St. Helena City Council
April 23, 2024

2 Dear Planning Commissioners,
We are writing to express our hope that you do not rezone 1933 Spring Street to high density housing. Open space and historic vineyards are what gives St. Helena and this neighborhood its charm. The listing for the property even calls it the “Soul of Spring Street” for 90 years. Vineyards are what drive our local economy. They generate jobs in the vineyard, income to suppliers and produce the wine that makes our town and region famous. Putting high density housing in this neighborhood does not seem to fit with its characteristics nor consistent with the General Plan. The traffic and street parking will create many blind spots for cars turning onto Spring street and make it very dangerous for young students to bike and walk to school. The traffic coming out of a high-density location will already impact the back-ups at Spring and Main during rush hours.

The city has many other vacant, unproductive, and dilapidated sites that need improving and seem more suitable for high density housing. Plus, these sites are closer to traffic lights and the Hwy 29 transportation corridor. Why not improve and encourage investment in these non-productive locations as identified in the Housing Element such as sites 5, 2, 1 and the much-studied site 3? Let’s not crush the “soul” of Spring Street, let’s preserve and nourish it.

Sincerely,
Jack and Kate Oliver
1248 Hudson
Agenda Item #11.1.

1 Xinia Gamero
From: Spadarotto, Kate J <[email protected]> Sent: Tuesday, April 2, 2024 5:15 PM
To: Public Comment
Subject: [External] No to rezoning 1933 Spring St & Transfer Tax I believe that changing the zoning will negatively impact that part of town. Not only will the infrastructure put a strain on an already strained area, it will drop the property values and decrease the desirability of the area.

I do think we need to do something for the town which is 1. Support the hotel development to increase TOT tax or 2. Support more short term rentals to increase the TOT tax or 3. Increase the sales tax by

0.025% for the city. I think imposing a transfer tax would not accomplish what is thought. It will drive property values even higher (to include the tax in the price of the home) which will prevent our town from being affordable for growing families. Hurting the schools and many other things that make this town so special.

Thank you,
Kate
To help protect your privacy, Microsoft Office prevented automatic download of this picture from the Internet.

Kate Spadarotto
Global Real Estate Advisor
Estate & Wine Industry Specialist
Sotheby’s International Realty
1229 Adams Street, St. Helena, CA 94574
707.321.6231
DRE 02014569
2024 President, North Bay Association of Realtors
Certified in Wine, Winemaking and Vineyards from UC Davis To help protect your privacy, Microsoft
Office prevented automatic download of
this picture from the Internet.

To help protect your privacy, Microsoft
Office prevented automatic download of
this picture from the Internet.

To help protect your privacy, Microsoft
Office prevented automatic download of
this picture from the Internet.
*Wire Fraud is Real*. Before wiring any money, call the intended recipient at a number you know is valid to confirm the instructions. Additionally, please note that the sender does not have authority to bind a party to a real estate contract via written or verbal communication. This e-mail and any attachments are confidential. If you are not the intended recipient of this e-mail, please immediately delete its contents and notify us.

Agenda Item #11.1.

RICK TOOKER
[email protected]
D 707.967.4152
April 2, 2024
Via Email to: [email protected]
[email protected]
[email protected]
City of St. Helena
Planning Commission
1088 College Avenue
St. Helena, CA 94574
Re: GPA 2024-005/ZMA 2024-005 - General Plan/Zoning Amendment Upzoning Opportunity Site #10 from Medium Density Residential (MR) to High Density Residential (HR)
Dear Chair Ponte and Planning Commissioners:

Farella, Braun + Martel (“FBM”), located at 899 Adams Street in St. Helena, represents property owners in the community who have expressed concern over the City’s April 2, 2024 consideration of rezoning a 4.4 acre parcel located on Spring Street between Hudson Avenue and Valley View Street (APN 009-441-023). This parcel, commonly referred to as the Quaglia Vineyard Property, has been identified as an Opportunity Site for residential development (Site #10) as part of the 2023-2031 Housing Element Update adopted in May 2023 and subsequently revised in July 2023.

Background
FBM has significant experience with local housing policy and strategies. We have supported clients and local agencies relating to housing locally in the Napa County, and many of us have personally served in the past as planning commissioners and technical staff responsible for providing advisory recommendations to city councils. Some on our staff have personally directed and prepared housing elements for multiple local area communities, all of which were certified by Housing and Community Development (HCD). As a result, we appreciate the need for developing and preserving an adequate supply of housing in St. Helena, including housing affordable to all economic segments of the community. We sincerely support St. Helena’s efforts to identify opportunity sites and to protecting existing housing and plan for new residential development, particularly for lower income households.

Review of the pertinent Planning Commission agenda materials indicates that the Quaglia Property has been zoned Medium Density Residential (MR) for decades, including during the Agenda Item #11.1.

St. Helena Planning Commission
April 2, 2024

two Housing Element Cycles prior to 2023. However, in this most recent 6th Housing Element Cycle, the City determined the parcel should be rezoned from Medium Density Residential (MR) to High Density Residential (HR). This upzoning represents an alarming increase in housing density that is inconsistent with the existing character of the surrounding neighborhood.

Although discussion has occurred associated with this upzoning, including prior to and with adoption of the Housing Element, it was not until recently when the details of this property specifically was recognized during the public notice period. Concerns about the Quaglia Property have become more evident for neighbors and interested community members.

Issues with Current Staff Report & Plan Details
As the Planning Commission knows, Spring Street and the streets adjacent to the sides and rear of the Quaglia Property (Olive, Hudson, and Valley View streets) contain single-family homes built at the low end of MR density at approximately 6 du/ac. These neighborhoods are not developed remotely close to the density proposed on the Quaglia Property at between 16.1 and 28 du/acre. Moreover, the existing single-family neighborhoods abutting the Quaglia Property are almost entirely one story in height. The proposal to increase the allowable height of new development on the Quaglia Property to 42 feet, together with the afore-referenced significant density increase, completely disregards generally acceptable professional planning practice. The proposed density and heights are more aligned with what is customarily planned in suburban city centers and adjacent to downtowns where development is feathered outward from the core and avoids abrupt deviations in building mass and scale that otherwise would adversely affect existing community character.

This is not to say that the Quaglia Property should not be an opportunity site for future residential development. We recognize that the analysis pertaining to the Quaglia Property, both in past analysis preceding approval of the Housing Element and more recently with the proposed General Plan/Zoning Map Amendments, is being characterized at far less than its potential as presented in the materials prepared for Planning Commission consideration on April 2, 2024.

Below are just a few examples:
- The entire 4.4-acre Quaglia Property is planned for redeveloped under HR density. At the high end of range between 16.1 and 26 du/acre, this represents a potential for up to 114 units. However, the reporting incorrectly references actual HR density, which is up 28 du/acre. This represents 123 units (7.3 percent more units). Additionally, state density bonus law provides for allowances that is mandatory by local agencies in the number of total housing units when a development exceeds certain affordability levels. Therefore, a suggestion that the maximum number of units based on a zoning density, whether at 114 more correctly 123 units, is not substantiated in our experience working on countless developments.

Three story developments (to include partially subterranean and surface parking) are in American Canyon and Napa with similar densities proposed on the Quaglia Property.

Some, such as the development on the corner of Soscol and Central avenues, are adjacent Agenda Item #11.1.

St. Helena Planning Commission
April 2, 2024

to existing low-rise single-family housing foreshadowing the significance of the potential for adverse impact to the neighborhood surrounding Opportunity Site #10. - Assumed development of the Quaglia Property is 20 du/acre or 88 units (44 lower income units/44 moderate income), which is a fraction of the high end of the HR density range including what is allowable under mandatory state density bonus provisions. However, our experience with development of countless projects requiring a significant percentage of lower and moderate income housing units indicates that density bonuses are frequently sought to offset the affordable units providing proportionately more market rate housing.

Therefore, total units could be higher than 88 units.

Additionally, mandatory zoning concessions are often required by the permitting agency, which frequently include a reduction in off-street parking. The City provides a new strategy to reduce parking for studio and one-bedroom units at just one parking space per unit. However, this is not reflective of parking reality (except in the case of senior housing). A reduction in on-site parking will almost certainly result in significant onstreet parking impacts. Frequent concessions also include additional building height, which in the case of the Quaglia Property is proposed at 42 feet. An example of parking inadequacy in an existing development with similar densities to what is proposed for the Quaglia Property can be seen in Napa at First Avenue west of Freeway drive where each unit is assigned two parking spaces and on-street parking on both sides of the street is awful.
- The materials presented to the Planning Commission explain that the City is responsible for planning underdeveloped and vacant land to accommodate its Regional Housing Needs Allocation (RHNA), but they do not clearly explain that future development will be constructed as planned. Our experience indicated that Opportunity Site #10 could be developed much differently as planned. Note that in the description of future potential development, assumed to be 88 units at 20 du/acre, there is no reference to market or above-market rate housing, and unless the property is transferred to a non-profit develop, there is no possible return on investment to develop the site. This omission of full disclosure is something the Planning Commission should explore further in its deliberations of the proposed General Plan/Zoning Map Amendments. - The materials presented to the Planning Commission suggest that the Quaglia Property could be developed differently from what is assumed, inferring that it could also be proposed to be at a lower density. However, it is unlikely that a development proposed below the HR density range (less than 16.1 du/acre), or for that matter less than 20 du/acre or 88 units, would be considered by the City to be consistent with applicable housing policy and zoning regulations. An argument that future development proposed at the low end of the density range at 16.1 du/acre or 70 units, let alone with little or no affordable units, would likely be considered inconsistent with the City’s General Plan.

Agenda Item #11.1.

St. Helena Planning Commission
April 2, 2024

- A development containing the large number of units proposed on the Quaglia Property will require a second point of egress separate from Spring Street to accommodate emergency service vehicles as well as for general distribution of residential and service related vehicle trips. This will result in either demolition of an existing single-family home on Olive, Hudson or Valley View streets, or connecting to the only existing undeveloped property near the northwest corner of Olive and Valley View streets.

Typically, each residential unit generates approximately 10 average daily vehicle trips (ADT), which at 88 units assumed by the City to be built in the materials presented to the Planning Commission will be 880 ADT.

This could be substantially more when considering development at HR density will likely be toward the high end of the density range (not including mandatory state density bonus provisions). Putting into perspective the number of vehicle trips for all homes abutting the Quaglia Property on Spring, Olive, Hudson, and Valle Verde streets, just 290 ADT are generated. These roads are not designed at a width to accommodate this level of traffic where two vehicles often cannot pass each other with parking on both sides of the street.

These issues are not fully vetted in the materials presented to the Planning Commission for consideration on April 2, 2024. The potential for adverse impacts has been underestimated based on real-life experience of affordable housing development, including the assumed mix of lower and moderate income housing at just 88 units on the Quaglia Property.

Project Alternatives
The Planning Commission has options other than approving the upzoning on Opportunity Site #10, regardless of HCD’s threat (and ultimately its decision) to decertify the Housing Element Update. Similarly, the Commission is not constrained by the City staff recommendation that there are no options and the most expeditious path to recertification is to approve the General Plan/Zoning Map Amendments.

The suggestion that the Planning Commission has no alternative, whether inferred by HCD or directly stated in the materials presented to the Commission, is an afront to the purpose and intent of open public meetings. The Planning Commission is tasked with encouraging and welcoming public comment and taking into consideration public testimony in its deliberations and final recommendation to the City Council. As presented in HCD’s letter threatening decertification in the record (before it decided to decertify the Housing Element Update), and the materials presented by City staff who essentially opine that there is no other option than to approve the recommended action. If true, then why even hold a public hearing at all.

The point here is that rezoning of Opportunity Site #10 is not the issue per se, but rather it is about the number of units that the property offers regardless of its recommended zoning. The Planning Commission has the authority to forward a recommendation to the City Council to approve the proposed General Plan/Zoning Map Amendments, but to remove that portion of the recommended action of upzoning Opportunity Site #10 to HR zoning.

Agenda Item #11.1.

St. Helena Planning Commission
April 2, 2024

The result of this recommendation would be that the Quaglia Property would retain its density range of 6.1 to 16 du/acre. However, the Planning Commission could also recommend to Council the proposed General Plan Amendment included specific policy relating to the Quaglia Property to be developed at the high end of the density range to include a mix of 70 lower and moderate income residential units (instead of 88 units), represent a minor reduction of just 18 units and still within the cushion in the plan to achieve the RHNA. Coincidently, given state mandated density bonus law for affordability at these levels (50-50 lower and moderate income units), 20 du/acre would easily be achieved as provided by the state wherein no analysis is required when planning for housing at this density.

There may also be a method of retaining MR density but requiring by policy or code the 20 du/acre on the 4.4 acre Quaglia Property without upzoning the parcel to HR density. With thoughtful planning, an elegant solution could be developed by the City to address this issue of concern to so many residents and it could avoid remanding back the Housing Element Update, as referenced ‘starting over’ in the reporting to the Planning Commission in the reporting materials for April 2, 2024.

Another example of creative problem-solving well within the scope of allowable policy and regulation would be to apply PD zoning to Opportunity Site #10. The purpose and intent of the PD district is to provide for a variety of housing types and densities and to achieve superior relationships among uses, both within and surrounding the Quaglia Property. As explained in Zoning Ordinance Section 17.21.0505, Planned Development Overlay (PD), this approach promotes innovation and creativity in development concepts, as well as cohesive, high-quality and aesthetically pleasing urban structure that otherwise will not exist with abrupt deviations of densities and heights on Spring Street and the neighborhoods to the Quaglia Property under HR zoning.

There may be other possibilities to addressing this issue that have not been considered here in this letter which City staff, the Planning Commission, and concerned community members have thought about after the April 2, 2024 packet materials were circulated. Again, our intention is not to preclude reasonable planning of residential development for the Quaglia Property or resetting the plan for meeting St. Helena’s RHNA. Rather, we propose exploring creative planning solutions that better reflect St. Helena’s character, while retaining housing strategies to provide for its RHNA in this 6th Housing Element Cycle.

Very truly yours,
Rick Tooker
rft: Katherine Philippakis, Esq.

Agenda Item #11.1.

City of St. Helena 2023-2031 Housing Element Update Certified, September 25, 2023

0.Introduction
Insert Cover over this page. Do not alter any Heading 1s underneath the covers.

Agenda Item #11.1.

City of St. Helena 2023-2031 Housing Element Update Certified, September 25, 2023 Agenda Item #11.1.

City of St. Helena 2023-2031 Housing Element Update Certified, September 25, 2023 i
Table of Contents
Introduction ............................................................................................................................. iii

1. Policy Document
Policy Document Contents .................................................................................................................................................................... 1-1 Organization of the Policy Document.................................................................................................................................................... 1-3 Key Findings and Recommendations..................................................................................................................................................... 1-5 Goals, Policies, and Implementation Programs..................................................................................................................................... 1-9 Quantified Objectives........................................................................................................................................................................... 1-48

2. Needs Assessment
Needs Assessment Contents ................................................................................................................................................................. 2-1

1. Introduction................................................................................................................................................................................ 2-7

2. Review of the Existing Housing Element .................................................................................................................................. 2-34

3. Demographic and Economic Trends ......................................................................................................................................... 2-58

4. Population and Employment Projections.................................................................................................................................. 2-80

5. Housing Conditions.................................................................................................................................................................. 2-84

6. Housing Market Conditions...................................................................................................................................................... 2-97

7. Special Housing Needs........................................................................................................................................................... 2-108

8. Non-governmental and Governmental Constraints................................................................................................................ 2-130

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

10. Zoning for a Variety of Housing Types.................................................................................................................................... 2-173

11. Housing Resources................................................................................................................................................................. 2-180 Appendix A: Affirmatively Further Fair Housing (AFFH)
AFFH Contents ......................................................................................................................................................................................A-1

1. Introduction................................................................................................................................................................................A-5

2. Summary of Fair Housing Issues.................................................................................................................................................A-9

3. Segregation and Integration Patterns and Trends....................................................................................................................A-14

4. Local Area of Knowledge .........................................................................................................................................................A-99

5. Sites Inventory Analysis..........................................................................................................................................................A-102

6. Contributing Factors...............................................................................................................................................................A-107 Appendix B: Comments on the Public Review Draft Housing Element.................................. B-1 Agenda Item #11.1.

City of St. Helena 2023-2031 Housing Element Update Certified, September 25, 2023 ii
Agenda Item #11.1.

City of St. Helena 2023-2031 Housing Element Update Certified, September 25, 2023 iii
Introduction
Purpose of the Element
Since 1969, California has required that all local governments (cities and counties) adequately plan to meet the housing needs of everyone in the community. California’s local governments meet this requirement by adopting housing plans as part of their “general plan” (also required by the state). General plans serve as the local government’s "blueprint" for how the city and/or county will grow and develop and include seven required elements: land use, transportation, conservation, noise, open space, safety, and housing. The law mandating that housing be included as an element of each jurisdiction’s general plan is known as “housing-element law.” California’s housing-element law acknowledges that, in order for the private market to adequately address the housing needs and demand of Californians, local governments must adopt plans and regulatory systems that provide opportunities for (and do not unduly constrain), housing development. As a result, housing policy in California rests largely upon the effective implementation of local general plans and, in particular, local housing elements.

Although the Housing Element is one of seven required elements of the general plan, it has several unique requirements that set it apart from the other six. State law (Government Code Section 65580 (et seq.)) specifies in detail the topics that the housing element must address and sets a schedule for required updates every eight years. The housing element is also the only element reviewed and certified by the State for compliance with State law. Every jurisdiction in the State of California is required to submit a Housing Element to the Department of Housing and Community Development (HCD) for review and certification.

The 2023-2031 Housing Element establishes a comprehensive plan to address housing needs in St. Helena over the eight-year planning period between January 31, 2023, and January 31, 2031. The Housing Element sets the community goals and policies surrounding the development, rehabilitation, and preservation of housing units to meet the needs of St. Helena residents (present and future. St. Helena is a member of the Association of Bay Area Association of Governments and, therefore, is required submit an updated Housing Element to HCD by January 31, 2023.

Agenda Item #11.1.

City of St. Helena 2023-2031 Housing Element Update Certified, September 25, 2023 iv
Housing Element Update Components
The 2023-2031 Housing Element Update consists of two parts; the Housing Needs Assessment, and this Housing Element Policy Document.

1. The Policy Document states goals, policies,
implementing program, and quantified objectives for the development, rehabilitation, and preservation of housing.

The Policy Document is the action plan that reacts directly to the findings of the Housing Needs Assessment and input
from the community. The City will implement the actions specified in the Policy Document throughout the planning period.

2. The Needs Assessment identifies and analyzes the
existing and projected housing needs, provides a list of sites for housing development that are adequate to accommodate the City’s regional housing needs allocation, documents constraints to housing production, and analyzes fair housing.

In short, the Needs Assessment provides the context for the City's housing action plan.

Agenda Item #11.1.

City of St. Helena 2023-2031 Housing Element Update Certified, September 25, 2023 5 1.Policy Document
.

Agenda Item #11.1.

City of St. Helena 2023-2031 Housing Element Update Certified, September 25, 2023 Agenda Item #11.1.

City of St. Helena 2023-2031 Housing Element Update Certified, September 25, 2023 1-1
Policy Document Contents
Organization of the Policy Document .................................................................................... 1-3 Key Findings and Recommendations ..................................................................................... 1-5 Review of Existing Housing Element ..................................................................................................................................................... 1-5 Demographic and Economic Trends ...................................................................................................................................................... 1-5 Housing Conditions............................................................................................................................................................................... 1-5 Special Housing Needs.......................................................................................................................................................................... 1-6 Non-governmental and Governmental Constraints............................................................................................................................... 1-7 Sites Inventory and Zoning for a Variety of Housing Types ................................................................................................................... 1-7 Affirmatively Furthering Fair Housing.................................................................................................................................................... 1-8 Goals, Policies, and Implementation Programs ..................................................................... 1-9 Goal 1 A Diversity of Housing to Meet Local Needs ......................................................................................................................... 1-9 Goal 2 High-Quality Neighborhoods with a Balance of Housing Types .......................................................................................... 1-20 Goal 3 Conservation of Existing Housing........................................................................................................................................ 1-29 Goal 4 Assistance to Support Affordable Housing .......................................................................................................................... 1-33 Goal 5 Resource Conservation........................................................................................................................................................ 1-40 Goal 6 Affirmatively Furthering Fair Housing.................................................................................................................................. 1-43 Quantified Objectives ........................................................................................................... 1-48 Quantified Objectives by Type............................................................................................................................................................. 1-48 Quantified Objectives Summary Table................................................................................................................................................. 1-49 Agenda Item #11.1.

City of St. Helena 2023-2031 Housing Element Update Certified, September 25, 2023 1-2
Agenda Item #11.1.

City of St. Helena 2023-2031 Housing Element Update Certified, September 25, 2023 1-3
Organization of the Policy Document
The 2023-2031 Housing Element Policy Document includes six goals, supported by policies and implementation programs that aim to address identified housing needs during the planning period. The goals, policies, and programs of the Housing Element establish a policy framework to guide city decision-making to meet identified housing needs. The Policy Document is organized under the following goal titles:

1. A Diversity of Housing to Meet Local Needs

2. High-Quality Neighborhoods with a Balance of Housing

3. Conservation of Existing Housing

4. Assistance to Support Affordable Housing

5. Resource Conservation

6. Affirmatively Further Fair Housing
Goals
The housing goals are articulated as general “end condition statements,” which describe a desired outcome or end state. The goals do not contain an action verb as they reflect a final statement of what the city hopes to achieve. Goals describe ideal future conditions for a topic and tend to be general and broad in nature. How the goal will be achieved is established via the applicable policies and programs.

Policies
Policies are statements on the position the City takes to implement a goal. Policies contained in the Housing Element are important statements as they provide a clear and unambiguous statement that guides a specific course of action for decision-makers to achieve a desired goal. Future actions and development must be consistent with these policies.

Programs
While many policies can be implemented as part of standard City operations, some policies require specific programs to assure their implementation. Housing programs define the specific actions the City will undertake to achieve the stated goals and policies.

For more information, please see the Policy Document Reader's Guide diagrams on the following page.

Agenda Item #11.1.

City of St. Helena 2023-2031 Housing Element Update Certified, September 25, 2023 1-4
Reader's Guide: Goals and Policies
Reader's Guide: Implementation Programs
Agenda Item #11.1.

City of St. Helena 2023-2031 Housing Element Update Certified, September 25, 2023 1-5
Key Findings and Recommendations
The following section summarizes the key findings in the Housing Needs Assessment and references the resulting programs.

Review of Existing Housing Element
Since the City of St. Helena adopted the Housing Element Update in 2014, the City successfully implemented a majority of the Housing Element implementation programs. Between 2014 and 2021, the City was successful in obtaining additional funding for affordable housing production, preserving existing affordable housing units, and promoting the expansion of multifamily and mixed use housing through the recent 2040 General Plan Update. The City also successfully implemented programs incentivizing and streamlining affordable housing development and revised development standards related to second units for state compliance. While the 2040 General Plan Update process required significant staff time and delayed implementation of some Municipal Code amendments, the City is currently (2022) undertaking a zoning code update that will address the remaining code amendments implementation measures during the 6th cycle. As the code update draws to its conclusion, the City will have more resources available to implement the remaining implementation actions, which have been continued and expanded in the 2023-2031 Housing Element.

Demographic and Economic Trends
Generally, the population of the Bay Area continues to increase because of natural growth and the strong economy drawing new residents to the region. The population of St. Helena increased by 2.1 percent from 2000 to 2020, which is lower than the growth rate of the Bay Area. In 2019, St. Helena’s youth population under the age of 18 was 1,050 and senior population 65 and older was 1,636. These age groups represent 17.2 percent and 26.8 percent, respectively, of St. Helena’s population. Program H-A commits the City to providing sufficient housing sites to meet the needs of the population and Programs H-H and H-I address workforce housing.

Housing Conditions
Number of Homes. The number of new homes built in the Bay Area has not kept pace with the demand, resulting in longer commutes, increasing prices, and exacerbating issues of displacement and homelessness.

The number of homes in St. Helena increased, 4.4 percent from 2010 to 2020, which is above the growth rate for Napa County and below the growth rate of the region’s housing stock during this time period. Program H-N, H-O work to facilitate higher density development, and H-P works to provide residential development opportunities in commercial areas through the implementation of mixed-use zoning.

Home Prices. A diversity of homes at all income levels creates opportunities for all St. Helena residents to live and thrive in the community.

Agenda Item #11.1.

City of St. Helena 2023-2031 Housing Element Update Certified, September 25, 2023 1-6
• Ownership. The largest proportion of homes had a value in the range of $1 million-$1.5 million in 2019. Home prices increased by 118.2 percent from 2010 to 2020. Program H-GG works to increase affordable homeownership opportunities in St. Helena through the pursuit of mortgage credit certificates.
• Rental Prices. The typical contract rent for an apartment in St. Helena was $1,470 in 2019. Rental prices increased by 15.7 percent from 2009 to 2019. To rent a typical apartment without cost burden, a household would need to make $59,160 per year. Programs H-DD, H-EE, H-FF, and H-HH work to assist the development of affordable housing. Program H-II includes a commitment to support the Housing Choice Voucher program and to support efforts to expending funding for the program.

Housing Type. It is important to have a variety of housing types to meet the needs of a community today and in the future. In 2020, 63.9 percent of homes in St. Helena were single family detached, 6.1 percent were single family attached, 6.2 percent were small multifamily (2-4 units), and 18.4 percent were medium or large multifamily (5+ units). Between 2010 and 2020, the number of single-family units increased more than multifamily units. Generally, in St. Helena, the share of the housing stock that is detached single family homes is above that of other jurisdictions in the region. Programs aimed at addressing the lack of affordable housing types include H-A, H-B, H-E, H-H, H-I, H-J, H-M, H-P, and H-W.

Cost Burden. A household is considered “cost-burdened” if it spends more than 30 percent of its monthly income on housing costs, while those who spend more than 50 percent of their income on housing costs are considered “severely cost-burdened.” In St. Helena, 21.1 percent of households spend 30-50 percent of their income on housing, while 16.6 percent of households are severely cost burden and use the majority of their income for housing. Lower-income, Latinx, and large households are disproportionally impacted by housing cost burdens. Programs including H-E, H-H, H-M, H-DD, H-EE, and H-FF work to reduce the costs of production or create more affordable housing opportunities by streamlining development approvals, incentivizing affordable housing types, generating funds, and reducing fees.

Special Housing Needs
People with Disabilities. In St. Helena, people with disabilities make up around 12 percent of the total population. Children (under 18) make up around 38 percent of the developmentally disabled population, while adults make up around 62 percent. Most of the developmentally disabled population reside with their parent, family, or guardian.

Senior Households. Senior households represent a higher percentage of the total households in St. Helena, at about 39 percent of households in the city. There is a large income disparity between seniors who rent housing and seniors who own their home. Most seniors who rent make 0 to 30 percent of AMI, and sixty-eight percent of senior households in this income category have housing cost burdens. By contrast, most seniors who own make greater than 100 percent of AMI; thirteen percent of senior households in this category experience housing cost burdens.

Agenda Item #11.1.

City of St. Helena 2023-2031 Housing Element Update Certified, September 25, 2023 1-7
Farmworkers. The number of permanent farm workers in Napa County has increased from 2,916 in 2002 to 4,290 in 2017, while the number of seasonal farm workers decreased from 7,855 to 5,734. In St. Helena, the migrant worker student population totaled 20 during the 2019-20 school year, an increase of two students since the 2016-17 school year.

Persons Experiencing Homelessness. According to a Point in Time Count provided by the Chief of Police, there is one homeless person who resides in St. Helena. Countywide, many of the persons experiencing homelessness report chronic substance abuse or mental illness.

Programs H-E, H-H, H-I, H-BB, H-FF, H-KK, H-LL, H-NN, H-OO respond to the city's special housing need by streamlining development review, incentivizing development, or providing directly funding for construction or rehabilitation of housing for those with special needs.

Non-governmental and Governmental Constraints
The non-governmental constraints that restrict building in St. Helena include the price of land, cost of construction, flooding, conservation easements and long-term vineyard leases, and a lack of rental accessory dwelling units. The governmental controls analyzed in this section were land use controls, codes and enforcements, on-and off-site improvements, fees and exactions, processing and permit procedures, and regulations affecting housing for persons with disabilities. The land use controls including zoning and current General Plan land use designations do not constrain residential development; however, some changes are necessary to streamline the design review process. Additionally, water and sewer access are constrained, and the City must prioritize service for proposed development that includes housing for lower-income households (Program H-C). Additionally, St. Helena must also amend the Zoning Code to allow for low barrier navigation centers, consistent with State law. See Program H-F for more information.

Sites Inventory and Zoning for a Variety of Housing Types Sites Inventory. In combination with the City’s pending projects and ADU development trends, the sites inventory provides adequate sites to meet the City’s RHNA allocation and buffer requirements. St. Helena received a RHNA of 256 total units distributed across very low-income (104 units), low-income (59 units), moderate-income (26 units), and above moderate-income (67 units) categories. A total of 83 lower income housing units can be accommodated on City-owned properties and 332 total housing units can be accommodated on vacant and non-vacant sites. Multiple property owners of vacant and non-vacant sites are supportive of and interested in housing development on their properties. See Program H-A for more information.

Zoning for a Variety of Housing Types. St. Helena’s Zoning Code allows for a variety of housing types in the City including multiple-family units, transitional and supportive housing, single-room occupancy units, manufactured and mobile homes, and accessory dwelling units. However, to comply with Section 65915 through 65918 of the California Government Code, St. Helena should amend the Zoning Code to reflect the new Agenda Item #11.1.

City of St. Helena 2023-2031 Housing Element Update Certified, September 25, 2023 1-8
maximum density bonus provisions that were adopted by the State in 2020. Program H-F commits the City to updating the Zoning Code for compliance with State law.

Affirmatively Furthering Fair Housing
Concentrations of Lower- and Moderate-Income Earning Populations. In St. Helena, residents with low and moderate household incomes are concentrated in the eastern portion of the city. The Housing Element ensures available land to accommodate all income levels on sites located across the city. Efforts to combat this impediment are outlined in Programs H-A, H-B, H-N, H-O, H-R, H-S, H-U, H-V, H-W, and H-AA.

Insufficient Housing Stock for Farmworkers. Farmworker housing is a critical need in Napa County and St. Helena due to the presence of year-round agricultural production. The migratory and sometimes seasonal nature of farm work poses housing challenges for the community and are seen as an impediment for St. Helena.

Efforts to combat this impediment are outlined in Programs H-E, H-H, H-I, and H-KK.

Lack of Affordable Housing Types. There is a lack of diversity in housing types that restricts development of affordable housing in St. Helena. Local land use and zoning regulations perpetuate this deficiency by limiting the form of housing that can be developed on a particular site. Much of the residentially zoned parcels within the city are zoned low and medium density residential and are not compatible with the construction of duplexes, triplexes, quadplexes and multifamily housing developments. The City is upzoning a number of parcels as a part of the Housing Element Update to allow higher density residential development. Efforts to further combat this impediment are outlined in Programs H-A, H-B, H-E, H-H, H-I, H-J, H-M, H-N, H-P, H-R, H-S, H-V, H-W, H-AA, H-DD, H-EE, H-FF, H-GG, H-LL, and H-NN.

Agenda Item #11.1.

City of St. Helena 2023-2031 Housing Element Update Certified, September 25, 2023 1-9
Goals, Policies, and Implementation Programs
Goal 1 A Diversity of Housing to Meet Local Needs
To facilitate development of a variety of housing types to meet the full range of housing needs throughout our community, with particular emphasis on housing for our local workforce, people with special housing needs, and people with extremely low, very low, low, and moderate incomes.

Policies
HE 1.1 Maintain a sufficient supply of land zoned for residential development to meet the identified housing need at all income levels.

HE 1.2 Work with property owners and developers to facilitate development of new affordable housing throughout the community.

HE 1.3 Encourage the development of affordable housing and remove non-governmental development constraints, as feasible.

HE 1.4 Remove governmental constraints to housing.

HE 1.5 Address workforce housing needs by supporting in-fill and mixed-use development near downtown.

HE 1.6 Encourage innovative housing types and designs.

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

Agenda Item #11.1.

City of St. Helena 2023-2031 Housing Element Update Certified, September 25, 2023 1-10
Implementation Program Objectives
Implements
What
Policies
Who is
Responsible
Potential
Funding
Source
Timeframe
H-A Available Sites Inventory
The City will prepare a sites inventory and suitability analysis that identifies suitable sites for housing
development that allows targeted income housing
developers to have a clear idea of what sites are suitable for meeting the Regional Housing Needs of the City. To
accommodate the remaining lower-income RHNA of 156
units, the City of St. Helena will identify and rezone a minimum of 14 acres to the HDR zoning district, allowing exclusively residential uses and a minimum of 20 units per acre to a maximum of 28 units per acre by January 31,
2024. Rezoned sites will permit owner-occupied and rental multifamily uses by right pursuant to Government Code
section 65583.2(h) and (i) for developments in which 20 percent or more of the units are affordable to lower income households and will be selected from sites 2, 3, 5, 8, and 10 in the parcel listing (Table 58). As reflected in 11: Housing Resources, each site has the capacity to accommodate at least 16 units and will be available for development in the planning period where water, sewer, and dry utilities can be provided.

The City will maintain an inventory of parcels meeting the requirements of Government Code Section 65583.2(c); that is, vacant sites identified in two or more consecutive
housing elements or nonvacant sites identified in a prior housing element, that are identified to accommodate
housing for lower income households. This inventory shall be made available online. All previously used lower-income sites currently meet the lower-income density threshold (20 du/ac), however the City shall update the zoning code to allow by-right approval for housing developments that
Identify housing sites suitable to accommodate:
· Very low income: 104 units
· Low income: 59 units
· Moderate income 26 units
· Above Moderate income: 67 units
· Total: 256 units
Provide sites that proactively work to overcome
concentrations of lower- and moderate-income
earning populations; with the goal of facilitating
the development of 82 lower income units in the
western portion of the city
Provide sites appropriate for affordable housing
types
Commit to streamlining review of Hunter
Subdivision project to completion with the goal of
Building Permit applications in 2025. Evaluate
timeline at the end of 2025 and if determined
necessary, identify additional housing sites to
meet the City’s 6th Cycle RHNA requirements
HE1.1 Planning
Department
General
Fund
(staff
time)
By January 31,
2024
Publiclyavailable
inventory: by
2024
Hunter
Subdivision
Building
permits: 2025
Evaluate
timeline by
end of 2025
Agenda Item #11.1.

City of St. Helena 2023-2031 Housing Element Update Certified, September 25, 2023 1-11
Implementation Program Objectives
Implements
What
Policies
Who is
Responsible
Potential
Funding
Source
Timeframe
include 20 percent or more of its units affordable to lower income households (Gov. Code, § 65583.2, subd. (c).) on these sites.

The City will consider AFFH in the identification of sites within the inventory and will work to provide sites that proactively work to overcome concentrations of lower- and moderate-income earning populations on the eastern
portion of the city.

H-B Growth Management System
The City will remove the Growth Management System
(GMS) from the Zoning Code.

Due to Senate Bill 330, the GMS cannot currently be
enforced. The City shall remove the GMS from the zoning code through the current Comprehensive Zoning Code
Update currently underway. The GMS has been removed
from the Draft Zoning Code, which is scheduled for
adoption in summer/fall 2023.

During the planning period, encourage the
development of:
· 4 very low-income units
· 4 low-income units
· 10 moderate-income units
· 10 above moderate-income units
Address the city's lack of affordable housing by
removing governmental constraints
HE1.1
HE1.4
Planning
Department
General
Fund
(staff
time)
Implementatio
n: immediate
Revised
Zoning Code:
by 2025 (prior
to sunset of
SB 330)
Agenda Item #11.1.

City of St. Helena 2023-2031 Housing Element Update Certified, September 25, 2023 1-12
Implementation Program Objectives
Implements
What
Policies
Who is
Responsible
Potential
Funding
Source
Timeframe
H-C Water and Sewer Access
The City will continue to give priority access to water and sewer infrastructure to projects that include affordable housing units.

As required by State law, the City shall deliver the adopted housing element to water and sewer providers, including a cover memo describing the City’s housing element, as well as the City’s housing needs and regional housing need.

Establish specific procedures providing priority
access to water and sewer infrastructure to
developments with units affordable to lowerincome households, as required by State law Provide water and sewer providers with the
adopted housing element, including cover memo,
as required by State law
HE1.3
HE1.4
Planning
and Public
Works
Departments
General
Fund
(staff
time)
Water
and
Sewer
Enterpris
e Funds
Establish
procedure: by
2025
Provide
providers with
housing
element:
immediately
upon
adoption
H-D Road and Utility Improvement Coordination
The City will continue to work with private property
owners/developers to plan for road and utility
improvements necessary to support housing on sites
identified for lower-income housing, in the event these sites are developed. Funding for off-site improvements will be provided through development impact fees. The City shall annually evaluate funding levels and potential opportunities for use of the funds in line with this program. The City will prioritize funding for improvement projects in the southeast quadrant of the city, including at sites 4, 5, 6, 7, 8, and 12, as possible.

During the planning period, encourage the
development of:
· 4 very low-income units
· 4 low-income units
· 4 units identified for seniors,
farmworkers, or persons with disabilities
Provide funding to assist in the completion of two
roadway or utility improvement projects in the
southeast quadrant, with a goal of providing
$100,000 during the planning period.

HE1.2
HE1.3
Planning
Department
General
Fund
(staff
time)
Impact
fees
Throughout
the planning
period, as
needed
Evaluate
funding levels
and
opportunities:
annually
Agenda Item #11.1.

City of St. Helena 2023-2031 Housing Element Update Certified, September 25, 2023 1-13
Implementation Program Objectives
Implements
What
Policies
Who is
Responsible
Potential
Funding
Source
Timeframe
H-E Streamline Special Needs Housing
The City will apply streamlined ministerial review to housing developments that meet the needs of lower income
households and special needs groups, such as seniors,
people with disabilities, farmworkers, and homeless families and individuals.

The City shall evaluate the streamlined review policy every two years to identify constraints on special needs housing production.

The City shall provide priority processing to development applications that work to provide housing for residents with special housing needs. The City shall also support these applicants by providing technical support through the
entitlement process and shall provide additional density bonuses and modifications to development standards
(beyond State law) to special needs housing projects
proposed on the western half of the city, where fair housing issues are less concentrated.

During the planning period, encourage the
development of:
· 15 very low-income units
· 8 low-income units
· 6 units identified for seniors,
farmworkers, or persons with disabilities
Address the lack of affordable housing types in
the city
Address the lack of farmworker housing in the city
Provide incentives that work to overcome
concentrations of affordable housing on the
eastern portion of the city
HE1.4 Planning
Department
General
Fund
(staff
time)
Evaluate
constraints:
every two
years
Apply
streamlined
review:
throughout
planning
period
Agenda Item #11.1.

City of St. Helena 2023-2031 Housing Element Update Certified, September 25, 2023 1-14
H-F Municipal Code Updates
The City will review and amend the Municipal Code, to
comply with State law to:
· Allow low barrier navigation centers for compliance
with Government Code Sections 65660 and 65668
(AB 101).
· Allow for residential care facilities of six or fewer in zones allowing single-family uses, subject only to
the requirements of single-family uses, in
compliance with State law (HSC § 1568.0831); and
permit facilities with seven or more beds in all
residential zones with objectivity and certainty
similar to other residential uses of the same form
· Update Chapter 17.144 (Affordable Housing) to
reflect new maximum density bonus tier framework
in compliance with California Government Code
Sections 65915 through 65918.
· Amend the Zoning Ordinance to define “family” as
one or more persons living together as a single
housekeeping unit in a dwelling unit. The definition
should not distinguish between related and
unrelated individuals and should not impose a
numerical limit on the number of persons that
constitute a family.
· Update parking requirements related to emergency
shelters for compliance with Government Code
section 65583, subdivision (a)(4)(A) to require only
be the number of spaces necessary for staff
working in the shelter and no more than other uses
in the same zones.
· Allow accessory dwelling units in all zones allowing
residential uses, including the AP Zone, mixed-use
and commercial zones.

Amend the Municipal Code for compliance with
State law by 2025
Address the lack of affordable housing types in
the city by removing governmental constraints to
housing production
Amend the inclusionary housing ordinance to
update in-lieu fees to reflect real costs of
developing affordable housing, provide incentives
to construct workforce housing, and provide more
on-site housing requirements for affordable
housing development
HE1.4
HE6.1
Planning
Department
General
Fund
(staff
time)
By 2025
Agenda Item #11.1.

City of St. Helena 2023-2031 Housing Element Update Certified, September 25, 2023 1-15
Implementation Program Objectives
Implements
What
Policies
Who is
Responsible
Potential
Funding
Source
Timeframe
· Update Chapter 17.116.030 (Accessory Dwelling
Units) for compliance with Government Code
section 65852.2.
· Update Chapter 173.200 (Reasonable
Accommodation) to remove discretionary finding
requirements that constrain development, including
finding #5, which considers impacts to surrounding
properties or uses.
· Incorporate objective design standards for singlefamily, small lot, and multifamily developments that provide a ministerial design review process
· Provide a by-right streamlined review process for
affordable housing developments meeting state
affordability thresholds, in compliance with SB 35
and SB 330.
· Allow permanent and supportive housing pursuant
to Government Code section 65651 without
discretionary action.
· Allow emergency shelters by right in BPO zone in
compliance with Government Code section
65583(a)(4).
· Expand the definition of emergency shelters to
include interim interventions in compliance with
Government Code section 65583(a)(4).

Agenda Item #11.1.

City of St. Helena 2023-2031 Housing Element Update Certified, September 25, 2023 1-16
Implementation Program Objectives
Implements
What
Policies
Who is
Responsible
Potential
Funding
Source
Timeframe
H-G Safety Element Update
The City will, in accordance with SB 1035, update the
General Plan Safety Element to include any new information on fire and flood hazards, as well as climate adaptation and resiliency strategies. In accordance with SB 99 and AB 747, the updated Safety Element will also include evacuation routes and their capacity, safety, and viability under a range of emergency scenarios and to include information
identifying residential developments in hazard areas that do not have at least two emergency evacuation routes.

Update the Safety Element by 2024 HE1.4 Planning
Department
General
Fund
(staff
time)
2024
H-H Workforce and Farmworker Housing
The City will identify and adopt, as appropriate, incentives for development to address the housing needs of
“workforce” and farmworker households, with priority
given to projects in lower-density higher income on the western half of the city. As part of this effort, the City will explore the feasibility of adding an above moderate-income workforce housing component to the Inclusionary Housing Ordinance requirements and amend the Ordinance as
appropriate.

Identify and adopt, as appropriate, development
incentives such as higher density and height
allowances, a streamlined design review process,
and financial incentives, including fee reductions
and waivers and contributions from the City’s
Housing Trust Fund, to encourage the
development of workforce and farmworker
housing, including additional incentives for those
projects in low-density high-income areas
Encourage the development of:
· 10 units identified for workforce or
farmworker housing during the planning
period
· 2 workforce housing developments in
low-density high-income areas
Address the lack of affordable housing types in
the city
Address the lack of farmworker housing in the city
HE1.4 Planning
Department
General
Fund
(staff
time)
By 2025
Agenda Item #11.1.

City of St. Helena 2023-2031 Housing Element Update Certified, September 25, 2023 1-17
Implementation Program Objectives
Implements
What
Policies
Who is
Responsible
Potential
Funding
Source
Timeframe
H-I ADU Workforce Housing Incentive Program
The City will implement a program to provide financial
assistance for the development of accessory dwelling units in exchange for affordability restrictions that will provide workforce housing. Potential funding sources include, but are not limited to, Housing Trust Funds and Transient
Occupancy Tax revenues.

To encourage housing mobility and housing choice, the City shall provide marketing of the ADU Workforce Housing
Program (and financial incentives) targeted at low-density areas of the city, with particular emphasis on the western half of the city where fair housing issues and existing affordable units are less concentrated. As part of this effort, the City shall hold up to two multi-lingual engagement
events.

Establish an ADU Workforce Housing incentive
program
Market financial incentives to residents in LR and
MR zones, particularly on the western portion of
the City
in combination with Programs H-Q and H-R,
encourage the development of:
· 80 accessory dwelling units, targeting 60
on the western portion of the city
· 20 ADUs with affordability restrictions
during the planning period, including 15
within the western portion of the city.
· 15 ADUs near downtown
Address the lack of affordable housing types in
the city
Address the lack of farmworker housing in the city
HE1.4 Planning
Department
Housing
Trust
Funds
Transient
Occupan
cy Tax
State and
Federal
workforc
e
housing
programs
State and
Federal
grant
funding
Establish
program: by
2025
Provide
marketing and
engagement
events: 2025
Agenda Item #11.1.

City of St. Helena 2023-2031 Housing Element Update Certified, September 25, 2023 1-18
Implementation Program Objectives
Implements
What
Policies
Who is
Responsible
Potential
Funding
Source
Timeframe
H-J Non-traditional Housing Types
The City will encourage development of co-housing,
ecohousing, a ‘green’ manufactured home, and other forms of housing, and will ensure these housing types are
considered in the city’s streamlined approval process.

The City will evaluate and update, as appropriate, current zoning practices to remove constraints to non-traditional housing types. The City will also amend the zoning code to provide objective standards for residential development that work for a variety of housing types, including nontraditional housing types.

Evaluate current zoning practices to identify
constraints to non-traditional housing types by
2025
Amend the zoning code to remove constraints and
provide objective design standards by 2026
Encourage the development of:
· 10 missing middle units on infill parcels
or in areas within the western portion of
the city, consistent with AFFH.
· 4 non-traditional housing units during the
planning period.

Address the lack of affordable housing types in
the city
HE1.5 Planning
Department
General
Fund
(staff
time)
Encourage
nontraditional
housing types:
throughout
the planning
period
Evaluate
zoning: by
2025
Amend
zoning: by
2026
H-K Non-Vacant Sites
The City shall adopt a policy(ies) to incentivize new or more intense development on sites included in the sites inventory as lower-income capacity, including sites 7, 9, and 11 (for sites 1 and 2, see Program H-L). Incentives may include, but are not limited to, reducing development standards,
providing flexible parking standards, priority processing, or deferred fees. The City shall engage property owners within six months of adoption to discuss constraints and potential incentives.

Adopt policies that Incentivize the development of
new or more intense uses on non-vacant sites
identified as lower-income capacity to meet the
RHNA.

Encourage the construction of 42 new lowerincome units on sites 7, 9, and 11, including 32 on the western portion of the city
HE 1.1
HE 1.2
HE 1.3
Planning
Department
General
Fund
(staff
time)
Engage
property
owners:
within six
months of
adoption
Adopt
incentives:
2024
Agenda Item #11.1.

City of St. Helena 2023-2031 Housing Element Update Certified, September 25, 2023 1-19
Implementation Program Objectives
Implements
What
Policies
Who is
Responsible
Potential
Funding
Source
Timeframe
H-L City-owned Sites
The City will maintain compliance with the Surplus Land Act throughout the 2023-2031 Housing Element planning
period. The City will assess the appropriateness of and consider implementing the following: outreach
opportunities with housing developers, requests for
proposals, development incentives, fee waivers, priority processing, and financial assistance (when available) to facilitate and incentivize developers to develop housing units on City-owned sites.

The City plans to make 3 properties available through the Surplus Land Act process over the next two years for a
potential development of 57 lower-income units. The City shall conduct studies of City owned sites included in the sites inventor to determine the most efficient use for
housing. These include sites 1, 2, and 3. Through this
process, the City shall engage local affordable housing developers to determine site constraints and potential
policies to meaningfully incentivize affordable housing development on these sites. The City shall proceed with the findings for housing development by 2026. The City
anticipates two-and-a-half years to enter into an Exclusive Negotiation Agreement (Fall 2026), and one-and-a-half
additional years for land use entitlements and development agreements (Spring 2028).

City owned sites included in the inventory (sites 1-3) shall be rezoned incompliance with Govt. Code Section
65583.2(h) and (i) within one year of the adoption deadline (by January 31, 2024).

Engage local affordable housing developers
immediately
Study city owned sites to determine the most
efficient use for affordable housing development
within the first year following adoption
By 2026, implement an action plan to sell, or
release an RFP to develop, City owned land for
affordable housing development based on the
findings of the conducted studies. Through the
action plan, establish and implement a variety of
incentives to facilitation housing development.

Maintain compliance with the Surplus Land Act
throughout the 2023-2031 Housing Element
Planning Period
Make properties available through the Surplus
Land Act process
Target Exclusive Negotiating Agreement by Fall
2026
Target land use entitlements issuance by Spring
2028
Encourage the development of 57 lower-income
units in the northeast quadrant of the city near
transit opportunities, and where fair housing
issues are less concentrated, and walkability and
environmental scores are more positive
HE 1.1
HE 1.2
HE 1.3
Planning
Department
General
Fund
(staff
time)
Engage
developers:
immediately
upon
adoption
Conduct
studies: by
July 2025
Implement
action plan
and incentives
for City
owned sites:
by 2026
Rezone sites:
by Jan. 31,
2026
Agenda Item #11.1.

City of St. Helena 2023-2031 Housing Element Update Certified, September 25, 2023 1-20
Goal 2 High-Quality Neighborhoods with a Balance of Housing Types To plan for a balance of housing types throughout the community. [Existing Goal, modified]
Policies
HE 2.1 Encourage higher density development.

HE 2.2 Promote higher density development opportunities in low density, high resource areas.

HE 2.3 Promote mixed-use developments.

HE 2.4 Promote accessory dwelling unit (ADU) production.

HE 2.5 Allow duplexes to the extent required by State law in all single-family residential zones consistent with SB 9.

HE 2.6 Promote the development of missing middle housing with an area median income target of 120 percent (moderate income).

HE 2.7 Promote a balance of housing types and unit sizes throughout the community.

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

Agenda Item #11.1.

City of St. Helena 2023-2031 Housing Element Update Certified, September 25, 2023 1-21
Implementation Program Objectives Implements
What Policies
Who is
Responsible
Potential
Funding
Source
Timing
H-M Incentives for Lower-Cost Housing
Types
The City will continue to provide incentives for
higher density housing and will explore possible
incentives for building attached market rate housing
units for rent and for sale. Incentives may include,
but are not restricted to, fast tracking development
applications, deferred development fees, reduced
parking and/or other city standards, and density
bonuses.

Encourage the development of 20 lower income units
during the planning period
Study potential incentives for attached market rate
units by 2027
Address the lack of affordable housing types in the
city
HE2.1 Planning
Department
General
Fund (staff
time)
Throughout
the
planning
period
Attached
market-rate
housing
study by
2027
Agenda Item #11.1.

City of St. Helena 2023-2031 Housing Element Update Certified, September 25, 2023 1-22
Implementation Program Objectives Implements
What Policies
Who is
Responsible
Potential
Funding
Source
Timing
H-N Zoning to Facilitate Higher Density
Housing
The City will modify the Zoning Code to facilitate
higher density housing, consistent with the 2040
General Plan Update and Housing Sites Analysis,
and discourage the construction of oversize homes,
particularly within the western portion of the city,
consistent with AFFH.

The City shall revise maximum lot coverage to 55
percent and maximum height to 42 feet in the HR
zone and on key housing sites in the MR zone (see
Section 17.40.020(N)).

The City shall revise the zoning code to allow minor
modifications of up to 10 percent increase in lot
coverage standards and 5 percent (or two feet,
whichever is greater) in maximum height. Minor
modifications shall be approved by the Community
Development Director without a public hearing.

The City shall reduce parking requirements for
multifamily uses with three or more units to require
one parking space for studio or one-bedroom units.

The City shall revise Section 17.40.020 to allow
duplexes and triplexes and densities of 5.1 to 16
dwelling units per acres in the MR zone without a
conditional use permit.

Modify the development standards within the Zoning
Ordinance to encourage higher density developments
by 2026, with a goal of encouraging the development
of 30 multifamily units in the HR zone and on key
housing sites in the MR zone, as well as through the
development of duplexes and triplexes in the MR
zone during the planning period
Develop land use patterns that work to overcome
geographic concentrations of lower-and moderateincome earning populations Address the lack of affordable housing types in the
city
HE2.1
HE2.2
Planning
Department
General
Fund (staff
time)
By 2026
Agenda Item #11.1.

City of St. Helena 2023-2031 Housing Element Update Certified, September 25, 2023 1-23
Implementation Program Objectives Implements
What Policies
Who is
Responsible
Potential
Funding
Source
Timing
H-O Exemptions from Minimum Density
The City will amend zoning regulations to prohibit
exemptions from minimum density requirements.

Prohibit exemptions from minimum density
requirements
Encourage development patterns that work to
overcome geographic concentrations of lower-and
moderate-income earning populations
HE2.1
HE2.2
Planning
Department
General
Fund (staff
time)
By 2026
H-P Mixed-use Development Types
The City will amend the Zoning Code to create and
implement the development criteria set for mixed
use development within St Helena.

Amend the Zoning Ordinance to create and
implement the development criteria set for mixed use
development by 2026
Encourage the development of 20 housing units in
mixed-use projects during the planning period
Explore and adopt, as appropriate, development
incentives such as higher density and height
allowances, a streamlined design review process, and
financial incentives, including fee reductions and
waivers and contributions from the City’s Housing
Trust Fund, to encourage employers to provide onsite employee housing Address the lack of affordable housing types in the
city
HE2.3 Planning
Department
General
Fund (staff
time)
By 2026
Agenda Item #11.1.

City of St. Helena 2023-2031 Housing Element Update Certified, September 25, 2023 1-24
Implementation Program Objectives Implements
What Policies
Who is
Responsible
Potential
Funding
Source
Timing
H-Q Direct Assistance for ADU
Development
The City will continue to provide financial incentives, such as fee waivers and pre-approved plans, for
ADU development.

The City will also explore additional options such as
covering the cost of a feasibility consult or the
license fee for pre-approved plans, or capping total
fees.

The City will work with Napa Sonoma ADU to
provide public information regarding ADUs on the
City website, including a guide for homeowners
explaining the benefits and procedures for adding
an ADU and links to resources, including the ADU
Feasibility Calculator, Home Match Program, and
Standard ADU Plans Program.

Provide direct financial incentives to 10 ADU projects
in the planning period
Explore additional financial incentives by 2025
Provide informational materials and technical
assistance regarding the development of ADUs to 30
households in low-density western portions of the
city within the planning period
Address the lack of affordable housing types in the
city
HE2.4 Planning
Department
Housing
Trust Fund
General
Fund (staff
time)
Explore
additional
incentives:
by 2025
Provide
information
al materials:
by 2025
Engage
Napa
Sonoma
ADU:
annually
Agenda Item #11.1.

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

Potential incentives include, but are not restricted
to, fast tracking development applications, deferred
development fees, and reduced parking and/or other
city standards.

Establish place-based ADU strategies and incentives
by 2026
In combination with Program H-I and H-Q, the
development of:
· 80 accessory dwelling units, targeting 60 on
the western portion of the city
· 20 ADUs with affordability restrictions during
the planning period, including 15 within the
western portion of the city.
· 15 ADUs near downtown
Proactively work to overcome concentrations of
lower- and moderate-income earning households
Proactively work to relieve displacement pressures on
multifamily zones
HE2.2
HE2.4
Planning
Department
General
Fund (staff
time)
Establish
program: by
2026
H-S Affordability Requirements for ADU
Incentives
The City will link financial incentives and
development standard variances to affordability
requirements for ADUs. Whenever the City assists in
the development of an ADU through financial
incentives or by granting a variance, the City will
require that either the main house or the ADU is
used as a rental unit affordable to lower- and
moderate-income households for a minimum of five
years through an affordable housing regulatory
agreement with the City.

Update the zoning ordinance to include affordability
requirements for ADU projects receiving financial or
regulatory incentives by 2026
Incentivize the development of:
· 12 very low-income units
· 14 low-income units
· 6 moderate income units
HE2.4 Planning
Department
Housing
Trust Fund
General
Fund (staff
time)
By 2026
Agenda Item #11.1.

City of St. Helena 2023-2031 Housing Element Update Certified, September 25, 2023 1-26
Implementation Program Objectives Implements
What Policies
Who is
Responsible
Potential
Funding
Source
Timing
H-T Illegal Housing Units
The City will continue to respond to complaints
regarding illegal units. Additionally, the City will
work with the property owners to help bring illegal
units up to code and to abate the use of nonhabitable buildings as living units.

Respond to complaints regarding illegal units
Provide technical support to assist all lower income
units to be brought up to code in the planning period
Provide financial support to assist five lower income
units in the southeast quadrant of the City to be
brought up to code within the planning period
HE2.4 Planning and
Building
Department
General
Fund (staff
time)
Housing
Trust Fund
Throughout
the
planning
period
H-U Place-based Density Increases
The City will revise the Zoning Code to allow urban
lot splits, duplexes, and other two-unit projects in
single-family residential zones in accordance with
Senate Bill 9. The City will also adopt incentives,
which may include fee reductions, deferrals, or
waivers; flexible development standards; priority
processing, or allowing triplexes on single-family
lots if one unit ensures affordability to lower- or
moderate-income renters by deed restriction. The
City shall publicize informational materials outlining
policies and incentives on the City website and
through mailing lists and social media outlets.

Adopt incentives for small multi-unit SB 9 projects in
single-family zones by 2024, with a goal of
incentivizing the development of 10 SB 9 projects in
the planning period
Publicize informational materials by 2024; update
within 30-days of changes
Revise the Zoning Code by 2026
Proactively work to overcome concentrations of
lower- and moderate-income populations
Proactively work to relieve displacement pressures in
multifamily zones
HE2.2
HE2.5
Planning
Department
General
Fund (staff
time)
Allow
duplexes: by
2024
Adopt
incentives:
by 2024
H-V Multi-unit Development in Low-density
Higher-income Areas
The City will encourage the development of
affordable housing on in-fill parcels and in lowdensity areas in the western portion of the city, in line with the City's commitment to affirmatively
further fair housing. As part of this effort, the City
will explore and adopt, revisions to development
standard to encourage multi-unit developments
within existing neighborhoods throughout the city.

Post an inventory of potential housing sites on the
City’s web site immediately following adoption of the
Housing Element
Explore revisions to development standards to
encourage multi-unit infill development (as part of
comprehensive zoning code update) by 2026
HE2.2, HE2.6 Planning
Department
City Council
General
Fund (staff
time)
Housing
sites posted
to website
in 2023
Standards
update:
2026
Explore
potential
Agenda Item #11.1.

City of St. Helena 2023-2031 Housing Element Update Certified, September 25, 2023 1-27
Implementation Program Objectives Implements
What Policies
Who is
Responsible
Potential
Funding
Source
Timing
The City will also explore additional incentives to
encourage affordable multi-unit projects in high
resource areas, including, but not limited to priority
permit processing, reduced or waived development
fees, reduced parking and/or other city standards,
and an additional density bonus.

Facilitate the development of three multi-unit lowerincome housing projects on City-owned properties in the planning period
Facilitate the development of five lower- or
moderate-income infill projects in the planning period
Address disproportionate housing needs in infill
areas, including overpayment, overcrowding, and
displacement risk by increasing housing
opportunities; facilitate seven SB9 lot splits to
increase housing opportunities in single family
neighborhoods in the planning period, with a goal of
facilitating development of five lower-income units
on these properties
Explore additional incentives for affordable multi-unit projects in low-density areas on the western portion
of the city by 2026
Encourage the development of eight lower- and eight
moderate income multi-family units in high resource
areas or on infill parcels within the planning period
Proactively work to overcome concentrations of
lower- and moderate-income households on the
eastern portion of the city
Address the lack of affordable housing types in the
city
addition
incentives:
by 2026
Agenda Item #11.1.

City of St. Helena 2023-2031 Housing Element Update Certified, September 25, 2023 1-28
Implementation Program Objectives Implements
What Policies
Who is
Responsible
Potential
Funding
Source
Timing
H-W Missing Middle Housing
The City will review and amend the zoning code and
applicable development standards to encourage and
promote a mix of dwelling types and sizes,
specifically missing middle-density housing types
(e.g., triplexes, courtyard buildings, townhomes,
live/work) to create a diversity of housing types and
densities and increase the availability of affordable
housing to reduce displacement risk for residents
overpaying for housing.

Specifically, the City will add a new mixed use zone,
consistent with the 2040 General Plan Update, and
will evaluate and revise minimum lot sizes and
parking ratios, particularly in high resource, lowdensity areas.

Revise zoning standards to encourage missing middle
housing by 2026
To enhance housing mobility and housing choice,
encourage the development of a variety of missing
middle housing types in infill projects; support the
development of three missing middle housing
developments between three and 20 units
To enhance housing mobility, encourage the
development of 15 lower- and 15 moderate-income
units in low-density high-income areas
HE2.2
HE2.6
HE2.7
Planning
Department
General
Fund (staff
time)
Revise
Zoning
Code: by
2026
Agenda Item #11.1.

City of St. Helena 2023-2031 Housing Element Update Certified, September 25, 2023 1-29
Goal 3 Conservation of Existing Housing
Improve and conserve existing housing, with particular attention to the rehabilitation and retention of existing affordable units. [Existing Goal] Policies
HE 3.1 Protect the existing stock of affordable and market rate housing.

HE 3.2 Support the conservation of existing housing units for those with special housing needs, including seniors and others with special housing needs.

HE 3.3 Monitor housing conditions.

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

Agenda Item #11.1.

City of St. Helena 2023-2031 Housing Element Update Certified, September 25, 2023 1-30
Implementation Program Objectives
Implements
What
Policies
Who is
Responsible
Potential
Funding
Source
Timeframe
H-X Condominium Conversion
The City will continue to restrict the conversion of rental units to condominiums. Current policy allows conversion to
condominiums under certain circumstances when the vacancy rate is high. Because the presence of second homes within the community results in an inflated vacancy rate, the City will update the current policy to eliminate the linkage to vacancy rates. To work to reduce displacement pressures in lowerresourced areas, the revised policy will completely restrict all conversions in the southeastern portion of the city.

Preserve existing affordable housing stock
Update current policy to remove linkage to
vacancy rates
Completely restrict condominium conversion in
the southeastern quadrant of the City
Address the lack of affordable housing types in
the city
HE3.1 Planning
Department
General
Fund
(staff
time)
Update
policy by
2026
H-Y Affordable Housing Impact Fee
The City will continue to charge an affordable housing impact fee whenever housing units are converted to other uses. The City will exempt conversion projects that create affordable for-sale housing from this impact fee. Collected affordable housing impact fees will be used for the preservation and development of housing opportunities affordable to lowerand moderate-income households, and will give priority to projects in the southeastern portion of the city where fair housing issues, and displacement risks exist in greater concentrations.

Evaluate the impact fee against the real cost of
affordable housing development every two years
Discourage the conversion of residential uses to
nonresidential uses
Using funds generated through the Affordable
Housing Impact fee, provide financial assistance
to support the development or preservation of 70
lower-income units in the southeast quadrant,
including, but not limited to, units on sites 5, 7,
and 8
Address the lack of affordable housing types in
the city by working to retain existing units or
generating funding for future affordable units
HE3.1 Planning
Department
General
Fund
(staff
time)
Throughout
the
planning
period
Evaluate
impact fee:
every two
years
Agenda Item #11.1.

City of St. Helena 2023-2031 Housing Element Update Certified, September 25, 2023 1-31
Implementation Program Objectives
Implements
What
Policies
Who is
Responsible
Potential
Funding
Source
Timeframe
H-Z At-Risk Assisted Affordable Housing Units
Although there are no assisted affordable rental units
currently at-risk of conversion to market rate in St. Helena, the City with the assistance of the Napa Housing Authority, shall continue to monitor assisted properties. If units are identified as at-risk of conversion, the City will work with the property owners and/or other parties to ensure that they are conserved as affordable housing.

The City will also engage with owners of deed-restricted moderate-income for-sale units (Marietta Townhomes and
Voorhees Circle) at-risk of conversion to market rate within the planning period. The City will work with owners to find solutions to extend affordability requirements.

Unless consistent with the terms of an affordable
housing agreement with the City of St. Helena,
prohibit the conversion of assisted affordable
units to market rate
Retain all assisted affordable units during the
planning period
Immediately (by 2024) engage homeowners with
expiring deed-restrictions
HE3.1 Planning
Department
General
Fund
(staff
time)
Engage atrisk
property
owners:
immediately
, and twice
annually
thereafter
H-AA Vacation Rentals
The City will continue to limit the conversion of market rate housing to vacation rentals and will abate the use of illegal vacation rentals, including time shares and fractional
interests.

To preserve existing affordable housing and reduce
displacement pressures, the City shall adopt a policy
restricting conversion of units occupied by lower- and
moderate- income households in the southeast quadrant of the city to vacation rentals.

Maintain the current stock of market rate
housing
Restrict the conversion of housing units to
vacation rentals occupied by lower- and
moderate-income households in the southeast
quadrant of the city where fair housing issues
exist in greater concentrations
Discourage the conversion of market rate
housing units to vacation rentals, particularly in
low-density higher-resourced areas
Address the lack of affordable housing types in
the city
HE3.1 Planning
Department
General
Fund
(staff
time)
Throughout
the
planning
period
Agenda Item #11.1.

City of St. Helena 2023-2031 Housing Element Update Certified, September 25, 2023 1-32
Implementation Program Objectives
Implements
What
Policies
Who is
Responsible
Potential
Funding
Source
Timeframe
H-BB Special Housing Needs Rehabilitation Program
The City shall actively pursue federal and State funding sources, including CDBG, Affordable Housing and Sustainable Communities (AHSC), Permanent Local Housing Allocation
(PLHA), CalHome funds, HOME, and other grant sources to establish a program to support the rehabilitation needs of seniors and others with special housing needs, particularly on the southeastern quadrant of the city where affordable units are generally concentrated and displacement risks are
increased.

Pursue funding to assist with rehabilitation costs
for lower income households and seniors, with a
goal of securing $200,000 in funding during the
planning period, including $100,000 for projects
in the southeastern quadrant of the city
During the Planning Period, encourage the
rehabilitation/conservation of:
· 20 units accessible to seniors
· 10 units accessible to persons with a
disability
HE3.2 Planning
and Finance
Departments
CDBG,
AHSC,
PLHA,
CalHome,
HOME
Annually
and as
notices of
funding
availability
are
released.

H-CC Annual Progress Report
The City will continue to review housing needs, conditions, achievements and challenges as part of the City’s regular General Plan review and Annual Housing Element Progress Report, as required by State law.

Submit the Annual Progress Report to the State
Department of Housing and Community
Development and the Governor’s Office of
Planning and Research by April 1st of each year
Provide transparency on housing-related actions
and programs
HE3.3
HE4.6
Planning
Department
General
Fund
(staff
time)
Annually
Agenda Item #11.1.

City of St. Helena 2023-2031 Housing Element Update Certified, September 25, 2023 1-33
Goal 4 Assistance to Support Affordable Housing
To provide technical and financial resources to support development of affordable housing in our community, especially housing that meets the needs of our local workforce, people with special housing needs, and people with moderate, low, and very low incomes.

Policies
HE 4.1 Develop permanent local sources of funding to support affordable housing.

HE 4.2 Aggressively pursue and ‘leverage’ State and Federal housing funds.

HE 4.3 Address farmworker housing needs.

HE 4.4 Support housing that meets special needs, including senior citizens and persons with disabilities.

HE 4.5 Explore methods to increase Housing Trust Fund money.

HE 4.6 Provide transparency regarding information on housing-related actions, fees, and programs.

HE 4.7 Provide local preference in the procurement process when municipal funds may be used for housing.

HE 4.8 Give preference to projects providing workforce housing affordable to up to 140 percent of the AMI.

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

Agenda Item #11.1.

City of St. Helena 2023-2031 Housing Element Update Certified, September 25, 2023 1-34
Implementation Program Objectives Implements
What Policies
Who is
Responsible
Potential
Funding
Source
Timeframe
H-DD Revenue Generation for Affordable Housing
The City will continue to generate revenues for affordable housing through the Affordable Housing Trust Fund and
Transient Occupancy Tax and will continue to use the
revenue to support the development or rehabilitation of affordable housing.

Support the development or preservation of
five extremely low- or very low-income units
Address the lack of affordable housing types
in the city
HE4.1
HE4.5
Planning
Department
General
Fund (staff
time)
Housing
Trust Fund
Transient
Occupancy
Tax
Throughout
the planning
period
H-EE Reduced Fees for Affordable Housing
The City will continue to reduce, defer, or waive fees for affordable housing developments and will explore and
adopt as appropriate higher incentives for affordable
housing developments with units affordable to extremely low- and very low-income households.

Reduce fees for 30 extremely-low or very lowincome units Address the lack of affordable housing types
in the city
HE4.1 Planning
Department
General
Fund
Housing
Trust Fund
Evaluate and
adopt, as
appropriate,
potential
additional
incentives: by
2026
H-FF Extremely Low-Income Units
The City will continue to prioritize the use of the Affordable Housing Trust Fund in support of the development and
preservation of regulated affordable units for extremely low-income households. The City will immediately engage with developers interested in creating or preserving
housing for extremely low-income households to discuss
available incentives and any financial or technical
assistance the City can provide.

Support the development or preservation of
six units for extremely low-income households
Address the lack of affordable housing types
in the city
HE4.1 Planning
Department
Housing
Trust Fund
Engage
prospective
developers:
immediately
upon
identification
Agenda Item #11.1.

City of St. Helena 2023-2031 Housing Element Update Certified, September 25, 2023 1-35
Implementation Program Objectives Implements
What Policies
Who is
Responsible
Potential
Funding
Source
Timeframe
H-GG Affordable Homeownership
The City will continue to pursue mortgage revenue bonds and/or mortgage credit certificates to promote affordable homeownership opportunities for moderate- and lowerincome households. The City shall evaluate these opportunities and engage with potential partnering
jurisdictions or institutions annually. The City shall also engage with local mortgage brokers and real estate agents to identify existing programs providing downpayment loans or direct assistance to first-time homebuyers and shall make this information available on the city’s website, as well as through up to two multi-lingual engagement events targeting the southeastern quadrant of the city.

Research and identify potential funding
sources in 2024 and annually thereafter with
the goal of establishing a homeownership
assistance program in 2026
Collect and publicize information on existing
programs available to first-time and lowerincome prospective homeowners through State, Federal, or non-profit agencies within
18 months of adoption of the Housing
Element; hold up to two multi-lingual events
in the southeastern portion of the City by
2026
Assist three lower- or moderate-income
households transition from rental housing to
homeownership
Address the lack of affordable housing types
in the city
HE4.2 Planning
and Finance
Departments
General
Fund (staff
time)
Annually
Identify
funding for
City led
program: in
2024 and
annually
thereafter
Collect and
publicize
information
on existing
programs:
within 18
months of
adoption
Targeted
engagement
events: by
2026
H-HH Additional Funding
The City will continue to pursue additional funding for affordable housing and will explore new options for
affordable housing funding.

Explore new funding sources every two years
to support housing for lower- and moderateincome households, seniors, and residents with special housing needs
Address the lack of affordable housing types
in the city
HE4.1 Planning
and Finance
Departments
General
Fund (staff
time)
Explore new
opportunities:
every two
years
Agenda Item #11.1.

City of St. Helena 2023-2031 Housing Element Update Certified, September 25, 2023 1-36
Implementation Program Objectives Implements
What Policies
Who is
Responsible
Potential
Funding
Source
Timeframe
H-II Section 8 Subsidies
The City will continue to partner with the City of Napa Housing Authority to provide rental assistance to low-, very low-, and extremely low-income households through
Housing Choice Voucher (Section 8) rent subsidy
certificates.

Support the City of Napa Housing Authority
rental assistance efforts; engage the Housing
Authority annually to explore opportunities
Provide informational materials regarding
Housing Choice Voucher subsidies on the City
website by 2024
Address the lack of affordable housing types
in the city
HE4.2 Planning
Department
General
Fund (staff
time)
Engage the
Housing
Authority:
annually
Informational
materials: by
2024
H-JJ Housing Coordinator
While the City currently contracts with the City of Napa for Housing Authority services, the City will explore the
possibility of establishing a full-time, shared Housing Coordinator for the up-valley communities to: promote
development of new affordable housing in low-density
higher-resourced areas, assist lower-income households
obtain housing in higher resourced areas, and preserve
existing affordable units. The City shall enter into a costsharing agreement, if feasible. The position would serve all of the up-valley communities, including Napa County.

Meet with potential partner jurisdictions a
minimum of two times during the planning
period to explore options
Identify and procure funds to establish a
shared Housing Coordinator for the up-valley
communities to promote affordable
development in low-density higher resourced
areas, assist lower-income households obtain
housing in higher-resourced areas, and
preserve existing lower- and moderate-income
units
HE4.2 City
Manager
Planning
Department
General
Fund (staff
time)
CDBG,
AHSC,
PLHA),
CalHome,
HOME, and
other grant
sources
Engage
potential
partners: by
2026
Identify
potential
funding: by
2026
Agenda Item #11.1.

City of St. Helena 2023-2031 Housing Element Update Certified, September 25, 2023 1-37
Implementation Program Objectives Implements
What Policies
Who is
Responsible
Potential
Funding
Source
Timeframe
H-KK Farmworker Housing Needs
The City will contribute staff time and City resources, as appropriate, to countywide farmworker housing efforts that may occur during the Housing Element planning period. The City will reach out to affordable housing developers to support regional and City efforts to develop farmworker housing, including assisting with financing or applications, incentives and concessions, expedited review or other
strategies to encourage the development of housing for
farmworkers.

Support local and regional efforts to develop
farmworker housing
Assist in the development of one farmworker
housing project during the planning period
Address the lack of farmworker housing in the
city
HE4.3 Planning
Department
General
Fund (staff
time)
Housing
Trust Fund
Outreach to
affordable
housing
developers by
2024 and
every two
years
thereafter
H-LL Special Needs Housing Opportunities
The City will encourage new developments to provide a
portion of units to meet the special housing needs of
seniors and persons with disabilities, including
developmental disabilities, throughout the city. The City will provide information on available incentives on the City website and shall immediately engage individuals or
agencies interested in special needs production to discuss opportunities and constraints specific to the parcel(s) being considered.

During the Planning Period, encourage the
development of:
· 10 units accessible to seniors
· 5 units accessible to persons with
disabilities
Address the lack of affordable housing types
throughout the city
HE4.4 Planning
Department
General
Fund (staff
time)
Information
to website: by
2025
Engage
potential
developers:
immediately
upon
identification
Agenda Item #11.1.

City of St. Helena 2023-2031 Housing Element Update Certified, September 25, 2023 1-38
Implementation Program Objectives Implements
What Policies
Who is
Responsible
Potential
Funding
Source
Timeframe
H-MM Housing Information Transparency
The City will, in accordance with AB 1483 (2019), obtain, maintain, update, and make publicly available information related to zoning ordinances, development standards, fees, exactions, affordability requirements, and fair housing laws from the Department of Housing and Community
Development, State Fair Employment, and Housing
Commission’s enforcement program, as well as programs
and funding sources for homeowners at risk of foreclosure, the State Historic Building Code, and information on energy conservation opportunities.

The City will, as appropriate, share this information on the City website and/or in hard copy form at City offices. Any changes to such information shall be made public within 30 days of changes. The City will provide these items in
Spanish, as funding and staff time allows.

Create and share a digital information
database in compliance with AB 1483 by 2024
Updated information is made publicly
available within 30 days of changes
Provide information in Spanish, as funding
allows
HE4.6 Planning
Department
General
Fund (staff
time)
Database: By
2024 and
annually
thereafter
Update
information:
within 30-
days of any
changes
H-NN Funding for New Special Housing Needs
The City shall actively pursue federal and State funding sources, including CDBG, Affordable Housing and
Sustainable Communities (AHSC), Permanent Local Housing Allocation (PLHA), CalHome funds, HOME, and other grant sources to support the construction of housing for seniors and those with special housing needs. The City shall
periodically review available housing programs to identify additional funding sources.

Pursue funding to assist with construction and
rehabilitation needs of lower income
households and seniors
During the Planning Period, encourage the
development of:
· 20 units accessible to seniors
· 10 units accessible to persons with
disabilities
HE3.1
HE 4.1
HE4.2
HE4.4
Planning
and Finance
Departments
CDBG,
AHSC,
PLHA,
CalHome,
HOME
Annually and
as notices of
funding
availability
are release.

Agenda Item #11.1.

City of St. Helena 2023-2031 Housing Element Update Certified, September 25, 2023 1-39
Implementation Program Objectives Implements
What Policies
Who is
Responsible
Potential
Funding
Source
Timeframe
H-OO Unit Conversion for Extremely Low-Income
Households
The City will continue to explore the potential of using Affordable Housing Trust Fund money to purchase existing housing for conversion to restricted affordable housing and will commit funding as appropriate. Priority for use of Affordable Housing Trust Fund monies will be given to the creation of housing affordable to extremely-low-income
households, particularly within the western portion of the city, consistent with the commitment to overcome
geographic income disparities.

Identify potential funding
Engage with owners of local market rate
multifamily units to discuss opportunities, if
funding allows
Assist in the conversion of two units from
market rate to extremely low-income during
the planning period
Proactively work to overcome concentrations
of lower- and moderate-income populations
Address the lack of affordable housing types
in the city
HE4.1 Planning
Department
Housing
Trust Fund
General
Fund (staff
time)
Identify
potential
funding:
annually
Engage
owners:
immediately
as funding
and potential
properties are
identified
H-PP Surplus and Excess Public Land
The City will, in accordance with AB 1486 (2019) and AB 1255 (2019), annually identify and inventory a list of sites owned by the City that have been sold, leased, or otherwise disposed of in the prior year. This inventory shall be publicly available and be included in the Housing Element annual report presented to the City Council and submitted to HCD.

Regularly maintain an inventory of publiclyowned surplus or excess land on the City website
Annually release information regarding
publicly-owned sites that have been sold,
leased, or disposed of
HE4.6 Planning
Department
General
Fund (staff
time)
2023, with
annual
updates
Agenda Item #11.1.

City of St. Helena 2023-2031 Housing Element Update Certified, September 25, 2023 1-40
Goal 5 Resource Conservation
To promote resource conservation by encouraging housing types and designs that use fewer resources (water, electricity, etc.) and therefore cost less to operate over time, supporting long-term housing affordability.

Policies
HE 5.1 Encourage alternative energy sources.

HE 5.2 Encourage energy and resource conservation.

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

Agenda Item #11.1.

City of St. Helena 2023-2031 Housing Element Update Certified, September 25, 2023 1-41
Implementation Program Objectives
Implements
What
Policies
Who is
Responsible
Potential
Funding
Source
Timeframe
H-QQ Green Building Ordinance
The City shall update the Green Building Ordinance, as
necessary, to meet or exceed periodic updates to the State’s Green Building Standards Code (CalGreen).

Ensure compliance with CalGreen throughout
the planning period
HE5.1 Planning and
Building
Department
General
Fund
(staff
time)
Throughout
the
planning
period, as
necessary
H-RR Alternative Energy Technologies
The City will continue to encourage the use of alternative energy technologies and will explore incentives for the use of solar energy in new and rehabilitated housing. Incentives to adopt as appropriate include, but are not restricted to, ensuring a streamlined review process for applications, allowing applications to be submitted via email and paid by phone, deferred fees, and reduced applicable city standards.

Encourage alternative energy technologies in
new and existing developments
Explore additional incentives for solar
installation
HE5.1 Planning and
Building
Department
General
Fund
(staff
time)
Explore and
adopt
incentives,
as
appropriate:
by 2026
H-SS Alternative Energy Technology Information
The City will continue to provide public information on energy conservation and alternative energy technologies to residential developers, contractors, and property owners.

Provide information on the City website and at
City Hall regarding energy conservation,
alternative energy technology options, possible
sources of financing, and any applicable
information regarding necessary local permits
HE5.1 Planning and
Building
Department
General
Fund
(staff
time)
2023;
updated
annually
thereafter
H-TT Cost-Effective Energy Conservation
The City will continue to require cost-effective energy conservation measures in all new and rehabilitated housing to promote long-term affordability for occupants. The City will adopt the State’s new Energy Efficiency Standards as part of any update to the California Building Standards Code and ensure that all new housing units constructed in the City meet or exceed these standards.

Promote long-term affordability
Adopt updated State energy efficiency and
building code standards, as necessary,
throughout the planning period
HE5.2 Planning and
Building
Department
General
Fund
(staff
time)
Every three
years
beginning in
2023
Agenda Item #11.1.

City of St. Helena 2023-2031 Housing Element Update Certified, September 25, 2023 1-42
Implementation Program Objectives
Implements
What
Policies
Who is
Responsible
Potential
Funding
Source
Timeframe
H-UU Energy Conservation Measures
The City will continue to participate in AB-811 programs and will explore additional state and federal sources of funding to finance local energy conservation measures. Sources of state and federal funds include, but are not limited to, the California Energy Commission State Energy Program and Energy
Efficiency and Conservation Block Grant Program, and the Low-Income Home Energy Assistance Program.

Identify and procure additional funding to
support energy conservation measures
Provide information on available assistance
programs on the City website by 2024
Assist three households, through financial or
technical assistance, with the implementation
of energy conservation measures
HE5.2 Planning and
Finance
Departments
General
Fund
(staff
time)
State and
Federal
Grant
Funds
Throughout
the
planning
period
Explore
funding:
annually
Provide
information
on
assistance
programs:
by 2024
H-VV Water Conservation
The City will continue to apply Municipal Code provisions pertaining to water resources, including requirements for water-efficient landscaping for new residential and commercial construction, as well as implementing the "Water Neutrality" policy for all new development.

Reduce water consumption
Require water-efficient landscaping
Implement the "Water Neutral" policy
Implement the Water Efficient Landscape
Ordinance (WELO)
HE5.2 Planning and
Public Works
Departments
General
Fund
(staff
time)
Throughout
the
planning
period
Agenda Item #11.1.

Administrative Draft Housing Policy Document | May 2022 1-43
Goal 6 Affirmatively Furthering Fair Housing
To assure that housing programs maximize opportunity and housing choice throughout the city and proactively work to overcome patterns of economic segregation and discrimination based upon age, sex, race, sexual orientation, religion, familial status, ethnic background, or disability. [Existing Goal, modified] Policies
HE 6.1 Support equal housing opportunities for all residents of St. Helena.

HE 6.2 Support the fair housing services provider.

HE 6.3 Support regional efforts to affirmatively further fair housing.

HE 6.4 Ensure public investments are equitably distributed throughout the community.

HE 6.5 Consider affirmatively furthering fair housing goals in all housing related decisions.

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

Agenda Item #11.1.

City of St. Helena 2023-2031 Housing Element Update Certified, September 25, 2023 1-44
Implementation Programs Objectives
Implements
What
Policies
Who is
Responsible
Potential
Funding
Source
Timeframe
H-WW Affirmatively Furthering Fair Housing
The City shall address disparities in housing needs and access to opportunity for all persons regardless race,
color, religion, sex, national origin, familial status, disability gender, gender identify, gender expression,
sexual orientation, marital status, ancestry, veteran or military status, source of income, and genetic
information as protected categories by the California
Fair Employment and Housing Act (Part 2.8
[commencing with Section 12900] of Division 3 of Title
2), Section 65008, and any other state and federal fair housing and planning law.

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

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

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

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

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

Every two
years
H: evaluate
opportunities
annually;
complete 3
projects in
planning
period.

Agenda Item #11.1.

City of St. Helena 2023-2031 Housing Element Update Certified, September 25, 2023 1-45
Implementation Programs Objectives
Implements
What
Policies
Who is
Responsible
Potential
Funding
Source
Timeframe
· Place-based Strategies for Community
Preservation and Revitalization and
Displacement Protection: H-A, H-I, H-J, H-N, HQ, H-R, H-U, H-V, H-W, and H-WW.

The City has included additional objectives with this
program. The City shall monitor progress toward these
objectives annually in the Annual Progress Report and
shall implement additional measures as necessary.

G) Work with the County of Napa to carry out an
ADA self-evaluation and transition plan to remove
barriers for persons with disabilities to facilities and programs in Napa County
H) Prioritize capital improvement projects for public
infrastructure improvements that facilitate
affordable housing development in the southeastern
quadrant of the city, with a goal of completing three
improvement projects related to recreation and
parks, public safety, transportation and walkability,
or access to educational facilities in the quadrant
H-XX Fair Housing Provider
The City will continue to utilize and support Fair Housing Napa Valley as the City's fair housing service provider, responsible for implementing fair housing programs,
receiving complaints, and providing referrals to
available resources when necessary. The City will work
with the Fair Housing Napa Valley to provide
educational materials to educate real estate
professionals, property owners and tenants on their
rights and responsibilities and the resources available to address fair housing issues.

Provide direct funding to Fair Housing Napa Valley
with of goal of providing up to $80,000 over the
planning period
Support fair housing investigations with a goal of
assisting with five investigations of existing
affordable developments for rent in the southeast
quadrant of the city and fair housing issues are more
concentrated and displacement risk is higher
Provide multi-lingual informational materials to the
public regarding tenant rights, fair housing issues,
and resources on the City's website and hold one
multi-lingual engagement event to present the
information targeting residents in the eastern
portion of the city
Provide a link to Fair Housing Napa Valley on the
City's website
HE6.2 City
Manager
Planning
Department
General
Fund
Engage Fair
Housing
Napa Valley:
annually
Informational
materials to
City website:
by 2024
Engagement
event: 2025
Agenda Item #11.1.

City of St. Helena 2023-2031 Housing Element Update Certified, September 25, 2023 1-46
Implementation Programs Objectives
Implements
What
Policies
Who is
Responsible
Potential
Funding
Source
Timeframe
H-YY Replacement Unit Program
The City will adopt a policy and will require replacement housing units subject to the requirements of
Government Code section 65915, subdivision (c)(3) on
sites identified in the site inventory when any new
development (residential, mixed-use or nonresidential)
occurs on a site that is identified in the inventory
meeting the following conditions:
• currently has residential uses or within the past
five years has had residential uses that have
been vacated or demolished, and
• was subject to a recorded covenant, ordinance,
or law that restricts rents to levels affordable to
persons and families of low or very lowincome, or
• subject to any other form of rent or price
control through a public entity’s valid exercise
of its police power, or
• occupied by low or very low-income
households
In order to mitigate the loss of affordable housing
units, require new housing developments to replace
all affordable housing units lost due to new
development
HE3.1
HE6.1
Planning
Department
General
Fund
Implement:
immediately
Adopt policy:
by January
31, 2024
Agenda Item #11.1.

City of St. Helena 2023-2031 Housing Element Update Certified, September 25, 2023 1-47
Implementation Programs Objectives
Implements
What
Policies
Who is
Responsible
Potential
Funding
Source
Timeframe
H-ZZ Lot Consolidation
To expand opportunities for additional affordable
housing, the City will encourage the consolidation of
small parcels to accommodate larger-scale and higher
density developments that are compatible with existing
neighborhoods. The sites inventory includes five parcels equating to 39 lower- and 39 moderate-income RHNA
units. These sites were identified based on common
ownership and contiguous lots. While all five parcels are within moderate resource areas, two of these parcels
(site 9) are located on the western portion of the city, an area with fewer fair housing issues, and adjacent to Spring Street in proximity to high-quality transit
opportunities.

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

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

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

Amend the municipal code for compliance with State
law within 18 months of adoption of the Housing
Element
HE 1.3
HE 4.6
Planning
Department
General
Fund
(staff
time)
Within 18
months of
adoption of
the 2023-
2031
Housing
Element
Agenda Item #11.1.

City of St. Helena 2023-2031 Housing Element Update Certified, September 25, 2023 1-48
Quantified Objectives
Quantified Objectives by Type
One of the requirements of State law (California Government Code, Section 65583[b]) is that the Housing Element contains quantified objectives for the maintenance, preservation, improvement, and development of housing. State law recognizes that the total housing needs identified by a community may exceed available resources and the community's ability to satisfy this need. Under these circumstances, the quantified objectives need not be identical to the total housing needs, however, the quantified objectives shall establish the number of housing units by income category that can be realistically constructed, rehabilitated, and conserved. The City has established quantifiable objectives in implementation programs throughout the policy document. This section summarizes new construction, conservation, and special needs housing objectives for the 2023-2031 planning period.

New Construction Objectives
Extremely low-income 33 units
166 lower-income units
302 total units
Very low-income 73 units
Low-income 60 units
Moderate-income 44 units 136 moderate and abovemoderate units Above moderate-income 92 units Rehabilitation and Conservation Objectives
• Conservation of all existing affordable housing units. • Conserve 200 manufactured homes at manufactured home parks. • Rehabilitation of 20 units for seniors and 10 units for persons with a disability Agenda Item #11.1.

City of St. Helena 2023-2031 Housing Element Update Certified, September 25, 2023 1-49
Assistance for Special Needs Households
• 35 units of senior housing
• 18 units for persons with a disability
• 12 units for farmworkers
• Assist in the conversion of two units from market rate to extremely low-income during the planning period.
• Assist three lower- or moderate-income households transition from rental housing to homeownership
Quantified Objectives Summary Table
The City will strive to exceed the following targets for affordable housing development in St. Helena.

Extremely
Low
Very
Low Low Moderate
Above
Moderate Total
New Construction 33 73 60 44 92 302
Rehabilitation 10 10 5 5 0 30
Conservation/Preservation 0 120 100 231 0 451
Agenda Item #11.1.

City of St. Helena 2023-2031 Housing Element Update Certified, September 25, 2023 1-50
This page is intentionally left blank.

Agenda Item #11.1.

City of St. Helena 2023-2031 Housing Element Update Certified, September 25, 2023 1-51

2.Needs Assessment
Agenda Item #11.1.

City of St. Helena 2023-2031 Housing Element Update Certified, September 25, 2023 Agenda Item #11.1.

City of St. Helena 2023-2031 Housing Element Update Certified, September 25, 2023 2-1
Needs Assessment Contents

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

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

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

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

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

6. Housing Market Conditions........................................................................................... 2-97 Key Findings........................................................................................................................................................................................ 2-97 For-Sale Housing ................................................................................................................................................................................. 2-97 Rental Housing.................................................................................................................................................................................. 2-101 Agenda Item #11.1.

City of St. Helena 2023-2031 Housing Element Update Certified, September 25, 2023 2-2

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

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

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

10. Zoning for a Variety of Housing Types .................................................................... 2-173 Key Findings...................................................................................................................................................................................... 2-173 Multiple-Family Rental Housing ........................................................................................................................................................ 2-173 Density Bonuses for Affordable Housing ........................................................................................................................................... 2-173 Housing for Permanent and Seasonal Agricultural Employees.......................................................................................................... 2-174 Zoning for Emergency Shelters, Transitional Housing, and Supportive Housing................................................................................ 2-174 Residential Care Facilities.................................................................................................................................................................. 2-176 Low Barrier Navigation Centers ........................................................................................................................................................ 2-177 Single Room Occupancy (SRO) .......................................................................................................................................................... 2-177 Factory Built Housing and Mobile Homes.......................................................................................................................................... 2-177 Accessory Dwelling Units .................................................................................................................................................................. 2-178

11. Housing Resources................................................................................................... 2-180 Future Housing Need......................................................................................................................................................................... 2-180 Residential Site Inventory.................................................................................................................................................................. 2-182 Agenda Item #11.1.

City of St. Helena 2023-2031 Housing Element Update Certified, September 25, 2023 2-3
Availability of Infrastructure and Services ......................................................................................................................................... 2-211 Environmental Constraints................................................................................................................................................................ 2-213 References......................................................................................................................................................................................... 2-214 Figures
Figure 1 Population Growth Trends, Indexed to 1990.................................................................................................................. 2-60 Figure 2 Housing Tenure .............................................................................................................................................................. 2-62 Figure 3 Housing Tenure by Race of Householder........................................................................................................................ 2-63 Figure 4 Housing Tenure by Age .................................................................................................................................................. 2-64 Figure 5 Housing Tenure by Housing Type ................................................................................................................................... 2-65 Figure 6 Households by Displacement Risk and Tenure ............................................................................................................... 2-66 Figure 7 Population Growth Trends ............................................................................................................................................. 2-67 Figure 8 Senior and Youth Population by Race ............................................................................................................................ 2-68 Figure 9 Population by Race, St. Helena, 2000-2019 ................................................................................................................... 2-69 Figure 10 Households by Household Income Level ........................................................................................................................ 2-70 Figure 11 Household Income Level by Tenure................................................................................................................................ 2-71 Figure 12 Poverty Status by Race................................................................................................................................................... 2-72 Figure 13 Jobs in St. Helena........................................................................................................................................................... 2-74 Figure 14 Workers by Earnings, by Jurisdiction as Place of Work and Place of Residence ............................................................. 2-75 Figure 15 Jobs-Worker Ratios, By Wage Group.............................................................................................................................. 2-76 Figure 16 Jobs-Household Ratio..................................................................................................................................................... 2-77 Figure 17 Resident Employment by Industry .................................................................................................................................. 2-78 Figure 18 Unemployment Rate....................................................................................................................................................... 2-79 Figure 19 Bay Area, Population Totals and Projections, 1990-2050, Plan Bay Area 2050. ............................................................ 2-81 Figure 20 Housing Type Trends...................................................................................................................................................... 2-86 Figure 21 Housing Units by Year Structure Built ............................................................................................................................ 2-87 Figure 22 Occupancy Status........................................................................................................................................................... 2-88 Figure 23 Vacant Units by Type...................................................................................................................................................... 2-89 Figure 24 Overcrowding by Tenure and Severity............................................................................................................................ 2-90 Figure 25 Overcrowding by Income Level and Severity .................................................................................................................. 2-91 Figure 26 Overcrowding by Race ................................................................................................................................................... 2-92 Figure 27 Cost Burden by Tenure ................................................................................................................................................... 2-93 Agenda Item #11.1.

City of St. Helena 2023-2031 Housing Element Update Certified, September 25, 2023 2-4
Figure 28 Cost Burden by Income Level ......................................................................................................................................... 2-94 Figure 29 Cost Burden by Race ...................................................................................................................................................... 2-95 Figure 30 Substandard Housing Issues, St. Helena, 2019............................................................................................................... 2-96 Figure 31 Home Values of Owner-occupied Units.......................................................................................................................... 2-98 Figure 32 Zillow Home Value Index (ZHVI) .................................................................................................................................... 2-98 Figure 33 Contract Monthly Rents for Renter-occupied Units...................................................................................................... 2-102 Figure 34 Median Contract Monthly Rent.................................................................................................................................... 2-103 Figure 35 Map of Affordable Housing Units, St. Helena............................................................................................................... 2-105 Figure 36 Disability by Type ......................................................................................................................................................... 2-109 Figure 37 Senior Households by Income and Tenure.................................................................................................................... 2-113 Figure 38 Cost-Burdened Senior Households by Income Level..................................................................................................... 2-114 Figure 39 Household Size by Tenure ............................................................................................................................................ 2-116 Figure 40 Housing Units by Number of Bedrooms ....................................................................................................................... 2-117 Figure 41 Cost Burden by Household Size.................................................................................................................................... 2-118 Figure 42 Household Type............................................................................................................................................................ 2-119 Figure 43 Female-Headed Households by Poverty Status............................................................................................................. 2-120 Figure 44 Farm Labor by County, Napa County ........................................................................................................................... 2-122 Figure 45 Racial Group Share of General and Homeless Populations, Napa County.................................................................... 2-125 Figure 46 Hispanic or Latinx Share of General and Homeless Populations, Napa County ............................................................ 2-126 Figure 47 Population with Limited English Proficiency................................................................................................................. 2-129 Figure 48 Discretionary Permit Process Flowchart........................................................................................................................ 2-154 Figure 49 Residential Site Inventory Map..................................................................................................................................... 2-209 Tables
Table 1 Progress Toward the 5th Cycle RHNA ............................................................................................................................. 2-34 Table 2 Program Implementation Status pursuant to GC Section 65583 .................................................................................... 2-39 Table 3 Population Growth Trends ............................................................................................................................................. 2-59 Table 4 Household Trends........................................................................................................................................................... 2-61 Table 5 Average Household Size, St. Helena and Napa County .................................................................................................. 2-61 Table 6 St. Helena Regional Housing Needs Allocation .............................................................................................................. 2-73 Table 7 St. Helena, Population Totals and Projections, 2010-2040, Plan Bay Area 2040............................................................ 2-80 Table 8 Department of Finance Population Projections, Napa County, 2010-2050 .................................................................... 2-80 Agenda Item #11.1.

City of St. Helena 2023-2031 Housing Element Update Certified, September 25, 2023 2-5
Table 9 Plan Bay Area 2050 Population Projections, Bay Area, 2015-2050................................................................................ 2-81 Table 10 Table 2: St. Helena, Household Totals and Projections, 2010-2040, Plan Bay Area 2040 .............................................. 2-82 Table 11 Household Projections by Region, 2015-2050................................................................................................................ 2-82 Table 12 Job Totals and Projections, St. Helena and Napa County, 2010-2040............................................................................ 2-82 Table 13 Job Totals and Projections, North Napa County and the Bay Area, 2015-2050.............................................................. 2-83 Table 14 Housing Permitting from 2015-2019 St. Helena............................................................................................................. 2-86 Table 15 Affordable Home Purchase Prices by Income Level, Napa County................................................................................ 2-100 Table 16 Residential Properties for Sale, January 2023 .............................................................................................................. 2-101 Table 17 Affordable Rental Housing Units, St. Helena................................................................................................................ 2-105 Table 18 Affordable For-Sale Housing Units, St. Helena ............................................................................................................. 2-106 Table 19 Residential Properties for Rent, January 2023.............................................................................................................. 2-106 Table 20 Assisted Affordable Housing Developments by Conversion Risk Status, St. Helena ..................................................... 2-107 Table 21 People with Developmental Disabilities by Age, St. Helena ......................................................................................... 2-110 Table 22 People with Developmental Disabilities by Residence.................................................................................................. 2-111 Table 23 Households by Age....................................................................................................................................................... 2-112 Table 24 Senior Housing Units, St. Helena.................................................................................................................................. 2-115 Table 25 Migrant Worker Student Population ............................................................................................................................ 2-121 Table 26 Farm Labor, Napa County ............................................................................................................................................ 2-122 Table 27 Homelessness by Household Type and Shelter Status, Napa County............................................................................ 2-124 Table 28 Characteristics for the Population Experiencing Homelessness, Napa County ............................................................. 2-127 Table 29 Students in Local Public Schools Experiencing Homelessness ...................................................................................... 2-127 Table 30 Price of Vacant Land, March 2022 ............................................................................................................................... 2-131 Table 31 Zoning Districts that Permit Residential Uses............................................................................................................... 2-135 Table 32 Density/Intensity Standards by Zoning District............................................................................................................. 2-137 Table 33 Development Standards by Zone.................................................................................................................................. 2-137 Table 34 Residential Street Width Requirements........................................................................................................................ 2-143 Table 35 Parking Requirements, St. Helena, Napa, Yountville.................................................................................................... 2-148 Table 36 Planning and Development Fees.................................................................................................................................. 2-150 Table 37 Construction Cost Summary, Cost Per Unit and Cost Per Square-Foot......................................................................... 2-151 Table 38 Planning Application Fees – Surrounding Jurisdictions, Single-Family and Multiple-Family......................................... 2-152 Table 39 Typical Processing Procedures by Project Type............................................................................................................. 2-155 Agenda Item #11.1.

City of St. Helena 2023-2031 Housing Element Update Certified, September 25, 2023 2-6
Table 40 Timelines for Permit Procedures................................................................................................................................... 2-155 Table 41 Timelines for Permit Procedures................................................................................................................................... 2-156 Table 42 Housing Types Permitted by Base Zoning District ........................................................................................................ 2-160 Table 43 Pending and Entitled Projects ...................................................................................................................................... 2-181 Table 44 Progress Towards RHNA .............................................................................................................................................. 2-182 Table 45 Site 1 Summary ............................................................................................................................................................ 2-183 Table 46 Site 2 Summary ............................................................................................................................................................ 2-185 Table 47 Site 3 Summary ............................................................................................................................................................ 2-187 Table 48 Site 4 Summary ............................................................................................................................................................ 2-191 Table 49 Site 5 Summary ............................................................................................................................................................ 2-193 Table 50 Site 6 Summary ............................................................................................................................................................ 2-195 Table 51 Site 7 Summary ............................................................................................................................................................ 2-197 Table 52 Site 8 Summary ............................................................................................................................................................ 2-199 Table 53 Site 9 Summary ............................................................................................................................................................ 2-200 Table 54 Site 10 Summary .......................................................................................................................................................... 2-202 Table 55 Site 11 Summary .......................................................................................................................................................... 2-204 Table 56 Site 12 Summary .......................................................................................................................................................... 2-206 Table 57 Summary of Housing Units........................................................................................................................................... 2-207 Table 58 Vacant and Nonvacant Sites ........................................................................................................................................ 2-210 .

Agenda Item #11.1.

City of St. Helena 2023-2031 Housing Element Update Certified, September 25, 2023 2-7

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

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

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

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

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

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

Agenda Item #11.1.

City of St. Helena 2023-2031 Housing Element Update Certified, September 25, 2023 2-8
Consistency with the General Plan
California Government Code Section 65300.5 requires that a general plan be internally consistent, meaning that no conflicts exist among the elements of the plan. Government Code section 65583(c) requires that a housing element describe how consistency has been achieved among the general plan elements. The most important aspect of consistency among general plan elements is that policies and implementation measures do not conflict but support one another to achieve the overall goals and vision of a general plan.

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

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

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

The City is not subject to the requirements of SB 35 as it has successfully met its fair share of local housing needs for the fifth cycle, an accomplishment only shared with a small handful of jurisdictions statewide. The City has not adopted a streamlined approval process for multi-family units related to SB 35 or SB 330, however, it has drafted a process to comply with the law which is being codified as a part of the ongoing Zoning Code Update. The process incorporates objective design standards and ministerial review free of discretionary processes. Program H-F commits the City to amending the Zoning Code to provide a by-right streamlined review Agenda Item #11.1.

City of St. Helena 2023-2031 Housing Element Update Certified, September 25, 2023 2-9
process for affordable housing developments meeting state affordability thresholds, in compliance with SB 35 and SB 330.

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

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

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

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

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

Agenda Item #11.1.

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

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

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

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

Agenda Item #11.1.

City of St. Helena 2023-2031 Housing Element Update Certified, September 25, 2023 2-11
Density Bonus: Assembly Bill 1763 (2019) and AB 2345 (2020) AB 1763 amended California’s density bonus law to authorize significant development incentives to encourage 100 percent affordable housing projects, allowing developments with 100 percent affordable housing units to receive an 80 percent density bonus from the otherwise maximum allowable density on the site. If the project is within half a mile of a major transit stop, a jurisdiction may not apply any density limit to the project. AB 2345 further amended California’s density bonus law to allow residential projects with some on-site affordable housing to receive a density bonus of up to 50 percent. Specifically, a residential development is eligible for a 50 percent density bonus if 11 percent of the units are very low-income, 20 percent are low-income units, or 40 percent are moderate-income units. The affordable units must remain affordable for a minimum of 55 years. In addition to the density bonus, qualifying projects will receive four regulatory incentives or concessions, depending on how much of the development includes affordable units. Specifically:
• One incentive or concession for projects that include at least 10 percent of the total units for lowerincome households, at least five percent for very low-income households, or at least 10 percent for persons and families of moderate-income in a common interest development. • Two incentives or concessions for projects that include at least 17 percent of the total units for lowerincome households, at least 10 percent for very low-income households, or at least 20 percent for persons and families of moderate-income in a common interest development. • Three incentives or concessions for projects that include at least 24 percent of the total units for lowerincome households, at least 15 percent for very low-income households, or at least 30 percent for persons and families of moderate-income in a common interest development. • Four incentives or concessions for projects where one hundred percent of all units in the development, including total units and density bonus units, but exclusive of a manager’s unit or units, are for lower income households, as defined by Section 50079.5 of the Health and Safety Code, except that up to 20 percent of the units in the development, including total units and density bonus units, may be for moderate-income households, as defined in Section 50053 of the Health and Safety Code. For these projects, if it is located within one-half mile of a major transit stop, the applicant also receives a height increase of up to three additional stories (33 feet).

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

Agenda Item #11.1.

City of St. Helena 2023-2031 Housing Element Update Certified, September 25, 2023 2-12
Housing Crisis Act of 2019: Senate Bill 330
SB 330 enacts changes to local development policies, permitting, and processes that will be in effect through January 1, 2025. SB 330 places new criteria on the application requirements and processing times for housing developments; prevents localities from decreasing the housing capacity of any site, such as through downzoning or increasing open space requirements, if such a decrease would preclude the jurisdiction from meeting its RHNA housing targets; prevents localities from establishing non-objective standards; and requires that any proposed demolition of housing units be accompanied by a project that would replace or exceed the total number of units demolished. Additionally, any demolished units that were occupied by lower-income households must be replaced with new units affordable to households with those same income levels. The Housing Element must describe the City's processing procedures related to SB 330. Please see Chapter 8:

Nongovernmental and Governmental Constraints for more information.

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

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

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

Emergency and Transitional Housing Act of 2019: Assembly Bill 139 (2019) AB 139 established new criteria for evaluating the needs of the homeless population. The analysis must assess the capacity to accommodate the most recent homeless point-in-time count by comparing that to the number of shelter beds available on a year-round and seasonal basis, the number of beds that go unused on an average monthly basis, and the percentage of those in emergency shelters that move to permanent housing (see Chapter 7: subsection Persons Experiencing Homelessness). The bill also established new parking standards for emergency shelters. Lastly, the bill requires the Housing Element to include a review of the effectiveness of the Agenda Item #11.1.

City of St. Helena 2023-2031 Housing Element Update Certified, September 25, 2023 2-13
housing element goals, policies, and related actions to meeting the jurisdiction’s special housing needs (see Chapter 2: Review of Previous Element).

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

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

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

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

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

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

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

Agenda Item #11.1.

City of St. Helena 2023-2031 Housing Element Update Certified, September 25, 2023 2-14
In response to the need for public participation, City planning staff worked with consultants to develop a robust community engagement program tailored to ensure the community and other stakeholders are engaged in the process and are given ample opportunities to provide input. The key objective of the community engagement program is to maximize opportunities for everyone interested in the Housing Element to participate. The engagement program includes branding, a project website, business cards, newsletters and eblasts, announcements on the City website and social medial, multiple workshops, a Housing Element Focus Group, and Planning Commission and City Council study sessions and hearings. This section summarizes our engagement program.

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

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

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

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

Agenda Item #11.1.

City of St. Helena 2023-2031 Housing Element Update Certified, September 25, 2023 2-15
https://sthelenahousing.com
Agenda Item #11.1.

City of St. Helena 2023-2031 Housing Element Update Certified, September 25, 2023 2-16
https://sthelenahousing.com/documents
https://sthelenahousing.com/basics
The project website features a Housing Element 101 video, presented in English and Spanish.

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

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

C: Accessibility Widget: This widget allows users to choose visibility options for greater accessibility Agenda Item #11.1.

City of St. Helena 2023-2031 Housing Element Update Certified, September 25, 2023 2-17
For those unable
to attend, event
materials,
presentations,
and videos are
posted to the
Participate page.

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

Flyers were posted for each event in English
and Spanish.

Agenda Item #11.1.

City of St. Helena 2023-2031 Housing Element Update Certified, September 25, 2023 2-18
Project Business Cards
To encourage the use of the project website, business cards were made up for the Project. The cards were provided to the City and can be handed out to those looking for additional information on the Housing Element Update. Each card lists the project website address and a QR Code that can direct users to that website.

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

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

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

Images of the Housing Element Newsletter and an eBlast are included on the following page.

Agenda Item #11.1.

City of St. Helena 2023-2031 Housing Element Update Certified, September 25, 2023 2-19
Agenda Item #11.1.

City of St. Helena 2023-2031 Housing Element Update Certified, September 25, 2023 2-20
Public Workshops
Throughout the Housing Element Update, City staff worked with the consultant team to hold community workshops at critical points in the process.

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

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

Agenda Item #11.1.

City of St. Helena 2023-2031 Housing Element Update Certified, September 25, 2023 2-21
During the Workshop, participants were prompted to comment on housing needs, issues, and constraints in the community. Several public comments were received and are documented below. These comments and information provided during this discussion were used to inform and confirm data in the Needs Assessment.

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

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

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

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

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

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

Agenda Item #11.1.

City of St. Helena 2023-2031 Housing Element Update Certified, September 25, 2023 2-22
Workshop #2: Housing Opportunity Sites
On January 20, 2022, the City held a Community Workshop to discuss the Housing Element Update and available housing sites in St. Helena. Following the workshop, a map of potential sites was posted to the Housing Element website and the City encouraged residents and stakeholders to submit through the “Comments” button.

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

Comment Response
Jeff Farmer:

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

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

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

Agenda Item #11.1.

City of St. Helena 2023-2031 Housing Element Update Certified, September 25, 2023 2-23
Comment Response
Norma:

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

What happened with the big property by vineyard valley (Hunter project)?
Regarding Pope, there is another site east toward college there may be a big vacant site to consider.

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

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

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

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

Consider this please.

The City considered the constraints and
sites mentioned here.

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

Please provide a list of properties that can be developed.

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

Pat Friday:

Crane is a good place for housing. Keep it.

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

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

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

Agenda Item #11.1.

City of St. Helena 2023-2031 Housing Element Update Certified, September 25, 2023 2-24
Comment Response
Rick Crebs:

Consider workforce housing for the missing middle types and incomes.

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

Mary Stephenson:

Concern that ADUs are not being rented.

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

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

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

John Sales:

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

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

Jennifer La Liberte:

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

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

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

Agenda Item #11.1.

City of St. Helena 2023-2031 Housing Element Update Certified, September 25, 2023 2-25
Comment Response
Tracy McBride:

The City needs low income housing that is ownership based.

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

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

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

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

Joe McGrath:

PG&E property on Mitchell: Consider the site.

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

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

Jennifer La Liberte:

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

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

Nancy Dervin
Encourages the City to include feasible sites.

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

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

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

Agenda Item #11.1.

City of St. Helena 2023-2031 Housing Element Update Certified, September 25, 2023 2-26
Comment Response
Steve Goldfarb:

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

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

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

Pat Friday:

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

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

Norma Ferriz:

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

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

Tracy McBride:

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

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

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

Agenda Item #11.1.

City of St. Helena 2023-2031 Housing Element Update Certified, September 25, 2023 2-27
An example slide from the workshop presentation. Presentation available at sthelenahousing.com Agenda Item #11.1.

City of St. Helena 2023-2031 Housing Element Update Certified, September 25, 2023 2-28
The following is a summary of comments that emerged through the public discussion and comment period of the workshop, as well as how the comments informed the Draft Housing Element Comment Response
The city needs more housing units and
people.

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

There is no evidence that ADUs
accommodate affordable units.

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

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

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

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

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

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

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

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

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

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

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

Agenda Item #11.1.

City of St. Helena 2023-2031 Housing Element Update Certified, September 25, 2023 2-29
Past Meetings
Focus Group Meeting #1: Housing Element Overview
Provided an overview of the Housing Element process and project schedule. Collected expectations for the project and insights on housing issues, priorities, and concerns that informed the Needs Assessment. The Focus Group provided critical input related to the most pressing housing needs in the community and encouraged the City to pursue sites that are feasible and can provide capacity for a larger number of units.

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

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

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

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

Agenda Item #11.1.

City of St. Helena 2023-2031 Housing Element Update Certified, September 25, 2023 2-30
Planning Commission/City Council
Joint Study Session 2: Sites Assessment
Held February 22, 2022
Discussed the RHNA and the sites inventory process
and presented a walkthrough of potential housing
opportunity sites. Discussed the results of Community
Workshop #2 and public input on housing sites.

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

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

Public Hearings
Planning Commission Public Hearing: Recommendation for Adoption At a regular meeting of the Planning Commission, held May 2, 2023, the Planning Commission discussed the Housing Element and Public Health, Safety, and Noise Element Updates and recommended that the City Council adopt the updated Elements.

City Council Adoption Hearing: Adopt Housing and Safety Elements On May 9, 2023, the City Council discussed the Housing Element and Public Health, Safety, and Noise Element Updates and adopted each of the updated Elements.

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

Sites Inventory Mapping Exercise
As discussed in the summary of Workshop #2 above, the City produced an interactive online map that allowed residents and stakeholders to view and comment on potential housing opportunity sites. The online map was posted for more than a month following the workshop and the City encouraged all those interested in the Agenda Item #11.1.

City of St. Helena 2023-2031 Housing Element Update Certified, September 25, 2023 2-31
Housing Element to submit their comments. The City incorporated comments on potential housing sites into the Sites Inventory by removing or revising constrained sites and considering additional sites with potential for residential uses.

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

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

Agenda Item #11.1.

City of St. Helena 2023-2031 Housing Element Update Certified, September 25, 2023 2-32
• The current approach to housing policies throughout the region is ad hoc and piecemeal and what is really needed is a holistic approach to housing and homelessness issues – Affordable homeownership is missing from the conversation – Transitional and supportive housing as a more integrated part of the whole conversation is missing
– The traditional paradigm of designing affordable housing should be changed at the educational level; design professionals should be educated to think holistically about designing communities and integrating affordable housing patterns into community design • A lack of community trust leads to a lack of honest and transparent communication and engagement between local governments, partner agencies and the community members • Additional housing costs are not factored into the affordable housing definition – The official definition of affordable housing does not include all related housing costs i. Those who live in deed-restricted affordable housing face food shortages, high insurance rates, and rising utility costs to name a few, which are not factored into the official definition of affordable housing. Yet these are costs that must be included in an already strained budget
– Supercommuting leads to higher gas costs and more wear and tear on cars but is necessary to find and maintain affordable housing
– The housing situation within the region leads to students working to support their families, creating an unintended consequence of students dropping out of their educational careers and/or leaving the community after they matriculate from High School since they cannot afford housing
– Onerous regulation leads to displacement
• Affordable homeownership is missing from the conversation as renting is not a sustainable approach for all and it prevents people from accessing the “American Dream” • The lack of affordable and safe housing due to high development costs, loss of units due to disasters, and/or gentrification are some of the contributing factors to the housing crisis within the region. • Discrimination is both subtle and overt
– Tenants are susceptible to landlords taking advantage of them due to a very specific cocktail of issues including but not limited to:
i. Language barriers
ii. Cultural Barriers
iii. Stereotypes
iv. Disabilities
v. Income
– Discrimination is a multilayered situation:
i. Tenants in substandard/unhealthy housing live in precarious situations and are afraid to complain due to the fear of being evicted (which means that they live in substandard living conditions)
Agenda Item #11.1.

City of St. Helena 2023-2031 Housing Element Update Certified, September 25, 2023 2-33
ii. There is a very real fear that rents will increase if tenants complain about substandard situations
– Stereotypes associated with low-income tenants and voucher holders are a real barrier to obtaining housing
i. Criminal backgrounds and subsidies contribute to stereotypes which make landlords leery of renting.
ii. SB 329 makes it illegal to reject housing vouchers, however, it still occurs – Discrimination is hard to determine since there aren’t enough vacancies to even apply for housing
• The lack of available land coupled with regulations and high impact fees are contributing factors to astronomical development costs
The City considered these key findings in the development of the Needs Assessment and Policy Document. The Policy Document includes programs focused on regional coordination on housing issues, increasing affordable homeownership opportunities, providing transparency on housing-related decisions and actions, removing governmental constraints, incentivizing affordable housing construction, and working with Fair Housing Napa Valley to provide fair housing services.

Agenda Item #11.1.

City of St. Helena 2023-2031 Housing Element Update Certified, September 25, 2023 2-34

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

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

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

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

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

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

Agenda Item #11.1.

City of St. Helena 2023-2031 Housing Element Update Certified, September 25, 2023 2-35
Progress in Implementation
The 2015 Housing Element established the six goals with coordinated policies and implementing programs, organized around the following goal areas:

1. A Diversity of Housing to Meet Local Needs

2. Efficient Land Use and High-Quality Neighborhoods

3. Conservation of Existing Housing

4. Assistance to Support Affordable Housing

5. Resource Conservation

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

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

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

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

Policies 2.1 through 2.6 encourage higher density development where appropriate, mixed-use development, second units, and a variety of housing type throughout the community. These policies are supported by Implementing Actions 2.A through 2.P. Most notable among these actions is the progress towards incentivizing Agenda Item #11.1.

City of St. Helena 2023-2031 Housing Element Update Certified, September 25, 2023 2-36
higher density housing (Action 2.A), which has been supported by the removal of the Use Permit requirement for multi-family housing in the High Density Residential land use designation and Housing Opportunity Sites located on parcels designated Medium Density Residential. Additionally, the City has implemented statemandated ADU regulations (Action 2.I) and integrated a mixed-use land use designation into the 2040 General Plan (Action 2.H). While some of these programs were completed with the recent General Plan Update, programs related to zoning changes are being undertaking in the current (2022) comprehensive Zoning Code update. These programs should be continued in the 2023-2031 Housing Element.

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

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

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

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

Agenda Item #11.1.

City of St. Helena 2023-2031 Housing Element Update Certified, September 25, 2023 2-37
Resource Conservation
Promote resource conservation by encouraging housing types and designs that use fewer resources (water, electricity, etc.) and therefore cost less to operate over time, supporting long-term housing affordability.

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

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

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

Effectiveness of 2015 Housing Element
As discussed in the preceding section and in Table 2, the City implemented many policies and programs to facilitate housing production. Most importantly, the City has made great strides in securing additional funding for affordable housing and working with local stakeholders and county organizations to improve housing accessibility. From preserving existing housing and promoting the expansion of multifamily housing through relaxed regulation, the City recognizes the severity of the housing crisis and has worked progressively to do its part in adding housing towards meeting and exceeding RHNA goals. However, in some cases, the City did not have the necessary staff resources or funding to implement programs. While the 2040 General Plan Update process required significant staff time and delayed implementation of some Municipal Code amendments, the City is currently (2022) undertaking a comprehensive Zoning Code update that will address the remaining code amendment implementation measures during the 6th cycle. As the code update draws to its conclusion, the City Agenda Item #11.1.

City of St. Helena 2023-2031 Housing Element Update Certified, September 25, 2023 2-38
will have more resources available to implement remaining implementation actions, which have been continued in the 2022 Housing Element Update.

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

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

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

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

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

Agenda Item #11.1.

City of St. Helena 2023-2031 Housing Element Update Certified, September 25, 2023 2-39
Table 2 Program Implementation Status pursuant to GC Section 65583 # Implementation Actions Timeframe Status of Program Implementation Recommendation HE1.A Continue to exempt permits for
regulated affordable units as well as
second units from Growth Management
System
Ongoing The City currently exempts all units, including affordable housing units and Accessory Dwelling Units from the
Growth Management system in compliance with current
state law. This provision will be removed in a future
zoning code update.

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

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

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

Keep
Agenda Item #11.1.

City of St. Helena 2023-2031 Housing Element Update Certified, September 25, 2023 2-40
# Implementation Actions Timeframe Status of Program Implementation Recommendation HE1.D Revise the permitting process to
streamline the review of affordable
housing and market rate multifamily
projects.
2016 In an effort to implement this Goal, the City has removed the Use Permit requirement for multi-family housing in the High Density Residential (HR) zone and all of the Housing Opportunity Sites (Key Housing Sites, see Section

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

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

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

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

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

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

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

Delete
Agenda Item #11.1.

City of St. Helena 2023-2031 Housing Element Update Certified, September 25, 2023 2-41
# Implementation Actions Timeframe Status of Program Implementation Recommendation HE1.H Explore, and adopt as appropriate, a
program to address the housing needs of
“workforce” households, which have
incomes above 120 percent of AMI, but
are still unable to afford market rate
housing.
2017 The City Council has expressed an interest in reviewing housing needs Citywide. Pending development
applications anticipated to increase the demand for
employee housing are being asked to make efforts to
address the housing impacts associated with their
individual developments.

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

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

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

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

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

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

Required
Keep
Agenda Item #11.1.

City of St. Helena 2023-2031 Housing Element Update Certified, September 25, 2023 2-42
# Implementation Actions Timeframe Status of Program Implementation Recommendation HE2.A Provide incentives for higher density
housing. Explore possible incentives for
building attached market rate housing
units for rent and for sale.

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

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

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

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

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

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

Keep
Agenda Item #11.1.

City of St. Helena 2023-2031 Housing Element Update Certified, September 25, 2023 2-43
# Implementation Actions Timeframe Status of Program Implementation Recommendation HE2.D Modify section 17.100 of the Zoning
Ordinance to rename the Mobilehome
Park Overlay District to “Manufactured
Housing Overlay District”. Develop
policies to streamline the review process
for this overlay district on residential
land for projects that create landownership opportunities for residents.

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

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

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

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

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

Modify for
required
Safety
Element
Update
Agenda Item #11.1.

City of St. Helena 2023-2031 Housing Element Update Certified, September 25, 2023 2-44
# Implementation Actions Timeframe Status of Program Implementation Recommendation HE2.G Promote both ‘vertical’ and ‘horizontal’
mixed-use. Encourage mixed-use
developments that combine compatible
uses on the same site, either in the same
structure or adjacent structures. Amend
the Zoning Ordinance accordingly.

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

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

Revise for
zoning code
consistency
Agenda Item #11.1.

City of St. Helena 2023-2031 Housing Element Update Certified, September 25, 2023 2-45
# Implementation Actions Timeframe Status of Program Implementation Recommendation HE2.H Explore the possibility of allowing mixed
use and live/work units in nonresidential zoning districts.

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

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

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

Delete
Agenda Item #11.1.

City of St. Helena 2023-2031 Housing Element Update Certified, September 25, 2023 2-46
# Implementation Actions Timeframe Status of Program Implementation Recommendation HE2.I Review and revise development
standards pertaining to second units.

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

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

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

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

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

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

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

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

Modify
Agenda Item #11.1.

City of St. Helena 2023-2031 Housing Element Update Certified, September 25, 2023 2-47
# Implementation Actions Timeframe Status of Program Implementation Recommendation HE2.N Respond to complaints regarding illegal
units. The City will work with the
property owners to help bring illegal
units up to code and to abate the use of
non-habitable buildings as living units
Ongoing While the City does not have a dedicated Code
Enforcement Department, Planning and Community
Improvement Department staff is responsible for
responding to Code Enforcement complaints and prioritize life and safety issues, such as substandard housing, in these efforts. Additional Code Enforcement improvements have been identified as an element of the adopted City
Council goals.

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

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

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

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

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

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

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

Delete
Agenda Item #11.1.

City of St. Helena 2023-2031 Housing Element Update Certified, September 25, 2023 2-48
# Implementation Actions Timeframe Status of Program Implementation Recommendation HE3.A Restrict conversion of rental units to
condominiums. Current policy allows
conversion to condominiums under
certain circumstances when the vacancy
rate is high. The presence of second
homes results in an inflated vacancy
rate. The policy should be further studied
to reflect a general guiding principle of
preserving the affordable housing stock
while eliminating the current linkage to
vacancy rates.

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

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

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

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

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

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

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

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

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

Keep
Agenda Item #11.1.

City of St. Helena 2023-2031 Housing Element Update Certified, September 25, 2023 2-49
# Implementation Actions Timeframe Status of Program Implementation Recommendation HE3.E Review housing needs, achievements
and challenges as part of the City’s
regular General Plan review. As required
by State law, submit a progress report to
the State Department of Housing and
Community Development and
Governor’s Office of Planning and
Research by April 1st of each year.

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

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

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

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

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

Delete
Agenda Item #11.1.

City of St. Helena 2023-2031 Housing Element Update Certified, September 25, 2023 2-50
# Implementation Actions Timeframe Status of Program Implementation Recommendation HE4.B Generate Revenues for Affordable
Housing through the Transient
Occupancy Tax. Either increase the
Transient Occupancy Tax or increase the
number of transient occupancy rooms
and apply the increased revenue to
support affordable housing.

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

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

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

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

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

Keep
Agenda Item #11.1.

City of St. Helena 2023-2031 Housing Element Update Certified, September 25, 2023 2-51
# Implementation Actions Timeframe Status of Program Implementation Recommendation HE4.E Pursue mortgage revenue bonds and/or
mortgage credit certificates. Promote
affordable homeownership opportunities
for moderate- and lower-income
households.

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

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

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

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

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

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

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

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

Keep
Agenda Item #11.1.

City of St. Helena 2023-2031 Housing Element Update Certified, September 25, 2023 2-52
# Implementation Actions Timeframe Status of Program Implementation Recommendation HE4.I Address farmworker housing needs. The
City will contribute staff time and City
resources, as appropriate, to countywide
farmworker housing efforts that may
occur during the Housing Element
planning period. The City will reach out
to affordable housing developers to
support regional and City efforts to
develop farmworker housing, including
assisting with financing or applications,
incentives and concessions, expedited
review or other strategies to encourage
the development of housing for
farmworkers.

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

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

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

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

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

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

Delete
Agenda Item #11.1.

City of St. Helena 2023-2031 Housing Element Update Certified, September 25, 2023 2-53
# Implementation Actions Timeframe Status of Program Implementation Recommendation HE4.L Explore the potential of using Housing
Trust Fund money to purchase existing
housing for conversion to restricted
affordable housing and commit funding
as appropriate. Priority use of Housing
Trust Fund monies will be given to the
creation of housing affordable to
extremely low-income households.

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

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

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

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

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

Keep
Agenda Item #11.1.

City of St. Helena 2023-2031 Housing Element Update Certified, September 25, 2023 2-54
# Implementation Actions Timeframe Status of Program Implementation Recommendation HE5.C Provide public information on alternative
energy technologies for residential
developers, contractors, and property
owners. The City will provide
information on its web site and/or at City
Hall regarding alternative energy
technology options, possible sources of
financing, and any applicable
information regarding necessary local
permits.

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

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

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

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

Keep
Agenda Item #11.1.

City of St. Helena 2023-2031 Housing Element Update Certified, September 25, 2023 2-55
# Implementation Actions Timeframe Status of Program Implementation Recommendation HE5.E Provide low-interest loans for
implementation of energy conservation
measures. The City will identify a source
of loan funds to provide energy
conservation assistance to homeowners
and homebuilders. The City will continue
to participate in AB-811 programs and
will explore additional state and federal
sources of funding to finance local
energy conservation measures. Sources
of state and federal funds include, but
are not limited to, the California Energy
Commission State Energy Program and
Energy Efficiency and Conservation Block
Grant Program, and the Low Income
Home Energy Assistance Program.

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

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

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

Delete or
merge with

5.C
Agenda Item #11.1.

City of St. Helena 2023-2031 Housing Element Update Certified, September 25, 2023 2-56
# Implementation Actions Timeframe Status of Program Implementation Recommendation HE5.G Require bicycle and pedestrian amenities
and connectivity to surrounding areas, in
all new housing developments. Support
programs to develop more local and
regional walking and biking trails. In
addition to requiring bicycle and
pedestrian connectivity in all new
residential developments, the City will
provide staff time in support of regional
trail programs.

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

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

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

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

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

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

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

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

Merge with

6.A
Agenda Item #11.1.

City of St. Helena 2023-2031 Housing Element Update Certified, September 25, 2023 2-57
# Implementation Actions Timeframe Status of Program Implementation Recommendation Goal 3
Quantified
Objective:

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

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

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

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

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

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

Establish new
Quantified
Objectives in
the Housing
Element
Update
Agenda Item #11.1.

City of St. Helena 2023-2031 Housing Element Update Certified, September 25, 2023 2-58

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

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

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

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

Agenda Item #11.1.

City of St. Helena 2023-2031 Housing Element Update Certified, September 25, 2023 2-59
Key Findings
• Population. Generally, the population of the Bay Area continues to increase because of natural growth and the strong economy drawing new residents to the region. The population of St. Helena increased by 2.1 percent from 2000 to 2020, which is lower than the growth rate of the Bay Area. • Age. In 2019, St. Helena’s youth population under the age of 18 was 1,050 and senior population 65 and older was 1,636. These age groups represent 17.2 percent and 26.8 percent, respectively, of St. Helena’s population.
• Race/Ethnicity. In 2020, 65.1 percent of St. Helena’s population was White while 1.6 percent was African American, 1.3 percent was Asian, and 30.9 percent was Hispanic or Latinx. People of color in St. Helena comprise a proportion below the overall proportion in the Bay Area as a whole. • Employment. St. Helena residents most commonly work in the Health & Educational Services industry.

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

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

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

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

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

Agenda Item #11.1.

City of St. Helena 2023-2031 Housing Element Update Certified, September 25, 2023 2-60
Figure 1 displays population growth trends indexed to the population in the year 1990. Since 2000, St. Helena’s population has increased by 2.1 percent; this rate is below that of the region as a whole, at 14.8 percent. In St. Helena, roughly 8.7 percent of its population moved during the past year, a number 4.8 percentage points smaller than the regional rate of 13.4 percent.

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

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

DOF uses the decennial census to benchmark subsequent population estimates.

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

Household Trends
As shown in Table 4, between 1990 and 2020, the number of households in St. Helena increased moderately, by an average 0.73 percent annually, however much of this growth occurred prior to the year 2000. From 1990 and 2000, the number of households increased at a rate of 2.1 percent annually. Between 2000 and 2010, this rate decreased to an increase of only 0.1 percent annually, or about 21 households per year. The rate increased slightly to an average of 0.5 percent per year between 2010 and 2020, or about 105 households per year. In 90 95
100
105
110
115
120
125
130
135
1990199119921993199419951996199719981999200020012002200320042005200620072008200920102011201220132014201520162017201820192020 Index (Year %s = Index 100)
Index
St. Helena
Index
Napa County
Index
Bay Area
Agenda Item #11.1.

City of St. Helena 2023-2031 Housing Element Update Certified, September 25, 2023 2-61
contrast, the number of Napa County households grew by one percent annually between 2010 and 2020, representing an increase of about 5,000 households per year.

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

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

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

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

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

Agenda Item #11.1.

City of St. Helena 2023-2031 Housing Element Update Certified, September 25, 2023 2-62
Figure 2 Housing Tenure
Universe: Occupied housing units
Source: U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B25003 For the data table behind this figure, please refer to the Data Packet Workbook, Table POPEMP-16.

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

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

0.0%

10.0%

20.0%

30.0%

40.0%

50.0%

60.0%

70.0%

80.0%

90.0%
100.0%
St. Helena Napa County Bay Area
Percent of Households
Owner Occupied Renter Occupied
Agenda Item #11.1.

City of St. Helena 2023-2031 Housing Element Update Certified, September 25, 2023 2-63
Figure 3 Housing Tenure by Race of Householder
Universe: Occupied housing units
Notes: For this table, the Census Bureau does not disaggregate racial groups by Hispanic/Latinx ethnicity. However, data for the white racial group is also reported for white householders who are not Hispanic/Latinx. Since residents who identify as white and Hispanic/Latinx may have very different experiences within the housing market and the economy from those who identify as white and non-Hispanic/Latinx, data for multiple white sub-groups are reported here. The racial/ethnic groups reported in this table are not all mutually exclusive. Therefore, the data should not be summed as the sum exceeds the total number of occupied housing units for this jurisdiction. However, all groups labelled “Hispanic and Non-Hispanic” are mutually exclusive, and the sum of the data for these groups is equivalent to the total number of occupied housing units.

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

The age of residents who rent or own their home can also signal the housing challenges a community is experiencing. Younger households tend to rent and may struggle to buy a first home in the Bay Area due to high housing costs. At the same time, senior homeowners seeking to downsize may have limited options in an expensive housing market. In St. Helena, 75.1 percent of householders between the ages of 25 and 44 are renters, while 19.7 percent of householders over 65 are (Figure 4). 0 18
20 161 63
1,489 1,391
0 9
0 350 146
957 724
0%
10%
20%
30%
40%
50%
60%
70%
80%
90%
100%
American Indian
or Alaska Native
(Hispanic and
Non-Hispanic)
Asian / API
(Hispanic and
Non-Hispanic)
Black or African
American
(Hispanic and
Non-Hispanic)
Hispanic or
Latinx
Other Race or
Multiple Races
(Hispanic and
Non-Hispanic)
White (Hispanic
and NonHispanic)
White, NonHispanic
Owner Occupied Renter Occupied
Agenda Item #11.1.

City of St. Helena 2023-2031 Housing Element Update Certified, September 25, 2023 2-64
Figure 4 Housing Tenure by Age
Universe: Occupied housing units
Source: U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B25007 For the data table behind this figure, please refer to the Data Packet Workbook, Table POPEMP-18.

In many cities, homeownership rates for households in single-family homes are substantially higher than the rates for households in multi-family housing. In St. Helena, 76.5 percent of households in detached single-family homes are homeowners, while 3.2 percent of households in multi-family housing are homeowners (Figure 5). 9%
39%
49%
62% 65%
87%
80%
59%
100%
91%
61%
51%
38% 35%
13%
20%
41%
0%
10%
20%
30%
40%
50%
60%
70%
80%
90%
100%
Age 15-
24 Age 25-
34 Age 35-
44 Age 45-
54 Age 55-
59 Age 60-
64 Age 65-
74 Age 75-
84 Age 85+
Percent of Households
Owner Occupied Renter Occupied
Agenda Item #11.1.

City of St. Helena 2023-2031 Housing Element Update Certified, September 25, 2023 2-65
Figure 5 Housing Tenure by Housing Type
Universe: Occupied housing units
Source: U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B25032 For the data table behind this figure, please refer to the Data Packet Workbook, Table POPEMP-22.

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

The University of California, Berkeley has mapped all neighborhoods in the Bay area, identifying their risk for gentrification. They find that in St. Helena, 42.0 percent of households live in neighborhoods that are susceptible to or experiencing displacement and 0.0 percent live in neighborhoods at risk of or undergoing gentrification. Figure 6 shows households by displacement risk and tenure. 76%
40%
100%
24%
60%
97%
0%
10%
20%
30%
40%
50%
60%
70%
80%
90%
100%
Detached SingleFamily HomesAttached SingleFamily HomesMulti-Family Housing
Mobile Homes Boat, RV, Van, or
Other
Percent of Households
Owner Occupied Renter Occupied
Agenda Item #11.1.

City of St. Helena 2023-2031 Housing Element Update Certified, September 25, 2023 2-66
Figure 6 Households by Displacement Risk and Tenure
Universe: Households
Notes: Displacement data is available at the census tract level. Staff aggregated tracts up to jurisdiction level using census 2010 population weights, assigning a tract to jurisdiction in proportion to block level population weights. Total household count may differ slightly from counts in other tables sourced from jurisdiction level sources. Categories are combined as follows for simplicity: At risk of or Experiencing Exclusion: At Risk of Becoming Exclusive; Becoming Exclusive; Stable/Advanced Exclusive At risk of or Experiencing Gentrification: At Risk of Gentrification; Early/Ongoing Gentrification; Advanced Gentrification Stable Moderate/Mixed Income: Stable Moderate/Mixed Income Susceptible to or Experiencing Displacement: LowIncome/Susceptible to Displacement; Ongoing Displacement Other: High Student Population; Unavailable or Unreliable Data Source: Urban Displacement Project for classification, American Community Survey 5-Year Data (2015-2019), Table B25003 for tenure.

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

Equally important, some neighborhoods in the Bay Area do not have housing appropriate for a broad section of the workforce. UC Berkeley estimates no households in St. Helena are in neighborhoods where low-income households are likely to be excluded due to prohibitive housing costs.6 6 More information about this gentrification and displacement data is available at the Urban Displacement Project’s webpage: https://www.urbandisplacement.org/. Specifically, one can learn more about the different gentrification/displacement typologies shown in Figure 18 at this link:
https://www.urbandisplacement.org/sites/default/files/typology_sheet_2018_0.png. Additionally, one can view maps that show which typologies correspond to which parts of a jurisdiction here: https://www.urbandisplacement.org/san-francisco/sfbay-area-gentrification-and-displacement 553 1,022 573 531 0 200
400
600
800
1,000
1,200
Susceptible to or
Experiencing
Displacement
At risk of or
Experiencing
Gentrification
Stable
Moderate/Mixed
Income
At risk of or
Experiencing
Exclusion
Other
Households
Owner Occupied Renter Occupied
Agenda Item #11.1.

City of St. Helena 2023-2031 Housing Element Update Certified, September 25, 2023 2-67
Demographic Trends
Age Distribution
The distribution of age groups in a city shapes what types of housing the community may need in the near future. An increase in the older population may mean there is a developing need for more senior housing options, while higher numbers of children and young families can point to the need for more family housing options and related services. There has also been a move by many to age-in-place or downsize to stay within their communities, which can mean more multifamily and accessible units are also needed.

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

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

Looking at the senior and youth population by race can add an additional layer of understanding, as families and seniors of color are even more likely to experience challenges finding affordable housing. People of color make up 4.3 percent of seniors and 31.2 percent of youth under 18 (Figure 8). 359 869 649685 877917 566 400
407
221
313
738
682
629
704
805
822
564
334
223
365
541
675
601
539
846
898
943
487
206
0 100
200
300
400
500
600
700
800
900
1,000
Age 0-4 Age 5-14 Age 15-24Age 25-34Age 35-44Age 45-54Age 55-64Age 65-74Age 75-84 Age 85+ Population
2000 2010 2019
Agenda Item #11.1.

City of St. Helena 2023-2031 Housing Element Update Certified, September 25, 2023 2-68
Figure 8 Senior and Youth Population by Race
Universe: Total population
Notes: In the sources for this table, the Census Bureau does not disaggregate racial groups by Hispanic/Latinx ethnicity, and an overlapping category of Hispanic / non-Hispanic groups has not been shown to avoid double counting in the stacked bar chart.

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

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

Figure 9 shows population trends by race.
29%
15%
69%
82%
96%
0%
10%
20%
30%
40%
50%
60%
70%
80%
90%
100%
Age 0-17 Age 18-64 Age 65+
Population
White (Hispanic and Non-Hispanic)
Other Race or Multiple Races (Hispanic and Non-Hispanic) Black or African American (Hispanic and Non-Hispanic)
Asian / API (Hispanic and Non-Hispanic)
American Indian or Alaska Native (Hispanic and Non-Hispanic) Agenda Item #11.1.