Planning Commission Meeting – October 1, 2026

The Napa Planning Commission convened on October 1, 2026, at 5:30 PM in City Hall. The agenda included a consent calendar, a continuance of a public nuisance hearing, and a public hearing for a 178-unit affordable housing project at 4124 Byway East. After extensive public testimony and commissioner deliberation, the Commission voted 4-1 to forward a recommendation of approval to the City Council, accompanied by specific concerns.

Consent Calendar

• Minutes Approval: The Commission unanimously approved the regular meeting minutes from September 17, 2026.

Public Comments & Testimony

• Item 7A – 111 Berna Avenue Public Nuisance: Staff recommended continuing this item to the November 5, 2026 meeting. The Commission voted unanimously to continue.

• Item 7B – 4124 Byway East Design Review: Six members of the public spoke, all expressing opposition or concerns about the project:

  • Mark Phillips applauded the need for affordable housing but criticized the design, stating it lacks staff analysis on massing, height, setbacks, and compatibility. He argued that six waivers suggest the project is too large for the site and that the parking analysis is inadequate, predicting overflow parking on neighborhood streets.
  • Jonathan Gottlieb (property owner on El Centro) strongly supported affordable housing but opposed the five-story height, reduced setbacks, and parking shortfall. He stated the project would create sightline hazards, increase traffic in an already congested school zone, and likely decrease property values.
  • Marlene Frappia (resident of Hampton Way) objected to the five-story height, traffic safety, lack of sidewalks beyond the site, and noted no notice was sent to homes past 500 feet. She compared the proposed height unfavorably to the three-story Caliber building across the street.
  • Rosemary Hamill (resident since 1987) highlighted narrow streets, absence of sidewalks on El Centro, and existing traffic backups during school drop-off. She questioned where additional cars from both this project and a planned 52-unit subdivision would park.
  • Patrick Reeves (resident on El Centro) supported affordable housing but expressed concern about density (68 units/acre), predicting 350 cars with only 182 on-site spaces. He feared flooding, inadequate public space, and long-term negative impacts on the neighborhood.
  • Michelle Long (tenant adjacent to the site) raised concerns about flooding into her yard and garage, traffic congestion making it difficult to exit her driveway, the five-story height overwhelming nearby single-story homes, and noise from gates and vehicles.

Discussion Items

• Staff Presentation: Planner Angela Alvarez-Cendejas presented the project – a 178-unit multifamily building (110 one-bedroom, 68 two-bedroom) on 2.61 acres at 4122-4124 Byway East. The applicant (Cypress Equity Investments) requests a 69% density bonus (below the 80% maximum) and six waivers (height, setbacks, parking, open space, landscaping) plus two concessions (parking space width reduction from 9 to 8.5 feet, mechanical equipment screening). The project is 100% affordable (except two manager units). Staff determined it is exempt from CEQA under Class 32 (infill) and recommended forwarding approval to City Council.

• Applicant Presentation: Emma Lois (VP of Development, Cypress) and Marie Delwich (architect, Resi Architecture) emphasized the project's design, pedestrian/bicycle connections, solar panels, and site drainage improvements. They argued that parking management (one permit per unit) would limit overflow.

• Commissioner Questions and Comments:

  • Commissioner Myers asked about the Commission's discretion on concessions and waivers. City Attorney Dan DePorto explained that the city must grant concessions unless they harm public health/safety, and waivers are required if the applicant shows preclusion from density. The Housing Accountability Act limits the city to enforcing only objective standards. Commissioner Myers expressed strong opposition, calling the project a