TO: Napa County Planning Commission
FROM: Brian D. Bordona - Director Planning, Building and Environmental Services
REPORT BY: Enrique Torres - Planner II
SUBJECT: Castellucci Estate Winery Use Permit (P25-00028-UP) and an Exception to the Road and Street Standards
RECOMMENDATION
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ANTONIO AND RITA CASTELLUCCI TRUST/ CASTELLUCCI ESTATE WINERY / USE PERMIT P25-00028-UP AND AN EXCEPTION TO THE 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 area: Biological Resources. In accordance with Section 15105(b) of the California Environmental Quality Act (CEQA) Guidelines, Napa County submitted the proposed Initial Study/Negative Declaration to the State Clearinghouse for a 30-day review period beginning October 15, 2026, and running through November 13, 2026 (State Clearinghouse No. SCH 2026100418) https://ceqasubmit.opr.ca.gov/. This project is not on any lists of hazardous waste sites enumerated under 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 covered crush pad, associated tours and tastings by appointment only and establishment of a marketing program. The application also requests Exception to the Napa County Road and Street Standards for travel lane and gate width standards.
The project is located on an approximately 14.96-acre site within the Agricultural Preserve (AP) zoning district with a General Plan land use designation of Agricultural Resource (AR) at 7900 Money Road, Napa, CA 94558; APN: 031-030-024-000.
Staff Recommendation: Adopt the Initial Study/ Mitigated Negative Declaration prepared for the project and approve Use Permit No. P25-00028 and the Exceptions to the Road and Street Standards, subject to the recommended conditions of approval.
Staff Contact: Enrique Torres, Planner II, enrique.torres@countyofnapa.org, (707) 253-4307
Applicant Contact: Antonio and Rita Castellucci, 14 Pelican Point Road, Belvedere, CA 94920, antoniocastellucci14@gmail.com, (415) 948-4595
Agent Contact: Kirsty Shelton, 101 South Coombs Suite Y20, Napa, CA 94558, ks@palisadeslanduse.com, (707) 265-6512
Applicant Representative Contact: Rob Anglin, Holman Teague Roche Anglin, LLP, 1455 First Street, Suite 217, Napa, CA 94559, anglin@htralaw.com, (707) 927-4280
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EXECUTIVE SUMMARY
Proposed Actions:
That the Planning Commission:
1. Adopt the Initial Study/Mitigated Negative Declaration based on recommended Findings 1-7 in Attachment A;
2. Approve the Exceptions to the Road and Street Standards based on recommended Findings 8-9 in Attachment A, and subject to the recommended Conditions of Approval in Attachment B;
3. Approve the Use Permit request (P25-00028-UP) based on recommended Findings 10-14 in Attachment A, and subject to the recommended Conditions of Approval in Attachment B;
Discussion:
The proposed project includes the establishment of a new 20,000 gallons per year winery, which includes the construction of 11,565 square-feet of production space including a covered crush pad and barrel chais. The proposed project also includes a total of 2,837 square-feet of accessory space totaling 24% of the total production space, with the accessory space including tasting rooms, a kitchen, bathrooms, and miscellaneous space. The proposed winery includes the utilization of the existing entrance gate and travel lane width of the existing bridge through the granting of an Exception to the Napa County Roads and Streets Standards. The existing driveway will remain unchanged for the first 200 feet, then widened and improved for 150 feet to meet common drive standards, followed by 300 feet of new road leading to the winery. The project includes landscaping, approximately 3,000 cubic yards of earthwork in the form of fill for the new winery construction, onsite parking for eleven (11) vehicles, and the establishment of a by-appointment tours and tastings and a marketing program.
Staff has reviewed the proposed project and supports granting approval, subject to the recommended Conditions of Approval included in Attachments B. Additionally, Staff believes that the required Findings to issue an exception to the Napa County Road and Streets Standards can be made. Conditions of Approval related to groundwater, traffic, and wastewater will prevent the project from creating any significant environmental impacts. Adoption of the project’s Mitigated Negative Declaration and Mitigation, Monitoring and Reporting Program will also reduce potential impacts to biological resources to a less than significant impact. Staff believe that the necessary findings for the project can be made and recommends approval of the Use Permit request as proposed and subject to conditions, approval of the Exception to the Napa County Road and Streets Standards, and adoption of the Mitigated Negative Declaration.
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 area: Biological Resources. In accordance with Section 15105(b) of the California Environmental Quality Act (CEQA) Guidelines, Napa County submitted the proposed Initial Study/Negative Declaration to the State Clearinghouse for a 30-day review period beginning October 15, 2026, and running through November 13, 2026 (State Clearinghouse No. SCH 2026100418) https://ceqasubmit.opr.ca.gov/. This project is not on any lists of hazardous waste sites enumerated under Government Code Section 65962.5.
BACKGROUND AND DISCUSSION
Owner/Applicant: Antonio and Rita Castellucci, antoniocastellucci14@gmail.com, (707) 963-3724
Applicant Agent: Kirsty Shelton, 101 South Coombs Suite Y20, Napa, CA 94558, ks@palisadeslanduse.com, (707) 265-6512
Representative: Rob Anglin, Holman Teague Roche Anglin, LLP, anglin@htralaw.com, (707) 927-4280
Zoning: Agricultural Preserve (AP)
General Plan Designation: Agricultural Resource (AR)
Parcel size: 14.96-acres
Application Filed: February 2, 2025
Application Deemed Complete: June 3, 2026
State Clearinghouse Number: 2026100418
Existing Development: The project consists of one parcel (APN 031-030-024-000) approximately 14.96 acres in size. Existing development on the parcel includes a driveway, a main single-family residence, a second single-family residence referred to as the “bunk house” (CLN# 91450), vineyards, and two (2) existing wells (E18-00274) serving the property and the additional well has a water line easement (Document Identification #2023-0010561) that serves neighboring parcel (031-030-026-000). Site access is shared with the neighboring residence to the east and is provided through a Driveway Easement (Napa County Recorder Document Identification #2008-0004056). The nearest off-site residence is situated 585 feet away, located within the contiguous neighboring parcel to the east. The proposed winery will be located within an existing agricultural vineyard located on slopes less than 2%. Land uses in the area are dominated by large lot residential properties, wineries, and vineyards.
Request: Approval of a Use Permit for a 20,000 gallon per year winery to allow for the following:
1. Construction of a new winery facility containing 11,656 square feet of production space
2. Construction of 2,837 square feet for accessory uses, including a medium risk commercial kitchen;
3. Import approximately 3,000 cubic yards of soil associated with the construction of the new winery.
4. Tours and tastings by appointment only for a maximum of 30 visitors per day with a maximum of 210 visitors per week including food and wine pairing;
5. Establishing a marketing program, which may include catered events, as follows;
i) Monthly (12 per year) wine and food pairings for up to 25 guests;
ii) Five (5) wine release/club events annually for up to 50 guests;
iii) Two large events annually for up to 125 guests;
6. On-premises consumption of wines produced on-site within the outdoor hospitality areas, located on the hospitality terrace, in accordance with Business and Professions Code Sections 23358, 23390 and 23396.5 (AB 2004);
7. Hours of operation seven days a week: production 7:00 a.m. to 5:00 p.m. (non-harvest), visitation 10:00 a.m. to 6:00 p.m. and marketing events 12:00 p.m. to 11:00 p.m. (conclusion of cleanup);
8. Up to two (2) full-time production employees, three (3) part-time hospitality employees, and approximately four (4) seasonal employees;
9. On-site parking for eleven (11) vehicles (including one (1) ADA parking space);
10. Installation of 2 (two) engineered subsurface drip type onsite wastewater disposal systems;
11. Installation of a Non-Transient Non-Community Public Water System;
12. Minor road improvements associated with the new winery to meet commercial standards. The existing driveway will remain unchanged for the first 200 feet +/-, then widened and improved for 150 feet +/- to meet commercial drive standards, followed by 300 feet +/- of new road leading to the winery;
13. Construction of a 10,500 gallon water tank for domestic water storage purposes and construction of a 30,000-50,000 gallon water tank for fire protection storage;
An Exceptions to the Napa County Roads & Streets Standards (NCRSS) have been requested to support the existing travel lane width and the gate standard. In regard to the travel lane width exception request, the NCRSS requires a minimum of 20-foot-wide travel ways with one (1) foot of shoulder on each side, however improvements to the 14-foot width existing bridge travel lane, would result in earth disturbance within the creek setback and in the removal of riparian vegetation due to widening of the approximately 70-foot long bridge. Signage and turnouts will be utilized in the project design to accommodate passengers and regular traffic. Additionally, the Exception request is to forego the NCRSS gate standards of 22-foot horizontal clearance when open along a commercial roadway and compliance with the appropriate setbacks. The gate has a 14-foot horizontal clearance when open and is set back 24 feet from the edge of Money Road and 35 feet from the centerline. The setback from the centerline of Money Road is 42 feet pursuant to the NCRSS. The gate could not be widened to commercial standards, as it would be infeasible given the travel lane width is restricted to 14 feet over the bridge and any modification along the bridge would increase disturbances within the stream setback. The exception would only affect the first 125 linear feet of the roadway and the existing gate.
Proposed Winery Building Size: 14,493 sq. ft. of total area (Production area and Accessory area)
Proposed Winery Development Area: 9,500 sq. ft. or 0.22-acres
Proposed Winery Coverage Area: 57,400 sq. ft. or 1.32-acres (maximum allowed: 25 percent or 15-acres of an existing parcel).
Proposed Accessory/Production Ratio: The Winery’s Accessory Use is 24 percent (2,837/11,656)(maximum allowed: 40 percent)
Proposed Production Capacity: 20,000 gallons
Proposed Number of Employees: Two (2) full-time production employees, three (3) part-time hospitality employees, and approximately four (4) seasonal employees
Proposed Visitation: Hosted daily tours and tastings by appointment only for a maximum of thirty (30) visitors per day with a maximum of 210 visitors per week, resulting in 10,920 visitors per year.
Proposed Marketing Program: A total of twelve (12) marketing events per year allowing a maximum of 25 guests, five (5) marketing event per year allowing a maximum of 50 guests, and two (2) marketing event per year allowing a maximum of 125 guests. The total amount of annual marketing guests allowed under the proposed program is 800.
Proposed Days and Hours of Winery Production: 7:00 A.M. - 5:00 P.M.(non-harvest) Monday through Sunday
Proposed Days and Hours of Visitation: 10:00 A.M. - 6:00 P.M. Monday through Sunday
Proposed Hours of Marketing Events: 12:00 P.M. - 11:00 P.M. (including clean-up)
Proposed Parking: Eleven (11) parking stalls, including one (1) ADA parking stall:
Setbacks:
Required road setbacks: 28 feet from the centerline of the shared private driveway
Required property line setbacks: 20 feet front, side, and rear yards setbacks.
Proposed Setbacks: All winery-related buildings are 300 or more feet away from the centerline of the shared private road.
Adjacent General Plan Designation / Zoning / Land Use:
North: Agricultural Resources (AR) General Plan land use designation / Agricultural Preserve (AP) Zoning District /agriculture, single-family residential land uses
South: Agricultural Resources (AR) General Plan land use designation / Agricultural Preserve (AP) Zoning District / agriculture and single-family residential land uses
East: Agricultural Resources (AR) General Plan land use designation / Agricultural Preserve (AP) Zoning District / agricultural and single-family residential land uses
West: Agricultural Resources (AR) General Plan land use designation / Agricultural Preserve (AP) Zoning District / agricultural and single-family residential land uses
Wineries in one (1) Mile Vicinity:
Cakebread Cellars, Round Pond Winery, Turnbull Wine Cellars, Nickel and Nickel Winery, Opus One Winery, Saddleback Cellars, Swanson Winery, Silver Oak Wine Cellars, Nemerever Winery, Groth Winery & Oakcross Winery, and Villa Ragazzi.
Parcel History:
The project parcel currently comprises a total of 14.96 acres under APN 031-030-024-000, as a result of a lot line adjustment (LLA) recorded under LLA 1564. Prior to LLA 1564, the majority of the project site was located within the previous parcel, APN 031-030-004-000, which was an original parcel created through a deed conveyance. An application for a new winery in the form of a Use Permit was submitted to Napa County Planning, Building, and Environmental Services on February 3, 2025. When the property was identified under APN 031-030-004-000, an existing 1,392-square-foot residence, referred to as the “bunk house,” was located on the property and received a Certificate of Legal Nonconformity under Permit #91450. In addition to the bunk house, the project parcel is currently developed with a main residence, detached garage, pool, two (2) wells, approximately 6.5 acres of vineyards, and 0.4 acres of orchard. Of the two (2) wells, well E18-00274 serves the subject property, while the second well is subject to a water line easement (Document Identification #2023-0010561) that provides water service to the neighboring parcel, APN 031-030-026-000. Access to the project site is shared with the existing residences on the project parcel and the neighboring parcel, APN 031-030-026-000, through a Driveway Easement (2008-0004056, NCR).
Code Compliance History:
There are no open or pending code violations on the subject property.
Discussion Points:
Setting - The project site is located off Money Road, approximately 0.6 miles northwest of the intersection of Money Road and Oakville Cross Road, approximately three (3) linear miles southeast to the City of Yountville, and approximately one (1) linear mile west of State Highway 29. Money Road is a public road, with access to the project site provided by a private roadway and existing driveway. The surrounding area is characterized by large-lot residential properties, wineries, vineyards, and other agricultural uses. The nearest off-site residence is located approximately 585 feet from the proposed winery on a contiguous neighboring parcel. The project site consists of only one (1) soil type, which is the Yolo loam, 0 to 10 percent slopes, Major Land Resource Area (MLRA) 14. According to the County of Napa’s Environmental Mapping (GIS Vegetation layer) the project property is compromising of agriculture (irrigated vineyards & orchards) and developed land. Land uses in the area are dominated by large lot residential properties, wineries, and vineyards. The closest off-site residences measure between approximately 580 feet to the south from the proposed winery.
Winery Proposal -The Use Permit request (P25-00028) proposes the establishment of a new 20,000 gallon per year winery, which includes the construction of 11,565 square-feet of production space including a covered crush pad and barrel chais. The proposed project also includes a total of 2,837 square-feet of accessory space totaling 24% of the total production space, with the accessory space including tasting rooms, a kitchen, bathrooms, and miscellaneous space. The proposed winery includes the utilization of the existing entrance gate and travel lane width of an existing bridge over a blue line stream through the granting of two (2) exceptions to the Napa County Roads and Streets Standards. The existing driveway will remain unchanged for the first 200 feet, then widened and improved for 150 feet to meet common drive standards, followed by 300 feet of new road leading to the winery. The project includes landscaping, approximately 3,000 cubic yards of earthwork in the form of fill for the new winery construction, onsite parking for eleven (11) vehicles, and the establishment of a by appointment tours and tastings and marketing program.
Visitation and Marketing -The applicant proposes a visitation and marketing program to include tours and tastings for up to 30 guests per day with a maximum of 210 guests per week by appointment only between the hours of 10:00 a.m. and 6:00 p.m., Monday-Sunday. The applicant also proposes a total of twelve (12) marketing events per year allowing a maximum of 25 guests, five (5) events per year allowing a maximum of 60 guests, and two (2) events per year allowing a maximum of 125 guests. Guests for the larger event will be transported to the site via shuttle/bus. No visitation will occur on days with marketing events. The marketing events will occur between 12:00 p.m. and 11:00 p.m. (quiet cleanup included)
Water - A Water Availability Analysis (WAA) was prepared by Applied Civil Engineer on January 22, 2026. As directed by the County’s WAA Guidance Document dated May 2015 and the Interim Standards dated January 2024, the report includes Tier 1 calculations for the existing and proposed water uses, a groundwater recharge analysis, a Tier 2 well and spring interference analysis, and a Tier 3 groundwater/surface water interaction analysis. Details on the Tier 1, 2 and 3 analyses are provided below.
Tier 1 (Water Use / Parcel Specific Recharge Analysis): The existing groundwater demand consists of 1.35 acre-feet per year (ac/ft per year) towards the two (2) residences, 3.25 ac/ft per year towards vineyard irrigation, 1.6 ac/ft per year towards orchard irrigation, 8.5 ac/ft per year towards landscaping, for a total of 14.7 ac/ft per year. With the project parcel located within the Napa Valley subbasin, Napa County is requiring for all properties within the Napa Valley subbasin to use the Reduced Water Use Recharge Criteria of 0.3 acre-feet per year, or for the proposed use to result in a no-net increase from the existing baseline conditions for the applicable screening criteria. Additionally, the project parcel will no longer serve the adjacent parcel’s (7888 Money Road) 0.5-acres of orchards, and the adjacent parcel is constructing a New Well (under permit E25-00474) to independently serve their water usage. Therefore, the existing water usage provided is solely based off the existing baseline water usage of the project parcel.
To ensure the proposed groundwater demand as mentioned above results in a no-net increase from the existing groundwater demand, the applicant proposes to remove 0.4 acres of orchard found along the western edge of the subject property reducing the ac/ft per year by 1.6 ac/ft per year, and of the existing 6.5 acres of vineyards, 1.4 acres are proposed to be removed as part of the winery and road construction. An additional 0.8 acres of vineyard will be planted within the existing orchard area and on the soil berms surrounding the winery. As a result, the project will retain a total of 5.9 acres of planted vineyards onsite, with a groundwater demand of a 2.95 ac/ft per year, resulting in a 0.3 ac/ft per year reduction to vineyard irrigation groundwater demand. The residences are to remain at 1.35 ac/ft per year, with a slight increase by 0.1 ac/ft per year to the landscaping for a total 8.6 ac/ft per year, and with the introduction of the proposed winery facility at 0.70 ac/ft per year, the total proposed groundwater demand for the proposed project is 13.6 ac/ft per year.
However, the proposed water usage of 13.6 acre/feet per year, while over the allotted 4.49 acre-feet per year, would result in a no-net increase in water use from the existing 14.7 acre-feet per year, and therefore complying with the Tier 1 requirements. The parcel spans a total of 14.96 acres within the Napa Valley Floor and per the WAA guidance document water use screening criteria, the parcel would be allotted 14.96 acre-feet per year. The reduced screening water use criteria would reduce the amount allotted to 4.49 acre-feet per year. However, the proposed water usage of 13.6 acre/feet per year, while over the allotted 4.49 acre-feet per year, does not result in an increase in water use from the existing 14.7 acre-feet per year, and therefore the project complies with Tier 1 requirements.
Tier 2 (Well and Spring Interference Analysis): The latest Interim Napa County Well Permit Standards and WAA Requirements require an interference analysis for any proposed increase in groundwater use occurring from project wells within 500 feet of any offsite well or 1,500 feet from any off‐site spring. A Tier 2 analysis is not required since the project’s well is greater than 500-ft away from any of the neighbor’s wells and there are no known springs in the vicinity. Furthermore, according to the Interim Napa County Well Permit Standards and WAA Requirements - January 2024 a Tier 2 Analysis is not required for projects that do not increase water use.
Tier 3 (Groundwater/Surface Water Interaction): A Tier 3 review is the County’s adopted method for complying with its duties under the Public Trust Doctrine. As discussed herein, the existing project will comply with the WAA guidance document. The latest Interim Napa County Well Permit Standards and WAA Requirements require an analysis of potential groundwater to surface water interaction for new, altered, or increased groundwater use occurring from project wells within 1,500 feet of any County‐identified Significant Stream inside the Napa River Watershed. According to the Interim Napa County Well Permit Standards and WAA Requirements - January 2024 a Tier 3 Analysis is not required since the project well is greater than 1,500-feet from significant streams. The nearest significant stream to the project well is over 1,600-feet to Conn Creek and over 3,600-feet to the Napa River. Because the project well is not within 1,500 feet of a designated significant stream, the project well aligns with the project’s WAA and satisfies the County’s Public Trust duties.
Public Trust - The public trust doctrine requires the state and its legal subdivisions to “consider,” give “due regard,” and “take the public trust into account” when considering actions that may adversely affect a navigable waterway. (Environmental Law Foundation v. State Water Resources Control Bd. ; San Francisco Baykeeper, Inc. v. State Lands Com.) There is no “procedural matrix” governing how an agency should consider public trust uses. (Citizens for East Shore Parks v. State Lands Com.) Rather, the level of analysis “begins and ends with whether the challenged activity harms a navigable waterway and thereby violates the public trust.” (Environmental Law Foundation, 26 Cal.App.5th at p. 403.). As demonstrated in the Environmental Law Foundation vs State Water Resources Control Board Third District Appellate Court Case, that arose in the context of a lawsuit over Siskiyou County’s obligation in administering groundwater well permits and management program with respect to Scott River, a navigable waterway (considered a public trust resource), the court affirmed that the public trust doctrine is relevant to extractions of groundwater that adversely impact a navigable waterway and that Counties are obligated to consider the doctrine, irrespective of the enactment of the Sustainable Groundwater Management Act (SGMA). As disclosed and assessed in the Initial Study/Mitigated Negative Declaration and the WAA, the County concludes that no harm to (or less-than-significant impacts on) public trust resources would result from the proposed project due to the project well is being located over 1,500 feet of the designated significant stream, therefore the project well aligns with the project’s WAA and satisfies the County’s Public Trust duties.
The project design complies with designated stream setbacks established by the Napa County Conservation Regulations and County Code Section 18.108.025.
Sanitary Waste Disposal - As discussed in detail in Section 7 (Geology and Soils), a Wastewater Feasibility Study, dated February 2026, was prepared by Applied Civil Engineering Inc. Exhibit-C which outlines the required wastewater system to meet the needs of the proposed project. The proposed winery sanitary wastewater disposal needs can be served by an engineered subsurface drip type onsite wastewater disposal system and the winery process wastewater can be pretreated and disposed of via an engineered subsurface drip type onsite wastewater disposal system.
The process wastewater treatment system will be designed per the Regional Water Quality Control Boards (RWQCB) and Planning, Building, and Environmental Services (PBES) department’s requirements. The facility will have to enroll for coverage under the General Waste Discharge Requirements for Winery Process Water and meet discharge standards and monitoring requirements specific to the amount of waste discharged. The Division of Environmental Health reviewed this report and concurred with its findings, conditioned that the plans shall be designed by a licensed Civil Engineer or Registered Environmental Health Specialist and approved by the Division of Environmental Health. Ongoing water quality monitoring will be required.
Water System - As discussed in Section 19 (Utilities & Service Systems) a Water System report dated July 24, 2025, was prepared by Applied Civil Engineering Inc., provided recommendations in regard to the proposed onsite water system which will be classified as a new Transient Non-Community Public Water System per the State of California Drinking Water Requirements, which shall be served by well E18-00274. Typical infrastructure required for a public water system includes a well with a minimum of a 50-foot deep, 3-inch wide annular seal, water storage tanks that meet design and construction standards, UV light treatment, and water lines that meet setbacks.
The existing well proposed to serve the winery and existing development, currently has a 57-foot deep, 3.5-inch concrete annular seal which meets the minimum requirements. Prior to occupancy, the owner/permittee is required to submit a technical report completed by a licensed engineer with experience in designing water systems. The technical report must be submitted to the Regional Water Quality Control Board prior to beginning any water-related improvements. Additionally, the owner/permittee must obtain an annual operating permit for the water system from County Environmental Health and comply with all required monitoring and reporting. Impacts would be less than significant.
Stormwater drainage would be managed through the Napa Countywide Stormwater Pollution Prevention Program Erosion and Sediment Control Plan Guidance. All on site civil improvements shall be constructed according to plans prepared by a registered civil engineer, which will be reviewed and approved by the Engineering Division.
Greenhouse Gas Reduction Strategies - The applicant intends to implement a number of greenhouse gas reduction strategies including the checked Voluntary Best Management Practices Measures submitted with the project application: BMP-6, -9, -11, -14, -15, -16, -18, -21, -23, and -24, were selected. The BMP’s consists of a vehicles miles traveled reduction plan, energy-efficient compact fluorescent (CF) bulbs or Light Emitting Diode (LED) for your most-used lights, low impact development design, water efficient landscaping, composting food & garden material, electrical vehicle charging stations, optimization of site conditions in design, and limit grading.
A condition of approval will be included to require implementation of the checked Voluntary Best Management Practices Measures submitted with the project application.
Grape Sourcing - The proposed winery will have a maximum production of 20,000 gallons of wine. The 14.96 acre property with existing on-site vineyards will provide a source for grapes for wine production. The applicant has signed the County’s 75 Percent Grape Source Agreement.
Noise - The proposed project would result in a temporary increase in noise levels during grading and construction activities and the intermittent increase of ambient noise resulting from wine making and visitation. However, noise generated by construction activities would be limited to daylight hours and the use of properly muffled vehicles. Outdoor amplified music is not proposed.
Biological Resources - To assist in determining potential adverse effects, the project applicant provided a Biological Evaluation prepared by WRA Environmental Consultants, dated April 30, 2025. The evaluation included a review of literature and biological databases, a field survey, and an assessment of existing land cover, habitat conditions, aquatic resources, and the potential presence of special-status species. For plants, WRA reviewed the Rutherford USGS 7.5-minute quadrangle and conducted a floristic survey; for wildlife, the evaluation considered special-status species documented throughout Napa County and assessed their potential to occur based on site conditions and the professional expertise of the biologists.
The project parcel is entirely developed and consists of residences, paved roads, orchards, vineyards, and landscaping. These areas have been previously and actively disturbed, providing virtually no habitat for native plants and limited habitat for wildlife. Nine plant species were identified within the developed areas, none of which are special-status species, and developed land is not considered sensitive by Napa County. The study area also contains approximately 0.9 acres of Valley Oak Woodland and a distributary blue-line stream along the western edge of the project area, associated with the impounded waters of Conn Creek, a County-designated significant stream. The Valley Oak Woodland is confined to the stream banks and has a discontinuous canopy dominated by Valley Oak, with three plant species identified in the canopy and six species in the understory, consisting of native and weedy species. Although Valley Oak Woodland is a sensitive and protected resource, the project does not propose vegetation removal or ground-disturbing activities within the stream setback or Valley Oak Woodland. Additional protection is provided through the applicable NCRSS exceptions and Policy CON-24(c), which restrict work within the stream setback and establish Valley Oak Woodland retention standards.
The biological evaluation identified 21 special-status plant species documented within the Rutherford quadrangle; however, based on the floristic survey and site conditions, including hydrology and geographic location, WRA determined that none have potential to occur within the project area. For wildlife, 57 special-status species were identified as documented within Napa County through the Napa County Baseline Data Report and California Natural Diversity Database. Of these, 12 have potential to occur within the study area, including nine species associated with the developed portions of the site and three species-Foothill Yellow-Legged Frog (FYLF), Northern Pond Turtle (NPT), and Steelhead-associated with the blue-line stream. Steelhead is confined to the aquatic habitat of the stream and is not anticipated to be impacted. FYLF and NPT are unlikely to occur outside the stream but could be present during NPT overland movement or FYLF winter dispersal.
To address potential impacts, the Biological Evaluation recommends five mitigation measures.
BIO-1 requires vegetation removal between September 1 and January 31 to avoid the general nesting bird season. If removal cannot occur during this period, a qualified biologist shall conduct a survey no more than seven days before tree removal or ground disturbance, with nesting habitat protected until young have fledged.
BIO-2 requires tree removal between September and March to avoid the general bat maternity season; if removal occurs during the maternity season, a qualified biologist shall survey the trees for bats and felled trees shall remain undisturbed for at least 24 hours.
BIO-3 requires initial ground disturbance and tree trimming/removal for Swainson’s Hawk to occur between September 1 and February 28, with at least three surveys spaced a minimum of seven days apart before disturbance or tree work. Surveys shall not occur between April 20 and June 10, consistent with the recommended Swainson’s Hawk nesting survey protocol, and any identified active nest shall be protected by an exclusionary buffer until the young have fledged or the nest is confirmed inactive.
BIO-4 requires two surveys at least 14 days before construction if surface water is present in the blue-line stream, followed by a daytime survey within 48 hours of project initiation if FYLF or NPT are identified. Where warranted, exclusionary fencing, biological monitoring, and worker education shall be implemented, and any FYLF or NPT within the construction area shall be allowed to leave the disturbance area on its own accord, as confirmed by the biologist.
Finally, BIO-5 restricts ground-disturbing activities between April 15 and October 15, requires sediment migration and erosion-control measures between the project site and blue-line stream, and requires work to cease when rainfall reaches one-half inch within 24 hours and remain suspended until rainfall has ceased for at least 12 hours. These measures provide additional protection for FYLF, NPT, and Steelhead by reducing the potential for sediment migration into aquatic habitat.
With implementation of BIO-1 through BIO-5 and compliance with applicable stream setback and Valley Oak Woodland protections, potential impacts to special-status species and sensitive biological resources would be minimized.
AB52 / Tribal Cultural Resources - On June 3, 2026, County Staff sent invitations to consult on the proposed project to Native American tribes who had a cultural interest in the area and who as of that date had requested to be invited to consult on projects, in accordance with the requirements of Public Resources Code section 21080.3.1. Staff received a response from the Yocha Dehe Wintun Nation on June 26, 2026, confirming the project is not within their aboriginal territories and deferred correspondence to the Mishewal Wappo Tribe of Alexander Valley. Staff received a response from the Middletown Rancheria of Pomo Indians of California (Middletown Rancheria) on July 8, 2026, confirming the project is not within their aboriginal territories and deferred correspondence to the Mishewal Wappo Tribe of Alexander Valley. The County received a response letter from the Mishewal Wappo Tribe of Alexander Valley on June 30, 2026, indicating that the project area was within their aboriginal territories and requested consultation accompanied with a site visit, carried out on August 14, 2026. On September 10, 2026, Scott Gabaldron, the Tribal Historic Preservation Officer determined that no additional Mitigation Measures were deemed necessary.
Access Improvements/Transportation - An Exception to the Napa County Road and Street Standards (NCRSS) is requested to allow deviations from the commercial roadway Travel Lane Width and Gate Standards for the first approximately 125 feet of the existing access roadway near its intersection with Money Road. The NCRSS requires commercial roadways to provide a minimum 20-foot-wide travel way with a minimum one-foot drivable shoulder on each side of the roadway and requires commercial gates to provide a 22-foot horizontal clearance and specified setbacks from the roadway. The existing access road, including a bridge crossing an unnamed blue-line stream, was originally constructed to residential standards and provides a 14-foot-wide travel lane. The existing gate also does not meet current commercial roadway width and setback standards. Widening the bridge, roadway, and gate to fully comply with current NCRSS standards would result in disturbance within the stream setback and impacts to adjacent riparian vegetation.
The Engineering Services Division, in consultation with the Napa County Fire Marshal, reviewed the requested NCRSS exception and determined that the project satisfies the required findings for an exception. To maintain emergency access while minimizing environmental impacts, the existing bridge will be upgraded to support the required 75,000-pound emergency vehicle loading standard with minimal disturbance to riparian resources. Additional improvements include enhancement of the existing turnout west of the bridge, construction of a new turnout east of the bridge, improved visibility through removal of landscaping adjacent to the entry gate, installation of warning signage at both ends of the bridge to alert motorists of potential oncoming traffic, and vegetation management to maintain the required horizontal and vertical clearances. Conditions of approval also require ongoing roadway maintenance to ensure continued emergency vehicle access and provide for future evaluation should additional development be proposed.
The proposed driveway will be extended to the winery development area to improve site access and provide paved parking, fire apparatus hammerhead turnaround areas, and adequate emergency circulation. The roadway improvements, together with the approved NCRSS exception, provide adequate site circulation and emergency access while avoiding unnecessary impacts to environmentally sensitive resources. The project would not introduce hazardous roadway design features, create dangerous intersections, or result in incompatible transportation uses. The proposed winery would generate a relatively low level of traffic and would not substantially increase hazards associated with roadway geometry or existing agricultural operations. The project has been reviewed by the Napa County Fire Department, Napa County Public Works Department, and Engineering Services Division and has been found acceptable, as conditioned.
Based on the County's Transportation Impact Study (TIS) Guidelines and Winery Trip Generation Worksheet, the proposed winery is expected to generate approximately 40 average daily trips on a weekday and 37 average daily trips on a Saturday during the harvest/crush season. Because the project would generate substantially fewer than the County's threshold of 110 net new daily trips, preparation of a Transportation Impact Study is not required. Vehicle trips associated with the proposed nineteen (19) annual marketing events are considered negligible and are screened out under the County's trip generation methodology. Likewise, because the project would generate fewer than 110 net new daily vehicle trips, it qualifies for the County's Vehicle Miles Traveled (VMT) screening criteria and is presumed to have a less-than-significant transportation impact consistent with CEQA Guidelines Section 15064.3(b). Therefore, the project would not conflict with the County's VMT policies or require additional VMT analysis.
The winery project was also evaluated for consistency with Napa County General Plan Policy CIR-14, which requires projects to provide adequate parking while avoiding excess parking that could generate unnecessary vehicle trips. The project proposes a total of eleven (11) parking spaces, including ten (10) standard spaces and one (1) ADA-compliant electric vehicle parking space. Winery visitation will occur by appointment only, with a maximum of approximately 30 daily visitors arriving in staggered intervals such that no more than three to four guest vehicles are expected to be on-site at any given time. Three part-time employees will utilize the remaining parking spaces during normal operations. While the proposed parking supply is adequate for daily winery operations, larger marketing events would require additional parking accommodations. As a condition of approval, the applicant shall prepare an event-specific parking management plan for any event exceeding available on-site parking, which may include valet parking and shuttle service to the winery. This condition ensures that adequate parking will be provided without constructing unnecessary permanent parking facilities that could encourage additional vehicle trips beyond those analyzed for the project.
In summary, the proposed roadway improvements, emergency access enhancements, parking facilities, and operational conditions have been reviewed by the appropriate County departments and determined to comply with applicable County standards and General Plan policies. The project would provide safe access, maintain adequate emergency response capabilities, satisfy anticipated parking demand, and generate vehicle trips well below County thresholds requiring additional transportation analysis.
Public Comments - At the time of staff report preparation, no public comment has been received.
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 A and B, 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 30 guests per day, seven days per week. 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.
Supporting Documents
A. Recommended Findings
B. Recommended Conditions of Approval and Final Agency Approval Memos
C. Initial Study/Mitigated Negative Declaration
D. Application and Project Description
E. Road and Street Standards Exemption Request
F. Water Availability Analysis
G. Stormwater Control Plan
H. Water System Information
I. Wastewater Feasibility Report
J. Winery Trip Generation Worksheet
K. Biological Resource Assessment
L. Geotechnical Report
M. Graphics