 parking spaces required; 80 spaces provided for lodging guests • 56 offsite parking spaces for employees
15
Creates Ample Parking for Guest and Visitors Eighty (80) parking spaces for guests will be nestled into a commercial fruit orchard (just 70 spaces required)
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Reduces Impact of Employee Travel Employees will park in a dedicated offsite lot • 56 parking spaces at Dowdell and McCormick • Only 46 spaces required assuming current travel patterns • Pervious surfaces with shade trees and other landscaping covering 20 percent of area • Employees will walk or use shuttle to Farmstead campus • No employee auto traffic on Mills Lane • Adding sidewalks to La Fata (~$200K project expense)
DOWDELL LANE
MCCORMICK STREET
56 PARKING SPACES
LODGING ENTRANCE
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Provides Unrivaled Community Benefits • Workforce housing for ~150 people • “Net New Water” for the City – with significant additional savings possible • More foot traffic for Main Street • Safer Main Street for pedestrians • Better traffic flow entering town • More parking for community events • Less flooding over wide area • Reduced carbon emissions and air pollutants 18
Provides Unprecedented Resources for Workforce Housing $3,500,000
Equivalent Housing Impact Fees for Farmstead Lodging
$3,000,000
$3,200,000
(65 Rooms/53,200 sq ft)
$2,500,000 $2,200,000
$2,000,000 $1,500,000
$939,000
$1,000,000 $500,000 $114,160
$202,160
$642,508
$750,000
Yountville
Las Alcobas*
$1,000,000
$351,120
$Calistoga Housing Impact Fees:
$1,756/room
St. Helena
$3.80/sq ft
Housing Impact Fees
Napa
$6.60/sq ft
$9,885/room
Our Town St. Helena
Oak Knoll** (Napa County)
Negotiated Flat Fee
Farmstead Development Agreement
Negotiated Flat fee
Deferred Housing Impact Fund *57 Rooms + Restaurant
**50 Rooms + Restaurant
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Makes Possible Substantial New Workforce Housing Goal Create much needed workforce housing for employees involved in the wine and hospitality industries. Concept Develop a 30+ unit rental complex to serve working families: • 2- and 3-bedroom units spread across 6 to 7 buildings • 150 –185 person total occupancy, depending on bedroom mix • Green-built and energy efficient; possibly off-site construction • Plenty of parking, • Communal outdoor area • Club house with laundry facilities • Entrances on Dowdell and Mills to balance traffic flow onto Highway 29
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Proposed Site Plan & Phelps Village
Lodging Property Agriculture
Walking Path between the Properties
Existing Farmstead Property
St. Helena Veterinary Hospital
Proposed Phelps Village
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Generates “Net New Water” for City The project will install a ”Purple Pipe" the length of Mills Lane for recycled water • City’s water treatment plant upgrading to tertiary treatment • To be completed by November 1, 2022 • Recycled water becomes available for major irrigation uses • Recycled water will displace large current potable water users across the city • Grayson Avenue distribution line to be completed by November 1, 2022 • Crane Park: 15 acre-feet
“Purple Pipe” to provide irrigation water
• High School: Additional usage (pending negotiation)) • Additional distribution planned • Recycled water to offset incremental water usage by a wide margin • Saves 4.9MM gallons with just first use at Crane Park (15 Acre-feet) • Offsets lodging project usage by 2X+ • Replaces ground water for orchard and landscape irrigation
22
Creates More Foot Traffic for Downtown
Walking: 8 minutes 0.4 miles to Hunt & Main (4 city blocks) Biking: 4 minutes 0.7 miles to Hunt & Main
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Improves Crosswalk at Charter Oak The crosswalk at Charter Oak and Main Street will be upgraded with a HAWK crossing system, including a controlled stop light • Upgrades existing protected crosswalk installed by Farmstead in 2010 • Improves safety for guests walking to downtown • Protects a primary walking route to/from high school • Provides safe crossing to Farmstead administrative offices at 801 Main
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Improves Traffic Flow into Town Important street improvements will be made • Upgraded Mills Lane • Re-align with Grayson Avenue • Widen to accommodate two lanes of traffic •
Provide 42 new parking spaces along both sides of the street (provides overflow for High School Performing Arts Center)
• Add combination sidewalk/bike path leading to Main Street • Synchronized four-way traffic signal • New pedestrian crossing at Mills Lane/Grayson Avenue and Main Street • New level railroad crossing
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Reduces Flooding over Wide Area The project will also address serious drainage issues along Mills Lane that extend beyond Main Street to the west and to Dowdell Lane to the south
Flooded Area
New Stormwater Drainage System
M
ills
ne La
e an ll L e wd o D
M n ai et re St
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Improves Air Quality The project will reduce conventional sources of carbon and other pollutants • Carbon sequestered by organic agriculture on-sites • Bicycle use promoted • Solar and other alternative power generation (essentially “off the grid”) • Battery storage • Micro turbine backup (very low emission) • Co-generation for heating • Electric shuttle vehicles • “Thermal” Battery • Direct solar-to-ice production • Ice water chilling systems (no glycol) • Salt-based (no chlorine) pool/spa systems • Electric vehicles employed • Real programs to reduce peak congestion through Napa Valley Forward
27
Provides Critical Capital for City Infrastructure The project will provide $5.3M for critical infrastructure – the City will re-pay approximately $3.6M through TOT taxes over about 5 years
Infrastructure Capital Expenditures (100% = $5.3M) Purple Pipe / La Fata Sidewalks / Charter Oak Crosswalk $0.5M
Storm Drain - LMR Share $0.4M
Mills Lane - LMR Share $1M
Storm Drain - Advance to City $2M
Mills Lane - Advance to City $1.4M 28
Fills Major Gap in City Funding In summary, the Development Agreement provides for nearly $10M in total fees and capital expenditures to benefit the City
Fees and Capital Expenditures (100% = $9.7M) Traffic Impact $0.6M Purple Pipe / La Fata Sidewalks / Charter Oak Crosswalk $0.5M
Mills Lane Realignment $2.4M
Sewer and Water $0.3M
Other‌
Housing Impact $3.2M
Storm Drain $2.5M
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Is Right For St. Helena This project is right for our community and its values •
Not a new “hotel” •
Part of an existing food & beverage business
•
Management team and significant staff already in place
•
Agriculture, not “glamour” is the theme
•
Truly locally-owned and operated
•
Significant infrastructure improvements • Mills Lane realignment (including Grayson intersection) and storm drain • “Purple Pipe”/La Fata sidewalks/Charter Oak crosswalk
•
High positive benefit to City services ($2.6M+ in tax revenue) with minimal impact
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Provides Benefits Soon
Submit Planning Applications
City Council Approval
(Complete)
Construction Begins
( October)
Planning Commission Approval (Complete)
(May 2021)
Building Permit Issued
Opening Early 2023
(April 2021)
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APPENDIX
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Corkage for Community Our Corkage for Community program has benefited many local-serving organizations since 2010 Ag For Youth Ag in the Classroom - Napa County Farm Bureau Alta Heights Elementary Appellation St. Helena Bikes for Tots Calistoga Community Pool Calistoga Family Center Clinic Ole Connolly Ranch Education Center Corkage for Community Recipient Feed Our Families Food of Love. Friends & Foundation, St. Helena Public Library Friends of the Cameo Theatre SH Friends of the St Helena Library Girls on the Run Napa & Solano Hands Across the Valley Howell Mtn Elementary Jameson Animal Rescue Ranch Land Trust of Napa Valley Mt. George Elementary School Napa County Historical Society Napa County Jr Livestock Auction Napa County Landmarks Napa County Resource Conservation District Napa Farmers Guild Napa High School Band
Napa HS Choir Napa Preschool Program Napa Valley Community Disaster Relief Fund Napa Valley Hospice Napa Valley Jazz Society Napa Valley Opera House Napa Valley Support Services Napa Wildlife Rescue Nimbus Arts Northwood Elementary School Napa Valley Opera House ParentsCAN Reading is Fun (RIF) / Federated Women of Upper NV Rebuild Wine Country Rianda House Robert Louis Stevenson Middle School Rutherford Dust Society Rutherford Grange Spirit Horse Therapeutic Riding Center St. Helena High School FFA St. Helena Catholic School St. Helena Chamber (The Stephen McCullagh Fund) St. Helena Community Band St. Helena Community Pool St. Helena Family Center St. Helena Farmers Market St. Helena Fireworks
St. Helena Football St. Helena High School Baseball Program St. Helena High School Volleyball St. Helena HS Band St. Helena HS Baseball St. Helena HS Football St. Helena HS French Class St. Helena Junior Women’s Club St. Helena Kiwanis Club St. Helena Little League St. Helena Montessori St. Helena Performing Arts St. Helena Soroptimists St. Helena Youth Rugby Summer Search Napa Valley Sunrise Horse Rescue St Helena Sunrise Montessori of Napa Valley Sustainable Napa County The Music Connection - Napa Valley The Pathway Home The Young School UpValley Family Centers Vichy Elementary School Vine Village VOICES We Care Animal Services St. Helena Willow Elementary
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Logan-Ives House Award-Winning Restoration The historic Logan-Ives House at Farmstead, built in 1874, was carefully restored in 2009 • Award-winning restoration • Award of Merit from Napa Landmarks • Certificate of Recognition from the California Heritage Council • Unique example of Gothic Revival architecture fully preserved • Restoration overseen by Julia Inman of Historic Architects • Complies with Secretary of Interior Guidelines for the Restoration and Rehabilitation of Historic Structures
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Meetings & Private Parties Meetings & private parties, typical for a restaurant, will continue with no expansion of use • Ancillary restaurant guest services offered since 2012 • Less than 10% of total visitors to property • Three-quarters range from10 to 75 attendees • 1 to 4 parties per week up to 200 persons • Almost always include a meal • Up to 6 local community events per year • 4th of July Barbecue • Gingerbread baking • Holiday party • Benefit Concert • Incidental uses off-peak (e.g. yoga) Appropriate provisions for parking and sound • Meets on-site parking requirements • 40+ person parties require shuttle • Valet parking as necessary • Amplified music conformed to city noise ordinance 35
Parking & Neighborhood Complaint Summary Farmstead rigorously responds to neighborhood reports – with just 5 confirmed incidents since 2015 • Structured process to confirm incidents • No guest parking issues since 2015 • No noise or music issues since 2016 • Prompt discipline for employee parking infractions Year
Employee Parking Confirmed
Guest Parking
Total Parking Complaints
Employee Parking – Not Confirmed
Total Parking Complaints
Noise/Music
Total Complaints
Total Confirmed Complaints
2020
1
0
1
0
1
0
1
1
2019
1
0
1
4
5
0
5
1
2018
2
0
2
6
8
0
8
2
2017
0
0
0
0
0
0
0
0
2016
0
0
0
1
1
1
2
1
2015
4**
1
5
5
10
2
12
7
2014
1
2
3
3
6
2
8
5
2013
0
1
1
1
2
1
3
2
Total
9
4
13
20
33
6
39*
19
2016-2020
14
5
2013-2015
25
14
• 27 of 39 complaints from the same person; 12 Anonymous complaints ** Employee terminated after warning
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Workforce Parking & Travel Traffic impact from Farmstead workers is mitigated by several factors • Work hours are spread over nearly 24 hours (e.g. baking, landscaping, food prep, farming, café, food service) • Nearly a third of employees take alternative means to work • Employee parking is in industrial district south of town off Dowdell (no traffic on Mills Lane) • One-quarter of employees live in St. Helena
Live in St. Helena
25.0%
Walk, Ride + Carpool
31.6%
Take Carpool
Ride Bike
Walk to work
21.4%
6.6%
9.5%
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Western Viewshed Preserved The project protects our eastern neighbors’ mountain views • Ag viewshed provides expansive view to the west • Much of the multipurpose building roofline is at 10’-6” and not visible above the vines • Multipurpose building at its highest peak at 29’ will be barely visible • Does not block mountain views • Has minimal visual impact (comparable to Vet Hospital barn) • Project screens view of Wine Service Coop warehouse on Dowdell
St. Helena Veterinary Hospital roofline
New building eave line
Stanton Driv e
way
Mills Lane 38
