Agenda, regular meeting

St. Helena City Council
October 10, 2023

Document: Agenda, regular meeting
Meeting: October 10, 2023
Body: St. Helena City Council
Pages: 807
Original file: 47.3 MB

Text extracted from the city's file for reading and search. Open the original on sthelenaca.api.civicclerk.com. That file is the official record.

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Page 488 of 807 ends

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Agenda Item #11.1.

Page 489 of 807 ends

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Agenda Item #11.1.

Page 490 of 807 ends

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Page 491 of 807 ends

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Agenda Item #11.1.

Page 492 of 807 ends

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Page 493 of 807 ends

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Agenda Item #11.1.

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Agenda Item #11.1.

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Agenda Item #11.1.

Page 496 of 807 ends

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Agenda Item #11.1.

Page 497 of 807 ends

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Page 498 of 807 ends

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Page 499 of 807 ends

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Agenda Item #11.1.

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@7D;;28I<E@?98>89<EDID@8H2GHID@82D@?@2G678M?6GM<BEI?;DE9@7D;;28D==><:89F 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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Page 510 of 807 ends

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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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Page 532 of 807 ends

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Agenda Item #11.1.

Page 533 of 807 ends

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Page 534 of 807 ends

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Agenda Item #11.1.

Page 535 of 807 ends

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Page 536 of 807 ends

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Agenda Item #11.1.

Page 537 of 807 ends

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Page 538 of 807 ends

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Page 539 of 807 ends

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Agenda Item #11.1.

Page 541 of 807 ends

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Agenda Item #11.1.

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Agenda Item #11.1.

Page 543 of 807 ends

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Page 544 of 807 ends

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Agenda Item #11.1.

Page 545 of 807 ends

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Page 546 of 807 ends

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Page 547 of 807 ends

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Agenda Item #11.1.

Page 548 of 807 ends

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Page 549 of 807 ends

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Agenda Item #11.1.

Page 550 of 807 ends

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Page 551 of 807 ends

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Agenda Item #11.1.

Page 552 of 807 ends

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Page 553 of 807 ends

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Agenda Item #11.1.

Page 554 of 807 ends

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Agenda Item #11.1.

Page 555 of 807 ends

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Agenda Item #11.1.

Page 556 of 807 ends

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Agenda Item #11.1.

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Agenda Item #11.1.

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Page 560 of 807 ends

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Agenda Item #11.1.

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1 2
3 4
5 6
7 8
9 10
11 12
13 14
15 16
17 18
19 A B C D E F G
City of St. Helena - Zoning Code Update
Public Hearing Draft - August 2023
ERRATA and TYPOGRAPHIC ERRORS October 5, 2023
Date of
Comment
Name of
commenter
Section/Subsection
Name
Description of Needed Edit
Notes/Proposed Edit to the Code Date edit made in
final document
Zoning Map
081523 Staff/J. Ponte Update the Open Space designation along Sulphur Creek near Valley View Street
LWC has a photograph showing the
revision to update the Zoning Map.

General/Miscellaneous Edits
081523
Planning
Commission
-- Add Section numbers to the headers on each page
to ease navigation in the Code
081523 Staff/LWC
All Development
Standards tables
To minimize confusion when more than one
standard is provided in a cell, separate the
following standards onto different lines within the
cell so that they are easier to read
Example: Min. Lot Area for the MR
Zone:
6,000 sq ft;
3,000 sq ft for new small lot
development
091423 Staff
Table 17.15.020 Thicken the row lines to differentiate between classes of zones, i.e. residential zones, commercial
and mixed use zones, etc.

Part I - General Provisions
081423 J. Ponte - email
Section 17.01.010.A Add "Title" to the list of names representing the zoning ordinance.

A. Title 17 of the City of St. Helena
Municipal Code shall be known and
cited as the “Zoning Code” or “Code” or
this "Title".

Part II - Administration and Procedures
091423 J. Ponte - email
Section

17.03.020.D.4
Clarify the first sentence to note the Planning
Commission recommends rules to the City Council.

4. The Planning Commission shall
recommend rules to the City Council
necessary for the conduct of its affairs in
keeping with the provisions of this Title.
081423 J. Ponte - email
Sections

17.04.160.A and B
Move last sentence from subsection A to
subsection B.

A. Denial with Leave to Amend. If an
application for a permit or other
discretionary approval is denied with
leave to amend, an application for the
same or a substantially similar project
may be filed within one year from the
date of the denial without being
considered a new application. A denial
without leave to amend must be
accompanied by a statement that no
right or privilege of the applicant is
waived or lost by the denial if an
amended application is resubmitted
within one year from the denial.

B. Denial without Leave to Amend. If an
application for a permit or other
discretionary approval is denied without
leave to amend, in compliance with
subsection A, no new application for the
same or a substantially similar project
may be filed for a period of one year
from the date of the denial. A denial
without leave to amend must be
accompanied by a statement that no
right or privilege of the applicant is
waived or lost by the denial if an
amended application is resubmitted
within one year from the denial.

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5 6

A B C D E F G
Date of
Comment
Name of
commenter
Section/Subsection
Name
Description of Needed Edit
Notes/Proposed Edit to the Code Date edit made in
final document
20 21
22 23
24 25
26 27
28 29
30 091423 J. Ponte - email
Section

17.05.040.H.3
Add "or a subsequent similar entity" to the first
sentence.

3. The applicant shall donate to the St.

Helena Historical Society or a
subsequent similar entity any artifact or
architectural element identified …
081423 J. Ponte - email
Section

17.05.100.H.4
Since ‘Code’ just means the Zoning Code any
violation outside of the Zoning Code would have no
impact. Refer to the Municipal Code.

4. If the permit holder has a current
business license, has rented their
property on a short-term basis for an
average of 60 days per year (as
applicable), has been properly reporting
and paying TOT, and has fewer than
three confirmed violations of the
Municipal Code or of state or federal
law over the prior two years, the
Community Development Director may
administratively approve the renewal
which shall be valid for an additional
two years.
081423 J. Ponte - email
Section 17.09.070.A Add "Historic signs are exempt" like in paragraph B. A. Continuance of Legally Nonconforming Sign or Billboard. A
legally nonconforming sign or billboard
may be continued for up to five years
after the Effective Date or seven years
from date of erection, whichever is
shorter. Historic signs are exempt.

Part III - District Regulations
081423 C. Kresk - email
Table 17.16.030.B
End Note 4
Insert a new line to start End Note #4 (Text
unchanged)
Ensure there is a space/hard return
between End Note #3 and End Note #4.
081423 LWC
Table 17.16.030.B
End Note
Delete the unnecessary word "less" in sub-note ii. ii. Non-habitable accessory buildings less with a max. floor area of 120 sf.
081523 D. Hale
Table 17.16.030.C Change table title from "Primary Building Footprint Standards" to "Primary Building Gross Floor Area".

Table 17.16.030.C: Primary Building
Footprint StandardsGross Floor Area
Standards in the LR-1A and LR Zoning
Districts
081523 C. Kresk - email
Table 17.17.020.A Ensure there is a space/hard return between End Note #5 and End Note #6.

A. Ensure there is a space/hard return
between End Note #5 and End Note #6.
082923 City staff/LWC
Table 17.17.030.B Floor Area per Use: Delete the minimum required floor area standard per use in the CB and SC zones
B. Delete "Min 200 sq ft" in the CB and
SC zones
081821 LWC
Table 17.19.030.B Change the heading of the second column referring to A-20 lots "≥" to ">".

Change to A-20 lots > ≥ 5 acres

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5 6

A B C D E F G
Date of
Comment
Name of
commenter
Section/Subsection
Name
Description of Needed Edit
Notes/Proposed Edit to the Code Date edit made in
final document
31 32
33 34
35 36
37 38
39 40
41 42
43 44
45 46
47 0100223 City staff
Section 17.22.030.D Accessory Dwelling Units: D.2.a.i. Amend this subsection so that potentially more ADUs do not
have to incur the cost of installing a separate utility connection.

D.2.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:
i. Is either: within the space of a
proposed single-family dwelling; within
the existing space of an existing singlefamily dwelling; or (in the case of an ADU only) within the existing space
of an accessory structure, plus up to 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.
093023 City staff
Section 17.22.080.C Bed and Breakfast Inns: Change Minor Use Permit to Conditional Use Permit.

C. Findings Required. In approving a
Minor Conditional Use Permit for a bed
and breakfast inn, the Planning
Commission shall ...
082823 LWC
Section 17.22.230.B Small Wineries: Applicability. Move the Section B.

Applicability to the top of the next page.

Move Section B. Applicability to the top
of the next page. Check all.

Part IV - Citywide Standards
081523 J. Ponte - oral
Section

17.25.010.C.7
Insert the word "water" after "fresh". 7. Encouraging the conservation of limited fresh water resources through
the use of site-specific plants and
various planting and maintenance
techniques.
091423 J. Ponte - email
Section 17.25.040.D Clarify landscaping requirements for driveways to flag lots.

D. Landscaping Requirements on Flag
Lots. Landscaping is required in the
panhandle portion of all flag lots (i.e. an
easement or if owned) alongside the
driveway.
081423 J. Ponte - email
Section

17.26.060.C.4
Add period at the end of the sentence. C.4. In the case of a shared parking facility that serves more than one
property, a parking agreement has been
prepared consistent with the provisions
of Section 17.26.070.B.
081423 C. Kresk - email
Section

17.30.020.A.8.d
Correct "are galleries" to "art galleries." d. Public library, areart galleries, museums, or other nonrecreational
public facilities;
Part V - Definitions and Rules of Measurement
091423 City staff and LWC
Chapter 17.32 Gross floor area definition: Add that basements are excluded.

Gross floor area. The total horizontal
area in square feet of each floor within
the enclosed exterior walls of all
buildings on a parcel, as measured at
the exterior face of the enclosing walls,
and excluding basements.
100323 LWC Chapter 17.32 Correct the caption of Figure 17.32.E to reflect this is for the visibility triangle, not setbacks.

Figure 17.32.E: Setbacks Visibility
Triangle
081523 C. Warner - email
Chapter 17.33 Formula restaurant definition: Replace " … which cause them to be substantially identical to 10 or
more …" with clearer text.
… which cause them such architecture
and signs to be substantially identical to
10 or more …"

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5 6

A B C D E F G
Date of
Comment
Name of
commenter
Section/Subsection
Name
Description of Needed Edit
Notes/Proposed Edit to the Code Date edit made in
final document
48 49
081423 J. Ponte - email
Section 17.34.030 Change "of" to "or." Parapet or Flat Roof. For buildings with a parapet ofor flat roof, building height
is measured from the average level of
the highest and lowest points where the
vertical plane of the exterior walls touch
existing or finished grade, whichever is
lower, to the highest point on the roof,
the top of the parapet wall, the wall
coping of a flat roof, or the deck line of a
mansard roof.
9/5/2023 M. DeRosa
Section 17.22.030 D.2.a.1 Eliminate text "if the expansion is limited to accomodating ingress and egress" so it adds
flexibility that more ADUs do not have to be
subject to the cost of building a separate utility
connection.

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.

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City of St. Helena - Zoning Code Update
Public Hearing Draft - August 2023
PLANNING COMMISSION SUBSTANTIVE EDITS October 5, 2023
Date of
Comment
Name of
commenter
Section/Subsection
Name
Description of edit Notes/Proposed Edit to the Code Date edit made in final document
Part III - District Regulations
081423 K. Austin - email
Table 17.16.030.B Lot coverage: MR zone for small lot development; Add new standard for lot coverage for new small
lot development Max. 55%
Lot widths ≤45 ft: max. 35%
Lot widths >45 ft: max 40%
55% for new small lot development
081423 K. Austin - email
Table 17.16.030.B Min. Interior Side Setback, upper floors: MR zone; Change standard from 10 ft to 9 ft. Also apply to LR
and LR-1A.

LR-1A and LR:
5 ft for structures ≤25 ft in height;
109 ft for structures >25 ft in height
MR:
109 ft when adjacent to an LR or MR
district
081423
K. Austin - email/
C. Kresk - email
Section

17.16.040.A.2
Required second-story stepbacks in LR and MR
zones: Add that this section only apples to new
single-family residences.

Also add a cross-reference to Table 17.16.030.

A.2. Second stories for new single-family
residences in both new construction
and additions, must be stepped back
eight feet from the ground floor front
façade, unless the front elevation has a
porch a minimum of six feet deep that
extends 80 percent or more of the
width of the front elevation, excluding a
garage. Also refer to Table 17.16.030.-
Min. Interior Side Setback, upper floors.
081423 K. Austin - email Section

17.16.040.A.4.a
Wall planes: Change 10 ft to 12 ft to be more
efficient in construction.

4.a. Unbroken wall planes of 1012 feet
or more in width are prohibited;
081523
Planning
Commission
Section

17.16.040.A.8
Parking Frontage. Adjust the standards to allow for
exceptions such as a pie-shaped lot with a very
narrow frontage on the street. Doris Court was
cited as an example.

A.8. Parking Frontage. The total width of
parking areas visible from the street,
including open parking, carports, and
garages, but excluding parking located
behind buildings, must not exceed 30
percent of any street frontage. This
limitation does not apply to irregular or
pie-shaped lots where the lot width
measured at the property line is
narrower than the rear lot width,
rowhouses, or frontages along alleys.
081423 K. Austin - email
Section

17.16.040.B.6
Add a new standard that if a project includes a
garage that faces an alley that is 20 ft or less in
width, the face of the garage be setback 5 ft from
the property line to facilitate turning movements
into or out of the garage.
d. The front face of a garage placed on
an alley ≤20 feet in width must be
setback a minimum of five feet from the
property line.
081423 J. Denton - email
Table 17.17.030.A CB Zone: 'Add a new End Note clarifying that the 10,000 sq ft individual floor area limitation only
applies to the Main Street Corridor south of Adams
Street. Insert a new End Note 1. Renumber the
following End Notes.

New End Note 1 Only applies to the
Main Street Corridor, south of Adams
Street.
081423 J. Denton - email
Table 17.17.030.A Update End Note #6 to allow other uses beside rooftop bars in the CB and MU zones.
6 Roof top barsuses are only allowed in
the CB and MU zoning districts
081423 J. Denton - email
Table 17.17.030.B Max. Height, Principal Structure: Add that parcels not on Main Street may not exceed 46 feet.

CB Zone: 35 ft; 30 ft within 25 feet of a
residential district and facing Oak
Street; 46 ft for parcels not on Main
Street.

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Date of
Comment
Name of
commenter
Section/Subsection
Name
Description of edit Notes/Proposed Edit to the Code Date edit made in final document
081523
Planning
Commission
Table 17.19.030.B A-20 Zone: Update the Max. Lot Coverage (Includes accessory structures) standard to use a max. lot
coverage threshold in square feet, rather than
acreage, which was confusing.

Max. Lot Coverage (includes accessory
structures):

A-20 lots 2 - ≤5 acres: 9,000 sf
A-20 lots >5 acres: 10,000 sf
081523
Planning
Commission
Table 17.19.030.B A-20 Zone: Update End Note #4 to reduce the habitable space allowed in accessory structures
from 50% to 25% of the gross floor area of the
primary structure.
4 The habitable space in accessory
structures may not exceed 2550% of the
gross floor area of the primary
structure.
081523
Planning
Commission
Section 17.22.030.B. Accessory Dwelling Units: Effect of Conforming.

Two options proposed:

1. Update this section so that ADUs and JADUs do
not count toward minimum density requirements
of the zone where they are proposed.

2. Update this section so that only JADUs do not
count toward minimum density requirements of
the zone where they are proposed.

Refer to the Staff Report for the
October 10th City Council hearing.
081423
J. Dickerson -
email
Section

17.22.030.G.2.a
Accessory Dwelling Units: Add a new sentence
clarifying that if there is adequate sewer capacity,
a separate sewer connection for a new ADU is not
required.

G.2.a. If an ADU or JADU is constructed
with a new single-family home, a
separate utility connection directly
between the ADU or JADU and the
utility, and payment of the normal
connection fee and capacity charge for
a new dwelling, are required. For
detached ADUs where there is a
demonstrated adequate sewer capacity
acceptable to the City Engineer and
cleaning/review of the sewer lines has
been performed with cctv technology,
and an application has been submitted
to the City Engineer to substantiate
capacity calculations, a separate
connection for the ADU is not required.

Part IV - Citywide Standards
081523
Planning
Commission
Section

17.26.090.E.5
Add a new paragraph d. to insert a cross-reference
to applicable CFR codes. In the alternative, include
this reference in the Building Code. "The EV
charging station shall comply with the availability
and uptime standards in the Code of Federal
Regulations, 23 CFR 680.106(e) and 680.116(b)."
No edit to the Zoning Code as City staff
have confirmed this text is more
appropriate for inclusion in the City's
Green Building or Energy Code.

Part V - Definitions and Rules of Measurement
081523 City staff
Chapter 17.32 Definition of Demolition: update to exclude the roof structure of a building.

Demolition. The intentional removal of
all or part of a building or structure
when a building or structure is a
designated historic landmark or located
in a designated historic district. In all
other areas of the City “demolition”
means the intentional destruction and
removal of 50 percent or more of the
enclosing finished floor exterior walls
and 50 percent of the roof structure of
any building or structure. The
percentage of this definition is
determined using linear feet of finished
floor.

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Date of
Comment
Name of
commenter
Section/Subsection
Name
Description of edit Notes/Proposed Edit to the Code Date edit made in final document
081523
Planning
Commission
Chapter 17.32 Definition of Visibility Triangle: Update the definition so that the clear area of the visibility
triangle is measured from the face of the curb
rather than the property line. Update the caption
to the illustration.

Visibility triangle. On a corner lot, the
triangle formed by the property lines
extended from the face of the curb to
their intersection and a line connecting
such property the face of the curb line
extensions measured 35 feet from their
point of intersection. If no curb exists,
the edge of the roadway or vehicular
travel area shall be used as the point of
measurement. [Update the illustration
and the caption - Figure 17.32.E:

Setbacks Visibility Triangle]
081423 J. Ponte - email
Section 17.34.030.E Decks. Add rule of measurement to measure deck height at a particular location, e.g. highest point,
mid-point, lowest point.

Decks. Deck height is determined by
measuring from the average elevation
of the ground below the deck to the top
of the floor of the deck directly above
the ground below.
081523
Planning
Commission
Section 17.34.060 Measuring Lot Coverage: As lot coverage is not a ratio, the first sentence is incorrect. Further, it will be deleted as this sentence is redundant to the
definition of lot coverage in Chapter 17.32,
Definitions of Terms.

Lot coverage is the ratio of the total
footprint area of all structures on a lot,
to the net lot area, typically expressed
as a percentage. The footprints of all
principal and accessory structures,
including, but not limited to, garages,
carports, covered patios, and roofed
porches, shall be summed in order to
calculate lot coverage. The following
structures shall be excluded from the
calculation:

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83578.00101\41694911.1
Memorandum
To: City Council
City of St. Helena
File No.: 83578.00101
From: Ethan Walsh
City Attorney
Date: October 2, 2023
Re: Application of Senate Bill 330 (“SB 330”) to St. Helena Comprehensive Zoning Code Update
I. Introduction
As the City has moved forward with the proposed Comprehensive Zoning Code Update, some members of the public have expressed concern that proposed new requirements in the Twenty Acre Agriculture (“A-20”) zoning district would violate Government Code Section 66300,1 which was added to State law by Senate Bill 330, also known as the Housing Crisis Act of 2019 (“SB 330”). Our office has reviewed these concerns, and have concluded that the proposed amendments to the A-20 zoning district would not violate Section 66300. This memo provides background on the restrictions set forth in Section 66300, and briefly outlines the changes to the Zoning Code that are alleged to conflict with Section 66300. The memo concludes with an analysis of the application of Section 663300 to the proposed Comprehensive Zoning Code Update, and an explanation as to why we have concluded that the proposed update is allowed under Section 66300.

II. Background Law
SB 330 was enacted in 2019 as one of many bills adopted over the past several years to address California’s on-going, state-wide housing shortage. In adopting this bill, the State Legislature found that California is experiencing a housing supply crisis, with housing demand far outstripping supply. The Legislature further found that California needs an estimated 180,000 additional homes annually to keep up with population growth, and the Governor has called for 3.5 million new homes to be built over the next 7 years. To help address this housing shortage, the Legislature enacted SB 330 to, among other things, suspend certain restrictions on the development of new housing during this on-going shortage. (See Senate Bill 330 (2019) §2 [https://leginfo.legislature.ca.gov/faces/billTextClient.xhtml?bill_id=201920200SB330&search_ keywords=housing].)
SB 330 imposed limitations on cities’ ability to place certain new restrictions on the development of new housing, including the following:
1 All statutory references in this memo are to the California Government Code, unless otherwise specified.

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Notwithstanding any other law except as provided in subdivision (i), with respect to land where housing is an allowable use, an affected county or an affected city shall not enact a development policy, standard, or condition that would have any of the following effects:
(A) Changing the general plan land use designation, specific plan land use designation, or zoning of a parcel or parcels of property to a less intensive use or reducing the intensity of land use within an existing general plan land use designation, specific plan land use designation, or zoning district in effect at the time of the proposed change, below what was allowed under the land use designation or zoning ordinances of the affected county or affected city, as applicable, as in effect on January 1, 2018, except as otherwise provided in clause (ii) of subparagraph (B) or subdivision (i). For purposes of this subparagraph, “reducing the intensity of land use” includes, but is not limited to, reductions to height, density, or floor area ratio, new or increased open space or lot size requirements, new or increased setback requirements, minimum frontage requirements, or maximum lot coverage limitations, or any other action that would individually or cumulatively reduce the site's residential development capacity.
(§66300(b)(1) [emphasis added].)
As noted, these restrictions apply “except as provided in [Section 66300] subdivision (i).” Subdivision (i) provides in part that:

This section [66300] does not prohibit an affected county or an affected city, including the local electorate acting through the initiative process, from changing a land use designation or zoning ordinance to a less intensive use, or reducing the intensity of land use, if the city or county concurrently changes the development standards, policies, and conditions applicable to other parcels within the jurisdiction to ensure that there is no net loss in residential capacity. (§66300(i) [emphasis added].)
III. Proposed Changes to Zoning Code
The current Zoning Code allows one single family residence on each parcel in the A-20 zoning district that was in existence on October 1, 1993 as a permitted use.2 (St. Helena Municipal Code §17.20.020(A).) The current Zoning Code does not regulate the floor area ratio or allowable square footage for single family homes within the A-20 zoning district. In other words, there is no express limit on the size of residential units in the current Zoning Code. The 2 The A-20 zoning district also allows a number of accessory structures as permitted uses, including but not limited to accessory dwelling units in accordance with State law.

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proposed Comprehensive Zoning Code update would continue to allow one single family residence per parcel, but would place limitations on the size of those units. Specifically, on A-20 parcels of 2-5 acres, the maximum ground level floor area is proposed to be 4,500 square feet, and the maximum second story floor area would be 35% of the ground floor area. This allows for a maximum total floor area of 6,075 square feet. On A-20 parcels larger than 5 acres, the maximum ground level floor area is proposed to be 5,000 square feet, and the maximum second story floor area of 20% of the ground floor area. This allows for a total floor area of 6,000 square feet.

IV. Legal Analysis
Some members of the public have argued that the proposed changes to the A-20 zoning would change the zoning of those parcels to “a less intensive use” in violation of Section 66300(b)(1)(A). Since Section 66300 defines “reducing the intensity of land use” to include reductions to floor area ratio,3 they believe that the proposed restrictions on home size in the A20 zoning district, where none previously existed, effectively results in the reduction in the allowable floor area ratio for these parcels, and is therefore prohibited by Section 66300(b)(1)(A).

However, Section 66300(b)(1)(A) only prohibits reductions in the intensity of land use “except as otherwise provided in clause (ii) of subparagraph (B) or subdivision (i).” Subdivision (i) provides that a city can change a zoning ordinance to provide for a less intensive use “if the city or county concurrently changes the development standards, policies, and conditions applicable to other parcels within the jurisdiction to ensure that there is no net loss in residential capacity.” In this context, “residential capacity” refers to the number of residential units that may be developed within a jurisdiction. When cities prepare an update to their housing element, they conduct an analysis of available sites to determine the residential capacity of each of those sites. (See §65583.2(c)(2); see also HCD Housing Element Site Inventory Guidebook, p. 19 [describing the capacity analysis process that cities must follow as part of the Housing Element update process] [https://www.hcd.ca.gov/communitydevelopment/housing\element/docs/sites_inventory_memo_final06102020.pdf ].) As part of this analysis, cities must consider the imposition of land use controls that would affect the development capacity of the identified sites (meaning that they would reduce the number of units that could be constructed on a given site). (See §§65583.2(c)(2), 65583(a)(5); see also Site Inventory Guidebook, p. 20.) The types of land use controls considered include maximum lot coverage, height, open space requirements, parking requirements and floor area ratios, which could reduce the residential capacity (or number of units that could be developed) on a given site. These land use controls can in some cases limit the number of units that can be built on a given parcel, even if a higher density is allowed. State law therefore considers these factors as part of the Housing Element site analysis, to determine whether these controls will limit residential capacity.
3 Floor area ratio refers to the ratio of a building’s total floor area to the size of the parcel upon which it is located. It is a frequently used method for regulating building size in land use planning.

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Similarly, by enacting SB 330, the Legislature prohibited cities from enacting new land use controls of the type unless the city concurrently changes development standards to other parcels within the jurisdiction to ensure that there is no net loss in residential capacity.

Therefore, these types of restrictions are prohibited if they reduce the number of units that can be produced in a jurisdiction, but in those cases where the city ensures no net loss in residential units, these types of land use controls are not allowed. In the case of the City’s Comprehensive Zoning Code update, the new regulations proposed for the A-20 zoning district do not cause any reduction in residential capacity.

The current Zoning Code allows a single residential unit on each A-20 parcel, and the proposed update will also allow one residential unit per parcel—there will just be new limitations on the size of those units if the proposed update passes. Further, there are changes to other parcels throughout the City that will substantially increase the City’s overall residential capacity. As the staff materials indicate, the Zoning Code update proposes a new Mixed Use Zoning District which allows for residential development at up to 20 units per acre in areas of the City where residential development was previously not allowed. The Comprehensive Zoning Code update would rezone 19 acres within the City to Mixed Use Zoning, which would increase residential capacity in the City by 380 units. Even if other constraints would prevent the full 380 units from being developed, this still results not only in no net loss of residential capacity, but a substantial increase in residential capacity. Given that the proposed changes to the A-20 zoning district would not result in any reduction in residential capacity, and the Comprehensive Zoning Code update taken as a whole the proposed update falls within the exception in subdivision (i), and the proposed changes are permitted under SB 330.

If you have any questions, please contact me.

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Main St
Spring
St
Mills Ln
Pope St
Pratt Ave
Fulton Ln Madrona Ave
Adams St
Vallejo St
Dowdell Ln
Oak Ave
Sulphur Springs Ave
Hunt Ave
Crane Ave
Big Rock Rd
Spring Mountain Rd
Mitchell Dr
Fir Hill Dr
Grayson Ave
Tainter St
Hillview
Pl
Dean York Ln
Mccorkle Ave
Howell Mountain Rd
Park St
Pine St
Hudson Ave
Railroad Ave
Chaix Ln
Sylvaner Ave
College Ave
Charter Oak Ave
Silverado Trl
Pinot Way
Vintage Ave
Valley View St
Brittany Ln
Paseo Grand Dr
Elmhurst Ave
La Fata St
El Bonita Ave
Church St
Boyson Ln
Vidovich Ave
Paulson Ct
Riesling Way
Fountain St
Kidd Ranch Rd
Meadowcreek Cir
Monte Vista Ave
Bella Vista Ct
Wallis Ct
Hudson Ave
Napa River
York Creek
Conn Creek
City of St. Helena Zoning Map June 2023
Zoning Districts
Business and Professional Office (BPO)
Central Business (CB)
Industrial (I)
Mixed-Use (MU)
Open Space (OS)
Parks and Recreation (PR)
Public & Quasi-Public (PQP)
Service Commercial (SC)
Twenty-Acre Agriculture (A-20)
Winery (W)
Woodlands & Watershed (WW)
High Density Residential (HR)
Medium Density Residential (MR)
Low Density Residential (LR)
Low Density Residential One Acre Minimum (LR-1A)
Highway 29 Specific Plan
Historic Preservation Overlay
" " "
" " "
" " "
Mobile Home Park Overlay
Parking Exemption District
Planned Development Overlay
St. Helena City Limits
! ! !
! St. Helena Urban Limit
Parcels
Waterways
0 ®
990 1,980
Feet
Notes: Refer to Figure 9.1 in the General Plan for Flood Plain Overlay. This Zoning Map is subject to change and should only be used for reference. For the most up to date Zoning information please contact the City of St. Helena Planning Department.

Main St
Sulphur Creek
Agenda Item #11.1.

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Name Property Owners Number Street Name Town State Zip
United Methodist Church of St Helena Property Owners 1310 Adams Street St. Helena CA 94574 St Helena Elementary School Property Owners 1325 Adams Street St. Helena CA 94574 George W. Schmidt House Property Owners 1611 Adams Street St. Helena CA 94574 Pritchard Building Property Owners 1104 Adams Street St. Helena CA 94574 Property Owners 1106 Adams Street St. Helena CA 94574
Property Owners 1108 Adams Street St. Helena CA 94574
Property Owners 1110 Adams Street St. Helena CA 94574
Property Owners 1112 Adams Street St. Helena CA 94574
Property Owners 1410 Adams Street St. Helena CA 94574
Property Owners 1518 Adams Street St. Helena CA 94574
Property Owners 1552 Adams Street St. Helena CA 94574
Property Owners 1706 Adams Street St. Helena CA 94574
Frank L. Alexander House Property Owners 1207 Alexander Court St. Helena CA 94574 Property Owners 1025 Allison Avenue St. Helena CA 94574 Property Owners 825 Allison Avenue St. Helena CA 94574
Property Owners 910 Allison Avenue St. Helena CA 94574
Property Owners 917 Allison Avenue St. Helena CA 94574
C.D. Mooney House Property Owners 1269 Allyn Avenue St. Helena CA 94574 Property Owners 1279 Allyn Avenue St. Helena CA 94574
Dowdell House Property Owners 1317 Allyn Avenue St. Helena CA 94574 Property Owners 1252 Allyn Avenue St. Helena CA 94574
Property Owners 1556 Allyn Avenue St. Helena CA 94574
Property Owners 1321 Allyn Avenue St. Helena CA 94574
Property Owners 1325 Allyn Avenue St. Helena CA 94574
Property Owners 1329 Allyn Avenue St. Helena CA 94574
Property Owners 1323 Allyn Avenue St. Helena CA 94574
Property Owners 1327 Allyn Avenue St. Helena CA 94574
Property Owners 1330 Allyn Avenue St. Helena CA 94574
Property Owners 945 Brown Street St. Helena CA 94574
Property Owners 1043 Charter Oak Avenue St. Helena CA 94574 Frank Sciaronis Winery & Distillery Property Owners 1050 Charter Oak Avenue St. Helena CA 94574 Property Owners 967 Charter Oak Avenue St. Helena CA 94574 Property Owners 741 Charter Oak Avenue St. Helena CA 94574 Proposed Local Register
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Napa Valley Olive Oil Manufactory Property Owners 835 Charter Oak Avenue St. Helena CA 94574 Property Owners 1017 Charter Oak Avenue St. Helena CA 94574 Property Owners 831 Charter Oak Avenue St. Helena CA 94574 Property Owners 849 Charter Oak Avenue St. Helena CA 94574 Property Owners 905 Charter Oak Avenue St. Helena CA 94574 Property Owners 917 Charter Oak Avenue St. Helena CA 94574 Property Owners 931 Charter Oak Avenue St. Helena CA 94574 Property Owners 943 Charter Oak Avenue St. Helena CA 94574 Property Owners 957 Charter Oak Avenue St. Helena CA 94574 Special Internal Revenue Bonded Warehouse Property Owners 1216 Church Street St. Helena CA 94574 Property Owners 1114 Church Street St. Helena CA 94574
Property Owners 1132 Church Street St. Helena CA 94574
Dean York House Property Owners 2070 Dean York Lane St. Helena CA 94574 J ames Dowdell House Property Owners 415 Dowdell Lane St. Helena CA 94574 Property Owners 1102 Edwards Street St. Helena CA 94574 Property Owners 1133 Edwards Street St. Helena CA 94574 Property Owners 1136 Edwards Street St. Helena CA 94574 Property Owners 1160 Edwards Street St. Helena CA 94574 Property Owners 1153 Edwards Street St. Helena CA 94574 Property Owners 1161 Edwards Street St. Helena CA 94574 Property Owners 1212 Edwards Street St. Helena CA 94574 Ivy Loeber House Property Owners 1217 Edwards Street St. Helena CA 94574 Property Owners 1220 Edwards Street St. Helena CA 94574 Property Owners 1227 Edwards Street St. Helena CA 94574 Property Owners 825 Fulton Lane St. Helena CA 94574
Property Owners 1512 Hudson Avenue St. Helena CA 94574
George Schonewald Estate Property Owners 1401 Hudson Avenue St. Helena CA 94574 Property Owners 921 Hunt Avenue St. Helena CA 94574
D.O. Hunt house Property Owners 957 Hunt Avenue St. Helena CA 94574 Property Owners 1000 Hunt Avenue St. Helena CA 94574
Property Owners 850 Hunt Avenue St. Helena CA 94574
Property Owners 916 Hunt Avenue St. Helena CA 94574
Property Owners 940 Hunt Avenue St. Helena CA 94574
Walter Metzner House Property Owners 1407 Kearney Street St. Helena CA 94574 Property Owners 1417 Kearney Street St. Helena CA 94574 Property Owners 1426 Kearney Street St. Helena CA 94574 Agenda Item #11.1.

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Property Owners 1427 Kearney Street St. Helena CA 94574 Property Owners 1439 Kearney Street St. Helena CA 94574 Property Owners 1467 Kearney Street St. Helena CA 94574 Property Owners 1489 Kearney Street St. Helena CA 94574 Property Owners 1505 Kearney Street St. Helena CA 94574 Property Owners 1530 Kearney Street St. Helena CA 94574 Property Owners 1543 Kearney Street St. Helena CA 94574 Property Owners 1451 Library Lane St. Helena CA 94574
Property Owners 1475 Library Lane St. Helena CA 94574
Kraft House and Wine Cellar Property Owners 1902 Madrona Avenue St. Helena CA 94574 Property Owners 1220 Madrona Street St. Helena CA 94574 Property Owners 1234 Madrona Street St. Helena CA 94574 American Legion Post Property Owners 1291 Madrona Street St. Helena CA 94574 Property Owners 1341 Madrona Street St. Helena CA 94574 Property Owners 1513 Madrona Street St. Helena CA 94574 Property Owners 1545 Madrona Street St. Helena CA 94574 Property Owners 1549 Madrona Street St. Helena CA 94574 Property Owners 1553 Madrona Street St. Helena CA 94574 Property Owners 1548 Madrona Street St. Helena CA 94574 Property Owners 1702 Madrona Street St. Helena CA 94574 Owen Wade Building/Smiths Pharmacy Property Owners 1347 Main Street St. Helena CA 94574 Wall House Property Owners 1414 Main Street St. Helena CA 94574 St. Helena Post Office Property Owners 1461 Main Street St. Helena CA 94574 Burn & Wise Cellars, Greystone Cellars Property Owners 2555 Main Street St. Helena CA 94574 Charles Krug Winery Property Owners 2800 Main Street St. Helena CA 94574 St Helena High School/V intage Hall Property Owners 437 Main Street St. Helena CA 94574 John Money's Planing Mill Property Owners 1057 Main Street St. Helena CA 94574 Noble Building, Galleron Building Property Owners 1200 Main Street St. Helena CA 94574 Property Owners 1202 Main Street St. Helena CA 94574
Property Owners 1204 Main Street St. Helena CA 94574
A. Goodman Building Property Owners 1201 Main Street St. Helena CA 94574 David Building, Little Dress Factory Property Owners 1231 Main Street St. Helena CA 94574 Hunt Building Property Owners 1302 Main Street St. Helena CA 94574 Property Owners 1304 Main Street St. Helena CA 94574
Property Owners 1306 Main Street St. Helena CA 94574
Property Owners 1308 Main Street St. Helena CA 94574
Agenda Item #11.1.

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Windsor Hotel, Hotel St Helena Property Owners 1305 Main Street St. Helena CA 94574 Property Owners 1307 Main Street St. Helena CA 94574
Property Owners 1309 Main Street St. Helena CA 94574
Richie Block Property Owners 1327 Main Street St. Helena CA 94574 Property Owners 1329 Main Street St. Helena CA 94574
Property Owners 1331 Main Street St. Helena CA 94574
Property Owners 1333 Main Street St. Helena CA 94574
Property Owners 1335 Main Street St. Helena CA 94574
Property Owners 1337 Main Street St. Helena CA 94574
St. Helena Star Building Property Owners 1328 Main Street St. Helena CA 94574 St. Helena Ioof Hall/Odd Fellows Property Owners 1352 Main Street St. Helena CA 94574 Property Owners 1354 Main Street St. Helena CA 94574
KettleWell Building, V asconis Phar. Property Owners 1381 Main Street St. Helena CA 94574 Greenfield House Property Owners 1508 Main Street St. Helena CA 94574 Fuller House Property Owners 1817 Main Street St. Helena CA 94574 V ann-Anderson House, St. Gothard's Property Owners 1915 Main Street St. Helena CA 94574 Dr. George Belden Crane House Property Owners 397 Main Street St. Helena CA 94574 Old St. Helena High School/ Vintage Hall Property Owners 473 Main Street St. Helena CA 94574 Ives House, Bellani House Property Owners 738 Main Street St. Helena CA 94574 Bank of St Helena, Pastime Bar Property Owners 1351 Main Street St. Helena CA 94574 Property Owners 1000 Main Street St. Helena CA 94574
Property Owners 1028 Main Street St. Helena CA 94574
A. Goodman Building Property Owners 1205 Main Street St. Helena CA 94574 Property Owners 1219 Main Street St. Helena CA 94574
Property Owners 1235 Main Street St. Helena CA 94574
Property Owners 1237 Main Street St. Helena CA 94574
Property Owners 1239 Main Street St. Helena CA 94574
Property Owners 1243 Main Street St. Helena CA 94574
Property Owners 1367 Main Street St. Helena CA 94574
Property Owners 1375 Main Street St. Helena CA 94574
Property Owners 1515 Main Street St. Helena CA 94574
Property Owners 1523 Main Street St. Helena CA 94574
Property Owners 1537 Main Street St. Helena CA 94574
Property Owners 1547 Main Street St. Helena CA 94574
Property Owners 1550 Main Street St. Helena CA 94574
Property Owners 1558 Main Street St. Helena CA 94574
Agenda Item #11.1.

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