City of St. Helena 2023-2031 Housing Element Update Certified, September 25, 2023 2-19
Agenda Item #10.1.
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 #10.1.
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 #10.1.
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 #10.1.
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 #10.1.
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 #10.1.
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 #10.1.
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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 #10.1.
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 #10.1.
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 #10.1.
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 #10.1.
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 #10.1.
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 #10.1.
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• 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 #10.1.
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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 #10.1.
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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 #10.1.
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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 #10.1.
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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 #10.1.
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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 #10.1.
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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 #10.1.
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 #10.1.
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 #10.1.
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 #10.1.
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 #10.1.
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 #10.1.
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 #10.1.
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 #10.1.
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 #10.1.
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 #10.1.
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 #10.1.
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 #10.1.
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 #10.1.
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 #10.1.
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 #10.1.
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 #10.1.
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 #10.1.
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 #10.1.
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 #10.1.
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 #10.1.
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 #10.1.
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 #10.1.
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 #10.1.
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 #10.1.
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 #10.1.
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 #10.1.
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 #10.1.
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 #10.1.
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 #10.1.
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 #10.1.
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 #10.1.
City of St. Helena 2023-2031 Housing Element Update Certified, September 25, 2023 2-69
Figure 9 Population by Race, St. Helena, 2000-2019
Universe: Total population
Notes: Data for 2019 represents 2015-2019 ACS estimates. The Census Bureau defines Hispanic/Latinx ethnicity separate from racial categories. For the purposes of this graph, the “Hispanic or Latinx” racial/ethnic group represents those who identify as having Hispanic/Latinx ethnicity and may also be members of any racial group. All other racial categories on this graph represent those who identify with that racial category and do not identify with Hispanic/Latinx ethnicity.
Source: U.S. Census Bureau, Census 2000, Table P004; U.S. Census Bureau, American Community Survey 5-Year Data (2015- 2019), Table B03002
For the data table behind this figure, please refer to the Data Packet Workbook, Table POPEMP-02.
Income
Household Income Distribution
Despite the economic and job growth experienced throughout the region since 1990, the income gap has continued to widen. California is one of the most economically unequal states in the nation, and the Bay Area has the highest income inequality between high- and low-income households in the state.7 7 Bohn, S.et al. 2020. Income Inequality and Economic Opportunity in California. Public Policy Institute ofCalifornia. 70% 63% 65%
29% 33% 31%
0%
10%
20%
30%
40%
50%
60%
70%
80%
90%
100%
2000 2010 2019
Share of Population
American Indian or Alaska Native, Non-Hispanic Asian / API, Non-Hispanic Black or African American, Non-Hispanic White, Non-Hispanic Other Race or Multiple Races, Non-Hispanic Hispanic or Latinx Agenda Item #10.1.
City of St. Helena 2023-2031 Housing Element Update Certified, September 25, 2023 2-70
Household Income Categories
The Department of Housing and Urban Development defines income categories as a percentage of the Area Median Income (AMI). Households whose income equals 30 percent or less of the AMI are considered extremely low-income; households with incomes between 30 and 50 percent of the AMI are classified as very low-income; and those between 50 and 80 percent of the AFI are low-income. The CHAS data set also provides information on households earning between 80 and 100 percent of the AMI and households with incomes above 100 percent of the AMI.
In St. Helena, 56.8 percent of households make more than 100 percent of the Area Median Income (AMI)8, compared to 15.8 percent making less than 30 percent of AMI, which is considered extremely low-income (Figure 10).
Figure 10 Households by Household Income Level
Universe: Occupied housing units
Notes: Income groups are based on HUD calculations for Area Median Income (AMI). HUD calculates the AMI for different metropolitan areas, and the nine county Bay Area includes the following metropolitan areas: Napa Metro Area (Napa County), Oakland-Fremont Metro Area (Alameda and Contra Costa Counties), San Francisco Metro Area (Marin, San Francisco, and San Mateo Counties), San Jose-Sunnyvale-Santa Clara Metro Area (Santa Clara County), Santa Rosa Metro Area (Sonoma County), 8 Income groups are based on HUD calculations for Area Median Income (AMI). HUD calculates the AMI for different metropolitan areas, and the nine county Bay Area includes the following metropolitan areas: Napa Metro Area (Napa County), Oakland-Fremont Metro Area (Alameda and Contra Costa Counties), San Francisco Metro Area (Marin, San Francisco, and San Mateo Counties), San Jose-Sunnyvale-Santa Clara Metro Area (Santa Clara County), Santa Rosa Metro Area (Sonoma County), and Vallejo-Fairfield Metro Area (Solano County). This is then adjusted for household size. 16% 10% 15%
11%
12%
11%
11%
15% 13%
5% 10% 9%
57% 53% 52%
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
0%-30% of AMI 31%-50% of AMI 51%-80% of AMI 81%-100% of AMI Greater than 100% of AMI Agenda Item #10.1.
City of St. Helena 2023-2031 Housing Element Update Certified, September 25, 2023 2-71
and Vallejo-Fairfield Metro Area (Solano County). The AMI levels in this chart are based on the HUD metro area where this jurisdiction is located. The data that is reported for the Bay Area is not based on a regional AMI but instead refers to the regional total of households in an income group relative to the AMI for the county where that household is located. Local jurisdictions are required to provide an estimate for their projected extremely low-income households (0-30 percent AMI) in their Housing Elements. HCD’s official Housing Element guidance notes that jurisdictions can use their RHNA for very low-income households (those making 0-50 percent AMI) to calculate their projected extremely low-income households. As Bay Area jurisdictions have not yet received their final RHNA numbers, this document does not contain the required data point of projected extremely low-income households. The report portion of the housing data needs packet contains more specific guidance for how local staff can calculate an estimate for projected extremely low-income households once jurisdictions receive their 6th cycle RHNA numbers.
Source: U.S. Department of Housing and Urban Development (HUD), Comprehensive Housing Affordability Strategy (CHAS) ACS tabulation, 2013-2017 release
For the data table behind this figure, please refer to the Data Packet Workbook, Table ELI-01.
Throughout the region, there are disparities between the incomes of homeowners and renters. Typically, the number of low-income renters greatly outpaces the amount of housing available that is affordable for these households. In St. Helena, the largest proportion of renters falls in the Greater than 100 percent of AMI income group, while the largest proportion of homeowners are found in the Greater than 100 percent of AMI group (Figure 11).
Figure 11 Household Income Level by Tenure
Universe: Occupied housing units
Notes: Income groups are based on HUD calculations for Area Median Income (AMI). HUD calculates the AMI for different metropolitan areas, and the nine county Bay Area includes the following metropolitan areas: Napa Metro Area (Napa County), Oakland-Fremont Metro Area (Alameda and Contra Costa Counties), San Francisco Metro Area (Marin, San Francisco, and San Mateo Counties), San Jose-Sunnyvale-Santa Clara Metro Area (Santa Clara County), Santa Rosa Metro Area (Sonoma County), 215 83124 90 1,044 180200 145 45 378 0 200
400
600
800
1,000
1,200
0%-30% of AMI 31%-50% of AMI 51%-80% of AMI 81%-100% of AMI Greater than 100% of AMI
Households
Owner Occupied Renter Occupied
Agenda Item #10.1.
City of St. Helena 2023-2031 Housing Element Update Certified, September 25, 2023 2-72
and Vallejo-Fairfield Metro Area (Solano County). The AMI levels in this chart are based on the HUD metro area where this jurisdiction is located.
Source: U.S. Department of Housing and Urban Development (HUD), Comprehensive Housing Affordability Strategy (CHAS) ACS tabulation, 2013-2017 release
For the data table behind this figure, please refer to the Data Packet Workbook, Table POPEMP-21.
Currently, people of color are more likely to experience poverty and financial instability as a result offederal and local housing policies that have historically excluded them from the same opportunities extended to white residents.9 These economic disparities also leave communities of color at higher risk for housing insecurity, displacement or homelessness. In St. Helena, Other Race or Multiple Races (Hispanic and Non-Hispanic) residents experience the highest rates of poverty, followed by White (Hispanic and Non-Hispanic) residents (Figure 12).
Figure 12 Poverty Status by Race
Universe: Population for whom poverty status is determined Notes: The Census Bureau uses a federally defined poverty threshold that remains constant throughout the country and does not correspond to Area Median Income. 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 population for whom poverty status is determined 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 population for whom poverty status is determined.
9 Moore, E., Montojo, N. and Mauri, N., 2019. Roots, Race & Place: A History of Racially Exclusionary Housing the San Francisco Bay Area. Hass Institute.
14.0%
11.9%
7.9%
5.8%
0.0%
0.0%
0.0%
0.0% 2.0% 4.0% 6.0% 8.0% 10.0% 12.0% 14.0% 16.0%
Hispanic or Latinx
Other Race or Multiple Races (Hispanic and NonHispanic) White (Hispanic and Non-Hispanic)
White, Non-Hispanic
Black or African American (Hispanic and Non-Hispanic)
Asian / API (Hispanic and Non-Hispanic)
American Indian or Alaska Native (Hispanic and NonHispanic) Percent of Households in Racial / Ethnic Group
Agenda Item #10.1.
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Source: U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B17001(A-I) For the data table behind this figure, please refer to the Data Packet Workbook, Table ELI-03.
Extremely Low-Income Households
In St. Helena, 56.8 percent of households make more than 100 percent of the Area Median Income (AMI), compared to 15.8 percent making less than 30 percent of AMI, which is considered extremely low-income (see Figure 10). Regionally, more than half of all households make more than 100 percent AMI, while 15 percent make less than 30 percent AMI. In Napa County, 30 percent AMI is the equivalent to the annual income of $27,950 for a family of four. Many households with multiple wage earners – including food service workers, full-time students, teachers, farmworkers, and healthcare professionals – can fall into lower AMI categories due to relatively stagnant wages in many industries.
Within the Housing Element, cities must estimate the extremely low-income housing need in the community.
Based on HCD guidance, the City of St. Helena estimates that approximately 52 extremely low-income housing units are needed in the planning period. This estimate was calculated based on HCD guidance, as 50 percent of the very low-income housing need, as identified by the RHNA (Table 6).
Table 6 St. Helena Regional Housing Needs Allocation
Geography
Very Low
Income (<50
percent of
AMI)
Low Income
(50%-80
percent of
AMI)
Moderate
Income (80%-
120 percent of
AMI)
Above
Moderate
Income (>120
percent of
AMI)
St. Helena 104 59 26 67
1 Per HCD guidance, the extremely low-income need in St. Helena is estimated at 50 percent of the very low income RHNA requirement, or approximately 52 units.
Employment Trends
Balance of Jobs and Workers
A city houses employed residents who either work in the community where they live or work elsewherein the region. Conversely, a city may have job sites that employ residents from the same city, but more often employ workers commuting from outside of it. Smaller cities typically will have more employed residents than jobs and export workers, while larger cities tend to have a surplus of jobs and import workers. To some extent the regional transportation system is set up for this flow of workers to the region’s core job centers. At the same time, as the housing affordability crisis has illustrated, local imbalances may be severe, where local jobs and worker populations are out of sync at a sub-regional scale.
One measure of this is the relationship between workers and jobs. A city with a surplus of workers “exports” workers to other parts of the region, while a city with a surplus of jobs must conversely “import” them.
Between 2002 and 2018, the number of jobs in St. Helena decreased by 34.2 percent (Figure 13).
Agenda Item #10.1.
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Figure 13 Jobs in St. Helena
Universe: Jobs from unemployment insurance-covered employment (private, state and local government) plus United States Office of Personnel Management-sourced Federal employment Notes: The data is tabulated by place of work, regardless of where a worker lives. The source data is provided at the census block level. These are crosswalked to jurisdictions and summarized.
Source: U.S. Census Bureau, Longitudinal Employer-Household Dynamics, Workplace Area Characteristics (WAC) files, 2002-2018 For the data table behind this figure, please refer to the Data Packet Workbook, Table POPEMP-11.
There are 3,005 employed residents, and 5,476 jobs10 in St. Helena - the ratio of jobs to resident workers is
1.82; St. Helena is a net importer of workers. Figure 14 shows the balance when comparing jobs to workers, broken down by different wage groups, offering additional insight into local dynamics. A community may offer employment for relatively low-income workers but have relatively few housing options for those workers - or conversely, it may house residents who are low wage workers but offer few employment opportunities for them. Such relationships may cast extra light on potentially pent-up demand for housing in particular price categories. A surplus of jobs relative to residents in a given wage category suggests the need to import those workers, while conversely, surpluses of workers in a wage group relative to jobs means the community will export those workers to other jurisdictions. Such flows are not inherently bad, though over time, sub-regional imbalances may appear.
St. Helena has more low-wage jobs than low-wage residents (where low-wage refers to jobs paying less than $25,000). This disparity implies that, every day, low wage workers commute to St. Helena from their residences outside of the city. At the other end of the wage spectrum, the city has more high-wage jobs than high-wage residents (where high-wage refers to jobs paying more than $75,000). This figure suggests that high-wage 10 Employed residents in a jurisdiction is counted by place of residence (they may work elsewhere) while jobs in a jurisdiction are counted by place of work (they may live elsewhere). The jobs may differ from those reported in Figure 5 as the source for the time series is from administrative data, while the cross-sectional data is from a survey. 0 1,000
2,000
3,000
4,000
5,000
6,000
7,000
8,000
9,000
2002 2003 2004 2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 Agenda Item #10.1.
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workers are also commuting into St. Helena. Since both high wage workers and low wage workers are faced with commuting into St. Helena for work, it suggests a lack of housing, both market-rate and affordable, within the city. (Figure 14).11
Figure 14 Workers by Earnings, by Jurisdiction as Place of Work and Place of Residence Universe: Workers 16 years and over with earnings
Source: U.S. Census Bureau, American Community Survey 5-Year Data 2015-2019, B08119, B08519 For the data table behind this figure, please refer to the Data Packet Workbook, Table POPEMP-10.
Figure 15 shows the balance of a jurisdiction’s resident workers to the jobs located there for different wage groups as a ratio instead - a value of one means that a city has the same number of jobs in a wage group as it has resident workers - in principle, a balance. Values above one indicate a jurisdiction will need to import workers for jobs in a given wage group. At the regional scale, this ratio is 1.04 jobs for each worker, implying a modest import of workers from outside the region (Figure 15). 11 The source table is top-coded at $75,000, precluding more fine grained analysis at the higher end of the wage spectrum. 323380 802 453 1,047 599 933 1,660 1,260 1,583 0 200
400
600
800
1,000
1,200
1,400
1,600
1,800
Less than $9,999 $10,000 to $24,999 $25,000 to $49,999 $50,000 to $74,999 $75,000 or more Worker Population
Place of Residence Place of Work
Agenda Item #10.1.
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Figure 15 Jobs-Worker Ratios, By Wage Group
Universe: Jobs in a jurisdiction from unemployment insurance-covered employment (private, state and local government) plus United States Office of Personnel Management-sourced Federal employment Notes: The ratio compares job counts by wage group from two tabulations of LEHD data: Counts by place of work relative to counts by place of residence. See text for details.
Source: U.S. Census Bureau, Longitudinal Employer-Household Dynamics, Workplace Area Characteristics (WAC) files (Jobs); Residence Area Characteristics (RAC) files (Employed Residents), 2010-2018 For the data table behind this figure, please refer to the Data Packet Workbook, Table POPEMP-14.
Such balances between jobs and workers may directly influence the housing demand in a community. New jobs may draw new residents, and when there is high demand for housing relative to supply, many workers may be unable to afford to live where they work, particularly where job growth has been in relatively lower wage jobs.
This dynamic not only means many workers will need to prepare for long commutes and time spent on the road, but in the aggregate, it contributes to traffic congestion and time lost for all road users.
If there are more jobs than employed residents, it means a city is relatively jobs-rich, typically also with a high jobs to household ratio. Thus, bringing housing into the measure, the jobs-household ratio in St. Helena has decreased from 3.47 in 2002, to 2.23 jobs per household in 2018 (Figure 16).
1.50 2.00
2.50 3.00
3.50 4.00
4.50 2002 2003 2004 2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 Ratio
Wages Less Than $1,250/Mo Wages $1,250-$3,333/Mo Wages More than $3,333/Mo Agenda Item #10.1.
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Figure 16 Jobs-Household Ratio
Universe: Jobs in a jurisdiction from unemployment insurance-covered employment (private, state and local government) plus United States Office of Personnel Management-sourced Federal employment; households in a jurisdiction Notes: The data is tabulated by place of work, regardless of where a worker lives. The source data is provided at the census block level. These are crosswalked to jurisdictions and summarized. The ratio compares place of work wage and salary jobs with households, or occupied housing units. A similar measure is the ratio of jobs to housing units. However, this jobs-household ratio serves to compare the number of jobs in a jurisdiction to the number of housing units that are actually occupied. The difference between a jurisdiction’s jobs-housing ratio and jobs-household ratio will be most pronounced in jurisdictions with high vacancy rates, a high rate of units used for seasonal use, or a high rate of units used as short-term rentals.
Source: U.S. Census Bureau, Longitudinal Employer-Household Dynamics, Workplace Area Characteristics (WAC) files (Jobs), 2002-2018; California Department of Finance, E-5 (Households) For the data table behind this figure, please refer to the Data Packet Workbook, Table POPEMP-13.
1.00 1.50
2.00 2.50
3.00 3.50
4.00 2002 2003 2004 2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 Ratio
St. Helena Napa County Bay Area
Agenda Item #10.1.
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Employment by Industry
In terms of sectoral composition, the largest industry in which St. Helena residents work is Health & Educational Services, and the largest sector in which Napa residents work is Health & Educational Services (Figure 17). For the Bay Area as a whole, the Health & Educational Services industry employs the most workers of any sector.
Figure 17 Resident Employment by Industry
Universe: Civilian employed population age 16 years and over Notes: The data displayed shows the industries in which jurisdiction residents work, regardless of the location where those residents are employed (whether within the jurisdiction or not). Categories are derived from the following source tables:
Agriculture & Natural Resources: C24030_003E, C24030_030E; Construction: C24030_006E, C24030_033E; Manufacturing, Wholesale & Transportation: C24030_007E, C24030_034E, C24030_008E, C24030_035E, C24030_010E, C24030_037E; Retail:
C24030_009E, C24030_036E; Information: C24030_013E, C24030_040E; Financial & Professional Services: C24030_014E, C24030_041E, C24030_017E, C24030_044E; Health & Educational Services: C24030_021E, C24030_024E, C24030_048E, C24030_051E; Other: C24030_027E, C24030_054E, C24030_028E, C24030_055E Source: U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table C24030 For the data table behind this figure, please refer to the Data Packet Workbook, Table POPEMP-06. 3% 5%
3%
6%
6%
19%
15% 26%
35% 35%
30%
4%
21% 19%
17%
10% 10% 9%
7% 8% 8%
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
Share of Employed Residents
Other
Retail
Manufacturing, Wholesale &
Transportation
Information
Health & Educational Services
Financial & Professional Services
Construction
Agriculture & Natural Resources
Agenda Item #10.1.
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Unemployment
Figure 18 shows the unemployment rate for St. Helena, Napa County, and the Bay Area. In St. Helena, there was a 1.3 percentage point increase in the unemployment rate between January 2010 and January 2021.
Jurisdictions throughout the region experienced a sharp rise in unemployment in 2020 due to impacts related to the COVID-19 pandemic, though with a general improvement and recovery in the later months of 2020.
Figure 18 Unemployment Rate
Universe: Civilian noninstitutional population ages 16 and older Notes: Unemployment rates for the jurisdiction level is derived from larger-geography estimates. This method assumes that the rates of change in employment and unemployment are exactly the same in each sub-county area as at the county level. If this assumption is not true for a specific sub-county area, then the estimates for that area may not be representative of the current economic conditions. Since this assumption is untested, caution should be employed when using these data. Only not seasonallyadjusted labor force (unemployment rates) data are developed for cities and CDPs.
Source: California Employment Development Department, Local Area Unemployment Statistics (LAUS), Sub-county areas monthly updates, 2010-2021.
For the data table behind this figure, please refer to the Data Packet Workbook, Table POPEMP-15. 0%
5%
10%
15%
20%
25%
2010 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021 Percent of Labor Force that is Unemployed
St. Helena Napa County Bay Area
Agenda Item #10.1.
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4. Population and Employment Projections
This section uses population, household, and employment projections provided by the Association of Bay Area Governments (ABAG), the California Department of Finance (DoF), and Plan Bay Area. Data specific to St. Helena is used when available (typically from Plan Bay Area 2040) and is supplemented by regional projections for North Napa County (Calistoga, St. Helena, and Yountville) and the Bay Area, available through the recently (2021) released Plan Bay Area 2050.
Key Findings
• ABAG anticipates much higher growth across the Bay Area than in St. Helena. While Plan Bay Area 2050 projects a 35 percent increase in total population from 2015 to 2050 (approximately 2.7 million new residents) across the nine counties of the Bay Area, it projects less than one percent growth in Calistoga, St. Helena, and Yountville.
Population
While Plan Bay Area 2050 does not provide jurisdiction-specific population projections, Plan Bay Area 2040 (2017) projected a 17 percent increase in total population from 2010 to 2040 for St. Helena, which translates to 1,550 new residents, as shown in Table 7. Countywide, Plan Bay Area 2040 projected a similar increase of 16 percent for Napa County.
Table 7 St. Helena, Population Totals and Projections, 2010-2040, Plan Bay Area 2040 Year 2010 2015 2020 2025 2030 2035 2040
Percent
Change
(2010-
2040)
St. Helena 5,830 5,920 6,085 6,415 6,655 6,715 6,800 +17% Napa County 135,880 136,885 141,240 146,130 151,445 155,860 158,050 +16% Source: Plan Bay Area 2040.
For comparison, the DoF projects a countywide increase of seven percent in total population between 2010 to 2050, which translates to 9,463 new Napa County residents (Table 8).
Table 8 Department of Finance Population Projections, Napa County, 2010-2050 Year 2010 2015 2020 2025 2030 2035 2040 2045 2050
Percent
Change
St. Helena 136,587 141,390 138,711 140,748 143,223 145,444 146,602 146,641 146,050 +7% Source: California Department of Finance. Demographic Research Unit. Report P-2A: Total Population Projections, California Counties, 2010-2060 (Baseline 2019 Population Projections; Vintage 2020 Release). Sacramento: California. July 2021.
ABAG anticipates much higher growth across the Bay Area then in St. Helena. While Plan Bay Area 2050 projects a 35 percent increase in total population from 2015 to 2050 (approximately 2.7 million new residents) Agenda Item #10.1.
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across the nine counties of the Bay Area, the Plan projects less than one percent growth in the North Napa County superdistrict (including Calistoga, St. Helena, and Yountville). Table 9 and Figure 19 show Plan Bay Area 2050 population projections for the Bay Area. While the Plan includes this regional population totals, data for individual subregions, termed superdistricts, is provided for households and jobs rather than population. For more information, please see the discussions on household and job projections below.
Table 9 Plan Bay Area 2050 Population Projections, Bay Area, 2015-2050 2015 2020 2025 2030 2035 2040 2045 2050
Percent
Change
Bay
Area 7,660,000 7,940,000 8,230,000 8,560,000 9,010,000 9,490,000 9,930,000 10,330,000 +35% Source: California Department of Finance. Demographic Research Unit. Report P-2A: Total Population Projections, California Counties, 2010-2060 (Baseline 2019 Population Projections; Vintage 2020 Release). Sacramento: California. July 2021.
Figure 19 Bay Area, Population Totals and Projections, 1990-2050, Plan Bay Area 2050.
Source: Plan Bay Area 2050.
Households
In 2017, Plan Bay Area 2040 projected a one percent increase in total households from 2010-2040 in St. Helena, which translates to 300 or more new households (Table 10). Similarly, Plan Bay Area 2050 projects that the number of households in the Northern Napa County superdistrict (including Calistoga, St. Helena, and Yountville) will grow by less than one percent by 2050, compared to 51 percent growth in the projected number of households in the Bay Area (Table 11).
Agenda Item #10.1.
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Table 10 Table 2: St. Helena, Household Totals and Projections, 2010-2040, Plan Bay Area 2040 2010 2015 2020 2025 2030 2035 2040
Total Households 2,150 2,400 2,425 2,490 2,620 2,705 2,700 For 2010, the base year, a tabulation from the 2010 pre-run microdata, designed to approximate (but may still differ from) Census 2010 counts, is used. Numbers may not add to totals due to rounding. 2015 are modeled estimates, not observed.
Source: Plan Bay Area 2040.
Table 11 Household Projections by Region, 2015-2050
Region 2015 2050 Growth
Percent
Growth
Share of
Regional
Growth
North Napa County 16,000 16,000 0 <1% 0%
Bay Area 2,677,000 4,043,000 1,366,000 +51% 100%
Source: Plan Bay Area 2050.
Jobs
According to Plan Bay Area 2040, ABAG projected in increase of 280 jobs (five percent increase) between 2010 and 2040, which calculates to an annual average growth rate of 0.8 percent (Table 12). Employment is projected to increase in three categories: retail (+27 percent), Information, Government, and Construction (+12 percent), and Health, Educational, and Recreational Services Jobs (+5 percent). In contrast, ABAG expects that employment in the areas of manufacturing and wholesale; agriculture and natural resources, and financial and professional services to stagnate or slightly decrease. Countywide, Plan Bay Area 2040 projected an increase of 12,765 jobs (18 percent increase) at annual average employment growth rate of 2.8 percent in the same time period.
Table 12 Job Totals and Projections, St. Helena and Napa County, 2010-2040 Year 2010 2015 2020 2025 2030 2035 2040
Percent
Change
(2010-
2040)
St. Helena 5,700 5,750 5,765 5,805 5,820 5,820 5,980 5% Napa County 70,680 70,880 71,905 72,580 74,255 77,260 83,355 18% Source: Plan Bay Area 2040.
Plan Bay Area 2050, however, projects that employment in the North Napa County superdistrict will decrease by 4,000 jobs by 2050 (Table 13). Employment in the region is assumed to be constrained based on limited job centers and transit options, as well as current and potential future wildfire impacts. Regionally however, the Bay Area job totals are projected to increase by 35 percent between 2015 and 2050, which coincides with the expected Bay Area population growth during that time (also 35 percent). This increase translates to 1,403,000 new jobs.
Agenda Item #10.1.
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Table 13 Job Totals and Projections, North Napa County and the Bay Area, 2015-2050 Region 2015 2050 Growth
Percent
Growth
Share of
Regional
Growth
North Napa County 24,000 20,000 -4,000 <1% 0%
Bay Area 4,005,000 5,408,000 1,403,000 35% 100%
Source: Plan Bay Area 2050.
Agenda Item #10.1.
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5. Housing Conditions
The following section details the housing conditions in St. Helena and, where available, compares the data to Napa County and the Bay Area. Data sources include the Census, the American Community Survey, DoF, HUD, including the Comprehensive Housing Affordability Strategy (CHAS) dataset, and HCD).
ABAG supplied an HCD Preapproved Data Package that provided much of the data included in this analysis for the City. Additionally, ABAG, in coordination with Baird + Driskell Community Planning provided a Housing Needs Data Report that directly informed this section of the Needs Analysis.12 Key Findings
• 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.
• Home Prices. A diversity of homes at all income levels creates opportunities for all St. Helena residents to live and thrive in the community.
– 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. – 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. • 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 multi-family 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. • Vacancy Rate. Vacant units make up 17.4 percent of the overall housing stock in St. Helena. The rental vacancy rate stands at 3.1 percent, while the ownership vacancy rate is 5.3 percent. Of the vacant units, the most common type of vacancy is for seasonal, recreational, or occasional use. This statistic highlights how St. Helena contains many “second homes,” which may sit unoccupied for a majority of the year. Additionally, with the increasing popularity of short-term rental sites, such as 12 ABAG/MTC Staff and Baird + Driskell Community Planning, Housing Needs Data Report: St. Helena, May 2021.
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AirBNB, at vacation destinations such as Napa Valley, many homes may be vacant in the sense of not having permanent residents.
• Overcrowding. Overcrowding often disproportionately impacts low-income households. 2.5 percent of very low-income households (below 50 percent AMI) experience severe overcrowding, while none of the households above 100 percent of the AMI experience this level of overcrowding. • Cost Burden. The U.S. Department of Housing and Urban Development considers housing to be affordable for a household if the household spends less than 30 percent of its income on housing costs.
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.13
Existing Housing Conditions
Housing Stock Characteristics
In recent years, most housing produced in the region and across the state consisted of single-family homes and larger multi-unit buildings. However, some households are increasingly interested in “missing middle housing” – including duplexes, triplexes, townhomes, cottage clusters and accessory dwelling units (ADUs). These housing types may open up more options across incomes and tenure, from young households seeking homeownership options to seniors looking to downsize and age-in-place.
The housing stock of St. Helena in 2020 was made up of 63.9 percent single family detached homes,
6.1 percent single family attached homes, 6.2 percent multifamily homes with two to four units, 18.4 percent multifamily homes with five or more units, and 5.4 percent mobile homes (Figure 20). In St. Helena, the housing type that experienced the most growth between 2010 and 2020 was the detached single-family home. 13 Source: U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B25070; U.S. Department of Housing and Urban Development (HUD), Comprehensive Housing Affordability Strategy (CHAS) ACS tabulation, 2013-2017 release.
Agenda Item #10.1.
City of St. Helena 2023-2031 Housing Element Update Certified, September 25, 2023 2-86
Figure 20 Housing Type Trends
Universe: Housing units
Source: California Department of Finance, E-5 series
For the data table behind this figure, please refer to the Data Packet Workbook, Table HSG-01.
Age of Housing Stock
Production has not kept up with housing demand for several decades in the Bay Area, as the total number of units built and available has not come close to meeting the population and job growth experienced throughout the region. According to American Community Survey estimates, in St. Helena, the largest proportion of the housing stock was built 1960 to 1979, with 1,217 units constructed during this period (Figure 21). Since 2010,
1.9 percent of the current housing stock was built, which is 63 units. Between 2015 and 2019, 74 housing units were issued permits in St. Helena. During this time, 73.0 percent of permits issued in St. Helena were for above moderate-income housing, 5.4 percent were for moderate-income housing, and 21.6 percent were for low- or very low-income housing (Table 14).
Table 14 Housing Permitting from 2015-2019 St. Helena
Income Group Value
Above Moderate-Income Permits 54
Low Income Permits 9
Very Low-Income Permits 7
Moderate Income Permits 4
Source: California Department of Housing and Community Development (HCD), 5th Cycle Annual Progress Report Permit Summary (2020)
152
1,777
169
525
178
153
1,850
181
533
155
0 200
400
600
800
1,000
1,200
1,400
1,600
1,800
2,000
Single-Family Home:
Attached
Single-Family Home:
Detached
Multifamily Housing:
Two to Four Units
Multifamily Housing:
Five-plus Units
Mobile Homes
Units
2010 2020
Agenda Item #10.1.
City of St. Helena 2023-2031 Housing Element Update Certified, September 25, 2023 2-87
According to City records, however, these American Community Survey estimates are low. As reported in Table 1 above, the City permitted 110 units between 2015 and 2021, of which all units have been constructed.
Figure 21 Housing Units by Year Structure Built
Universe: Housing units
Source: U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B25034 For the data table behind this figure, please refer to the Data Packet Workbook, Table HSG-04.
Occupancy Rates
Vacant units make up 17.4 percent of the overall housing stock in St. Helena (Figure 22). The rental vacancy rate stands at 3.1 percent, while the ownership vacancy rate is 5.3 percent. Of the vacant units, the most common type of vacancy is for seasonal, recreational, or occasional use. Figure 23 shows the distribution of vacancies by type.14
14 The vacancy rates by tenure is for a smaller universe than the total vacancy rate first reported, which in principle includes the full stock (17.4%). The vacancy by tenure counts are rates relative to the rental stock (occupied and vacant) and ownership stock (occupied and vacant) - but exclude a significant number of vacancy categories, including the numerically significant other vacant.
336
648
1,217
757
251
63 0
200
400
600
800
1,000
1,200
1,400
Built 1939 Or
Earlier
Built 1940 To
1959
Built 1960 To
1979
Built 1980 To
1999
Built 2000 To
2009
Built 2010 Or
Later
Units
Agenda Item #10.1.
City of St. Helena 2023-2031 Housing Element Update Certified, September 25, 2023 2-88
Figure 22 Occupancy Status
Universe: Housing units
Source: U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B25002Throughout the Bay Area, vacancies make up 2.6 percent of the total housing units, with homes listed for rent; units used for recreational or occasional use, and units not otherwise classified (other vacant) making up the majority of vacancies. The Census Bureau classifies a unit as vacant if no one is occupying it when census interviewers are conducting the American Community Survey or Decennial Census.
Vacant units classified as “for recreational or occasional use” are those that are held for short- term periods of use throughout the year. Accordingly, vacation rentals and short-term rentals like AirBnB are likely to fall in this category. The Census Bureau classifies units as “other vacant” if they are vacant due to foreclosure, personal/family reasons, legal proceedings, repairs/renovations, abandonment, preparation for being rented or sold, or vacant for an extended absence for reasons such as a work assignment, military duty, or incarceration.15 In a region with a thriving economy and housing market like the Bay Area, units being renovated/repaired and prepared for rental or sale are likely to represent a large portion of the “other vacant” category.
15 For more information, see pages 3 through 6 of this list of definitions prepared by the Census Bureau:
https://www.census.gov/housing/hvs/definitions.pdf.
83% 88%
94%
17% 12%
6%
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 Housing Units
Occupied Housing Units Vacant Housing Units
Agenda Item #10.1.
City of St. Helena 2023-2031 Housing Element Update Certified, September 25, 2023 2-89
Figure 23 Vacant Units by Type
Universe: Vacant housing units
Source: U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B25004 For the data table behind this figure, please refer to the Data Packet Workbook, Table HSG-03.
Throughout the Bay Area, vacancies make up 2.6 percent of the total housing units, with homes listed for rent; units used for recreational or occasional use, and units not otherwise classified (other vacant) making up the majority of vacancies. The Census Bureau classifies a unit as vacant if no one is occupying it when census interviewers are conducting the American Community Survey or Decennial Census. Vacant units classified as “for recreational or occasional use” are those that are held for short- term periods of use throughout the year. Accordingly, vacation rentals and short-term rentals like AirBnB are likely to fall in this category. The Census Bureau classifies units as “other vacant” if they are vacant due to foreclosure, personal/family reasons, legal proceedings, repairs/renovations, abandonment, preparation for being rented or sold, or vacant for an extended absence for reasons such as a work assignment, military duty, or incarceration. In a region with a thriving economy and housing market like the Bay Area, units being renovated/repaired and prepared for rental or sale are likely to represent a large portion of the “other vacant” category
Overcrowding
Overcrowding occurs when the number of people living in a household is greater than the home was designed to accommodate. There are several different standards for defining overcrowding, but this report uses the Census Bureau definition, which is more than one occupant per room (not including bathrooms or kitchens). 6%
11%
9% 24% 4%
6%
45%
55%
22%
34%
26%
36%
6%
6% 3% 7%
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 Vacant Housing Units
Sold, Not Occupied
Rented, Not Occupied
Other Vacant
For Seasonal, Recreational, Or
Occasional Use
For Sale
For Rent
Agenda Item #10.1.
City of St. Helena 2023-2031 Housing Element Update Certified, September 25, 2023 2-90
Additionally, the Census Bureau considers units with more than 1.5 occupants per room to be severely overcrowded.
Overcrowding is often related to the cost of housing and can occur when demand in a city or region is high. In many cities, overcrowding is seen more amongst those that are renting, with multiple households sharing a unit to make it possible to stay in their communities. In St. Helena, 2.2 percent of households that rent are severely overcrowded (more than 1.5 occupants per room), compared to 1.0 percent of households that own (Figure 24).
In St. Helena, 7.1 percent of renters experience moderate overcrowding (1 to 1.5 occupants per room), compared to 0.6 percent for those own.
Figure 24 Overcrowding by Tenure and Severity
Universe: Occupied housing units
Notes: The Census Bureau defines an overcrowded unit as one occupied by 1.01 persons or more per room (excluding bathrooms and kitchens), and units with more than 1.5 persons per room are considered severely overcrowded.
Source: U.S. Department of Housing and Urban Development (HUD), Comprehensive Housing Affordability Strategy (CHAS) ACS tabulation, 2013-2017 release
For the data table behind this figure, please refer to the Data Packet Workbook, Table OVER-01.
Overcrowding often disproportionately impacts low-income households. 2.5 percent of very low-income households (below 50 percent AMI) experience severe overcrowding, while 0.0 percent of households above 100 percent experience this level of overcrowding (Figure 25). 1%
7%
1%
2%
0.0%
1.0%
2.0%
3.0%
4.0%
5.0%
6.0%
7.0%
8.0%
Owner Occupied Renter Occupied
Percent of Households
1.0 to 1.5 Occupants per Room More than 1.5 Occupants per Room Agenda Item #10.1.
City of St. Helena 2023-2031 Housing Element Update Certified, September 25, 2023 2-91
Figure 25 Overcrowding by Income Level and Severity
Universe: Occupied housing units
Notes: The Census Bureau defines an overcrowded unit as one occupied by 1.01 persons or more per room (excluding bathrooms and kitchens), and units with more than 1.5 persons per room are considered severely overcrowded. Income groups are based on HUD calculations for Area Median Income (AMI). HUD calculates the AMI for different metropolitan areas, and the nine county Bay Area includes the following metropolitan areas: Napa Metro Area (Napa County), Oakland-Fremont Metro Area (Alameda and Contra Costa Counties), San Francisco Metro Area (Marin, San Francisco, and San Mateo Counties), San JoseSunnyvale-Santa Clara Metro Area (Santa Clara County), Santa Rosa Metro Area (Sonoma County), and Vallejo-Fairfield Metro Area (Solano County). The AMI levels in this chart are based on the HUD metro area where this jurisdiction is located.
Source: U.S. Department of Housing and Urban Development (HUD), Comprehensive Housing Affordability Strategy (CHAS) ACS tabulation, 2013-2017 release
For the data table behind this figure, please refer to the Data Packet Workbook, Table OVER-04.
People of color tend to experience overcrowding at higher rates than White residents. In St. Helena, the racial group with the largest overcrowding rate is other race or multiple races (Hispanic and Non-Hispanic) (Figure 26).
12%
5%
1%
2%
0.0%
2.0%
4.0%
6.0%
8.0%
10.0%
12.0%
14.0%
0%-30% of AMI 31%-50% of AMI 51%-80% of AMI 81%-100% of AMI Greater than 100% of AMI
Percent of Households
1.0 to 1.5 Occupants per Room More than 1.5 Occupants per Room Agenda Item #10.1.
City of St. Helena 2023-2031 Housing Element Update Certified, September 25, 2023 2-92
Figure 26 Overcrowding by Race
Universe: Occupied housing units
Notes: The Census Bureau defines an overcrowded unit as one occupied by 1.01 persons or more per room (excluding bathrooms and kitchens), and units with more than 1.5 persons per room are considered severely overcrowded. 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 nonHispanic/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 B25014 For the data table behind this figure, please refer to the Data Packet Workbook, Table OVER-03.
Housing 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.” Low-income residents are the most impacted by high housing costs and experience the highest rates of cost burden. Spending such large portions of their income on housing puts low-income households at higher risk of displacement, eviction, or homelessness. 17%
25%
3%
2%
0.0%
5.0%
10.0%
15.0%
20.0%
25.0%
30.0%
More than 1.0 Occupants per Room
Percent of Households
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 Non-Hispanic)
White, Non-Hispanic
Agenda Item #10.1.
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Renters are often more cost-burdened than owners. While the housing market has resulted in home prices increasing dramatically, homeowners often have mortgages with fixed rates, whereas renters aremore likely to be impacted by market increases. When looking at the cost burden across tenure in St. Helena (Figure 27), 31.3 percent of renters spend 30 percent to 50 percent of their income on housing compared to 13.3 percent of those that own. Additionally, 13.5 percent of renters spend 50 percent or more of their income on housing,while 21.9 percent of owners are severely cost-burdened.
Figure 27 Cost Burden by Tenure
Universe: Occupied housing units
Notes: Cost burden is the ratio of housing costs to household income. For renters, housing cost is gross rent (contract rent plus utilities). For owners, housing cost is “select monthly owner costs”, which includes mortgage payment, utilities, association fees, insurance, and real estate taxes. HUD defines cost-burdened households as those whose monthly housing costs exceed 30 percent of monthly income, while severely cost-burdened households are those whose monthly housing costs exceed 50 percent of monthly income.
Source: U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B25070, B25091 For the data table behind this figure, please refer to the Data Packet Workbook, Table OVER-06.
In St. Helena, 16.6 percent of households spend 50 percent or more of their income on housing, while 21.1 percent spend 30 to 50 percent. However, these rates vary greatly across income categories (Figure 28). For example, 56.9 percent of St. Helena households making less than 30 percent of AMI spend the majority of their income on housing. For St. Helena residents making more than 100 percent of AMI, just 3.4 percent are severely 64%
51%
13%
31%
22% 13%
0%
10%
20%
30%
40%
50%
60%
70%
80%
90%
100%
Owner Occupied Renter Occupied
Percent of Households
0%-30% of Income Used for Housing 30%-50% of Income Used for Housing 50%+ of Income Used for Housing Not Computed
Agenda Item #10.1.
City of St. Helena 2023-2031 Housing Element Update Certified, September 25, 2023 2-94
cost-burdened,and 81.9 percent of those making more than 100 percent of AMI spend less than 30 percent of their income on housing.
Figure 28 Cost Burden by Income Level
Universe: Occupied housing units
Notes: Cost burden is the ratio of housing costs to household income. For renters, housing cost is gross rent (contract rent plus utilities). For owners, housing cost is “select monthly owner costs”, which includes mortgage payment, utilities, association fees, insurance, and real estate taxes. HUD defines cost-burdened households as those whose monthly housing costs exceed 30 percent of monthly income, while severely cost-burdened households are those whose monthly housing costs exceed 50 percent of monthly income. Income groups are based on HUD calculations for Area Median Income (AMI). HUD calculates the AMI for different metropolitan areas, and the nine county Bay Area includes the following metropolitan areas: Napa Metro Area (Napa County), Oakland-Fremont Metro Area (Alameda and Contra Costa Counties), San Francisco Metro Area (Marin, San Francisco, and San Mateo Counties), San Jose-Sunnyvale-Santa Clara Metro Area (Santa Clara County), Santa Rosa Metro Area (Sonoma County), and Vallejo-Fairfield Metro Area (Solano County). The AMI levels in this chart are based on the HUD metro area where this jurisdiction is located.
Source: U.S. Department of Housing and Urban Development (HUD), Comprehensive Housing Affordability Strategy (CHAS) ACS tabulation, 2013-2017 release.
For the data table behind this figure, please refer to the Data Packet Workbook, Table OVER-05.
Hispanic or Latinx residents are the most cost burdened with 38.1 percent spending 30 percent to 50 percent of their income on housing, and Asian / API, Non-Hispanic residents are the most severely cost burdened with 100.0 percent spending more than 50 percent of their income on housing (Figure 29). 26% 22%
48%
68%
82%
17%
60%
24%
11%
15%
57%
19%
28%
21%
0%
10%
20%
30%
40%
50%
60%
70%
80%
90%
100%
0%-30% of AMI 31%-50% of AMI 51%-80% of AMI 81%-100% of AMI Greater than 100% of AMI
Percent of Households
0%-30% of Income Used for Housing 30%-50% of Income Used for Housing 50%+ of Income Used for Housing
Agenda Item #10.1.
City of St. Helena 2023-2031 Housing Element Update Certified, September 25, 2023 2-95
Figure 29 Cost Burden by Race
Universe: Occupied housing units
Notes: Cost burden is the ratio of housing costs to household income. For renters, housing cost is gross rent (contract rent plus utilities). For owners, housing cost is “select monthly owner costs”, which includes mortgage payment, utilities, association fees, insurance, and real estate taxes. HUD defines cost-burdened households as those whose monthly housing costs exceed 30 percent of monthly income, while severely cost-burdened households are those whose monthly housing costs exceed 50 percent of monthly
income. For the purposes of this graph, the “Hispanic or Latinx” racial/ethnic group represents those who identify as having Hispanic/Latinx ethnicity and may also be members of any racial group. All other racial categories on this graph represent those who identify with that racial category and do not identify with Hispanic/Latinx ethnicity.
Source: U.S. Department of Housing and Urban Development (HUD), Comprehensive Housing Affordability Strategy (CHAS) ACS tabulation, 2013-2017 release
For the data table behind this figure, please refer to the Data Packet Workbook, Table OVER-08.
Physical Housing Conditions
In general, the condition of the housing stock in St. Helena is good. This is primarily due to the high value of residential property, recent new construction, and minor to extensive remodeling which has been performed within the last ten years. Property owners are motivated to keep housing in good condition because of the high value of houses and rents.
100%
65%
26%
50%
17%
8%
38%
100%
16%
66%
12%
0%
10%
20%
30%
40%
50%
60%
70%
80%
90%
100%
American Indian
or Alaska Native,
Non-Hispanic
Asian / API, NonHispanicBlack or African
American, NonHispanic
White, NonHispanicOther Race or
Multiple Races,
Non-Hispanic
Hispanic or
Latinx
Percent of Households
0%-30% of Income Used for Housing 30%-50% of Income Used for Housing 50%+ of Income Used for Housing Cost Burden Not computed Agenda Item #10.1.
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Housing costs in the region are among the highest in the country, which could result in households, particularly renters, needing to live in substandard conditions in order to afford housing. Generally, there is limited data on the extent of substandard housing issues in a community. However, American Community Survey data (Figure 30) gives a sense of some of the substandard conditions that may be present in St. Helena. For example, 7.5 percent of renters in St. Helena reported lacking a kitchen and no renters lack plumbing. No owners reported lacking either a kitchen or plumbing.
Figure 30 Substandard Housing Issues, St. Helena, 2019
Universe: Occupied housing units
Notes: Per HCD guidance, this data should be supplemented by local estimates of units needing to be rehabilitated or replaced based on recent windshield surveys, local building department data, knowledgeable builders/developers in the community, or nonprofit housing developers or organizations.
Source: U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B25053, Table B25043, Table B25049 For the data table behind this figure, please refer to the Data Packet Workbook, Table HSG-06.
There are scattered areas where housing condition can be an issue. City staff estimates approximately two percent of the single-family houses and one percent of multi-family units need replacement. These units have improvement costs that exceed the estimated replacement cost. Approximately four percent of single-family houses (approximately 85 units) and two percent of multifamily units (approximately 15 units) are in need of significant rehabilitation, which is defined as having major deficiencies that may require immediate repair.
About five percent of the housing stock needs limited rehabilitation (approximately 140 units). These structures exhibit minor repair need and are not considered to have major safety issues. 7%
0.0%
1.0%
2.0%
3.0%
4.0%
5.0%
6.0%
7.0%
8.0%
No Kitchen Plumbing
Percent of Units Lacking Amenity
Owner Renter
Agenda Item #10.1.
City of St. Helena 2023-2031 Housing Element Update Certified, September 25, 2023 2-97
6. Housing Market Conditions
This section provides information on the private housing market in St. Helena and assesses the market’s ability to accommodate the housing needs of residents. ABAG supplied an HCD Preapproved Data Package that provided data on home values, affordability, and contract rents in the City. Additionally, ABAG, in coordination with Baird + Driskell Community Planning provided a Housing Needs Data Report that directly informed this section of the Needs Analysis.16
Key Findings
• Home Values. Home values in St. Helena are high. The typical home value (December 2020) was $1,665,790 in St. Helena, $768,410 in Napa County and $1,077,230 the Bay Area. • Affordability. The current market conditions in St. Helena enable only above moderate-income households to purchase homes, though affordable rental and for-sale housing complexes in St. Helena provide 256 units of affordable housing.
For-Sale Housing
Home prices reflect a complex mix of supply and demand factors, including an area’s demographic profile, labor market, prevailing wages and job outlook, and land and construction costs. In the Bay Area, the costs of housing have long been among the highest in the nation. The typical home value in St. Helena was $1,665,790 by December of 2020, per data from Zillow. The largest proportion of homes were between $1 million and $1.5 million (Figure 31). By comparison, the typical home value is $768,410 in Napa County and $1,077,230 in the Bay Area, with the largest share of units valued $500,000 to $750,000.
The region’s home values have increased steadily since 2000, besides a decrease during the Great Recession.
The rise in home prices has been especially steep since 2012, with the median home value in the Bay Area nearly doubling during this time. Since 2001, the typical home value has increased 156.7 percent in St. Helena from $648,900 to $1,665,790. This change is above the change in Napa County, and above the change for the region (Figure 32).
16 ABAG/MTC Staff and Baird + Driskell Community Planning, Housing Needs Data Report: St. Helena, May 2021.
Agenda Item #10.1.
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Figure 31 Home Values of Owner-occupied Units
Universe: Owner-occupied units
Source: U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B25075 For the data table behind this figure, please refer to the Data Packet Workbook, Table HSG-07.
Figure 32 Zillow Home Value Index (ZHVI)
Universe: Owner-occupied housing units
Notes: Zillow describes the ZHVI as a smoothed, seasonally adjusted measure of the typical home value and market changes across a given region and housing type. The ZHVI reflects the typical value for lower to moderate valued homes in a 6%10% 6%10% 20% 16% 14% 35% 23% 12%15%20%26% 8% 18% 8%3%8% 24% 7% 9%
0.0%
5.0%
10.0%
15.0%
20.0%
25.0%
30.0%
35.0%
40.0%
St. Helena Napa County Bay Area
Percent of Owner Occupied Units
Units Valued Less than $250k Units Valued $250k-$500k Units Valued $500k-$750k Units Valued $750k-$1M Units Valued $1M-$1.5M Units Valued $1M-$2M Units Valued $2M+
$100,000
$300,000
$500,000
$700,000
$900,000
$1,100,000
$1,300,000
$1,500,000
$1,700,000
$1,900,000
Home Value
Bay Area Napa County St. Helena
Agenda Item #10.1.
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neighborhood. Specifically, the ZHVI is based upon the valuations of homes between 35th to 65th percentile range on a standardized curve encompassing all owner-occupied housing units, including both single-family homes and condominiums.
More information on the ZHVI is available from Zillow. The regional estimate is a household-weighted average of county-level ZHVI files, where household counts are yearly estimates from DOF’s E-5 series For unincorporated areas, the value is a population weighted average of unincorporated communities in the county matched to census-designated population counts.
Source: Zillow, Zillow Home Value Index (ZHVI)
For the data table behind this figure, please refer to the Data Packet Workbook, Table HSG-08.
Affordable Home Purchase Prices
Table 15 examines affordability in another way. Instead of presenting the income required to buy a market rate house in St. Helena, Table 15 examines how much very low-, low-, and moderate-income households in St. Helena could afford to pay for housing, along with the corresponding maximum affordable home price. The table assumes 10 percent down payment, modeling a situation that is more typical of first-time homebuyers who have not amassed sufficient financial resources to make a larger down payment. These buyers are more likely to be in need of affordable housing options than the typical buyers of market rate housing in St. Helena.
The lower down payment amount requires the owner to buy mortgage insurance.
As shown, in the case of a three-person household, the affordable home price varies from approximately $203,461 for very low-income, to $325,372 for low-income, and $406,922 for moderate income households.
The income limits increase with household size, and a six-person household with very low, low, or moderate income can afford to buy a home priced at $262,243, $419,548, and $542,493, respectively. Based on this data and current market prices, lower-income households have very few options for purchasing a home in St. Helena, while moderate-income households may be able to afford to purchase a condominium or a small single-family home.
Agenda Item #10.1.
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Table 15 Affordable Home Purchase Prices by Income Level, Napa County Extremely Low-Income Households at 30 percent of Median Family Income Studio
1 Bedroom
2 Bedroom
3 Bedroom
4 Bedroom
5 Bedroom
Number of Persons 1 1.5 3 4 6 7.5
Income Level $22,950 $24,550 $29,500 $32,750 $38,000 $39,300 Max. Monthly Gross Rent (1) $574 $614 $738 $819 $950 $983 Max. Purchase Price (2) $95,004 $101,627 $122,118 $135,572 $157,304 $162,686 Very Low-Income Households at 50 percent of Median Family Income Studio
1 Bedroom
2 Bedroom
3 Bedroom
4 Bedroom
5 Bedroom
Number of Persons 1 1.5 3 4 6 7.5
Income Level $38,200 $40,950 $49,150 $54,600 $63,350 $65,500 Max. Monthly Gross Rent (1) $955 $1,024 $1,229 $1,365 $1,584 $1,638 Max. Purchase Price (2) $158,132 $169,516 $203,461 $226,022 $262,243 $271,143 Low-Income Households at 80 percent of Median Family Income Studio
1 Bedroom
2 Bedroom
3 Bedroom
4 Bedroom
5 Bedroom
Number of Persons 1 1.5 3 4 6 7.5
Income Level $61,150 $65,500 $78,600 $87,350 $101,350 $104,850 Max. Monthly Gross Rent (1) $1,529 $1,638 $1,965 $2,184 $2,534 $2,621 Max. Purchase Price (2) $253,136 $271,143 $325,372 $361,593 $419,548 $434,036 Median-Income Households at 100 percent of Median Family Income Studio
1 Bedroom
2 Bedroom
3 Bedroom
4 Bedroom
5 Bedroom
Number of Persons 1 1.5 3 4 6 7.5
Income Level $76,450 $81,900 $98,300 $109,200 $126,650 $131,050 Max. Monthly Gross Rent (1) $1,911 $2,048 $2,458 $2,730 $3,166 $3,276 Max. Purchase Price (2) $316,472 $339,033 $406,922 $452,043 $524,279 $542,493 Moderate-Income Households at 120 percent of Median Family Income Studio
1 Bedroom
2 Bedroom
3 Bedroom
4 Bedroom
5 Bedroom
Number of Persons 1 1.5 3 4 6 7.5
Income Level $91,750 $98,300 $117,950 $131,050 $152,000 $157,250 Max. Monthly Gross
Rent/Payments (1) $2,294 $2,458 $2,949 $3,276 $3,800 $3,931 Max. Purchase Price (2) $379,808 $406,922 $488,265 $542,493 $629,218 $650,951 Note: Based on 2021 Napa County Area Family Income (Family of 4) of $109,200, per State income limits . 1Assumes that 30 percent (35 percent for moderate) of income is available for either: monthly rent, including utilities; or mortgage payment, taxes, mortgage insurance, and homeowners' insurance. 2Assumes 90.0 percent loan at 5.0 percent annual interest rate and 30-year term; assumes taxes, mortgage insurance, and homeowners’ insurance account for 20 percent of total monthly payments.
Source: Mintier Harnish, 2021.
Current Market Rate For-Sale Housing
Since 2019, the price of for-sale housing in St. Helena has shifted even higher, making home ownership practically unattainable to working class residents of St. Helena. All single-family homes are for sale at prices greater than $1,000,000. The median price of for-sale housing is $1,872,500 and the average price of for-sale housing is $2,965,458, which are both prices unaffordable to lower- and moderate-income households.
Currently there are only four units listed for under $1,000,000: three mobile homes and one condominium.
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City of St. Helena 2023-2031 Housing Element Update Certified, September 25, 2023 2-101
Table 16 Residential Properties for Sale, January 2023
Address Bedroom Bathrooms Square
Footage
For-Sale
Price
Cost per
Square Foot
1210-1250 Oakwood Ln 6 8 6,800 $10,880,000 $1,600.00
1933 Spring St 2 2 1,664 $7,995,000 $4,804.69
1817 Main St 6 6 7,000 $5,500,000 $785.71
1057 Pratt Ave 6 7 3,979 $4,950,000 $1,244.03
2490 Spring Mountain Rd 3 4 4,210 $3,600,000 $855.11
1820 Spring Mountain Rd 3 3 2,520 $3,500,000 $1,388.89
1721 Scott St 3 3 1,950 $2,999,000 $1,537.95
1648 Scott St 3 2 1,458 $2,850,000 $1,954.73
704 Hunt Ave 3 3 2,426 $2,450,000 $1,009.89
1434 Sylvaner Ave 3 2 1,968 $2,250,000 $1,143.29
1362 Stockton St 3 2 1,682 $1,895,000 $1,126.63
1626 Tainter St 2 2 1,758 $1,850,000 $1,052.33
1186 Meadowcreek Cir 3 2 2,078 $1,795,000 $863.81
1291 Sylvaner Ave 3 2 1,511 $1,650,000 $1,091.99
1727 Crinella Dr 3 2 1,683 $1,395,000 $828.88
1344 Magnolia Ave 3 3 2,082 $1,375,000 $660.42
24 Volker Ct 3 2 1,320 $1,150,000 $871.21
1382 Park St 3 2 1,800 $1,084,000 $602.22
16 Henry Ct 2 2 1,000 $1,075,000 $1,075.00
945 Hunt Ave 2 3 1,212 $790,000 $651.82
16 San Juan Ct 2 2 1,440 $439,000 $304.86
55 Laguna Seca Ct 2 2 1,512 $365,000 $241.40
10 Los Robles Ct 2 2 1,248 $360,000 $288.46
Source: Zillow.com, January 9, 2023.
Rental Housing
Similar to home values, rents have also increased dramatically across the Bay Area in recent years. Regionwide, some renters were priced out, evicted, or displaced, particularly communities of color. Residents finding Agenda Item #10.1.
City of St. Helena 2023-2031 Housing Element Update Certified, September 25, 2023 2-102
themselves in one of these situations may have had to choose between commuting long distances to their jobs and schools or moving out of the region, and sometimes, out of the state.
In St. Helena, the largest proportion of rental units rented in the $500 to $1000 per month category, totaling
24.4 percent, followed by 22.2 percent of units renting in the $1500 to $2000 per month category (Figure 33).
Both countywide, and in the Bay Area as a whole, the largest share of units is in the $1500 to $2000 per month category.
Figure 33 Contract Monthly Rents for Renter-occupied Units Universe: Renter-occupied housing units paying cash rent Source: U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B25056 For the data table behind this figure, please refer to the Data Packet Workbook, Table HSG-09.
Since 2009, the median rent has increased by 15.7 percent in St. Helena, from $1,390 to $1,470 per month (Figure 34). In Napa County, the median rent has increased 23.0 percent , from $1,270 to $1,560 per month.
The median rent in the region has increased significantly during this time from $1,200 to $1,850 per month, a 54 percent increase.8%
6%
6%
24%
13%
10%
19%
26%
19%
22%
29%
23%
14%
15%
17%
7%
6%
12%
6%
5%
13%
0.0%
5.0%
10.0%
15.0%
20.0%
25.0%
30.0%
35.0%
St. Helena Napa County Bay Area
Percent of Rental Units
Rent less than $500 Rent $500-$1000 Rent $1000-$1500 Rent $1500-$2000 Rent $2000-$2500 Rent $2500-$3000 Rent $3000 or more
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City of St. Helena 2023-2031 Housing Element Update Certified, September 25, 2023 2-103
Figure 34 Median Contract Monthly Rent
Universe: Renter-occupied housing units paying cash rent Notes: For unincorporated areas, median is calculated using distribution in B25056.
Source: U.S. Census Bureau, American Community Survey 5-Year Data releases, starting with 2005-2009 through 2015-2019, B25058, B25056 (for unincorporated areas). County and regional counts are weighted averages of jurisdiction median using B25003 rental unit counts from the relevant year.
For the data table behind this figure, please refer to the Data Packet Workbook, Table HSG-10.
Affordable Rental Rates
In addition to maximum home purchase price, Table 15 also calculates maximum monthly gross rent. This calculation assumes that 30 percent (35 percent for moderate) of income is available for either: monthly rent, including utilities; or mortgage payment, taxes, mortgage insurance, and homeowners' insurance. Among three-person households, the maximum monthly gross rent that can be paid is calculated at $1,229 for very low-income households, $1,965 or low-income households, and $2,458 for moderate income households. While a studio, one-bedroom, and some of the two-bedroom market rate apartments in St. Helena are affordable to low income and a portion of very low-income households, they are in limited supply. Average apartment rents throughout Napa County are only affordable to low-, moderate-, and above moderate- households. In addition, single family rental units are significantly more expensive and are affordable only to above moderate-income households.
$1,000
$1,100
$1,200
$1,300
$1,400
$1,500
$1,600
$1,700
$1,800
$1,900
2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019
Dollars
St. Helena Napa County Bay Area
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Affordable Housing Complexes
Table 17 lists affordable housing complexes and units in St. Helena, which are shown on Figure 35. These include four rental complexes, five for-sale subdivisions, and 13 regulated affordable units in the City, which increase the supply of housing and focus on meeting the housing needs unmet by the private housing market • The rental complexes noted in Table 17 provide 214 units of affordable housing to St. Helena residents.
Waiting lists for affordable units can be quite long. For instance, as of January 2022, Hunt’s Grove Apartments has a five-year waiting list17 and Stonebridge has a three to four year waiting list.18 Recently, the City has reduced and deferred fees for a five-unit affordable project at 963 Pope Street, which is currently under construction.
• The five for-sale subdivisions (Marietta Townhomes, Wallis Subdivision, Magnolia Oaks, and Brenkle Court) provide 41 affordable for-sale units with deed restrictions. The City of St. Helena contributed funds to the Marietta townhomes in 1997, including $130,000 in silent second mortgages and $12,500 in building fees. The City also reduced fees and contributed significant funds to the Brenkle Court development in 2016 and approved an additional five deed-restricted affordable units at this location in 2020.
• The 13 regulated affordable apartments in the City are incorporated into the Wydown Hotel, Hunt Street Apartments, Turley Flats, and Grayson Avenue Apartments. 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 multi-family development.
In addition, mobile home parks like Vineyard Valley, although not officially regulated as affordable housing, do represent a housing option in St. Helena that is affordable to moderate income households. 17 Personal communication, January 26, 2022.
18 Personal communication. January 26, 2022.
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City of St. Helena 2023-2031 Housing Element Update Certified, September 25, 2023 2-105
Figure 35 Map of Affordable Housing Units, St. Helena
Source: City of St. Helena, 2022. Map data from OpenStreetMap.org Contributors.
Table 17 Affordable Rental Housing Units, St. Helena
Name
Affordable
Units
Bedrooms/
Bathrooms
Special
Needs
Current
Owner Funding Sources Status
Affordability
Requirement
Hunts Grove 56 14 - 1 bdr/1 bath
28 - 2 bdr/1 bath
14 - 3 bdr/2 bath
n.a. Bridge
Housing
9 percent Tax Credit Equity;
Residential Housing Construction
Program; Bank of American, First
Nationwide Bank, City of
St. Helena, First Financial
Management
Active Low and Very Low
Income
Stonebridge
Apts.
78 8 - 1 bdr/1 bath
23 - 2 bdr/1 bath
28 - 3 bdr/2 bath
8 - 4 bdr/2 bath
n.a. EAH
Nonprofit
Housing
Corporation
9 percent Tax Credit Equity; HCD;
Residential Housing Construction
Program; City of St. Helena;
Federal Home Loan Bank,
Affordable Housing Program
Active Low and Very Low
Income
Woodbridge
Apts.
49 48 - 1 bdr/1 bath
2 - 2 bdr/1 bath
Senior
Citizens
Woodbridge
RAL
CHFA, Section 8 Active Very Low Income
Magnolia Oaks 14 10 - 2 bdr
apartments
4- 1 bdr second
units
n.a. n.a. Developer Financed Active Low and Moderate
Income
Wydown Hotel 1 1 - 1 bdr n.a. Wydown
Hotel
Developer Financed Active Very Low Income
Hunt Street
Apartments
2 Studio n.a. Jack
Ibrahim
Owner Financed Active Very Low Income
Turley Flats 8 2-3 bdr multifamily n.a. n.a. Private Financing, City and County Loans
Grayson
Apartments
2 2 bdr/1 bath n.a. n.a. Private funds Active Low and Moderate Income
Christine
Apartments
4 2 bdr/1 bath n.a. Our Town
St. Helena
Private funds Active Very Low and Low
Income
RENTAL TOTAL 214
Source: City of St. Helena, 2022.
🏠 Rental Housing
🔑 For-Sale Housing
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Table 18 Affordable For-Sale Housing Units, St. Helena
Name
Affordable
Units
Bedrooms/
Bathrooms
Special
Needs
Current
Owner Funding Sources Status
Affordability
Requirement
Wallis
Subdivision
20 2bdr/2 bath n.a. n.a. Developer Financed Active Moderate Income
Marietta
Townhomes
10 Unknown n.a. n.a. Napa Valley Community;
City of St. Helena
Active Moderate
Income
Sherwin 1 4 bdr single family n.a. n.a. Developer Financed Active Moderate Income
Magnolia Oaks 2 3 bdr single family n.a. n.a. Developer Financed Active Moderate Income
Brenkle Court 8 3bdr/1.5 bath n.a. n.a. City and County Loans, USDA & sweat equity
Under
Constru
ction
Low and
Moderate
Income
FOR SALE TOTAL 41
Source: City of St. Helena, 2022.
Current Market Rate Rental Housing
Since the release of the 2019 ACS data, the cost of rental housing in St. Helena has increased dramatically. For most looking to move to St. Helena, the price of market rate housing is almost entirely out of reach. Based on Zillow data, there are two available apartments for rent in St. Helena posted for a contract rent rate of $1,850 and $2,150. Several detached single-family homes are listed for rent at prices which are wholly out of reach of lower, moderate, and most above moderate-income households. The average market rent rate of available single-family homes is $8,356 per month and the median rent is $6,450 per month.
Table 19 Residential Properties for Rent, January 2023
Address Bedroom Bathrooms Square
Footage
Monthly
Rent
Cost per
Square Foot
709 Hunt Ave 4 4 2,915 $24,500 $8.40
679 Dowdell Ln 4 3.5 2,800 $22,000 $7.85
466 Pratt Ave 4 5 4,789 $15,000 $3.13
489 Fulton Ln 3 2 1,645 $14,000 $8.51
1316 Sulphur Springs Ave 3 2 1,648 $9,500 $5.76
925 Pratt Ave 3 3 2,523 $8,500 $3.37
1860 Quail Ct 2 2.5 2,433 $6,500 $2.67
911 Chiles Ave 3 2.5 2,217 $6,500 $2.93
1320 Elmhurst Ave 3 2 1,512 $6,450 $4.27
1629 Madrona Ave 4 3 2,746 $6,000 $2.18
963 McCorkle Ave 3 2 1,378 $5,900 $4.28
1091 Mariposa Ln 3 2 1,316 $5,500 $4.18
1220 Peppertree Cir 3 2 1,450 $4,650 $3.21
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1969 Vineyard Ave 3 2 1,000 $4,400 $4.40
1328 Magnolia Ave 3 3 2,082 $3,800 $1.83
210 Nemo Ct 2 2 2,000 $3,200 $1.60
1444 Edwards St, Unit C 2 1 N/A $2,150 N/A
1444 Edwards St, Unit B 1 1 N/A $1,850 N/A
Source: Zillow.com, January 9, 2023.
“At Risk” Units
State law requires an analysis of the risk of conversion of affordable housing to market-rate housing within the next ten years. The 2009 Housing Element identified one affordable housing complex, the Woodbridge Apartments, as at-risk for losing its federal subsidies. In 2013, the City worked with the property owners and CalHFA to re-finance and renovate 50 units of affordable housing. Through this effort the Woodbridge Apartment Complex will continue to offer regulated affordable housing through November 2067. The 2014- 2022 Housing Element reported no units at-risk of conversion.
The California Housing Partnership provides information on affordable housing developments subsidized through HUD, the U.S. Department of Agriculture, the Low-Income Housing Tax Credit Program, and public housing. Table 20, shows data on assisted affordable units with information on the estimated affordability end year and an estimation of at-risk status. As shown on the table, the California Housing Partnership's Preservation Database (2020) does not identify any affordable housing developments with subsidies expiring during the 2023-2031 planning period.
Table 20 Assisted Affordable Housing Developments by Conversion Risk Status, St. Helena Universal ID Name Address Zip
Affordable
Units
Total
Units
Funding
Program
Estimated
Affordability
End Year
Risk
Level
CA00001362 Woodbridge Village
Apartments
727 Hunt
Avenue 94574 49 50
LIHTC;
HUD;
CalHFA
2067 Low
CA00002539 Hunt's Grove Apartments 548 Hunt
Avenue 94574 56 56 LIHTC; HCD 2047 Low
CA00002582 Stonebridge Apartments
990
College
Ave
94574 78 80 LIHTC;
HCD 2068 Low
Source: California Housing Partnership Preservation Database, 2021.
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7. Special Housing Needs
California Government Code Section 65583 (a) (7) requires an analysis of any special housing needs, “such as those of the elderly, persons with disabilities, large families, farm workers, families with female heads of household, and families and persons in need of emergency shelter.”19 This section provides estimates of the prevalence of each of these special needs populations, discusses special housing concerns, and analyzes their housing cost burdens within St. Helena to the extent that available data allows. Data sources include the HCD Preapproved Data Package and Housing Needs Data Report prepared for St. Helena by ABAG, as well as the U.S. Census Bureau, American Community Survey.
Key Findings
• 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. • Large Households. In St. Helena, most large households are renters. Among units with three or more bedrooms in St. Helena, approximately 77 percent renter occupied. In St. Helena, 43.2 percent of large family households experience a cost burden of 30 to 50 percent, and an additional 6.8 percent of households spend more than half of their income on housing. • Female-headed households. Female-headed households in St. Helena make up 10 percent of the total population, while married-couple family households make up around 42 percent. In St. Helena, around 23 percent of female-headed households with children fall below the federal poverty line, while around 18 percent of female-headed households without children fall below the federal poverty line. • 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. The migrant worker student population totaled 20 during the 2019-20 school year, an increase of two students since the 2016-17 school year.
19 California Government Code Section 65583 (a) (7) at
https://leginfo.legislature.ca.gov/faces/codes_displaySection.xhtml?lawCode=GOV§ionNum=65583. Accessed March 20, 2022.
Agenda Item #10.1.
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• 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.
People with Disabilities
People with disabilities face additional housing challenges. Encompassing a broad group of individuals living with a variety of physical, cognitive and sensory impairments, many people with disabilities live on fixed incomes and need specialized care, yet often rely on family members for assistance due to the high cost of care.
When it comes to housing, people with disabilities are not only in need of affordable housing but accessibly designed housing, which offers greater mobility and opportunity for independence. Unfortunately, the need typically outweighs availability, particularly in a housing market with such high demand. People with disabilities are at a high risk for housing insecurity, homelessness, and institutionalization, particularly when they lose aging caregivers. Figure 36 shows the rates at which different disabilities are present among residents of St. Helena. Overall, 11.9 percent of people in St. Helena have a disability of any kind.
Figure 36 Disability by Type
Universe: Civilian noninstitutionalized population 18 years and over Notes: These disabilities are counted separately and are not mutually exclusive, as an individual may report more than one disability. These counts should not be summed. The Census Bureau provides the following definitions for these disability types:
Hearing difficulty: deaf or has serious difficulty hearing. Vision difficulty: blind or has serious difficulty seeing even with glasses.
Cognitive difficulty: has serious difficulty concentrating, remembering, or making decisions. Ambulatory difficulty: has serious difficulty walking or climbing stairs. Self-care difficulty: has difficulty dressing or bathing. Independent living difficulty has difficulty doing errands alone such as visiting a doctor’s office or shopping.
Source: U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B18102, Table B18103, Table B18104, Table B18105, Table B18106, Table B18107.
For the data table behind this figure, please refer to the Data Packet Workbook, Table DISAB-01.
7.16%
4.47% 4.28% 3.56%
1.97%
0.98%
0.00%
1.00%
2.00%
3.00%
4.00%
5.00%
6.00%
7.00%
8.00%
With an
ambulatory
difficulty
With a cognitive
difficulty
With a hearing
difficulty
With an
independent
living difficulty
With a self-care
difficulty
With a vision
difficulty
Agenda Item #10.1.
City of St. Helena 2023-2031 Housing Element Update Certified, September 25, 2023 2-110
Existing Resources
In-Home Supportive Services (IHSS), offered by Napa County, is a helpful resource to help allow persons with disabilities to find the help they need. IHSS offers personal in-home care services to low income aged, blind, and persons with disabilities who are at risk for out-of-home placement.
Gaps in Resources and Action Items
To address the unmet needs of people with disabilities in St. Helena, Programs H-BB, H-LL, and H-NN are included to directly improve housing accessibility and increase housing options for persons with disabilities.
Program H-BB commits the City to pursuing State and Federal grants to gain funds necessary to construct and rehabilitate housing units accessible to persons with a disability. Program H-NN includes funding to assist with construction and rehabilitation of homes accessible to those with special housing needs. Program H-LL is designed to encourage developers to incorporate the needs of persons with disabilities.
People Living with Developmental Disabilities
Developmental disabilities are defined as severe, chronic, and attributed to a mental or physical impairment that begins before a person turns 18 years old. This can include Down’s Syndrome, autism, epilepsy, cerebral palsy, and mild to severe mental retardation. Some people with developmental disabilities are unable to work, rely on Supplemental Security Income, and live with family members. In addition to their specific housing needs, they are at increased risk of housing insecurity after an aging parent or family member is no longer able to care for them. Table 21 contains data on people with developmental disabilities in St. Helena. In St. Helena, of the population with a developmental disability, children under the age of 18 make up 38.1 percent, while adults account for 61.9 percent.
Table 21 People with Developmental Disabilities by Age, St. Helena Age Group Total
Age 18+ 12
Age Under 18 20
Total 32
Universe: Population with developmental disabilities
Notes: The California Department of Developmental Services is responsible for overseeing the coordination and delivery of services to more than 330,000 Californians with developmental disabilities including cerebral palsy, intellectual disability, Down syndrome, autism, epilepsy, and related conditions. The California Department of Developmental Services provides ZIP code level counts. To get jurisdiction-level estimates, ZIP code counts were crosswalked to jurisdictions using census block population counts from Census 2010 SF1 to determine the share of a ZIP code to assign to a given jurisdiction.
Source: California Department of Developmental Services, Consumer Count by California ZIP Code and Age Group (January 2022) Existing Resources
There are several housing types appropriate for people living with a development disability: rent subsidized homes, licensed and unlicensed single-family homes, inclusionary housing, Section 8 vouchers, special programs for home purchase, HUD housing, and SB 962 homes. The design of housing-accessibility modifications, the proximity to services and transit, and the availability of group living opportunities represent some of the types Agenda Item #10.1.
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of considerations that are important in serving this need group. Incorporating ‘barrier-free’ design in all, new multifamily housing (as required by California and Federal Fair Housing laws) is especially important to provide the widest range of choices for disabled residents. Special consideration should also be given to the affordability of housing, as people with disabilities may be living on a fixed income. The most common living arrangement for individuals with disabilities in St. Helena is the home of a parent, family member, or guardian (Table 22).
People living with developmental disabilities often face problems finding employment or a supportive housing.
In Napa, Sonoma, and Solano counties, North Bay Regional Center aids those with developmental disabilities with the process of gaining employment and establishing independence, along with providing general community access and family support. North Bay Regional Center is one of twenty-one Regional Centers in California dedicated to assisting those with developmental disabilities. North Bay Regional Center is based out of the Napa County Airport Business Park located north of American Canyon, which is accessible from St.
Helena via the 10 and 11 bus lines.
Gaps in Resources and Action Items
Recently, an eight-unit market rate fully ADA compliant housing development was completed in St. Helena, providing some much-needed housing to persons with special needs. The City wishes to encourage more ADA compliant developments to address the unmet needs of people with developmental disabilities. To pursue this goal, Program H-LL is included in the Housing Element to encourage new developments to allocate a portion of units being built to meet the needs of special needs groups, including people with developmental disabilities.
Table 22 People with Developmental Disabilities by Residence Residence Type Total
Home of Parent / Family /Guardian 31
Foster / Family Home 0
Independent / Supported Living <11
Intermediate Care Facility 0
Community Care Facility 0
Other 0
Universe: Population with developmental disabilities
Notes: The California Department of Developmental Services is responsible for overseeing the coordination and delivery of services to more than 330,000 Californians with developmental disabilities including cerebral palsy, intellectual disability, Down syndrome, autism, epilepsy, and related conditions. The California Department of Developmental Services provides ZIP code level counts. To get jurisdiction-level estimates, ZIP code counts were crosswalked to jurisdictions using census block population counts from Census 2010 SF1 to determine the share of a ZIP code to assign to a given jurisdiction.
Source: California Department of Developmental Services, Consumer Count by California ZIP Code and Residence Type (January 2022)
Agenda Item #10.1.
City of St. Helena 2023-2031 Housing Element Update Certified, September 25, 2023 2-112
Seniors
Senior households often experience a combination of factors that can make accessing or keeping affordable housing a challenge. They often live on fixed incomes and are more likely to have disabilities, chronic health conditions and/or reduced mobility.
Senior Households
Table 23 shows data for households by age of householder for occupied housing units. As shown, in St. Helena, approximately 39 percent of households are 65 and older.
Table 23 Households by Age
Age Number Total by Grouping Percent
Age 15-24 37
1,646 61%
Age 25-34 247
Age 35-44 272
Age 45-54 510
Age 55-59 352
Age 60-64 228
Age 65-74 525
Age 75-84 377 1,056 39%
Age 85+ 154
Total 2,702 2,702 100%
Source: U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B25007 Seniors who rent may be at even greater risk for housing challenges than those who own, due to income differences between these groups. The largest proportion of senior households who rent make 0-30 percent of AMI, while the largest proportion of senior households who are homeowners falls in the income group Greater than 100 percent of AMI (Figure 37).
Agenda Item #10.1.
City of St. Helena 2023-2031 Housing Element Update Certified, September 25, 2023 2-113
Figure 37 Senior Households by Income and Tenure
Universe: Senior households
Notes: For the purposes of this graph, senior households are those with a householder who is aged 62 or older. Income groups are based on HUD calculations for Area Median Income (AMI). HUD calculates the AMI for different metropolitan areas, and the nine county Bay Area includes the following metropolitan areas: Napa Metro Area (Napa County), Oakland-Fremont Metro Area (Alameda and Contra Costa Counties), San Francisco Metro Area (Marin, San Francisco, and San Mateo Counties), San JoseSunnyvale-Santa Clara Metro Area (Santa Clara County), Santa Rosa Metro Area (Sonoma County), and Vallejo-Fairfield Metro Area (Solano County). The AMI levels in this chart are based on the HUD metro area where this jurisdiction is located.
Source: U.S. Department of Housing and Urban Development (HUD), Comprehensive Housing Affordability Strategy (CHAS) ACS tabulation, 2013-2017 release
For the data table behind this figure, please refer to the Data Packet Workbook, Table SEN-01.
Elderly Housing Cost Burden
When cost-burdened seniors are no longer able to make house payments or pay rents, displacement from their homes can occur, putting further stress on the local rental market or forcing residents out of the community they call home. Understanding how seniors might be cost-burdened is of particular importance due to their special housing needs, particularly for low-income seniors. 60.9 percent of seniors making less than 30 percent of AMI are spending the majority of their income on housing. For seniors making more than 100 percent of AMI, 87.0 percent are not cost-burdened and spend less than 30 percent of their income on housing (Figure 38). 65%
85%
68%
76%
90%
35%
15%
32%
24%
10%
0%
10%
20%
30%
40%
50%
60%
70%
80%
90%
100%
0%-30% of AMI 31%-50% of AMI 51%-80% of AMI 81%-100% of AMI Greater than 100% of AMI
Percent of Households
Owner Occupied Renter Occupied
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Figure 38 Cost-Burdened Senior Households by Income Level Universe: Senior households
Notes: For the purposes of this graph, senior households are those with a householder who is aged 62 or older. Cost burden is the ratio of housing costs to household income. For renters, housing cost is gross rent (contract rent plus utilities). For owners, housing cost is “select monthly owner costs”, which includes mortgage payment, utilities, association fees, insurance, and real estate taxes. HUD defines cost-burdened households as those whose monthly housing costs exceed 30% of monthly income, while severely cost-burdened households are those whose monthly housing costs exceed 50% of monthly income. Income groups are based on HUD calculations for Area Median Income (AMI). HUD calculates the AMI for different metropolitan areas, and the nine county Bay Area includes the following metropolitan areas: Napa Metro Area (Napa County), Oakland-Fremont Metro Area (Alameda and Contra Costa Counties), San Francisco Metro Area (Marin, San Francisco, and San Mateo Counties), San JoseSunnyvale-Santa Clara Metro Area (Santa Clara County), Santa Rosa Metro Area (Sonoma County), and Vallejo-Fairfield Metro Area (Solano County). The AMI levels in this chart are based on the HUD metro area where this jurisdiction is located.
Source: U.S. Department of Housing and Urban Development (HUD), Comprehensive Housing Affordability Strategy (CHAS) ACS tabulation, 2013-2017 release
For the data table behind this figure, please refer to the Data Packet Workbook, Table SEN-03.
Existing Senior Housing Resources
Within St. Helena, there are 159 senior housing units, as shown on Table 24. With approximately 1,056 seniors households in the city, the city has a need for both market rate and affordable senior living facilities. The largest senior living facility, locally owned Silverado Orchards, has a residential capacity of 103. This facility is not income restricted. The only income restricted senior living facility, Woodbridge Village, has 50 units, with most being one-bedroom units. As a stark representation of the high demand and low supply of affordable senior living units, according to a manager at Woodbridge Village, there is a waiting list stretching several years to live in their affordable senior housing complex.
32% 32%
69% 73%
87%
8%
35%
8%
8%
61%
32%
24% 27%
0%
10%
20%
30%
40%
50%
60%
70%
80%
90%
100%
0%-30% of AMI 31%-50% of AMI 51%-80% of AMI 81%-100% of AMI Greater than 100% of AMI
Percent of Households
0%-30% of Income Used for Housing 30%-50% of Income Used for Housing 50%+ of Income Used for Housing
Agenda Item #10.1.
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Table 24 Senior Housing Units, St. Helena.
Facility Name Address Tenure Number of Units Income
Restriction
Silverado Orchards 601 Pope Street Rent 103 No
Saint Helena Home Care 2011 Olive Avenue Rent 6 No
Woodbridge Village 727 Hunt Avenue Rent 50 Yes
Source: City of St. Helena, 2022; U.S. News, 2016.
Gaps in Resources and Action Items
Given the high proportion of St. Helena households that are senior, especially seniors aged 75 and older, it is important to work to address their housing needs. The Rianda house provides seniors with a meeting place and valuable information on topics ranging from housing and income-assistance to medical referrals, as a welcome and positive resource for seniors in St. Helena. There are still many needs of seniors that are not being met, however, and changes to St. Helena’s housing policies could make it easier for seniors to age in place. Often, when seniors are released from a hospital stay and return to their own homes, they have trouble navigating inside the home and getting to neighborhood services like the grocery store and doctor’s office.
The 2023-2031 Housing Element includes three programs directly related the senior housing. • Program H-BB commits the City to pursuing funding for costs specifically associated with housing rehabilitation for lower income households and seniors. Such funding can help with the conservation of 20 units accessible to seniors, along with other units for persons with a disability. • Program H-LL commits the city to encouraging new developments accessible to persons with special needs, which includes seniors. This program specifies 10 senior-accessible units being constructed in the next Planning Period.
• Program H-NN commits the City to pursuing federal and State funding for costs associated with both new construction and rehabilitation for lower-income households and seniors. Such funding can support the development of 20 units accessible to seniors.
Additional policies and programs that the City should consider include zoning that encourages families to consider ADUs and JADUs to accommodate their aging relatives or caregivers. Such policies could also provide for more elder-friendly neighborhoods, improved lighting to increase visibility, and safe accessible sidewalks and walking paths.
Large Households
Large households often have different housing needs than smaller households. If a city’s rental housing stock does not include larger apartments, large households who rent could end up living in overcrowded conditions.
In St. Helena, for large households with five or more persons, most units (84.5 percent) are renter occupied Agenda Item #10.1.
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(Figure 39). In 2017, 47.3 percent of large households were very low-income, earning less than 50 percent of the area median income (AMI).
Figure 39 Household Size by Tenure
Universe: Occupied housing units
Source: U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B25009 For the data table behind this figure, please refer to the Data Packet Workbook, Table LGFEM-01.
Existing Resources
The unit sizes available in a community affect the household sizes that can access that community. Large families are generally served by housing units with three or more bedrooms, of which there are 1,422 units in St. Helena. Among these large units with three or more bedrooms, 23.1 percent are owner-occupied and 76.9 percent are renter occupied (Figure 40). 644 536
235
155
20 395
311
192
105
109
0 100
200
300
400
500
600
700
1 Person Household 2 Person Household 3 Person Household 4 Person Household 5 Or More Person Household
Households
Owner Occupied Renter Occupied
Agenda Item #10.1.
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Figure 40 Housing Units by Number of Bedrooms
Universe: Housing units
Source: U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B25042 For the data table behind this figure, please refer to the Data Packet Workbook, Table HSG-05.
Gaps in Resources
Large family households often have special housing needs due to a lack of adequately sized affordable housing available. The higher costs required for homes with multiple bedrooms can result in larger families experiencing a disproportionate cost burden than the rest of the population and can increase the risk of housing insecurity.
In St. Helena, 43.2 percent of large family households experience a cost burden of 30 to 50 percent, while 6.8 percent of households spend more than half of their income on housing. Some 19.7 percent of all other households have a cost burden of 30 to 50 percent, with 17.2 percent of households spending more than 50 percent of their income on housing (Figure 41). 1630
450
1,015
79 100
240
444
318
10 0
200
400
600
800
1,000
1,200
0 Bedrooms 1 Bedrooms 2 Bedrooms 3-4 Bedrooms 5 Or More Bedrooms Owner Occupied Renter Occupied
Agenda Item #10.1.
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Figure 41 Cost Burden by Household Size
Universe: Occupied housing units
Notes: Cost burden is the ratio of housing costs to household income. For renters, housing cost is gross rent (contract rent plus utilities). For owners, housing cost is “select monthly owner costs”, which includes mortgage payment, utilities, association fees, insurance, and real estate taxes. HUD defines cost-burdened households as those whose monthly housing costs exceed 30 percent of monthly income, while severely cost-burdened households are those whose monthly housing costs exceed 50 percent of monthly income.
Source: U.S. Department of Housing and Urban Development (HUD), Comprehensive Housing Affordability Strategy (CHAS) ACS tabulation, 2013-2017 release
For the data table behind this figure, please refer to the Data Packet Workbook, Table OVER-09.
Female-Headed Households
Households headed by one person are often at greater risk of housing insecurity, particularly female- headed households, who may be supporting children or a family with only one income. In St. Helena, the largest proportion of households is Married-couple Family Households at 42.3 percent of total, while Female-Headed Households make up 10.0 percent of all households (Figure 42). 63%
50%
20% 43%
17%
7%
0%
10%
20%
30%
40%
50%
60%
70%
80%
90%
100%
All other household types Large Family 5+ persons
Percent of Households
0%-30% of Income Used for Housing 30%-50% of Income Used for Housing 50%+ of Income Used for Housing
Agenda Item #10.1.
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Figure 42 Household Type
Universe: Households
Notes: For data from the Census Bureau, a “family household” is a household where two or more people are related by birth, marriage, or adoption. “Non-family households” are households of one person living alone, as well as households where none of the people are related to each other.
Source: U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B11001 For the data table behind this figure, please refer to the Data Packet Workbook, Table POPEMP-23.
Female-headed households with children may face unique housing challenges, with pervasive gender inequality resulting in lower wages for women. Moreover, the added need for childcare can make finding a home that is affordable more challenging. In St. Helena, 40 female-headed households with children fall below the Federal Poverty Line, while 18 female-headed households without children live in poverty (Figure 43). 10% 10% 10%
3% 5% 5%
42%
53% 51%
6%
6% 9%
38%
26% 25%
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
Female-Headed Family Households Male-headed Family Households Married-couple Family Households Other Non-Family Households Single-person Households
Agenda Item #10.1.
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Figure 43 Female-Headed Households by Poverty Status
Universe: Female Households
Notes: The Census Bureau uses a federally defined poverty threshold that remains constant throughout the country and does not correspond to Area Median Income.
Source: U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B17012 For the data table behind this figure, please refer to the Data Packet Workbook, Table LGFEM-05.
Existing Resources
As discussed previously, childcare is a major concern for female-headed households, especially those with very young toddlers who need constant care and supervision. In St. Helena, the St. Helena Preschool For All, Inc. provides scholarships to low-income families to allow their children will be able to attend two years of preschool from ages 3 to 4. St. Helena Preschool for All, Inc. also partners with local childcare facilities, including Mila’s Preschool and Childcare Center, to help facilitate their program.
Gaps in Resources and Action Items
St. Helena’s northwestern area contains a higher proportion of female single-parent households compared to the rest of St. Helena and most of Napa County. As such, the City recognizes the importance of meeting the needs of female-headed households within the city. A major cost to female-headed households and singleparent households is transportation. All sites in the sites inventory of this Housing Element, which projects possible housing locations for the planning period, are located within walking distance of the no. 10 bus route, which enables direct connection to Napa or Calistoga. Additionally, all sites are within proximity of the central commercial district of St. Helena, which allows for cheaper, easier access to markets and commercial services. 133
80 40
18 0
20 40
60 80
100
120
140
with Children with No Children
Households
Above Poverty Level Below Poverty Level
Agenda Item #10.1.
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Farmworkers
Across the state, housing for farmworkers has been recognized as an important and unique concern.
Farmworkers generally receive wages that are considerably lower than other jobs and may have temporary housing needs. Finding decent and affordable housing can be challenging, particularly in the current housing market.
Table 25 estimates the migrant worker student population between 2016 and 2020. 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. The trend for the region for the past few years has been a decline of 2.4 percent in the number of migrant worker students since the 2016-17 school year. The change at the county level is a 19.4 percent increase in the number of migrant worker students since the 2016-17 school year.
Table 25 Migrant Worker Student Population
Academic Year St. Helena Napa County Bay Area
2016-17 18 903 4,630
2017-18 12 1173 4,607
2018-19 22 1,090 4,075
2019-20 20 1,078 3,976
Universe: Total number of unduplicated primary and short-term enrollments within the academic year (July 1 to June 30), public schools
Notes: The data used for this table was obtained at the school site level, matched to a file containing school locations, geocoded and assigned to jurisdiction, and finally summarized by geography.
Source: California Department of Education, California Longitudinal Pupil Achievement Data System (CALPADS), Cumulative Enrollment Data (Academic Years 2016-2017, 2017-2018, 2018-2019, 2019-2020) This table is included in the Data Packet Workbook as Table FARM-01.
Table 26 presents an estimate of the total farmworkers in Napa County. Since 2007, the county has seen an increase in farmworker jobs. As of 2017, the county is reported to have more than 10,000 hired farm workers, of which 43 percent worked more than 150 days. The number of permanent farm workers in Napa County has increased since 2002, totaling 4,290 in 2017, while the number of seasonal farm workers has decreased, totaling 5,734 in 2017 (Figure 44). Notably, hired farm workers in Napa County represent a large proportion of the Bay Area's permanent (24.8 percent) and seasonal (31.4 percent) farm workers (Table 26).
Agenda Item #10.1.
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Table 26 Farm Labor, Napa County
2002 2007 2012 2017
County
Distribution
Percent of
Total
Bay Area
Farmworkers
Permanent 2,916 2,631 3,732 4,290 43% 24.80%
Seasonal 7,855 5,202 6,125 5,734 57% 31.40%
Totals 10,771 7,833 9,857 10,024 100% 28.20%
Universe: Hired farm workers (including direct hires and agricultural service workers who are often hired through labor contractors)
Notes: Farm workers are considered seasonal if they work on a farm less than 150 days in a year, while farm workers who work on a farm more than 150 days are considered to be permanent workers for that farm.
Source: U.S. Department of Agriculture, Census of Farmworkers (2002, 2007, 2012, 2017), Table 7: Hired Farm Labor Figure 44 Farm Labor by County, Napa County
Universe: Hired farm workers (including direct hires and agricultural service workers who are often hired through labor contractors)
Notes: Farm workers are considered seasonal if they work on a farm less than 150 days in a year, while farm workers who work on a farm more than 150 days are permanent workers for that farm.
Source: U.S. Department of Agriculture, Census of Farmworkers (2002, 2007, 2012, 2017), Table 7: Hired Farm Labor For the data table behind this figure, please refer to the Data Packet Workbook, Table FARM-02. 2,916
7,855
2,631
5,202
3,732
6,125
4,290
5,734
0 1,000
2,000
3,000
4,000
5,000
6,000
7,000
8,000
9,000
Permanent Seasonal
Farm Workers
2002 2007 2012 2017
Agenda Item #10.1.
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Existing Resources
Five different kinds of housing exist for farmworkers in Napa County: farmworker centers, owned and operated by the Napa County Housing Authority (NCHA); private accommodations designated for agriculture employees that accommodate five or more employees and are monitored by the Napa County Department of Environmental Management; private accommodations designated as farm labor dwellings accommodating fewer than five residents, private apartments or other housing rented or owned by farmworkers; and affordable housing projects subsidized by the County and by incorporated cities, some of which have units set aside specifically for farmworker households.
Gaps in Resources and Action Items
Given the special housing needs of farmworkers in the region, the Housing Element contains Program H-H, which specifically encourages the development of more workforce or farmworker housing during the planning period through various incentives. Of the discussed incentives, most impactful is the City’s commitment to explore opportunities to use funds from the City’s Housing Trust Fund to help assist in the construction of farmworker housing. Additionally, programs H-E, H-I, H-KK, H-LL, H-NN also commit the City to exploring a variety of methods to better meet the housing needs of special needs households, including farmworkers.
Extremely Low-Income Households
Extremely-low income households are defined as households that make less than 30 percent of AMI, which equates to $27,950 for a family of four. Approximately 395 households in St. Helena are extremely-low income households, which includes 215 homeowners and 180 renters (see Figure 11). The City currently estimates that there is a need for 52 additional housing units for extremely low-income households in the current planning period, which is 50 percent of projected very low-income housing needs (see Table 6).
Existing Resources
Currently, St. Helena has an estimated 214 units of deed restricted affordable housing, listed on Table 17. This figure stretches across the need for extremely low-, very low-, low-, and moderate-income housing. Given that there are 52 units needed for extremely low-income households, there is clearly a lack of adequate housing supply for extremely low-income households.
Beyond the availability of deed restricted affordable housing, there are a variety of resources available to assist extremely-low-income households with their recurring expenses. Extremely low-income households who are enrolled in the Supplemental Nutritional Assistance Program (SNAP), or any other qualifying government program, are eligible to be enrolled in the PG&E CARE Program, which allows for the lowest available electricity rates. Additionally, when households are enrolled in CARE, they are also permitted access to a fifty percent discount on their bill from the St. Helena Water District. The City also offers hardship payment agreements that can be arranged in person at City Hall to prevent water or sewer shutoff.
Agenda Item #10.1.
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Gaps in Resources and Action Items
To help address the needs of extremely low-income households, numerous programs are included in this Housing Element to commit the City to preserving and expanding access to affordable housing to extremely low-income households. Program H-EE commits the city to continue reducing, deferring, or waiving the development fees for extremely low- and very low-income units. Program H-FF commits the City to prioritizing using the Affordable Housing Trust Fund to preserve existing or develop new extremely low-income housing units. H-II commits the City to continue supporting and participating in the Section 8 housing program with the City of Napa Housing Authority. Program H-OO commits the City to exploring the possibility of working with property owners of market rate multifamily complexes to convert some units to extremely low-income deedrestricted units.
Persons Experiencing Homelessness
Homelessness remains an urgent challenge in many communities across the state, reflecting a range of social, economic, and psychological factors. Rising housing costs result in increased risks of community members experiencing homelessness. Far too many residents who have found themselves housing insecure have ended up unhoused or homeless in recent years, either temporarily or longer term.
Addressing the specific housing needs for the unhoused population remains a priority throughout the region, particularly since homelessness is disproportionately experienced by people of color, people with disabilities, those struggling with addiction and those dealing with traumatic life circumstances. According to the City of St. Helena, there is one homeless person who resides in St. Helena. This data was provided by a point in time assessment by the Police Chief of the St. Helena Police Department in 2021.
Gaps in Resources
Countywide, the most common type of household experiencing homelessness is those without children in their care. Among households experiencing homelessness that do not have children, 53.7 percent are unsheltered. Of homeless households with children, most are sheltered in transitional housing (Table 27).
Table 27 Homelessness by Household Type and Shelter Status, Napa County People in Households
Composed Solely of
Children Under 18
People in Households with
Adults and Children
People in Households
without Children Under 18
Sheltered - Emergency Shelter 0 13 119
Sheltered - Transitional Housing 0 34 6
Unsheltered 0 5 145
Universe: Population experiencing homelessness
Notes: This data is based on Point-in-Time (PIT) information provided to HUD by CoCs in the application for CoC Homeless Assistance Programs. The PIT Count provides a count of sheltered and unsheltered homeless persons on a single night during the last ten days in January. Each Bay Area county is its own CoC, and so the data for this table is provided at the county-level. Per HCD’s requirements, jurisdictions will need to supplement this county-level data with local estimates of people experiencing homelessness.
Source: U.S. Department of Housing and Urban Development (HUD), Continuum of Care (CoC) Homeless Populations and Subpopulations Reports (2019)
Agenda Item #10.1.
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For the data table behind this figure, please refer to the Data Packet Workbook, Table HOMELS-01.
People of color are often disproportionately impacted by homelessness, particularly Black residents of the Bay Area. In Napa County, White (Hispanic and Non-Hispanic) residents represent the largest proportion of residents experiencing homelessness and account for 77.0 percent of the homeless population, while making up 73.4 percent of the overall population (Figure 45).
Figure 45 Racial Group Share of General and Homeless Populations, Napa County Universe: Population experiencing homelessness
Notes: This data is based on Point-in-Time (PIT) information provided to HUD by CoCs in the application for CoC Homeless Assistance Programs. The PIT Count provides a count of sheltered and unsheltered homeless persons on a single night during the last ten days in January. Each Bay Area county is its own CoC, and so the data for this table is provided at the county-level. Per HCD’s requirements, jurisdictions will need to supplement this county-level data with local estimates of people experiencing homelessness. HUD does not disaggregate racial demographic data by Hispanic/Latinx ethnicity for people experiencing homelessness. Instead, HUD reports data on Hispanic/Latinx ethnicity for people experiencing homelessness in a separate table.
Accordingly, the racial group data listed here includes both Hispanic/Latinx and non-Hispanic/Latinx individuals.
Source: U.S. Department of Housing and Urban Development (HUD), Continuum of Care (CoC) Homeless Populations and Subpopulations Reports (2019); U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B01001(A-I) For the data table behind this figure, please refer to the Data Packet Workbook, Table HOMELS-02.
In Napa County, Latinx residents represent 38.5 percent of the population experiencing homelessness, while Hispanic or Latinx residents comprise 33.9 percent of the general population (Figure 46). 9.63% 5.28% 3.42% 77.02%
4.66%
0.86%
8.35%
2.06%
73.39%
15.34%
0.00%
10.00%
20.00%
30.00%
40.00%
50.00%
60.00%
70.00%
80.00%
90.00%
American Indian or
Alaska Native
(Hispanic and NonHispanic)
Asian / API
(Hispanic and NonHispanic)
Black or African
American (Hispanic
and Non-Hispanic)
White (Hispanic and
Non-Hispanic)
Other Race or
Multiple Races
(Hispanic and NonHispanic)
Percent of Population
Share of Homeless Population Share of Overall Population Agenda Item #10.1.
City of St. Helena 2023-2031 Housing Element Update Certified, September 25, 2023 2-126
Figure 46 Hispanic or Latinx Share of General and Homeless Populations, Napa County Universe: Population experiencing homelessness
Source: U.S. Department of Housing and Urban Development (HUD), Continuum of Care (CoC) Homeless Populations and Subpopulations Reports (2019); U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B01001(A-I) For the data table behind this figure, please refer to the Data Packet Workbook, Table HOMELS-03.
Many of those experiencing homelessness are dealing with severe issues – including mental illness, substance abuse and domestic violence – that are potentially life threatening and require additional assistance. In Napa County, homeless individuals are commonly challenged by severe mental illness, with 177 reporting this condition (0). Of those, some 44.1 percent are unsheltered, further adding to the challenge of handling the issue.
38.51%
61.49%
33.93%
66.07%
0.00%
10.00%
20.00%
30.00%
40.00%
50.00%
60.00%
70.00%
Hispanic/Latinx Non-Hispanic/Latinx
Percent of Population
Share of Homeless Population Share of Overall Population Agenda Item #10.1.
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Table 28 Characteristics for the Population Experiencing Homelessness, Napa County Chronic
Substance Abuse HIV/AIDS
Severely
Mentally Ill Veterans
Victims of
Domestic
Violence
Sheltered -
Emergency Shelter 70 0 91 8 11
Sheltered -
Transitional Housing 0 0 8 0 4
Unsheltered 91 1 78 6 17
Universe: Population experiencing homelessness
Source: U.S. Department of Housing and Urban Development (HUD), Continuum of Care (CoC) Homeless Populations and Subpopulations Reports (2019)
In St. Helena, there were no reported students experiencing homelessness in the 2019-20 school year (Table 29). Napa County has seen a 29.1 percent decrease in the population of students experiencing homelessness, and the Bay Areas as a whole experienced an 8.5 percent decrease. However, during the 2019-2020 school year, there were still some 13,718 students experiencing homelessness throughout the region, adding undue burdens on learning and thriving, with the potential for longer term negative effects.
Table 29 Students in Local Public Schools Experiencing Homelessness Geography 2016-17 2017-18 2018-19 2019-20
St. Helena 0 0 0 0
Napa County 381 433 249 270
Bay Area 14,990 15,142 15,427 13,718
Universe: Total number of unduplicated primary and short-term enrollments within the academic year (July 1 to June 30), public schools
Notes: The California Department of Education considers students to be homeless if they are unsheltered, living in temporary shelters for people experiencing homelessness, living in hotels/motels, or temporarily doubled up and sharing the housing of other persons due to the loss of housing or economic hardship. The data used for this table was obtained at the school site level, matched to a file containing school locations, geocoded and assigned to jurisdiction, and finally summarized by geography.
Source: California Department of Education, California Longitudinal Pupil Achievement Data System (CALPADS), Cumulative Enrollment Data (Academic Years 2016-2017, 2017-2018, 2018-2019, 2019-2020) Existing Resources & Action Items
Given the documented need for emergency shelters in Napa County, St. Helena is subject to Government Code Section 65583(a) (4). This code section, which became effective as of January 1, 2008, requires jurisdictions to designate zoning districts adequate for facilities to accommodate the identified need for emergency shelters, wherein emergency shelters must be allowed without a conditional use or other discretionary permit.20 21 The City is in compliance, as emergency shelters are currently a permitted use by-right in the Service Commercial and Industrial zones.
20 Building Block for Effective Housing Elements, “Adequate Sites Inventory and Analysis: Zoning for Emergency Shelters and Transitional Housing”. http://www.hcd.ca.gov/hpd/housing_element2/SIA_variety.php. Accessed February 14, 2014. 21 Senate Bill 2, Chapter 633. Amendment to Acts 655582, 65583 and 65589.5. Approved by Governor on October 13, 2007. Effective January 1, 2008. Accessed February 17, 2014.
Agenda Item #10.1.
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The City is in compliance with State laws related to emergency shelters, supportive housing, and transitional housing. Emergency shelters are identified as a by-right use in the I and SC zoning districts. According to a Point in Time Count provided by the Chief of Police, there is one homeless person who resides in St. Helena. There are several parcels in these zones that can accommodate an emergency shelter, including APN 009-580-022-000 (I zoning district) and APN 009-194-005-000 (SC zoning district). These parcels are vacant, habitable, and in proximity to transportation and services. Combined, they total 1.48 acres and can provide capacity for 15 beds, by conservative assumption of 10 beds/acre. In addition, the City must allow transitional housing, as defined in Section 50675.2 of the Health and Safety Code, and supportive housing, as defined in Section 50675.14 of the Health and Safety Code, as residential uses. As required by state law, transitional and supportive housing must be subject only to the same permitting process as other similar residential uses in the same zone without undue special regulatory requirements. For example, a proposed multifamily supportive housing project would be subject to the same permitting process as any other similar multifamily development in the same zoning district.
As required, the City allows transitional and supportive housing in all residential, commercial, and mixed use districts, subject only to the requirements of residential uses.
Emergency shelters, transitional housing, and supportive housing are subject to subjective design review, which poses a significant constraint to development. To overcome this constraint, Program H-F commits the City to adopting objective design standards, as well as a by-right streamlined review process for affordable housing developments meeting state affordability thresholds, in compliance with SB 35 and SB 330.
Non-English Speakers
California has long been an immigration gateway to the United States, which means that many languages are spoken throughout the Bay Area. Since learning a new language is universally challenging, it is not uncommon for residents who have immigrated to the United States to have limited English proficiency. This limit can lead to additional disparities if there is a disruption in housing, such as an eviction, because residents might not be aware of their rights, or they might be wary to engage due to immigration status concerns.
Figure 47 shows population data by English proficiency. In St. Helena, nine percent of residents five years and older identify as speaking English not well or not at all, which is slightly higher than the proportion for Napa County. Throughout the region the proportion of residents five years and older with limited English proficiency is nine percent.
Agenda Item #10.1.
City of St. Helena 2023-2031 Housing Element Update Certified, September 25, 2023 2-129
Figure 47 Population with Limited English Proficiency
Universe: Population five years and over
Source: U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B16005For the data table behind this figure, please refer to the Data Packet Workbook, Table AFFH-03. 9% 8% 8%
91% 92% 92%
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 Population aged 5 and over
Population 5 Years and Over Who Speak English "Well" or "Very well" Population 5 Years and Over Who Speak English "Not well" or "Not at all" Agenda Item #10.1.
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8. Non-governmental and Governmental Constraints
Constraints on the development of housing are divided into non-governmental constraints and governmental constraints. Non-governmental constraints include the price of land, cost of construction, flooding, conservation easements and long-term vineyard leases, and a lack of rental accessory dwelling units. Potential governmental constraints include land use controls, codes and code enforcement, on and off-site improvements, fees and exactions, processing and permit procedures, and regulations affecting housing for persons with disabilities.
Key Findings
• The possible non-governmental constraints discussed include the price of land, cost of construction, flooding, conservation easements and long-term vineyard leases, and a lack of rental accessory dwelling units. Land costs represent a significant component of the cost of housing development in St.
Helena because the high price of vacant land. The cost of construction in St. Helena higher than the state average and further constrains development. Overall housing production costs for both singlefamily and multiple-family rental development indicate that a subsidy would probably be necessary for some moderate-income households, and all lower income households to own or rent new units in St.
Helena.
• 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.
• The Growth Management System (GMS) does not appear to place an undue burden on market rate development, since there has never been a year when the demand for residential building permits has exceeded the number of available permits. Furthermore, housing projects affordable to households at up to 120 percent of AMI are exempt from the GMS. Due to recent state laws, the GMS is not currently enforceable.
• The on- and off-site improvement standards related to water, sewer, parking, and other miscellaneous regulations impact housing development in a variety of different ways. Sewer capacity is sufficient to support additional development. Water capacity during a normal year is sufficient and is expected to remain sufficient through 2023, but there will always be water shortages in dry years. The City has demonstrated its commitment to providing water and sewer service to affordable housing developments, and has included a program committing the City to continue to do so throughout the planning period.
• Neither the building codes nor the building fees represent a governmental constraint to development.
St. Helena adopted the 2019 California Building Codes Standards, and although they have made some Agenda Item #10.1.
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changes to the Code such as seismic control measures, these changes were necessary for safety and do not unduly affect housing production. The fee structure for both single-family and multiple-family development reflects the costs of the development to the City, and therefore does not present an unnecessary constraint on residential development.
• The City works diligently to process applications quickly and without unnecessary delay. Permitting and processing procedures and timelines for residential development, both single and multifamily, are not a constraint to development.
Non-governmental Constraints
Price of Land
According to Zillow.com, there were approximately eighteen vacant lots for sale in St. Helena in March 2022, though many are large and in undeveloped rural areas. Sales are reported between $229,000 and $17,500,000 for properties ranging in size from less than one acre to 280 acres. A public comment made during a community workshop indicated that larger vacant sites tend to be located near or beyond the urban limit.
Table 30 Price of Vacant Land, March 2022
Site Acres List Price Price per Acre
10 Acres or Less
0.35 $525,000 $1,500,000
0.74 $595,000 $804,054
1.00 $375,000 $375,000
1.00 $225,000 $225,000
1.00 $975,000 $975,000
1.08 $450,000 $416,667
1.14 $5,000,000 $4,385,965
1.58 $475,000 $300,633
2.40 $1,000,000 $416,667
5.01 $1,850,000 $369,261
10.00 $2,695,000 $269,500
Total 25.30 $14,165,000 $559,881
Agenda Item #10.1.
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Site Acres List Price Price per Acre
More Than 10 Acres
15.90 $3,995,000 $251,258
23.09 $2,950,000 $127,761
32.00 $17,500,000 $546,875
92.72 $229,000 $2,470
110.63 $1,795,000 $16,225
160.69 $549,500 $3,420
280.00 $649,000 $2,318
Total 715.03 $27,667,500 $38,694
Source: Zillow.com, accessed March 28, 2022.
Construction Costs
Construction costs include both hard costs, such as labor and materials, and soft costs, including architectural and engineering services and development fees. Average residential construction costs in St. Helena begin at $300 to $700 per square foot, which is higher than statewide averages, which are currently ranging between $131 per square foot to $195 per square foot.
22 High-end, custom-built single-family homes, both locally and statewide, can cost more than $500 per square foot. Soft costs (including architectural and engineering fees, property taxes during construction, city and utility fees, and construction loan interest and fees) typically increase these costs by approximately 35 to 40 percent. Construction costs can be higher if lots require substantial site work due to steep slopes, unstable soils, waterways, and other environmental concerns.
Public comments made during Housing Element workshops indicated that construction costs are a major constraint to the production of affordable housing, and that 100 percent affordable projects are not profitable without public subsidies, grant funding, or other public investment.
Flooding
Napa Valley areas near the Napa River and along some of its tributaries are prone to flooding. Napa River flows are largely influenced by precipitation; peak flows generally occur in January and February. Some of the worst flooding in the immediate area of St. Helena has occurred in and around the Vineyard Valley Mobilehome Park, which is near the confluence of Sulphur Creek and the Napa River. Flood hazards also exist in the York Creek and Sulphur Creek Watersheds in St. Helena.
22 Local estimate provided by city staff communication with Joe McGrath in March 2022. Statewide estimate sourced from:
ProMatcher Home Construction, California Home Construction Costs & Prices, provided at https://homebuilders.promatcher.com/cost/california.aspx Agenda Item #10.1.
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All new construction and substantial improvements in special flood hazard areas as defined by the Federal Emergency Management Agency are required to comply with the provisions of Municipal Code Chapter 15.52 “Flood Damage Prevention.” The development standards are intended to meet, if not exceed, minimum National Flood Insurance Program (NFIP) criteria for requirements for floodplain management regulations. New development in these areas is required to assure that proposed development: 1) is designed or modified and anchored to prevent flotation, collapse and lateral movement of the structure; 3) uses construction materials and utility equipment that are resistant to flood damage; and 4) uses construction methods that minimize flood damage. In addition, projects must be elevated 18 inches above the base flood elevation.
Conservation Easements and Vineyard Leases
Agricultural land in St. Helena is valued for both a productive agricultural land and as open space that helps shape the character of St. Helena. Focus Group members and community workshop participants expressed, however, that conservation easements and long-term vineyard leases are a barrier housing production in the City. Sites included in the available sites inventory were screened for these constraints.
Lack of Rental Accessory Dwelling Units (ADUs)
While ADUs are often a less expensive housing option, Focus Group members and community workshop participants expressed that many ADUs in the City are not being rented, but are being used as additional square footage for the primary resident, a friend, a relative, or as a vacation rental. Programs H-Q, H-R, and H-S, work to encourage and incentivize development of accessory dwelling units.
Availability of Financing
A number of funding opportunities are currently available to support affordable housing development and the creation and preservation of homeownership opportunities. The Department of Housing and Community Developments lists active programs with current funding available to developers, non-profits, and local governments online. Statewide programs available for affordable housing development include Community Development and Block Grant (CDBG), Emergency Solutions Grants (ESG), HOME Investments Partnerships Programs (HOME), Housing for Healthy California (HHC), and the Multifamily Housing Program (MHP), among others. Programs available for homeowners or to assist in the creation or preservation of homeownership opportunities include CalHome, the Foreclosure Interventions Housing Preservation Program, and Homeownership Super NOFA. For a complete list, please see https://www.hcd.ca.gov/programs-active.
Additionally, policies and programs under Goal 4: Assistance to Support Affordable Housing work to address non-governmental constraints by committing the City to seek additional funding opportunities to support affordable housing development, work to reduce fees for developers for affordable housing developers, and pursue mortgage credit certificates to assist prospective homeowners.
Agenda Item #10.1.
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Governmental Constraints
Local government can directly influence housing production cost through land use controls, building codes, on and off-site improvement standards, fees and exactions, processing and permit procedures, regulations affecting housing for persons with disabilities, locally adopted ordinances, and with government codes and enforcement. This section discusses each of these topics and identifies the governmental controls that may adversely affect housing production.
Land-Use Controls
St. Helena has a variety of land use controls to maintain the standard of living, local environment, and safety of its residents. The two major instruments dictating land use control in the City are the Zoning Code and General Plan, which affect housing production because they determine the location, amount of land, development standards, and density of housing. These tools, as well as the City’s agricultural preservation measures are discussed in this section.
Preservation of Agricultural Land
One major overarching theme and goal of the City’s land use controls is to encourage in-fill development while preserving land for agriculture. The agricultural soils of St. Helena are identified as Prime Farmland by the California State Department of Conservation, Division of Land Resource Protection, Farmland Mapping and Monitoring Program. The wines produced from the grapes in this region achieve international recognition for their superb quality, sustaining an industry at the heart of the City and region’s economy.
Roughly one-half of the 3,254 acres within the incorporated limits of the City are considered urbanized area.
This portion of the St. Helena is defined by an Urban Limit Line (ULL) which denotes the area within which urban development is allowed. Cities use ULLs to establish where they intend to encourage and discourage land development through public-infrastructure investments, land-use regulations, land acquisitions, and other actions. Within the ULL, cities typically adopt land use policies that encourage urban development (i.e., in-fill development). Outside the ULL, cities set aside lands to be used for less urban land uses, such as preserving land for agriculture and open space. There are 1,779 acres of land outside of the ULL, but inside the incorporated limits of the City of St. Helena. Most of this land is farmed and planted for vineyards.
Zoning Code
Title 17 of the St. Helena Municipal Code outlines both the residential and nonresidential zoning designations.
Table 31 provides a list of all of the residential zoning districts as well as information on the rights and requirements associated with each district. Residential uses are permitted, subject to design review, in the following zones: Twenty-Acre Agriculture (A-20), Winery (W), Woodland Watershed (WW), Agricultural Preserve (AP), Low Density Residential One Acre Minimum (LR-1A), Low Density Residential (LR), Medium Density Residential (MR), and High Density Residential (HR). Table 31 shows permitted residential uses by zoning district.
Agenda Item #10.1.
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Table 31 Zoning Districts that Permit Residential Uses
Residential Use
Zoning District
A-20 W WW AP LR-1A LR MR HR
Agricultural Employee Housing P P P P P P P P
Dwelling, Accessory Dwelling Unit
(ADU) P P P - P P P P
Dwelling, Duplex (new) - - - - - - UP P
Dwelling, Multiple-Family - - - - - - - P
Dwelling, Multiple-Family (key housing
sites only) - - - - - - P P
Dwelling, Single-Family P P P P P P P P
Dwelling, Triplex (new) - -
-
- - - UP P
Intermediate Care Facility (seven or
more persons) - - - - UP UP UP UP
Intermediate Care Facility (six or fewer
persons) - - - - P P P P
Mobile/Manufactured Homes - - - - P P P P
Residential Care Facility (seven or more
persons) - - - - UP UP UP UP
Residential Care Facility (six or fewer
persons) - - - - P P P P
Single Room Occupancy - - - - - - - P
Supportive Housing P P P P P P P P
Transitional Housing P P P P P P P P
P = Permitted; UP = Use Permit Required; (-) = Not Permitted Source: City of St. Helena, 2022.
Note: For an expanded table with more uses, notes on conditions, and zones where residential uses are conditionally permitted, see Table 42.
In terms of units per acre, the lowest allowable density is in the AP district. The AP district permits, by right, one single-family dwelling per lot, agricultural employee housing (up to 36 beds or 12 units), supportive housing, and transitional housing. The A-20 and W districts allow one single-family dwelling and one second unit by right on 20 acres of land. With a Use Permit, these districts can accommodate more than one singlefamily dwelling, as well as farm labor housing above the initially permitted density. Both the LR and LR-1A districts permit by right single-family dwellings, mobile and manufactured homes, and intermediate and residential care facilities for six or fewer persons. In addition, both districts permit as a conditional use singlefamily dwellings at less than one unit per acre and intermediate and residential care facilities for seven or more persons.
The MR district allows the same uses as the LR district and also allows duplexes and triplexes with a Use Permit. Unlike the previously mentioned districts, the MR district allows multiple-family dwelling projects that are located on “key sites” subject to design review. The HR district, in addition to allowing the same residential uses as the LR and MR districts, permits multiple-family dwellings, apartments, and dwelling groups containing four units or less. With a Use Permit, structures with more than four units, multiple-family dwellings, Agenda Item #10.1.
City of St. Helena 2023-2031 Housing Element Update Certified, September 25, 2023 2-136
apartments, and dwelling groups are permitted. The HR district is the only district that permits single room occupancy units (SROs).
In addition to the residential districts described above, some overlay districts can affect the type and amount of housing that can be built, including the Planned Development, Rural-Residential, Specific Plan, Historic Preservation, and Mobile Home Park overlay district. An overlay district expands upon the regulations already set by the underlying zoning district. For example, the Planned Development Overlay District (PD) allows for a wider variety of development, including mixed-use development not otherwise allowed in the Zoning Code.
The PD zone is often applied to large pieces of land and requires approval of a rezoning and a conditional use permit application.
Table 32 shows density and intensity ranges allowed in the Zoning Code for each zoning district in dwelling units per acre (du/ac), or Floor Area Ratio (FAR) for commercial districts. Table 33 shows development standards by zoning district. As shown, density is allowed up to 28 dwelling units per acre and development standards are minimal, required setbacks for residential development are between 10 and 30 feet, depending on the zone, and minimum unit sizes are not regulated in residential zones. Further, the HDR zone, the City’s primary multifamily zone, allows three-story developments up to 35 feet in height. Finally, the City is in the process of creating a new Mixed-Use zone to increase residential capacity in previously commercial and professional office districts.
Development standards related to maximum lot coverage and height pose potential constraints to multifamily affordable housing development. Currently the City allows 45 percent lot coverage and a maximum height of 30 feet in the MR and HR zones. Due to the potential to constraint affordable housing development, the City has, in the proposed Draft Zoning Code and in Program H-N: Zoning to Facilitate Higher Density Housing included development standards and actions, respectively, that commit the City to increasing lot coverage to 55 percent and maximum height to 42’ (three stories) in the HR zone and on multifamily sites in the MR zone. Please note that the MR zone is a single-family zone, but the zoning code has been updated to allow multifamily uses on housing opportunity sites identified in the 5th Cycle Housing Element Update. Additionally, the program commits the City to allowing minor modifications to these standards that can be approved by the Community Development Director without a public hearing. Minor modifications should include up to 10 percent modification to maximum lot coverage and up to five percent (or two feet, whichever is greater) modification in maximum height.
Agenda Item #10.1.
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Table 32 Density/Intensity Standards by Zoning District Residential
Zoning District
Corresponding General
Plan Land Use
Designation(s)
Minimum Density of Land
Use Designation
Maximum Density of Land
Use Designation
A-20 Agriculture Min. 5 acres/parcel Max. 40 acres/parcel W Woodland and Watershed Min. 5 acres/parcel No maximum WW Woodland and Watershed Min. 5 acres/parcel No maximum AP Agriculture Min. 5 acres/parcel Max. 40 acres/parcel LR-1A Low Density Residential 1.0 du/ac 5.0 du/ac
LR Low Density Residential 1.0 du/ac 5.0 du/ac
MR Medium Density Residential 5.1 du/ac 16.0 du/ac
HR Higher Density Residential 16.1 du/ac 28.0 du/ac
CB Central Business N/A Max. FAR 2.0
SC Service Commercial N/A Max. FAR 0.5
BPO Business and Professional Office N/A Max. FAR 0.5
Mixed Use1 Mixed Use 12 du/ac 20 du/ac
1: The City has adopted a new mixed-use designation within the 2040 General Plan Update and has released a Draft Comprehensive Zoning Code Update that includes a new Mixed-Use zone. Because the sites inventory assumes rezoning land to the new Mixed-Use zoning district, mixed-use development standards are shown in this table based on the October 2022 Public Review Draft Zoning Code.
Source: City of St. Helena, 2022.
Table 33 Development Standards by Zone
Residential Zone LR LR-1A MR HR
Development Standards
Maximum lot coverage 35% 35% 45% 45%
Maximum height of
principal building 30 feet 30 feet 30 feet 30 feet (if 4 du or less)35 feet (if 5 du or more) Maximum height of
accessory building 15 feet 15 feet 15 feet 15 feet
Maximum floor area ratio
(FAR)
Dictated by Parcel Size
See SHMC 17.32.070
Dictated by Parcel Size
See SHMC 17.32.060
Dictated by Parcel Size
See SHMC 17.40.070
Dictated by Parcel Size
See SHMC 17.40.070
Maximum width
=< 60% of lot width,
subject to further
requirements in SHMC
17.32.060
=< 60% of lot width,
subject to further
requirements in SHMC
17.32.030
=< 60% of lot width,
subject to further
requirements in SHMC
17.32.030
N/A
Minimum Unit Size N/A N/A N/A N/A
Minimum standards for parcels except for flag lots and small lots Lot Area 7,000 sq feet 1 acre 7,000 sq ft 7,000 sq ft
Lot width 70 feet 70 feet 70 feet 70 feet
Lot frontage 70 feet 70 feet 70 feet 70 feet
Minimum standards for structures with a maximum height of twenty-five (25) feet or less Front setback 20 feet 20 feet 20 feet 20 feet
Side setback 20 feet 20 feet 20 feet 20 feet
Agenda Item #10.1.
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Side yard 10 feet 10 feet 10 feet 10 feet
Rear yard 20 feet 20 feet 20 feet 20 feet
Minimum standards for structures with a maximum height greater than twenty-five (25) feet and thirty (30) feet or less
Front setback 30 feet 30 feet 30 feet
N/A
Side setback 30 feet 30 feet 30 feet
Side yard 15 feet 15 feet 15 feet
Rear yard 30 feet 30 feet 30 feet
Nonresidential Zones
Non-Residential Zone CB SC BPO Mixed Use1
Development Standards
Maximum lot coverage 10,000 sq feet. of floor 10,000 sq feet of floor area
N/A Max. 15,000 sq feet per
building
Maximum height of
principal building
35 feet or 30 feet if
abutting residential use 35 feet 30 feet
Pitched roof: 45 ft/3
stories; 30 ft/2 stories
within 20 feet of a
residential district. Flat
roof: 40 ft/3 stories; 26
ft/2 stories within 20 feet
of a residential district
Maximum height of
accessory building
35 feet or 30 feet if
abutting residential use 35 feet N/A 16 feet
Maximum floor area ratio
(FAR) 2.0 0.5 by General Plan designation
0.5 by General Plan
designation
1.0, inclusive of
residential uses
Maximum width N/A N/A N/A Min. 50% of lot width
Minimum Unit Size 200 sq feet 200 sq feet N/A N/A
Lot Area 5,000 sq feet 10,000 sq feet 7,000 sq ft 5,000 sq ft Lot width N/A 70 feet N/A 45 feet
Lot frontage N/A 70 feet N/A 70 feet
Minimum Setbacks
Front setback 0 feet, or 10 feet if
abutting residential use 35 feet 20 feet
Nonresidential: Max 10
feet; Residential: No
setback allowed north of
Mitchell Dr.; 5-15 ft
everywhere else
Side setback 0 feet, or 10 feet if
abutting residential use 25 feet 10 feet
0 feet on street side; 10
ft. abutting a residential
district
Side yard 0 feet, or 10 feet if
abutting residential use 10 feet/floor 10 feet N/A
Rear yard 0 feet, or 10 feet if
abutting residential use
15 feet, or 20 feet if
abutting residential use 15 feet 0 ft; 10 ft. abutting a residential district Agenda Item #10.1.
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* The standards contained in this table are “typical” and are for illustrative purposes only. More specific development regulations and exceptions may apply. See Chapter 17 (Zoning) of the Municipal Code for additional development standards and requirements.
1: The City has adopted a new mixed-use designation within the 2040 General Plan Update and has released a Draft Comprehensive Zoning Code Update. Because the sites inventory assumes rezoning land to the new Mixed Use zoning district, mixed-use development standards are shown in this table based on the October 2022 Public Review Draft Zoning Code.
Source: St. Helena Municipal Code, Title 17; St. Helena Public Review Draft Zoning Code Update, October 2022.
Overlay Zones
The Zoning Code outlines standards for several overlay zones that allow residential uses. The following summarizes each of these overlay zones.
Historic Preservation Overlay Zone. The purpose of the HP overlay district regulations is to preserve the unique architectural character of those certain specific structures which have contributed to the city’s historic development. No permits for remodeling or demolition shall be issued for properties within the HP district which would result in exterior changes to building facades, structures, or to passageways providing interaccessibility within a block, unless such change is approved by the planning commission. When it can be demonstrated to the satisfaction of the Planning Commission and City Council that preservation and/or restoration of designated properties cannot and is not economically viable, the City may grant certain incentives in the form of relaxation of certain provisions of this chapter only when it can be shown that such relaxation makes preservation or restoration economically feasible. The HP overlay zone does not impose additional development standards beyond those of the base zoning district.
Mobilehome Park Overlay (MHP) District. The purpose of the MHP mobilehome park overlay district is to provide, when combined with an underlying residential zoning district, a place which allows the establishment and operation of mobilehome parks. The city of St. Helena’s MHP mobilehome park regulations are intended to complement and be subordinate to state law. The state law governing mobilehome parks is entitled the “Mobilehome Parks Act” and may be found in Division 13, Parts 2.1 and 2.3 of the California Health and Safety Code. Mobilehome park regulations are contained in the California Code of Regulations, Title 25, Division 1, Chapters 2 and 2.2. The city of St. Helena does not assume responsibility for the enforcement of the regulations contained therein and all mobilehome parks within the city remain subject to the jurisdiction of the California Housing and Community Development Department in its role as the enforcement agency for the above described State laws. Nothing contained in this chapter shall be construed to abrogate, void or minimize such other pertinent regulations and all pertinent state and city regulations concerning the development and operation of mobilehome parks shall be observed. Mobilehomes located within areas of special flood hazard are required to be in compliance with Chapter 15.52, Flood Damage Prevention. The MHP overlay district does not impose additional development standards beyond that of the base zoning district.
Planned Development Overlay (PD) District. It is the purpose of the PD planned development overlay district to encourage high quality, innovative and creative development in the city. The PD planned development overlay district is intended to provide for the consideration and approval of development plans Agenda Item #10.1.
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which serve public objectives more fully than development permitted under conventional zoning regulations.
Planned development overlay districts are typically characterized by (in whole or in part): significant variations from the standards of the zoning ordinance, mixed land uses, a variety of housing types, the assembly of small parcels of land into a larger more effective unit, the preservation of open space, natural features or historical structures and structures with diverse building setbacks, lot sizes and building heights. The PD planned development overlay district may be combined with any existing zoning district provided both design and the proposed uses including density for residential land use designations can be found consistent with the policies of the General Plan. Development standards applicable to the zoning district which the planned development district is being combined shall be required unless modified in conjunction with approval of the planned development overlay district. The city shall address issues related to landscaping, parking, site design, ingress and egress, signage, lighting, relationship to adjoining properties and land uses, setbacks and yards and any other items toward achieving an integrated and compatible project within the city and environs.
Specific Plan Overlay (SP) District. The SP district is established to implement the policies of the general plan which call for the preparation and adoption of specific plans in certain areas of the community described in the general plan. In addition, the SP district is established to provide the city with the ability to require and/or to implement specific plans when the city council finds it necessary and appropriate. When applied to properties in advance of the adoption of a specific plan, the SP district serves to alert individuals to the requirement for a specific plan. When applied to properties after the adoption of a specific plan it serves to alert individuals to the policies and regulations of a specific plan. No new development will be approved within the specific plan areas designated in the general plan until a specific plan meeting the requirements of Section 65451 of the Government Code has been adopted by the city. The city council may determine that a site development plan for a specific property may be prepared in-lieu of a specific plan for the entire specific plan area. The site development plan shall be prepared and adopted prior to approval of new development. The site development plan shall include an analysis of infrastructure improvements as determined during review of a pre-application pursuant to Section 17.84.030. Based on the pre-application review, the city council shall determine the scope of the proposed specific plan or site development plan. The proposed specific plan or site development plan and associated documents shall be prepared under the supervision of the city with all costs paid by the property owners unless the city determines that all or a portion of the costs will be paid by the city. The SP Overlay district does not impose additional development standards, however standards for any specific plan should be developed under the supervision of the City, as stated previously.
Rural Residential Overlay (RR) District. It is the purpose of the RR rural-residential overlay district to identify those parcels within the city which are not serviced by city water or sewer and which have the ability to subdivide into additional parcels. Minimum lot sizes which are larger than the minimum lot sizes established for the underlying zoning district are required for parcels which do not have city water or sewer services. The following regulations shall apply in all districts with which are combined RR district. The only uses permitted shall be those uses permitted in the district with which the RR district is combined; provided, however, where water is available from a private well, the land may not be subdivided into less than one acre or if water is available from a mutual or utility company the land may be subdivided into parcels of twenty thousand (20,000) Agenda Item #10.1.
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square feet or greater as determined by the health officer of the city; or if sanitation and public water are available the land may be subdivided into parcels not less than ten thousand (10,000) square feet. “Health officer of the city” as used in this section, is defined to mean the official or officials of the city charged with the duty of enforcing the health ordinances of the city and the official or officials of any other governmental agency with whom the city has contracted for the enforcement of such ordinances.
Please note, the Rural Residential Overlay (RR) District is being deleted through the Comprehensive Zoning Code Update currently (2023) underway and scheduled for adoption in fall 2023.
General Plan
St. Helena adopted the current General Plan in 2019. The General Plan has a planning horizon of 2040. The city of St. Helena consists of approximately 3,254 acres. Of that total, 19 percent are designated for residential uses, four percent for commercial uses, 2.5 percent for business/industrial uses, and 69 percent for open space and agriculture.23 Not all the land within the City Limits are available for development; rather approximately 1,475 acres within the Urban Limit Line (ULL) are eligible for development.24 Thirteen land use designations cover the land in St. Helena.
The ULL contains land use designations including Low, Medium, and High Density Residential, Central Business, Service Commercial, Industrial, Business and Professional Office, Parks and Recreation, Public/Quasi-Public, Open Space and Agriculture. Some land outside, yet contiguous to the ULL has a General Plan designation of Urban Reserve (UR) indicating that it should be considered first if land outside the ULL is needed for development. All lands with a UR land use designation are zoned A-20.
Residential Growth Management System
The Residential Growth Management System (GMS) limits the number of building permits available for residential growth each year.25 The stated purpose of the system is “to regulate the residential growth of the City to approximately two percent per year, while providing for both market rate and affordable housing units.”26 The GMS previously instituted a cap of 2,800 units by 2010, which resulted in a restriction of nine permits being issued per year. Program H-B commits the city to removing the GMS from the Zoning Code, thus removing this governmental constraint and further encouraging the construction of housing to meet RHNA goals.
23 City of St. Helena General Plan Update 2040, Chapter Two Land Use and Growth Management. https://www.cityofsthelena.org/sites/default/files/fileattachments/planning_resources/page/3505/final_plan_compiled.pdf January 27, 2022.
24 City of St. Helena General Plan Update 2040, Chapter Two Land Use and Growth Management. https://www.cityofsthelena.org/sites/default/files/fileattachments/planning_resources/page/3505/final_plan_compiled.pdf January 27, 2022.
25 City of St. Helena Municipal Code. Chapter 17.152. http://www.codepublishing.com/CA/sthelena/. Accessed on January 27, 2022.
26 City of St. Helena Municipal Code. Chapter 17.152. http://www.codepublishing.com/CA/sthelena/. Accessed on January 27, 2022.
Agenda Item #10.1.
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Requests to Develop Below Allowable Density
During the previous housing element cycle (2014-2023) there were no requests to develop housing opportunity sites below allowable density.
Building Codes and Enforcement
For the purpose of establishing proper regulations for the administration of the various codes covered in the Building Code, the City has adopted Chapter 1 of the California Building Code, Chapter 1 of the Plumbing Code, Chapter 1 of the Mechanical Code, and Annex H of the Electrical Code, 2019 Edition, excepting additions, revisions and omissions listed in Section 15.08.020 of the Municipal Code. The major local amendments included the continuation of St. Helena’s program for the seismic retrofit of unreinforced buildings and the requirement that all new construction install an approved automatic fire-suppression sprinkler system. Existing residential structures that undergo additions or repairs equal to at least 50 percent of the existing floor area, and units experiencing a change in occupancy to a more hazardous use, also require the installation of an approved sprinkler system.27 Otherwise, Title 15 of the St. Helena Municipal Code closely adheres to the 2019 California Building Standards Code and places no greater constraints on housing development than any other jurisdiction in the State that follows this model code.
The City has the power to inspect and declare unsafe any structure or piece of equipment, be it existing or under construction, that does not meet specific Municipal Code standards. These include, but are not limited to, structures with insufficient modes of egress; structures that are unsafe or that have been made structurally unsound due to fire, earthquake, or other natural disaster; buildings that are deemed a public nuisance; and buildings that have been constructed or maintained in violation of local or state law. Once a building has been declared unsafe, the building official may issue notice that the structure be repaired, vacated, or demolished within a reasonable amount of time and with the appropriate permits.28 The enforcement of building codes within the City of St. Helena is centered on the inspection of new construction and remodels or renovations requiring building permits. However, for existing structures, City Staff prioritizes code enforcement complaints according to the severity of the violation on the community and individuals. Situations that appear to pose a serious risk to health and safety are given top priority; others are pursued in the order in which they are received, as resources are available. In most cases for non-emergency complaints, a warning letter or courtesy notice is sent to the alleged violator to verify the status of the potential compliant and to obtain compliance. The purpose of this first step is to inform the alleged violator that there is a possible code violation on their property and to give them time to correct it. If the violation still exists after the correction date, the inspector will conduct a subsequent inspection and send a follow up notice with additional correction time. Staff provides detailed instructions on how a violation can be corrected and will meet with the property owner as necessary to assist in getting the violation corrected. The City also contracts with the Napa Housing Authority who assists property owners and tenants with any issues that may arise. 27 Municipal Code, 15.36.060 Fire protection systems.
28 City of St. Helena. St. Helena Municipal Code, Title 15. http://www.codepublishing.com/CA/sthelena/. Accessed January 31, 2022.
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On/Offsite Improvement Standards
The St. Helena Municipal Code lists requirements for new development related to streets and roadways, including street widths, sidewalks, curbs, and gutters, as well as water and sewer connections and parking requirements.
Street and Roadway Improvements
The City of St. Helena Standard Specifications for Public Improvements governs the requirements for public infrastructure improvements. Developers are completely responsible for the cost of these general improvements to the properties.
Residential street widths in St. Helena follow the specifications outlined in Table 34. The requirements for street widths in St. Helena do not serve as barriers to housing production as they are significantly less than the requirements of nearby jurisdictions which have much more housing stock available. The City of St. Helena Standard Specifications for Public Improvements allows for developers to construct subdivisions with narrower streets, thus allowing for more homes with less acreage reserved for rights-of-way.
Table 34 Residential Street Width Requirements
Type St. Helena Napa
Yountville
American Canyon
Residential
Single-Family Residence 16’
Standard: 56’ (both sides
parking)
Rural: 29’
With Parking: 48’
40’
2-10 units 20’
11-60 units 25’
Over 60 units 30’
Non-residential
One-way access drive 16’
60’ to 82’ Not Applicable
Two-way access drive 25’
Source: Section 902, City of St. Helena Standard Specifications for Public Improvements, 2015.
Sidewalks
According to the City of St. Helena Standard Specifications for Public Improvements, Standard No. 315, the minimum standard sidewalk width is four feet in residential areas and 10 feet in business or commercial areas.
This sidewalk standard is compliant with Americans with Disabilities Act (ADA) standards and are only what is necessary for the activities occurring in their respective areas. Curbs are required to be designed with a six-inch top, 12-inch gutter, and six-inch rise above the roadway surface. The sidewalk, curb, and gutter standards do not pose a constraint to housing development.
Landscaping
Landscaping is required for projects subject to design review and the Water Efficient Landscape Ordinance. All open space and common areas are required to be landscaped and landscaping plans must be approved through the design review process. Further, St. Helena requires compliance with California’s Model Water Efficient Landscape Ordinance (MWELO), which focuses on several goals, including water conservation and Agenda Item #10.1.
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environmental quality. Although the MWELO requirements add additional planning cost to projects, they are State mandated requirements.
Landscaping requirements work to ensure efficient water use and basic environmental quality, health, and safety and are not a constraint to development. However, subjecting landscaping plans to the design review process constrains the development of affordable housing. Through the current (2022) comprehensive zoning code update, the City is revising the code to provide a ministerial review process for projects meeting objective design standards, including standards addressing landscaping.
Street Signs
Street signs are not a required improvement to developments to be paid for by the developer. Street signs, and other signs, are subject to the requirements of Municipal Code Section 17.112.
Other
Other miscellaneous improvements required by the City of St. Helena can include curb, gutter and sidewalk treatments, fire hydrants, and street trees. When new development fronts a public street, the developers may be required to provide curb, gutter, and sidewalk treatments to the specifications supplied by the Public Works Director.29 If the Fire Chief or Public Works Director decides that there is not sufficient supply of fire hydrants nearby, new development would cover the cost of additional hydrants as necessary.30 Finally, if a new development fronts a planting strip, the owner must care for and maintain the trees and other vegetation in the strip.
Sewer
The City of St. Helena owns the Wastewater Treatment Plant, which provides secondary-level treatment for domestic and commercial wastewater within the City. The plant has a permitted average dry weather treatment capacity of 0.5 million gallons per day (mgd) and can treat up to 2.8 mgd during wet weather.31 In 2016, the City initiated planning efforts to upgrade the existing Plant in order to meet stricter environmental requirements. Working with the Regional Water Resources Control Board, the City developed a strategy to meet the new requirements, and began construction of the needed improvements in 2022. Construction is expected to be completed by fall 2023.
32 Per Chapter 727, Statutes of 2004 (SB 1087), sewer providers must grant priority for service allocations to proposed development that include housing units affordable to lower-income households. Local public and private wastewater service providers must adopt written policies and procedures that grant priority for service 29 Municipal Code 12.08.090 Plans and specifications.
30 Municipal Code 16.32.110 Fire protection.
31 California Regional Water Quality Control Boar San Francisco Bay Region. Order No. R2-0210-0105, NPDES No. CA0038016. http://www.waterboards.ca.gov/rwqcb2/board_decisions/adopted_orders/2010/R2-2010-0105.pdf. 32 City of St. Helena. Initial Study. WWTRP Phase I Upgrades Project. November 2020. https://www.cityofsthelena.org/sites/default/files/fileattachments/public_works/page/2831/st._helena_wwtrp_public_initial_ study_compiled.pdf
Accessed January 28, 2022.
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hook-ups to developments that help meet the community’s share of the regional need for lower-income housing. In addition, the law prohibits wastewater service providers from denying, conditioning the approval, or reducing the amount of sewer service for an application for development that includes housing units affordable to lower-income households unless written findings are made as specified in Government Code Section 65589.7(c).
Water
The City has three sources of potable water: Bell Canyon Reservoir, water purchased from the City of Napa under a long-term water supply contract, and groundwater from City-owned and operated wells. Bell Canyon Reservoir is the City’s primary source of potable water. Bell Canyon is an on-stream reservoir with a physical storage capacity of 2,384 acre-feet, although the maximum amount of water that is available annually to the City is 992 acre-feet (AF). The City also purchases significant water quantities from the City of Napa through a contract, expiring in 2035, which guarantees delivery of a minimum of 600 AF per year. Additionally, the City pumps groundwater from its two wells. The City seeks to limit groundwater withdrawals to 450 AF in normal years.
The City calculates a safe annual yield for its water system as “the quantity of water which can be reliable delivered on an annual basis through most rainfall years, including a dry year (rainfall at 22” to 25.9”) without undue hardship on water customers through water shortage restrictions. The City defines “undue hardship” as three or more consecutive months of Phase II water restrictions or Phase III water restrictions. Based on water supplies available in 2020, the City estimates the safe annual yield of its water system is 992 AF.
In 2011, the City adopted a new Water Shortage Emergencies Ordinance. The ordinance establishes three water shortage emergency phases with increasing water use restrictions. Phase I water regulations are triggered when the supply/usage balance is in deficit, meaning that the five-year rolling average of total water usage exceeds the safe annual yield of the City’s water system. Under Phase I regulations, water customers are prohibited from expanding or installing new water-using appliances, plumbing, or improvements, such as landscaping and pools, unless the installation will result in no increase in water use. Replacement fixtures must be water efficient. In addition, new water connections for new development may only be approved if the projected water demand for the project can be offset by a corresponding reduction in the existing water demand on the city water system. New development proposals may demonstrate that the project is waterneutral through a combination of on-site water conservation measures, off-site retrofitting or well water.
Phase II water shortage emergency regulations include all Phase I regulations plus mandatory conservation measures. Under Phase II, residential water users are limited to 65 gallons per person per day. An additional allocation of 2,500 gallons per month for single-family homes landscape irrigation is provided during the April through October billing cycle. Multiple-family or mobile home occupants are permitted up to 70 gallons per day per 1,000 square feet of landscaped area or for dedicated irrigation meters, a 60 percent limit of current reference evapotranspiration. There are strict penalties for non-compliance of these mandatory conservation measures. In addition, no new water connections are permitted during a Phase II water emergency. Phase III Agenda Item #10.1.
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water shortage emergency regulations limit water use further to 60 gallons per person per day, and place additional limits on landscape irrigation.33
The City has adequate water supply to meet current demand, however the effects of climate change will likely reduce water supply from current sources. The City needs to obtain new water supplies and/or achieve more water savings in order to reliably meet future water demand. At the same time, the City recognizes that any new water supply, even if forthcoming, is likely to be expensive, potentially increasing the unit cost of potable water. The main emphasis within the General Plan (regarding water supply) is on conservation, seeking to reduce demand by all classes of users.
According to the City’s Water Shortage Emergency Ordinance, if the City’s water balance pursuant to the safe yield calculation is in deficit, then the City must comply with Phase I water restrictions. Most importantly, this requires that any new water demand, such as from a new residential project, must be completely offset by a reduction in current water demand, to the satisfaction of the Director of Public Works. Phases II and III involve the imposition of mandatory water restrictions on customers. If Phase II appears imminent, the City Council must appoint a Water Board which, if Phase II is implemented, will work with the Director of Public Works to ensure compliance by all sectors (residential, commercial, and industrial) with Phase II restrictions. Phase III restrictions are severe.
Per Chapter 727, Statutes of 2004 (SB 1087), water providers must grant priority for service allocations to proposed developments that include housing units affordable to lower-income households. Public and private water providers must adopt written policies and procedures that grant priority for service hook-ups to developments that help meet the community’s share of the regional need for lower-income housing. In addition, the law prohibits water providers from denying, conditioning the approval, or reducing the amount of water service for an application for development that includes housing affordable to lower-income households unless written findings are made as specified in Government Code Section 65589.7(c). A city may deny, condition, or reduce water services to developments that include lower-income housing units if the city does not have “sufficient water supply” as defined in Government Code Section 66473.7(a) (2) or is operating under a water shortage emergency as defined in Section 350 of the Water Code.
The 2040 General Plan contains Implementation Action PF1-J that commits the City to granting projects that include affordable housing units priority access to water resources over other new projects should the capacity of local water systems become inadequate to meet the full demand for new connections.
Parking
St. Helena is a rural jurisdiction with limited public transport options, making commuting by automobile a common practice among residents of all income groups. Some local employers, such as wineries located off of the State Highways, only have access through roadways without suitable sidewalks or bus service. Thus, for residential developments in St. Helena, it is necessary to have some adequate amount of parking to sustain 33 City of St. Helena. Report to the City Council. June 23, 2020. https://sthelena.civicweb.net/document/41860/2020 Accessed January 28, 2022.
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regular life for residents of the rural town. Additionally, within neighborhoods, it is important to keep enough cars off the street due to some streets having little to no parking availability. For example, many streets in St.
Helena’s older neighborhoods only offer one-side parking and some roads on the edges of town have no paved side parking at all.
Residential parking requirements vary according to the number of dwelling units, as follows:
• One to two dwelling units: Minimum of two spaces per unit, with one of the spaces in a garage or carport.
• Three or more dwelling units (studio and one bedroom units): One covered space plus a half space per unit
• Three or more dwelling units (two or more bedroom units): One covered space plus one additional whole space per unit
• Rooming, boarding, or lodging house: Minimum of one space per room, and two spaces for the owneroccupied unit. • Mobile home: Minimum of two spaces per unit plus centralized space for guest parking.34 Exceptions to these requirements are provided for housing subject to the affordable housing ordinance (see Locally Adopted Ordinances for more details). Some examples of parking minimum exceptions include projects built for senior citizens and deed-restricted affordable projects built with funding from the Federal or State government.35 For all other uses not covered in the Municipal Code or State Density Bonus Law, the Planning Commission has the power to set the parking requirements based upon the general parking guidelines of the City.
The City of St. Helena’s parking standards do not impose undue constraints to development of multifamily uses with two or more bedrooms. As shown in Table 35, when compared to other nearby jurisdictions, St. Helena’s housing requirements are not only less restrictive, but much less complex. However, parking standards for multifamily uses with three or more studio or one-bedroom units require 1.5 parking spaces per unit. This requirement is a constraint to development of smaller unit multifamily uses. Program H-N commits the City to limiting parking requirements for these uses to one space per unit through the currently (2023) ongoing Comprehensive Zoning Code Update scheduled for adoption in fall 2023. 34 Municipal Code 17.124.030 Minimum on-site parking requirements 35 Municipal Code 17.144 Affordable Housing
Agenda Item #10.1.