Part V: Definitions and Rules of Measurement
October 2022 Public Review Draft | St. Helena Zoning Code | Part V, Page 35 Transit station and terminal. A facility for passenger transportation operations, including rail stations, bus terminals, taxi, and scenic and sightseeing facilities. Includes truck, bus, taxi, van and limousine terminals and service centers, excluding maintenance centers.
Veterinary clinic. An infirmary for the treatment of small animals, including overnight care.
Warehousing, wholesale, and distribution. An establishment engaged in selling merchandise to retailers and other contractors; industrial, commercial, institutional, farm, or professional business users; other wholesalers; or acting as agents or brokers in buying merchandise for or selling merchandise to such persons or companies. This category does not include freight forwarding terminals.
Wildlife sanctuary. An area of land managed as a nature reserve that serves as a place of refuge for wildlife. Includes wildlife sanctuaries, botanical gardens, outdoor nature areas and other similar facilities and uses for passive use.
Winery event center. A facility for major public assembly events such as concerts, art festivals, banquets and special wine tastings. Winery event centers are an accessory use to a large winery.
Winery, large. An agricultural processing facility used for wine production and the fermenting and processing of grape juice into wine, the refermenting of still wine into sparkling wine and processes and practices used in the creation of ports, sherries and the like. Includes manufacturing, packaging, commercial scales and grape sampling facilities; grape sampling; crushing of grapes; fermenting and processing of grape juice; ageing and processing of wine; distillation; bottling of wine; on-site disposal of winery waste generated on a site; and warehousing and shipping of wine produced on the premises.
Uses accessory to a winery, including offices, laboratories, equipment maintenance shops, employees' eating facilities, cooperage repair shops, wine storage tanks, scales, and boiler rooms, are allowed.
Winery, small. An agricultural processing facility used for wine production and the fermenting and processing of grape juice into wine, and the refermenting of still wine into sparkling wine. Small wineries are an accessory use to a residential use.
Winery visitor center. A day use area including tour and tasting facilities, retail sales of wines and wine-related items, catering shops, cafes, restaurants, delicatessens, and drinking places. Must be conducted within structures specifically designated for such uses. Winery visitor centers are an accessory use to a large winery.
Wine warehousing. A building used for the wholesale storage or distribution of wine and allied wine products from any source.
Agenda Item #9.1.
Part V: Definitions and Rules of Measurement
Part V, Page 36 | St. Helena Zoning Code | October 2022 Public Review Draft Rules of Measurement
17.34.010 Measuring Fractions
Whenever this Code requires consideration of distances, parking spaces, dwelling units or other aspects of development or the physical environment expressed in numerical quantities, and the result of a calculation contains a fraction of a whole number, the results will be rounded as follows:
General Rounding. Fractions of one-half (0.5) or greater shall be rounded up to the nearest whole number and fractions of less than one-half (0.5) shall be rounded down to the nearest whole number, except as otherwise provided.
Exception for State Affordable Housing Density Bonus. The calculation of fractions related to permitted bonus density units for projects eligible for bonus density pursuant to Government Code § 65915 or any successor statute, and Chapter 17.29, Density Bonus, any fractional number of units shall be rounded up to the next whole number.
17.34.020 Measuring Distances
Measurements are Shortest Distance. When measuring a required distance, such as the minimum distance between a structure and a lot line, the measurement is made at the closest or shortest distance between the two objects.
Distances are Measured Horizontally. When determining distances for setbacks and structure dimensions, all distances are measured along a horizontal plane from the appropriate line, edge of building, structure, storage area, parking area, or other object. These distances are not measured by following the topography or slope of the land.
Measurements Involving a Structure. Measurements involving a structure are made to the closest support element of the structure. Structures or portions of structures that are entirely underground are not included in measuring required distances.
Measurement of Vehicle Stacking or Travel Areas. Measurement of a minimum travel distance for vehicles, such as garage entrance setbacks and stacking lane distances, are measured down the center of the vehicle travel area. For example, curving driveways and travel lanes are measured along the center arc of the driveway or traffic lane.
Measuring Radius. When a specified land use is required to be located a minimum distance from another land use, the minimum distance is measured in a straight line from all points along the lot line of the subject project, in all directions.
Agenda Item #9.1.
Part V: Definitions and Rules of Measurement
October 2022 Public Review Draft | St. Helena Zoning Code | Part V, Page 37 Figure 17.34.020: Measuring Distances
17.34.030 Measuring Height
Parapet or Flat Roof. For buildings with a parapet of flat roof, building height is measured from the average level of the highest and lowest points where the vertical plane of the exterior walls touch existing or finished grade, whichever is lower, to the highest point on the roof, the top of the parapet wall, the wall coping of a flat roof, or the deck line of a mansard roof.
Sloped Roof. For buildings with a hipped, gabled, gambrel, or other sloped roof design, building height is measured from the average level of the highest and lowest points where the vertical plane of the exterior walls touch existing or finished grade, whichever is lower, to the highest point on the highest point on the highest ridge.
Agenda Item #9.1.
Part V: Definitions and Rules of Measurement
Part V, Page 38 | St. Helena Zoning Code | October 2022 Public Review Draft Figure 17.34.030.A: Measuring Building Height
Stories. In measuring the number of stories in a building, the following rules shall apply:
1. An interior balcony or loft shall be counted as a full story if its floor area exceeds onehalf of the total area of the nearest full floor directly below it or if it is enclosed on more than two sides.
2. A basement shall be counted as a full story if the vertical distance between finished grade and the finished surface of the floor above the basement is more than four feet at any point.
3. A story shall not exceed 25 feet in height from the upper surface of the floor to the ceiling above.
4. An attic is not considered a story provided it is unconditioned, unfinished, and less than seven feet at its highest point with an average height not exceeding four feet.
Agenda Item #9.1.
Part V: Definitions and Rules of Measurement
October 2022 Public Review Draft | St. Helena Zoning Code | Part V, Page 39 Figure 17.34.030.B: Measuring Building Stories
Fences and Walls. The height of fences, walls, and other landscape structures shall be measured as the vertical distance from the midpoint between the highest and lowest natural grade immediately adjacent to both sides of the fence or wall to the highest point of the fence or wall.
Figure 17.34.030.C: Measuring Height of Fences or Walls Decks. Deck height is determined by measuring from the ground to the top of the floor of the deck directly above the ground below.
Figure 17.34.030.D: Measuring the Height of Decks
Agenda Item #9.1.
Part V: Definitions and Rules of Measurement
Part V, Page 40 | St. Helena Zoning Code | October 2022 Public Review Draft Antennas. The height of antennas shall be measured as described in Section 17.22.270, Wireless Telecommunication Facilities.
17.34.040 Measuring Lots
Lot Width. Lot width is the horizontal distance between the side lot lines, measured at right angles to the lot depth at a point midway between the front and rear lot lines.
Lot Depth. Lot depth is measured along a straight line drawn from the midpoint of the front property line of the lot to the midpoint of the rear property line or to the most distant point on any other lot line where there is no rear lot line.
Figure 17.34.040: Measuring Lot Width and Depth
Average Slope. The average slope of a parcel is calculated using the following formula:
S = 100(I)(L)/A, where:
1. S = Average slope (in percent)
2. I = Contour interval (in feet)
3. L = Total length of all contour lines on the parcel (in feet)
4. A = Area of subject parcel (in square feet)
17.34.050 Measuring Floor Area and Floor Area Ratio
Areas included in floor area measurement. The floor area is measured as the sum of the gross horizontal floor areas of a building measured from the exterior face of exterior walls, or from the centerline of a wall separating two buildings. Areas included and excluded from floor area are listed below.
1. Included in Floor Area Calculation.
Agenda Item #9.1.
Part V: Definitions and Rules of Measurement
October 2022 Public Review Draft | St. Helena Zoning Code | Part V, Page 41 a. All habitable space (as defined in the Building Code) that is below the roof and within the outer surface of the main walls of principal or accessory buildings or the centerlines of party walls separating such buildings or portions thereof. b. In cases where no walls exist, the area covered by the roof excluding two feet on each side of the structure for a standard roof projection. c. Interior walkways or corridors, interior courtyards, walkways, paseos, or corridors covered by a roof or skylight.
d. All floors of enclosed stairways, stairwells or elevator shafts.
2. Excluded from Floor Area.
a. Mechanical, electrical, and communication equipment rooms that do not exceed two percent of the building's gross floor area.
b. Bay windows or other architectural projections where the vertical distance between the lowest surface of the projection and the finished floor is 30 inches or greater.
c. Any areas that satisfy the landscape and open space base zone requirements. d. In the case of a multi-story building that has covered or enclosed stairways, stairwells or elevator shafts, the horizontal area of such features shall be counted only once at the floor level of their greatest area of horizontal extent. e. In non-residential buildings, areas used for off-street parking spaces or loading spaces, driveways, and maneuvering aisles that are located below the finish grade of the property.
f. Arcades, porticoes, and similar open areas that are located at or near street level and are accessible to the general public but are not designed or used as sales, display, storage, service, or production areas.
g. Outside areas used for sales and/or display (e.g., plant nurseries, building materials, auto sales, wine production, etc.).
h. A building or structure consisting of nonusable floor space such as a garage, carport or storage shed.
i. Unfinished attics, crawlspaces, and basements shall not be included unless converted and finished as usable floor space.
Agenda Item #9.1.
Part V: Definitions and Rules of Measurement
Part V, Page 42 | St. Helena Zoning Code | October 2022 Public Review Draft Figure 17.34.050: Measuring Floor Area
Floor Area Ratio (FAR). The floor area ratio (FAR) is the ratio of the floor area, excluding the areas described below, of all primary and accessory buildings on a site to the site area. To calculate the FAR, floor area is divided by site area, and typically expressed as a decimal. For example, if the floor area of all buildings on a site totals 20,000 square feet, and the site area is 10,000 square feet, the FAR is expressed as 2.0. The following are excluded from Floor Area in Calculating FAR.
1. Underground Areas. Floor area located below finished grade.
2. Parking. Parking areas located below finished grade or finished floor of habitable space where the vertical distance between finished grade and finished floor is less than six feet.
3. Small Accessory Structures. Accessory structures up to 120 gross square feet.
17.34.060 Measuring Lot Coverage
Lot coverage is the ratio of the total footprint area of all structures on a lot to the net lot area, typically expressed as a percentage. The footprints of all principal and accessory structures, including, but not limited to, garages, carports, covered patios, and roofed porches, shall be summed in order to calculate lot coverage. The following structures shall be excluded from the calculation:
Unenclosed and unroofed decks, uncovered patio slab, porches, landings, balconies and stairways with an elevation of less than 18 inches above finished grade; Eaves and roof overhangs projecting up to three feet from a wall; Trellises, pergolas, and similar structures that have roofs that are at least 50 percent open to the sky through with uniformly distributed openings;
Swimming pools and hot tubs that are not enclosed in roofed structures or decks; and Agenda Item #9.1.
Part V: Definitions and Rules of Measurement
October 2022 Public Review Draft | St. Helena Zoning Code | Part V, Page 43 One small, non-habitable accessory structure under 120 square feet. More than one small non-habitable accessory structure shall be included in lot coverage.
Figure 17.34.060: Determining Lot Coverage
17.34.070 Determining Lot Frontage
Corner Lot. The front of a lot is either of the two lines adjacent to the streets as platted, subdivided, or laid out, except that the front lot line shall be that line which is obviously the front by reason of the prevailing custom of the other buildings on the block. If such front is not evident, then as determined by the Community Development Director, either may be considered the front of the lot, but not both.
Through Lot. The front of a through lot abuts the street that neighboring lots use to provide primary access.
17.34.080 Measuring Setbacks
A setback line defining a required setback is parallel to and at the specified distance from the corresponding front, side, or rear property line, as shown in Figure 17.34.080: Determining Setbacks.
Required setbacks shall be unobstructed from the ground to the sky except where allowed pursuant to this Title, subject to compliance with the Building Code. All required setbacks shall be determined by their relationship to the front of a lot.
Figure 17.34.080: Determining Setbacks
Agenda Item #9.1.
Part V: Definitions and Rules of Measurement
Part V, Page 44 | St. Helena Zoning Code | October 2022 Public Review Draft
The following special regulations for determining required setbacks apply when a lot abuts a proposed street or alley.
Setback Abutting Planned Street Expansions. If a property abuts an existing or proposed street for which the existing right-of-way is narrower than the right-of-way ultimately required for the street, the required setback shall be established from the future right-of-way rather than the property line.
Setbacks abutting Alleys.
1. If a side lot line abuts an alley, the yard shall be considered an interior side yard rather than a corner side yard.
2. In computing the minimum setback for any lot where such setback abuts an alley, no part of the width of the alley may be considered as part of the required setback.
Flag lots.
1. The panhandle portion of the lot shall be excluded when determining the required setbacks and yards.
2. The Planning Commission may waive the minimum setback requirements of existing units after review of the location of the proposed panhandle, the width of the landscape area and the location of buildings in the vicinity.
Exceptions. In unusual cases, the Community Development Director shall have the authority to establish the location of the setback and yard standards in relation to any existing or proposed buildings or structures.
17.34.090 Measuring Signs
The calculation of measurements related to signs are described in Chapter 17.27, Signs.
Agenda Item #9.1.
Agenda Item #9.1.
Agenda Item #9.1.
Main St
Spring
St
Mills Ln
Pope St
Pratt Ave
Fulton Ln Madrona Ave
Adams St
Vallejo St
Dowdell Ln
Oak Ave
Sulphur Springs Ave
Hunt Ave
Crane Ave
Big Rock Rd
Spring Mountain Rd
Mitchell Dr
Fir Hill Dr
Grayson Ave
Tainter St
Hillview
Pl
Dean York Ln
Mccorkle Ave
Howell Mountain Rd
Park St
Pine St
Hudson Ave
Railroad Ave
Chaix Ln
Sylvaner Ave
College Ave
Charter Oak Ave
Silverado Trl
Pinot Way
Vintage Ave
Valley View St
Brittany Ln
Paseo Grand Dr
Elmhurst Ave
La Fata St
El Bonita Ave
Church St
Boyson Ln
Vidovich Ave
Paulson Ct
Riesling Way
Fountain St
Kidd Ranch Rd
Meadowcreek Cir
Monte Vista Ave
Bella Vista Ct
Wallis Ct
Hudson Ave
Napa River
York Creek
Conn Creek
City of St. Helena
Zoning Districts
Business and Professional Office (BPO)
Central Business (CB)
Industrial (I)
Mixed-Use (MU)
Open Space (OS)
Parks and Recreation (PR)
Public & Quasi-Public (PQP)
Service Commercial (SC)
Twenty-Acre Agriculture (A-20)
Winery (W)
Woodlands & Watershed (WW)
High Density Residential (HR)
Medium Density Residential (MR)
Low Density Residential (LR)
Highway 29 Specific Plan
Historic Preservation Overlay
Mobile Home Park Overlay
Parking Exemption District
Planned Development Overlay
St. Helena City Limits
St. Helena Urban Limit
Parcels
Waterways
0 1,000 2,000
Feet
Notes: Refer to Figure 9.1 in the General Plan for Flood Plain Overlay. This Zoning Map is subject to change and should only be used for reference. For the most up to
date Zoning information please contact the City of St.
Helena Planning Department.
Main St
Sulphur Creek
Agenda Item #9.1.
1 Xinia Gamero
From: Patrick Rue <[email protected]>
Sent: Saturday, November 5, 2022 1:07 PM
To: Public Comment
Subject: [External] Zoning Code Comment
Dear Councilmembers & Commissioners,
The proposed zoning code is great, thank you for the thoughtful approach in planning for our city’s future.
I’d like to suggest a change to the definition of “Wine shop” from:
Wine shop. An establishment that purchases and sells wines from multiple wineries and distributors. Wines may be made in other counties in California, other states, or other countries. Incidental wine tastings may occur in wine shops. Wine shops are not owned by wineries and must possess a Type 20, 21, or 42 license from Alcoholic Beverage Control.
to:
Wine shop. An establishment that purchases and sells wines from multiple wineries and distributors. Wines may be made in other counties in California, other states, or other countries. Beers sales may occur in wine shops. Incidental wine tastings may occur in wine shops. Wine shops must possess a Type 20, 21, or 42 license from Alcoholic Beverage Control.
I hesitate to change the code to fit my own needs, but I assume that’s partially what the code is for. I own a bottle shop in St. Helena that fits well into the definition of “Wine shop”, except that I sell beer, and I hold two Type 02 licenses. Wine and beer manufacturers are permitted under California law to hold a Type 20 off-sale license.
Thank you for your consideration.
Sincerely,
Patrick Rue
Patrick Rue, Master Cicerone®
Maker / Owner
Erosion
www.erosion.buzz
email: [email protected]
main: 707.820.4445
cell: 714.400.6092
Tap House:
1234 Main St., St. Helena, CA 94574
Brewery & Winery:
995 Vintage Ave., Ste. 108, St. Helena, CA 94574
Agenda Item #9.1.
2 Bottle Shop:
1119 Hunt Ave., Suite A, St. Helena, CA 94574
Agenda Item #9.1.
1 Xinia Gamero
From: Maya DeRosa
Sent: Wednesday, November 9, 2022 11:38 AM
To: Xinia Gamero
Subject: FW: [External] Comment to Planning Commission/ City Council Please include in public comment for 11/16.
MAYA DEROSA, AICP
COMMUNITY DEVELOPMENT DIRECTOR
City of St. Helena | Community Development Department
1572 Railroad Avenue | St. Helena, CA 94574
Direct: (707) 967-2783 | [email protected] | http://cityofsthelena.org/planning From: Connie M <[email protected]>
Sent: Wednesday, November 9, 2022 11:05 AM
To: Maya DeRosa <[email protected]>; Public Comment <[email protected]> Subject: [External] Comment to Planning Commission/ City Council Hi Maya,
(I am CCing public comment email address)
I am writing as the family who owns the vacant lot at 905 Main Street, St Helena. It is the vacant 12,000 sq foot lot at the corner of Main and Charter. It is adjacent to the former Yao wine tasting room, Gott's (Taylor's Refresher), across from Charter Oak and Farmstead restaurants.
I've been following the new zoning code updates with a lot of excitement and anticipation of developing our lot. I'm now writing to express my concern and objection about the non-residential commercial parking ratio in the draft and explain why I hope the city takes up this matter:
1. The parking ratio for retail remains at 1 parking space for 300 square feet of floor area for all lots however small or large. This ratio is truly a relic of outdated department store style development standards that created a sea of asphalt around a mall. It's many decades old and the subject of hundreds of studies that show that onerous off-street parking requirements have been a truly poor land use policy that makes development too costly in California, especially for smaller lots like ours.
California has clearly woken up to this fact just recently - the governor passed bills that ban any parking minimums in high transit areas as well as infill lots in the state. There's a legislative push in Sacramento as well as local governments up and down the state to reform, if not ban, decades old parking ratios especially for lots that are not large.
2. I'm asking the city to create development standards in the new zoning code that recognize that the old parking ratio is not suitable for small lots such as ours. Our property is also outside the parking overly exemption district which means that the 1 parking space:300 sq feet ratio makes any development proposal too costly or unviable.
Agenda Item #9.1.
2 The city is seeking high quality formula retail to fill vacancies and add to sales tax revenues. I'm working very hard to place the kind of tenant on our lot that would revitalize St Helena as a retail destination over downtown Napa, Yountville, etc. The current parking ratio will make that impossible.
Our family has a vested interest in making sure St Helena succeeds. Please feel free to reach out to ask any questions.
Thank you,
Connie Min
905 Main Street, St Helena
Agenda Item #9.1.
T R E A S U R Y W I N E E S T A T E S
5 5 5 G A T E W A Y D R I V E
N A P A , C A 9 4 5 5 8
W W W . T W E G L O B A L . C O M
November 10, 2022
Maya DeRosa, AICP
Community Development Director
City of St. Helena, Planning Department
1480 Main Street
St. Helena, CA 94574
Dear Ms. DeRosa,
Treasury Wine Estates owns Beringer Vineyards in St. Helena and would like to offer the following comments regarding the Comprehensive Zoning Code Update:
1. “Requiring the construction of new tanks to have a conditional use permit approval”. There are many reasons that may require a winery to add additional tanks that has no relation to increasing production. One example would be the need to have additional or larger tanks to do blends before bottling. Requiring a conditional use permit to address minor changes in the way you make wine is extreme. Other jurisdictions view tanks more as equipment with use permits being required only upon a change in the intensity of permitted winery production. In fact, the County of Napa recently adopted a ministerial Administrative Use Permit process that takes less time, money and studies to address processes such as this that do not impact intensity of use.
2. Definition of “wine production”. The change to include “all bottled wine received on the premises during the same year” can result in double counting. Wineries produce wine through fermentation and blending with bulk wine, as reflected in the beginning of the definition.
However, some wineries bottle their wine offsite and may be stored elsewhere for a period of time. If wine from a different vintage is brought back to the winery for sale or storage it very likely will be a different vintage that was accounted for in a different year and has nothing to do with production. This should be removed. I suggest the adoption of the County’s definition of production as it has been in use since 2005 and has worked well. I have attached it for your convenience.
3. Temporary advertising sign, including banners are currently excluded from any permitting process as long as they adhere to the time and frequency limitations. In the new code, these signs will now require a permit from the city, with the same time and frequency limitations as Agenda Item #9.1.
T R E A S U R Y W I N E E S T A T E S
5 5 5 G A T E W A Y D R I V E
N A P A , C A 9 4 5 5 8
W W W . T W E G L O B A L . C O M
the current code. Beringer has utilized these types of signs for special events and sales for years and should not be subject to a new permitting process.
As a general comment, we understand that Beringer’s existing facilities, which have been the subject of extensive permitting in recent years, continue to be permitted under Beringer’s previously approved use permits and design review permits. If you interpret the Comprehensive Zoning Code Update differently, we would like to discuss that topic further.
Thank you for your consideration of our comments, if you have any questions please feel free to contact me at (707) 259-4673 or via email at [email protected].
Sincerely,
Debra Dommen
VP, Government & Industry Affairs
Agenda Item #9.1.
1 The complexity of these statements can be attributed to the authors’ desire to avoid “double counting” bulk wine that is both received and bottled at a winery, and the fact that multiple vintages are present within a winery at any given time.
The Napa County Code contains various references to winery production and refers to production capacity as “the wine bottled or received” at a winery and refers to “bottling and storage of bottled wine and shipping and receiving of bulk and bottled wine “(Code Section 18.16.030(G)(4)).1
This handout was developed by the County planning staff with the assistance of a number of local industry representatives to assist property owners and other interested parties in interpreting Napa County Code references to winery production. It does not create a new definition or regulation.
A winery’s total annual production equals either (1) the sum of all wine created through fermentation in a given year, plus the net total of all fermented bulk wine received and shipped in the same year, including all bottled wine received on the premises during the same year; or (2) the amount of wine bottled on the premises in the same given year, whichever is greater.
Using the diagram on the right, this means the greater of A+(B-C), or D. If B-C is a negative number, total production is equal to either A or D, whichever is greater This interpretation holds true for all physical winery facilities regardless of the number of business entities (e.g. Alternating Proprietors/Custom Crush) they accommodate or the date that their production capacity was established or recognized.
However, wineries occupying multiple facilities are governed by the specific terms of their use permit or Certificate of Legal Non-conformity (CLN), which may vary.
Quantities represented by items A through D on the diagram can be determined by reviewing a winery’s annual submittals to the federal Alcohol and Tobacco Tax and Trade Bureau (TTB). The County may periodically request a copy of these submittal (s) as a way to monitor compliance with previously adopted conditions/requirements.
The County recognizes that annual variations can occur due to the grape harvest and the timing of finishing/bottling, and will generally review and average three to five consecutive years of data.
Winery Production Process
Conservation Development and Planning
D
A
B
Inflows
(Receiving)
Processing Steps
Outflows
(Shipping)
Juice Juice
Bulk Wine Bulk Wine
Bulk Wine Bulk Wine
Bottled Wine
Grapes
Aging &
Finishing
Bottling
Fermentation
Crush
C
Figure 1. Winery Production Process
March 2009
Agenda Item #9.1.
Zoning Code Update
Joint PC/CC Study Session #2:
November 16, 2022
5:00 – 7:00 PM
Agenda Item #9.1.
2 Today’s Agenda
1. Project Overview
2. Commercial and Mixed-Use Districts
• Uses
• Development Standards
• Design Standards
3. Winery District
• Uses and Standards
4. Specific to Uses Standards
• Live/work
• Formula Business
• Short-Term Rentals
Agenda Item #9.1.
3 We are
here.
Process
Agenda Item #9.1.
4 Project Objectives
• Reflect the City’s shared Vision
• Implement the City’s General Plan and EIR
• Reflect community character
• Facilitate reinvestment in the community and
development of housing for all segments
• Create a legally adequate regulatory document
Ensure compliance with SB 330 (effective Jan. 2020)
• Be user-friendly
2018 St.
Helena
General Plan
Update 2040
2018 St.
Helena
General Plan
2040 EIR
Agenda Item #9.1.
5 17.15 Establishment of Base Zoning Districts
17.16 Residential Zoning Districts
17.17 Commercial and Mixed-Use Districts
17.18 Business and Industrial Districts
17.19 Community Agricultural and Natural
Resource Districts
17.20 Public and Open Space Districts
17.21 Overlay Districts
17.22 Specific to Uses
17.23 Reserved
Table of Contents
Part I: General Provisions
Part II: Administration and
Procedures
Part III: District Regulations
Part IV: Citywide Standards
Part V: Uses and Definitions
Agenda Item #9.1.
7 Updated
Zoning
Map
Agenda Item #9.1.
8 Updated
Zoning
Map
Agenda Item #9.1.
9 Concerns/Issues to Address:
• Lack of predictability / over-reliance on discretionary review
• Desire for the Downtown to:
• Be active and walkable
• Facilitate a diversity of uses
• Remain local-serving
• Support industrial arts
• Support a walkable and well-designed hotel
• Support high-end formula retail
• Define, improve, and clarify the Service Commercial
(SC) zone.
Commercial and Mixed-Use Districts
Agenda Item #9.1.
10 Residential Uses in the CB, SC, and MU
• Central Business (CB): Upper floors only.
• Mixed-Use (MU): Upper floors only for
properties facing Main Street; multifamily
must be part of a mixed-use development.
• Service Commercial (SC): Not allowed.
Agenda Item #9.1.
11 Commercial Uses in the CB, SC, and MU
• Add opportunities for housing in the Downtown
• “Highest and best” uses on Main Street
• More uses allowed with staff-level review
• Added specific Eating and Drinking Establishments and Food and Beverage Sales uses to improve precision and
match standards to specific uses.
• Added a range of specific Maker’s Spaces to encourage and facilitate creative and artistic enterprises in the City. • Clarified definitions and allowed some lodging uses (e.g. hotel rooms on upper floors only in the CB)
• Grouped various Retail and Personal Service uses into useful categories
• Updated list of uses; removed “non-uses”
Agenda Item #9.1.
12 Other Uses in the CB, SC, and MU
• Created two groups for Public Services (major and minor) • Added uses for consistency with General Plan and state law (e.g. community garden, low barrier navigation center)
• Allow low-impact manufacturing (e.g. contractor’s shop, artisan manufacturing, food and beverage)
• Made clear distinctions between Primary and Accessory uses • Updated/modernized list of industrial and agricultural uses; removed “non-uses”
Agenda Item #9.1.
13 CB (Commercial Business) Development Standards
CB Existing CB Proposed
FAR Max. 2.0 nonresidential Max. 2.0 (inclusive of residential uses) Lot Area Min. 5,000 sq ft Min. 5,000 sq ft
Floor Area, per Bldg/Use Max. 10,000 sq ft / 200-10,000 sq ft Max. 10,000 sq ft / 200-10,000 sq ft Building Frontage N/A
Main St: 100% between Spring St and Adams St
alignment; Min. 85% elsewhere on Main St;
All other streets: Min. 60%
Max. Building Height,
Principal Building
Max. 35 ft; 30 ft when abutting a residential
property
35 ft; 30 ft when abutting a residential property or
facing Oak Ave
Max. Building Height,
Accessory Building None 16 ft
Front Setback Min. 0 ft Main St: Max. 5 ft, 8 ft where active frontage is provided; Oak St: Max. 8 ft
Street Side Setback Min. 0 ft Min. 0 ft
Interior Side Setback Min. 0 ft; min. 10 ft street side setback when abutting a residential property
Min. 0 ft; min. 10 ft when abutting a residential
property
Rear Setback Min. 0 ft; min. 10 ft when abutting a residential property
Min. 0 ft; min. 10 ft when abutting a residential
property
Agenda Item #9.1.
14 SC (Service Commercial) Development Standards
SC Existing SC Proposed
Max. FAR N/A 0.50
Min. Lot Area 10,000 sq ft 10,000 sq ft
Floor Area, per Bldg / Use Max. 10,000 sq ft / 200-10,000 sq ft Max. 15,000 sq ft / 200-10,000 sq ft Max. Building Frontage N/A Min. 60% of lot width
Max. Building Height,
Principal Building Max. 35 ft Max. 35 ft
Max. Building Height,
Accessory Building None 16 ft
Front Setback Main St: Min. 15% of lot depth, in no case less than 35 ft Min. 25 ft
Street Side Setback Min. 25 ft Min. 25 ft
Interior Side Setback Min. 10 ft/floor Min. 10 ft/floor Rear Setback Min. 15 ft; min. 20 ft when abutting a
residential property
Min. 15 ft; min. 20 ft when abutting a
residential property
Agenda Item #9.1.
15 MU (Mixed Use) Development Standards
MU Proposed
Density Max. 20 du/ac
FAR Max. 1.0 (inclusive of residential uses)
Min. Lot Area / Width 5,000 sq ft / 45 ft
Floor Area, per Bldg / Use Max. 15,000 sq ft / None
Max. Building Frontage Min. 50% of lot width
Max. Building Height,
Principal Building
Pitched roof: 45 ft/3 stories; 30 ft/2 stories within 20 feet of a residential district.
Flat roof: 40 ft/3 stories; 26 ft/2 stories within 20 feet of a residential district Max. Building Height,
Accessory Building 16 ft
Front Setback Nonresidential: Max. 10 ft;
Residential: No setback allowed north of Mitchell Dr.; 5-15 ft everywhere else Street Side Setback Min. 0 ft
Interior Side Setback Min. 0 ft; 10 ft. abutting a residential district Rear Setback Min. 0 ft; 10 ft. abutting a residential district Agenda Item #9.1.
16 Commercial and Mixed-Use Design Standards
1. General Standards. See Part IV, Citywide Standards.
2. Highway 29 Specific Plan Applicability. See Highway 29 Specific Plan.
3. Residential Development in Mixed-Use District. Must meet residential AND commercial/mixed-use design standards.
4. Building Orientation. Toward public ROW or internal walkways; no direct visual access into adjacent residential buildings.
5. Building Articulation. Building over 125 ft in width shall be read as a series of buildings no wider than 75 ft each.
6. Building Facades Visible from a Public Street.
• Horizontal articulation must include architectural elements that frame the middle section of the building.
• Buildings over two stories must include articulation for the top story. • Awnings must be of a durable material with a matte finish. • Canopies must be constructed of wood or other natural materials.
Agenda Item #9.1.
17 Commercial and Mixed-Use Design Standards
7. Upper-Story Window Design.
• Height must be equal or greater than width.
• Min. ½ inch deep trim OR min. ¾ inch recess from exterior wall.
8. Exterior Building Materials and Colors.
• Prohibited materials: vinyl and aluminum siding, artificial stone, plywood, common concrete block.
• Bright colors are only for trim or accents.
• A unified palette of materials and colors.
• Contrasting colors required along Main St within CB and MU districts.
9. Universal Design. For residential projects with min. 10 dwelling units, 10% of units must adhere to the following:
• At least one entrance without steps and a flat threshold. • Living space on one floor or stair landings big enough to accept lifts. • Wide interior doors, hallways, and alcoves with 60x60-inch turning space.
• 30x48-inch clear space in bathrooms and kitchens.
Agenda Item #9.1.
18 Commercial and Mixed-Use Design Standards
10. Front and Street Side Setback Improvements. Setback areas must be improved with planters, paving, low walls, outdoor seating areas, etc.
11. Refuse and Recycling Area Enclosures. Container and enclosure materials, drainage required.
12. Design Standards in CB and MU Districts Only
a. Building Transparency/Required Openings on Main Street in the CB and MU Districts. Required for at least 70% of building wall area between 2-7 ft above sidewalk.
• Transparent glazing and views into active spaces
• Multi-level garages exempted
• May be reduced or waived
b. Buildings with Main Street Frontage in CB and MU Districts. • Primary entrance must be on Main Street.
• Entrances must be covered or recessed min. 4 ft.
• Buildings on corner parcels must be placed at intersection of front and side setback lines for a min. of 30 ft along both lines.
Agenda Item #9.1.
19 Commercial and Mixed-Use Design Standards
c. Off-Street Parking in the MU District.
• No access from front of lot
• Min. 40 ft from street-facing property line
13. Design Standards in SC District Only.
a. Frontage.
• Active frontages and connection to street ROW
• Min. one entry
• At least one recessed entry with min. 6 ft depth when building is more than 50 ft in length. • Max. building height to entry recess ratio: 2.5:1
b. Building Transparency/Required Openings. Required for exterior walls within 40 ft of a streetfacing lot line and at least 40% of building wall area between 2-7 ft above sidewalk. • Transparent glazing and views into active spaces
• May be reduced or waived
14. Off-Street Parking Areas in SC District.
• Min. 10 ft from street-facing property line
• One curb cut per 80 ft of any street-facing frontage
Agenda Item #9.1.
20 Winery District
• Uses:
• No major changes
• Added “Tanks associated with winery uses” requires
a CUP due to likely production increases
• Clarified accessory uses in a building are permitted; exterior accessory uses may require a CUP
• Development Standards:
• No major changes
Credit: Getty Images/iStockphoto, Cliff Briggin
Agenda Item #9.1.
21 Definitions of Winery Uses
• Winery, Large (Primary). An agricultural processing facility used for wine production and the fermenting and processing of grape juice into wine, the refermenting of still wine into sparkling wine and processes and practices used in the creation of ports, sherries and the like. Includes manufacturing, packaging, commercial scales and grape sampling facilities; grape sampling; crushing of grapes; fermenting and processing of grape juice; ageing and processing of wine; distillation; bottling of wine; on-site disposal of winery waste generated on a site; and warehousing and shipping of wine produced on the premises. Uses accessory to a winery, including offices, laboratories, equipment maintenance shops, employees' eating facilities, cooperage repair shops, wine storage tanks, scales, and boiler rooms, are allowed. • Wine Warehousing (Primary). A building used for the wholesale storage or distribution of wine and allied wine products from any source.
• Winery, Small (Accessory). An agricultural processing facility used for wine production and the fermenting and processing of grape juice into wine, and the refermenting of still wine into sparkling wine. Small wineries are an accessory use to a residential use.
• Winery Event Center (Accessory). A facility for major public assembly events such as concerts, art festivals, banquets and special wine tastings. Winery event centers are an accessory use to a large winery. • Winery Visitor Center (Accessory). A day use area including tour and tasting facilities, retail sales of wines and wine-related items, catering shops, cafes, restaurants, delicatessens, and drinking places. Must be conducted within structures specifically designated for such uses. Winery visitor centers are an accessory use to a large winery.
Agenda Item #9.1.
22 Definitions of Related Terms
• Wine Production: A winery's total annual production equals the sum of all wine created through fermentation in a given year plus the net total of all fermented bulk wine received and shipped in the same year, including all bottled wine received on the premises during the same year. • Wine Marketing Event. Any activity conducted at a small winery for the purpose of educating members of the wine trade and persons who have pre-established business relationships with the small winery or its owner/operator about the wine produced at the Small Winery in order to increase the amount of wine sold to those individuals. Marketing activities may include food service without charge when provided in association with such education and development but shall not include cultural and social events unrelated to such education and development.
Agenda Item #9.1.
23 Live/Work
Definition: An integrated housing unit and working space occupied and utilized by a single household in a structure designed or structurally modified to accommodate joint
residential occupancy and work activity.
Locations:
• Minor Use Permit Required: Mixed Use (MU) and
Business & Professional Office (BPO) districts
• Conditional Use Permit Required: Central Business
(CB) and Industrial (I) districts
Agenda Item #9.1.
24 Live/Work (Section 17.22.140)
Standards Specific to Live/Work Uses:
• Establishment. May be conversion of existing buildings or new construction • No Separate Sale or Rental or Portion of Unit. No portion of a live/work unit may be separately rented or sold as a commercial space for a person or persons not living in the premises or as a residential space for a person or persons not working in the same unit.
• Occupancy Requirement. Residential space must be occupied by at least one individual employed in the on-site business.
• Business License Required. Occupant required to hold a valid business license for the on-site business.
• Nonresidential Use. Any use allowed by zone except Automobile/Vehicle sales and services and Cannabis retail.
• Limitation on Outside Employees. Max. 1 other than residents (except as allowed subject per the CUP).
Agenda Item #9.1.
25 Standards Specific to Live/Work Uses:
• Design Standards.
o Nonresidential Area. Min. 50% ground level or min. 300 sq ft, whichever is greater, must function as workspace.
o Ground Floor Design. Must comply with the standards for ground floor commercial uses for the applicable zone.
o Non-Residential Amenities. Ground floor must be designed to accommodate commercial or service uses as evidenced by the provision of flooring, interior storage, ventilation, other physical improvements specific to commercial or service facilities.
o Separation and Access. Access to each unit provided from a public street or common access areas, corridors, or halls and separate from other live/work units.
Live/Work (Section 17.22.140)
Agenda Item #9.1.
26 Formula Businesses
Definition: A business which is required by contractual or other arrangement to maintain any of the following: standardized services, decor, uniforms, architecture, signs, trademark, name or other similar standardized features which cause them to be substantially identical to 10 or more other businesses in the United States regardless of ownership or location. This shall include, but not be limited to, retail sales and service, visitor accommodations, wholesale and industrial operations. Does not include formula restaurants, which are prohibited.
Locations:
• Permitted by-Right: Service Commercial (SC) district
• Conditional Use Permit Required: Central Business (CB) and Mixed Use (MU) districts.
• Max. 4 in the CB and max. 4 in the MU district
Agenda Item #9.1.
27 Formula Businesses (Section 17.22.120)
Standards Specific to Formula Businesses:
• Prohibited Formula Businesses. No formula restaurants are allowed. • NEW CUP Findings.
o Will promote diversity and variety to assure a balanced mix of commercial uses available to serve both resident and visitor populations;
o Is consistent with the unique and historic character of St. Helena and will preserve the distinctive visual appearance and shopping/dining experience of St. Helena for its residents and visitors; o Any formula business in the CB district is compatible with existing uses in the zone and will promote the zone’s economic vitality as the downtown commercial core.
Agenda Item #9.1.
28 Short-Term Rentals
Definition: The rental of any residential structure or any portion of any residential structure for occupancy for
dwelling, lodging, or sleeping purposes for 30 or fewer consecutive calendar days.
Locations allowed (all by-right):
• LR (Low-Density Residential)
• MR (Medium-Density Residential)
• HR (High-Density Residential)
• Mixed Use (MU)
Agenda Item #9.1.
29 Short-Term Rental Permit (Section 17.05.100)
Key Amendments:
• Third party may file an appeal of an approval of a STR permit • Permit holder is responsible for providing verification of the TOT tax payments
• Director has discretion to determine whether a complaint is valid • Requires the address of the local contact person to be kept on file with the City
• The City reserves the right to reject a local contact person if their location is out of the area
• Reduces from 30 to 14 days the timeframe that noticed property owners may file a protest against the STR use
Agenda Item #9.1.
30 Upcoming Study Session
Study Session #3, December 7th
• Citywide Standards
o Parking
o Signage
o Affordable Housing
• Overlay Zones
o Parking Exemption
o Historic Preservation
o Planned Development
• Zoning Map – review of changes
• Wrap-Up and Final Questions
Agenda Item #9.1.
31 Feedback
1. Council and Commission Feedback
2. Public Feedback
3. Additional feedback to:
Maya DeRosa, AICP
Community Development Director
[email protected]
Agenda Item #9.1.
32 Thank you!
Agenda Item #9.1.
November 15, 2022
Members of the St. Helena City Council and Planning Commission Before you tonight are several proposed so-called “minor” amendments that relate to the Short Term Rental Ordinance. I am here to show how they are major change and unfair to residents surrounding STR. I will address three of them. They are :
(1) Single and total discretion given to the Director to determine if filed complaints are VALID. In other words, one person controls STR renewal—getting to decide which citizens are telling the truth with their complaints and which are not.
(2) the requirement for neighbors to submit written requests to be notified about EVERY DECISION related to a STR in their neighborhood, and
(3) SHORTENING the time period for neighbors to object to renewal of a permit from 30 to 14 days.
In other words, shortening the time neighbors can object to the Director’s single and total determination of valid complaints without a previous written request to be notified I begin by requesting that you do not simply pass on changes to the STR ordinance tonight, but that you widely publicize these proposed changes to the community of STR neighbors and give them the opportunity to weigh in on the significant changes that are proposed related to enforcement and notice which many citizens spent months of their time putting together so we wouldn’t need to be here tonight.
The first major proposed amendment gives the Planning Director the sole discretion to determine whether City resident complaints lodged with Police and related to STR operations are– and I quote - “valid.” This suggestion to allow one staff member the personal responsibility of determining these complaints denies citizens due process of their peers.
As you know, I have some experience with a STR permit renewals. Apparently, that is Agenda Item #9.1.
what led to these proposed changes. In my case, without contacting me to ask for any specifics pertaining to the Police reports I filed, and without inquiring of several neighbors who corroborated my complaints, the Director (and Police who sometimes arrive on scene after a disturbance has quelled) PERSONALLY decided that all of our complaints were not valid and that we must be mistaken and then renewed their permit. I received no notice that this happened, because and at the time, the ordinance did not require me to file a written request to be notified.
If these minor modifications are approved, the Director exercises sole discretion and determines complaints are not “valid,” the Director is then solely empowered to renew the STR permit without a public hearing before the Planning Commission and without any direct notice to the neighbors, DENYING US DUE PROCEES - unless the neighbors have the forethought to scour the Zoning Ordinance and realize that they are required to file a written request to be notified about each and every action the Director might take related to a STR operation in their neighborhood. [Here I refer you to the second amendment I referenced, which is found in general provisions related to Notice of City Action in Section 17.04.100(B)].
This exercise of sole discretion to determine whether complaints reflected in Police reports are valid is not a “minor” amendment. It removes “enforcement” fact-finding from the public hearing forum where it properly belongs – and places it in the private office of one person..the Director.
With all due respect, present City Staff, the City Attorney, the Zoning Ordinance consultant and appointed and elected officials who have weighed in on this exercise of sole discretion and these proposed amendments were not actively involved in City business in 2016 when the STR ordinance was overhauled - with the exception of Council Member Dohring. 2 The proposed amendment that allows a “third party” to file an appeal of this exercise of discretion shifts the enforcement burden to City residents. If a city resident is disturbed by STR operations, and has the forethought to file a written request to be notified of all decisions related to that STR, then that resident will receive notice of a renewal and have the privilege to pay a substantial fee ($1600) in order to trigger an appeal of the Director’s sole exercise of decision at a Agenda Item #9.1.
public hearing.
Taken together, these changes turn the overriding “robust enforcement” goal of the 2016 STR ordinance amendment on its head.
Let’s briefly take a step back to 2016 when the Planning Commission and City Council undertook a comprehensive evaluation of the STR ordinance and made significant changes.
Literally SCORES of residents participated through town hall meetings over many months and many other special and regular Council meetings.
Enforcement of STR violations was a major concern. The City Council carefully crafted mechanisms that were inserted in the ordinance to ensure “robust” enforcement of complaints.
In 2016, the Planning Director asked for a “formal and codified renewal process”. The City Staff did not want the responsibility to exercise discretion when it came to STR permits, rather wanted the Planning Commission of citizens to hear the complaints. The Council delivered on that request and inserted a codified renewal process that plainly states that if three or more “STR related complaints” are filed over two years . . . a renewal “shall be referred to the Planning Commission for action at a public hearing.” [Renewals Section 17.134.065 (D)].
Finally, with respect to the issuance of STR permits generally, the proposed amendments also REDUCE the number of days for owners who receive a notice of a pending permit to file a written protest against the STR from 30 days to 14. [Proposed Ordinance 17.05.100] Giving the Director sole discretion to issue STR renewals even with complaints, requiring City residents to maintain express requests for notification of Department action, and shortening the time period for neighboring property owners to file a protest are not “minor refinements” that “add more clarity to the STR Ordinance.” They are MAJOR changes that diminish rather than advance “robust enforcement.” of citizen’s concerns over STK.
The way through this morass of administrative procedures that does the least harm and stays true to the intent of the citizens hard work on the ORIGIANAL STR ordinance - is TO DENY the Director the single discretion to determine if complaints are “valid” and keep the current requirement : when “ three STR related complaints” are filed over two years . . . a renewal “shall be Agenda Item #9.1.
referred to the Planning Commission for action at a public hearing.” [Renewals Section 17.134.065 (D)].
Thank you for your consideration and time tonight. Respectfully, Susan Kenward Agenda Item #9.1.
Steve Goldfarb
455 Bella Vista Court
St. Helena, CA 94574
November 16, 2022
To: Maya Derosa, Community Development
Director, City of St. Helena, on behalf of the
City Council and Planning Commission
From: Steve & Linda Goldfarb, Anomaly
Vineyards
Subject: Comments on proposed draft Zoning
Ordinance
Linda and I are the owners of Anomaly
Vineyards, a small winery within the A-20 zone
at 455 Bella Vista Court, St. Helena.
Some background as to our perspective on
the proposed zoning ordinance may be helpful.
Agenda Item #9.1.
Twenty-five years ago, we purchased a home
within the A-20 zone. There was a small
vineyard on the property, and we made some
personal wine from the grapes in 1997. We
subsequently applied for a permit to operate a
small winery on the property, only to discover
that there was no definition in the planning code
that defined what constituted a small winery.
We worked with City staff and the Planning
Commission to develop standards which would
allow for the development of a small winery.
In 2002, we received a permit to build a small
winery and to operate that winery. As part of the
development of the A-20 small winery
conditions, there was a concern that the
approval of a small winery would create traffic
and safety issues with more vehicles in the area
and that the Planning Commission estimated
that 100 or more new small wineries would
change the residential character of the A-20
neighborhood. So, with opposition to any new
development, the Planning Commission put
Agenda Item #9.1.
restrictions on any new winery that included a
need for new wineries to be on parcels only
where there was an existing residence and
required that the owners of such parcel live on
that parcel as their primary residence.
Furthermore, because we only had 2 acres of
land and a number of neighbors opposed any
winery, the Planning Commission imposed a
minimum parcel size of 5 acres, requiring my
wife and I to purchase more land and make a
bigger investment than we desired. It also
changed the intent of allowing wineries in the
A-20 zone to be very small and allow property
owners to use their parcel as a very small
winery.
For my wife and myself, it worked out. But as
the years passed, we learned some of the
restrictions placed on us have created new
issues that were not relevant 20 plus years ago.
1. The requirement that property owner must
live on the property.
Agenda Item #9.1.
2. Fruit for the winery must come solely from
the property.
As climate change impacts production, the
limitations on where the fruit can be sourced
becomes more problematic.
1. Primary Residence.
Why should this be a condition? None of the
other property owners in the A-20 district have
any residency requirements. There is no
requirement for the owner of the property to
live on the property. In fact, the A-20 district is
an agricultural zone which allowed residential
buildings in an agricultural zone. The condition
that in order to have a winery in the A-20
district be a subset requiring the existence of a
residency is somewhat inconsistent with the
purpose of providing for an agricultural use.
Solution: Eliminate any residency requirement
in order to have a small winery that supports the
Agenda Item #9.1.
main purpose of the A-20 district which, in St.
Helena, means to support vineyards.
2. Fruit Source.
Allow the A-20 winery to source fruit from
any source as long as the limitation on the
wineries wine production be based solely on the
size of the parcel (this provision is covered by
the proposed language in the new draft of the
proposed zoning ordinance).
The draft attempts to resolve this issue but the
mechanism to do so is far too limiting.
First, why put a source limitation at all?
Whether the source is allowing fruit to come
from adjoining properties or properties
elsewhere will not impact the size or nature of
the winery, nor will it impact the traffic in the
neighborhood. Indeed, all other vineyards in the
A-20 zone can sell their grapes anywhere to any
buyer, thus increasing the amount of traffic in
the neighborhood as such grapes need to be
Agenda Item #9.1.
removed from the area to wineries outside of
the A-20 zone. The very fact that the language
in the draft plan places any restrictions on the
winery to purchase such grapes and thereby
eliminate traffic from the sale of such grapes
elsewhere may have the opposite effect of
increasing traffic in the area if there is an
adjacency requirement for the local winery to
buy the grapes.
Additionally, if for some reason the winery
parcel cannot produce enough grapes to cover
the necessary supply to the winery (ie. the need
for replanting, weather conditions reducing
yield, etc.), the restrictions on sourcing grapes
to keep the winery solvent may in fact cause the
winery to fail.
Solution: Allow the winery to source grapes
from anywhere; or anywhere in St. Helena; or
anywhere in the A-20 zone would, at a
minimum, allow the A-20 wineries to be on
Agenda Item #9.1.
equal footing with all other wineries in St.
Helena.
For these reasons, we would hope the
Planning Commission and/or City Council
would consider adopting these suggested
changes.
Thank you for your consideration,
Steve & Linda Goldfarb
Agenda Item #9.1.
November 16, 2022
TO: City Council and Planning Commission, City of St. Helena FROM: Board Members and Staff, Our Town St. Helena (OTSH) RE: Zoning Code DraM Update
Since the Zoning Code DraM Update has been released, OTSH’s board members and staff have begun taking a deep dive into the expanse of the document. We are compiling a list of comments and concerns that we plan to deliver prior to the next joint meeVng in December.
The Zoning Code update provides a rare opportunity to build into code some of the specific capaciVes that can facilitate the creaVon of vital workforce housing. It is the single most powerful tool that defines the densiVes, envelopes and interrelaVonships of the built environment. The shape and texture of the built environment that this Zoning Code Update informs will long outlast any expedient Vmelines. Workforce housing is a criVcal piece of infrastructure without which St. Helena cannot thrive.
To fully seize the opportunity the Zoning Code Update presents, OTSH would like to share a handful of consideraVons (below) that will help frame and analyze the lines, leZers and changes proposed in the Zoning Code DraM Update. As you conVnue to review and digest the document, please consider these key quesVons:
1. Do these lines, leZers and changes enhance or hinder the capacity of either public or private partners to create workforce housing opportuniVes from a pracVcal standpoint?
2. Do these proposed Zoning Code updates make possible soluVons more or less costly… more or less cumbersome to accomplish?
3. Where and how do density and designaVon changes in the draM zoning map/code draM create workforce housing opportunity spaces?
4. Has the draM map fully considered the designaVons of City-owned properVes and how those sites could best serve St. Helena’s workforce housing needs? P.O. Box 94 St Helena, CA 94574
www.ourtownsthelena.org
Agenda Item #9.1.
5. How and where does the Zoning Code Update actually empower, encourage and enable infill development opportuniVes?
6. Where are references to State-related mandates aimed at furnishing soluVons to workforce housing located that inform where and how those mandates override and/or are exempt from development standards and/or applicable fee structures?
7. Where and how can we do more to actually create mechanisms that can then furnish real and varied workforce housing opportuniVes?
We believe that the Code Update is one of the single most criVcal acVons you may undertake during your Vme at Planning Commission or City Council, and it is clearly worth the Vme it may take to both deeply examine and fully understand the changes that are being considered and the real-life ramificaVons and opportuniVes presented by each of those changes.
OTSH has consistently demonstrated a commitment to forging soluVons to Saint Helena’s Workforce Housing challenges. We look forward to sharing our insights at the next joint meeVng on how the Code Update can best serve to enhance those efforts. We hope that both City Council and Planning Commission will commit the Vme to consider in detail those suggesVons and (possible Vmeline delays aside) understands the greater importance of creaVng a truly powerful and producVve Code.
P.O. Box 94 St Helena, CA 94574
www.ourtownsthelena.org
Agenda Item #9.1.
1 Cindy Tzafopoulos
From: Geoff Ellsworth
Sent: Wednesday, November 16, 2022 4:48 PM
To: Maya DeRosa
Cc: Paul Dohring; Cindy Tzafopoulos; Anil Comelo
Subject: input for joint St. Helena City Council/Planning Commission meeting 11/16/2022 I am unfortunately under the weather tonight and not able to attend the meeting.
I do want to submit some brief notes.
First I'd like to thank staff, subcommittee and consultants for the continued efforts. ‐ I believe important to always to look at our decision making through the lenses of water, climate, social equity fire/wildfire prevention and walkability/bikeability. Community garden/growing spaces also good to see referenced.
I'm pleased to see the consideration of live/work and makers/artisanal spaces, as well as low impact manufacturing which I believe all can help bolster a diversified, strong and resilient local economy with a commitment to housing for a full spectrum community.
‐Also I think the comments put forward by Susan Kenward related to Short Term Rentals are valuable to consider.
Best, Geoff
Sent from my iPad
Agenda Item #9.1.