TO: NAPA COUNTY ZONING ADMINISTRATOR
FROM: Sean Trippi, Supervising Planner for Brian D. Bordona - Director of Planning, Building and Environmental Services
REPORT BY: Wendy Atkins, Planner II
SUBJECT: Ontrail Vineyards Micro-Winery Use Permit P25-00139
RECOMMENDATION
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OZEGNA VINEYARDS, LLC C/O JIM FASSIO / ONTRAIL VINEYARDS MICRO-WINERY / USE PERMIT # P25-00139-UP
CEQA Status: Consideration and possible adoption of a Mitigated Negative Declaration and the Mitigation Monitoring Reporting Program ( MMRP). According to the proposed Mitigated Negative Declaration (State Clearing House No. 2026080629), the proposed project would not have any potentially significant environmental impacts after implementation of mitigation measures for Biological Resources. The project site is not included on a list of hazardous materials sites compiled pursuant to Government Code Section 65962.5.
Request: Approval of a Micro-Winery Use Permit to establish a new phased 5,000 gallons per year winery including the conversion of an existing barn to a winery, conversion of the existing farm labor office to winery tasting and accessory uses, construction of a new winery building and covered crush pad, associated tours and tastings by appointment only, and improve the existing driveway to comply with the Napa County Road and Street Standards.
STAFF RECOMMENDATION: Continue the item to September 30, 2026, to accommodate public noticing requirements under Napa County’s Local Procedures for Implementing the California Environmental Quality Act Section 603 Public Notice and Review. [State CEQA Guidelines §15072 and 15073].
STAFF CONTACT: Wendy Atkins, Planner II, (707) 259-8757 or wendy.atkins@countyofnapa.org
Applicant Contact: Jim Fassio, 501 El Cerrito Ave, Hillsborough, CA 94010, (650) 333-3155, ozegna@comcast.net
CONTINUED FROM THE JULY 22, 2026, ZONING ADMINISTRATOR MEETING
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EXECUTIVE SUMMARY
PROPOSED ACTIONS
That the Zoning Administrator:
1. Continue the item to the Special Zoning Administrator Meeting on September 30, 2026.
DISCUSSION: The project was scheduled to be heard at the Planning Commission Hearing of September 23, 2026. However, staff inadvertently missed the deadline for posting in the newspaper. Since the project was not noticed in a timely manner that would allow public review for the required 30-day review period prior to the hearing, staff is recommending that this item be continued to allow public review of the CEQA document prepared for this project. (SCH # 2026080629).
ENVIRONMENTAL IMPACT
ENVIRONMENTAL DETERMINATION: Consideration and possible adoption of a Mitigated Negative Declaration and the Mitigation Monitoring Reporting Program ( MMRP). According to the proposed Mitigated Negative Declaration (State Clearing House No. 2026080629), the proposed project would not have any potentially significant environmental impacts after implementation of mitigation measures for Biological Resources. The project site is not included on a list of hazardous materials sites compiled pursuant to Government Code Section 65962.5.
BACKGROUND AND DISCUSSION
Staff is recommending that the Zoning Administrator continue the item to a date certain of September 30, 2026.