Town of Yountville
Staff Report
6550 Yount Street
Yountville, CA 94599
Agenda Item #: 12A
Yountville Town Council Staff Report
DATE: December 2, 2025
TO: Mayor and Town Council
FROM: Brad Raulston, Town Manager
PREPARED BY: John Ferons, Public Works Director & Aaron Hecock, Planning & Building Director
RECOMMENDATION
Yountville Commons project design-build procurement RFQ & RFP update and project entitlement preview.
DISCUSSION/BACKGROUND
RFQ Process
The Town initiated the design-build procurement process for the Yountville Commons project in accordance with California Public Contract Code section 22160 et seq., which authorizes design-build delivery for projects exceeding $1,000,000. Following adoption of the necessary procedures via Resolution 25-4371 by the Town Council at the June 17, 2025 Town Council meeting, Town staff, its consultants with support from the Town Attorney prepared a Request for Qualifications (RFQ) to identify and pre-qualify design-build firms capable of delivering both design and construction services under a single contract.
The RFQ and its supporting addenda outlined the Town’s program requirements, including preliminary design concepts, performance specifications, and key project objectives such as size, functionality, and aesthetic considerations. Interested firms were evaluated based on experience, technical capability, financial stability, and demonstrated success with similar projects. This process ensures that only highly qualified teams advance to the next stage.
The RFQ was advertised via the Town’s virtual plan room, hosted by Blueprint Express, which includes nine builders exchange plan rooms located both within and outside of California. Builders exchange plan rooms are critical document repositories for projects such as the Yountville Commons. They are hubs for the design and construction industries to stay aware of all types of project opportunities. Potential candidates referred to as “planholders” acquire the Request for Qualification document from these sources as they consider creating their design-build entity and submitting a Statement of Qualifications to the Town. There was a total of 81 planholders for the Yountville Commons RFQ design-build project.
Of those planholders, the Town received nine RFQ submissions from reputable potential design-build entities.
The Town Yountville Commons team completed the initial review of these submittals to ensure compliance with the RFQ and then hosted interviews of each of the candidate design-build entities.
The Statements of Qualifications were received from the following listed by “contractor-architect-engineer” (in alphabetical order by contractor name):
Alten Construction-Eastman-RSA+
BHM Construction-HED
Blach Construction-Pyatok-RSA+
Cahill Contractors-Pyatok-RSA+
Guzman Construction Group-DLR-Keir & Wright
Midstate Construction-TLCD-Adobe Associates
Nibbi Brothers GC-Pyatok-RSA+
West Builders-Studio KDA-Kimley Horn
Wright Contracting-HKIT-RSA+
The interview panel consisted of:
The Yountville Commons team:
o Town Manager Brad Raulston
o Public Works Director John Ferons
o Yountville Commons Lead Designer Brendan Kelly; Kelly+Morgan Architects o Yountville Commons Project Manager Sean Grinnell; Pound Management Inc. The three advisory committee chairpersons:
o Measure S Advisory Committee Chair Lisa Bartolucci
o Zoning & Design Review Board Chair Steven Miller
o Parks & Recreation Advisory Committee Chair Alan Tenscher The interviews were +/- 1-hour each with the candidates making a summary presentation then answering set questions from each of the panelists. The interview panelists then rated the potential design-build entities based on the criteria adopted by Town Council and Town staff is preparing the shortlist of firms that will be invited to participate in the Request for Proposals (RFP) phase. The next steps will be to transition from the RFQ process to the RFP process after the shortlist is complete.
RFP Process
As outlined in the adopted design-build procurement process in Resolution 25-4371, Town staff, its consultants with support from the Town Attorney have prepared a RFP to invite those shortlisted design-build entities to submit proposals for both design and construction services for the Yountville Commons project. The project will be consistent with the project description coming forth in the project CEQA documents which will be presented to the Zoning and Design Review Board (ZDRB) in the coming weeks generally described as follows and subject change as the CEQA process evolves:
Project Scope:
Construction of new buildings and recreational areas for housing, retail, and civic uses. Demolition of the former school administration building; retention and reuse of remaining on-site buildings (Yountville Fit, Schmitt Hall, Farmstand, and Farmstand Garden). Total built area: approximately 80,000 sq. ft. (20,000 sq. ft. existing civic buildings + 60,000 sq. ft. new construction).
Residential Component:
Potential for up to 150 units across 15 three-story multi-family buildings. 12 “village houses” form the residential core; each ~3,100 sq. ft. with 5–8 workforce housing units. Flexible unit configurations (studios or mix of studios and 1-bedroom units). Local preference policy for workforce housing; all units designed to be affordable for local employees.
Commercial & Civic Spaces:
Potential for up to 1,500 sq. ft. of commercial space on ground floors of three southern multi-family buildings. Additional 1,500 sq. ft. for local-serving businesses (e.g., dog grooming/training). Approximately 8,000 sq. ft. of civic and commercial space in three two-story buildings along Yount Street (potential uses: Town archive, garden center, art studios).
Building Heights:
Multi-family and civic buildings: maximum 40 ft.
Community/laundry building: maximum 50 ft.
The delivery method for this project is design-build with three phases generally described as follows:
Phase 1: Design and Construction Services: Design of the overall site & construction Phase 2: Construction Services
Phase 3: Construction Services
The RFP document will stipulate that the Town will issue a separate Notice to Proceed (NTP) for each phase of the project. Phase 1 will begin upon Town Council approval of the contract award based on the successful proposal and best value selection method. The Town Council and/or Town may issue an NTP for phase 2, phase 3 and any future phases as needed.
Each proposal received from the shortlisted design-build entities must include a comprehensive design approach, cost estimate, schedule, and any value-added features. The Town’s Yountville Commons team and pertinent stakeholders will evaluate submissions using a best value methodology. With the best value selection method, the Town may request proposal revisions and hold discussions and negotiations with responsive proposers. Additionally, the best value selection considers the following minimum factors; price, technical design & construction expertise, and life-cycle costs.
When the Town's evaluation is complete, the responsive proposers shall be ranked based on a determination of best value provided. Town Council may then consider award of the contract to the responsible design-build entity whose proposal is determined to have offered the best value to the public.
The next milestone will be issuance of the RFP to the shortlisted firms anticipated in early December 2025 with a submittal deadline of mid-January 2025 at which time the evaluation process will begin.
ENVIRONMENTAL REVIEW
Exempt per California Environmental Act (CEQA) Guideline, Section 15061(b)(3).
FISCAL IMPACT
Is there a Fiscal Impact? No
Is it Currently Budgeted? Yes
Where is it Budgeted? CF-0046; 50-6000-5300; Yountville Commons & MS-0046; 71-6000-5300; Yountville Commons (Measure S)
Is it Mandatory or Discretionary? Discretionary
Is there a Staff Resource Impact? Nominal
STRATEGIC PLAN GOAL
Is item Identified in Strategic Plan? Yes
If yes, Identify Strategic Goal and Objective. Engaged Residents: The Town embraces our residents' commitment to community as seen through volunteerism, civic engagement, and public participation that enhances the quality of life in Yountville. Exceptional Town Services and Staff: The Town supports its talented staff who deliver high quality municipal programs and services while maintaining public infrastructure for the benefit of the community. Visionary Leadership: The Town's leadership maintains an open-minded, forwardthinking decision-making process. We value engagement and participation from all members of the community as we work together to create policies and plan for the future.
Briefly Explain Relationship to Strategic Plan Goal and Objective. The vision of the Yountville Commons project has been formed through engaged residents via civic engagement and public participation supported by the Town Council whose leadership maintains an open and transparent for process for decision making as supported by Town staff who deliver high quality projects for the benefit of the community.