Town of Yountville Zoning and
Design Review Board
Resolution Number 25-024
A RESOLUTION OF THE TOWN OF YOUNTVILLE ZONING AND DESIGN REVIEW
BOARD RECOMMENDING THE TOWN COUNCIL APPROVE A DESIGN REVIEW AND
USE PERMIT APPLICATION FOR MODIFICATIONS AND ADDITIONS TO A RESIDENTIAL DEVELOPMENT LOCATED AT 6709 YOUNT ST AND FIND THE PROJECT EXEMPT FROM THE CALIFORNIA ENVIRONMENTAL QUALITY ACT.
Recitals
A. 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. 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. The Application requires Minor Design Review pursuant to Yountville Municipal Code YMC) Section 17.188.020(C).
D. The existing structure at 6709 Yount Street is a legal non- conforming 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 that the site does not have the required number of parking spaces required for a single- family house.
E. YMC section 17.232.020(C)(2) states that a nonconforming building may be enlarged or extended only upon approval of a use permit.
F. YMC section 17.200.040(B) authorizes the Zoning and Design Review Board ( ZDRB) to recommend approval, conditional approval, or denial of applications for use permits based on the findings required by YMC section 17.200.060.
G. 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.
H. A Notice of the public hearing on the proposed Minor Design Review Application and Use Permit has been provided in accordance with YMC Sections 17.188.050, 17.200.050, and
17.180.040.
Docusign Envelope ID: 6CE8F4CE- E9D4- 4DDC- 96CA-53E086D74190 I. At the ZDRB meeting held May 13, 2025, the ZDRB reviewed the Staff Report and received a presentation on the Application, as well as public comment thereon.
NOW, THEREFORE, BE IT RESOLVED that the Zoning and Design Review Board hereby finds and resolves 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 Zoning and Design Review Board bases its recommendation 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 Zoning and Design Review Board 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 ZDRB hereby recommends that the Town Council find, 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). 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 ZDRB hereby recommends the Town Council 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.
Docusign Envelope ID: 6CE8F4CE- E9D4- 4DDC- 96CA-53E086D74190 SECTION 5. DESIGN REVIEW FINDINGS: The ZDRB hereby makes its recommendation based on 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.
Docusign Envelope ID: 6CE8F4CE- E9D4- 4DDC- 96CA-53E086D74190 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 Zoning and Design Review Board hereby makes its recommendation based on 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 singlefamily home, a permitted use in the Old Town Historic district. The single-story 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.
Docusign Envelope ID: 6CE8F4CE- E9D4- 4DDC- 96CA-53E086D74190 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.
Docusign Envelope ID: 6CE8F4CE- E9D4- 4DDC- 96CA-53E086D74190 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 well as the As conditioned, this criterion will be met.
Passed and adopted at a regular meeting of the Zoning and Design Review Board of the Town of Yountville held on the 13th day of May 2025 by the following vote:
AYES: Cook, Henthorne, Deposki
NOES: None
ABSTAIN: None
ABSENT: Zagorsek
RECUSED: Miller
I HEREBY CERTIFY that the foregoing is a full, true and correct copy of the resolution which was adopted by the Zoning and Design Review Board of the Town of Yountville, County of Napa, State of California, on the 13th day of May 2025.
Kimberly Cook
Board Member
Kami Noriega, CMC
Deputy Town Clerk/Records Coordinator
Attachment: Exhibit A – Conditions of Approval
Docusign Envelope ID: 6CE8F4CE- E9D4- 4DDC- 96CA-53E086D74190 397047.1
EXHIBIT A
Proposed Conditions of Approval
Design Review
6709 Yount Street
Planning Conditions:
1. Development and operation of the use shall be substantially as represented on the approved plans and elevations, material samples, and project narrative as described in the staff report on file with the Planning Department, except as modified by these conditions. Once installed, all improvements shall be maintained in accordance with the approved plans. a) The front porch shall not be expanded beyond its current footprint or building envelope.
2. The Town Planner may approve minor design and finish changes, including minor roof changes. The Town Planner may refer any and all design and finish changes to the Zoning & Design Review Board for consideration and adjudication.
3. Once installed, all improvements shall be maintained in accordance with the approved plans.
4. The Applicant shall submit the adjoining neighbors’ written consent for fence segments that exceed six feet to Town staff or shall otherwise comply with the provisions of YMC section
17.136.020(J)(4).
5. The air conditioning units shall be enclosed and/or screened with landscaping to mitigate noise impacts to the surrounding residence, and shall not be located within the setback.
6. This approval will expire two years from the effective date of approval if construction has not commenced.
7. Disposal of construction and demolition waste and recycling shall be in accordance with the Joint Powers Agreement with Upper Valley Waste Management.
8. Construction and demolition activities shall conform to the noise control provisions contained in Municipal Code Chapter 8.04, Noise Control Regulations, including Section 8.04.030 B.1., as follows:
No person engaged in construction or demolition activity as a contracted service shall operate or cause the operation of any tools or equipment except between the hours of 9 a.m. and 6 p.m., Monday through Friday (excluding holidays), such that the sound therefrom creates intrusive noise across a residential or commercial real property boundary, except by permit issued pursuant to Section 8.04.040(E).
9. No construction activities shall occur on the following holidays:
o Dr. Martin Luther King’s Birthday
o Presidents’ Day
o Memorial Day
o 4th of July
o Labor Day
o Veterans’ Day
o Thanksgiving & Friday following Thanksgiving
o Christmas
o New Years Day
o If any of the preceding holidays occur on a weekend day, then the prior Friday if on a Saturday or the following Monday if on a Sunday shall be defined as the holiday.
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10. Indemnification
a) The Applicant, property owner(s), and/or any successor(s) in interest will defend and indemnify and hold the Town, its agents, officers, and employees harmless of any claim, action, or proceedings to attack, set aside, void or annul an approval so long as the Town promptly notifies the applicant of any such claim, action, or proceedings and the Town cooperates fully in the defense of the action or proceedings. b) The Applicant, property owner(s) and any successor(s) in interest, whether in whole or in part, shall defend, indemnify, and hold harmless the Town and its agents, officers, attorneys, and employees from any claim, action, or proceeding brought against the Town or its agents, officers, attorneys, or employees to attack, set aside, void, or annul the action(s) at issue herein. This indemnification shall include damages or fees awarded against the Town, if any, costs of suit, attorney's fees, and other costs and expenses incurred in connection with such action whether incurred by the Applicant, the property owner(s), and/or successor(s) in interest, the Town, and/or parties initiating or bringing such action.
c) The Applicant, property owner(s) and any successor(s) in interest, whether in whole or in part, shall defend, indemnify, and hold harmless the Town, its agents, employees, and attorneys for all costs incurred in additional investigation of or study of, or for supplementing, preparing, redrafting, revising, or amending any document, if made necessary by said legal action and the Applicant, property owner(s), or successor( s) in interest desires to pursue securing such approvals, after initiation of such litigation, which are conditioned on the approval of such documents in a form and under conditions approved by the Town Attorney.
d) In the event that a claim, action, or proceeding described in No. (a) or (b) above is brought, the Town shall promptly notify the Applicant, property owner(s) and any successor(s) in interest of the existence of the claim, action, or proceeding, and the Town will cooperate fully in the defense of such claim, action, or proceeding. Nothing herein shall prohibit the Town from participating in the defense of any claim, action, or proceeding; the Town shall retain the right to (i) approve the counsel to so defend the Town, (ii) approve all significant decisions concerning the manner in which the defense is conducted, and (iii) approve any and all settlements, which approval shall not be unreasonably withheld. The Town shall also have the right not to participate in said defense, except that the Town agrees to cooperate with the Applicant, property owner(s), or successor(s) in interest in the defense of said claim, action, or proceeding. If the Town chooses to have counsel of its own to defend any claim, action, or proceeding where the Applicant, property owner(s) and any successor(s) in interest has already retained counsel to defend the Town in such matters, the fees and expenses of the counsel selected by the Town shall be paid by the Applicant, property owner(s) and/or any successor(s) in interest, as appropriate. e) The Applicant, property owner(s) and any successor(s) in interest, whether in whole or in part, indemnifies the Town for all the Town’s costs, fees, and damages which the Town incurs in enforcing the above indemnification provisions. f) Unless a shorter limitation period applies, the time within which judicial review of this decision must be sought is governed by California Code of Civil Procedure, Section 1094.6.
11. The Applicant shall submit final architectural and site engineering/improvement plans in electronic format to the Town Planner and Town Engineer for review and approval. Review and approval shall be subject to verifying consistency of the final architectural plans with the design plans approved by the ZDRB. Review and approval shall also be subject to Docusign Envelope ID: 6CE8F4CE- E9D4- 4DDC- 96CA-53E086D74190 397047.1
conformance with accepted Town Engineering Standards. Any and all changes to the plans subsequent to their submittal for building permit review and issuance shall require approval by the Town Planner and/or Town Engineer.
12. The project’s contractor and all sub-contractors shall secure and maintain current Town of Yountville business licenses.
13. The project shall be subject to the payment of Development Impact Fees. Pursuant to Government Code section 66020(d), these conditions constitute written notice of a statement of the amount of such fees and a description of dedications, reservations, and other exactions.
You are hereby further notified that the 90-day approval period in which you may protest these fees, dedications, reservations, and other exactions pursuant to Government Code section 66020(a) has begun. If you fail to file a protest within this 90-day period complying with all of the requirements of Section 66020, you will be legally barred from later challenging such exactions.
14. All conditions must be completed by Final Inspection.
Public Works Conditions of Approval:
15. Approval of this project shall be subject to the requirements of, and all improvements shall be designed and constructed in accordance with, the current versions of Caltrans Standards and Specifications, the Town of Yountville Municipal Code, the Yountville Public Works Standards*, and all current federal, state and county codes governing such improvements.
Resolution 19-3958 Adopted the most recent version of the City of Napa Standard Plans and Specifications and the Napa Sanitation District Sanitary Sewer and Recycled Water Standards along with the changes as annexed.
16. A Preliminary Title Report with all deeds and references shall be submitted with the improvement plans.
17. For those improvements outside the building envelope, a grading and drainage plan shall be prepared by a licensed engineer and submitted for review and approval by the Town Engineer prior tothe issuance of a building permit. Inaddition to topographic survey, drainage, grading, utilities and other improvements, the grading and drainage plan shall include all easements on and off the property that affect the property.
18. An Encroachment Permit shall be obtained for any construction work, staging, or deliveries that occur from and/or in the public right-of-way.
19. No drainage from the hardscape, decks, pools, or roof improvements shall be allowed to leave the site. The stormwater plan shall provide a method to address how drainage will be treated and infiltration on site and at the property lines to prevent inundation of neighboring properties. Drainage overflow shall be shown on the plans and directed in a manner acceptable to the Town.
20. Stormwater treatment shall be designed and constructed in accordance with the current BASMAA Post Construction Manual for Projects in Napa County and any current State of California standards regulating residential stormwater run-off.
21. If a groundwater pumping system is required, the outfall shall not be directed to release on the public right of way. The groundwater pumping release design shall be included with the drainage plans and the water directed to vegetation located on site.
Docusign Envelope ID: 6CE8F4CE- E9D4- 4DDC- 96CA-53E086D74190 397047.1
22. Where applicable, deteriorating, or broken improvements along the project frontage shall be replaced per Town specifications, extent to be determined by the Public Works Department.
23. Driveways and transition aprons are encouraged to be surfaced with permeable materials, including open-joint or sand-joint unit pavers. Driveways and aprons shall be constructed of the same material and shall conform to roadway edge; breaks in treatment between the terminus of the driveway and the edge of the right-of-way are not permitted. Asphalt and concrete are discouraged but not prohibited.
24. Existing streets being cut by new services will require edge grinding and an A.C. overlay per Town standards, extent to be determined by the Public Works Department.
25. The Applicant shall repair all public improvements that are damaged by the construction process in accordance with the Town Standards.
26. Roadside trees along the project frontage shall be kept trimmed to maintain a 14’ vertical clearance in the travelled way.
Utility Division Conditions of Approval:
27. The property shall be connected to the Town water system per Town standards. The existing water meter located in the existing sidewalk may remain in place.
28. Each existing and/or new water system connections shall include a reduced pressure backflow device located per town standards.
29. Where fire sprinklers are required, Applicant shall install an appropriately sized water service system to adhere to the latest town and state fire codes prior to Certificate of Occupancy including the installation of an appropriate backflow device. Fire system calculations and plans shall be submitted with the building plan submittal. Deferred submittals are not accepted.
a) New water meters shall be placed and installed per the Town standards. Hot taps to active water mains shall be done by the Applicant’s contractor at the Applicant’s expense.
30. All other utilities, electric, gas and communication, serving the property shall be placed underground. There shall be no overhead utilities serving the property.
Docusign Envelope ID: 6CE8F4CE- E9D4- 4DDC- 96CA-53E086D74190