Date: November 2, 2025
To: Yountville Town Council Members; Brad Raulston, Manager and Brendan Kelly of Kelly+Morgan Architects/Planners
Subject: Yountville Commons - Comments & Concerns
I regret that I was unable to attend the most recent public meetings regarding YV Commons but I was pleased to participate in many of the earlier opportunities to help shape this ambitious vision.
I have studied the written information distributed at the September 9 Open House (although I struggle with Brendan’s train metaphor) and have spoken with a few concerned attendees. As a result, I would like to share some thoughts.
Pool:
I believe a pool would be very beneficial to the YV townspeople, young & old. I miss the use of the Veteran’s Home pool. We are continually reminded that our demographic is primarily senior citizens. What is better than walking, for low impact and swimming, for non-weight bearing or aerobic exercise?
At the least, I would like a pool connected to YV Fit. But know that not all can afford membership fees.
Ideally the pool hours of operation would be for a blend of gym members, townspeople and townspeople with visiting family (ex. grandchildren).
And if successful, possibly expand to the general public in the future.
I understand staffing, liability and costs are ongoing issues but am told they are not insurmountable.
Number of Housing Units:
These plans show 125 units for “workforce housing”.
Why not start with 72 housing units as determined by RHNA (Regional Housing Needs Allocation). Or maybe 80 and see how it goes?
We can learn from these and add more later.
There is a lot at stake. Initial costs. Affordability. Desirability Let’s see some real numbers first.
Who is paying for all of this?
Will we be our own developer?!
Will we be our own financier?!
What are projected maintenance costs?
What occupancy rate is required to cover these costs?
Look at Napa Valley College, who probably overextended themselves on their campus housing development and now struggles to make ends meet with only a 60% occupancy rate (?).
Yountville as a town, has not always been so wealthy and there are no guarantees that we will remain so.
In1985 when I was looking to possibly move to and buy in Yountville, the Hopper Creek development had a cyclone fence all around it. It was an eyesore. Construction stalled for many years until a different developer came along, with the proper knowledge & experience, to make a go of it.
Likewise “The Vintage” Homeowners Association and development was in trouble. Only two phases had been built and they had already gone through a bankruptcy. I ultimately was the first purchaser of one of the townhomes - against the warning of a realtor who told me “there is a black cloud over that place”.
Amenities:
One big draw for me, in purchasing the townhome, was the small attached garage with a door that I could close remotely before I got out of my locked car.
It made me feel safe.
I was single and working as an Operating Room Nurse. Therefore coming & going at all hours - taking call to cover emergencies.
I tell you this story because we are building “rental housing for the people who keep Yountville running but can’t afford to live here.”
They work all hours too! - waiting tables, pouring wine, washing dishes, changing beds, pruning vines and … covering emergencies.
Which brings me to the next part of my story. At first, I did not have a washer or dryer in my townhouse because I couldn’t afford to. I went to the laundromat on Sierra Avenue in Napa until one day I realized someone was stealing my clothing while I went out to my car! Soon after, I bought myself a full sized stacking Maytag Washer Dryer. It worked great, was compact & very convenient.
So my next question is WHY are we not putting washer/dryers in the rental units? A busy nurse I worked with, who lived in Married Student Housing at PUC, would get up at 4:30 am to assure herself of available machines for doing her family’s laundry - before the start of our 6:30 am shift.
Knowing what I know today whether I was in my 30s (as when I moved here) or my 70s (as now) not having my own W/D would be a real deterrent for me.
Many Assisted Living Facilities have W/Ds in each apartment! It is something people want.
So if I were looking today to live/rent in Yountville I would not choose YV Commons if I could not have my own W/D. Another deterrent would be the very limited and unsecured parking.
I suggest we go back and re-prioritize amenities.
The dog park, as designed, is huge.
Pools for dogs? Covered pools for dogs?
While renters have to walk to a common laundry area not knowing if machines will be clean or even available?
And renters or their guests may not get to park near their unit? Or undercover? Or in a secure enclosed space?
Are dogs getting more amenities than our workforce renters - “who keep YV running?” This sounds PUNITIVE to me!
Runnels:
Homeowners are encouraged to remove lawns to save water while this plan shows water features throughout YV Commons called runnels.
“Narrow channels in ground for water to run through”.
Are these just for aesthetics? Have we forgotten about our droughts? Or are they somehow forward thinking devices to help us through our next flood? Finances:
It sounds like we may be getting the cart before the horse.
Are we using ALL of our designated Measure S funds for this project up front? I am told it is $800,000 annually and meant to be a subsidy.
Is this prudent? There are other needs too.
What is the collateral if YV Commons does not sustain itself financially? We, Yountville, own it.
Does that mean that if it does not pay for itself that we, Yountville, will need to subsidize it? If so, how? Especially, if our debt to income ratio is too high. Raise TOT again? Levy an assessment on existing property owners??
I am concerned this “Train” is going too fast and may derail without very cautious projections and careful budgeting by experienced developers & knowledgeable financiers.
I ask these questions because I care and desire YV Commons to be a great success.
Thank you for listening.
Marjean Marciniak
Yountville