Town of Yountville
Staff Report
6550 Yount Street
Yountville, CA 94599
Agenda Item #: 10A
Yountville Town Council Staff Report
DATE: June 16, 2026
TO: Mayor and Town Council
FROM: Aaron Hecock, Planning & Building Director
PREPARED BY: Eryn Ebach, Principal Planner
RECOMMENDATION
Adopt Resolution Number 26-4426 conditionally approving a Use Permit Amendment to allow outdoor seating on the rear patio and garden and increase the permitted number of special events with amplified music and a Sign Permit for a projecting sign at 6764 Washington Street and finding the project exempt from the California Environmental Quality Act (CEQA).
SUBJECT SITE
The subject site is approximately one-quarter acre in area, located on the east side of Washington Street between Pedroni and Madison Streets, along the North Yountville or “NoYo” commercial corridor. The subject site is located in the OTC, Old Town Commercial Zoning District, and is developed with a 1,282 square foot commercial building at its northwest corner. The building was originally constructed in 1920 and underwent a substantial remodel and restoration in 2024. The structure is built to the street and includes various forms and architectural features reflecting a history of iterative alteration. Existing covered patios are located at the front and back of the building, and parking is provided by a gravel lot at the rear of the site accessible from a drive off Washinton Street. In this area, Washington Street is two lanes and developed with sidewalks on both sides. On the east side of the street, adjacent to the subject site, recently installed bollards provide additional separation between pedestrians and patrons seated on the front patio.
Development in this area follows a traditional corridor pattern with commercial uses, including a mix of retail, restaurants and cafes, tasting rooms, and lodging, fronting Washington Street. A transition in scale and intensity of commercial uses occurs moving from the west side of Washington Street to the east, where neighborhoodscale commercial uses about the Town’s historic residential neighborhood. As such, the subject site, like other commercial properties on the east side of the street, include features intended to mitigate potential negative impacts and integrate their use into the fabric of the larger neighborhood. Mature landscaping acts as a buffer at the eastern portion of the site, and a wood privacy fence provides screening along the property line.
The Yountville General Plan designates the subject site for OTC, Old Town Commercial Land Use. Areas included in the OTC, Old Town Commercial Land Use Designation, are intended to have their historic character preserved, and projects which reflect the vernacular of Yountville’s early commercial buildings are encouraged.
DISCUSSION/BACKGROUND
The subject building has been in near continuous use as a bar since at least the 1960s and has operated as “Pancha’s” since the 1980s when it was purchased by the Solis Family. After nearly 50 years, Pancha’s remains a staple in the community, serving as an informal place for residents to connect with neighbors and friends. In recognition of the importance of Pancha’s establishment in the community, the Yountville General Plan History Element includes its founding as an important event during its “Incorporation Era” timeline.
While staff, the property owners, and community all recognize the importance of Pancha’s to the Town, it is important to note that the property is not eligible for historic designation at this time. Prior to the 2024 remodel and restoration, a Historical Evaluation concluded that the structure itself is not eligible for designation due to alterations and repairs made throughout the building's history. The property, however, may be eligible for historic designation at some point in the future, due to its connection with the Solis family. At present, sufficient time has not passed following the establishment of Pancha’s. Despite not being eligible for historic designation, the Applicant/Owners have demonstrated their commitment to maintain and preserve Pancha’s through thoughtful updates which retain the bar’s original character.
Existing Entitlements - In 1993, the Town Council approved a Use Permit to operate a bar within the OTC, Old Town Commercial District at the subject site. In 2024, the Town Council approved a Design Review Application and Use Permit Amendment for the remodel and restoration of the bar. A comprehensive list of existing entitlements granted for the subject site, including those for a mobile food truck which formerly operated on the south side of Pancha’s gravel parking lot, are provided below:
• Resolution 964-93, granting Pancha’s a Use Permit to operate a Bar within the OTC, Old Town Commercial District.
• Resolution 2783-09, granting a Use Permit for the operation of mobile food vending (Taco’s Garcia) on private property (Pancha’s parking lot).
• Resolution 2958-11, approval of a Use Permit Amendment to extend the hours of operation to 9:00pm between March and October for mobile food vending (Taco’s Garcia) on private property (Pancha’s parking lot).
• Resolution 17-3410, granting a Use Permit for the operation of mobile food vending (French Corner Napa) on private property (Pancha’s parking lot). This Use Permit has been discontinued due to lapse in operation.
• Resolution 24-4308, granting a Use Permit Amendment and Design Review approval for the remodel and restoration of the bar.
• WASH-4, granting Pancha’s a Washington Street Activation Permit for seating on the front patio.
PROPOSED PROJECT
Use Permit - The Applicant/Owner is requesting a Use Permit Amendment to allow outdoor seating on the subject site’s existing rear patio and garden. As proposed, the additional outdoor seating would be used seasonally, functioning as an extension of the indoor space, where guests could enjoy beverages and yard games, as well as acoustic live music on the weekends during the late afternoon and evening hours. The proposed regular hours of operation for the rear outdoor seating are 10:00 AM to 9:00 PM daily with nonamplified music featured on Saturday and Sunday between 2:00 PM and 8:30 PM. The project narrative proposes a maximum of 40 guests on the rear patio during normal operations.
Additionally, the Applicant/Owner is proposing to host four (4) special events each month featuring amplified music with up to 150 guests in total. As proposed, the special events would be on Saturday and Sunday between 2:00 PM and 8:30 PM and are intended to be community gatherings, wine or beer tasting events, or neighborhood celebrations. Pancha’s current use permit does not include provisions for special events; therefore, a Special Event Application would be required for each occurrence of the proposed activation without this Use Permit Amendment.
Minor modifications to the subject site are planned to accommodate the proposed expansion. The use area is approximately 720 square feet in size and consists of the existing back covered porch, rear cobblestone patio, and turf garden. As proposed, the furnishings and layout include table seating for 28, seating for four (4) around a proposed fire pit, an existing bench located along the eastern edge of the patio, and additional space for standing room. The design is intended to create a relaxed atmosphere for regular operations with the flexibility to remove seating for increased capacity during special events. In addition to the furnishings, landscaping and lighting elements are proposed to enhance both the aesthetics and function of the space. Low-profile boundary features including planters and stone pavers will be located around the perimeter of the garden to frame the area and keep guests within the central portion of the subject site deterring migration toward the east. Ambient string lighting and small low-level exterior fixtures are proposed to maintain a safe level of visibility during evening hours while preventing excessive glare or light-trespass onto neighboring properties.
The project also proposes to enhance the existing gravel parking area by adding wheel stops to further delineate four (4) spots. This will bring the total number of parking stalls to eight (8), including one accessible stall and three (3) tandem stalls along the south edge of the lot.
Sign Permit - In conjunction with the Use Permit Amendment described above; the Applicant/Owner is requesting a Sign Permit to approve the projecting sign installed on the southwest corner of the building’s south parapet wall. The two-sided sign is circular, measuring 22 inches in circumference, and is supported by a brushed metal arm. The sign face features a Guiness logo against a red background and is wired to feature internal illumination. The subject sign was installed during the building’s recently completed remodel and as stated by the Applicant/Owner, is a replacement for a projecting sign previously featured on the building. Staff were unable to confirm the previous existence of this feature. The sign was not included in the scope of the Design Review and Use Permit Amendment approved in 2024; therefore, it is currently unpermitted.
ANALYSIS
The following Yountville Municipal Code (YMC) sections are applicable to this application:
• YMC § 17.60 OTC, Old Town Commercial
• YMC § 17.144 Regulations for Impacts on Adjacent Uses • YMC § 17.200 Use Permits
• YMC § 17.152 Signs
Yountville Municipal Code § 17.60 OTC, Old Town Commercial - The Land Use Designation OTC, Old Town Commercial is applied to specific properties that front North Washington Street, south of Madison Street, and is intended to reflect Yountville’s commercial beginnings, capture the historic character of early Yountville, and recall the small-scale businesses and structures of this period.
Projects which maintain and rehabilitate existing structures that embody the historic character of the district, promote the relationship between commercial uses and the street, and enhance the pedestrian experience are encouraged in the OTC, Old Town Commercial land use designation. Operation of a Bar or Nightclub in the OTC, Old Town Commercial district requires a Use Permit. Pancha’s currently operates under a Use Permit granted in 1993 (Resolution 964-93) and amended in 2024 (Resolution 24-2308).
Yountville Municipal Code § 17.144 Regulations for Impact on Adjacent Uses - Chapter 17.144 of the Yountville Municipal Code establishes performance standards to preclude uses within the Town’s commercial zones from having undesirable impacts on surrounding residential neighborhoods. As such, these standards divide uses into two impact categories depending on their proximity to residential uses (Impact Category I and Impact Category II). The subject site directly abuts residential uses to its east; therefore, it falls within Impact Category I.
The following performance standards are those which apply to uses within the Impact Category I and are applicable to this project:
§17.144.020.B.1.a.(Noise) – All noise generating operations shall be buffered so that they do not exceed noise levels identified in Chapter 8.04 of this code.
YMC Chapter 8.04 Noise Control Regulations are intended to prevent noise impacts on properties adjacent to that of which the intruding noise source is located. As such, exterior noise is measured by its decibel level at the property line of the receiving land use. In this case, the abutting residential properties to the east of the subject site carry the most restrictive noise standard.
Currently, Pancha’s cannot exceed noise measuring 55 decibels at the east property line for more than 30 minutes out of any one-hour period during daytime operations. Additionally, periods of noise measuring 60 decibels are allowed for 15 minutes of every hour, and those measuring 65 decibels are allowed for 5 minutes each hour. Noise perceived around these decibel levels may be comparable to normal volume conversation or laughter. A Condition of Approval requiring compliance with applicable regulations for impacts on adjacent uses, including those regarding noise, will mitigate potential noise impacts on adjacent residential uses during regular operations.
During Special Events, the proposed amplified sound will likely exceed the maximum decibel levels allowed for regular operations. Additionally, the Noise Control Regulations prohibit the use of SoundAmplifying Equipment such as speakers or similar devices unless approved by a Use Permit or Special Event Permit. In this case, approval of the four monthly Special Events proposed by the Use Permit Amendment would allow noise in excess of the regular decibel levels as well as amplified music during the stated proposed hours.
§17.144.020.B.2.a. (Light Impact) – No bright or flashing lights shall be visible in a residential district. All lighted signs shall be subject to Sections 17.132.090, Outdoor Lighting and Chapter 17.152, Signs of this title.
Section 17.132.90 of the YMC, Energy Conservation Measures, encourages the use of energy efficient lighting and energy conservation measures. As proposed, the project will utilize low-level string lighting on the rear patio, with the intent of preventing light-trespass onto adjacent properties. The Applicant/Owner proposes to cease patio operations by 9:00 pm, following which, the rear outdoor lighting may be dimmed or turned off. See below for analysis of YMC Chapter 17.152, Signs. §17.144.020.B.3. a. (Traffic Circulation and Parking) – New development must demonstrate that it will not substantially increase truck traffic on residential streets. Trucks over two tons shall not be permitted on local residential streets. Customer and employee parking and truck loading areas shall be provided in accordance with Chapter 17.116, Off-Street Parking and Loading, of this title.
As proposed, this project is not anticipated to create additional truck traffic. YMC Chapter 17.116, OffStreet Parking and Loading requires one space for every three occupants. However, Resolution 24-2308 approved the bar’s existing nonconforming parking ratio of six (6) spaces, including one (1) accessible stall, per 51 seats. The applicant proposes further delineation of the existing parking area with wheel stops, resulting in a total of eight (8) stalls with one (1) accessible stall. To further mitigate parking impacts, the project narrative indicates that private group transportation may be provided during Special Events.
The Applicant/Owner has also begun enrollment into the Town’s Employee Parking Management Program, which will allow the two (2) employees on shift during regular peak operations, as well as the four (4) additional employees anticipated to be needed during the Special Events, to utilize off-site parking marked for employee use.
Yountville Municipal Code § 17.200 Use Permits - Chapter 17.200 of the Yountville Municipal Code establishes the procedures for the issuance of Use Permits for land uses which may be suitable only in specific locations or which require special considerations in their operation to ensure compatibility with surrounding land uses. Section 17.200.090, Modification or Change of Use, of this chapter, establishes that requests to change the conditions of approval or operations of a use, requires the approval of a Use Permit Amendment.
The Zoning and Design Review Board shall recommend approval, conditional approval, or denial of Use Permit applications for consideration by the Town Council based on the findings in Section 17.200.060 of the YMC. The Town Council shall have the authority to approve, conditionally approve or deny applications for such permits.
Yountville Municipal Code § 17.152 Signs - Chapter 17.152 of the Yountville Municipal Code establishes standards which regulate signage related to commercial activities to encourage designs compatible with the character or the Town, reduce visual clutter, and keep the Town’s right-of-way clear of obstructions.
Section 17.152.020.E of this chapter prohibits wall signs which project beyond the end or top of the surface to which they are attached or project more than eight inches from the plane to which they are attached unless they have received approval from the Zoning and Design Review Board (ZDRB).
The ZDRB shall review applications to erect projecting signs and may approve the application if the applicable findings established in YMC Section 17.152.020.H can be made. In this case, the Sign Permit is included as part of a larger project with more than one land use permit application. In accordance with the Town’s Concurrent Processing procedure outlined in YMC Section 17.180.020.G, the ZDRB will make a recommendation to the Town Council to approve, approve with conditions or deny the application because it is the highest-level review authority for the project.
As proposed, the subject sign is both projecting and internally illuminated. YMC Section 17.152.020.H, which establishes the findings required for approval of a projecting sign, prohibits the approval of those that are also internally illuminated. As such, a recommended Condition of Approval for the Sign Permit prohibits the use of this illumination feature.
ZDRB RECOMMENDATION
On May 12, 2026, a noticed Public Hearing on the project was held before the Yountville Zoning and Design Review Board (ZDRB). The ZDRB received the staff report, and the Applicant/Owner addressed the Board regarding the application details and project plans.
Public comments expressed support for the Use Permit Amendment to allow seating on the rear patio and garden and the Sign Permit to allow a projecting sign. Public comments regarding the request to increase the number of permitted Special Events were generally supportive but emphasized the importance of prior coordination with Town staff to mitigate potential parking impacts and avoid conflicts with other events in the area.
The ZDRB discussion was generally in support of both applications subject to the recommended Conditions of Approval. Board Members discussed the findings required for the approval of a projecting sign and requested clarification from the Assistant Town Attorney regarding the findings required to grant an Exception to the provision of YMC Chapter 17.152 regarding internal illumination.
The Board did not pursue further discussion or action recommending an Exception for this project and instead indicated support for the Town Council to consider future modifications to YMC Chapter 17.152 to allow projecting signs to feature internal illumination
The ZDRB adopted Resolution Number 26-033, recommending the Town Council conditionally approve a Use Permit Amendment to allow outdoor seating on the rear patio and garden and increase the permitted number of special events with amplified music and a Sign Permit for a projecting sign at 6764 Washington Street and find the project exempt from the California Environmental Quality Act (CEQA).
FINDINGS
Pursuant to YMC Chapters 17.200 and 17.152, following the public hearing, the Zoning and Design Review Board (ZDRB) may adopt a Resolution recommending the Town Council approve the application and 1) Amend the Use Permit to allow outdoor seating on the rear patio and garden and allow up to four Special Events each year with amplified music, and (2) Approve a Sign Permit for a projecting sign, if from the facts presented, findings from the below applicable code sections can be made:
• YMC § 17.200 Use Permits
• YMC § 17.152 Signs
Use Permit, YMC § 17.200.060, Findings and Decision
A. The proposed use, at the intensity represented and at the proposed location, will provide a use that is compatible with the neighborhood and community; Staff Finding: The proposed use is a commercial use of a similar scale and intensity of those located adjacent to the site and along the North Washington Street Commercial Corridor. The proposed use will occur at the rear of the site and will not be visible from the public right-of-way. The existing fence and landscaping along the subject site’s east property line will screen the use from abutting residential uses to the east, which will minimize potential visual impacts of the use. Additionally, the use will conform to the Regulations for Impacts on Adjacent Uses established in YMC Section 17.144.
B. The proposed use will not be detrimental to the health, safety, convenience or general welfare of persons residing or working in the vicinity, or injurious to property, improvements or potential development in the vicinity;
Staff Finding: The proposed use with associated conditions of approval will not be detrimental to the health, safety, convenience or general welfare of persons residing or working in the vicinity, nor will they be injurious to property, improvements or potential developments in the vicinity in that the use consists of seasonal outdoor patio seating and periodic Special Events in conformance with the standards of the OTC, Old Town Commercial Zoning District and General Plan Designation, and the Regulations for Impacts on Adjacent Uses.
C. The proposed use would not conflict with the Town's goal of achieving economic sustainability with a mix of varied commercial services;
Staff Finding: The proposed use of the rear patio and garden will further activate the North Washington Street commercial corridor, enhance the economic viability of a key community service, and ensure the continued use of a community landmark.
D. The proposed use will not impair accessibility or traffic patterns for persons and vehicles based on the type and volume of anticipated traffic, will provide safe and adequate ingress and egress, and will furnish adequate off-street parking and loading for both customers and employees to the extent deemed feasible by the decision-making body; Staff Finding: The proposed operational changes will not alter any traffic patterns, and the proposed upgrades to the parking lot will further delineate existing parking in accordance with the Town’s design standards. The enrollment of staff in the Town’s Employee Parking Management Program will mitigate any parking impacts created by the increase in staff needed during special events. Additionally, the Applicant/Owner has proposed to provide private group transportation as necessary during Special Events.
E. The proposed use provides sufficient safeguards to prevent noxious or offensive emissions such as glare, dust and odors, or levels of noise which may exceed the Town's noise regulations;
Staff Finding: The proposed use is not anticipated to create any additional emissions, and a condition of approval requires regular operations on the back patio to conform to the Town’s noise regulations. Special events featuring amplified music will occur during what are considered daytime hours by the noise regulations and will end at 8:30 PM.
F. The proposed use does not require excessive amounts of water or generate excessive amounts of waste;
Staff Finding: The proposed use is not anticipated to cause any substantial increase in water usage or waste generation.
G. The existing or proposed utility, police and fire services are adequate to serve the proposed use:
Staff Finding: As conditioned, the Project will be adequately served by emergency services and will meet the requirements for adequate utility, police, and fire services.
H. The proposed use will comply with all applicable provisions of Title 17 and will be consistent with the policies and standards of the General Plan; and Staff Finding: The proposed addition and use will comply with all applicable provisions of Title 17, including YMC Section §17.144 Regulations for Impact on Adjacent uses, and will be consistent with the policies and standards of the General Plan, as analyzed in the Staff Report I. For properties in the Retail Overlay District, the proposed use enhances retail opportunities within the commercial code of the Town, and the proposed use maximizes active uses along the Washington Street core business area and in doing so enhances pedestrian activity and interest.
Staff Finding: The subject site is not located within the Retail Overlay District. This finding does not apply.
Sign Permit, YMC §17.152.020.H
1. The sign may not be attached to a structure other than a building; Staff Finding: The subject sign is attached to the south parapet wall of the building.
2. The sign may not be internally illuminated;
Staff Finding: The Conditions of Approval include a provision prohibiting the use of the internal illumination function of the subject sign.
3. The sign may only be as high as the eave line of the building surface to which it is attached or 11 feet above grade, whichever is lower;
Staff Finding: The subject sign is below the eave line of the building.
4. The sign may not be lower than seven feet if over a walkway, in order to provide safe access to pedestrians;
Staff Finding: The subject sign is not less than seven (7) feet above the walkway and does not impact pedestrian access
5. The outside edge of the sign may not project more than four feet from the surface of the building to which it is attached;
Staff Finding: The projection of the subject sign from the building surface is less than two (2) feet.
6. The sign may not contain more than six square feet of display area on each side; Staff Finding: The area of the sign is approximately 38 square inches on each side.
7. The sign may not be more than three inches or less than one-half inch thick; and Staff Finding: The sign is three (3) inches in thickness.
8. The sign may not project into or over a public right-of-way.
Staff Finding: The subject sign is setback from the front façade and porch. It does not project into or over the public right-of-way.
ENVIRONMENTAL REVIEW
The approval of the proposed Use Permit Amendment and Sign Permit have been determined to be exempt per the California Environmental Quality Act (CEQA) Guidelines sections 15301(e), which exempt minor alteration and additions to existing private 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 categorical exemptions set forth in CEQA Guidelines section 15300.2 apply.
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? Nominal
ATTACHMENTS
1. Resolution Number 26-4426
2. Exhibit A – Recommended Conditions of Approval
3. Exhibit B – Project Plans
4. Project Narrative
5. Site Photographs
6. Resolution Number 964-93
7. Resolution Number 24-4308