Town of Yountville
Staff Report
6550 Yount Street
Yountville, CA 94599
Agenda Item #: 10A
Yountville Town Council Staff Report
DATE: July 15, 2025
TO: Mayor and Town Council
FROM: Aaron Hecock, Planning & Building Director
PREPARED BY: Kari Svanstrom, Contract Planner
RECOMMENDATION
Adopt Resolution Number 25-4377 conditionally approving the Design Review Application for a Project located at 6539 Washington Street and finding the proposed Project to be exempt from the California Environmental Quality Act (CEQA).
DISCUSSION/BACKGROUND
The property at 6539 Washington Street is the original Groezinger mansion, which has been significantly modified over time. It was originally constructed as a two-story Italianate-style dwelling in the 1880’s; however, the second story was removed in the 1970’s, and the interior and exterior have both undergone extensive alterations. As such, the structure does not have historical significance eligible for listing on either the National Register or California Register of Historic Places. It is also not included in the bounds of the property boundary for the Groezinger Wine Cellar complex, which is located just southeast of the Project, and is listed on the National Register of Historic Places. Modifications to this structure do not need to be reviewed for potential impacts to historic structures if they do not impact the adjacent Historic structures.
The site has operated as a restaurant for decades, with the most recent tenant being “Perry Lang’s.” Since the closure of Perry Langs in 2022, the Estate Yountville has continued to utilize the restaurant since that time for its own functions to ensure the Use Permit does not expire.
The Estate Yountville works as a “campus” with multiple interconnections throughout the properties. These include access to the site via a shared driveway which also serves the V Marketplace and Pavillion uses to the south/east, and via the entry to the Vintage Inn at the Humboldt Street entry. The site includes 62 parking spaces at the Washington Street frontage and behind the building, with additional parking at the V Marketplace parcel.
There is also a shared concrete trash enclosure, storage/maintenance building, and loading area at the rear (west) side of the site which serves both the restaurant and the adjacent Pavillion use.
The site currently has an approved building permit to replace the existing sunroom with a new sunroom which is substantially the same form with a slight decrease in seating capacity.
PROJECT DESCRIPTION:
The Applicant is proposing to replace the 3,355-square foot outdoor dining patio on the south side of the restaurant (recently demolished and replaced with lawn area) with the construction of a new 2,284-square foot open-air terrace along the east (Washington frontage) and northeast portion of the building. Additional site modifications include demolition of the existing sidewalk from the parking area to the building frontage, including various ramps in the front lawn. New ADA-compliant walkways would be constructed to connect the new terrace to the existing sidewalks/walkways and parking area. The existing trees, including the Heritage trees reviewed in the attached Tree Preservation Report and the Japanese maples at the building frontage, are proposed to be retained.
The proposed terrace would provide 76 outdoor terrace seats, while the interior renovation would provide 84 seats. This is the same total number as the existing restaurant, which provides 170 total seats: the current breakdown is 120 indoor and 50 outdoor seats.
The Project also proposes to modify the existing structure. The most visible of these modifications is a proposal to remove the northern section of the hip roof (above the main dining area) and construct a new gable roof with new roof trusses at a 7:12 pitch and a new ridge skylight with wood purlins at the north side of the structure. The height of the new gable roof section would be 22’-1”-feet tall at its tallest, which matches the existing hip roof height.
Other modifications to the building include changes to the entry along the north and east sides where the openings will be reduced or modified to better coordinate with the terrace seating plan. Interior renovations include a new bar area, renovated main dining area, and renovated restrooms to conform with ADA standards.
The bar, kitchen, and kitchen prep areas will not change space allocations. The applicant has noted they may upgrade these areas (these changes would only require a building permit).
At this time no changes are proposed to the Use Permit, with total seating or hours remaining the same as at the former restaurant.
ANALYSIS:
The following Yountville Municipal Code (YMC) sections are applicable to this application:
• YMC § 17.52 PC, Primary Commercial
• YMC § 17.92 RO, Retail Overlay
• YMC § 17.72 Nonresidential and Mixed Use Design Standards • YMC § 17.188 Design Review
• YMC § 17.144 Regulations for Impact on Adjacent Uses
• YMC § 17.128 Tree Preservation and Management
As noted above the building does not qualify for inclusion on either the National Register or California Register of Historic Places due to the extensive modifications to the structure over time. It is also not included in the bounds of the property boundary for the Groezinger Wine Cellar complex, which is located just southeast of the Project, and is listed on the National Register of Historic Places. Modifications to this structure are not subject to historic resources requirements unless they were to impact the adjacent Historic structures. The proposed modifications to this structure are minor and will maintain the same scale and relationship with the adjacent historic structures. As such, the Project will not impact the adjacent historic structure or its context.
ZDRB REVIEW:
A noticed Public Hearing on the requested Design Review and Use Permit was held before the Yountville Zoning and Design Review Board (ZDRB) at its regular meeting held on June 10, 2025. At the meeting, the ZDRB received a report and presentation from staff, as well as comments from the applicant.
The ZDRB was supportive of the proposed modifications and felt they were consistent with the Primary Commercial district and the Town of Yountville. They expressed support for the terrace design, which they felt would help to enliven the area and frontage of the building. They also felt the roof design provided additional detail to the building while being consistent with the existing structure. Overall they felt the design was nicely detailed and materials were high quality and would complement the existing structure. Some members suggested the removal or opening of the front hedge between the parking lot and the front lawn would help to enhance views of the structure and engagement with the open air terrace seating. In all, they were supportive of the project and looked forward to this building being reopened to support the activation of Washington Street.
At the conclusion of their deliberations, the ZDRB adopted a Resolution recommending approval to the Town Council (Attachment 5).
FINDINGS
YMC § 17.52 - PRIMARY COMMERCIAL (PC)
§ 17.52.020 General Conditions
The Site is zoned Primary Commercial with a Retail Overlay (RO). This land use designation is primarily intended to reinforce Washington Street as the main commercial street in Yountville and to promote economic health and diversity of businesses throughout the Town. This designation applies to the properties on the west side of Washington Street in downtown Yountville.
Development in the Primary Commercial District is subject to the following standards found in Section 17.52.060 (and Section 17.116.020 for Parking):
Development standard Standard Existing Proposed
Lot Size 53,579 SF (1.23 acre) 53,579 SF (1.23 acre)
Floor Area Ratio* 0.25 .09 .09
Minimum Setbacks
Front 15 feet approx. 193 feet approx. 185 feet
Side Determined by MDP 38 feet (north)
15 feet (south)
23 feet (north)
15 feet (south)
Rear Determined by MDP 93 feet 93 feet
Height Limit* Two-stories max;
one-story buildings:
15-feet to plate; 20-
feet to peak
one-story;
11’-9” to plate
22’-1” to peak
one-story;
11’-9” to plate
22’-1” to peak
Top Story Floor Area Limit Max. 40% of floor area
may be top floor
N/A N/A
Minimum Open Space 20% of gross lot area
for lots > 20,000 SF
53,579 x 20% =
10,716 SF
approx. 20,500 square
feet (not including south
patio area)
approx. 20,560 square
feet
Parking
One space per three seats
for all use areas (indoor and
outdoors)
Bicycle Parking 5% of
required vehicle parking
170 seats / 3 = 57
vehicle spaces
Bicycle Parking:
57 x 5% = 3 spaces
62 vehicle spaces
0 bicycle spaces
62 vehicle spaces
3 bicycle spaces
Signage
Per YMC § 17.152
Not included in
application
Not included in application
*Additional FAR and Height may be granted pursuant to Section 17.52.030 A restaurant in the Primary Commercial Zoning District requires a Use Permit. As noted above, the existing Use Permit remains current and valid. No modifications to the Use Permit are requested at this time. § 17.52.030 Site-Specific Conditions
In addition to the above, the site is subject to Section 17.52.030, which allows for a potential FAR bonus of 0.15, and a potential Height bonus of up to three-stores and height of 35-feet with approval of a Master Development Plan. The current Project does not request either of these bonuses.
YMC § 17.92 - RETAIL OVERLAY (RO)
The overlay designation Retail Overlay (RO) is intended to provide special land use and site development criteria for designated properties within the core business area of the Town along Washington Street, with the intent of ensuring retail opportunities are preserved and maximizing active uses in the core downtown area to create pedestrian activity and interest.
YMC § 17.92.020(E) permits alterations and additions to existing buildings and structures “provided that the changes are consistent with regulations of the underlying zoning district and with the design standards of Chapter 17.72 of this title, and the regulations for impact on adjacent uses as established in Chapter
17.144.” Additionally, Development applications are to be accompanied by detailed architectural and landscape plans, with defined site improvements, exterior building materials, colors, and details. Floor plans are to indicate the specific uses for the first-floor street frontage portions of the building. The materials of the existing building are generally being maintained, and the Applicant has provided color renderings of the building modifications to show the new gable roof and terrace structures.
The Plans submitted indicate that the spaces at the east side of the building will remain as actively used patron seating while existing landscaping is to be retained, including the existing heritage trees and Japanese maples.
The relocated walkways and new bicycle parking to meet the Municipal Code are shown on the site plan.
The relocation of the outdoor dining area from the south side to the building frontage will improve the visibility of the restaurant’s active uses from the street. While the front setback is almost 200-feet, the new terrace at the front of the building will be closer to the street than the south patio and more likely to be seen by pedestrians.
Additionally, the Estate Yountville’s pathways are often used by pedestrians walking through downtown and would further highlight this activity area.
YMC § 17.72 Nonresidential and Mixed Use Design Standards Pursuant to YMC § 17.72, the following nonresidential and mixed-use design standards apply to new or modified nonresidential and mixed-use structures and auxiliary structures. The nonresidential and mixed-use design standards are subjective design criteria which are mandatory for commercial projects unless waived through design review approval to allow alternative design approaches deemed appropriate for the unique conditions of the subject site and its surroundings.
17.72.020 District design intent. The following description defines the design intent for new nonresidential structures in the applicable zoning district.
D. Primary Commercial buildings on the east side of Highway 29 are intended to reinforce Washington Street as Yountville's commercial main street, while accommodating the needs of merchants, visitors, and residents. Therefore, the design standards outlined herein encourage new commercial buildings that will be compatible with Yountville's small-town character. New buildings should face Washington Street, promote walkability, and create internal courtyards and interior passageways to encourage public use.
Although the Project is an existing building with a large front setback, the addition of the new terrace at the building frontage will provide indications of active use of the building. Additionally, the new ADA-compliant walkway is connected with other Estate Yountville internal pathways and the public sidewalk and will promote walkability and pedestrian safety by upgrading the walkways to be ADA-compliant.
17.72.030 Design Standards. The following are design standards which all nonresidential projects are required to conform with, unless waived by design review approval as regulated by Chapter 17.188 of this title.
A. Building Scale and Massing
1. Use massing techniques that mitigate heavy or bulky forms, such as modulating building mass, partial upper stories, setbacks for upper story volume, and varying roof forms.
The structure is a one-story building on a large 1.23 acre parcel. The modifications proposed would modify the singular hip roof to include varying roof forms: the hip roof on the south side of the main structure will remain, there will be a new gable roof on the north side of the building and a lower flat terrace roof to the front and the lower flat sunroom roof to the south. The new terrace will provide the sense of an additional setback for the main roof similar to a porch at the front of a house.
2. Break up the massing of buildings and the scale of long façades to fit the rhythm of the surrounding block.
The scale of the existing building to its surrounding site will not be modified. The massing at the front and north facades will be modulated through the introduction of a new open-air terrace, which will provide additional detail and articulation to these facades.
3. Avoid placement of structures or dense landscaping which obstructs public view corridors as defined in the General Plan.
The site does not have any public view corridors as listed in the General Plan Open Space Element Figure OS2 and therefore will not obstruct any view corridors.
4. In the Residential-Scaled Commercial District, proposed development should consist of multiple small buildings rather than one large building. If total proposed building square footage exceeds 5,000 square feet, consideration and preference shall be given to multiple buildings. Building size and location should take into account existing trees or similar site conditions which are considered important to the Town's character.
The property is not within the Residential-Scaled Commercial District. This criterion is not applicable.
5. In the Old Town Commercial District, proposed development should consist of multiple small buildings rather than one large building. If total proposed building square footage exceeds 2,500 square feet in size, consideration and preference shall be given to multiple buildings. Building size and location should take into account existing trees or similar site conditions that are considered important to the Town's character.
The property is not within the Old Town Commercial District. This criterion is not applicable.
6. In the Old Town Commercial District, there shall be a combination of different building heights with an emphasis on one-story buildings.
The property is not within the Old Town Commercial District. This criterion is not applicable.
7. Blank walls (facades without doors or windows) shall be less than 30 feet in length if visible from adjacent street(s).
The building is an existing building with brick walls that are greater than 30-feet in length in each direction. While they may not be visible from the street, the east (front), north and south (side) facades all have doors and windows and are not blank walls. The north and east facades will have an open-air terrace feature to provide additional interest.
B. Street Frontage
1. Buildings should be pedestrian oriented, creating an attractive and active sidewalk and street frontage.
The structure is an existing building. The proposed addition of the terrace will be an attractive feature from adjacent pathways and sidewalks.
2. Create or reinforce a well-defined rhythm of intervals of built and open spaces. Pedestrian passageways between buildings should generally be at least 12 feet in width.
The structure is set on a large lot as part of the Estate Yountville campus, which has a defined rhythm of buildings with ample open space between them. The existing large heritage trees that are a part of this rhythm and site context will be maintained.
3. Where possible, provide open spaces adjacent to the sidewalk and design public frontages to support direct engagement with the street to encourage pedestrian activity and informal community gathering.
This is an existing site with parking at the front and the building set back from the public street. These elements are not being altered by the Project.
4. Support adjacent sidewalks and public spaces with active ground floor uses and amenities such as seating and public art.
The building is set back a significant distance from adjacent public sidewalks. However, the building will have active ground floor uses, enhanced by creating outdoor dining areas along the building frontage and north side. There is public art throughout the larger site and the project will be subject to the Town’s Public Art program requirements.
5. Create a human-scale environment at street level with architectural detailing that adds variety and rhythm to the facade.
The architectural detailing of the new gable roof and open-air terrace is extensive, with a detailed trellis with arches and columns set into a low base wall and complementary multi-pane glazed windows and doors beyond on the building facade. These details will provide interest and variety to the facade.
6. Give prominence to pedestrian entrances over vehicle access.
The location of the parking and building are existing features which are not changing. The front entry to the building is reached via a pedestrian pathway that connects to other features within the Estate Yountville.
7. Create focal points and integrated public spaces at prominent corner sites.
The site is not a corner site. This criterion is not applicable.
8. Ground floor façades shall be articulated, with a variety of measures to create a streetscape of interest, such as indentations in plane, change of materials in a complementary manner, façade modulation, and façade elements like transparency, building entries and other architectural details that engage the pedestrian.
The proposed terrace for outdoor dining includes a change in material from the brick building facade, is modulated by a series of arches and columns that support the trellis which maintain transparency to the building entry to engage pedestrians.
9. In the Old Town Commercial District, all new construction and expansions of existing structures shall be required to install and maintain pedestrian pathways along the Washington Street frontage in accordance with the Town Bicycle and Pedestrian Pathways Master Plan. Pedestrian pathways shall be interrupted with the minimal number and width of driveways. In consideration of the site limitations along Washington Street, various types of pathways shall be permitted including at-grade paving changes, poured-concrete sidewalks with curb and gutter or other pathway designs that meet the approval of the Zoning and Design Review Board or Town Council.
The project is not within the Old Town Commercial District. This criterion is not applicable.
C. Exterior Building Materials and Colors
1. Buildings shall have consistent materials, details, and architectural theme on all sides of the buildings.
Materials that appear faux or veneer-like should be avoided, and joints, or raw edges of materials shall be concealed to create an appearance of authenticity.
The proposed materials include high quality and authentic materials, including wood post and beam construction for the trellis and columns and sand set pavers for flooring. While the brick base wall will be a brick veneer, the wall is approximately 1½ - feet wide and will read as a brick wall rather than a veneered facade. The building modifications include a ridge skylight with wood purlins and wood door systems to replace the existing deteriorated doors.
D. Parking and Driveways
No changes are proposed to the parking for the structure. This section is not applicable.
E. Open Space
1. Use landscape design to connect a network of open spaces appropriate to the project context. This open space network could include the streetscape and building frontages, spaces between buildings, or a series of planted areas and hardscape intended for outdoor use and pedestrian circulation.
This is an existing site with an existing pathway connection the building to the front parking area as well as to other Estate Yountville uses. These elements are not being changed.
2. Encourage interaction between the building's interior uses and exterior public space, including plazas, seating areas and other hardscape areas to support public activities appropriate to the site context and building use.
The Project proposes to replace the south patio area with a new open-air terrace seating area along the east and northeast portions of the building. This new seating area will encourage interaction between the interior and exterior of the building and will activate the exterior spaces.
3. Choose plantings that complement the proportions and scale of the building, offer color and interest throughout the year, and are water efficient.
The site is maintaining the existing plantings, including the Japanese maples which offer color and interest in the spring, fall and winter, and the heritage oak trees that surround the building.
4. Locate deciduous trees to complement passive solar strategies, providing shade in summer and allowing sun in the winter.
The existing site has a number of mature trees which will remain. No new trees are proposed to be planted.
5. Use public art as required by Chapter 17.148 of this title to enhance buildings and publicly accessible spaces.
The Project will be subject to the Town’s Public Art Ordinance and in-lieu fee.
F. Utilities and Auxiliary Structures
1. Locate utility areas away from public areas and adjacent sensitive uses.
The site and building have access to the rear parking lot which includes an existing trash enclosure and a separate maintenance building which will remain. These uses are located at the west side of the parcel, which is the back/service side of the site and away from Washington Street and the public spaces.
2. Integrate utilities and service functions into the architectural design. Screen rooftop equipment from view and group roof penetrations to the extent feasible.
As conditioned, any new rooftop equipment will be screened from view.
3. Utilities and refuse storage areas are not permitted in any setback area or front yard.
No refuse areas or utility areas are within the setback areas or front yard. This criterion is met.
4. All new electrical, telephone, CATV and similar service wires or cables shall be installed underground. Risers on poles or buildings are permitted.
As conditioned, this criterion will be met.
5. Electrical vaults and meter boxes must be screened from view and discreetly located. Fire pipes and extinguishers must be easily identified, but discreetly located.
As conditioned, this criterion will be met.
6. Refuse storage areas shall be screened from public and adjacent properties view or located within a building.
All refuse storage areas shall be maintained to minimize odor and other impacts.
There is an existing rear enclosed trash area which is being maintained.
7. Trash and recycling areas shall be fully enclosed structures with solid roofs and shall conform with all mandated water quality requirements and building codes, including accessibility requirements for persons with disabilities. Chain link fencing and gates with wood or plastic slats shall not be used for trash and other utility enclosures.
There is an existing rear enclosed trash area which is being maintained.
8. All exterior mechanical and electrical equipment shall be screened by landscaping or fencing or incorporated into the design of buildings so as not to be visible from the street. Equipment to be screened includes, but is not limited to, all roof-mounted equipment, air conditioners, heaters, cable equipment, telephone entry boxes, irrigation control valves, electrical transformers, pull boxes, and all ducting for air conditioning, heating, and blower systems.
As conditioned, any new exterior mechanical and electrical equipment shall be screened.
9. Reduced pressure backflow prevention devices are required for connection to the Town's water system, and are required to be above ground, but shall be screened from adjacent public street(s) by landscaping or fencing while allowing access for annual testing.
As conditioned, this criterion will be met.
YMC § 17.188 DESIGN REVIEW
The reviewing authority may approve the application for design review if the facts presented establish all the following Findings:
Design Review Findings
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;
STAFF FINDING:
The proposed development and physical improvement to the Site are appropriate in that the modifications maintain the existing height of the one-story building. The Project adds a terrace with lower roof and plate heights than the main structure on the northeast and east facades which will provide additional scale modulation to the building. The Project maintains the existing relationship of the structure to the adjacent open space and landscaping through the linear nature of the terrace.
B. The location of structures preserves significant trees, natural features and identified public view corridors;
STAFF FINDING:
The Project additions are designed so that the existing Heritage oak trees will be maintained, such as the sand set pavers in the drip line of these trees. The Project design will also maintain the Japanese maple trees along the front of the building. There are no identified public view corridors on this site. The nearest view easement is to the south of the Social site from Mulberry Street to Highway 29.
C. The project will be compatible with neighboring properties and developments with regard to setbacks, building heights, and massing;
STAFF FINDING:
The building and site are part of the Estate Yountville property. The Project maintains the same general relation with these adjoining properties as the setbacks, height, and massing will only be slightly modified by the Project.
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;
STAFF FINDING:
The parking, trash, and mechanical equipment will not be modified in the design.
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; STAFF FINDING:
The proposed Project design includes an architecturally detailed trellis, column, and brick wall terrace in front of the existing structure. The terrace will provide additional detail and interest to the existing building. The modifications to the existing building will introduce a variety of roof forms, including a new gable roof on the main structure, to vary the roofline with the flat trellis and sunroom roofs. The lower sunroom and terrace roofs will mitigate the mass of the main structure by providing step backs to the main structure and roof.
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; STAFF FINDING:
The project is not proposing to modify the existing landscaping beyond the replacement of the south patio area with lawn area, which ties into the existing surrounding landscape. \ G. The existing or proposed infrastructure and utility capacity are adequate for the proposed development; and
STAFF FINDING:
The Project has been reviewed by the Public Works Department, and there is adequate infrastructure and utility capacity to serve the proposed development.
H. The proposed project will comply with all applicable provisions of Title 17 and will be consistent with the policies and standards of the General Plan.
STAFF FINDING:
The Project will be consistent with the applicable provisions of Title 17: Zoning, as presented in the staff report. The project is also consistent with the adopted General Plan in that the addition will create an active frontage to the property. This aligns with the General Plan’s goals for the West Side of Washington Street as described in the Land Use Element “Change Area” section: “Commercial buildings should be pedestrianoriented, feature gathering places, and preserve view corridors. Overall, new development should contribute to the walkability and sociability of the Town and help to create an active streetscape.” The Project is also consistent with the following General Plan Goals, as described throughout this report:
Goal ES-1: Maintain a vibrant and diverse economy, by revitalizing an existing restaurant.
ES-1.1 Tourism. Support the development of responsible businesses and events that enhance the Town’s reputation as a world-class destination while preserving the livability of the Town for its residents.
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.
LU-6.3 Building Orientation. Require commercial establishments on Washington Street to face the street and have street oriented pedestrian entrances when feasible.
The Project will be consistent with Title 17: Zoning and other Town standards with the proposed conditions of approval.
YMC § 17.144 REGULATIONS FOR IMPACT ON ADJACENT USES
All projects located in the Primary Commercial (PC) Zone are subject to the regulations contained in YMC §17.144. Sites which are not adjacent to existing or planned residential areas such as this Project must comply with the following “Impact Category II” standards (YMC § 17.144.020):
1. Noise. a. Impact category II. Impact Category II. All noise generated by industrial or commercial operations shall comply with Chapter 8.04 of this code.
The Project will be conditioned to comply with the noise requirements of the Municipal Code for construction of the Project and after the Project has been built.
2. Light impact. a. Impact category II. No bright or flashing lights shall be visible. All lighted signs shall be subject to Section 17.132.090 and Chapter 17.152, Signs, of this title.
As conditioned, plans submitted for building permit shall be reviewed to ensure consistency with the lighting requirements of the Municipal Code Section 17.132.090. No signs are proposed as part of this application. A condition of approval will require that any new signage will require a separate permit.
3. Traffic circulation and parking. a. Impact category II. New development must demonstrate that it will not substantially increase truck traffic on residential streets. Trucks over 210 shall not be permitted on local residential streets customer and employee parking and truck loading area shall be provided in accordance with chapter 17.116, off street parking and loading of this title.
The Project is maintaining the same total capacity of 170 seats as the current restaurant use, and as such is not anticipated to produce significant increases in traffic. No changes are proposed to the parking lot, driveways, or other vehicle circulation. The site includes employee parking and truck loading area on the west side of the structure as required by the YMC. The Project will improve access for pedestrians and bicyclists by providing a new ADA-compliant pedestrian walkway to the structure as well as bicycle parking as required by the YMC.
4. Vibration. a. Impact Category II. No perceptible vibrations shall be permitted off the development site.
Vibrations should only potentially occur during construction; the potential impacts would be temporary.
5. Flammable material. a. Impact category II. All operations which involve storage, use, or transport of flammable materials or gases must be conducted in a manner that meets with the approval of the Fire Chief; and all facilities must contain such emergency protection and firefighting equipment as are deemed necessary by the Fire Chief.
Any flammable materials will be subject to the requirements of the Napa County Fire Marshall.
6. Airborne emissions. a. Impact category II. No use shall exceed the maximum permissible emission standards established by the San Francisco Bay Area Air Quality Management District.
The Project Site is located in the San Francisco Bay Area Air Basin (SF Air Basin). The air quality of the SF Air Basin is a product of sources of air pollution within the basin, transport of pollutants to and from surrounding areas, local and regional meteorological conditions, and the surrounding topography. The local air quality regulatory agency responsible for the SF Air Basin is the Bay Area Air Quality Management District (BAAQMD).
The Bay Area Air Basin is designated as non-attainment for both the one-hour and eight-hour state ozone standards, 0.09 parts per million (ppm) and 0.07 ppm, respectively. The Bay Area Air Basin is also in nonattainment for PM10 and PM2.5 state standards, which require an annual arithmetic mean (AAM) of less than 20 μg/m3 for PM10 and less than 12 μg/m3 for PM2.5. In addition, the Basin is designated as non-attainment for the national 24-hour fine particulate matter (PM2.5). All other national ambient air quality standards within the Bay Area Air Basin are attained. Implementation of the BAAQMD Best Management Practices for Construction-related fugitive dust is imposed as a condition of approval of the Master Development Plan. As such the Project will not have a significant effect from fugitive dust emissions.
7. Water Quality. a. Impact Category II. The town shall evaluate liquid waste to be disposed into its sewer system and report upon the town's capacity to provide treatment industries not connecting to the municipal sewer system are subject to water quality standards administered by the San Francisco Bay Regional Water Quality Control Board.
The proposed Project will not change the use of the site as a restaurant, and seating capacity will remain the same. The Project is reconfiguring the location of seats to provide fewer indoor seats and more outdoor seats, with the same number of seats available. The Site is connected to the Town’s municipal sewer and water systems and, as conditioned, will comply with the regulations applicable thereto.
8. Building Size and Architectural Design a. Impact Category II. All building design inside layouts shall be approved by the Zoning and Design Review Board or Town Council.
The Project is proposing to keep the general location of the bar, main dining and sunroom areas the same general size and configuration. The support spaces, including back bar, kitchen, kitchen prep and storage areas, and restrooms are also being maintained in the same proportion as the existing structure. The Project application includes design review which will be reviewed and considered by the ZDRB and the Town Council.
YMC § 17.128 TREE PRESERVATION AND MANAGEMENT
The Town of Yountville requires that existing Heritage trees be protected during construction in accordance with YMC § 17.128.080. As the proposed terrace addition is within close proximity of five heritage trees which are proposed to be retained, staff requested an arborist report to review the design for potential construction impacts and mitigation measures to protect these trees during and after construction.
The applicant intends to retain these trees and provided an Arborist report prepared by Pacific Tree Care, dated March 31, 2025 (Attachment 5). The report called out two trees in particular due to proximity to the work: a 31” diameter (DBH, diameter at breast height) Coast Live Oak (Tree #23), which has roots that extend up to the north side of the building as evidenced by uplift of existing brick pavers, and a 36” diameter Deodar Cedar (Tree #18) to the northeast of the building. Both of these trees are classified as Heritage trees by the Town of Yountville, as the diameter is larger than 10” for the oak, and 12” for the cedar. As such, they are subject to tree protection measures as outlined in YMC § 17.128.080 “Tree Protection during Development” as well as recommendations from the Arborist Report.
The Town’s consulting Arborist, Tony Wolcott, reviewed the report and proposed construction. Mr. Wolcott found the construction techniques, which include modifying the flooring on the north side of the terrace to avoid impacts from typical foundation practices, and mitigation measures acceptable to protect the Heritage trees to the north and northeast of the building. A Tree Protection Plan will be required at the time of building permit submittal that includes these and other standard protection measures for review and approval by the Town Arborist. Town Arborist approval will be required prior to any constriction activities commencing.
Although not heritage trees, the Project proposes to retain the Japanese maple trees to the east of the front facade. While not regulated by the Municipal Code, staff encourages the Applicant to provide similar tree protection measures for these trees.
ENVIRONMENTAL REVIEW:
The approval of the proposed Project has been determined to be exempt per California Environmental Quality Act (CEQA) Guidelines pursuant to Sections 15303, which exempts new construction or conversion of small structures; 15301, which exempts minor alteration of exiting private structures or topographical features involving negligible or no expansion of use; 15303, which exempts new construction and conversion of new structures, 15304, which exempts minor alterations to land which do not involve removal of healthy, mature scenic trees; and 15061(b)(3), which exempts activities that can be seen with certainty to not have a significant effect on the environment. None of the exceptions to the exemptions set forth in § 15300.2 apply.
RECOMMENDATION:
Receive Staff Report and direct questions to staff. Receive the applicant's presentation.
Conduct Public Hearing and receive testimony.
Conduct Town Council discussion on the proposed design modifications to the structure at 6539 Washington Street.
Motion and second to adopt Resolution Number 25-4377 conditionally approving the Design Review Application for a Project located at 6539 Washington Street and finding the proposed Project to be exempt from the California Environmental Quality Act (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
STRATEGIC PLAN GOAL
Is item Identified in Strategic Plan? Yes
If yes, Identify Strategic Goal and Objective. Engaged Residents: The Town embraces our residents' commitment to community as seen through volunteerism, civic engagement, and public participation that enhances the quality of life in Yountville. Premier Destination: The Town values its residents, rich history, natural environment, culinary excellence, arts, and distinguished businesses that make our home a place people love.
Briefly Explain Relationship to Strategic Plan Goal and Objective. If yes, Identify Strategic Goal and Objective.
Engaged Residents: The Town embraces our residents’ commitment to community as seen through volunteerism, civic engagement, and public participation that enhances the quality of life in Yountville. Briefly Explain Relationship to Strategic Plan Goal and Objective. By participating in Design Review, the Town ensures new developments comply with municipal code requirements, helping maintain the Town's quality of life.
ATTACHMENTS
1. Resolution No 25-4377
2. Exhibit A - Conditions of Approval
3. Project Narrative and Site Photographs
4. Project Plans
5. Arborist Report (With Geotechnical and Structural Plans)