Barnett Winery - Use Permit (P19-00125-UP), Viewshed Protection Program (P20-00121-VIEW), and Exception to the Road and Street Standards

The Barnett Winery project seeks approval through Napa County to expand operations at its existing 20,000-gallon winery located at 4018/4070 Spring Mountain Road in Calistoga, California. The proposal includes remediation of unpermitted activities such as increased employee count, daily tours and tastings by appointment, marketing events, and on-premise outdoor wine consumption, which have triggered requirements for public water system upgrades, wastewater system improvements, and an exception to the Road and Street Standards for driveway modifications. Beyond compliance, the project proposes significant expansion: increasing annual wine production to 30,000 gallons, raising the full-time employee count to nine, intensifying visitor programs, constructing a new 1,700-square-foot hospitality building with a tasting room and office, adding parking spaces, installing a 12,000-gallon fire protection water tank, and implementing new landscaping, all subject to the stringent design and visual preservation requirements of the Viewshed Protection Program. Environmental compliance is central, with mandatory adherence to CEQA guidelines, implementation of a Mitigation Monitoring and Reporting Program, specific biological surveys to protect nesting raptors during seasonal restrictions, and strict control over stormwater, dust, and groundwater impacts in accordance with Napa County ordinances, California Fish and Game Code, and best management practices from CASQA and BAAD. The project has been processed under a land use permit framework rather than a traditional procurement contract, with no federal acquisition regulations, contract clauses, pricing structures, or procurement-specific terms such as LPTA or Best Value applied. Oversight is managed by Napa County’s Planning and Building Department, with Matt Ringel as the primary point of contact, and key approvals contingent upon engineering certification, environmental mitigation execution, and on-site compliance verification during construction and final inspection phases. All operations must align with existing groundwater protection standards, fire safety codes, and land use zoning restrictions, ensuring that growth is balanced with ecological and aesthetic preservation in the region.