TO: NAPA COUNTY ZONING ADMINISTRATOR
FROM: Joseph Dotta for Brian D. Bordona - Planning, Building, Environmental Services Director
REPORT BY: Joseph Dotta, Planner I
SUBJECT: Napa Knockout: Combat Sports Legacy & Honor Gala at Raymond Winery
RECOMMENDATION
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Raymond Vineyards Winery Napa Knockout: Combat Sports Legacy & Honor Gala Temporary Event Application #P26-00139
CEQA Status: Ministerially Exempt from the provisions of the California Environmental Quality Act (CEQA). The project site is not included in the list of hazardous materials sites pursuant to Government Code Section 65962.5.
Request: Approval of an application for Temporary Event License filed by Association of Boxing Commissions to hold Napa Knockout: Combat Sports Legacy & Honor Gala at Raymond Winery. This new Category 4 event proposes hosting a fundraising gala to benefit the Association of Boxers and the CSAC Pension fund to support retired fighters. The event will be for a maximum of 600 attendees from 3:00 pm to 10:00 p.m. on Saturday, July 25, 2026. This event is proposed to be held on one parcel located at 849 Zinfandel Lane, St Helena, CA, Assessor’s Parcel # 030-270-027-000. Event parking/valet shuttle service will be conducted at the Ranch Winery located at 105 Zinfandel Ln, St. Helena, CA, APN: 030-060-025-000.
Staff Recommendation: Find that the project is Ministerially Exempt from CEQA and approve the Temporary Event Application.
Staff Contact: Joseph Dotta, Planner I, (707) 299-1361 or Joseph.dotta@countyofnapa.org
Applicant Contact: Timothy Shipman, President, Association of Boxing Commissions, (813) 928-8983, president@abcboxing.com, and Rebecca Johnson, Partner, O’Donnell Lane, (707) 287-3046, rebecca@odonnell-lane.com.
ITEM WAS CONTINUED AT THE JUNE 24, 2026, ZONING ADMINISTRATOR MEETING
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EXECUTIVE SUMMARY
That the Zoning Administrator:
1. Find that the project is Ministerially Exempt from the CEQA; and
2. Approve the Temporary Event Category 4 License P26-00139.
Discussion: On May 12, 2026, Rebecca Johnson, on behalf of Timothy Shipman, applied for a permit for a Category 4 Temporary event to be held at Raymond Winery on Assessor’s Parcel # 030-270-027-000 on Saturday, July 25, 2026, for a maximum of 600 people from 3:00pm-10:00pm. The event proposes to feature a fundraising gala to benefit the Association of Boxers and the CSAC Pension fund for retired fighters. This event is open to the public via ticketed admission, with attendance managed through ticket sales. Parking for this event will primarily be conducted on The Ranch Winery parcel located at 105 Zinfandel Ln, St. Helena, CA, APN: 030-060-025-000.
Unlike conditional use permits or other discretionary permits, temporary event permits are ministerial and shall be approved and issued if the minimum standards contained in the “Minimum Standards Table” of the Temporary Events Manual (the Minimum Standards) are met. Since the permit is ministerial, the purpose of the hearing is for the Zoning Administrator to evaluate and consider evidence regarding whether the applicant has demonstrated that the minimum standards have been met or are likely to have been met prior to the event. The Zoning Administrator cannot impose standards, conditions, or restrictions on the permit beyond what is provided in the Minimum Standards. As such, the public comment should be limited to whether the Minimum Standards have or have not been met or will likely be met before the event permit. Any permits, approvals or authorizations required from other agencies, departments, or divisions must be satisfied prior to the event.
A temporary event license is a ministerial permit and therefore, such action is final and not subject to the appeal provisions under Napa County Code 2.88.
Staff recommend approval of the request permit subject to compliance with County Code Chapter 5.36 and all applicable Minimum Standards in the Temporary Events Manual prior to the event.
ENVIRONMENTAL IMPACT
ENVIRONMENTAL DETERMINATION: Pursuant to Napa County’s Local Procedures for Implementing the California Environmental Quality Act (CEQA) and Sections 15022 and 15268 of the State CEQA Guidelines issuance/approval of a temporary event license shall be conclusively presumed to be ministerially exempt from the requirements of CEQA and thus preparation of an environmental document is not required. The project site is not included on a list of hazardous materials sites complied pursuant to Government Code Section 65962.5.
BACKGROUND AND DISCUSSION
Property Owner: Raymond Vineyards Winery (Event);
Property Owner: The Ranch Winery - E&J Gallo Winery (Parking)
Applicant/Representative: Timothy Shipman, President, Association of Boxing Commissions, (813) 928-8983, president@abcboxing.com, and Rebecca Johnson, Partner, O’Donnell Lane, (707) 287-3046, rebecca@odonnell-lane.com.
General Plan Designation: Agricultural Resource (AR)
Zoning: Agricultural Preserve (AP)
Project Site Area: 85.38 acres (Raymond Vineyards); 70.4 Acres (The Ranch Winery)
Application Submittal Date: May 12, 2026
Code Compliance History: There are not new violations on record with this proposed activity.
Discussion: On May 12, 2026, Rebecca Johnson, on behalf of Timothy Shipman, requests a license to hold Napa Knockout: Combat Sports Legacy & Honor Gala on Saturday, July 25, 2026, with the event taking place on Assessor’s Parcel #030-270-027-000. The event proposes to feature a fundraising gala to benefit the Association of Boxers and the CSAC Pension fund for retired fighters. A maximum of 600 people will be in attendance, which will be controlled through ticket sales. Members of the public may purchase a ticket to attend the event. Hours of the event are 3:00pm-10:00pm. Per the venue site plans, ADA restrooms will be available for the public as required by the Minimum Standards.
Event Venue: The boxing part of the proposed event will occur within the crush pad area of Raymond Vineyard Winery. This space is currently approved as a S-2 winery production or storage space and is proposed to host a temporary Assembly Group A occupancy during the event. Napa County Building Department requested an occupancy load and egress analysis be prepared, signed, and stamped by a California licensed design professional, such as a licensed architect or licensed professional engineer acting within the scope of their license. Napa County expects the forthcoming occupancy load and egress analysis will adequately demonstrate compliance with California Building Code requirements including adequate egress/ingress for persons with disabilities along with meeting the standards within the Temporary Events Manual. Furthermore, inspections will be required and conducted upon installation and prior to commencement of the event.
Parking: The majority of the event guest parking will be provided off-site at The Ranch Winery parcel. Guests will drop off their vehicles for valet parking and take a shuttle to the event venue located at Raymond Winery. On-site parking at Raymond Vineyards will be available for VIPs, rideshare/private transportation drop-off, boxing participants, and staff. All parking shuttle service will conclude by 10:30 p.m.
Noise: Since the temporary event permits are ministerial, applicants are not required to submit a noise study for County review. Furthermore, County Code Section 5.36.010 exempts temporary events from the County’s noise standards, provided such events are conducted pursuant to a license issued pursuant to Chapter 5.36, respectively, of the code and then only as specifically required by such chapter of any manual of standards adopted by resolution of the Board of Supervisors for the purpose of implementing such chapter.
Permit/License Process: Since the event will have a maximum of 600 attendees, under County Code Section 5.35.015.G, it is considered a Category 4 event. This will be the first Category 4 event to occur on this parcel this year.
Event Authorization: County Code Sections 5.36.050.B requires a public hearing before the Zoning Administrator prior to issuance of a Category 4 license/permit. This Category 4 event meets the definition of a “temporary event” under County Code section 5.36.010, which means “…any festival, fair, show, house or garden design tour, concert, dance, rally, parade, demonstration of competition of creative athletic form, or any other gathering or assemblage of individuals for the purpose of observing or engaging in expressive activities within the ambit of the First Amendment of the United States Constitution and Sections 2, 3, and 4 of Article 1 of the California Constitution, including, but not limited to music, dance, theater, speech, athletics, or any other visual, audio, or tactile arts, or combination thereof.”
Per County Code Section 5.36.050B, within thirty days following receipt of a completed application, a public hearing shall be scheduled before the Zoning Administrator on the Department’s recommendation. At least ten days prior to the hearing, notice shall be given via mail to property owners within 1,000 feet and via email to interested parties. The Notice was published in the Napa Valley Register on June 11, 2026.
The application is complete per the County’s application checklist and the required Certificate of Insurance was provided. Other agencies and departments were notified of the application and have determined the application meets or will likely meet the Minimum Standards that are within those agencies and departments’ jurisdictional authority.
Public Comments: As of the date this report was released, two comments have been received.
SUPPORTING DOCUMENTS
1. Attachment A - Application
2. Attachment B - Site Plan
3. Attachment C - Public Comments