TO: Board of Supervisors
FROM: Brian D. Bordona, Director - Planning, Building, and Environmental Services
REPORT BY: Michael Parker - Planning Manager
SUBJECT: General Plan & Zoning Code Update to achieve consistency with the 2024 updated Airport Land Use Compatibility Plan
RECOMMENDATION
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Conduct a public hearing to consider the Planning Commission’s recommendation from July 16, 2025 to find the proposed General Plan and Zoning Code Update implements the programs and policies of the ALUCP, is within the scope of the activities and impacts identified and analyzed in the ALUCP’s Negative Declaration adopted on December 4, 2024 (State Clearinghouse No. 2024060773) and no new environmental effects have been found, and no new mitigation is necessary; adopt a Resolution to amend the Agricultural Preservation and Land Use Element and Community Character Element of the Napa County General Plan; and adopt an Ordinance amending Chapter 18.80 (AC Airport Compatibility Combination District) Sections 18.80.030 (ALUCP Zone E regulations), 18.80.040 (ALUCP Zone D regulations), 18.80.050 (ALUCP Zone C regulations), 18.80.060 (ALUCP Zone B regulations), 18.80.070 (ALUCP Zone A regulations), 18.80.090 (ALUC referral), 18.80.100 (Filing materials), and 18.80.110 (Findings) of Title 18 (Zoning) of the Napa County Code to achieve consistency with the ALUCP adopted on December 4, 2024 by the Airport Land Use Commission (ALUC). (No Fiscal Impact)
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BACKGROUND
On December 4, 2024, the ALUC adopted the updated ALUCP for Angwin Airport-Parrett Field and Napa County Airport. The adopted ALUCP can be accessed at the following link: <https://www.countyofnapa.org/DocumentCenter/View/35937/Napa-Countywide-ALUCP---Complete-Version?bidId=>
After adoption of revisions to an ALUCP, State law gives local jurisdictions 180 calendar days to amend their general plan, specific plans, zoning ordinances, and facilities master plans, as necessary, to be consistent with the amended ALUCP. Once the General Plan and Zoning Codes are revised and deemed consistent, then only certain more substantive land use actions require ALUC review.
A general plan and zoning code does not need to be identical with the ALUCP to be consistent with it. To meet the consistency test, a General Plan must do two things:
1) it must specifically address compatibility planning issues, either directly or through reference to a zoning ordinance or other policy document; and
2) it must avoid direct conflicts with compatibility planning criteria.
Napa County has addressed compatibility planning issues by referencing the updated ALUCP. The Zoning Code Airport Compatibility Combination District (Napa County Code Chapter 18.80) was updated to reflect the new compatibility zones and details those uses which can be deemed Compatible, Conditionally Compatible, and Incompatible for development within the Napa County Airport and Angwin Airport- Parrett Field’s Airport Influence Areas (AIAs).
The proposed general plan amendment and zoning code amendments do not change the geographical area where Airport Land Use Compatibility Plan policies apply. When both the General Plan and Zoning Code have been amended and deemed compatible, these actions facilitate transfer of authority for ALUCP compliance determination for general discretionary applications within the Airport Influence Area (AIA) from the Napa County Airport Land Use Commission to Napa County. However, all General Plan, Zoning Ordinance, Subdivision Ordinance, Specific Plan and building regulation amendments and other Major Land Use Actions that affect properties within Airport Compatibility zones will still require separate ALUC review and approval.
Planning Commission Recommendation:
On July 16, 2025, the Planning Commission held a properly noticed public hearing where in a unanimous 5-0 vote, the Commission considered and recommended the Board of Supervisors:
1. Find the proposed General Plan and Zoning Code Update implements the programs and policies of the ALUCP, is within the scope of the activities and impacts identified and analyzed in the ALUCP’s Negative Declaration adopted on December 4, 2024 (State Clearinghouse No. 2024060773) and no new environmental effects have been found, and no new mitigation is necessary;
2. Adopt a resolution amending the Agricultural Preservation and Land Use Element and Community Character Element of the Napa County General Plan to achieve consistency with the ALUCP adopted by the Napa County Airport Land Use Commission (ALUC) on December 4, 2024; and
3. Adopt an ordinance amending Chapter 18.80 (AC Airport Compatibility Combination District) Sections 18.80.030 (ALUCP Zone E regulations), 18.80.040 (ALUCP Zone D regulations), 18.80.050 (ALUCP Zone C regulations), 18.80.060 (ALUCP Zone B regulations), 18.80.070 (ALUCP Zone A regulations), 18.80.090 (ALUC referral), 18.80.100 (Filing materials), and 18.80.110 (Findings) of Title 18 (Zoning) of the Napa County Code to achieve consistency with the ALUCP adopted on December 4, 2024 by the ALUC.
Airport Land Use Commission Consistency Determination:
On August 6, 2025, the Airport Land Use Commission conducted an Airport Land Use Compatibility Review and Consistency Determination for the proposed Napa County General Plan and Zoning Code Updates, as required pursuant to the State Aeronautic Act and Public Utilities Code (PUC) Section 21676.
In a unanimous 6-0 vote, the ALUC found the proposed updates to the Napa County General Plan and Zoning Code consistent with the 2024 ALUCP.
Noticing:
Pursuant to Government Code Section 65352.3, prior to the adoption or any amendment of a county's general plan, the county shall conduct consultations with California Native American tribes that are on the contact list maintained by the Native American Heritage Commission for the purpose of preserving or mitigating impacts to places, features, and objects described in Sections 5097.9 and 5097.993 of the Public Resources Code that are located within the city or county's jurisdiction.
In compliance with these codes, notice of the proposed general plan and zoning code changes were sent to California Native American Tribes on May 20, 2025. No comments or requests for consultation were received.
Public Comment:
As of the drafting of this Staff Report, no comments have been received.
Requested Action:
Today’s requested action is that the Board of Supervisors:
1. Find the proposed General Plan and Zoning Code Update implements the programs and policies of the ALUCP, is within the scope of the activities and impacts identified and analyzed in the ALUCP’s Negative Declaration adopted on December 4, 2024 (State Clearinghouse No. 2024060773) and no new environmental effects have been found, and no new mitigation is necessary;
2. Adopt a resolution amending the Agricultural Preservation and Land Use Element and Community Character Element of the Napa County General Plan to achieve consistency with the ALUCP adopted by the Napa County Airport Land Use Commission (ALUC) on December 4, 2024; and
3. Adopt an ordinance amending Chapter 18.80 (AC Airport Compatibility Combination District) Sections 18.80.030 (ALUCP Zone E regulations), 18.80.040 (ALUCP Zone D regulations), 18.80.050 (ALUCP Zone C regulations), 18.80.060 (ALUCP Zone B regulations), 18.80.070 (ALUCP Zone A regulations), 18.80.090 (ALUC referral), 18.80.100 (Filing materials), and 18.80.110 (Findings) of Title 18 (Zoning) of the Napa County Code to achieve consistency with the ALUCP adopted on December 4, 2024 by the ALUC.
Decision Making Options:
Option 1: That the Board adopt both the attached Resolution Amending the General Plan and the attached Ordinance amending Chapter 18.80 of the County Code (Staff Recommendation).
Disposition - This option would make the Napa County General Plan and Chapter 18.80 of County Code consistent with the ALUCP adopted by the ALUC on December 4, 2024. The proposed General Plan Amendment and proposed Ordinance amendment implements policies that were previously evaluated and are within the scope of the Negative Declaration prepared for the ALUCP (State Clearinghouse No. 2024060773) adopted on December 4, 2024. No new mitigation measures and no new environmental effects would occur and none of the conditions require preparation of a subsequent Negative Declaration or further environmental review.
Action Required - Follow the proposed actions listed in the “Requested Action” section above.
Option 2: Revise the Request
Disposition - This option allows the Board of Supervisors to modify aspects of the proposed General Plan Amendment and proposed Ordinance amending Chapter 18.80.
Action Required - Follow proposed actions listed in the “Requested Action” section above and recommend amendments to the General Plan and Ordinance. This option may result in the public hearing being continued to a future date if significant revision is required, and may require re-review by both the Planning Commission and the ALUC.
Option 3: Recommendation to Deny the Proposed General Plan Amendment and Ordinance Update.
Disposition - In the event the Board does not support the General Plan Amendment and Ordinance Update, the Board would vote to recommend denial. The Board should articulate why it does not recommend amending the General Plan and update to Chapter 18.80 of County Code. A denial recommendation would result in the Napa County’s Agricultural Preservation and Land Use Element and Community Character Element of the County’s General Plan remaining status quo and the General Plan being inconsistent with and out of compliance with the ALUCP. The County would therefore be out of compliance with California Government Code Section 65302.3, which requires counties to have their general plans, specific plans, and land use regulations be consistent with the Airport Land Use Compatibility Plans.
Action Required - Board motion, second, and vote to recommend denial of the General Plan Amendment and Ordinance Update.
Option 4: Continuance Option
The Board may continue the item to a future hearing date at its own discretion.
Procedural Requirements:
1. Chair introduces item.
2. Open Public Hearing.
3. Staff report.
4. Public comments.
5. Close Public Hearing.
6. Motion, second, discussion, and vote to approve the Request.
FISCAL IMPACT
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Is there a Fiscal Impact? |
No |
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Is it Mandatory or Discretionary? |
Mandatory |
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Consequences if not approved: |
On December 4, 2024, the ALUC adopted the updated ALUCP for Angwin Airport-Parrett Field and Napa County Airport. After adoption of an ALUCP revision, State law gives local jurisdictions 180 calendar days to amend their general plan, specific plans, zoning ordinances, and facilities master plans, as necessary, to be consistent with the amended ALUCP. If not approved, the County would be out of compliance with State law. |
ENVIRONMENTAL IMPACT
ENVIRONMENTAL DETERMINATION: The proposed General Plan Amendment and proposed Ordinance implements policies that were previously evaluated and are within the scope of the Negative Declaration prepared for the ALUCP (State Clearinghouse No. 2024060773) adopted on December 4, 2024. No new mitigation measures and no new environmental effects would occur and none of the conditions requiring preparation of a subsequent Negative Declaration or further environmental review under CEQA Guidelines Section 15162 apply. This project is not on any list of hazardous waste sites enumerated under Government Code Section 65962.5.