Planning Commission

Board of Supervisors Chambers 1195 Third Street, Third Floor Napa, CA 94559

Agenda — 29 items

1. 1 How to Watch or Listen to the Napa County Planning Commission Meetings
2. 2 The Napa County Planning Commission will continue to meet pursuant to the annually adopted meeting calendar available at the following link: https://www.napacounty.gov/DocumentCenter/View/40034/2026-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:
3. 1. Attend in-person at the Board of Supervisors Chambers, 1195 Third Street, Napa, Third Floor.
4. 2. Watch online at https://napa.legistar.com/calendar.aspx (click the "In Progress" link in the "Video" column).
5. 3. Watch on Zoom using the attendee link: https://countyofnapa.zoom.us/j/87621457786. Make sure the browser is up-to-date.
6. 4. Listen on Zoom by calling 1-669-900-6833 (Meeting ID: 876-2145-7786).
7. 5. Watch on your TV - Napa Valley TV Channel 28.
8. 8 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:
9. 1. 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.
10. 2. 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.
11. 3. 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**
12. 12 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.
13. 1. CALL TO ORDER; ROLL CALL
14. 2. PLEDGE OF ALLEGIANCE
15. 3. PUBLIC COMMENTS AND RECOMMENDATIONS
16. 16 The Commission invites public 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.
17. 4. APPROVAL OF MINUTES
18. 18 The Clerk of the Commission requests approval of minutes from the regular meeting held on August 5, 2026. 26-1841
19. 5. AGENDA REVIEW
20. 6. DISCLOSURES
21. 7. PUBLIC HEARING ITEMS
22. A. OZEGNA VINEYARDS, LLC C/O JIM FASSIO / ONTRAIL VINEYARDS MICRO-WINERY / USE PERMIT # P25-00139-UP CEQA Status: Consideration and possible adoption of a revised Mitigated Negative Declaration and the Mitigation Monitoring and Reporting Program (MMRP). According to the proposed revised Mitigated Negative Declaration (State Clearing House No. 2026080629), the proposed project would not have any potentially significant environmental impacts after implementation of mitigation measures for 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 Micro-Winery Use Permit to establish a new phased 5,000 gallons per year winery including the conversion of an existing barn to a winery, conversion of the existing farm labor office to winery tasting and accessory uses, construction of a new winery building and covered crush pad, and associated tours and tastings by appointment only. The project is located on an approximately 13.33-acre site within the Agricultural Watershed (AW) zoning district with a General Plan land designation of Agricultural Resource (AR)/Agriculture, Watershed and Open Space (AWOS) at 3252 Silverado Trail, Napa, CA 94558; APN 039-610-003. Staff Recommendation: Adopt the Initial Study/revised Mitigated Negative Declaration and the Mitigation Monitoring Report Program (MMRP) prepared for the project and approve Micro-Winery Use Permit No. P25-00139 as conditioned. Staff Contact: Wendy Atkins, Planner II, (707) 259-8757; wendy.atkins@countyofnapa.org Applicant Contact: Jim Fassio, 501 El Cerrito Ave, Hillsborough, CA 94010, (650) 333-3155; ozegna@comcast.net Applicant Representative Contact: Covell Architects c/o Michell Covell, 1407 Main Street, Ste. 102, St. Helena, CA 94574. Phone: (707) 968-9280 or email: michelle@covellarchitects.com 26-1812
23. 8. ADMINISTRATIVE ITEMS
24. A. E & P TECHNOLOGY WAY - BUILDINGS A & B / DENNIS PAULEY / USE PERMITS P22-00307 & P22-00308; DRAFT ENVIRONMENTAL IMPACT REPORT SCOPING SESSION CEQA Status: Napa County issued a Notice of Preparation (NOP) of a Draft Environmental Impact Report (EIR) on October 1, 2026, for the project proposal E & P Technology Way, Buildings A & B. Members of the public and public agencies are invited to provide comments in writing or at this public scoping session as to the scope and content of the proposed EIR. The 30-day public comment period on the NOP closes November 2, 2026. Request: Public meeting to take testimony on items to be addressed in an Environmental Impact Report (EIR) currently being prepared for the proposed project. The proposal consists of two separate Use Permit applications to allow the construction of two separate projects and buildings: Building A - a 450,000 gallon per year wine production and storage facility within a proposed 143,312 sf building (P22-00307-UP) and Building B - speculative warehouse/office uses within a proposed 66,915 sf building (P22-00308-UP). Three parcels comprise the two project sites: Building A is proposed on a 13.2-acre parcel on the north side of Technology Way and Morris Court (APN 057-250-030) and Building B is proposed on a 6.87-acre project site on the north side of Technology Way, opposite Gateway Road West (APN’s 057-250-031& -032), which will be merged. Both sites are located in the NVBPSP area within the IP:AC (Industrial Park: Airport Compatibility) Zoning District. Staff Recommendation: Receive public and Commission testimony on items to be addressed in the project-specific EIR. Staff Contact: Sean Kennings, Contract Planner, phone (415) 533-2111 or email sean@lakassociates.com and Sean Trippi, Supervising Planner, phone (707) 299-1353 or email sean.trippi@countyofnapa.org Applicant: Mike Kelly, 5150 Fair Oaks Blvd., Suite101-219, Carmichael, CA 94608, (916) 956-0524. 26-1790
25. 9. DIRECTOR OR DIRECTOR'S DESIGNEE REPORT
26. 26 - DISCUSSION OF ITEMS FOR THE NOVEMBER 4, 2026 REGULAR MEETING - BOARD OF SUPERVISORS ACTIONS - OTHER DEPARTMENT ACTIVITIES - CODE COMPLIANCE REPORT - ZONING ADMINISTRATOR ACTIONS - OTHER PENDING PROJECTS' STATUS
27. 10. COMMISSIONER COMMENTS/COMMITTEE REPORTS
28. 11. ADJOURNMENT
29. 29 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 10/14/26 BY 4:30 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

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