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 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:

April 16, 2025 (All Commissioners present)

AGENDA REVIEW

DISCLOSURES

PUBLIC HEARING ITEMS

BASIL AND ROBIN ENAN / HARCROSS WINERY / USE PERMIT

P23-00105-UP, VIEWSHED P25-00031, AND AGRICULTURAL

EROSION CONTROL PLAN P23-00325-ECPA

25-663

CEQA Status: Consideration and possible adoption of a Mitigated

Negative Declaration. 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 area:

Biological Resources. 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 allow a new winery with an annual

production capacity of 5,000 gallons per year with the following

characteristics:

1) Construction of a new 8,496 sq. ft. winery facility containing 6,477 sq.

ft. of production space and 2,019 sq. ft. for accessory uses, including a

commercial kitchen;

2) Removal of 0.5 acres of woodland habitat, and the planting/preservation

of 1.5 acres of woodland canopy on the project parcel in conformance with

the Viewshed Protection Program and Conservation Regulations;

3) Excavation of approximately 5,780 cubic yards of spoils associated

with the construction of structural pads;

4) Onsite parking for 4 vehicles;

5) Up to four (4) full-time employees, one (1) part-time employee;

6) On-site domestic and process wastewater treatment systems;

7) Hours of operation seven days a week: production 7:00 AM to 6:00

p.m. (non-harvest), visitation 10:00 a.m. to 4:00 p.m. and marketing

events 10:00 a.m. to 10:00 p.m. (including cleanup);

8) Tours and tastings by appointment only for a maximum of 14 visitors

per day with a maximum of 98 visitors per week;

9) Establishing a marketing program, which may include catered events, as

follows; i) Ten (10) Wine Release/Wine Club Events annually for up to 24

guests; ii) One (1) Large Event annually for up to 50 guests;

10) On-premises consumption of wines produced on-site within the

outdoor hospitality areas identified on Sheet UP2.2 and UP6.2 of the Site

Plans, prepared by Nobili Marques Arquitectura, dated December 18,

2023, in accordance with Business and Professions Code Sections 23358,

23390 and 23396.5 (AB 2004);

11) Driveway expansion and construction to meet commercial standards,

landscaping, and other improvements associated with wineries;

12) Approval of a Viewshed request; and

13) Approval of an Agricultural Erosion Control Plan for the and the

installation and maintenance of erosion and runoff control measures for

the development and subsequent operation of approximately 3-acres of

new vineyard (±2.5 net plated acres) with the following

components/characteristics: i) Earthmoving and grading activities that

include vegetation and tree removal, soil ripping (maximum depth of 48

inches), grading of approximately 500 cubic yards of cut and fill (balanced

on-site) for land contouring, rock removal, disking, and the development

or erosion control measures; ii) Temporary erosion control measures that

include cover crop, straw wattles, erosion control blankets, and application

of straw mulch at a rate of 3,000 lbs. per acre; iii) Permanent erosion and

runoff control measures that include cross slope diversion ditches and

subsurface drainlines to an existing level spread, outsloped vineyard

avenues, water bars and rolling dips, and establishment of a permanent

no-till cover crop maintained at a minimum vegetation cover density of

80%: vineyard avenues will also maintain a minimum cover density of

80%; iv) Installation of vineyard trellis and irrigation system, and planting

rootstock on a 6-foot by 4-foot spacing pattern for a vine density of 1,815

vines per acre: the vineyard irrigation source would be from the existing

onsite well. V) Ongoing operation and maintenance of the vineyard, which

includes vine management (pruning, fertilization, and pest and disease

control), weed control, cover crop mowing, irrigation and trellis system

maintenance, and fruit harvesting. The management regime of the no-till

cover crop would consist of mowing and late winter or early springtime

strip spraying in an 18-inch-wide strip by contact or systemic herbicides:

no pre-emergent spraying would be utilized as part of cover crop

management.

The project is located on an approximately 51-acre site within the

Agricultural Watershed (AW) zoning district with a General Plan land use

designation of Agriculture, Watershed, and Open Space (AWOS) at 6476

Dry Creek Road, Napa, CA 94574; APN: 027-530-006-000.

Staff Recommendation: Adopt the Initial Study/Mitigated Negative

Declaration prepared for the project and approve Use Permit No.

P23-00105, Viewshed Protection Program No. P25-00031, and

Agricultural Erosion Control Plan P23-00325, as conditioned.

Staff Contact: Matt Ringel, Planner III,

Matthew.ringel@countyofnapa.org, (707) 299-1351

Applicant Contact: Basil & Robin Enan, 1765 Poppy Ave, Menlo Park,

CA 94025, basilenan@gmail.com, (650) 867-0865

Applicant Representative Contact: Marta Marques, Nobili Marques

Arquitectura, PO Box 10398, Napa, CA 95581,

marta@nobilimarques.com, (415) 218-6258

Sam Heier, Pacific Union College / C-Store Replacement and New

Carwash / Use Permit Major Modification No. P23-00300-MOD

25-697

CEQA Status: Consideration and possible adoption of a Categorical

Exemption pursuant to §15301 (Class 1, Existing Facilities), which

exempts a project that consists of additions to existing structures provided

that the addition will not result in an increase of more than 50 percent of

the floor area of the structures before the addition or 2,500 square feet,

whichever is less, such as a replacement convenience store; §15302 (Class

2, Replacement or Reconstruction), which exempts a project which

replaces a commercial structure with a new structure of substantially the

same size, purpose, and capacity, such as a convenience store; §15303

(Class 3, New Construction or Conversion of Small Structures), which

exempts a store, motel, office, restaurant or similar structure not involving

the use of significant amounts of hazardous substances, and not exceeding

2,500 square feet in floor area, such as a carwash; and, §15311 (Class11,

Accessory Structures), which exempts on-premise signs. The project is

not on any lists of hazardous waste sites enumerated under Government

Code Section 65962.5.

Request: Approval of a Use Permit Major Modification to construct a

convenience store replacement and a new carwash. Approval of the use

permit major modification would allow for the following:

1) Demolish the existing 3,196 sq. ft. convenience store/ auto service

building that was damaged by fire;

2) Construct a new 2,234 sq. ft. convenience store;

3) Construct a new 1,164 sq. ft. carwash,

4) Install 18 parking spaces (including 8 fueling positions);

5) Install two new building signs and modify one existing freestanding

sign;

6) Proposed convenience store hours of operation from 6 a.m. to 10 p.m.

Monday through Thursday, Friday 6 a.m. to 6 p.m., Sunday 6 a.m. to 8

p.m., and closed Saturdays; and,

7) Proposed carwash hours of operation 7 a.m. to 9 p.m. Monday through

Thursday, Friday 7 a.m. to 6 p.m., and Sunday 7 a.m. to 8 p.m. closed

Saturdays.

Staff Recommendation: Find the project Categorically Exempt from

CEQA and approve Major Modification Permit P23-00300-MOD, as

conditioned.

Staff Contact: Wendy Atkins, Planner II, (707) 259-8757;

wendy.atkins@countyofnapa.org

Applicant Contact:

Owner: Sam Heier, Pacific Union College, One Angwin Ave., Angwin,

- DISCUSSION OF ITEMS FOR THE JUNE 4, 2025 REGULAR MEETING

- BOARD OF SUPERVISORS ACTIONS

- OTHER DEPARTMENT ACTIVITIES

- CODE COMPLIANCE REPORT

- ZONING ADMINISTRATOR ACTIONS

- OTHER PENDING PROJECTS' STATUS

10.

11.

COMMISSIONER COMMENTS/COMMITTEE REPORTS

ADJOURNMENT

I HEREBY CERTIFY THAT THE AGENDA FOR THE ABOVE STATED MEETING WAS POSTED AT A

LOCATION FREELY ACCESSIBLE TO MEMBERS OF THE PUBLIC AT THE NAPA COUNTY

ADMINISTRATIVE BUILDING, 1195 THIRD STREET, NAPA, CALIFORNIA ON 4/25/25 BY 4:00 P.M. A

HARDCOPY SIGNED VERSION OF THE CERTIFICATE IS ON FILE WITH THE CLERK OF THE

COMMISSION AND AVAILABLE FOR PUBLIC INSPECTION.

ANGIE RAMIREZ VEGA (By e-signature)

Angie Ramirez Vega, Clerk of the Commission