TO: Napa County Planning Commission
FROM: Brian D. Bordona, Director of Planning, Building and Environmental Services
REPORT BY: Sean Trippi, Supervising Planner
SUBJECT: E & P Technology Way - Buildings A & P
RECOMMENDATION
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E & P TECHNOLOGY WAY - BUILDINGS A & B / DENNIS PAULEY / USE PERMITS P22-00307 & P22-00308; DRAFT ENVIRONMENTAL IMPACT REPORT SCOPING SESSION
CEQA Status: Napa County issued a Notice of Preparation (NOP) of a Draft Environmental Impact Report (EIR) on October 1, 2026, for the project proposal E & P Technology Way, Buildings A & B. Members of the public and public agencies are invited to provide comments in writing or at this public scoping session as to the scope and content of the proposed EIR. The 30-day public comment period on the NOP closes November 2, 2026.
Request: Public meeting to take testimony on items to be addressed in an Environmental Impact Report (EIR) currently being prepared for the proposed project. The proposal consists of two separate Use Permit applications to allow the construction of two separate projects and buildings: Building A - a 450,000 gallon per year wine production and storage facility within a proposed 143,312 sf building (P22-00307-UP) and Building B - speculative warehouse/office uses within a proposed 66,915 sf building (P22-00308-UP).
Three parcels comprise the two project sites: Building A is proposed on a 13.2-acre parcel on the north side of Technology Way and Morris Court (APN 057-250-030) and Building B is proposed on a 6.87-acre project site on the north side of Technology Way, opposite Gateway Road West (APN’s 057-250-031& -032), which will be merged. Both sites are located in the NVBPSP area within the IP:AC (Industrial Park: Airport Compatibility) Zoning District.
Staff Recommendation: Receive public and Commission testimony on items to be addressed in the project-specific EIR.
Staff Contact: Sean Kennings, Contract Planner, phone (415) 533-2111 or email sean@lakassociates.com and Sean Trippi, Supervising Planner, phone (707) 299-1353 or email sean.trippi@countyofnapa.org
Applicant: Mike Kelly, 5150 Fair Oaks Blvd., Suite101-219, Carmichael, CA 94608, (916) 956-0524.
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EXECUTIVE SUMMARY
Proposed Action:
That the Planning Commission:
1. Conduct a scoping meeting to solicit public comments regarding the Notice of Preparation of a Draft EIR for the Project.
Discussion:
The Commission's public scoping meeting is intended to allow for public testimony and Commission input into the scope and content of a project-specific EIR. Comments regarding environmental issues of concern and alternatives that should be studied in the EIR are particularly welcome. Pursuant to CEQA, an EIR must be prepared and certified before decision-makers can consider approval of development on the site.
ENVIRONMENTAL IMPACT
ENVIRONMENTAL DETERMINATION: Draft Environmental Impact Report (DEIR) in preparation. Notice of Preparation (NOP) and Initial Study were issued October 1, 2026. The Draft EIR will evaluate if there are potentially significant environmental impacts associated with approval and implementation of the proposed project. Impacts to be analyzed in the Draft EIR were determined, in part, based on the IS prepared by the County for the proposed project. Consistent with the CEQA Guidelines (Appendix G), the Draft EIR will analyze the reasonably foreseeable direct, indirect, and cumulative effects of the proposed project on focused resources, including, but not limited to: Air Quality, Biological Resources, Cultural Resources, Energy, Greenhouse Gas Emissions, and Transportation/Traffic, and Wildfires. Pursuant to the CEQA Guidelines and the project’s NOP, a Draft EIR is being prepared. Members of the public and public agencies are invited to provide comments in writing as to the scope and content of the EIR. The 30-day public comment period closes November 2, 2026.
BACKGROUND AND DISCUSSION
This item was originally scheduled for hearing before the Commission on November 20, 2024. On November 19, 2024, a lengthy comment letter was submitted on behalf of the Napa-Solano Residents for Responsible Development, represented by Tara C. Renifo of Adams, Broadwell, Joseph & Cardozo. The letter raised concerns about the adequacy of the proposed environmental document. Comment letters were also received from the California Department of Fish and Wildlife, dated November 15, 2024, and Water Audit California, dated November 19, 2026. After considering public comment, the item was continued to a date uncertain to allow the applicant and staff time to address questions and concerns raised in the comment letters. The item was subsequently scheduled for a hearing before the Commission on December 3, 2025. Additional comments were received by Adams, Broadwell, Joseph & Cardozo on December 2, 2025. Subsequently, the item was dropped from the agenda and the Applicant, in consultation with staff, elected to have an Environmental Impact Report prepared.
On October 1, 2026 a Draft EIR Notice of Preparation (NOP) and CEQA Initial Study were released to the public. The NOP informs agencies and interested parties of the impending preparation of a focused project EIR, directs interested parties to the locations to review the project’s Initial Study, and solicits comments related to the scope and content of the EIR. The NOP also informed agencies and interested parties on the location and timing of the public scoping meeting. The public review of the project NOP and Initial Study is ongoing, beginning on October 1, 2026, and ending on November 2, 2026.
The project consists of a request to construct two buildings totaling 210,227 sf for a new wine production and warehouse facility with an annual production capacity of 450,000 gallons (Building A) and a separate warehouse and office building (Building B). The wine production facility includes areas for wine production, storage, and office uses. No tours, tastings or marketing activities are proposed.
The Building A project proposes a winery within a 143,312 sf building that will include grape crushing, bulk wine processing and storage, stainless steel tank and barrel storage, bottling, and office space. In addition, approximately 13,000 sf of covered outdoor work area will be located on the north side of the building. The proposal also includes 129 parking spaces and eight (8) spaces for semi-trailers. Access will be provided by three (3) new driveways; one (1) on Technology and two (2) on Morris Court. Tours, tastings, and marketing events are not proposed with this application and will not occur as part of this permit.
The Building B project proposes to allow warehouse and office uses within the proposed 66,915 sf building. The proposal also includes 82 parking spaces. Access will be provided via two (2) new access driveways off Technology Way on the far west and east sides of the project site. The warehouse uses are consistent with allowable warehouse uses as outlined in Napa County Code Industrial Park zoning district (18.40.020) and the Napa Valley Business Park Specific Plan (NVBPSP).
The City of American Canyon will provide both projects with water service. Napa Sanitation District (NSD) will provide sewer. Both buildings will be sprinklered for fire protection.
Decision Making Options:
As noted in the Executive Summary Section above, no formal action is required by the Planning Commission at this time. The purpose of today's meeting is to solicit public comments concerning the NOP for the Draft EIR to be prepared for the Project.
SUPPORTING DOCUMENTS
A . Notice of Preparation of a Draft Environmental Impact Report
B . Initial Study/Mitigated Negative Declaration Checklist