Town of Yountville
Staff Report
6550 Yount Street
Yountville, CA 94599
Agenda Item #: 8G
Yountville Town Council Staff Report
DATE: July 7, 2026
TO: Mayor and Town Council
FROM: John Ferons, Public Works Director
PREPARED BY: Kari Svanstrom, Contract Planner
RECOMMENDATION
Adopt Resolution Number 26-4433 approving the Subdivision Improvement Agreement, Stormwater Management Maintenance Agreement, Final Map, and Affordable Housing Agreement and Side Letter for the Oak + Vine Subdivision located at 1980 Yountville Cross Road (APN 013-260-026) (the “Project”).
DISCUSSION/BACKGROUND
PROJECT SITE
The project site, located at 1980 Yountville Cross Road, is a 1.33-acre parcel (57,499 square feet) and is designated by the Yountville General Plan and Zoning Map as Single-family Residential (RS).
PROJECT DESCRIPTION
The Oak + Vine Project will subdivide the existing 1.33-acre parcel to create eight new parcels, for a total of 9 parcels. Each parcel will have a single-family residence, and two parcels will also have a Junior Accessory Dwelling Unit (JADU) within the main structure, for a total of ten new dwelling units.
The project will provide one new deed-restricted, affordable unit. The historic single-family dwelling is being relocated from its current location on the property to “Lot 1” in accordance with the Project approvals. This dwelling will be deed-restricted to affordable rental housing or as an ownership unit to low-income households (households making 80% of Area Median Income or less). This is the dwelling unit which will be regulated by the Affordable Housing Agreement.
The Town Council conditionally approved the Project, including the Vesting Tentative Subdivision Map, Preliminary and Final Master Development Plan, Density Bonus Concession and Waivers, Design Review, Tree Removal, Fence Extension and CEQA infill exemption, for the Project on July 16, 2024 (Resolution 24-4292).
For additional detail on the approved project, see the June 4 2024 Town Council Meeting and July 16, 2024 Town Council Meeting.
The Vesting Tentative Subdivision Map describes how the land will be subdivided including the number and size of lots (9 lots), common areas (roadway/driveways), and the layout of parcels and proposed improvements such as streets, street lighting and signage, and common landscaping.
In order to finalize the subdivision of the land, a Final Map must be submitted that meets the technical requirements in YMC § 16.16.030 and the California Subdivision Map Act, as well as the Project’s Conditions of Approval. The Final Map is reviewed for technical correctness, and all agreements required by the Conditions of Approval are developed and reviewed by Town staff and the Town Attorney. Once the documents are finalized, they are brought to Council for review and approval. Council’s review of the Final Map is limited to confirming whether it conforms to the Conditions of Approval for the Tentative Map and applicable law. The Council cannot place Conditions of Approval on the Final Map.
The Final Map and associated documents have been reviewed by the Town Engineer technical accuracy and were approved by the Town Engineer on June 23, 2026. The Town Attorney and staff developed the required agreements (the Subdivision Improvement Agreement, Stormwater Maintenance Agreement, and Affordable Housing Agreement) with the applicant. These documents are now presented to Town Council for review with the recommendation to adopt the attached Resolution approving the Final Map and associated agreements.
AGREEMENTS
One of the requirements for approval of the Final Map is construction of the site and infrastructure improvements for the subdivision. This includes the common roadways, shared utility infrastructure (storm drainage, water, sewer, electrical, etc.), and right-of-way improvements (paving, lighting, common area improvements (fencing, signage, stormwater facilities, etc.). The Final Map can be approved once these Subdivision Improvements are completed or, if the subdivider requests (as is the case in for this Project), by entering into a Subdivision Improvement Agreement (SIA) with the Town to guarantee the improvements will be completed (Exhibit A).
The Project also requires an Affordable Housing Agreement (Exhibit E), which will regulate the deed-restricted affordable housing unit within the Project which is required as part of the Town’s Inclusionary Housing Ordinance, and a Stormwater Management Maintenance Agreement (Exhibit D).
PROJECT STATUS
The applicant submitted building permit applications and a final map application in 2024-2025. A permit for the Subdivision Improvements was issued on October 9, 2025 (Permit Number YB-25-160) and these improvements are currently under construction. The building permit for Lot 1, the historic house relocation and renovation, was also issued in October 2025, with relocation completed at the beginning of June. Review of the building permits for the new lots and residences is nearing completion. These building permits can only be issued after the new lots are created through the recording of the Final Map.
As the Subdivision Improvements are not yet complete, the applicant is requesting to enter into a Subdivision Improvement Agreement (SIA) with the Town. The Town Attorney and Town Engineer have developed a SIA with the developer for the Town Council’s consideration. This agreement must be approved and executed prior to approving and recording the Final Map, as it ensures the improvements necessary for the subdivision will be completed. The bonds required for the SIA are in place, as they were required prior to issuance of the building permits YB-25-160 and YB-25-3 related to the site improvements.
The Tentative Map is set to expire on July 16, 2026, prior to the next Town Council meeting. The applicant has submitted a request for an extension of the Tentative Map as allowed under State Law and the Yountville Municipal Code in case the Final Map cannot be approved at the July 7, 2026, meeting. Under State Law, the Tentative Map is automatically extended for 60 days or until the Town Council can consider and act on this request whichever occurs first. (Gov. Code, § 66452.6, subd. (e)). The extension request is presented as a separate agenda item and would be moot if the Final Map is approved.
ANALYSIS
The following Yountville Municipal Code (YMC) sections are applicable to this application:
• YMC § 16.16.030 - Major Subdivision Maps (Five or more parcels), Final Maps • YMC § 17.160.020 - Inclusionary Housing Program
YMC § 16.16.030 FINAL MAPS
Pursuant to YMC § 16.12.020, a Final Map is required for the subdivision of land into 5 or more parcels. The Town Council is the responsible reviewing authority for the approval of the Final Map, with the Town Engineer responsible for approval of the form and technical documentation for the Final Map as well as the associated documents such as organization documents for the Homeowner Association and Covenants, Conditions, and Restrictions (CC&Rs).
YMC § 17.160.020 INCLUSIONARY HOUSING
Pursuant to YMC § 17.160.020, any development which creates five or more residential parcels or units is required to dedicate a minimum of 15% of all new dwelling units as deed-restricted to be affordable to very low-, low-and moderate-income households ("inclusionary units"). The Oak + Vine Project is required to provide one inclusionary unit in accordance with the July 16, 2024, Project approval. The designated Affordable Housing Unit is the existing historic farmhouse structure being relocated to Lot 1.
The developer is required to enter into a Housing Agreement with the Town for the regulation of the Affordable Unit pursuant to YMC Chapter 17.160.020(H) Housing Agreements. This agreement (Exhibit E – Affordable Housing Agreement) has been developed by the Town Attorney in conjunction with the developer and includes the requirements outlined in the Municipal Code for such agreements. The agreement will be binding for a minimum of 55 years, the length of time required by the Town for an Inclusionary Housing affordable deedrestriction pursuant to YMC § 17.160.020(B)(7) and Density Bonus Law (Gov. Code § 65915).
The applicant has also submitted a “side letter” (Attachment 7) requesting the Affordable Housing Agreement be recorded immediately after the Final Map is recorded so that the Housing Agreement is recorded only on Lot 1 (rather than prior to the Final Map being recorded, which would record the Housing Agreement and deedrestriction against all lots). Staff concurs with the proposed order of recording the document and recommends the Town Council authorize the Interim Town Manager to sign the Letter and for the documents to be recorded in the order described.
SUMMARY
If approved, the Final Map and associated documents will be executed/recorded in the following order:
1. Execution of the Subdivision Improvement Agreement
2. Execution of the Affordable Housing Agreement Letter
3. Certification of the Final Map (includes the CCRs)
4. Execution of the Stormwater Management Maintenance Agreement
5. Execution of the Affordable Housing Agreement
ENVIRONMENTAL REVIEW
The Town Council found the Project to be exempt from the California Environmental Quality Act under CEQA Guidelines § 15332 Infill Development Projects when it approved Resolution 24-4292 on July 16, 2024. No substantial changes to the Project or its circumstances have occurred, nor new information has become available to require additional environmental review under CEQA Guidelines § 15162. Therefore, the Project is categorically exempt from CEQA.
FISCAL IMPACT
Is there a Fiscal Impact? No
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. Resolution No 26-4433
2. Exhibit A - Subdivision Improvement Agreement
3. Exhibit B - Final Map
4. Exhibit C - Declaration of Restrictions
5. Exhibit D - Stormwater Management Maintenance Agreement
6. Exhibit E - Affordable Housing Agreement
7. Affordable Housing Agreement Side Letter
8. Resolution No 24-4292