Napa County

1195 THIRD STREET

SUITE 310

NAPA, CA 94559

Agenda

Wednesday, August 20, 2025

9:00 AM

Board of Supervisors Chambers

1195 Third Street, Third Floor

Napa, CA 94559

Planning Commission

District 1, Kara Brunzell (Vice-Chair)

District 2, Walter Brooks

District 3, Molly Moran Williams

District 4, Pete Richmond

District 5, Megan Dameron (Chair)

Brian D. Bordona, Director

Laura Anderson, County Counsel

Michael Parker, Planning Manager

Alexandria Quackenbush, Meeting Clerk

Angie Ramirez Vega, Meeting Clerk

Aime Ramos, Meeting Clerk

How to Watch or Listen to the Napa County Planning Commission Meetings

The Napa County Planning Commission will continue to meet pursuant to the annually adopted

meeting calendar available at the following link:

https://www.countyofnapa.org/DocumentCenter/View/35930/2025-Planning-Commission-Meeting-

Calendar?bidId=

The Napa County Planning Commission meets as specified in its adopted annual calendar on the

first and third Wednesdays of the month at 9:00 A.M. at 1195 Third Street, Suite 310, Napa,

California 94559. The meeting room is wheelchair accessible. Assistive listening devices and

interpreters are available through the Clerk of the Planning Commission. Requests for disability

related modifications or accommodations, aids or services may be made to the Clerk of the Planning

Commission's office no less than 72 hours prior to the meeting date by contacting (707) 253-4417 or

meetingclerk@countyofnapa.org.

The Napa County Planning Commission realizes that not all County residents have the same ways to

stay engaged, so several alternatives are offered. Remote Zoom participation for members of the

public is provided for convenience only. In the event that the Zoom connection malfunctions for any

reason, the Planning Commission reserves the right to conduct the meeting without remote access.

Please watch or listen to the Planning Commission meeting in one of the following ways:

Attend in-person at the Board of Supervisors Chambers, 1195 Third Street, Napa, Third

Floor.

Watch online at https://napa.legistar.com/calendar.aspx (click the "In Progress" link in the

"Video" column).

Watch on Zoom using the attendee link: https://countyofnapa.zoom.us/j/87621457786. Make

sure the browser is up-to-date.

Listen on Zoom by calling 1-669-900-6833 (Meeting ID: 876-2145-7786).

Watch on your TV - Napa Valley TV Channel 28.

If you are unable to attend the meeting in person and wish to submit a general public comment or

a comment on a specific agenda item, please do the following:

Email your comment to meetingclerk@countyofnapa.org. Emails will not be read aloud but

will still become part of the public record and shared with the Planning Commission.

Use the Zoom attendee link: https://Countyofnapa.zoom.us/j/87621457786. Make sure the

browser is up-to-date. When the Chair calls for the item on which you wish to speak, click

"raise hand". Please limit your remarks to three minutes.

Call the Zoom phone number: 1-669-900-6833. (Meeting ID: 876-2145-7786). When the

Chair calls for the item on which you wish to speak, press *9 to raise hand. Please limit your

remarks to three minutes.

**Please note that phone numbers in their entirety will be visible online while speakers are

speaking**

For more information, please contact us via telephone at (707) 253-4417 or send an email to

meetingclerk@countyofnapa.org

ANY MEMBER OF THE AUDIENCE DESIRING TO ADDRESS THE COMMISSION:

ON A MATTER ON THE AGENDA

Please proceed to the podium when the matter is called and, after receiving recognition from the

Chair, give your name and your comments or questions. In order that all interested parties have an

opportunity to speak, please be brief and limit your comments to the specific subject under

discussion. Time limitations shall be at the discretion of the Chair or Commission, but is generally

limited to three minutes.

ON A MATTER NOT ON THE AGENDA

Public comment is an opportunity for members of the public to speak on items that are not on the

agenda but are within the subject matter jurisdiction of the Commission. Public comment is limited

to three minutes per speaker, subject to the discretion of the Chair. Comments should be brief and

focused, and speakers should be respectful of one another who may have different opinions. Please

remember this meeting is being recorded and broadcast on live television. The County will not

tolerate profanity, hate speech, abusive language, or threats. Also, while public input is appreciated,

the Brown Act prohibits the Commission from taking any action on matters raised during public

comment that are not on the agenda.

CALL TO ORDER; ROLL CALL

PLEDGE OF ALLEGIANCE

CITIZEN COMMENTS AND RECOMMENDATIONS

The Commission invites Citizen comments and recommendations concerning current issues and

future prospects of a planning nature which are within the jurisdiction of the Planning Commission.

Anyone who wishes to speak to the Commission on such a matter, if it is not on the agenda, may do

so at this time.

APPROVAL OF MINUTES

The Clerk of the Commission request approval of Minutes for the meeting held on:

August 6, 2025 (All Commissioners present)

AGENDA REVIEW

DISCLOSURES

PUBLIC HEARING ITEMS

YOUNTVILLE VINEYARDS LLC / PIAZZA DEL DOTTO WINERY /

USE PERMIT MAJOR MODIFICATION P18-00143

25-668

CEQA STATUS: Consideration and possible adoption of a Mitigated

Negative Declaration and Mitigation Monitoring Reporting Program

(MMRP) (SCH #2025050553). According to the proposed Mitigated

Negative Declaration, the proposed project would not have any potentially

significant environmental impacts with incorporation of mitigation

measures for Biological Resources. This project is not on any lists of

hazardous waste sites enumerated under Government Code Section

65962.5.

REQUEST: Approval of a Major Modification to increase production,

number of employees, and number of visitors. The project would add

additional events to the existing marketing plan, permit on-premises

consumption in additional areas on site, and allow outdoor speakers for

background music. Physical changes on site include construction of an

approximately 45,500 s.f. winery building with a 700 s.f. lounge building,

increase the existing, approved cave from 16,000 s.f. to 32,500 s.f.,

cabanas on the hospitality building patio, and additional parking spaces.

The project site is located on a 21.7-acre parcel at 7466 St. Helena

Highway/State Route 29, Yountville, CA 94558. The General Plan

designation is Agricultural Resource (AR), and the Zoning is Agricultural

Preserve (AP). APN 031-120-040. [Formerly APN 031-120-038 (SFAP)

and 031-130-032 (SFAP) - Revised per Lot Line Adjustment LLA 2106

(Recorded December 26, 2024), referred to as “LLA 2106 Adjusted Parcel

A” in the public hearing notice and Mitigated Negative Declaration].

STAFF RECOMMENDATION: Adopt the Mitigated Negative

Declaration/MMRP and approve the Use Permit Major Modification, as

conditioned.

STAFF CONTACT: Emily Hedge, Planner III, (707) 259-8226 or

emily.hedge@countyofnapa.org

APPLICANT REPRESENTATIVE CONTACT: Bill Dodd, Dodd and

Chaaban Strategies LLC.; 707-287-7249; bill@doddchaaban.com

CONTINUED FROM THE JUNE 18, 2025, PLANNING COMMISSION

MEETING.

NIGHTS IN WHITE SATIN LLC / NIGHTS IN WHITE SATIN / USE

PERMIT APPLICATION #P22-00236-UP

25-1354

CEQA STATUS: Consideration and possible adoption of a Mitigated

Negative Declaration and Mitigation Monitoring and Reporting Program

(MMRP). According to the proposed Mitigated Negative Declaration, the

proposed project would not have any potentially significant environmental

impacts after implementation of mitigation measures. Mitigation measures

are proposed for the following areas: Biological Resources, Cultural

Resources, and Geology and Soils. In accordance with Section 15105(b) of

the California Environmental Quality Act (CEQA) Guidelines, Napa

County submitted the proposed Initial Study/Mitigated Negative

Declaration to the State Clearinghouse for a 30-day review period

beginning July 17, 2025, and running through August 18, 2025 (State

Clearinghouse No. SCH 2025070651) https://ceqasubmit.opr.ca.gov/. The

project site is not included on a list of hazardous materials sites compiled

pursuant to Government Code Section 65962.5.

REQUEST: Approval of a Use Permit to establish a new 120,000-gallon

winery, including the construction of a winery structure with production

and accessory uses, associated tours and tastings by appointment only,

establishment of a marketing program, employees, parking, and

construction of a new commercial driveway, wastewater treatment system,

non-transient non-community water system, and new groundwater well to

serve the winery only. The project is located on a 120.72 acre holding

within the Agricultural Watershed (AW) zoning district and designated

Agriculture, Watershed and Open Space (AWOS) and Agricultural

Resource (AR) in the General Plan at APNs 047-380-009 (winery parcel)

and 047-380-010 (existing well parcel) located south of Sonoma Highway

(SR 12/121) approximately 0.45 miles east of the Sonoma/Napa County

Line.

STAFF RECOMMENDATION: Adopt the Mitigated Negative

Declaration/MMRP and a Winery Use Permit subject to the recommended

conditions of approval.

Staff Contact: Kelli Cahill, Planner III, (707) 265-2325 or

kelli.cahill@countyofnapa.org

Applicant Contact: Tony Baldini, (707) 944-8642 or

tony@LedeFamilyWines.com