St. Helena City Council
June 26, 2023

Agenda Item #6.1.

City of St. Helena 2023-2031 Housing Element Update Adopted, May 9, 2023 1-25
Implementation Program Objectives Implements
What Policies
Who is
Responsible
Potential
Funding
Source
Timing
H-R Place-based ADU Strategy
The City will target specific areas for ADU incentives
and will create incentives to construct ADUs in the
low- and medium-density areas near downtown as
well as in low-density higher-income areas of the
city, particularly on the western portion of the city.

Potential incentives include, but are not restricted
to, fast tracking development applications, deferred
development fees, and reduced parking and/or other
city standards. [Existing Program HE2.K, modified]
Establish place-based ADU strategies and incentives
by 2026
In combination with Program H-I and H-Q, the
development of:
· 80 accessory dwelling units, targeting 60 on
the western portion of the city
· 20 ADUs with affordability restrictions during
the planning period, including 15 within the
western portion of the city.
· 15 ADUs near downtown
Proactively work to overcome concentrations of
lower- and moderate-income earning households
Proactively work to relieve displacement pressures on
multifamily zones
HE2.2
HE2.4
Planning
Department
General
Fund (staff
time)
Establish
program: by
2026
H-S Affordability Requirements for ADU
Incentives
The City will link financial incentives and
development standard variances to affordability
requirements for ADUs. Whenever the City assists in
the development of an ADU through financial
incentives or by granting a variance, the City will
require that either the main house or the ADU is
used as a rental unit affordable to lower- and
moderate-income households for a minimum of five
years through an affordable housing regulatory
agreement with the City. [Existing Program HE2.M,
modified]
Update the zoning ordinance to include affordability
requirements for ADU projects receiving financial or
regulatory incentives by 2026
Incentivize the development of:
· 12 very low-income units
· 14 low-income units
· 6 moderate income units
HE2.4 Planning
Department
Housing
Trust Fund
General
Fund (staff
time)
By 2026

Agenda Item #6.1.

City of St. Helena 2023-2031 Housing Element Update Adopted, May 9, 2023 1-26
Implementation Program Objectives Implements
What Policies
Who is
Responsible
Potential
Funding
Source
Timing
H-T Illegal Housing Units
The City will continue to respond to complaints
regarding illegal units. Additionally, the City will
work with the property owners to help bring illegal
units up to code and to abate the use of nonhabitable buildings as living units. [Existing Program HE2.N]
Respond to complaints regarding illegal units
Provide technical and financial support to assist five
lower income units to be brought up to code within
the planning period
HE2.4 Planning and
Building
Department
General
Fund (staff
time)
Housing
Trust Fund
Throughout
the
planning
period
H-U Place-based Density Increases
The City will revise the Zoning Code to allow urban
lot splits, duplexes, and other two-unit projects in
single-family residential zones in accordance with
Senate Bill 9. The City will also adopt incentives,
which may include fee reductions, deferrals, or
waivers; flexible development standards; priority
processing, or allowing triplexes on single-family
lots if one unit ensures affordability to lower- or
moderate-income renters by deed restriction. The
City shall publicize informational materials outlining
policies and incentives on the City website and
through mailing lists and social media outlets. [New
Program]
Adopt incentives for small multi-unit SB 9 projects in
single-family zones by 2024
Publicize informational materials by 2024; update
within 30-days of changes
Revise the Zoning Code by 2026
Proactively work to overcome concentrations of
lower- and moderate-income populations
Proactively work to relieve displacement pressures in
multifamily zones
HE2.2
HE2.5
Planning
Department
General
Fund (staff
time)
Allow
duplexes: by
2024
Adopt
incentives:
by 2024
H-V Multi-unit Development in Low-density
Higher-income Areas
The City will encourage the development of
affordable housing on in-fill parcels and in lowdensity areas in the western portion of the city, in line with the City's commitment to affirmatively
further fair housing. As part of this effort, the City
will explore and adopt, revisions to development
Post an inventory of potential housing sites on the
City’s web site immediately following adoption of the
Housing Element
Explore revisions to development standards to
encourage multi-unit infill development (as part of
comprehensive zoning code update) by 2026
HE2.2, HE2.6 Planning
Department
City Council
General
Fund (staff
time)
Housing
sites posted
to website
in 2023
Standards
update:
2026

Agenda Item #6.1.

City of St. Helena 2023-2031 Housing Element Update Adopted, May 9, 2023 1-27
Implementation Program Objectives Implements
What Policies
Who is
Responsible
Potential
Funding
Source
Timing
standard to encourage multi-unit developments
within existing neighborhoods throughout the city.

The City will also explore additional incentives to
encourage affordable multi-unit projects in high
resource areas, including, but not limited to priority
permit processing, reduced or waived development
fees, reduced parking and/or other city standards,
and an additional density bonus. [Existing Program
HE2.P, modified]
Facilitate the development of three multi-unit lowerincome housing projects on City-owned properties in the planning period
Facilitate the development of five lower- or
moderate-income infill projects in the planning period
Address disproportionate housing needs in infill
areas, including overpayment, overcrowding, and
displacement risk by increasing housing
opportunities; facilitate seven SB9 lot splits to
increase housing opportunities in single family
neighborhoods in the planning period, with a goal of
facilitating development of five lower-income units
on these properties
Explore additional incentives for affordable multi-unit projects in low-density areas on the western portion
of the city by 2026
Encourage the development of eight lower- and eight
moderate income multi-family units in high resource
areas or on infill parcels within the planning period
Proactively work to overcome concentrations of
lower- and moderate-income households on the
eastern portion of the city
Address the lack of affordable housing types in the
city
Explore
potential
addition
incentives:
by 2026

Agenda Item #6.1.

City of St. Helena 2023-2031 Housing Element Update Adopted, May 9, 2023 1-28
Implementation Program Objectives Implements
What Policies
Who is
Responsible
Potential
Funding
Source
Timing
H-W Missing Middle Housing
The City will review and amend the zoning code and
applicable development standards to encourage and
promote a mix of dwelling types and sizes,
specifically missing middle-density housing types
(e.g., triplexes, courtyard buildings, townhomes,
live/work) to create a diversity of housing types and
densities and increase the availability of affordable
housing to reduce displacement risk for residents
overpaying for housing.

Specifically, the City will add a new mixed use zone,
consistent with the 2040 General Plan Update, and
will evaluate and revise minimum lot sizes and
parking ratios, particularly in high resource, lowdensity areas. [New Program] Revise zoning standards to encourage missing middle
housing by 2026
To enhance housing mobility and housing choice,
encourage the development of a variety of missing
middle housing types in infill projects; support the
development of three missing middle housing
developments between three and 20 units
To enhance housing mobility, encourage the
development of 15 lower- and 15 moderate-income
units in low-density high-income areas
HE2.2
HE2.6
HE2.7
Planning
Department
General
Fund (staff
time)
Revise
Zoning
Code: by
2026

Agenda Item #6.1.

City of St. Helena 2023-2031 Housing Element Update Adopted, May 9, 2023 1-29
Goal 3 Conservation of Existing Housing
Improve and conserve existing housing, with particular attention to the rehabilitation and retention of existing affordable units. [Existing Goal] Policies
HE 3.1 Protect the existing stock of affordable and market rate housing. [Existing Policy HE 3.1] HE 3.2 Support the conservation of existing housing units for those with special housing needs, including seniors and others with special housing needs. [New Policy] HE 3.3 Monitor housing conditions. [Existing Policy HE 3.2] Implementation Programs
Implementation programs for this goal have been included in a table beginning on the following page.

Agenda Item #6.1.

City of St. Helena 2023-2031 Housing Element Update Adopted, May 9, 2023 1-30
Implementation Program Objectives
Implements
What
Policies
Who is
Responsible
Potential
Funding
Source
Timeframe
H-X Condominium Conversion
The City will continue to restrict the conversion of rental units to condominiums. Current policy allows conversion to
condominiums under certain circumstances when the vacancy rate is high. Because the presence of second homes within the community results in an inflated vacancy rate, the City will update the current policy to eliminate the linkage to vacancy rates. To work to reduce displacement pressures in lowerresourced areas, the revised policy will completely restrict all conversions in the eastern portion of the city. [Existing Program HE3.A]
Preserve existing affordable housing stock
Update current policy to remove linkage to
vacancy rates
Completely restrict condominium conversion in
the eastern portion of the City
Address the lack of affordable housing types in
the city
HE3.1 Planning
Department
General
Fund
(staff
time)
Update
policy by
2026
H-Y Affordable Housing Impact Fee
The City will continue to charge an affordable housing impact fee whenever housing units are converted to other uses. The City will exempt conversion projects that create affordable for-sale housing from this impact fee. Collected affordable housing impact fees will be used for the preservation and development of housing opportunities affordable to lowerand moderate-income households, and will give priority to projects in the eastern portion of the city where fair housing issues, and displacement risks exist in greater concentrations. [Existing Program HE3.B]
Evaluate the impact fee against the real cost of
affordable housing development every two years
Discourage the conversion of residential uses to
nonresidential uses
Address the lack of affordable housing types in
the city by working to retain existing units or
generating funding for future affordable units
HE3.1 Planning
Department
General
Fund
(staff
time)
Throughout
the
planning
period
Evaluate
impact fee:
every two
years

Agenda Item #6.1.

City of St. Helena 2023-2031 Housing Element Update Adopted, May 9, 2023 1-31
Implementation Program Objectives
Implements
What
Policies
Who is
Responsible
Potential
Funding
Source
Timeframe
H-Z At-Risk Assisted Affordable Housing Units
Although there are no assisted affordable units currently atrisk of conversion to market rate in St. Helena, the City with the assistance of the Napa Housing Authority, shall continue to monitor assisted properties. If units are identified as at-risk of conversion, the City will work with the property owners and/or other parties to ensure that they are conserved as affordable housing.

The City will also engage with owners of deed-restricted moderate-income for-sale units (Marietta Townhomes and
Voorhees Circle) at-risk of conversion to market rate within the planning period. The City will work with owners to find solutions to extend affordability requirements. [Existing Program HE3.C, modified]
Unless consistent with the terms of an affordable
housing agreement with the City of St. Helena,
prohibit the conversion of assisted affordable
units to market rate
Retain all assisted affordable units during the
planning period
Immediately (by 2024) engage homeowners with
expiring deed-restrictions
HE3.1 Planning
Department
General
Fund
(staff
time)
Engage atrisk
property
owners:
immediately
, and twice
annually
thereafter
H-AA Vacation Rentals
The City will continue to limit the conversion of market rate housing to vacation rentals and will abate the use of illegal vacation rentals, including time shares and fractional
interests.

To preserve existing affordable housing and reduce
displacement pressures, the City shall adopt a policy
restricting conversion of units occupied by lower- and
moderate- income households in the southeast quadrant of the city to vacation rentals. [Existing Program HE3.D]
Maintain the current stock of market rate
housing
Restrict the conversion of housing units to
vacation rentals occupied by lower- and
moderate-income households in the southeast
quadrant of the city where fair housing issues
exist in greater concentrations
Discourage the conversion of market rate
housing units to vacation rentals, particularly in
low-density higher-resourced areas
Address the lack of affordable housing types in
the city
HE3.1 Planning
Department
General
Fund
(staff
time)
Throughout
the
planning
period

Agenda Item #6.1.

City of St. Helena 2023-2031 Housing Element Update Adopted, May 9, 2023 1-32
Implementation Program Objectives
Implements
What
Policies
Who is
Responsible
Potential
Funding
Source
Timeframe
H-BB Special Housing Needs Rehabilitation Program
The City shall actively pursue federal and State funding sources, including CDBG, Affordable Housing and Sustainable Communities (AHSC), Permanent Local Housing Allocation
(PLHA), CalHome funds, HOME, and other grant sources to establish a program to support the rehabilitation needs of seniors and others with special housing needs, particularly on the eastern portion of the city where affordable units are generally concentrated and displacement risks are
increased[Source: New Program]
Pursue funding to assist with rehabilitation costs
for lower income households and seniors
During the Planning Period, encourage the
rehabilitation/conservation of:
· 20 units accessible to seniors
· 10 units accessible to persons with a
disability
HE3.2 Planning
and Finance
Departments
CDBG,
AHSC,
PLHA,
CalHome,
HOME
Annually
and as
notices of
funding
availability
are
released.

H-CC Annual Progress Report
The City will continue to review housing needs, conditions, achievements and challenges as part of the City’s regular General Plan review and Annual Housing Element Progress Report, as required by State law. [Existing Program HE3.E] Submit the Annual Progress Report to the State
Department of Housing and Community
Development and the Governor’s Office of
Planning and Research by April 1st of each year
Provide transparency on housing-related actions
and programs
HE3.3
HE4.6
Planning
Department
General
Fund
(staff
time)
Annually

Agenda Item #6.1.

City of St. Helena 2023-2031 Housing Element Update Adopted, May 9, 2023 1-33
Goal 4 Assistance to Support Affordable Housing
To provide technical and financial resources to support development of affordable housing in our community, especially housing that meets the needs of our local workforce, people with special housing needs, and people with moderate, low, and very low incomes.

Policies
HE 4.1 Develop permanent local sources of funding to support affordable housing. [Existing Policy HE 4.1]
HE 4.2 Aggressively pursue and ‘leverage’ State and Federal housing funds. [Existing Policy HE 4.2] HE 4.3 Address farmworker housing needs. [Existing Policy HE 4.3] HE 4.4 Support housing that meets special needs, including senior citizens and persons with disabilities. [Existing Policy HE 4.4]
HE 4.5 Explore methods to increase Housing Trust Fund money. [Existing Policy HE 4.5] HE 4.6 Provide transparency regarding information on housing-related actions, fees, and programs. [New Policy]
HE 4.7 Provide local preference in the procurement process when municipal funds may be used for housing. [New Policy]
HE 4.8 Give preference to projects providing workforce housing affordable to up to 140 percent of the AMI. [New Policy].

Implementation Programs
Implementation programs for this goal have been included in a table beginning on the following page.

Agenda Item #6.1.

City of St. Helena 2023-2031 Housing Element Update Adopted, May 9, 2023 1-34
Implementation Program Objectives Implements
What Policies
Who is
Responsible
Potential
Funding
Source
Timeframe
H-DD Revenue Generation for Affordable Housing
The City will continue to generate revenues for affordable housing through the Affordable Housing Trust Fund and
Transient Occupancy Tax and will continue to use the
revenue to support the development or rehabilitation of affordable housing. [Existing Program HE4.B, modified]
Support the development or preservation of
five extremely low or very low-income units
Address the lack of affordable housing types
in the city
HE4.1
HE4.5
Planning
Department
General
Fund (staff
time)
Housing
Trust Fund
Transient
Occupancy
Tax
Throughout
the planning
period
H-EE Reduced Fees for Affordable Housing
The City will continue to reduce, defer, or waive fees for affordable housing developments and will explore and
adopt as appropriate higher incentives for affordable
housing developments with units affordable to extremely low- and very low-income households. [Existing Program
HE4.C, modified]
Reduce fees for 30 extremely-low or very lowincome units Address the lack of affordable housing types
in the city
HE4.1 Planning
Department
General
Fund
Housing
Trust Fund
Evaluate and
adopt, as
appropriate,
potential
additional
incentives: by
2026
H-FF Extremely Low-Income Units
The City will continue to prioritize the use of the Affordable Housing Trust Fund in support of the development and
preservation of regulated affordable units for extremely low-income households. The City will immediately engage with developers interested in creating or preserving
housing for extremely low-income households to discuss
available incentives and any financial or technical
assistance the City can provide. [Existing Program HE4.D] Support the development or preservation of
six units for extremely low-income households
Address the lack of affordable housing types
in the city
HE4.1 Planning
Department
Housing
Trust Fund
Engage
prospective
developers:
immediately
upon
identification

Agenda Item #6.1.

City of St. Helena 2023-2031 Housing Element Update Adopted, May 9, 2023 1-35
Implementation Program Objectives Implements
What Policies
Who is
Responsible
Potential
Funding
Source
Timeframe
H-GG Affordable Homeownership
The City will continue to pursue mortgage revenue bonds and/or mortgage credit certificates to promote affordable homeownership opportunities for moderate- and lowerincome households. The City shall evaluate these opportunities and engage with potential partnering
jurisdictions or institutions annually. The City shall also engage with local mortgage brokers and real estate agents to identify existing programs providing downpayment loans or direct assistance to first-time homebuyers and shall make this information available on the city’s website, as well as through up to two multi-lingual engagement events targeting the eastern portion of the city. [Existing Program HE4.E]
Research and identify potential funding
sources in 2024 and annually thereafter with
the goal of establishing a homeownership
assistance program in 2026
Collect and publicize information on existing
programs available to first-time and lowerincome prospective homeowners through State, Federal, or non-profit agencies within
18 months of adoption of the Housing
Element; hold up to two multi-lingual events
on the eastern portion of the City by 2026
Assist three lower- or moderate-income
households transition from rental housing to
homeownership
Address the lack of affordable housing types
in the city
HE4.2 Planning
and Finance
Departments
General
Fund (staff
time)
Annually
Identify
funding for
City led
program: in
2024 and
annually
thereafter
Collect and
publicize
information
on existing
programs:
within 18
months of
adoption
Targeted
engagement
events: by
2026
H-HH Additional Funding
The City will continue to pursue additional funding for affordable housing and will explore new options for
affordable housing funding. [Existing Program HE4.F,
modified]
Explore new funding sources every two years
to support housing for lower- and moderateincome households, seniors, and residents with special housing needs
Address the lack of affordable housing types
in the city
HE4.1 Planning
and Finance
Departments
General
Fund (staff
time)
Explore new
opportunities:

Every two
years

Agenda Item #6.1.

City of St. Helena 2023-2031 Housing Element Update Adopted, May 9, 2023 1-36
Implementation Program Objectives Implements
What Policies
Who is
Responsible
Potential
Funding
Source
Timeframe
H-II Section 8 Subsidies
The City will continue to partner with the City of Napa Housing Authority to provide rental assistance to low-, very low-, and extremely low-income households through
Housing Choice Voucher (Section 8) rent subsidy
certificates. [Existing Program HE4.G]
Support the City of Napa Housing Authority
rental assistance efforts; engage the Housing
Authority annually to explore opportunities
Provide informational materials regarding
Housing Choice Voucher subsidies on the City
website by 2024
Address the lack of affordable housing types
in the city
HE4.2 Planning
Department
General
Fund (staff
time)
Engage the
Housing
Authority:
annually
Informational
materials: by
2024
H-JJ Housing Coordinator
While the City currently contracts with the City of Napa for Housing Authority services, the City will explore the
possibility of establishing a full-time, shared Housing Coordinator for the up-valley communities to: promote
development of new affordable housing in low-density
higher-resourced areas, assist lower-income households
obtain housing in higher resourced areas, and preserve
existing affordable units. The City shall enter into a costsharing agreement, if feasible. The position would serve all of the up-valley communities, including Napa County.
[Existing Program HE4.H]
Meet with potential partner jurisdictions a
minimum of two times during the planning
period to explore options
Identify and procure funds to establish a
shared Housing Coordinator for the up-valley
communities to promote affordable
development in low-density higher resourced
areas, assist lower-income households obtain
housing in higher-resourced areas, and
preserve existing lower- and moderate-income
units
HE4.2 City
Manager
Planning
Department
General
Fund (staff
time)
CDBG,
AHSC,
PLHA),
CalHome,
HOME, and
other grant
sources
Engage
potential
partners: by
2026
Identify
potential
funding: by
2026

Agenda Item #6.1.

City of St. Helena 2023-2031 Housing Element Update Adopted, May 9, 2023 1-37
Implementation Program Objectives Implements
What Policies
Who is
Responsible
Potential
Funding
Source
Timeframe
H-KK Farmworker Housing Needs
The City will contribute staff time and City resources, as appropriate, to countywide farmworker housing efforts that may occur during the Housing Element planning period. The City will reach out to affordable housing developers to support regional and City efforts to develop farmworker housing, including assisting with financing or applications, incentives and concessions, expedited review or other
strategies to encourage the development of housing for
farmworkers. [Existing Program HE4.I]
Support local and regional efforts to develop
farmworker housing
Assist in the development of one farmworker
housing project during the planning period
Address the lack of farmworker housing in the
city
HE4.3 Planning
Department
General
Fund (staff
time)
Housing
Trust Fund
Outreach to
affordable
housing
developers by
2024 and
every two
years
thereafter
H-LL Special Needs Housing Opportunities
The City will encourage new developments to provide a
portion of units to meet the special housing needs of
seniors and persons with disabilities, including
developmental disabilities, throughout the city. The City will provide information on available incentives on the City website and shall immediately engage individuals or
agencies interested in special needs production to discuss opportunities and constraints specific to the parcel(s) being considered. [Existing Program HE4.J]
During the Planning Period, encourage the
development of:
· 10 units accessible to seniors
· 5 units accessible to persons with
disabilities
Address the lack of affordable housing types
throughout the city
HE4.4 Planning
Department
General
Fund (staff
time)
Information
to website: by
2025
Engage
potential
developers:
immediately
upon
identification

Agenda Item #6.1.

City of St. Helena 2023-2031 Housing Element Update Adopted, May 9, 2023 1-38
Implementation Program Objectives Implements
What Policies
Who is
Responsible
Potential
Funding
Source
Timeframe
H-MM Housing Information Transparency
The City will, in accordance with AB 1483 (2019), obtain, maintain, update, and make publicly available information related to zoning ordinances, development standards, fees, exactions, affordability requirements, and fair housing laws from the Department of Housing and Community
Development, State Fair Employment, and Housing
Commission’s enforcement program, as well as programs
and funding sources for homeowners at risk of foreclosure, the State Historic Building Code, and information on energy conservation opportunities.

The City will, as appropriate, share this information on the City website and/or in hard copy form at City offices. Any changes to such information shall be made public within 30 days of changes. The City will provide these items in
Spanish, as funding and staff time allows. [New Program] Create and share a digital information
database in compliance with AB 1483 by 2024
Updated information is made publicly
available within 30 days of changes
Provide information in Spanish, as funding
allows
HE4.6 Planning
Department
General
Fund (staff
time)
Database: By
2024 and
annually
thereafter
Update
information:
within 30-
days of any
changes
H-NN Funding for New Special Housing Needs
The City shall actively pursue federal and State funding sources, including CDBG, Affordable Housing and
Sustainable Communities (AHSC), Permanent Local Housing Allocation (PLHA), CalHome funds, HOME, and other grant sources to support the construction of housing for seniors and those with special housing needs. The City shall
periodically review available housing programs to identify additional funding sources. [Source: New Program]
Pursue funding to assist with construction and
rehabilitation needs of lower income
households and seniors
During the Planning Period, encourage the
development of:
· 20 units accessible to seniors
· 10 units accessible to persons with
disabilities
HE3.1
HE 4.1
HE4.2
HE4.4
Planning
and Finance
Departments
CDBG,
AHSC,
PLHA,
CalHome,
HOME
Annually and
as notices of
funding
availability
are release.

Agenda Item #6.1.

City of St. Helena 2023-2031 Housing Element Update Adopted, May 9, 2023 1-39
Implementation Program Objectives Implements
What Policies
Who is
Responsible
Potential
Funding
Source
Timeframe
H-OO Unit Conversion for Extremely Low-Income
Households
The City will continue to explore the potential of using Affordable Housing Trust Fund money to purchase existing housing for conversion to restricted affordable housing and will commit funding as appropriate. Priority for use of Affordable Housing Trust Fund monies will be given to the creation of housing affordable to extremely-low-income
households, particularly within the western portion of the city, consistent with the commitment to overcome
geographic income disparities. [Existing Program HE4.L] Identify potential funding
Engage with owners of local market rate
multifamily units to discuss opportunities, if
funding allows
Assist in the conversion of two units from
market rate to extremely low-income during
the planning period
Proactively work to overcome concentrations
of lower- and moderate-income populations
Address the lack of affordable housing types
in the city
HE4.1 Planning
Department
Housing
Trust Fund
General
Fund (staff
time)
Identify
potential
funding:
annually
Engage
owners:
immediately
as funding
and potential
properties are
identified
H-PP Surplus and Excess Public Land
The City will, in accordance with AB 1486 (2019) and AB 1255 (2019), annually identify and inventory a list of sites owned by the City that have been sold, leased, or otherwise disposed of in the prior year. This inventory shall be publicly available and be included in the Housing Element annual report presented to the City Council and submitted to HCD. [New Program]
Regularly maintain an inventory of publiclyowned surplus or excess land on the City website
Annually release information regarding
publicly-owned sites that have been sold,
leased, or disposed of
HE4.6 Planning
Department
General
Fund (staff
time)
2023, with
annual
updates

Agenda Item #6.1.

City of St. Helena 2023-2031 Housing Element Update Adopted, May 9, 2023 1-40
Goal 5 Resource Conservation
To promote resource conservation by encouraging housing types and designs that use fewer resources (water, electricity, etc.) and therefore cost less to operate over time, supporting long-term housing affordability.

Policies
HE 5.1 Encourage alternative energy sources. [Existing Policy HE 5.1] HE 5.2 Encourage energy and resource conservation. [Existing Policy HE 5.2] Implementation Programs
Implementation programs for this goal have been included in a table beginning on the following page.

Agenda Item #6.1.

City of St. Helena 2023-2031 Housing Element Update Adopted, May 9, 2023 1-41
Implementation Program Objectives
Implements
What
Policies
Who is
Responsible
Potential
Funding
Source
Timeframe
H-QQ Green Building Ordinance
The City shall update the Green Building Ordinance, as
necessary, to meet or exceed periodic updates to the State’s Green Building Standards Code (CalGreen). [Existing
Program HE5.A, modified]
Ensure compliance with CalGreen
throughout the planning period
HE5.1 Planning
and Building
Department
General
Fund
(staff
time)
Throughout the
planning period, as
necessary
H-RR Alternative Energy Technologies
The City will continue to encourage the use of alternative energy technologies and will explore incentives for the use of solar energy in new and rehabilitated housing.

Incentives to adopt as appropriate include, but are not restricted to, ensuring a streamlined review process for applications, allowing applications to be submitted via email and paid by phone, deferred fees, and reduced
applicable city standards. [Existing Program HE5.B,
modified]
Encourage alternative energy technologies
in new and existing developments
Explore additional incentives for solar
installation
HE5.1 Planning
and Building
Department
General
Fund
(staff
time)
Explore and adopt
incentives, as
appropriate: by
2026
H-SS Alternative Energy Technology Information
The City will continue to provide public information on energy conservation and alternative energy technologies to residential developers, contractors, and property owners. [Existing Program HE5.C]
Provide information on the City website and
at City Hall regarding energy conservation,
alternative energy technology options,
possible sources of financing, and any
applicable information regarding necessary
local permits
HE5.1 Planning
and Building
Department
General
Fund
(staff
time)
2023; updated
annually thereafter

Agenda Item #6.1.

City of St. Helena 2023-2031 Housing Element Update Adopted, May 9, 2023 1-42
Implementation Program Objectives
Implements
What
Policies
Who is
Responsible
Potential
Funding
Source
Timeframe
H-TT Cost-Effective Energy Conservation
The City will continue to require cost-effective energy conservation measures in all new and rehabilitated housing to promote long-term affordability for occupants. The City will adopt the State’s new Energy Efficiency Standards as part of any update to the California Building Standards Code and ensure that all new housing units constructed in the City meet or exceed these standards. [Existing Program HE5.D]
Promote long-term affordability
Adopt updated State energy efficiency and
building code standards, as necessary,
throughout the planning period
HE5.2 Planning
and Building
Department
General
Fund
(staff
time)
Every three years
beginning in 2023
H-UU Energy Conservation Measures
The City will continue to participate in AB-811 programs and will explore additional state and federal sources of funding to finance local energy conservation measures.

Sources of state and federal funds include, but are not limited to, the California Energy Commission State Energy Program and Energy Efficiency and Conservation Block
Grant Program, and the Low-Income Home Energy
Assistance Program. [Existing Program HE5.E]
Identify and procure additional funding to
support energy conservation measures
Provide information on available assistance
programs on the City website by 2024
Assist three households, through financial
or technical assistance, with the
implementation of energy conservation
measures
HE5.2 Planning
and Finance
Departments
General
Fund
(staff
time)
State
and
Federal
Grant
Funds
Throughout the
planning period
Explore funding:
annually
Provide information
on assistance
programs: by 2024
H-VV Water Conservation
The City will continue to apply Municipal Code provisions pertaining to water resources, including requirements for water-efficient landscaping for new residential and
commercial construction, as well as implementing the
"Water Neutrality" policy for all new development.
[Existing Program HE5.H]
Reduce water consumption
Require water-efficient landscaping
Implement the "Water Neutral" policy
Implement the Water Efficient Landscape
Ordinance (WELO)
HE5.2 Planning
and Public
Works
Departments
General
Fund
(staff
time)
Throughout the
planning period

Agenda Item #6.1.

Administrative Draft Housing Policy Document | May 2022 1-43
Goal 6 Affirmatively Furthering Fair Housing
To assure that housing programs maximize opportunity and housing choice throughout the city and proactively work to overcome patterns of economic segregation and discrimination based upon age, sex, race, sexual orientation, religion, familial status, ethnic background, or disability. [Existing Goal, modified] Policies
HE 6.1 Support equal housing opportunities for all residents of St. Helena. [Existing Policy HE 6.1] HE 6.2 Support the fair housing services provider. [New Policy] HE 6.3 Support regional efforts to affirmatively further fair housing. [New Policy] HE 6.4 Ensure public investments are equitably distributed throughout the community. [New Policy]
HE 6.5 Consider affirmatively furthering fair housing goals in all housing related decisions. [New Policy]
Implementation Programs
Implementation programs for this goal have been included in a table beginning on the following page.

Agenda Item #6.1.

City of St. Helena 2023-2031 Housing Element Update Adopted, May 9, 2023 1-44
Implementation Programs Objectives
Implements
What
Policies
Who is
Responsible
Potential
Funding
Source
Timeframe
H-WW Affirmatively Furthering Fair Housing
The City shall address disparities in housing needs and access to opportunity for all persons regardless race,
color, religion, sex, national origin, familial status, disability gender, gender identify, gender expression,
sexual orientation, marital status, ancestry, veteran or military status, source of income, and genetic
information as protected categories by the California
Fair Employment and Housing Act (Part 2.8
[commencing with Section 12900] of Division 3 of Title
2), Section 65008, and any other state and federal fair housing and planning law.

The City identified barriers to fair housing through the Affirmatively Furthering Fair Housing Assessment.

Actions the City will take to address the identified
barriers and foster an inclusive community, include:
· Concentrations of Lower- and Moderateincome Earning Populations: H-A, H-B, H-N, HO, H-R, H-U, H-V, H-W and H-OO. · Insufficient Housing Stock for Farmworkers: HE, H-H, H-I, and H-KK. · Lack of Affordable Housing Types: H-A, H-B, HE, H-H, H-I, H-J, H-M, H-N, H-P, H-Q, H-V, H-X,

H-AA, H-DD, H-EE, H-FF, H-GG, H-LL, H-NN,
and H-OO.
· Fair Housing Enforcement and Outreach: H-T,
H-II, H-JJ, H-WW, and H-XX.
· Limited Resources for Persons with Disabilities:

H-BB, H-LL, and H-NN; as well as objectives D,
F and G in this program.

A) Work to coordinate annual meetings with
jurisdictions and fair housing providers in the county
to assist with and participate in promoting fair
housing opportunities through pursing potential
funding opportunities and joint efforts aimed at
educating the community about fair housing issues
and resources
B) Promote the availability of bi-lingual resources by
ensuring that City-provided services and materials
are available in Spanish and that information is
included regarding the availability of interpretation
or translation services
C) Facilitate development of multifamily housing on
the western portion of the city by providing
developers with information on incentives for
affordable multifamily development and maintaining
a list of available sites (for metrics, see Program H-V) D) Use local permitting and approval processes to
ensure all new multifamily construction, as well as
ADUs, meet the accessibility requirements of the
federal and state fair housing acts; with the goal of
facilitating the development of 30 units accessible to
seniors and other residents with special housing
needs
E) Affirmatively recruit a diverse and multi-lingual
staff, as positions become available
F) Work with Napa Valley Transportation Authority
to explore lowering ridership costs for the VineGo
paratransit system
HE6.1
HE6.2
HE6.3
HE6.4
HE6.5
City Council
City
Manager
Planning
Department
General
Fund
(staff
time)
A and H:
annually
C: engage
with
developers
twice within
the planning
period
D: by 2027
F and G:

Every two
years

Agenda Item #6.1.

City of St. Helena 2023-2031 Housing Element Update Adopted, May 9, 2023 1-45
Implementation Programs Objectives
Implements
What
Policies
Who is
Responsible
Potential
Funding
Source
Timeframe
· Place-based Strategies for Community
Preservation and Revitalization and
Displacement Protection: H-A, H-I, H-J, H-N, HQ, H-R, H-U, H-V, H-W, and H-WW.

The City has included additional objectives with this
program. The City shall monitor progress toward these
objectives annually in the Annual Progress Report and
shall implement additional measures as necessary.
[New Program]
G) Work with the County of Napa to carry out an
ADA self-evaluation and transition plan to remove
barriers for persons with disabilities to facilities and programs in Napa County
H) Prioritize capital improvement projects for public
infrastructure improvements that facilitate
affordable housing development in the eastern
portion of the city
H-XX Fair Housing Provider
The City will continue to utilize and support Fair Housing Napa Valley as the City's fair housing service provider, responsible for implementing fair housing programs,
receiving complaints, and providing referrals to
available resources when necessary. The City will work
with the Fair Housing Napa Valley to provide
educational materials to educate real estate
professionals, property owners and tenants on their
rights and responsibilities and the resources available to address fair housing issues. [Existing Program HE6.A,
modified]
Provide direct funding to Fair Housing Napa Valley
with of goal of providing up to $80,000 over the
planning period
Support fair housing investigations with a goal of
assisting with five investigations of existing
affordable developments for rent in the southeast
quadrant of the city and fair housing issues are more
concentrated and displacement risk is higher
Provide multi-lingual informational materials to the
public regarding tenant rights, fair housing issues,
and resources on the City's website and hold one
multi-lingual engagement event to present the
information targeting residents in the eastern
portion of the city
Provide a link to Fair Housing Napa Valley on the
City's website
HE6.2 City
Manager
Planning
Department
General
Fund
Engage Fair
Housing
Napa Valley:
annually
Informational
materials to
City website:
by 2024
Engagement
event: 2025

Agenda Item #6.1.

City of St. Helena 2023-2031 Housing Element Update Adopted, May 9, 2023 1-46
Implementation Programs Objectives
Implements
What
Policies
Who is
Responsible
Potential
Funding
Source
Timeframe
H-YY Replacement Unit Program
The City will adopt a policy and will require replacement housing units subject to the requirements of
Government Code section 65915, subdivision (c)(3) on
sites identified in the site inventory when any new
development (residential, mixed-use or nonresidential)
occurs on a site that is identified in the inventory
meeting the following conditions:
• currently has residential uses or within the past
five years has had residential uses that have
been vacated or demolished, and
• was subject to a recorded covenant, ordinance,
or law that restricts rents to levels affordable to
persons and families of low or very lowincome, or
• subject to any other form of rent or price
control through a public entity’s valid exercise
of its police power, or
• occupied by low or very low-income
households
In order to mitigate the loss of affordable housing
units, require new housing developments to replace
all affordable housing units lost due to new
development
HE3.1
HE6.1
Planning
Department
General
Fund
Implement:
immediately
Adopt policy:
by January
31, 2024

Agenda Item #6.1.

City of St. Helena 2023-2031 Housing Element Update Adopted, May 9, 2023 1-47
Implementation Programs Objectives
Implements
What
Policies
Who is
Responsible
Potential
Funding
Source
Timeframe
H-ZZ Lot Consolidation
To expand opportunities for additional affordable
housing, the City will encourage the consolidation of
small parcels to accommodate larger-scale and higher
density developments that are compatible with existing
neighborhoods. The sites inventory includes five parcels equating to 39 lower- and 39 moderate-income RHNA
units. These sites were identified based on common
ownership and contiguous lots. While all five parcels are within moderate resource areas, two of these parcels
(site 9) are located on the western portion of the city, an area with fewer fair housing issues, and adjacent to Spring Street in proximity to high-quality transit
opportunities.

While these parcels will be processed by-right pursuant to Gov. Code section 65583(c)), the City will also
implement other efforts to facilitate and encourage lot consolidation.

Post the sites on the City’s website by October 2023
and provide list to interested developers when
requested, and review annually for accuracy
Develop and implement incentives for lot
consolidation by January 2024 such as fee waivers,
reduced development fees, expedited permit
processing, greater density bonus incentives, and
modifications to parking, height, or setback
standards
Facilitate lot consolidation for high density
residential developments by providing appropriate
assistance to developers to encourage negotiations
between property owners
Encourage the development of 39 lower- and 39
moderate income units during the planning period.

To increase housing mobility and opportunities in
areas where fair housing issues are less
concentrated, encourage the development of 15
lower- and 15 moderate-income units on the
western portion of the City
HE 1.3
HE 4.6
HE6.1
Planning
Department
General
Fund
Housing
Trust
Fund
Post sites to
website: by
Oct. 2023
Implement
incentives: by
2024
H-AAA Permit Streamlining Act
The City shall amend the Municipal Code to specify who
is responsible for making CEQA determinations and
within the timeframes of PRC 21080.1 and PRC
21080.2; and determination of when the PSA is
triggered per Government Code 65950(a)(5) the Permit
Streamlining Act (PSA).

Amend the municipal code for compliance with State
law within 18 months of adoption of the Housing
Element
HE 1.3
HE 4.6
Planning
Department
General
Fund
(staff
time)
Within 18
months of
adoption of
the 2023-
2031
Housing

Element
Agenda Item #6.1.

City of St. Helena 2023-2031 Housing Element Update Adopted, May 9, 2023 1-48
Quantified Objectives
Quantified Objectives by Type
One of the requirements of State law (California Government Code, Section 65583[b]) is that the Housing Element contains quantified objectives for the maintenance, preservation, improvement, and development of housing. State law recognizes that the total housing needs identified by a community may exceed available resources and the community's ability to satisfy this need. Under these circumstances, the quantified objectives need not be identical to the total housing needs, however, the quantified objectives shall establish the number of housing units by income category that can be realistically constructed, rehabilitated, and conserved. The City has established quantifiable objectives in implementation programs throughout the policy document. This section summarizes new construction, conservation, and special needs housing objectives for the 2023-2031 planning period.

New Construction Objectives
Extremely low-income 33 units
166 lower-income units
302 total units
Very low-income 73 units
Low-income 60 units
Moderate-income 44 units 136 moderate and abovemoderate units Above moderate-income 92 units Rehabilitation and Conservation Objectives
• Conservation of all existing affordable housing units. • Conserve 200 manufactured homes at manufactured home parks. • Rehabilitation of 20 units for seniors and 10 units for persons with a disability Agenda Item #6.1.

City of St. Helena 2023-2031 Housing Element Update Adopted, May 9, 2023 1-49
Assistance for Special Needs Households
• 35 units of senior housing
• 18 units for persons with a disability
• 12 units for farmworkers
• Assist in the conversion of two units from market rate to extremely low-income during the planning period.
• Assist three lower- or moderate-income households transition from rental housing to homeownership
Quantified Objectives Summary Table
The City will strive to exceed the following targets for affordable housing development in St. Helena.

Extremely
Low
Very
Low Low Moderate
Above
Moderate Total
New Construction 33 73 60 44 92 302
Rehabilitation 10 10 5 5 0 30
Conservation/Preservation 0 120 100 231 0 451
Agenda Item #6.1.

City of St. Helena 2023-2031 Housing Element Update Adopted, May 9, 2023 1-50
This page is intentionally left blank.

Agenda Item #6.1.

City of St. Helena 2023-2031 Housing Element Update Adopted, May 9, 2023 1-51

2.Needs Assessment
Insert Cover over this page. Do not alter any Heading 1s underneath the covers.

Agenda Item #6.1.

City of St. Helena 2023-2031 Housing Element Update Adopted, May 9, 2023 Agenda Item #6.1.

City of St. Helena 2023-2031 Housing Element Update Adopted, May 9, 2023 2-1
Needs Assessment Contents

1. Introduction .................................................................................................................... 2-7 Housing Element Purpose...................................................................................................................................................................... 2-7 Authority ............................................................................................................................................................................................... 2-7 Status.................................................................................................................................................................................................... 2-7 Consistency with the General Plan........................................................................................................................................................ 2-8 Changes to State Law ........................................................................................................................................................................... 2-8 Public Participation ............................................................................................................................................................................. 2-13

2. Review of the Existing Housing Element ...................................................................... 2-34 Housing Production During the 2015-2023 Planning Period ............................................................................................................... 2-34 Progress in Implementation................................................................................................................................................................. 2-35

3. Demographic and Economic Trends .............................................................................. 2-58 Key Findings........................................................................................................................................................................................ 2-59 Population Trends ............................................................................................................................................................................... 2-59 Household Trends................................................................................................................................................................................ 2-60 Demographic Trends ........................................................................................................................................................................... 2-67 Extremely Low-Income Households..................................................................................................................................................... 2-73 Employment Trends............................................................................................................................................................................. 2-73

4. Population and Employment Projections ...................................................................... 2-80 Key Findings........................................................................................................................................................................................ 2-80 Population........................................................................................................................................................................................... 2-80 Households.......................................................................................................................................................................................... 2-81

5. Housing Conditions ....................................................................................................... 2-84 Key Findings........................................................................................................................................................................................ 2-84 Existing Housing Conditions................................................................................................................................................................ 2-85

6. Housing Market Conditions........................................................................................... 2-97 Key Findings........................................................................................................................................................................................ 2-97 For-Sale Housing ................................................................................................................................................................................. 2-97 Rental Housing.................................................................................................................................................................................. 2-101 Agenda Item #6.1.

City of St. Helena 2023-2031 Housing Element Update Adopted, May 9, 2023 2-2

7. Special Housing Needs................................................................................................ 2-108 Key Findings...................................................................................................................................................................................... 2-108 People with Disabilities..................................................................................................................................................................... 2-109 People Living with Developmental Disabilities.................................................................................................................................. 2-110 Seniors .............................................................................................................................................................................................. 2-112 Large Households.............................................................................................................................................................................. 2-115 Female-Headed Households.............................................................................................................................................................. 2-118 Farmworkers ..................................................................................................................................................................................... 2-121 Extremely Low-Income Households................................................................................................................................................... 2-123 Persons Experiencing Homelessness ................................................................................................................................................. 2-124 Non-English Speakers........................................................................................................................................................................ 2-128

8. Non-governmental and Governmental Constraints .................................................... 2-130 Key Findings...................................................................................................................................................................................... 2-130 Non-governmental Constraints ......................................................................................................................................................... 2-131 Governmental Constraints................................................................................................................................................................. 2-134

9. Opportunities for Energy Conservation ...................................................................... 2-171

10. Zoning for a Variety of Housing Types .................................................................... 2-173 Key Findings...................................................................................................................................................................................... 2-173 Multiple-Family Rental Housing ........................................................................................................................................................ 2-173 Density Bonuses for Affordable Housing ........................................................................................................................................... 2-173 Housing for Permanent and Seasonal Agricultural Employees.......................................................................................................... 2-174 Zoning for Emergency Shelters, Transitional Housing, and Supportive Housing................................................................................ 2-174 Residential Care Facilities.................................................................................................................................................................. 2-175 Low Barrier Navigation Centers ........................................................................................................................................................ 2-176 Single Room Occupancy (SRO) .......................................................................................................................................................... 2-176 Factory Built Housing and Mobile Homes.......................................................................................................................................... 2-177 Accessory Dwelling Units .................................................................................................................................................................. 2-177

11. Housing Resources................................................................................................... 2-179 Future Housing Need......................................................................................................................................................................... 2-179 Residential Site Inventory.................................................................................................................................................................. 2-181 Agenda Item #6.1.

City of St. Helena 2023-2031 Housing Element Update Adopted, May 9, 2023 2-3
Availability of Infrastructure and Services ......................................................................................................................................... 2-209 Environmental Constraints................................................................................................................................................................ 2-211 References......................................................................................................................................................................................... 2-212 Figures
Figure 1 Population Growth Trends, Indexed to 1990.................................................................................................................. 2-60 Figure 2 Housing Tenure .............................................................................................................................................................. 2-62 Figure 3 Housing Tenure by Race of Householder........................................................................................................................ 2-63 Figure 4 Housing Tenure by Age .................................................................................................................................................. 2-64 Figure 5 Housing Tenure by Housing Type ................................................................................................................................... 2-65 Figure 6 Households by Displacement Risk and Tenure ............................................................................................................... 2-66 Figure 7 Population Growth Trends ............................................................................................................................................. 2-67 Figure 8 Senior and Youth Population by Race ............................................................................................................................ 2-68 Figure 9 Population by Race, St. Helena, 2000-2019 ................................................................................................................... 2-69 Figure 10 Households by Household Income Level ........................................................................................................................ 2-70 Figure 11 Household Income Level by Tenure................................................................................................................................ 2-71 Figure 12 Poverty Status by Race................................................................................................................................................... 2-72 Figure 13 Jobs in St. Helena........................................................................................................................................................... 2-74 Figure 14 Workers by Earnings, by Jurisdiction as Place of Work and Place of Residence ............................................................. 2-75 Figure 15 Jobs-Worker Ratios, By Wage Group.............................................................................................................................. 2-76 Figure 16 Jobs-Household Ratio..................................................................................................................................................... 2-77 Figure 17 Resident Employment by Industry .................................................................................................................................. 2-78 Figure 18 Unemployment Rate....................................................................................................................................................... 2-79 Figure 19 Bay Area, Population Totals and Projections, 1990-2050, Plan Bay Area 2050. ............................................................ 2-81 Figure 20 Housing Type Trends...................................................................................................................................................... 2-86 Figure 21 Housing Units by Year Structure Built ............................................................................................................................ 2-87 Figure 22 Occupancy Status........................................................................................................................................................... 2-88 Figure 23 Vacant Units by Type...................................................................................................................................................... 2-89 Figure 24 Overcrowding by Tenure and Severity............................................................................................................................ 2-90 Figure 25 Overcrowding by Income Level and Severity .................................................................................................................. 2-91 Figure 26 Overcrowding by Race ................................................................................................................................................... 2-92 Figure 27 Cost Burden by Tenure ................................................................................................................................................... 2-93 Agenda Item #6.1.

City of St. Helena 2023-2031 Housing Element Update Adopted, May 9, 2023 2-4
Figure 28 Cost Burden by Income Level ......................................................................................................................................... 2-94 Figure 29 Cost Burden by Race ...................................................................................................................................................... 2-95 Figure 30 Substandard Housing Issues, St. Helena, 2019............................................................................................................... 2-96 Figure 31 Home Values of Owner-occupied Units.......................................................................................................................... 2-98 Figure 32 Zillow Home Value Index (ZHVI) .................................................................................................................................... 2-98 Figure 33 Contract Monthly Rents for Renter-occupied Units...................................................................................................... 2-102 Figure 34 Median Contract Monthly Rent.................................................................................................................................... 2-103 Figure 35 Map of Affordable Housing Units, St. Helena............................................................................................................... 2-105 Figure 36 Disability by Type ......................................................................................................................................................... 2-109 Figure 37 Senior Households by Income and Tenure.................................................................................................................... 2-113 Figure 38 Cost-Burdened Senior Households by Income Level..................................................................................................... 2-114 Figure 39 Household Size by Tenure ............................................................................................................................................ 2-116 Figure 40 Housing Units by Number of Bedrooms ....................................................................................................................... 2-117 Figure 41 Cost Burden by Household Size.................................................................................................................................... 2-118 Figure 42 Household Type............................................................................................................................................................ 2-119 Figure 43 Female-Headed Households by Poverty Status............................................................................................................. 2-120 Figure 44 Farm Labor by County, Napa County ........................................................................................................................... 2-122 Figure 45 Racial Group Share of General and Homeless Populations, Napa County.................................................................... 2-125 Figure 46 Hispanic or Latinx Share of General and Homeless Populations, Napa County ............................................................ 2-126 Figure 47 Population with Limited English Proficiency................................................................................................................. 2-129 Figure 48 Discretionary Permit Process Flowchart........................................................................................................................ 2-154 Figure 49 Residential Site Inventory Map..................................................................................................................................... 2-207 Tables
Table 1 Progress Toward the 5th Cycle RHNA ............................................................................................................................. 2-34 Table 2 Program Implementation Status pursuant to GC Section 65583 .................................................................................... 2-39 Table 3 Population Growth Trends ............................................................................................................................................. 2-59 Table 4 Household Trends........................................................................................................................................................... 2-61 Table 5 Average Household Size, St. Helena and Napa County .................................................................................................. 2-61 Table 6 St. Helena Regional Housing Needs Allocation .............................................................................................................. 2-73 Table 7 St. Helena, Population Totals and Projections, 2010-2040, Plan Bay Area 2040............................................................ 2-80 Table 8 Department of Finance Population Projections, Napa County, 2010-2050 .................................................................... 2-80 Agenda Item #6.1.

City of St. Helena 2023-2031 Housing Element Update Adopted, May 9, 2023 2-5
Table 9 Plan Bay Area 2050 Population Projections, Bay Area, 2015-2050................................................................................ 2-81 Table 10 Table 2: St. Helena, Household Totals and Projections, 2010-2040, Plan Bay Area 2040 .............................................. 2-82 Table 11 Household Projections by Region, 2015-2050................................................................................................................ 2-82 Table 12 Job Totals and Projections, St. Helena and Napa County, 2010-2040............................................................................ 2-82 Table 13 Job Totals and Projections, North Napa County and the Bay Area, 2015-2050.............................................................. 2-83 Table 14 Housing Permitting from 2015-2019 St. Helena............................................................................................................. 2-86 Table 15 Affordable Home Purchase Prices by Income Level, Napa County................................................................................ 2-100 Table 16 Residential Properties for Sale, January 2023 .............................................................................................................. 2-101 Table 17 Affordable Rental Housing Units, St. Helena................................................................................................................ 2-105 Table 18 Affordable For-Sale Housing Units, St. Helena ............................................................................................................. 2-106 Table 19 Residential Properties for Rent, January 2023.............................................................................................................. 2-106 Table 20 Assisted Affordable Housing Developments by Conversion Risk Status, St. Helena ..................................................... 2-107 Table 21 People with Developmental Disabilities by Age, St. Helena ......................................................................................... 2-110 Table 22 People with Developmental Disabilities by Residence.................................................................................................. 2-111 Table 23 Households by Age....................................................................................................................................................... 2-112 Table 24 Senior Housing Units, St. Helena.................................................................................................................................. 2-115 Table 25 Migrant Worker Student Population ............................................................................................................................ 2-121 Table 26 Farm Labor, Napa County ............................................................................................................................................ 2-121 Table 27 Homelessness by Household Type and Shelter Status, Napa County............................................................................ 2-124 Table 28 Characteristics for the Population Experiencing Homelessness, Napa County ............................................................. 2-127 Table 29 Students in Local Public Schools Experiencing Homelessness ...................................................................................... 2-127 Table 30 Price of Vacant Land, March 2022 ............................................................................................................................... 2-131 Table 31 Zoning Districts that Permit Residential Uses............................................................................................................... 2-135 Table 32 Density/Intensity Standards by Zoning District............................................................................................................. 2-137 Table 33 Development Standards by Zone.................................................................................................................................. 2-137 Table 34 Residential Street Width Requirements........................................................................................................................ 2-143 Table 35 Parking Requirements, St. Helena, Napa, Yountville.................................................................................................... 2-148 Table 36 Planning and Development Fees.................................................................................................................................. 2-150 Table 37 Construction Cost Summary, Cost Per Unit and Cost Per Square-Foot......................................................................... 2-151 Table 38 Planning Application Fees – Surrounding Jurisdictions, Single-Family and Multiple-Family......................................... 2-152 Table 39 Typical Processing Procedures by Project Type............................................................................................................. 2-155 Agenda Item #6.1.

City of St. Helena 2023-2031 Housing Element Update Adopted, May 9, 2023 2-6
Table 40 Timelines for Permit Procedures................................................................................................................................... 2-155 Table 41 Timelines for Permit Procedures................................................................................................................................... 2-156 Table 42 Housing Types Permitted by Base Zoning District ........................................................................................................ 2-160 Table 43 Pending and Entitled Projects ...................................................................................................................................... 2-180 Table 44 Progress Towards RHNA .............................................................................................................................................. 2-181 Table 45 Site 1 Summary ............................................................................................................................................................ 2-182 Table 46 Site 2 Summary ............................................................................................................................................................ 2-184 Table 47 Site 3 Summary ............................................................................................................................................................ 2-186 Table 48 Site 4 Summary ............................................................................................................................................................ 2-190 Table 49 Site 5 Summary ............................................................................................................................................................ 2-192 Table 50 Site 6 Summary ............................................................................................................................................................ 2-194 Table 51 Site 7 Summary ............................................................................................................................................................ 2-196 Table 52 Site 8 Summary ............................................................................................................................................................ 2-198 Table 53 Site 9 Summary ............................................................................................................................................................ 2-199 Table 54 Site 10 Summary .......................................................................................................................................................... 2-201 Table 55 Site 11 Summary .......................................................................................................................................................... 2-203 Table 56 Site 12 Summary .......................................................................................................................................................... 2-205 Table 57 Summary of Housing Units........................................................................................................................................... 2-206 Table 58 Vacant and Nonvacant Sites ........................................................................................................................................ 2-208 .

Agenda Item #6.1.

City of St. Helena 2023-2031 Housing Element Update Adopted, May 9, 2023 2-7

1. Introduction
Since 1969, California Housing Element Law has required that local governments develop plans to accommodate and facilitate housing for current and future residents, at all income levels.

Housing Element Purpose
The purpose of the Housing Element is to establish a comprehensive plan to address housing needs in St. Helena over the eight-year planning period between January 31, 2023, through January 31, 2031. The Housing Element sets the policies surrounding the development, rehabilitation, and preservation of housing units that meet the needs of St. Helena residents.

The Housing Element consists of two parts, the Housing Needs Assessment and a Housing Element Policy Document. The Housing Needs Assessment identifies and analyzes the existing and projected housing needs for St. Helena and also identifies sites for housing development that are adequate to accommodate the City’s regional housing needs allocation. The Housing Policy document will state goals, policies, quantified objectives, and implementation programs for the development, rehabilitation, and preservation of housing, based upon the findings of the Housing Needs Assessment and input received through public outreach. Then, throughout the eight-year planning period, St. Helena will implement a set of programs to meet the goals included in the Housing Element Policy Document.

Authority
Housing Elements are required by section 65302(c) of the California Government Code. Housing Elements are one of seven mandatory General Plan Elements. Specific requirements for Housing Elements are set forth beginning at section 65580 of the Government Code, with additional guidance provided by the State Department of Housing and Community Development (HCD). The combination of the Housing Needs Assessment and the Housing Element Policy Document will address all applicable requirements of state law.

Status
The St. Helena City Council adopted the prior Housing Element in 2015 for the planning period ranging from January 31, 2015 through January 31, 2023. Upon review of the adopted Housing Element, HCD sent the City of St. Helena a letter of compliance on May 29, 2015.1 The 2023-2031 Housing Element Update will plan for St. Helena’s housing needs through the 8-year planning period of January 31, 2023, through January 31, 2031.

While the City’s policies and programs guide housing development during the planning period, the City receives credit for housing units that are built during the Regional Housing Need Assessment (RHNA) projection period, which is June 20, 2022, through December 31, 2030, a period of 8.5 years. 2 1 California Department of Housing and Community Development. Housing Element Review Letters. http://www.hcd.ca.gov/hpd/hrc/plan/he/he_review_letters/. Accessed on March 11, 2014. 2 California Department of Housing and Community Development. Housing Element Update Schedule. https://www.hcd.ca.gov/community-development/housing-element/docs/6th-web-he-duedate.pdf. Accessed November 2021.

Agenda Item #6.1.

City of St. Helena 2023-2031 Housing Element Update Adopted, May 9, 2023 2-8
Consistency with the General Plan
California Government Code Section 65300.5 requires that a general plan be internally consistent, meaning that no conflicts exist among the elements of the plan. Government Code section 65583(c) requires that a housing element describe how consistency has been achieved among the general plan elements. The most important aspect of consistency among general plan elements is that policies and implementation measures do not conflict but support one another to achieve the overall goals and vision of a general plan.

In preparing the 2023-2031 Housing Element, the City reviewed goals and policies in the various elements of the 2040 St. Helena General Plan. With the passage of SB 1035 in 2018, the City will need to update its Safety Element to include any new information on fire hazards, flood hazards, and climate adaptation and resiliency strategies. Program H-G commits the city to updating the Safety Element. Additionally, the City has committed to remove the Growth Management System through Program H-B, and will need to update the Zoning Code for consistency. Consistency with the remaining components of the 2040 General Plan has been achieved through the adoption of complementary policies in each of the elements that support the goals and policies of the other elements.

Changes to State Law
The following items represent substantive changes to State housing law since the City's last Housing Element was adopted and certified. While this is not an exhaustive list, these items are state mandates that must be addressed in the Housing Element.

Affordable Housing Streamlined Approval Process: Senate Bill 35 (2017) SB 35 requires a streamlined, ministerial review process, or objective design standards, for qualifying multifamily, urban infill projects in jurisdictions that have failed to approve housing projects sufficient to meet their State‐mandated RHNA. Among other requirements, to qualify for streamlining under SB 35, a project must incorporate one of two threshold levels of affordable housing: (1) 10 percent of the project units in jurisdictions that have not approved housing projects sufficient to meet their RHNA for above moderate‐income housing or have failed to submit an annual progress report as required under state law; or (2) 50 percent of the project units in jurisdictions that have not approved housing projects sufficient to meet their RHNA for below moderate‐income housing. Additionally, the Housing Element must describe the City's processing procedures related to SB 35.

The City is not subject to the requirements of SB 35 as it has successfully met its fair share of local housing needs for the fifth cycle, an accomplishment only shared with a small handful of jurisdictions statewide. The City has not adopted a streamlined approval process for multi-family units related to SB 35 or SB 330, however, it has drafted a process to comply with the law which is being codified as a part of the ongoing Zoning Code Update. The process incorporates objective design standards and ministerial review free of discretionary processes. Program H-F commits the City to amending the Zoning Code to provide a by-right streamlined review Agenda Item #6.1.

City of St. Helena 2023-2031 Housing Element Update Adopted, May 9, 2023 2-9
process for affordable housing developments meeting state affordability thresholds, in compliance with SB 35 and SB 330..

Additional Housing Element Sites Analysis Requirements: Assembly Bill 879 (2017) and Assembly Bill 1397 (2017)
These bills require additional analysis and justification of the sites included in the sites inventory of the City Housing Element. The Housing Element may only count non‐vacant sites included in one previous housing element inventory and vacant sites included in two previous housing elements if the sites are subject to a program that allows affordable housing by right. Additionally, the bills require additional analysis of non‐vacant sites and additional analysis of infrastructure capacity, and by place size restrictions on all sites. The Housing Element sites inventory has been prepared in compliance with AB 879 and AB 1397.

Affirmatively Furthering Fair Housing: Assembly Bill 686 (2017) AB 686 requires the City to administer its housing programs and activities in a manner to affirmatively further fair housing and not take any action that is inconsistent with this obligation. The City must take actions to overcome patterns of segregation, address disparities in housing needs and access to opportunity, and foster inclusive communities. The Housing Element must include an assessment of fair housing practices, an examination of the relationship of available sites to areas of high opportunity, and actions to affirmatively further fair housing. This Housing Element includes Program H-WW addressing fair housing and AFFH directly, and objectives to affirmatively further fair housing in programs throughout the Element. Appendix A:

Affirmatively Furthering Fair Housing includes an analysis of fair housing in St, Helena.

No-Net-Loss Zoning: Senate Bill 166 (2017)
SB 166 amended the No‐Net‐Loss rule to require that the land inventory and site identification programs in the Housing Element include sufficient sites to accommodate the unmet RHNA. When a site identified in the Housing Element as available to accommodate the lower‐income portion of the RHNA is actually developed for a higher income group, the City must either (1) identify, and rezone if necessary, an adequate substitute site or (2) demonstrate that the land inventory already contains an adequate substitute site. This Housing Element has been prepared in accordance with the No-Net-Loss rule and identifies sites that can accommodate 241 units in addition to the City's RHNA requirement of 256. Chapter 11 includes a detailed discussion of the sites inventory process.

Safety Element to Address Adaptation and Resiliency: Senate Bill 1035 (2018) SB 1035 requires the General Plan Safety Element to be reviewed and revised to include any new information on fire hazards, flood hazards, and climate adaptation and resiliency strategies with each revision of the housing element. Program H-G of this Housing Element commits the City to updating the Safety Element within three years of certifying this Housing Element.

Agenda Item #6.1.

City of St. Helena 2023-2031 Housing Element Update Adopted, May 9, 2023 2-10
By Right Transitional and Permanent Supportive Housing: Assembly Bill 2162 (2018) and Assembly Bill 101 (2019)
AB 2162 requires the City to change its zoning to provide a “by right” process and expedited review for supportive housing. The bill prohibits the City from applying a conditional use permit or other discretionary review to the approval of 100 percent affordable developments that include a percentage of supportive housing units, either 25 percent or 12 units, whichever is greater. The change in the law applies to sites in zones where multifamily and mixed uses are permitted, including in nonresidential zones permitting multifamily use. The City currently permits transitional and supportive housing within all residential, commercial, and mixed-use zones, subject only to the same conditions as residential uses, in compliance with State law..

Additionally, AB 101 requires that a Low Barrier Navigation Center development be a use allowed by right in mixed-use zones and nonresidential zones permitting multifamily uses if it meets specified requirements. The City does not currently comply with this requirement. Program H-F commits the City to update the zoning code to allow low barrier navigation centers by right in areas zoned for mixed use as well as nonresidential zones permitting multifamily uses.

Accessory Dwelling Units: Assembly Bill 2299 (2016), Senate Bill 1069 (2016), Assembly Bill 494 (2017), Senate Bill 229 (2017), Assembly Bill 68 (2019), Assembly Bill 881 (2019), Assembly Bill 587 (2019), Senate Bill 13 (2019), and Assembly Bill 671 (2019) In recent years, multiple bills have added requirements for local governments related to Accessory Dwelling Unit (ADU) regulation. The 2016 and 2017 updates to State law included changes pertaining to the allowed size of ADUs, permitting ADUs by right in at least some areas of a jurisdiction, and parking requirements related to ADUs. More recent bills reduce the time to review and approve ADU applications to 60 days and remove lot size and replacement parking space requirements. AB 68 allows an ADU and a junior ADU to be built on a singlefamily lot, if certain conditions are met. The State has also removed owner-occupancy requirements for ADUs, created a tiered fee structure that charges ADUs based on their size and location, and prohibits fees on units of less than 750 square feet. In addition, AB 671 requires the Housing Element to include plans to incentivize and encourage affordable ADU rentals. In 2020, the City adopted updated ADU regulations which streamlined the review process for ADU construction and conversion The St. Helena Zoning Code allows ADUs in all residential zoning districts, however, to achieve compliance with California Government Code Sections 65852.2 and 65852.22, the City must allow ADUs in all zones that allow for residential uses, including the AP Zone, and any mixed-use, and commercial zones. Additionally, several areas of Chapter 17.116.030 need to be revised for compliance with State law. This includes, but is not limited to, the definition of a cooking facility, definition of an efficiency kitchen, allowing both an ADU and JADU for conversions on a lot with an existing or proposed single-family dwelling, separate conveyance of an ADU or JADU, and restricting bedroom count.

The City is currently undertaking a comprehensive zoning code update that will address these compliance issues. Program H-F in this Housing Element commits the City to revising the code for compliance with State law by 2026.

Agenda Item #6.1.

City of St. Helena 2023-2031 Housing Element Update Adopted, May 9, 2023 2-11
Density Bonus: Assembly Bill 1763 (2019) and AB 2345 (2020) AB 1763 amended California’s density bonus law to authorize significant development incentives to encourage 100 percent affordable housing projects, allowing developments with 100 percent affordable housing units to receive an 80 percent density bonus from the otherwise maximum allowable density on the site. If the project is within half a mile of a major transit stop, a jurisdiction may not apply any density limit to the project. AB 2345 further amended California’s density bonus law to allow residential projects with some on-site affordable housing to receive a density bonus of up to 50 percent. Specifically, a residential development is eligible for a 50 percent density bonus if 11 percent of the units are very low-income, 20 percent are low-income units, or 40 percent are moderate-income units. The affordable units must remain affordable for a minimum of 55 years. In addition to the density bonus, qualifying projects will receive four regulatory incentives or concessions, depending on how much of the development includes affordable units. Specifically:
• One incentive or concession for projects that include at least 10 percent of the total units for lowerincome households, at least five percent for very low-income households, or at least 10 percent for persons and families of moderate-income in a common interest development. • Two incentives or concessions for projects that include at least 17 percent of the total units for lowerincome households, at least 10 percent for very low-income households, or at least 20 percent for persons and families of moderate-income in a common interest development. • Three incentives or concessions for projects that include at least 24 percent of the total units for lowerincome households, at least 15 percent for very low-income households, or at least 30 percent for persons and families of moderate-income in a common interest development. • Four incentives or concessions for projects where one hundred percent of all units in the development, including total units and density bonus units, but exclusive of a manager’s unit or units, are for lower income households, as defined by Section 50079.5 of the Health and Safety Code, except that up to 20 percent of the units in the development, including total units and density bonus units, may be for moderate-income households, as defined in Section 50053 of the Health and Safety Code. For these projects, if it is located within one-half mile of a major transit stop, the applicant also receives a height increase of up to three additional stories (33 feet).

The City of St. Helena currently establishes density bonus provisions for affordable housing in Chapter 17.144 (Affordable Housing). The provisions in that Chapter do not reflect the new maximum density bonus tier framework that was adopted by the State in 2020. Because of this, the City is not currently in compliance and has included Program H-F to commit the City to amend the Zoning Code for compliance with California Government Code Sections 65915 through 65918. The City is currently undertaking a Zoning Code Update. The Draft Zoning Code includes density bonus provisions that comply with State law. The Zoning Code Update is currently scheduled for adoption in summer/fall 2023.

Agenda Item #6.1.

City of St. Helena 2023-2031 Housing Element Update Adopted, May 9, 2023 2-12
Housing Crisis Act of 2019: Senate Bill 330
SB 330 enacts changes to local development policies, permitting, and processes that will be in effect through January 1, 2025. SB 330 places new criteria on the application requirements and processing times for housing developments; prevents localities from decreasing the housing capacity of any site, such as through downzoning or increasing open space requirements, if such a decrease would preclude the jurisdiction from meeting its RHNA housing targets; prevents localities from establishing non-objective standards; and requires that any proposed demolition of housing units be accompanied by a project that would replace or exceed the total number of units demolished. Additionally, any demolished units that were occupied by lower-income households must be replaced with new units affordable to households with those same income levels. The Housing Element must describe the City's processing procedures related to SB 330. Please see Chapter 8:

Nongovernmental and Governmental Constraints for more information.

The City has adopted an SB 330 process and checklist to streamline the design and approval of by-right multifamily units within the community, in compliance with SB 330.

Surplus Land Act Amendments: Assembly Bill 1486 and AB 1255 (2019) AB 1486 refines the Surplus Land Act to provide clarity and further enforcement to increase the supply of affordable housing. The bill requires the City to include specific information relating to surplus lands in the Housing Element and Housing Element Annual Progress Reports, and to provide a list of sites owned by the county that have been sold, leased, or otherwise disposed of in the prior year. AB 1255 requires the City to create a central inventory of surplus and excess public land each year. The City is required to transmit the inventory to the Department of Housing and Community Development and to provide it to the public upon request. The City has committed to transmitting the required information to HCD each year with their annual report in Program H-CC.

Housing Information Transparency: Assembly Bill 1483 (2019) AB 1483 requires the City to publicly share information about zoning ordinances, development standards, fees, exactions, surplus public lands, fair housing resources, and affordability requirements. The City is also required to update such information within 30 days of changes. The Housing Element will report on the City's compliance with these requirements. Program H-NN specifically commits the City to providing updated information on a range of housing issues through their website and at City offices.

Emergency and Transitional Housing Act of 2019: Assembly Bill 139 (2019) AB 139 established new criteria for evaluating the needs of the homeless population. The analysis must assess the capacity to accommodate the most recent homeless point-in-time count by comparing that to the number of shelter beds available on a year-round and seasonal basis, the number of beds that go unused on an average monthly basis, and the percentage of those in emergency shelters that move to permanent housing (see Chapter 7: subsection Persons Experiencing Homelessness). The bill also established new parking standards for emergency shelters. Lastly, the bill requires the Housing Element to include a review of the effectiveness of the Agenda Item #6.1.

City of St. Helena 2023-2031 Housing Element Update Adopted, May 9, 2023 2-13
housing element goals, policies, and related actions to meeting the jurisdiction’s special housing needs (see Chapter 2: Review of Previous Element).

The City is in compliance with State laws related to emergency shelters, supportive housing, and transitional housing. The City currently permits transitional and supportive housing within all residential, commercial, and mixed-use zones, subject only to the same conditions as residential uses, in compliance with State law.

Additionally, emergency shelters are identified as a by-right use in the I and SC zoning districts.

Standardization of Sites Inventory Analysis and Reporting: Senate Bill 6 (2019) SB 6 requires the City to electronically submit the sites inventory to HCD. The City will submit the final sites inventory to HCD with the adopted Housing Element. Program H-A commits the City to submitting an electronic copy of the inventory to HCD.

Evacuation Routes: Senate Bill 99 and AB 747 (2019)
Two recent bills, AB 747 and SB 99, require the General Plan Safety Element to be updated to identify evacuation routes and their capacity, safety, and viability under a range of emergency scenarios and to include information identifying residential developments in hazard areas that do not have at least two emergency evacuation routes. The bill requires these updates to occur with the 2023-2031 Housing Element Update.

Program H-G commits the City to updating to the Safety Element as necessary for compliance with SB 99 and AB 747 during the 6th Housing Element cycle.

Public Participation
Section 65583(c)(5) of the Government Code states that "The local government shall make diligent effort to achieve public participation of all the economic segments of the community in the development of the housing element, and the program shall describe this effort." Public participation played a critical role in the formulation and refinement of the County’s housing goals and policies.

Housing issues affect the entire community – residents, employers, and the public and private sectors. The public participation requirement of housing element law presents an opportunity to engage constituents in a dialogue – defining problems and creating solutions. The inclusion of community stakeholders in the housing element public participation process helps ensure appropriate housing strategies are more efficiently and effectively evaluated, developed, and implemented. An inadequate public participation process may lead to community conflict or in worse case scenarios, anti- development initiatives, and NIMBYism. Successful public participation is important because a diverse cross section of the population can be engaged in defining the housing problem and in crafting community sensitive solutions. Another benefit of broad participation and true engagement of the public is that when it is time to adopt housing strategies and approve housing developments, a greater portion of the community has been involved and participated in the plan and more frequently will support its implementation. Meaningful participation creates stakeholders in the ultimate outcome of the process.

Agenda Item #6.1.

City of St. Helena 2023-2031 Housing Element Update Adopted, May 9, 2023 2-14
In response to the need for public participation, City planning staff worked with consultants to develop a robust community engagement program tailored to ensure the community and other stakeholders are engaged in the process and are given ample opportunities to provide input. The key objective of the community engagement program is to maximize opportunities for everyone interested in the Housing Element to participate. The engagement program includes branding, a project website, business cards, newsletters and eblasts, announcements on the City website and social medial, multiple workshops, a Housing Element Focus Group, and Planning Commission and City Council study sessions and hearings. This section summarizes our engagement program.

In an effort to Affirmatively Further Fair Housing (AFFH), the City reached out to a broad range of stakeholders, including not just housing developers and residents, but also to Spanish speakers and those working to address fair housing issues and the lack of affordable housing citywide. Throughout the Update, the Project team asked focus group members, workshop participants, the Planning Commission, and the City Council about fair housing issues in the community. The City has incorporated this feedback into Program H-WW: Affirmatively Further Fair Housing, as well as into a variety of programs throughout the Policy Document.

Branding
A branding package was prepared for the project. This included a project logo and style templates for all work products, maps, presentations, and publicity materials.

The common branding helps to build recognition for the project and ensure that this effort is distinct in the minds of the community. The logo to the right will be used on all materials developed as part of the Housing Element Update.

Housing Element Website
During the development and review of the Housing Element, the City created and maintained a website dedicated to the 2023-2031 Housing Element Update. This website provided easy access to information on the project, including the Housing Element information/Frequently Asked Questions, the project newsletters, and Zoom meeting info. Project documents were posted to the website and comments were encouraged through the provided "Comments" button on each page. A link on the website allowed residents to sign up for the email list. The website also featured a Google Translate menu allowed readers to translate the website into Spanish. Lastly, an accessibility widget was incorporated into the website allowing readers to adjust text size and spacing, contrast, and a number of other aspects of the website to suit the reader's needs.

Agenda Item #6.1.

City of St. Helena 2023-2031 Housing Element Update Adopted, May 9, 2023 2-15
https://sthelenahousing.com
Agenda Item #6.1.

City of St. Helena 2023-2031 Housing Element Update Adopted, May 9, 2023 2-16
https://sthelenahousing.com/documents
https://sthelenahousing.com/basics
The project website features a Housing Element 101 video, presented in English and Spanish.

A
B
C
A: Google Translate Tool: This tool allows users to translate the entire website into Spanish.

B: Email and Contact Buttons: These buttons allow users to join the project email list or provide a comment to the project Team.

C: Accessibility Widget: This widget allows users to choose visibility options for greater accessibility Agenda Item #6.1.

City of St. Helena 2023-2031 Housing Element Update Adopted, May 9, 2023 2-17
For those unable
to attend, event
materials,
presentations,
and videos are
posted to the
Participate page.

In addition to eblasts and Facebook posts,
meetings were announced via the website.

Flyers were posted for each event in English
and Spanish.

Agenda Item #6.1.

City of St. Helena 2023-2031 Housing Element Update Adopted, May 9, 2023 2-18
Project Business Cards
To encourage the use of the project website, business cards were made up for the Project. The cards were provided to the City and can be handed out to those looking for additional information on the Housing Element Update. Each card lists the project website address and a QR Code that can direct users to that website.

Newsletters and Email Notifications (eBlasts)
During the Housing Element development, two newsletters will be developed and distributed. The newsletters will be designed to give the community a better understanding of the Update process and the draft Housing Element. Both newsletters will be published in both English and Spanish and made available from the project website.

Newsletter #1: Housing Element Update Overview
Newsletter #1 describes what a housing element is, how and why it is being updated, the project schedule, and how to get involved in the Update process. The newsletter also describes the other components of the project, including General Plan amendments, Safety Element update, and the environmental analysis. The newsletter will publicize upcoming community engagement opportunities and the project website.

Newsletter #2: HCD Review Draft Housing Element
Newsletter #2 will provide a summary of the key findings and changes in the HCD Review Draft Housing Element, particularly key changes to policies and programs, any proposed changes to land use designations (locations or density ranges), and what these changes mean for their community.

Email notifications (eblasts) are sent out to announce upcoming events and the release of project-related documents. Email addresses were compiled from those requesting notification from the City and from those signing up on the project website and at project events. As of May 2022, the Housing Element email list has 32 subscribers.

Images of Newsletter #1 and an eBlast are included on the following page.

Agenda Item #6.1.

City of St. Helena 2023-2031 Housing Element Update Adopted, May 9, 2023 2-19
Agenda Item #6.1.

City of St. Helena 2023-2031 Housing Element Update Adopted, May 9, 2023 2-20
Public Workshops
Throughout the Housing Element Update, City staff worked with the consultant team to hold community workshops at critical points in the process.

Workshop #1: Housing Element Basics
On September 16, 2021 the City held a community workshop to introduce the housing element and discuss housing needs, opportunities, and constraints in St. Helena.

The workshop
presentation
highlighted
engagement
efforts and let
participants know
how they can
connect with the
Project Team.

Agenda Item #6.1.

City of St. Helena 2023-2031 Housing Element Update Adopted, May 9, 2023 2-21
During the Workshop, participants were prompted to comment on housing needs, issues, and constraints in the community. Several public comments were received and are documented below. These comments and information provided during this discussion were used to inform and confirm data in the Needs Assessment.

Additionally, input related to sites and constraints were considered in the development of the initial sites inventory. Finally, comments related to housing needs helped to inform implementation actions and priorities.

The City has included a number of programs to address constraints, incentivize affordable and special needs housing development, and encourage workforce and missing middle housing opportunities.

Comment
Jenny
▪ Shortage of affordable housing compounded by 2020 fires. ▪ Rents have increased but wages haven’t kept up.
▪ Many residents are struggling to pay rent.
▪ There is a long waiting list for affordable housing (5 year waiting list) ▪ Smoke Free housing is needed, as 2nd hand smoke is an issue in multifamily housing Nancy
▪ Demand is such that large-scale developments are needed. ▪ Overcrowding is an issue in the city.
▪ Many St. Helena workers commute into the city because they can’t afford to live here.

Joe
▪ Multifamily is challenging as affordability is difficult to make cost effective. Subsidies are required to create housing that is affordable. Financing for these projects is difficult. ▪ Affordable projects move slowly and this increases costs. ▪ Market partners may be able to help solve the housing problem. ▪ What in the zoning code can be changed to help reduce costs? ▪ Development standards such as Density, Parking, Height, and Water Neutrality, as well as fees, can be obstacles to development.
▪ NIMBY opposition and land costs can be constraints.
▪ Sites: feasibility is a problem and owners need to be engaged. ▪ Larger sites are located near the urban limit, but density is needed near city center. Height limits should be reconsidered.
▪ Main Street has commercial/retail vacancies. Potential for housing as mixed use. ▪ 900 Crane is for sale and may be a potential site.
▪ Can we expedite rezones for housing?
▪ Multifamily areas that only allow up to a triplex are a constraint. We need to allow more building forms. ▪ Please clear as many hurdles to development as possible.

Ester
▪ Many properties are small and can’t hold larger projects. Lot consolidation may be needed. Adams St. property could be a potential low-income housing site.

Paul
▪ Please consider public safety issues and make sure that sites are feasible and safe.

Agenda Item #6.1.

City of St. Helena 2023-2031 Housing Element Update Adopted, May 9, 2023 2-22
Workshop #2: Housing Opportunity Sites
On January 20, 2022, the City held a Community Workshop to discuss the Housing Element Update and available housing sites in St. Helena. Following the workshop, a map of potential sites was posted to the Housing Element website and the City encouraged residents and stakeholders to submit through the “Comments” button.

The table below shows public input received at the event and how each participant’s input was incorporated into the Draft Housing Element.

Comment Response
Jeff Farmer:

Consider closed catholic school. Some talk with church officials there.

Also, the city corp yard. It may be available.

ADUs, concern about lack of ADU rentals
The City investigated potential sites and
considered ADU affordability trends in
the sites inventory.

Agenda Item #6.1.

City of St. Helena 2023-2031 Housing Element Update Adopted, May 9, 2023 2-23
Comment Response
Norma:

Potential sites: corner of Fulton and east of the railroad tracks, both the north and south side of Fulton.

What happened with the big property by vineyard valley (Hunter project).

Regarding Pope, there is another site east toward college there may be a big vacant site to consider.

The City investigated potential sites
based on public comments and revised
the inventory, as necessary.

Joe McGrath:
1998 Spring Street just changed hands and may have a vineyard lease. The 3-acre site.

McCorkle sites have a pending contract and may have other plans
One other McCorkle site was just renovated
Fulton site had interest for housing development in the past.

Other sites to consider: across from corps yard on Charter Oak.

Consider this please.

The City considered the constraints and
sites mentioned here.

Jordan Bentley:
1998 Spring Street changed hands and has a vineyard lease.

Please provide a list of properties that can be developed.

The City investigated the constraint
mentioned here. The City also provided a
list of properties with online map via the
project website.

Pat Friday:

Crane is a good place for housing. Keep it.

Across from Episcopal church, there is a vacant parcel that used to be a church. This may be a possibility. Walking distance to everything.

Spring Street across from the cemetery there is a big area of vacant land.

The City investigated potential sites
based on public comments and revised
the inventory, as necessary.

Agenda Item #6.1.

City of St. Helena 2023-2031 Housing Element Update Adopted, May 9, 2023 2-24
Comment Response
Rick Crebs:

Consider workforce housing for the missing middle types and incomes.

The City considered workforce and
missing middle housing in crafting the
Policy Document. Several programs are
included to respond to these topics
specifically.

Mary Stephenson:

Concern that ADUs are not being rented.

Over 40 percent of land in city limits is in vineyards. How much of this is zoned for housing? Can we look at these and create a long-term plan? What will remain in vineyard and what will remain in housing?
The process to rezone is expensive and time-consuming
Lots of expensive houses with ADUs that won't be rented. It's an extension of the main house.

The City considered ADU affordability
trends in the sites inventory and are
working to promote ADU development
through implementation programs.

Additionally, the City included a program
to explore the removal of the Urban Limit
Line.

John Sales:

Site on Crane Avenue by the creek has a major power line running across the property. This has to be dealt with before housing can be built on the site.

The City considered the constraint
mentioned here and revised the sites
inventory accordingly.

Jennifer La Liberte:

North Crane: there's another parcel close to the one considered.

Consider this. Suggests we include this site if Crane Avenue site is included.

The City investigated potential sites
based on public comments and revised
the inventory, as necessary.

Agenda Item #6.1.

City of St. Helena 2023-2031 Housing Element Update Adopted, May 9, 2023 2-25
Comment Response
Tracy McBride:

The City needs low income housing that is ownership based.

On the map on your website. The lower income sites are east of main street and site 9 is west of main street. Keep this site to disperse lower income sites around the city.

How can we incentivize housing development? With by-right this can make things easier if nothing is developed and the site is reused in the next round.

Adams St and church sites: why can't we use these sites? Are churches really harder to redevelop?
The City investigated potential sites
based on public comments and revised
the inventory, as necessary. The City also
worked to provide sites consistent with
the goals of AFFH.

The City also crafted a number of
implementation programs that work to
incentivize development of lower and
moderate income housing.

Joe McGrath:

PG&E property on Mitchell: Consider the site.

Adams: would subdivision help the political situation?
The City investigated potential sites
based on public comments and revised
the inventory, as necessary.

The City Council is considering a number
of options for the Adams Street property.

Jennifer La Liberte:

Please let the public know which sites have been ruled out and why.

The City included information about sites
investigated but not selected in the
materials posted to the project website
following the event.

Nancy Dervin
Encourages the City to include feasible sites.

Some sites could be higher density and available to lower income families.

The site map shows moderate on west site and lower on the east side of town. Is there a disparity between east and west? Please don’t force the lowest income earners into the most-dense areas of the city. Mix up housing opportunities.

The City considered feasibility in the
selection of each site. Additionally, the
City investigated opportunities for
density increases at each site. The City
also worked to provide sites consistent
with the goals of AFFH.

Agenda Item #6.1.

City of St. Helena 2023-2031 Housing Element Update Adopted, May 9, 2023 2-26
Comment Response
Steve Goldfarb:

Adams Street. Why not include it? Advantages to this property:
publicly owned (it can be sold). Please include this. It’s feasible.

Subdivision may be necessary, and it can house a lot of people across a lot of income categories.

The City Council is considering a number
of options for the Adams Street property.

Pat Friday:

We need to develop Adams Street; agrees that the property may need to be subdivided.

The City Council is considering a number
of options for the Adams Street property.

Norma Ferriz:

Consider vineyards that are further out than the city center. The edges of town may have potential for housing.

The City included a program in the
DraftHousing Element to explore the
removal of the Urban Limit Line.

Tracy McBride:

Consider new laws regarding subdivision of sf homes (SB 9).

The City encourages lot splits and ADU
development consistent with SB9. The
Housing Element includes a program
committing the City to allowing and
incentivizing SB 9 projects.

Workshop #3: Affirmatively Furthering Fair Housing
On March 16, 2022, the City held a Community Workshop on the Housing Element Update and Affirmatively Furthering Fair Housing (AFFH) in St. Helena. The workshop included an introduction to AFFH, a presentation of initial findings and potential actions, and opportunities for the public to join the discussion and provide comments.

Agenda Item #6.1.

City of St. Helena 2023-2031 Housing Element Update Adopted, May 9, 2023 2-27
An example slide from the workshop presentation. Presentation available at sthelenahousing.com Agenda Item #6.1.

City of St. Helena 2023-2031 Housing Element Update Adopted, May 9, 2023 2-28
The following is a summary of comments that emerged through the public discussion and comment period of the workshop, as well as how the comments informed the Draft Housing Element Comment Response
The city needs more housing units and
people.

The City has provided sites with capacity to meet the RHNA and to incentivize development citywide.

There is no evidence that ADUs
accommodate affordable units.

The City considered ADU affordability trends in the
development of the sites inventory and worked to incentivize accessory dwelling units and affordable rental ADUs through implementation programs.

The City of Napa has technical assistance
and funding for people that agree to deed
restrict ADUs and the City of St. Helena
should look at this program.

The City has investigated these and other incentives to the construction of affordable rental ADUs, and has included an implementation program committing the City to providing incentives and technical assistance to support the construction of these units.

The City should have policies that promote
both low- and moderate-income housing
units.

The City has included implementation programs with
objectives aimed at promoting housing for households of all incomes, including moderate-income households.

The cost of construction makes it difficult
for the private market to accommodate
affordable housing and public financing
can help produce deed restricted units.

This comment supports the findings of the constraints
analysis. The City provides funding and loans to assist in the development of affordable housing.

Requiring a CUP for multi-family project in
the Medium Density district limits
opportunities for more units.

The City is currently (2022) exploring changes to development standard through the comprehensive zoning code update.

Focus Group Meetings
As part of the Housing Element Update project, the City formed a Focus Group to assist in the development and review of the Housing Element and Safety Element. The Focus Group served as a technical working group that assisted in generating ideas and commenting on direction. Recommendations from the Focus Group were used to revise drafts of the Housing and Safety Elements and provide recommendations to the Planning Commission and City Council.

The members of the Focus Group were as follows:
• City Councilmember Paul Dohring
• Planning Commissioner Autumn Anderson
• Planning Commissioner Rosaura Segura
• Jennifer La Liberte (Our Town St. Helena)
• Mary Koberstein (Former Councilmember)
The Focus Group was active throughout the Update project. The following provides an overview of meetings.

Agenda Item #6.1.

City of St. Helena 2023-2031 Housing Element Update Adopted, May 9, 2023 2-29
Past Meetings
Focus Group Meeting #1: Housing Element Overview
Provided an overview of the Housing Element process and project schedule. Collected expectations for the project and insights on housing issues, priorities, and concerns that informed the Needs Assessment. The Focus Group provided critical input related to the most pressing housing needs in the community and encouraged the City to pursue sites that are feasible and can provide capacity for a larger number of units.

Focus Group Meeting #2: Preparing for the Housing Element Discussed results of Community Workshop #1 and the integration of community input into the Housing Element Update. Reviewed the next steps in the Update with a focus on site assessment. The Focus Group reviewed the engagement strategy and provided ideas for additional outreach efforts.

Focus Group Meeting #3: Sites Assessment Review
Discussed the results of the vacant and underutilized sites inventory and reviewed sites inventory methodology and assumptions. Focus Group input provided guidance on individual sites, capacity assumptions, and feasibility of affordable unit production.

Focus Group Meeting #4: Public Input on the Sites Assessment Discussed the results of Community Workshop #2 and how to address community concerns in the Housing Element. The Focus Group considered public comment and provided additional direction on each site. Following this final Focus Group Input, the sites inventory was revised and presented to the City Council for final direction.

Public Meetings with City Leadership
Past Meetings
Planning Commission/City Council
Joint Study Session 1: Housing Element Overview
Held March 23, 2021
Provided an overview of the Housing Element process,
project schedule, and project expectations. Discuss
housing issues, priorities, and concerns.

Agenda Item #6.1.

City of St. Helena 2023-2031 Housing Element Update Adopted, May 9, 2023 2-30
Planning Commission/City Council
Joint Study Session 2: Sites Assessment
Held February 22, 2022
Discussed the RHNA and the sites inventory process
and presented a walkthrough of potential housing
opportunity sites. Discussed the results of Community
Workshop #2 and public input on housing sites.

Commissions and Councilmembers provided input on
sites included in the draft sites inventory and reviewed each for potential constraints. The draft sites inventory was revised according to direction taken during this meeting in the preparation of the public review draft.

Planning Commission/City Council Joint Study Session: Public Review Draft Housing Element Held July 21, 2022
Solicited input on the Public Review Draft Housing Element. Discussed next steps, HCD review, revisions, and remaining project schedule. Input from this event informed the City’s response to comments on the Public Review Draft, discussed in Appendix B.

Future Meetings
• Planning Commission Public Hearing: Recommendation for Adoption To present the Draft Housing and Safety Elements, associated General Plan and Zoning Code Amendments, and responses to comments from previous Planning Commission and City Council Public Hearings and seek recommendation for adoption to City Council.
• City Council Adoption Hearing: Adopt Housing and Safety Elements To present the Final Housing and Safety Elements, associated General Plan and Zoning Code Amendments, and responses to comments from previous Planning Commission and City Council Public hearings and seek adoption of the Housing and Safety Elements from City Council.

Other Outreach Activities
St. Helena set out to collect as much feedback as possible from the community, from their general concerns and ideas to where new housing could go. It was also important to us to consider community outreach best practices and consult and partner with organizations working in the community, to ensure we were reaching as many people as possible and doing so thoughtfully.

Agenda Item #6.1.

City of St. Helena 2023-2031 Housing Element Update Adopted, May 9, 2023 2-31
Sites Inventory Mapping Exercise
As discussed in the summary of Workshop #2 above, the City produced an interactive online map that allowed residents and stakeholders to view and comment on potential housing opportunity sites. The online map was posted for more than a month following the workshop and the City encouraged all those interested in the Housing Element to submit their comments. The City incorporated comments on potential housing sites into the Sites Inventory by removing or revising constrained sites and considering additional sites with potential for residential uses.

Equity Advisory Group
In alignment with community outreach best practices, it was important to include the guidance of and foster partnerships with community organizations to help ensure everyone’s voices were heard during the Housing Element update. In response, an Equity Advisory Group (EAG) was formed consisting of 15 organizations or leaders across the region that are advancing equity and affordable housing. A stipend of $1,500 was originally provided for meeting four to five times over 12 months to advise on Housing Element outreach and helping get the word out to the communities they work with.

After meeting twice in 2021, it was decided the best use of the EAG moving forward would be to provide more focused support in 2022 based on jurisdiction need and organization expertise. To date, EAG members have facilitated and hosted community meetings in partnership with 21 Elements, collected community housing stories to put a face to housing needs, advised on messaging, and amplified events and activities to their communities. The EAG continue to work collaboratively with jurisdictions and deepen partnerships, as well as connect community members to the Housing Element Update process. All participating organizations are featured on the Let’s Talk Housing website and include the following:
• Ayudando Lations A Soñar (ALAS) www.alashmb.org
• Community Legal Services www.clsepa.org
• El Comite de Vecinos del Lado Oeste (El Comite) www.tenantstogether.org/resources/el-comité-devecinos-del-lado-oeste-east-palo-alto • EPACANDO www.epacando.org
• Faith in Action www.faithinaction.org/federation/faith-in-action-bay-area/ • Housing Choices www.housingchoices.org
• Housing Leadership Council www.hlcsmc.org
• Menlo Together www.menlotogether.org
• Nuestra Casa www.nuestracasa.org
• One San Mateo www.onesanmateo.org
• Peninsula for Everyone www.peninsulaforeveryone.org
• Puente de la Costa Sur www.mypuente.org
• San Mateo County Health www.gethealthysmc.org
• Youth Leadership Institute www.yli.org/region/san-mateo • Youth United for Community Action www.youthunited.net Agenda Item #6.1.

City of St. Helena 2023-2031 Housing Element Update Adopted, May 9, 2023 2-32
Over six sessions, the EAG discussed explicit and implicit barriers to obtaining and maintaining affordable housing and this document outlines key findings, repeated themes, and recommendations from the EAG to the Napa Sonoma Collaborative. Key findings include:
• The current approach to housing policies throughout the region is ad hoc and piecemeal and what is really needed is a holistic approach to housing and homelessness issues – Affordable homeownership is missing from the conversation – Transitional and supportive housing as a more integrated part of the whole conversation is missing
– The traditional paradigm of designing affordable housing should be changed at the educational level; design professionals should be educated to think holistically about designing communities and integrating affordable housing patterns into community design • A lack of community trust leads to a lack of honest and transparent communication and engagement between local governments, partner agencies and the community members • Additional housing costs are not factored into the affordable housing definition – The official definition of affordable housing does not include all related housing costs i. Those who live in deed-restricted affordable housing face food shortages, high insurance rates, and rising utility costs to name a few, which are not factored into the official definition of affordable housing. Yet these are costs that must be included in an already strained budget
– Supercommuting leads to higher gas costs and more wear and tear on cars but is necessary to find and maintain affordable housing
– The housing situation within the region leads to students working to support their families, creating an unintended consequence of students dropping out of their educational careers and/or leaving the community after they matriculate from High School since they cannot afford housing
– Onerous regulation leads to displacement
• Affordable homeownership is missing from the conversation as renting is not a sustainable approach for all and it prevents people from accessing the “American Dream” • The lack of affordable and safe housing due to high development costs, loss of units due to disasters, and/or gentrification are some of the contributing factors to the housing crisis within the region. • Discrimination is both subtle and overt
– Tenants are susceptible to landlords taking advantage of them due to a very specific cocktail of issues including but not limited to:
i. Language barriers
ii. Cultural Barriers
iii. Stereotypes
iv. Disabilities
v. Income
– Discrimination is a multilayered situation:

Agenda Item #6.1.

City of St. Helena 2023-2031 Housing Element Update Adopted, May 9, 2023 2-33
i. Tenants in substandard/unhealthy housing live in precarious situations and are afraid to complain due to the fear of being evicted (which means that they live in substandard living conditions)
ii. There is a very real fear that rents will increase if tenants complain about substandard situations
– Stereotypes associated with low-income tenants and voucher holders are a real barrier to obtaining housing
i. Criminal backgrounds and subsidies contribute to stereotypes which make landlords leery of renting.
ii. SB 329 makes it illegal to reject housing vouchers, however, it still occurs – Discrimination is hard to determine since there aren’t enough vacancies to even apply for housing
• The lack of available land coupled with regulations and high impact fees are contributing factors to astronomical development costs
The City considered these key findings in the development of the Needs Assessment and Policy Document. The Policy Document includes programs focused on regional coordination on housing issues, increasing affordable homeownership opportunities, providing transparency on housing-related decisions and actions, removing governmental constraints, incentivizing affordable housing construction, and working with Fair Housing Napa Valley to provide fair housing services.

Agenda Item #6.1.

City of St. Helena 2023-2031 Housing Element Update Adopted, May 9, 2023 2-34

2. Review of the Existing Housing Element
This section examines the effectiveness of the 2015 Housing Element, the progress made in achieving the goals, objectives and policies outlined in the Housing Element, along with a discussion of the Element’s appropriateness given current conditions within the City of St. Helena. This evaluation will inform the policies and programs developed as part of the 2023-2031 Housing Element Update.

Housing Production During the 2015-2023 Planning Period The City’s RHNA for the 2015-2023 planning period was for eight units affordable to very low-income households, five units affordable to low-income households, five units affordable to moderate income households, and 13 units affordable to above moderate-income households, for a total of 31 housing units.

Table 1 compares units permitted and constructed to the 5th cycle RHNA. Between 2015 and 2021, the City permitted a total of 110 units, including seven very low-, nine low-, and four moderate-income units. All permitted projects have been constructed.

Table 1 Progress Toward the 5th Cycle RHNA
Very Low Low Moderate
Above
Moderate Total
RHNA 8 5 5 13 31
Permitted Units 7 9 4 90 110
Source: City of St. Helena, 2021 Housing Element Annual Progress Report, 2022.

Progress toward the Lower Income Housing Goals
The City has issued building permits for the Turley Flats affordable housing project, an 8-unit multifamily project with loan funding from the Affordable Housing Trust Fund (all low income), and occupancy of all units occurred in 2019. Further, the City has issued building permits for the Brenkle Court 8-unit affordable housing project (two very-low and six low income). In 2020, the City approved a deed restricted affordable housing project (four low to very-low income and one moderate income) at 963 Pope Street. The combined affordability of these units is expected to help the City make significant progress toward meeting these unit counts.

Most of the housing permitted during this planning period was above moderate-income housing. Between 2015 and 2021, 90 of the 110 units constructed were above moderate-income units.

Agenda Item #6.1.

City of St. Helena 2023-2031 Housing Element Update Adopted, May 9, 2023 2-35
Progress in Implementation
The 2015 Housing Element established the six goals with coordinated policies and implementing programs, organized around the following goal areas:

1. A Diversity of Housing to Meet Local Needs

2. Efficient Land Use and High-Quality Neighborhoods

3. Conservation of Existing Housing

4. Assistance to Support Affordable Housing

5. Resource Conservation

6. Equal Housing Opportunities
Table 2 provides a detailed evaluation of the implementing programs that support each of these goals, and the subsequent sections discuss the extent to which the 2015 Housing Element policies and implementing programs helped the City of St. Helena meet the goals.

Diversity of Housing to Meet Local Needs
Facilitate development of a variety of housing types to meet the full range of housing needs in our community, with particular emphasis on housing for our local workforce, people with special housing needs, and people with extremely low, very low, low and moderate incomes.

In order to supply a diversity of housing types to meet local needs, the 2015 Housing Element developed Policies 1.1 through 1.6 and implementing Actions 1.A through 1.K. Policies 1.1 through 1.6 focus on ensuring that the City provides a sufficient supply of residential land to meet the housing needs of the community, encouraging and facilitating the development of affordable housing, removing constraints to housing production, and providing workforce and mixed-use development near downtown. In line with these policies, the City proceeded with successfully implementing Actions 1.A through 1.K, which range from large efforts, such as streamlining approvals for affordable multifamily projects and providing priority access to water and sewer infrastructure to development with affordable units, to smaller efforts, such as encouraging nontraditional housing types. While many of these programs were completed, the City did not revise the definition of “family” within the Municipal Code for consistency with State law and must include a program in the 2023- 2031 Housing Element to address this compliance issue.

Efficient Land Use and High-Quality Neighborhoods
Make efficient use of land within the Urban Limit Line to protect agricultural lands, promoting compact, well-designed developments that ‘fit in’ with existing neighborhoods and contribute to the overall livability of our community. Encourage a balance of housing types throughout the entire community.

Policies 2.1 through 2.6 encourage higher density development where appropriate, mixed-use development, second units, and a variety of housing type throughout the community. These policies are supported by Implementing Actions 2.A through 2.P. Most notable among these actions is the progress towards incentivizing Agenda Item #6.1.

City of St. Helena 2023-2031 Housing Element Update Adopted, May 9, 2023 2-36
higher density housing (Action 2.A), which has been supported by the removal of the Use Permit requirement for multi-family housing in the High Density Residential land use designation and Housing Opportunity Sites located on parcels designated Medium Density Residential. Additionally, the City has implemented statemandated ADU regulations (Action 2.I) and integrated a mixed-use land use designation into the 2040 General Plan (Action 2.H). While some of these programs were completed with the recent General Plan Update, programs related to zoning changes are being undertaking in the current (2022) comprehensive Zoning Code update. These programs should be continued in the 2023-2031 Housing Element.

Conservation of Existing Housing
Improve and conserve existing housing, with particular attention to the rehabilitation and retention of existing affordable units.

Policies 3.1 and 3.2 are designed to conserve the existing housing stock through restricting conversion of rental units to condominiums and to monitor housing conditions citywide. Actions 3.A through 3.E implement these policies. Actions 3.A, 3.C, and 3.D help protect current housing stock by working to limit conversion to more limited uses, such as vacation rentals, or to nonresidential uses. Action 3.B implements an affordable housing impact fee to help monetarily incentivize the conversion of existing housing units. Action 3.E describes reporting requirements and commits the City to producing an annual Housing Element progress report, as required by HCD. Since the last Housing Element, the City has implemented a Housing Impact Fee, actively limits short-term rentals to twenty five units, and continuously looks for methods to promote the conservation of existing housing.

Assistance to Support Affordable Housing
Provide technical and financial resources to support development of affordable housing in our community, especially housing that meets the needs of our local workforce, people with special housing needs, and people with moderate, low, and very low incomes.

Policies 4.1 through 4.5, as well as Implementing Actions 4.A through 4.L, are designed to support this goal of actively assisting affordable housing growth, especially for special needs groups, such as farmworkers, seniors, and persons with disabilities. The City has made significant efforts to provide financial incentives, including reducing the application and impact fees for affordable housing projects and will continue to do so into the foreseeable future. During the 5th cycle, the City committed substantial amounts of Affordable Housing Trust Fund monies (approximately $2,450,000) to three different affordable housing projects (Turley Flats, Brenkle Court, and 963 Pope), anticipated to result in the construction and/or occupancy of 21 new affordable housing units in St. Helena through 2021. The City has also passed Measure E, which increased the Transit Occupancy Tax rate by one percent, which generates further funds towards affordable housing. Estimated annual revenue from this measure is approximately $280,000. Since 2015, the City has fully funded all funding requests made by affordable housing developers to assist with the design and construction of affordable housing units within St. Helena.

Agenda Item #6.1.

City of St. Helena 2023-2031 Housing Element Update Adopted, May 9, 2023 2-37
Resource Conservation
Promote resource conservation by encouraging housing types and designs that use fewer resources (water, electricity, etc.) and therefore cost less to operate over time, supporting long-term housing affordability.

The City of St. Helena took an active role in promoting the use of alternative energy sources and encouraging energy conservation, as targeted by Policies 5.1 and 5.2 and Programs 5.A through 5.H. During the 5th cycle, the City implemented these actions by adopting the 2019 State Building Codes, including the CALGreen Building Code, creating a “Rapid Permit” procedure for solar installations, and adopting a “water neutral” policy for new development. Additionally, the City is engaged with the Napa Valley Transportation Authority to adopt a countywide bicycle and pedestrian plan, which works to increase accessibility and promote tourism across the county while reducing vehicles on the road.

Equal Housing Opportunities
Assure that housing programs maximize choice, avoid economic segregation and avoid discrimination based upon age, sex, race, sexual orientation, religion and ethnic background The sixth and final goal has one policy and two implementing programs, which commit the City to supporting Fair Housing Napa Valley as the City Fair Housing Provider. The City works with Fair Housing Napa Valley to provide information to the public regarding the rights and responsibilities and resources available to address fair housing issues. The City provides funding to Fair Housing Napa Valley and responds to all referrals from the agency. This governmental cooperation between local and county level agencies allows for enhanced coordination to combat housing insecurity across the region.

In the upcoming cycle, the City should be strengthened to promote a proactive approach to fair housing consistent with the State’s requirements related affirmatively further fair housing (AFFH). Additional policies and programs will be needed to address fair housing issues. Additionally, the City should analyze all goals, policies, and programs through the lens of AFFH, and should apply fair housing objectives as appropriate.

Effectiveness of 2015 Housing Element
As discussed in the preceding section and in Table 2, the City implemented many policies and programs to facilitate housing production. Most importantly, the City has made great strides in securing additional funding for affordable housing and working with local stakeholders and county organizations to improve housing accessibility. From preserving existing housing and promoting the expansion of multifamily housing through relaxed regulation, the City recognizes the severity of the housing crisis and has worked progressively to do its part in adding housing towards meeting and exceeding RHNA goals. However, in some cases, the City did not have the necessary staff resources or funding to implement programs. While the 2040 General Plan Update process required significant staff time and delayed implementation of some Municipal Code amendments, the City is currently (2022) undertaking a comprehensive Zoning Code update that will address the remaining code amendment implementation measures during the 6th cycle. As the code update draws to its conclusion, the City Agenda Item #6.1.

City of St. Helena 2023-2031 Housing Element Update Adopted, May 9, 2023 2-38
will have more resources available to implement remaining implementation actions, which have been continued in the 2022 Housing Element Update.

Effectiveness in Meeting the Needs of Special Needs Populations The previous Housing Element had one program targeting special needs populations, Program 1.F. Program 1.F calls for the fast-tracking of housing developments that meet lower income and special needs populations.

During the fifth cycle, 13 units of deed restricted affordable housing units were approved. No housing developments specifically tailored to the needs of special needs communities, such as seniors and farmworkers, were approved or built during the planning period. The previous housing element also contained the following quantified objectives tailored towards Special Needs Households:
• Assist in the acquisition of low-interest loans to 10 first-time homebuyers. • 20 percent of new units to meet senior needs.
• 10 percent of new units accessible to persons with disabilities. • Purchase of 3 existing housing units and conversion to regulated affordable housing for lower-income households.

The City of St. Helena did not meet any of the previously listed quantified objectives during the fifth cycle.

However, the City made significant progress with the construction of 8 units of market-rate housing that was fully compliant with Americans with Disabilities Act (ADA) requirements. This equates to 7.3 percent of new units being accessible to persons with disabilities during the fifth cycle.

The 2023 Housing Element Update provides new and updated programs to commit the City new actions that work to meet the needs of special needs populations. Program H-E, a revised version of Program 1.F, commits the City to providing a streamlined ministerial review process for special needs housing, with a goal of encouraging the development of 6 units for seniors, farmworkers, or persons with disabilities. Program H-BB, a new program, commits the City to pursuing funding to assist with rehabilitation costs for lower income households and seniors. Program H-KK specifically commits the City to supporting efforts to improve access to farmworker housing in the City and region. Program H-LL commits the City to encouraging developers to include units dedicated to those with special housing needs in new developments. Finally, Program H-NN commits the City to pursue funding to assist with funding new housing projects for populations with special needs.

Agenda Item #6.1.

City of St. Helena 2023-2031 Housing Element Update Adopted, May 9, 2023 2-39
Table 2 Program Implementation Status pursuant to GC Section 65583 # Implementation Actions Timeframe Status of Program Implementation Recommendation HE1.A Continue to exempt permits for
regulated affordable units as well as
second units from Growth Management
System
Ongoing The City currently exempts all units, including affordable housing units and Accessory Dwelling Units from the
Growth Management system in compliance with current
state law. This provision will be removed in a future
zoning code update.

Modify to
reflect
removal of
the GMS
HE1.B Review and possibly amend the Growth
Management System to encourage the
production of regulated affordable and
workforce housing units.
2017 The City Council reviewed the Growth Management
system in 2016 (as required) and provided direction to
update and potentially amend the GMS Ordinance, after
the 2040 General Plan update is completed. Given that
the only multi-family housing applications reviewed by the City in recent years have been approved, it does not
appear that the current GMS Ordinance is affecting the
development of workforce housing. As explained above,
the Growth Management System will be removed from
the Municipal Code as part of the comprehensive zoning
code update.

Modify to
reflect
removal of
the GMS,
merge with
HE1.A
HE1.C Give projects that include affordable
housing units priority access to water
and sewer resources over other new
projects should the capacity of the local
water or sewer systems become
inadequate to meet the full demand for
new connections.

Ongoing The City provides priority access to water and sewer resources to projects to affordable housing projects.

Keep

Agenda Item #6.1.

City of St. Helena 2023-2031 Housing Element Update Adopted, May 9, 2023 2-40
# Implementation Actions Timeframe Status of Program Implementation Recommendation HE1.D Revise the permitting process to
streamline the review of affordable
housing and market rate multifamily
projects.
2016 In an effort to implement this Goal, the City has removed the Use Permit requirement for multi-family housing in the High Density Residential (HR) zone and all of the Housing Opportunity Sites (Key Housing Sites, see Section

17.40.020(N)) located within the Medium Density
Residential (MR) zone and has established a streamlined approval process consistent with SB35 and SB330.

Further, as mentioned above, affordable housing units are not subject to the GMS Ordinance limitations.

Delete
HE1.E Work with private property
owners/developers to plan for road and
utility improvements necessary to
support housing on key opportunity
sites, in the event these sites are
developed.

Ongoing The City is continually looking for grant and other funding opportunities to off-set the costs of infrastructure Further, the 2040 General Plan update and current Capital
Improvement Program provide direction and discussion
regarding needed infrastructure improvements.

Keep
HE1.F When possible, fast-track housing
developments that meet lower income
and special housing needs.

Ongoing The City is committed to expediting any affordable housing applications that are submitted for review and
action. Eight owner-occupied affordable housing units
were approved by the City in Dec. 2016 (Self-Help
Affordable Housing Project called the Brenkle Ct. Project from Our Town St. Helena (OTSH)). Building permits for
each unit were issued in 2019. An additional five deed
restricted affordable units were approved in 2020
however building permits have not yet been issued.

Modify
HE1.G Maintain the local preference policy to
possibly include people needed for work
during city emergencies.
2017 No revisions to the current local preference policy for affordable housing units has been made as of yet.

Delete

Agenda Item #6.1.

City of St. Helena 2023-2031 Housing Element Update Adopted, May 9, 2023 2-41
# Implementation Actions Timeframe Status of Program Implementation Recommendation HE1.H Explore, and adopt as appropriate, a
program to address the housing needs of
“workforce” households, which have
incomes above 120 percent of AMI, but
are still unable to afford market rate
housing.
2017 The City Council has expressed an interest in reviewing housing needs Citywide. Pending development
applications anticipated to increase the demand for
employee housing are being asked to make efforts to
address the housing impacts associated with their
individual developments.

Modify and
Expand
HE1.I Implement a program to provide
financial assistance for the development
of second units in exchange for
affordability restrictions that will provide
workforce housing.

Ongoing The City Council has expressed an interest in finding ways to deed restrict and/or incentivize the use of ADUs as
rental units.

Keep
HE1.J Encourage development of co-housing,
ecohousing, ‘green’ manufactured
homes and other ‘nontraditional’ forms
of housing. Ensure these housing types
are addressed in the development of
design guidelines to streamline to
approval process.

Ongoing The City Council has expressed an interest in reviewing housing needs Citywide now that the 2040 St Helena
General Plan has been adopted. In addition, the
Comprehensive Zoning Code update includes standards
for small lot development and standards to encourage a
variety of housing types.

Keep
HE1.K Amend the Zoning Ordinance to define
“family” as one or more persons living
together as a single housekeeping unit in
a dwelling unit. The definition should not
distinguish between related and
unrelated individuals and should not
impose a numerical limit on the # of
persons that constitute a family.

Ongoing No revisions to the current zoning code definition of family have been made as of yet as the comprehensive
zoning code update is still underway. However, all City actions are made in keeping with California State law, as it has precedence over any in-consistent locally adopted land use definitions.

Required
Keep

Agenda Item #6.1.

City of St. Helena 2023-2031 Housing Element Update Adopted, May 9, 2023 2-42
# Implementation Actions Timeframe Status of Program Implementation Recommendation HE2.A Provide incentives for higher density
housing. Explore possible incentives for
building attached market rate housing
units for rent and for sale.

Ongoing In an effort to implement this Goal, the City has removed the Use Permit requirement for multi-family housing in the High Density Residential land use designation and all of the Housing Opportunity Sites located within other land use designations (Medium Density Residential). In
addition, the City has created an SB 330 Checklist to
further streamline the design and approval of by-right
multi-family units within the community.

Keep
HE2.B Study potential modifications to the
Zoning Ordinance to facilitate higher
density housing [and discourage
construction of oversize homes]. Modify
the Zoning Ordinance to encourage
higher density developments [and
restrict construction of large singlefamily units], including current floor area ratios and yard and setback
requirements.

Ongoing The City Council has expressed an interest in reviewing housing needs Citywide. The comprehensive zoning code
update is in progress and these items will be addressed as part of that effort.

Keep
HE2.C Amend regulations to discourage
exemptions from the minimum density
requirements. The City shall discourage
exemptions for minimum density
requirements and establish mitigation
measures for exemptions in the Zoning
Ordinance.

Ongoing The comprehensive zoning code update is in progress and these items will be addressed as part of that effort.

However, all City actions are made in keeping with
California State law, as it has precedence over any inconsistent locally adopted land use definitions.

Keep

Agenda Item #6.1.

City of St. Helena 2023-2031 Housing Element Update Adopted, May 9, 2023 2-43
# Implementation Actions Timeframe Status of Program Implementation Recommendation HE2.D Modify section 17.100 of the Zoning
Ordinance to rename the Mobilehome
Park Overlay District to “Manufactured
Housing Overlay District”. Develop
policies to streamline the review process
for this overlay district on residential
land for projects that create landownership opportunities for residents.

Support giving residents the right of first
refusal if an existing park is to be sold.

Ongoing No revisions to the current zoning code have been made yet as the comprehensive zoning code update is currently underway. However, all City actions are made in keeping with California State law and any request to implement a Manufactured Housing Overlay District would be reviewed as such.

Delete
HE2.E Amend the “Subdivisions” section of the
Municipal Code. The City will amend
Title 16 of the Municipal Code to prevent
subdivision activity from effectively
resulting in lower densities and a loss of
potential housing units on the site.

Ongoing No revisions to the current “Subdivisions” section of the Municipal Code have been made as of yet. The City
Council has expressed an interest in reviewing housing
needs Citywide.

Delete
HE2.F Update the General Plan Land Use
Element in consideration of the
established Housing Element land use
goals and policies. Amend General Plan
Elements concurrent with adoption of
the General Plan Update as needed to
ensure internal consistency.
2015 The St Helena 2040 General Plan update incorporates the adopted 2015 Housing Element. The Housing Element and
General Plan are consistent.

Modify for
required
Safety
Element
Update

Agenda Item #6.1.

City of St. Helena 2023-2031 Housing Element Update Adopted, May 9, 2023 2-44
# Implementation Actions Timeframe Status of Program Implementation Recommendation HE2.G Promote both ‘vertical’ and ‘horizontal’
mixed-use. Encourage mixed-use
developments that combine compatible
uses on the same site, either in the same
structure or adjacent structures. Amend
the Zoning Ordinance accordingly.

Amendments to the Zoning Ordinance
include permitting the FAR for the
residential component of a mixed-use
development to be ‘additive’ rather than
within the established FAR for that zone,
and allowing commercial and residential
users to ‘share’ their parking, resulting in
a lower overall parking requirement.

Requirements for covered parking should
also be reconsidered.
2017 The St Helena 2040 General Plan update incorporates the adopted 2015 Housing Element. This update includes the
creation of a mixed-use land use designation and will be followed by a comprehensive zoning code update,
intended to create and implement the development
criteria set for mixed use development within St Helena.

Revise for
zoning code
consistency

Agenda Item #6.1.

City of St. Helena 2023-2031 Housing Element Update Adopted, May 9, 2023 2-45
# Implementation Actions Timeframe Status of Program Implementation Recommendation HE2.H Explore the possibility of allowing mixed
use and live/work units in nonresidential zoning districts.

Explore and adopt as appropriate
modifications to non-residential Zones
that would permit, either as of right or
as a conditional use, residential uses
including mixed use and integrated
live/work units.

Analyze requirements that commercial
projects provide housing for a portion of
the employment that will be generated
on site. The City will study and
determine what portion of employment
generated will require housing, whether
housing will be required on-site or
allowed off-site, if pricing for the noninclusionary units will be tied to anticipated salaries for employees in the
commercial portion of the project, and if
in-lieu fees will be permitted for smaller
sized projects.

Explore and adopt as appropriate
development incentives such as higher
density and height allowances, a
streamlined design review process, and
financial incentives, including fee
reductions and waivers and
contributions from the City’s Housing
Trust Fund, to encourage employers to
provide on-site employee housing.
2017 The St Helena 2040 General Plan update includes the creation of a mixed-use land use designation. The
comprehensive zoning code update will create and
implement the development criteria for mixed-use
development within St Helena.

Delete

Agenda Item #6.1.

City of St. Helena 2023-2031 Housing Element Update Adopted, May 9, 2023 2-46
# Implementation Actions Timeframe Status of Program Implementation Recommendation HE2.I Review and revise development
standards pertaining to second units.

Ensure that the development of second
units is physically and financially feasible
in targeted areas. Give particular
attention to parking standards, setbacks,
and impact fees.

Ongoing In 2020, the City adopted updated ADU regulations which streamlined the review process for ADU construction and conversion, in keeping with the requirements of State law.

The St Helena 2040 General Plan update was adopted in
May 2019. A comprehensive zoning code has begun and
will include additional direction regarding the
development of Accessory Dwelling Units.

Delete
HE2.J Provide financial assistance for second
unit development. Incentives might
include low interest loans or fee waivers.
2020 The City of St. Helena has amended its zoning ordinance to be compliant with state law with regards to ADUs, their permitting, and reduced impact fees.

Modify and
Expand
HE2.K Target specific areas for second unit
incentives. Create incentives to construct
second units in the medium density
areas near downtown. Incentives to
adopt as appropriate include, but are not
restricted to, fast tracking development
applications, deferred development fees,
and reduced parking and/or other city
standards.

Ongoing The City of St. Helena has amended its zoning ordinance to be compliant with state law with regards to ADUs, their permitting, and reduced impact fees.

Keep
HE2.M Link financial incentives and
development standard variances to
affordability requirements for second
units. Require that either the main house
or the second unit is used as a rental
unit that is affordable to moderate or
below moderate households whenever
the City assists in development through
financial incentives or by granting a
variance.

Ongoing The City Council has expressed an interest in reviewing housing needs Citywide which is expected to occur along with the comprehensive zoning code update. The City has also begun its 6th Cycle Housing Element Update which
will identify Key Housing Opportunity Sites and potential rezoning opportunities withing the City.

Modify

Agenda Item #6.1.

City of St. Helena 2023-2031 Housing Element Update Adopted, May 9, 2023 2-47
# Implementation Actions Timeframe Status of Program Implementation Recommendation HE2.N Respond to complaints regarding illegal
units. The City will work with the
property owners to help bring illegal
units up to code and to abate the use of
non-habitable buildings as living units
Ongoing While the City does not have a dedicated Code
Enforcement Department, Planning and Community
Improvement Department staff is responsible for
responding to Code Enforcement complaints and prioritize life and safety issues, such as substandard housing, in these efforts. Additional Code Enforcement improvements have been identified as an element of the adopted City
Council goals.

Keep
HE2.O Identify appropriate ‘target’ areas for
conversion of single-family homes to
multi-unit dwellings, Identify areas,
zoning districts, or specific sites where
conversion would be appropriate or
desirable.

Ongoing A majority of the City’s residential land is designated as Medium Density Residential, allowing conversion of
existing SFD to MFD at a density of 5.1-16 units per acre.

The City has also begun its 6th Cycle Housing Element
Update which will identify Key Housing Opportunity Sites and potential rezoning opportunities withing the City.

The 6th Cycle Housing Element identifies sites for
rezoning to increase density and encourage affordable
housing production.

Delete
HE2.P Develop a program to encourage
affordable housing in clusters of 4-6
units on Infill parcels on west side of
town. The City will post an inventory of
available sites on the City’s website. City
will explore and adopt as appropriate
incentives to encourage affordable
housing clusters, including, but not
limited to priority permitting processing,
reduced or waived development fees,
reduced parking and/or other city
standards, and an additional density
bonus.

Ongoing The City Council has expressed an interest in reviewing housing needs Citywide and have prioritized creation of a Citywide Housing Strategy as one of the Council Goals.

This is expected to occur along with the comprehensive
zoning code update. Incentives for the development of
these units including parking ratio reductions, will be included as a part of this review. Further, a majority of the City’s residential land is designated as Medium Density Residential, allowing conversion of existing SFD to MFD at a density of 5.1-16 units per acre. The City has also
begun its 6th Cycle Housing Element Update which will
identify Key Housing Opportunity Sites and potential
rezoning opportunities withing the City.

Delete

Agenda Item #6.1.

City of St. Helena 2023-2031 Housing Element Update Adopted, May 9, 2023 2-48
# Implementation Actions Timeframe Status of Program Implementation Recommendation HE3.A Restrict conversion of rental units to
condominiums. Current policy allows
conversion to condominiums under
certain circumstances when the vacancy
rate is high. The presence of second
homes results in an inflated vacancy
rate. The policy should be further studied
to reflect a general guiding principle of
preserving the affordable housing stock
while eliminating the current linkage to
vacancy rates.

Ongoing The City will endeavor to work the Napa Housing Authority to create regulations to restrict the conversion of rental units to condominiums.

Keep
HE3.B Charge an affordable housing impact fee
whenever housing units are converted to
other uses. Exempt conversion projects
that create affordable for-sale housing
from this impact fee.

Ongoing The City currently charges an Housing Impact Fee. Further, the City Council has expressed an interest in reviewing housing needs Citywide and have prioritized creation of a Citywide Housing Strategy as one of the Council Goals.

This is expected to occur concurrently with the
comprehensive zoning code update.

Keep
HE3.C Address the potential loss of assisted
units. Identify assisted properties at risk
of conversion to market rates and work
with the property owners and/or other
parties to ensure that they are conserved
as affordable housing.

Ongoing The City Council has expressed an interest in reviewing housing needs; the maintenance of assisted units will be a part of this discussion.

Modify based
on current atrisk units
HE3.D Continue to limit the conversion of
market rate housing to vacation rentals.

Abate the use of illegal vacation rentals,
including time shares and fractional
interests.

Ongoing The City strictly limits the use of residential units for shortterm rental (STR) use to a maximum of 25 STR units within the City. Funds collected from these units are
utilized to assist with active and aggressive enforcement of these limitations. This enforcement continued to be a priority throughout the planning period.

Keep

Agenda Item #6.1.

City of St. Helena 2023-2031 Housing Element Update Adopted, May 9, 2023 2-49
# Implementation Actions Timeframe Status of Program Implementation Recommendation HE3.E Review housing needs, achievements
and challenges as part of the City’s
regular General Plan review. As required
by State law, submit a progress report to
the State Department of Housing and
Community Development and
Governor’s Office of Planning and
Research by April 1st of each year.

Annually This report is being done as a part of this Goal and as of 2021 reporting year (submitted April 2022), the City of St. Helena is up to date on its reporting requirements
regarding Housing Element implementation with the
Office and HCD.

Keep
HE4.A Review and possibly amend the
inclusionary housing ordinance to:

Adjust the inclusionary housing
ordinance to require further distribution
of affordable units within the various
income categories…
Balance collecting housing impact fees
with the requirement to construct
affordable housing, either on or off site
depending on the size of the site and
other site conditions, for larger
commercial developments…
Increase as appropriate residential
construction in-lieu fees and/or create a
sliding scale for larger houses.

Add an above moderate-income
workforce housing component to the
Inclusionary Housing Ordinance
requirements.

Ongoing The City Council has expressed an interest in reviewing housing needs Citywide. Potential revisions to the
inclusionary housing requirements will be included as a part of this review.

Delete

Agenda Item #6.1.

City of St. Helena 2023-2031 Housing Element Update Adopted, May 9, 2023 2-50
# Implementation Actions Timeframe Status of Program Implementation Recommendation HE4.B Generate Revenues for Affordable
Housing through the Transient
Occupancy Tax. Either increase the
Transient Occupancy Tax or increase the
number of transient occupancy rooms
and apply the increased revenue to
support affordable housing.

Ongoing The City passed Measure E which increased the Transit Occupancy Tax rate by 1% and those funds raised go
towards affordable housing.

Keep
HE4.C Reduce, defer, or waive fees for
affordable housing developments. The
City will establish a set of criteria for
project eligibility to have fees reduced,
deferred or waived. The City will explore
and adopt as appropriate higher
incentives for affordable housing
developments with units affordable to
extremely low and very low income
households.

Ongoing Since 2010, the City has made significant efforts to provide financial incentives, including reducing the
application and impact fees for affordable housing
projects and will continue to do so into the foreseeable future. Since 2016, the City committed substantial
amounts of Affordable Housing Trust Fund monies
(approximately $2,450,000) to three different affordable housing projects, anticipated to result in the construction and/or occupancy of 21 new affordable housing units in
St. Helena through 2021. Since 2015, the City has fully funded all funding requests made by an affordable
housing developers to assist with the design and
construction of affordable housing units within St. Helena.

Keep
HE4.D Prioritize the use of Housing Trust Funds
in support of the development and
preservation of regulated affordable
units for extremely low-income
households.

Ongoing Since 2010, the City has made significant efforts to provide financial incentives, including reducing the
application and impact fees for affordable housing
projects and will continue to do so into the foreseeable future. Since 2016, the City committed substantial
amounts of Affordable Housing Trust Fund monies
(approximately $2,450,000) to three different affordable housing projects, anticipated to result in the construction and/or occupancy of 21 new affordable housing units in
St. Helena through 2021. Since 2015, the City has fully funded all funding requests made by an affordable
housing developers to assist with the design and
construction of affordable housing units within St. Helena.

Keep

Agenda Item #6.1.

City of St. Helena 2023-2031 Housing Element Update Adopted, May 9, 2023 2-51
# Implementation Actions Timeframe Status of Program Implementation Recommendation HE4.E Pursue mortgage revenue bonds and/or
mortgage credit certificates. Promote
affordable homeownership opportunities
for moderate- and lower-income
households.

Ongoing The City continues to look for options to incentivize affordable housing development, and will expand these
efforts as a part of continued Citywide housing review.

Keep
HE4.F Pursue additional funding for affordable
housing. Explore other options for
affordable housing funding, including a
real property transfer tax and Housing
Trust Fund contributions from the wine
and hospitality industry in Napa Valley.

Ongoing Since 2010, the City has made significant efforts to provide financial incentives, including reducing the
application and impact fees for affordable housing
projects and will continue to do so into the foreseeable future. In 2018, the City joined with all municipalities in Napa County, put Measure E on the ballot, requesting
voter approval of a special tax to increase Transit
Occupancy Taxes on hotels by one percent, with these
additional funds being for the sole purpose of housing.

This measure was approved and went into effect January
1, 2019. Estimated annual revenue from this measure is
approximately $280,000.

Keep
HE4.G Continue Section 8 rent subsidy
certificates. Work with the City of Napa
Housing Authority to provide continued
rental assistance to low, very low and
extremely low-income households.

Ongoing The City continues to contract with the City of Napa for Housing Authority services, including Section 8.

Keep
HE4.H Explore the possibility of establishing a
full-time, shared Housing Coordinator for
the up-valley communities to promote
development of new affordable housing
and enter into a cost-sharing agreement
if feasible. The position would serve all
of the up-valley communities, including
Napa County.

Ongoing The City continues to contract with the City of Napa for Housing Authority services, including Section 8.

Keep

Agenda Item #6.1.

City of St. Helena 2023-2031 Housing Element Update Adopted, May 9, 2023 2-52
# Implementation Actions Timeframe Status of Program Implementation Recommendation HE4.I Address farmworker housing needs. The
City will contribute staff time and City
resources, as appropriate, to countywide
farmworker housing efforts that may
occur during the Housing Element
planning period. The City will reach out
to affordable housing developers to
support regional and City efforts to
develop farmworker housing, including
assisting with financing or applications,
incentives and concessions, expedited
review or other strategies to encourage
the development of housing for
farmworkers.

Ongoing The City continues to look for options to incentivize affordable housing development, and will expand these
efforts as a part continued Citywide housing review.

Keep
HE4.J Establish regulations requiring that a
portion of units in all new developments
meet the special housing needs of
seniors and persons with disabilities,
including developmental disabilities.

Target 20 percent of new housing units
to meet senior household needs and 10
percent accessible to persons with
disabilities.

Ongoing The City continues to look for options to incentivize affordable housing development, and will expand these
efforts as a part continued Citywide housing review. A
recent eight-unit market rate project (632 McCorkle)
approved within the City will provide two fully compliant ADA units.

Delete
HE4.K The City shall participate with mediation
between property owners if needed to
facilitate affordable housing. The City
will provide staff resources and/or work
with affected parties along with an
outside mediator if necessary to address
issues raised by community members in
response to affordable housing
development applications.

Ongoing The City continues to look for options to incentivize affordable housing development, and will expand these
efforts as a part continued Citywide housing review.

Delete

Agenda Item #6.1.

City of St. Helena 2023-2031 Housing Element Update Adopted, May 9, 2023 2-53
# Implementation Actions Timeframe Status of Program Implementation Recommendation HE4.L Explore the potential of using Housing
Trust Fund money to purchase existing
housing for conversion to restricted
affordable housing and commit funding
as appropriate. Priority use of Housing
Trust Fund monies will be given to the
creation of housing affordable to
extremely low-income households.

Ongoing Since 2010, the City has made significant efforts to provide financial incentives, including reducing the
application and impact fees for affordable housing
projects and will continue to do so into the foreseeable future. Since 2016, the City committed substantial
amounts of Affordable Housing Trust Fund monies
(approximately $2,450,000) to three different affordable housing projects, anticipated to result in the construction and/or occupancy of 21 new affordable housing units in
St. Helena through 2021. Since 2015, the City has fully funded all funding requests made by an affordable
housing developers to assist with the design and
construction of affordable housing units within St. Helena.

Keep
HE5.A Adopt a Green Building Ordinance. The
City shall adopt building code standards
that meet or exceed the State’s Green
Building Standards Code. The Planning
and Building Department shall
coordinate this effort with the Climate
Protection Task Force.

Ongoing The City adopted the most recent standard building code updates in 2017 and again in 2019 and will continue to
do so as updates are required.

Keep
HE5.B Encourage use of alternative energy
technologies. Create incentives for the
use of solar energy in new and
rehabilitated housing. Incentives to
adopt as appropriate include, but are not
restricted to, ensuring a streamlined
review process for applications, deferred
fees, and reduced applicable city
standards.

Ongoing The City currently issues building permits for solar panel installation, backup battery installation, and electric vehicle charging infrastructure under the “Rapid Permit” category and will continue to do so into the foreseeable future. The City has extended services for Solar Permits to be submitted via email and paid over the phone to
expedite further the process and reduce the number of
trips into City Hall to get the permit.

Keep

Agenda Item #6.1.

City of St. Helena 2023-2031 Housing Element Update Adopted, May 9, 2023 2-54
# Implementation Actions Timeframe Status of Program Implementation Recommendation HE5.C Provide public information on alternative
energy technologies for residential
developers, contractors, and property
owners. The City will provide
information on its web site and/or at City
Hall regarding alternative energy
technology options, possible sources of
financing, and any applicable
information regarding necessary local
permits.

Ongoing The City currently provides Green Building Code information upon request and has updated the City
website, allowing additional information to be provided on an on-going basis.

Keep
HE5.D Require cost-effective energy
conservation measures in all new and
rehabilitated housing to promote longterm affordability for occupants. The City will adopt the State’s new Energy
Efficiency Standards as part of any
update to the California Building
Standards Code and ensure that all new
housing units constructed in the City
meet or exceed these standards.

Tri-Annually The City continues to work toward concurrent building code adoption along with standard building code updates.

The last update being January 1, 2020, with adoption of the 2019 Code Standards.

Keep

Agenda Item #6.1.

City of St. Helena 2023-2031 Housing Element Update Adopted, May 9, 2023 2-55
# Implementation Actions Timeframe Status of Program Implementation Recommendation HE5.E Provide low-interest loans for
implementation of energy conservation
measures. The City will identify a source
of loan funds to provide energy
conservation assistance to homeowners
and homebuilders. The City will continue
to participate in AB-811 programs and
will explore additional state and federal
sources of funding to finance local
energy conservation measures. Sources
of state and federal funds include, but
are not limited to, the California Energy
Commission State Energy Program and
Energy Efficiency and Conservation Block
Grant Program, and the Low Income
Home Energy Assistance Program.

Ongoing No additional ability to provide loans from City funds have been identified as of yet, however the City continues to seek opportunities to assist home owners with low-cost
options for energy conservation.

Keep
HE5.F Provide public information on alternative
energy technologies for residential
developers, contractors, and property
owners. The City will provide
information on its website and/or City
Hall regarding alternative energy
technology options, possible sources of
financing, and any applicable
information regarding necessary local
permits.

Ongoing The City currently provides Green Building Code information upon request and has recently updated the
City website, allowing additional information to be
provided on an on-going basis. In 2018, the City added
information regarding solar panel installation, backup
battery installation, and electric vehicle charging
infrastructure to the City’s website to ease access to the requirements and incentives available.

Delete or
merge with

5.C

Agenda Item #6.1.

City of St. Helena 2023-2031 Housing Element Update Adopted, May 9, 2023 2-56
# Implementation Actions Timeframe Status of Program Implementation Recommendation HE5.G Require bicycle and pedestrian amenities
and connectivity to surrounding areas, in
all new housing developments. Support
programs to develop more local and
regional walking and biking trails. In
addition to requiring bicycle and
pedestrian connectivity in all new
residential developments, the City will
provide staff time in support of regional
trail programs.

Ongoing The City engaged with the Napa Valley Transportation Authority on the adoption of a county wide bicycle and
pedestrian plan. Further, the City has engaged with the Vine Trail organization in an effort to assist with
implementation of the best route for the trail through St Helena. The City has established a Trails Committee and a Trails and Open Space Plan to promote pedestrian
connectivity has been drafted and is expected to be
adopted by the City Council in 2023. Finally, it is
anticipated the comprehensive zoning code update, will
include additional requirements for bicycle parking.

Delete
HE5.H Continue to apply Municipal Code
provisions pertaining to water resources.

City will continue to require waterefficient landscaping for new residential and commercial construction, as well as
implementing the Water Use Efficiency
and Use Guidelines.

Ongoing The City has adopted a “Water Neutral” policy for all new development (Municipal Code Chapter 13.12) and
continues to implement a Water Efficient Landscape
Ordinance (MWELO) in keeping with anticipated State
requirements.

Keep
HE6.A
Provide educational materials at City
Hall, through the press and directly to
interested parties to educate real estate
professionals, property owners and
tenants on their rights and
responsibilities and the resources
available to address fair housing issues.

Ongoing The City works with Fair Housing Napa Valley to put on an annual housing workshop to highlight the rights and
responsibilities of tenants and landlords, in addition to discussing affordable housing challenges generally.

Keep
HE6.B
Continue to utilize and support Fair
Housing Napa Valley for implementing
fair housing programs, receiving
complaints, and providing referrals to
available resources when necessary.

Ongoing The City contracts with Fair Housing Napa Valley to support fair housing and allocates direct funding as part of the budget process for their assistance.

Merge with

6.A

Agenda Item #6.1.

City of St. Helena 2023-2031 Housing Element Update Adopted, May 9, 2023 2-57
# Implementation Actions Timeframe Status of Program Implementation Recommendation Goal 3
Quantified
Objective:

Assist in the acquisition of low-interest
loans for rehabilitation, including energy
conservation, of 10 lower-income
housing units by January 31, 2023, of
the end of the Housing Element planning
period (two extremely low income, two
very low income, three low income, and
three moderate income households).
12/31/2022
City was awarded $500,000 HOME funds grant in 2017
and initiated implementation of a program to make 0-
interest, 0-payment 30-year loans for rehabilitation work to owners of deed restricted homes. To date, the City has expended or committed approximately $448,000 of these
funds to assist 18 low-income homeowners and continues
to roll out funds as loans are repaid. The City was
awarded another $500,000 in HOME funds in 2020
however the City is waiting for approval from HCD to
begin processing loan requests as they review the
updated guidelines and environmental documentation.

Establish new
Quantified
Objectives in
the Housing
Element
Update
Goal 1-
Quantified
Objective:

Construct four units of affordable
housing to Extremely-Low income
households; four units of housing
affordable housing to Very Low Income
households; five units for Low Income
households; five units for Moderate
Income households; and 13 units for
above Moderate Income households by
October 31, 2022 (31 total RHNA).
12/31/2022
The City has issued building permits for the Turley Flats affordable housing project, an 8-unit multifamily project with loan funding from the Affordable Housing Trust Fund (all low income). Occupancy of all units occurred in 2019.

Further, the City has issued building permits for the
Brenkle Court 8-unit affordable housing project (two verylow and six low income). In 2020, the City approved a deed restricted affordable housing project (four low to very-low income and one moderate income) at 963 Pope
Street. The combined affordability of these units is
expected to help the City make significant progress
toward meeting these unit counts.

Establish new
Quantified
Objectives in
the Housing
Element
Update
Goal 4
Quantified
Objective:

Reduce, defer or waive fees for 18
housing units affordable to extremely
low, low, very low- and moderateincome households.
12/31/2022
The City has both reduced and deferred fees (through a
loan from the Affordable Housing Trust Fund) for the
Turley Flats Affordable Housing Project, an 8-unit multifamily development at 1105 Pope St, the Brenkle Court 8- unit affordable housing project access off of McCorkle, and the 5-unit affordable housing project at 963 Pope
Street. Combined, the City has reduced, deferred or
waived fees for 21 affordable housing units as of Jan. 1, 2022.

Establish new
Quantified
Objectives in
the Housing
Element
Update

Agenda Item #6.1.

City of St. Helena 2023-2031 Housing Element Update Adopted, May 9, 2023 2-58

3. Demographic and Economic Trends
In order to understand the current housing needs of St. Helena residents, this section examines historic, current, and projected population, household, and employment trends. The figures for St. Helena are compared with the equivalent figures for Napa County and the Bay Area, to frame the St. Helena figures within the trends of the greater region.3
The data for the analysis of population, household characteristics, and employment come from the last four decennial Censuses, the 2015-2019 American Community Survey, the U.S. Department of Housing and Urban Development’s (HUD) 2013-2017 Comprehensive Housing Affordability Strategy, the California Department of Housing and Community Development’s (HCD) 2020 5th Cycle Annual Progress Report Permit Summary, the California Department of Finance’s (DoF) 2020 E-5 series, and the 2010-2021 California Employment Development Department (EDD) Local Area Unemployment Statistics.

The Association of Bay Area Governments (ABAG) supplied an HCD Preapproved Data Package that included the vast majority of the data included in this analysis. Additionally, ABAG, in coordination with Baird + Driskell Community Planning provided a Housing Needs Data Report that directly informed this section of the Needs Analysis.4
The Bay Area continues to see growth in both population and jobs, which means more housing of various types and sizes is needed to ensure that residents across all income levels, ages, and abilities have a place to call home. While the number of people drawn to the region over the past 30 years has steadily increased, housing production has stalled, contributing to the housing shortage that communities are experiencing today. In many cities, this has resulted in residents being priced out, increased traffic congestion caused by longer commutes, and fewer people across incomes being able to purchase homes or meet surging rents.

The 2023-2031 Housing Element Update provides a roadmap for how to meet our growth and housing challenges. Required by the state, the Housing Element identifies the existing housing conditions and community needs, reiterates goals, and creates a plan for more housing. The Housing Element is an integral part of the General Plan, which guides the policies of St. Helena.

This section presents information regarding population, household, and income trends between 2010 and 2019, with some additional analysis for the period between 2000 and 2010. 3 For the purposes of this Housing Needs Assessment, the Bay Area is defined to include the following counties in the Association of Bay Area Governments (ABAG): Alameda, Contra Costa, Marin, Napa, San Francisco, San Mateo, Santa Clara, Sonoma, and Solano.
4 ABAG/MTC Staff and Baird + Driskell Community Planning, Housing Needs Data Report: St. Helena, May 2021.

Agenda Item #6.1.

City of St. Helena 2023-2031 Housing Element Update Adopted, May 9, 2023 2-59
Key Findings
• Population. Generally, the population of the Bay Area continues to increase because of natural growth and the strong economy drawing new residents to the region. The population of St. Helena increased by 2.1 percent from 2000 to 2020, which is lower than the growth rate of the Bay Area. • Age. In 2019, St. Helena’s youth population under the age of 18 was 1,050 and senior population 65 and older was 1,636. These age groups represent 17.2 percent and 26.8 percent, respectively, of St. Helena’s population.
• Race/Ethnicity. In 2020, 65.1 percent of St. Helena’s population was White while 1.6 percent was African American, 1.3 percent was Asian, and 30.9 percent was Hispanic or Latinx. People of color in St. Helena comprise a proportion below the overall proportion in the Bay Area as a whole. • Employment. St. Helena residents most commonly work in the Health & Educational Services industry.

From January 2010 to January 2021, the unemployment rate in St. Helena increased by 1.3 percentage points. Since 2010, the number of jobs located in the jurisdiction decreased by 2,620 (32.4 percent).

Additionally, the jobs-household ratio in St. Helena has decreased from 3.47 jobs per household in 2002 to 2.23 in 2018.

Population Trends
The Bay Area is the fifth-largest metropolitan area in the nation and has seen a steady increase in population since 1990, except for a dip during the Great Recession. Many cities in the region have experienced significant growth in jobs and population. While these trends have led to a corresponding increase in demand for housing across the region, the regional production of housing has largely not kept pace with job and population growth.

Table 3 shows population growth trends. In 2020, the population of St. Helena was estimated to be 6,073.

From 1990 to 2000, the population increased by 19.2 percent, while it decreased by 2.3 percent during the first decade of the 2000s. In the most recent decade, the population increased by 4.5 percent to 6,073. The population of St. Helena makes up 4.4 percent of Napa County.5 Table 3 Population Growth Trends
1990 1995 2000 2005 2010 2015 2020
St. Helena 4,990 5,531 5,950 5,960 5,814 6,079 6,073
Napa County 110,765 117,216 124,279 132,314 136,484 141,010 139,088 Bay Area 6,020,147 6381961 6,784,348 7,073,912 7,150,739 7,595,694 7,790,537 Source: California Department of Finance, E-5 series, 2020. 5 To compare the rate of growth across various geographic scales, Figure 1 shows population for the jurisdiction, county, and region indexed to the population in the year 1990. This means that the data points represent the population growth (i.e. percent change) in each of these geographies relative to their populations in 1990.

Agenda Item #6.1.

City of St. Helena 2023-2031 Housing Element Update Adopted, May 9, 2023 2-60
Figure 1 displays population growth trends indexed to the population in the year 1990. Since 2000, St. Helena’s population has increased by 2.1 percent; this rate is below that of the region as a whole, at 14.8 percent. In St. Helena, roughly 8.7 percent of its population moved during the past year, a number 4.8 percentage points smaller than the regional rate of 13.4 percent.

Figure 1 Population Growth Trends, Indexed to 1990
Source: California Department of Finance, E-5 series Note: The data shown on the graph represents population for the jurisdiction, county, and region indexed to the population in the first year shown. The data points represent the relative population growth in each of these geographies relative to their populations in that year.

For some jurisdictions, a break may appear at the end of each decade (1999, 2009) as estimates are compared to census counts.

DOF uses the decennial census to benchmark subsequent population estimates.

For the data table behind this figure, please refer to the Data Packet Workbook, Table POPEMP-01.

Household Trends
As shown in Table 4, between 1990 and 2020, the number of households in St. Helena increased moderately, by an average 0.73 percent annually, however much of this growth occurred prior to the year 2000. From 1990 and 2000, the number of households increased at a rate of 2.1 percent annually. Between 2000 and 2010, this rate decreased to an increase of only 0.1 percent annually, or about 21 households per year. The rate increased slightly to an average of 0.5 percent per year between 2010 and 2020, or about 105 households per year. In 90 95
100
105
110
115
120
125
130
135
1990199119921993199419951996199719981999200020012002200320042005200620072008200920102011201220132014201520162017201820192020 Index (Year %s = Index 100)
Index
St. Helena
Index
Napa County
Index
Bay Area
Agenda Item #6.1.

City of St. Helena 2023-2031 Housing Element Update Adopted, May 9, 2023 2-61
contrast, the number of Napa County households grew by one percent annually between 2010 and 2020, representing an increase of about 5,000 households per year.

Table 4 Household Trends
Household Trends 1990 2000 2010 2020
Average
Annual
Growth
1990-
2000
Average
Annual
Growth
2000-
2010
Average
Annual
Growth
2010-
2020
St. Helena 2,138 2,380 2,401 2,866 1.2% 0.1% 2.0%
Napa County 41,312 45,402 48,876 48,484 1.1% 0.8% -0.1% Source: Census 1990, 2000, 2010, 2020.

Average Household Size
Average household size (Table 5) is a function of the number of people living in households divided by the number of occupied housing units in a given area. In general, a decline or increase in average household size signals that the population and the number of households are growing at different rates. Overall, the average household size in St. Helena was slightly smaller than in Napa County in 1990, 2000, and 2010 and considerably smaller in 2020. With the number of households growing, and a slight drop in population in St. Helena between 2000 and 2020, average household sizes fell from 2.48 to 2.38 persons per household between 2000 and 2010 and then to 2.08 persons per household by 2020. In contrast, the population in Napa County increased more rapidly than the number of households, leading to increases in the average household size from 2.62 to 2.69 persons per household between 2000 and 2010 and up to 2.78 by 2020.

Table 5 Average Household Size, St. Helena and Napa County 1990 2000 2010 2020
St. Helena 2.31 2.48 2.38 2.08
Napa County 2.54 2.62 2.69 2.78
Source: Census 1990, 2000, 2010, 2020.

Household Tenure
The number of residents who own their homes compared to those who rent their homes can help identify the level of housing insecurity – ability for individuals to stay in their homes – in a city and region. Generally, renters may be displaced more quickly if prices increase. In St. Helena there are a total of 2,702 housing units, and fewer residents rent than own their homes: 41.2 percent versus 58.8 percent (Figure 2). By comparison,

35.8 percent of households in Napa County are renters, while 44 percent of Bay Area households rent their homes.

Agenda Item #6.1.

City of St. Helena 2023-2031 Housing Element Update Adopted, May 9, 2023 2-62
Figure 2 Housing Tenure
Universe: Occupied housing units
Source: U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B25003 For the data table behind this figure, please refer to the Data Packet Workbook, Table POPEMP-16.

Homeownership rates often vary considerably across race/ethnicity in the Bay Area and throughout the country.

These disparities not only reflect differences in income and wealth but also stem from Federal, State, and local policies that limited access to homeownership for communities of color while facilitating homebuying for white residents. While many of these policies, such as redlining, have been formally disbanded, the impacts of racebased policy are still evident across Bay Area communities. Figure 3 shows housing tenure by race. In St. Helena, 100.0 percent of Black households owned their homes, while homeownership rates were 66.7 percent for Asian households, 31.5 percent for Hispanic or Latinx households, and 60.9 percent for White households. Notably, recent changes to state law require local jurisdictions to examine these dynamics and other fair housing issues when updating their Housing Elements. 59% 64%
56%
41% 36%
44%

0.0%

10.0%

20.0%

30.0%

40.0%

50.0%

60.0%

70.0%

80.0%

90.0%
100.0%
St. Helena Napa County Bay Area
Percent of Households
Owner Occupied Renter Occupied
Agenda Item #6.1.

City of St. Helena 2023-2031 Housing Element Update Adopted, May 9, 2023 2-63
Figure 3 Housing Tenure by Race of Householder
Universe: Occupied housing units
Notes: For this table, the Census Bureau does not disaggregate racial groups by Hispanic/Latinx ethnicity. However, data for the white racial group is also reported for white householders who are not Hispanic/Latinx. Since residents who identify as white and Hispanic/Latinx may have very different experiences within the housing market and the economy from those who identify as white and non-Hispanic/Latinx, data for multiple white sub-groups are reported here. The racial/ethnic groups reported in this table are not all mutually exclusive. Therefore, the data should not be summed as the sum exceeds the total number of occupied housing units for this jurisdiction. However, all groups labelled “Hispanic and Non-Hispanic” are mutually exclusive, and the sum of the data for these groups is equivalent to the total number of occupied housing units.

Source: U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B25003(A-I)For the data table behind this figure, please refer to the Data Packet Workbook, Table POPEMP-20.

The age of residents who rent or own their home can also signal the housing challenges a community is experiencing. Younger households tend to rent and may struggle to buy a first home in the Bay Area due to high housing costs. At the same time, senior homeowners seeking to downsize may have limited options in an expensive housing market. In St. Helena, 75.1 percent of householders between the ages of 25 and 44 are renters, while 19.7 percent of householders over 65 are (Figure 4). 0 18
20 161 63
1,489 1,391
0 9
0 350 146
957 724
0%
10%
20%
30%
40%
50%
60%
70%
80%
90%
100%
American Indian
or Alaska Native
(Hispanic and
Non-Hispanic)
Asian / API
(Hispanic and
Non-Hispanic)
Black or African
American
(Hispanic and
Non-Hispanic)
Hispanic or
Latinx
Other Race or
Multiple Races
(Hispanic and
Non-Hispanic)
White (Hispanic
and NonHispanic)
White, NonHispanic
Owner Occupied Renter Occupied
Agenda Item #6.1.

City of St. Helena 2023-2031 Housing Element Update Adopted, May 9, 2023 2-64
Figure 4 Housing Tenure by Age
Universe: Occupied housing units
Source: U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B25007 For the data table behind this figure, please refer to the Data Packet Workbook, Table POPEMP-18.

In many cities, homeownership rates for households in single-family homes are substantially higher than the rates for households in multi-family housing. In St. Helena, 76.5 percent of households in detached single-family homes are homeowners, while 3.2 percent of households in multi-family housing are homeowners (Figure 5). 9%
39%
49%
62% 65%
87%
80%
59%
100%
91%
61%
51%
38% 35%
13%
20%
41%
0%
10%
20%
30%
40%
50%
60%
70%
80%
90%
100%
Age 15-
24 Age 25-
34 Age 35-
44 Age 45-
54 Age 55-
59 Age 60-
64 Age 65-
74 Age 75-
84 Age 85+
Percent of Households
Owner Occupied Renter Occupied
Agenda Item #6.1.

City of St. Helena 2023-2031 Housing Element Update Adopted, May 9, 2023 2-65
Figure 5 Housing Tenure by Housing Type
Universe: Occupied housing units
Source: U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B25032 For the data table behind this figure, please refer to the Data Packet Workbook, Table POPEMP-22.

Households by Displacement Risk
Because of increasing housing prices, displacement is a major concern in the Bay Area. Displacement has the most severe impacts on low- and moderate-income residents. When individuals or families are forced to leave their homes and communities, they also lose their support network.

The University of California, Berkeley has mapped all neighborhoods in the Bay area, identifying their risk for gentrification. They find that in St. Helena, 42.0 percent of households live in neighborhoods that are susceptible to or experiencing displacement and 0.0 percent live in neighborhoods at risk of or undergoing gentrification. Figure 6 shows households by displacement risk and tenure. 76%
40%
100%
24%
60%
97%
0%
10%
20%
30%
40%
50%
60%
70%
80%
90%
100%
Detached SingleFamily HomesAttached SingleFamily HomesMulti-Family Housing
Mobile Homes Boat, RV, Van, or
Other
Percent of Households
Owner Occupied Renter Occupied
Agenda Item #6.1.

City of St. Helena 2023-2031 Housing Element Update Adopted, May 9, 2023 2-66
Figure 6 Households by Displacement Risk and Tenure
Universe: Households
Notes: Displacement data is available at the census tract level. Staff aggregated tracts up to jurisdiction level using census 2010 population weights, assigning a tract to jurisdiction in proportion to block level population weights. Total household count may differ slightly from counts in other tables sourced from jurisdiction level sources. Categories are combined as follows for simplicity: At risk of or Experiencing Exclusion: At Risk of Becoming Exclusive; Becoming Exclusive; Stable/Advanced Exclusive At risk of or Experiencing Gentrification: At Risk of Gentrification; Early/Ongoing Gentrification; Advanced Gentrification Stable Moderate/Mixed Income: Stable Moderate/Mixed Income Susceptible to or Experiencing Displacement: LowIncome/Susceptible to Displacement; Ongoing Displacement Other: High Student Population; Unavailable or Unreliable Data Source: Urban Displacement Project for classification, American Community Survey 5-Year Data (2015-2019), Table B25003 for tenure.

For the data table behind this figure, please refer to the Data Packet Workbook, Table POPEMP-25.

Equally important, some neighborhoods in the Bay Area do not have housing appropriate for a broad section of the workforce. UC Berkeley estimates no households in St. Helena are in neighborhoods where low-income households are likely to be excluded due to prohibitive housing costs.6 6 More information about this gentrification and displacement data is available at the Urban Displacement Project’s webpage: https://www.urbandisplacement.org/. Specifically, one can learn more about the different gentrification/displacement typologies shown in Figure 18 at this link:
https://www.urbandisplacement.org/sites/default/files/typology_sheet_2018_0.png. Additionally, one can view maps that show which typologies correspond to which parts of a jurisdiction here: https://www.urbandisplacement.org/san-francisco/sfbay-area-gentrification-and-displacement 553 1,022 573 531 0 200
400
600
800
1,000
1,200
Susceptible to or
Experiencing
Displacement
At risk of or
Experiencing
Gentrification
Stable
Moderate/Mixed
Income
At risk of or
Experiencing
Exclusion
Other
Households
Owner Occupied Renter Occupied
Agenda Item #6.1.

City of St. Helena 2023-2031 Housing Element Update Adopted, May 9, 2023 2-67
Demographic Trends
Age Distribution
The distribution of age groups in a city shapes what types of housing the community may need in the near future. An increase in the older population may mean there is a developing need for more senior housing options, while higher numbers of children and young families can point to the need for more family housing options and related services. There has also been a move by many to age-in-place or downsize to stay within their communities, which can mean more multifamily and accessible units are also needed.

Figure 7 shows population growth trends. In St. Helena, the median age in 2000 was 39.2; by 2019, this figure had increased, landing at around 49 years. More specifically, the population of those under 14 has decreased since 2010, while the 65- and-over population has increased.

Figure 7 Population Growth Trends
Universe: Total population
Source: U.S. Census Bureau, Census 2000 SF1, Table P12; U.S. Census Bureau, Census 2010 SF1, Table P12; U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B01001 For the data table behind this figure, please refer to the Data Packet Workbook, Table POPEMP-04.

Looking at the senior and youth population by race can add an additional layer of understanding, as families and seniors of color are even more likely to experience challenges finding affordable housing. People of color make up 4.3 percent of seniors and 31.2 percent of youth under 18 (Figure 8). 359 869 649685 877917 566 400
407
221
313
738
682
629
704
805
822
564
334
223
365
541
675
601
539
846
898
943
487
206
0 100
200
300
400
500
600
700
800
900
1,000
Age 0-4 Age 5-14 Age 15-24Age 25-34Age 35-44Age 45-54Age 55-64Age 65-74Age 75-84 Age 85+ Population
2000 2010 2019
Agenda Item #6.1.

City of St. Helena 2023-2031 Housing Element Update Adopted, May 9, 2023 2-68
Figure 8 Senior and Youth Population by Race
Universe: Total population
Notes: In the sources for this table, the Census Bureau does not disaggregate racial groups by Hispanic/Latinx ethnicity, and an overlapping category of Hispanic / non-Hispanic groups has not been shown to avoid double counting in the stacked bar chart.

Source: U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B01001(A-G) For the data table behind this figure, please refer to the Data Packet Workbook, Table SEN-02.

Race and Ethnicity
Understanding the racial makeup of a city and region is important for designing and implementing effective housing policies and programs. These patterns are shaped by both market factors and government actions, such as exclusionary zoning, discriminatory lending practices and displacement that has occurred over time and continues to impact communities of color today. Since 2000, the percentage of residents in St. Helena identifying as White has decreased – and by the same token the percentage of residents of all other races and ethnicities has increased – by 4.6 percent, with the 2019 population standing at 3,973. In absolute terms, the Hispanic or Latinx population increased the most while the White, Non-Hispanic population decreased the most.

Figure 9 shows population trends by race.
29%
15%
69%
82%
96%
0%
10%
20%
30%
40%
50%
60%
70%
80%
90%
100%
Age 0-17 Age 18-64 Age 65+
Population
White (Hispanic and Non-Hispanic)
Other Race or Multiple Races (Hispanic and Non-Hispanic) Black or African American (Hispanic and Non-Hispanic)
Asian / API (Hispanic and Non-Hispanic)
American Indian or Alaska Native (Hispanic and Non-Hispanic) Agenda Item #6.1.

City of St. Helena 2023-2031 Housing Element Update Adopted, May 9, 2023 2-69
Figure 9 Population by Race, St. Helena, 2000-2019
Universe: Total population
Notes: Data for 2019 represents 2015-2019 ACS estimates. The Census Bureau defines Hispanic/Latinx ethnicity separate from racial categories. For the purposes of this graph, the “Hispanic or Latinx” racial/ethnic group represents those who identify as having Hispanic/Latinx ethnicity and may also be members of any racial group. All other racial categories on this graph represent those who identify with that racial category and do not identify with Hispanic/Latinx ethnicity.

Source: U.S. Census Bureau, Census 2000, Table P004; U.S. Census Bureau, American Community Survey 5-Year Data (2015- 2019), Table B03002
For the data table behind this figure, please refer to the Data Packet Workbook, Table POPEMP-02.

Income
Household Income Distribution
Despite the economic and job growth experienced throughout the region since 1990, the income gap has continued to widen. California is one of the most economically unequal states in the nation, and the Bay Area has the highest income inequality between high- and low-income households in the state.7 7 Bohn, S.et al. 2020. Income Inequality and Economic Opportunity in California. Public Policy Institute ofCalifornia. 70% 63% 65%
29% 33% 31%
0%
10%
20%
30%
40%
50%
60%
70%
80%
90%
100%
2000 2010 2019
Share of Population
American Indian or Alaska Native, Non-Hispanic Asian / API, Non-Hispanic Black or African American, Non-Hispanic White, Non-Hispanic Other Race or Multiple Races, Non-Hispanic Hispanic or Latinx Agenda Item #6.1.

City of St. Helena 2023-2031 Housing Element Update Adopted, May 9, 2023 2-70
Household Income Categories
The Department of Housing and Urban Development defines income categories as a percentage of the Area Median Income (AMI). Households whose income equals 30 percent or less of the AMI are considered extremely low-income; households with incomes between 30 and 50 percent of the AMI are classified as very low-income; and those between 50 and 80 percent of the AFI are low-income. The CHAS data set also provides information on households earning between 80 and 100 percent of the AMI and households with incomes above 100 percent of the AMI.

In St. Helena, 56.8 percent of households make more than 100 percent of the Area Median Income (AMI)8, compared to 15.8 percent making less than 30 percent of AMI, which is considered extremely low-income (Figure 10).

Figure 10 Households by Household Income Level
Universe: Occupied housing units
Notes: Income groups are based on HUD calculations for Area Median Income (AMI). HUD calculates the AMI for different metropolitan areas, and the nine county Bay Area includes the following metropolitan areas: Napa Metro Area (Napa County), Oakland-Fremont Metro Area (Alameda and Contra Costa Counties), San Francisco Metro Area (Marin, San Francisco, and San Mateo Counties), San Jose-Sunnyvale-Santa Clara Metro Area (Santa Clara County), Santa Rosa Metro Area (Sonoma County), 8 Income groups are based on HUD calculations for Area Median Income (AMI). HUD calculates the AMI for different metropolitan areas, and the nine county Bay Area includes the following metropolitan areas: Napa Metro Area (Napa County), Oakland-Fremont Metro Area (Alameda and Contra Costa Counties), San Francisco Metro Area (Marin, San Francisco, and San Mateo Counties), San Jose-Sunnyvale-Santa Clara Metro Area (Santa Clara County), Santa Rosa Metro Area (Sonoma County), and Vallejo-Fairfield Metro Area (Solano County). This is then adjusted for household size. 16% 10% 15%
11%
12%
11%
11%
15% 13%
5% 10% 9%
57% 53% 52%

0.0%

10.0%

20.0%

30.0%

40.0%

50.0%

60.0%

70.0%

80.0%

90.0%
100.0%
St. Helena Napa County Bay Area
Percent of Households
0%-30% of AMI 31%-50% of AMI 51%-80% of AMI 81%-100% of AMI Greater than 100% of AMI Agenda Item #6.1.

City of St. Helena 2023-2031 Housing Element Update Adopted, May 9, 2023 2-71
and Vallejo-Fairfield Metro Area (Solano County). The AMI levels in this chart are based on the HUD metro area where this jurisdiction is located. The data that is reported for the Bay Area is not based on a regional AMI but instead refers to the regional total of households in an income group relative to the AMI for the county where that household is located. Local jurisdictions are required to provide an estimate for their projected extremely low-income households (0-30 percent AMI) in their Housing Elements. HCD’s official Housing Element guidance notes that jurisdictions can use their RHNA for very low-income households (those making 0-50 percent AMI) to calculate their projected extremely low-income households. As Bay Area jurisdictions have not yet received their final RHNA numbers, this document does not contain the required data point of projected extremely low-income households. The report portion of the housing data needs packet contains more specific guidance for how local staff can calculate an estimate for projected extremely low-income households once jurisdictions receive their 6th cycle RHNA numbers.

Source: U.S. Department of Housing and Urban Development (HUD), Comprehensive Housing Affordability Strategy (CHAS) ACS tabulation, 2013-2017 release
For the data table behind this figure, please refer to the Data Packet Workbook, Table ELI-01.

Throughout the region, there are disparities between the incomes of homeowners and renters. Typically, the number of low-income renters greatly outpaces the amount of housing available that is affordable for these households. In St. Helena, the largest proportion of renters falls in the Greater than 100 percent of AMI income group, while the largest proportion of homeowners are found in the Greater than 100 percent of AMI group (Figure 11).

Figure 11 Household Income Level by Tenure
Universe: Occupied housing units
Notes: Income groups are based on HUD calculations for Area Median Income (AMI). HUD calculates the AMI for different metropolitan areas, and the nine county Bay Area includes the following metropolitan areas: Napa Metro Area (Napa County), Oakland-Fremont Metro Area (Alameda and Contra Costa Counties), San Francisco Metro Area (Marin, San Francisco, and San Mateo Counties), San Jose-Sunnyvale-Santa Clara Metro Area (Santa Clara County), Santa Rosa Metro Area (Sonoma County), 215 83124 90 1,044 180200 145 45 378 0 200
400
600
800
1,000
1,200
0%-30% of AMI 31%-50% of AMI 51%-80% of AMI 81%-100% of AMI Greater than 100% of AMI
Households
Owner Occupied Renter Occupied
Agenda Item #6.1.

City of St. Helena 2023-2031 Housing Element Update Adopted, May 9, 2023 2-72
and Vallejo-Fairfield Metro Area (Solano County). The AMI levels in this chart are based on the HUD metro area where this jurisdiction is located.

Source: U.S. Department of Housing and Urban Development (HUD), Comprehensive Housing Affordability Strategy (CHAS) ACS tabulation, 2013-2017 release
For the data table behind this figure, please refer to the Data Packet Workbook, Table POPEMP-21.

Currently, people of color are more likely to experience poverty and financial instability as a result offederal and local housing policies that have historically excluded them from the same opportunities extended to white residents.9 These economic disparities also leave communities of color at higher risk for housing insecurity, displacement or homelessness. In St. Helena, Other Race or Multiple Races (Hispanic and Non-Hispanic) residents experience the highest rates of poverty, followed by White (Hispanic and Non-Hispanic) residents (Figure 12).

Figure 12 Poverty Status by Race
Universe: Population for whom poverty status is determined Notes: The Census Bureau uses a federally defined poverty threshold that remains constant throughout the country and does not correspond to Area Median Income. For this table, the Census Bureau does not disaggregate racial groups by Hispanic/Latinx ethnicity. However, data for the white racial group is also reported for white householders who are not Hispanic/Latinx. Since residents who identify as white and Hispanic/Latinx may have very different experiences within the housing market and the economy from those who identify as white and non-Hispanic/Latinx, data for multiple white sub-groups are reported here. The racial/ethnic groups reported in this table are not all mutually exclusive. Therefore, the data should not be summed as the sum exceeds the population for whom poverty status is determined for this jurisdiction. However, all groups labelled “Hispanic and Non-Hispanic” are mutually exclusive, and the sum of the data for these groups is equivalent to the population for whom poverty status is determined.
9 Moore, E., Montojo, N. and Mauri, N., 2019. Roots, Race & Place: A History of Racially Exclusionary Housing the San Francisco Bay Area. Hass Institute.

14.0%

11.9%

7.9%

5.8%

0.0%

0.0%

0.0%

0.0% 2.0% 4.0% 6.0% 8.0% 10.0% 12.0% 14.0% 16.0%
Hispanic or Latinx
Other Race or Multiple Races (Hispanic and NonHispanic) White (Hispanic and Non-Hispanic)
White, Non-Hispanic
Black or African American (Hispanic and Non-Hispanic)
Asian / API (Hispanic and Non-Hispanic)
American Indian or Alaska Native (Hispanic and NonHispanic) Percent of Households in Racial / Ethnic Group
Agenda Item #6.1.

City of St. Helena 2023-2031 Housing Element Update Adopted, May 9, 2023 2-73
Source: U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B17001(A-I) For the data table behind this figure, please refer to the Data Packet Workbook, Table ELI-03.

Extremely Low-Income Households
In St. Helena, 56.8 percent of households make more than 100 percent of the Area Median Income (AMI), compared to 15.8 percent making less than 30 percent of AMI, which is considered extremely low-income (see Figure 10). Regionally, more than half of all households make more than 100 percent AMI, while 15 percent make less than 30 percent AMI. In Napa County, 30 percent AMI is the equivalent to the annual income of $27,950 for a family of four. Many households with multiple wage earners – including food service workers, full-time students, teachers, farmworkers, and healthcare professionals – can fall into lower AMI categories due to relatively stagnant wages in many industries.

Within the Housing Element, cities must estimate the extremely low-income housing need in the community.

Based on HCD guidance, the City of St. Helena estimates that approximately 52 extremely low-income housing units are needed in the planning period. This estimate was calculated based on HCD guidance, as 50 percent of the very low-income housing need, as identified by the RHNA (Table 6).

Table 6 St. Helena Regional Housing Needs Allocation
Geography
Very Low
Income (<50
percent of
AMI)
Low Income
(50%-80
percent of
AMI)
Moderate
Income (80%-
120 percent of
AMI)
Above
Moderate
Income (>120
percent of
AMI)
St. Helena 104 59 26 67
1 Per HCD guidance, the extremely low-income need in St. Helena is estimated at 50 percent of the very low income RHNA requirement, or approximately 52 units.

Employment Trends
Balance of Jobs and Workers
A city houses employed residents who either work in the community where they live or work elsewherein the region. Conversely, a city may have job sites that employ residents from the same city, but more often employ workers commuting from outside of it. Smaller cities typically will have more employed residents than jobs and export workers, while larger cities tend to have a surplus of jobs and import workers. To some extent the regional transportation system is set up for this flow of workers to the region’s core job centers. At the same time, as the housing affordability crisis has illustrated, local imbalances may be severe, where local jobs and worker populations are out of sync at a sub-regional scale.

One measure of this is the relationship between workers and jobs. A city with a surplus of workers “exports” workers to other parts of the region, while a city with a surplus of jobs must conversely “import” them.

Between 2002 and 2018, the number of jobs in St. Helena decreased by 34.2 percent (Figure 13).

Agenda Item #6.1.

City of St. Helena 2023-2031 Housing Element Update Adopted, May 9, 2023 2-74
Figure 13 Jobs in St. Helena
Universe: Jobs from unemployment insurance-covered employment (private, state and local government) plus United States Office of Personnel Management-sourced Federal employment Notes: The data is tabulated by place of work, regardless of where a worker lives. The source data is provided at the census block level. These are crosswalked to jurisdictions and summarized.

Source: U.S. Census Bureau, Longitudinal Employer-Household Dynamics, Workplace Area Characteristics (WAC) files, 2002-2018 For the data table behind this figure, please refer to the Data Packet Workbook, Table POPEMP-11.

There are 3,005 employed residents, and 5,476 jobs10 in St. Helena - the ratio of jobs to resident workers is

1.82; St. Helena is a net importer of workers. Figure 14 shows the balance when comparing jobs to workers, broken down by different wage groups, offering additional insight into local dynamics. A community may offer employment for relatively low-income workers but have relatively few housing options for those workers - or conversely, it may house residents who are low wage workers but offer few employment opportunities for them. Such relationships may cast extra light on potentially pent-up demand for housing in particular price categories. A surplus of jobs relative to residents in a given wage category suggests the need to import those workers, while conversely, surpluses of workers in a wage group relative to jobs means the community will export those workers to other jurisdictions. Such flows are not inherently bad, though over time, sub-regional imbalances may appear.

St. Helena has more low-wage jobs than low-wage residents (where low-wage refers to jobs paying less than $25,000). This disparity implies that, every day, low wage workers commute to St. Helena from their residences outside of the city. At the other end of the wage spectrum, the city has more high-wage jobs than high-wage residents (where high-wage refers to jobs paying more than $75,000). This figure suggests that high-wage 10 Employed residents in a jurisdiction is counted by place of residence (they may work elsewhere) while jobs in a jurisdiction are counted by place of work (they may live elsewhere). The jobs may differ from those reported in Figure 5 as the source for the time series is from administrative data, while the cross-sectional data is from a survey. 0 1,000
2,000
3,000
4,000
5,000
6,000
7,000
8,000
9,000
2002 2003 2004 2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 Agenda Item #6.1.

City of St. Helena 2023-2031 Housing Element Update Adopted, May 9, 2023 2-75
workers are also commuting into St. Helena. Since both high wage workers and low wage workers are faced with commuting into St. Helena for work, it suggests a lack of housing, both market-rate and affordable, within the city. (Figure 14).11
Figure 14 Workers by Earnings, by Jurisdiction as Place of Work and Place of Residence Universe: Workers 16 years and over with earnings
Source: U.S. Census Bureau, American Community Survey 5-Year Data 2015-2019, B08119, B08519 For the data table behind this figure, please refer to the Data Packet Workbook, Table POPEMP-10.

Figure 15 shows the balance of a jurisdiction’s resident workers to the jobs located there for different wage groups as a ratio instead - a value of one means that a city has the same number of jobs in a wage group as it has resident workers - in principle, a balance. Values above one indicate a jurisdiction will need to import workers for jobs in a given wage group. At the regional scale, this ratio is 1.04 jobs for each worker, implying a modest import of workers from outside the region (Figure 15). 11 The source table is top-coded at $75,000, precluding more fine grained analysis at the higher end of the wage spectrum. 323380 802 453 1,047 599 933 1,660 1,260 1,583 0 200
400
600
800
1,000
1,200
1,400
1,600
1,800
Less than $9,999 $10,000 to $24,999 $25,000 to $49,999 $50,000 to $74,999 $75,000 or more Worker Population
Place of Residence Place of Work
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City of St. Helena 2023-2031 Housing Element Update Adopted, May 9, 2023 2-76
Figure 15 Jobs-Worker Ratios, By Wage Group
Universe: Jobs in a jurisdiction from unemployment insurance-covered employment (private, state and local government) plus United States Office of Personnel Management-sourced Federal employment Notes: The ratio compares job counts by wage group from two tabulations of LEHD data: Counts by place of work relative to counts by place of residence. See text for details.

Source: U.S. Census Bureau, Longitudinal Employer-Household Dynamics, Workplace Area Characteristics (WAC) files (Jobs); Residence Area Characteristics (RAC) files (Employed Residents), 2010-2018 For the data table behind this figure, please refer to the Data Packet Workbook, Table POPEMP-14.

Such balances between jobs and workers may directly influence the housing demand in a community. New jobs may draw new residents, and when there is high demand for housing relative to supply, many workers may be unable to afford to live where they work, particularly where job growth has been in relatively lower wage jobs.

This dynamic not only means many workers will need to prepare for long commutes and time spent on the road, but in the aggregate, it contributes to traffic congestion and time lost for all road users.

If there are more jobs than employed residents, it means a city is relatively jobs-rich, typically also with a high jobs to household ratio. Thus, bringing housing into the measure, the jobs-household ratio in St. Helena has decreased from 3.47 in 2002, to 2.23 jobs per household in 2018 (Figure 16).

1.50 2.00

2.50 3.00

3.50 4.00

4.50 2002 2003 2004 2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 Ratio
Wages Less Than $1,250/Mo Wages $1,250-$3,333/Mo Wages More than $3,333/Mo Agenda Item #6.1.

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Figure 16 Jobs-Household Ratio
Universe: Jobs in a jurisdiction from unemployment insurance-covered employment (private, state and local government) plus United States Office of Personnel Management-sourced Federal employment; households in a jurisdiction Notes: The data is tabulated by place of work, regardless of where a worker lives. The source data is provided at the census block level. These are crosswalked to jurisdictions and summarized. The ratio compares place of work wage and salary jobs with households, or occupied housing units. A similar measure is the ratio of jobs to housing units. However, this jobs-household ratio serves to compare the number of jobs in a jurisdiction to the number of housing units that are actually occupied. The difference between a jurisdiction’s jobs-housing ratio and jobs-household ratio will be most pronounced in jurisdictions with high vacancy rates, a high rate of units used for seasonal use, or a high rate of units used as short-term rentals.

Source: U.S. Census Bureau, Longitudinal Employer-Household Dynamics, Workplace Area Characteristics (WAC) files (Jobs), 2002-2018; California Department of Finance, E-5 (Households) For the data table behind this figure, please refer to the Data Packet Workbook, Table POPEMP-13.

1.00 1.50

2.00 2.50

3.00 3.50

4.00 2002 2003 2004 2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 Ratio
St. Helena Napa County Bay Area
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City of St. Helena 2023-2031 Housing Element Update Adopted, May 9, 2023 2-78
Employment by Industry
In terms of sectoral composition, the largest industry in which St. Helena residents work is Health & Educational Services, and the largest sector in which Napa residents work is Health & Educational Services (Figure 17). For the Bay Area as a whole, the Health & Educational Services industry employs the most workers of any sector.

Figure 17 Resident Employment by Industry
Universe: Civilian employed population age 16 years and over Notes: The data displayed shows the industries in which jurisdiction residents work, regardless of the location where those residents are employed (whether within the jurisdiction or not). Categories are derived from the following source tables:

Agriculture & Natural Resources: C24030_003E, C24030_030E; Construction: C24030_006E, C24030_033E; Manufacturing, Wholesale & Transportation: C24030_007E, C24030_034E, C24030_008E, C24030_035E, C24030_010E, C24030_037E; Retail:

C24030_009E, C24030_036E; Information: C24030_013E, C24030_040E; Financial & Professional Services: C24030_014E, C24030_041E, C24030_017E, C24030_044E; Health & Educational Services: C24030_021E, C24030_024E, C24030_048E, C24030_051E; Other: C24030_027E, C24030_054E, C24030_028E, C24030_055E Source: U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table C24030 For the data table behind this figure, please refer to the Data Packet Workbook, Table POPEMP-06. 3% 5%
3%
6%
6%
19%
15% 26%
35% 35%
30%
4%
21% 19%
17%
10% 10% 9%
7% 8% 8%

0.0%

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30.0%

40.0%

50.0%

60.0%

70.0%

80.0%

90.0%
100.0%
St. Helena Napa County Bay Area
Share of Employed Residents
Other
Retail
Manufacturing, Wholesale &
Transportation
Information
Health & Educational Services
Financial & Professional Services
Construction
Agriculture & Natural Resources
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City of St. Helena 2023-2031 Housing Element Update Adopted, May 9, 2023 2-79
Unemployment
Figure 18 shows the unemployment rate for St. Helena, Napa County, and the Bay Area. In St. Helena, there was a 1.3 percentage point increase in the unemployment rate between January 2010 and January 2021.

Jurisdictions through the region experienced a sharp rise in unemployment in 2020 due to impacts related to the COVID-19 pandemic, though with a general improvement and recovery in the later months of 2020.

Figure 18 Unemployment Rate
Universe: Civilian noninstitutional population ages 16 and older Notes: Unemployment rates for the jurisdiction level is derived from larger-geography estimates. This method assumes that the rates of change in employment and unemployment are exactly the same in each sub-county area as at the county level. If this assumption is not true for a specific sub-county area, then the estimates for that area may not be representative of the current economic conditions. Since this assumption is untested, caution should be employed when using these data. Only not seasonallyadjusted labor force (unemployment rates) data are developed for cities and CDPs.

Source: California Employment Development Department, Local Area Unemployment Statistics (LAUS), Sub-county areas monthly updates, 2010-2021.

For the data table behind this figure, please refer to the Data Packet Workbook, Table POPEMP-15. 0%
5%
10%
15%
20%
25%
2010 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021 Percent of Labor Force that is Unemployed
St. Helena Napa County Bay Area
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4. Population and Employment Projections
This section uses population, household, and employment projections provided by the Association of Bay Area Governments (ABAG), the California Department of Finance (DoF), and Plan Bay Area. Data specific to St. Helena is used when available (typically from Plan Bay Area 2040) and is supplemented by regional projections for North Napa County (Calistoga, St. Helena, and Yountville) and the Bay Area, available through the recently (2021) released Plan Bay Area 2050.

Key Findings
• ABAG anticipates much higher growth across the Bay Area than in St. Helena. While Plan Bay Area 2050 projects a 35 percent increase in total population from 2015 to 2050 (approximately 2.7 million new residents) across the nine counties of the Bay Area, it projects less than one percent growth in Calistoga, St. Helena, and Yountville.

Population
While Plan Bay Area 2050 does not provide jurisdiction-specific population projections, Plan Bay Area 2040 (2017) projected a 17 percent increase in total population from 2010 to 2040 for St. Helena, which translates to 1,550 new residents, as shown in Table 7. Countywide, Plan Bay Area 2040 projected a similar increase of 16 percent for Napa County.

Table 7 St. Helena, Population Totals and Projections, 2010-2040, Plan Bay Area 2040 Year 2010 2015 2020 2025 2030 2035 2040
Percent
Change
(2010-
2040)
St. Helena 5,830 5,920 6,085 6,415 6,655 6,715 6,800 +17% Napa County 135,880 136,885 141,240 146,130 151,445 155,860 158,050 +16% Source: Plan Bay Area 2040.

For comparison, the DoF projects a countywide increase of seven percent in total population between 2010 to 2050, which translates to 9,463 new Napa County residents (Table 8).

Table 8 Department of Finance Population Projections, Napa County, 2010-2050 Year 2010 2015 2020 2025 2030 2035 2040 2045 2050
Percent
Change
St. Helena 136,587 141,390 138,711 140,748 143,223 145,444 146,602 146,641 146,050 +7% Source: California Department of Finance. Demographic Research Unit. Report P-2A: Total Population Projections, California Counties, 2010-2060 (Baseline 2019 Population Projections; Vintage 2020 Release). Sacramento: California. July 2021.

ABAG anticipates much higher growth across the Bay Area then in St. Helena. While Plan Bay Area 2050 projects a 35 percent increase in total population from 2015 to 2050 (approximately 2.7 million new residents) Agenda Item #6.1.

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across the nine counties of the Bay Area, the Plan projects less than one percent growth in the North Napa County superdistrict (including Calistoga, St. Helena, and Yountville). Table 9 and Figure 19 show Plan Bay Area 2050 population projections for the Bay Area. While the Plan includes this regional population totals, data for individual subregions, termed superdistricts, is provided for households and jobs rather than population. For more information, please see the discussions on household and job projections below.

Table 9 Plan Bay Area 2050 Population Projections, Bay Area, 2015-2050 2015 2020 2025 2030 2035 2040 2045 2050
Percent
Change
Bay
Area 7,660,000 7,940,000 8,230,000 8,560,000 9,010,000 9,490,000 9,930,000 10,330,000 +35% Source: California Department of Finance. Demographic Research Unit. Report P-2A: Total Population Projections, California Counties, 2010-2060 (Baseline 2019 Population Projections; Vintage 2020 Release). Sacramento: California. July 2021.

Figure 19 Bay Area, Population Totals and Projections, 1990-2050, Plan Bay Area 2050.

Source: Plan Bay Area 2050.

Households
In 2017, Plan Bay Area 2040 projected a one percent increase in total households from 2010-2040 in St. Helena, which translates to 300 or more new households (Table 10). Similarly, Plan Bay Area 2050 projects that the number of households in the Northern Napa County superdistrict (including Calistoga, St. Helena, and Yountville) will grow by less than one percent by 2050, compared to 51 percent growth in the projected number of households in the Bay Area (Table 11).

Agenda Item #6.1.

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Table 10 Table 2: St. Helena, Household Totals and Projections, 2010-2040, Plan Bay Area 2040 2010 2015 2020 2025 2030 2035 2040
Total Households 2,150 2,400 2,425 2,490 2,620 2,705 2,700 For 2010, the base year, a tabulation from the 2010 pre-run microdata, designed to approximate (but may still differ from) Census 2010 counts, is used. Numbers may not add to totals due to rounding. 2015 are modeled estimates, not observed.

Source: Plan Bay Area 2040.

Table 11 Household Projections by Region, 2015-2050
Region 2015 2050 Growth
Percent
Growth
Share of
Regional
Growth
North Napa County 16,000 16,000 0 <1% 0%
Bay Area 2,677,000 4,043,000 1,366,000 +51% 100%
Source: Plan Bay Area 2050.

Jobs
According to Plan Bay Area 2040, ABAG projected in increase of 280 jobs (five percent increase) between 2010 and 2040, which calculates to an annual average growth rate of 0.8 percent (Table 12). Employment is projected to increase in three categories: retail (+27 percent), Information, Government, and Construction (+12 percent), and Health, Educational, and Recreational Services Jobs (+5 percent). In contrast, ABAG expects that employment in the areas of manufacturing and wholesale; agriculture and natural resources, and financial and professional services to stagnate or slightly decrease. Countywide, Plan Bay Area 2040 projected an increase of 12,765 jobs (18 percent increase) at annual average employment growth rate of 2.8 percent in the same time period.

Table 12 Job Totals and Projections, St. Helena and Napa County, 2010-2040 Year 2010 2015 2020 2025 2030 2035 2040
Percent
Change
(2010-
2040)
St. Helena 5,700 5,750 5,765 5,805 5,820 5,820 5,980 5% Napa County 70,680 70,880 71,905 72,580 74,255 77,260 83,355 18% Source: Plan Bay Area 2040.

Plan Bay Area 2050, however, projects that employment in the North Napa County superdistrict will decrease by 4,000 jobs by 2050 (Table 13). Employment in the region is assumed to be constrained based on limited job centers and transit options, as well as current and potential future wildfire impacts. Regionally however, the Bay Area job totals are projected to increase by 35 percent between 2015 and 2050, which coincides with the expected Bay Area population growth during that time (also 35 percent). This increase translates to 1,403,000 new jobs.

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Table 13 Job Totals and Projections, North Napa County and the Bay Area, 2015-2050 Region 2015 2050 Growth
Percent
Growth
Share of
Regional
Growth
North Napa County 24,000 20,000 -4,000 <1% 0%
Bay Area 4,005,000 5,408,000 1,403,000 35% 100%
Source: Plan Bay Area 2050.

Agenda Item #6.1.

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5. Housing Conditions
The following section details the housing conditions in St. Helena and, where available, compares the data to Napa County and the Bay Area. Data sources include the Census, the American Community Survey, DoF, HUD, including the Comprehensive Housing Affordability Strategy (CHAS) dataset, and HCD).

ABAG supplied an HCD Preapproved Data Package that provided much of the data included in this analysis for the City. Additionally, ABAG, in coordination with Baird + Driskell Community Planning provided a Housing Needs Data Report that directly informed this section of the Needs Analysis.12 Key Findings
• Number of Homes. The number of new homes built in the Bay Area has not kept pace with the demand, resulting in longer commutes, increasing prices, and exacerbating issues of displacement and homelessness. The number of homes in St. Helena increased, 4.4 percent from 2010 to 2020, which is above the growth rate for Napa County and below the growth rate of the region’s housing stock during this time period.
• Home Prices. A diversity of homes at all income levels creates opportunities for all St. Helena residents to live and thrive in the community.
– Ownership. The largest proportion of homes had a value in the range of $1 million-$1.5 million in 2019. Home prices increased by 118.2 percent from 2010 to 2020. – Rental Prices. The typical contract rent for an apartment in St. Helena was $1,470 in 2019.

Rental prices increased by 15.7 percent from 2009 to 2019. To rent a typical apartment without cost burden, a household would need to make $59,160 per year. • Housing Type. It is important to have a variety of housing types to meet the needs of a community today and in the future. In 2020, 63.9 percent of homes in St. Helena were single family detached, 6.1 percent were single family attached, 6.2 percent were small multifamily (2-4 units), and 18.4 percent were medium or large multifamily (5+ units). Between 2010 and 2020, the number of single-family units increased more than multi-family units. Generally, in St. Helena, the share of the housing stock that is detached single family homes is above that of other jurisdictions in the region. • Vacancy Rate. Vacant units make up 17.4 percent of the overall housing stock in St. Helena. The rental vacancy rate stands at 3.1 percent, while the ownership vacancy rate is 5.3 percent. Of the vacant units, the most common type of vacancy is for seasonal, recreational, or occasional use. This statistic highlights how St. Helena contains many “second homes,” which may sit unoccupied for a majority of the year. Additionally, with the increasing popularity of short-term rental sites, such as 12 ABAG/MTC Staff and Baird + Driskell Community Planning, Housing Needs Data Report: St. Helena, May 2021.

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City of St. Helena 2023-2031 Housing Element Update Adopted, May 9, 2023 2-85
AirBNB, at vacation destinations such as Napa Valley, many homes may be vacant in the sense of not having permanent residents.
• Overcrowding. Overcrowding often disproportionately impacts low-income households. 2.5 percent of very low-income households (below 50 percent AMI) experience severe overcrowding, while none of the households above 100 percent of the AMI experience this level of overcrowding. • Cost Burden. The U.S. Department of Housing and Urban Development considers housing to be affordable for a household if the household spends less than 30 percent of its income on housing costs.

A household is considered “cost-burdened” if it spends more than 30 percent of its monthly income on housing costs, while those who spend more than 50 percent of their income on housing costs are considered “severely cost-burdened.” In St. Helena, 21.1 percent of households spend 30-50 percent of their income on housing, while 16.6 percent of households are severely cost burden and use the majority of their income for housing. Lower-income, Latinx, and large households are disproportionally impacted by housing cost burdens.13
Existing Housing Conditions
Housing Stock Characteristics
In recent years, most housing produced in the region and across the state consisted of single-family homes and larger multi-unit buildings. However, some households are increasingly interested in “missing middle housing” – including duplexes, triplexes, townhomes, cottage clusters and accessory dwelling units (ADUs). These housing types may open up more options across incomes and tenure, from young households seeking homeownership options to seniors looking to downsize and age-in-place.

The housing stock of St. Helena in 2020 was made up of 63.9 percent single family detached homes,

6.1 percent single family attached homes, 6.2 percent multifamily homes with two to four units, 18.4 percent multifamily homes with five or more units, and 5.4 percent mobile homes (Figure 20). In St. Helena, the housing type that experienced the most growth between 2010 and 2020 was the detached single-family home. 13 Source: U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B25070; U.S. Department of Housing and Urban Development (HUD), Comprehensive Housing Affordability Strategy (CHAS) ACS tabulation, 2013-2017 release.

Agenda Item #6.1.

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Figure 20 Housing Type Trends
Universe: Housing units
Source: California Department of Finance, E-5 series
For the data table behind this figure, please refer to the Data Packet Workbook, Table HSG-01.

Age of Housing Stock
Production has not kept up with housing demand for several decades in the Bay Area, as the total number of units built and available has not come close to meeting the population and job growth experienced throughout the region. According to American Community Survey estimates, in St. Helena, the largest proportion of the housing stock was built 1960 to 1979, with 1,217 units constructed during this period (Figure 21). Since 2010,

1.9 percent of the current housing stock was built, which is 63 units. Between 2015 and 2019, 74 housing units were issued permits in St. Helena. During this time, 73.0 percent of permits issued in St. Helena were for above moderate-income housing, 5.4 percent were for moderate-income housing, and 21.6 percent were for low- or very low-income housing (Table 14).

Table 14 Housing Permitting from 2015-2019 St. Helena
Income Group Value
Above Moderate-Income Permits 54
Low Income Permits 9
Very Low-Income Permits 7
Moderate Income Permits 4
Source: California Department of Housing and Community Development (HCD), 5th Cycle Annual Progress Report Permit Summary (2020)
152
1,777
169
525
178
153
1,850
181
533
155
0 200
400
600
800
1,000
1,200
1,400
1,600
1,800
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Single-Family Home:

Attached
Single-Family Home:

Detached
Multifamily Housing:

Two to Four Units
Multifamily Housing:

Five-plus Units
Mobile Homes
Units
2010 2020
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According to City records, however, these American Community Survey estimates are low. As reported in Table 1 above, the City permitted 110 units between 2015 and 2021, of which all units have been constructed.

Figure 21 Housing Units by Year Structure Built
Universe: Housing units
Source: U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B25034 For the data table behind this figure, please refer to the Data Packet Workbook, Table HSG-04.

Occupancy Rates
Vacant units make up 17.4 percent of the overall housing stock in St. Helena (Figure 22). The rental vacancy rate stands at 3.1 percent, while the ownership vacancy rate is 5.3 percent. Of the vacant units, the most common type of vacancy is for seasonal, recreational, or occasional use. Figure 23 shows the distribution of vacancies by type.14
14 The vacancy rates by tenure is for a smaller universe than the total vacancy rate first reported, which in principle includes the full stock (17.4%). The vacancy by tenure counts are rates relative to the rental stock (occupied and vacant) and ownership stock (occupied and vacant) - but exclude a significant number of vacancy categories, including the numerically significant other vacant.
336
648
1,217
757
251
63 0
200
400
600
800
1,000
1,200
1,400
Built 1939 Or
Earlier
Built 1940 To
1959
Built 1960 To
1979
Built 1980 To
1999
Built 2000 To
2009
Built 2010 Or
Later
Units
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City of St. Helena 2023-2031 Housing Element Update Adopted, May 9, 2023 2-88
Figure 22 Occupancy Status
Universe: Housing units
Source: U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B25002Throughout the Bay Area, vacancies make up 2.6 percent of the total housing units, with homes listed for rent; units used for recreational or occasional use, and units not otherwise classified (other vacant) making up the majority of vacancies. The Census Bureau classifies a unit as vacant if no one is occupying it when census interviewers are conducting the American Community Survey or Decennial Census.

Vacant units classified as “for recreational or occasional use” are those that are held for short- term periods of use throughout the year. Accordingly, vacation rentals and short-term rentals like AirBnB are likely to fall in this category. The Census Bureau classifies units as “other vacant” if they are vacant due to foreclosure, personal/family reasons, legal proceedings, repairs/renovations, abandonment, preparation for being rented or sold, or vacant for an extended absence for reasons such as a work assignment, military duty, or incarceration.15 In a region with a thriving economy and housing market like the Bay Area, units being renovated/repaired and prepared for rental or sale are likely to represent a large portion of the “other vacant” category.
15 For more information, see pages 3 through 6 of this list of definitions prepared by the Census Bureau:
https://www.census.gov/housing/hvs/definitions.pdf.
83% 88%
94%
17% 12%
6%

0.0%

10.0%

20.0%

30.0%

40.0%

50.0%

60.0%

70.0%

80.0%

90.0%
100.0%
St. Helena Napa County Bay Area
Percent of Housing Units
Occupied Housing Units Vacant Housing Units
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Figure 23 Vacant Units by Type
Universe: Vacant housing units
Source: U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B25004 For the data table behind this figure, please refer to the Data Packet Workbook, Table HSG-03.

Throughout the Bay Area, vacancies make up 2.6 percent of the total housing units, with homes listed for rent; units used for recreational or occasional use, and units not otherwise classified (other vacant) making up the majority of vacancies. The Census Bureau classifies a unit as vacant if no one is occupying it when census interviewers are conducting the American Community Survey or Decennial Census. Vacant units classified as “for recreational or occasional use” are those that are held for short- term periods of use throughout the year. Accordingly, vacation rentals and short-term rentals like AirBnB are likely to fall in this category. The Census Bureau classifies units as “other vacant” if they are vacant due to foreclosure, personal/family reasons, legal proceedings, repairs/renovations, abandonment, preparation for being rented or sold, or vacant for an extended absence for reasons such as a work assignment, military duty, or incarceration. In a region with a thriving economy and housing market like the Bay Area, units being renovated/repaired and prepared for rental or sale are likely to represent a large portion of the “other vacant” category
Overcrowding
Overcrowding occurs when the number of people living in a household is greater than the home was designed to accommodate. There are several different standards for defining overcrowding, but this report uses the Census Bureau definition, which is more than one occupant per room (not including bathrooms or kitchens). 6%
11%
9% 24% 4%
6%
45%
55%
22%
34%
26%
36%
6%
6% 3% 7%

0.0%

10.0%

20.0%

30.0%

40.0%

50.0%

60.0%

70.0%

80.0%

90.0%
100.0%
St. Helena Napa County Bay Area
Percent of Vacant Housing Units
Sold, Not Occupied
Rented, Not Occupied
Other Vacant
For Seasonal, Recreational, Or
Occasional Use
For Sale
For Rent
Agenda Item #6.1.

City of St. Helena 2023-2031 Housing Element Update Adopted, May 9, 2023 2-90
Additionally, the Census Bureau considers units with more than 1.5 occupants per room to be severely overcrowded.

Overcrowding is often related to the cost of housing and can occur when demand in a city or region is high. In many cities, overcrowding is seen more amongst those that are renting, with multiple households sharing a unit to make it possible to stay in their communities. In St. Helena, 2.2 percent of households that rent are severely overcrowded (more than 1.5 occupants per room), compared to 1.0 percent of households that own (Figure 24).

In St. Helena, 7.1 percent of renters experience moderate overcrowding (1 to 1.5 occupants per room), compared to 0.6 percent for those own.

Figure 24 Overcrowding by Tenure and Severity
Universe: Occupied housing units
Notes: The Census Bureau defines an overcrowded unit as one occupied by 1.01 persons or more per room (excluding bathrooms and kitchens), and units with more than 1.5 persons per room are considered severely overcrowded.

Source: U.S. Department of Housing and Urban Development (HUD), Comprehensive Housing Affordability Strategy (CHAS) ACS tabulation, 2013-2017 release
For the data table behind this figure, please refer to the Data Packet Workbook, Table OVER-01.

Overcrowding often disproportionately impacts low-income households. 2.5 percent of very low-income households (below 50 percent AMI) experience severe overcrowding, while 0.0 percent of households above 100 percent experience this level of overcrowding (Figure 25). 1%
7%
1%
2%

0.0%

1.0%

2.0%

3.0%

4.0%

5.0%

6.0%

7.0%

8.0%
Owner Occupied Renter Occupied
Percent of Households

1.0 to 1.5 Occupants per Room More than 1.5 Occupants per Room Agenda Item #6.1.

City of St. Helena 2023-2031 Housing Element Update Adopted, May 9, 2023 2-91
Figure 25 Overcrowding by Income Level and Severity
Universe: Occupied housing units
Notes: The Census Bureau defines an overcrowded unit as one occupied by 1.01 persons or more per room (excluding bathrooms and kitchens), and units with more than 1.5 persons per room are considered severely overcrowded. Income groups are based on HUD calculations for Area Median Income (AMI). HUD calculates the AMI for different metropolitan areas, and the nine county Bay Area includes the following metropolitan areas: Napa Metro Area (Napa County), Oakland-Fremont Metro Area (Alameda and Contra Costa Counties), San Francisco Metro Area (Marin, San Francisco, and San Mateo Counties), San JoseSunnyvale-Santa Clara Metro Area (Santa Clara County), Santa Rosa Metro Area (Sonoma County), and Vallejo-Fairfield Metro Area (Solano County). The AMI levels in this chart are based on the HUD metro area where this jurisdiction is located.

Source: U.S. Department of Housing and Urban Development (HUD), Comprehensive Housing Affordability Strategy (CHAS) ACS tabulation, 2013-2017 release
For the data table behind this figure, please refer to the Data Packet Workbook, Table OVER-04.

People of color tend to experience overcrowding at higher rates than White residents. In St. Helena, the racial group with the largest overcrowding rate is other race or multiple races (Hispanic and Non-Hispanic) (Figure 26).
12%
5%
1%
2%

0.0%

2.0%

4.0%

6.0%

8.0%

10.0%

12.0%

14.0%
0%-30% of AMI 31%-50% of AMI 51%-80% of AMI 81%-100% of AMI Greater than 100% of AMI
Percent of Households

1.0 to 1.5 Occupants per Room More than 1.5 Occupants per Room Agenda Item #6.1.

City of St. Helena 2023-2031 Housing Element Update Adopted, May 9, 2023 2-92
Figure 26 Overcrowding by Race
Universe: Occupied housing units
Notes: The Census Bureau defines an overcrowded unit as one occupied by 1.01 persons or more per room (excluding bathrooms and kitchens), and units with more than 1.5 persons per room are considered severely overcrowded. For this table, the Census Bureau does not disaggregate racial groups by Hispanic/Latinx ethnicity. However, data for the white racial group is also reported for white householders who are not Hispanic/Latinx. Since residents who identify as white and Hispanic/Latinx may have very different experiences within the housing market and the economy from those who identify as white and nonHispanic/Latinx, data for multiple white sub-groups are reported here. The racial/ethnic groups reported in this table are not all mutually exclusive. Therefore, the data should not be summed as the sum exceeds the total number of occupied housing units for this jurisdiction. However, all groups labelled “Hispanic and Non-Hispanic” are mutually exclusive, and the sum of the data for these groups is equivalent to the total number of occupied housing units.

Source: U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B25014 For the data table behind this figure, please refer to the Data Packet Workbook, Table OVER-03.

Housing Cost Burden
A household is considered “cost-burdened” if it spends more than 30 percent of its monthly income on housing costs, while those who spend more than 50 percent of their income on housing costs are considered “severely cost-burdened.” Low-income residents are the most impacted by high housing costs and experience the highest rates of cost burden. Spending such large portions of their income on housing puts low-income households at higher risk of displacement, eviction, or homelessness. 17%
25%
3%
2%

0.0%

5.0%

10.0%

15.0%

20.0%

25.0%

30.0%
More than 1.0 Occupants per Room
Percent of Households
American Indian or Alaska Native (Hispanic and Non-Hispanic) Asian / API (Hispanic and Non-Hispanic)
Black or African American (Hispanic and Non-Hispanic)
Hispanic or Latinx
Other Race or Multiple Races (Hispanic and Non-Hispanic) White (Hispanic and Non-Hispanic)
White, Non-Hispanic
Agenda Item #6.1.

City of St. Helena 2023-2031 Housing Element Update Adopted, May 9, 2023 2-93
Renters are often more cost-burdened than owners. While the housing market has resulted in home prices increasing dramatically, homeowners often have mortgages with fixed rates, whereas renters aremore likely to be impacted by market increases. When looking at the cost burden across tenure in St. Helena (Figure 27), 31.3 percent of renters spend 30 percent to 50 percent of their income on housing compared to 13.3 percent of those that own. Additionally, 13.5 percent of renters spend 50 percent or more of their income on housing,while 21.9 percent of owners are severely cost-burdened.

Figure 27 Cost Burden by Tenure
Universe: Occupied housing units
Notes: Cost burden is the ratio of housing costs to household income. For renters, housing cost is gross rent (contract rent plus utilities). For owners, housing cost is “select monthly owner costs”, which includes mortgage payment, utilities, association fees, insurance, and real estate taxes. HUD defines cost-burdened households as those whose monthly housing costs exceed 30 percent of monthly income, while severely cost-burdened households are those whose monthly housing costs exceed 50 percent of monthly income.

Source: U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B25070, B25091 For the data table behind this figure, please refer to the Data Packet Workbook, Table OVER-06.

In St. Helena, 16.6 percent of households spend 50 percent or more of their income on housing, while 21.1 percent spend 30 to 50 percent. However, these rates vary greatly across income categories (Figure 28). For example, 56.9 percent of St. Helena households making less than 30 percent of AMI spend the majority of their income on housing. For St. Helena residents making more than 100 percent of AMI, just 3.4 percent are severely 64%
51%
13%
31%
22% 13%
0%
10%
20%
30%
40%
50%
60%
70%
80%
90%
100%
Owner Occupied Renter Occupied
Percent of Households
0%-30% of Income Used for Housing 30%-50% of Income Used for Housing 50%+ of Income Used for Housing Not Computed
Agenda Item #6.1.

City of St. Helena 2023-2031 Housing Element Update Adopted, May 9, 2023 2-94
cost-burdened,and 81.9 percent of those making more than 100 percent of AMI spend less than 30 percent of their income on housing.

Figure 28 Cost Burden by Income Level
Universe: Occupied housing units
Notes: Cost burden is the ratio of housing costs to household income. For renters, housing cost is gross rent (contract rent plus utilities). For owners, housing cost is “select monthly owner costs”, which includes mortgage payment, utilities, association fees, insurance, and real estate taxes. HUD defines cost-burdened households as those whose monthly housing costs exceed 30 percent of monthly income, while severely cost-burdened households are those whose monthly housing costs exceed 50 percent of monthly income. Income groups are based on HUD calculations for Area Median Income (AMI). HUD calculates the AMI for different metropolitan areas, and the nine county Bay Area includes the following metropolitan areas: Napa Metro Area (Napa County), Oakland-Fremont Metro Area (Alameda and Contra Costa Counties), San Francisco Metro Area (Marin, San Francisco, and San Mateo Counties), San Jose-Sunnyvale-Santa Clara Metro Area (Santa Clara County), Santa Rosa Metro Area (Sonoma County), and Vallejo-Fairfield Metro Area (Solano County). The AMI levels in this chart are based on the HUD metro area where this jurisdiction is located.

Source: U.S. Department of Housing and Urban Development (HUD), Comprehensive Housing Affordability Strategy (CHAS) ACS tabulation, 2013-2017 release.

For the data table behind this figure, please refer to the Data Packet Workbook, Table OVER-05.

Hispanic or Latinx residents are the most cost burdened with 38.1 percent spending 30 percent to 50 percent of their income on housing, and Asian / API, Non-Hispanic residents are the most severely cost burdened with 100.0 percent spending more than 50 percent of their income on housing (Figure 29). 26% 22%
48%
68%
82%
17%
60%
24%
11%
15%
57%
19%
28%
21%
0%
10%
20%
30%
40%
50%
60%
70%
80%
90%
100%
0%-30% of AMI 31%-50% of AMI 51%-80% of AMI 81%-100% of AMI Greater than 100% of AMI
Percent of Households
0%-30% of Income Used for Housing 30%-50% of Income Used for Housing 50%+ of Income Used for Housing
Agenda Item #6.1.

City of St. Helena 2023-2031 Housing Element Update Adopted, May 9, 2023 2-95
Figure 29 Cost Burden by Race
Universe: Occupied housing units
Notes: Cost burden is the ratio of housing costs to household income. For renters, housing cost is gross rent (contract rent plus utilities). For owners, housing cost is “select monthly owner costs”, which includes mortgage payment, utilities, association fees, insurance, and real estate taxes. HUD defines cost-burdened households as those whose monthly housing costs exceed 30 percent of monthly income, while severely cost-burdened households are those whose monthly housing costs exceed 50 percent of monthly
income. For the purposes of this graph, the “Hispanic or Latinx” racial/ethnic group represents those who identify as having Hispanic/Latinx ethnicity and may also be members of any racial group. All other racial categories on this graph represent those who identify with that racial category and do not identify with Hispanic/Latinx ethnicity.

Source: U.S. Department of Housing and Urban Development (HUD), Comprehensive Housing Affordability Strategy (CHAS) ACS tabulation, 2013-2017 release
For the data table behind this figure, please refer to the Data Packet Workbook, Table OVER-08.

Physical Housing Conditions
In general, the condition of the housing stock in St. Helena is good. This is primarily due to the high value of residential property, recent new construction, and minor to extensive remodeling which has been performed within the last ten years. Property owners are motivated to keep housing in good condition because of the high value of houses and rents.
100%
65%
26%
50%
17%
8%
38%
100%
16%
66%
12%
0%
10%
20%
30%
40%
50%
60%
70%
80%
90%
100%
American Indian
or Alaska Native,
Non-Hispanic
Asian / API, NonHispanicBlack or African
American, NonHispanic
White, NonHispanicOther Race or
Multiple Races,
Non-Hispanic
Hispanic or
Latinx
Percent of Households
0%-30% of Income Used for Housing 30%-50% of Income Used for Housing 50%+ of Income Used for Housing Cost Burden Not computed Agenda Item #6.1.

City of St. Helena 2023-2031 Housing Element Update Adopted, May 9, 2023 2-96
Housing costs in the region are among the highest in the country, which could result in households, particularly renters, needing to live in substandard conditions in order to afford housing. Generally, there is limited data on the extent of substandard housing issues in a community. However, American Community Survey data (Figure 30) gives a sense of some of the substandard conditions that may be present in St. Helena. For example, 7.5 percent of renters in St. Helena reported lacking a kitchen and no renters lack plumbing. No owners reported lacking either a kitchen or plumbing.

Figure 30 Substandard Housing Issues, St. Helena, 2019
Universe: Occupied housing units
Notes: Per HCD guidance, this data should be supplemented by local estimates of units needing to be rehabilitated or replaced based on recent windshield surveys, local building department data, knowledgeable builders/developers in the community, or nonprofit housing developers or organizations.

Source: U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B25053, Table B25043, Table B25049 For the data table behind this figure, please refer to the Data Packet Workbook, Table HSG-06.

There are scattered areas where housing condition can be an issue. City staff estimates approximately two percent of the single-family houses and one percent of multi-family units need replacement. These units have improvement costs that exceed the estimated replacement cost. Approximately four percent of single-family houses (approximately 85 units) and two percent of multifamily units (approximately 15 units) are in need of significant rehabilitation, which is defined as having major deficiencies that may require immediate repair.

About five percent of the housing stock needs limited rehabilitation (approximately 140 units). These structures exhibit minor repair need and are not considered to have major safety issues. 7%

0.0%

1.0%

2.0%

3.0%

4.0%

5.0%

6.0%

7.0%

8.0%
No Kitchen Plumbing
Percent of Units Lacking Amenity
Owner Renter
Agenda Item #6.1.

City of St. Helena 2023-2031 Housing Element Update Adopted, May 9, 2023 2-97

6. Housing Market Conditions
This section provides information on the private housing market in St. Helena and assesses the market’s ability to accommodate the housing needs of residents. ABAG supplied an HCD Preapproved Data Package that provided data on home values, affordability, and contract rents in the City. Additionally, ABAG, in coordination with Baird + Driskell Community Planning provided a Housing Needs Data Report that directly informed this section of the Needs Analysis.16
Key Findings
• Home Values. Home values in St. Helena are high. The typical home value (December 2020) was $1,665,790 in St. Helena, $768,410 in Napa County and $1,077,230 the Bay Area. • Affordability. The current market conditions in St. Helena enable only above moderate-income households to purchase homes, though affordable rental and for-sale housing complexes in St. Helena provide 256 units of affordable housing.

For-Sale Housing
Home prices reflect a complex mix of supply and demand factors, including an area’s demographic profile, labor market, prevailing wages and job outlook, and land and construction costs. In the Bay Area, the costs of housing have long been among the highest in the nation. The typical home value in St. Helena was $1,665,790 by December of 2020, per data from Zillow. The largest proportion of homes were between $1 million and $1.5 million (Figure 31). By comparison, the typical home value is $768,410 in Napa County and $1,077,230 the Bay Area, with the largest share of units valued $500,000 to $750, 000.

The region’s home values have increased steadily since 2000, besides a decrease during the Great Recession.

The rise in home prices has been especially steep since 2012, with the median home value in the Bay Area nearly doubling during this time. Since 2001, the typical home value has increased 156.7 percent in St. Helena from $648,900 to $1,665,790. This change is above the change in Napa County, and above the change for the region (Figure 32).
16 ABAG/MTC Staff and Baird + Driskell Community Planning, Housing Needs Data Report: St. Helena, May 2021.

Agenda Item #6.1.

City of St. Helena 2023-2031 Housing Element Update Adopted, May 9, 2023 2-98
Figure 31 Home Values of Owner-occupied Units
Universe: Owner-occupied units
Source: U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B25075 For the data table behind this figure, please refer to the Data Packet Workbook, Table HSG-07.

Figure 32 Zillow Home Value Index (ZHVI)
Universe: Owner-occupied housing units
Notes: Zillow describes the ZHVI as a smoothed, seasonally adjusted measure of the typical home value and market changes across a given region and housing type. The ZHVI reflects the typical value for lower to moderate valued homes in a 6%10% 6%10% 20% 16% 14% 35% 23% 12%15%20%26% 8% 18% 8%3%8% 24% 7% 9%

0.0%

5.0%

10.0%

15.0%

20.0%

25.0%

30.0%

35.0%

40.0%
St. Helena Napa County Bay Area
Percent of Owner Occupied Units
Units Valued Less than $250k Units Valued $250k-$500k Units Valued $500k-$750k Units Valued $750k-$1M Units Valued $1M-$1.5M Units Valued $1M-$2M Units Valued $2M+
$100,000
$300,000
$500,000
$700,000
$900,000
$1,100,000
$1,300,000
$1,500,000
$1,700,000
$1,900,000
Home Value
Bay Area Napa County St. Helena
Agenda Item #6.1.

City of St. Helena 2023-2031 Housing Element Update Adopted, May 9, 2023 2-99
neighborhood. Specifically, the ZHVI is based upon the valuations of homes between 35th to 65th percentile range on a standardized curve encompassing all owner-occupied housing units, including both single-family homes and condominiums.

More information on the ZHVI is available from Zillow. The regional estimate is a household-weighted average of county-level ZHVI files, where household counts are yearly estimates from DOF’s E-5 series For unincorporated areas, the value is a population weighted average of unincorporated communities in the county matched to census-designated population counts.

Source: Zillow, Zillow Home Value Index (ZHVI)
For the data table behind this figure, please refer to the Data Packet Workbook, Table HSG-08.

Affordable Home Purchase Prices
Table 15 examines affordability in another way. Instead of presenting the income required to buy a market rate house in St. Helena, Table 15 examines how much very low-, low-, and moderate-income households in St. Helena could afford to pay for housing, along with the corresponding maximum affordable home price. The table assumes 10 percent down payment, modeling a situation that is more typical of first-time homebuyers who have not amassed sufficient financial resources to make a larger down payment. These buyers are more likely to be in need of affordable housing options than the typical buyers of market rate housing in St. Helena.

The lower down payment amount requires the owner to buy mortgage insurance.

As shown, in the case of a three-person household, the affordable home price varies from approximately $203,461 for very low-income, to $325,372 for low-income, and $406,922 for moderate income households.

The income limits increase with household size, and a six-person household with very low, low, or moderate income can afford to buy a home priced at $262,243, $419,548, and $542,493, respectively. Based on this data and current market prices, lower-income households have very few options for purchasing a home in St. Helena, while moderate-income households may be able to afford to purchase a condominium or a small single-family home.

Agenda Item #6.1.

City of St. Helena 2023-2031 Housing Element Update Adopted, May 9, 2023 2-100
Table 15 Affordable Home Purchase Prices by Income Level, Napa County Extremely Low-Income Households at 30 percent of Median Family Income Studio
1 Bedroom
2 Bedroom
3 Bedroom
4 Bedroom
5 Bedroom
Number of Persons 1 1.5 3 4 6 7.5
Income Level $22,950 $24,550 $29,500 $32,750 $38,000 $39,300 Max. Monthly Gross Rent (1) $574 $614 $738 $819 $950 $983 Max. Purchase Price (2) $95,004 $101,627 $122,118 $135,572 $157,304 $162,686 Very Low-Income Households at 50 percent of Median Family Income Studio
1 Bedroom
2 Bedroom
3 Bedroom
4 Bedroom
5 Bedroom
Number of Persons 1 1.5 3 4 6 7.5
Income Level $38,200 $40,950 $49,150 $54,600 $63,350 $65,500 Max. Monthly Gross Rent (1) $955 $1,024 $1,229 $1,365 $1,584 $1,638 Max. Purchase Price (2) $158,132 $169,516 $203,461 $226,022 $262,243 $271,143 Low-Income Households at 80 percent of Median Family Income Studio
1 Bedroom
2 Bedroom
3 Bedroom
4 Bedroom
5 Bedroom
Number of Persons 1 1.5 3 4 6 7.5
Income Level $61,150 $65,500 $78,600 $87,350 $101,350 $104,850 Max. Monthly Gross Rent (1) $1,529 $1,638 $1,965 $2,184 $2,534 $2,621 Max. Purchase Price (2) $253,136 $271,143 $325,372 $361,593 $419,548 $434,036 Median-Income Households at 100 percent of Median Family Income Studio
1 Bedroom
2 Bedroom
3 Bedroom
4 Bedroom
5 Bedroom
Number of Persons 1 1.5 3 4 6 7.5
Income Level $76,450 $81,900 $98,300 $109,200 $126,650 $131,050 Max. Monthly Gross Rent (1) $1,911 $2,048 $2,458 $2,730 $3,166 $3,276 Max. Purchase Price (2) $316,472 $339,033 $406,922 $452,043 $524,279 $542,493 Moderate-Income Households at 120 percent of Median Family Income Studio
1 Bedroom
2 Bedroom
3 Bedroom
4 Bedroom
5 Bedroom
Number of Persons 1 1.5 3 4 6 7.5
Income Level $91,750 $98,300 $117,950 $131,050 $152,000 $157,250 Max. Monthly Gross
Rent/Payments (1) $2,294 $2,458 $2,949 $3,276 $3,800 $3,931 Max. Purchase Price (2) $379,808 $406,922 $488,265 $542,493 $629,218 $650,951 Note: Based on 2021 Napa County Area Family Income (Family of 4) of $109,200, per State income limits . 1Assumes that 30 percent (35 percent for moderate) of income is available for either: monthly rent, including utilities; or mortgage payment, taxes, mortgage insurance, and homeowners' insurance. 2Assumes 90.0 percent loan at 5.0 percent annual interest rate and 30-year term; assumes taxes, mortgage insurance, and homeowners’ insurance account for 20 percent of total monthly payments.

Source: Mintier Harnish, 2021.

Current Market Rate For-Sale Housing
Since 2019, the price of for-sale housing in St. Helena has shifted even higher, making home ownership practically unattainable to working class residents of St. Helena. All single-family homes are for sale at prices greater than $1,000,000. The median price of for-sale housing is $1,872,500 and the average price of for-sale housing is $2,965,458, which are both prices unaffordable to lower- and moderate-income households.

Currently there are only four units listed for under $1,000,000: three mobile homes and one condominium.

Agenda Item #6.1.

City of St. Helena 2023-2031 Housing Element Update Adopted, May 9, 2023 2-101
Table 16 Residential Properties for Sale, January 2023
Address Bedroom Bathrooms Square
Footage
For-Sale
Price
Cost per
Square Foot
1210-1250 Oakwood Ln 6 8 6,800 $10,880,000 $1,600.00
1933 Spring St 2 2 1,664 $7,995,000 $4,804.69
1817 Main St 6 6 7,000 $5,500,000 $785.71
1057 Pratt Ave 6 7 3,979 $4,950,000 $1,244.03
2490 Spring Mountain Rd 3 4 4,210 $3,600,000 $855.11
1820 Spring Mountain Rd 3 3 2,520 $3,500,000 $1,388.89
1721 Scott St 3 3 1,950 $2,999,000 $1,537.95
1648 Scott St 3 2 1,458 $2,850,000 $1,954.73
704 Hunt Ave 3 3 2,426 $2,450,000 $1,009.89
1434 Sylvaner Ave 3 2 1,968 $2,250,000 $1,143.29
1362 Stockton St 3 2 1,682 $1,895,000 $1,126.63
1626 Tainter St 2 2 1,758 $1,850,000 $1,052.33
1186 Meadowcreek Cir 3 2 2,078 $1,795,000 $863.81
1291 Sylvaner Ave 3 2 1,511 $1,650,000 $1,091.99
1727 Crinella Dr 3 2 1,683 $1,395,000 $828.88
1344 Magnolia Ave 3 3 2,082 $1,375,000 $660.42
24 Volker Ct 3 2 1,320 $1,150,000 $871.21
1382 Park St 3 2 1,800 $1,084,000 $602.22
16 Henry Ct 2 2 1,000 $1,075,000 $1,075.00
945 Hunt Ave 2 3 1,212 $790,000 $651.82
16 San Juan Ct 2 2 1,440 $439,000 $304.86
55 Laguna Seca Ct 2 2 1,512 $365,000 $241.40
10 Los Robles Ct 2 2 1,248 $360,000 $288.46
Source: Zillow.com, January 9, 2023.

Rental Housing
Similar to home values, rents have also increased dramatically across the Bay Area in recent years. Regionwide, some renters were priced out, evicted, or displaced, particularly communities of color. Residents finding Agenda Item #6.1.

City of St. Helena 2023-2031 Housing Element Update Adopted, May 9, 2023 2-102
themselves in one of these situations may have had to choose between commuting long distances to their jobs and schools or moving out of the region, and sometimes, out of the state.

In St. Helena, the largest proportion of rental units rented in the $500 to $1000 per month category, totaling

24.4 percent, followed by 22.2 percent of units renting in the $1500 to $2000 per month category (Figure 33).

Both countywide, and in the Bay Area as a whole, the largest share of units is in the $1500 to $2000 per month category.

Figure 33 Contract Monthly Rents for Renter-occupied Units Universe: Renter-occupied housing units paying cash rent Source: U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B25056 For the data table behind this figure, please refer to the Data Packet Workbook, Table HSG-09.

Since 2009, the median rent has increased by 15.7 percent in St. Helena, from $1,390 to $1,470 per month (Figure 34). In Napa County, the median rent has increased 23.0 percent , from $1,270 to $1,560 per month.

The median rent in the region has increased significantly during this time from $1,200 to $1,850 per month, a 54 percent increase.8%
6%
6%
24%
13%
10%
19%
26%
19%
22%
29%
23%
14%
15%
17%
7%
6%
12%
6%
5%
13%

0.0%

5.0%

10.0%

15.0%

20.0%

25.0%

30.0%

35.0%
St. Helena Napa County Bay Area
Percent of Rental Units
Rent less than $500 Rent $500-$1000 Rent $1000-$1500 Rent $1500-$2000 Rent $2000-$2500 Rent $2500-$3000 Rent $3000 or more
Agenda Item #6.1.

City of St. Helena 2023-2031 Housing Element Update Adopted, May 9, 2023 2-103
Figure 34 Median Contract Monthly Rent
Universe: Renter-occupied housing units paying cash rent Notes: For unincorporated areas, median is calculated using distribution in B25056.

Source: U.S. Census Bureau, American Community Survey 5-Year Data releases, starting with 2005-2009 through 2015-2019, B25058, B25056 (for unincorporated areas). County and regional counts are weighted averages of jurisdiction median using B25003 rental unit counts from the relevant year.

For the data table behind this figure, please refer to the Data Packet Workbook, Table HSG-10.

Affordable Rental Rates
In addition to maximum home purchase price, Table 15 also calculates maximum monthly gross rent. This calculation assumes that 30 percent (35 percent for moderate) of income is available for either: monthly rent, including utilities; or mortgage payment, taxes, mortgage insurance, and homeowners' insurance. Among three-person households, the maximum monthly gross rent that can be paid is calculated at $1,229 for very low-income households, $1,965 or low-income households, and $2,458 for moderate income households. While a studio, one-bedroom, and some of the two-bedroom market rate apartments in St. Helena are affordable to low income and a portion of very low-income households, they are in limited supply. Average apartment rents throughout Napa County are only affordable to low-, moderate-, and above moderate- households. In addition, single family rental units are significantly more expensive and are affordable only to above moderate-income households.
$1,000
$1,100
$1,200
$1,300
$1,400
$1,500
$1,600
$1,700
$1,800
$1,900
2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019
Dollars
St. Helena Napa County Bay Area
Agenda Item #6.1.

City of St. Helena 2023-2031 Housing Element Update Adopted, May 9, 2023 2-104
Affordable Housing Complexes
Table 17 lists affordable housing complexes and units in St. Helena, which are shown on Figure 35. These include four rental complexes, five for-sale subdivisions, and 13 regulated affordable units in the City, that increase the supply of housing and focus on meeting the housing needs unmet by the private housing market • The rental complexes noted in Table 17 provide 214 units of affordable housing to St. Helena residents.

Waiting lists for affordable units can be quite long. For instance, as of January 2022, Hunt’s Grove Apartments has a five-year waiting list17 and Stonebridge has a three to four year waiting list.18 Recently, the City has reduced and deferred fees for a five-unit affordable project at 963 Pope Street, which is currently under construction.
• The five for-sale subdivisions (Marietta Townhomes, Wallis Subdivision, Magnolia Oaks, and Brenkle Court) provide 41 affordable for-sale units with deed restrictions. The City of St. Helena contributed funds to the Marietta townhomes in 1997, including $130,000 in silent second mortgages and $12,500 in building fees. The City also reduced fees and contributed significant funds to the Brenkle Court development in 2016 and approved an additional five deed-restricted affordable units at this location in 2020.
• The 13 regulated affordable apartments in the City are incorporated into the Wydown Hotel, Hunt Street Apartments, Turley Flats, and Grayson Avenue Apartments. The City has both reduced and deferred fees (through a loan from the Affordable Housing Trust Fund) for the Turley Flats Affordable Housing Project, an 8-unit multi-family development.

In addition, mobile home parks like Vineyard Valley, although not officially regulated as affordable housing, do represent a housing option in St. Helena that is affordable to moderate income households. 17 Personal communication, January 26, 2022.
18 Personal communication. January 26, 2022.

Agenda Item #6.1.