Napa Planning Commission Regular Meeting – December 18, 2025

The Napa Planning Commission met on December 18, 2025, at 1:30 PM to consider the Zinfandel subdivision, a 51-lot single-family residential project on two parcels totaling approximately 9.56 acres at 1583 and 1657 El Centro Avenue. The meeting included consent calendar approvals, public hearings, and a unanimous vote to forward a recommendation to the City Council.

Consent Calendar

• Approved the planning commission regular meeting minutes for November 20, 2025.
• Approved consent hearing items 6A (1331 First Street Live Entertainment Use Permit) and 6B (Colby Trinity Academy Expansion Use Permit at 2055 Redwood Road) by a single vote.

Public Comments & Testimony

• Stephanie O'Brien, a longtime Napa resident, expressed strong support for the project, citing her personal experience growing up in a nearby infill neighborhood and the positive community values it instilled.
• Carlo De Sainado, program manager for the Napa County Bicycle Coalition, raised concerns about bike and pedestrian safety. He requested that the staff report correct a mischaracterization of parking lanes as bike lanes, recommended narrowing vehicle lanes to 10–11 feet, adding traffic calming, a high-visibility crosswalk with flashing beacons at El Centro Avenue and Via La Paz, and recommended replacing the pedestrian bridge over Salvador Channel with a connection to Lassen Street.
• Audrey Blackseth, owner of properties across from the project, expressed concern that the traffic study was conducted in 2019 and is outdated, citing increased congestion during school pickup times. She requested a stop sign at El Centro Avenue and Jefferson Street intersection.
• Terry Scott, a resident on Verbena Street, expressed concern about traffic generation from the 53 units and 12 ADUs (potentially 150–200 cars) near Willow Elementary School. He acknowledged the project's quality but worried about gridlock.
• Guy Levin, a resident on Mosley, expressed concern about construction noise reaching 85–87 decibels adjacent to his home (17 feet away), which he considers harmful, especially for his newborn. He requested a full EIR or enforceable noise protections.
• The applicant team, including Bob Bialli (owner), Randy Galarti (applicant), Derek Duttman (RSA), Matt O'Connor (environmental consultant), and Kirk Geyer (architect), presented the project's benefits: flood mitigation through terracing, widened El Centro Avenue, varied housing types including ADUs and multi-generational options, and extensive neighborhood outreach over eight years.

Discussion Items

• Chief Planner Michael Allen presented the project details: the site has a former General Plan designation of 4–8 units per acre (76–172 under current plan, but project deemed complete under old plan). The project proposes 51 lots, 7 flag lots, 8 lots using small lot development standards, and 8 home plan options. Approximately 2.5 acres are set aside for flood improvements along Salvador Channel, improving local hydrology. Construction noise analysis showed 85–87 dB, but staff deemed it acceptable. The traffic study (2019/2020) found intersections would operate at Level of Service C. A negative declaration was prepared with 53 public comments; staff found no significant impacts with mitigations.
• Commissioner questions and discussion: Commissioner Myers expressed support for the infill location, low square footage homes, and ADU options but raised aesthetic concerns about trimless stucco. Staff noted limited design review authority and that any future changes to house plans would require returning to the commission. Public Works Director Tim Wood clarified that no stop sign is proposed on El Centro, but the city is implementing traffic calming measures like bulb-outs and rapid flashing beacons in the area. The pedestrian bridge removal is part of flood mitigation; a replacement is not feasible or funded. Commissioner Masaro emphasized that the project design is well-suited to Napa's housing needs and that the applicant's community outreach was exemplary. She noted that if the project is not approved, a future development would need to include 76–172 units under the current General Plan. She and Commissioner Myers expressed confidence in the traffic study and flood analysis. Vice Chair Owen echoed support.
• Commissioner Shotwell recused herself due to prior meetings with the applicant and site visits.

Key Outcomes

• The commission voted unanimously (3-0, with Commissioner Shotwell recused and Commissioner Evock absent) to forward a recommendation to the City Council to:
  • Adopt a resolution pursuant to a mitigated negative declaration and consistency analysis.
  • Approve the tentative subdivision map, design review permit for the subdivision and house plans, and a use permit for 7 flag lots and small lot development standards for 8 lots.
• The motion included conditions that any modifications to the approved home elevations or tentative map require subsequent design review and planning commission/city council approval.
• The next regular planning commission meeting is scheduled for January 15, 2026 (January 1 meeting canceled). Staff noted that Michael Allen is retiring but will return as a retired annuitant.