TO: Board of Supervisors
FROM: Brian D. Bordona - Director of Planning, Building and Environmental Services
REPORT BY: Matt Ringel - Planner III
SUBJECT: FCS International, Inc. Professional Services Agreement
RECOMMENDATION
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Approve and authorize Agreement No. 270220B with FCS International, Inc. dba FirstCarbon Solutions for a maximum compensation of $165,209 and a term through November 16, 2028, to conduct an Environmental Impact Report, in accordance with the California Environmental Quality Act, for the proposed Basanites Warehouse project. (Fiscal Impact: $165,209; General Fund; Budgeted; Discretionary)
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BACKGROUND
On October 18, 2019, Steve Beauchamp, on behalf of BOCA Company (“Applicant”), filed Use Permit Application P19-00421 requesting County zoning approval to redevelop an approximately 55.27 acre parcel, located approximately 0.2 miles east of the State Highway 221 and Basalt Road intersection in unincorporated Napa County, California (Assessor’s Parcel No. 046-370-024-000). The proposed project consists of the demolition of existing structures and construction of 4 new structures, totaling approximately 697,000 square feet of warehouse/industrial space. Approximately 450 new trees and landscape screening would be planted. The proposed project assumes that an upper estimate of 250 employees would be on the property at one time and at full occupancy. The proposed project includes 484 parking spaces and loading spaces for delivery trucks.
On December 13, 2025, a Mitigated Negative Declaration was released for public review for the proposed project. During the 30-day public review timeframe, comment letters were received from the California Department of Fish and Wildlife (CDFW), the Center for Biological Diversity, California Department of Transportation, and Advocates for the Environment. The comment letters received primarily focused on concerns regarding Air Quality, Greenhouse Gas (GHG) Emissions, Energy, Biological Resources, and Transportation. The comments raised concerns about the adequacy of the proposed environmental document. The applicant, on consultation with staff, elected to have a Limited Scope Environmental Impact Report (“EIR”) prepared for the proposed project to expand upon the conclusions of the Initial Study/Mitigated Negative Declaration.
Approval of this Agreement will allow the County to retain FCS, an environmental consulting firm, for purposes of assisting the County in preparing an EIR that will identify potential effects on the environment that could occur as a result of the project. In accordance with County policy, the Applicant will be responsible for funding the full contract amount plus costs related to staff management of the consultant. The Applicant will be required to submit a deposit in the amount of 20-percent of the contract dollar amount prior to FCS commencing preparation of the EIR.
The EIR process will include the distribution of a Notice of Preparation (NOP) to nearby property owners, responsible agencies, and interested parties, and a publicly held scoping meeting. Release of the NOP is anticipated to occur within the next few months.
Requested Action:
Approve and authorize Agreement No. 270220B with FCS for a maximum of $165,209 (including optional tasks) for the term November 17, 2026, through November 16, 2028, for purposes of conducting an environmental impact report (EIR), in accordance with the California Environmental Quality Act (CEQA), of the proposed Basanites Warehouse project.
FISCAL IMPACT
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Is there a Fiscal Impact? |
Yes |
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Is it currently budgeted? |
Yes |
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Where is it budgeted? |
17000-02, Applicant CEQA Reviews, includes appropriations based on average expenditures for consulting services over the year. Any requested adjustments due to a higher-than-average need for consulting services would be brought before the Board of Supervisors for authorization. The Applicant pays for the full cost of the contract, plus County staff costs associated with consultant management, in accordance with Section 104(c) of Napa County’s Local Procedures for Implementing CEQA. |
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Is it Mandatory or Discretionary? |
Discretionary |
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Discretionary Justification: |
An agreement to conduct an EIR is needed in order to conduct the required analysis of the proposed project in accordance with CEQA. An EIR conducted by an independent third party will allow County decision-makers to make a fully informed decision about the possible environmental consequences of the proposed project. |
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Is the general fund affected? |
Yes |
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Future fiscal impact: |
Depending on the extent of public comment received during the Draft EIR comment period and project public hearings, administration of the Agreement could extend into future fiscal years, with potential automatic extensions through November 3, 2028. In the event that the agreement extends into future fiscal years, revenue and expenditures would be budgeted accordingly. Consultant and consultant management costs would continue to be the responsibility of the Applicant to fund. |
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Consequences if not approved: |
The EIR will inform County decision-makers about the proposed project’s potential effects on the environment. If the Agreement is not approved, the County would be unable to conduct the required analysis of the proposed project in accordance with CEQA, and County decision-makers would be unable to make a fully informed decision about the possible environmental consequences of their action to approve or to deny the requested use permit. |
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Additional Information |
Strategic Initiative: Elevate County Service and Workforce Excellence |
ENVIRONMENTAL IMPACT
ENVIRONMENTAL DETERMINATION: The proposed action is not a project as defined by 14 California Code of Regulations 15378 (State CEQA Guidelines), and therefore, CEQA is not applicable.