TO: NAPA COUNTY ZONING ADMINISTRATOR
FROM: Sean Trippi for Brian D. Bordona - Planning, Building, Environmental Services Director
REPORT BY: Riley Hebb, Planner II
SUBJECT: Firetree Family Vineyards Micro-Winery Use Permit P25-00134-UP and Viewshed Permit P25-00302-VIEW
RECOMMENDATION
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CAMPO ALEGRE, LLC & FIRETREE VINEYARDS LLC / FIRETREE FAMILY VINEYARDS MICRO-WINERY / USE PERMIT P25-00134-UP AND VIEWSHED PERMIT P25-00302-VIEW
CEQA Status: Consideration and possible adoption of a Class 3 (CEQA Guidelines section 15303) Categorical Exemption pursuant to Appendix B, of Napa County’s Local Procedure for Implementing the California Environmental Quality Act (Additional Categorically Exempt Projects in Napa County), Item No. 10 - Construction and operation of small wineries, other agricultural processing facilities and farm management uses. The project is not included on a list of hazardous materials sites complied pursuant to Government Code Section 65962.5.
Request: Approval of a Micro-Winery Use Permit to establish a new winery with an annual production capacity of 5,000 gallons including the construction of new buildings for production and hospitality/administrative uses, an unenclosed outdoor pavilion, tours and tastings by appointment only, on-site consumption, on-site driveway improvements to meet the Napa County Road and Street Standards, parking, landscaping, and other improvements associated with wineries. The project also includes a request for a viewshed permit to allow for proposed production and accessory buildings and an unenclosed outdoor pavilion to be located on slopes over 15% in locations partially visible from Old Sonoma Road, a County-designated Viewshed Road. The project site consists of three properties totaling approximately 98.99 acres, zoned Agricultural Watershed (AW) with a General Plan land use designation of Agriculture, Watershed and Open Space (AWOS), located at 4235 Old Sonoma Road, Napa; APN’s 047-030-020 (winery), 047-030-028 (driveway), and 047-030-038 (driveway - formerly APN’s 047-030-025 & -027).
Staff Recommendation: Adopt the Categorical Exemption prepared for the project and approve Micro-Winery Use Permit No. P25-00134 and Viewshed Permit No. P25-00302, as conditioned.
Staff Contact: Riley Hebb, Planner II, (707) 299-1334, riley.hebb@countyofnapa.org
Applicant Contact: Nicolas Messaritis, (415) 357-4400, nicolas@arcanumarchitecture.com
CONTINUED FROM THE SEPTEMBER 23, 2026 ZONING ADMINISTRATOR HEARING
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EXECUTIVE SUMMARY
PROPOSED ACTIONS:
That the Zoning Administrator:
1. Find that the project is Categorically Exempt from the CEQA based upon the recommended Findings 1-3 in Attachment A;
2. Approve Viewshed Permit No. P25-00302-VIEW, based on recommended Findings 4-10 of Attachment A, and subject to the recommended Conditions of Approval in Attachment B;
3. Approve the Micro-Winery Use Permit Application No. P25-00134-UP based on the recommended Findings 11-15 in Attachment A, and subjected to the recommended Conditions of Approval in Attachment B.
Discussion:
This project was last heard during the September 23, 2026, Zoning Administrator (ZA) hearing. Two documents were erroneously left out of the record. In order to give the public ample time to review the hearing documents, staff recommended the ZA continue the hearing to October 7, 2026. The prior staff report and attachments are available via the following link:
https://napa.legistar.com/Calendar.aspx#docaccess-399590ebdd7e1e4c281397ebe90eaf3d <https://napa.legistar.com/Calendar.aspx>
The video of the public hearing is available at the following link:
<https://napa.granicus.com/player/clip/5862?view_id=3&redirect=true>
The request is for a new 5,000 gallon per year Micro-Winery on an existing 53.9-acre parcel (APN 047-030-020-000). The proposed winery project will include the following:
1. a new 2,825 square foot production building with a 527 square foot covered crush pad;
2. a new 2,055 square foot enclosed hospitality space;
3. a new 625 square foot unenclosed outdoor pavilion;
4. a 120 square foot pump house;
5. installation of either a process wastewater treatment system or a hold and haul water system and a sanitary wastewater treatment system;
6. eight parking spaces;
7. tours and tastings for up to 10 visitors a day and 70 visitors per week, Monday through Sunday;
8. on-premises consumption of wines produced on-site within the hospitality building, tasting deck, and unenclosed outdoor pavilion, in accordance with Business and Professions sections 23358, 23390 and 23396.5;
9. two (2) full-time employees;
10. production hours between 7:00 a.m. to 6:00 p.m., and visitation hours 10:00 a.m. to 5:00 p.m., Monday through Sunday;
11. a new driveway compliant with the Napa County Road and Street Standards;
12. two water storage tanks, one (1) 35,000-50,000-gallon underground, and one (1) 5,000 gallon above ground; and
13. removal of two (2) oak trees and landscaping and design measures to blend the facility into the surrounding environment and screen production and hospitality buildings and outdoor tasting pavilion from Old Sonoma Road, in conformance with the Viewshed Protection Program.
Wine production would consist of fermentation from grapes grown entirely on the estate No marketing events are proposed. Water for the project will be provided by the Congress Valley Water District.
Staff has reviewed the proposed project and supports granting approval, subject to the attached findings and recommended conditions of approval included in Attachments A and B, respectively. Micro-wineries are conditionally permitted uses in the Agricultural Preserve (AP) and Agricultural Watershed (AW) zone districts. The project site includes 43-acres of vineyards which would provide grapes for onsite wine production. The winery and site improvements as proposed are suitable for the proposed location, considering existing development, access, and surrounding uses. Furthermore, staff finds that the proposed winery is consistent with the standards of the AW zoning district, the provisions of the Micro-winery regulations, and other provision of the Napa County Code. Based on the reasons stated above, staff recommends approval of this project, subject to the recommended Conditions of Approval.
ENVIRONMENTAL IMPACT
ENVIRONMENTAL DETERMINATION: The proposed project would be considered under Class 3 (CEQA Guidelines section 15303) of Appendix B, of Napa County’s Local Procedure for Implementing the California Environmental Quality Act (Additional Categorically Exempt Projects in Napa County), Item No. 10 - Construction and operation of small wineries, other agricultural processing facilities and farm management uses. The project site is not included on a list of hazardous materials sites complied pursuant to Government Code Section 65962.5.
BACKGROUND AND DISCUSSION
As noted above, two documents were erroneously left out of the record; the Fire Department memo dated May 27, 2026, and the Biological Resources Reconnaissance Survey, dated October 2025. These documents are included in Attachments B and E, respectively. In addition, staff has also included the applicant’s project description and the entirety of the Viewshed Application submitted by the applicant as part of Attachment D. These documents as well as all attachments to the staff report are available on the Current Projects Explorer which can be found at this link: <https://pbes.cloud/public.php/dav/files/cqjYGfB8mCNmQZd/?accept=zip>.
Wetlands - The project site includes natural and manmade wetlands. The project avoids these wetland areas and maintains a minimum 50-foot setback from these areas as required by County Code. A wetland delineation would be required if any wetlands were impacted, which is not the case here. The wetlands are shown in Attachment I.
Water Availability - The proposed project will receive water from the Congress Valley Water District (District). Attachment F includes a water will serve letter and the Water Availability Analysis. The proposed winery site is located on APN 047-030-020, which is within the District’s service area. The other two properties comprising the project site; APN’s 047-030-028 and 047-030-038 provide access to the winery site and have no associated water use. No groundwater will be used by the winery.
Public Comments:
Prior to the previous public hearing, staff report received nine (9) public comments have been received, eight (8) in support and one (1) against.
Decision Making Options:
As noted in the Executive Summary Section above, staff recommends approval of the Use Permit and Viewshed application with conditions of approval, as described in Option 1, below. Decision making options include the following:
Option 1 - Approve Applicant’s Proposal (Staff Recommendation)
Disposition - This action would result in approval of the Micro-Winery Use Permit and Viewshed Protection Program Permit. Staff recommend this option as the request is consistent with the Zoning Ordinance, applicable General Plan policies, and other County regulations as presented in the Recommended Findings (Attachment A).
Action Required - Follow the proposed actions listed in the Executive Summary. If conditions of approval are to be amended, specify conditions to be amended at time motion is made.
Option 2 - Modify the Applicant’s Proposal
Discussion - This option would result in modification to the winery’s requested by appointment visitation, and/or wine production levels to address concerns of the Zoning Administrator and/or public comments if solicited.
Action Required - Follow proposed action listed in Executive Summary and amend scope and project specific conditions of approval to require a reduction in requested operational conditions. This option would have proportionately fewer environmental impacts, since no groundwater use is proposed and wastewater generation would be reduced and would result in less traffic trips, and thus, no new analysis beyond that already discussed above would be necessary. If major revisions of the conditions of approval are required, the item will need to be continued to a future date.
Option 3 - Deny Proposed Project
Discussion - In the event the Zoning Administrator determines that the project does not, or cannot, meet the required findings for the granting of the Micro-Winery Use Permit and Viewshed Protection Program permit, the Zoning Administrator should articulate what aspect or aspects of the project are in conflict with the required findings. State Law requires the Zoning Administrator to adopt findings, based on the General Plan and County Code, setting forth why the proposed use permit is not being approved.
Action Required - the Zoning Administrator would deny the project.
Option 4 - Continuance Option
The Zoning Administrator may continue an item to a future hearing date, at its discretion.
SUPPORTING DOCUMENTS
A. Recommended Findings
B. Recommended Conditions of Approval and Final Agency Approval Memos
C. CEQA Memorandum
D. Permit Applications
E. Biological Resources Reconnaissance Survey
F. Water Will-Serve Letter and Water Availability Analysis
G. Wastewater Analysis
H. Traffic Study
I. Graphics
J. Public Comments