ZDRB tackles Commons repeal and Pancha’s outdoor event expansion in dual decisions
Yountville Commons
The first item on the agenda at Tuesday’s Zoning Design Review Board (ZDRB) meeting was consideration of a resolution repealing the zoning ordinance that created the Commons designation and allowed the project to move forward.
The zoning change had to be put on hold after enough signatures were gathered for the referendum to be overturned. Although the Town Council unanimously requested that the ordinance be repealed rather than sent to Yountville residents for a vote, the legal process required the matter to return to the ZDRB before going back to the Town Council.
Planning and Building Director Aaron Hecock was asked if the property would revert to the zoning designation that existed before the Commons ordinance was approved. Hecock confirmed that is correct, the property is once again zoned Public Facilities and Parks and Play Fields. He noted there remains a conditional ability to place workforce housing on the property. He also said the town’s certified housing element remains in place, the town is not in default and no additional rezoning is required through 2031.
The process moved forward without public comment, though board members offered thoughtful input.
ZDRB Vice Chair Michael Zagorsek said, “We have a big responsibility to provide housing, and the people who signed the referendum did not necessarily disapprove of that.
“I have not heard of anyone against this. I hear most people say it is a good idea.”
Zagorsek said he heard that many residents felt the project was moving too quickly, even though it had been discussed for more than two years. He said it can be difficult for residents to understand conceptual plans and hypothetical designs when information is presented in ways that appear final.
He acknowledged the extensive work that had gone into developing the project and the many features were added based on community input gathered during public meetings. As the project progressed, however, additional concerns continued to arise, and residents increasingly felt their concerns were not being heard, ultimately leading enough residents to support pausing the project.
“My suggestion is that we should list out what the issues are, what are the showstoppers, and make sure that we attack those head on so that people feel heard,” Zagorsek said. “At the end of the day, if the feedback is incorporated, then we can come to a consensus.”
He added that concerns need to be addressed in a language that people understand so the project can move forward. “It isn’t just what is being said, but how it is being said, that builds trust.”
Zagorsek also urged residents and officials not to divide into opposing factions but instead focus on clearly communicating the motivations and concerns of all sides. “The goal has always been to create an amazing space that people want to visit and live in.”
Chair Steven Miller said that when the ZDRB originally approved the zoning change, the board believed it was doing the right thing to keep the project moving forward. With the process now restarting, he said there is time to reconsider the best way to address the issues raised by residents. Miller cautioned against putting too much pressure on the process to solve every issue at once, noting that with careful planning adjustments can continue to be made along the way.
Board member Carol Burrel said reverting to the previous zoning “is probably necessary to get back on track.” She added that the financial aspects of the project need to be addressed early in the planning process for the project to succeed.
“Take a breath, and help the Town Council with the direction,” she said, “so that the next time this comes back to the board it is a viable project for the community and everybody.”
The board voted 4-0, with member Henthorn absent, to recommend repealing the ordinance and sending the matter back to the Town Council.
Pancha’s
The next agenda item was consideration of a use permit amendment for Pancha’s. Scott Lewis, managing and operating partner of Pancha’s, requested approval for additional outdoor seating in the rear patio and garden area, as well as an increase in the number of permitted special events with amplified music.
The proposal would officially allow up to 40 additional seats on the rear patio. Planters were designed to enclose the seating area in an effort to keep guests near the back of the building and away from the shared neighborhood fence line. Lewis said the response to the already existing outdoor patio has been tremendous.
Lewis also requested permission for up to four special events per month. The events would be limited to Saturdays or Sundays from 2 to 8:30 p.m., with amplified music and up to 150 guests permitted.
The increase in attendance and event activity raised concerns among board members and neighbors. Principal Planner Erin Ebach said Pancha’s would be required to submit an application for each event, detailing how parking, restroom access and other issues would be handled.
Another part of the amendment involved approval of an already installed projecting sign that is internally lit. Because internally lit signs are not currently permitted in Yountville, Lewis agreed the lighting would be turned off.
Several residents spoke during public comment, saying they enjoyed using the back patio because of the pleasant weather and reduced noise levels.
Miller suggested town staff establish a review period for the use permit to assure nearby residents that parking and noise issues related to the special events are being properly managed.
The board voted 4-0 to recommend approval of the use permit amendment to the Town Council.
