DARIO SATTUI / CASTELLO DI AMOROSA / ADVISORY REPORT FOR USE PERMIT MAJOR MODIFICATION APPLICATION #P19-00459-MOD AND APPEAL #P25-00137 CEQA Status: Consideration of a revised Categorical Exemption Memorandum, determining that the project is 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, 2, 3, 4, and 11. [See Class 1 (“Existing Facilities”), Class 2 (“Replacement or Reconstruction”), Class 3 (“New Construction or Conversion of Small Structures”), Class 4 (“Minor Alterations to Land”), and Class 11 (“Accessory Structures”) which may be found in the guidelines for the implementation of the CEQA at Title 14 CCR §15301, §15302, §15303, §15304, and §15311]. The project site is not included on a list of hazardous materials sites compiled pursuant to Government Code Section 65962.5. Request: As directed by the Board of Supervisors on remand of Appeal File No. P25-00137, the Planning Commission will review groundwater related matters including, but not limited to, the updated Water Availability Analysis, staff’s revised analysis of groundwater use, revised CEQA Memorandum, and Revised Recommended Conditions of Approval. Upon consideration of these matters the Planning Commission will forward an advisory recommendation to the Board of Supervisors. The pending appeal on the Castello di Amorosa Winery project will then be noticed for a hearing before the Board of Supervisors. Public notice of the appeal hearing will be provided at least 19 days in advance of the hearing. The Winery Parcel is located on an approximately 40-acre parcel at 4045 North St. Helena Highway. The parcel is within the AW (Agricultural Watershed) zoning district, with a General Plan designation AWOS (Agriculture, Watershed and Open Space). Winery Parcel APN 020-390-012 (SFAP) and Residential Parcel APN 020-230-001 (SFAP). Staff Recommendation: That the Planning Commission issue an advisory recommendation to the Board of Supervisors with the following recommendations from Staff: find the Project Categorically Exempt from CEQA and approve Use Permit Modification P19-00459, subject to the Revised Recommended Conditions of Approval. Staff Contact: Emily Hedge, Planner III, (707) 259-8226 or emily.hedge@countyofnapa.org Applicant Contact: Dario Sattui, (707) 967-6260 or dario@castellowines.com Project Agent: Georg Salzner, (707) 967-6261, georg@castellodiamorosa.com Applicant Representative: Scott Greenwood-Meinert, (415) 772-5741, sgreenwood-meinert@coblentzlaw.com

Committee

Planning Commission

Requested by

Planning, Building and Environmental Services

Introduced

June 30, 2026

On agenda

July 29, 2026