St. Helena City Council
October 24, 2023

Part V: Definitions and Rules of Measurement
August 2023 Public Hearing Draft | St. Helena Zoning Code | Part V, Page 17 Occupancy. The purpose for which a building is used or intended to be used. The term shall also include the building or room housing such use. A change of occupancy is not intended to include change of tenants or proprietors without an accompanying change of use.

Office. A room or group of rooms used for conducting the affairs of a business, profession, service, industry, or government.

Open storage. The keeping in an unroofed area of any goods, junk, material, merchandise or vehicles in the same place for an extended period of time.

Overhang. The part of a roof (see “Eave”) or wall which extends beyond the facade of a lower wall. It can also mean that portion of a vehicle extending beyond the wheel stops or curb.

Owner. A person, persons or corporation holding fee title to property within the City as shown on the most recent Assessor’s role in the County of Napa.

Parcel. A lot or tract of land. “Parcel” or “assessor’s parcel” is also a term for a unit of land created and assigned a number by the Napa County Assessor. Since Assessor’s parcels are established for assessment purposes only, they are not necessarily lots of record.

Parking definitions. See Section 17.26.020, Definitions.

Parking area. An area of a lot, structure, or any other area, including driveways, which is designed for and the primary purpose of which is to provide for the storage of operable motor vehicles for a period of 72 hours or less.

Perimeter. The boundaries or borders of a lot or lots if developed as a unit.

Persons. Individual persons and any form of organization, including but not limited to sole proprietorships, partnerships, corporations, trusts and any other form of commercial or noncommercial enterprise; person applies to any person who is the owner, lessee, sublessee, manager of premises, to any other person who is in possession of or in charge of premises, and to any person who has management or supervisory authority or responsibility to direct construction work or any other activity or use taking place on premises.

Planning Commission. The Planning Commission of the City of St. Helena.

Planned development. An area developed according to an approved planned development permit with unique development standards pursuant to the PD zoning overlay established for the development.

Porch. A roofed approach to a doorway usually extending from the exterior wall of the structure and requiring ground supports.

Pre-prohibition winery. A building that was used as a winery prior to Prohibition but has since been abandoned from use as a winery. For purposes of this Section, Prohibition took effect on January 16, 1920. Also referred to as a “ghost winery.”
Private wine marketing event. Marketing event which is hosted by a Small Winery owner/operator for members of the wine trade.

Processing. The preparation of materials for efficient shipment, or to an end-user’s specifications, by such means as baling, briquetting, compacting flattening, grinding, crushing, mechanical sorting, shredding, cleaning, and remanufacturing.

Agenda Item #10.6.

Part V: Definitions and Rules of Measurement
Part V, Page 18 | St. Helena Zoning Code | August 2023 Public Hearing Draft Processing fee. The charges for staff time, transmission and communication costs, including but not limited to charges for postage, telephone, fax, transportation, etc., as well as the costs of production or reproduction of materials, exhibits, etc., used in the investigation, processing, inspection or review of development projects or the enforcement of regulations and conditions to development projects.

Also referred to as “processing costs.”
Public. A building or land use open to the public, whether free or on a fee basis.

Public hearing. A meeting noticed as required by this Title in which testimony and arguments are presented publicly before any of the City’s hearing bodies, including the Planning Commission and City Council.

Public recreation. Any recreational use that is not private.

Public Works Director. The Director of the Public Works Department of the City of St. Helena, or designee.

Publicly owned. Land or building owned or operated by a governmental or other public agency.

Pump island. A facility, generally a raised concrete apron, designed primarily to hold motor vehicle fuel dispensing devices, and separated from other pump islands by sufficient space for the maneuvering of an automobile.

Qualifying resident. As defined in § 51.3 of the California Civil Code, a qualifying resident or senior citizen means a person 62 years of age or older, or 55 years of age or older in a senior citizen housing development.

Reconstruction. The repair or renewal of any part of an existing structure for the purpose of work necessary due to damage in same footprint where rebuilding structure.

Recreational trailer. Any camping trailer and any trailer designed for transporting boats, airplanes, motorcycles, horses or other livestock which horses or livestock are intended solely for recreational use, tents, and any other recreational equipment.

Recreational vehicle. As defined in California Government Code § 18010, recreational vehicle means both of the following:

1. A motor home, travel trailer, truck camper, or camping trailer, with or without motive power, designed for human habitation for recreational, emergency, or other occupancy, that meets all of the following criteria:
a. It contains less than 320 square feet of internal living room area, excluding built-in equipment, including, but not limited to, wardrobe, closets, cabinets, kitchen units or fixtures, and bath or toilet rooms.
b. It contains 400 square feet or less of gross area measured at maximum horizontal projections.
c. It is built on a single chassis.
d. It is either self-propelled, truck-mounted, or permanently towable on the highways without a permit.

2. A park trailer, as defined in California Government Code § 18009.3.

Agenda Item #10.6.

Part V: Definitions and Rules of Measurement
August 2023 Public Hearing Draft | St. Helena Zoning Code | Part V, Page 19 Rehabilitation. The process of returning a property to a state of utility, through repair or alteration, which makes possible an efficient contemporary use while preserving those portions and features of the property which are significant to its historic, architectural, and cultural values.

Rental. A dwelling unit that is not a for-sale dwelling unit, and does not include any dwelling unit, whether offered for rental or sale, that may be sold as a result of the lawful subdivision of the parcel upon which the dwelling unit is located or creation of the unit in accordance with the Subdivision Map Act (California Government Code § 66410 et seq.).

Resale restriction agreement. A legally binding agreement between the City and the purchaser of a for-sale inclusionary unit, in a form as approved by the City Attorney, which requires that the inclusionary unit to be occupied by the purchaser for the term of the agreement or sold to another moderate-income household at an affordable sales price.

Residential condominium project. A community apartment project, a condominium, a condominium project, a stock cooperative or a planned development as those terms are defined by California Civil Code § 783, California Business and Professions Code, respectively. A residential condominium project does not mean or include:
• Financing or leasing of apartments, offices, stores or store space within apartment buildings, industrial buildings, commercial buildings, mobile home parks or trailer parks; • Mineral, oil or gas leases; or
• Land dedicated for cemetery purposes under the California Health and Safety Code.

Residential density, or Density. A computation expressing number of dwelling units per acre, based on the gross lot area prior to the dedication of any rights of way, public parks or other public areas.

Primary and accessory units are included in the calculation of residential density.

Residential development. Any development project for which an application for any ministerial or discretionary permit has been submitted to the City and where the development would create new or additional dwelling units by the construction or alteration of structures, the conversion of a use to residential from any other use, or the conversion of a use to for-sale residential from rental residential use.

Reverse vending machine. An automated mechanical device which accepts at least one or more types of empty beverage containers including, but not limited to, aluminum cans, glass and plastic bottles, and issues a cash refund or a redeemable credit slip with a value not less than the container’s redemption value as determined by the state. A reverse vending machine may sort and process containers mechanically provided that the entire process is enclosed within the machine. A bulk reverse vending machine is a type of reverse vending machine that is larger than 50 square feet; is designed to accept more than one container at a time; and will pay by weight instead of by container.

Review Authority. Body or entity responsible for making decisions on applications.

Rezoning or Reclassification. See “Amendment.”
Right-of-way. An area of land acquired by reservation, dedication, prescription or condemnation and is intended to be occupied or is occupied by a street, road or other similar public utility or use. The right-of-way generally includes the area behind the curb (i.e., planting strip, sidewalk and sometimes the area behind the sidewalk).

Agenda Item #10.6.

Part V: Definitions and Rules of Measurement
Part V, Page 20 | St. Helena Zoning Code | August 2023 Public Hearing Draft Riparian. Land and vegetation which is located adjacent to a natural or man-made water course or body of water.

Roof. The outside top covering of a building.

Run with the land. A covenant, restriction, permit, or entitlement to the use of the land contained in a deed or other recorded instrument which is binding on the present and future owners of the property.

Screening. A method of visually shielding or obscuring one abutting or nearby structure or use from another or from the public right-of-way by fencing, walls, berms or densely planted vegetation.

Section 8 of the Housing and Urban Development Act of 1965. A federal rent subsidy program (or its successors) in which eligible, very low-income and low-income households receive financial assistance to rent housing units.

Service station. A parcel of land, or any portion of a parcel of land, developed exclusively for the purpose of, and with facilities for, the sale of motor vehicle fuels; and which may also provide lubricants, tires, batteries, accessory items and other customary services for motor vehicles, the delivery of which is made directly to the vehicle. The servicing of motor vehicles shall be generally limited to lubrication, nonmechanical washing, the replacement of spark plugs, lamps, fan belts and batteries, the repair or replacement of tires and tubes; and minor motor vehicle repair.

Setback. The distance between a property line and a building or structure that must be kept clear or open, except for such encroachments as are specifically permitted by this Title.

Setback, front. The area extending the full width of the lot as measured from, and perpendicular to, a front lot line.

Setback, interior side. The area extending from a front setback line to a rear setback line as measured from, and perpendicular to, an interior side property line. An interior side setback does not abut a street.

Setback, street side. The area extending from a front setback line to a rear setback line as measured from, and perpendicular to, a street side property line.

Setback, rear. The area extending the full width of the lot as measured from, and perpendicular to, a rear lot line. If a lot has no rear lot line, a line 10 feet in length within the lot, parallel to and at the maximum possible distance from a front lot line, will be deemed a rear lot line for establishing a minimum rear yard.

Agenda Item #10.6.

Part V: Definitions and Rules of Measurement
August 2023 Public Hearing Draft | St. Helena Zoning Code | Part V, Page 21 Figure 17.32.D: Setbacks
Shopping center. A type of integrated commercial center specifically designed for occupancy or occupied by a minimum of five separate uses devoted predominantly to retail and personal service activities which are characterized by common parking, access, function and appearance. Shopping centers may also include other nonretail uses (i.e., restaurants, real estate offices, travel agencies, law offices, etc.) when permitted by district regulations. Also referred to as “Integrated commercial center.”
Sign terms. See Section 17.27.020, Sign Definitions.

Single housekeeping unit. A dwelling unit in which the residents of the dwelling unit satisfy the following criteria:

1. They have established ties and familiarity and interact with each other.

2. Membership in the single housekeeping unit is fairly stable as opposed to transient or temporary.

3. They share meals, household activities, expenses, and responsibilities.

4. All adult residents have chosen to jointly occupy the entire premises of the dwelling unit, and they each have access to all common areas.

5. If the dwelling unit is rented, all adult residents are named on and party to a single written lease that gives them each joint use and responsibility for the premises.

6. Membership of the household is determined by the residents not by a landlord, property manager, or other third party.

7. The residential activities of the household are conducted on a nonprofit basis.

Agenda Item #10.6.

Part V: Definitions and Rules of Measurement
Part V, Page 22 | St. Helena Zoning Code | August 2023 Public Hearing Draft

8. They do not have separate entrances, nor do they have separate food-storage facilities, such as separate refrigerators or food-prep areas.

Slope. The degree of deviation of a surface from the horizontal, usually expressed as a percentage, degrees, or a ratio. Slope is referenced or measured in the following ways:

Percent slope: The change in elevation or rise (in feet) divided by the horizontal distance or run in feet multiplied by 100 (e.g., 50 feet/480 feet x 100 = 10.4 percent).

Degrees. The angle of deviation from the horizontal which ranges from zero degrees for horizontal to 90 degrees for vertical (e.g., a 50 percent slope is equal to 26.5 degrees).

Slope ratio: The ratio between the horizontal or run in feet and vertical or rise in feet (e.g., a three to one slope (expressed as 3:1) shall mean three horizontal feet to one vertical foot; a 100 percent slope is the same as a slope ratio of 1:1 and is the same as 45 degrees).

Small lot development. Residential development on lots which are smaller than the minimum lot size of the zoning district, including but not limited to those specifically designed to accommodate bungalow court developments, garden court development, and zero lot line dwellings (single-family dwellings attached at a common wall located on a side lot line) and meeting the standards of Section

17.16.030, Development Standards, and Section 17.16.040, Design Standards.

Specific Plan. Specific plans are planning documents that guide the development of a particular geographic area within the City. They are separate from, but must be consistent with, a jurisdiction’s adopted general plan. Specific plans implement the general plan by providing a special set of planning policies and development standards. Refer also to the provisions of California Government Code, §§ 65450 et seq.

Stable, Private. Any building, barn, corral, or paddock used or designed to shelter or keep livestock.

Stable, Public or Riding. An establishment where livestock is kept, boarded, groomed or trained, rented for riding, or bred for profit.

Staff. The employees, agents, contractors, and consultants of the City.

Step-back A term used to describe an upper-story portion of a building façade that is closer to the interior of a property than the portion of the façade immediately below.

Storage. The placement of material objects on a site for any period in excess of seven consecutive days or the parking of a vehicle in the same approximate location for a period of 72 hours or more.

Story. Portion of a building included between the upper surface of any floor and the upper surface of the floor next above; except that the topmost story shall be that portion of a building included between the upper surface of the topmost floor and the roof above. See Section 17.34.030, Measuring Height.

Story, Half. A partial story under a gable, hip or gambrel roof, of which the wall plates of two opposite exterior walls are not more than four feet above the floor.

Street, Center Line of. The line drawn at points midway between the face of curbs of an improved street; or as determined by the City Engineer, in the case of unimproved or partially improved streets.

Agenda Item #10.6.

Part V: Definitions and Rules of Measurement
August 2023 Public Hearing Draft | St. Helena Zoning Code | Part V, Page 23 Street, Private. A right-of-way or easement, approved by the City Council, in private ownership, not dedicated or maintained as a public street, and not an alley, and which affords the principal shall mean of access to two or more sites. See “Access drive.” Street, Public. A way, the entire width of which is within a publicly owned right-of-way and which contains pedestrian, vehicular and utility improvements, facilities and appurtenances. The term shall include avenue, drive, road, circle, parkway, boulevard, highway, thoroughfare or any other similar term. Also any dedicated street accepted by the City for maintenance.

Structural alterations. Any change in the supporting members of a building such as bearing walls, columns, beams or girders and floor joists, ceiling joists or roof rafters.

Structure. Anything constructed or erected, except fences, the use of which requires permanent location on the ground or attached to something having a permanent location on the ground. (Note:

All buildings are structures, but not all structures are buildings. See “Building.”) Subdivision. The division, by any subdivider, or any unit or units of improved or unimproved land or any portion thereof, shown on the latest equalized county assessment roll as a unit or as contiguous units, for the purpose of sale, lease or financing, whether immediate or future except for leases of agricultural purposes. Property shall be considered as contiguous units, even if it is separated by roads, streets, utility easement or railroad rights-of-way. The term subdivision includes a “condominium project,” as defined in § 1350 of the California Civil Code, a “community apartment project,” as defined in § 11004 of the Business and Professions Code, or the conversion of five or more existing dwellings to a “stock cooperative,” as defined in § 11003.2 of the Business and Professions Code.

Supportive housing. As defined in California Health and Safety Code § 50675.14, supporting housing means housing with no limit on length of stay, that is occupied by the target population, and that is linked to onsite or offsite services that assist the supportive housing resident in retaining the housing, improving their health status, and maximizing their ability to live and, when possible, work in the community.

Swarming. The natural method of honeybee colonies to reproduce, resulting in the departure of part of the bee population with a queen to create a new honeybee colony.

Swimming pool. An outdoor pool or artificial body of water designed, constructed or used for swimming, dipping, or immersion purposes, and having a depth in excess of 24 inches or a surface area exceeding 100 square feet.

Townhouse. A single dwelling unit in a townhouse group, located or capable of being located on a separate lot; and being separated from the adjoining dwelling unit by an approved wall, extending from the foundation through the roof and structurally independent of the corresponding wall of the adjoining unit.

Transitional housing. As defined in California Government Code Section § 50801, transitional housing means housing with supportive services for up to 24 months that is exclusively designated and targeted for recently homeless persons. Transitional housing includes self-sufficiency development services, with the ultimate goal of moving recently homeless persons to permanent housing as quickly as possible, and limits rents and service fees to an ability-to-pay formula reasonably consistent with the United States Department of Housing and Urban Development’s requirements for subsidized housing for low-income persons. Rents and service fees paid for transitional housing may be reserved, in whole or in part, to assist residents in moving to permanent housing.

Agenda Item #10.6.

Part V: Definitions and Rules of Measurement
Part V, Page 24 | St. Helena Zoning Code | August 2023 Public Hearing Draft Transitory Lodging. Lodging provided for a period of up to 30 days.

Triplex. A three-family dwelling designed or used exclusively as residences. Includes three separate but attached dwelling units.

Top of bank. The highest elevation of land which confines to their channel waters flowing in an intermittent or perennial stream or river.

Turf. A ground cover surface of mowed grass.

Unenclosed. Open on at least one side.

Urban Limit Line. A parcel-specific boundary that marks the limit of where urban development is permitted within the incorporated area of St. Helena. The intent of the Urban Limit Line is to discourage urban sprawl by containing urban development within designated areas during the planning period.

Use, Accessory. See “Accessory use.”
Utilities. Garbage collection, sewer, water, electricity, gas and other heating, cooling, cooking and refrigeration fuels.

Vacancy rate. The number of uninhabited dwelling units that are available and suitable for occupancy expressed as a ratio to the total number of housing units.

Variance. The term applied to the procedure whereby the strict application of the provisions of this Title relating to height, area, yard requirements or other requirements of this Title may be modified in a particular instance. The term “variance” does not apply to a use modification.

Vehicle. A device by which any person or property may be propelled, moved, or drawn upon a highway, excepting a device moved exclusively by human power or used exclusively upon stationary rails or tracks. The definition of vehicles includes motor vehicles, recreational vehicles, recreational trailers and boats.

Very low-income household. A household whose income does not exceed the qualifying limits for very low-income families as established and amended from time to time pursuant to § 8 of the United States Housing Act of 193 7. The income limits for very low-income households, adjusted for family size, is published periodically in the California Code of Regulations, Title 25, § 6932.

Very low-income unit. Unit that is required to be rented to a very low-income household at an affordable rent.

Video game center. A commercial establishment which offers six or more electronic games as a form of entertainment.

Visibility triangle. On a corner lot, the triangle formed by the property lines extended to their intersection and a line connecting such property line extensions measured 35 feet from their point of intersection.

Agenda Item #10.6.

Part V: Definitions and Rules of Measurement
August 2023 Public Hearing Draft | St. Helena Zoning Code | Part V, Page 25 Figure 17.32.E: Setbacks
Wall. The vertical exterior surface of a building; or the vertical interior surfaces which divide a building’s interior space into rooms.

Warehouse. A building used primarily for the storage of goods and materials.

Waterway. Any natural or artificial stream, river, creek, ditch, channel, canal, conduit, culvert, drain, gully, ravine or wash in which water flows in a definite direction or course, either continuously or intermittently, and has a definite channel, bed and banks, and includes any area adjacent thereto subject to inundation by reason of overflow or flood water.

Wetlands. Areas that are inundated or saturated by surface or ground water at a frequency and duration sufficient to support, and that under normal circumstances do support, a prevalence of vegetation typically adapted for life in saturated soil conditions. Wetlands generally include swamps, marshes, bogs, and similar areas.

Wine production. A winery's total annual production equals either: (1) the sum of all wine created through fermentation in a given year, plus the net total of all fermented bulk wine received and shipped in the same year, or (2) the amount of wine bottled on the premises in the same given year, whichever is greater.

Wine marketing event. Any activity conducted at a small winery for the purpose of educating members of the wine trade and persons who have pre-established business relationships with the small winery or its owner/operator about the wine produced at the Small Winery in order to increase the amount of wine sold to those individuals. Marketing activities may include food service without charge when provided in association with such education and development but shall not include cultural and social events unrelated to such education and development.

Xeriscape. A style of landscape design requiring little or no irrigation or other maintenance. Xeriscape principles are listed in Chapter 17.25, Landscaping.

Zero lot line. The location of a building on a lot line in such a manner that one or more of the building’s sides rest directly on a lot line. See “Small lot development.” Zone. See “District.”
Agenda Item #10.6.

Part V: Definitions and Rules of Measurement
Part V, Page 26 | St. Helena Zoning Code | August 2023 Public Hearing Draft Zoning map. The officially adopted zoning map or maps of the City, together with all amendments subsequently adopted.

Zoning Code. Title 17 of the St. Helena Municipal Code consisting of the Code text and the official adopted Zoning Map.

Agenda Item #10.6.

Part V: Definitions and Rules of Measurement
August 2023 Public Hearing Draft | St. Helena Zoning Code | Part V, Page 27 Definitions of Uses
This chapter provides definitions for all uses established in the use tables in Part III, District Regulations. Refer to Chapter 17.32, Definitions of Terms, for definitions of the terms commonly used throughout this Title.

Accessory dwelling unit (ADU). See Section 17.22.030, Accessory Dwelling Units.

Active agricultural use. Includes animal husbandry, animal keeping, beekeeping, and cultivated agriculture.

Adult entertainment. An establishment of concern that, as a regular and substantial course of conduct, offers, sells or distributes adult-oriented merchandise, or that offers to its patrons materials, products, merchandise, services, entertainment or performances that have sexual arousal, sexual gratification, and/or sexual stimulation as their dominant theme, or are characterized by an emphasis on specified sexual activities or specified anatomical areas and are not customarily open to the general public because they exclude minors by virtue of their age. This classification does not include any establishment offering professional services conducted, operated, or supervised by medical practitioners, physical therapists, nurses, chiropractors, psychologist, social workers, marriage and family counselors, osteopaths, and persons holding licenses or certificates under applicable State law or accreditation from recognized programs when performing functions pursuant to the respective license or certificate.

Agriculture.

Animal husbandry. The use of land for the care and raising of livestock, equine, poultry, and dairy animals. This also includes any animal-related production uses incidental to the foregoing, including processing, drying, storage, and sales, excluding animal slaughter, meat cutting and packing, stockyards or the commercial feeding of garbage or offal to swine or other animals.

Animal keeping. The raising or keeping of domestic animals as provided in Title 6, Animals of the Municipal Code and Section 17.22.060, Animal Keeping.

Beekeeping. The keeping or propagation of honeybee hives for collection of honey or other bee products.

Cultivated agriculture. The planting, growing, and harvesting of crops or plants, or the preparation of land for this purpose, of more than one-half acre of land for viticulture, horticulture, pasturage, floriculture, or similar farming where a crop or final product is produced (but not necessarily offered for sale) for consumption.

Agricultural employee housing. Employee housing as set forth in California Health and Safety Code § 17008 for farmworkers.

Agricultural supply sales. An establishment or place of business primarily engaged in the retail or wholesale sale from the premises of farm supply, feed, grain, fertilizers, pesticides, and similar goods as well as the provision of agriculturally related services with incidental storage on a lot other than where the service is rendered.

Agenda Item #10.6.

Part V: Definitions and Rules of Measurement
Part V, Page 28 | St. Helena Zoning Code | August 2023 Public Hearing Draft Amphitheater. An open building with a central space surrounded by tiers of seats for spectators, for the presentation of dramatic, sporting, or other events.

Animal boarding facility/kennel. A facility for keeping, boarding, training, breeding, or maintaining, generally overnight or in excess of 24 hours, animals not owned by the owner or operator of the facility.

Automobile/Vehicle sales and services.

Auto rental. An establishment providing for the rental of automobiles, motorcycles, or other vehicles. Typical uses include car rental agencies. Excludes large vehicles and equipment.

Auto sales. A retail or wholesale establishment for the display and sale of new or used automobiles, small trucks and vans, motorcycles, and other motor vehicles. Excludes large vehicles and equipment.

Auto service and repair. The service and repair of automobiles, trucks, motorcycles, motor homes, boats, and recreational vehicles, including the incidental sale, installation, and servicing of related equipment and parts.

Car wash. A facility for and a process involving the washing or cleaning of automobiles or other motor vehicles A car wash may, but need not, include drying facilities. Car wash does not include a casual or occasional use of the premises to wash or clean automobiles or other motor vehicles that is done as a convenience or accommodation to customers or other persons and that constitutes a secondary use.

Large equipment sales, service, and rental. Sales, servicing, rental, fueling, and washing of large trucks, trailers, tractors, and other equipment used for construction, moving, farming/agricultural, or landscape gardening activities.

Service station. An establishment primarily engaged in retailing automotive fuels or retailing these fuels in combination with activities, such as providing minor automobile vehicle repair services; selling automotive oils, replacement parts, and accessories; or providing incidental food and retail services. Major motor vehicle repair (engine rebuilding or reconditioning of engines, motor vehicles or trailers; collision service, including body, frame or fender repair; over-all painting) is not permitted. This facility may include a “mini-mart” or a convenience store that sell products, merchandise, or services that are ancillary to the primary use related to the operation of motor vehicles.

Towing and impound yard. An establishment primarily engaged in towing light or heavy motor vehicles, both local and long distance. This establishment may provide incidental services, such as vehicle storage and emergency road repair services.

Bank or financial institution. A financial institution providing retail banking services. This classification includes only institutions that serve walk-in customers or clients, including banks, savings, and loan institutions, check-cashing services, and credit unions. Includes facilities that provide self-serve facilities; excludes drive-through facilities.

Business services.

Cleaning and janitorial services. An establishment that offers professional cleaning services.

Equipment rental and leasing. A service establishment that may offer a wide variety of household and business equipment, furniture, and materials for rental or leasing.

Agenda Item #10.6.

Part V: Definitions and Rules of Measurement
August 2023 Public Hearing Draft | St. Helena Zoning Code | Part V, Page 29 General business services. An establishment primarily engaged in providing personal services and commercial services to other businesses on a fee or contract basis, including advertising and mailing, legal document services, model building, and taxi services or delivery services with two or fewer fleet vehicles on-site.

Printing and copy services. An establishment providing printed or copied materials from digital or hard copy format originals, including printing and distribution of envelopes, business cards, and similar business products.

Security services. A service establishment that offers monitoring, theft prevention, or protection of individuals or property.

Caretaker residence. A building which is used as a residence by a security guard or caretaker of a commercial, industrial, public, or semi-public use, which is located on or adjacent to the premises occupied by the use, and which is reasonably necessary to provide adequate security for the use.

Catering. An accessory service to a restaurant that provides food or beverages at social events or other large gatherings.

Cemetery. An establishment primarily engaged in operating sites or structures reserved for the interment of human or animal remains, including mausoleums, burial places, and memorial gardens.

Cinema/theater. A facility for the indoor display of motion pictures on single or multiple screens and stage productions such as plays, ballets, and musical performances. This classification may include incidental food and beverage service to patrons as well as an auditorium within a building.

College or trade school. An institution of higher education primarily for adults providing curricula of a general, religious, or professional nature, granting degrees or professional certifications and including junior colleges, business and computer schools, management training, and technical and trade schools. This classification excludes Instructional Services.

Commercial laundry. A facility where articles of fabric are laundered by commercial grade machinery.

Does not include Laundromat, Self Service.

Communication facility.

Audio/video recording studio. An indoor facility including radio, television or music recording studios.

Telecommunications. See Section 17.22.270, Wireless Telecommunication Facilities.

Community assembly. A facility for public or private meetings and gatherings, including community centers, union halls, places of worship, meeting halls, and membership organizations. This classification includes the use of functionally related facilities for the use of members and attendees, such as kitchens, multi-purpose rooms, classrooms, and storage. Includes social halls, lodges, fraternal organizations, and clubs when owned and operated by nonprofit organizations.

Community garden. An area where neighbors and residents have the opportunity to contribute to and manage the cultivation of plants, herbs, vegetables, and fruits. May consist of individually tended plots on a shared parcel or many be communal on a single plot.

Contractor shop. An establishment for specialized business activities related to building construction.

This classification includes establishments for trades such as painting, carpentry, plumbing, heating, air-conditioning, roofing, landscaping, cabinetmaking, and sign-making.

Agenda Item #10.6.

Part V: Definitions and Rules of Measurement
Part V, Page 30 | St. Helena Zoning Code | August 2023 Public Hearing Draft Contractor’s office and showroom. An office or showroom of a business related to building construction. This classification excludes storage yards.

Contractor’s yard. Premises used by any person for the storage, maintenance, repair and processing of equipment, materials and other items involved in construction of physical facilities or in the operation of a fleet of rolling stock.

Cottage food operation. An enterprise where an individual prepares or packages non-potentially hazardous foods in his or her private home for sale to consumers and as it is defined in California Health and Safety Code §113758.

Crop services. An establishment that provides agriculturally related services including pesticide application and tree maintenance.

Cultural institution. A public or private institution and/or associated facility engaged in activities to promote aesthetic and educational interest among the community that are open to the public on a regular basis. This classification includes performing arts facilities, community centers, arenas, auditoriums, event and conference spaces, spaces for display or preservation of objects of interest in the arts or sciences, libraries, museums, and historical sites. This classification excludes schools or institutions of higher education providing curricula of a general nature (see College or Trade School).

Custom and artisan manufacturing. An establishment primarily engaged in on-site production of goods by hand manufacturing or artistic endeavor, which involves only the use of hand tools or small mechanical equipment and the incidental direct sale to consumers of only those goods produced on site. Typical uses include metalworking, pottery and ceramic studios with a kiln, glass furnace, or woodworking.

Day care facility. A commercial establishment providing non-medical care for persons on a less than 24-hour basis other than Family Day Care. This classification includes nursery schools, preschools, and day care facilities for children or adults, and any other day care facility licensed by the State of California.

Dry cleaning facility. A facility engaged in the cleaning of fabrics in an essentially non-aqueous solvent by means of one or more washes in solvent and extraction of excess solvent. Does not include Dry Cleaners, Drop-Off and Pick-Up.

Eating and drinking establishment.

Bar. A business, whether called a bar, nightclub, lounge, or other, that serves alcoholic beverages for consumption on the premises as a primary use, including on-sale service of alcohol including beer, wine, and mixed drinks and amplified music as an accessory use. This subclassification excludes formula businesses.

Brewpub. An establishment that is a hybrid between a restaurant and a brewery engaged in the small-scale production of specialty or craft beer that sells at least 25 percent of the beer produced on-site with significant food services in a restaurant or bar. Brewpubs may also sell beer to go or distribute it to offsite destinations.

Mobile food vendor. A business engaged in the sale of prepared, pre-packaged or unprepared, unpackaged food or foodstuffs from a mobile vending unit on private or public property.

Agenda Item #10.6.

Part V: Definitions and Rules of Measurement
August 2023 Public Hearing Draft | St. Helena Zoning Code | Part V, Page 31 Restaurant, full service. An establishment where food and beverages are served to patrons on-site. This subclassification excludes formula businesses.

Restaurant, limited counter service. A restaurant where more than 50 percent of food, frozen desserts, or beverages intended for immediate consumption is available after a short waiting time and is packaged or presented in such a manner that it may be readily eaten off the premises as well as on the premises where it is sold; and where the facilities for onpremises consumption of the food items are insufficient for the volume of customers purchasing such items. This subclassification includes, but is not limited to, cafes, coffee shops, ice cream shops, delicatessens, bakeries, and sandwich shops, and by-the-slice pizza parlors with indoor or outdoor seating for customers. This subclassification excludes formula businesses.

Emergency services. Facilities for parking and the dispatch of emergency medical transport services, including ambulance, fire, police, and rescue. May include offices and facilities for cooking and sleeping of on-duty personnel.

Emergency shelter. As defined in California Health and Safety Code § 50801(e), emergency shelter means housing with minimal supportive services for homeless persons that is limited to occupancy of six months or less by a homeless person, including, but not limited to, navigation centers, bridge housing, and respite or recuperative care. No individual or household may be denied emergency shelter because of an inability to pay.

Family day care, large. As defined in California Health and Safety Code Section § 1596.78, a large family daycare home means a facility that provides care, protection, and supervision for seven to 14 children inclusive, including children under 10 years of age who reside at the home, as set forth in § 1597.465 and as defined in those regulations.

Family day care, small. As defined in California Health and Safety Code Section § 1596.78 a small family daycare home means a facility that provides care, protection, and supervision for eight or fewer children, including children under 10 years of age who reside at the home, as set forth in § 1597.44 and as defined in those regulations.

Food and beverage sales.

Farmers market. Temporary but recurring outdoor retail sales of primarily raw, unprocessed fruits, vegetables, nuts, plants, flowers, and prepared products such as jellies, breads, and meats that are predominantly grown or produced by vendors who sell them. Also includes sale of non-food items (processed food, artisan items, clothing, leather, art, etc.) Fruit and vegetable market. A retail establishment that primarily sells fresh produce.

Grocery store. A store limited to 10,000 square feet in gross floor area with retail sales of meat, produce, dairy, baked goods, and groceries with accessory sales of household goods and delicatessen items.

Liquor store. A retail establishment that primarily sells alcoholic beverages.

Public market. A retail location made up of small independent retail or food/drink businesses where each shop or stall is owner-operated.

Roadside stand. An open-air retail establishment that sells agricultural products produced on-site.

Agenda Item #10.6.

Part V: Definitions and Rules of Measurement
Part V, Page 32 | St. Helena Zoning Code | August 2023 Public Hearing Draft Winery tasting room. An establishment that sells wines on behalf of one or more wineries and enables consumers to taste wine (with and without charge) as a regular part of the sales process. The wines for tasting and for sale must be made from a minimum of 75 percent Napa Valley grapes and must be labeled Napa Valley or be a sub-appellation of the Napa Valley. The permit requires a Type 02 ABC license. Food may be provided if it is at no cost to the consumer, is made off premises, and the facilities are approved by Napa County Environmental Management.

Wine shop. An establishment that purchases and sells wines from multiple wineries and distributors. Wines may be made in other counties in California, other states, or other countries. Beer sales may occur in a wine shop. Incidental wine tastings may occur in wine shops. Wine shops are not owned by wineries and must possess a Type 20, 21, or 42 license from Alcoholic Beverage Control.

Food preparation. An establishment preparing and/or packaging food for off-site consumption only, including catering kitchens, small-scale specialty food production, and commercial kitchens. This classification excludes establishments with an industrial character in terms of processes employed, waste produced, water used, and traffic generation. May include ancillary retail sales of items prepared on the premises.

Formula business. A business which is required by contractual or other arrangement to maintain any of the following: standardized services, decor, uniforms, architecture, signs, trademark, name, or other similar standardized features which cause them to be substantially identical to 10 or more other businesses in the United States regardless of ownership or location. This shall include, but not be limited to, retail sales and service, visitor accommodations, wholesale and industrial operations. Does not include formula restaurants, which are prohibited.

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.

Fuel storage. A facility engaged in the storage of gasoline or other fuel sources.

Funeral home or mortuary. An establishment primarily engaged in the provision of services, involving the care, preparation, or disposition of human remains and conducting memorial services.

This subclassification includes funeral parlors, crematories, and mortuaries, but excludes cemeteries and burial parks.

Government office. An administrative, clerical, or public contact office of a government agency, including postal facilities and courts, along with the storage and maintenance of vehicles. Includes public and quasi-public noncommercial uses (open to the public but privately owned), buildings and facilities of an administrative, educational, religious, cultural, communications or public service nature.

This classification excludes corporation yards, equipment service centers, and similar facilities that require maintenance and repair services and storage facilities for related vehicles and equipment.

Health club or fitness center. A facility used for sports, health, and recreational uses, including tennis or racquetball courts, swimming pools, weight training, exercise classes, health spas, and other similar uses.

Agenda Item #10.6.

Part V: Definitions and Rules of Measurement
August 2023 Public Hearing Draft | St. Helena Zoning Code | Part V, Page 33 Heavy equipment repair. An establishment engaged in the repair of heavy-duty vehicles, construction equipment and apparatus, as well as equipment associated with any form of heavy manufacturing.

Home occupation. A commercial use conducted on residential property by the residents that is incidental to the primary residential use of the dwelling.

Hospital or clinic. A State-licensed facility providing medical, surgical, psychiatric, or emergency medical services to sick or injured persons. This classification includes facilities for inpatient or outpatient treatment, including substance-abuse programs and teen crisis counseling centers, as well as training, research, and administrative services for patients and employees. This classification excludes veterinary and animal hospitals (see Veterinary Clinic).

Indoor recreation. An establishment that provides indoor amusement or recreation services conducted within an enclosed building. This classification includes but is not limited to arcades, bingo halls, bowling alleys, billiard parlors, video game center, card rooms, and ice- and roller-skating rinks.

Industrial, general. An establishment engaged in the manufacturing of non-edible products from extracted or raw materials or recycled or secondary materials, or bulk storage and handling of such products and materials. Production typically involves some transformation by way of heating, chilling, combining, or through a chemical or biochemical reaction or alteration. Toxic, hazardous, or explosive materials may be produced or used in large quantities as part of the manufacturing process. These industrial activities may produce impacts on nearby properties, such as noise, gas, odor, dust, or vibration. This classification includes manufacturing for biomass energy conversion, commercial cosmetics and perfumes, electrical appliances, apparel and textile mills, leather and allied products manufacturing, wood and paper, glass and glass products, chemical products, medical/pharmaceutical products, plastics and rubber, nonmetallic minerals, primary and fabricated metal products, and automotive and heavy equipment.

Instructional services. An establishment that offers specialized programs in personal growth and development such as music, martial arts, vocal, fitness, dancing, reading, and math instruction.

Attendance is typically limited to hourly classes rather than full-day instruction. These establishments do not grant diplomas or degrees, though instruction could provide credits for diplomas or degrees granted by other institutions. Includes art, dance, photography, or music studio offering instruction, including retail as an accessory use. This classification also includes tutoring facilities which offer academic instruction to individuals or groups.

Live/work. An integrated housing unit and working space occupied and utilized by a single household in a structure designed or structurally modified to accommodate joint residential occupancy and work activity.

Laundromat, self-service. A facility where patrons wash, dry, or iron clothing or other fabrics in machines operated by the patron.

Lodging.

Bed and breakfast inn. A home occupation in an owner-occupied residence in which transitory lodging and breakfast is provided to guests for compensation.

Boarding house. A dwelling unit, other than a hotel, bed and breakfast, or condominium hotel, used in whole or in part to provide short-term or long-term lodging for compensation under multiple separate written or oral agreements.

Agenda Item #10.6.

Part V: Definitions and Rules of Measurement
Part V, Page 34 | St. Helena Zoning Code | August 2023 Public Hearing Draft Hotel. An establishment with two or more rooms or suites that are used to provide overnight or extended-stay lodging to transient patrons.

Short-term rental. The rental of any residential structure or any portion of any residential structure for occupancy for dwelling, lodging, or sleeping purposes for 30 or fewer consecutive calendar days.

Low barrier navigation center. A housing-first, low-barrier, service-enriched shelter focused on moving people into permanent housing that provides temporary living facilities while case managers connect individuals experiencing homelessness to income, public benefits, health services, shelter and housing. (See California Government Code § 65660.)
Maker’s space. A workspace for an artist or artisan or for a group of artists or artisans practicing an applied art or craft, including but not limited to candle-making, pottery and ceramics (no kiln allowed), jewelry, or multi-media, with incidental retail sales of items produced on the premises. Uses in a maker’s space typically do not produce significant odors, fumes, noise, or other disturbances.

Manufacturing, packaging, and processing. An establishment engaged in the production, processing, packaging, or manufacturing of food or beverage products and where instruction, direct sales, tasting, or on-site consumption are incidental to the food or beverage production activity. This classification excludes wineries and the slaughtering of animals which is not allowed.

Micro-brewery. An establishment engaged in the small-scale and independent manufacturing that produces 15,000 barrels or less of specialty or craft beer per year. A small tasting room or bar for visiting consumers is allowed on site although a minimum of 75 percent of the beer produced must be sold in off-site locations through any one of the following ways:

1. Wholesale, i.e. the brewer sells to a wholesaler who in turn sells to a retailer or the brewer acts as a wholesaler and sells directly to a retailer;

2. Direct sales, i.e. the brewer sells directly to the consumer via carry-outs or sales from an onsite taproom or restaurant.

Micro-distillery. A small, often boutique-style facility established to produce beverage grade spirit alcohol from any source or substance that is licensed to manufacture, store, and sell spirits produced in single batches (as opposed to larger distillers' continuous distilling process.

Mining.

Gravel mining operations. A facility engaging in the extracting, producing, handling, milling, or other processing of gravel.

Mining and quarrying of nonmetallic minerals. A facility engaging in the extracting, producing, handling, milling, or other processing of nonmetallic minerals.

Mobile home. As defined in § 18008 of the California Health and Safety Code or manufactured home as defined in § 18007 of the California Health and Safety Code, a movable dwelling constructed on a chassis, designed for use without a permanent foundation, and designed to be connected to utilities.

Excludes manufactured modular housing designed to be placed on a permanent foundation and recreational vehicles, recreational vehicles as defined in § 799.24 of the California Civil Code and § 18010 of the California Health and Safety Code, commercial coaches, and or factory-built housing, as defined in § 19971 of the California Health and Safety Code.

Agenda Item #10.6.

Part V: Definitions and Rules of Measurement
August 2023 Public Hearing Draft | St. Helena Zoning Code | Part V, Page 35 Model home sales office. A dwelling temporarily used as a sales office for on-site sales for a residential development under construction.

Multi-family dwelling. Two or more attached dwelling units on a single lot. Types of multi-family dwellings include duplexes, single room occupancy units, townhouses, and apartment buildings.

Office.

Business, professional, and technology. An office of a firm, organization, or agency providing professional, executive, management, or administrative services, such as accounting, architectural, computer software design, engineering, graphic design, interior design, legal, and tax preparation.

Medical and dental. An office providing consultation, diagnosis, therapeutic, preventive, or corrective personal-treatment services by doctors or dentists; medical and dental laboratories that see patients; licensed acupuncturists; and similar practitioners of medical and healing arts for humans licensed by the State of California. Incidental medical and/or dental research within the office is considered part of the office use if it supports the on-site patient services.

Walk-in clientele. An office providing direct services to patrons or clients without prior appointments. This use classification includes employment agencies, insurance agent offices, real estate offices, travel agencies, utility company offices, and offices for elected officials. It does not include banks or check-cashing facilities, which are separately classified and regulated (see Bank or Financial Institution).

Wholesale office. An office of a wholesale firm excluding storage or on-site shipping and receiving of products.

Winery office (off-site). An office performing off-site administrative functions for a winery.

On-site storage facilities. The indoor or outdoor storage of any materials, products, or equipment on the premises.

Outdoor dining. An area set up outside the confines of a commercial structure with tables, chairs, and other furnishings for the purpose of offering seating to patrons while selling, offering for sale, and serving food and beverages by an adjoining restaurant in which the same food and beverages are offered for sale, sold, and served.

Outdoor display and sales. The display or sale of any materials, products, or equipment outside of a building.

Parking facility. A surface lot or structure with five or more parking spaces situated contiguous to one another or in close proximity, providing parking as the primary use of a site, typically for a fee.

Excludes parking provided incidental to another on-site activity.

Personal services.

Hair salon/Nail salon/Spa. A service establishment that offers hairstyling, manicuring, spa treatments, or similar services. May include retail sales.

Dry cleaners, drop-off, and pick-up. A facility operated for the primary purpose of dry cleaning clothing and other fabrics utilizing a process that involves the use of dry cleaning solvents. May include tailoring.

Agenda Item #10.6.

Part V: Definitions and Rules of Measurement
Part V, Page 36 | St. Helena Zoning Code | August 2023 Public Hearing Draft Laundromat, self-service. A self-serve clothes washing establishment containing one or more washers and drying, ironing, finishing, or other incidental equipment.

Massage establishment. An establishment having a fixed place of business where any person engages in or carries on any method of pressure on or friction against, or stroking, kneading, rubbing, tapping, pounding, vibrating, or stimulating of the external parts of the body with the hands or with the aid of any mechanical electrical apparatus or appliances with or without such supplementary aids as rubbing alcohol, liniments, antiseptics, oils, powder, creams, lotions, ointments, or other similar preparations commonly used in this practice. Such establishment shall have health enhancement as part of its purpose. Exempted from this definition are massage therapists operating in conjunction with and on the same premises as a physician, surgeon, chiropractor, osteopath, nurse or any physical therapist (State-licensed professions or vocations) who are duly State-licensed to practice their respective professions in the State of California.

Tanning salon. A commercial establishment where patrons can expose themselves to ultraviolet light to darken their skin.

Tattoo and piercing. An establishment whose principal business activity is one or more of the following: (1) using ink or other substances that result in the permanent coloration of the skin using needles or other instruments designed to contact or puncture the skin; or (2) creation of an opening in the body of a person for the purpose of inserting jewelry or other decoration.

Processing of agricultural products primarily produced on the premises. A facility engaging in the processing of crops primarily grown on-site, excluding Large Wineries.

Public services, major. Services for the public that include water treatment facility, wastewater treatment facility, corporation yard, warehouse, and other services that provide major public infrastructure services for urban development.

Public services, minor. Services for the public that include utility substations, pumping stations and other transmission and distribution facilities.

Recreational facility, active. A public or private play field, athletic fields and facilities, including baseball/softball diamonds, basketball courts, volleyball courts, tennis courts, golf courses, bicycle courses, rollerblade and skateboard courses, swimming pools and boating/fishing facilities.

Recreational facility, passive. A park, playground, trail, botanical garden, or related open space.

Research and development. A facility for the scientific research and the design, development, and testing of electrical, electronic, magnetic, optical, pharmaceutical, chemical, and biotechnology components and products in advance of product manufacturing conducted entirely within an enclosed building. This classification includes assembly of related products from parts produced off site, where the manufacturing activity is secondary to the research and development activities, in addition to involving the production of experimental products.

Retail.

Art gallery. A commercial establishment exclusively engaged in the sale, loan, and exhibition of paintings, sculpture, photography, video art, or other works of art.

Agenda Item #10.6.

Part V: Definitions and Rules of Measurement
August 2023 Public Hearing Draft | St. Helena Zoning Code | Part V, Page 37 Building materials and supply. Retail sales or rental of building supplies or equipment. This classification includes lumber yards, tool and equipment sales, or equipment rental establishments, and includes establishments devoted principally to taxable retail sales to individuals for their own use. This subclassification does not include Construction and Material Yards, Auto Rental, hardware stores less than 10,000 square feet in gross floor area, or plant nurseries.

Firearms sales. A business engaged in the selling, transferring, or leasing any firearm or ammunition, either directly or indirectly.

Furniture store. A retail store primarily selling home furnishings including draperies, floor coverings, furniture, glass and chinaware.

General retail and merchandise. The retail sale or rental of merchandise not specifically listed under another use classification. This subclassification includes retail establishments such as clothing stores, small hardware stores (with 10,000 square feet or less of gross floor area), and businesses retailing the following goods: antiques, household pets and pet supplies, toys, hobby materials, handcrafted items, jewelry, cameras, photographic supplies and services (including portraiture and retail photo processing), pharmacies, electronic equipment, sporting goods, department stores, kitchen utensils, hardware, appliances, art supplies and services, paint and wallpaper, carpeting and floor covering, office supplies, bicycles, and new automotive parts and accessories (excluding vehicle service and parts replacement. Retail sales may be combined with other services such as office machine, computer, electronics, bicycle, and similar small-item repairs.

Health care equipment. An establishment that offers for sale primarily medical equipment and supplies.

Nursery, lawn, and garden supply store. An establishment primarily engaged in retailing nursery and garden products, accessory garden supplies, and trees, shrubs, plants, seeds, bulbs, and sod that are predominantly grown elsewhere. These establishments may sell a limited amount of a product they grow themselves.

Saddle and equestrian store and repair. An establishment that offers for sale primarily equipment and supplies related to equestrian uses. May include repairs of such equipment.

Tobacco/smoke shop. An establishment dedicated to the display, sale, distribution, delivery, offering, furnishing, or marketing of tobacco, tobacco products, or tobacco paraphernalia.

Used merchandise store. An establishment engaged in the purchase, barter, exchange, or sale of any secondhand merchandise of value, or which deals in secondhand goods. Does not include Antique Store.

Reupholstery and furniture repair. An establishment engaged in the maintenance or repair of upholstery, furniture, and similar items.

School. A facility for primary or secondary education, including public schools, charter schools, and private and parochial schools having curricula comparable to that required in the public schools of the State of California.

Senior center. A facility that offers services and activities to promote the physical, mental and social well-being of seniors.

Agenda Item #10.6.

Part V: Definitions and Rules of Measurement
Part V, Page 38 | St. Helena Zoning Code | August 2023 Public Hearing Draft Short-term rental. A use in which overnight accommodations are provided to guests for compensation for periods of less than 30 days in a single-family dwelling.

Single-family dwelling. A building designed exclusively for and occupied exclusively by one single housekeeping unit. Includes site-built homes and modular homes.

Single room occupancy (SRO). Housing (consisting of single- room dwelling units) that is the primary residence of its occupant or occupants. The unit must contain either food preparation or sanitary facilities (and may contain both) if the project consists of new construction, conversion of nonresidential space, or reconstruction. For acquisition or rehabilitation of an existing residential structure or hotel, neither food preparation nor sanitary facilities are required to be in the unit. If the units do not contain sanitary facilities, the building must contain sanitary facilities that are shared by tenants. A project's designation as an SRO cannot be inconsistent with the building's zoning and building code classification.

Small recycling facility. A recycling facility accessory to a primary use devoted exclusively to the collection of recyclable materials from the public. A small recycling facility does not include the processing of recycled products. A small recycling facility may include: mobile recycling units, reverse vending machines and groupings of reverse vending machines (including bulk reverse vending machines), kiosk type units (may be permanent), and unattended containers placed for the donation of recyclable materials. See Section 17.22.220, Small Recycling Facilities.

Solar energy system. Any solar energy collection device and all associated appurtenances, including energy storage, used for the purposes of heating or cooling or generating electricity for a primary or accessory structure.

Storage, personal. A facility offering enclosed storage with individual access for personal effects and household goods including mini-warehouses and mini-storage, and records or inventory storage for businesses. This classification includes moving company businesses which offer storage and transporting services, but excludes workshops, hobby shops, manufacturing, or commercial activity.

Timeshare. See Section 17.22.260, Time Share Uses.

Transit station and terminal. A facility for passenger transportation operations, including rail stations, bus terminals, taxi, and scenic and sightseeing facilities. Includes truck, bus, taxi, van and limousine terminals and service centers. This category excludes maintenance centers.

Veterinary clinic. An infirmary for the treatment of small animals, including overnight care.

Warehousing, wholesale, and distribution. An establishment engaged in selling merchandise to retailers and other contractors; industrial, commercial, institutional, farm, or professional business users; other wholesalers; or acting as agents or brokers in buying merchandise for or selling merchandise to such persons or companies. This category does not include freight forwarding terminals.

Wildlife sanctuary. An area of land managed as a nature reserve that serves as a place of refuge for wildlife. Includes wildlife sanctuaries, botanical gardens, outdoor nature areas and other similar facilities and uses for passive use.

Winery event center. A facility for major public assembly events such as concerts, art festivals, banquets and special wine tastings. Winery event centers are an accessory use to a large winery.

Agenda Item #10.6.

Part V: Definitions and Rules of Measurement
August 2023 Public Hearing Draft | St. Helena Zoning Code | Part V, Page 39 Winery, large. An agricultural processing facility used for wine production and the fermenting and processing of grape juice into wine, the refermenting of still wine into sparkling wine, and processes and practices used in the creation of ports, sherries, and the like. Includes manufacturing, packaging, commercial sales, and grape sampling facilities; crushing of grapes; fermenting and processing of grape juice; ageing and processing of wine; distillation; bottling of wine; on-site disposal of winery waste generated on a site; and warehousing and shipping of wine. Uses accessory to a winery, including offices, laboratories, equipment maintenance shops, employees' eating facilities, cooperage repair shops, wine storage tanks, scales, and boiler rooms, are allowed.

Winery, small. An agricultural processing facility used for wine production and the fermenting and processing of grape juice into wine, and the refermenting of still wine into sparkling wine. Small wineries are an accessory use to a residential use.

Winery visitor center. A day use area including tour and tasting facilities, retail sales of wines and wine-related items, catering shops, cafes, restaurants, delicatessens, and drinking places. Must be conducted within structures specifically designated for such uses. Winery visitor centers are an accessory use to a large winery.

Wine warehousing. A building used for the wholesale storage or distribution of wine and allied wine products from any source.

Agenda Item #10.6.

Part V: Definitions and Rules of Measurement
Part V, Page 40 | St. Helena Zoning Code | August 2023 Public Hearing Draft Rules of Measurement

17.34.010 Measuring Fractions
Whenever this Code requires calculation of distances or the number of parking spaces, dwelling units or other aspects of development or the physical environment expressed in numerical quantities, and the result of a calculation contains a fraction of a whole number, the results will be rounded as follows:

General Rounding. Fractions of one-half (0.5) or greater shall be rounded up to the nearest whole number and fractions of less than one-half (0.5) shall be rounded down to the nearest whole number, except as otherwise provided.

Exception for State Affordable Housing Density Bonus. The calculation of fractions related to permitted bonus density units for projects eligible for bonus density pursuant to California Government Code § 65915 or any successor statute, and Chapter 17.29, Density Bonus, any fractional number of units shall be rounded up to the next whole number.

17.34.020 Measuring Distances
Measurements are Shortest Distance. When measuring a required distance, such as the minimum distance between a structure and a lot line, the measurement is made at the closest or shortest distance between the two objects.

Distances are Measured Horizontally. When determining distances for setbacks and structure dimensions, all distances are measured along a horizontal plane from the appropriate line, edge of building, structure, storage area, parking area, or other object. These distances are not measured by following the topography or slope of the land.

Measurements Involving a Structure. Measurements involving a structure are made to the closest support element of the structure. Structures or portions of structures that are entirely underground are not included in measuring required distances.

Measurement of Vehicle Stacking or Travel Areas. Measurement of a minimum travel distance for vehicles, such as garage entrance setbacks and stacking lane distances, are measured down the center of the vehicle travel area. For example, curving driveways and travel lanes are measured along the center arc of the driveway or traffic lane.

Measuring Radius. When a specified land use is required to be located a minimum distance from another land use, the minimum distance is measured in a straight line from all points along the lot line of the subject project, in all directions.

Agenda Item #10.6.

Part V: Definitions and Rules of Measurement
August 2023 Public Hearing Draft | St. Helena Zoning Code | Part V, Page 41 Figure 17.34.020: Measuring Distances

17.34.030 Measuring Height
Parapet or Flat Roof. For buildings with a parapet of flat roof, building height is measured from the average level of the highest and lowest points where the vertical plane of the exterior walls touch existing or finished grade, whichever is lower, to the highest point on the roof, the top of the parapet wall, the wall coping of a flat roof, or the deck line of a mansard roof.

Sloped Roof. For buildings with a hipped, gabled, gambrel, or other sloped roof design, building height is measured from the average level of the highest and lowest points where the vertical plane of the exterior walls touch existing or finished grade, whichever is lower, to the highest point on the highest ridge.

Agenda Item #10.6.

Part V: Definitions and Rules of Measurement
Part V, Page 42 | St. Helena Zoning Code | August 2023 Public Hearing Draft Figure 17.34.030.A: Measuring Building Height
Stories. In measuring the number of stories in a building, the following rules shall apply:

1. An interior balcony or loft shall be counted as a full story if its floor area exceeds onehalf of the total area of the nearest full floor directly below it or if it is enclosed on more than two sides.

2. A basement shall be counted as a full story if the vertical distance between finished grade and the finished surface of the floor above the basement is more than four feet at any point.

3. A story shall not exceed 25 feet in height from the upper surface of the floor to the ceiling above.

4. An attic is not considered a story provided it is unconditioned, unfinished, and less than seven feet at its highest point with an average height not exceeding four feet.

Agenda Item #10.6.

Part V: Definitions and Rules of Measurement
August 2023 Public Hearing Draft | St. Helena Zoning Code | Part V, Page 43 Figure 17.34.030.B: Measuring Building Stories
Fences and Walls. The height of fences, walls, and other landscape structures shall be measured as the vertical distance from the midpoint between the highest and lowest natural grade immediately adjacent to both sides of the fence or wall to the highest point of the fence or wall.

Figure 17.34.030.C: Measuring Height of Fences or Walls Decks. Deck height is determined by measuring from the ground to the top of the floor of the deck directly above the ground below.

Figure 17.34.030.D: Measuring the Height of Decks
Agenda Item #10.6.

Part V: Definitions and Rules of Measurement
Part V, Page 44 | St. Helena Zoning Code | August 2023 Public Hearing Draft Antennas. The height of antennas shall be measured as described in Section 17.22.270, Wireless Telecommunication Facilities.

17.34.040 Measuring Lots
Lot Width. Lot width is the horizontal distance between the side lot lines, measured at right angles to the lot depth at a point midway between the front and rear lot lines.

Lot Depth. Lot depth is measured along a straight line drawn from the midpoint of the front property line of the lot to the midpoint of the rear property line or to the most distant point on any other lot line where there is no rear lot line.

Figure 17.34.040: Measuring Lot Width and Depth
Average Slope. The average slope of a parcel is calculated using the following formula:

S = 100(I)(L)/A, where:

1. S = Average slope (in percent)

2. I = Contour interval (in feet)

3. L = Total length of all contour lines on the parcel (in feet)

4. A = Area of subject parcel (in square feet)

17.34.050 Measuring Floor Area and Floor Area Ratio
Areas included in floor area measurement. The floor area is measured as the sum of the gross horizontal floor areas of a building measured from the exterior face of exterior walls, or from the centerline of a wall separating two buildings. Areas included and excluded from floor area are listed below.

Agenda Item #10.6.

Part V: Definitions and Rules of Measurement
August 2023 Public Hearing Draft | St. Helena Zoning Code | Part V, Page 45

1. Included in Floor Area Calculation.
a. All habitable space (as defined in the Building Code) that is below the roof and within the outer surface of the main walls of principal or accessory buildings or the centerlines of party walls separating such buildings or portions thereof. b. In cases where no walls exist, the area covered by the roof excluding two feet on each side of the structure for a standard roof projection. c. Interior walkways or corridors, interior courtyards, walkways, paseos, or corridors covered by a roof or skylight.
d. All floors of enclosed stairways, stairwells or elevator shafts.

2. Excluded from Floor Area.
a. Mechanical, electrical, and communication equipment rooms that do not exceed two percent of the building's gross floor area.
b. Bay windows or other architectural projections where the vertical distance between the lowest surface of the projection and the finished floor is 30 inches or greater.
c. Any areas that satisfy the landscape and open space base zone requirements. d. In the case of a multi-story building that has covered or enclosed stairways, stairwells or elevator shafts, the horizontal area of such features shall be counted only once at the floor level of their greatest area of horizontal extent. e. In non-residential buildings, areas used for off-street parking spaces or loading spaces, driveways, and maneuvering aisles that are located below the finish grade of the property.
f. Arcades, porticoes, and similar open areas that are located at or near street level and are accessible to the general public but are not designed or used as sales, display, storage, service, or production areas.
g. Outside areas used for sales and/or display (e.g., plant nurseries, building materials, auto sales, wine production, etc.).
h. A building or structure consisting of nonusable floor space such as a garage, carport, or storage shed.
i. Unfinished attics, crawlspaces, and basements shall not be included unless converted and finished as usable floor space.

Agenda Item #10.6.

Part V: Definitions and Rules of Measurement
Part V, Page 46 | St. Helena Zoning Code | August 2023 Public Hearing Draft Figure 17.34.050: Measuring Floor Area
Floor Area Ratio (FAR). The floor area ratio (FAR) is the ratio of the floor area, excluding the areas described below, of all primary and accessory buildings on a site to the site area. To calculate the FAR, floor area is divided by site area, and typically expressed as a decimal. For example, if the floor area of all buildings on a site totals 20,000 square feet, and the site area is 10,000 square feet, the FAR is expressed as 2.0. The following are excluded from Floor Area in calculating FAR.

1. Underground Areas. Floor area located below finished grade.

2. Parking. Parking areas located below finished grade or finished floor of habitable space where the vertical distance between finished grade and finished floor is less than six feet.

3. Small Accessory Structures. Accessory structures up to 120 gross square feet.

4. Unenclosed Porches. Porches where at least one of the longest dimensions is unenclosed.

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

Unenclosed and unroofed decks, uncovered patio slabs, unroofed porches, landings, balconies and stairways with an elevation of less than 18 inches above finished grade; Eaves and roof overhangs projecting up to three feet from a wall; Agenda Item #10.6.

Part V: Definitions and Rules of Measurement
August 2023 Public Hearing Draft | St. Helena Zoning Code | Part V, Page 47 Trellises, pergolas, and similar structures that have roofs that are at least 50 percent open to the sky with uniformly distributed openings;
Swimming pools and hot tubs that are not enclosed in roofed structures or decks; and One small, non-habitable accessory structure under 120 square feet. More than one small non-habitable accessory structure shall be included in lot coverage.

Figure 17.34.060: Determining Lot Coverage

17.34.070 Determining Lot Frontage
Corner Lot. The front of a lot is either of the two lines adjacent to the streets as platted, subdivided, or laid out, except that the front lot line shall be that line which is obviously the front by reason of the prevailing custom of the other buildings on the block. If such front is not evident, then as determined by the Community Development Director, either may be considered the front of the lot, but not both.

Through Lot. The front of a through lot abuts the street that neighboring lots use to provide primary access.

17.34.080 Measuring Setbacks
A setback line defining a required setback is parallel to and at the specified distance from the corresponding front, side, or rear property line, as shown in Figure 17.34.080.A: Determining Setbacks – Interior Lot and Figure 17.34.080.B: Determining Setbacks – Corner Lot. Required setbacks shall be unobstructed from the ground to the sky except where allowed pursuant to this Title, subject to compliance with the Building Code. All required setbacks shall be determined by their relationship to the front of a lot.

Agenda Item #10.6.

Part V: Definitions and Rules of Measurement
Part V, Page 48 | St. Helena Zoning Code | August 2023 Public Hearing Draft Figure 17.34.080.A: Determining Setbacks – Interior Lot Figure 17.34.080.B: Determining Setbacks – Corner Lot
The following special regulations for determining required setbacks apply when a lot abuts a proposed street or alley.

Setback Abutting Planned Street Expansions. If a property abuts an existing or proposed street for which the existing right-of-way is narrower than the right-of-way ultimately required for the street, the required setback shall be established from the future right-of-way rather than the property line.

Agenda Item #10.6.

Part V: Definitions and Rules of Measurement
August 2023 Public Hearing Draft | St. Helena Zoning Code | Part V, Page 49 Setbacks abutting Alleys.

1. If a side lot line abuts an alley, the yard shall be considered an interior side yard rather than a corner side yard.

2. In computing the minimum setback for any lot where such setback abuts an alley, no part of the width of the alley may be considered as part of the required setback.

Flag lots.

1. The panhandle portion of the lot shall be excluded when determining the required setbacks and yards.

2. The Planning Commission may waive the minimum setback requirements of existing units after review of the location of the proposed panhandle, the width of the landscape area and the location of buildings in the vicinity.

Exceptions. In unusual cases, the Community Development Director shall have the authority to establish the location of the setback and yard standards in relation to any existing or proposed buildings or structures.

17.34.090 Measuring Signs
The calculation of measurements related to signs are described in Chapter 17.27, Signs.

Agenda Item #10.6.

Part V: Definitions and Rules of Measurement
Part V, Page 50 | St. Helena Zoning Code | August 2023 Public Hearing Draft This page intentionally left blank.

Agenda Item #10.6.

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13 14
15 16
17 18
19 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.

Agenda Item #10.6.

5 6

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

Agenda Item #10.6.

5 6

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
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.

See also the same
edit approved by
the CC on October
10th.
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.

See also the CC edits to this Section from October
10th hearing.

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

Agenda Item #10.6.

5 6

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
47 48
49 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 …"
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.

Agenda Item #10.6.

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15 B C D E F G
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.

Agenda Item #10.6.

5 6

B C D E F G
Date of
Comment
Name of
commenter
Section/Subsection
Name
Description of edit Notes/Proposed Edit to the Code Date edit made in final document
16 17
18 19
20 21
22 23
24 25
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.

No edit needed.
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.

Agenda Item #10.6.

5 6

B C D E F G
Date of
Comment
Name of
commenter
Section/Subsection
Name
Description of edit Notes/Proposed Edit to the Code Date edit made in final document
26 27
28 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:

Agenda Item #10.6.

1 2
3 4
5 6
7 8
9 10

B C D E F G
City of St. Helena - Zoning Code Update
Public Hearing Draft - October 2023
CITY COUNCIL SUBSTANTIVE EDITS October 10, 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
101023 City Council
Section

17.22.030.D.2.a.i
Accessory Dwelling Units. As described in the
October 10th staff report ihis Section applies to the
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 strikeout text noted
more flexibility will potentially allow more ADUs to
not have to be subject to the cost of building a
separate utility connection.

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.
101023 City Council
Section

17.22.230.E.2
Small Wineries: Update the residence requirement
to include the primary residence of the owner and
their family and the winery manager.

E.2 Small wineries must be an accessory
use to a residential use. The residential
use must be the primary residence of
the winery owner or their family
members (i.e. children, parents,
grandparents or grandchildren) or the
resident winery manager.
101023 City Council
Section

17.22.230.E.52
Small Wineries: Retain the original 85% grape
source requirment and update this section to
provide an exception for temporary replanting or
replacement in which case the grapes may be
sourced from within the City limit.

A minimum of 85 percent of the grape
source utilized for the wine produced at
the small winery must be grown on the
premises, on parcels whose property
lines adjoin the parcel upon which the
small winery is located, or on any parcel
that is immediately adjacent to or across
any public or private street, excluding
Highway 29, from that parcel upon
which the small winery is located.

However, if (1) the winery is being
temporarily replanted or (2) the winery
has sustained crop damage, the grapes
may be sourced from within the City
limits in proportion to the extent of the
vines being replanted or replaced
because of crop damage until
production is reestablished at preplanting or pre-replacement levels.

Agenda Item #10.6.

83578.00101\41699097.2

Exhibit B Zoning Map
[Attached behind this cover page]
Agenda Item #10.6.

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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
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
" " "
" " "
" " "
Mobile Home Park Overlay
Parking Exemption District
Planned Development Overlay
St. Helena City Limits
! ! !
! St. Helena Urban Limit
Parcels
Waterways
0 ®
1,000 2,000
Feet
Adopted by the City Council October 24, 2023
Notes: 1. Parcels subject to the Historic Preservation
Overlay are identified on a separate map, the Historic
Preservation Overlay Map.

2. Refer to Figure 9.1 in the General Plan for the Flood Plain Overlay.

3. 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 #10.6.

83578.00101\41699097.2

Exhibit B-1 Historic Preservation Overlay Map
[Attached behind this cover page]
Agenda Item #10.6.

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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
City of St. Helena Historic Preservation Overlay Map
Historic Preservation Overlay
St. Helena City Limits
! ! !
!
! St. Helena Urban Limit
Parcels
® Waterways
0 1,000 2,000
Feet
Adopted by the City Council October 24, 2023
Notes: This Historic Preservation Overlay Map is subject to change and should only be used for reference. For the most up to date information please contact the City of St. Helena Planning Department.

Main St
Sulphur Creek
Agenda Item #10.6.

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 #10.6.

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 #10.6.

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 #10.6.

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 #10.6.

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 #10.6.

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 #10.6.

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 #10.6.













 
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Agenda Item #10.6.

 










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./01232104056/67b5c025d0e6f/<4251c
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Agenda Item #10.6.












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Agenda Item #10.6.











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Agenda Item #10.6.

 










Agenda Item #10.6.






 



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Agenda Item #10.6.






 




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Agenda Item #10.6.






 



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Agenda Item #10.6.






 




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Agenda Item #10.6.






 




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Agenda Item #10.6.






 




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Agenda Item #10.6.






 




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Agenda Item #10.6.






 




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Agenda Item #10.6.






 




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Agenda Item #10.6.






 




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Agenda Item #10.6.






 




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Agenda Item #10.6.






 



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Agenda Item #10.6.






 




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Agenda Item #10.6.