From: Negueloua, Alain <[email protected]> Sent: Saturday, February 14, 2026 9:16:36 AM
To: Brad Raulston <[email protected]>
Subject: [EXTERNAL] Parking at The Commons
This email was sent from a sender outside of your
organization. Please be wary opening any attachments or following any links from this email. Please remember we will not send automated emails without warning or
explanation.
Brad,
I am writing to oƯer a comment regarding parking considerations for full-time associates living at The Commons.
We would like to express a positive intent to work collaboratively toward practical solutions. Specifically, we are open to allowing full-time associates who reside at The Commons the opportunity to park one vehicle at their place of employment, subject to applicable policies and operational considerations.
Our goal is to support employees living within the community while remaining mindful of parking capacity, neighborhood impact, and any required approvals. We appreciate the Town Council’s engagement on this matter and willingness to address workforce housing and look forward to continued dialogue as planning moves forward.
Thank you for your time and consideration.
Sincerely,
ALAIN NEGUELOUA
Vice President | General
Manager
BARDESSONO HOTEL and
SPA | HOTEL YOUNTVILLE
alain.negueloua@b
ardessono.com
(707) 204-6001
6526 Yount St.,
Yountville, CA
94599
bardessono com | hotelyo
untville com
2024 Four-Star by Forbes Travel Guide
Smart Meeting’s 2024 Smart Stars Awards in the Best Executive Retreat Category USA Today 10Best 2024 Readers’ Choice Awards for the “Best Eco-Friendly Hotels
• Interest is strongest in 2-bedroom units at rental levels between $1,700 and $2,200 per month. There is little to no interest whatsoever in studio units.
While we are fully supportive of workforce housing in concept, I do have two major concerns that I respectfully submit for your consideration.
1. Proper Unit Mix Is Critical
I own and operate multifamily housing throughout California. In every successful development, unit mix is one of the most critical drivers of long-term sustainability.
If the mix of studios, one-bedrooms, two-bedrooms, and three-bedrooms is not aligned with actual demand, the consequences can be significant:
• Higher vacancy
• Mismatch between rent levels and household incomes
• Ongoing subsidy requirements
• Pressure on taxpayers and local businesses
Based on our survey data, it is obvious that family-oriented units (particularly two-bedroom configurations) will be essential to meet real demand. On site parking is also an important decision in the survey, without it our neighborhoods will be flooded with employee cars at all hours.
Getting this wrong would leave the City, local owners, and resident taxpayers exposed to long-term operational deficits. Development costs for smaller unit density is significantly higher. The last thing our residents, business owners, or visitors need is a future tax burden to subsidize a development that misses the mark.
2. Full Financial Transparency & Long-Term Sustainability My second concern relates to the financial model supporting this project.
To date, the City and its residents should require a comprehensive real estate development pro forma outlining:
• Acquisition costs
• Carry costs
• Soft costs
• Phased development costs
• Lease-up assumptions
• Seasonal vacancy assumptions
• Operating costs (management, maintenance, utilities)
• Funded capital replacement reserves
• Long-term return assumptions
Workforce housing in a seasonal tourism economy carries unique risks. This is not a core metro scenario. Any model must incorporate seasonal impacts, potential empty units during off-peak periods, and the cost of subsidizing those vacancies during lease-up and beyond. I would also include litigation and UD costs associated with the eviction of local workforce as they lose their jobs related to our seasonal hiring.
If we move too quickly without a fully vetted financial structure, the only guaranteed winner in a project like this will be the contractor.
That portion of the equation deserves particularly careful thought:
• No stipulated construction costs without detailed CD’s. Design build approaches to construction result in sub par MEP and again can leave the City and taxpayers exposed to higher capital replacement reserves.
• Fully competitive bidding
• Detailed, complete construction drawings prior to bidding • Strong controls to minimize change orders.
Poorly structured construction contracts and incomplete drawings are the fastest path to cost overruns. Those overruns inevitably fall on the residents and business.
Additionally, and this is my personal opinion having been in the valley in one capacity or another for over 50 years, the town leaders need to support our local contractors and sub trades. We have outstanding general, mechanical, electrical, plumbing, framing, civil and finish contractors throughout the valley. There is every reason why our local community should benefit from such a significant local investment.
In Closing
We strongly support the City’s effort to create sustainable workforce housing in Yountville.
Our survey data provides a meaningful starting point for understanding demand realities on the ground.
However, unit mix and financial modeling must be thoroughly vetted before commitments are made. If structured properly, this project can strengthen our community and preserve the long-term vitality of Yountville. If rushed, it risks creating a permanent financial burden.
I submit these comments respectfully and in the spirit of collaboration. We stand ready to assist with additional workforce data, industry insights, or real-world multifamily operating experience.
Respectfully,
Gary Jabara
Estate Yountville
Responses Overview
1. At Estate Yountville, I am employed in the following department:
En Estate Yountville, trabajo en el siguiente departamento:
Choice Responses
Accounting/Contabilidad 0
Food & Beverage/Banquets/Alimentos y Bebidas / Banquetes 5 Culinary/Kitchen/Cocina/Culinario 3
Housekeeping/Limpieza 4
Landscaping/Maintenance/Jardinería / Mantenimiento 1
Guest Experience/Experiencia del Huésped 1
Admin: Reservations, IT, Accounting, Sales/Administración: Reservaciones,… 0
2. Which of the following best describes your current living situation? ¿Cuál de las siguientes opciones describe mejor su situación actual de vivienda? Choice Responses
Live alone / Vivo solo(a) 1
Live with a spouse/partner only / Vivo solo(a) con mi esposo(a) o pareja 3 Live with a spouse/partner and one or more children under 18 years old / Vivo con un cónyuge/pareja y uno o más hijos menores de 18 años 5 Live with other non-related adults / Vivo con otros adultos no emparentados 2 Live with one or more children under 18 years old/ Vivo con uno o más niños menores de 18 años 1 Other (e.g., live with parents, live with adult children, multi-generational family) / Otro (por ejemplo, vivir con los padres, vivir con hijos adultos, familia multigeneracional) 2 Responses
172
Average Time
01:39
Duration
0 Days
0 35
31 63
16 5
22 0 10 20 30 40 50 60 70
Accounting/Contabilidad
Food & Beverage/Banquets/Alimentos y Bebidas / Banquetes Culinary/Kitchen/Cocina/Culinario
Housekeeping/Limpieza
Landscaping/Maintenance/Jardinería / Mantenimiento
Guest Experience/Experiencia del Huésped
Admin: Reservations, IT, Accounting, Sales/Administración:
Reservaciones,…
10 30
42 53
35 2
0 10 20 30 40 50 60
Live alone / Vivo solo(a)
Live with a spouse/partner only / Vivo solo(a) con mi esposo(a) o pareja
Live with a spouse/partner and one or more children under 18 years old / Vivo con un cónyuge/pareja y uno o más hijos menores de 18 años
Live with other non-related adults / Vivo con otros adultos no emparentados
Live with one or more children under 18 years old/ Vivo con uno o más niños menores de 18 años
Other (e.g., live with parents, live with adult children, multigenerational family) / Otro (por ejemplo, vivir con los padres, vivir con hijos adultos, familia multigeneracional)
Active
3. If new, energy-efficient apartments were available in Yountville at the following rents, which would you be interest ed in living in? Si hubiera apartamentos nuevos y de bajo consumo energético disponibles en Yountville con las siguientes renta s, ¿en cuál estaría interesado(a) en vivir?
4. Would it be inconvenient for you to park a quarter of a mile away from your home. ¿Le resultaría inconveniente estacionar a un cuarto de milla de su hogar? Choice Responses
Yes/Sí 7
No 7
3%
16%
67%
14%
Studio - $1,500 per month/Estudio – $1,500 al mes
1-Bedroom: $1,700 to $1,800 per month/1 Recámara-
$1,700 a $1,800 al mes
2-Bedroom: $2,000 to $2,200 per month/2Recámaras
– $2,000 a $2,200 al mes
Not Interested/No interesado(a)
76%
24%
Yes/Sí
No
5. Would this be something that would make you not want to live in a particular location ¿Esto sería algo que le haría no querer vivir en una ubicación en particular? Choice Responses
Yes/Sí 6
No 8
49% 51%
Yes/Sí
No