Bella Oaks Winery Use Permit Minor Modification (P23-00032-MM) and Administrative Permit (P25-00284-ADMIN)

The Bella Oaks Winery project, located at 1271 Manley Lane in Napa, California, involves a Winery Use Permit Minor Modification (P23-00032-MM) and an Administrative Permit (P25-00284-ADMIN). The primary scope of work is the replacement of an existing 8,177 square foot winery and 3,740 square foot crush pad with a new two-story, 17,192 square foot facility. This new structure will include 12,288 square feet of production space, featuring a 2,750 square foot covered crush pad and 9,538 square feet for fermentation, barrel storage, and a lab, alongside 4,903 square feet for accessory uses such as a tasting room, offices, and employee break rooms. Supporting infrastructure improvements include the installation of new water storage and distribution systems for domestic use and fire protection, the replacement of wastewater treatment systems, and the upgrade of driveways to Napa County Road and Street Standards. Site enhancements involve adding eight parking spaces (six standard and two accessible), 12 valet overflow spaces, two EV charging stations, and bike racks, as well as replacing 14 trees with a refreshed landscape of sycamore trees, grasses, and shrubs. Operationally, the winery will increase its full-time staff from four to ten and extend daily visitation hours to 10:00 a.m. to 6:00 p.m. While maintaining a 25-vehicle daily limit, the winery is permitted an average of 60 visitors per day and a maximum of 75. The project replaces full-sized tour buses with sprinter-van style vehicles and establishes a marketing plan for ten annual events of up to 40 attendees and one annual event for up to 80 attendees. The project is subject to a Mitigated Negative Declaration, with specific compliance requirements for noise and biological resources, and must adhere to ASTM D6299-2007 for construction environmental air quality.