Town of Yountville
Resolution Number 25-4379
A RESOLUTION OF THE TOWN COUNCIL OF THE TOWN OF YOUNTVILLE
APPROVING AN APPLICATION FOR DESIGN REVIEW FOR THE ADDITION OF A 588 SQUARE FOOT FITNESS CENTER ON THE SECOND FLOOR OF THE SPA BUILDING AT 6526 YOUNT STREET, THE BARDESSONO HOTEL + SPA AND
FINDING THE APPROVAL EXEMPT FROM THE CALIFORNIA ENVIRONMENTAL QUALITY ACT.
Recitals
A. The Bardessono Hotel and Spa, located at 6526 Yount Street (APN 036-090-029) (the “Site”), operates in the Planned Development Zone subject to a Master Development Plan (the “MDP”) and Use Permit.
B. On March 16, 2004, the Town Council adopted Ordinance Number 337-04 approving a Development Agreement for the Bardessono Planned Development Mixed Use Project located at APNs 036-090-028, -029, -030, and –031.
C. Ordinance Number 368-06, adopted August 1, 2006, approved Amendment Number One to the Development Agreement to include a restaurant, spa, and meetings rooms and to permit their use by the general public on APN 036-090-029, and approving a floor area ratio (FAR) for the site to be 0.26.
D. On April 26, 2025, the Town received a complete application to enclose a 588 square foot area on the second floor of the Spa Building for a fitness center at 6526 Yount Street, the Bardessono Hotel + Spa (the “Application”).
E. The Yountville Municipal Code (“YMC”) Section 17.188.020(B)(1) requires major design review approval for new, expanded or exterior alterations to commercial structures.
F. YMC § 17.188.040 authorizes the Zoning & Design Review Board (the “ZDRB”) to recommend the Town Council approve, conditionally approve, or deny applications for major design review based on the findings in YMC section 17.188.060.
G. YMC Section 17.188.070 authorizes the Town’s reviewing authority to impose conditions of approval deemed reasonable and necessary to ensure the approval of a design review permit will be in compliance with the findings required by YMC Section 17.188.060.
H. Notice of the public hearing on the proposed Major Design Review Application has been provided in accordance with YMC Sections 17.188.050 and 17.180.040.
I. At the ZDRB meeting held July 8, 2025, the ZDRB held a duly noticed public hearing in which it received a staff report and presentation, accepted Applicant and public testimony, and considered the proposed Application and unanimously adopted Resolution 25-030 recommending the Town Council approve the Application, subject to the attached conditions of approval.
J. On August 5, 2025, the Town Council conducted a duly noticed public hearing to receive a presentation on the Application as well testimony, comments, and input from the Applicant and public on the Application.
NOW, THEREFORE, BE IT RESOLVED that the Town Council 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 Town Council bases its decision 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 public workshops, 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: To the extent the adoption of this resolution is determined to be a project subject to CEQA, it is categorically exempt pursuant to CEQA Guidelines Sections 15061(b)(3) (Common Sense Exemption) and 15301(e) (Class 1, Existing Facilities). As adoption of this resolution involves a minor addition to an existing structure to enclose an existing use with no changes to the surrounding landscape, and as it can be seen without certainty that the approval of this Application will not have a significant effect on the environment, this approval is exempt from the requirements of CEQA. None of the exceptions to the categorical exemptions set forth in CEQA Guidelines section 15300.2 apply.
SECTION 4. DESIGN REVIEW FINDINGS: The Town Council hereby makes its decision based on the following findings as required by YMC Section 17.188.060 with respect to the Application at issue based on the evidence contained in the Record which is herein incorporated by reference:
A. The proposed 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 addition to the building will be on the second floor of a building on the interior of the Bardessono Hotel and Spa site and will not add significantly to the massing as it will not be visible from any public streets or walkways. The addition is to the second floor of an existing building with no changes to pedestrian or vehicle access or circulation. This criterion is met.
B. The location of structures preserves significant trees, natural features and identified public view corridors;
The addition is to the second story of an existing structure and will not impact any trees or other natural features. The site is not in an identified public view corridor and will not impact the public view corridor along Hopper Creek. This criterion is met.
C. The project will be compatible with neighboring properties and developments with regard to setbacks, building heights, and massing;
The addition will be the same height as the existing two-story element of the Spa Building. The addition will be screened from the parking lot and residential structures to the north by existing trees. The spa building will maintain a top story floor area of less than 40% of the building in regards to massing and building height with the addition of the fitness center. 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 does not modify any parking facilities or trash enclosures. The mechanical equipment will be located on the roof of the addition and, as conditioned, will be screened from view. The main windows and doors on the fitness center are oriented to the west and south which face other areas of the Bardessono Hotel site. There is one window on the north side of the addition which will be screened by other hotel buildings and trees from the adjacent residential structures to the north of the building. The addition is to the west of an existing second story portion of the building, which provides screening from the nearest residential structures to the east. 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 design will replace a temporary tent structure with a permanent addition which carries the existing building materials of dark stained cedar siding, Corten panels, and black “C” channel trim to the new addition. The addition is separated from the existing second floor element to create two smaller upper story elements rather than one larger massing. Additionally, the addition is on the interior of an “L” shaped building and towards the interior of the Hotel site. 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.
The addition does not impact or change any existing landscaping. This criterion is not applicable.
G. The existing or proposed infrastructure and utility capacity are adequate for the proposed development.
The Project has been reviewed by the Public Works Department, and there is adequate infrastructure and utility capacity to serve the proposed development. As conditioned, this criterion is met.
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.
With the Conditions of Approval, the Project will be consistent with the applicable provisions of Title 17: Zoning, as presented in the staff report. The Planned Development district allows for flexibility in the FAR and is consistent with the prior approvals by the Town Council to allow an FAR over .25 (previously approved at 0.26 FAR). The addition will add 0.003 FAR to the overall site and the total FAR will remain 0.26. The Project meets all other Planned Development criteria.
The Project is also consistent with the following General Plan Policies:
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 the addition will not be visible from beyond the site, and will enclose the fitness center use, which will reduce the potential for noise disturbances to others.
LU-3.7 Development to Pay Fair Share. Require new development, additions, and conversion of use to pay its fair share of infrastructure improvements and public service costs to the Town, to the extent allowed by law and except as provided by other policies and programs in the Plan, in that the Project will be subject to the Town’s Development Impact Fees.
Goal ES-1: Maintain a vibrant and diverse economy. 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, in that the addition will support the hotel functions with no impact to the livability of the Town or its residents.
The proposed project is determined to be compliant with applicable provisions of Title 17 and policies and standards of the General Plan as described in the attached Staff Report, attached hereto as Exhibit A and incorporated herein by reference.
SECTION 5. CONDITIONS OF APPROVAL. In accordance with section 17.188.070 of the Yountville Municipal Code, the Town Council of the Town of Yountville hereby determines the conditions of approval, attached hereto as Exhibit “A” and incorporated herein by reference (the “Conditions of Approval”), are reasonable and necessary to ensure compliance with the findings required by Yountville Municipal Code section 17.188.060. are reasonable and necessary to ensure compliance with the findings required by Yountville Municipal Code section 17.188.060.
SECTION 6. DECISION. The Town Council of the Town of Yountville hereby (1) approves the Application for Major Design Review for 6526 Yount Street, subject to the attached Conditions of Approval, and (2) finds the project to be exempt from the California Environmental Quality Act pursuant to CEQA Guidelines sections 15301(e) and 15061(b)(3).
PASSED AND ADOPTED at a regular meeting of the Town Council of the Town of Yountville, State of California, held on this 5th day of August 2025 by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
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Margie Mohler, Mayor
ATTEST:
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Hilary Gaede, Communications Director/Town Clerk