St. Helena City Council
April 23, 2024

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Water Audit Comment
2024-04-23

Agenda Item #11.1.




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Water Audit Comment
2024-04-23

Agenda Item #11.1.



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Water Audit Comment
2024-04-23

Agenda Item #11.1.



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2024-04-23

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Water Audit Comment
2024-04-23

Agenda Item #11.1.



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Water Audit Comment
2024-04-23

Agenda Item #11.1.



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2024-04-23

Agenda Item #11.1.




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Fleckenstein, J. H., & Fogg, G. E. (2008). Efficient upscaling of hydraulic conductivity in heterogeneous alluvial aquifers. Hydrogeology Journal, 16(7), 1239–1250. https://doi.org/10.1007/s10040-008-0312-3
Niswonger, R.G. and G.E. Fogg. 2008. Influence of perched groundwater on baseflow, Water Resources Research, 44, W03405, doi:10.1029/2007WR006160.

Niswonger, R.G., D.E. Prudic, G.E. Fogg, D.A. Stonestrom and E.M. Buckland. 2008. Method for estimating spatially variable seepage loss and hydraulic conductivity in intermittent and ephemeral streams, Water Resources Research, 44, 10.1029/2007WR006626.

Rains, M.C. G.E. Fogg, T. Harter, R.A. Dahlgren, and R.J. Williamson. 2008. Geological control of physical and chemical hydrology in vernal pool wetlands, Central Valley, California, Wetlands Journal, 28(2), p. 347-362
LaBolle, E.M., Leaist, D.G., J. Gravner, G.E. Fogg and J.W. Eweis. 2008. Diffusive fractionation of isotopes in groundwater, Water Resources Research, 44, W07405, doi:10.1029/2006WR005264.

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2024-04-23

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Water Audit Comment
2024-04-23

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Water Audit Comment
2024-04-23

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Water Audit Comment
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2024-04-23

Agenda Item #11.1.



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2024-04-23

Agenda Item #11.1.



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Water Audit Comment
2024-04-23

Agenda Item #11.1.

1 Cindy Tzafopoulos
From: elaine chan lund <[email protected]>
Sent: Tuesday, April 23, 2024 3:58 PM
To: Public Comment
Subject: [External] Site 10 - 1933 Spring St Rezoning
Dear Members of the St Helena City Council,
We reside on Hudson Ave with our children. I am writing again to express our strong opposition to the proposed rezoning of Site 10 - 1933 Spring St for high-density housing. We have expressed our support for the necessity for increased housing and to the current proposed medium-density plan. However, to the proposed rezoning to high-density - no, no and no for a myriad of reasons.

This would negatively impact our neighborhood in terms of traffic, parking, safety, lack of privacy and noise just to name several issues. We would be interested in data from a traffic study for this neighborhood especially during the hours of school drop off and pick up.

The lack of proper and timely notification have put affected residents in a no win situation. At this juncture, it appears our options are supporting the rezoning of Site 10 to high-density or continue being exposed to Builder's Remedy. Both options stink.

While we cannot change the past, we are asking the City to make things right going forward. The City will most likely approve the rezoning to avoid Builder's Remedy. However, we ask the City to commit to revisiting the Housing Element, once recertified, to revise with proper involvement from the community. This effort should focus on finding alternate calcuations and/or sites to satisty the RHNA numbers. We believe there are more viable locations for achieving the numbers outlined in the Housing element that wouldn't require Site 10 to be rezoned high-density. The City needs to continue to explore these options going forward.

Please do the right thing for our town and our community.

Elaine Lund
1166 Hudson Ave
Agenda Item #11.1.

RICK TOOKER
[email protected]
D 707.967.4152
April 23, 2024
Via Email to: [email protected]
City of St. Helena
City Council
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)
Honorable Mayor Dohring and Council Members:

Please allow me to begin by expressing my appreciation to those on the City Council and City Staff who were willing to meet regarding the proposal to rezone Opportunity Site #10 (Site 10 or Quaglia Property) from Medium Density Residential (MR) to High Density Residential (HR).

You may recall from the many letters presented to the Planning Commission, Farella, Braun + Martel (“FBM”), located at 899 Adams Street in St. Helena, also submitted a letter to the Commission on behalf of property owners in the community who have expressed concern over this rezone plan (see agenda packet pages 211-215).

In our subsequent conversations since the Planning Commission hearing, it is clear that there is ongoing significant concern regarding Site 10, which has not subsided over these past few weeks since many learned, for the first time, of the plan to rezone the Quaglia property to HR. In my experience with over 30 years in planning at the local level, including working on housing elements, rezonings and residential development, such concerns are natural. Fundamentally, most are not based on a lack of understanding that someday the existing vineyards in their neighborhood may be replaced by housing. Rather, the concerns are largely about the proposal to upzone the Quaglia Property to HR.

Additionally, many concerns are based on an understanding that the die was cast when the Housing Element Update was approved in April 2023 requiring rezoning of the Quaglia Property to HR, but the most affected neighbors only learned of this through direct mailing a year later just before the Planning Commission hearing. It may be the case that direct mailing is not required when approving a Housing Element Update, however, it is understandable that the community is upset to learn that the die was cast earlier—had they understood the complexities of the series of City actions and their implications, they would have certainly been active participants in the process. The concern is only further exacerbated by comments that the City Council has no viable alternative but to approve the plan to upzone Site 10.

Agenda Item #11.1.

City of St. Helena
April 23, 2024

Notwithstanding these concerns, and what is described in the agenda report as difficult choices for the City Council to consider, ultimately the City has options. I am more convinced than ever before, given my recent conversations with Council Members and City Staff, that no one remotely likes the idea of upzoning the Quaglia Property. Site 10 has been described as essentially the largest parcel on the west side of Main Street where a significant number of units had to be dumped on the property to comply with HCD and its interpretation of state housing laws. Not only is this plan completely counter to basic planning principles (apart from other concerns it constitutes spot zoning), it flies in the face of fundamental requirements of the Housing Element Site Inventory Guidebook (Government Code Section 65583.2) which requires as part of a site capacity analysis a ‘description of the methodology used to determine the number of units that can be reasonably developed on a site.’ Here, it appears that the City, community and property owner do not support upzoning Site 10 to HR, but to essentially placate state housing law as interpreted by HCD since there is no other alternative.

It is not clear whether the City Council and the community fully understand the implications of the rezoning or if the impacts were ever fully analyzed in the environmental review conducted as part of the Housing Element Update. Rezoning Site 10 (as described in the FAQs on page 22 of the agenda report) is not at all ‘nearly identical’ to a proposed HR project relative to density in terms of unit count and height. The argument offered is the number of units and height at the maximum of HR density (16 units/acre and 30 feet) with state-mandated density bonuses and concessions could increase the housing units and height to HR-level numbers. However, the same is true for the number of units and height (28 units/acre and 42 feet) for future development in the upzoned HR district on Site 10.

For example, HCD has required the City to upzone the Quaglia Property to HR zoning because current zoning has not achieved a result of residential development to meet prior RHNA.

Specifically, the Housing Element Site Inventory Guidebook requires upzoning residential use to ensure that at least 20 percent of the units are affordable to sites allowing at least 20 units per acre. Since MR density only allows up to 16 units/acre, the City proposes to simply apply the next highest district with density that allows 20 units/acre, which is HR that allows up to 28 units/acre. Additionally, the City applied a ‘reasonable’ assumption of development at 88 units on Site 10 to reflect the 20 units/acre state mandate, which coincidently proposes 100 percent of affordable units (44 lower income/44 upper income units) and 20 percent affordable units as required by HCD.

Although not described in the reporting of this action, it may not be understood (I see no information of this in the latest reporting on the matter) that rezoning Site 10 to HR density will allow up to 123 units (based on the maximum of the density at 28 units/acre). This does not include up to an estimated 140 units (based on state-mandated density bonuses) with potentially additional height, reduced parking and other housing concessions mandated by law in negotiations between a developer and the City.

The City had alternatives to this action to simply revert to the next highest zoning district that contained more density, however. Given the state requirement to upzone Site 10 to at least 20 units/acre, the City had sufficient time to create a new residential zone that exceeded the MR Agenda Item #11.1.

City of St. Helena
April 23, 2024

density of 16 units/acre. The City did not have to resort to HR density with a maximum of 28 units/acre. Rather, the City could also have created a zoning overlay that would be coupled with the MR base district to bump up the maximum zoning of 16 units/acre to 20 units/acre as required by HCD. This is a common practice in many communities, including in Yountville and Napa where overlays provide more site-specific standards (although in these other communities they call these Affordable housing overlays). The Housing Element Site Inventory Guidebook specifically supports this program for achieving 20 units/acre by ‘an overlay on these specific sites.’
Ultimately, the decision is with the City Council whether to approve the proposed action to amend the General Plan/Zoning to upzone Site 10 to HR or alternatively to direct City Staff to expeditiously draft a different approach. However, if the Council were to maintain the commitment to rezone Site 10 to achieve 20 units/acre and to retain the 88 units already assigned to the property to achieve the RHNA, there should be no additional CEQA review required.

In my experience as a land use planner drafting code, including as a Planning Manager and Community Development Director in Napa where I directed the Planning and Housing divisions, and the Housing Authority that contracts with St. Helena, I am certain with focused direction City Staff can draft a Planned Development overlay district and return to the Planning Commission and City Council in fewer than 45 days. Although HCD has already decertified the Housing Element Update and continues to threaten a bureaucratic process of opening up the document and other delays commonly applied by HCD in every housing element cycle, a new zoning district or PD overlay offers an creative solution applied by many other communities compared to the plan to upzone Site 10 to HR district simple because it is convenient.

Thank you for your attention to this important issue and your consideration of an alternative approach to upzoning of Site 10 to HR density. If it is true that the proposed action to upzone the Quaglia Property is undesirable to the extent that it contradicts local home rule associated with basis planning principles, this alternative approach provides relief to comply with state housing law and offers the City Council an alternative to simply resorting to the next highest district density out of convenience rather than active planning in the community.

Very truly yours,
Rick Tooker
rft: Katherine Philippakis, Esq
07717\16793558.1
Agenda Item #11.1.

Dear Mayor Dohring, Vice Mayor Hall, and Council Members Chouteau, Summers, & Kenealy, We are writing today regarding opportunity Site 10, located at 1933 Spring Street. We are very concerned about how this decision was made without including feedback from residents in this residential area and oppose the rezoning of this site from Medium Density to High Density.

As you know, Valley View Street and adjoining streets experience a lot of traffic throughout the day.

Not only does this neighborhood and surrounding neighborhood streets experience local traffic commuting to and from school and work, but we all also experience a lot of traffic from Highway 29 when the traffic is congested. The “byway” traffic is many times tour buses, large construction vehicles, semi-trucks, and other vehicles that tend to exceed the speed limit. The amount of traffic we experience now can be overwhelming and can be a safety risk for residents enjoying a walk or bike ride with their family, students walking or riding their bikes to and from school, and children and teens that are riding to and from Crane Park and St. Helena High School for their sport’s team practice and play.

There has always been discussion about traffic calming measures in this area, but to date nothing has been done. I cannot imagine what the traffic will look like on our residential streets when the 88 or more proposed units are built on Site 10.

We agree with our neighbors that the proposed high-density development at the proposed site on Spring Street is out of character with the surrounding area which consists of one-story, ranch style, single-family properties. The proposed number of residential units seems like a lot of units in a very small space. How is the City of St. Helena going to provide adequate water supply, traffic management/calming, and safe routes to school when there has not been any improvement of these items in the last 20 years?
I recently read an article in the San Francisco Chronicle: California insurers are dropping homes due to ‘density’ (sfchronicle.com) This article is specifically about insurance companies dropping and/or not writing new policies in areas of high density, specifically the areas that are at high-risk for wildfire and earthquakes. I hope this is taken into consideration along with water, sewer, safety, and traffic circulation challenges, which our little town is already experiencing.

We both understand the importance of providing affordable housing options in St. Helena and we are not opposed to building on 1933 Spring Street. It just seems that the proposed amount of housing, hence the high-density, would be more suitable for other sites on the map.

Unfortunately, it seems as if the City of St. Helena has missed important deadlines and the City Council is now required to approve the rezoning outlined in the staff report to move out of Builder’s Remedy. We ask that the City Council commit to revisiting the Housing Element, once Builder’s Remedy is removed, with a focus on finding alternate calculations and/or sites to satisfy the RHNA numbers that would not impose high-density on Site 10.

Thank you for your commitment to the residents of St. Helena and the work that you are doing on the City Council. We know that it is a very time-consuming position and many times you are tasked with very difficult decisions, we are appreciative.

Sincerely,
David & Jeannie Kerr
1135 Valley View Street
Agenda Item #11.1.

1 Cindy Tzafopoulos
From: Patti Antonaccio <[email protected]>
Sent: Tuesday, April 23, 2024 3:22 PM
To: Public Comment
Subject: [External] Rezoning site 10 Spring St.

Dear City Council,
Please reconsider the rezoning on Spring St. Site 10 from medium to high density.

The increased traffic will impact our safety whom live in the neighborhood and regularly walk our dogs and exercise.

Currently Spring St is an artery route for those in our neighborhood and this will negaƟvely impact those who to go to school, work, errands, etc.

I’m not against more housing on Spring St, just not the amount of units which will affect our water use, safety, noise, and neighborhood character with apartment buildings with heights above the housing currently in the area.

Please reconsider this very important decision as to how it affects our neighborhood and our city.

Sincerely,
Paƫ Antonaccio
1100 Hudson Ave.

St Helena, CA
Agenda Item #11.1.

Agenda Report to the City Council
Agenda Section: PUBLIC HEARINGS
Department: Planning
DATE: April 23, 2024
FROM: Ethan Walsh, City Attorney
SUBJECT: Introduction and First Reading of an Ordinance Adding Chapter 8.44 to Title 8 (Boarded and Vacant Buildings) of the St. Helena Municipal Code.

RECOMMENDED
ACTION:

Introduce by title only and waive further reading of an Ordinance Adding Chapter 8.44 to Title 8 (Boarded and
Vacant Buildings) of the St. Helena Municipal Code.

PREVIOUS COUNCIL
ACTION:

None.

STATEMENT OF THE
PURPOSE:

The purpose of this action is for Council to discuss an ordinance to regulate the maintenance of vacant
commercial and industrial buildings and require vacant
commercial buildings be actively advertised for sale/lease.

FINANCIAL IMPACT: None.

BACKGROUND:

The City has expressed an interest in reducing the number of unmaintained vacant storefronts and commercial buildings along downtown Main Street and within industrial zones to spur economic development.

DISCUSSION:

Tourism and visitor spending are a significant part of City revenues. Vacant commercial buildings in downtown St. Helena and industrial zones bordering commercial buildings have raised concerns about blight. This Ordinance encourages property owners to maintain their commercial properties and actively advertise their availability for lease, including having a local contact person who is located within 30 minutes of the building.

This ordinance will also have the added benefit of attracting commercial tenants and promoting economic development in the City. This Ordinance does not apply to residential buildings.

The Ordinance proposes the following changes:
 Owners must begin fixing commercial and industrial buildings within 30 days after the buildings are boarded.
 Commercial and industrial buildings shall not be vacant for more than 30 days, unless one of the following conditions is satisfied:
- The owner is fixing a building pursuant to a building permit; Agenda Item #11.2.

- The building complies with all codes, does not contribute to blight, is ready for occupancy and the building is offered for sale or lease in accordance with all the requirements of SHMC 8.44.030(B)(2);
- The building is red-tagged and the owner timely works to abate the violation;
- The Building Official or their designee determines that the owner is actively maintaining and monitoring the building and that it does not contribute to blight. Active maintenance and monitoring includes:
o Maintaining the landscaping in good condition;
o Maintaining the exterior of the building, including paint and finishes, in good condition;
o Regular removal of trash and graffiti;
o Maintaining the building in accordance will all codes and regulations; and, o Preventing crime on the premises.
 A planning entitlement application for the property is pending.

If an owner does not begin fixing boarded buildings or a commercial/industrial building is vacant for more than 30 days without satisfying one of the exemptions listed above, the owner must begin correcting those issues within 30 days of the City’s issuance of a Notice of Violation with the exception of red-tagged buildings which have separate deadlines. If the owner does not request a hearing or does not timely begin curing, the City may issue administrative penalties. The penalties shall not to exceed $100 for a first violation, $500 for a second violation within one year, or $1,000 for each subsequent violation within a year. Each day a violation continues shall constitute a separate offense. If the owner requests a hearing, the cure period shall be suspended until the hearing officer issues a decision.

Before the expiration of the 30-day period to commence corrections, the owner must submit a rehabilitation plan to the Building Official or his or her designee that includes a timeline for completion. The cure period shall not exceed 90 days from the date of the Notice of Violation, which shall be issued by the City’s code enforcement officer as specified.

ENVIRONMENTAL REVIEW:

None.

DOCUMENTS ATTACHMENTS:

St. Helena Vacant Bldg Ordinance-CC 4-23-2024
Agenda Item #11.2.

ORDINANCE NO.

ORDINANCE OF THE CITY COUNCIL OF THE CITY OF ST. HELENA ADDING CHAPTER 8.44 TO TITLE 8 (BOARDED AND VACANT BUILDINGS) OF THE ST. HELENA MUNICIPAL CODE
WHEREAS, vacant and boarded buildings and/or stores in the downtown area of the City of St. Helena (“City”) have a negative effect on the economic vitality of the downtown area; and
WHEREAS, it is the responsibility of property owners to maintain their properties and prevent them from becoming a burden to the neighborhood and community and a threat to the public health, safety, or welfare; and
WHEREAS, a vacant property which is not actively well maintained and managed can be a core cause of spreading blight; and
WHEREAS, this Ordinance encourages property owners to maintain, lease and utilize their properties; and
NOW, THEREFORE, the City Council of the City of St. Helena does ordain as follows:

Section 1: The Recitals set forth above are true and correct and are incorporated into this Ordinance.

Section 2: If any section, subsection, subdivision, sentence, clause, phrase or portion of this Ordinance, or the application thereof to any person or place, if for any reason held to be unconstitutional or invalid by the decision of a court of competent jurisdiction, such decision shall not affect the validity of the remaining portions of this Ordinance or its application to other persons or places.

Section 3: This action is not subject to the requirements of the California Environmental Quality Act (“CEQA”). The approval of this Ordinance is not a “project” within the meaning of 14 CCR Section 15378 (“State CEQA Guidelines”) because it has no potential for resulting in direct or indirect physical change in the environment. The approval of this Ordinance is exempt from CEQA review because it will not have a significant effect on the environment under Section 15061(b)(3) of the State CEQA Guidelines.

Section 4: The Mayor shall sign this Ordinance and the City Clerk shall cause the same to be published in accordance with Government Code section 36933. This Ordinance shall become effective thirty (30) days later.

Section 5: Chapter 8.44 (Sections 8.44.010 – 8.44.110) is hereby added to Title 8 of the St. Helena Municipal Code to read as follows:

Agenda Item #11.2.

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“Chapter 8.44 -- BOARDED AND VACANT BUILDINGS
Sections:

8.44.010 Findings - vacant and boarded buildings.

8.44.020 Definitions.

8.44.030 Boarded and vacant building prohibited.

8.44.040 Permitted time periods to commence and correct violations.

8.44.050 Notice of violation.

8.44.060 Opportunity for a hearing.

8.44.070 Extension

8.44.080 Inspection of premises.

8.44.090 Administrative penalty.

8.44.100 Administrative penalty - factors.

8.44.110 Payment of administrative penalty.

8.44.010 Findings – vacant and boarded buildings.

The city council finds as follows:

A. Vacant buildings are a major cause and source of blight in nonresidential neighborhoods especially when the owner of the building fails to actively maintain and manage the building to ensure that it does not become a liability to the immediate area.

Vacant buildings attract vagrants and transients and invite criminal activity. Vacant buildings that are boarded, substandard or unkempt, discourage economic development and retard appreciation of property values.

B. It is the responsibility of property owners to prevent their properties from becoming a burden to the community and a threat to the public health, safety, or welfare.

C. Vacant properties that are not actively well maintained and managed can be a core cause of spreading blight.

8.44.020 Definitions.

The definitions contained in this section shall govern the construction of this chapter.

A. “Blight” shall mean a condition of decay, deterioration, disrepair, neglect or inadequate maintenance, including, but not limited to, conditions constituting a public nuisance, contributing to the diminution of the property values of surrounding properties, undermining the economic vitality of a neighborhood or creating health or safety dangers.

B. “Boarded building” or “boarded up” shall mean a building whose doors or windows have been covered with plywood or other material.

C. “Building” means any commercial or industrial structure approved for occupancy.

Agenda Item #11.2.

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D. “Vacant building” or “vacant” shall mean a building located within a commercial or industrial zoning district which is unoccupied or which is not being put to a lawful commercial or industrial use.

8.44.030 Boarded and vacant buildings prohibited.

A. The owner of any boarded building, whether boarded by voluntary action of the owner or as a result of enforcement activity by the city, shall cause the boarded building to commence rehabilitation for occupancy within thirty (30) days after the building is boarded.

B. No person shall allow a building designed for human use or occupancy to stand vacant for more than thirty (30) days, unless one of the following applies:

1. The building is the subject of an active building permit for repair or rehabilitation and the owner is progressing diligently to complete the repair or rehabilitation.

2. The building meets all codes, does not contribute to blight, is ready for occupancy, and is actively being offered for sale, lease, or rent. “Actively” means that 1) the site/building has a sign visible to the public right-of-way noting the site is for sale, lease or rent with a valid contact phone number and/or email address on the sign; and 2) the site is advertised online for sale, lease or rent. The owner must keep on file with the City the name, address, telephone number, cell phone number, and e-mail address of a local contact person who shall be responsible for responding to inquiries. The local contact person shall be available to accept telephone calls and respond physically to the building within 30 minutes when the property is vacant.

3. Buildings that the City has tagged as unsafe for occupancy and the owner actively works to abate the violation within the timeframe specified in the notice to the owner.

4. The Building Official or his or her designee determines that the owner is actively maintaining and monitoring the building so that it does not contribute to blight. Active maintenance and monitoring shall include:
a. Maintenance of landscaping and plant materials in good condition. b. Maintenance of the exterior of the building, including but not limited to paint and finishes, in good condition.
c. Regular removal of all exterior trash, debris and graffiti. d. Maintenance of the building in continuing compliance with all applicable codes and regulations.

Agenda Item #11.2.

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e. Prevention of criminal activity on the premises, including, but not limited to, use and sale of controlled substances, prostitution and criminal street gang activity.

5. There is a pending planning entitlement application for the subject property.

8.44.040 Permitted time periods to commence and correct violations.

A. Any owner of a boarded building in violation of subsection 8.44.030(A) or any owner of a vacant building in violation of subsection 8.44.030(B), except for subsection

8.44.030(B)(3) which has separate deadlines, shall commence any corrections or repairs necessary to comply with this chapter within thirty (30) days of the date of the issuance of the notice of violation. The date of the issuance of the notice of violation shall be the date the notice of violation is mailed to the property owner or posted on the property as provided for in section 8.44.050, whichever is earlier. Provided the property owner diligently pursues corrections or repairs to completion, no administrative penalties shall be imposed. In the event the property owner does not request a hearing or commence corrections within thirty (30) days of the date of the issuance of the notice of violation, the city may impose administrative penalties as provided for in section

8.44.090. In the event the property owner requests a hearing, the thirty (30) day correction commencement period shall be suspended from the date of the request until such time as the hearing officer renders a decision. Upon the issuance of the hearing officer’s decision, the property owner shall have the balance of the original thirty (30) day period to commence any necessary corrections or repairs before administrative penalties accrue.

B. Prior to the expiration of the thirty (30) day correction commencement period, the property owner shall submit a building permit or rehabilitation plan to the Building Official or his or her designee. The rehabilitation plan shall include the following:

1. A statement outlining the property owner’s plan for remedying each of the conditions described in the notice of violation as constituting a violation of this chapter.

2. The expected timeline for completing any necessary corrections or repairs.

C. Once the property owner commences corrections or repairs, the owner shall work diligently to ensure such corrections or repairs are completed in a timely manner.

In no case shall completion of such repairs or corrections take longer than ninety (90) days from the date of the issuance of the notice of violation, sixty (60) days from the end of the thirty (30) day correction commencement period or any extension as provided for in section 8.44.070, whichever is later. In the event a property owner does not comply with this subsection, the city may impose administrative penalties as provided for in section 8.44.090.

8.44.050 Notice of violation.

Agenda Item #11.2.

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A. The Building Official or his or her designee shall issue a notice directed to the record owner of the premises. The notice shall contain:

1. The street address and such other description as is required to identify the premises.

2. A statement specifying the conditions which constitute a violation of this chapter.

3. A statement that administrative penalties may begin to accrue upon the expiration of the thirty (30) day correction commencement period if the property owner does not begin to make corrections or repairs to remedy any violations of this chapter. The statement shall state that the thirty (30) day correction commencement period begins on the date of the issuance of the notice of violation. The statement shall identify the date of issuance.

4. A statement that the property owner must submit a building permit application or rehabilitation plan specifying how the conditions constituting a violation of this chapter will be remedied and the expected timeline for doing so.

5. A statement notifying the property owner that he or she may request a hearing within twenty (20) calendar days of the mailing of the notice to dispute the existence of any violation or to show cause why an administrative penalty should not be assessed in accordance with this code. The statement shall notify the property owner that the thirty (30) day correction commencement period shall be suspended from the date of a request for a hearing until such time as the hearing officer renders a decision.

6. A statement advising the owner that he or she has the option of voluntarily correcting the condition(s) which violate the provisions of this chapter prior to the imposition of administrative penalties. If the owner chooses to correct the conditions, the corrections must be completed prior to the expiration of the ninety (90) day correction completion period or any applicable extension, whichever is later. This requirement shall be satisfied even if the building permit expires at a later date. The owner must advise the code enforcement officer in writing that he or she will correct the conditions and the date of completion. The code enforcement officer or his or her designee will inspect the premises on the completion date, and if the conditions have been corrected, no administrative penalties will be assessed.

7. A statement notifying the property owner that he or she may request an extension as provided for in section 8.44.070.

B. The notice of violation, and any amended or supplemental notice, shall be served either by personal delivery or by return receipt mailing upon the record owner at his or her address as it appears on the latest equalized assessment roll of Napa County, or as known to the code enforcement officer. A copy of the notice any amended or supplemental notice shall also be posted on the building.

Agenda Item #11.2.

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8.44.060 Opportunity for an appeal hearing.

Appeal hearings shall be requested, scheduled and conducted as provided for section

1.12.170 of the St. Helena Municipal Code.

8.44.070 Extension
The Building Official or designee may, upon request of the owner of the premises grant a thirty (30) day extension from the expiration of the ninety (90) day correction completion period for good cause shown. The Building Official or designee may grant extensions for each property in violation of this chapter. Administrative penalties shall not accrue during the extension period.

8.44.080 Inspection of premises.

A. If the property owner requests a hearing, the hearing officer may, with the consent of the owner, inspect the building and premises involved in the hearing prior to, during or after the hearing, provided that:

1. Notice of such inspection shall be given to the parties before the inspection is made;

2. The parties are given an opportunity to be present during the inspection; and

3. The hearing officer shall state for the record during the hearing, if requested, or file a written statement after the hearing for inclusion in the hearing record, upon completion of the inspection, the material facts observed and the conclusion drawn therefrom.

B. The owner shall have a right to rebut or explain the matters stated by the hearing officer pursuant to subsection (A) either for the record during the hearing or by filing a written statement within five (5) days after the hearing for inclusion in the hearing record.

C. An inspection warrant or the owner(s) consent to inspect the building and surrounding properties is required unless such inspection can be made from areas in which the general public has access or with permission of other persons authorized to provide access to the property on which the building is located.

8.44.090 Administrative penalty.

A. Any owner of a boarded building which remains boarded in violation of subsection 8.44.030(A) or any owner of a building which remains vacant in violation of subsection 8.44.030(B) beyond the time period for remediation allowed who fails to commence corrections or repairs within the correction commencement period allowed for in subsection 8.44.040(A) shall be liable for administrative penalties.

Agenda Item #11.2.

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B. Any owner of a boarded building which remains boarded in violation of subsection 8.44.030(A) or any owner of a building which remains vacant in violation of subsection 8.44.030(B) beyond the correction completion period allowed for in subsection 8.44.040(C) or any extension as provided for in section 8.44.070, whichever is later, shall be liable for administrative penalties.

C. Any violation of section 8.44.030 shall be a misdemeanor. Any administrative penalty imposed pursuant to this chapter shall be in an amount (1) not to exceed one hundred dollars ($100.00) for a first violation; (2) not to exceed five hundred dollars ($500.00) for a second violation of this chapter within one year; or (3) not to exceed one thousand hundred dollars ($1,000.00) for each additional violation of the same chapter within one year. Each and every day, or portion thereof, of continuing violation shall constitute a separate and distinct offense.

8.44.100 Administrative penalty - factors.

In setting the penalty, the Building Official or his or her designee shall consider factors including, but not limited to: the severity, extent and length of time in which the blighting conditions have existed on the property; the owner’s efforts, or lack thereof, to remedy the problem; staff time and costs incurred in investigating the conditions; and the extent, if any, to which an administrative penalty would impose.

8.44.110 Payment of administrative penalty.

A. Upon the expiration of the thirty (30) day correction commencement period, the ninety (90) day correction completion period or any applicable thirty (30) day extension, whichever is applicable, the city may send the property owner a letter notifying him or her of any administrative penalties being imposed. The city shall send a letter each and every time administrative penalties are imposed. The administrative penalty shall become due and payable within thirty (30) days of the mailing of the letter notifying the property owner of the administrative penalty.

B. If the administrative penalty is not timely paid, the city may initiate action to collect the penalty by the remedies and procedures provided for in section 1.12.020.

An administrative penalty shall accrue interest at the same annual rate as any civil judgment. Interest shall accrue commencing on the 31st day following the date the penalty is due and payable as provided for in subsection (A) of this section.” THE FOREGOING ORDINANCE was introduced at a regular meeting of the St.

Helena City Council on the 23rd day of April, 2024, and was adopted at a regular meeting of the St. Helena City Council on the ___ day of _________, 2024, by the following vote:

Mayor Dohring: _____
Vice Mayor Hall: _____
Councilmember Chouteau: _____
Councilmember Kenealy: _____
Agenda Item #11.2.

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Councilmember Summers: _____
APPROVED:

Paul Jamison Dohring, Mayor
ATTEST:

Cindy Tzafopoulos, City Clerk
CITY OF ST. HELENA
Agenda Item #11.2.