MASTER DEVELOPMENT PLAN
APPLICATION
June 6, 2025
2010 & 2012 HUMBOLDT STREET
MIXED-USE PROJECT
2010 & 2012 Humboldt Street Mixed Use Project
Table Of Contents
Section 1. Architecture – Page 1
Site Plan.................................................... 2 Corner Entrance Elevation..................... 3
Entrance ..........................................4
Humboldt Street Elevation ..................... 5
Flower Shop.....................................6
Jefferson Street Elevation....................... 7
Display Windows.............................8
Espalier Tree.....................................9
Passageway Arch.........................10
Awnings & Window Boxes............11
Juliette Balconies..........................12
East/Parking Elevation.......................... 13
North Elevation...................................... 14 First Floor Plan......................................... 15 Second Floor Plan ................................. 16
Section 2. Architecture Details – Page 17
Paint & Materials ................................... 18 Windows, Doors & Storefronts.............. 19
Lighting & Details................................... 20 Proposed Retail Signage...................... 21
Art Sculpture & Bike Rack..................... 25
Section 3. Site & Landscape Details – Page 26
Landscape Plans................................... 27
Existing Site............................................. 30 Inspiration Photos.................................. 31 Lighting Schedule ................................. 40
Parking/Circulation Plan....................... 41
Section 4. Civil Plans – Page 42
Horizontal Control Plan......................... 43
Grading Plan ......................................... 44 Utility Plan............................................... 45 Stormwater Control............................... 46
Tentative Parcel Map........................... 47
Tentative Condo Map.......................... 49
Setback Plan.......................................... 51 Section 5. Project Commitments, Community & Sustainability – Page 52 Our Commitment.................................. 53
Neighbor Screening Plan ..................... 54
Additional Information.......................... 56
Inspiration Behind the Design
Dear Members of the Yountville Design Review Board,
I am writing to submit the Yountville Mixed-Use Development project for your consideration and approval. This project is conceived with a deep respect for Yountville’s heritage, and architectural tradition. We have aimed to create a timeless addition to the town’s landscape that will age gracefully and continue to enhance the community for generations to come.
The Yountville Mixed-Use Development is a thoughtful initiative designed to unify the retail zones of north and south Yountville along Washington Street, creating a fluid and continuous connection that invites both residents and visitors to explore the town’s unique offerings.
The development will feature a flagship location for Hunter Gatherer Napa Valley, a local independent retailer, including a small flower shop on Humboldt Street, all seamlessly integrated into Yountville’s charming streetscape.
In developing this project, we have given considerable thought to how we will unify the Washington street corridor, to the design. Our vision is to create a timeless structure that not only serves the community today but will also stand as a testament to the town’s commitment to quality and beauty in the decades to come. The building’s “restrained classical” design, with its smooth plaster finish in warm cream tones, wood-clad windows, and antique doors, embodies a timeless aesthetic that will age with grace, and seamlessly fit the aesthetic of this charming town.
Yountville is renowned for its unique blend of world-class amenities and small-town warmth.
This development seeks to honor and enhance that legacy, while simultaneously adding much needed retail and housing to the town. By thoughtfully integrating commercial and residential spaces, the project will contribute to the vitality of the town while respecting its scale and character. The beautifully landscaped port-cochère on Humboldt Street will serve as a welcoming transition between the bustling retail environment and the adjacent residential neighborhood, ensuring that the development remains in harmony with its surroundings.
The inclusion of Hunter Gatherer Napa Valley as the flagship tenant underscores our commitment to supporting local businesses that have long been part of Yountville’s fabric. The retailer’s evolution from a modern take on the general store to a true retail destination for locals and tourists alike, mirrors Yountville’s own journey. Additionally, the flower shop, a long-needed addition to the town, will further enrich Yountville’s appeal and pedestrian friendly nature.
The five residential units will provide much-needed housing options, including workforce housing, which aligns with the town’s goals for sustainable and inclusive development. The careful balance of residential and commercial spaces ensures that this project will contribute positively to Yountville’s community spirit, fostering a sense of continuity and belonging.
The Yountville Mixed-Use Development is more than just a building project; it is an opportunity to contribute meaningfully to the town’s architectural heritage and community life. By embracing both tradition and innovation, we aim to create a development that is not only beautiful and functional today but will also remain a cherished part of Yountville’s landscape for generations to come.
We respectfully request your approval of this project, confident that it will be a worthy addition to our beloved town. Thank you for your time and consideration.
Colby Hallen
Meet the Team
Architect
Adam Lehner, Architect & CEO
Emily Plett, Interior Designer
Borges Architecture | Interiors
1478 Stone Point Drive, Suite 350
Roseville, CA 95661
borgesarch.com
Architect
Stephen R. Cuddy, AIA
Sarah Marshall, AIA
Miriam Cotto, Associate AIA
Napa Design Partners
855 Bordeaux Way, Suite 260
Napa,CA 94558
napadesignpartners.com
Arborist
Nicole Harrison, Consulting Arborist
Focal Point Arboriculture Consulting
1973 Hidden Gold Trail
Cool, CA 95614
focalpointtrees.net
Biologist
Aaron Arthur, Senior Biologist
wra Environmental Consultants
2169-G East Francisco Blvd.,
San Rafael, CA 94901
www.wra-ca.com
CASp Consultant
Gary Waters, President
Pacific Access Consulting
P.O. Box 942
Kenwood, CA 95452
Civil Engineer
Al Shaghaghi, Presidents & Principal
ams associates, inc.
801 Ygnacio Valley Rd., Suite, 220
Walnut Creek, CA 94596
Land Use Counsel
Jeff Dodd, Partner
Coblentz Patch Duffy & Bass LLP
1 Montgomery Street, #3000
San Francisco, CA 941014
coblentzlaw.com
Land Use Planner
Kirsty Shelton, AICP
Palisades Land Use
101 South Coombs Ave., Suite Y6
Napa, CA 94559
palisadeslanduse.com
Landscape Architect
Kevin C. Leamy, ASLA
Sarah Rickard, Landscape Designer
Fuhrman Leamy Land Group
2140 Professional Drive, Suite 115
Roseville, CA 95661
fllandgroup.com
Project Management
Mary St. John, Project Manager
Yountville Pacific, LLC
P.O. Box 2176
Chico, CA 95927
pacificpropertiesgroup.com
Retail Tenant
Colby Hallen, Owner
Hunter Gatherer
#huntergatherernapavalley
Traffic Engineer
Farhad Iranitalab, FSI Traffic Engineer
ams associates, inc.
801 Ygnacio Valley Rd., Suite, 220
Walnut Creek, CA 94596
Consultants
Daniel Sauerbrey, Artist
Sauerbrey Studio
5587 Ozawa Circle
La Palma, CA 90623
danielsauerbrey.com
Katherine Austin, AIA, Architect
179 SE Rice Way
Bend, OR 97702
www.austinaia.com
Scott Klingbeil
KG Planning Partners
P.O. Box 6033
Napa, CA 94581
Sonny Antonio, CEO/Founder
Sunshine Design
PG&E Approved Gas & Electric Designers
324 Campus Lane, Suite B
Fairfield, CA 94534
sdesignllc.com
1 Section 1 – Architecture
2 SITE PLAN
3 Elevation – Corner Entrance
4 Entrance
Design inspiration for the step-back
of the entrance
Proposed antique door to the
entrance of the retail store
The proposed entry design will feature a covered step-back to provide protection from the rain and elements while coming and going from the store as well as an ornately carved antique door.
This door not only provides interest at street level but also reflects the unique style that Hunter Gatherer offers to its clientele.
5 Elevation – Humboldt Street
6 Humboldt Street Elevation – Flower Shop
Proposed design for the Flower Shop facade
The Humboldt Street frontage will include a flower
shop with its own entrance
7 Elevation – Jefferson Street
8 Jefferson Street Elevation – Display Windows
The store windows will be inset with wood casings painted black Smooth stucco and inset display windows
9 Due to the restrictions created by the PG&E vaults, we have provided for a recessed cut in along the Jefferson Street elevation to provide for an espalier tree. This will create interest from the sidewalk. The espalier tree is proposed to be a magnolia tree.
Between window cut ins where possible Magnolia espalier tree Jefferson Street Elevation – Espalier Tree
10 Jefferson Street Elevation – Passageway Arch
Proposed passageway arch
In addition to providing a dedicated accessible safe path of travel from the ADA parking to the sidewalk along Jefferson Street, we are proposing an ivy covered arch to provide screening from the end of the building to those traveling along Jefferson Street, and an additional buffer to the neighbors on Jefferson. 11 Jefferson Street Elevation – Awnings & Window Boxes
Proposed awnings over residential windows
Proposed window boxes for
residential windows
The residential windows will have both metal awnings and abundantly planted window boxes to enhance the street view.
12 Jefferson Street Elevation – Juliette Balconies
Inspiration design for the railing of the
Juliette balconies
13 Elevation – East/Parking
14 Elevation – North
15 First Floor Plan
STAIRS
TOTAL
158.5
ENTRY ± 60 SF
Stairs ± 62 SF
(to Apt. 3)
COVERED ENTRY
SHARED ELECTRICAL
& GAS METERS + FIRE
RISER ROOM ± 55 SF
ADA ADAPTABLE
RESIDENTIAL*
APT. 1 ± 479 SF
CONDO
GARAGE A
± 291.75 SF
CONDO
GARAGE B
± 291.75 SF
COVERED
SHARED
PARKING
± 324 SF
2-STORY
APT. 2
±335.33 SF
COMMERCIAL
RETAIL
± 2,307 SF
Private
Outdoor Space
36’ wide ± 91 SF pocket door
W
W
R
R
C
C
C
W
W
APT. 1 BINS Waste,
Recycling, Compost
± 55 SF
SPANDREL GLASS
FOR PRIVACY
RESIDENTIAL SHARED
CONDO A, B & Apt. 3 BINS
Waste, Recycling, Compost
± 90 SF
RETAIL & RESIDENTIAL
Apt. 2 SHARED BINS
Waste, Recycling, Compost
± 44 SF
VAN
ACC.
DR. 2 DR. 1 DR. 3
ADA
ADAPTABLE
1ST FLOOR
*APARTMENT 1 WILL
BE A DEED RESTRICTED
AFFORDABLE UNIT
36’ wide
pocket door
36’ wide pocket door
Covered Private
Outdoor Space
± 143 SF
Retail: 2,606 SF
• Retail: 2,307 SF
• Vaulted Floor Area: 299 SF
Residential: 1,773.83 SF
• Apartment 1: 479 SF
• Outside Space 91 SF
• Apartment 2: 335.33 SF
• Outside Space 143 SF
• Apartment 3 Stairs: 142 SF
• Garage - Condo A: 291.75 SF
• Garage - Condo B: 291.75 SF
16 Second Floor Plan
Condo A
± 1,123 SF
Condo B
± 1,178 SF
RESIDENTIAL
APARTMENT 3
± 315 SF
STAIRS
±160 SF
± 307.58 SF
SHUTTERED
WINDOW
COVERED STORAGE ± 26 SF/EA.
CLOSET ± 22.75 SF/EA.
Residential:
• Condo A 1,123 SF
• Outside Space 378 SF
• Condo B 1,178 SF
• Outside Space 382 SF
• Apartment 3 315 SF
• Outside Space 601.5 SF
• Apartment 2 307.58 SF
17 Section 2 – Architectural Details
18 Paint & Materials
Building Paint – The exterior of the building will be color integrated smooth stucco to match Benjamin Moore’s “Dover white” with all the wood casement, antique entry elements and doors, as well as Flower shop entrance in Farrow and Ball’s “Pitch Black” with a Full Gloss, lacquered finish.
Utilizing a color integrated stucco rather than a painted finish, we will provide movement in the material and will help to achieve a warmer, more high end finish.
The wood casement will be flush with the stucco (as seen in our inspiration image of the former Redd Wodd restaurant) while the windows themselves will be set back +/- 3 inches.
Benjamin Moore “Dover White” Farrow and Ball “Pitch Black” Building Finish – The proposed building exterior is a COLOR INTEGRATED, hand troweled, smooth stucco
(see image to the right)
Window Trim – The window casement will be lacquered black wood, inset on the upper levels and flush on the storefront windows, with the windows themselves being inset 3”
19 Windows & Storefronts – Storefront windows will be wood casement painted high gloss black, flush against the smooth stucco exterior. The upper level windows will be inset approximately 3 inches per images shown above (left), while the storefront will be flush to the smooth stucco, while the clear glass storefront windows themselves are inset approximately 3 inches (see image from Redd Wood restaurant, middle). The north most window along Jefferson will utilize black spandrel glass to provide privacy to dressing rooms and to further screen the trash enclosure on the end of the building (similar to the above picture on the right).
Windows, Doors & Storefronts
Flower Shop Storefront
Main Entrance Doors – The proposed entry design will feature a covered step-back to provide protection from the rain and elements while coming and going from the store as
well as an ornately carved antique door. This door not only provides interest at street level but also reflects the unique style that Hunter Gatherer offers to its clientele.
20 Lighting & Details
Flower Boxes – The upper level flower
boxes will be matte black, matching
the awnings and balcony railing
Juliette Balconies – The railing on the Juliette balconies is proposed to be a hand forged wrought iron design consistent with the architectural theme of the overall building.
Wall Mounted Lighting – The proposed wall mounted lights will be minimal with positionable shielded down lit light with a black finish. The residential units will have smaller 12" lights while the retail store will have larger lights to provide adequate lighting for the sidewalk. The lights for the flower portion of the building are proposed in a brass finish.
Landscape Lighting – The project has proposed landscape path lights which will be minimal and down lit to comply with the dark sky regulations.
*Brass light shown for color purposes only
Metal Awnings & Railings – Black metal awning (pictured left) and custom, hand forged black metal railings
(see image, page 18)
Lighting Schedule – See Lighting Schedule, page 34
Building – Black Metal & Brass Metal
Landscaping – Black Metal
21 Proposed Retail Signage – Corner Entrance
±6' ±1'
±1'
The signage for the corner entry is proposed to be
approximately 10.5' wide by approximately 1' tall
*Enlarged for detail, not to scale
22 Proposed Retail Signage
Signage for the Hunter Gatherer retail store (with or without arrows dependent on actual space available) is proposed to be raised brass lettering similar to the above “welcome” letters with angled gooseneck lighting.
Sign concept for material and mounting reference
23 Proposed Retail Signage
HUNTER
GATHERER
This mock-up of the signage above the front entry will feature a peaked roof above the entrance to the retail store with signage, gooseneck lighting (see page 34 for proposed lights) and vines on the wall surrounding the brass letters of the sign
Inspiration signage
24 Proposed Retail Signage – Flower Shop Awning
The signage for the “Flowers” awning is proposed to be
approximately 6' wide by approximately 9" tall
6'
9"
*Enlarged for detail, not to scale
25 Art Sculpture & Bicycle Rack
We have chosen to commission our own public art piece which will be a sculpture and a bike rack. The sculpture will be placed at the end of the port cochere and will feature the silhouette of a tree with ravens roosting in the branches. The tree roots will also transform into a u-line style bike rack that will house up to 4 bicycles at one time.
The bicycle rack will feature a charging station for e-bikes. 26 Section 3 – Site & Landscape Details
27 Landscape Plan
28 Landscape Plan
29 DATE:
PROJECT:
SHEET
PPG.24061
YOUNTVILLE, CA 10.04.2024
YOUNTVILLE MIXED USE D E S I G N • S E R V I C E • S O L U T I O N S
FUHRMAN LEAMY
L A N D G R O U P
2140 PROFESSIONAL DRIVE, SUITE 115 ROSEVILLE, CA 95661
PRELIMINARY LANDSCAPE DETAILS PL3 0 10' 20'
Scale: 1" = 10'-0"
6' SLEEK METAL FENCE
PLANTER HANGING BASKET PLANTER WITH SCREEN
PERIMETER FENCING ROOF DECK & BUILDING PLANTERS
ARCHED ACCESS BIKE RACK SCULPTURE CREEPING FIG
PLANTING LOCATIONS – All areas planted will grow vertically and horizontal like ivy and cover stucco areas as described below:
– Planted on either side of the entry windows in the flower beds under the windows – Planted on the wall behind the bike rack tree
– Planted on the north wall in a small cutout in the concrete walk between the sidewalk and the building next to trash enclosure to grow up on the building Landscape Plan
30 Existing Site
The project site is currently undeveloped and contains some existing vegetation consisting of trees and grasses.
31 Inspiration Photos
32 Inspiration Photos
33 Inspiration Photos
34 Inspiration Photos
35 Inspiration Photos
36 Inspiration Photos
37 Inspiration Photos
38 Inspiration Photos
39 Inspiration Photos
40 Lighting Schedule
All lights are UL & Dark Sky Approved
Parking Lot Lights – Post top LED cast aluminum
painted black – Gooseneck Downlit Lights
Building Lights – Gooseneck lights manufactured in CA
by Cocoweb
Lights mounted on the smooth stucco exterior will have a black finish
Lights mounted on the black wood of the flower
shop will have a brass finish
Landscape Lights – Vevor – Low Voltage (or like)
waterproof pathway & tree lighting lights
41 Parking/Circulation Plan
SHARED ELECTRICAL
& GAS METERS +
FIRE RISER ROOM
ADA
ADAPTABLE
RESIDENTIAL*
APT. 1
CONDO
GARAGE A
CONDO
GARAGE B
COVERED
SHARED
PARKING
2-STORY
RESIDENT
APT. 2
Private
Outdoor Space
W
R
C
C
W
RESIDENTIAL APT 1 BINS
Waste, Recycling, Compost
SPANDREL GLASS
FOR PRIVACY
Retail
Mechanical
& Electrical
VAN
ACC.
DR. 2 DR. 1 DR. 3
ADA
ADAPTABLE
1ST FLOOR
BIKE RACK
SCULPTURE
*APARTMENT 1 WILL
BE A DEED RESTRICTED
AFFORDABLE UNIT
Parking: 8
• 1 Covered ADA Stall
• 2 Garages (EV)
• 8 Screened
• 1 Bike Rack
1 2
3 4
7 5
8 17'
18'
5'
4'
19'
2' Car Overhang
9'
56'-3"
50'-6" 7'-8.5"
12'-5"
COVERED ENTRY
COMMERCIAL
RETAIL
COVERED RETAIL BINS
Waste, Recycling, Compost
18'
6 9'
W
R
C
W
Covered Private
Outdoor Space
42 Section 4 – Civil Plans
43 Horizontal Control Plan
44 Grading Plan
45 Utility Plan
46 Stormwater Control Plan
47 Tentative Parcel Map
48 Tentative Parcel Map
49 Tentative Condo Map
Per Title 17 of the Yountville
Municipal Code, each
condominium (dwelling unit)
shall have the following:
A. Space and connection
for private use laundry
equipment
B. Weather-proof storage
space per code
C. Parking within the property
lines
D. The project will conform
to all applicable laws,
ordinances and regulations
Tentative Condo
Designation
Condo 1
± 1,580.25 SF
*Square footages are
approximate and will be
finalized during final the
condo map
Condo 3
± 7,934.5 SF
Condo 2
± 1,639.25 SF
STAIRS
TOTAL
158.5
COVERED ENTRY
CONDO
GARAGE A
± 291.75 SF
CONDO
GARAGE B
± 291.75 SF
COVERED
SHARED
PARKING
± 324 SF
VAN
ACC.
DR. 2 DR. 1 DR. 3
ADA
ADAPTABLE
1ST FLOOR
SPANDREL
GLASS FOR
PRIVACY
*APARTMENT 1 WILL
BE A DEED RESTRICTED
AFFORDABLE UNIT
ENTRY ± 60 SF
Stairs ± 62 SF
(to Apt. 3)
SHARED ELECTRICAL
& GAS METERS + FIRE
RISER ROOM ± 55 SF
ADA ADAPTABLE
RESIDENTIAL*
APT. 1 ± 479 SF
COMMERCIAL
RETAIL
± 2,307 SF
Private
Outdoor Space
36’ wide ± 91 SF pocket door
W
R
C
C
W
APT. 1 BINS Waste,
Recycling, Compost
± 55 SF
RESIDENTIAL SHARED
CONDO A, B & Apt. 3 BINS
Waste, Recycling, Compost
± 93 SF
36’ wide
pocket door
36’ wide pocket door
2-STORY
APT. 2
±335.33 SF
W
R
C
W
RETAIL & RESIDENTIAL
Apt. 2 SHARED BINS
Waste, Recycling, Compost
± 42.5 SF
Covered Private
Outdoor Space
± 143 SF
50 Condo A
± 1,123 SF
Condo B
± 1,178 SF
RESIDENTIAL
APARTMENT 3
± 315 SF
SHUTTERED
WINDOW
± 335 SF
Tentative Condo Map
Tentative Condo
Designation
Condo 1
± 1,580.25 SF
*Square footages are
approximate and will be
finalized during final the
condo map
Condo 3
± 7,934.5 SF
Condo 2
± 1,639.25 SF
Per Title 17 of the Yountville
Municipal Code, each
condominium (dwelling unit)
shall have the following:
A. Space and connection
for private use laundry
equipment
B. Weather-proof storage
space per code
C. Parking within the property
lines
D. The project will conform
to all applicable laws,
ordinances and regulations
51 Setback Plan
20'
27.8'
50’
7.79'’
14.79'’
49.5’
19.2'
10.25'
19.25'
47.22'
52.22'
10.76'
5.76'
5.07'
PORT COCHERE
5’ STEPBACK
Setbacks Noted:
1. Jefferson St. Setback to Property Line
2. Jefferson St. Setback to Right of Way
3. Adjacent Structure to Property Line
4 Humboldt St. Setback to Property Line
5. Humboldt St. Setback to Right of Way
6. Adjacent Structure to Property Line
7. Property Line to Port Cochere
8. Adjacent Structure to Project Setback
9. Adjacent Structure to Project Structure
10. Adjacent Structure to Property Line
11. Property Line to Project Structure
12. Adjacent Structure to Property Line
13. Adjacent Structure to Property Line
14. Adjacent Structure to Project Structure
1 2
3 4
5 6
7 8
9 10
11 12
14 13
Per the Arborist Report
dated October 8, 2024, it is
recommend that all trees on
the property be removed due
to poor health conditions.
52 Section 5 – Project Commitments,
Community & Sustainability
53 The applicant is committed to building superior projects. We take pride in designing projects that provide intrinsic value to the community that are designed carefully around the neighborhood and relies on sustainable measures.
To support this effort we have designed the project to be as close to the streets as physically and aesthetically possible, this provides the largest setback buffer for the residential neighbors.
In addition to the significant setback, we have included a good neighbor fence that provides privacy. Adjacent to the good neighbor fence, there is also a landscape buffer.
In addition to the drought tolerant landscape plan, the Project proposes to plant mature trees which will provide shade, visual screening, and softening to the area. As designed the Project proposes to retain all of the stormwater onsite in natural bioswales.
The residential units have been designed with energy and water efficient appliances. The residential garages have electric vehicle charging. There will also be charging station(s) for e-bikes located at the sculpture/bike rack. Furthermore, we have also included in our design rooftop solar panels that will be hidden from view.
Our project commitments will be showcased throughout our project and design.
Our Commitment
54 Out of consideration to our proximate neighbors we would like to hight our project modifications and continued commitments:
1. We dropped the overall building heights an additional foot, except for the entry. The overall parapet height is 4’ instead of 5’. The 4’ height is needed to screen the sight and sound of the HVAC units. The maximum height allowed by YMC is 30’ – which we have only at the peaked entry.
1 Neighbor Screening Plan
2. We will be utilizing spandrel/opaque glass on the first floor window on the far north at the end of the building on Jefferson. This keeps the architectural balance, but may keep pedestrians from going further north on Jefferson.
2 55
3. North elevation windows on the second floor have been revised to be clerestory to allow natural light and privacy for the neighbors. The bottom of the window sill will be at least 5’ off the floor of the upper floor space.
3 5. We relocated the building 2’ to
the south to provide just over
a 7’ setback to the northern
property boundary.
6. We revised the sidewalk at the
north corner of the building on
Jefferson, to only access the rear
of the building.
4. The landscape plan proposes cherry laurels which will grow into a hedge adding privacy to the neighbors. We’ve added planters on both residential outdoor courtyards. In addition, the port cochere will also be planted with cherry laurels to shield the northern neighbors from the deck above the port cochere.
4 56
Additional Information
Our Project remains committed to the integrity of the design and community in which it is located and a sustainable future.
We encourage all interested parties seeking additional information on our Project to view our official application submission that includes the following reports:
1. Tree Evaluation
2. Biological Resources Assessment
3. Traffic Impact Assessment
We would like to thank you for your time and consideration of our Project and look forward to constructing and contributing a successful project to the Town of Yountville.