TO: Board of Supervisors
FROM: Brian D. Bordona, Director of Planning, Building and Environmental Sciences
REPORT BY: Emily Hedge, Planner III
SUBJECT: Hagafen Cellars Winery Appeal
RECOMMENDATION
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Move to continue the public hearing for an appeal filed by Appellant Ariane Matschullat and Weathervane Ranch concerning the Napa County Planning Commission’s decision on April 1, 2026, to approve the Hagafen Cellars Winery Use Permit Major Modification No. P19-00121-MOD submitted by Norman Weir. (No Fiscal Impact) (APPELLANT, APPLICANT, AND STAFF REQUEST A CONTINUANCE TO DECEMBER 15, 2026 AT 9:00AM)
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BACKGROUND
The matter before the Board involves an appeal filed by the Appellant concerning the decisions made by the Napa County Planning Commission on April 1, 2026, to:
(1) Find the project categorically exempt from the CEQA under sections Class 1 (“Existing Facilities”) and Class 4 (“Minor Alterations to Land”) which may be found in the guidelines for the implementation of the California Environmental Quality Act at 14 CCR §15301 and §15304; and
(2) Approve Use Permit Major Modification No. P19-00121-MOD for the proposed changes to Hagafen Cellars Winery.
The approved Use Permit Major Modification (P19-00121) allows changes to an existing 50,000-gallon winery to remedy existing violations through recognition and approval of existing days of operation, existing days allowing retail sales, and levels of visitation. The approval revised prior conditions of approval (COAs) regarding annual reporting on multiple winery operations and noticing of all marketing events and required improvements to the driveway to meet County and State regulations. The project is located on an approximately 12.28-acre parcel within the Agricultural Preserve (AP) zoning district with a General Plan land use designation of Agricultural Resource (AR) at 4160 Silverado Trail, Napa (APN 039-130-002). The Use Permit Major Modification approval is hereafter referred to as the Project.
On April 15, 2026, a timely notice of intent to appeal was filed by Appellant and a timely appeal packet was submitted on April 29, 2026 (the Appeal). The public hearing was opened on June 2, 2026, and continued to August 11, 2026. On August 11, 2026, at the parties’ request and to allow the parties time to reach a private settlement, the Board continued the item to November 3, 2026. The parties have informed staff that they need additional time to complete a private settlement and have that private agreement recorded before Appellant withdraws the appeal. The private settlement agreement does not involve or implicate the County, would not require any changes to the conditions of approval adopted by the Planning Commission, and staff is not privy to its terms.
Staff, Appellant and Applicant request that the hearing be continued to December 15, 2026, at 9:00 AM to allow Applicant and Appellant additional time to complete their private settlement and resolve the appeal.
Staff, Appellant and Applicant presentations, and public testimony will not occur at the November 3, 2026, hearing. Documents associated with the Project and this appeal record (No. P26-00125) are currently available for review online at the Planning, Building and Environmental Services’ (PBES) Department cloud at: https://www.pbes.cloud/index.php/s/NnjzsyomYwciGeo or at the PBES Department located at 1195 Third Street, 2nd Floor, Napa, CA 94559. Following completion of the Appeal hearing, please utilize the County’s Public Records Search to access documents associated with this project: https://www.napacounty.gov/2474/PBES-Public-Records-Search.
Requested Actions:
1. Chair introduces the item and opens the public hearing;
2. Motion by a Board member, second by another Board member, and a vote by the Board to continue the hearing to December 15, 2026, at 9:00 a.m
FISCAL IMPACT
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Is there a Fiscal Impact? |
No |
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ENVIRONMENTAL IMPACT
ENVIRONMENTAL DETERMINATION: Consideration and intention to find the project categorically exempt from the California Environmental Quality Act (CEQA). It has been determined that this type of project does not have a significant effect on the environment and is exempt from CEQA. The project will not impact an environmental resource of hazardous or critical concern, has no cumulative impact, there is no reasonable possibility that the activity may have a significant effect on the environment due to unusual circumstances, will not result in damage to scenic resources, is not located on a list of hazardous waste sites, or cause substantial adverse change in the significance of a historical resource. As proposed the project meets the criteria for eligibility as Categorically Exempt from CEQA under Classes 1 and 4. [See Class 1 (“Existing Facilities”) and Class 4 (“Minor Alterations to Land”), which may be found in the guidelines for the implementation of the California Environmental Quality Act at 14 CCR §15301, §15304]. The project site is not included on a list of hazardous materials sites compiled pursuant to Government Code Section 65962.5.