TO: Napa County Planning Commission
FROM: Brian D. Bordona, Director Planning, Building and Environmental Services
REPORT BY: Matt Ringel, Planner III
SUBJECT: Vineyard House Winery Use Permit (P18-00448-UP), Use Permit Exception to the Conservation Regulations (P21-00341-UP) and Exemptions to the Road and Street Standards
RECOMMENDATION
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JEREMY NICKEL / VINEYARD HOUSE WINERY / USE PERMIT P18-00448-UP, USE PERMIT EXCEPTION TO THE CONSERVATION REGULATIONS P21-00341-UP AND EXCEPTIONS TO THE NAPA COUNTY ROAD AND STREET STANDARDS
CEQA Status: Consideration and possible adoption of a Mitigated Negative Declaration. According to the proposed Mitigated Negative Declaration, the proposed project would not have any potentially significant environmental impacts after implementation of mitigation measures. Mitigation measures are proposed for the following areas: Biological and Tribal Cultural 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 Use Permit to establish a new 20,000 gallons per year winery, including the construction of a wine cave and covered crush pad/bottling area for wine production and the conversion of an existing residence to a tasting room, associated tours and tastings by appointment only, establishment of a marketing program, and the removal and replacement of woodland habitat. The application also requests an Exception to the Conservation Regulations to construct the ingress and egresses of the cave within the stream setback and Exceptions to the Napa County Road and Street Standards is requested from a Left Turn Lane Warrant and for required improvements on the shared project driveway. The applicant has proposed a modified left turn lane from Oakville Grade Road to the project driveway and improvements that serve the same overall practical effect of the Napa County Road and Street Standards (RSS).
The project is located on an approximately 42.68-acre site within the Agricultural Watershed (AW) zoning district with a General Plan land use designation of Agriculture, Watershed, and Open Space (AWOS) at 1581 and 1583 Oakville Grade, Napa, CA 94562; APN: 027-360-022-000.
Staff Recommendation: Adopt the Initial Study/Mitigated Negative Declaration prepared for the project and approve the Exceptions to the Road and Street Standards, Use Permit Exception to the Conservation Regulations No. P21-00341 and Use Permit No. P18-00448, as conditioned.
Staff Contact: Matt Ringel, Planner III, Matthew.ringel@countyofnapa.org, (707) 299-1351
Applicant Contact: Jeremy Justin Nickel, P.O. Box 3897, Yountville, CA 94559
Applicant Representative Contact: Paul Kelley, Paul Kelley Architecture, 541 Jefferson Street, Napa, CA 94559, paul@paulkelleyarchitecture.com, (707) 257-1148.
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EXECUTIVE SUMMARY
Proposed Actions:
That the Planning Commission:
1. Adopt the Initial Study/Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program (MMRP) based on recommended Findings 1-7 in Attachment A and the supplemental CEQA Memorandum in Attachment D;
2. Approve the Exceptions to the Road and Street Standards (For Left Turn Lane geometry and aspects of the shared driveway) based on recommended Findings 8-11 in Attachment B, and subject to the recommended Conditions of Approval in Attachment C;
3. Approve the Use Permit Exception to the Conservation Regulations request (P21-00341-UP) based on recommended Findings 12-19 in Attachment B, and subject to the recommended Conditions of Approval in Attachment C; and
4. Approve the Use Permit (P18-00448) based on recommended Findings 20-24 in Attachment B, and subject to the recommended Conditions of Approval in Attachment C.
Discussion:
The project was last heard at the July 16, 2025, Planning Commission meeting. At the hearing members of the public and Commissioners provided comments and raised questions regarding topics such as access, water use, and cave spoils. The Commission requested that the hearing be continued to September 3rd. The prior staff report and attachments are available via the following link:
https://napa.legistar.com/LegislationDetail.aspx?ID=7455427&GUID=7C7A8E62-C6F9-46E4-A75C-CFCB83D57847&Options=&Search=
Since the last hearing, there have been no changes to the applicant’s request for approval of a Use Permit to allow for the establishment of a 20,000 gallon per year winery; however, the applicant has updated their proposed cave spoils plan.
The proposed winery facility includes the construction of a wine cave and covered crush pad/bottling area for wine production and the conversion of an existing residence to a tasting room, associated tours and tastings by appointment only, establishment of a marketing program, and the removal and replacement of woodland habitat. The application also requests an Exception to the Conservation Regulations to construct the ingress and egresses of the cave within the stream setback and Exceptions to the Napa County Road and Street Standards is requested from a Left Turn Lane Warrant and for required improvements on the shared project driveway. The applicant has proposed a modified left turn lane from Oakville Grade Road to the project driveway and improvements that serve the same overall practical effect of the Napa County Road and Street Standards (RSS).
Staff has reviewed the proposed project and supports granting approval, subject to the attached recommended Findings and recommended Conditions of Approval included in Attachments B and C, respectively. Wineries are conditionally permitted uses within the Agricultural Watershed (AW) zoning district. The project is located within one (1) mile of seven (7) existing wineries and is surrounded with residential homes primarily containing agricultural uses. The majority of the project’s proposed disturbance area has previously been disturbed and includes a single-family residence and a farm management barn. The increase in water demand from implementation of the winery would be approximately 4.187 acre-feet per year (AFY), bringing the parcel’s proposed total groundwater usage to 15.952 AFY. The Water Availability Analysis, prepared Richard C. Slade & Associates LLC (RCS), details that the proposed 15.952 AFY water usage is within the parcel’s estimated yearly groundwater recharge total of 17.7 AFY. Sanitary wastewater would be disposed of onsite in an existing conventional septic system that currently serves the existing residence, to be converted to a winery structure. Process wastewater disposal would be accommodated through pre-treatment and used to irrigate vineyard, as detailed in the Water Feasibility Report, prepared by Applied Civil Engineering. Based on the reasons stated above, staff recommends approval of the project, subject to the recommended Conditions of Approval.
ENVIRONMENTAL IMPACT
ENVIRONMENTAL DETERMINATION: Consideration and possible adoption of a Mitigated Negative Declaration. According to the proposed Mitigated Negative Declaration, the proposed project would not have any potentially significant environmental impacts after implementation of mitigation measures. Mitigation measures are proposed for the following areas: Biological and Tribal Cultural 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
Discussion Points:
The project was last heard at the July 16, 2025, Planning Commission meeting. At the hearing, members of the public and Commissioners provided comments and raised questions regarding topics such as access, water use, and cave spoils. The Commission requested that the hearing be continued to September 3rd so the applicant and neighbors could discuss these issues.
Access - The applicant and neighbors have met to discuss access improvements. The proposed Left Turn Lane travels through Acacia Drive and would be shared with Far Niente Winery. The applicant and neighbor met and came to a solution regarding private contracting services to conduct the improvements, to save resources. This is a private decision, and no changes are required to staff’s recommended hearing documents to implement this solution.
Water Analysis - No additional information has been provided, and no changes are proposed.
Cave Spoils - The proposed project requires approximately 10,370 cubic yards of cut and proposes placing approximately 190 cubic yards of fill to make driveway improvements and to construct a driveway to the proposed cave entrance. The applicant has updated the proposed cave spoil location, to disperse the remaining approximately 10,180 cubic yards of cave spoils on the parcel across two vineyard blocks, one at the northeastern portion of the parcel and the other at the southern most portion of the parcel.
The Engineering division has reviewed the updated spoils proposal and supports the updated approach.
Environmental Analysis - Staff prepared an Initial Study and Mitigated Negative Declaration (SCH# 2025060497) that evaluated the environmental impacts of the project and did not identify any potentially significant effects with the incorporation of mitigation measures.
Sol Ecology, provided an August 3, 2025, Biological Report memorandum that reviews the updated spoils proposal and concludes:
“In summary our biological assessment and the county’s initial study/mitigated negative declaration collectively address all project impacts associated with the project as currently proposed. Public comments relating to potential biological impacts are addressed in our report as well as the County-prepared initial study. We conclude that county conditions of approval, provisions of the zoning ordinance as well as mitigation measures proposed in our report and by County staff will reduce all potential impacts on biological resources to less than significant levels.”
California Environmental Quality Act (CEQA) guideline §15073.5(c)(4) outlines that recirculation of a Mitigated Negative Declaration is not required with the addition of new information which merely clarifies, amplifies, or makes insignificant modifications to the negative declaration. With no significant environmental effects anticipated, and with the project’s consistency with adopted County policies and regulations, staff believes that the necessary findings for the project can be made and recommends approval of the Use Permit as proposed and subject to the conditions.
Public Comments - At the time of staff report preparation, no public comments have been received since the July 16th Planning Commission hearing.
Decision Making Options:
As noted in the Executive Summary Section above, staff recommends that the Planning Commission approve the project as proposed, subject to the Findings and Conditions of Approval in Attachment B and C, respectively. However, staff has provided the following options for consideration by the Planning Commission.
Option 1 - Approve Applicant's Proposal (Staff Recommendation)
Disposition - This action would approve the project as proposed, allowing construction and operation of a 20,000-gallon per year winery with related tours and tastings and marking program that would allow up to 12 guests per day, seven days per week. The requested Use Permit would increase water demands, vehicle trips and miles, and wastewater generation at the property, in addition to adding approximately 3,030 sq. ft. of winery development area. New construction would be compliant with Napa County zoning code regulations for winery developments, including minimum setbacks from property lines and public roads, maximum lot coverage, and maximum building height. With implementation of mitigation measures pertaining to biological and cultural resources, potential environmental impacts of the project would be less than significant, and additional Conditions of Approval would be enforced with the intention of preserving public health, safety, welfare and convenience.
Staff recommends this option as the request is consistent with the Zoning Ordinance and applicable General Plan policies.
Action Required - Follow the proposed action listed in Executive Summary. If conditions of approval are to be amended, specify conditions to be amended at the time the motion is made.
Option 2 - Modify the Applicant’s Proposal and Reduce Visitation
Disposition - Should the Planning Commission determine that the intensity of the visitation and marketing plan should be reduced, the Commission may take action to reduce the number of daily, weekly, or yearly visitors and/or reduce the number of proposed marketing events and/or reduce the hours of visitation.
Action Required - Follow proposed actions listed in the Executive Summary and amend scope and project specific conditions of approval to reduce the maximum daily visitation and/or number of marketing events. If significant revisions to the Conditions of Approval are required, the item may need to be continued to allow staff adequate time to prepare the revised conditions.
Option 3 - Deny Applicant's Proposal
Disposition - In the event the Commission determines that the project does not or cannot meet the required findings for the granting of a Use Permit, Commissioners should identify what aspect or aspects of the project are in conflict with the required findings. State Law requires the Commission to adopt findings, based on the General Plan and County Code, setting forth why the proposed Use Permit modification is not being approved.
Action Required - Commission would move to deny the project.
Option 4 - Continuance Option
The Commission may continue an item to a future hearing date at its own discretion.