to councilmembers of other cities, the City Council finds that it is necessary and in the best interests of the City to increase the salaries of the City Council and Mayor; and WHEREAS, the City Council desires to amend St. Helena Municipal Code Section 2.04.050 to increase the maximum amount of compensation allowed for under Government Code Section 36516(a)(2) which is $950 per month ($11,400 per year); and
WHEREAS, pursuant to Government Code Section 36516.1, the City Council further desires to add St. Helena Municipal Code Section 2.08.020 to increase the Mayor’s compensation by an additional five hundred fifty dollars ($550) to $1,500 per month ($18,000 per year) in addition to what the Mayor receives as a member of the City Council ($18,000 per year); and
WHEREAS, Government Code Section 36516.5 provides that a change in salary for each city councilmember does not take effect until one or more members of the city council begins a new term of office; and
NOW, THEREFORE, The City Council of the City of St. Helena does hereby ordain as follows:
Section 1: Recitals
The Recitals set forth above are true and correct and are incorporated into this Ordinance.
Section 2. Repeal
Ordinance No. 84-19 is hereby repealed upon the effective date of this Ordinance.
Section 3: Amendment Regarding City Council Compensation.
Section 2.04.050 of2.04.050 of the St. Helena Municipal Code is hereby amended in its entirety to read as follows (new language is underlined, deletions are in strikeout):
2.04.050 City council salary.
Each member of the city council shall receive three hundred nine hundred and fifty dollars ($300950.00) each month as salary.
Section 4: Amendment Regarding Mayor Compensation.
Agenda Item #10.8.
Section 2.08.020 of the St. Helena Municipal Code is hereby added to read as follows:
2.08.020 Mayor salary.
In addition to the compensation provided to the mayor under Section 2.04.050 of the St. Helena Municipal Code, the mayor shall receive one thousand and five hundredan additional five hundred fifty dollars ($1,50550.00) each month as salary.
Section 5: Severability.
If any section, subsection, phrase, or clause of this Ordinance is for any reason held to be unconstitutional, such decision shall not affect the validity of the remaining portions of this Ordinance. The City Council would have passed this Ordinance and each and every section, subsection, sentence, clause, or phrase not declared invalid or unconstitutional without regard to whether any portion of the Ordinance would be subsequently declared invalid or unconstitutional.
Section 6: CEQA.
This Ordinance was assessed in accordance with the authority and criteria contained in the California Environmental Quality Act (“CEQA”), the State CEQA Guidelines (the “Guidelines”), and the environmental regulations of the City. The City Council hereby finds that this ordinance is exempt from review under CEQA under Section 15061(b)(3) of the State CEQA Guidelines because it can be seen with certainty that the provisions contained herein would not have the potential for causing a significant effect on the environment.
Section 7: Findings.
In accordance with the provisions of SB 362, the City Council finds it necessary to increase the salary of City Councilmembers for the reasons stated herein. City Council salaries have remained unchanged for an extended period of thirty-eight years, a duration that has not aligned with the escalating cost of living and inflationary pressures, and the heightened demands inherent in their roles. Furthermore, the City Council finds that the proposed salary increase is necessary, as it will act as a catalyst in attracting in well-qualified individuals to take on the responsibilities of City Councilmembers and ensure the sustained excellence of our local government.
Section 8: Effective Date.
Agenda Item #10.8.
SB 362 requires the City Council to consider adoption of this Ordinance to increase the compensation during at least two regular meetings. After presenting the Ordinance and supporting findings demonstrating the necessity for increased compensation at tonight's meeting, the City Council will schedule a second meeting to decide on the adoption of this Ordinance, with a minimum seven-day gap following tonight’s meeting.
Pursuant to California Government Code Section 36516.5, this Ordinance shall become operative only on and after the date upon which one or more members of the City Council of the City of St. Helena become eligible for the salary prescribed herein by virtue of beginning a new term of office following the general municipal election next succeeding the effective date of this Ordinance. Until said operative date, the current provisions of St. Helena Municipal Code Section 2.04.050 shall be and remain in effect.
On the operative date of this Ordinance, Section 2.04.050 shall be, and is hereby, replaced by this Ordinance and Section 2.08.020 shall be added by this Ordinance.
Section 9. Publication.
The Mayor shall sign this Ordinance and the City Clerk shall cause the same to be published within fifteen (15) days after its passage at least once, in a newspaper of general circulation, published and circulated in the City of St. Helena, California. This Ordinance of the City of St. Helena shall become effective on January 1, 2025.
THE FOREGOING ORDINANCE was introduced at a regular meeting of the St. Helena City Council on the day of , 2023, and was adopted at a regular meeting of the St. Helena City Council on the day of , 2023, by the following vote:
Mayor Dohring: _____
Vice Mayor Hall: _____
Councilmember Chouteau: _____
Councilmember Hardy: _____
Councilmember Summers: _____
APPROVED:
___________________________________
Geoff Dohring, Mayor
Agenda Item #10.8.
ATTEST:
CITY OF ST. HELENA
___________________________________
Cindy Tzafopoulos, City Clerk
I, CINDY TZAFOPOULOS, CITY CLERK of the City of St. Helena, California, do hereby certify that the foregoing Ordinance was regularly introduced and placed upon its first reading at a regular meeting of the City Council on the day of , 2023. That thereafter said Ordinance was duly adopted and passed at a regular meeting of the City Council on the day of , 2023, by the following vote:
Mayor Dohring: _____
Vice Mayor Hall: _____
Councilmember Chouteau: _____
Councilmember Hardy: _____
Councilmember Summers: _____
Agenda Item #10.8.
Senate Bill No. 329
CHAPTER 27
An act to amend Section 36516 of the Government Code, relating to local government. [ Approved by Governor June 29, 2023. Filed with Secretary of State June 29, 2023. ]
LEGISLATIVE COUNSEL'S DIGEST
SB 329, Dodd. Cities: city council members: compensation.
Existing law authorizes a city council to enact an ordinance to provide each member of the city council a salary based upon the population of the city, as specified. Existing law authorizes that amount to be increased by the city council by an amount that does not exceed 5% for each calendar year from the operative date of the last adjustment of the salary that is in effect when the increase is enacted.
Existing law provides for the procedures by which a city may enact ordinances.
This bill would increase the maximum amount of salary, based upon the population of the city, that may be approved by an ordinance passed by the city council, as specified. The bill would authorize the salary of council members to be increased beyond the specified maximums to an amount not exceeding the greater of either 5% for each calendar year from the operative date of the last adjustment of the salary in effect when the ordinance or amendment is enacted, or an amount equal to inflation since January 1, 2024, based upon the California Consumer Price Index, which shall not exceed 10% for each calendar year. The bill would require the city council to consider the adoption of an ordinance to increase council member compensation in open session during at least 2 regular meetings of the city council.
Digest Key
Vote: majority Appropriation: no Fiscal Committee: no Local Program: no Bill Text
THE PEOPLE OF THE STATE OF CALIFORNIA DO ENACT AS
FOLLOWS:
SECTION 1. The Legislature finds and declares all of the following:
(a) The compensation schedule for general law cities has not been adjusted since 1984, meaning that city council compensation has not kept pace with inflation. (b) Allowing cities to adjust their compensation for inflation since 1984 may help city councils become more diverse because increased compensation can help individuals from across different income levels receive sufficient income from their service to help ensure that they can continue to serve the public and support their families.
SEC. 2. Section 36516 of the Government Code is amended to read:
Attachment A
Agenda Item #10.8.
36516. (a) (1) A city council may enact an ordinance providing that each member of the city council shall receive a salary based on the population of the city as set forth in paragraph (2). (2) The salaries approved by ordinance under paragraph (1) shall be as follows:
(A) In cities up to and including 35,000 in population, up to and including nine hundred fifty dollars ($950) per month.
(B) In cities over 35,000 up to and including 50,000 in population, up to and including one thousand two hundred seventy-five dollars ($1,275) per month. (C) In cities over 50,000 up to and including 75,000 in population, up to and including one thousand six hundred dollars ($1,600) per month.
(D) In cities over 75,000 up to and including 150,000 in population, up to and including one thousand nine hundred dollars ($1,900) per month.
(E) In cities over 150,000 up to and including 250,000 in population, up to and including two thousand five hundred fifty dollars ($2,550) per month. (F) In cities over 250,000 population, up to and including three thousand two hundred dollars ($3,200) per month.
(3) For the purposes of this subdivision, the population of a city shall be determined by the last preceding federal census, or a subsequent census, or estimate validated by the Department of Finance.
(4) The salary of council members may be increased beyond the amount provided in this subdivision by an ordinance or by an amendment to an ordinance, but the amount of the increase shall not exceed the greater of either of the following:
(A) An amount equal to 5 percent for each calendar year from the operative date of the last adjustment of the salary in effect when the ordinance or amendment is enacted. (B) An amount equal to inflation since January 1, 2024, based upon the California Consumer Price Index, which shall not exceed 10 percent for each calendar year. (5) No ordinance shall be enacted or amended to provide automatic future increases in salary. (b) Notwithstanding subdivision (a), at any municipal election, the question of whether city council members shall receive a salary for services, and the amount of that salary, may be submitted to the electors. If a majority of the electors voting at the election favor it, all of the council members shall receive the salary specified in the election call. The salary of council members may be increased beyond the amount provided in this section or decreased below the amount in the same manner. (c) Unless specifically authorized by another statute, a city council may not enact an ordinance providing for compensation to city council members in excess of that authorized by the procedures described in subdivisions (a) and (b). For the purposes of this section, compensation includes payment for service by a city council member on a commission, committee, board, authority, or similar body on which the city council member serves. If the other statute that authorizes the compensation does not specify the amount of compensation, the maximum amount shall be one hundred fifty dollars ($150) per month for each commission, committee, board, authority, or similar body.
(d) Any amounts paid by a city for retirement, health and welfare, and federal social security benefits shall not be included for purposes of determining salary under this section, provided that the same benefits are available and paid by the city for its employees. (e) Any amounts paid by a city to reimburse a council member for actual and necessary expenses pursuant to Section 36514.5 shall not be included for purposes of determining salary pursuant to this Agenda Item #10.8.
section.
(f) A city council member may waive any or all of the compensation permitted by this section. (g) (1) For the purposes of this section, a city council shall consider the adoption of an ordinance to increase compensation in open session during at least two regular meetings of the city council. (2) At the first meeting, the city council shall present the proposed ordinance, which shall include findings demonstrating the need for the increased compensation. The ordinance shall not be adopted at the first meeting.
(3) At least seven days after the first meeting, the city council shall hold a second meeting to consider whether to adopt the ordinance.
Agenda Item #10.8.
Agenda Report to the City Council
Agenda Section: PUBLIC HEARINGS
Department: Planning
DATE: October 10, 2023
FROM: Maya DeRosa, Community Development Director
SUBJECT: Introduction and first reading of an ordinance amending Title 17 (Zoning) of the St. Helena Municipal Code and
Amending the Zoning Map to be consistent with the
General Plan and Expand the Historic Preservation (HP)
Overlay Zone.
RECOMMENDED
ACTION:
It is recommended by the Planning Commission of the City of St. Helena that the City Council review the draft
ordinance and:
1) Find that, pursuant to CEQA Guidelines section 15162, all environmental impacts of the City of St. Helena Zoning Code Update have been addressed within the FEIR for the 2040 General Plan EIR
2) Introduce and waive first read of an ordinance
(Attachment 10) as amended by the Errata (Attachment 3) (a) amending Title 17 (Zoning) of the St. Helena Code
(ZOA 2023-001); (b) approving the amendments to the
zoning map finding them to be consistent with the General Plan land use map (ZMA 2023-001); and (c) approving the amendments to the zoning map implementing an
expanded Historic Preservation Overlay District (ZMA
2023-001)
PREVIOUS COUNCIL
ACTION:
None
STATEMENT OF THE
PURPOSE:
To adopt an amended zoning code and map which is in
conformance with the General Plan and State Law.
FINANCIAL IMPACT: None
BACKGROUND:
The update to the 1993 General Plan included a number of implementation actions which indicated a new zoning ordinance would be needed to bring the zoning into compliance with the new General Plan. The City hired the consulting firm of Lisa Wise Consulting, Inc. (LWC) in December 2019 to lead the code update effort.
On May 5, 2020, the City held a joint City Council and Planning Commission Special meeting to discuss a summary of the stakeholder input received in February and March of 2020. Key issues that were discussed include:
Agenda Item #11.1.
Discretionary Review Process: there is a lack of predictability for applicants; Design Review findings need to be less subjective.
Housing: there is a need for more creative housing types, density and strategic infill.
Neighborhood Character: new residential rebuilds are out of context with neighborhood scale and mass; floor area ratio (FAR) should be reduced; design review findings are unclear.
Downtown: the list of permitted uses in the downtown should be expanded to create economic stimulus.
Format: the current use-based format of the code should be maintained instead of switching to a form based code.
Some key objectives of this work effort by the City include a more user-friendly code, clear standards attracting high quality development, addressing current legislation and ensuring that new development is compatible with neighborhood character. Following the May 5, 2020 meeting, the consultant compiled a Recommendations Memo which was presented to the Planning Commission at meeting on August 24, 2020. A meeting with a group of Downtown Stakeholders occurred on June 23, 2021 to solicit feedback on constraints with the current code and additional uses that should be added to the code, particularly in the CB, Central Business District. As a result of this input, the new code now includes a broader array of permissible uses including live/work units, creative maker spaces, brewpubs and public markets (see Table 17.17.020).
The City Council created a three-member Zoning Code Subcommittee (Vice Mayor Hall, Council member Hardy and Chair Ponte) to work with staff and the consultant in the review of the draft code and provide feedback prior to release to the public. The Subcommittee conducted 12 meetings starting on March 10, 2021 and concluding on August 30, 2022.
WHAT DOES THE UPDATED ZONING CODE ACCOMPLISH?
Economic Development Tool
o Promotes highest and best use on Main Street
o Design standards create certainty for builders
o Expanded list of active uses including public market, brewpubs, amphitheater, maker uses
o Allows formula retail by right (up to 4) in the Service Commercial (SC) District; allows up to four formula businesses in the Central Business District (CB) with a conditional use permit and allows up to four formula businesses in the Mixed Use (MU) district. Further, adds specific use permit findings to create more certainty for retailers in the CB and MU districts
o Eliminates parking in-lieu fee burden downtown (Parking Exemption Overlay) and waives all on-site parking requirements
Agenda Item #11.1.
o Streamlines permit process by introducing staff level review processes (Minor Use Permit and Minor Design Review) and moving many uses previously a Use Permit to a Permitted Use (staff approval) o Eliminates arbitrary Major Design Review findings
o Adds illustrated parking design standards (previously not part of the zoning code)
o Facilitates Multi-family development
o Adds Objective Design Standards
o Ministerial Review
o Reduces parking requirements so more land can be for housing o Adds Lighting and Illumination Standards
o State law compliant
Implements ministerial review consistent with SB 330
Updated Affordable Housing chapter to be compliant with state density bonus law
Amended Sign Code to be content neutral
o Climate Action
Includes standards for bicycle parking, EV chargers
Updated Xeriscape standards
Adds solar energy standards
o Ease of use
o Compare development standards across different zones on one page o Compare uses across different zones on one page
o Adds illustrated development standards diagrams to support code standard
o Enhanced graphics in sign code
o Illustrated rules of measurement
HOW DOES THE UPDATED ZONING CODE ALIGN WITH HOUSING NEEDS, REDUCE COST, ADD DIVERSITY OF USES AND INCREASE DENSITY? Expanded small lot standards with illustrated diagrams on acceptable lot layouts Added Single Room Occupancy Uses (permitted by right in MU district) Added Live/Work land use
Created new zoning district "Mixed Use" which allows for residential development up to 20 units/acre in areas previously not designated for this increased density Eliminated covered parking requirement in residential zones Eliminated all parking requirements and fees in the Parking Exemption District downtown
Reduced parking requirements for multi-family development Updated Planned Development Overlay provides clarification of what development standards should be included
PUBLIC OUTREACH ON PUBLIC REVIEW DRAFT ZONING CODE
The Public Review Draft of the new zoning code was released on October 18, 2023.
The first of the three proposed public meetings to receive comments was held on October 26th as a special joint City Council and Planning Commission meeting (Meeting Agenda Item #11.1.
#1). The focused discussion topics of that meeting were sections of the development and design standards. Comments were received from the City Council, Planning Commission and members of the public.
On November 16, 2022, a second public meeting was held as a special joint City Council and Planning Commission meeting (Meeting #2). The focus areas of that meeting were the non-residential uses and standards, Winery District changes, shortterm rental ordinance amendments, and formula business regulations. Similar to meeting #1, comments were received from the City Council, Planning Commission and members of the public and are noted in the attached comment tracking table.
On December 7, 2022, a third public meeting was held as a special joint City Council and Planning Commission meeting (Meeting #3) and the key topics included parking standard changes, signage regulations, affordable housing regulations, parking exemption overlay, historic preservation overlay, planned development overlay, and proposed changes to the map, including the deletion of the LR-1A district. After receiving a lot of public testimony not in favor of removing the LR-1A zoning, direction was given to staff to revise the zoning map and standards to include LR-1A. At the end of the meeting, the public comment period was extended to December 31, 2022 and all comments received during that time period have been included in the attached comment tracker. (Attachment 1) all, over 380 comments have been responded to by staff and the consultant. Areas where changes are proposed to the draft code based on public comment are shaded in yellow.
Due to the number of comments the City received at the December joint meeting, a decision was made to have a fourth joint public meeting which was held on May 10, 2023 (meeting #4). All the public comment received as part of that meeting (and post the meeting) are attached with responses in the Comment Tracker (Attachment 1). The direction provided to staff was to prepare the Code for consideration by the Planning Commission.
For each of these public meetings, the City prepared press releases and flyers posted on City website and social media to broadly communicate the date and time of these public meetings, as well as how to participate. An extensive amount of public comment on the draft code has been received to date as evidenced in the comment trackers published for each of the four public meetings noted above.
In summary, the draft code has been available for public review and comment since October 2022, which has allowed the public over 9 months to review the draft regulations.
On August 15, 2023, the Planning Commission held a public hearing and unanimously recommended the City Council approve the ordinance for the amended zoning code and map amendments. Public comment was received and recommendations from the Agenda Item #11.1.
Planning Commission are noted in the attached errata (Attachment 3) tables for consideration by the City Council.
This staff report addresses the organization of the new code, new permits and important amendments to the code as well some final policy direction needed on items discussed by the Planning Commission.
DISCUSSION:
ZOA 2023-001 would amend Title 17 of the St. Helena Municipal Code to ensure compliance with the adopted 2019 General Plan, applicable State and Federal laws, as well as comprehensively modify processes, uses, and standards of development to enhance usability, streamline processes and encourage development more compatible with St. Helena’s built environment. The new zoning regulations (Attachment 2) and the associated zoning map (Attachment 5) have been revised in a manner that is understandable, encourages economic development and will encompass the goals of the General Plan.
ANALYSIS
A. Improving Organization and Clarity of Code
One of the stated goals of the zoning code update relates to making the revised Zoning Code user friendly by way of logical organization, clear language, and easy to understand tables and graphics. To accomplish these goals, the revised Zoning Code includes these elements and also groups similar zoning districts together in one table for uses and another table for development standards so a user can easily compare requirements by district. The addition of graphics throughout the code helps illustrate the objective design standards, signage regulations, parking standards and terms of measurement.
The new Zoning Code is outlined into five parts as follows:
Part I General Provisions
Part II Administration and Procedures
Part III District Regulations
Part IV Citywide Standards
Part V Definitions and Rules of Measurement
B. New Non-Discretionary Permits
Some of the initial feedback from the stakeholders interviewed as part of the code update process suggested that the city should reduce the number of uses that require Use Permits and also streamline the development review process by creating staff level approvals for Design Review. The new zoning code has addressed these concerns as follows:
Agenda Item #11.1.
Minor Use Permit (17.05.090): The code specifies in the use tables throughout the code those uses that may be approved via a Minor Use Permit (MUP), which is approved by the Community Development Director. The MUP is similar to a Conditional Use Permit (CUP) in that there are required findings that must be made to approved, and a public notice is sent according to the public hearing procedures, however, the public hearing is only held if requested by an interested person prior to the date for the decision. If the hearing is requested, the Community Development Director conducts the hearing according to Chapter 17.04, Common Procedures.
Minor Design Review (17.05.080): Please refer to this chapter of the code for a full list of the types of projects that are eligible for Minor Design Review, which allows for administrative review and approval of development applications that do not have site or architectural design impacts.
Minor Modifications (17.11.010): Please refer to Table 17.11.010A for a complete list of the types of projects that may be considered for approval as a Minor Modification. The purpose of this type of application is to enable the Community Development Director to approve minor deviations from the Code standards when such requests constitute a reasonable use of property but are not otherwise permissible under the strict application of the Code. Please also refer to the required findings in the referenced chapter in order to approve a minor modification.
Please also refer to Table 17.03.030A for a comprehensive list of all Planning Permits and review authorities.
C. Other Amendments
1. Creation of Mixed Use (MU) zone
The updated proposed zoning code includes a new zoning district, Mixed Use (MU) in response to the adopted General Plan which created a Mixed Use Land Use designation in the Land Use Element. The purpose statement of the Mixed Use district in the code is: (17.17.010)
The MU zone is intended to provide areas for a mix of medium and high-density residential unit types and commercial, retail, office, restaurant, and open space uses.
The Zone supports both vertical and horizontal residential mixed-use development.
Residential densities are from 12 to 20 dwelling units per acre. This zone implements the Mixed-Use General Plan Designation.
Please refer to the proposed zoning map for the location of the Mixed Use districts.
2. Update to A-20 Standards
Agenda Item #11.1.
City staff received feedback in the code development process that stricter development standards were needed for the A-20 zoning district based on the pattern of very large mansions and compound like developments being constructed in these agricultural districts. In response, the public review draft provided 1) a limit on the maximum footprint of the primary structure; and 2) a limitation on the size of the second story (for lots over 2 acres). Also, the maximum lot coverage for parcels over 2 acres in size was reduced from 1 acre to .5 acre, a 50% reduction from the current code. At the May 10, 2023 public meeting, the City received public comment that this lot coverage standard was too limiting as well as the maximum 4500 square foot maximum ground level floor area and staff was directed to restudy this and recommend refinements.
In response, staff determined a more equitable solution would be to have three tiers of standards for A-20 depending on lot size. The recommendations are as follows (please also refer to Table 17.19.030B):
For lots less than 2 acres, refer to the LR-1A development standards (same reference as current code)
Create category of lots 2 acres >5 acres; recommend maximum lot coverage of .5 acres and limit maximum ground level floor area of 4500 sf (second story floor area maximum is 35% of ground floor area)
Create category of lots over 5 acres; recommend maximum lot coverage of 1 acre and limit maximum ground level floor area of 5000 sf (second story floor area maximum is 20% of ground floor area)
Accessory building size in the A-20 District: Based on trends of development applications being submitted in the A-20 district, large accessory buildings (non-ADUs) designed as habitable space are being proposed, many which are larger than standard sized homes. To prevent compound like development, a new standard was presented to the Planning Commission to be added to Table 17.19.030B which would limit the size of accessory buildings in A-20 to 25% of the gross floor area of the primary house. This change was supported by the Planning Commission and is reflected in the attached Errata. Also, State Law now allows all accessory buildings to be converted to ADUs (assuming there presently is no ADU onsite), so this is another factor to consider.
3. Residential Development Standards
In response to stakeholder feedback at the onset of the code update process to create new development standards that limit the scale and massing of new homes in the single family zoning districts, the development standards Table 17.16.030 has added new development standards. In the October 2022 draft, the City had planned to merge the current LR-1A standards with the LR and remove the LR-1A from the zoning map. After receiving much public input at the December 7, 2022 meeting, the City Council directed staff to keep the LR-1A zone in the code, so the development standard table has been updated accordingly. Lot coverage remains unchanged across all residential zones with the exception of the High Density (HR) zone which was increased from 45% to 55%.
Agenda Item #11.1.
In the Medium Density (MR) zone, the City received public comment at the May 10th meeting and concern that the maximum primary building footprint standard was very limiting and would result in more second stories which could pose both structural and financial issues for those seeking to expand a one story house. As a result, the updated standards table has now deleted the maximum primary footprint standard and instead now has a maximum building gross floor area standard, based on lot size (footnote 4 on Table 17.16.030). In response to early policy direction to limit the allowable size of new construction in the established neighborhoods, the gross floor area has been reduced by 5% of the current code allowable gross floor area in MR District. Staff finds that it is in the interest of the City to encourage smaller homes as this generally creates homes that have a smaller carbon footprint and smaller homes can help create lower priced housing stock.
The LR zone which generally has larger lot sizes, has been updated to remove the maximum primary building footprint size and similar to the MR zone, building size as maximum gross floor area is based on lot size as illustrated in the development standards Table 17.16.030.
Additionally, the development standards table has a footnote that allows for floor area exemptions for square footages of ADUs, covered parking space and non-habitable accessory buildings (same as current code).
4. Objective Design Standards
State law defines objective standards as those that “involve no personal or subjective judgment by a public official and are uniformly verifiable by reference to an external and uniform benchmark or criterion available and knowable by both the development applicant and public official prior to submittal.”
The purpose of the objective design standards found in Chapter 17.16.040 of the draft code is to articulate project design requirements for all residential and mixed-use developments. These Standards will be utilized to detail the review process by clearly stating the City of St. Helena’s objectives for high quality, residential projects that are aesthetically pleasing while still embracing the eclectic community character.
The City received much public comment on the first version of the objective standards contained within the October 2022 public review draft. In response to these comments, the City created a website to inform the community on why objective standards are included in the new zoning code.
https://www.cityofsthelena.org/planning/page/objective-standards-information-andresources Further, City staff and LWC met with the design professionals to get feedback on the redline version that was presented at the May 10th public meeting. The City Attorney Agenda Item #11.1.
prepared an informational page regarding objective standards which is also on the objective standards website.
5. Formula Business
As discussed in prior public meetings, the updated zoning code has been revised to implement the Economic Development Strategy approved by the City Council in 2021.
One of the initiatives in that report recommended the City relax some of the restrictions on formula businesses. In 2022, staff brought a discussion item to City Council about potential strategies to reduce regulations and the outcome of that meeting was for staff to update the zoning code as follows:
Service Commercial (SC) District: Allow up to four formula businesses by right (no CUP).
Central Business (CB) District: Allow up to four (4) formula businesses with a CUP approval.
Mixed Use (MU) District: Allow up to four (4) formula businesses with a CUP approval.
Additionally, the definition of formula restaurant has been updated in Chapter 17.33 in order to continue to prevent mainstream formula restaurants in the City, consistent with the General Plan policy but ensure that high quality food establishments, (such as those established by Thomas Keller) would still be allowed in St. Helena. Please see new definition proposed below:
Formula restaurant. “Formula restaurant” means a restaurant devoted to the preparation and offering of food and beverage for sale to the public for consumption either on or off the premises and which is required by contractual or other arrangement to offer any of the following: standardized architecture or standardized external signs which cause them to be substantially identical to 10 or more other businesses in the United States regardless of ownership or location.
Current Code Definition:
A. Formula restaurant. “Formula restaurant” means a restaurant devoted to the preparation and offering of food and beverage for sale to the public for consumption either on or off the premises and which is required by contractual or other arrangement to offer any of the following: standardized menus, ingredients, food preparation, decor, uniforms, architecture, or similar standardized features;
6. Expanded Historic Preservation Overlay
As historic preservation takes place at the local government level, the ordinance is the most important tool in developing and implementing a successful preservation program.
Agenda Item #11.1.
The current zoning code includes a Historic Preservation Overlay and identifies a few properties listed on the National Register of Historic Places. While the current code does identify regulations for listing properties and findings for approval of changes, it does not implement the General Plan policy to create a preservation ordinance, including clear regulations for how to treat exterior changes to a historic property.
Additionally the current regulations do not recognize the significant number of historic properties listed as part of the 2019 General Plan Appendix A.
Some of the key General Plan policies that this revised HP Overlay ordinance implements includes:
Creating a preservation ordinance
Creating a Local Register of properties (Attachment 6) The key changes proposed as part of the amendments to the HP Overlay include:
Updated purpose statement
Updated applicability section
Creates a Local Register based on the properties included in General Plan Appendix A (and updated to remove any properties that have been demolished or significantly altered based on building permits issued since 2006 (date of last survey)).
Creates a new HP Overlay noted on the proposed zoning map that correlates with the properties listed in the proposed Local Register (See Attachment 6) Adds criteria for types of projects and review process Identifies regulations for changes pertaining to exterior modifications, additions and new construction that are consistent with nationally recognized standards known as “The Secretary of Interior’s Standards”.
Public Outreach
In November 2022 the City created a website for the HP Overlay regulations (https://www.cityofsthelena.org/planning/page/historic-preservation-overlay) and sent letters to the properties noted in the proposed Local Register regarding the status of the property listing being added to the HP Overlay District. The letter included an invitation to attend a November 30th informal meeting hosted by City staff to learn more about the HP Overlay regulations. Those letter notifications also included an invitation to attend the 12/7 public meeting where all the Overlay Districts would be topics for discussion.
The November 30th meeting was attended by six property owners. Some of the comments received were interest in if the City still has a Mills Act incentive program; what was the criteria for being listed and one property owner wanted to know if possible to opt out of being included in the Local Register.
7. Revised Planned Development Overlay
The purpose of the Planned Development District is to preserve and/or create distinctive, high quality single or mixed -use developments that meet or exceed the goals of the General Plan. Through utilizing this overlay, it provides greater Agenda Item #11.1.
flexibility in the design of the developments than is otherwise possible through the strict application of the zoning regulations and promotes innovation, creativity and design excellence.
The amendments to the Planned Development (PD) Overlay include:
• Expands Purpose Statement
• Supplements and clarifies application requirements
• Expands and clarifies the necessary standards that are to be included in a PD District
• Updates the Required Findings
• Includes who may initiate a PD district
• Outlines the Preliminary Review process and Review Procedures
8. Small Wineries
The primary change to the small winery ordinance (17.22.230) involves two areas that received public comment and feedback:
Requirement for the winery owner to live onsite has been deleted Requirement for a minimum of 85% of the grape source for wine production be grown on the premises to be onsite or from an adjacent parcel has been updated to require the grapes be sourced from within the City limits. This allows flexibility to the winery owner should the grapes go out of production for a period of time due to replanting or environmental factors outside the control of the winery owner.
9. Wireless Telecommunications
A Wireless Telecommunications ordinance was created to be consistent with Federal Law. The proposed Chapter 17.22.270 (Wireless Telecommunications Facilities) is intended to establish regulations consistent with Federal law. Specifically, the proposed regulations establish locational, development standards (e.g. height limitations, stealth features, landscaping and screening of ground mounted equipment) and permit requirements consistent with Federal law to: regulate placement and design of these facilities to (among other goals) preserve the unique visual character of St. Helena and to ensure the public safety and welfare.
10. Certificate of Present Extent of Legal Nonconformity This is one of the new code sections in the Non-Conforming ordinance is Section
17.09.030(F), which outlines the process of documenting a legal non-conforming use.
After further direction from the May 10, 2023 joint meeting, it is recommended that these determinations be placed on the consent agenda at a Planning Commission meeting, similar to the approval process for lot line adjustments.
Agenda Item #11.1.
11. Parking
The parking section (17.26) of the draft zoning code include a number of changes and new standards:
Addition of bicycle standards when new development proposed Reduced multi-family parking standards: Example for studio/one bedroom units, standard changed from one covered space plus one half uncovered space to one space, uncovered or covered.
Eliminated requirement for covered parking space for residential Integrated illustrated parking design configurations into the code (these previously were only found on the City website with other Public Works standards, so by including in the zoning document, the standards are all in one place.
Renamed “Parking Impact Overlay Zone” to “Parking Exemption District” (17.21.030) and deleted requirements for in lieu fees. If a site has existing onsite parking, it must remain. Post the code adoption, the city will have a comprehensive parking study completed as part of the Downtown Specific Plan to start in 2024. If amendments are needed to the Parking Exemption District, a future zoning ordinance amendment will be processed after public input and discussions.
12. Sign Regulations
The most significant revision to the sign code as part of the zoning code update pertains to the US Supreme Court case, Reed v Town of Gilbert (2015), which rules that a City may not define a sign by its content anymore and all signs must be content neutral.
Therefore sign codes now can only regulate the design, area, material and where the sign is located.
In response to the new legal requirements, the purpose statement has been updated, the sign definitions have been expanded, the applicability section has been updated.
The Administrative Sign Permit has been renamed “Minor Sign Permit” and remains a staff approved permit. The “Planning Commission Sign Permit” has been renamed “Major Sign Permit” and remains a Planning Commission discretionary review and approval.
A new section “General Standards for All Signs” has been added and includes signage graphics and rules of measurement for a variety of sign types. The “Standards for Permanent Signs” includes height and area maximums by zoning district in addition to noting which signs are allowed in each zoning district. The “Standards for Temporary Signs” allows for A-frame or Upright signs, vertical banner signs, wall banners signs, window signs and yard signs. Key changes to this section include eliminating realtor and political signs as a defined type of sign. All temporary signs with commercial messages are prohibited in all residential zones, except that temporary signs with commercial messages advertising the lease or sale of real property is allowed in residential zones. Real estate signs are allowed to ensure that residences are not left Agenda Item #11.1.
vacant for extended periods of time. Other commercial signs are not allowed in residential zones as the intent of residential zones is to preserve the residential character of these zones.
13. Affordable Housing Ordinance
The zoning code includes two key chapters that define the affordable housing regulations in the City. Those are primarily related to Density Bonus and Impact Fees/Inclusionary Housing Ordinance. The Housing Authority of Napa and the City Attorney provided review and recommended changes to these two chapters.
Density Bonus (Chapter 17.29):
Regarding Density Bonus, the purpose of these regulations is to encourage the development of housing affordable to all segments of the community and to provide incentives to defray the costs of providing affordable housing for very low, low, and moderate income households in the City. It important to note that if a developer requests a concession/incentive, the City has to grant it, unless the City can show that the concession/incentive will have a specific, adverse impact on health and safety.
Key updates to the Density Bonus Chapter include:
• Updates to bring current ordinance into compliance with State Density Bonus Law • Expands applicability section to now include units designated for transitional foster youth, disabled veterans or homeless or units designated for student housing according to prescribed income targets
• Adds new section 17.25.060, Affordable Housing Concessions or Incentives Affordable Housing Program (Chapter 17.30)
This chapter of the zoning code establishes an affordable housing program, housing impact fees on developers of non-residential projects, inclusionary housing requirements and alternative means of compliance.
Key updates to this Chapter include:
• Adds specific additional uses that are exempt from the housing impact fee requirement (17.30.020 A) to include child care facilities of 6 or less; non-profit organizations and schools; public library, are galleries, museums, public parking lot, public works facilities, community assembly uses and wineries, large and small. • Expands the inclusionary requirement (17.30.030 A) with regulations on project phasing and clarifies that Accessory Dwelling Units (ADUs) may not be counted as dwelling units for the purposes of counting the number of affordable units • Adds dwelling units less than 850 square feet to the list of projects exempt from inclusionary housing requirements
Agenda Item #11.1.
• Updates Section titled "Basic Requirements for Owner-Occupied and Rental Affordable Units" (now Section 17.30.030 (H) including but not limited to:
The criteria is not subject to Planning Commission approval Deletes arbitrary phrases such as "good quality and are consistent with contemporary standards for new housing" when comparing the quality of market rate units to affordable units and replaces with "comparable quality and comply with applicable base and overlay zone objective standards." • Increases the term of the continued affordability of units from 30 years to 45 years (Section 17.30.030 (I)).
• Removes requirement that affordable units must be dispersed throughout a residential development as received feedback that this is an impediment to building housing in the City
• Clarifies that the affordable units shall receive a Certificate of Occupancy at the same time as the market rate units
14. Definitions and Rules of Measurement
The definitions section of the existing code has been expanded and two new definitions sections have been created. Chapter 17.32 provides definitions of terminology used throughout the zoning code. Chapter 17.33 provides definitions of specific uses found in the zoning code. Chapter 17.34 sets aside a chapter which clarifies how various standards are to be measured for correct interpretation and includes reference graphics, such as vision triangles.
D. Updated Zoning Map
The 2019 General Plan identified a number of parcels that had an amended land use designation. Many of these involved changing the land use designation to Mixed Use. As part of this Zoning Code Update, staff has identified 55 parcels with map amendments for General Plan consistency and three parcels with mapping error clean up (See Attachment 8). The property owners have been mailed notification of this proposed change in November 2022 and again 10 days prior to the August 15th Planning Commission hearing. The zoning map amendments also include the expanded Historic Preservation Overlay Zone (See Attachment 5).
GENERAL PLAN CONSISTENCY
When a zoning ordinance or map amendment is proposed, the SHMC 17.12.110 states:
In considering an ordinance amending any of the provisions of this title including an amendment to the zoning map (rezoning), the planning commission and city council shall:
Agenda Item #11.1.
A. Take into consideration the consistency of the proposed amendment with the goals, policies and programs of the general plan, adopted planning commission (where applicable) and other existing city policies.
Staff finds that the proposed ordinance is consistent with the City’s adopted General Plan. The proposed ordinance does not otherwise conflict with any of the General Plan’s goals or policies.
ISSUES
Counting ADUs towards density
At the August 15th Planning Commission public hearing, the Commission requested the City Council amend the policy on allowing ADUs/JADUs to be included in the calculation of density as it does not create the housing that St. Helena needs and can accommodate families. The Planning Commission recommendation is that the City Council either: a) do not allow both ADUs and JADUs to be included in the density calculation; or b) do not allow JADUs to be included in the density calculation.
There are a number of large MR parcels in the City with a single house and any requests to demo and rebuild require that the minimum density of 5.1 du/ac be met.
However it is important to note that without counting ADUs and JADUs, most owners in this situation would not be able to proceed with their projects. SB 330 Consistency
SB 330 prevents cities from making changes to its land use regulations, including the zoning code, that will reduce the intensity of land use within a zoning district, unless it concurrently makes changes to development standards, policies and conditions applicable to other parcels within the City to ensure there is no net loss in residential capacity. Some members of the public have asserted that components of the zoning code that would limit the size of certain residential units would conflict with SB 330.
However, City staff, in consultation with the City Attorney, has concluded that the updates to the zoning code would not result in a net loss of residential capacity in the City, and in fact will result in a substantial increase in residential capacity. The proposed changes to the zoning code therefore are not prohibited by SB 330. Please see Attachment 4 which provides a legal analysis from the City Attorney. HP Overlay and Requesting Removal from Overlay
At the August 15, 2023 Planning Commission hearing to consider the zoning code adoption a member of the public (Terry McBride) with a property to be included in the HP Overlay requested their property be excluded from the HP Overlay. The feedback shared from the City Attorney is that it is not in the purview of the Planning Commission in the code adoption hearing to remove properties from the HP Overlay. The proper method would be to have the zoning code adopted and then as a future action item, a Agenda Item #11.1.
property owner may follow the process outlined in Section 17.10.030. (Amendment or Recession of Historic Designation)
Mills Act Incentive for historic properties
The State of California enacted legislation allowing for the Mills Act to help incentivize owners of historic properties to maintain their properties and in return allows the owner to receive a reduction in property taxes. The City Council in 2009 approved a resolution (Attachment 10) to allow for a Mills Act program and to date there are two approved and recorded agreements which were done back at the time the program was initially created. At the August 15, 2023 Planning Commission meeting the City received public comment requesting that the Mills Act be allowed for properties included in the HP Overlay zone. Staff indicated that it will be confirmed by the time of the City Council hearing on the zoning code if the Mills Act is still a viable program in the City. After verifying with the City Clerk, the program is still available for property owners with historic designations. The link to the application is below:
https://www.cityofsthelena.org/sites/default/files/fileattachments/planning_resources/pag e/2171/mills_act_053023_fillable.pdf
Removing barriers to ADU development:
A new item that recently came up in the development review process (post the August 15thPlanning Commission adoption hearing) that is requested to be considered for amendment is Section 17.22.030 D.2.a.i. This Section pertains to circumstances in which an ADU/JADU is exempt from the design and development standards and also not required to have a separate utility connection. By eliminating the redline text noted below, it builds flexibility so potentially more ADUs do not have to be subject to the cost of building a separate utility connection. This is consistent with comments made by the Planning Commission on August 15th directing staff to explore options to minimize utility fees as feasible.
a. Converted on single-family lot: only one ADU or JADU on a lot with a proposed or existing single-family dwelling on it, where the ADU or JADU:
1. ADU only) within the existing space of an accessory structure, plus up to one hundred fifty (150) additional square feet if the expansion is limited to accommodating ingress and egress. For purposes of this subsection, “within the existing space” includes a structure that is constructed in the same location and to the same dimensions.
Next Steps
After the City Council receives public testimony and comment at the October 10th meeting, they may recommend certain minor modifications to the draft zoning ordinance to be included in the Final Zoning Code. Any new significant changes would require referring the zoning code back to the Planning Commission prior to the City Council Agenda Item #11.1.
adopting the amended ordinance. If there are no substantial changes, the zoning code amendment ordinance would have a second reading following City Council meeting (October 24th) and then the ordinance would be final 30 days following the second reading
ENVIRONMENTAL REVIEW:
Please refer to Technical Memo (Attachment 9) supporting findings of consistency with the 2040 General Plan EIR.
DOCUMENTS ATTACHMENTS:
Attachment 1-Comment Tracker Zoning Code_Input_Joint Meeting _4_073123 Attachment 2-Redline Public Hearing Draft Zoning Code Aug 8-2023 Attachment 3-Errata St.H_Zoning Code_Edits-Errata PHD 100523 Final Attachment 4-Memorandum re application of SB 330 to Zoning Code Update-c1 Attachment 5-Proposed ZoningMap_053023
Attachment 6 - HP Overlay List_AppendixA_With strikeouts of buildings removed from list Alphabetical_100923 Update
Attachment 7-HP_Overlay_Map
Attachment 8-Table of zoning map changes by APN and addresses AH 11-18-2022 Attachment 9-CEQA_FindingsofConsistencyMemo_061423-Final Presentation
Agenda Item #11.1.
1 2
3 4
5 6
7 8
9 10
11 12
B C D E F G H
City of St. Helena - Zoning Code Update
Tracking Public Comments - City Council/Planning Commission Joint Meeting #4 Work Session, May 10, 2023 Updated: July 31, 2023 Date of
Comment
Name of
commenter Comment Link to Comment
Chapter/
Section/ Page Response/Action Notes
5/10/2023 Blue Zones Project
Upper Napa Valley
General Comment:
Expresses support for the comprehensive code update and hopes to see the adoption of best practices to foster a more walkable and bikeable city (active transportation), support affordable housing, and create a city where innovative businesses thrive.
Link -
Comment noted.
5/9/2023 Charles & Michelle
Covell (email)
Concerned with the mandate for a 2,000 s.f. maximum footprint for a primary residence in the MR Zone as it will constrain a future addition to the residence.
Also, believes the new regulations are not a good response to SB 330 which mandates against "downzoning", i.e. development density reduction".
Link Table 17.16.030
Legally, the City may make this change, even if it
prevents him from realizing his plans for his
desired addition. And his arguments about
government not “being in the design business”
are policy concerns, not legal ones. (Note, the
state is pushing cities into the design business by
requiring cities to have objective standards.)
SB 330 requires the city to ensure no net loss of
density. As in du/acre or du/lot. Nothing about SB
330 prevents the city from restricting future
expansions of existing dwellings.
5/9/2023 Charles & Michelle
Covell (email)
General Comment:
Concern that the proposed regulations "will impose 'one-size fits all' design standards that have not previously existed, would increase the cost of designs, and throttle the eclectic character of St. Helena."
Satisfied that a number of the design regulations have been scrapped. However, requests that they should be removed altogether and leave design matters to the professionals.
Failing that, requests the City appoint a design committee to revise the zoning code.
Link Section 17.16.040
The City is required to ensure that all design
standards are objective. Please refer to the May
10th joint meeting staff report regarding
proposed changes to the objective design
standards and the Track Changes edits to Section
17.16.040, Design Standards. These design
standards as revised allow for flexibility in design.
5/11/2023 Charles Covell
(email)
Resubmitted comments from December 7, 2022 that were not received.
Section 17.21.040.D, Standards for Preservation - no new standards are needed as the existing standards are sufficient.
The 364 pages now proposed in the new draft seem to make the process more burdensome on property owners and planning staff alike. (I suspect it will also be more burdensome to the commission.) The document should be smaller than the existing one and easier to use - not bigger, more complex and more burdensome on the community.
Section
17.21.040.D
The current HP Overlay regulations do not
implement General Plan policy nor do they
provide standards for the repair, rehabilitation, or
additions to historic structures, or infill
construction. Staff does not find the new
regulations burdensome as they will allow more
projects to be subject to staff level review if
compliance with the standards is proposed.
5/11/2023 Charles Covell
(email)
Definition of floor area. Use the County of Napa and Yountville, which define floor area as the actual Floor Area EXCLUDING exterior walls, and preferably interior walls. The current definition, besides reducing usable interior space, effectually results in thin-walled architecture, which doesn't enhance the environmental, ecological, sustainability nor aesthetic quality of the design (or anything else.)
Chapter 17.32
No change recommended. The approach included
in the PHD is consistent with that used by most
cities in the US, is consistent with the existing
zoning code and the policy in place for
determining floor area, and is the City's
recommended method for calculating floor area.
5/11/2023 Charles Covell
(email)
Reduce the 20 foot setback rule for lots with back yards facing side street frontages, so that residents may enjoy their entire back yard in privacy without resorting to water-gulping hedges. Twenty feet consumes way more of the backyard than is necessary to provide a pleasant street frontage. It seems to me the distance should be measured from the interior edge of the sidewalk (where it occurs) and the distance needn't be more than 5' to allow for a buffer for landscaping. What possible use or purpose is the current (and proposed) twenty feet between the curb and a privacy fence? Of course this exception would exclude blind traffic corners as provided for elsewhere.
Table 17.16.030
Please refer to Table 17.16.030, Development
Standards - Residential Zones, and the setbacks
row. The new Code includes a minimum street
side setback standard which is 15 feet for
structures ≤ 25 feet in height.
5/11/2023 Charles Covell
(email)
Please allow up to 1200 s.f. ADU's if the property's FAR allows.
Section
17.22.030.F
No changes to the currently adopted ADU
ordinance were recommended by the City
Council. If an owner desires to construct an ADU
with a 1,200 sf floor area, they may apply for a
CUP.
Link
Agenda Item #11.1.
5 B C D E F G H
Date of
Comment
Name of
commenter Comment Link to Comment
Chapter/
Section/ Page Response/Action Notes
13 14
15 16
17 18
19 20
21 22
23 24
25 26
5/11/2023 Charles Covell
(email)
Where an existing accessory structure is replaced with a new ADU structure, why not allow the "within the existing space" to include not just the 'same' but also 'smaller' dimensions? Section
17.22.030.D.2.a.i.
This subsection has been amended to be
consistent with the Government Code. No further
edit recommended.
5/9/2023
Charles and
Michelle Covell
(email)
Concerns with the mandate for a 2,000 s.f. maximum footprint for a primary residence in the MR Zone as it will constrain a future addition to the residence. Includes a detailed summary and visualizations of calculations for max gross floor area, FAR, and if only the allowable area based on setbacks is used. Link Table 17.16.030 The maximum footprint standard in the MR zone
has been updated as follows:
Max. Primary Building Footprint standard is
deleted.
Max. Building Gross Floor Area (all floors)
standard added - see End Note 4 - based on lot
size. Lots < 6,000 sf = 1,710 building area: lots >
20,000 sf = 3,990 sf building area; standards vary
by lot size in between these ranges.
5/12/2023 Michelle Covell
(email)
General Comment:
Passionate appeal to justly and thoughtfully update the Zoning Code, especially with regard to increasing housing stock and improving socio economics and diversity.
Link -
Comments in email noted.
5/11/2023
George Giannos
/Alexander Viñedo
(email)
Requested to be added to a list to be notified of future meetings.
Concerned with 855 Pratt Ave, a historic property. Link Section 17.21.040 Comment noted.
Daniel Hale
(email)
Does not agree that keeping Sections B and C in the Demolition Permit Section (over 50 years old vs. under 50 years old) as separate sections accomplishes the goal of making the code clearer.
Section
17.05.040.B and
17.05.040.C
The National Park Service has established the
threshold of 50 years for eligibility for a listing on
the National Register. This is a nationally
recognized criteria in evaluating whether a
property is a historic resource.
Daniel Hale
(email)
Concerned the HP Overlay is "highly problematic" and that the list of historic properties is "erratic and haphazard".
Section 17.21.040
The list on which the Zoning Map and the HP
Overlay was derived is included in the General
Plan as Appendix A. Any updates to the HP excel
file have been given to LWC to revise the HP
Overlay map.
Daniel Hale
(email)
The requirement for applicants to erect story poles (that have no basis in property deed or code) erodes property rights and supersedes the property owner's rights by their neighbors on the basis of the Code.
Section 17.10.030
It was at the direction of the Zoning Code
Subcommittee that this provision was added to
the code, as noted, for use on a case-by-case
basis. There is no loss of property rights if an
applicant is asked to provide story poles. The City
finds that the public review process can be
improved in some circumstances by including
physical markers such as story poles so location
and height are better visualized. No change
recommended.
5/9/2023 Mariam Hansen
(email)
Supports approval of the Historic Preservation Overlay Zone to avoid homogenous community design of "'modern farmhouses'". Link Section 17.21.040 Comment noted.
5/9/2023 Jennifer La Liberte
OTSH (email)
Requests a provision that makes the required open space an either/or scenario where private open space can be traded for public open space. Points towards Healdsburg's Code as a good example. Comment is based on how, for affordable projects, the financing source has limitations on project costs and it already requires public open space in its funded projects.
Table 17.16.030
LWC and staff recommend that private open
space will only be required for ground floor units.
Balconies will not be required and may be
provided if the developer chooses to do so.
5/9/2023 Jennifer La Liberte
OTSH (email)
Request to move away from requiring balconies due to issues like water intrusion, use of balconies as a storage area, and increases to maintenance costs. Instead, requests to promote active, usable space, especially in multi-family projects.
Section
17.16.040.A.10
LWC and staff recommend that private open
space will only be required for ground floor units.
Balconies will not be required and may be
provided if the developer chooses to do so.
5/9/2023 Joe McGrath
(email)
Design standards have been improved. Section 17.16.040 Comment noted. 5/9/2023 Joe McGrath
(email)
Still concerned about upstairs open space (i.e., balconies) for Multi-Family development. States 60 sf. is still too large. Asks staff to reconsider reducing this further by at least 50% more (<= 32 s.f.).
Section
17.16.040.A.10
LWC and staff recommend that private open
space will only be required for ground floor units.
Balconies will not be required and may be
provided if the developer chooses to do so.
5/9/2023 Joe McGrath
(email)
General Comment
Thinks that St. Helena has enough parks and outdoor areas.
Would like more workforce affordable apartment units.
-
Comment noted.
5/9/2023 Terence McGrath
(email)
General Comment
Expresses support for the proposed zoning code update and urges the code to be adopted by the Planning Commission and City Council. The three listed reasons are: (1) Economic Growth, (2) Sustainable Development, and (3) Housing.
Link -
Comment noted.
5/10/2023 Link
Link
Link
Agenda Item #11.1.
5 B C D E F G H
Date of
Comment
Name of
commenter Comment Link to Comment
Chapter/
Section/ Page Response/Action Notes
27 28
29 30
31 32
33 34
35 Joshua Parke
(email)
"The conflict of nonconforming aspects within a site not being eliminated within the project scope of an application appears to not have been addressed within staff comments. Best not to leave this up to interpretation. Please kindly address this conflict specifically as it pertains to 17.04.040 rather than referring to
17.09.050 as a response." Section
17.04.040/17.09.
050
Section 17.04.040, Review of Applications,
establishes the procedural requirements for the
Director to review all development applications.
Section 17.09.050, Nonconforming Buildings and
Structures, establishes the rules for
nonconforming buildings. The requirement for
bringing an existing nonconforming building into
compliance with a new development application
has been removed (May 10th Planning
Commission/City Council joint meeting). No
further edits recommended.
Joshua Parke
(email)
Requests clarification and states that the staff response does not address Section 17.04.040 as requested. Rather, it refers specifically to 17.05.080. He writes:
"This clarification needs to be made as the implication of rejection for any violations to the updated title would render any application for proposed work or use etc. as void until the application for the parcel is brought into compliance with all aspects of the new title.
Minor design review and clearly states all site activities require planning approval including repair and maintenance, window relocation etc."
Section 17.04.040
This concern is related to the above response.
The commentor may be confusing an identified
code violation (See Section 17.04.040.B.1) with a
legal nonconforming building or structure. These
are very different. No further edits
recommended.
Joshua Parke
(email)
Concern with the requirement for second story stepbacks in the LR and MR zones as modified and presented to the Planning Commission/City Council on May 10th.
Suggests that this requirement is prejudiced towards specific types of architecture and that it should not be uniformly applied to all residential projects. Recommends that the requirement should be removed or amended. As a suggestion, he
recommended that if the building was placed ≥ 28 feet from the front property line, then the second story stepback was not necessary.
Section
17.16.040.A.2
The requirement for second story stepbacks is
derived from the General Plan's Community
Design Element. The updated Zoning Code now
only requires a second story stepback on the
front façade and this is waived if instead a front
porch that extends across 80 percent of the front
facade is constructed.
Joshua Parke
(email)
Concern with the minimum garage or carport setback from the building façade of 5 or 10 feet. Argues that most houses in the MR district do not comply with it. Questions why this requirement is for the MR district.
Section 17.04.040
The Planning Commission/City Council in the May
10th joint meeting supported the reduction of
this requirement from 10 feet to 5 feet. No other
change recommended. The General Plan also
recommends a garage setback from the building
façade.
Joshua Parke
(email)
Questions the standard requiring the front door of any primary single-family unit to be visible to the public street.
Section 17.04.040
The requirement for the front door to face a
street or internal shared pathway when provided
is an established urban design principle
incorporated into many zoning codes nationwide.
Joshua Parke
(email)
Questions what qualifies as "substantive" when determining review procedures. Advocates for a "more streamlined affordable option" for the review procedure. Also, asks if adopting this is related to "AB 2011" and builder's remedy.
Section 17.07.080
This is a standard requirement found in most
zoning codes. It is intended to allow the Planning
Commission to have a second review if the
Council makes substantive changes beyond that
considered by the Commission, such as for
example, changing the site plan layout, number
of units, etc. The code clarifies this in subsection
A as "any substantive change ... that was not
discussed by the Planning Commission". No
change recommended. This is not related to
AB2011 and Builder's Remedy.
Joshua Parke
(email)
Questions how properties within the HP Overlay were selected and what were the criteria for their selection. Also, asks what is the process for removing a property within the district? Section 17.10.30 The list on which the Zoning Map and the HP
Overlay was derived is included in the General
Plan as Appendix A.
The process for amendment or recission (i.e. to
remove a property from the HP Overlay
designation) is provided in Section 17.10.030.
Joshua Parke
(email)
Comments on the Secretary of Interior's Standards for "skilled labor" and concerns about eliminating the ability to utilize mechanical grinders for removing mortar. Section
17.21.040.D.3.c.iv
City staff recommend that grinders should not be
used on historic masonry. Mortar joints can be
eroded by the mechanical cleaning. Refer to
Preservation Brief 1, page 8 on this webpage:
www.nps.gov.
Joshua Parke
(email)
Questions why there is a provision regarding the interior space addressed within the code.
Section
17.21.040.D.3.c.v
This section is specific to pre-existing transom
windows and the need to retain the existing
historic storefront. In circumstances where the
ceilings may have been lowered (and the transom
window closed off), this provisions requires the
removal of the lowered ceiling to recreate the
original historic intent.
5/10/2023 Link
Agenda Item #11.1.
5 B C D E F G H
Date of
Comment
Name of
commenter Comment Link to Comment
Chapter/
Section/ Page Response/Action Notes
36 37
38 39
40 41
42 43
44 Joshua Parke
(email)
What does the standard mean?
Section
17.21.040.F.2.b.vi
It requires new structures that are designed as a
building wider than the traditional module width
of building on Main Street to be designed as
smaller modules that reflect the historic form of
Main Street. This is a very typical standard found
in codes for historic Main Street communities like
St. Helena.
Joshua Parke
(email)
What's the intent of this requirement? States it's contrary to the variation of building facades and risks "sameness" of new structures within the commercial district.
Section
17.21.040.F.2.b.vi
ii
The intent is as stated in this code section, to
ensure that new development includes horizontal
elements that align with the horizontal elements
of new buildings. This is a good design principle
for infill development.
Joshua Parke
(email)
What's the intent of the requirement? "Is it referring to adjacent buildings on separate parcels? If this is the case many of the HP parcels are adjacent non HP parcels. Does this requirement still apply in these instances?" States it should be removed if the goal is to create historic context and is contrary to SIS intentions.
Section
17.21.040.F.2.c.ii
Correct, this does refer to adjacent parcels. Staff
recommends adding a clarification at the end of
the sentence "… if the adjacent parcels also have
an Historic Preservation Overlay designation".
Joshua Parke
(email)
Concern with the requirement for new accessory structures to be designed so that they incorporate the distinctive architectural features of the main structure as this is against SIS's standards.
States it's important that new construction of accessory structures within the district should "not [be] relegated to poorly detailed reproductions of original actual historic pieces of architecture".
Section
17.21.040.F.2.e.ii
The design of an accessory building can have
significant influence on site character. Staff
recommends that "distinctive" should be
replaced with "similar" and adding to the end of
the sentence ... of the main structure that can be
less elaborate than the main structure."
Joshua Parke
(email)
Why is the definition of FAR in the Code because there is no district that references it's inclusion. Also, keep the existing definition of FAR rather than the one in the PRD.
Also, provides alternative way of calculating FAR for habitable conditioned space. Section 17.34.050
FAR is a standard included in the commercial,
mixed use, business park, and industrial zones.
The definition for FAR in Chapter 17.32,
Definitions of Terms, is the same as the definition
in the existing code. Section 17.34.050 was added
to provide further clarification in detail of what is
or is not excluded from floor area for the purpose
of calculating FAR.
Joshua Parke
(email)
General Comment
Requests consideration for projects currently being designed under the existing Code, and how they will be
processed/approved when the new Code is adopted. Requests more certainty on the timeline for when the Code will be adopted because of the implications to projects being designed now. - As part of the adopting ordinance for the new
Zoning Code, provisions will be included for how
to address projects designed under the existing
Code. A typical process is to grant an X day (it
varies from one city to another) grace period for
the submittal of a complete application to the
City that entitles it to be reviewed under the
existing Code. Any application submitted
thereafter is subject to the new Code.
Joshua Parke
(email)
General Comment
Concerned that the use of the comment tracker rather than a redlined version to track text edits is confusing. The methodology of simply responding to each comment individually without
analyzing the document holistically leaves implications of adopting the new title an unknown at this point.
-
The Comment Trackers are simply a method of
tracking all comments received and they are not a
substitute for detailed edits to the Code. The
Public Hearing Draft will include all changes
shown in Track Changes, i.e. new text in
underline font and deleted text in strikeout.
5/8/2023 Mark Smithers
(email)
Concerns with the Small Winery Ordinance and the need to ensure neighborhoods are not industrialized by wineries and their character is taken away from community. Section 17.22.230 Comment noted.
5/8/2023 Mark Smithers
(email)
Wrote that changes to the Small Winery Ordinance were not clearly communicated for public notice. -
Comment noted.
Agenda Item #11.1.
5 B C D E F G H
Date of
Comment
Name of
commenter Comment Link to Comment
Chapter/
Section/ Page Response/Action Notes
45 46
47 48
49 50
5/8/2023 Mark Smithers
(email)
"It is important for the family small winery owner to live on the premises as the winery itself is an industrial activity within a neighborhood and as such neighbors are able to have direct communications with their winery neighbor if there are issues due to noise, odors, non-approved activities, etc. Additionally, if the city were to remove the family small winery owner living on the premises requirement, this would encourage more second home ownership. Our housing shortage is significant. Any change to our regulations that would create more absentee owners would worsen the situation. (Additionally, as we saw with shortterm rentals, corporate ownership of small neighborhood wineries would open up pandora’s box. The small winery home would be a revolving door of guests not concerned with adjacent families and neighbors.) Small wineries are supposed to be family wineries."
Section 17.22.230
The City Council and Planning Commission in the
May 10th joint meeting agreed to remove the
onsite owner residency requirement. This edit
has been made in the updated Code.
5/8/2023 Mark Smithers
(email)
Concern with the proposed wine source revision requiring 100 percent of grapes to be sourced from within the City limits.
Recommends retaining the existing provision of 85 percent. Section 17.22.230 The City Council and Planning Commission in the
May 10th joint meeting agreed to change the
grape source requirement to be 100 percent
within the City limits. This edit has been made in
the updated Code.
Tamara Traeder
(email)
Main concern is the imposition of a HPOD designation upon her property at 834 Pope Street without sufficient notice. In her view the HP Overlay designation will have a detrimental effect on the value of her property and that her property rights are being taken without compensation.
Requested additional time for the City to inform property owners about the HPOD
Section 17.21.040
The City mailed notices on November 18, 2023 to
all properties noted on the proposed HP Overlay
District list with an invitation to attend a
November 30th informational open house to
learn more about the provisions of the HP
Overlay. The notice also included FAQ related to
common questions about the HP Overlay
regulations.
Tamara Traeder
(email)
1. Support for inclusion/process for delisting. I am wondering where I can find the support for inclusion of a particular property on the HPOD. I do not recall receiving notice that my home had been designated a historical property, the basis for the designation or the consequences, and would like to understand what historical significance my property represents. Per the proposed requirements, would I need to apply to the Planning Commission to declassify my
property?
Section 17.10.020
and 17.10.030
The City does not have an official survey record
on file, but the 1978 Inventory noted it as a 1885
Greek Revival. Given that the public records note
a construction date of 1912 for the current
property, the entry needs to be updated to
change the date and architectural style of the
house to reflect the current structure. The new
HP ordinance in Section 17.10.030 identifies a
process for removal from the HP Overlay. Owners
wishing to be considered for this process are
required to have a qualified architectural
historian prepare a report that addresses the
findings in 17.10.020 A (3). The report is referred
to the Planning Commission for a hearing and
decision.
Tamara Traeder
(email)
2. Questioned the notion that a historic designation can improve property values. Noted that the additional zoning restrictions impose a layer of regulation and limitations on changes to a property, increasing their costs of repairs and maintenance, making it more difficult to make desired updates, and likely reducing the number of available buyers.
Section 17.21.040
The State offers incentive programs such as Mills
Act Programs to offset property taxes in exchange
for properties that have historic designation. A
Mills Act Program requires administrative staffing
to process the detailed paperwork that is needed
for the application review and approval process.
The City Council may direct resources to allow the
City to restart a Mills Act Program. Regarding
property values, please also refer to the
publication in the link below prepared by the firm
Place Economics regarding a study about
individually listed buildings and property values.
https://www.placeeconomics.com/wpcontent/uploads/2021/12/Property-Values-andLandmarking-in-Palm-Beach_11.19.2021.pdf Tamara Traeder
(email)
3. Do the provisions cover all sides of the property or the street facing side? On my particular property, one side faces the street, and two sides face a public walkway through a neighboring park.
Are all three sides subject to these restrictions?
Section 17.21.040
Correct, the provisions of the HP Overlay
regulations pertain to all elevations of the historic
structure. Please also refer to Section 17.21.040
of the draft ordinance.
Link
Agenda Item #11.1.
5 B C D E F G H
Date of
Comment
Name of
commenter Comment Link to Comment
Chapter/
Section/ Page Response/Action Notes
51 52
53 54
55 56
57 Tamara Traeder
(email)
4. Questioned whether the provisions cover all ancillary buildings on the property? In the comments, staff referred to historic resource demolition reports (required to demolish an old building) as a means to discourage “demolition by neglect.” Can you define this? For instance, I have two old barns on my property, neither of which are habitable or useful except for storage of garden materials (and have not been since my purchase). They are also immediately adjacent to Sulphur Creek, and any work on them may require relief from possibly onerous environmental requirements. What am I expected to do and spend to maintain these buildings? If a homeowner cannot afford to do so, are there funds available to support such projects? Section 17.21.040
“Demolition by neglect” is a situation in which a
property owner intentionally allows a historic
property to suffer a severe deterioration,
potentially beyond the point of repair. Staff
suggest that an architectural historian evaluate
the ancillary buildings at the time of the
evaluation of the primary residence to determine
if the barns are historic resources or if nonhistoric, a regular demolition permit could be issued without review by the Planning
Commission.
Tamara Traeder
(email)
5. It appears in the comments that corrugated metal roofs are not a material that would be allowed for properties in the HPOD, although in a response to one of Dan Hale’s comments, the staff indicates that these roofs will be allowed in all districts. Please clarify. If there is a restriction on HPOD properties, and if there are corrugated roofs currently on my outbuildings, would I not be able to replace them with the same material?
Section 17.21.040
The City Council and Planning Commission
provided direction at the May 10th joint meeting
to allow corrugated metal roofs in all zoning
districts, including the HP Overlay. This edit has
been made in the updated Code.
Tamara Traeder
(email)
6. How does one update one’s home to service environmental needs? For instance, my front facing windows are extremely inefficient and were likely handcrafted. Replacing them would be an environmentally appropriate step, yet if I am required to do so with something similarly constructed, it would be prohibitively expensive. In the city’s response to Roy Piper’s email that asked a similar question, it was noted that “The City currently relies on historic reports prepared by architectural historians to determine what architectural features need to be retained.” Are these reports currently available or are they to be prepared in each instance? At whose cost?
Section 17.21.040
The property owner who is proposing exterior
modifications, particularly those that modify
exterior features, is required to have a historic
report prepared by an architectural historian
evaluating if the proposed change would create a
significant impact to a historic resource.
Tamara Traeder
(email)
7. If I were to replace my current barns with an ADU to support additional housing availability (presumably a desirable community goal), what would be required and how would it be different from ADU construction for a non-HPOD property? (I have had two architects look at the barns for this purpose, and both agreed that the current structures were not viable structures to convert to housing.) Section 17.21.040
Please see response in row 51 which indicates the
first step would be to determine if the barns are
historic structures that need a Historic Demolition
Permit. If the barns were to remain, it is likely that
a modest sized ADU could be built on the
property, assuming lot coverage limitations are
not exceeded on the 9,830 SF parcel. Staff
recommends submitting a draft site plan with the
proposed location of the ADU and lot
coverage/floor area information to the
Community Development Department for a
preliminary review prior to submitting for a
building permit.
Tamara Traeder
(email)
I do not believe that HPOD property owners are aware of the restrictions that are being imposed on them, and need more time to understand the full extent of these provisions. Because of work obligations, I was not able to attend the November 2022 meeting about the HPOD, and the joint city council/planning commissions meeting I attended re the proposed zoning changes primarily addressed other proposed zoning provisions. I respectfully request that there be additional time to inform property owners and discuss the HPOD
-
The draft zoning code was released for public
review on October 18th, 2022 and thus far the
City has conducted 5 public meetings, including
the November 30th meeting on the HP Overlay.
Staff finds that having the document available for
public review and comment for over 7 months at
the time of this response is a very generous
review period. Please also refer to the staff report
prepared for the December 7, 2022 meeting on
the City agenda webpage which included the
proposed HP Overlay as one of the discussion
topics identified for that meeting.
5/10/2023 Christine R. Wade
(email)
References letter in December 2022 and askes to be provided with notice of all public meetings. States as of the date of the letter they have not been added to the list. States failure to do so violates State law and warrants ether rescheduling the meeting or continuing the meeting to a future date without closing the public comment period.
-
Comment noted.
5/10/2023 Christine R. Wade
(email)
States that City staff's response does not address the significant burden that the Historic Preservation regulations will place on property owners by adding time and expense to projects. Chapter 17.10 No revisions to Chapter 17.10 are proposed.
Refer to the response to all property owners
written by City staff attached to the May 10th
staff report.
5/5/2023 Link
Agenda Item #11.1.
5 B C D E F G H
Date of
Comment
Name of
commenter Comment Link to Comment
Chapter/
Section/ Page Response/Action Notes
58 59
60 61
62 63
64 65
66 67
5/10/2023 Christine R. Wade
(email)
The "provisions of the proposed ordinance need to be amended to clearly indicate that listed structures are eligible for demolition under those provisions."
States the ordinance must provide property owners the
opportunity to establish that a building or structure does not meet the necessary criteria for demolition. Further, she states there is no provision for this in the current draft.
Chapter 17.10
No revisions to Chapter 17.10 are proposed.
Refer to the response to all property owners
written by City staff attached to the May 10th
staff report.
5/10/2023 Christine R. Wade
(email)
Concludes that the proposed standards violate due process because they are vague and unclear. Dissatisfied with staff response. Requests the City to reconsider the proposed overlay district or consider significant modification. Chapter 17.10 No revisions to Chapter 17.10 are proposed.
Refer to the response to all property owners
written by City staff attached to the May 10th
staff report.
5/10/2023 Polly Ogden
(email)
I still think that requiring a 10 foot set back on a second story is a burden. I understand the desire to break up a flat façade and appreciate the change regarding the addition of a porch. But why 10 feet? In some instances 6 or 8 feet might do the trick and allow for more useable space inside the house. I would prefer a requirement to break-up a tall, flat façade rather than setting this 10-foot arbitrary number.
Section
17.16.040.A.2
LWC and staff recommend that this standard
should be changed to 8 feet to match the 8-foot
depth standard for a porch.
5/10/2023 Polly Ogden
(email)
Am I correct that these requirements are for front facing facades only? I don’t see why it would matter to break up a wall plane on the other walls of the house. One might have a closet or small theater that is longer than 10 feet that would not need or want a window or door and forcing a “design feature” just because, seems wrong.
Section
17.16.040.A.4
City staff and LWC recommend moving the
phrase "apply to walls facing a sidewalk,
pedestrian walkway, or publicly accessible
outdoor space" to the opening paragraph to
clarify the applicability of the provisions that
follow.
5/10/2023 Polly Ogden
(email)
Does stone have to be native? There are many beautiful stones that have different colorways than the tans of Napa stone. Seems limiting.
Section
17.16.040.A.6.a
No - the updated Code section states that "native
or artificial stone finishes" may be used.
5/10/2023 Polly Ogden
(email)
Corrugated metal has been used as a roofing material in this county for decades. I think it is one of the most historical materials so excluding it from the HP seems inconsistent with history. If I am reading the change correctly, corrugated siding would be permitted in A-20, MR and HR districts. If this is so, I heartily agree. It has been used quite successfully throughout our town.
Section
17.16.040.A.6.b
This section will be amended to allow corrugated
metal as a roofing and siding material in the
historic districts.
5/10/2023 Polly Ogden
(email)
The height change and façade offset requirements could pose expensive and therefore detrimental requirements for multifamily dwellings. We need more of these kinds of projects and costs need to be controllable. Height and façade off sets are expensive. There are many other ways to make a building interesting to look that that don’t prescribe actual dimensions.
Section
17.16.040.C.1
The height change and façade offset is a common
multi-family design standard as these buildings
are often large. A builder may request through
the density bonus provisions (Chapter 17. 29,
Density Bonus) a waiver to not comply with this
or other standards, depending on the number of
qualifying waivers or concessions requested.
5/10/2023 Polly Ogden
(email)
Once again, thank you for all you are doing creating this document. It is a monumental task with many, many opinions on how to accomplish it to consider. Since it will be a fact of life at some time in the near future, is there some way to change it easily should something has fallen through the cracks, or if some requirement proves to be onerous or ineffectual? I hate to think that we would have to live with the regulations for years and years before an obvious or meaningful change were required. --
Despite best efforts by everyone involved in this
project to update the Zoning Code, it is common
after a new Code is adopted for amendments to
be needed. The City may consider implementing
amendments as needed, and determined with
the Planning Commission and/or City Council.
6/22/2023 Polly Ogden
(email)
Recommends changing the permitted hours for serving alcohol in Section 17.22.050.C to the California State Code policy for serving alcohol between the hours of 6am - 2am.
Section
17.22.050.C
Recommendation accepted.
Link
Link
Agenda Item #11.1.
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Agenda Item #11.1.
!" #$%&
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./01232104056/6708196/5/:;6<1
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./01232104056/67b5c025d0e6f/<4251c
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Agenda Item #11.1.
!
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Agenda Item #11.1.
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Agenda Item #11.1.
Agenda Item #11.1.
Agenda Item #11.1.
Agenda Item #11.1.
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Agenda Item #11.1.
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Agenda Item #11.1.
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Agenda Item #11.1.
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Agenda Item #11.1.
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Agenda Item #11.1.
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Agenda Item #11.1.
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Agenda Item #11.1.
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Agenda Item #11.1.
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Agenda Item #11.1.
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Agenda Item #11.1.
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Agenda Item #11.1.
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Agenda Item #11.1.
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Agenda Item #11.1.
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Agenda Item #11.1.
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Agenda Item #11.1.
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Agenda Item #11.1.
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