TO: NAPA COUNTY ZONING ADMINISTRATOR
FROM: Jaksen Wilson for Brian D. Bordona-Planning, Building, Environmental Services Director
REPORT BY: Jaksen Wilson, Planner I
SUBJECT: Calistoga High School Graduation at Sterling Vineyards
RECOMMENDATION
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Calistoga High School Graduation Ceremony at Sterling Vineyards - Category 4 Temporary Event Application #P25-00110
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 complied pursuant to Government Code Section 65962.5.
Request: Approval of an application for Temporary Event License P25-00110 filed by Audra Pittman of the Calistoga Joint Unified School District to hold the Calistoga High School Graduation at Sterling Vineyards. This event will be held on June 13, 2025, from 08:00am-09:00 pm with a maximum of 750 people in attendance. This event will be located at 1111 Dunaweal Lane, Assessor’s Parcel # 020-150-053-000.
Staff Recommendation: Find that the project is Ministerially Exempt from CEQA and approve the Temporary Event Application.
Staff Contact: Jaksen Wilson, Planner I, (707) 253-4269 or Jaksen.wilson@countyofnapa.org
Applicant Contact: Audra Pittman, Superintendent, Calistoga Joint Unified School District, (707) 942-4703
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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 P25-00110.
Discussion:
On April 16, 2025, Audra Pittman applied for a permit for a Category 4 Temporary event to be held on Assessor’s Parcel # 020-150-053-000 on June 13, 2025, for a maximum of 750 people from 08:00 am-09:00 pm. This event will be open to the public.
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.
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 concert 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: REALTY INCOME PROPERTIES 2 LLC
Applicant/Representative: Audra Pittman, Superintendent, Calistoga Joint Unified School District (707) 942-4703
General Plan Designation: Agricultural Resource (AR)
Zoning: Agricultural Preserve (AP)
Project Site Area: 84.80 acres (event site)
Application Submittal Date: April 16, 2025; Revision Requested: Deemed Complete:
Code Compliance History: There are not new violations on record with this proposed activity.
Discussion: The applicant, Audra Pittman, requests a license to hold the Calistoga High School Graduation on June 13, 2025 with the event taking place at Sterling Vineyards lower level grass area adjacent to their parking on Assessor’s Parcel # 020-150-053-000. A maximum of 750 people will be in attendance and the event is open to the public. The hours of the event are 08:00 am-09:00 pm. Set-up and practice will begin at 08:00 am, with the event taking place from 07:00 pm to 09:00 pm. Per the venue site plans, ADA restrooms will be available for the public as required by the Minimum Standards. No wine tasting will be taking place anywhere on the Sterling Vineyard property during this event.
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 750 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 to property owners within 1,000 feet, interested persons, and mailed to the property owners and emailed to interested parties. The Notice was published in the Napa Valley Register on May 15, 2025.
The application was deemed 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, no comments have been received.
SUPPORTING DOCUMENTS
1. Attachment A - Application
2. Attachment B - Site Plan