Town of Yountville
Staff Report
6550 Yount Street
Yountville, CA 94599
Agenda Item #: 10A
Yountville Town Council Staff Report
DATE: August 5, 2025
TO: Mayor and Town Council
FROM: Aaron Hecock, Planning & Building Director
PREPARED BY: Kari Svanstrom, Contract Planner
RECOMMENDATION
Adopt Resolution Number 25-4379 conditionally approving the Design Review Application for a project located at 6526 Yount Street and finding the proposed project to be exempt from the California Environmental Quality Act (CEQA).
DISCUSSION/BACKGROUND:
The property at 6526 Yount Street, the Bardessono Hotel, includes the hotel, a restaurant meeting space, and a spa on an approximately 4.5 acre site. It is part of a larger mixed-use Planned Development which also includes housing developed to the northeast of the hotel site and a park (Bardessono Family Park). The site was originally developed in 2004 and included rezoning from Residential-Scaled Commercial zoning to the Planned Development designation with the adoption of the associated Ordinances and Development Agreement for the development of the site. Development of the four parcels was completed with the approval and subsequent construction of the three-suite lodging unit at the southeast corner in 2016 (separate parcel, operated as part of the hotel).
The site area for the main hotel complex is 217,800 square feet, with a building area of 54,715 square feet spread over multiple buildings, with a Floor Area Ratio (FAR) of just over 0.25. The Spa building is 7,005 square feet, which would increase to 7,593 square feet with the addition.
PROJECT DESCRIPTION:
The applicant is proposing to build a 588 square foot addition on the second floor of the “Spa” building to permanently enclose a small fitness center and to change some of the pool deck furnishings (cabanas). The fitness center was relocated from the south side of the hotel site in 2023-24 due to noise issues with their guests from the center. The Hotel received Town approval in March of 2024 (Resolution 24-4255) to convert that space (324-square feet) to a parlor room for the adjacent hotel suite. The fitness center was relocated to the second floor of the Spa Building to its current location to the side of the existing pool deck. The existing temporary fitness area is enclosed with a temporary fabric structure and includes about a dozen pieces of exercise equipment (see picture below). The proposed fitness center addition is in the same location as the temporary fitness center.
Fitness Center Location on 2nd floor pool deck and current temporary tent enclosure The fitness center is part of the existing spa building and operations. No changes are proposed to the use other than the permanent enclosure of the area. The spa and fitness center are ancillary amenities to the hotel’s operation. The proposed project would not alter the allowed uses, as the fitness center is part of the spa operations and would continue to be available to the public and guests.
The project also proposes to replace some of the pool deck furnishings with new cabanas; these are not permanent fixtures to the site and will not alter the use of the pool deck by the Hotel/Spa guests.
ANALYSIS:
The following Yountville Municipal Code (YMC) sections are applicable to this application:
• YMC § 17.68 PD, Planned Development
• YMC § 17.72 Nonresidential and Mixed Use Design Standards • YMC § 17.188 Design Review
• YMC § 17.144 Regulations for Impact on Adjacent Uses
ZDRB REVIEW:
A noticed Public Hearing on the requested Design Review Permit was held before the Yountville Zoning and Design Review Board (ZDRB) at its regular meeting held on July 8, 2025. At the meeting, the ZDRB received a report and presentation from staff, as well as comments from the applicant. No public comments were received for the ZDRB review.
The ZDRB was supportive of the proposed modifications, as well as the recommended conditions of approval to address potential issues during the project’s construction, including construction staging and parking. The ZDRB adopted Resolution Number 25-030 recommending approval to the Town Council (Attachment 3).
YMC § 17.68 PD, PLANNED DEVELOPMENT
The intent of the Planned Development zoning district is to permit a mix of land uses on larger (2-acre or larger) lots, especially where development occurs over time. The PD Zoning District Development Standards allow the Council flexibility when reviewing larger sites with a mix of uses. Once established, the PD land use designation becomes the designation for the area within its respective boundaries and is specifically associated only with the approved project.
The site was originally developed and rezoned to the PD zoning designation as the entirety of the original site includes the affordable housing site to the northeast and the Bardessono Family Park to the southwest of the site. The PD zoning allowed flexibility to create and subdivide the mix of uses on these sites which the original Residential-Scaled Commercial zoning would not allow. The site is also subject to a Development Agreement with the Town, which laid out the provisions for the elements of the project including the housing and park use, as well as the use of the hotel as follows:
“The Inn shall include 62 rooms, with no more than 30% second-story units, and amenities, such as business meeting rooms, restaurant, spa, laundry, and food service for Inn guests and for use by the general public according to conditions as established by the Town to limit the impact on traffic and parking....” (from Ordinance 386-06 amending the Development Agreement between Bardessono and the Town in 2006 as part of the MDP approval process).
The Development Standards for commercial uses within the Planned Development zoning designation are generally subject to the zoning district they would otherwise be a part of (Residential Scaled Commercial for this site) when standards are not specified by the PD zoning standards. The PD zoning specifies uses that require a Use Permit, including mixed-use developments, lodging, restaurant uses, meeting spaces as contained on this site.
The Preliminary and Final Master Development Plan, Design Review and Use Permit for the site were approved by Town Council in 2006 via Resolution. The staff report for this approval identified the FAR for the site as 0.26 and noted the PD zoning allowed the Council flexibility to set a different FAR than the more restrictive prior zoning (Residential-Scaled Commercial). Town Council approved the MDP and an Amendment to the Development Agreement, which increased the FAR to “approximately 0.26” (no specific number was stated). According to the staff report and Resolution, the Project offers several features that qualified the site for this flexibility as allowed under the PD zoning. These included the provision of 1.25 acres to the Town for affordable housing use; an increased 45 foot landscaped setback on Yount Street, instead of the 20 foot front setback required; provision of landscaped public pathways and bridge and view corridor along Hopper Creek; extensive gardens throughout the site; and the inclusion of a public park adjacent to the Community Center.
The proposed Project for the addition of an enclosed fitness center would add 588 square feet, for a total of 54,715 square feet, increasing the FAR by 0.003 to 0.259. As the FAR was approved to be greater than 0.25 when it was originally approved, and the FAR change is minor and will still be less than the 0.26 FAR approved, staff has determined that the Town Council retains the flexibility to approve the proposed addition within the PD Zoning framework.
In addition to the above, the Project itself will not intensify the uses on the site since the fitness center is already in operation with the same equipment and size of space. Changes to the exterior seating will not intensify the use. While staff is not aware of any noise issues associated with this use, the proposal to enclose this activity area with a building addition will likely improve any noise concerns emanating from use, as the building will have better acoustical qualities than the current tent structure. Staff are recommending a condition of approval that no amplified music be played when the doors to the center are open.
Existing Temporary Fitness Center
FINDINGS:
YMC § 17.72 NONSRESIDENTIAL 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.
17.72.030 Design Standards. The following are design standards which all nonresidential projects are required to conform with, unless waivedby 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 proposed addition is a partial second story on an existing building that is internal to the Bardessono Hotel site and will not be seen from off-site.
2. Break up the massing of buildings and the scale of long façades to fit the rhythm of the surrounding block.
The proposed addition is approximately 588 square feet and is separated from the other smaller second story building element to avoid one long second story mass.
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 OS- 2 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. The Spa building is 7,005 square feet, with the first floor at 6,560 square feet. The addition will increase the building area to 7,593 square feet with a second story of 1,033 square feet or 13% of the top story. The addition to the building will only be visible by pedestrians from the north as it is screened from the west and south by the first floor and to the east by the existing second floor element.
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 walls of the proposed addition are less than 30 feet in length. The two longer sides (25’-8” and 26’-4” long) to the west and south include windows or glazed operable wall sections and will not present a blank wall.
B. Street Frontage
1. Buildings should be pedestrian oriented, creating an attractive and active sidewalk and street frontage.
The addition is on the second floor and will not impact the sidewalk or street frontage. This criterion is not applicable.
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 addition maintains a walkway around the pool deck and between the other second floor element to maintain on-site pedestrian access.
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.
The project does not impact existing open spaces. This criterion is not applicable.
4. Support adjacent sidewalks and public spaces with active ground floor uses and amenities such as seating and public art.
The proposed addition is not on the ground floor. As conditioned, the project is subject to the Town’s Public Art Fee which supports public art within the Town.
5. Create a human-scale environment at street level with architectural detailing that adds variety and rhythm to the facade.
The addition presents windows where it may be seen from the ground level and has consistent architectural detailing with the existing building. Details include the lower Corten panels and the steel “C” channel that add articulation to the facade and continue existing building elements.
6. Give prominence to pedestrian entrances over vehicle access.
The addition is on the second floor of a building with existing pedestrian access and will not impact this. This criterion is not applicable.
7. Create focal points and integrated public spaces at prominent corner sites.
The side of the addition is not on a street corner. 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 addition is not on the ground floor. This criterion is not applicable.
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 façades 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 corten steel panels on the lower portion of the facade, black stained cedar siding, and painted steel “C” channel detailing. No veneers are proposed.
D. Parking and Driveways.
No changes are proposed to the parking for the structure. These criteria are not applicable.
E. Open Space
No changes are proposed to the open spaces on the site for this Project. These criteria are not applicable.
F. Utilities and Auxiliary Structures
1. Locate utility areas away from public areas and adjacent sensitive uses.
No changes are proposed to the utility area serving this building. This criterion is not applicable.
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, the new HVAC equipment will be screened from view.
3. Utilities and refuse storage areas are not permitted in any setback area or front yard.
No changes are proposed to the utilities and refuse area serving this building.
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.
No changes are proposed to the refuse area serving this building.
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.
No changes are proposed to the refuse area serving this building.
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, 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
Pursuant to Section 17.188.060, Findings and Decision, following the public hearing, the Town Council may approve an application for Major Design Review, if from the facts presented, the findings required by YMC §
17.188.060 can be made.
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 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.
B. The location of structures preserves significant trees, natural features and identified public view corridors; STAFF FINDING:
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.
C. The project will be compatible with neighboring properties and developments with regard to setbacks, building heights, and massing;
STAFF FINDING:
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.
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 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.
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 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.
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 addition does not impact or change any existing landscaping.
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 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.
ENVIRONMENTAL REVIEW:
The approval of the proposed Project has been determined to be exempt per California Environmental Quality Act (CEQA) Guidelines pursuant to Sections 15301, which exempts minor additions to existing structures; 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 discussion on the proposed addition and changes to furnishings.
Motion and second to approve Resolution Number 25-4379 approving the Design Review Application for 6526 Yount Street, subject to Exhibit A Conditions of Approval, and Finding the Project Exempt from the California Environmental Quality Act.
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? Indirectly
If yes, Identify Strategic Goal and Objective.
Briefly Explain Relationship to Strategic Plan 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. By participating in a Design Review, the Town ensures new developments comply with municipal code requirements, helping maintain the Town's quality of life.
ATTACHMENTS
1. Resolution No 25-4379
2. Exhibit A Conditions of Approval
3. ZDRB Resolution No 25-030
4. Project Narrative
5. Project Plans
6. Preliminary Construction Management Plan