Town of Yountville
Resolution Number 25-4370
A RESOLUTION OF THE TOWN COUNCIL OF THE TOWN OF YOUNTVILLE
APPROVING A DESIGN REVIEW AND USE PERMIT APPLICATION FOR
MODIFICATIONS AND ADDITIONS TO AN EXISTING RESIDENCE LOCATED AT 6709 YOUNT ST, AND FINDING THE PROJECT EXEMPT FROM THE CALIFORNIA ENVIRONMENTAL QUALITY ACT.
Recitals
A. WHEREAS, On April 18, 2025, the Planning & Building Department received a complete application for modifications and additions to an existing single-family residence located at 6709 Yount Street (the “Application”) from Stephen Kay (the “Applicant”).
B. WHEREAS, Yountville Municipal Code (YMC) section 17.188.020 states no structure shall be built, expanded, or have its exterior altered, and no building permit shall be issued, unless the design is approved in advance pursuant to major or minor design review approval.
C. WHEREAS, The Application requires Minor Design Review pursuant to YMC Section 17.188.020(C).
D. WHEREAS, The existing structure at 6709 Yount Street is a legal nonconforming building subject to YMC Chapter 17.232, in that the building does not meet the required 15-foot front setback or the 5-foot side setback on the north, the porch encroaches further into the front setback than allowed, and in that the site does not have the required number of parking spaces required for a singlefamily house.
E. WHEREAS, YMC section 17.232.020(C)(2) states that a nonconforming building may be enlarged or extended only upon approval of a use permit by the Town Council.
F. WHEREAS, Pursuant to YMC section 17.180.020(G), the Town Council is the authority responsible for reviewing and approving the Application as a whole, as the highest-level review authority established for the necessary use permit entitlement.
G. WHEREAS, on May 13, 2025, the ZDRB held a public hearing in accordance with Government Code sections 65353 and 65354 and YMC section 17.184.050 in which it received comments and input from the Applicant and the public on the proposed Application and recommended the Town Council approve the requested Use Permit and Design Review Permit, subject to conditions of approval.
H. WHEREAS, YMC sections 17.188.060 and 17.200.060 authorize the Town Council, upon receipt of a recommendation from the ZDRB, to approve or conditionally approve a Use Permit and Design Review Permit based on specified findings.
I. WHEREAS, on June 17, 2025, the Town Council conducted a duly noticed public hearing in accordance with Government Code sections 65355 and 65356 and YMC section 17.180.040, 17.188.050, and 17.200.050 to receive comments and input from the public on the proposed Application.
Now, therefore, the Town Council of the Town of Yountville does ordain as follows:
SECTION 1. RECITALS: The foregoing recitals are true and correct and are incorporated into the findings herein.
SECTION 2: RECORD: The Record of Proceedings ("Record") upon which the Town Council bases its decisions includes, but is not limited to: (1) the staff reports, Town files and records and other documents prepared for and/or submitted to the Town relating to the Application, (2) the evidence, facts, findings and other determinations set forth in this resolution, (3) the Town of Yountville General Plan and its certified final EIR and the Yountville Municipal Code, (4) all designs, plans, studies, data and correspondence submitted to the Town in connection with the Application, (5) all documentary and oral evidence received at meetings and hearings or submitted to the Town, and (6) all other matters of common knowledge to the Town Council including, but not limited to, Town, state, and federal laws, policies, rules, regulations, reports, records and projections related to development within the Town of Yountville and its surrounding areas.
The location and custodian of the records is the Town of Yountville Planning and Building Department at 6550 Yount St, Yountville, CA 94599.
SECTION 3. CEQA FINDINGS:
The Town Council hereby finds, to the extent the adoption of this resolution is determined to be a project subject to the California Environmental Quality Act (CEQA) (Public Resources Code section 21000, et. Seq.), it is categorically exempt pursuant to CEQA Guidelines Sections 15301 (Class 1, Minor Alterations to Existing Structures) (a) exempts interior and exterior alterations; §15301 (d) exempts the restoration or rehabilitation of deteriorated or damaged structures to meet current standards of public health and safety; §15301 (e) exempts additions to existing structures less than 50 percent of the floor area and less than 2,500 square feet; 15303 (Class 3, New Construction or Conversion of Small Structures); 15304, (Class 4, Minor Alterations to Land) and 15061(b)(3) as it can be seen with certainty that there is no possibility that the activity in question may have a significant effect on the environment. None of the exceptions to the exemptions set forth in CEQA Guidelines Section 15300.2 apply.
SECTION 4. DESIGN REVIEW AND USE PERMIT CONDITIONS OF APPROVAL: In approving a design review permit, the reviewing authority may impose conditions deemed reasonable and necessary to ensure that the approval will be in compliance with the findings required by Section 17.188.060. In approving a use permit, the reviewing authority may impose conditions deemed reasonable and necessary to ensure that the approval will be in compliance with the findings required by Section
17.200.060. The Town Council hereby find the project-specific conditions prescribed in Exhibit A, Conditions of Approval, reasonable and necessary to ensure that the approval of the design review permit and use permit will be in compliance with the findings required by YMC Section 17.188.060 and 17.200.060.
SECTION 5. DESIGN REVIEW FINDINGS: The Town Council makes the following findings as required by YMC Section 17.188.060 with respect to the Design Review application at issue based on the evidence contained in the Record which is herein incorporated by reference:
A. The proposed development or physical improvement is appropriate for the site with regard to the siting and scale of buildings, pedestrian and vehicular access and circulation, and relationship of structures and open spaces to the streetscape; The proposed modifications to the existing home will maintain the same general physical appearance and scale, and relationship of structure and open spaces, to the streetscape. This criterion is met.
B. The location of structures preserves significant trees, natural features and identified public view corridors;
The addition is proposed in the same general location as existing square footage, with no removal of significant trees or other natural features. The structure is not within a public view corridor area. This criterion is met.
C. The project will be compatible with neighboring properties and developments with regard to setbacks, building heights, and massing;
The Project will maintain the same front setback and will be within the required side and rear setbacks. The home will maintain the same building height and massing as the existing home, which is compatible with neighboring properties. This criterion is met.
D. The project will not be detrimental to neighboring properties and developments with regard to the location of parking facilities, siting of trash enclosures, placement of mechanical equipment, and privacy considerations;
The Project is non-conforming as to parking, with no parking on the site, which is not proposed to change. The mechanical equipment, as conditioned, will be within the setbacks and screened. No change is proposed for the trash location. This criterion is met.
E. The project presents an attractive design, utilizing high-quality building finishes and materials, and design techniques to mitigate potentially bulky building forms, such as modulating varied rooflines, partial upper stories, setbacks for upper story volume and/or a variety of roof forms;
The Project presents a design that emulates the existing simplified Victorian style home, with lap and shingle siding, wood detailing at the front porch, and double-hung and divided lite windows. The structure is a one-story house that maintains a ridge height of just under 16-feet. This criterion is met.
F. Proposed landscaping provides sufficient visual relief, complements the buildings and structures on the site, and provides an inviting environment for the enjoyment of occupants and the public;
There are no changes to the proposed landscaping as part of this application. This criterion is met.
G. The existing or proposed infrastructure and utility capacity are adequate for the proposed development; and
The Public Works Department has reviewed the application, and the existing or proposed infrastructure and utility capacity are adequate for the proposed development.
This criterion is met.
H. The proposed project will comply with all applicable provisions of this Title 17 and will be consistent with the policies and standards of the General Plan.
As conditioned, the proposed project would be consistent with the intent and requirements of applicable Design Review requirements in the Municipal Code and will comply with the applicable provisions of Title 17, as demonstrated in this Staff Report and supporting documents.
Furthermore, the proposed project, as conditioned, will be consistent with the General Plan goals and policies, such as Policy LU-2.1 Compatibility of Development:
Goal LU-2: Preserve and enhance the small-town character, scale, and pace of life in Yountville and the Town’s connection to its natural surroundings.
LU-2.1 Compatibility of Development. Require that new development, remodels, and additions be of a scale, intensity, and design that integrates with the immediate neighborhood, the town as a whole, and the natural surroundings, in that modifications, including reconstruction of the front porch, are compatible with the neighborhood and existing development on the site.
SECTION 6. USE PERMIT FINDINGS:
The Town Council makes the following findings as required by YMC Section 17.200.060 with respect to the Application at issue based on the evidence contained in the Record which is herein incorporated by reference:
A. The proposed use, at the intensity represented and at the proposed location, will provide a use that is compatible with the neighborhood and community; The proposed addition is less than 200-square feet, and will not intensify the use as a single-family home, a permitted use in the Old Town Historic district. The singlestory additions will be within the setbacks and at the rear of the property and a bay window on the south side of the building. As conditioned, this criterion will be met.
B. The proposed use will not be detrimental to the health, safety, convenience or general welfare of persons residing or working in the vicinity, or injurious to property, improvements or potential development in the vicinity;
The use of a single-family home within a zoning district that allowed single family residential land uses will not be detrimental to the health, safety, or general welfare of persons residing or working in the vicinity. This criterion is met.
C. The proposed use would not conflict with the Town's goal of achieving economic sustainability with a mix of varied commercial services; The continuation of the use as single-family home does not conflict with the Town’s economic policies. This criterion is met.
D. The proposed use will not impair accessibility or traffic patterns for persons and vehicles based on the type and volume of anticipated traffic, will provide safe and adequate ingress and egress, and will furnish adequate off-street parking and loading for both customers and employees to the extent deemed feasible by the decision-making body;
The addition to a single-family home will not impair traffic patterns or accessibility or require additional parking. No new driveway access is proposed. This criterion is met.
E. The proposed use provides sufficient safeguards to prevent noxious or offensive emissions such as glare, dust and odors, or levels of noise which may exceed the Town's noise regulations;
The proposed additions are one-story and will not produce excessive glare beyond the site. A condition of approval requires all construction and demolition activities conform to the Town’s noise regulations. Construction management. As conditioned, this criterion will be met.
F. The proposed use does not require excessive amounts of water or generate excessive amounts of waste;
The proposed addition is negligible and will not require excessive amounts of water or generate excessive amounts of waste. This criterion is met.
G. The existing or proposed utility, police and fire services are adequate to serve the proposed use;
As conditioned, the Project will be adequately served by emergency services and will meet the requirements for adequate service for utilities, police, and fire services. As conditioned, this criterion is met.
H. The proposed use will comply with all applicable provisions of Title 17 and will be consistent with the policies and standards of the General Plan; and As conditioned, the proposed addition will comply with the Zoning Standards for the Old Town Historic zoning district development standards, as the additions conform to the side and rear setbacks.
As conditioned, the reconstruction of the front porch will match the existing porch, which will meet the requirement that non-conforming elements are not to be expanded. The reconstruction of the porch will also enable the Project to meet the Design Standards requiring a covered porch to be incorporated into the front elevation and guidelines related to articulation and variation along the front facade.
As conditioned, this criterion will be met.
As conditioned, this criterion will be met.
SECTION 7. CERTIFICATION: The Town Clerk shall attest and certify to the passage and adoption of this Resolution
SECTION 8. EFFECTIVE DATE: This Resolution shall become effective immediately upon its adoption.
PASSED AND ADOPTED by the Town Council at a regular meeting held on the 17th day of June 2025, by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
___________________
Margie Mohler, Mayor
ATTEST:
_____________________
Hilary Gaede, Communications Director/Town Clerk
Attachment: Exhibit A – Conditions of Approval