Town of Yountville
Staff Report
6550 Yount Street
Yountville, CA 94599
Agenda Item #: 12A
Yountville Town Council Staff Report
DATE: June 16, 2026
TO: Mayor and Town Council
FROM: Ken MacNab, Interim Town Manager; Celia King, Administrative Service Director PREPARED BY: Ken MacNab, Interim Town Manager; Celia King, Administrative Service Director; John Ferons, Public Works Director; Kyle Batista, Financial Analyst
RECOMMENDATION
Receive updated and expanded report of historical expenditure information for the Yountville Commons Project.
BACKGROUND
At the October 7, 2025, Town Council meeting, staff presented historical financial information for the Yountville Commons project. In an ongoing effort to keep the Town Council and community informed about expenditures related to improvements and planning for the former Yountville Elementary School property, staff are presenting updated and expanded information on expenditures.
Budgeting and Expenditure Procedures
Town of Yountville expenditures always start with the Town Council approved budget. Funds must be appropriated through the budget process before the Town Council or staff can incur an expense. This approved budget allows staff to procure supplies, services, and equipment as needed. This process is further guided by the Yountville Municipal Code, which outlines signature authority based on dollar thresholds and is detailed below.
All expenditures detailed in this report were budgeted for and authorized by the Town Council in advance. Budget information for this project can be found in the Town of Yountville Online Budget Book in Capital Projects Fund 50 and Measure S Affordable and Workforce Housing Fund 71. The detailed expense tables attached to this report identify authorizing Resolution numbers and dates, specific agreement numbers, and the approval authority for each line-item expenditure.
Contracting on behalf of the Town is governed by Yountville Municipal Code Chapter 3.32. This Ordinance delegates authority to the Town Manager to contract for services, supplies, and equipment in amounts up to and including $45,000. Except for contracts of $5,000 or less or for professional or special services, these contracts must be informally or formally bid. Contracts above $45,000, including amendments to existing contracts, are approved by the Town Council.
For Public Works, this Ordinance and state law delegate authority to the Town Manager to contract in amounts up to and including $75,000 without competitive bidding. Public Works contracts above that amount must informally or formally bid and approved by the Town Council.
Public Works contracts that follow alternative procedures authorized by state law, such as design-build and energy conservation contracts, follow different processes in state law and Resolutions adopted by the Town Council.
DISCUSSION
The purpose of this report is to provide an accounting of expenditures related to acquisition of, improvements to, and planning work for the former Yountville Elementary school property (now known as the “Yountville Commons”). Each of these expenditures served a different purpose, as outlined below. The report details general and specific expenditures, identifies funding sources and how funding was budgeted or authorized, and lists the assets that have been realized through these expenditures. Expenditure information presented herein is based on the detailed expenditure reports that are attached in this report.
Overview of Expenditures
The information in this section summarizes expenditures to date for the Yountville Commons. Expenditure information has been organized into three categories of work efforts: (1) property acquisition; (2) repairs and renovation of existing facilities for community re-use; and (3) preparation of a development plan for the Yountville Commons Project. Tables 1 and 2 below provide an overview of expenses to date and a summary of budgeted and actual expenditures to date.
TABLE 1: OVERVIEW OF EXPENSES BY CATEGORY
CATEGORY EXPENDITURE PERCENT OF
GRAND TOTAL
Property Acquisition $11,024,628 77%
Facility Repairs and
Renovations for Community ReUse$1,569,357 11%
Commons Development Plan $1,779,499 12%
GRAND TOTAL: $14,373,484 100%
TABLE 2: SUMMARY OF BUDGETED AND ACTUAL EXPENDITURES
SOURCE OF FUNDING BUDGETED ACTUAL
General Fund $13,580,075 $10,435,792
Measure S Funds $4,364,925 $3,937,692
TOTAL: $17,945,000 $14,373,484
Sources of funding used for the Yountville Commons project include the Town’s General Fund, and funds from Measure S. Revenues in the Town’s General Fund are mostly derived from hotel taxes (transient occupancy tax), sales tax, and property tax. Measure S, approved by voters in 2018, is a local tax that increased the Town's transient occupancy tax on hotel stays by 1%. This tax is paid by visitors, not residents. Revenues generated by Measure S are legally required to be used for affordable and workforce housing programs and services only.
Measure S generates approximately $700,000 annually.
Summary of Expenditures by Category
Information in this section provides detailed expenditure information organized into three categories of work efforts: (1) site acquisition; (2) facility repairs and renovations for community re-use; and (3) preparation of a development plan for the Yountville Commons Project. Expenditures specific to each of these categories and a brief description of the category itself are provided below.
The categorical expenditures identified in the following tables reflect the cumulative total cost of related work or services provided by multiple vendors (businesses). In total, 83 vendors were involved in the work efforts detailed in this report. For the majority of vendors, total billings ranged from hundreds of dollars to tens of thousands of dollars (see detail in Attachment 4). It is important to note that “vendors” applies to professional design services and contract construction services. Seven vendors had billings that exceeded one hundred thousand dollars.
The work performed by the vendors who provided professional design services was budgeted for and approved by Town Council as "on-call" contract agreements. Under such agreements, the Town Manager is authorized by Town Council to execute individual task orders for dollar amounts that exceed the Town Manager's standard signature authority, provided that the total cost of all task orders approved under the on-call agreement does not exceed the authorized budget amount.
The work performed by vendors who provided contract construction services was budgeted and approved by Town Council in the Yountville Commons Capital Improvement Project. Each of these vendors entered into a contract with specific scopes of services they provided in dollar amounts within the Town Manager’s signing authority for Public Works contracts. This method of contracting is efficient for the Town along with being much more nimble to respond to specific site needs as the schedule evolves.
Expenditures Related to Acquisition of the former Yountville Elementary School Property After the November 2022 Election, the newly elected Town Council hosted strategic planning/goal setting workshops on March 27, 2023, and again on January 30, 2024. The Town Council declared the acquisition of the Yountville Elementary School property to be their highest priority in 2023 and reaffirmed that unanimously in 2024.
On March 5, 2024, the Town Council authorized and directed execution of a purchase and sale agreement with the Napa Valley Unified School District to acquire the former elementary school property. The acquisition was viewed as an investment in the future of Yountville with a commitment to creating a balanced project that addresses housing needs, enhances resident amenities, and supports our local economy. The acquisition of the property was not tied to any particular project and was a standalone expenditure for the Town’s future. Town Council approved the funding sources for the purchase of the former school site via Resolution Number 24- 4252.
Table 3 below summarizes expenditures related to the acquisition of the former school property.
TABLE 3: SUMMARY OF PROPERTY ACQUISITION EXPENDITURES
CATEGORY EXPENDITURE PERCENT OF
GRAND TOTAL
Due Diligence $22,528 <1%
Purchase Price + Title + Notary $11,002,100 76%
SUB-TOTAL: $11,024,628 77%
Attachment 1 to this report provides detailed expenditure information for acquisition of the school site property.
Table 4 below details the sources of funding used for the purchase of the former school property.
TABLE 4: SUMMARY OF FUNDING SOURCES FOR PROPERTY PURCHASE
FUND/SOURCE FUNDING
PERCENT OF
PURCHASE
AMOUNT
General Fund Assigned for
Affordable Housing
Opportunities
$3,616,075 33%
General Fund Unassigned Fund
Balance from FY 2022/2023 $3,364,000 31%
Unanticipated Tourism Revenue
Deficits Fund $900,000 8%
Fleet, Tools, and Equipment
Repair and Replacement Fund $102,100* 1%
Measure S Fund $3,019,925 27%
TOTAL PURCHASE AMOUNT: $11,002,100 100%
* Total amount transferred from Fleet, Tools, and Equipment Repair and Replacement Fund was $600,000.
Remaining amount was used for initial cleanup of the property to make it safe for use.
Use of Measure S funds for acquisition of the property ensures that some percentage of the site will be used for affordable or workforce housing programs or services, without defining or committing to any particular project.
Expenditures Related to Repairs and Renovation of Existing Facilities for Community Re-Use The Napa Valley Unified School District closed the Yountville Elementary School in 2020. Upon closure of the school, the School District did not formally decommit any of the facilities in preparation for a long-term closure.
Buildings were simply locked, and the District only performed necessary landscape maintenance for the duration.
When the Town acquired the property from the District in 2024, it was necessary to perform repair and renovation work on the site and to the existing buildings to allow for community re-use of these facilities. The top priorities for repair and renovation work were: (1) restore the property to a presentable and safe useable state, and (2) create interim uses to put the newly acquired property to good use by providing community amenities. Specific repair and renovation work performed included:
• Demolition of Various School Facilities Not Needed for Town Use • Roofing Repairs
• HVAC Repairs
• Sanitary Sewer Repairs
• Water Meter and Backflow Installation
• Crack and Slurry Seal Asphalt Playgrounds
• Resurfacing and Restriping of Parking Lot
• Restoration of Lawn and Greenspace areas
• Update the Fire Protection Systems and Alarm
• Paint the Exterior of the Buildings
Work related to re-use of existing facilities and buildings for community/resident-serving uses included:
• Design and Build the Dog Park
• Convert the Multi-Use Building to Schmitt Hall
• Convert Library Building to Gym Configuration
• Convert Little League Snack Shack to Food Service Configuration • Restore, Regrade and Expand School Garden to Farmstand Garden Table 5 below summarizes expenditures related to repairs and renovations to existing buildings on the school property school site to allow for community re-use.
TABLE 5: SUMMARY OF FACILITIY REPAIRS AND RENOVATIONS OF
EXISTING FACILITIES FOR COMMUNITY RE-USE
CATEGORY EXPENDITURE PERCENT OF
GRAND TOTAL
General Site $736,729 5%
Schmitt Hall $83,558 <1%
Library Building* $422,183 3%
South Classroom Building $76,450 <1%
Farmstand $152,413 1%
Dog Park $67,733 <1%
Community Garden $30,202 <1%
SUB-TOTAL: $1,569,357 11%
* The library building now houses the Locals Lounge and Yountville Fit.
Attachment 2 to this report provides detailed expenditure information for repair and renovation work necessary for community re-use of the existing buildings.
Expenditures Related to Preparation of the Commons Development Plan The visioning process and development of a plan to guide future development of the former Yountville Elementary School site was a comprehensive, community-driven effort conducted between 2024 and 2025.
Through a series of open houses, study sessions, advisory committee meetings, one-on-one conversations, community roundtables, focus groups, and informal neighborhood gatherings, residents helped shape a vision that preserves Yountville’s small-town character while addressing long-term community needs. The resulting plan emphasized affordable and workforce housing programs and services, connected civic and recreational spaces, pedestrian and bicycle-friendly design, and educational and workforce development opportunities.
In March 2025, the Town Council adopted a Resolution directing staff to advance the project through design, environmental review, and entitlement processes, with continued public engagement occurring throughout 2025.
On June 17, 2025, the Town Council adopted a Resolution authorizing the use of design-build procurement for the Yountville Commons Project, which includes: (1) developing a set of preliminary plans, (2) prequalifying contractors through use of a Request for Qualification (RFQ) process, and (3) selection of one of the prequalified contractors through use of a Request for Proposals (RFP) process based on the best value. The Resolution included a conflict-of-interest policy to guide the process that applied to all respondents and which the Town followed throughout. The preliminary plans reflected the community outreach efforts and direction from the Town Council.
In August 2025, the Town Council adopted a Resolution authorizing the release of a RFQ for the Yountville Commons Project. The RFQ defined the Town’s expectations regarding project scope, budget, and design excellence goals. This action was intended to position the Town to use a design-build delivery model for the Yountville Commons Project, and to establish a process for selecting a qualified design-build entity. A set of prequalified contractors was established as part of the RFQ process as required by state law and the Resolution adopted by the Town Council.
In December 2025, the Town released an RFP to the prequalified contractors that included the preliminary plans and solicited cost and construction proposals. On June 2, 2026, the Town Council adopted a Resolution rejecting all proposals due to changed market conditions and cost assumptions.
In January 2026, the Town Council approved amendments to the Town’s General Plan and Zoning Code to support implementation of the Yountville Commons Project. In conjunction with these amendments, the Town Council also approved a Tentative Subdivision Map allowing for future subdivision of the school site property and an Addendum to the 2019 Final Environmental Impact Report for the Envision Yountville General Plan Update.
In February 2026, information was presented to the Town Council outlining potential phasing and funding strategies. These strategies were developed in a collaborative effort involving Matt Kowta, the President of BAE Urban Economics; Melissa Shick, Managing Director of KNN Public Finance; Brendan Kelly, Principal at Kelly+Morgan Architecture and Planning; Sean Grinnell, Principal at Pound Management; and Town staff.
Table 6 below summarizes expenditures related to preparation of development plans for the Yountville Commons property.
TABLE 6: SUMMARY OF EXPENDITURES RELATED TO PREPARATION OF
DEVELOPMENT PLANS FOR THE YOUNTVILLE COMMONS PROPERTY
CATEGORY EXPENDITURE PERCENT OF
GRAND TOTAL
Community Outreach $97,635 <1%
Vision Plan Documents and
Site Model $923,033 6%
Preparation of a Tentative
Subdivision Map $280,461 2%
Preparation of Environmental
Review Documents (CEQA) $211,703 1%
Preparation of Draft Housing
Preference Policy $55,140 <1%
Financial Analysis $59,275 <1%
Design-Build RFQ/RFP Process $152,252 1%
SUB-TOTAL: $1,779,499 12%
Attachment 3 to this report provides detailed expenditure information for the various elements of the development plan process and entitlements described above.
Assets Realized through Expenditures
The following summarizes the tangible assets that were realized as a result of the expenditures described in this report.
Community / Resident Serving Uses
Schmitt Hall. A community multi-purpose room that provides space for local events, Town workshops, recreational programming, and summer camp.
Yountville Fit. Yountville Fit offers Yountville residents a comprehensive range of daily fitness classes, from yoga and pilates, to high-intensity boot camp and TRX training. The facility features state-of-the-art equipment, including cardio machines, free weights, kettlebells, a squat rack, and selectorized machines to support every fitness goal.
The “Coop” and the Farmstand. Operating out of the former little league snack shack, the Coop is an organic farm stand offering residents produce from the Farmstand Garden, farm-fresh eggs, and a curated menu blending timeless classics with seasonal ingredients.
Community Garden. The Community Garden grows food with and for the Yountville community. The garden is a thriving, community-powered space growing fresh, seasonal produce in the heart of Town on the Yountville Commons site.
Yountville Canine Commons Dog Park. The Yountville Canine Commons Dog Park is an off-leash, enclosed dog park with benches, shade and water access that serves resident pets and their companions.
Advancement of Workforce and Affordable Housing Programs and Services General Plan Amendment. Approval of a General Plan Amendment establishing the “Commons” land use designation to support future housing development on the Yountville Commons property.
Zoning Amendment (now repealed). Approval of Zoning Ordinance Amendment establishing the “Commons” zoning district to support future housing development on the Yountville Commons property.
Tentative Subdivision Map. Approval of a Tentative Subdivision Map for creating individual parcels to accommodate development of project-related buildings.
Environmental Review under the California Environmental Quality Act (CEQA). Preparation and approval of an Addendum to the Addendum to the 2019 Final Environmental Impact Report for the Envision Yountville General Plan Update. This action facilitates environmental review of future development on the Commons property.
Draft Housing Preference Policy. Development of a local housing preference policy that would give preference to local employees in accessing future housing units developed on the Commons property.
Yountville Commons Pro-Forma Financial Analysis (BAE Urban Economics). Profile of the Yountville workforce, existing housing conditions study, and preliminary financial feasibility analysis with 2 pro-forma scenarios.
KNN Preliminary Funding and Financing (KNN Public Finance). Analysis of bonding capacity and future financing options for the Yountville Commons.
ENVIRONMENTAL REVIEW
Exempt per California Environmental Act (CEQA) Guideline, Section 15061(b)(3) as an activity that has no potential for causing a significant effect on the environment.
FISCAL IMPACT
Is there a Fiscal Impact? N/A
Is it Currently Budgeted? N/A
Where is it Budgeted? N/A
Is it Mandatory or Discretionary? Discretionary
Is there a Staff Resource Impact? No
ATTACHMENTS
1. Expenditure Report for Acquisition of former Yountville Elementary School Property
2. Expenditure Report for Repair and Renovation of Existing Facilities for Community Re-Use
3. Expenditure Report for Preparation of Development Plans for the Yountville Commons Property
4. Complete List of Expenditures by Vendor Name (Alphabetical)