Town of Yountville
Staff Report
6550 Yount Street
Yountville, CA 94599
Item #: A
Town Council Staff Report
DATE: January 13, 2026
TO: Town Council
FROM: Brad Raulston, Town Manager
PREPARED BY: Aaron Hecock, Planning & Building Director APPLICANT: Town of Yountville
PROPERTY: 6554 Yount Street (APNs 036-070-025 & 026)
SUBJECT
Introduce and waive the first reading of Ordinance Number 26-539 repealing and replacing Section 17.08.010, adding Chapter 17.46 (C, Commons), and amending Sections 17.08.050, 17.156.030, 17.162.020, 17.176.010,
17.236.010 and Table 17.12-1 of Section 17.12.010 of Title 17 (Zoning) of the Yountville Municipal Code and amending the Yountville Zoning Map to establish the Commons (C) Zoning District; approve and adopt Resolution Number 26-4397 amending the Land Use Element of the Yountville General Plan; approving and adopting an Addendum to the 2019 Final Environmental Impact Report for the Envision Yountville General Plan Update; and approving a Tentative Subdivision Map for The Yountville Commons Project located on Assessor’s Parcel Number’s 036-070-026 & 036-070-025.
DISCUSSION/BACKGROUND
Preserving and building upon the small-town qualities and social and cultural legacy of Yountville is the guiding mission in crafting a long-term, practical, and inspirational place for the former Yountville Elementary School site. The school site has been renamed the Yountville Commons (the Commons) to help define a vision for this property and reinforce that this asset is for the benefit of the residents of Yountville. The public engagement process for envisioning the next chapter for the school site began in the Spring of 2024 as the potential sale of the Yountville Elementary School site was announced and continued through 2025 as summarized below:
March 26, 2024 - Open House
The first Open House to solicit opinions from Yountville residents occurred before the purchase of the school site on March 26 (3-6 PM) to solicit input on housing options, open space, and recreational opportunities, as well as to collect other ideas.
August 6, 2024 - Town Council Study Session & Public Comment After purchasing the school site, a public engagement process was presented in an open study session with the Town Council. The intent was to explain General Plan policies, and best practices require a spectrum of engagement methods. Reliance on a single method, no matter how passionately stated, cannot replace the existing Town requirements which range from sharing of background information through multiple venues for collaboration to active participation and empowerment as decisions are made.
Specifically, the public engagement process included the following:
• Study Sessions
• Open Houses
• One-On-One conversations/Office Hours
• Dinners and Conversations
• Website Updates
• FAQs
• Informal Polling
August 2024 thru February 2025 - One-on-One Conversations: Every Tuesday (9 am-noon) and last Saturday of each month
Numerous residents made appointments to meet with Kelly + Morgan Architects at the Commons Hall classroom. These participants live throughout the Town and have a range of interests and concerns along with hopes and aspirations for the Commons Site.
August 19, 2024 - Open House: “This” / “Not that” Vision Exercise The focus of this three-hour event was to elicit feedback using specific visual styles of urban amenities, housing types, neighborhood scale, and overall stylistic preferences.
September 19, 2024 – Parks & Recreation Advisory Commission (PRAC) Study Session & Public Comment
This Study Session focused on topics ranging from the new dog park to the existing but unused Little League field. There are a number of Park & Recreation uses that are being temporarily located in and around the former school site according to the priorities of the existing Yountville Parks & Recreation Master Plan.
October 24, 2024 - Affordable & Workforce Housing Oversight Committee (MEASURE S) Study Session & Public Comment
The focus of this meeting was on highlighting existing policies from the General Plan’s Housing Element and how they apply to the site. Specifically, policies related to:
1. Expansion of Potential Housing Sites
2. Facilitation of Public Involvement
3. Address Workforce Housing Needs
4. Encourage Higher-Density Multifamily Housing
5. Encourage Mixed-Use Development
6. Promote Affordable Housing Development
7. Integrate Recreational Uses
8. Support Parks & Trails
9. Increase Housing for Seniors and Special Needs Populations
10. Promote Energy Efficiency and Sustainability
November 5, 2024 - Interim Report and Update to the Town Council The focus of this meeting was to review and to receive feedback on the status and approach for public engagement. The project team also provided an update on interim use projects and preview of the ZDRB Study Session, specifically two alternative site designs that showed the variety of solutions considering what is expected to be a part of this new district.
November 12, 2024 – Zoning & Design Review Board (ZDRB) Study Session & Public Comment The focus of this study session was to get feedback on a series of alternatives that accommodate housing, open space, and civic uses with integrated infrastructure such as emergency access, parking, a range of mobility options, and stormwater management among other regulated code compliance issues for the site.
Kelly + Morgan Architects prepared a site model where many alternatives were shown in context with surrounding properties.
November 14, 2024 - Community Roundtable & Vision Discussion This event focused on a series of informal and facilitated small-group conversations about the range of alternatives after getting feedback from the ZDRB. Its purpose was to provide a less formal way for the community to understand that common goals often have a variety of viable pathways. The site model was used to elicit feedback and show impacts of some alternative designs.
December 8, 2024, January 12, 2025 and February 16, 2025 – “Dinners & Conversations” The focus of these late Sunday afternoon gatherings was to informally gather residents for a series of conversations that help clarify issues and gain consensus around the proposed concepts in less formal surroundings. Similar to a neighborhood “potluck,” the Town facilitated a simple meal with participants bringing cutlery, beverages, and a shared dessert. These events were praised as a chance for neighbors to strengthen bonds and actively participate in informed decisions around this project.
March 4, 2025 - Presentation of Community Design Workbook and Final Conceptual Site Plan to the Town Council
This meeting was the culmination of a long and multifaceted community effort to describe viable conceptual alternatives for the Commons Site. The final Conceptual Site Plan represented community ideas and elements that were developed during the robust outreach efforts as part of the Visioning Phase.
Discretionary planning, development, and financing approvals should be consistent with the presented Conceptual Site Plan and the principles and elements associated with that plan.
This process resulted in the following key elements being identified for the project:
1. Yountville Focused – The Yountville Commons project prioritizes preserving the Town’s smalltown charm while integrating new development that aligns with the General Plan and enhances community character.
2. Local Workforce Housing – The plan emphasizes affordable housing options for local employees, particularly in hospitality and public services, to reduce long commutes and support a sustainable workforce.
3. Connected Civic Spaces – The project aims to create public gathering areas, integrating parks, trails, and open spaces that foster community engagement and social interaction.
4. Bike & Pedestrian Preferences – A pedestrian and bike-friendly design prioritize walkability, reducing car dependency while ensuring safe, interconnected pathways throughout the neighborhood.
5. Educational Opportunities – Yountville Commons may provide opportunities, in partnership with established institutions, to leverage Yountville’s world-class hospitality sector. This includes opportunities to provide training and career development while strengthening the Town’s reputation for excellence in hotels and restaurants.
6. Locally Owned & Operated – While expert builders and operators may be involved, the Town intends to control the development process to ensure the Commons serves current and future Yountville residents.
At the conclusion of the meeting on March 4, 2025, the Town Council adopted Resolution No. 25-4344 directing the Town Manager to proceed with preparing further designs, plans, entitlements and studies based on the conceptual site plan for potential development of the Yountville Commons site.
September 2025 – Town Manager Updates & Additional Public Engagement The Town Manager provided updates on project progress including the entitlement and CEQA process, the schedule for receiving input on the updated site plan, the schedule to address funding and financing, and a description of the train metaphor used to help explain the path traveled and the important milestones that lay ahead. The following updates and public outreach occurred in September 2025:
• Tuesday, September 9th: Presentation to the ZDRB
• Wednesday, September 10th: Open House
• Thursday, September 11th: Focus Group Day
- 9:00 am – Mobility
- 11:00 am – Sustainability
- 2:00 pm – Dogs
- 3:00 pm – Wellness
• Friday and Saturday, September 12th and 13th: Additional One-on-One Conversations • Tuesday, September 16th: Town Council Study Session
• Thursday, September 18th: Presentation to Parks & Recreation Advisory Commission (PRAC) • Thursday, September 25th: Presentation to Measure S Committee December 9, 2025 – Zoning and Design Review Board (ZDRB) At the December 9, 2025, regular meeting of the ZDRB (the Board), the Board received a report and presentation from staff and project consultants on project related entitlements. After receiving the presentation and soliciting public comment, the Board discussed the project before unanimously voting to approve Resolution No. 25-031 recommending that the Town Council approve the entitlements described in this report and attached herein with a minor amendment to revised General Plan Policy LU-2.6 to add additional language related to building compatibility with surrounding development.
2023-2031 6th Cycle Housing Element
The state of California mandates that all cities, towns, and counties plan for the housing needs of all residents regardless of income. This mandate is administered through the Housing Element (HE) and Regional Housing Needs Allocation (RHNA). The California Department of Housing and Community Development (HCD) determines the total number of new homes the Bay Area needs to build and how affordable those homes need to be in order to meet the housing needs of people at all income levels. The numbers are provided to the Association of Bay Area Governments (ABAG) who then divides them up between all Bay Area jurisdictions.
The Town’s current RHNA allocation and units to date (units only count once a building permit is issued) are shown in the table below:
Income Category 2023-2031 RHNA Units to Date Units Remaining Very Low <50% AMI1 19 1 18
Low 50-80% AMI 11 2 9
Moderate 80-120% AMI 12 2 10
Above Moderate >120%
AMI 30 4 26
TOTAL 72 9 63
1AMI stands for Area Median Income and is adjusted based on household size.
The recently approved Oak & Vine (10 new units) and Humboldt Mixed-use (5 new units) projects can be counted towards RHNA once building permits are issued. The Yountville Commons project represents a significant opportunity for the Town to accommodate the housing needed to meet state mandated housing allocations.
PROJECT DESCRIPTION
The Project Site
Approximately 6.8-acres (Assessor’s Parcel Number [APN]) 036-070-026-000) of the site was formerly owned by the Napa Valley Unified School District and was occupied by Yountville Elementary School. The elementary school ceased operations in June 2020. The site was purchased by the Town in June 2024. The remainder of the site consists of the 1.1-acre parcel that accommodates Yountville Town Hall (APN 036-070-025-000). The project would not result in changes to the Town Hall building; however, the Town Hall parcel is a part of the overall project site.
The site is developed with the former elementary school, including the 5,000-square foot school administration building, the 5,400-square foot fitness center (formerly the school library), and the 4,500-square foot Don and Sally Schmitt Hall (formerly a classroom building). As noted, the site also includes the 5,800-square foot Town Hall building. The site also contains paved surfaces in the parking and playground areas and an unpaved athletic field and open space area (which also accommodates the dog park, the farmstand garden and the farmstand).
The site has existing landscaping, including mature trees, shrubs, and an open field with grass.
The project site is surrounded by condominiums to the north, Yount Street and single-family residences to the west, Finnell Road, multi-family residences, a hotel, and agricultural uses to the south, and Hopper Creek and townhouses to the east.
Project Components
The project would include construction of new buildings and recreational areas to accommodate housing, retail, and civic uses. To accommodate this development, the project would involve demolition of the former school administration building. The remaining on-site buildings would be retained and reused. The project would retain Yountville Fit, Schmitt Hall, the Farmstand and the Farmstand Garden described above. The Yountville Commons encompasses approximately 80,000 sf of total built area, combining 20,000 sf of existing civic buildings with approximately 60,000 sf of new construction. The project site plan is attached to this report below.
The project would include construction of up to 150 units, distributed across 15 three-story multi-family buildings.
Of the 15 new buildings, 12 are identical Village Houses that serve as the project’s residential core. Each is approximately 3,100 sf and contains 5 to 8 workforce housing units accessed by a single stair. The unit count is variable due to the design of the buildings, which allows spaces to be configured in different ways (i.e., more studios versus a mix of studios and larger 1-bedroom units, etc.). The units would be rented out through a local preference policy that gives preference to local employees, so the Town expects that most units would be occupied by local employees. All units are being designed to be affordable for the Town’s workforce.
The project would also include up to 1,500 sf of food oriented commercial on the ground floor of the three multifamily buildings on the southern portion of the site and 1,500 sf of other local serving businesses such as dog grooming & training services as well as approximately 8,000 sf of civic and commercial space in three two-story buildings along Yount Street that would accommodate potential uses such as (but not limited to) a Town archive, small local-serving businesses such as a small garden center, and/or art studios.
The maximum height of the multi-family buildings along Hopper Creek and the civic buildings along Yount Street is 40 feet. The community/laundry building will have a maximum height of 50 feet. The project will likely be constructed in phases (discussed below) to maximum efficiency and control cost. The various project components are shown in the attached plan set and summarized in the table below:
Project Components by Parcel
Parcel # Description Details
1 Parking, driveways, open space, storage Green house, storage shed, EV chargers, equipment
2 Garden center (Model A - mirror) Mixed-use (retail ground floor w/ 6 studios on floors 2 & 3)
3 Commons House Mixed-use (retail ground floor w/ 30 studios on floor 2)
4 Town Hall Existing (multi-purpose building)
5 Schmidt Hall & Yountville Fit Existing (multi-use building & fitness center) 6 Briefing Center 25-person conference room with restrooms 7 Dog Spot (Model A) Mixed-use (retail ground floor w/ 6 studios on floors 2 & 3)
8 Local Food Hub (Model A – mirror) Mixed-use (retail ground floor w/ 6 studios on floors 2 & 3)
9 Farmstand Small snack bar
10 Village House + ½ Village House (Model A) 100% Residential (16 units max) 11 Village House (Model A – mirror) 100% Residential (16 units max) 12 Neighborhood Bldg. (laundry & roof garden)
+ Village House (Model B – mirror)
Mixed-use (retail ground floor w/ 12 studios &
roof deck) + 8 units max in the Village House
13 Village House (Model B – mirror) 100% Residential (8 units max) 14 Village House (Model A) 100% Residential (8 units max) 15 Village House (Model B – mirror) 100% Residential (8 units max) 16 Village House (Model A) 100% Residential (8 units max) 17 Village House (Model B – mirror) 100% Residential (8 units max) 18 Village House (Model B) 100% Residential (8 units max) Project Phasing
It is anticipated that the project would be constructed in 3 or more phases. Phasing will reflect the Town’s approach to aligning construction with project funding while maintaining civic uses. Phase 1 would focus on site preparation including tree and creek protection; site infrastructure; parking and the new dog park. Phase 2 would focus on core residential and civic amenities including construction of approximately 85 housing units, the Village Center neighborhood building, and establishment of the project’s public spaces including the meadow, central oval and north parking grove. Phase 3 would focus on the Yount Street frontage including the construction of three multi-use buildings with ground floor retail/civic uses and 35 housing units. The buildings on Yount Street create a civic arcade and frame a new plaza between Town Hall and the Farmstand Garden.
Building Finishes
The exterior stucco colors for the fifteen new buildings at Yountville Commons are drawn from a defined palette of ochre and earth tones ranging from pale wheat and honey gold through amber, caramel, and warm brown.
This color range corresponds to the natural soil colors found on the Napa Valley floor in and around Yountville, providing a visual connection to the local landscape. Each building will receive a distinct color within this range.
The specifications establish two constraints: no building may replicate the exact color of another, and no building may be white or create a stark contrast with adjacent structures. This approach produces variety at the individual building level while maintaining neighborhood cohesion across the site.
The rationale for this palette reflects several practical considerations. First, earth tones in this range have demonstrated durability in the local climate, showing less visible weathering and fading than cooler or brighter colors. Second, these colors complement the existing structures on the Commons property, allowing the new construction to integrate rather than compete against the established built environment. Third, warm neutral tones provide flexibility for future landscape maturation—as trees grow and plantings fill in, the buildings will continue to work visually with their surroundings.
The color strategy extends to the relationship between building materials. Natural cedar wood trim at windows, entries, and accent locations share the warm undertone of the stucco palette, creating continuity between wall surfaces and architectural details. Cedar also weathers predictably in this climate and requires less maintenance than painted wood trim. Green foliage, from street trees, foundation plantings, and landscaped common areas, provides natural contrast with the warm building colors. Ochre and green sit opposite each other on the color wheel, meaning they enhance rather than compete with one another. As the landscape develops, this complementary relationship will strengthen the overall visual character of the neighborhood.
Metal building components follow a separate but coordinated specification. Standing seam roofing, window and door frames, trellis structures, and exterior hardware will use a consistent gunsmoke gray finish. This neutral tone serves as a unifying element across all fifteen buildings regardless of their individual stucco colors. Gray reads as a recessive color in this context, allowing the warmer stucco and wood tones to define the visual character while metal elements provide structural definition without color competition.
The overall effect produces a neighborhood that reads as intentionally planned rather than arbitrarily assembled, while avoiding the uniformity that can make multi-building developments feel institutional. Residents will be able to identify their own building by its specific color, and visitors will be able to navigate the site using color as a wayfinding element, but no single structure will appear disconnected from its neighbors. This approach aligns with the project’s goal of creating workforce housing that integrates with the existing character of Yountville. The buildings are designed to appear as though they belong in this location, using colors and materials that reflect local conditions rather than imported design trends.
Landscaping
The project strives to preserve the site’s natural legacy while advancing its civic purpose. Mature heritage oaks defining the perimeter will be fully protected and integrated into the design and construction. Complementing these existing trees, a significant number of new trees, other plantings, and landscape systems will be installed to beautify the site. New trees will consist of coast live oaks, holly oaks, Chinese pistache, California sycamore, olive trees, crape myrtles and more. The Oval, framed by a grove of mature olive trees, is a shared green and social center within the project site designed to support everyday life and special events. The Meadow is an open, gently sloping series of greens that extend to the dog park and the Hopper Creek Trail. The Meadow serves as a relaxed and informal landscape defined by native grass, shaded groves, and open sky. The Dog Park is a shaded, community space for canine play and social interaction. Native and resilient planting will frame the perimeter of the Dog Park while the interior will be kept open for play.
In addition to grass, stone pavers, gravel, and scored concrete will be used for pathways throughout the site.
Parking areas will be planted in orchard-style groves for additional site enhancements and shade. A reduction of impervious surfaces onsite combined with increased and carefully designed landscaping will result in approximately 76% of the site consisting of pervious surfaces; stormwater infiltration will increase substantially while runoff is reduced.
Parking
The project would include retention of the two parking lots currently serving Town Hall, removal of the existing parking lot on the west side of the elementary school along Yount Street, and construction of a new parking lot on the north side of the site adjacent to the Hopper Creek Condominiums. As demonstrated below, the proposed project, including Phase 3, would result in an additional 56 onsite parking spaces and 67 new parking spaces in total.
Existing Parking (w/ Interim Uses)
On Street Spaces Onsite Spaces Total
Yount St. Parking Lot 33 33
Yount St. On Street 10 10
Town Hall Front Lot 12 12
Town Hall Back Lot 26 26
Finnell Rd. On Street 11 11
TOTAL 21 71 92
Project Parking – Including Phase 3
On Street Spaces Onsite Spaces Total
North Parking Grove 47 47
Yount St. On Street 14 14
Schmitt Hall 4 4
Town Hall Front Lot 6 6
South Parking Grove 42 42
Finnell Rd. On Street 18 18
Other Onsite Spaces 28 28
TOTAL 32 127 159
At the conclusion of Phase 2 of construction, the project site will be largely developed, with the exception of the multi-use buildings north of Town Hall on Yount Street, which will remain in parking (33 spaces). With approximately 85 units being constructed through Phase 2, the Town will be able to evaluate parking based on actual demand, providing a point at which the Council can pivot on how to proceed. Including the 33 spaces west of Schmitt Hall and Yountville Fit, a total of 192 parking spaces will be available to serve the 85 units and associated civic uses at the completion of Phase 2.
ENTITLEMENTS
In addition to California Environmental Quality Act (CEQA) compliance (discussed in more detail below), the project requires the following entitlements:
General Plan Amendment / New Zoning District / Zoning Text and Map Amendments The proposed project includes amending the General Plan Land Use Element (pages 65, 66, 75 & 76) to include a new Commons (C) land use designation, to amend policies related to height restrictions, and an amendment to General Plan Lan Use Map Figure LU-3 to change the project site from Public Facilities (PF) and Parks/Playfields (PP) to Commons (C). Zoning amendments include the creation of a new Commons (C) zoning district, zoning text additions and amendments to account for the new Commons (C) district; and an amendment to the Zoning Map to include the new Commons (C) zoning designation.
Pursuant to YMC Section 17.184.040, the Zoning and Design Review Board shall recommend approval, conditional approval, or denial of applications for amendments to the Zoning Ordinance, Zoning Map, General Plan or General Plan Land Use Map. The Town Council shall have the authority to approve, conditionally approve or deny applications for Zoning Ordinance, Zoning Map, and General Plan amendments.
Tentative Subdivision Map
As shown in the attached Tentative Subdivision Map, the two existing parcels will be subdivided into 18 individual parcels. Parcel 1 will be 132,125 sf. and largely consists of open space and parking areas. The remaining 17 parcels will accommodate project-related buildings and will range in size from 4,174 sf to 41,720 sf.
Pursuant to YMC Section 16.12.020, approval of a Tentative and Final Subdivision Map is required for all divisions of land into five or more parcels. The Zoning and Design Review Board shall adopt findings and recommendations for approval, conditional approval, or denial of applications for a tentative map. The Zoning and Design Review Board, in recommending conditions of approval, may not modify or delete any adopted Town Standard Specifications or Standard Plans. The Town Council shall have the authority to make findings and approve, conditionally approve or deny applications for a tentative map.
Findings
Staff recommend the Town Council make the following findings for the General Plan, Zoning Ordinance and Zoning Map amendments as required by YMC Section 17.184.060 and the evidence contained in the Record which is herein incorporated by reference:
1. The proposed amendments would further the goals, objectives, policies and programs and is consistent with the intent of the General Plan;
The proposed amendments are consistent with the General Plan as they seek to enhance civic amenities and provide needed workforce housing consistent with the goals, objectives and policies of the General Plan. Specifically, Policy LU-5.3 which encourages new residential developments designed to serve the needs of all income levels; Policy LU-6.9 which requires that new development include appropriate landscaping and buffers from the street; and LU-8.2 which calls for supporting joint uses on the Yountville Elementary School site.
2. The proposed amendments would not be detrimental to the public interest, health, safety, convenience, or welfare of the Town;
The proposed amendments would not be detrimental to the public interest, health, safety, convenience or welfare of the Town as they will accommodate enhanced civic amenities and workforce housing for the benefit of the Town.
3. For amendments involving a zoning or land use map amendment, the site is physically suitable, including consideration of physical constraints, access, compatibility with surrounding land uses, and provision of utilities, for the requested or potential land uses.
The proposed amendments relate to the former Yountville Elementary School site and the site currently housing Town Hall. These sites are located in the center of Town, are physically suitable for the proposed uses, have access to local road and utilities, and are compatible with surrounding land uses.
Staff recommend that the Town Council make the following findings for approval of the Subdivision Map as required by YMC Section 16.16.020 and the evidence contained in the Record which is herein incorporated by reference:
1. The proposed subdivision, together with its provisions for its design and improvements, is consistent with the General Plan (YMC § 16.16.020(E)(2)):
The proposed subdivision together with its provisions for its design and improvements are consistent with the General Plan as they seek to enhance civic amenities and provide needed workforce housing consistent with the objectives of the General Plan.
2. The Town Council cannot and does not make any of the findings requiring denial of the Tentative Map under YMC § 16.16.020(E)(3):
i. That the proposed map is not consistent with applicable general and specific plans; The proposed map is consistent with the General Plan as it facilitates enhanced civic amenities and needed workforce housing.
ii. That the design or improvement of the proposed subdivision is not consistent with applicable general and specific plans, Master Utility Plan, and subdivision improvement standards; The design of the proposed subdivision is consistent with the General Plan as it facilitates enhanced civic amenities and needed workforce housing. Additionally, the design and improvements will comply with all local and state required standards for a subdivision.
iii. That the site is not physically suitable for the type development; The project site is well suited for the type of development proposed as it is flat, located in the center of Town, with access to local roads and utilities.
iv. That the site is not physically suitable for the proposed density of development; The project site is physically suitable for the density of development proposed as it is flat, located in the center of Town, with access to local roads and utilities.
v. That the design of the subdivision or the proposed improvements are likely to cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat; The design of the subdivision and proposed improvements will not cause substantial environmental damage or substantially and avoidably injure fish, wildlife or their habitat in that the site is currently developed with former elementary school uses, Town Hall, playfields and is located in the center of Town adjacent other development. vi. That the design of the subdivision or type of improvements is likely to cause serious public health problems;
The design of the subdivision and associated improvements is not likely to cause serious public health problems as the project consists of enhanced civic amenities and workforce housing to benefit the Town. vii. That the design of the subdivision or the type of improvements will conflict with easements acquired by the public at large for the access through, or use of, property within the proposed subdivision. In this connection, the governing body may approve a map if it finds that in conformance with the General Plan, Master Utility Plan, or Specific Plan, alternate easements for access or for use will be provided, and that these will be substantially equivalent to ones previously acquired by the public.
This subsection shall apply only to easements of record or to easements established by judgment of a court of competent jurisdiction and no authority is hereby granted to a legislative body to determine that the public at large has acquired easements for access through or use of property within the proposed subdivision.
The design of the subdivision or the type of improvements will not conflict with easements acquired by the public at large for the access through, or use of, property within the proposed subdivision. The proposed project consists of enhanced civic amenities and workforce housing and includes parks, pathways, civic gathering spaces, gardens and other uses for benefit of the public.
ENVIRONMENTAL REVIEW
The Envision Yountville General Plan Update Environmental Impact Report (State Clearinghouse No. 2018082008), originally certified on May 7, 2019, evaluated environmental impacts associated with General Plan buildout projections which included 231 new dwelling units and 169,646 square feet of new non-residential uses.
An Addendum to the 2019 EIR was prepared by the Town of Yountville pursuant to CEQA Guidelines §15164 to evaluate changes resulting from the proposed project. Based upon information in the Addendum, incorporated herein by reference, the Record as described above, none of the circumstances set forth in CEQA Guidelines Section 15162 are present with respect to the Project and no further environmental review is required based on the following findings:
1. The Project does not represent a substantial change to the project analyzed in the GP EIR and does not require major revisions of the GP EIR due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects;
2. Substantial changes have not occurred with respect to the circumstances under which the Envision Yountville General Plan was undertaken which require major revisions of the GP EIR due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects;
3. There is no new information of substantial importance, which was not known and could not have been known with the exercise of reasonable diligence at the time the GP EIR was certified, showing any of the following:
a. The Project will have one or more significant effects not discussed in the GP EIR. b. Significant effects previously examined will be substantially more severe than shown in the GP EIR due to the Project.
c. Mitigation measures or alternatives previously found not to be feasible would in fact be feasible and would substantially reduce one or more significant effects of the project, but were not adopted.
d. Mitigation measures or alternatives that are considerably different from those analyzed in the GP EIR would substantially reduce one or more significant effects on the environment, but were not adopted.
STRATEGIC PLAN GOAL
Is item Identified in Strategic Plan? Yes
If yes, Identify Strategic Goal and Objective. Quality of Life: The Town enhances the livability of Yountville by providing well-maintained public facilities, parks, and trails, and quality programs and events.
Briefly Explain Relationship to Strategic Plan Goal and Objective. Approving the entitlements described in this report is an important step in moving the civic amenities and workforce housing project forward.
Providing additional housing opportunities for those who work in Yountville will benefit the Town in many ways, including enabling a more stable local workforce and reducing commute trips and GHG emissions associated with those trips. The project also includes enhanced civic amenities to benefit all Town residents and visitors. Additionally, properly analyzing and documenting potential environmental impacts associated with the proposed project is required by state law and is important in implementing the goals and policies of the General Plan. Preparation of a defensible CEQA document reflects responsible leadership in conforming with state requirements.
ATTACHMENTS
1. Ordinance No 26-539
2. Ordinance Exhibit A – Code Amendments
3. Ordinance Exhibit B – Zoning Map Amendment
4. Resolution No 26-4397
5. Resolution Exhibit A – General Plan Amendments
6. Resolution Exhibit B – Tentative Subdivision Map
7. Resolution Exhibit C – EIR Addendum
8. Addendum Appendix A – Air Quality and Greenhouse Gas Emissions
9. Addendum Appendix B – Construction Health Risk Assessment
10. Addendum Appendix C – Biological and Tree Assessment
11. Addendum Appendix D – Cultural Resources Report
12. Addendum Appendix E – Geotechnical Study
13. Addendum Appendix F – Environmental Site Assessments
14. Addendum Appendix G – Noise Data
15. Addendum Appendix H – Transportation Impact Study
16. Vision & Character
17. Plan Set
18. Responses to Commons Questions
19. Public Comment