Town of Yountville
Staff Report
6550 Yount Street
Yountville, CA 94599
Agenda Item #: 11A
Yountville Town Council Staff Report
DATE: July 7, 2026
TO: Mayor and Town Council
FROM: Aaron Hecock, Planning & Building Director
PREPARED BY: Kari Svanstrom, Contract Planner
RECOMMENDATION
Adopt Resolution Number 26-4434 approving an application for an extension of the expiration date for the Vesting Tentative Map for the Oak + Vine Subdivision located at 1980 Yountville Cross Road (APN 013-260- 026) (the “Project”) to be July 16, 2027.
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 and ten new dwelling units, for a total of 9 parcels and 11 dwelling units. The Town Council adopted Resolution 24-4292 on July 16, 2024, conditionally approving the Project, including the Vesting Tentative Subdivision Map (“Tentative Map” or “Tentative Subdivision Map”), Preliminary and Final Master Development Plan, Density Bonus Concession and Waivers, Design Review, Tree Removal, Fence Extension and CEQA infill exemption.
The Tentative Subdivision Map describes how the land will be subdivided including the number, size, and layout of parcels, streets, and other common areas as well as any easements. To finalize the subdivision, a Final Map must be approved and recorded prior to the expiration of the Tentative Map on July 16, 2026.
PROJECT STATUS
The applicant submitted an application for the Final Map in early 2025 along with building permit applications for the Subdivision Improvement Plans (site infrastructure improvements) and the historic farmhouse. The Subdivision Improvement Plans were approved, bonds paid, and permit issued in October 2025.
The Applicant and Town have been working to finalize the Final Map documents, including but not limited to the Final Map, a Subdivision Improvement Agreement, Affordable Housing Agreement, and Stormwater Management Maintenance Agreement, over the last several months with the intent to bring forward to Council for consideration prior to the Tentative Map expiration date of July 16, 2026. However, revisions to the Project requested by the applicant after construction commenced required changes to the Final Map and associated agreements and exhibits, which has delayed the date the Final Map could be brought to Town Council for consideration. While it is anticipated the Final Map will be approved at the July 7, 2026, meeting, the applicant submitted a request for an extension of the Tentative Map expiration in case the Final Map cannot be approved on July 7, 2026, as the Tentative Map would expire prior to the Town Council’s next regular meeting.
Note, this extension request is presented as a separate agenda item and would be moot if the Final Map is approved.
ANALYSIS
The State Subdivision Map Act and Yountville Municipal Code (YMC) sections are applicable to this application:
• California Gov. Code § 66452.6(e) Tentative Maps:
Upon application of the subdivider filed before the expiration of the approved or conditionally approved tentative map, the time at which the map expires pursuant to subdivision (a) may be extended by the legislative body.... Before the expiration of an approved or conditionally approved tentative map, upon an application by the subdivider to extend that map, the map shall automatically be extended for 60 days or until the application for the extension is approved, conditionally approved, or denied, whichever occurs first. If the advisory agency denies a subdivider’s application for an extension, the subdivider may appeal to the legislative body within 15 days after the advisory agency has denied the extension.
This provision allows for the extension of a Tentative Map and, when a subdivider requests an extension for a Tentative Map, the expiration date is automatically extended for 60 days (for this Map until September 16, 2026) or until the Town Council considers and acts on the request, whichever occurs first. • YMC § 16.16.020(G)(3) - Major Subdivision Maps (Five or more parcels), Tentative and vesting tentative subdivision maps, extensions
Pursuant to YMC § 16.16.020(G)(3), the Town Council may approve, conditionally approve, or deny the request for a Tentative Map extension of up to 12 months from the date of the original approval.
Granting the extension request would allow additional time for the Final Map and associated documents to be finalized and brought to Council for consideration. Staff recommends an extension of 12 months as allowed by the Municipal Code, until July 16, 2027. Staff does not anticipate the Final Map documents, and approval process will require this length of time given the minor technical details to be resolved. However, the 12 months will allow adequate time should any unforeseeable events take place in the interim. Additionally, the applicant is motivated to resolve any issues regarding the Final Map in a timely manner, as the building permits for Lots 2 through 9 (the new residences) cannot be issued until the Final Map is approved. The applicant is seeking to begin construction on these residences this summer. Therefore, staff does not foresee a substantial delay outside of a major unexpected public emergency (epidemic, major earthquake, financial upheaval, etc.)
COUNCIL OPTIONS
1. If the Final Map is approved prior to hearing this item, the request is no longer needed. The Final Map approval is the final approval needed to subdivide the property and replaces the Tentative Map. • By operation of law, there is no extension needed, and Council does not need to take action on this item. In that case, the Council may 1) amend the agenda to remove the item, or 2) Open the item but take no action.
2. If the Final Map is not approved, the Council may:
• Hear this item and issue a decision, in which case the Tentative Map would be subject to the Town Council’s approval, denial, or approval with conditions, and the new expiration date set by Council. A draft resolution approving an extension of 12 months has been prepared based on the staff’s recommendation (Attachment 1).
• Continue the item without a decision, with any direction to staff. In this case, under State Law as noted above, the Tentative Map would be extended by up to 60 days (September 16, 2026), or until such time the Council considered the item and issued a determination.
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 26-4434
2. Request for Extension of the Vesting Tentative Map