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
title
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 (RSS) is requested for 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.
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 B;
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 proposed project includes the conversion of a two-story single-family residence to a winery tasting room, the construction of a production cave and covered crush pad/bottling space that is proposed to be tucked into the hillside at the cave portal entrance. The winery building will be approximately 1,567 sq. ft. and includes a tasting room and office. The proposed Type 3 cave and covered crush pad/bottling area will be approximately 13,057 sq. ft. and includes wine production and barrel storage. The winery is proposed to have a 12% production to accessory ratio. The proposed winery will include eight parking spaces, including two ADA spaces. The site’s driveway will be expanded with turnouts and a modified left turn lane will be installed at the intersection of Oakville Grade Road and the shared project driveway. Both road improvements will have features that meet the same overall practical effect as the RSS. The converted single-family residence will have an outdoor deck, which will be used for outdoor seating and onsite consumption of wine (Business & Professions Code §23358, 23390 and 23396.5). The project includes approximately 10,810 cubic yards of earthwork, the removal and replacement of oak trees at a 3:1 ratio, establishing onsite employment, and the establishment of a visitation and marketing program.
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
Owner/Applicant: Jeremy Justin Nickel, P.O. Box 3897, Yountville, CA 94559
Representative: Paul Kelley, Paul Kelley Architecture, 541 Jefferson Street, Napa, CA 94559, paul@paulkelleyarchitecture.com, (707) 257-1148.
Zoning: Agricultural Watershed (AW)
General Plan Designation: Agriculture, Watershed and Open Space (AWOS)
Parcel size: 42.68-acres
Application Filed: December 27, 2018 (Winery Use Permit) & December 30, 2021 (Exception to the Conservation Regulations)
Application Deemed Complete: November 21, 2024
State Clearinghouse Number: 2025060497
Existing Development: Access to the project site is located off of Oakville Grade Road, approximately 1.3 miles west of the intersection of Oakville Grade Road and State Highway 29. The project includes one (1) parcel, APN 027-360-022-000, approximately 42.68 acres in size and includes an existing driveway, single-family residence, and a farm management barn with offices (Building Permit #B11-00956). The existing single-family residence (Baldrige House) has recently undergone roof, foundation, and systemic repairs that conform with the Secretary of Interior’s Standards for the Treatment of Historic Properties. The parcel has one ingress/egress point from the shared driveway from Oakville Grade Road. The proposed winery production cave site is located within an undeveloped portion of a partially developed hillside with slopes between fifteen (15) and forty-nine (49) percent slopes. According to the Project Biological Resource Report (Sol Ecology, November 29, 2021) the property contains Semi-Natural annual grassland (or non-native grassland), mixed oak woodland, Doug-fir woodland, California Bay forest/woodlands and developed areas: the project area contains predominately non-native grasslands with oak woodland occurring along the eastern and southern margins of the project. Land uses in the area are dominated by large lot residential properties, wineries, and vineyards. There are several nearby off-site residences, with the closest measuring approximately 500 feet from the proposed winery.
Request: Approval of a Use Permit to allow a new winery with an annual production capacity of 20,000 gallons with the following characteristics:
1) A new Type 3 wine cave and covered crush/bottling area with 13,057 sq. ft. of production space and conversion of an existing single-family residence with 1,567 sq. ft. for accessory uses, including a commercial kitchen for catering;
2) Removal of 20 oak trees, and the planting of 60 replacement oak trees on the project parcel in conformance with the Conservation Regulations;
3) Excavation of approximately 10,810 cubic yards of spoils associated with the construction of proposed cave, structural pads, driveway, and road improvements and final placement of spoils on the southern portion of the project parcel;
4) Onsite parking for eight (8) vehicles (including two (2) ADA parking space);
5) Up to six (6) full-time employees;
6) On-site domestic and process wastewater treatment systems;
7) Hours of operation seven days a week: production 8:00 AM to 6:00 p.m., visitation 10:00 a.m. to 6:00 p.m. and marketing events 10:00 a.m. to 10:00 p.m. (including cleanup);
8) Tours and tastings by appointment only for a maximum of 12 visitors per day with a maximum of 60 visitors per week;
9) A marketing program, which may include catered events, as follows; i) Twelve (12) Small Events annually for up to 20 guests; ii) One (1) Medium Event annually for up to 50 guests; iii) One (1) Large Event annually for up to 100 guests (including bus/shuttle transportation for guests);
10) On-premises consumption of wines produced on-site within the outdoor hospitality areas;
11) Driveway expansion and construction to meet commercial standards, bridge construction, landscaping, and other improvements associated with wineries;
12) An Exception to the Conservation Regulations to allow the cave access within a stream setback; and
13) Exceptions to the Napa County Road and Street Standards.
Proposed Winery Building Size: 1,567 sq. ft.
Proposed Winery Cave/Covered Crush Pad Size: 13,057 sq. ft.
Proposed Winery Development Area: 3,030 sq. ft. or 0.07-acres
Proposed Winery Coverage Area: 32,200 sq. ft. or 0.74-acres (maximum allowed: 25 percent or approximately 10.67-acres).
Proposed Accessory/Production Ration: 12 percent (maximum allowed: 40 percent)
Proposed Production Capacity: 20,000 gallons
Proposed Number of Employees: Six (6) full time.
Proposed Visitation: Hosted daily tours and tastings by appointment only for a maximum of twelve visitors per day with a maximum of 60 visitors per week, resulting in 3,120 visitors per year.
Proposed Marketing Program: A total of twelve marketing events per year allowing a maximum of 20 guests, one (1) marketing event per year allowing a maximum of 50 guests, and one (1) marketing event per year allowing a maximum of 100 guests. The total amount of annual marketing guests allowed under the proposed program is 390.
Proposed Days and Hours of Winery Production: 8:00 A.M. - 6:00 P.M. 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: 10:00 A.M. - 10:00 P.M. (including clean-up)
Proposed Parking: eight (8) parking stalls, including two (2) ADA compatible
Setbacks:
Required road setbacks: 28 feet from the centerline of shared project driveway, stemming from Oakville Grade Road.
Required property line setbacks: 20 feet front, side, and rear yards setbacks.
Existing Setbacks: The existing residence meets all required road, front, side, and rear setbacks.
Proposed Setbacks: Wineries are subject to a minimum 300 foot setback from shared roads, such as the shared project driveway, stemming from Oakville Grade Road. NCC Section 18.104.230(B) allows for structures that were legally constructed before the Winery Definition Ordinance to be converted to winery structures if the appropriate findings can be met (additional detail below).
Adjacent General Plan Designation / Zoning / Land Use:
North: Agricultural, Watershed, and Open Space (AWOS) General Plan land use designation / Agricultural Watershed (AW) Zoning District /agriculture, winery, and single-family residential land uses
South: Agricultural, Watershed, and Open Space (AWOS) General Plan land use designation / Agricultural Watershed (AW) Zoning District / agriculture and single-family residential land uses
East: Agricultural, Watershed, and Open Space (AWOS) General Plan land use designation / Agricultural Watershed (AW) Zoning District / agriculture, winery, and single-family residential land uses
West: Agricultural, Watershed, and Open Space (AWOS) General Plan land use designation / Agricultural Watershed (AW) Zoning District / agriculture, winery, and single-family residential land uses
Wineries in One (1) Mile Vicinity:
Far Niente Winery, Paradigm Winery, Harlan Estate I, Harlan Estate II, Futo Winery, Bond Estates, and Hakanson Winery.
Parcel History:
The parcel includes an existing historic single-family residence, vineyard, and a farm management barn. Habitat on the project site consist of existing vineyard and Mixed Oak Woodland. The single-family residence has been located on the parcel since the late 1800’s and the Farm Management Barn obtained final occupancy in 2016. A farm management use is allowed within the AW zoning district without a Use Permit (Napa County Code Section 18.08.040.F).
Code Compliance History:
There are no records of prior code violations related to the project site.
Discussion Points:
Setting - Access to the project site is located off of Oakville Grade Road, approximately 1.3 miles west of the intersection of Oakville Grade Road and State Highway 29. The project includes one (1) parcel, APN 027-360-022-000, approximately 42.68 acres in size and includes an existing driveway, single-family residence, and a farm management barn with offices (Building Permit #B11-00956). The Baldrige House has recently undergone roof, foundation, and systemic repairs that conform with the Secretary of Interior’s Standards for the Treatment of Historic Properties. The parcel has one ingress/egress point from the shared driveway from Oakville Grade Road. The project site is at approximately 250 feet above mean sea level (amsl). The proposed winery production cave site is located within an undeveloped portion of a partially developed hillside with slopes between fifteen (15) and forty-nine (49) percent slopes. The property contains Semi-Natural annual grassland (or non-native grassland), mixed oak woodland, Doug-fir woodland, California Bay forest/woodlands and developed areas.
Winery Proposal - The proposed project includes the conversion of a two-story single-family residence to a winery tasting room, the construction of a production cave and covered crush pad/bottling space that is proposed to be tucked into the hillside at the cave portal entrance. The winery building will be approximately 1,567 sq. ft. and include a tasting room and office. The proposed cave and covered crush pad/bottling area includes wine production, and barrel storage. The proposed winery will include eight parking spaces, including two ADA spaces. 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 RSS. The converted single-family residence will have an outdoor deck, which will be used for outdoor seating and onsite consumption of wine.
Visitation and marketing - Consistent with the definition of “marketing of wine” (County Code Section 18.08.370), the applicant proposes a visitation and marketing program to include tours and tastings for up to 12 guests per day with a maximum of 60 guests per week. Visitation would be by appointment only and would occur 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 20 guests, one (1) marketing event per year allowing a maximum of 50 guests, and one (1) marketing event per year allowing a maximum of 100 guests. Guests for the larger event will be brought to site via shuttle/bus. The total amount of annual marketing guests allowed under the proposed program is 390. No visitation will occur on days with marketing events. The marketing events will occur between 10:00 a.m. and 10:00 p.m. (including cleanup).
Setback - This request includes the conversion of an existing single-family residence to a new winery structure on the northern portion of the parcel, totaling 1,567 square feet of conditioned space. The existing single-family residence is located approximately 130 feet from the centerline of the shared project driveway and is located within the 300-foot winery setback. Napa County Code Section 18.104.230(C) states that existing legal structures, located within the 300-foot winery setback and that are existing prior to January 23, 1990, can be converted to wineries. Section 18.104.230(C) states:
Legally constructed structures, existing prior to the enactment of the Winery Definition Ordinance (January 23, 1990), may be exempted from the setback provisions of subsection A of this section if it is found that use of this exemption will result in a more environmentally beneficial placement of the winery. The winery may not encompass or expand beyond the legally established footprint of the structure as it existed on the above stated date. Any expansion of such structure beyond the footprint that legally existed on the above date shall comply with the setback provisions of subsection A of this section.
The winery structure will encompass the area of the existing residence. Using the existing structure is a more environmentally beneficial placement of the winery because it does not involve new construction or additional impervious surfaces. As such, the 300-foot winery setback from the centerline of the shared driveway to the winery structure does not apply. Unenclosed and uncovered outdoor patios are not subject to the 300-foot winery setback.
The proposed new cave, cave portals, and covered crush pad/bottling area are new enclosed structures and are compliant with the 300-foot winery setback, as they do not meet the same setback relief standards as the converted single-family residence.
Water - A Water Availability Analysis was prepared by Richard C. Slade & Associates LLC (RCS), dated September 27, 2024. As directed by the County’s Water Availability Analysis Guidance Document of May 2015 (WAA) and the Interim Well Permit Standards (January 2024), the WAA includes a Tier 1 calculation for the existing and proposed water uses and a groundwater recharge analysis, a Tier 2 well interference analysis, and a Tier 3 surface water interference analysis.
Tier 1: The Tier 1 analysis considered existing uses onsite to include the existing single-family residence, landscaping irrigation, and a neighbor’s well that is drilled on the subject property (Harlan Easement Well). The existing groundwater usage is estimated at 11.765 acre-feet per year (AFY). The proposed new project would increase groundwater use by 4.187 AFY resulting in an overall water usage of 15.952 AFY.
Source of Demand Existing (AFY) Proposed (AFY) Difference (AFY)
Primary Residence 0.75 0.75 0
Lawn 4.360 2.799 -1.561
Landscaping 0.455 1.185 +0.73
Vineyard 0 4.45 +4.45
Process Water 0 0.43 +0.43
Employees 0 0.103 +0.103
Tasting Room Visitation 0 0.029 +0.029
Events and Marketing, with 0 0.006 +0.006
onsite catering
Neighbor’s Well, located on 6.2 6.2 0
project parcel. Usage is via
easement
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Total 11.765 15.952 +4.187
The project parcel contains four wells (Well 1, Well 2, Domestic Well and Harlan Easement Well) and no new wells are proposed. Well 1 and approximately 39.3 acres of the project parcel are outside of the GSA. Well 2 and approximately 3.4 acres of the project parcel are within the GSA boundary. Napa County’s WAA procedures are dependent of the location of the project well(s) being located inside or outside of the GSA. Since Well 1 is outside the GSA and Well 2 is inside the GSA, each have different methods to calculate the total groundwater recharge of the subject areas and the recharge values are then combined into one total rate of recharge for the subject property. Due to Well 1’s location and 39.3 acres of the project parcel being outside of the GSA boundary, a parcel specific recharge calculation was prepared for this portion of the project. The groundwater recharge was estimated by reviewing the soil properties and geological materials present and their ability to percolate groundwater to the saturated zone of the aquifer. Calculation of evapotranspiration using local climate data along with soil moisture storage and precipitation is believed to provide a more accurate representation of local conditions; evapotranspiration is the largest component of the water balance. The analysis used the PRISM data aggregated from a 10-year average for precipitation in Napa County between water year 2011-12 and water year 2020-21. The project WAA estimates that the portion of the project parcel outside of the GSA has a parcel specific recharge total of 16.7 AFY.
Well 2 and 3.4 acres of the project parcel are within the GSA. Napa County’s WAA guidelines allot 0.3 AFY of water per acre of land within the GSA or no net increase if that allocation is already exceeded. The 3.4 acres of the project parcel within the GSA has an estimated groundwater recharge of 1 AFY (3.4 acres x .30 AFY).
The Project WAA estimates the total combined project parcel recharge is 17.7 AFY.
Currently, Well 2 (within the GSA) draws 3.83 AFY of water from the GSA, which is higher than the GSA portion of the parcel’s one (1) AFY groundwater allocation under the County’s Interim Standards. Because RCS’s WAA demonstrates that the annual rate of recharge for Well 1 (located outside of the GSA) is 16.7 AFY which is sufficient to accommodate the proposed project, staff has included a condition of approval (COA No. 6.15.e.5.) that requires the project shift the existing 2.83 AFY of groundwater use from Well 2 (located within the GSA) to Well 1 (located outside the GSA). Shifting 2.83 AFY of groundwater to a well outside the GSA would remove an existing nonconformity to better protect the GSA by limiting the volume drawn from the well to be equivalent to its associated groundwater recharge value.
The project has also been conditioned to require well monitoring of the Domestic Well, the Harlan Easement Well, Well 1, and Well 2 to verify that all parcel wells are limited to the yearly groundwater extraction of 15.952 AFY, which is approximately 90% of the estimated annual groundwater recharge values for the parcel area. Additionally, the project has also been conditioned to require well monitoring and reporting, to verify that no more than one (1) AFY of groundwater is extracted from Well 2 (See Conditions of Approval are located within 6.15(e) Groundwater Demand Management Program and 4.20(b) Groundwater Management). Well 1 and 2 shall provide water for the operations of the winery, and the Domestic Well shall only be used in the event of an emergency. The Domestic Well has been capped at its existing baseline condition, and is also subject to the parcel’s total groundwater cap.
Tier 3: A Tier 3 review is the County’s adopted method for complying with its duties under the public trust doctrine. 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 RCS’s 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 these factors, the project well presumptively meets Napa County’s Tier 3 WAA guidelines for groundwater-surface water interaction. County
Per the County’s WAA, a Tier 3 analysis was performed to evaluate potential groundwater to surface water interaction.
Project Well 1 is more than 1,500 feet from a County designated significant stream. Project Well 2 is approximately 480 feet from the nearest un-culverted portion of Lincoln Creek (located north of the project parcel) and approximately 780 feet from the un-culverted portion of the unnamed ephemeral stream (located near the proposed cave portal and covered crush pad). Lincoln Creek and the ephemeral drainage are designated Significant Streams. RCS’s WAA concludes that Well 1 and 2 are not in direct hydraulic connection with any defined significant streams because:
a. The project wells are constructed solely into consolidated, fractured volcanic rock formations. Hence, neither well has any perforations in the unconsolidated alluvial deposits.
b. Both wells have deep cement seals (>50 ft bgs) and even deeper perforated interval (beginning at depths >100 ft bgs).
c. Based on the hydrogeology of the property and the known well construction, the two project wells are not able to produce water from shallow, unconsolidated alluvial materials.
d. Water levels in the two project wells are currently and have always been at much lower elevations that the significant stream elevations.
e. Within the boundaries of the subject property, the significant streams are diverted to subsurface piping that flow through the property. Hence, the streams are isolated from and cannot interact with the alluvial deposits within the property.
For these reasons, the aquifers of the project wells are not directly connected to Lincoln Creek and the unnamed ephemeral stream. The proposed project conforms to Napa County’s WAA Tier 3 guidelines for groundwater-surface water interaction. Napa County has satisfied its duty to consider impacts to trust resources and no further analysis is required.
Sanitary Waste Disposal - A Wastewater Feasibility Study, dated December 21, 2018, was prepared by Applied Civil Engineering, which outlines the required wastewater system to meet the needs of the proposed winery production, employees, visitation, and marketing programs. The Wastewater Feasibility Study recommends separating the process and sanitary wastewater at the proposed winery be kept separate for treatment and disposal. The 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. The existing system has a design capacity of 330 gallons per day and will not need to be expanded to increase the design capacity. The process wastewater will be pre-treated and disposed of via irrigation in the onsite vineyard area. This dual system will allow for a smaller subsurface septic system than if the two waste streams were combined. All application of treated winery process wastewater must comply with the requirements of the Napa County Process Wastewater Guidelines for Surface Drip Irrigation. Prior to the issuance of building permits, 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, conditions 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.
Greenhouse Gas Reduction Strategies - The applicant intends to implement voluntary best management practices to reduce GHG emissions resulting from implementation of the project. These practices include exceeding Title 24 energy efficiency standards with new construction, the installation of water efficient fixtures; designing new construction to achieve low-impact development; use of efficient lighting; installation of water efficient landscaping; re-use of water for irrigation; recycling 75% of all waste, solar hot water heating; and installation of an underground cave that takes advantage of the natural temperature of the earth. Additionally, the proposed winery will educate staff and visitors on sustainable practices, such as turning off lights after leaving the room and keeping heating/cooling thermostats at consistent temperatures to reduce energy usage. The Department of Public Works has conditioned the project to require a Transportation Demand Management Plan prior to building permit issuance, detailing measures to reduce vehicle trips. These measures shall include, but not limited to, subsidized transit passes, carpool incentives, and bicycle trip-end facilities such as bicycle parking.
Grape Sourcing - The proposed winery will have a maximum production of 20,000 gallons of wine. The 26 acres of 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 during by construction activities would be limited to daylight hours and the use of properly muffled vehicles. Outdoor amplified music is not proposed.
Biology -The majority of the proposed new development will be underground, tucked into the site’s hillside. Physical improvements also include the expansion of existing private driveway to commercial standards, construction of an alternative left turn lane design from Oakville Grade Road to the project driveway and the development of parking. The excess spoils will be brought to the southern portion of the parcel, and vineyards will be installed atop the spoils. The replanting of the vines will be subject to the County’s Agricultural Erosion Control Plan requirements and require an application be submitted to the Napa County Department of Planning, Building, & Environmental Services. The proposed winery production cave site is located within an undeveloped portion of a partially developed hillside with slopes between fifteen (15) and forty-nine (49) percent slopes. According to the Project Biological Resource Report (Sol Ecology, November 29, 2021) the property contains developed and disturbed vineyard, an ephemeral stream channel, and Coast Live Oak Woodland. The upload edge of the ephemeral stream channel is sparsely vegetated with mature coast live oak and black oak along the banks, with minor’s lettuce, hairy bittercress, bedstraw, common groundsel, and numerous planted non-native and native ornamental perennials as the understory growing along the bank and extending through the canopy.
Tree removal along the periphery of the project site to accommodate improvements to Oakville Grade Road, the project driveway, cave, covered crush pad/bottling area and the temporary and intermittent increases in noise levels due to project construction may cause nest abandonment and death of young or loss of reproductive potential at active nests located near project activities, resulting in potentially significant indirect and cumulative impacts to special-status bird species. Implementation of Mitigation Measure BIO-1 will require preconstruction surveys for nesting birds to reduce this impact to less than significant level.
The Sol Ecology assessment concluded that the project area does not have suitable Northern Spotted Owl habitat due to absence of associated vegetation communities. In the abundance of caution and in order to mitigate any potentially significant impacts to owls, Mitigation Measure BIO-2 requires Northern Spotted Owl surveys prior to any on site vegetation removal.
The Sol Ecology assessment concluded that the project parcel is absent of suitable habitat elements (e.g. cliffs, mines, etc.) for species such as the Townsend’s big-eared bat). Due to proposed tree removal, and in the abundance of caution, in order to mitigate any potentially significant impacts to bat species, Mitigation Measure BIO-3 requires a bat habitat assessment and surveys prior to any on site vegetation removal.
The Project Biologists concludes that, the absence of suitable hydrologic conditions necessary to support special status wildlife, absence of associated vegetation communities, absence of suitable habitat elements, absence of basking habitat, and no suitably sized burrows or evidence of potential dens are present or immediately adjacent to the study area all contribute to the absence of special-status species of plants within or associated within the project area. For these reasons potential impacts to special-status plant species would be less than significant.
Based on the property zoning of Agricultural Watershed (AW) the project is subject to the vegetation canopy cover retention and removal mitigation requirements pursuant to the Conservation Regulations Napa County Code Section 18.108.020. This section requires 70% retention of the vegetation canopy cover on the parcel (or contiguous parcels under common ownership), and that any vegetation canopy cover removed as part of the project be mitigated at a 3:1 ratio (by acreage) via preservation or restoration, and permanently preserved through deed restriction or other means acceptable to the County. The proposed project requests the removal of 20 oak trees and the replanting of 60 trees. The proposed project is consistent with Napa County Code Section 18.108.020.
The Biological Report found that construction of the crush pad and cave facility entrance will result in permanent filling of approximately 28 linear feet of the potentially jurisdictional ephemeral stream channel (84 square feet), plus 2 feet of temporary impact. Permit authorizations are likely required from CDFW and San Francisco RWQCB for proposed filling of the ephemeral stream channel for a culverted crossing and riparian enhancement, which are located within their agency’s jurisdictional boundary of the blue-line stream. The applicant has proposed compensatory mitigation for impacts to the stream channel that will be provided through creation and restoration of an equal amount of stream channel in combination with oak woodland reforestation efforts on site. Permits from CDFW and RWQCB will be required prior to the development and implementation of compensatory mitigation project, and interim monitoring and maintenance.
The proposed project’s compensatory mitigation/stream restoration includes 0.11 acres of “Riparian Enhancement Planting”, 0.08 acres of “Oak Riparian Enhancement Planting”, and has identified area to accommodate for additional tree replacement planting. These activities include laying back the right bank of the stream using a 4:1 slope to create a wider stream channel and adjacent areas for oak riparian woodland and forest plantings. All non-native plantings in the footprint of the proposed enhancement activities would be removed and replaced with new native riparian tree, shrubs, and herbaceous plants in the understory. Plantings would be located along both stream banks. Typical tree plantings include California bay, big-leaf maple, and coast live oak; shrubs include madrone in drier settings on the left bank, hillside gooseberry, snowberry, and California rose; and herbaceous plants include rigid hedge nettle and bracken fern. Irrigation of the planted areas would be required, in addition to monitoring and maintenance of the enhancement areas for a period of 5 years to ensure the mitigation is successful. The proposed project will install a stream crossing and install native vegetation, widen the stream channel, and increase the quality of the riparian habitat compared to the existing conditions.
Subsequent to County use permit approval, the permittee or property owner shall obtain a Lake and Streambed Alteration Agreement (LSAA) from CDFW and Waste Discharge Requirement (WDR) permit from San Francisco RWQCB for project improvements proposed within the streambed. Potential impacts to water quality and wildlife would be avoided and minimized by adhering to the County’s BMPs, CDFW’s construction practices, and San Francisco RWQCB’s construction practices, and the previously mentioned riparian enhancement activity. Mitigation Measure BIO-4 requires the applicant to obtain a Nationwide permit from the Army Corps of Engineers, a Water Quality Certification from the Regional Water Quality Control Board, and a Lake and Stream Alteration Agreement (LSAA) from the California Department of Fish and Wildlife or demonstrate that the appropriate agencies have determined that associated applications are not required prior to the issuance of building or grading permits. With the incorporated mitigation measure, the project would result in a less than significant impact.
Historical/Cultural - The proposed project includes the conversion of an existing single-family residence to a hospitality building. A Historical Resources Technical Report (Exhibit D) was prepared on December 21, 2018, by Architectural Resource Group (“ARG”) that analyzed existing structures on the parcel, including the existing residence, known as the “William Baldridge House”. ARG’s analysis reviewed the history of the property and recognized that the property appears eligible for listing under Criteria 1 and 2 in the California Register of Historical Resources. The William Baldridge House appears to be associated with events that have made a significant contribution to the broad patterns of history, as the residence was associated with Napa Valley’s early agricultural development. Additionally, the residence is associated with the life of William Baldridge, a person of significance in the community’s past. The existing farm management barn and pump house are newly constructed contemporary buildings and are not considered historic resources. ARG’s concludes that the proposed conversion of the William Baldridge House meets The Secretary of the Interior’s Standards for the Treatment of Historic Properties. These standards are established by the National Parks Service for the treatment of historic buildings. The standards are used at the federal, state, and local level to provide guidance regarding the suitability of various elements of a proposed project that could affect a historic resource. Impacts would be less than significant.
On April 16, 2025, 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. The Mishewal Wappo Tribe of Alexander Valley responded on April 28, 2025, and requested the incorporation of TCR-1 into the proposed project, requiring tribal monitors on site during earth disturbing activities. The County sent consultation closure notices to the Middletown Rancheria and The Yocha Dehe Wintun Nation, because no request for consultation was received, and more than 30 days had elapsed since the County’s consultation invitation was provided.
Access Improvements/Transportation - An Exception to the RSS is also requested from a Left Turn Lane Warrant for west bound traffic on Oakville Grade Road entering the shared driveway to preserve unique features of the natural environment, minimize the need for grading on steep slopes, and to allow for completing of road improvements within the limitations of the existing legal and topographic constraints. The applicant has proposed a modified Left Turn Lane design that meets the same overall practical effect as the RSS towards providing defensible space and consideration towards life, safety and public welfare, while improving emergency vehicle access to the subject property and the area in general. The Department of Public Works and Napa County Fire has reviewed the modified Left Turn Lane and supports the request for an Exception to the RSS.
Additionally, an Exception to the RSS is also requested for improvements to the shared driveway and the driveway entrance to accommodate environmental and physical constraints that present challenging obstacles to the installation of a fully compliant 22-foot-wide commercial access road. This segment of the road is constrained by steep slopes (15%-30%) and compliant improvements would require extensive grading on these slopes and the removal of at least 30 mature native oak trees (over 6” DBH) and the modification of existing drainage courses. Three turnouts are proposed for this segment, these turnouts will be placed at 400 ft intervals and located to ensure intervisibility between successive turnouts. Vegetation removal and maintenance will be performed and maintained by the applicant to ensure clear sight lines along the road and between turnouts. These measures will serve to provide the same overall practical effect towards providing defensible space, in accordance with the SRA Fire Safe Regulations. The remaining length of the road will be designed to meet the 22ft width requirement of the RSS. The existing driveway entrance is oriented at an acute angle relative to the southern approach on Oakville Grade Rd, and therefore not compliant with the RSS. To provide the same overall practical effect as a Standard connection to the Oakville Cross Rd, a sign will be installed to alert egressing vehicles to execute only right turns unto Oakville Grade. Guests and employees of the Vineyard House will also be advised to access the driveway from the north to avoid difficult maneuvers. The Engineering Division and Napa County Fire has reviewed the modified driveway design and supports the applicant’s request for an Exception to the RSS.
As proposed the project would not conflict with any plans, ordinances or policies addressing the circulation system. Existing pedestrian and transit facilities serving the site are limited, though given the rural location of the project site and anticipated demand for these modes, this is considered an acceptable condition. The project has been conditioned by the Napa County Public Works Department to include measures such as providing bicycle parking spots. County Fire and Engineering divisions have reviewed the proposed plans for access and circulation and found them to be in compliance with the Napa County Road and Street Standards.
The winery project was analyzed to determine whether the proposed parking supply would be sufficient for the anticipated daily demand during harvest conditions. The project site, as proposed, would have a total of eight (8) parking spaces (with two designated for ADA drivers). Visitors to the Winery will be by appointment only. On a busy day, the 12 visitors (5 daily vehicles) will arrive in a staggered arrangement so that there should never be more than two to three guest vehicles at the site at any time. Occasionally, visitors will arrive in a higher-occupancy vehicle such as an SUV, minivan or smaller shuttle bus. The six (6) employees per day would then occupy the remaining spaces. When larger marketing events are held, guests will be brought to the site via bus; furthermore, reducing the proposed project’s need for additional parking.
Public Comments - At the time of staff report preparation no public comments have 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 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.
Attachments:
A - Vineyard House Winery IS-MND
B - Recommended Findings
C - Recommended Conditions of Approval
D - 20,000g Winery Comparison Table
E - Use Permit Applications and Narratives
F - Water Availability Analysis
G - Biological Resources Report
H - William Baldridge House Historical Resources Report
I - Wastewater Disposal Feasibility Study
J - Stormwater Control Plan
K - LTL and Driveway Road Exception Request
L - Winery Site Plan & LTL Design