Town of Yountville
Zoning and Design Review Board
Resolution Number 25-030
A RESOLUTION OF THE TOWN OF YOUNTVILLE ZONING AND DESIGN REVIEW
BOARD RECOMMENDING THE TOWN COUNCIL CONDITIONALLY APPROVE A
DESIGN REVIEW PERMIT FOR THE ADDITION OF A FITNESS CENTER TO THE SPA BUILDING AT 6526 YOUNT STREET ( APN 036-090-029) AND FIND THE PROJECT 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 –03.
C. On August 1, 2006, the Town Council adopted Ordinance Number 368-06, approving 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. Yountville Municipal Code (“YMC”) Section 17.188.020(B)(1) requires major design review approval for new, expanded or exterior alterations to commercial structures.
E. YMC Section 17.188.040 authorizes the Zoning & Design Review Board (the “ZDRB”) to recommend approval, conditional approval, or denial of applications for Design Review applications for consideration by the Town Council based on the findings in YMC section
17.188.060.
F. On April 26, 2025, the Planning & Building Department received a complete application for a Design Review application for an addition to the second floor of the Spa building and modifications to the pool area furnishings ( the “Application”).
G. Notice of the public hearing on the Application has been provided in accordance with YMC Sections 17.180.040 and 17.188.050.
H. At the ZDRB meeting held July 8th, 2025, the ZDRB reviewed the Staff Report and received a presentation on the Application and public comment thereon.
Docusign Envelope ID: 85DAE170- C078-4F97-B65F-D2051185D7D6 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 public workshops, 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: 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 approves 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 with 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.
SECTION 4. DESIGN REVIEW 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.
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.
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; Docusign Envelope ID: 85DAE170- C078-4F97-B65F-D2051185D7D6 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.
Docusign Envelope ID: 85DAE170- C078-4F97-B65F-D2051185D7D6 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; and
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.
SECTION 6. RECOMMENDATION: The Zoning and Design Review Board hereby recommends that the Town Council ( 1) approve the application for Major Design Review for the addition of a fitness center to the spa building at 6526 Yount Street ( APN 036-090-029) and (2) find the project to be exempt from the California Environmental Quality Act pursuant to CEQA Guidelines section 15061( b)(3) and 15301( e).
Docusign Envelope ID: 85DAE170- C078-4F97-B65F-D2051185D7D6 Passed and adopted at a regular meeting of the Zoning and Design Review Board of the Town of Yountville held on the 8th day of July 2025 by the following vote:
AYES: Cook, Zagorsek, Miller
NOES: None
ABSTAIN: None
ABSENT: Deposki, Henthorne
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 8th day of July 2025.
Steven Miller
Chair
Kami Noriega, CMC
Deputy Town Clerk/Records Coordinator
Attachment: Exhibit A – Conditions of Approval
Docusign Envelope ID: 85DAE170- C078-4F97-B65F-D2051185D7D6 Bardessono Hotel – 6539 Yount St ZDRB Meeting: June 10 2025 Page # 1 of 4
EXHIBIT A
Proposed Conditions of Approval
Design Review
6526 Yount Street
LUP-25-1
Planning Conditions:
1. Development and operation of the use shall be substantially as represented on the approved plans and elevations prepared by Premier Architecture dated December 6, 2024, 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) Project shall adhere to the Preliminary Construction Staging Plan approved as part of this application unless approved otherwise by the Town. b) A minimum of seven spaces shall be reserved at the off-site parking lot to be used for employee parking. A Letter from the off-site parking lot (church) shall be submitted as part of the Building Permit submittal.
c) The Project shall not use the Community Center or Town Hall Parking Lots for customers, employees, or construction parking.
d) Right-of-way shall not be used for construction loading, unloading or staging without express approval of the Director of Public Works.
2. Amplified music is not allowed when any windows or doors to the fitness center are open.
3. Exterior lighting shall comply with YMC Chapter 17.132.
4. 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.
5. All mechanical units shall be enclosed and/or screened from view to mitigate noise impacts
6. Once installed, all improvements shall be maintained in accordance with the approved plans.
7. This approval will expire two years from the effective date of approval if construction has not been commenced.
8. Disposal of construction and demolition waste and recycling shall be in accordance with the Joint Powers Agreement with Upper Valley Waste Management.
9. 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).
10. No construction activities shall occur on the following holidays:
o Dr. Martin Luther King’s Birthday
o Presidents’ Day
o Memorial Day
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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.
11. 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) Intheevent 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), or 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.
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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.
12. 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 Town Council. Review and approval shall also be subject to 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.
13. The project’s contractor and all sub-contractors shall secure and maintain current Town of Yountville business licenses.
14. The project shall be subject to the payment of Development Impact Fees and the Town’s Public Art Fee. 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.
15. All conditions must be completed by Final Inspection.
Public Works Conditions of Approval:
16. 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 adopted in December 3, 2019 as the most current City of Napa Standards and Specifications and the Napa Sanitation District Sanitary Sewer and Recycled Water Standards with annexed changes. Former versions of the Town of Yountville Standards are voided and all current federal, state and county codes governing such improvements. Adopted Town Standards can be found on the Town of Yountville website.
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 to the issuance of a building permit. In addition 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. Any delivery trucks, constructions trucks, or other vehicles that will require use of a public street or right of way for temporary parking must provide a traffic control plan and receive prior approval to block lanes of traffic.
20. No blocking of any lanes with delivery vehicles or construction equipment will be permitted without prior approval.
21. No drainage from the hardscape, decks, pools or roof improvements shall be allowed to directly leave the site. The stormwater plan shall provide a method to address how drainage Docusign Envelope ID: 85DAE170- C078-4F97-B65F-D2051185D7D6 Bardessono Hotel – 6539 Yount St ZDRB Meeting: June 10 2025 Page # 4 of 4
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.
22. Any pool or spa shall not be plumbed or drain to the sanitary sewer system. The pool shall not be filled using potable water from the Town’s domestic water supply. Pool water must be trucked in from an off-site, out-of-Town water source. The filling of the Pool shall be required to be observed by Town staff to ensure the Town’s potable water supply is NOT used to fill the Pool.
23. 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.
24. The applicant shall repair all public improvements that are damaged by the construction process in accordance with the Town Standards.
Docusign Envelope ID: 85DAE170- C078-4F97-B65F-D2051185D7D6