St. Helena City Council
June 25, 2024

City of St. Helena Affordable Housing and Commercial Linkage Impact Fee Study 25 Table 2.6: Occupation Mix and Averages for Commercial Prototype Continued SOC Code Occupation Name
Percent
of Total
Average
Annual
Wage
43-5032 Dispatchers, Except Police, Fire, and Ambulance 0.0396% 51,937 43-5061 Production, Planning, and Expediting Clerks 0.0891% 61,450 43-5071 Shipping, Receiving, and Inventory Clerks 0.6212% 52,040 43-5111 Weighers, Measurers, Checkers, and Samplers, Recordkeeping 0.0190% 46,813 43-6011 Executive Secretaries and Executive Administrative Assistants 0.0483% 84,175 43-6013 Medical Secretaries and Administrative Assistants 0.0063% 54,499 43-6014 Secretaries and Administrative Assistants, Except Legal, Medical, and Executive 0.4011% 53,249 43-9021 Data Entry Keyers 0.0202% 43,715
43-9041 Insurance Claims and Policy Processing Clerks 0.0044% 50,542 43-9061 Office Clerks, General 1.0595% 50,078
43-9071 Office Machine Operators, Except Computer 0.0044% 46,576 43-9199 Office and Administrative Support Workers, All Other 0.0206% 58,166 45-1011 First-Line Supervisors of Farming, Fishing, and Forestry Workers 0.0067% 65,514 45-2092 Farmworkers and Laborers, Crop, Nursery, and Greenhouse 0.0855% 41,090 47-1011 First-Line Supervisors of Construction Trades and Extraction Workers 0.0123% 97,987 47-2031 Carpenters 0.0269% 75,484
47-2041 Carpet Installers 0.0301% 55,141
47-2042 Floor Layers, Except Carpet, Wood, and Hard Tiles 0.0115% 60,937 47-2061 Construction Laborers 0.0135% 58,127
47-2111 Electricians 0.0115% 71,909
47-2121 Glaziers 0.0297% 79,028
47-2152 Plumbers, Pipefitters, and Steamfitters 0.0131% 81,022 49-1011 First-Line Supervisors of Mechanics, Installers, and Repairers 0.4925% 98,474 49-2011 Computer, Automated Teller, and Office Machine Repairers 0.1635% 54,367 49-2021 Radio, Cellular, and Tower Equipment Installers and Repairers 0.0099% 70,638 49-2022 Telecommunications Equipment Installers and Repairers, Except Line Installers 0.0210% 85,406 49-2092 Electric Motor, Power Tool, and Related Repairers 0.0150% 57,942 49-2094 Electrical and Electronics Repairers, Commercial and Industrial Equipment 0.0210% 77,509 49-2096 Electronic Equipment Installers and Repairers, Motor Vehicles 0.0238% 40,915 49-2097 Audiovisual Equipment Installers and Repairers 0.0309% 60,533 49-3021 Automotive Body and Related Repairers 0.5365% 64,648 49-3022 Automotive Glass Installers and Repairers 0.0566% 49,869 49-3023 Automotive Service Technicians and Mechanics 2.2033% 62,140 49-3031 Bus and Truck Mechanics and Diesel Engine Specialists 0.2890% 72,669 49-3041 Farm Equipment Mechanics and Service Technicians 0.0119% 60,139 49-3042 Mobile Heavy Equipment Mechanics, Except Engines 0.0321% 69,052 49-3051 Motorboat Mechanics and Service Technicians 0.0626% 58,865 49-3052 Motorcycle Mechanics 0.0578% 54,730
49-3053 Outdoor Power Equipment and Other Small Engine Mechanics 0.0645% 53,507 49-3091 Bicycle Repairers 0.0531% 42,739
49-3092 Recreational Vehicle Service Technicians 0.0606% 56,326 49-3093 Tire Repairers and Changers 0.3167% 41,288
49-9011 Mechanical Door Repairers 0.0166% 55,984
49-9012 Control and Valve Installers and Repairers, Except Mechanical Door 0.0059% 87,748 49-9021 Heating, Air Conditioning, and Refrigeration Mechanics and Installers 0.0392% 65,487 49-9031 Home Appliance Repairers 0.0879% 50,543
49-9041 Industrial Machinery Mechanics 0.2063% 72,286
49-9043 Maintenance Workers, Machinery 0.0146% 61,072
49-9044 Millwrights 0.0127% 69,529
49-9062 Medical Equipment Repairers 0.0527% 69,280
Agenda Item #11.2.

City of St. Helena Affordable Housing and Commercial Linkage Impact Fee Study 26 Table 2.6: Occupation Mix and Averages for Commercial Prototype Continued SOC Code Occupation Name
Percent
of Total
Average
Annual
Wage
49-9063 Musical Instrument Repairers and Tuners 0.0182% 49,413 49-9064 Watch and Clock Repairers 0.0075% 58,937
49-9069 Precision Instrument and Equipment Repairers, All Other 0.0162% 71,975 49-9071 Maintenance and Repair Workers, General 0.3310% 57,673 49-9081 Wind Turbine Service Technicians 0.0111% 71,736 49-9091 Coin, Vending, and Amusement Machine Servicers and Repairers 0.0048% 54,056 49-9098 Helpers--Installation, Maintenance, and Repair Workers 0.0974% 43,993 49-9099 Installation, Maintenance, and Repair Workers, All Other 0.1231% 51,082 51-1011 First-Line Supervisors of Production and Operating Workers 0.2597% 82,224 51-2021 Coil Winders, Tapers, and Finishers 0.0055% 43,540 51-2041 Structural Metal Fabricators and Fitters 0.0146% 54,753 51-3011 Bakers 0.3825% 42,196
51-3021 Butchers and Meat Cutters 0.4613% 44,395
51-3022 Meat, Poultry, and Fish Cutters and Trimmers 0.0697% 36,818 51-3023 Slaughterers and Meat Packers 0.0091% 35,599
51-3091 Food and Tobacco Roasting, Baking, and Drying Machine Operators and Tenders 0.0107% 42,748 51-3092 Food Batchmakers 0.0487% 39,851
51-3093 Food Cooking Machine Operators and Tenders 0.0143% 40,122 51-3099 Food Processing Workers, All Other 0.0123% 36,943 51-4021 Extruding and Drawing Machine Setters, Operators, and Tenders, Metal and Plastic 0.0119% 43,227 51-4022 Forging Machine Setters, Operators, and Tenders, Metal and Plastic 0.0139% 56,775 51-4023 Rolling Machine Setters, Operators, and Tenders, Metal and Plastic 0.0119% 51,325 51-4031 Cutting, Punching, and Press Machine Setters, Operators, and Tenders, Metal and Plastic 0.1255% 45,999 51-4033 Grinding, Lapping, Polishing, and Buffing Machine Tool Setters, Operators, and Tenders, Metal and Plastic 0.0396% 44,478 51-4034 Lathe and Turning Machine Tool Setters, Operators, and Tenders, Metal and Plastic 0.0087% 54,878 51-4041 Machinists 0.1314% 58,151
51-4072 Molding, Coremaking, and Casting Machine Setters, Operators, and Tenders, Metal and Plastic 0.0115% 44,655 51-4081 Multiple Machine Tool Setters, Operators, and Tenders, Metal and Plastic 0.0511% 44,697 51-4111 Tool and Die Makers 0.0352% 71,552
51-4121 Welders, Cutters, Solderers, and Brazers 0.1734% 59,266 51-4122 Welding, Soldering, and Brazing Machine Setters, Operators, and Tenders 0.0123% 52,992 51-4191 Heat Treating Equipment Setters, Operators, and Tenders, Metal and Plastic 0.0063% 50,439 51-4193 Plating Machine Setters, Operators, and Tenders, Metal and Plastic 0.0055% 46,083 51-4194 Tool Grinders, Filers, and Sharpeners 0.0063% 48,136 51-5112 Printing Press Operators 0.0044% 52,450
51-6011 Laundry and Dry-Cleaning Workers 0.3231% 39,403 51-6021 Pressers, Textile, Garment, and Related Materials 0.1006% 37,141 51-6031 Sewing Machine Operators 0.0281% 37,673
51-6041 Shoe and Leather Workers and Repairers 0.0051% 43,530 51-6052 Tailors, Dressmakers, and Custom Sewers 0.0467% 47,844 51-6093 Upholsterers 0.0281% 44,989
51-7011 Cabinetmakers and Bench Carpenters 0.0067% 51,460 51-7021 Furniture Finishers 0.0131% 48,428
51-9012 Separating, Filtering, Clarifying, Precipitating, and Still Machine Setters, Operators, and Tenders 0.0162% 74,543 51-9061 Inspectors, Testers, Sorters, Samplers, and Weighers 0.1318% 51,689 51-9071 Jewelers and Precious Stone and Metal Workers 0.0562% 50,970 51-9082 Medical Appliance Technicians 0.0063% 48,375
51-9083 Ophthalmic Laboratory Technicians 0.0154% 51,148 51-9111 Packaging and Filling Machine Operators and Tenders 0.0107% 48,730 51-9123 Painting, Coating, and Decorating Workers 0.0059% 52,502 Agenda Item #11.2.

City of St. Helena Affordable Housing and Commercial Linkage Impact Fee Study 27 Table 2.6: Occupation Mix and Averages for Commercial Prototype Continued SOC Code Occupation Name
Percent
of Total
Average
Annual
Wage
51-9124 Coating, Painting, and Spraying Machine Setters, Operators, and Tenders 0.1378% 58,536 51-9151 Photographic Process Workers and Processing Machine Operators 0.0055% 47,333 51-9161 Computer Numerically Controlled Tool Operators 0.0610% 52,117 51-9162 Computer Numerically Controlled Tool Programmers 0.0083% 79,629 51-9194 Etchers and Engravers 0.0095% 43,905
51-9195 Molders, Shapers, and Casters, Except Metal and Plastic 0.0075% 49,032 51-9198 Helpers--Production Workers 0.0574% 46,989
51-9199 Production Workers, All Other 0.0277% 49,543
53-3031 Driver/Sales Workers 1.2286% 46,920
53-3032 Heavy and Tractor-Trailer Truck Drivers 0.2407% 60,073 53-3033 Light Truck Drivers 0.9277% 48,398
53-3053 Shuttle Drivers and Chauffeurs 0.0994% 41,842
53-6021 Parking Attendants 0.2688% 37,357
53-6031 Automotive and Watercraft Service Attendants 0.3397% 39,470 53-6051 Transportation Inspectors 0.0055% 75,651
53-6099 Transportation Workers, All Other 0.0075% 49,886 53-7051 Industrial Truck and Tractor Operators 0.0788% 50,573 53-7061 Cleaners of Vehicles and Equipment 1.0571% 40,094 53-7062 Laborers and Freight, Stock, and Material Movers, Hand 0.8113% 43,809 53-7063 Machine Feeders and Offbearers 0.0067% 45,162
53-7064 Packers and Packagers, Hand 0.4490% 36,983
53-7065 Stockers and Order Fillers 3.5816% 42,217
53-7199 Material Moving Workers, All Other 0.0293% 49,761 Sources: CA EDD, Occupational Employment (May 2022) & Wage (2023 - 1st Quarter) Data.

Agenda Item #11.2.

City of St. Helena Affordable Housing and Commercial Linkage Impact Fee Study 28 Table 2.7: Occupation Mix and Averages for Office Prototype SOC Code Occupation Name
Percent of
Total
Average
Annual
Wage
11-1011 Chief Executives 0.2556% $280,501
11-1021 General and Operations Managers 2.8314% 151,214 11-2011 Advertising and Promotions Managers 0.0495% 183,247 11-2021 Marketing Managers 0.5210% 190,254
11-2022 Sales Managers 0.5315% 147,583
11-2032 Public Relations Managers 0.0764% 160,760
11-2033 Fundraising Managers 0.0071% 137,701
11-3012 Administrative Services Managers 0.2596% 117,406 11-3013 Facilities Managers 0.0801% 108,849
11-3021 Computer and Information Systems Managers 0.9955% 177,434 11-3031 Financial Managers 1.2535% 168,490
11-3051 Industrial Production Managers 0.0980% 153,050
11-3061 Purchasing Managers 0.0754% 130,256
11-3071 Transportation, Storage, and Distribution Managers 0.0619% 114,244 11-3111 Compensation and Benefits Managers 0.0271% 153,305 11-3121 Human Resources Managers 0.2445% 140,159
11-3131 Training and Development Managers 0.0511% 152,988 11-9013 Farmers, Ranchers, and Other Agricultural Managers 0.0013% 118,578 11-9021 Construction Managers 0.0751% 143,065
11-9031 Education and Childcare Administrators, Preschool and Daycare 0.0018% 71,992 11-9032 Education Administrators, Kindergarten through Secondary 0.0016% 132,693 11-9033 Education Administrators, Postsecondary 0.0003% 143,422 11-9039 Education Administrators, All Other 0.0040% 123,260 11-9041 Architectural and Engineering Managers 0.2941% 184,318 11-9051 Food Service Managers 0.0596% 83,363
11-9072 Entertainment and Recreation Managers, Except Gambling 0.0018% 89,003 11-9081 Lodging Managers 0.0055% 89,645
11-9111 Medical and Health Services Managers 0.4350% 138,476 11-9121 Natural Sciences Managers 0.1136% 207,245
11-9141 Property, Real Estate, and Community Association Managers 0.5663% 70,156 11-9151 Social and Community Service Managers 0.0414% 89,584 11-9161 Emergency Management Directors 0.0008% 124,820
11-9179 Personal Service Managers, All Other 0.0005% 75,112 11-9199 Managers, All Other 0.5823% 152,458
13-1011 Agents and Business Managers of Artists, Performers, and Athletes 0.0013% 143,606 13-1031 Claims Adjusters, Examiners, and Investigators 0.6266% 106,973 13-1032 Insurance Appraisers, Auto Damage 0.0335% 76,622 13-1041 Compliance Officers 0.3412% 84,332
13-1051 Cost Estimators 0.0530% 99,079
13-1071 Human Resources Specialists 1.0791% 83,455
13-1075 Labor Relations Specialists 0.0132% 102,781
13-1081 Logisticians 0.1842% 87,320
13-1082 Project Management Specialists 1.1217% 104,117
13-1111 Management Analysts 1.4453% 94,775
13-1121 Meeting, Convention, and Event Planners 0.0875% 64,363 13-1131 Fundraisers 0.0269% 65,036
13-1141 Compensation, Benefits, and Job Analysis Specialists 0.1423% 89,890 13-1151 Training and Development Specialists 0.3879% 73,511 13-1161 Market Research Analysts and Marketing Specialists 1.3022% 84,475 Agenda Item #11.2.

City of St. Helena Affordable Housing and Commercial Linkage Impact Fee Study 29 Table 2.7: Occupation Mix and Averages for Office Prototype Continued SOC Code Occupation Name
Percent of
Total
Average
Annual
Wage
13-1199 Business Operations Specialists, All Other 1.0957% 76,397 13-2011 Accountants and Auditors 2.2337% 95,030
13-2031 Budget Analysts 0.0340% 99,293
13-2041 Credit Analysts 0.1665% 99,915
13-2051 Financial and Investment Analysts 0.6464% 116,172 13-2052 Personal Financial Advisors 0.6962% 142,066
13-2053 Insurance Underwriters 0.3146% 98,956
13-2054 Financial Risk Specialists 0.1325% 126,044
13-2061 Financial Examiners 0.1260% 105,422
13-2071 Credit Counselors 0.0366% 60,794
13-2072 Loan Officers 0.8435% 88,738
13-2082 Tax Preparers 0.2266% 58,336
13-2099 Financial Specialists, All Other 0.1742% 78,468 15-1211 Computer Systems Analysts 1.0258% 113,293
15-1212 Information Security Analysts 0.3689% 142,889
15-1221 Computer and Information Research Scientists 0.0495% 241,135 15-1231 Computer Network Support Specialists 0.3088% 87,114 15-1232 Computer User Support Specialists 1.1410% 79,285 15-1241 Computer Network Architects 0.3760% 122,473
15-1242 Database Administrators 0.1491% 104,872
15-1243 Database Architects 0.1133% 158,839
15-1244 Network and Computer Systems Administrators 0.5478% 105,110 15-1251 Computer Programmers 0.3162% 127,375
15-1252 Software Developers 3.2287% 139,867
15-1253 Software Quality Assurance Analysts and Testers 0.4590% 142,982 15-1254 Web Developers 0.1573% 107,042
15-1255 Web and Digital Interface Designers 0.1684% 81,008 15-1299 Computer Occupations, All Other 0.5871% 104,269 15-2011 Actuaries 0.0661% 131,570
15-2021 Mathematicians 0.0005% 131,445
15-2031 Operations Research Analysts 0.1979% 105,630
15-2041 Statisticians 0.0435% 141,445
15-2051 Data Scientists 0.2366% 117,001
15-2099 Mathematical Science Occupations, All Other 0.0047% 107,270 17-1011 Architects, Except Landscape and Naval 0.2456% 115,111 17-1012 Landscape Architects 0.0390% 119,680
17-1021 Cartographers and Photogrammetrists 0.0150% 100,168 17-1022 Surveyors 0.0970% 106,035
17-2011 Aerospace Engineers 0.0688% 145,215
17-2021 Agricultural Engineers 0.0008% 113,324
17-2031 Bioengineers and Biomedical Engineers 0.0287% 127,894 17-2041 Chemical Engineers 0.0240% 122,432
17-2051 Civil Engineers 0.4777% 112,514
17-2061 Computer Hardware Engineers 0.1655% 173,356
17-2071 Electrical Engineers 0.2901% 156,741
17-2072 Electronics Engineers, Except Computer 0.1876% 143,938 17-2081 Environmental Engineers 0.0632% 118,901
17-2111 Health and Safety Engineers, Except Mining Safety Engineers and Inspectors 0.0211% 126,928 17-2112 Industrial Engineers 0.2888% 120,407
17-2121 Marine Engineers and Naval Architects 0.0058% 141,186 Agenda Item #11.2.

City of St. Helena Affordable Housing and Commercial Linkage Impact Fee Study 30 Table 2.7: Occupation Mix and Averages for Office Prototype Continued SOC Code Occupation Name
Percent of
Total
Average
Annual
Wage
17-2131 Materials Engineers 0.0224% 118,029
17-2141 Mechanical Engineers 0.3452% 113,678
17-2151 Mining and Geological Engineers, Including Mining Safety Engineers 0.0092% 118,880 17-2161 Nuclear Engineers 0.0087% 160,843
17-2171 Petroleum Engineers 0.0211% 148,559
17-2199 Engineers, All Other 0.1929% 104,550
17-3011 Architectural and Civil Drafters 0.2053% 70,396 17-3012 Electrical and Electronics Drafters 0.0335% 79,918 17-3013 Mechanical Drafters 0.0509% 79,191
17-3019 Drafters, All Other 0.0169% 69,637
17-3021 Aerospace Engineering and Operations Technologists and Technicians 0.0132% 88,693 17-3022 Civil Engineering Technologists and Technicians 0.0788% 81,413 17-3023 Electrical and Electronic Engineering Technologists and Technicians 0.1497% 82,358 17-3024 Electro-Mechanical and Mechatronics Technologists and Technicians 0.0140% 79,721 17-3025 Environmental Engineering Technologists and Technicians 0.0192% 74,612 17-3026 Industrial Engineering Technologists and Technicians 0.0669% 80,084 17-3027 Mechanical Engineering Technologists and Technicians 0.0519% 77,353 17-3028 Calibration Technologists and Technicians 0.0103% 66,906 17-3029 Engineering Technologists and Technicians, Except Drafters, All Other 0.0941% 73,106 19-1011 Animal Scientists 0.0021% 157,988
19-1012 Food Scientists and Technologists 0.0113% 72,909 19-1021 Biochemists and Biophysicists 0.0635% 140,417
19-1022 Microbiologists 0.0271% 109,098
19-1023 Zoologists and Wildlife Biologists 0.0058% 90,541 19-1029 Biological Scientists, All Other 0.0540% 117,603 19-1031 Conservation Scientists 0.0021% 85,442
19-1032 Foresters 0.0008% 75,235
19-1041 Epidemiologists 0.0021% 102,805
19-1042 Medical Scientists, Except Epidemiologists 0.1560% 128,818 19-1099 Life Scientists, All Other 0.0079% 134,322
19-2011 Astronomers 0.0024% 150,957
19-2012 Physicists 0.0298% 172,380
19-2021 Atmospheric and Space Scientists 0.0074% 108,527 19-2031 Chemists 0.0862% 80,001
19-2032 Materials Scientists 0.0108% 106,668
19-2041 Environmental Scientists and Specialists, Including Health 0.0862% 104,799 19-2042 Geoscientists, Except Hydrologists and Geographers 0.0385% 102,224 19-2043 Hydrologists 0.0061% 131,362
19-2099 Physical Scientists, All Other 0.0121% 139,036
19-3011 Economists 0.0150% 142,359
19-3022 Survey Researchers 0.0163% 82,244
19-3032 Industrial-Organizational Psychologists 0.0003% 130,085 19-3033 Clinical and Counseling Psychologists 0.0949% 132,068 19-3034 School Psychologists 0.0029% 126,762
19-3039 Psychologists, All Other 0.0063% 120,895
19-3041 Sociologists 0.0034% 112,110
19-3051 Urban and Regional Planners 0.0145% 114,872
19-3091 Anthropologists and Archeologists 0.0111% 78,381 19-3092 Geographers 0.0003% 97,312
Agenda Item #11.2.

City of St. Helena Affordable Housing and Commercial Linkage Impact Fee Study 31 Table 2.7: Occupation Mix and Averages for Office Prototype Continued SOC Code Occupation Name
Percent of
Total
Average
Annual
Wage
19-3093 Historians 0.0018% 101,185
19-3094 Political Scientists 0.0024% 129,638
19-3099 Social Scientists and Related Workers, All Other 0.0145% 94,321 19-4012 Agricultural Technicians 0.0129% 60,219
19-4013 Food Science Technicians 0.0024% 52,680
19-4021 Biological Technicians 0.0906% 61,891
19-4031 Chemical Technicians 0.0617% 50,613
19-4042 Environmental Science and Protection Technicians, Including Health 0.0516% 65,806 19-4043 Geological Technicians, Except Hydrologic Technicians 0.0153% 67,280 19-4044 Hydrologic Technicians 0.0005% 76,169
19-4051 Nuclear Technicians 0.0013% 78,194
19-4061 Social Science Research Assistants 0.0248% 68,142 19-4071 Forest and Conservation Technicians 0.0021% 48,422 19-4092 Forensic Science Technicians 0.0026% 97,229
19-4099 Life, Physical, and Social Science Technicians, All Other 0.0756% 59,814 19-5011 Occupational Health and Safety Specialists 0.0706% 92,431 19-5012 Occupational Health and Safety Technicians 0.0184% 68,163 21-1012 Educational, Guidance, and Career Counselors and Advisors 0.0116% 96,045 21-1013 Marriage and Family Therapists 0.0638% 56,356
21-1015 Rehabilitation Counselors 0.0177% 53,251
21-1019 Counselors, All Other 0.0264% 45,940
21-1021 Child, Family, and School Social Workers 0.0445% 69,378 21-1022 Healthcare Social Workers 0.1038% 92,493
21-1023 Mental Health and Substance Abuse Social Workers 0.1014% 109,057 21-1029 Social Workers, All Other 0.0069% 79,233
21-1091 Health Education Specialists 0.0377% 66,605
21-1092 Probation Officers and Correctional Treatment Specialists 0.0024% 101,040 21-1093 Social and Human Service Assistants 0.1220% 53,542 21-1094 Community Health Workers 0.0506% 82,047
21-1099 Community and Social Service Specialists, All Other 0.0211% 57,592 21-2011 Clergy 0.0018% 72,036
21-2099 Religious Workers, All Other 0.0003% 54,964
23-1011 Lawyers 1.3660% 176,887
23-2011 Paralegals and Legal Assistants 0.7763% 72,317
23-2093 Title Examiners, Abstractors, and Searchers 0.1299% 90,977 23-2099 Legal Support Workers, All Other 0.0474% 68,163 25-1042 Biological Science Teachers, Postsecondary 0.0005% 127,229 25-1052 Chemistry Teachers, Postsecondary 0.0003% 124,394 25-1072 Nursing Instructors and Teachers, Postsecondary 0.0003% 108,153 25-1194 Career/Technical Education Teachers, Postsecondary 0.0013% 101,777 25-2011 Preschool Teachers, Except Special Education 0.0063% 47,519 25-2012 Kindergarten Teachers, Except Special Education 0.0003% 105,412 25-2021 Elementary School Teachers, Except Special Education 0.0011% 95,162 25-2031 Secondary School Teachers, Except Special and Career/Technical Education 0.0024% 96,367 25-2051 Special Education Teachers, Preschool 0.0021% 78,516 25-2059 Special Education Teachers, All Other 0.0026% 84,716 25-3011 Adult Basic Education, Adult Secondary Education, and English as a Second Language Instructors 0.0011% 94,882 25-3021 Self-Enrichment Teachers 0.0034% 58,100
25-3031 Substitute Teachers, Short-Term 0.0335% 53,012
Agenda Item #11.2.

City of St. Helena Affordable Housing and Commercial Linkage Impact Fee Study 32 Table 2.7: Occupation Mix and Averages for Office Prototype Continued SOC Code Occupation Name
Percent of
Total
Average
Annual
Wage
25-3041 Tutors 0.0047% 43,978
25-3099 Teachers and Instructors, All Other 0.0150% 101,808 25-4011 Archivists 0.0026% 74,518
25-4012 Curators 0.0005% 83,013
25-4022 Librarians and Media Collections Specialists 0.0232% 83,594 25-4031 Library Technicians 0.0137% 62,452
25-9031 Instructional Coordinators 0.0216% 112,099
25-9099 Educational Instruction and Library Workers, All Other 0.0013% 65,079 27-1011 Art Directors 0.0906% 108,485
27-1012 Craft Artists 0.0013% 96,554
27-1013 Fine Artists, Including Painters, Sculptors, and Illustrators 0.0063% 82,628 27-1014 Special Effects Artists and Animators 0.0472% 140,002 27-1019 Artists and Related Workers, All Other 0.0008% 108,371 27-1021 Commercial and Industrial Designers 0.0324% 98,194 27-1022 Fashion Designers 0.0155% 96,678
27-1023 Floral Designers 0.0016% 44,071
27-1024 Graphic Designers 0.3096% 76,855
27-1025 Interior Designers 0.1043% 89,949
27-1026 Merchandise Displayers and Window Trimmers 0.0711% 46,397 27-1027 Set and Exhibit Designers 0.0090% 87,519
27-1029 Designers, All Other 0.0113% 91,860
27-2012 Producers and Directors 0.2140% 156,015
27-2022 Coaches and Scouts 0.0005% 60,520
27-2041 Music Directors and Composers 0.0008% 101,943
27-3031 Public Relations Specialists 0.2693% 96,647
27-3041 Editors 0.1887% 91,538
27-3042 Technical Writers 0.0943% 125,588
27-3043 Writers and Authors 0.0754% 134,311
27-3091 Interpreters and Translators 0.0709% 69,482
27-3092 Court Reporters and Simultaneous Captioners 0.0092% 101,985 27-3099 Media and Communication Workers, All Other 0.0198% 62,836 27-4011 Audio and Video Technicians 0.0469% 73,210
27-4014 Sound Engineering Technicians 0.0192% 92,867
27-4015 Lighting Technicians 0.0013% 96,751
27-4021 Photographers 0.0664% 67,799
27-4031 Camera Operators, Television, Video, and Film 0.0316% 82,701 27-4032 Film and Video Editors 0.0632% 95,879
27-4099 Media and Communication Equipment Workers, All Other 0.0221% 76,065 29-1011 Chiropractors 0.0951% 93,480
29-1021 Dentists, General 0.2788% 205,901
29-1022 Oral and Maxillofacial Surgeons 0.0132% 267,594 29-1031 Dietitians and Nutritionists 0.0559% 91,008
29-1041 Optometrists 0.0877% 149,825
29-1051 Pharmacists 0.0672% 172,006
29-1071 Physician Assistants 0.2308% 171,757
29-1081 Podiatrists 0.0198% 187,375
29-1122 Occupational Therapists 0.1146% 111,320
29-1123 Physical Therapists 0.2906% 130,698
Agenda Item #11.2.

City of St. Helena Affordable Housing and Commercial Linkage Impact Fee Study 33 Table 2.7: Occupation Mix and Averages for Office Prototype Continued SOC Code Occupation Name
Percent of
Total
Average
Annual
Wage
29-1124 Radiation Therapists 0.0140% 147,364
29-1125 Recreational Therapists 0.0029% 81,195
29-1126 Respiratory Therapists 0.0224% 99,846
29-1127 Speech-Language Pathologists 0.1125% 122,722
29-1128 Exercise Physiologists 0.0034% 82,254
29-1131 Veterinarians 0.1931% 131,601
29-1141 Registered Nurses 1.4364% 152,027
29-1151 Nurse Anesthetists 0.0756% 255,985
29-1161 Nurse Midwives 0.0155% 176,046
29-1171 Nurse Practitioners 0.3945% 196,462
29-1181 Audiologists 0.0213% 114,020
29-1212 Cardiologists 0.0395% 345,716
29-1214 Emergency Medicine Physicians 0.0685% 236,608
29-1215 Family Medicine Physicians 0.2113% 279,869
29-1216 General Internal Medicine Physicians 0.1012% 264,126 29-1217 Neurologists 0.0116% 254,199
29-1221 Pediatricians, General 0.0682% 225,839
29-1222 Physicians, Pathologists 0.0198% 268,010
29-1223 Psychiatrists 0.0324% 337,699
29-1224 Radiologists 0.0627% 352,175
29-1249 Surgeons, All Other 0.0564% 297,076
29-1291 Acupuncturists 0.0174% 94,768
29-1292 Dental Hygienists 0.5494% 119,607
29-1299 Healthcare Diagnosing or Treating Practitioners, All Other 0.0116% 132,525 29-2031 Cardiovascular Technologists and Technicians 0.0253% 87,769 29-2032 Diagnostic Medical Sonographers 0.0817% 118,880 29-2033 Nuclear Medicine Technologists 0.0105% 133,854
29-2034 Radiologic Technologists and Technicians 0.2098% 103,511 29-2035 Magnetic Resonance Imaging Technologists 0.0387% 113,179 29-2036 Medical Dosimetrists 0.0018% 182,941
29-2042 Emergency Medical Technicians 0.0245% 47,373
29-2043 Paramedics 0.0142% 74,217
29-2051 Dietetic Technicians 0.0034% 46,034
29-2052 Pharmacy Technicians 0.0704% 61,828
29-2053 Psychiatric Technicians 0.0556% 77,145
29-2055 Surgical Technologists 0.0754% 86,024
29-2056 Veterinary Technologists and Technicians 0.2980% 47,924 29-2057 Ophthalmic Medical Technicians 0.1613% 54,123
29-2061 Licensed Practical and Licensed Vocational Nurses 0.4003% 79,305 29-2072 Medical Records Specialists 0.2580% 57,384
29-2081 Opticians, Dispensing 0.1086% 55,837
29-2091 Orthotists and Prosthetists 0.0179% 87,935
29-2092 Hearing Aid Specialists 0.0066% 66,148
29-2099 Health Technologists and Technicians, All Other 0.1939% 64,258 29-9021 Health Information Technologists and Medical Registrars 0.0377% 99,191 29-9091 Athletic Trainers 0.0187% 68,890
29-9092 Genetic Counselors 0.0024% 136,866
29-9093 Surgical Assistants 0.0242% 55,961
Agenda Item #11.2.

City of St. Helena Affordable Housing and Commercial Linkage Impact Fee Study 34 Table 2.7: Occupation Mix and Averages for Office Prototype Continued SOC Code Occupation Name
Percent of
Total
Average
Annual
Wage
29-9099 Healthcare Practitioners and Technical Workers, All Other 0.0366% 85,671 31-1131 Nursing Assistants 0.2000% 46,177
31-1132 Orderlies 0.0087% 51,759
31-1133 Psychiatric Aides 0.0071% 52,104
31-2011 Occupational Therapy Assistants 0.0559% 84,317
31-2012 Occupational Therapy Aides 0.0034% 50,055
31-2021 Physical Therapist Assistants 0.1354% 82,488
31-2022 Physical Therapist Aides 0.0859% 38,631
31-9011 Massage Therapists 0.0809% 52,720
31-9091 Dental Assistants 0.9051% 55,689
31-9092 Medical Assistants 1.5394% 57,351
31-9093 Medical Equipment Preparers 0.0345% 65,900
31-9094 Medical Transcriptionists 0.1062% 39,237
31-9095 Pharmacy Aides 0.0113% 59,577
31-9096 Veterinary Assistants and Laboratory Animal Caretakers 0.2493% 41,045 31-9097 Phlebotomists 0.1708% 52,752
31-9099 Healthcare Support Workers, All Other 0.0735% 52,992 33-1011 First-Line Supervisors of Correctional Officers 0.0037% 118,892 33-1021 First-Line Supervisors of Firefighting and Prevention Workers 0.0076% 96,703 33-1091 First-Line Supervisors of Security Workers 0.0793% 63,768 33-1099 First-Line Supervisors of Protective Service Workers, All Other 0.0116% 77,356 33-2011 Firefighters 0.0493% 65,754
33-2021 Fire Inspectors and Investigators 0.0011% 96,347 33-3012 Correctional Officers and Jailers 0.0472% 88,341 33-9021 Private Detectives and Investigators 0.0477% 62,608 33-9032 Security Guards 1.9120% 41,286
33-9091 Crossing Guards and Flaggers 0.0917% 51,351
33-9092 Lifeguards, Ski Patrol, and Other Recreational Protective Service Workers 0.0040% 38,077 33-9094 School Bus Monitors 0.0003% 37,418
33-9099 Protective Service Workers, All Other 0.0337% 40,073 35-1011 Chefs and Head Cooks 0.0495% 77,586
35-1012 First-Line Supervisors of Food Preparation and Serving Workers 0.1220% 51,215 35-2011 Cooks, Fast Food 0.0047% 38,087
35-2012 Cooks, Institution and Cafeteria 0.1689% 51,487 35-2014 Cooks, Restaurant 0.0740% 44,839
35-2015 Cooks, Short Order 0.0182% 42,435
35-2019 Cooks, All Other 0.0111% 41,547
35-2021 Food Preparation Workers 0.1368% 41,233
35-3011 Bartenders 0.0374% 39,885
35-3023 Fast Food and Counter Workers 0.3307% 37,648
35-3031 Waiters and Waitresses 0.1212% 41,202
35-3041 Food Servers, Nonrestaurant 0.0754% 44,317
35-9011 Dining Room and Cafeteria Attendants and Bartender Helpers 0.0527% 37,000 35-9021 Dishwashers 0.0704% 38,662
35-9031 Hosts and Hostesses, Restaurant, Lounge, and Coffee Shop 0.0140% 38,307 35-9099 Food Preparation and Serving Related Workers, All Other 0.0192% 43,564 37-1011 First-Line Supervisors of Housekeeping and Janitorial Workers 0.1866% 56,368 37-1012 First-Line Supervisors of Landscaping, Lawn Service, and Groundskeeping Workers 0.2113% 73,917 37-2011 Janitors and Cleaners, Except Maids and Housekeeping Cleaners 2.7676% 44,181 37-2012 Maids and Housekeeping Cleaners 0.4274% 42,352
Agenda Item #11.2.

City of St. Helena Affordable Housing and Commercial Linkage Impact Fee Study 35 Table 2.7: Occupation Mix and Averages for Office Prototype Continued SOC Code Occupation Name
Percent of
Total
Average
Annual
Wage
37-2019 Building Cleaning Workers, All Other 0.0311% 45,811 37-2021 Pest Control Workers 0.2229% 51,539
37-3011 Landscaping and Groundskeeping Workers 1.5652% 47,118 37-3012 Pesticide Handlers, Sprayers, and Applicators, Vegetation 0.0324% 47,003 37-3013 Tree Trimmers and Pruners 0.0951% 66,329
37-3019 Grounds Maintenance Workers, All Other 0.0174% 49,888 39-1014 First-Line Supervisors of Entertainment and Recreation Workers, Except Gambling Services 0.0145% 53,243 39-1022 First-Line Supervisors of Personal Service Workers 0.0140% 53,849 39-2011 Animal Trainers 0.0011% 48,320
39-2021 Animal Caretakers 0.0988% 39,958
39-3021 Motion Picture Projectionists 0.0045% 55,960
39-3031 Ushers, Lobby Attendants, and Ticket Takers 0.0859% 36,990 39-3091 Amusement and Recreation Attendants 0.0082% 37,659 39-3092 Costume Attendants 0.0040% 62,399
39-3093 Locker Room, Coatroom, and Dressing Room Attendants 0.0003% 42,822 39-5012 Hairdressers, Hairstylists, and Cosmetologists 0.0061% 43,355 39-5092 Manicurists and Pedicurists 0.0003% 36,154
39-5094 Skincare Specialists 0.0211% 50,463
39-6011 Baggage Porters and Bellhops 0.0071% 37,074
39-6012 Concierges 0.0340% 43,658
39-9011 Childcare Workers 0.0213% 41,192
39-9031 Exercise Trainers and Group Fitness Instructors 0.0174% 68,252 39-9032 Recreation Workers 0.0158% 38,547
39-9041 Residential Advisors 0.0113% 61,531
39-9099 Personal Care and Service Workers, All Other 0.0034% 39,990 41-1011 First-Line Supervisors of Retail Sales Workers 0.0791% 60,565 41-1012 First-Line Supervisors of Non-Retail Sales Workers 0.2983% 91,122 41-2011 Cashiers 0.1231% 37,787
41-2021 Counter and Rental Clerks 0.3362% 48,173
41-2022 Parts Salespersons 0.0045% 45,659
41-2031 Retail Salespersons 0.2327% 44,263
41-3011 Advertising Sales Agents 0.1881% 76,495
41-3021 Insurance Sales Agents 1.1536% 89,943
41-3031 Securities, Commodities, and Financial Services Sales Agents 1.1347% 81,440 41-3041 Travel Agents 0.0018% 54,359
41-3091 Sales Representatives of Services, Except Advertising, Insurance, Financial Services, and Travel 1.5297% 85,598 41-4011 Sales Representatives, Wholesale and Manufacturing, Technical and Scientific Products 0.2374% 107,455 41-4012 Sales Representatives, Wholesale and Manufacturing, Except Technical and Scientific Products 0.2825% 94,153 41-9011 Demonstrators and Product Promoters 0.0350% 46,921 41-9022 Real Estate Sales Agents 0.4150% 95,446
41-9031 Sales Engineers 0.0877% 147,125
41-9041 Telemarketers 0.2617% 40,032
41-9091 Door-to-Door Sales Workers, News and Street Vendors, and Related Workers 0.0121% 39,401 41-9099 Sales and Related Workers, All Other 0.1165% 71,302 43-1011 First-Line Supervisors of Office and Administrative Support Workers 1.7926% 74,744 43-2011 Switchboard Operators, Including Answering Service 0.0572% 48,962 43-2021 Telephone Operators 0.0032% 55,077
43-3011 Bill and Account Collectors 0.4329% 58,444
43-3021 Billing and Posting Clerks 0.7539% 57,825
Agenda Item #11.2.

City of St. Helena Affordable Housing and Commercial Linkage Impact Fee Study 36 Table 2.7: Occupation Mix and Averages for Office Prototype Continued SOC Code Occupation Name
Percent of
Total
Average
Annual
Wage
43-3031 Bookkeeping, Accounting, and Auditing Clerks 1.7012% 58,837 43-3051 Payroll and Timekeeping Clerks 0.1800% 62,969
43-3061 Procurement Clerks 0.0285% 51,834
43-3071 Tellers 0.9895% 46,597
43-3099 Financial Clerks, All Other 0.0609% 55,046
43-4011 Brokerage Clerks 0.1049% 56,637
43-4021 Correspondence Clerks 0.0126% 50,470
43-4031 Court, Municipal, and License Clerks 0.0053% 56,978 43-4041 Credit Authorizers, Checkers, and Clerks 0.0306% 49,571 43-4051 Customer Service Representatives 4.0936% 47,454 43-4061 Eligibility Interviewers, Government Programs 0.0063% 68,464 43-4071 File Clerks 0.1178% 47,392
43-4081 Hotel, Motel, and Resort Desk Clerks 0.0256% 40,626 43-4111 Interviewers, Except Eligibility and Loan 0.1565% 55,645 43-4121 Library Assistants, Clerical 0.0200% 48,322
43-4131 Loan Interviewers and Clerks 0.6353% 51,565
43-4141 New Accounts Clerks 0.1059% 50,697
43-4151 Order Clerks 0.0440% 49,375
43-4161 Human Resources Assistants, Except Payroll and Timekeeping 0.1070% 58,414 43-4171 Receptionists and Information Clerks 1.6024% 44,479 43-4181 Reservation and Transportation Ticket Agents and Travel Clerks 0.0037% 44,138 43-4199 Information and Record Clerks, All Other 0.0611% 58,197 43-5011 Cargo and Freight Agents 0.0087% 53,776
43-5021 Couriers and Messengers 0.0798% 43,353
43-5031 Public Safety Telecommunicators 0.0024% 63,113
43-5032 Dispatchers, Except Police, Fire, and Ambulance 0.0775% 51,937 43-5041 Meter Readers, Utilities 0.0103% 72,431
43-5061 Production, Planning, and Expediting Clerks 0.3004% 61,450 43-5071 Shipping, Receiving, and Inventory Clerks 0.2920% 52,040 43-5111 Weighers, Measurers, Checkers, and Samplers, Recordkeeping 0.0179% 46,813 43-6011 Executive Secretaries and Executive Administrative Assistants 0.5626% 84,175 43-6012 Legal Secretaries and Administrative Assistants 0.3578% 62,111 43-6013 Medical Secretaries and Administrative Assistants 1.1850% 54,499 43-6014 Secretaries and Administrative Assistants, Except Legal, Medical, and Executive1.6730% 53,249 43-9021 Data Entry Keyers 0.2474% 43,715
43-9022 Word Processors and Typists 0.0134% 49,685
43-9031 Desktop Publishers 0.0119% 60,624
43-9041 Insurance Claims and Policy Processing Clerks 0.6266% 50,542 43-9051 Mail Clerks and Mail Machine Operators, Except Postal Service 0.1238% 42,961 43-9061 Office Clerks, General 2.3189% 50,078
43-9071 Office Machine Operators, Except Computer 0.0548% 46,576 43-9081 Proofreaders and Copy Markers 0.0100% 62,483
43-9111 Statistical Assistants 0.0071% 64,415
43-9199 Office and Administrative Support Workers, All Other 0.1078% 58,166 45-1011 First-Line Supervisors of Farming, Fishing, and Forestry Workers 0.0034% 65,514 45-2011 Agricultural Inspectors 0.0032% 55,802
45-2041 Graders and Sorters, Agricultural Products 0.0029% 35,149 45-2091 Agricultural Equipment Operators 0.0024% 47,960 45-2092 Farmworkers and Laborers, Crop, Nursery, and Greenhouse 0.0282% 41,090 45-2093 Farmworkers, Farm, Ranch, and Aquacultural Animals 0.0032% 44,179 Agenda Item #11.2.

City of St. Helena Affordable Housing and Commercial Linkage Impact Fee Study 37 Table 2.7: Occupation Mix and Averages for Office Prototype Continued SOC Code Occupation Name
Percent of
Total
Average
Annual
Wage
45-2099 Agricultural Workers, All Other 0.0018% 48,776
45-4011 Forest and Conservation Workers 0.0005% 34,539
45-4021 Fallers 0.0026% 91,106
45-4022 Logging Equipment Operators 0.0034% 61,350
45-4023 Log Graders and Scalers 0.0008% 53,167
47-1011 First-Line Supervisors of Construction Trades and Extraction Workers 0.0535% 97,987 47-2011 Boilermakers 0.0016% 100,993
47-2022 Stonemasons 0.0013% 62,869
47-2031 Carpenters 0.0717% 75,484
47-2041 Carpet Installers 0.0003% 55,141
47-2043 Floor Sanders and Finishers 0.0003% 64,915
47-2044 Tile and Stone Setters 0.0003% 67,787
47-2051 Cement Masons and Concrete Finishers 0.0158% 68,882 47-2061 Construction Laborers 0.1921% 58,127
47-2071 Paving, Surfacing, and Tamping Equipment Operators 0.0016% 71,971 47-2073 Operating Engineers and Other Construction Equipment Operators 0.0300% 85,423 47-2081 Drywall and Ceiling Tile Installers 0.0026% 67,498 47-2111 Electricians 0.0959% 71,909
47-2121 Glaziers 0.0008% 79,028
47-2132 Insulation Workers, Mechanical 0.0003% 96,582
47-2141 Painters, Construction and Maintenance 0.0348% 59,005 47-2142 Paperhangers 0.0029% 52,609
47-2151 Pipelayers 0.0013% 61,732
47-2152 Plumbers, Pipefitters, and Steamfitters 0.0374% 81,022 47-2161 Plasterers and Stucco Masons 0.0003% 63,355
47-2171 Reinforcing Iron and Rebar Workers 0.0008% 62,580 47-2181 Roofers 0.0026% 68,148
47-2211 Sheet Metal Workers 0.0090% 83,347
47-2221 Structural Iron and Steel Workers 0.0058% 71,703 47-2231 Solar Photovoltaic Installers 0.0058% 55,471
47-3012 Helpers--Carpenters 0.0029% 56,742
47-3013 Helpers--Electricians 0.0032% 44,065
47-3014 Helpers--Painters, Paperhangers, Plasterers, and Stucco Masons 0.0008% 45,109 47-3015 Helpers--Pipelayers, Plumbers, Pipefitters, and Steamfitters 0.0011% 43,600 47-3019 Helpers, Construction Trades, All Other 0.0034% 46,400 47-4011 Construction and Building Inspectors 0.1331% 110,323 47-4021 Elevator and Escalator Installers and Repairers 0.0003% 120,655 47-4031 Fence Erectors 0.0016% 50,088
47-4041 Hazardous Materials Removal Workers 0.0026% 59,118 47-4051 Highway Maintenance Workers 0.0011% 66,402
47-4071 Septic Tank Servicers and Sewer Pipe Cleaners 0.0021% 52,196 47-5012 Rotary Drill Operators, Oil and Gas 0.0005% 80,009 47-5022 Excavating and Loading Machine and Dragline Operators, Surface Mining 0.0013% 75,753 47-5023 Earth Drillers, Except Oil and Gas 0.0040% 65,927 47-5032 Explosives Workers, Ordnance Handling Experts, and Blasters 0.0011% 69,688 47-5071 Roustabouts, Oil and Gas 0.0008% 66,433
47-5081 Helpers--Extraction Workers 0.0011% 55,730
49-1011 First-Line Supervisors of Mechanics, Installers, and Repairers 0.2564% 98,474 49-2011 Computer, Automated Teller, and Office Machine Repairers 0.0366% 54,367 49-2021 Radio, Cellular, and Tower Equipment Installers and Repairers 0.0129% 70,638 Agenda Item #11.2.

City of St. Helena Affordable Housing and Commercial Linkage Impact Fee Study 38 Table 2.7: Occupation Mix and Averages for Office Prototype Continued SOC Code Occupation Name
Percent of
Total
Average
Annual
Wage
49-2022 Telecommunications Equipment Installers and Repairers, Except Line Installers 0.3402% 85,406 49-2091 Avionics Technicians 0.0055% 93,862
49-2092 Electric Motor, Power Tool, and Related Repairers 0.0021% 57,942 49-2093 Electrical and Electronics Installers and Repairers, Transportation Equipment 0.0003% 80,245 49-2094 Electrical and Electronics Repairers, Commercial and Industrial Equipment 0.0285% 77,509 49-2095 Electrical and Electronics Repairers, Powerhouse, Substation, and Relay 0.0026% 108,371 49-2097 Audiovisual Equipment Installers and Repairers 0.0053% 60,533 49-2098 Security and Fire Alarm Systems Installers 0.1320% 65,207 49-3011 Aircraft Mechanics and Service Technicians 0.0190% 79,892 49-3021 Automotive Body and Related Repairers 0.0016% 64,648 49-3022 Automotive Glass Installers and Repairers 0.0003% 49,869 49-3023 Automotive Service Technicians and Mechanics 0.0206% 62,140 49-3031 Bus and Truck Mechanics and Diesel Engine Specialists 0.0158% 72,669 49-3041 Farm Equipment Mechanics and Service Technicians 0.0013% 60,139 49-3042 Mobile Heavy Equipment Mechanics, Except Engines 0.0126% 69,052 49-3051 Motorboat Mechanics and Service Technicians 0.0003% 58,865 49-3053 Outdoor Power Equipment and Other Small Engine Mechanics 0.0158% 53,507 49-3092 Recreational Vehicle Service Technicians 0.0003% 56,326 49-3093 Tire Repairers and Changers 0.0016% 41,288
49-9012 Control and Valve Installers and Repairers, Except Mechanical Door 0.0055% 87,748 49-9021 Heating, Air Conditioning, and Refrigeration Mechanics and Installers 0.0427% 65,487 49-9031 Home Appliance Repairers 0.0011% 50,543
49-9041 Industrial Machinery Mechanics 0.0656% 72,286
49-9043 Maintenance Workers, Machinery 0.0137% 61,072
49-9044 Millwrights 0.0058% 69,529
49-9051 Electrical Power-Line Installers and Repairers 0.0045% 108,485 49-9052 Telecommunications Line Installers and Repairers 0.1692% 78,193 49-9061 Camera and Photographic Equipment Repairers 0.0005% 44,138 49-9062 Medical Equipment Repairers 0.0148% 69,280
49-9069 Precision Instrument and Equipment Repairers, All Other 0.0026% 71,975 49-9071 Maintenance and Repair Workers, General 1.2622% 57,673 49-9081 Wind Turbine Service Technicians 0.0003% 71,736 49-9091 Coin, Vending, and Amusement Machine Servicers and Repairers 0.0003% 54,056 49-9092 Commercial Divers 0.0040% 132,207
49-9094 Locksmiths and Safe Repairers 0.0292% 79,229
49-9096 Riggers 0.0032% 89,282
49-9098 Helpers--Installation, Maintenance, and Repair Workers 0.0148% 43,993 49-9099 Installation, Maintenance, and Repair Workers, All Other 0.0833% 51,082 51-1011 First-Line Supervisors of Production and Operating Workers 0.1768% 82,224 51-2011 Aircraft Structure, Surfaces, Rigging, and Systems Assemblers 0.0092% 62,913 51-2021 Coil Winders, Tapers, and Finishers 0.0148% 43,540 51-2031 Engine and Other Machine Assemblers 0.0100% 51,721 51-2041 Structural Metal Fabricators and Fitters 0.0095% 54,753 51-2051 Fiberglass Laminators and Fabricators 0.0005% 47,698 51-3011 Bakers 0.0126% 42,196
51-3021 Butchers and Meat Cutters 0.0003% 44,395
51-3022 Meat, Poultry, and Fish Cutters and Trimmers 0.0003% 36,818 51-3091 Food and Tobacco Roasting, Baking, and Drying Machine Operators and Tenders0.0018% 42,748 51-3092 Food Batchmakers 0.0261% 39,851
51-3093 Food Cooking Machine Operators and Tenders 0.0032% 40,122 Agenda Item #11.2.

City of St. Helena Affordable Housing and Commercial Linkage Impact Fee Study 39 Table 2.7: Occupation Mix and Averages for Office Prototype Continued SOC Code Occupation Name
Percent of
Total
Average
Annual
Wage
51-3099 Food Processing Workers, All Other 0.0129% 36,943 51-4021 Extruding and Drawing Machine Setters, Operators, and Tenders, Metal and Plastic 0.0105% 43,227 51-4022 Forging Machine Setters, Operators, and Tenders, Metal and Plastic 0.0013% 56,775 51-4023 Rolling Machine Setters, Operators, and Tenders, Metal and Plastic 0.0011% 51,325 51-4031 Cutting, Punching, and Press Machine Setters, Operators, and Tenders, Metal and Plastic 0.0264% 45,999 51-4032 Drilling and Boring Machine Tool Setters, Operators, and Tenders, Metal and Plastic 0.0018% 51,043 51-4033 Grinding, Lapping, Polishing, and Buffing Machine Tool Setters, Operators, and Tenders, Metal and Plastic 0.0116% 44,478 51-4034 Lathe and Turning Machine Tool Setters, Operators, and Tenders, Metal and Plastic 0.0032% 54,878 51-4035 Milling and Planing Machine Setters, Operators, and Tenders, Metal and Plastic0.0024% 56,921 51-4041 Machinists 0.1181% 58,151
51-4051 Metal-Refining Furnace Operators and Tenders 0.0003% 48,824 51-4061 Model Makers, Metal and Plastic 0.0040% 76,867
51-4071 Foundry Mold and Coremakers 0.0008% 41,404
51-4072 Molding, Coremaking, and Casting Machine Setters, Operators, and Tenders, Metal and Plastic 0.0503% 44,655 51-4081 Multiple Machine Tool Setters, Operators, and Tenders, Metal and Plastic 0.0659% 44,697 51-4111 Tool and Die Makers 0.0119% 71,552
51-4121 Welders, Cutters, Solderers, and Brazers 0.0767% 59,266 51-4122 Welding, Soldering, and Brazing Machine Setters, Operators, and Tenders 0.0111% 52,992 51-4191 Heat Treating Equipment Setters, Operators, and Tenders, Metal and Plastic 0.0029% 50,439 51-4192 Layout Workers, Metal and Plastic 0.0008% 60,850 51-4193 Plating Machine Setters, Operators, and Tenders, Metal and Plastic 0.0095% 46,083 51-4194 Tool Grinders, Filers, and Sharpeners 0.0003% 48,136 51-4199 Metal Workers and Plastic Workers, All Other 0.0182% 45,270 51-5111 Prepress Technicians and Workers 0.0079% 50,887 51-5112 Printing Press Operators 0.0711% 52,450
51-5113 Print Binding and Finishing Workers 0.0119% 44,832 51-6011 Laundry and Dry-Cleaning Workers 0.0327% 39,403 51-6021 Pressers, Textile, Garment, and Related Materials 0.0003% 37,141 51-6031 Sewing Machine Operators 0.0213% 37,673
51-6042 Shoe Machine Operators and Tenders 0.0003% 43,686 51-6052 Tailors, Dressmakers, and Custom Sewers 0.0008% 47,844 51-6062 Textile Cutting Machine Setters, Operators, and Tenders 0.0021% 39,517 51-6063 Textile Knitting and Weaving Machine Setters, Operators, and Tenders 0.0016% 38,976 51-6064 Textile Winding, Twisting, and Drawing Out Machine Setters, Operators, and Tenders 0.0008% 36,683 51-6092 Fabric and Apparel Patternmakers 0.0021% 68,707 51-6093 Upholsterers 0.0026% 44,989
51-6099 Textile, Apparel, and Furnishings Workers, All Other 0.0050% 36,485 51-7011 Cabinetmakers and Bench Carpenters 0.0053% 51,460 51-7021 Furniture Finishers 0.0021% 48,428
51-7041 Sawing Machine Setters, Operators, and Tenders, Wood 0.0021% 46,302 51-7042 Woodworking Machine Setters, Operators, and Tenders, Except Sawing 0.0024% 48,834 51-7099 Woodworkers, All Other 0.0016% 42,560
51-8012 Power Distributors and Dispatchers 0.0029% 119,563 51-8013 Power Plant Operators 0.0013% 107,672
51-8021 Stationary Engineers and Boiler Operators 0.0079% 78,639 51-8031 Water and Wastewater Treatment Plant and System Operators 0.0047% 78,649 51-8091 Chemical Plant and System Operators 0.0008% 93,562 51-8092 Gas Plant Operators 0.0008% 108,986
51-8093 Petroleum Pump System Operators, Refinery Operators, and Gaugers 0.0029% 101,117 51-8099 Plant and System Operators, All Other 0.0008% 73,960 Agenda Item #11.2.

City of St. Helena Affordable Housing and Commercial Linkage Impact Fee Study 40 Table 2.7: Occupation Mix and Averages for Office Prototype Continued SOC Code Occupation Name
Percent of
Total
Average
Annual
Wage
51-9011 Chemical Equipment Operators and Tenders 0.0050% 54,045 51-9012 Separating, Filtering, Clarifying, Precipitating, and Still Machine Setters, Operators, and Tenders 0.0061% 74,543 51-9021 Crushing, Grinding, and Polishing Machine Setters, Operators, and Tenders 0.0040% 46,052 51-9022 Grinding and Polishing Workers, Hand 0.0090% 51,043 51-9023 Mixing and Blending Machine Setters, Operators, and Tenders 0.0187% 54,482 51-9031 Cutters and Trimmers, Hand 0.0013% 37,600
51-9032 Cutting and Slicing Machine Setters, Operators, and Tenders 0.0090% 47,021 51-9041 Extruding, Forming, Pressing, and Compacting Machine Setters, Operators, and Tenders 0.0082% 46,562 51-9051 Furnace, Kiln, Oven, Drier, and Kettle Operators and Tenders 0.0013% 45,968 51-9061 Inspectors, Testers, Sorters, Samplers, and Weighers 0.4066% 51,689 51-9071 Jewelers and Precious Stone and Metal Workers 0.0011% 50,970 51-9081 Dental Laboratory Technicians 0.0896% 60,964
51-9082 Medical Appliance Technicians 0.0264% 48,375
51-9083 Ophthalmic Laboratory Technicians 0.0292% 51,148 51-9111 Packaging and Filling Machine Operators and Tenders 0.1186% 48,730 51-9123 Painting, Coating, and Decorating Workers 0.0026% 52,502 51-9124 Coating, Painting, and Spraying Machine Setters, Operators, and Tenders 0.0229% 58,536 51-9141 Semiconductor Processing Technicians 0.0611% 53,826 51-9151 Photographic Process Workers and Processing Machine Operators 0.0069% 47,333 51-9161 Computer Numerically Controlled Tool Operators 0.0514% 52,117 51-9162 Computer Numerically Controlled Tool Programmers 0.0071% 79,629 51-9191 Adhesive Bonding Machine Operators and Tenders 0.0008% 47,625 51-9192 Cleaning, Washing, and Metal Pickling Equipment Operators and Tenders 0.0032% 46,927 51-9193 Cooling and Freezing Equipment Operators and Tenders 0.0003% 46,729 51-9194 Etchers and Engravers 0.0016% 43,905
51-9195 Molders, Shapers, and Casters, Except Metal and Plastic 0.0063% 49,032 51-9196 Paper Goods Machine Setters, Operators, and Tenders 0.0079% 49,084 51-9197 Tire Builders 0.0011% 46,729
51-9198 Helpers--Production Workers 0.1199% 46,989
51-9199 Production Workers, All Other 0.2348% 49,543
53-2011 Airline Pilots, Copilots, and Flight Engineers 0.0008% 262,343 53-2012 Commercial Pilots 0.0132% 148,128
53-3011 Ambulance Drivers and Attendants, Except Emergency Medical Technicians 0.0011% 39,366 53-3031 Driver/Sales Workers 0.0348% 46,920
53-3032 Heavy and Tractor-Trailer Truck Drivers 0.1689% 60,073 53-3033 Light Truck Drivers 0.1275% 48,398
53-3051 Bus Drivers, School 0.0008% 52,529
53-3052 Bus Drivers, Transit and Intercity 0.0011% 61,863 53-3053 Shuttle Drivers and Chauffeurs 0.0308% 41,842
53-3054 Taxi Drivers 0.0011% 37,617
53-5021 Captains, Mates, and Pilots of Water Vessels 0.0003% 113,029 53-6021 Parking Attendants 0.0190% 37,357
53-6031 Automotive and Watercraft Service Attendants 0.0013% 39,470 53-6041 Traffic Technicians 0.0021% 75,797
53-6051 Transportation Inspectors 0.0042% 75,651
53-6099 Transportation Workers, All Other 0.0040% 49,886 53-7011 Conveyor Operators and Tenders 0.0024% 42,477
53-7021 Crane and Tower Operators 0.0018% 65,276
53-7051 Industrial Truck and Tractor Operators 0.2374% 50,573 Agenda Item #11.2.

City of St. Helena Affordable Housing and Commercial Linkage Impact Fee Study 41 Table 2.7: Occupation Mix and Averages for Office Prototype Continued SOC Code Occupation Name
Percent of
Total
Average
Annual
Wage
53-7061 Cleaners of Vehicles and Equipment 0.0495% 40,094 53-7062 Laborers and Freight, Stock, and Material Movers, Hand 1.7557% 43,809 53-7063 Machine Feeders and Offbearers 0.0171% 45,162
53-7064 Packers and Packagers, Hand 0.3939% 36,983
53-7065 Stockers and Order Fillers 0.3323% 42,217
53-7081 Refuse and Recyclable Material Collectors 0.0008% 64,465 53-7121 Tank Car, Truck, and Ship Loaders 0.0003% 58,044 53-7199 Material Moving Workers, All Other 0.0024% 49,761 Sources: CA EDD, Occupational Employment (May 2022) & Wage (2023 - 1st Quarter) Data.

Agenda Item #11.2.

City of St. Helena Affordable Housing and Commercial Linkage Impact Fee Study 42 Table 2.8: Occupation Mix and Averages for Industrial Prototype SOC
Code Occupation Name
Percent of
Total
Average
Annual
Wage
11-1011 Chief Executives 0.2139% $ 280,501
11-1021 General and Operations Managers 2.7728% 151,214 11-2011 Advertising and Promotions Managers 0.0361% 183,247 11-2021 Marketing Managers 0.3957% 190,254
11-2022 Sales Managers 0.4401% 147,583
11-2032 Public Relations Managers 0.0571% 160,760
11-2033 Fundraising Managers 0.0062% 137,701
11-3012 Administrative Services Managers 0.2145% 117,406 11-3013 Facilities Managers 0.0718% 108,849
11-3021 Computer and Information Systems Managers 0.7446% 177,434 11-3031 Financial Managers 0.9248% 168,490
11-3051 Industrial Production Managers 0.2281% 153,050
11-3061 Purchasing Managers 0.0734% 130,256
11-3071 Transportation, Storage, and Distribution Managers 0.0664% 114,244 11-3111 Compensation and Benefits Managers 0.0204% 153,305 11-3121 Human Resources Managers 0.2021% 140,159
11-3131 Training and Development Managers 0.0389% 152,988 11-9013 Farmers, Ranchers, and Other Agricultural Managers 0.0014% 118,578 11-9021 Construction Managers 0.5236% 143,065
11-9031 Education and Childcare Administrators, Preschool and Daycare 0.0014% 71,992 11-9032 Education Administrators, Kindergarten through Secondary 0.0012% 132,693 11-9033 Education Administrators, Postsecondary 0.0002% 143,422 11-9039 Education Administrators, All Other 0.0030% 123,260 11-9041 Architectural and Engineering Managers 0.2642% 184,318 11-9051 Food Service Managers 0.0465% 83,363
11-9072 Entertainment and Recreation Managers, Except Gambling 0.0004% 89,003 11-9081 Lodging Managers 0.0042% 89,645
11-9111 Medical and Health Services Managers 0.3304% 138,476 11-9121 Natural Sciences Managers 0.0966% 207,245
11-9141 Property, Real Estate, and Community Association Managers 0.4372% 70,156 11-9151 Social and Community Service Managers 0.0313% 89,584 11-9161 Emergency Management Directors 0.0006% 124,820
11-9179 Personal Service Managers, All Other 0.0004% 75,112 11-9199 Managers, All Other 0.4920% 152,458
13-1031 Claims Adjusters, Examiners, and Investigators 0.4741% 106,973 13-1032 Insurance Appraisers, Auto Damage 0.0253% 76,622 13-1041 Compliance Officers 0.2716% 84,332
13-1051 Cost Estimators 0.3198% 99,079
13-1071 Human Resources Specialists 0.8847% 83,455
13-1075 Labor Relations Specialists 0.0100% 102,781
13-1081 Logisticians 0.1702% 87,320
13-1082 Project Management Specialists 1.1760% 104,117
13-1111 Management Analysts 1.0756% 94,775
13-1121 Meeting, Convention, and Event Planners 0.0676% 64,363 13-1131 Fundraisers 0.0219% 65,036
13-1141 Compensation, Benefits, and Job Analysis Specialists 0.1085% 89,890 13-1151 Training and Development Specialists 0.3160% 73,511 13-1161 Market Research Analysts and Marketing Specialists 1.0196% 84,475 13-1199 Business Operations Specialists, All Other 0.8703% 76,397 13-2011 Accountants and Auditors 1.7903% 95,030
13-2031 Budget Analysts 0.0267% 99,293
13-2041 Credit Analysts 0.1185% 99,915
13-2051 Financial and Investment Analysts 0.3454% 116,172 13-2052 Personal Financial Advisors 0.1395% 142,066
13-2053 Insurance Underwriters 0.2382% 98,956
13-2054 Financial Risk Specialists 0.0820% 126,044
13-2061 Financial Examiners 0.0774% 105,422
13-2071 Credit Counselors 0.0271% 60,794
13-2072 Loan Officers 0.6281% 88,738
13-2082 Tax Preparers 0.1712% 58,336
13-2099 Financial Specialists, All Other 0.1125% 78,468 15-1211 Computer Systems Analysts 0.7726% 113,293
15-1212 Information Security Analysts 0.2731% 142,889
15-1221 Computer and Information Research Scientists 0.0373% 241,135 15-1231 Computer Network Support Specialists 0.2404% 87,114 Agenda Item #11.2.

City of St. Helena Affordable Housing and Commercial Linkage Impact Fee Study 43 Table 2.8: Occupation Mix and Averages for Industrial Prototype Continued SOC
Code Occupation Name
Percent of
Total
Average
Annual
Wage
15-1232 Computer User Support Specialists 0.8823% 79,285 15-1241 Computer Network Architects 0.2785% 122,473
15-1242 Database Administrators 0.1111% 104,872
15-1243 Database Architects 0.0848% 158,839
15-1244 Network and Computer Systems Administrators 0.4262% 105,110 15-1251 Computer Programmers 0.2426% 127,375
15-1252 Software Developers 2.3656% 139,867
15-1253 Software Quality Assurance Analysts and Testers 0.3402% 142,982 15-1254 Web Developers 0.1205% 107,042
15-1255 Web and Digital Interface Designers 0.1269% 81,008 15-1299 Computer Occupations, All Other 0.4427% 104,269 15-2011 Actuaries 0.0501% 131,570
15-2021 Mathematicians 0.0004% 131,445
15-2031 Operations Research Analysts 0.1445% 105,630
15-2041 Statisticians 0.0337% 141,445
15-2051 Data Scientists 0.1752% 117,001
15-2099 Mathematical Science Occupations, All Other 0.0036% 107,270 17-1011 Architects, Except Landscape and Naval 0.1947% 115,111 17-1012 Landscape Architects 0.0301% 119,680
17-1021 Cartographers and Photogrammetrists 0.0114% 100,168 17-1022 Surveyors 0.0798% 106,035
17-2011 Aerospace Engineers 0.0517% 145,215
17-2021 Agricultural Engineers 0.0006% 113,324
17-2031 Bioengineers and Biomedical Engineers 0.0245% 127,894 17-2041 Chemical Engineers 0.0235% 122,432
17-2051 Civil Engineers 0.4386% 112,514
17-2061 Computer Hardware Engineers 0.1127% 173,356
17-2071 Electrical Engineers 0.2396% 156,741
17-2072 Electronics Engineers, Except Computer 0.1453% 143,938 17-2081 Environmental Engineers 0.0499% 118,901
17-2111 Health and Safety Engineers, Except Mining Safety Engineers and Inspectors 0.0255% 126,928 17-2112 Industrial Engineers 0.3757% 120,407
17-2121 Marine Engineers and Naval Architects 0.0044% 141,186 17-2131 Materials Engineers 0.0219% 118,029
17-2141 Mechanical Engineers 0.3973% 113,678
17-2151 Mining and Geological Engineers, Including Mining Safety Engineers 0.0070% 118,880 17-2161 Nuclear Engineers 0.0066% 160,843
17-2171 Petroleum Engineers 0.0168% 148,559
17-2199 Engineers, All Other 0.1664% 104,550
17-3011 Architectural and Civil Drafters 0.1862% 70,396 17-3012 Electrical and Electronics Drafters 0.0311% 79,918 17-3013 Mechanical Drafters 0.0810% 79,191
17-3019 Drafters, All Other 0.0237% 69,637
17-3021 Aerospace Engineering and Operations Technologists and Technicians 0.0100% 88,693 17-3022 Civil Engineering Technologists and Technicians 0.0634% 81,413 17-3023 Electrical and Electronic Engineering Technologists and Technicians 0.1205% 82,358 17-3024 Electro-Mechanical and Mechatronics Technologists and Technicians 0.0148% 79,721 17-3025 Environmental Engineering Technologists and Technicians 0.0150% 74,612 17-3026 Industrial Engineering Technologists and Technicians 0.0844% 80,084 17-3027 Mechanical Engineering Technologists and Technicians 0.0541% 77,353 17-3028 Calibration Technologists and Technicians 0.0092% 66,906 17-3029 Engineering Technologists and Technicians, Except Drafters, All Other 0.0816% 73,106 19-1011 Animal Scientists 0.0020% 157,988
19-1012 Food Scientists and Technologists 0.0213% 72,909 19-1021 Biochemists and Biophysicists 0.0597% 140,417
19-1022 Microbiologists 0.0271% 109,098
19-1023 Zoologists and Wildlife Biologists 0.0044% 90,541 19-1029 Biological Scientists, All Other 0.0441% 117,603 19-1031 Conservation Scientists 0.0016% 85,442
19-1032 Foresters 0.0016% 75,235
19-1041 Epidemiologists 0.0016% 102,805
19-1042 Medical Scientists, Except Epidemiologists 0.1277% 128,818 19-1099 Life Scientists, All Other 0.0064% 134,322
19-2011 Astronomers 0.0018% 150,957
Agenda Item #11.2.

City of St. Helena Affordable Housing and Commercial Linkage Impact Fee Study 44 Table 2.8: Occupation Mix and Averages for Industrial Prototype Continued SOC
Code Occupation Name
Percent of
Total
Average
Annual
Wage
19-2012 Physicists 0.0227% 172,380
19-2021 Atmospheric and Space Scientists 0.0090% 108,527 19-2031 Chemists 0.1075% 80,001
19-2032 Materials Scientists 0.0096% 106,668
19-2041 Environmental Scientists and Specialists, Including Health 0.0656% 104,799 19-2042 Geoscientists, Except Hydrologists and Geographers 0.0291% 102,224 19-2043 Hydrologists 0.0046% 131,362
19-2099 Physical Scientists, All Other 0.0092% 139,036
19-3011 Economists 0.0108% 142,359
19-3022 Survey Researchers 0.0124% 82,244
19-3032 Industrial-Organizational Psychologists 0.0002% 130,085 19-3033 Clinical and Counseling Psychologists 0.0718% 132,068 19-3034 School Psychologists 0.0022% 126,762
19-3039 Psychologists, All Other 0.0048% 120,895
19-3041 Sociologists 0.0026% 112,110
19-3051 Urban and Regional Planners 0.0110% 114,872
19-3091 Anthropologists and Archeologists 0.0084% 78,381 19-3092 Geographers 0.0002% 97,312
19-3093 Historians 0.0014% 101,185
19-3094 Political Scientists 0.0018% 129,638
19-3099 Social Scientists and Related Workers, All Other 0.0110% 94,321 19-4012 Agricultural Technicians 0.0104% 60,219
19-4013 Food Science Technicians 0.0172% 52,680
19-4021 Biological Technicians 0.0812% 61,891
19-4031 Chemical Technicians 0.0708% 50,613
19-4042 Environmental Science and Protection Technicians, Including Health 0.0397% 65,806 19-4043 Geological Technicians, Except Hydrologic Technicians 0.0118% 67,280 19-4044 Hydrologic Technicians 0.0008% 76,169
19-4051 Nuclear Technicians 0.0010% 78,194
19-4061 Social Science Research Assistants 0.0188% 68,142 19-4071 Forest and Conservation Technicians 0.0016% 48,422 19-4092 Forensic Science Technicians 0.0020% 97,229
19-4099 Life, Physical, and Social Science Technicians, All Other 0.0609% 59,814 19-5011 Occupational Health and Safety Specialists 0.0980% 92,431 19-5012 Occupational Health and Safety Technicians 0.0233% 68,163 21-1012 Educational, Guidance, and Career Counselors and Advisors 0.0088% 96,045 21-1013 Marriage and Family Therapists 0.0483% 56,356
21-1015 Rehabilitation Counselors 0.0134% 53,251
21-1019 Counselors, All Other 0.0200% 45,940
21-1021 Child, Family, and School Social Workers 0.0337% 69,378 21-1022 Healthcare Social Workers 0.0786% 92,493
21-1023 Mental Health and Substance Abuse Social Workers 0.0768% 109,057 21-1029 Social Workers, All Other 0.0052% 79,233
21-1091 Health Education Specialists 0.0285% 66,605
21-1092 Probation Officers and Correctional Treatment Specialists 0.0018% 101,040 21-1093 Social and Human Service Assistants 0.0926% 53,542 21-1094 Community Health Workers 0.0383% 82,047
21-1099 Community and Social Service Specialists, All Other 0.0162% 57,592 21-2011 Clergy 0.0016% 72,036
21-2099 Religious Workers, All Other 0.0002% 54,964
23-1011 Lawyers 1.0222% 176,887
23-2011 Paralegals and Legal Assistants 0.5844% 72,317
23-2093 Title Examiners, Abstractors, and Searchers 0.0980% 90,977 23-2099 Legal Support Workers, All Other 0.0355% 68,163 25-1042 Biological Science Teachers, Postsecondary 0.0004% 127,229 25-1052 Chemistry Teachers, Postsecondary 0.0002% 124,394 25-1072 Nursing Instructors and Teachers, Postsecondary 0.0002% 108,153 25-1194 Career/Technical Education Teachers, Postsecondary 0.0010% 101,777 25-2011 Preschool Teachers, Except Special Education 0.0048% 47,519 25-2012 Kindergarten Teachers, Except Special Education 0.0002% 105,412 25-2021 Elementary School Teachers, Except Special Education 0.0008% 95,162 25-2031 Secondary School Teachers, Except Special and Career/Technical Education 0.0018% 96,367 25-2051 Special Education Teachers, Preschool 0.0016% 78,516 25-2059 Special Education Teachers, All Other 0.0020% 84,716 25-3011 Adult Basic Education, Adult Secondary Education, and English as a Second Language Instructors 0.0008% 94,882 Agenda Item #11.2.

City of St. Helena Affordable Housing and Commercial Linkage Impact Fee Study 45 Table 2.8: Occupation Mix and Averages for Industrial Prototype Continued SOC
Code Occupation Name
Percent of
Total
Average
Annual
Wage
25-3021 Self-Enrichment Teachers 0.0028% 58,100
25-3031 Substitute Teachers, Short-Term 0.0253% 53,012
25-3041 Tutors 0.0036% 43,978
25-3099 Teachers and Instructors, All Other 0.0114% 101,808 25-4011 Archivists 0.0022% 74,518
25-4012 Curators 0.0004% 83,013
25-4022 Librarians and Media Collections Specialists 0.0176% 83,594 25-4031 Library Technicians 0.0104% 62,452
25-9031 Instructional Coordinators 0.0162% 112,099
25-9099 Educational Instruction and Library Workers, All Other 0.0010% 65,079 27-1011 Art Directors 0.0621% 108,485
27-1012 Craft Artists 0.0016% 96,554
27-1013 Fine Artists, Including Painters, Sculptors, and Illustrators 0.0034% 82,628 27-1014 Special Effects Artists and Animators 0.0229% 140,002 27-1019 Artists and Related Workers, All Other 0.0008% 108,371 27-1021 Commercial and Industrial Designers 0.0363% 98,194 27-1022 Fashion Designers 0.0110% 96,678
27-1023 Floral Designers 0.0012% 44,071
27-1024 Graphic Designers 0.2620% 76,855
27-1025 Interior Designers 0.0904% 89,949
27-1026 Merchandise Displayers and Window Trimmers 0.0716% 46,397 27-1027 Set and Exhibit Designers 0.0016% 87,519
27-1029 Designers, All Other 0.0118% 91,860
27-2012 Producers and Directors 0.1191% 156,015
27-2022 Coaches and Scouts 0.0004% 60,520
27-2041 Music Directors and Composers 0.0002% 101,943
27-3031 Public Relations Specialists 0.2101% 96,647
27-3041 Editors 0.1415% 91,538
27-3042 Technical Writers 0.0738% 125,588
27-3043 Writers and Authors 0.0583% 134,311
27-3091 Interpreters and Translators 0.0541% 69,482
27-3092 Court Reporters and Simultaneous Captioners 0.0070% 101,985 27-3099 Media and Communication Workers, All Other 0.0086% 62,836 27-4011 Audio and Video Technicians 0.0257% 73,210
27-4014 Sound Engineering Technicians 0.0042% 92,867
27-4015 Lighting Technicians 0.0004% 96,751
27-4021 Photographers 0.0575% 67,799
27-4031 Camera Operators, Television, Video, and Film 0.0156% 82,701 27-4032 Film and Video Editors 0.0158% 95,879
27-4099 Media and Communication Equipment Workers, All Other 0.0044% 76,065 29-1011 Chiropractors 0.0720% 93,480
29-1021 Dentists, General 0.2111% 205,901
29-1022 Oral and Maxillofacial Surgeons 0.0100% 267,594 29-1031 Dietitians and Nutritionists 0.0423% 91,008
29-1041 Optometrists 0.0664% 149,825
29-1051 Pharmacists 0.0523% 172,006
29-1071 Physician Assistants 0.1748% 171,757
29-1081 Podiatrists 0.0150% 187,375
29-1122 Occupational Therapists 0.0868% 111,320
29-1123 Physical Therapists 0.2201% 130,698
29-1124 Radiation Therapists 0.0106% 147,364
29-1125 Recreational Therapists 0.0022% 81,195
29-1126 Respiratory Therapists 0.0170% 99,846
29-1127 Speech-Language Pathologists 0.0852% 122,722
29-1128 Exercise Physiologists 0.0026% 82,254
29-1131 Veterinarians 0.1463% 131,601
29-1141 Registered Nurses 1.0896% 152,027
29-1151 Nurse Anesthetists 0.0573% 255,985
29-1161 Nurse Midwives 0.0118% 176,046
29-1171 Nurse Practitioners 0.2987% 196,462
29-1181 Audiologists 0.0162% 114,020
29-1212 Cardiologists 0.0299% 345,716
29-1214 Emergency Medicine Physicians 0.0519% 236,608
29-1215 Family Medicine Physicians 0.1600% 279,869
Agenda Item #11.2.

City of St. Helena Affordable Housing and Commercial Linkage Impact Fee Study 46 Table 2.8: Occupation Mix and Averages for Industrial Prototype Continued SOC
Code Occupation Name
Percent of
Total
Average
Annual
Wage
29-1216 General Internal Medicine Physicians 0.0766% 264,126 29-1217 Neurologists 0.0088% 254,199
29-1221 Pediatricians, General 0.0517% 225,839
29-1222 Physicians, Pathologists 0.0150% 268,010
29-1223 Psychiatrists 0.0245% 337,699
29-1224 Radiologists 0.0475% 352,175
29-1249 Surgeons, All Other 0.0427% 297,076
29-1291 Acupuncturists 0.0132% 94,768
29-1292 Dental Hygienists 0.4160% 119,607
29-1299 Healthcare Diagnosing or Treating Practitioners, All Other 0.0088% 132,525 29-2031 Cardiovascular Technologists and Technicians 0.0192% 87,769 29-2032 Diagnostic Medical Sonographers 0.0619% 118,880 29-2033 Nuclear Medicine Technologists 0.0080% 133,854
29-2034 Radiologic Technologists and Technicians 0.1588% 103,511 29-2035 Magnetic Resonance Imaging Technologists 0.0293% 113,179 29-2036 Medical Dosimetrists 0.0014% 182,941
29-2042 Emergency Medical Technicians 0.0186% 47,373
29-2043 Paramedics 0.0108% 74,217
29-2051 Dietetic Technicians 0.0026% 46,034
29-2052 Pharmacy Technicians 0.0549% 61,828
29-2053 Psychiatric Technicians 0.0421% 77,145
29-2055 Surgical Technologists 0.0571% 86,024
29-2056 Veterinary Technologists and Technicians 0.2259% 47,924 29-2057 Ophthalmic Medical Technicians 0.1221% 54,123
29-2061 Licensed Practical and Licensed Vocational Nurses 0.3035% 79,305 29-2072 Medical Records Specialists 0.1953% 57,384
29-2081 Opticians, Dispensing 0.0822% 55,837
29-2091 Orthotists and Prosthetists 0.0136% 87,935
29-2092 Hearing Aid Specialists 0.0050% 66,148
29-2099 Health Technologists and Technicians, All Other 0.1468% 64,258 29-9021 Health Information Technologists and Medical Registrars 0.0285% 99,191 29-9091 Athletic Trainers 0.0142% 68,890
29-9092 Genetic Counselors 0.0018% 136,866
29-9093 Surgical Assistants 0.0184% 55,961
29-9099 Healthcare Practitioners and Technical Workers, All Other 0.0277% 85,671 31-1131 Nursing Assistants 0.1514% 46,177
31-1132 Orderlies 0.0066% 51,759
31-1133 Psychiatric Aides 0.0054% 52,104
31-2011 Occupational Therapy Assistants 0.0423% 84,317
31-2012 Occupational Therapy Aides 0.0026% 50,055
31-2021 Physical Therapist Assistants 0.1026% 82,488
31-2022 Physical Therapist Aides 0.0650% 38,631
31-9011 Massage Therapists 0.0613% 52,720
31-9091 Dental Assistants 0.6854% 55,689
31-9092 Medical Assistants 1.1656% 57,351
31-9093 Medical Equipment Preparers 0.0263% 65,900
31-9094 Medical Transcriptionists 0.0804% 39,237
31-9095 Pharmacy Aides 0.0086% 59,577
31-9096 Veterinary Assistants and Laboratory Animal Caretakers 0.1893% 41,045 31-9097 Phlebotomists 0.1293% 52,752
31-9099 Healthcare Support Workers, All Other 0.0557% 52,992 33-1011 First-Line Supervisors of Correctional Officers 0.0028% 118,892 33-1021 First-Line Supervisors of Firefighting and Prevention Workers 0.0058% 96,703 33-1091 First-Line Supervisors of Security Workers 0.0601% 63,768 33-1099 First-Line Supervisors of Protective Service Workers, All Other 0.0092% 77,356 33-2011 Firefighters 0.0373% 65,754
33-2021 Fire Inspectors and Investigators 0.0010% 96,347 33-3012 Correctional Officers and Jailers 0.0357% 88,341 33-9021 Private Detectives and Investigators 0.0359% 62,608 33-9032 Security Guards 1.4575% 41,286
33-9091 Crossing Guards and Flaggers 0.0776% 51,351
33-9092 Lifeguards, Ski Patrol, and Other Recreational Protective Service Workers 0.0030% 38,077 33-9094 School Bus Monitors 0.0002% 37,418
33-9099 Protective Service Workers, All Other 0.0257% 40,073 Agenda Item #11.2.

City of St. Helena Affordable Housing and Commercial Linkage Impact Fee Study 47 Table 2.8: Occupation Mix and Averages for Industrial Prototype Continued SOC
Code Occupation Name
Percent of
Total
Average
Annual
Wage
35-1011 Chefs and Head Cooks 0.0405% 77,586
35-1012 First-Line Supervisors of Food Preparation and Serving Workers 0.1018% 51,215 35-2011 Cooks, Fast Food 0.0036% 38,087
35-2012 Cooks, Institution and Cafeteria 0.1283% 51,487 35-2014 Cooks, Restaurant 0.0706% 44,839
35-2015 Cooks, Short Order 0.0154% 42,435
35-2019 Cooks, All Other 0.0094% 41,547
35-2021 Food Preparation Workers 0.1299% 41,233
35-3011 Bartenders 0.0802% 39,885
35-3023 Fast Food and Counter Workers 0.2658% 37,648
35-3031 Waiters and Waitresses 0.1189% 41,202
35-3041 Food Servers, Nonrestaurant 0.0573% 44,317
35-9011 Dining Room and Cafeteria Attendants and Bartender Helpers 0.0427% 37,000 35-9021 Dishwashers 0.0613% 38,662
35-9031 Hosts and Hostesses, Restaurant, Lounge, and Coffee Shop 0.0140% 38,307 35-9099 Food Preparation and Serving Related Workers, All Other 0.0148% 43,564 37-1011 First-Line Supervisors of Housekeeping and Janitorial Workers 0.1443% 56,368 37-1012 First-Line Supervisors of Landscaping, Lawn Service, and Groundskeeping Workers 0.1636% 73,917 37-2011 Janitors and Cleaners, Except Maids and Housekeeping Cleaners 2.2237% 44,181 37-2012 Maids and Housekeeping Cleaners 0.3244% 42,352
37-2019 Building Cleaning Workers, All Other 0.0249% 45,811 37-2021 Pest Control Workers 0.1688% 51,539
37-3011 Landscaping and Groundskeeping Workers 1.2211% 47,118 37-3012 Pesticide Handlers, Sprayers, and Applicators, Vegetation 0.0245% 47,003 37-3013 Tree Trimmers and Pruners 0.0738% 66,329
37-3019 Grounds Maintenance Workers, All Other 0.0132% 49,888 39-1014 First-Line Supervisors of Entertainment and Recreation Workers, Except Gambling Services 0.0016% 53,243 39-1022 First-Line Supervisors of Personal Service Workers 0.0058% 53,849 39-2011 Animal Trainers 0.0008% 48,320
39-2021 Animal Caretakers 0.0750% 39,958
39-3031 Ushers, Lobby Attendants, and Ticket Takers 0.0126% 36,990 39-3091 Amusement and Recreation Attendants 0.0064% 37,659 39-3093 Locker Room, Coatroom, and Dressing Room Attendants 0.0002% 42,822 39-5012 Hairdressers, Hairstylists, and Cosmetologists 0.0028% 43,355 39-5091 Makeup Artists, Theatrical and Performance 0.0002% 106,726 39-5092 Manicurists and Pedicurists 0.0002% 36,154
39-5094 Skincare Specialists 0.0160% 50,463
39-6011 Baggage Porters and Bellhops 0.0054% 37,074
39-6012 Concierges 0.0257% 43,658
39-9011 Childcare Workers 0.0162% 41,192
39-9031 Exercise Trainers and Group Fitness Instructors 0.0132% 68,252 39-9032 Recreation Workers 0.0120% 38,547
39-9041 Residential Advisors 0.0086% 61,531
39-9099 Personal Care and Service Workers, All Other 0.0024% 39,990 41-1011 First-Line Supervisors of Retail Sales Workers 0.0686% 60,565 41-1012 First-Line Supervisors of Non-Retail Sales Workers 0.2422% 91,122 41-2011 Cashiers 0.1297% 37,787
41-2021 Counter and Rental Clerks 0.2570% 48,173
41-2022 Parts Salespersons 0.0064% 45,659
41-2031 Retail Salespersons 0.2536% 44,263
41-3011 Advertising Sales Agents 0.1810% 76,495
41-3021 Insurance Sales Agents 0.8707% 89,943
41-3031 Securities, Commodities, and Financial Services Sales Agents 0.5519% 81,440 41-3041 Travel Agents 0.0014% 54,359
41-3091 Sales Representatives of Services, Except Advertising, Insurance, Financial Services, and Travel 1.3691% 85,598 41-4011 Sales Representatives, Wholesale and Manufacturing, Technical and Scientific Products 0.1820% 107,455 41-4012 Sales Representatives, Wholesale and Manufacturing, Except Technical and Scientific Products 0.5325% 94,153 41-9011 Demonstrators and Product Promoters 0.0491% 46,921 41-9022 Real Estate Sales Agents 0.3360% 95,446
41-9031 Sales Engineers 0.0716% 147,125
41-9041 Telemarketers 0.2011% 40,032
41-9091 Door-to-Door Sales Workers, News and Street Vendors, and Related Workers 0.0114% 39,401 41-9099 Sales and Related Workers, All Other 0.0936% 71,302 43-1011 First-Line Supervisors of Office and Administrative Support Workers 1.4831% 74,744 43-2011 Switchboard Operators, Including Answering Service 0.0439% 48,962 Agenda Item #11.2.

City of St. Helena Affordable Housing and Commercial Linkage Impact Fee Study 48 Table 2.8: Occupation Mix and Averages for Industrial Prototype Continued SOC
Code Occupation Name
Percent of
Total
Average
Annual
Wage
43-2021 Telephone Operators 0.0024% 55,077
43-3011 Bill and Account Collectors 0.3328% 58,444
43-3021 Billing and Posting Clerks 0.6018% 57,825
43-3031 Bookkeeping, Accounting, and Auditing Clerks 1.6187% 58,837 43-3051 Payroll and Timekeeping Clerks 0.1698% 62,969
43-3061 Procurement Clerks 0.0343% 51,834
43-3071 Tellers 0.7414% 46,597
43-3099 Financial Clerks, All Other 0.0437% 55,046
43-4011 Brokerage Clerks 0.0249% 56,637
43-4021 Correspondence Clerks 0.0094% 50,470
43-4031 Court, Municipal, and License Clerks 0.0040% 56,978 43-4041 Credit Authorizers, Checkers, and Clerks 0.0233% 49,571 43-4051 Customer Service Representatives 3.2205% 47,454 43-4061 Eligibility Interviewers, Government Programs 0.0048% 68,464 43-4071 File Clerks 0.0938% 47,392
43-4081 Hotel, Motel, and Resort Desk Clerks 0.0194% 40,626 43-4111 Interviewers, Except Eligibility and Loan 0.1185% 55,645 43-4121 Library Assistants, Clerical 0.0152% 48,322
43-4131 Loan Interviewers and Clerks 0.4775% 51,565
43-4141 New Accounts Clerks 0.0792% 50,697
43-4151 Order Clerks 0.0513% 49,375
43-4161 Human Resources Assistants, Except Payroll and Timekeeping 0.0912% 58,414 43-4171 Receptionists and Information Clerks 1.2590% 44,479 43-4181 Reservation and Transportation Ticket Agents and Travel Clerks 0.0028% 44,138 43-4199 Information and Record Clerks, All Other 0.0483% 58,197 43-5011 Cargo and Freight Agents 0.0066% 53,776
43-5021 Couriers and Messengers 0.0617% 43,353
43-5031 Public Safety Telecommunicators 0.0018% 63,113
43-5032 Dispatchers, Except Police, Fire, and Ambulance 0.1059% 51,937 43-5041 Meter Readers, Utilities 0.0110% 72,431
43-5061 Production, Planning, and Expediting Clerks 0.3575% 61,450 43-5071 Shipping, Receiving, and Inventory Clerks 0.4725% 52,040 43-5111 Weighers, Measurers, Checkers, and Samplers, Recordkeeping 0.0301% 46,813 43-6011 Executive Secretaries and Executive Administrative Assistants 0.4194% 84,175 43-6012 Legal Secretaries and Administrative Assistants 0.2702% 62,111 43-6013 Medical Secretaries and Administrative Assistants 0.8973% 54,499 43-6014 Secretaries and Administrative Assistants, Except Legal, Medical, and Executive1.5407% 53,249 43-9021 Data Entry Keyers 0.1951% 43,715
43-9022 Word Processors and Typists 0.0102% 49,685
43-9031 Desktop Publishers 0.0090% 60,624
43-9041 Insurance Claims and Policy Processing Clerks 0.4741% 50,542 43-9051 Mail Clerks and Mail Machine Operators, Except Postal Service 0.0934% 42,961 43-9061 Office Clerks, General 2.3953% 50,078
43-9071 Office Machine Operators, Except Computer 0.0415% 46,576 43-9081 Proofreaders and Copy Markers 0.0076% 62,483
43-9111 Statistical Assistants 0.0050% 64,415
43-9199 Office and Administrative Support Workers, All Other 0.0864% 58,166 45-1011 First-Line Supervisors of Farming, Fishing, and Forestry Workers 0.0054% 65,514 45-2011 Agricultural Inspectors 0.0046% 55,802
45-2041 Graders and Sorters, Agricultural Products 0.0204% 35,149 45-2091 Agricultural Equipment Operators 0.0022% 47,960 45-2092 Farmworkers and Laborers, Crop, Nursery, and Greenhouse 0.0375% 41,090 45-2093 Farmworkers, Farm, Ranch, and Aquacultural Animals 0.0082% 44,179 45-2099 Agricultural Workers, All Other 0.0018% 48,776
45-4011 Forest and Conservation Workers 0.0004% 34,539
45-4021 Fallers 0.0024% 91,106
45-4022 Logging Equipment Operators 0.0110% 61,350
45-4023 Log Graders and Scalers 0.0062% 53,167
45-4029 Logging Workers, All Other 0.0002% 51,339
47-1011 First-Line Supervisors of Construction Trades and Extraction Workers 1.0918% 97,987 47-2011 Boilermakers 0.0208% 100,993
47-2021 Brickmasons and Blockmasons 0.1044% 70,318
47-2022 Stonemasons 0.0170% 62,869
47-2031 Carpenters 1.2594% 75,484
47-2041 Carpet Installers 0.0204% 55,141
47-2042 Floor Layers, Except Carpet, Wood, and Hard Tiles 0.0293% 60,937 Agenda Item #11.2.

City of St. Helena Affordable Housing and Commercial Linkage Impact Fee Study 49 Table 2.8: Occupation Mix and Averages for Industrial Prototype Continued SOC
Code Occupation Name
Percent of
Total
Average
Annual
Wage
47-2043 Floor Sanders and Finishers 0.0080% 64,915
47-2044 Tile and Stone Setters 0.0720% 67,787
47-2051 Cement Masons and Concrete Finishers 0.3607% 68,882 47-2053 Terrazzo Workers and Finishers 0.0050% 62,972
47-2061 Construction Laborers 1.8131% 58,127
47-2071 Paving, Surfacing, and Tamping Equipment Operators 0.0700% 71,971 47-2072 Pile Driver Operators 0.0070% 99,495
47-2073 Operating Engineers and Other Construction Equipment Operators 0.5493% 85,423 47-2081 Drywall and Ceiling Tile Installers 0.1953% 67,498 47-2082 Tapers 0.0289% 63,613
47-2111 Electricians 1.1301% 71,909
47-2121 Glaziers 0.0868% 79,028
47-2131 Insulation Workers, Floor, Ceiling, and Wall 0.0577% 63,499 47-2132 Insulation Workers, Mechanical 0.0523% 96,582
47-2141 Painters, Construction and Maintenance 0.3763% 59,005 47-2142 Paperhangers 0.0040% 52,609
47-2151 Pipelayers 0.0499% 61,732
47-2152 Plumbers, Pipefitters, and Steamfitters 0.7448% 81,022 47-2161 Plasterers and Stucco Masons 0.0491% 63,355
47-2171 Reinforcing Iron and Rebar Workers 0.0299% 62,580 47-2181 Roofers 0.2582% 68,148
47-2211 Sheet Metal Workers 0.2127% 83,347
47-2221 Structural Iron and Steel Workers 0.1295% 71,703 47-2231 Solar Photovoltaic Installers 0.0273% 55,471
47-3011 Helpers--Brickmasons, Blockmasons, Stonemasons, and Tile and Marble Setters0.0355% 48,373 47-3012 Helpers--Carpenters 0.0539% 56,742
47-3013 Helpers--Electricians 0.1365% 44,065
47-3014 Helpers--Painters, Paperhangers, Plasterers, and Stucco Masons 0.0148% 45,109 47-3015 Helpers--Pipelayers, Plumbers, Pipefitters, and Steamfitters 0.0894% 43,600 47-3016 Helpers--Roofers 0.0130% 47,681
47-3019 Helpers, Construction Trades, All Other 0.0483% 46,400 47-4011 Construction and Building Inspectors 0.1167% 110,323 47-4021 Elevator and Escalator Installers and Repairers 0.0411% 120,655 47-4031 Fence Erectors 0.0457% 50,088
47-4041 Hazardous Materials Removal Workers 0.0108% 59,118 47-4051 Highway Maintenance Workers 0.0118% 66,402
47-4061 Rail-Track Laying and Maintenance Equipment Operators 0.0048% 74,430 47-4071 Septic Tank Servicers and Sewer Pipe Cleaners 0.0092% 52,196 47-5012 Rotary Drill Operators, Oil and Gas 0.0006% 80,009 47-5013 Service Unit Operators, Oil and Gas 0.0012% 63,427 47-5022 Excavating and Loading Machine and Dragline Operators, Surface Mining 0.0293% 75,753 47-5023 Earth Drillers, Except Oil and Gas 0.0217% 65,927 47-5032 Explosives Workers, Ordnance Handling Experts, and Blasters 0.0024% 69,688 47-5041 Continuous Mining Machine Operators 0.0004% 70,959 47-5044 Loading and Moving Machine Operators, Underground Mining 0.0002% 55,192 47-5051 Rock Splitters, Quarry 0.0028% 59,563
47-5071 Roustabouts, Oil and Gas 0.0054% 66,433
47-5081 Helpers--Extraction Workers 0.0048% 55,730
47-5099 Extraction Workers, All Other 0.0012% 55,141
49-1011 First-Line Supervisors of Mechanics, Installers, and Repairers 0.3699% 98,474 49-2011 Computer, Automated Teller, and Office Machine Repairers 0.0289% 54,367 49-2021 Radio, Cellular, and Tower Equipment Installers and Repairers 0.0136% 70,638 49-2022 Telecommunications Equipment Installers and Repairers, Except Line Installers 0.3125% 85,406 49-2091 Avionics Technicians 0.0042% 93,862
49-2092 Electric Motor, Power Tool, and Related Repairers 0.0022% 57,942 49-2093 Electrical and Electronics Installers and Repairers, Transportation Equipment 0.0008% 80,245 49-2094 Electrical and Electronics Repairers, Commercial and Industrial Equipment 0.0321% 77,509 49-2095 Electrical and Electronics Repairers, Powerhouse, Substation, and Relay 0.0042% 108,371 49-2097 Audiovisual Equipment Installers and Repairers 0.0182% 60,533 49-2098 Security and Fire Alarm Systems Installers 0.1415% 65,207 49-3011 Aircraft Mechanics and Service Technicians 0.0146% 79,892 49-3021 Automotive Body and Related Repairers 0.0014% 64,648 49-3022 Automotive Glass Installers and Repairers 0.0012% 49,869 49-3023 Automotive Service Technicians and Mechanics 0.0265% 62,140 49-3031 Bus and Truck Mechanics and Diesel Engine Specialists 0.0660% 72,669 49-3041 Farm Equipment Mechanics and Service Technicians 0.0032% 60,139 Agenda Item #11.2.

City of St. Helena Affordable Housing and Commercial Linkage Impact Fee Study 50 Table 2.8: Occupation Mix and Averages for Industrial Prototype Continued SOC
Code Occupation Name
Percent of
Total
Average
Annual
Wage
49-3042 Mobile Heavy Equipment Mechanics, Except Engines 0.0902% 69,052 49-3051 Motorboat Mechanics and Service Technicians 0.0002% 58,865 49-3052 Motorcycle Mechanics 0.0002% 54,730
49-3053 Outdoor Power Equipment and Other Small Engine Mechanics 0.0124% 53,507 49-3092 Recreational Vehicle Service Technicians 0.0002% 56,326 49-3093 Tire Repairers and Changers 0.0018% 41,288
49-9011 Mechanical Door Repairers 0.0347% 55,984
49-9012 Control and Valve Installers and Repairers, Except Mechanical Door 0.0128% 87,748 49-9021 Heating, Air Conditioning, and Refrigeration Mechanics and Installers 0.5906% 65,487 49-9031 Home Appliance Repairers 0.0044% 50,543
49-9041 Industrial Machinery Mechanics 0.2825% 72,286
49-9043 Maintenance Workers, Machinery 0.0525% 61,072
49-9044 Millwrights 0.0553% 69,529
49-9051 Electrical Power-Line Installers and Repairers 0.0914% 108,485 49-9052 Telecommunications Line Installers and Repairers 0.1917% 78,193 49-9061 Camera and Photographic Equipment Repairers 0.0004% 44,138 49-9062 Medical Equipment Repairers 0.0112% 69,280
49-9063 Musical Instrument Repairers and Tuners 0.0012% 49,413 49-9069 Precision Instrument and Equipment Repairers, All Other 0.0026% 71,975 49-9071 Maintenance and Repair Workers, General 1.2434% 57,673 49-9081 Wind Turbine Service Technicians 0.0050% 71,736 49-9091 Coin, Vending, and Amusement Machine Servicers and Repairers 0.0052% 54,056 49-9092 Commercial Divers 0.0046% 132,207
49-9094 Locksmiths and Safe Repairers 0.0223% 79,229
49-9096 Riggers 0.0148% 89,282
49-9098 Helpers--Installation, Maintenance, and Repair Workers 0.0808% 43,993 49-9099 Installation, Maintenance, and Repair Workers, All Other 0.1361% 51,082 51-1011 First-Line Supervisors of Production and Operating Workers 0.6692% 82,224 51-2011 Aircraft Structure, Surfaces, Rigging, and Systems Assemblers 0.0070% 62,913 51-2021 Coil Winders, Tapers, and Finishers 0.0100% 43,540 51-2031 Engine and Other Machine Assemblers 0.0672% 51,721 51-2041 Structural Metal Fabricators and Fitters 0.0922% 54,753 51-2051 Fiberglass Laminators and Fabricators 0.0054% 47,698 51-3011 Bakers 0.1419% 42,196
51-3021 Butchers and Meat Cutters 0.0231% 44,395
51-3022 Meat, Poultry, and Fish Cutters and Trimmers 0.1943% 36,818 51-3023 Slaughterers and Meat Packers 0.1590% 35,599
51-3091 Food and Tobacco Roasting, Baking, and Drying Machine Operators and Tenders0.0261% 42,748 51-3092 Food Batchmakers 0.2326% 39,851
51-3093 Food Cooking Machine Operators and Tenders 0.0395% 40,122 51-3099 Food Processing Workers, All Other 0.0571% 36,943 51-4021 Extruding and Drawing Machine Setters, Operators, and Tenders, Metal and Plastic 0.0295% 43,227 51-4022 Forging Machine Setters, Operators, and Tenders, Metal and Plastic 0.0154% 56,775 51-4023 Rolling Machine Setters, Operators, and Tenders, Metal and Plastic 0.0174% 51,325 51-4031 Cutting, Punching, and Press Machine Setters, Operators, and Tenders, Metal and Plastic 0.2512% 45,999 51-4032 Drilling and Boring Machine Tool Setters, Operators, and Tenders, Metal and Plastic 0.0096% 51,043 51-4033 Grinding, Lapping, Polishing, and Buffing Machine Tool Setters, Operators, and Tenders, Metal and Plastic 0.0798% 44,478 51-4034 Lathe and Turning Machine Tool Setters, Operators, and Tenders, Metal and Plastic 0.0299% 54,878 51-4035 Milling and Planing Machine Setters, Operators, and Tenders, Metal and Plastic0.0146% 56,921 51-4041 Machinists 0.4852% 58,151
51-4051 Metal-Refining Furnace Operators and Tenders 0.0038% 48,824 51-4052 Pourers and Casters, Metal 0.0012% 40,247
51-4061 Model Makers, Metal and Plastic 0.0054% 76,867
51-4062 Patternmakers, Metal and Plastic 0.0012% 68,551 51-4071 Foundry Mold and Coremakers 0.0050% 41,404
51-4072 Molding, Coremaking, and Casting Machine Setters, Operators, and Tenders, Metal and Plastic 0.1057% 44,655 51-4081 Multiple Machine Tool Setters, Operators, and Tenders, Metal and Plastic 0.1752% 44,697 51-4111 Tool and Die Makers 0.0936% 71,552
51-4121 Welders, Cutters, Solderers, and Brazers 0.5487% 59,266 51-4122 Welding, Soldering, and Brazing Machine Setters, Operators, and Tenders 0.0447% 52,992 51-4191 Heat Treating Equipment Setters, Operators, and Tenders, Metal and Plastic 0.0108% 50,439 51-4192 Layout Workers, Metal and Plastic 0.0028% 60,850 51-4193 Plating Machine Setters, Operators, and Tenders, Metal and Plastic 0.0186% 46,083 51-4194 Tool Grinders, Filers, and Sharpeners 0.0068% 48,136 51-4199 Metal Workers and Plastic Workers, All Other 0.0231% 45,270 51-5111 Prepress Technicians and Workers 0.0058% 50,887 Agenda Item #11.2.

City of St. Helena Affordable Housing and Commercial Linkage Impact Fee Study 51 Table 2.8: Occupation Mix and Averages for Industrial Prototype Continued SOC
Code Occupation Name
Percent of
Total
Average
Annual
Wage
51-5112 Printing Press Operators 0.0652% 52,450
51-5113 Print Binding and Finishing Workers 0.0090% 44,832 51-6011 Laundry and Dry-Cleaning Workers 0.0251% 39,403 51-6021 Pressers, Textile, Garment, and Related Materials 0.0006% 37,141 51-6031 Sewing Machine Operators 0.1040% 37,673
51-6042 Shoe Machine Operators and Tenders 0.0002% 43,686 51-6051 Sewers, Hand 0.0010% 35,443
51-6052 Tailors, Dressmakers, and Custom Sewers 0.0018% 47,844 51-6061 Textile Bleaching and Dyeing Machine Operators and Tenders 0.0118% 36,964 51-6062 Textile Cutting Machine Setters, Operators, and Tenders 0.0142% 39,517 51-6063 Textile Knitting and Weaving Machine Setters, Operators, and Tenders 0.0289% 38,976 51-6064 Textile Winding, Twisting, and Drawing Out Machine Setters, Operators, and Tenders 0.0429% 36,683 51-6091 Extruding and Forming Machine Setters, Operators, and Tenders, Synthetic and Glass Fibers 0.0164% 52,992 51-6092 Fabric and Apparel Patternmakers 0.0020% 68,707 51-6093 Upholsterers 0.0355% 44,989
51-6099 Textile, Apparel, and Furnishings Workers, All Other 0.0138% 36,485 51-7011 Cabinetmakers and Bench Carpenters 0.1730% 51,460 51-7021 Furniture Finishers 0.0243% 48,428
51-7041 Sawing Machine Setters, Operators, and Tenders, Wood 0.0798% 46,302 51-7042 Woodworking Machine Setters, Operators, and Tenders, Except Sawing 0.1263% 48,834 51-7099 Woodworkers, All Other 0.0116% 42,560
51-8012 Power Distributors and Dispatchers 0.0022% 119,563 51-8013 Power Plant Operators 0.0012% 107,672
51-8021 Stationary Engineers and Boiler Operators 0.0122% 78,639 51-8031 Water and Wastewater Treatment Plant and System Operators 0.0385% 78,649 51-8091 Chemical Plant and System Operators 0.0072% 93,562 51-8092 Gas Plant Operators 0.0006% 108,986
51-8093 Petroleum Pump System Operators, Refinery Operators, and Gaugers 0.0022% 101,117 51-8099 Plant and System Operators, All Other 0.0054% 73,960 51-9011 Chemical Equipment Operators and Tenders 0.0874% 54,045 51-9012 Separating, Filtering, Clarifying, Precipitating, and Still Machine Setters, Operators, and Tenders 0.0684% 74,543 51-9021 Crushing, Grinding, and Polishing Machine Setters, Operators, and Tenders 0.0275% 46,052 51-9022 Grinding and Polishing Workers, Hand 0.0215% 51,043 51-9023 Mixing and Blending Machine Setters, Operators, and Tenders 0.1213% 54,482 51-9031 Cutters and Trimmers, Hand 0.0060% 37,600
51-9032 Cutting and Slicing Machine Setters, Operators, and Tenders 0.0577% 47,021 51-9041 Extruding, Forming, Pressing, and Compacting Machine Setters, Operators, and Tenders 0.0477% 46,562 51-9051 Furnace, Kiln, Oven, Drier, and Kettle Operators and Tenders 0.0190% 45,968 51-9061 Inspectors, Testers, Sorters, Samplers, and Weighers 0.6680% 51,689 51-9071 Jewelers and Precious Stone and Metal Workers 0.0126% 50,970 51-9081 Dental Laboratory Technicians 0.0678% 60,964
51-9082 Medical Appliance Technicians 0.0200% 48,375
51-9083 Ophthalmic Laboratory Technicians 0.0273% 51,148 51-9111 Packaging and Filling Machine Operators and Tenders 0.5487% 48,730 51-9123 Painting, Coating, and Decorating Workers 0.0130% 52,502 51-9124 Coating, Painting, and Spraying Machine Setters, Operators, and Tenders 0.1193% 58,536 51-9141 Semiconductor Processing Technicians 0.0467% 53,826 51-9151 Photographic Process Workers and Processing Machine Operators 0.0052% 47,333 51-9161 Computer Numerically Controlled Tool Operators 0.2416% 52,117 51-9162 Computer Numerically Controlled Tool Programmers 0.0387% 79,629 51-9191 Adhesive Bonding Machine Operators and Tenders 0.0068% 47,625 51-9192 Cleaning, Washing, and Metal Pickling Equipment Operators and Tenders 0.0168% 46,927 51-9193 Cooling and Freezing Equipment Operators and Tenders 0.0122% 46,729 51-9194 Etchers and Engravers 0.0046% 43,905
51-9195 Molders, Shapers, and Casters, Except Metal and Plastic 0.0621% 49,032 51-9196 Paper Goods Machine Setters, Operators, and Tenders 0.0088% 49,084 51-9197 Tire Builders 0.0008% 46,729
51-9198 Helpers--Production Workers 0.2650% 46,989
51-9199 Production Workers, All Other 0.2700% 49,543
53-2011 Airline Pilots, Copilots, and Flight Engineers 0.0006% 262,343 53-2012 Commercial Pilots 0.0104% 148,128
53-3011 Ambulance Drivers and Attendants, Except Emergency Medical Technicians 0.0008% 39,366 53-3031 Driver/Sales Workers 0.0595% 46,920
53-3032 Heavy and Tractor-Trailer Truck Drivers 0.6862% 60,073 53-3033 Light Truck Drivers 0.1872% 48,398
53-3051 Bus Drivers, School 0.0006% 52,529
Agenda Item #11.2.

City of St. Helena Affordable Housing and Commercial Linkage Impact Fee Study 52 Table 2.8: Occupation Mix and Averages for Industrial Prototype Continued SOC
Code Occupation Name
Percent of
Total
Average
Annual
Wage
53-3052 Bus Drivers, Transit and Intercity 0.0008% 61,863 53-3053 Shuttle Drivers and Chauffeurs 0.0225% 41,842
53-3054 Taxi Drivers 0.0008% 37,617
53-5011 Sailors and Marine Oilers 0.0022% 64,610
53-5021 Captains, Mates, and Pilots of Water Vessels 0.0028% 113,029 53-5022 Motorboat Operators 0.0010% 65,724
53-5031 Ship Engineers 0.0004% 164,861
53-6011 Bridge and Lock Tenders 0.0002% 62,092
53-6021 Parking Attendants 0.0134% 37,357
53-6031 Automotive and Watercraft Service Attendants 0.0012% 39,470 53-6041 Traffic Technicians 0.0018% 75,797
53-6051 Transportation Inspectors 0.0032% 75,651
53-6099 Transportation Workers, All Other 0.0030% 49,886 53-7011 Conveyor Operators and Tenders 0.0088% 42,477
53-7021 Crane and Tower Operators 0.0439% 65,276
53-7031 Dredge Operators 0.0018% 71,770
53-7041 Hoist and Winch Operators 0.0006% 51,468
53-7051 Industrial Truck and Tractor Operators 0.4206% 50,573 53-7061 Cleaners of Vehicles and Equipment 0.0896% 40,094 53-7062 Laborers and Freight, Stock, and Material Movers, Hand 1.9198% 43,809 53-7063 Machine Feeders and Offbearers 0.0549% 45,162
53-7064 Packers and Packagers, Hand 0.4733% 36,983
53-7065 Stockers and Order Fillers 0.3575% 42,217
53-7072 Pump Operators, Except Wellhead Pumpers 0.0046% 58,408 53-7081 Refuse and Recyclable Material Collectors 0.1279% 64,465 53-7121 Tank Car, Truck, and Ship Loaders 0.0014% 58,044 53-7199 Material Moving Workers, All Other 0.0080% 49,761 Sources: CA EDD, Occupational Employment (May 2022) & Wage (2023 - 1st Quarter) Data.

Agenda Item #11.2.

City of St. Helena Affordable Housing and Commercial Linkage Impact Fee Study 53 Table 2.9: Occupation Mix and Averages for Hotel Prototype SOC Code Occupation Name
Percent of
Total
Average
Annual
Wage
11-1011 Chief Executives 0.041096% $ 280,501
11-1021 General and Operations Managers 1.917808% 151,214 11-2011 Advertising and Promotions Managers 0.006849% 183,247 11-2021 Marketing Managers 0.102740% 190,254
11-2022 Sales Managers 0.493151% 147,583
11-2032 Public Relations Managers 0.013699% 160,760
11-3012 Administrative Services Managers 0.089041% 117,406 11-3013 Facilities Managers 0.321918% 108,849
11-3021 Computer and Information Systems Managers 0.041096% 177,434 11-3031 Financial Managers 0.328767% 168,490
11-3061 Purchasing Managers 0.020548% 130,256
11-3071 Transportation, Storage, and Distribution Managers 0.006849% 114,244 11-3111 Compensation and Benefits Managers 0.006849% 153,305 11-3121 Human Resources Managers 0.136986% 140,159
11-3131 Training and Development Managers 0.006849% 152,988 11-9021 Construction Managers 0.006849% 143,065
11-9051 Food Service Managers 0.404110% 83,363
11-9071 Gambling Managers 0.061644% 110,838
11-9072 Entertainment and Recreation Managers, Except Gambling 0.068493% 89,003 11-9081 Lodging Managers 2.424658% 89,645
11-9141 Property, Real Estate, and Community Association Managers 0.082192% 70,156 11-9151 Social and Community Service Managers 0.006849% 89,584 11-9179 Personal Service Managers, All Other 0.020548% 75,112 11-9199 Managers, All Other 0.178082% 152,458
13-1041 Compliance Officers 0.020548% 84,332
13-1071 Human Resources Specialists 0.376712% 83,455
13-1082 Project Management Specialists 0.034247% 104,117 13-1111 Management Analysts 0.027397% 94,775
13-1121 Meeting, Convention, and Event Planners 0.383562% 64,363 13-1131 Fundraisers 0.027397% 65,036
13-1141 Compensation, Benefits, and Job Analysis Specialists 0.013699% 89,890 13-1151 Training and Development Specialists 0.041096% 73,511 13-1161 Market Research Analysts and Marketing Specialists 0.246575% 84,475 13-1199 Business Operations Specialists, All Other 0.253425% 76,397 13-2011 Accountants and Auditors 0.602740% 95,030
13-2031 Budget Analysts 0.041096% 99,293
13-2041 Credit Analysts 0.006849% 99,915
13-2051 Financial and Investment Analysts 0.027397% 116,172 13-2099 Financial Specialists, All Other 0.006849% 78,468 15-1211 Computer Systems Analysts 0.047945% 113,293
15-1212 Information Security Analysts 0.006849% 142,889 15-1231 Computer Network Support Specialists 0.013699% 87,114 15-1232 Computer User Support Specialists 0.075342% 79,285 15-1242 Database Administrators 0.006849% 104,872
15-1244 Network and Computer Systems Administrators 0.047945% 105,110 15-1252 Software Developers 0.006849% 139,867
15-1254 Web Developers 0.006849% 107,042
15-1299 Computer Occupations, All Other 0.020548% 104,269 17-2051 Civil Engineers 0.013699% 112,514
Agenda Item #11.2.

City of St. Helena Affordable Housing and Commercial Linkage Impact Fee Study 54 Table 2.9: Occupation Mix and Averages for Hotel Prototype Continued SOC Code Occupation Name
Percent of
Total
Average
Annual
Wage
17-2199 Engineers, All Other 0.006849% 104,550
19-5011 Occupational Health and Safety Specialists 0.006849% 92,431 25-3021 Self-Enrichment Teachers 0.061644% 58,100
25-9031 Instructional Coordinators 0.006849% 112,099
27-1023 Floral Designers 0.006849% 44,071
27-1024 Graphic Designers 0.020548% 76,855
27-1025 Interior Designers 0.006849% 89,949
27-2012 Producers and Directors 0.013699% 156,015
27-2022 Coaches and Scouts 0.054795% 60,520
27-3031 Public Relations Specialists 0.054795% 96,647
27-4011 Audio and Video Technicians 0.041096% 73,210
27-4015 Lighting Technicians 0.041096% 96,751
29-1141 Registered Nurses 0.006849% 152,027
29-2042 Emergency Medical Technicians 0.013699% 47,373
31-9011 Massage Therapists 0.335616% 52,720
33-1091 First-Line Supervisors of Security Workers 0.226027% 63,768 33-1099 First-Line Supervisors of Protective Service Workers, All Other 0.041096% 77,356 33-9031 Gambling Surveillance Officers and Gambling Investigators 0.102740% 39,195 33-9032 Security Guards 1.965753% 41,286
35-1011 Chefs and Head Cooks 0.698630% 77,586
35-1012 First-Line Supervisors of Food Preparation and Serving Workers 1.191781% 51,215 35-2011 Cooks, Fast Food 0.027397% 38,087
35-2012 Cooks, Institution and Cafeteria 0.246575% 51,487 35-2014 Cooks, Restaurant 2.986301% 44,839
35-2015 Cooks, Short Order 0.130137% 42,435
35-2019 Cooks, All Other 0.061644% 41,547
35-2021 Food Preparation Workers 0.602740% 41,233
35-3011 Bartenders 1.821918% 39,885
35-3023 Fast Food and Counter Workers 0.767123% 37,648
35-3031 Waiters and Waitresses 4.890411% 41,202
35-3041 Food Servers, Nonrestaurant 0.856164% 44,317
35-9011 Dining Room and Cafeteria Attendants and Bartender Helpers 1.993151% 37,000 35-9021 Dishwashers 0.863014% 38,662
35-9031 Hosts and Hostesses, Restaurant, Lounge, and Coffee Shop 0.773973% 38,307 35-9099 Food Preparation and Serving Related Workers, All Other 0.232877% 43,564 37-1011 First-Line Supervisors of Housekeeping and Janitorial Workers 2.136986% 56,368 37-1012 First-Line Supervisors of Landscaping, Lawn Service, and Groundskeeping Workers 0.102740% 73,917 37-2011 Janitors and Cleaners, Except Maids and Housekeeping Cleaners 2.363014% 44,181 37-2012 Maids and Housekeeping Cleaners 22.856164% 42,352 37-2019 Building Cleaning Workers, All Other 0.054795% 45,811 37-3011 Landscaping and Groundskeeping Workers 0.993151% 47,118 37-3019 Grounds Maintenance Workers, All Other 0.047945% 49,888 39-1013 First-Line Supervisors of Gambling Services Workers 0.513699% 64,134 39-1014 First-Line Supervisors of Entertainment and Recreation Workers, Except Gambling Services 0.150685% 53,243 39-1022 First-Line Supervisors of Personal Service Workers 0.136986% 53,849 39-2021 Animal Caretakers 0.034247% 39,958
39-3011 Gambling Dealers 1.904110% 38,694
39-3012 Gambling and Sports Book Writers and Runners 0.041096% 37,481 39-3019 Gambling Service Workers, All Other 0.157534% 43,355 39-3031 Ushers, Lobby Attendants, and Ticket Takers 0.089041% 36,990 Agenda Item #11.2.

City of St. Helena Affordable Housing and Commercial Linkage Impact Fee Study 55 Table 2.9: Occupation Mix and Averages for Hotel Prototype Continued SOC Code Occupation Name
Percent of
Total
Average
Annual
Wage
39-3091 Amusement and Recreation Attendants 0.671233% 37,659 39-3092 Costume Attendants 0.006849% 62,399
39-3093 Locker Room, Coatroom, and Dressing Room Attendants 0.102740% 42,822 39-3099 Entertainment Attendants and Related Workers, All Other 0.027397% 39,174 39-5012 Hairdressers, Hairstylists, and Cosmetologists 0.041096% 43,355 39-5092 Manicurists and Pedicurists 0.054795% 36,154
39-5094 Skincare Specialists 0.089041% 50,463
39-6011 Baggage Porters and Bellhops 0.753425% 37,074
39-6012 Concierges 0.404110% 43,658
39-9011 Childcare Workers 0.034247% 41,192
39-9031 Exercise Trainers and Group Fitness Instructors 0.075342% 68,252 39-9032 Recreation Workers 0.582192% 38,547
39-9041 Residential Advisors 0.068493% 61,531
39-9099 Personal Care and Service Workers, All Other 0.130137% 39,990 41-1011 First-Line Supervisors of Retail Sales Workers 0.130137% 60,565 41-1012 First-Line Supervisors of Non-Retail Sales Workers 0.095890% 91,122 41-2011 Cashiers 0.582192% 37,787
41-2012 Gambling Change Persons and Booth Cashiers 0.178082% 36,236 41-2021 Counter and Rental Clerks 0.102740% 48,173
41-2031 Retail Salespersons 0.315068% 44,263
41-3011 Advertising Sales Agents 0.006849% 76,495
41-3041 Travel Agents 0.013699% 54,359
41-3091 Sales Representatives of Services, Except Advertising, Insurance, Financial Services, and Travel 1.205479% 85,598 41-4012 Sales Representatives, Wholesale and Manufacturing, Except Technical and Scientific Products 0.027397% 94,153 41-9022 Real Estate Sales Agents 0.006849% 95,446
41-9041 Telemarketers 0.041096% 40,032
41-9099 Sales and Related Workers, All Other 0.047945% 71,302 43-1011 First-Line Supervisors of Office and Administrative Support Workers 2.287671% 74,744 43-2011 Switchboard Operators, Including Answering Service 0.116438% 48,962 43-2021 Telephone Operators 0.034247% 55,077
43-3011 Bill and Account Collectors 0.006849% 58,444
43-3021 Billing and Posting Clerks 0.013699% 57,825
43-3031 Bookkeeping, Accounting, and Auditing Clerks 1.308219% 58,837 43-3041 Gambling Cage Workers 0.178082% 37,796
43-3051 Payroll and Timekeeping Clerks 0.075342% 62,969 43-3061 Procurement Clerks 0.020548% 51,834
43-3099 Financial Clerks, All Other 0.013699% 55,046
43-4041 Credit Authorizers, Checkers, and Clerks 0.006849% 49,571 43-4051 Customer Service Representatives 0.342466% 47,454 43-4081 Hotel, Motel, and Resort Desk Clerks 15.123288% 40,626 43-4151 Order Clerks 0.006849% 49,375
43-4161 Human Resources Assistants, Except Payroll and Timekeeping 0.041096% 58,414 43-4171 Receptionists and Information Clerks 0.287671% 44,479 43-4181 Reservation and Transportation Ticket Agents and Travel Clerks 0.321918% 44,138 43-5021 Couriers and Messengers 0.006849% 43,353
43-5032 Dispatchers, Except Police, Fire, and Ambulance 0.054795% 51,937 43-5061 Production, Planning, and Expediting Clerks 0.034247% 61,450 43-5071 Shipping, Receiving, and Inventory Clerks 0.102740% 52,040 43-5111 Weighers, Measurers, Checkers, and Samplers, Recordkeeping 0.006849% 46,813 43-6011 Executive Secretaries and Executive Administrative Assistants 0.095890% 84,175 Agenda Item #11.2.

City of St. Helena Affordable Housing and Commercial Linkage Impact Fee Study 56 Table 2.9: Occupation Mix and Averages for Hotel Prototype Continued SOC Code Occupation Name
Percent of
Total
Average
Annual
Wage
43-6014 Secretaries and Administrative Assistants, Except Legal, Medical, and Executive 0.452055% 53,249 43-9021 Data Entry Keyers 0.006849% 43,715
43-9051 Mail Clerks and Mail Machine Operators, Except Postal Service 0.013699% 42,961 43-9061 Office Clerks, General 0.657534% 50,078
43-9199 Office and Administrative Support Workers, All Other 0.020548% 58,166 45-1011 First-Line Supervisors of Farming, Fishing, and Forestry Workers 0.013699% 65,514 45-2092 Farmworkers and Laborers, Crop, Nursery, and Greenhouse 0.006849% 41,090 45-2093 Farmworkers, Farm, Ranch, and Aquacultural Animals 0.061644% 44,179 47-1011 First-Line Supervisors of Construction Trades and Extraction Workers 0.013699% 97,987 47-2031 Carpenters 0.061644% 75,484
47-2041 Carpet Installers 0.006849% 55,141
47-2061 Construction Laborers 0.006849% 58,127
47-2073 Operating Engineers and Other Construction Equipment Operators 0.006849% 85,423 47-2111 Electricians 0.034247% 71,909
47-2141 Painters, Construction and Maintenance 0.102740% 59,005 47-2152 Plumbers, Pipefitters, and Steamfitters 0.020548% 81,022 49-1011 First-Line Supervisors of Mechanics, Installers, and Repairers 0.623288% 98,474 49-3023 Automotive Service Technicians and Mechanics 0.020548% 62,140 49-3042 Mobile Heavy Equipment Mechanics, Except Engines 0.006849% 69,052 49-3051 Motorboat Mechanics and Service Technicians 0.006849% 58,865 49-3053 Outdoor Power Equipment and Other Small Engine Mechanics 0.020548% 53,507 49-9021 Heating, Air Conditioning, and Refrigeration Mechanics and Installers 0.047945% 65,487 49-9041 Industrial Machinery Mechanics 0.041096% 72,286 49-9043 Maintenance Workers, Machinery 0.006849% 61,072 49-9071 Maintenance and Repair Workers, General 6.342466% 57,673 49-9091 Coin, Vending, and Amusement Machine Servicers and Repairers 0.116438% 54,056 49-9094 Locksmiths and Safe Repairers 0.006849% 79,229
49-9098 Helpers--Installation, Maintenance, and Repair Workers 0.020548% 43,993 49-9099 Installation, Maintenance, and Repair Workers, All Other 0.027397% 51,082 51-1011 First-Line Supervisors of Production and Operating Workers 0.041096% 82,224 51-3011 Bakers 0.089041% 42,196
51-3021 Butchers and Meat Cutters 0.006849% 44,395
51-6011 Laundry and Dry-Cleaning Workers 1.883562% 39,403 51-6021 Pressers, Textile, Garment, and Related Materials 0.006849% 37,141 51-6031 Sewing Machine Operators 0.006849% 37,673
51-6052 Tailors, Dressmakers, and Custom Sewers 0.006849% 47,844 51-6093 Upholsterers 0.006849% 44,989
51-8021 Stationary Engineers and Boiler Operators 0.089041% 78,639 51-8031 Water and Wastewater Treatment Plant and System Operators 0.006849% 78,649 51-9061 Inspectors, Testers, Sorters, Samplers, and Weighers 0.027397% 51,689 53-3033 Light Truck Drivers 0.020548% 48,398
53-3053 Shuttle Drivers and Chauffeurs 0.335616% 41,842 53-5021 Captains, Mates, and Pilots of Water Vessels 0.006849% 113,029 53-6021 Parking Attendants 0.260274% 37,357
53-6031 Automotive and Watercraft Service Attendants 0.006849% 39,470 53-7061 Cleaners of Vehicles and Equipment 0.006849% 40,094 53-7062 Laborers and Freight, Stock, and Material Movers, Hand 0.116438% 43,809 53-7065 Stockers and Order Fillers 0.000890411 42,217
Sources: CA EDD, Occupational Employment (May 2022) & Wage (2023 - 1st Quarter) Data.

Worker Households by Income Category
Table 2.10 summarizes the number of new workers living in St. Helena by income category. Data from the prior four tables was examined to identify the number of workers employed within each Agenda Item #11.2.

City of St. Helena Affordable Housing and Commercial Linkage Impact Fee Study 57 prototype whose household income falls within each income category. The worker households that fall into moderate or below area median income categories drive the calculation of the commercial linkage fee for each prototype.

Table 2.10: Number of Worker Households by Income Category Commercial Office Industrial Hotel
Extremely Low 36,050 - - - -
Very Low Income 60,100 13.273 7.807 2.772 6.836
Low Income 96,050 3.509 8.312 3.710 1.804
Moderate Income 139,950 0.754 7.995 2.604 0.694
Above Moderate 2.945 7.381 2.122 0.327
Sources: Tables 1.1, 2.6, 2.7, 2.8 and 2.9; Willdan Financial Services. 3 Person
Household
Income Limits
Number of Employee Households
Affordability Gap
The affordability gap analysis from Table 1.11 in Chapter 2 is also used in the calculation of the commercial linkage fee. The units demanded for each prototype are multiplied by the financing gap per affordable unit and summarized across all income levels to determine the total financing gap per prototype.

Table 2.11: Financing Gap per Prototype
Extremely
Low Income
(up to 30%
AMI)
Very Low
Income (31-
50% AMI)
Low Income
(51-80% AMI)
Moderate
Income (81-
120% AMI) Total
Financing Gap per Affordable Unit 898,323 834,062 738,005 620,705 Commercial Prototype
Units Demanded - 13.273 3.509 0.754 17.536
Total Financing Gap $ - $11,070,844 $ 2,589,522 $ 468,154 $14,128,520 Office Prototype
Units Demanded - 7.807 8.312 7.995 24.114
Total Financing Gap $ - $ 6,511,699 $ 6,134,268 $ 4,962,295 $17,608,262 Industrial Prototype
Units Demanded - 2.772 3.710 2.604 9.085
Total Financing Gap $ - $ 2,311,978 $ 2,737,705 $ 1,616,097 $ 6,665,780 Hotel Prototype
Units Demanded - 6.836 1.804 0.694 9.334
Total Financing Gap $ - $ 5,701,231 $ 1,331,724 $ 430,855 $ 7,463,811 Sources: Tables 1.11 and 2.10, Willdan Financial Services.

Agenda Item #11.2.

City of St. Helena Affordable Housing and Commercial Linkage Impact Fee Study 58 Maximum Justified Commercial Linkage Fee
Schedule
The affordability gap from Table 2.11 is divided by the square footage of each prototype to determine the maximum justified commercial linkage fee per square foot for each land use category. The fee schedule is shown below in Table 2.12.

Table 2.12: Maximum Justified Commercial Linkage Fee Schedule Land Use
Affordability Gap
for All New Worker
Households
Size of
Prototype
(Sq. Ft.)
Maximum
Fee per Sq.

Ft.

Current
Fee per
Sq. Ft.

Commercial $ 14,128,520 100,000 $ 141.29 $ 5.21
Office 17,608,262 100,000 176.08 4.11
Industrial 6,665,780 100,000 66.66 1.26
Hotel 7,463,811 100,000 74.64 3.80
Source: Table 2.11, Willdan Financial Services.

Table 2.13 compares the City’s current and maximum justified fees to the fees from Yountville and Sonoma.

Table 2.13: Commercial Linkage Fee Comparison
Land Use
St. Helena -
Maximum
St. Helena
- Current Units Yountville Units Sonoma Units
Commercial $ 141.29 $ 5.21 Sq. Ft. $ 23.60 Sq. Ft. $ 4.00 Sq. Ft.

Office 176.08 4.11 Sq. Ft. 23.60 Sq. Ft. 4.00 Sq. Ft.

Industrial 66.66 1.26 Sq. Ft. 23.60 Sq. Ft. 4.00 Sq. Ft.

Hotel 74.64 3.80 Sq. Ft. 11,801.15 Room 15.00 Sq. Ft.

Agenda Item #11.2.

59 Appendix
Appendix Table A.1: Current Rental Listings in St. Helea Address City State / Zip Listed On:

Rent per
Month Bedrooms Baths
Square
Feet
610 Harvest Ln St. Helena CA 94574 Apartments.com; Zillow.com 9,000 5 4 2,626 516 Meadowood Ln St. Helena CA 94574 Apartments.com; Zillow.com 8,500 4 3.5 3,173 (undisclosed Address) St. Helena CA 94574 Apartments.com 8,000 3 3 2,200 915 Valley View Ct St. Helena CA 94574 Apartments.com 7,100 3 3.5 2,700 1451 Spring St St. Helena CA 94574 Apartments.com; Zillow.com 7,000 3 1.5 1,230 1340 Pine St St. Helena CA 94574 Apartments.com; Zillow.com 6,000 3 2 1,426 1220 Peppertree Cir St. Helena CA 94574 Apartments.com 5,875 3 2 1,450 1384 Magnolia Ave St. Helena CA 94574 Apartments.com 5,750 3 2 2,063 338 Glass Mountain Rd St. Helena CA 94574 Apartments.com 5,600 3 2 2,114 1745 Oak Ave St. Helena CA 94574 Apartments.com 5,500 3 1 1,834 1091 Mariposa Ln St. Helena CA 94574 Apartments.com 5,000 3 2 1,316 1325 Pine St St. Helena CA 94574 Apartments.com 4,495 3 1 1,300 1350 St James Ct St. Helena CA 94574 Apartments.com; Zillow.com 3,500 3 2 1,281 3251 St Helena Hwy St. Helena CA 94574 Apartments.com; Zillow.com 5,975 2 1.5 1,636 1413 Tainter St St. Helena CA 94574 Apartments.com 4,750 2 1 1,223 1220 Madrona Ave St. Helena CA 94574 Apartments.com; Zillow.com 4,600 2 1 1,392 789 Stralla Ct St. Helena CA 94574 Apartments.com; Zillow.com 3,200 2 1.5 1,156 1141-1161 Oak Avenue St. Helena CA 94574 Apartments.com 3,100 2 1.5 n/a 620 McCorkle Avenue St. Helena CA 94574 Apartments.com 2,900 2 2 n/a 83C W Zinfandel Ln St. Helena CA 94574 Apartments.com 2,500 2 1 1,000 1103 Pope St #C St. Helena CA 94574 Apartments.com 2,350 2 1 1,250 1971 Vallejo St St. Helena CA 94574 Apartments.com 4,800 1 1 600 842 Hunt Ave #842 St. Helena CA 94574 Apartments.com 3,500 1 1 627 3600 Spring Mountain Rd Unit 2 St. Helena CA 94574 Apartments.com; Zillow.com 1,750 1 1 700 Note: Excludes properties w ith monthly rents above $10,000.

Sources: Apartments.com; Zillow .com; October, 2023.

Agenda Item #11.2.

City of St. Helena Affordable Housing and Commercial Linkage Impact Fee Study 60 Appendix Table A.2: Recently Sold Homes in St. Helena Property Link Sales Price Type Sale Date Bedrooms Bathrooms Year Built Square feet https://www.mlslistings.com/property/ba323019719/1545-madrona-ave-saint-helena-ca-94574/15926110 1,950,000 Single Family Residence Sep 14, 2023 3 2 1932 1,598 https://www.mlslistings.com/property/ba323010164/3851-spring-mountain-rd-saint-helena-ca-94574/15878397 2,895,000 Single Family Residence Sep 7, 2023 3 2 1995 2,126 https://www.mlslistings.com/property/ba323044227/5486-chiles-pope-valley-rd-saint-helena-ca-94574/16051619 859,000 Single Family Residence Sep 1, 2023 3 2 1987 1,481 https://www.mlslistings.com/property/ba323028987/1103-brittany-ln-saint-helena-ca-94574/15974961 3,200,000 Single Family Residence Sep 1, 2023 4 4 1990 4,367 https://www.mlslistings.com/property/ba323027612/1626-tainter-st-saint-helena-ca-94574/15965732 1,625,000 Single Family Residence Aug 30, 2023 2 2 1948 1,758 https://www.mlslistings.com/property/ba322046304/1832-park-st-saint-helena-ca-94574/15564611 840,000 Single Family Residence Aug 28, 2023 3 1/1 1910 1,800 https://www.mlslistings.com/property/ba323021550/26-san-juan-ct-saint-helena-ca-94574/15935375 418,000 Manufactured In Park Aug 25, 2023 2 2 1987 1,856 https://www.mlslistings.com/property/ba323039293/46-laguna-seca-ct-saint-helena-ca-94574/16028337 339,500 Manufactured In Park Aug 23, 2023 2 2 1986 1,440 https://www.mlslistings.com/property/ba323005608/25-redondo-ct-saint-helena-ca-94574/15854983 245,000 Manufactured In Park Aug 21, 2023 2 2 1986 1,344 https://www.mlslistings.com/property/ba323044948/1370-hasty-ct-saint-helena-ca-94574/16049263 1,150,000 Condominium Aug 16, 2023 3 2 1983 1,606 https://www.mlslistings.com/property/ba323039062/1171-garden-ave-saint-helena-ca-94574/16019211 959,000 Single Family Residence Aug 16, 2023 3 2 1961 1,346 https://www.mlslistings.com/property/ba323047978/1330-madrona-ave-saint-helena-ca-94574/16070116 2,500,000 Single Family Residence Aug 8, 2023 3 2 1955 1,672 https://www.mlslistings.com/property/ba323041595/1550-sulphur-springs-ave-saint-helena-ca-94574/16032624 3,550,000 Single Family Residence Aug 4, 2023 2 2/1 1950 2,438 https://www.mlslistings.com/property/ba323026300/1005-valley-view-st-2-saint-helena-ca-94574/15957450 300,000 Residential Aug 1, 2023 2 2/1 1963 1,100 https://www.mlslistings.com/property/ba323028100/339-crystal-springs-rd-saint-helena-ca-94574/15995917 4,800,000 Single Family Residence Jul 31, 2023 2 2/1 1993 3,791 https://www.mlslistings.com/property/ba323024554/1855-spring-mountain-rd-saint-helena-ca-94574/15954861 2,550,000 Single Family Residence Jul 28, 2023 4 3/1 1952 2,765 https://www.mlslistings.com/property/ba323004187/650-sunnyside-rd-saint-helena-ca-94574/15851186 1,100,000 Single Family Residence Jul 26, 2023 2 2 2023 1,350 https://www.mlslistings.com/property/ba323010066/1005-valley-view-st-saint-helena-ca-94574/15877124 310,000 Residential Jul 18, 2023 2 2/1 1963 1,100 https://www.mlslistings.com/property/ba323030303/250-fawn-park-rd-saint-helena-ca-94574/15981492 1,075,000 Single Family Residence Jul 17, 2023 3 2 1966 1,705 https://www.mlslistings.com/property/ba323039390/1629-hillview-pl-saint-helena-ca-94574/16020901 480,000 Residential Jul 17, 2023 3 2 1966 1,818 https://www.mlslistings.com/property/ba323030848/922-mariposa-ln-saint-helena-ca-94574/15980589 800,000 Condominium Jul 14, 2023 2 2 1975 1,160 https://www.mlslistings.com/property/ba323038082/943-mariposa-ln-saint-helena-ca-94574/16015941 527,000 Condominium Jun 29, 2023 2 1/1 1975 1,156 https://www.mlslistings.com/property/ba323017916/1015-pratt-ave-saint-helena-ca-94574/15926796 2,475,000 Single Family Residence Jun 29, 2023 4 3/1 2001 2,876 https://www.mlslistings.com/property/ba323010978/18-laguna-seca-ct-saint-helena-ca-94574/15881860 225,000 Manufactured In Park Jun 23, 2023 2 2 1986 1,344 Source: mlslistings.com, September 2023.

Agenda Item #11.2.

83578.00012\42402179.1
RESOLUTION NO. ______
RESOLUTION OF THE CITY COUNCIL OF THE CITY OF ST. HELENA

ADOPTING HOUSING IN-LIEU FEES FOR RESIDENTIAL DEVELOPMENT PROJECTS PURSUANT TO ST. HELENA MUNICIPAL CODE CHAPTER 17.30 (AFFORDABLE HOUSING PROGRAM)
WHEREAS, all communities in the State of California, including the City of St.

Helena (“City”), face a housing crisis that includes the lack of access to affordable housing, which has a direct negative impact on the public health, safety, and welfare of the residents of St. Helena; and
WHEREAS, inclusionary housing policies, and related affordable housing in-lieu and nonresidential/commercial linkage fees, are tools that help jurisdictions increase the supply of affordable housing units; and
WHEREAS, the provision of safe and stable housing for households at all income levels is in the public interest; and
WHEREAS, California Government Code section 65580 provides that the availability of housing is of vital Statewide importance and that local governments have a responsibility to use their powers to facilitate the development of housing and make adequate provision for the housing needs of all economic segments of the community; and
WHEREAS, the adoption of affordable housing policies, including affordable housing in-lieu fees and nonresidential/commercial linkage fees, is critical for the City in reaching its Regional Housing Needs Allocation (RHNA) housing requirements for very low, low, and moderate income households; and
WHEREAS, Chapter 17.30 (Affordable Housing Program) of the St. Helena Municipal Code (SHMC) establishes an affordable housing program, housing impact fees on developers of nonresidential development projects in the City, inclusionary housing requirements and alternative means of compliance, requirements for inclusionary units, and administration and enforcement measured for the program; and WHEREAS, SHMC section 17.30.030 authorizes the City Council to adopt by resolution housing in-lieu fees that would be paid by residential developers as an alternative means of compliance with the inclusionary housing requirements of SHMC Chapter 17.30; and
WHEREAS, the City engaged with Willdan Financial Services (“Consultant”) to perform a nexus study of affordable housing impact fees needed to fund new development’s share of affordable housing induced by the household spending associated with new market rate development, and commercial linkage fees to quantify Agenda Item #11.2.

83578.00012\42402179.1
the connection between the development of commercial, office, industrial and hotel, development projects and the demand for affordable housing units; and WHEREAS, Consultant completed an “Affordable Housing and Commercial Linkage Impact Fee Study” dated December 14, 2023 (“Fee Study Report”), which studies support the adoption of said fees; and
WHEREAS, to ensure that the housing in-lieu fees set forth in this Resolution do not exceed the actual affordable housing impacts attributable to the development projects on which the fees are imposed, the City Council has received and considered the Fee Study Report, which demonstrates that said fees do not exceed the affordable housing impacts attributable to the development projects on which the fees are imposed; and
WHEREAS, at least ten (10) days prior to the date this Resolution is being heard, data was made available to the public indicating the amount of cost, or estimated cost, required to provide the affordable housing for which the fee is being levied and the revenue sources anticipated to provide the affordable housing, in accordance with Government Code section 66019; and
WHEREAS, notice of the hearing on the proposed fees was published twice in a newspaper of general circulation in the manner set forth in Government Code section 6062(a), in accordance with Government Code sections 66004 and 66018; and WHEREAS, a duly and properly noticed public hearing regarding the affordable housing in-lieu fees proposed in this Resolution was conducted by the City Council on June 25, 2024.

NOW, THEREFORE, BE IT RESOLVED that the facts set forth in the recitals in this Resolution are true and correct and incorporated herein by reference. The recitals constitute findings in this matter and, together with the staff report, other written reports, oral staff presentation, public testimony, and other information contained in the record, are an adequate and appropriate evidentiary basis for the actions taken in this Resolution.

BE IT FURTHER RESOLVED that the City Council of the City of St. Helena hereby finds as follows with regard to the housing in-lieu fees to be adopted pursuant to St. Helena Municipal Code section 17.30.030:

A. The purpose of the affordable housing requirements and the housing inlieu fees are to ensure that the private sector, in addition to public sector, participates in the provision of affordable housing for current and future residents of the City of St.

Helena and ensure the long-term affordability of units and availability for income-eligible households in years to come.

Agenda Item #11.2.

83578.00012\42402179.1
B. The housing in-lieu fees will be placed in the City’s Affordable Housing Trust Fund established pursuant to SHMC section 17.30.050 and be used to increase and improve the supply of housing affordable to households of moderate, low and very low income households, including reasonable administrative expenses.

C. Every new residential development creates a further demand for affordable housing to the extent that such development offers market-rate-only housing.

The affordable housing requirements and the housing in-lieu fee are reasonably related to the mitigation of negative impacts upon the City’s affordable housing supply.

D. The lack of affordable housing options in the City has an impact upon a broad range of income groups, and no single housing program will be sufficient to meet the City’s housing need. Affordable housing ordinances applicable to new residential developments necessarily increase the supply of affordable housing (Homebuilders Assoc. v. City of Napa (2001) 90 Cal. App. 4th, 188, 196), and therefore there is a direct relationship between the housing in-lieu fee and the City’s attainment of its affordable housing goals. Based on the information and analysis provided in the “Affordable Housing and Commercial Linkage Impact Fee Study” dated December 14, 2023, the City Council hereby finds that the schedule of housing in-lieu fees adopted by this Resolution is reasonably related to the cost to develop affordable housing units in accordance with the City’s Affordable Housing Program.

BE IT FURTHER RESOLVED that this Resolution is exempt from the California Environmental Quality Act (“CEQA”) pursuant to CEQA Guidelines section 15061(b)(3) because it can be seen with certainty that there is no possibility that the Resolution will have a significant effect on the environment; and because it is not a “project” under CEQA. This resolution will not affect the physical environment by permitting a new use or intensifying an existing use. Instead, the resolution adopts housing in-lieu fees that serve as one of the range of means by which individual projects may satisfy the requirements of the City’s Affordable Housing Program. There is no potential for the changes to result in a significant effect on the environment.

BE IT FURTHER RESOLVED that the City Council hereby adopts the housing inlieu fees as set forth in Exhibit “A” attached hereto and incorporated herein by reference, and directs that these fees be incorporated into the City’s Master Fee Schedule. This approval is conditioned upon the adoption of Ordinance No. _____ by the City Council, and shall not be effective unless and until such ordinance is effective.

BE IT FURTHER RESOLVED that the housing in-lieu fees shall be reviewed every two years by the City Council in accordance with St. Helena Municipal Code section 17.30.050.B. The housing in-lieu fees adopted pursuant to this Resolution will be adjusted annually for inflation based on the Consumer Price Index for all urban consumers for the San Francisco-Oakland-Hayward area.

Agenda Item #11.2.

83578.00012\42402179.1
BE IT FURTHER RESOLVED that the City Clerk shall attest and certify to the passage and adoption of this Resolution which shall take effect which shall take effect sixty (60) davs following the adoption of Ordinance No. ___.(September 24, 2024).

BE IT FURTHER RESOLVED that each component of the fees and all portions of this Resolution are severable. Should any individual component of the fee or other provision of this Resolution be adjudicated to be invalid and unenforceable, the remaining provisions shall be and continue to be fully effective, and the fee shall be fully effective except as to that portion that has been judged to be invalid.

PASSED AND ADOPTED at a regular meeting of the St. Helena City Council on ____________ by the following vote:

AYES:

NOES:

ABSENT:

ABSTAIN:

APPROVED:_____________________
Paul Dohring, Mayor
ATTEST:__________________________
Cindy Tzafopoulos, City Clerk
Agenda Item #11.2.

83578.00012\42402179.1
EXHIBIT “A”
Housing In-Lieu Fee for Residential Development Projects Type of Residential Unit Fee per Square Foot
New Residential Rental Unit $14
New Residential For Sale Unit $20
Comments:

1. Application. A developer of four or fewer residential dwelling units which are the whole of a residential development project may meet the requirements of St. Helena Municipal Code section 17.30.030.A (Inclusionary Requirement) through payment of the housing in-lieu fee.

2. Fees shall be paid prior to the issuance of a building permit. For good cause shown, the City Council may allow for the fee to be paid at the time of final inspection/certificate of occupancy.

Agenda Item #11.2.

83578.00012\42402204.1
RESOLUTION NO. ______
RESOLUTION OF THE CITY COUNCIL OF THE CITY OF ST. HELENA

ADOPTING HOUSING IMPACT FEES FOR NONRESIDENTIAL DEVELOPMENT PROJECTS AND CONVERSIONS PURSUANT TO ST. HELENA MUNICIPAL CODE CHAPTER 17.30 (AFFORDABLE HOUSING PROGRAM)
WHEREAS, all communities in the State of California, including the City of St.

Helena (“City”), face a housing crisis that includes the lack of access to affordable housing, which has a direct negative impact on the public health, safety, and welfare of the residents of St. Helena; and
WHEREAS, inclusionary housing policies, and related affordable housing in-lieu and nonresidential/commercial linkage fees, are tools that help jurisdictions increase the supply of affordable housing units; and
WHEREAS, the provision of safe and stable housing for households at all income levels is in the public interest; and
WHEREAS, California Government Code section 65580 provides that the availability of housing is of vital Statewide importance and that local governments have a responsibility to use their powers to facilitate the development of housing and make adequate provision for the housing needs of all economic segments of the community; and
WHEREAS, the adoption of affordable housing policies, including affordable housing in-lieu fees and nonresidential/commercial linkage fees, is critical for the City in reaching its Regional Housing Needs Allocation (RHNA) housing requirements for very low, low, and moderate income households; and
WHEREAS, Chapter 17.30 (Affordable Housing Program) of the St. Helena Municipal Code (SHMC) establishes an affordable housing program, housing impact fees on developers of nonresidential development projects in the City, inclusionary housing requirements and alternative means of compliance, requirements for inclusionary units, and administration and enforcement measured for the program; and WHEREAS, SHMC section 17.30.020 authorizes the City Council to adopt by resolution housing impact fees that would be paid by developers of nonresidential development projects and conversions to offset the impacts of the demand the new nonresidential development or conversion has on the demand for affordable housing; and
WHEREAS, the City engaged with Willdan Financial Services (“Consultant”) to perform a nexus study of affordable housing impact fees needed to fund new development’s share of affordable housing induced by the household spending associated with new market rate development, and commercial linkage fees to quantify Agenda Item #11.2.

83578.00012\42402204.1
the connection between the development of commercial, office, industrial and hotel, development projects and the demand for affordable housing units; and WHEREAS, the Consultant completed an “Affordable Housing and Commercial Linkage Impact Fee Study” dated December 14, 2023 (“Fee Study Report”), which studies support the adoption of said fees; and
WHEREAS, to ensure that the housing impact fees set forth in this Resolution do not exceed the actual affordable housing impacts attributable to the development projects on which the fees are imposed, the City Council has received and considered the Fee Study Report, which demonstrates that said fees do not exceed the affordable housing impacts attributable to the development projects on which the fees are imposed; and
WHEREAS, at least ten (10) days prior to the date this Resolution is being heard, data was made available to the public indicating the amount of cost, or estimated cost, required to provide the affordable housing for which the fee is being levied and the revenue sources anticipated to provide the affordable housing, in accordance with Government Code section 66019; and
WHEREAS, notice of the hearing on the proposed fees was published twice in a newspaper of general circulation in the manner set forth in Government Code section 6062(a), in accordance with Government Code sections 66004 and 66018; and WHEREAS, a duly and properly noticed public hearing regarding the housing impact fees proposed in this Resolution was conducted by the City Council on June 25, 2024.

NOW, THEREFORE, BE IT RESOLVED that the facts set forth in the recitals in this Resolution are true and correct and incorporated herein by reference. The recitals constitute findings in this matter and, together with the staff report, other written reports, oral staff presentation, public testimony, and other information contained in the record, are an adequate and appropriate evidentiary basis for the actions taken in this Resolution.

BE IT FURTHER RESOLVED that the City Council of the City of St. Helena hereby finds as follows with regard to the housing impact fees to be adopted pursuant to St. Helena Municipal Code section 17.30.020:

A. The purpose of the affordable housing requirements and the housing impact fees are to ensure that the private sector, in addition to public sector, participates in the provision of affordable housing for current and future residents of the City of St. Helena and ensure the long-term affordability of units and availability for income-eligible households in years to come.

Agenda Item #11.2.

83578.00012\42402204.1
B. The housing impact fees will be placed in the City’s Affordable Housing Trust Fund established pursuant to SHMC section 17.30.050 and be used to increase and improve the supply of housing affordable to households of moderate, low and very low income households, including reasonable administrative expenses.

BE IT FURTHER RESOLVED that this Resolution is exempt from the California Environmental Quality Act (“CEQA”) pursuant to CEQA Guidelines section 15061(b)(3) because it can be seen with certainty that there is no possibility that the Resolution will have a significant effect on the environment; and because it is not a “project” under CEQA. This resolution will not affect the physical environment by permitting a new use or intensifying an existing use. Instead, the resolution adopts housing impact fees that serve as one of the range of means by which individual projects may satisfy the requirements of the City’s Affordable Housing Program. There is no potential for the changes to result in a significant effect on the environment.

BE IT FURTHER RESOLVED that the City Council hereby adopts the housing impact fees as set forth in Exhibit “A” attached hereto and incorporated herein by reference, and directs that these fees be incorporated into the City’s Master Fee Schedule. This approval is conditioned upon the adoption of Ordinance No. _____ by the City Council, and shall not be effective unless and until such ordinance is effective.

BE IT FURTHER RESOLVED that the housing impact fees shall be reviewed by the City Council every two years in accordance with St. Helena Municipal Code section

17.30.050.B. The housing impact fees adopted pursuant to this Resolution will be adjusted annually for inflation based on the Consumer Price Index for all urban consumers for the San Francisco-Oakland-Hayward area.

BE IT FURTHER RESOLVED that the City Clerk shall attest and certify to the passage and adoption of this Resolution which shall take effect sixty (60) days following the adoption of Ordinance No. _____.(September 24, 2024).

BE IT FURTHER RESOLVED that each component of the fees and all portions of this Resolution are severable. Should any individual component of the fee or other provision of this Resolution be adjudicated to be invalid and unenforceable, the remaining provisions shall be and continue to be fully effective, and the fee shall be fully effective except as to that portion that has been judged to be invalid.

PASSED AND ADOPTED at a regular meeting of the St. Helena City Council on ____________ by the following vote:

AYES:

NOES:

ABSENT:

ABSTAIN:

Agenda Item #11.2.

83578.00012\42402204.1
APPROVED:_____________________
Paul Dohring, Mayor
ATTEST:__________________________
Cindy Tzafopoulos, City Clerk
Agenda Item #11.2.

83578.00012\42402204.1
EXHIBIT “A”
Housing Impact Fee for Nonresidential Development Projects and Conversions Type of Project Fee per Square Foot
Commercial $14
Office $18
Industrial $7
Hotel $7
Comments:

1. Application. Fees apply to all developers of nonresidential development projects and conversions, except for nonresidential projects that fall within one or more categories specified in St. Helena Municipal Code section

17.30.020.A.

2. Fees shall be paid prior to the issuance of a building permit. For good cause shown, the City Council may allow for the fee to be paid at the time of a final inspection or prior to issuance of a certificate of occupancy.

Agenda Item #11.2.

June 23, 2024
TO: St Helena City Council and Appropriate Staff:

I am concerned that The Affordable Housing and Commercial Impact Fee Recommendation that will be before the council on 6/25 does not adequately address the actual current and future housing needs of St Helena. The Wilden Study commissioned by the City provides a comprehensive view of the affordability of housing for projected future employees at all levels in all industries and illustrates the glaring gap of affordability for almost every level of employee. I commend the City and their consultants for this work.

However, I feel there is a disconnect between the actual need, as verified by the study, and the recommended fee structure. The recommended fees are at 10% of the maximum and are projected to generate around $600K annually. The average annual impact fees generated over the last 10 years were $225K and the City played a role in developing 16 income-qualified housing units during that period. The growth projections in the Wilden Study and the City’s state-mandated (RHNA) housing production of 264 units illustrates that the City must take a more proactive role in meeting our community’s housing needs. There is a significant range between the 136% maximum and the 10% recommendation for impact fees. I implore the City to consider a more realistic strategy to set these fees.

The Affordable Housing Impact Fees are the major funding source for the City’s Affordable Housing Trust Fund (AHTF). TOT revenues from any new hotels – yet to be built - will not add significant revenue to the city’s coffers or to their AHTF for several years. The City’s proposed transfer tax will go to the General Fund and does not address the City’s role in creating housing.

The Affordable Housing Impact Fee is the one opportunity for our community to actually address the role the City should play in developing and executing a housing strategy.

Looking at the affordable or work force housing projects in development today, what is projected over the next few years through market rate inclusionary, hotel employee housing pledges and the use of City surplus property for affordable housing, I estimate that there will still be about 60 Very Low and Low Income (VL/L) housing units missing in the City’s statemandate housing requirement - and that is only if-and-when all these other projects are completed. These VL/L units cost the most to build because rent revenue does not allow for significant long term financing and because St Helena will not be building 200+ unit complexes in which these units can be folded to spread out cost.

Without the City’s ability to assist with funding these units, non-profit developers will not be able to generate sufficient County, State, Federal and Foundation funding to develop VL/L income units. And these are the units we need the most. Wine, hospitality and healthcare are our economic drivers and lower-income service employees are the lifeblood of each of these industries.

Agenda Item #11.2.

I suggest the City develop a plan to foster the development of these much needed incomequalified housing units and scale the Impact Fees to play a more progressive role in meeting these needs. This will not only provide housing but will address several of the City’s Strategic Goals: 1) Financial Sustainability: Providing business with a diverse, sustainable employee pool will attract new commercial development; 2) Infrastructure & Environment: There is no strategy the city can undertake that will reduce our town’s carbon footprint more than removing some of the 75% of commuting local workers from our roads; 3) Quality of Life: The City cannot “encourage housing alternatives to meet the community’s interest and incomes” without a plan and the funding to do so, and 4) Enhance City Employee Morale and Retention:

Work proximity housing is a major incentive for employment and retention.

This is a bit like reverse engineering but it is not that difficult. The data is dense and a bit distressing but it points the way to an impact fee strategy that is proactive and progressive so that the City receives long term benefits but still allows for residential growth and economic development.

There are many knowledgeable community members who would be delighted to help investigate this plan of action if the city is interested.

Thank you for the opportunity to comment on this item.

Mary Stephenson
707 849 2583
[email protected]
Agenda Item #11.2.

Mayor Dohring and members of the City Council, and appropriate staff members, It is my understanding that the City Council will consider the adoption of a fee structure for the Affordable Housing and Commercial Impact fee at the Council meeting this Tuesday.

I am concerned that the Affordable Housing and Commercial Linkage Impact Fee recommendation does not correspond to the actual funds the City will need to facilitate the development of affordable housing to meet its the state-required RHNA allotment.

The recommendations appear to be based on the fees used by surrounding municipalities and on the level of contribution that the City thinks the market will bear without discouraging economic development. More consideration should be given to using the impact fees to help meet the actual need for work force housing that is necessary to sustain and grow our economy.

St Helena already has a work force housing shortage. The Impact Fee Study data shows an astounding need for more housing to meet growth projections, particularly for service-level employees.

There is no question about the need current and projected. Plus the State is mandating new housing units that must be built in this RHNA cycle. This convergence of need puts the City at a crossroads. Should we keep this revenue stream at 10% of the actual need? Or should we consider what role the City should play in actually creating the work force housing needed to sustain our economy and gear the fees to help meet that need? It’s a viscious circle – keep fees low to attract business; no money coming in to build work force housing; businesses don’t come because there is not a viable employee base – particularly at service levels.

Nobody likes to pay more taxes, so the very idea of raising money in this community has its drawbacks but it is needed. This is our one chance to create a viable, sustainable workforce housing strategy for our community.

The Impact Fees will collect money from new residential and commercial development. There has been pathetically few new housing starts in St Helena in the last 9 years. With the exception of gigantic new mansions that are occasionally built in town, the majority of this revenue will likely come from commercial development, specifically hotels, wineries and hospitality-related businesses. These types of developments will not be in favor of a larger fee burden, but they are the entities that will require the new employees whom our town cannot house. The imposition of cost, when weighed against the value of doing business in St Helena and the ability to have a steady workforce seems reasonable.

The Impact Fee should be done in a manner that provides a return to the community. A more substantial fee structure will benefit both the residents and business interests.

Agenda Item #11.2.

What other communities have done can be used as a guideline but such a guideline may not be appropriate for setting rates in St Helena if such rates to do not generate sufficient funding to actually assist in the development of needed housing in St Helena. The Affordable Housing Trust Fund, which receives most of its funding from the Impact Fees being considered now, needs to be significant enough to actually contribute to building housing. If, as a community, we are not prepared to do all we can to develop such housing, we should not impose such fees and take the risk that even stronger requirements for such housing will be imposed by the State at great cost to the independence of St Helena.

Steve Goldfarb
Agenda Item #11.2.

Agenda Report to the City Council
Agenda Section: OLD BUSINESS
Department: Administration
DATE: June 25, 2024
FROM: April Mitts, Assistant City Manager
SUBJECT: Receive 9212 Report for the Noble House Project and either: (1) Adopt the St. Helena Agritourism Initiative measure, without alteration or (2) Pass a Resolution
Submitting the Noble House St. Helena Agritourism
Initiative to the voters for consideration at the November 5, 2024 Election.

RECOMMENDED
ACTION:

Adopt a resolution to either: (1) adopt the measure, without alteration or (2) submit the measure to the voters.

PREVIOUS COUNCIL
ACTION:

May 28, 2024 - Ordering a 9212 Report

STATEMENT OF THE
PURPOSE:

Either: (1) adopt an ordinance approving the measure,
without alteration or (2) adopt a resolution submitting the measure to the voters.

FINANCIAL IMPACT: If the initiative is placed on the November 2024 ballot, the City Clerk estimates a cost of $60,000, which includes the Charter City and Real Property Tax ballot measures.

Funding for elections has been included in the adopted
budget.

BACKGROUND:

On March 12, 2024, Initiative proponents ("Noble House") filed with the City a Notice of Intent to Circulate Petition and a request that the City Attorney prepare a ballot title and summary. The City Attorney Office title and summary is an unbiased and neutral description that is to be used on the official ballot and other election materials, such as the petition that is currently being circulated for signatures.

The Initiative is included as Attachment 1 to this Staff Report. Noble House proponents have called the petition, the St. Helena Agritourism Initiative (the "Initiative"). This Initiative seeks to adopt a new Winery and Planned Agritourism Overlay ("WPA Overlay"). The WPA Overlay can only be applied on up to 11 acres of large parcels in excess of 110-acres, located within City limits but outside the City's Urban Limit Line, with existing active agriculture and a winery, and served by an existing railroad line. If adopted, the newly adopted WPA Overlay would apply to 11 acres of real property along the existing rail line located at 2800 Main Street, with mostly open, fallow acreage bordered by Deer Park Road.

Agenda Item #12.1.

The Noble House proposed Initiative would facilitate the development of an up to 56- room agritourism resort hotel, with a variety of public and visitor-serving amenities including meeting and event spaces, and an on-site spa and restaurant open to the public, including residents of St. Helena. The Initiative states it includes specific policies, development standards, and required environmental design features to ensure that the actions approved in the Initiative will require the project to proceed in an environmentally responsible manner and only as approved by the voters.

The proposed Initiative project requirements include, but are not limited to: responsible water and wastewater plans, with a reliance on recycled water for non-potable and landscaping needs; ensuring that public access to the site is via Deer Park Road, in addition to the rail line, which will substantially minimize traffic related impacts; and a substantial commitment to the construction of new affordable workforce housing in the City of St. Helena.

On May 2, 2024, proponents filed the Initiative petition, consisting of 96 sections, bearing a total of 775 signatures to the City. The City Clerk had thirty (30) business days to examine the petition and determine if sufficient valid signatures have been collected to enable the petition to move forward.

On May 3, 2024, the City submitted to the Napa County Registrar of Voters the 775 signatures for signature verification.

On May 21, 2024, the Napa County Registrar of Voters certified a sufficient number of signatures has been obtained, qualifying the Initiative for the November 2024 ballot.

On May 28, 2024, City Council directed staff to prepare a report on the proposed initiative analyzing the impacts enumerated in Elections Code Section 9212 and return to Council with the report at the June 25, 2024 City Council meeting.

DISCUSSION:

Attached for City Council review is the 9212 Report. Today, the Council's options under California Elections Code sections 1405 and 9215 are as follows:

1. Adopt the Measure, without alteration, at this meeting, or within 10 days after.

Under this scenario this Initiative will not be taken to the voters.

2. Submit the Measure to the voters at the "next regular municipal election" occurring at least 88 days later. For St. Helena, this is November 5, 2024.

When an Initiative measure qualifies for the ballot, the City Council may put the measure on the ballot for consideration by the voters. This obviously gives the voters the opportunity to weigh in on the proposed initiative and determine directly whether or not they want to allow the changes that will allow for the contemplated resort hotel development.

Agenda Item #12.1.

However, State law does expressly provide that the City Council has the option of approving the initiative measure without submitting it to the voters for consideration, and thereby avoid the time and expense associated with an additional measure without alteration, to expedite the decision and eliminate the time and expense associated with the election, so that the Council can focus on other important issues, rather than adding another matter to the election.

City staff has prepared a resolution that calls for the submission of the Initiative Measure to the voters at the November 5, 2024 election, and an ordinance adopting the Initiative Measure directly, without a vote of the people, as is permitted by Elections Code 9215.

ENVIRONMENTAL REVIEW:

The preparation of the 9212 Report is not a project under the California Environmental Quality Act.

GOAL:

Miscellaneous/Other
DOCUMENTS ATTACHMENTS:

Attachment 1 - The St. Helena Agritourism Initiative - Proponent Kristine Raymond Attachment 2 - Resolution Submitting the Initiative Measure to the Voters at the November 5, 2024 General Election
Attachment 3 - Ordinance Approving the Initiative Measure pursuant to Elections Code section 9215(a)
Attachment 4 - 9212 Report
Agenda Item #12.1.

March 13, 2024

VIAHANDDELIVERY
Cindy Tzafopoulos, City Clerk
City of St. Helena
1088 College Avenue
St. Helena, CA94574
Re: The St. Helena Agritourism Initiative
Dear Ms. Tzafopoulos:

For your immediate attention, enclosed please ?nd the following documents relating to an initiative titled the St. Helena Agritourism Initiative (the "lnitiative"):

Notice of Intent to Circulate Petition (Elections Code § 9202]; Text ofthe Initiative (Elections Code § 9202);
Certi?cations regarding use ofsignatures (Elections Code § 9608); Initiative proponent's authorization for the Nielsen Merksamer law ?rm to handle the ?ling ofthe Initiative petition, as well as any related actions and/or correspondence with elections of?cials relating to the Initiative (Elections Code § 9210); and
A check in the amount of$200 (Elections Code § 9202].

Pursuant to Elections Code section 9203(a), this letter shall serve as formal written request that a ballot title and summary of the measure be prepared by the City Attorney.

The name and address ofthe person proposing this measure (the "proponent") is Kristine ("Krisi") Raymond, 1985 Vineyard Ave., St. Helena, CA94574.

Please do not hesitate to contact the undersigned or Hilary Gibson ofmy ?rm should you have any questions. Thank you for your assistance.
ry trul yours,

NIELSEN MERKSAM

SAN FRANCISCO BAY AREA
2350 KERNERBLVD, SUITE 250
SAN RAFAEL,CA9490!

PARRINELLO GROSS & LEONI LL

SACRAMENTO
1415 LSTREE .S
SACRAMENTO, CA 5814
16446!) 06

POLITICAL &
LAW
ADVOCA
Agenda Item #12.1.

Notice of Intent to Circulate Petition
Notice is hereby given by the person whose name appears hereon of her intentionto circulate a petition withinthe City of St. Helena for the purpose of qualifyingand enactingthe St. Helena AgritourismInitiative (the “Initiative”). A statement of the reasons of the proposed action as contemplated in the petition is as follows:

A ?scal analysis conunissionedby the City of St. Helena and presentedto the City Council in 2023 determinedthat the City has limited ?nancial resources to provideneeded services and upgradesto meet community expectations.The City’s Financing Civic Infrastructure Task Force previouslyconcludedthat new hotelswithin St. Helena City limits are essentialto create new revenue streams to addressthe City’s budgetary challenges and ?nance the City’s many infrastructure needs, including new and improved City facilities,streets, and sidewalks.

The City’s 2040 General Plan contemplatesthe possibility of developing hotel and other touristorienteduses in close proximityto the existing rail line running roughly parallel to Highway 29, which would further the City’s goal of reducing the tourismindustry’s relianceon cars. It would also bring substantialnew annualrevenue to the City in the form of hotel and other taxes paid by visitors.

To facilitate these needs and goals in a responsiblemanner that protects our community, this Initiative adopts a new Winery and PlannedAgritourismOverlay (“WPA Overlay"). The WPA Overlay can only be applied on up to l 1 acres of large parcels in excess of l lO-acres, located withinCity limitsbut outsideof the City’s Urban Limit Line,with existing active agriculture and a winery, and served by an existing railroad line. Along with conforming amendments to the City‘s GeneralPlan, Zoning Map, and Municipal Code, the Initiative appliesthe newly adopted WPA Overlay to 11 acres of real property along the existing rail line locatedat 2800 Main Street , withinmostly open, fallow acreage borderedby Deer Park Road.

The Initiativethereby facilitates the development of an up to 56-room agritourismresort hotel, with a variety of public and visitor-serving amenitiesincluding meeting and event spaces, and an on-site spa and restaurant open to the public, including residentsof St. Helena.The Initiative also includesspeci?c policies, development standards, and required environmentaldesign features to ensure that the actions approved by thisInitiative will requirethe project to proceed in an environmentally responsible manner and only as approved by the voters.

These project requirements include, but are not limited to: responsiblewater and wastewater plans, with a reliance on recycled water for non-potable and landscaping needs; ensuring that public access to the site is via Deer Park Road, in additionto the rail line, whichwill substantially minimizetraf?c related impacts; and a substantialcommitmentto the construction of new affordable workforce hous' ' the City.

Kris 'ne (“Krisi”) Raymo
Agenda Item #12.1.

AUTHORIZATION FOR COUNSEL TO HANDLE PETITION FILING
(Elec. Code § 9210)
I, Kristine (“Krisi”) Raymond, as the proponent of the St. HelenaAgn'tourism Initiative (the “Initiative"), hereby authorizemy legal counsel, Sean P. Welch and Hilary J. Gibson of the Nielsen Merksarnerlaw ?rm, to handle the ?ling of the Initiative for title and summary, ?ling of the Initiative petition, and any other actions and/or correspondence th your of?ce, or any other elections officials, relating to e Initiative. (Si ature of Proponen
Dated this day of March, 2024.

SIGNED STATEMENT OF PROPONENT
(Elec. Code § 9608)
I, Kristine (“Krisi”) Raymond, acknowledge that it is a misdemeanorunder state law (Section 18650 of the Elections Code) to knowingly or willfully allow the signatures on an initiative petition to be used for any purpose other than quali?cation of the proposed measure for the ballot. I certify that I will not knowingly or willfully allow th gnatures for this initiative to be used for any purpose other than uali?cati of the e for the ballot. (Signature of Proponent)
Dated this day of March, 2024
, IAgenda Item #12.1.

INITIATIVE MEASURE TO BE DIRECTLY SUBMITTED TO THE VOTERS The people of the City of St. Helena do ordain as follows:

SECTION I. Title.

This initiative measure shall be known and may be cited as the “St. Helena Agritourism Initiative” (“Initiative”).

SECTION 2. Findings and Purpose.

A. Findings. The people of the City of St. Helena (“City”) ?nd and declare the following:

1. Located in the center ofNapa Valley, the City has served from its inception as a rural agricultural center. It is also a hub for tourism, and hosts visitors from all over the world who come to experience the scenic vistas, world class wineries, and farm to table restaurants in Napa Valley’s wine country.

2. Revenue generated by the tourism industry is essential to ensure that the City has suf?cient general fund revenue to pay for critical City services and infrastructure projects, including new and improved City facilities, streets, and sidewalks.

3. A fiscal analysis commissioned by the City and provided to the City Council in 2023 determined that the City has “several unfunded or underfunded needs" and that the City is “currently struggling to provide services and meeting the expectations ofthe community.” The report concluded that “The magnitude of the costs associated with the City’s underfunded needs ... will not be affordable without additional financial resources in other words, the City will need some form of revenue enhancement in order to continue providing the levels of service the community expects while also addressing deteriorating capital assets."

4. The City’s Financing Civic Infrastruclm'eTask Force had previously determined that two new hotels within St. Helena city limits were essential to create new revenue streams to address the City’s budgetary challenges and finance the City’s many infrastructure needs.

5. The City’s 2040 General Plan contemplates the possibility of developing hotel and other tourist-oriented uses in close proximity to the existing rail line running roughly parallel to Highway 29, which would further the City's goal of reducing the tourism industry‘s reliance on the automobile.

6. Accordingly, the people of the City of St. Helena desire to amend the City’s General Plan, Zoning Map, and Municipal Code to facilitate the development ofa 56- room maximum, world-classresort hotel and agrotourism facility on the existing rail line , subject to the limitations, policies, and standards set forth in this Initiative.

7. The new reson hotel will be located within a newly adopted Winery and Planned Agritourism Overlay (“WPA Overlay"), which can only be applied on up to l 1 acres of large parcels in excess of l I0-acres located within City limits but outside ofthe City’s Urban Limit Line with existing active agriculture and a winery, and served by an existing railroad line.

8. Specifically, the new WPA Overlay will be applied to l 1 acres of real property located at 2800 Main Street, with the resort located within mostly open, fallow acreage along Deer Park Road (the “WPA Property“). The larger approximately l40-acre winery site is bounded by Deer Park Road to the northwest, the Napa River to the northeast, and York Creek and an existing winery production facility to the southeast (the “Winery Property”). A map depicting the property subject to this Initiative is attached hereto for informational purposes as Exhibit A.

9. The Initiative would thereby facilitate the development of approximately 10.5 acres ofcurrently mostly fallow ground on the Winery Property, including a one-acre landscape buffer. On-site facilities would include a maximumof 56 permitted guest Agenda Item #12.1.

INITIATIVE MEASURE TO BE DIRECTLY SUBMITTED TO THE VOTERS rooms, as well as a variety of public and visitor-serving amenitiesincluding meeting and event spaces, swimming pools, and an on-site spa and restaurant open to the public, including residents ofSt. Helena (the “Project").

10. The rail line running through the Winery Property would remain the northern terminus of the existing tourist train route and provide ease of access for both hotel and winery visitors and other passengers upon the resort’s completion. Public access to the site will come from a future access drive offDeer Park Road, and from the existing train, which is intended to substantially minimize traf?c related impacts. In addition, the Project will provide a minimum 8 foot wide paved bicycle and pedestrian trail open to the public, located along the existing rail line on the Winery Property, subject to approva l by applicable agencies.
1l. This Initiative also makes confonning amendmentsto the City’s General Plan an d Zoning Code to facilitate the development of the Project and secure the fiscal and other bene?ts described herein for the City’s residents.The policies, development standards, and required environmentaldesign features in this Initiative, as set forth in the new Winery and Planned AgritourismOverlay applied to the WPA Property, are intended to ensure that the actions approved by this Initiative will require the Project to proceed responsibly and only in the manner approved by the voters. l2. These Project requirements include, but are not limited to, responsible water and wastewater plans, with a reliance on recycled water for non-potable and landscaping needs, as well as a substantial commitment to the construction of new affordable workforce housing in the City.
l3. Implementationof this Initiative will protect the public health, safety and welfare, and the quality oflife for the people ofthe City of St. Helena.

Pumose.The people ofthe City of St. Helena declare that our purpose and intent in enacting this Initiative is to make amendments to the City’s General Plan, Zoning Map, and Municipal Code to facilitate the development ofa resort and agritourism facility on the WPA Property at the northem terminus of the existing Napa Valley train route.

SECTION 3. Amendments to the General Plan of the City of St. Helena The General Plan of the City ofSt. Helena (General Plan Update 2040 (June 2019)) is hereby amended as follows (new language to be inserted into the General Plan is shown as underlined text and deletionsshown in st-Fiket-hreugh;text in regular type or bold type reflects the existing General Plan text and is provided for intbrrnational/reference purposes):

A. Land Use and Growth Management Element, Section 2.2, Community Development Framework, Community and Natural Resource Areas at Page 2-15 is hereby amended as follows:

Agriculture (AG). The AG land use designation includes agricultural and winery uses with restricted single family residential and public/quasi-publicuses. This designation applies to large areas of the valley floor that surround the city’s urban core. With the exception of hillside areas designated WW, all lands outside the Urban Limit Line are designated AG regardless of their size or actual use.

Minimum parcel sizes for new parcels in AG areas range from 20 to 40 acres.

However, wineries in AG land may utilize a small portion of onsite land for provision ofaffordable employee housing thus alleviating some of the low and moderate housing needs in the city, while simultaneously reducing commute traffic.

Large parcels in excess of l IO-acres with existing active agriculture and a wineg located within the City limits but outside of the Urban Limit Line that are served by an existing railroad line may be designated with an agritourism overlay district allowing the parcel to utilize up to l 1 acres for agritourism facilities with ovemight accommodations(“Large Parcel Agritourism Facility”).

Agenda Item #12.1.

INITIATIVE MEASURE TO BE DIRECTLY SUBMITTED TO THE VOTERS Land Use and Growth Management Element, Section 2.5, Policies and Implementing Actions, Topic Area Growth Management at Page 2-30 is hereby amended as follows:

LUI.2 Allow urban development to occur only within the Urban Limit Line.

Consider an exception for on-site employee housing on Agricultural lands. Urban services, such as sewer, water, and storm drainage, will only be extended to development within the Urban Limit Line. The Urban Limit Line may only expand when the amount ofdevelopable landwithin the Urban Limit Line isinsufficient to implement the General Plan policies or when logical to include developed lands receiving urban services from the City. Expansion outside the Urban Limit Line should first be considered in Urban Reserve Areas. Expansion into other areas outside the Urban Limit Line should be considered only when the proposed land use is found to further the goals and long-term objectives of the City and does not result in adverse impacts to adjacent uses in either the urban or rural areas.

Development of a Lame Parcel Agritourism Facility in an agritourism overlav district of up to 11 acres shall not be considered “urban development" for the pumose of this General Plan.

Land Use and Growth Management Element, Section 2.5, Policies and Implementin g Actions, Topic Area Agricultural Uses at Page 2-42 is hereby amended as follows:

LU5.3 Strictly limit development on propenies existing at the time ofthe adoption ofthis General Plan that are designatedas agricultural land, except for Large Parcel Agritourism Facilities as permitted bv an agritourism overlavdistrict.

LUS.6 Permit wineries and other agricultural-relatedindustries, including Large Parcel Agritourism Facilities, to locate in the city if their location does not adversely impact surroundings, uses, or city services (water, traf?c, etc.) or the quality and character of the community.

Public Facilities and Services Element, Section 4.5, Policies and Implementing Actions, Topic Area Sewer at Pages 4-28 and 4-29 is hereby amended as follows:

PF2.2 Require the extension of the City sewer to areas that are dependent upon septic systems prior to approval of future growth in these areas.

Large ParcelAgritourismFacilities, as permitted by an yritourism overlav district, are not considered urban development, as further described in Policv LU l.2 and Implementing Action PF2.C. Such development does not contemplate or require the extension of urban sewer services.

PF2.C Urban services such as sewer, water, and storm drainage will only be extended to development within the Urban Limit Line. Exceptions will be permitted when undue hardship can be demonstrated and when proposed improvements are not found to induce growth.

Large Parcel Agritourism Facilities, as permitted bv an agritourismoverlay district, are not considered urban develo ment a contem lated b this General Plan and therefore such development does not contemplate or require the extension of municipal urban services such as sewer, water. and storm drainage. provided that wastewater treatment is provided bv an on-propertv package water reclamation system sized for project sewing flows in the form of a membrane bioreactor or similar system that is capable of providing tertia? level water Quality treatment, and there is adequate water from existing on site wells to provide potable water; emergency systems water and irrigation water shall be supplied by recycled water an spp needed
Agenda Item #12.1.

INITIATIVE MEASURE TO BE DIRECTLY SUBMITTED TO THE VOTERS SECTION 4. Amendments to the City of St. Helena Zoning Map.

The voters hereby amend the City of St. Helena Zoning Map as follows:

I. To include a new Winery and PlannedAgritourism Overlay (WPA) designation in the list ofCity ofSt. Helena Zoning Districts, as depicted in Exhibit B hereto; and l"
Adopt the Winery and Planned Agritourism Overlay (WPA) zoning overlay on the WPA Property subject to this Initiative, as depicted in Exhibit B hereto.

SECTION 5. Amendments and Additions to the City of St. Helena Municipal Code.

Title [7 (“Zoning Code"), Chapter l7.l9 (“Community Agricultural and Natural Resource Zoning Districts”), Section l7.19.020 (“Use Regulations”),“Commercial Uses” subsection of “Table 17.19.020.A: Use Regulations Community Agriculture and Natural Resource Zoning Districts," of the St. Helena Municipal Code is hereby amended as follows to add Winery and Planned Agritourism Overlay uses as a Permitted use in the Winery (W) Zone within the Winery and Planned AgritourismOverlay (additions shown in underline and deletions shown in stFi-kethreugh;text in regular type, italics, or bold type re?ects the existing Municipal Code text and is provided for informational reference purposes):

Table l7.l9.020.A: Use R ulations — Communi ‘culture and Natural Resource Zonin 'stricts Use Classi?cation A-20 W W Addltionnl Re ulntions
“P" = Permitted; “MUP” = Minor Use Permit' “CUP" = Conditional Use Permit; “-" = Use Not Allowed Commercial Uses
Animal Care and service
Animal lumrdiligjilcilihV/tenud CUP -
Velerimujv clinic CUP -
Winegy and Planned Agritourism ; E Only within the Winery Overlay uses (1 Pl ed A yntourlsm
Overlay, see 7.2 I.060,
Winemand Planned
Agrltourism Overlay
A copy ol'St. Helena Municipal Code Chapter 17.19is attached hereto as informational purposes only.

Title 17 (“Zoning Code”), Chapter 17.21 (“Overlay Zoning Districts”) of tie Municipal Code is hereby amended as follows (additions shown in underline and deletions shown In st-Fileethreugh;text in regular type or bold type reflects the existing Municipal Code text and is provided for infbnnational/referencepurposes):

Chapter 17.21 Overlay Zoning Districts
Sections:

17.21.010 Flood Plain Overlay (FP)
1721020 Mobile Home Park Overlay (MHP)

17.21.030 Parking Exemption District (PED)

17.21.040 Historic PreservationOverlay (HP)

17.21.050 Planned Development Overlay (PD)
cg WAS“
nnn
Exhibit D tor
'
Agenda Item #12.1.

l7.2l.060 Winery and Planned Agritourism Overlay (WPA)
Overlay zoning districts are intended to provide for the regulation of properties with special or unique conditions and establish regulations which shall be in addition to those ofthe base zoning district. The Overlay designations set forth in this Title are as follows:

Table 17.21A: Overlay Zoning Districts
Abbreviation Name
FP Flood Plain Overlay
MHP Mobile Home Park Overlay
PED Parking Exemption District
HP Historic Preservation Overlay
PD Planned Development Overlay
WPA Winery and Planned Agritourism Overlay
A new Section, 17.21.060, titled “Winery and Planned AgritourismOverlay (WPA),” is hereby added to Chapter 17.21 as follows:

17.21.060 Wine and Planned A yritourism Overla WPA
A. Purpose. It is the purpose of the Winery and Planned Agritourism Overlay (WPA) _, when combinedwith an underlying Winery (W) Zoning District, to encourage high quality, innovative and creative agricultural based tourism development in the City outside of th e Urban Limit Line. The WPA Overlayprovides for the attraction ofvisitors with overnight accommodations on parcels within the agriculture general plan land use designation an Wine? d (W) Zoning designation in conjunction with agricultural, wineg and wine related uses. Large parcels in excess of llO-acres with existing active m- agriculture and a winery locatedwithin the City but outside ofthe Urban Limit Line and that are served by an existing railroad line may be designated with a WPA Overlay allowing the parcel to utilize up to l 1 acres for agritourism with overnight accommodations.The WPA Overlay is intended to provide for the approval of develppment plans which serve public objectives more fully than development permitted under conventional zoning regulations. The WPA Overlay is consistent with the policies of the General Plan, as amended by the St. Helen a Agritourism Initiative.

B. Permitted uses. The following are the permitted uses in the Winery and Planned Agritourism Overlay lWPA):

1. All uses permitted in the property’s base zoning district; 7 Hotel, resort. or similar uses with transient ovemight accommodations with no more than 56 guest rooms.served by an active railway line and located on a development site no larger than 1l acres on parcels 110 acres or larger in size with active winery or vineyard uses.

3. Uses accessory to hotel, reson, includipg but not limited to spa. restaurant. bar. up to

11.000square feet for meeting rooms or related spaces, or similar uses. with transien t ovemight accommodations.

4. Train station or depot up to 2.500square feet for passenger and guest use, if associate with d a hotel or resort.

C. Conditional uses. Conditional uses ps_§pecified in the proper_t_y‘sbase zoning district require approval ofa use permit as regulated by Section 17.05.020. Approval ofa use permit is subject to finding the use consistent with the policies ofthe meny’s General Plan land use designation and the purpose ofthe WPA OverlaL

TO BE DIRECTLY SUBMITTED TO THE VOTERS
Agenda Item #12.1.

Ilall

INITIATIVE MEASURE TO BE DIRECTLY SUBMITTED TO THE VOTERS D. Design Review. Design Review shall not be required for uses permitted outright pursuant to Sections 17.21.0603 and E. Notwithstanding the foregoing, Design Review, conducted pursuant to Chapter 17.05, shall be required for new structures. buildings or exterior revisions (not including change in exterior color) to any existing structures or buildings that also rmuirea conditional use permit pursuant to Section 17.21.060.Cin the WPA Overlay. provided that no decision-making bodies or of?cials may use Desigp Review intentionally or inadvenently to prohibit, unduly restrict, or reduce uses, building types, number of maximum allowed units, density, or height of structures allowed in the WPA Overlay, or to reguire changes from or impose any conditions inconsistent with standards in this Chapter. All applications for Design Review for permitted uses in the WPA Overlay shall be limited to conformity with the standardsin this Chapter. Desigp Review shall not be required for adiacentnew construction meeting the requirements of Section l7.2].06010u6).

E. Accessory Uses, Buildings, and Structures. The following are types of accessory uses, buildings, and structures permitted in the WPA Overlay:

1. Restaurants, spas, meeting spaces, recreation areas, employee of?ces, equipment and maintenance areas. employee facilities, garages, camons,workshops, pools, pool houses, gazebos, patio covers, and other accessory building; structures. and similar uses associated with resorts and hotels;

2. Signs subject to the generally applicable provisions ofChapter 17.27;

3. Other uses and structures which are customarily incidental and clearly subordinate to permitted and conditional uses pursuant to the generally applicable provisions of Chapter 17.24.

F. Development Standards. Standards for lot area_,_building_coveragp,_buildi_ng height _, setback reguirements, minimum open space area, sign placement and design, off- street parking, landscaping, and screening for the proposed development within the WPA Overlay shall prevail over the development standards of the base district zoning of the property. No structure or improvement shall be constructed within the WPA Overlay except in compliance with the WPA Overlay. Each structure or improvement shall be constructed and maintained in substantial compliance with the WPA Overlay. The requirements in Table l7.2].060.F shall be observed in the WPA Overlay, except as otherwise provided in this Section.

Table 17.2] .060.F Develo ment Standards
Maximum Standards.

L Disity 0.3 FAR
b. Height ofbuildings structures 45 feet
c. Budding coverage 50 percent
d, Buildin Area conditioned 105 000 sf
Minimum Standards.

A Lot width 300_feet
Q Front setback M
& Side setback 10 feet
Rear setback 10 feet

1. Design. The design ofthe building and site shall substan ‘ v confonn to all app development standards, reguirements and Environmental Design Features in this Section; naterials and colors shall be used in a manner that creates a visuall cohesive desi n'‘ roof Agenda Item #12.1.

,1:
_._
.:,-
.
--_..
--—
II—
.—

INITIATIVE MEASURE TO BE DIRECTLY SUBMITTED TO THE VOTERS desi In buildin ' massin r and buildin articulationtreatments shall be a lied on are all sides of the buildings; and shall be compatible with the character. including any histori c
considerations, of the site.
7 Landscaping. All setbacks must be landscaped with plant materials, adequatel y maintained in accordance with the generally applicable provisions of Chapter 17.25.

3. Parking. Parking for hotel use shall be a minimum of77 parking spaces and may be rovidcd on site or off—siteon an ad'oinin v arcel sub'ect to a lon -tenn 'oint-use arkin r agreement. Parking and loading shall comply with the generally applicable Parking Area and Access Design Standards in Section 17.26.050. Electric vehicle charging stations and EV-capable parking shall conform to Section 17.26.090.as required.

C. Other Uses, Standards, and Reguirements.
l. Wastewater. Wastewater treatment provided by an on-property package water reclamation system sized for WPA proiect serving ?ows in the form of a membrane bioreactor or similar system that is capable of providing tertiary treated water quality treatment shall be allowed. Alternatively, wastewater services may be provided by municipal wastewater systems if permitted by the City.

2. Water. Potable water will be provided by existing on-site wells. EmeLgency systems water and irrigation water will be supplied by recycled water and supplemented by on site wells as needed. Altemativelv, such water may be provided by municipal water systems if permitted by the City. The use of existing water wells within the City, including the maintenance, modi?cation, or reconstruction thereof, for potable water, emergency systems water, and irrigation water not supplied through treated wastewater shall be allowed and shall not retmirea permit under Section 13.16.060.

3. Retail. Retail sales and food and drink facilities must be integrated with the overnight accommodationsor winery visitor center, and no advertising or other exterior evidence of such use shall be visible from any public right-of—way.

4. Other Uses, Capacity. No use authorized under the provisions of this Chapter shall be permitted where use, occupancy, or patronage will exceed the capability of the site to provide off-street parking, waste disposal systems, and reasonable provisions for public safety consistent with the St. Helena Municipal Code.

5. Workforce Housing. An Applicant under this Section shall apply to the City for a permit to develop a minimumof?ftv (50) units ofrental workforce housing made available to rent at an affordable rent, adjusted for household size, to moderate income households on a separate legal parcel within the City Limits (“Workforce Housing Obligation”l. lfthe City approves any of the Applicant’s proposed Workforce Housing Obligation, the City shall not apply any otherwise applicable affordable housing impact fee to the Proiectin accordancewith applicable City regulations as contained inChapter 17.30 of the St. Helena Municipal Code, as may be amended from time to time. lfthe City approves the Workforce Housing Obligation prior to the certi?cate of occupancy on the Project, Applicant shall cause construction of its Workforce Housing Obligation within 24 months of the City’s approval of the Workforce Housing Obligation. If the City fails to approve the Workforce Housing Obligation prior to the certificate of occupancy on the Proiect, Applicant shall make a payment for the pumose of furthering the City's affordable housing goals pursuant to the requirements ofSt. Helena Municipal Code Section l7.30.020, as may be amended from time to time, to be paid to the City_priorto issuance of the certificate of occupancy for the Project as the Project’s sole obligation to provide affordable or workforce housing.

6. Environmental Design Features.
a. In addition to the re?nementsofthe WPA Overlay and the St. Helena Municipal Code, an approved WPA Overlay must include and incorporate Environmental Design Features Agenda Item #12.1.

. __'__-:....i 'I' - I
.,_

INITIATIVE MEASURE TO BE DIRECTLY SUBMITTED TO THE VOTERS (“EDFs”) to ensure that development in the overlay area avoids or minimize s environmentaleffects with appropriate sensitivity to the land. its resources. and adiace nt property, and remainsin compliance with the Califomia BuildimzCode and other generall y
applicable state laws. The Project Applicantts! or designeets) under this Section shal l
implement all EDFs and the City shall implement a monitoring and enforcement mgram to ensure compliance. The monitoring and enforcement program shall be administeredby the Community Development Director or their designee.
b. The EDFs required for the WPA Overlay adopted on the WPA Property subject to the St. Helena Agritourism Initiative (“Initiative”) are set forth in Appendix 1. which is incorporated by reference herein; Appendix 1 attached to the Initiative as Exhibit C.

7. WPA Overlay Controls. 1n the event that any other provision of this Chapter 17. 21 (“Overlay Zoning Districts”) ofTitle l7 (“Zoning Code“) or any other provisions of the St.

Helena Municipal Code con?ict with this Section 17.21.060, the provisions ofthis Section shall govem.

8. Modi?cations. Modi?cations to the standardsof this Section may be approved pursuant to the generally applicableQrovisions of Section 17.11.010 (“Minor Modi?cations to Development Standards”), as may be amended from time to time.

H. Building Permits.

1. Building Permit Reguired. No person shall commeng, authorize. or cause to be commenced any erecting, constructing, enlarging, altering, repairing, improvising, moving, or demolishing of any building or structure in the WPA Overlay without first obtaining a building permit for buildings or structures from the ChiefBuilding Official.

2. Height. Height shall be measured from finished grade to midpoint of roo?ine.

Maximum height limitsspecified in this Chapter shall not apply to rooftop features for the housing of elevators, other roof eguipment used to operate and maintaina building, screens for such equipment, other features, such as spires, belfries, domes, chimneys and cupolas, ?agpoles, water tanks and towers. aids to navigation, communication s
antenna and satellite dishes, and other structures or features which, in the opinion of the Community Development Director.are similar to the above types of features.

1. Required Application. Applications for development in the WPA Overl_a_yshall be filed by the Project Applicant and must include the following to determine substantia l conformance with this Section:

1. A map or maps showing:
a. Topography of the land, contour intervals as required bv the City; b. Proposed circulation system,-
c. Areas for pLoposedstructures, uses. recreation areas. commercial uses, and other such areaS'
d. Off-street parking; and
e. The location of the Workforce Housing Obligation;

2. General elevations or perspective drawingofall proposed buildings and structures;

3. lnfonnation demonstrating that:
meets of this Section'
Agenda Item #12.1.

b. The development is a high quality design;
c. Each phase (if any) of the development, as well as the development as a whole, can exist as an independent unit capable of creating an environment of sustaine d desirability and stability;
d. The development is planned in coordination and substantial compatibilitv with th e WPA Overlay; and
e. That development has been designed to implement features consistent with thi s Section, including the required EDFs, to address potential impacts, including from traf?c. wastewater treatment, water usage, and employee housing.

SECTION 6. Internal Consistency.

It is the intent ofthe people ofthe City of St. Helena that the amendments contained in Sections 3-5 of this Initiative be read and construed in full harmony with the rest of the General Plan of the City of St. Helena. To the extent that any other provisions of the St. Helena Municipal Code, or any other ordinances ofthe City may be inconsistentwith this Initiative, the provisions ofthis Initiative shall govern.

SECTION 7. Implementation of this Initiative.

A. This Initiative is considered adopted and effective upon the earliest date legally possible after the elections official certifies the vote on the Initiative by the voters of the City of St.

Helena. Upon the effective date of this Initiative, the City is directed to promptly take all appropriate actions needed to implement this Initiative, including but not limited to taking any administrative steps necessary to update any City maps, figures, and any other documents maintained by the City so they conform to the legislative policies set forth in this Initiative.

B. Upon the effective date of this Initiative, the General Plan provisions ofSection 3 ofthis Initiative are hereby inserted into the General Plan; except that if the four amendments of any mandatory element of the General Plan permitted by state law for any calendar year have already been utilized in the year in which this Initiative becomes effective, the General Plan amendments set forth in this Initiative shall be the ?rst amendmentsinserted into the General Plan on January I of the next year. The City may reorganize, renumber, and/or reformat the General Plan provisions included in Section 3 ofthis Initiative, provided that the full text is inserted into the General Plan without alteration.The City may also reorganize, renumber, and/or reformat the Municipal Code provisions included in Section 5 ofthis Initiative, provided that the full text is inserted into the Municipal Code without alteration.

C. The General Plan in effect on the date of filing of the Notice of Intent to Circulate this Initiative (“Filing Date"), and the General Plan as amended by this Initiative, comprise an integrated, internally consistent and compatible statement of policies for the City. To ensure that the City’s General Plan remains an integrated, internally consistent, and compatible statement of policies for the City, any provision of any element of the General Plan that is adopted between the Filing Date and the effective date of the General Plan amendments adopted by this Initiative shall, to the extent that such interim-enactedprovision is inconsistentwith or would diminish, render invalid, defeat, or impair the General Plan amendments adopted by this Initiative, be amended as soon as possible and in the manner and time required by state law to ensure consistency between the provisions adopted by this Initiative and other elements of the General Plan.

SECTION 8. Effect of Other Measures on the Same Ballot.

To ensure that the intent of the voters is not frustrated, this Initiative is presented to the voters as an alternative to, and with the express intent that it will compete with or take precedence over, any and all voter initiatives or City-sponsored measures placed on the same ballot as this Initiative and which, if approved, would regulate the use or development of propertiessubject to

TO BE DIRECTLY SUBMITTED TO THE VOTERS
Agenda Item #12.1.

INITIATIVE MEASURE TO BE DIRECTLY SUBMITTED TO THE VOTERS this Initiative in any manner whatsoever that would frustrate the purpose and intent of this Initiative (each, a “Con?icting Initiative”). In the event that this Initiative and one or more Con?icting Initiatives are adopted by the voters at the same election, then it is the voters’ intent that only the measure which receives the greatest number ofaf?nnative votes shall control in its entirety with respect to the future use and development of propertiessubject to this Initiative and said other measure or measures shall be rendered void and without any legal effect with respect to such properties. If this Initiative is prevented from going into effect by a Con?icting Initiative approved by the voters at the same election, and such Con?icting Initiative is later held invalid, this Initiative shall be self-executing and given full force of law. Notwithstanding the foregoing provisions of this Section, in the event that both this Initiative and another measure(s) are adopted by the voters at the same election, but the two measures can be harmonized in a manner that permits this Initiative to be implemented upon its adoption without imposing any additional or inconsistentrequirement(s) to propertiessubject to this Initiative (e.g., the other measure impacts only propertiesthat are not subject to this Initiative because of their land use designation and/or zoning), then it is the voters’ intent that both the other measure and this Initiative shall be given full force and effect regardless of which measure receives the greatest number of affinnative votes.

SECTION 9. Interpretation and Severability.

A. This Initiative must be interpreted so as to be consistent with all federal and state laws, rules, and regulations. If any section, sub-section, sentence, clause, phrase, part, or portion of thi s
Initiative is held to be invalid or unconstitutionalby a ?nal judgment ofa court ofcompetent jurisdiction, such decision does not affect the validity ofthe remaining portions ofthis Initiative.

The voters declare that this Initiative, and each section, sub-section, sentence, clause, phrase, part, or portion thereof, would have been adopted or passed iITespectiveof the fact that any one or more sections, sub-sections, sentences, clauses, phrases, part, or portion is found to be invalid. lfany provision ofthis Initiative is held invalid as applied to any person or circumstance, such invalidity does not affect any application ofthis Initiative that can be given effect without the invalid application.

B. lfany portion of this Initiative is held by a court of competentjurisdictionto be invalid, we the People of the City of St. Helena indicate our strong desire that: (i) the City Council use its best efforts to sustain and re-enact that portion, and (ii) the City Council implement this Initiative by taking all steps possible to cure any inadequacies or deficiencies identi?ed by the court in a manner consistent with the express and implied intent ofthis Initiative, including adopting or reenacting any such portion in a manner consistent with this Initiative.

C. This Initiative must be broadly construed in order to achieve the purposes stated above.

It is the intent of the voters that the provisions of this Initiative be interpreted or implementedby the City and others in a manner that facilitates the purpose set forth in this Initiative.

SECTION 10. Amendment.

The amendmentsto the St. Helena General Plan, Zoning Map, and Municipal Code set forth in Sections 3-5 of this Initiative may be amended or repealed only by a majority ofthe voters of the City voting in a regular election held in accordance with state law.

SECTION I]. Exhibit List.

Exhibit A: Map ofthe Property Subject to this Initiative (for informational purposes only) Exhibit B: Amendments to City of St. Helena Zoning Map
Exhibit C: Appendix I to Section l7.2l.060 ofthe St. Helena Municipal Code Environmental Design Features (“EDFs”) for the WPA Property Subject to this Initiative
Exhibit D: Copy of St. Helena Municipal Code Chapter |7.l9 (for informational purposes only)
Agenda Item #12.1.

Legend
:__.WineryProperty D-WPAProperly

INITIATIVE MEASURE TO BE DIRECTLY SUBMITTED TO THE VOTERS W
1VII”) A depicts (In: proper!) subject In this Initiative. Specilicull), this Rhihit A depicts Ihc location of l ) the approximately HO-ucrc winery SI c, \ ' c1
IS‘houndedh) Deer ParkRum! t0 the nonhucst. the Nupu Riu:r to the nonhcast.and York Creek and un Misting \\ incr) productionl’ucilil) lo the southeast (the "V\ Incr) I’rupcru"), and 2) the lucnliun \ulhin the Writer} l’mpcrt) ol'thc l l ucrcs ul‘rcul prupcrl). locatedat 2800 Mum Slrccl. lu “hich the new \AP A
0\ crlu) \VIIIhc uppIch pursuant In this lnitlatnc (the "\\ I’A Fromm“). llua L\Iub|t IS ulmchcdIor Inl‘ommlmnulpurposesonly 21:

EXHIBIT
1,000 500 ,000
Agenda Item #12.1.

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INITIATIVE MEASURE TO BE DIRECTLY SUBMITTED TO THE VOTERS w
The Zoning Map nl‘lhc Cil) nI‘SL llclcnn is hcrch) amended as dcpiclcdherein to I) include a nun Wine!) and PlannedAgrilonrism Ovurlu) (WI’A) dcsignulinn in Illc lisl ul‘Cil} of 91. Ilclcnu Znning Dislricls:and Z) ndnpl lln: \\ inL-r)and I’Iunncd \griluurism Ovcrlu) (VIPA) mning mcrlu) on lhu WI’A l’rnpcm suhjccl In Ihis‘lniliulivc.
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EXHIBIT
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Agenda Item #12.1.

INITIATIVE MEASURE TO BE DIRECTLY SUBMITTED TO THE VOTERS

EXHIBIT C
Appendix 1 to Section 17.21.060 of the St. Helena Municipal Code - Environmental Design Features for the WPA Property Subject to this Initiative The following Environmental Design Features (“EDFs”) are incorporated into the WPA Overlay added to the WPA Property pursuant to the St. Helena Agritourism Initiative (the “Initiative") to implement the goals and policies of the General Plan and this WPA Overlay. The applicant(s) or designee(s) (referred to herein as “Applicant") for any hotel.resort or similar uses developed in the WPA Overlay (referred to herein as “Project") shall implement the following EDFs as described below.

Environmental Design Feature Timing
General

1. A website shall be maintained to provide information on upcoming events at Prior to Issuance of the Project. Certi?cate of
Occupancy

2. The Project shall be in conformance with all applicable City ordinances. Prior to Issuance of rules.regulations and policies in effect at the time of issuance of a building Building Permit permit.

3. Allrequired fees. including planning fees. development impact fees. Prior to Issuance of building fees. and St. Helena Uni?ed School District fees for the Project Building Permit shall be paid prior to issuance of a building permit except as expressly provided herein. Fees shall be those in effect at the time of the issuance of the building permit.

4. Compliance with all EDFs shall occur in accordance with speci?c Prior to issuance of regulations but in all cases no later than prior to Project occupancy or Certi?cate of initiation of use unless another time is set by law or by Section 17.21.060. Occupancy Occupancy or ?nal inspection of a Project may be withheld if all conditions. including payment of fees for services rendered by the City. are not met.

5. The Project shall be subject to the generally applicable requirements of. Prior to Issuance of and all improvements shall be designed and constructed in accordance Certi?cate of with, the most current version of legal requirements at the time of building Occupancy or grading permit. such as the Caltrans Standards and Speci?cations. the City of St. Helena Municipal Code. the St. Helena Water and Sewer Standards. the St. Helena Street. Storm Drain and Sidewalk Standards. and all applicable current federal.state and county codes governing such improvements.

6. The Applicant shall comply with the generally applicable building codes in Prior to Issuance of effect at the time the Applicant applies for a building permit. and shall Building Permit include all documentation listed on the City's building permit application checklist.as may be amended from time to time.

7. The plans for Project construction shall include a checklist for compliance Prior to Issuance of with the mandatory, generally applicable measures of the California Green Building Permit Buildings Standards Code, as may be amended from time to time, with a reference on the checklist indicating where the mandatory measures can be found on the plans.

8. Building permit application materials and plans shall include any Prior to Issuance of documentation pertaining to special loads applicable to the design and the Building Permit speci?ed section of the code that addresses the condition; special inspections for any systems or components requiring special inspection; requirements for seismic resistance; and a complete list of deferred submittals at time of application. provided that deferral of ?re sprinkler design is not allowed.

Aesthetics

9. After completion of site grading. the slopes along Deer Park Road and the Prior to issuance of St. Helena Highway (CA-128 W/CA-29 N) shall be vegetated with a plant Certi?cate of palette that is selected and planted appropriately based upon adaptability to Occupancy the Project’s climatic, geologic. environmental.and topographic conditions.

Alllandscaping shall be maintained by the Applicant in good condition.

EXHIBIT C
__"’_| _'_1.

Agenda Item #12.1.

. Planted areas shall be irrigated with recycled water to the extent available and feasible.

Prior to issuance of
Certi?cate of
Occupancy

11. Accessory Project facilities such as trash bins. storage areas, etc., shall be screened from view from adjacent off-site residences to the extent feasible.

Prior to issuance of
Building Permit

12. A minimum of 20% of the Property must remain maintained landscaping and shall be kept in a weed-free condition.

Prior to issuance of
Certi?cate of
Occupancy

13. Exteriorlighting shall be directed or shielded to prevent glare onto the public roadway or adjacent properties.

Prior to issuance of
Certi?cate of
Occupancy

14. The Applicant shall provide details of all proposed fencing, walls.and gates on all plans submitted.which shall comply with any applicable building standards.

Prior to issuance of
Building Permit
Air Quality

15. Prior to the issuance of a grading permit for a Project, the Applicant shall submit a grading plan for review and approval by the City Planning Division.

The following speci?cations shall be included in a Construction Management Plan with the permit application(s) to reduce short-term air quality impacts attributable to the on—siteand off-site construction activities:
a. During all construction activities, all architectural coatings applied shall contain a low content of volatile organic compounds; b. Allconstruction equipment shall be maintained and properly tuned in accordance with manufacturers' speci?cations. Equipment maintenance records shall be kept onsite and made available upon request by the City
c. Allmaterial excavated.stockpiled. or graded (including unpaved areas and roads) shall be suf?ciently watered to prevent fugitive dust from leaving property boundaries and causing a public nuisance or a violation of an ambient air standard;
d. Allonsite vehicles shall be limited to a speed of 25 miles per hour on unpaved roads;
e. A" land clearing, grading, earth-moving, or excavation activities on the Project site shall be suspended when sustained winds are expected to exceed 25 miles per hour;
f. All trucks hauling dirt, sand. soil.or loose material shall be covered or shall maintain at least 2 feet of freeboard (i.e.. minimum vertical distance between top of the load and the trailer) in accordance with the generally applicable requirements of the California Vehicle Code:

9. Fossil fuel based off-road construction equipment and all construction vehicles shall be prohibited from idling for periods longer than 5 minutes when not in use;
h. During Project construction.all construction equipment shall conform to applicable required state and federal emission standards. Any emissions control device used by the contractor shall achieve emissions reductions that are no less than applicable required state and federal emission standards;
i. During Project construction.electricity from power poles rather than temporary diesel- or gasoline-powered generators shall be used to the extent feasible:
j. The Applicant shall prepare and implement a Construction Management Plan (CMP) for Project construction. Project construction contracts shall require compliance with the CMP. The CMP shall include, without limitation contractor contact information and responsibilities, typical construction hours, material storage and construction trailer locations, construction waste recycling program, construction equipment emissions requirements. dust control requirements. haul routes, any off-site construction parking plans. and construction traf?c management plan (e.g.. ?ag persons, signs);
k. During Project construction, contractors shall implement fugitive dust control measures consistent with applicable Bay Area Air Quality Management District Regulations, as may be amended from time to time;

INITIATIVE MEASURE TO BE DIRECTLY SUBMITTED TO THE VOTERS Prior to Issuance o
Building Permit f

EXHIBIT C
Agenda Item #12.1.

W

INITIATIVE MEASURE TO BE DIRECTLY SUBMITTED TO THE VOTERS I. Project Construction contractors shall be required to implement a recycling program for waste generated by demolition and construction activities to the extent feasible;
m. Project construction deliveries shall be scheduled, to the extent feasible, during off-peak traf?c periods to encourage the reduction of trips during the most congested periods.

16. The Project shall incorporate various sustainable design elements and guidelines to promote energy ef?ciency and other conservation measures.

The Project‘s sustainable design elements shall include, but are not limited I02
a. Landscaping consistent with the generally applicable provisions of St Helena Municipal Code Chapter 17.25 xeriscape principles and site-speci?c plant materials. Alllandscaping shall be maintained by the Applicant in good condition;
b. Irrigation with recycled water to the extent available and feasible; Recycling programs for construction-generated waste;
Use of energy ef?cient lighting for streetlights, path lights, and other similar uses.

9.0 Prior to issuance of
Certi?cate of
Occupancy

17. The Applicant shall provide a tree protection plan prior to the issuance of a grading permit that shall include on the site plan the location of trees within the Project area and include a tree protection plan which shall be coordinated with any civil grading/drainage/improvement plans.

Prior to issuance of
Grading Permit
Biological Resources

18. Prior to issuance of a grading permit for Project work in or discharges to any federal and/or state jurisdictional waters, including wetlands. Applicant shall provide written evidence to the City of St. Helena that any applicable resource agency withjurisdiction has issued any required permits; such agencies may include US. Army Corps of Engineers (Corps). California Department of Fish and Wildlife (CDFW), Regional Water Quality Control Board (RWQCB), or any other applicable agency (e.g., California Department of Fish and Wildlife (CDFW)).

Prior to issuance of
Grading Permit

19. Project construction activities shall prevent the unpermitted discharge of sediment and/or muddy, turbid, or sill-laden waters into any on-site wetlands and/or other receiving water bodies, including off-site adjacent drainage ditches located immediately to the north and east of the Project.

Project construction shall comply with the following:
a, A Stormwater Pollution Prevention Plan (SWPPP) shall be prepared to address best management practices (BMPs) that willbe used to prevent erosion and sediment loss within the Project site. BMPs such as silt fence, mulching and seeding, and straw wattles willbe placed where needed to prevent sediment from leaving the site during construction. Permanent stormwater management in the form of planting, mulching, and paving willbe placed to address erosion after construction. Once construction is complete, the SWPPP willno longer be in effect;
b. Appropriate sediment control measures (e.g., silt fences, straw wattles) shall be in place prior to the onset of construction activities within waters of the United States and/or State and in areas where there is a potential for surface runoff to drain into adjacent aquatic features and as required by the SWPPP;
c. Sediment control measures shall be monitored and maintained until construction activities have ceased;
d. Temporary stockpiling of excavated or imported material shall be placed as far away from any waters of the United States and/or State as practicable. Excess soil shall be used on site or disposed of at a regional land?ll or other appropriate facility. Slockpiles that are to remain on the site through the wet season shall be protected to prevent erosion (e.g., siltfences, straw bales) as required in the SWPPP; e. Allwaters of the United States and/or State temporarily impacted by construction activities shall be restored and revegetated. as close as practicable. to preconstruclion contours and conditions; f. Construction fencing shall be installed along the edges of the work zone adjacent to waters of the United States and/or State outside the construction area. Allwork and stockpiling of materials shall be con?ned to the Project disturbance area.

Prior to issuance of
Grading Permit

EXHIBIT C
Agenda Item #12.1.

20. Birds.including but not limited to raptors such as white-tailed kite: If feasible, vegetation removal and/or construction shall be conducted between September 1 and January 31. Ifvegetation removal and/or construction activities is to occur during the nesting season (February 1 through August 31), a quali?ed biologist shall conduct a preconstruction ' survey no more than seven days before vegetation removal or construction activities begin. If an active nest is found.a non-disturbance buffer shall be established for a distance of 500 feet around the nest unless a smaller buffer zone is approved by CDFW. Construction may resume once the young birds have left the nest or as approved by the quali?ed biologist.

Prior to issuance of
Grading Permit

21. Bats. including pallid bats: Iffeasible, vegetation removal and/or constructionshall be conducted between August 16 and March 31. If vegetation removal and/or construction activities is to occur during the roosting season (April 1 through August 15), a quali?ed biologist shall conduct a preconstruction survey no more than seven days before vegetation removal or construction activities begin. Ifan active roost is found, a non-disturbance buffer shall be established for a distance of 500 feet around the nest unless a smaller buffer zone is approved by CDFW.

Construction may resume once the young have left the nest or as approved by the quali?ed biologist.

Prior to issuance of
Grading Permit
Cultural Resources

22. Prior to the issuance of a building permit, Applicant shall have a quali?ed architectural historian conduct and prepare viewshed and site analysis to demonstrate the Project design compatibility of the new adjacent and/or related new construction to any properties listed and/or eligible for the National Register of Historic Places. California Register of Historical Resources, and/or potentially eligible as a State Historical Landmark and Point of Historical Interest. That analysis shall demonstrate that:
a. New adjacent or related new construction by the Project to any properties listed and/or eligible for the National Register of Historic Places, California Register of Historical Resources, or potentially eligible as a State Historical Landmark and Point of Historical Interest will be undertaken in such a manner that, ifremoved in the future, the essential form and integrity of the historic property and its environment would be unimpaired;
b. The Project willavoid excavations or regrading of land adjacent to any historic building which could cause the historic foundation to settle, shift, or fail, or which could destroy signi?cant archeological resources;
c. Design of the Project's adjacent new construction to historic buildings willbe compatible with the historic character of the site and preserves the historic relationship between the building or buildings and the landscape;
d. New construction on or near the historic building site willavoid being visually incompatible in terms of size. scale, design, material, or color, which destroys historic relationships on the site, or which damages or destroys important landscape features, but willbe differentiated from the historic building or buildings; e. Adjacent new buildings on a historic property or on an adjacent site willavoid being much larger than a historic building in close proximity, and avoid new buildings or groups of buildings that are not compatible with the character of the historic building; f. For development or redevelopment on a site that contains any structures over 45 years old, require a records search of the California Historical Resources Information System at the Northwest Information Center (NWIC) to determine the presence of historic resources. As warranted by the results of the records search, the Applicant shall also provide a historical signi?cance assessment of structures over 45 years.

23. Any applicable California State Department of Parks and Recreation forms for historic resources shall be produced and submitted to the California Historic Resources Information System (CHRIS) to document current conditions of any historical resource prior to removal of any rows of the vineyard from the historic era.

Prior to issuance of
Building Permit

24. The Project shall rehabilitate any sections of existing rail for the adjacent train track that has fallen into disrepair on the Project site and applicable California State Department of Parks and Recreation forms for historic Prior to issuance of
Building Permit

INITIATIVE MEASURE TO BE DIRECTLY SUBMITTED TO THE VOTERS Prior to issuance of
Building Permit
EXHIBIT c
Agenda Item #12.1.

INITIATIVE MEASURE TO BE DIRECTLY SUBMITTED TO THE VOTERS resources shall be produced and submitted to the California Historic Resources Information System (CHRIS) to document the condition of the existing rail for the train resource before any Project construction begins.

25. Applicant shall send letters of information about the Project to local historicalsocieties that may have an interest in the history of the Project property, as appropriate.

Prior to issuance of
Building Permit

26. Prior to issuance of a grading permit. a quali?ed archeologist shall prepare an Archaeological Treatment, Testing, and Curation Plan to assess of the potential presence of archaeological, paleontological and tribal cultural resources.including a site survey and a records search of the California HistoricalResources Information System at the Northwest Information Center (NWlC). Ifwarranted by the results of the assessment, the quali?ed archeologist shall then prepare a Cultural Resources Monitoring Plan (CRMP) in consultation with a Tribal Representative that willinclude protocols. as appropriate. for Workers Environmental Awareness training. on site cultural resources monitoring. Tribal monitoring. and procedures for treatment of additional cultural resources identi?ed during ground disturbing activities associated with the Project. The CRMP shall include.at minimum. a plan the following items to be implemented before ground-disturbing or construction activities can resume for any resources found to be historical resources:
a. A determination of the approximate volumetric quantity of archaeological deposit disturbed by all construction related earthmoving activities including grading. foundations.utility trenching and excavation for pools;
b. Provisions for recovery of a minimum of ten percent (10%) sample of the intact cultural deposit within the area of the archaeological site impacted by the proposed Project. The actual quantity of the three percent sample of the cultural deposit shall be determined based upon the engineering data regarding volumetric quantity to native soils. Location of the mitigation excavation units shall be determined by an archeologist based upon ?nal construction plans as well as consultation with the Project representatives; Monitoring of grading and excavations by a quali?ed archeologist; Provision for recovery for any signi?cant cultural materials unearthed during construction excavation;
e. Preparation of a ?nal archaeological report at the completion of construction.describing all signi?cant ?ndings and submittal to the City. including whether these resources may require assessment for listing on the National Register of Historic Places; f. Preparation and submittal of an update to the existing site records and any applicable California State Department of Parks and Recreation forms for historic resources forms:

9. Consultation with the local tribes (the Mishewal-Wappo Tribe and other tribes as appropriate based on consultation with the Native American Heritage Commission) regarding this Project.
99 Prior to issuance of
Grading Permit

27. Ifhuman remains are discovered, all work within 100 feet of the remains shall immediately cease, and the Napa County Coroner's of?ce shall be noti?ed. Ifthe coroner determines that the remains are Native American. the coroner shall notify the Native American Heritage Commission (NAHC) to identify the most likely descendant. The Project Applicant. under the direction of the City. and in consideration of recommendations from the most likelydescendant.shall prepare a plan for treatment and reinternment of the remains. In the event that the most likely descendant cannot reach an agreement with the property owner for these activities even after mediation by the NAHC.the Applicant shall reinter the remains where they willnot be subject to further disturbance. record the location with the NAHC and the Northeast Information Center, and work with the City to establish a zoning designation or easement at the location to protect the remains against future discovery or damage. Per the conditions in the CRMP.work shall halt within the vicinity of the ?nd until the appropriate treatment measures have been completed.

Prior to issuance of
Grading Permit and
during construction

28. Should any paleontological resources be encountered during ground disturbing activities, all such activities shall halt within a 100-foot radius of the discovery, a quali?ed paleontologist shall be contacted to determine the nature of the ?nd. evaluate its signi?cance. and if necessary. implement preservation or removal methods.

Prior to issuance of
Grading Permit and
during construction

EXHIBIT C
Agenda Item #12.1.

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INITIATIVE MEASURE TO BE DIRECTLY SUBMITTED TO THE VOTERS Energy

29. Prior to issuance of a ?nal occupancy permit. the Applicant shall demonstrate the Project's compliance with the following measures to the City Planning Division:
a. Parking lot lights mounted and arranged ef?ciently to minimize energy compared to a greater number of ?xtures at lower heights without increasing impacts on adjacent properties The use of LED lamps to provide a higher level of perceived brightness with less energy than other lamps;
b. The implementation of re?ective cool roof material(SRI of 16 or greater);
High ef?ciency HVAC units with high-ef?ciency ducted systems; Photo sensor and time clock-controlledparking lot and exterior lights.
e. The use of high-ef?ciency light source and ballasts (LED) and bilevel switching for ?uorescent ?xtures are used; Energy ef?cient Transformers;

9. The use of variable speed motors make-up air units, booster pumps and air side and/or water side economizers;
h. Allelectric utility service meters shall be a smart meter or equivalent advanced metering device. if allowed by the utility provider;
i. Alltoilets, urinals, sinks. showers and other water ?xtures installed on-site shall be as required by California's Green Building Code, as may be amended from time to time.

9.0 .-»
Prior to Issuance of
Certi?cate of
Occupancy

30. The Applicant shall implement the following emissions reduction measures:
a. Utilize energy-ef?cient appliances, such as Energy Star-certi?ed (or equivalent) water heaters. to reduce energy consumption and emissions;
b. Utilize automated controls for air conditioners and lighting to reduce electricity consumption and associated emissions.

Prior to issuance of
Building Permit

31. Serving or packaging to-go food materials in non-biodegradable polystyrene (i.e. Styrofoam/plastic foam) materials shall be prohibited.

Prior to operation of
the Resort
Floodplain

32. No new structures or ?ll that results in any increase in ?ood levels during the occurrence of the base ?ood discharge shall be developed within the Federal Emergency Management Association (FEMA) Floodway.

Prior to issuance of
Building Permit

33. In accordance with the City of St Helena Municipal Code Section

15.52.150, the Project shall accommodate a Design Flood Elevation (DFE) of 18 inches above the Base Flood Elevation (BFE).

Prior to issuance of
Building Permit

34. Any building structure below the Design Flood Elevation (DFE) shall be watertight with walls substantially impermeable to the passage of water, having structural components capable of resisting hydrostatic and hydrodynamic loads and the effects of buoyancy. and be certi?ed by a registered civil engineer.

Prior to issuance of
Building Permit
Geology and Soils

35. The Applicant shall comply with site-speci?c recommendations set forth in site-speci?c engineering geology and soils investigationlgeotechnical reports. The geology and geotechnical reports shall include site-speci?c studies and analyses for potential geologic and/or geotechnical hazards at the site. Geolechnical reports shall address the design of pilings. foundations, walls below grade. retaining walls, shoring. subgrade preparation for ?oor slab support, paving. earthwork methodologies, and dewatering. where applicable. Geology and geotechnical reports may be prepared separately or together and signed and stamped by a Professional Geologist or Professional Engineer licensed in the State of California.

Prior to issuance of
Building Permit

36. During Project construction earthwork and grading activities, geotechnical observation shall be performed by the Project geotechnical engineer.

During construction

37. The grading plans provided by the Applicant for review shall include the existing topography shown with contour lines labeled at one-foot intervals and extending a minimum of 100-feet beyond the limits of the site. or suf?cient distance to indicate impacts on adjacent properties.

Prior to Issuance of
Grading Permit

EXHIBIT C
Agenda Item #12.1.

INITIATIVE MEASURE TO BE DIRECTLY SUBMITTED TO THE VOTERS

38. The Applicant shall construct all on and offsite improvements in accordance with the improvement plans and supporting calculations that are prepared by a registered civil engineer and reviewed by the City of St. Helena Public Works Department. The improvement plans and supporting calculations shall include detailed designs for all utilities, water, grading, drainage. erosion control and paving.

Prior to Issuance of
Grading Permit
Hazardous Materials

39. Prior to issuance of grading permits, shallow soils samples shall be taken on-sile to determine the location of any contaminated soils on the site with concentrations above generally established applicable worker safety thresholds.

Prior to Issuance of
Grading Permit

40. Any soils with residual agricultural chemicals exceeding the generally applicable screening levels for commercial uses, or hazardous waste limits shall be characterized, removed, and disposed of off-site at a licensed hazardous materials disposal site.

Prior to Issuance of
Building Permit

41. Allhazardous materials measures shall be printed on all construction documents, contracts, and Project plans prior to issuance of grading permits.

Prior to Issuance of
Grading Permit

42. Ifcontaminated soils are found in concentrations above established thresholds. a Site Management Plan (SMP) shall be prepared and implemented by the Applicant (as outlined below) and any contaminated soils found in concentrations above established thresholds shall be removed and disposed of according to applicable requirements and regulations. The SMP shall be prepared by a quali?ed hazardous materials consultant and provided to the City with grading permit applications. The SMP shall include:
a. Management practices for handling contaminated soil or other materials if encountered during construction or cleanup activities and measures to minimize dust generation, stormwater runoff, and tracking of soil off-site;
b. Preliminary Remediation Goals (PRGs) for environmental contaminants of concern to evaluate the site conditions following SMP implementation;
c. A Health and Safety Plan (HSP) for each contractor working at the site that addresses the safety and health hazards of each phase of site operations that includes the requirements and procedures for employee protection. The HSP willalso outline proper soil handling procedures and health and safety requirements to minimizeworker and public exposure to hazardous materials during construction.

Prior to Issuance of
Grading Permit

43. Cleanup and remediation activities on the site prior to building construction shall be conducted in accordance with the SMP.

Prior to Issuance of
Building Permit

44. Allmeasures shall be printed on all construction documents, contracts. and Project plans prior to issuance of grading permits.

Prior to Issuance of
Building Permit

45. Project construction activities shall comply with all generally applicable federal Occupational Safety and Health AdministrationSafety (OSHA) and California General Industry Safety Orders and Health Standards.

Prior to issuance of
Building Permit

46. Hazardous materials.if any, associated with Project construction shall be located and stored in compliance with applicable federal, state, and local requirements. Response procedures for spills and leaks of hazardous materials, if any, shall be established in compliance with applicable federal, state, and local reqwrements.

Prior to issuance of
Building Permit
Noise

47. PrOJectconstruction contractors shall be reqUIred to prowde a N0ise Management Plan to reduce construction noise at any offstte residences to the extent feaSIbIe and shall implement the Neise Management Plan for construction actIVIties.

Prior to issuance of
Grading Permit
48 The noise management plan shall include the followmg requwements:
a. Outdoor parking lot sweeping actiVIties assomated with the Project generally shall be limitedto the daytime hours between 7:00 am. and 10:00 pm;
Prior to issuance of
Grading Permit

EXHIBIT C
Agenda Item #12.1.

INITIATIVE MEASURE TO BE DIRECTLY SUBMITTED TO THE VOTERS b. Construction activity, including all outdoor loading, unloading, opening, closing or other handling of boxes. crates, containers, building materials, or similar objects in such a manner as to cause a noise disturbance to residential uses shall be limited to the daytime hours between 7:00 am. and 10:00 pm;
c. Noise-generating equipment operated at the Property shall be equipped with noise control devices to the extent reasonably available (i.e., muf?ers, intake silencers. lagging, and/or engine enclosures). All equipment shall be properly maintained to assure that no additional noise. due to worn or improperly maintained parts, would be generated. Pile drivers used within 1,500 feet of offsite residences shall be equipped with noise control measures to reduce sound energy emissions associated with pile driving (e.g.. use of noise attenuation shields or shrouds). Holes for piles willbe pre-drilled to the extent feasible;
d. Haul routes shall avoid noise-sensitive land uses to the extent feasible;
e. Staging areas and construction material storage areas shall be located away from adjacent residences.

Population and Housing

49. Prior to the issuance of a building permit, Applicant shall apply to the City for a permit to develop a minimumof ?fty (50) units of rental workforce housing made available to rent at an affordable rent, adjusted for household size, to moderate income households on a separate legal parcel withinthe City Limits (Workforce Housing Obligation). Ifthe City approves any of the Applicant’s proposed Workforce Housing Obligation, the City shall not apply any otherwise applicable affordable housing impact fee to the Project in accordance with applicable City regulations as contained in Chapter 17.30 of the St. Helena Municipal Code, as may be amended from time to time. If the City approves the workforce rental housing prior to the certi?cate of occupancy on the Project. Applicant shall cause construction of its Workforce Housing Obligation within 24 months of the City‘s approval of the Workforce Housing Obligation. Ifthe City fails to approve the Workforce Housing Obligation prior to the certi?cate of occupancy on the Project.

Applicant shall make a payment for the purpose of furthering the City‘s affordable housing goals pursuant to the requirements of St. Helena MunicipalCode Section 17.30.020, as may be amended from time to time, for the Project to be paid to the City prior to issuance of the certi?cate of occupancy for the Project as the Project’s sole obligation to provide affordable or workforce housing.

Prior to issuance of
Building Permit; Prior
to Issuance of
Certi?cate of
Occupancy
Public Services

50. Project water lines and hydrants shall be sized and located so as to meet the ?re ?ow requirements established by the Fire Department.

Prior to issuance of
Building Permit

51. Prior to construction, building plans shall be submitted to the Fire Department for review. Based on such review, any additional ?re safety requirements shall be implemented to the satisfaction of the Fire Department.

Prior to issuance of
Building Permit

52. During construction, adequate ingress/egress access points shall be provided for emergency response in compliance with the requirements of the Fire Department.

Prior to issuance of
Building Permit

53. Clearly marked, durable, source sorted recycling bins shall be conveniently located within the Property unless the Property is under contract with a vendor to sort waste.

Prior to issuance of
Building Permit

54. The Applicant or its designee shall be responsible for meeting with the Building Of?cial, Fire Inspector and/or Public Works Department to review compliance with Building Codes. Fire Codes. and applicable Public Works Standards.

Prior to Issuance of
Building Permit

55. No construction may commence until adequate access to ?re water supply is available to building sites as approved by the Fire Chief.

Prior to Issuance of
Building Permit

56. Prior to issuance of a certi?cate of occupancy. trash areas, dumpsters and recycling containers shall be enclosed and roofed per applicable standards to prevent water run-on to the trash area and water runoff from the area, to contain litter and trash so that it is not dispersed by the wind or run-off Prior to Issuance of
Certi?cate of
Occupancy

EXHIBIT C
Agenda Item #12.1.

INITIATIVE MEASURE TO BE DIRECTLY SUBMITTED TO THE VOTERS during waste removal. In the event that wine or food is disposed in these areas. the enclosed trash area shall drain to the sanitary sewer system or alternative treatment system. An area drain connected to the sanitary sewer or alternative treatment system shall be installed in the enclosure area and a structural control such as an oil/water separator or sand ?lter shall be included. No other area shall drain into the trash enclosure. A sign shall be posted prohibiting the dumping of hazardous materials into the sanitary sewer.

57. Prior to Certi?cate of Occupancy, the Applicant shall repair all public improvements that are damaged by the construction process in accordance with the City's generally applicable Water/SewerIStreetIStorm Drain/Sidewalk Standards. as may be amended from time to time.

Prior to Issuance of
Certi?cate of
Occupancy

58. Plans submitted for building permit shall exhibit compliance with the then current St. Helena Fire Code, as required bySt. Helena Municipal Code Chapter 15.36. as may be amended from time to time.

Prior to issuance of
Building Permit

59. Fire sprinklers and ?re hydrants shall be installed as required by Fire Code and the Fire Department.

Prior to Issuance of
Certi?cate of
Occupancy

60. One hour minimum ?re-resistant construction on all exterior walls within 10‘ of prOperty boundary is required. Fire resistant construction of interior walls shall be determined by type of occupancy.

Prior to Issuance of
Building Permit
Transportation

61. To encourage the use of alternative modes of transportation, the Applicant Prior to Issuance of shall provide employee bicycle racks for no less than six bicycles. Certi?cate of Occupancy

62. To encourage the use of alternative fueled transportation. the Applicant Prior to Issuance of shall install electric vehicle recharging stations at the Project site as Certi?cate of required by St. Helena Municipal Code Section 17.26.090. as may be Occupancy amended from time to time.

63. Preferential parking spaces shall be provided for low emission vehicles. including alternative-fuel vehicles, hybrid vehicles that qualify for freeway carpool lanes, and van pools.

Prior to Issuance of
Certi?cate of
Occupancy

64. During construction.a Construction Traf?c Management Plan (CTMP) shall be prepared and implemented so as to reduce traf?c impacts to adjacent residential neighborhoods, or pedestrian and vehicular impediment or interference due to construction traf?c. The CTMP shall be attached to all construction contracts and shall include:
procedures for roadway closures or traf?c detours;
haul routes;
required protective devices and warning signs;
locations of construction worker parking lots;
construction vehicle staging shall be con?gured to reduce traf?c interference and the need for lane closures.

EDP-PF!“
Prior to issuance of
Grading Permit

65. At the Applicant’s expense. the southbound approach at Deer Park Road and entrance to the Project shall be improved to include a left-turn lane and a through lane, within the existing right-of-way.

Prior to operation of
the Resort

65. A Transportation Demand Management program shall be prepared and implemented by the Applicant to encourage Project employees and patrons to reduce vehicular traf?c on the street and freeway system during the most congested time periods of the day and to further reduce Vehicle Miles Traveled (VMT) and to support the City‘s trip reduction and climate policies.

The Transportation Demand Management program may include but not be limited to the following:
a. Bicycle and pedestrian-friendly environment (i.e.. established and clear pedestrian networks.intersections, and built environments); b. Bicycle amenities, including bicycle parking (4 long-term spaces and 6 short term spaces minimum);
c. Rideshare/carpooI/vanpool promotion and support;
d. Education and information on alternative transportation modes, including railway as available, via the Resort operator website; e. Discounted employee transit passes;
Prior to operation of
the Resort

EXHIBIT C
Agenda Item #12.1.

Designate a Transportation Demand Management (TDM)
coordinator to establish programs to ensure VMTby guests and employees are reduced, including, but not limited to, employee car and vanpooling, employer-sponsored transit passes, bicyclesharing, showers, lockers, secure bike storage, and winery tours for guests with pickup and drop-off at the lodge.

67. Prior to issuance of a Certi?cate of Occupancy, the Applicant shall provide no fewer than 25 courtesy bicycles for guests.

Prior to Issuance of
Certi?cate of
Occupancy

68. To preserve existing sight lines, any new signage, monuments, or other structures to be placed near the Project entrance shall be positioned outside of the vision triangles of a driver waiting on the Project access drive.

Prior to Issuance of
Certi?cate of
Occupancy

69. To minimize left turns onto SR 29 from Deer Park Road, Project signage shall be installed on the driveway directing drivers to use SR 29 to go north and Silverado Trail to go south.

Prior to Issuance of
Certi?cate of
Occupancy

70. In the event the City of St. Helena installs a traf?c signal at SR 29/Deer Park Road, the Project Applicant shall pay its proportional share of the cost of the signal at the time the signal is constructed by the City.

Prior to Issuance of
Certi?cate of
Occupancy

71. Prior to Issuance of In the event the County of Napa converts the existing traf?c signal at Silverado Trail/Deer Park Road from ?ashing red operation to normal signal Certi?cate of operation and changing the geometry on the westbound approach to a left- Occupancy turn and through/right-turn lanes, the Applicant shall deposit funds with the County to cover the cost of the striping improvements to allow the County to implement this change at such time as it becomes necessary.

72. The Project shall cooperate, including by way of agreements, with the Prior to Issuance of adjacent winery operator to ensure there is an adequate parking supply. Certi?cate of Occupancy

73. Prior to issuance of a Certi?cate of Occupancy, the Applicant shall pay Prior to Issuance of traf?c impact fees based on the City's Master Fee Schedule, and the fee Certi?cate of willassume all square footage calculated at the lodging rate. Occupancy

74. Prior to issuance of a building permit, the Applicant shall be required to Prior to Issuance of obtain a City or other applicable encroachment permit for improvements on Building Permit any public right-of-way.

75. Prior to occupancy, Applicant shall construct, to the extent not previously Prior to Issuance of constructed, a minimum 8—footwide paved bicycle and pedestrian trail, Certi?cate of which shall be open to the public, along the railway and within the property Occupancy rights of the railway operator, between the Project site and Fulton Lane, provided that such obligation to construct is subject to issuance of any required permits, with reasonable and feasible conditions, from any federal and/or state agency withjurisdiction over construction affecting jurisdictional waters.

Utilities, Water, Water Quality and Wastewater

76. Prior to the issuance of a Certi?cate of Occupancy. the Applicant shall underground on-site utility lines per the applicable requirements of the St.

Helena Municipal Code. The cost of undergrounding shall be the responsibility of the Applicant. Due to the economic and engineering infeasibility of undergrounding any regional serving overhead power lines, any such existing lines may remain on overhead power poles.

Prior to Issuance of
Certi?cate of
Occupancy

77. Any new and modi?ed existing water laterals, meters and back?ow prevention devices shall be constructed in accordance with the generally applicable requirements of the City of St. Helena. Any new laterals shall be located perpendicular to the water main.

Prior to Issuance of
Certi?cate of
Occupancy

78. A Notice of Intent (NOI) shall be ?led with the Regional Water Quality Control Board to comply with the statewide General Permit for Discharges of Storm Water Associated with Construction Activities(General Permit) and a Storm Water Pollution Prevention Plan (SWPPP) shall be prepared and implemented for construction activities on the Property in accordance with applicable State requirements.

Prior to issuance of
Building Permit

INITIATIVE MEASURE TO BE DIRECTLY SUBMITTED TO THE VOTERS

EXHIBIT C
Agenda Item #12.1.

INITIATIVE MEASURE TO BE DIRECTLY SUBMITTED TO THE VOTERS

79. Potable water willbe provided by existing on-site wells. Emergency systems water and irrigation water willbe supplied by recycled water and supplemented by on site wells as needed. Alternatively, such water may be provided by municipal water systems if permitted by the City. The use of existing water wells within the City. including the maintenance, modi?cation. or reconstruction thereof, for potable water, emergency systems water and irrigation water not supplied through recycled water shall be allowed and not require a permit under St. Helena Municipal Code Section 13.16.060.

Prior to issuance of
Building Permit

80. Prior to the issuance of a building permit, Applicant shall have a quali?ed hydrogeologist prepare a groundwater report describing how the Project's use of existing groundwater well(s) on the Winery Property willnot have a material adverse impact on the water production capability of the City. The groundwater report shall demonstrate:
a. The Project well(s) are more than 1500 feet on average from the City wells for potable water;
b. The Project well(s) are more than 500 feet from the Napa River; c. The Project with existing groundwater uses on the Winery Property willnot annually exceed 0.3 acre-ft/acre of groundwater extraction from the Project well(s);
d. Recycled water willbe generated through onsite water reclamation to maximize supply of non-potable water;
e. Project groundwater demands do not exceed the capacity of on-site well(s);
f. Well water extracted for use in the proposed development will.after initial use, be captured, treated. and reused for non-potable demands on the Winery Property, and will contribute to
groundwater recharge.

81. The Project shall incorporate best practices for water conservation, which shall include the metering the water production/extraction and well water levels.

Prior to Issuance of
Certi?cate of
Occupancy; ongoing

82. Applicant shall obtain all necessary permits from local and state agencies for the nontransient community water system.

Prior to Issuance of
Certi?cate of
Occupancy, ongoing

83. Ifthe City provides a municipal water system connection and Applicant elects to connect to the municipal water system in lieu of the groundwater well(s) prior to Grading Permit. the Applicant shall execute prior to Building Permit a Water Agreement with the City, and shall comply with all applicable policies, codes, and other requirements for the municipal water system connection.

Prior to issuance of
Building Permit

84. A grading and drainage plan shall be prepared for the Project that includes a design that allows for a 100-year overland release. All graded building pads shall be above the 100—year overland release elevation.

Prior to Issuance of
Certi?cate of
Occupancy

85. Prior to issuance of a grading or building permit (whichever occurs ?rst) a detailed Post-Construction Stormwater Control Plan (SWCP) that identi?es and sizes all permanent post-construction stormwater treatment best management practices (BMPs) shall be prepared by the Applicant's engineer and submitted for review approval by the City Engineer.

Prior to Issuance of
Grading Permit or
Building Permit

86. Prior to the issuance of a Certi?cate of Occupancy, a Post Construction Stormwater Operations and Maintenance Plan that provides a color-coded plan sheet showing all storm drain and water quality infrastructure that is to be maintained, along with detailed instructions and schedules for the ongomg maintenance and operation of all post-construction stormwater BMPs shall be submitted by the Applicant‘s engineer for review and approval by the City Engineer. Once approved, the property owner shall comply With the Post Construction Stormwater Operations Maintenance Plan BMPs.

Prior to Issuance of
Certi?cate of
Occupancy

87. Ifproposed/new landscaping involves an area greater than 500 square feet or rehabilitation of more than 2,500 square feet, the proposed landscaping shall comply Withwater ef?CIent landscape best practices that are at least as effective as the State's Model Water Ef?cient Landscape Ordinance (MWELO), to the extent MWELO does not generally apply to the Project.

Compliance shall be demonstrated as part of the building permit submittal.

Prior to Issuance of
Building Permit

EXHIBIT C
Agenda Item #12.1.

INITIATIVE MEASURE TO BE DIRECTLY SUBMITTED TO THE VOTERS

88. Proposed separations between public water facilities and other utilities shall meet the minimum separations as speci?ed by the generally applicable Department of Health and City of St. Helena Public Works Standards. as may be amended from time to time.

Prior to issuance of
Building Permit

89. Wastewater treatment provided by an on-property package water reclamation system sized for WPA project sewing ?ows in the form of a membrane bioreactor or similar system that is capable of providing tertiary treated water quality treatment shall be allowed. Alternatively. wastewater services may be provided by municipal wastewater systems if permitted by the City.

Prior to issuance of
Building Permit

90. Ifthe City provides a municipal wastewater system connection and Applicant elects to connect to the wastewater system in lieu of an onproperty package water reclamation system prior to the issuance of a grading permit for the Project. the Applicant shall comply with all applicable policies. codes, and other requirements for the municipal wastewater system connection.

Prior to Issuance of
Grading Permit

91. Prior to the issuance of building permit, Applicant shall provide a Wastewater Treatment Plant Plan and Design that contains the following information:
a. Design of the treatment system that is compliant with applicable State and County code standards for domestic wastewater generated onsite from sinks.showers, toilet ?ushing. and winery process water that willbe treated to high quality, tertiary standards onsite with a packaged treatment system operated by the Project. b. The Project shall provide a new package plant sized for both Project and the adjacent winery wastewater flows, providing tertiary level water quality treatment.
c. The reclaimed water yielded from the treatment process shall be reused for non—potabledemands within the Project. consisting of outdoor drip or spray irrigation and indoor ?ush ?xtures. d. Excess treated water shall be available for the adjacent winery, which may use reclaimed water for washdown and tank cleaning or application to vineyards. and subject to all applicable State and County requirements and standards.

Prior to issuance of
Building Permit

92. Where applicable, the Applicant shall be required to submit to the requirements for annual inspections of food/beverage service establishments and businesses that handle hazardous wastes for illicit stormwater discharges as required by the State National Pollutant Discharge Elimination System (NPDES) General Permit for Storm Water Discharges. The annual stormwater illicitdischarge inspections are performed and invoiced by Napa County Department of Environmental Management.

Annually

EXHIBIT C
Agenda Item #12.1.

IR
It s’d
‘es
This Chapter protects existing resources while providing for a range 0 agricu ural, re I entia, and community uses within the City's agricultural and natural resource areas. This Chapter establishes use regulations. development standards, and design standards for the Twenty-Acre Agriculture, Winery, and Woodlands and Watershed Zoning Districts as follows:

Twenty-Acre Agriculture (A-20). The A-ZOZone is intended to provide for agricultural and residential uses. The purpose of the A-20 District is to preserve agricultural land uses and provide for future orderly development as the urban limit line is adjusted to accommodate urban growth. This Zone restricts the density of residential use and stipulates the location and area of residential development to promote preservation of agricultural land use and reduce impacts to the provision of infrastructure as the urban area of the City expands. This Zone implements the Agriculture General Plan Land Use Designation.

Vl?nery (W). The W Zone is intended to provide for winery and winery-related uses within the agriculture general plan land use designation. This Zone implements the Agriculture General Plan Land Use Designation.

Woodlands and Watershed (WW). The WW Zone is intended to allow residential development that is sensitive to the land and its varying capability for development. Development in the WWZone carefully considers the community-wide implications of natural conditions and minimizes impacts on natural conditions. This Zone implements the Woodlands and Watershed General Plan Land Use Designation.

Eons-Community Agriculture and Natura esource oning istricts ists t e uses permitte (“P"), permitted With a Minor Use Permit ("MUP”), and permitted With a Conditional Use Permit ("CUP") granted at a public hearing The right-hand column prowd references to additional regulations beyond those of the base zoning district development and deSIgn

INITIATIVE MEASURE TO BE DIRECTLY SUBMITTED TO THE VOTERS E\IIIBIT D
Sections:

17.19.010 Purpose an p

17.19.020 Use Regulations

17.19.030 Development Standards

17.19.040 Supplemental Standards

EXHIBIT D

ATTACHED FOR INFORMATIONAL PURPOSES ONLY
CommunityAgriculturalnd NaturalResourceZoni
ng
Any projects that qualify for ministerial approval under state law will be processed ministerially as required by that state law.

17.19.020 Use Regulations
Community Agricu urn and Natural Resource Zoning Districts 1719 010 Purpose and Applicabilit
.020.A: Use Regula
Chapter17.

Part III.Page 54 | St. Helena omng
Table 17.
| 19
d A p Icablllt
|7.l9.0|0
Agenda Item #12.1.

5U
s”
/ 1
—
,nd
[i
l
2 Z 2
.c _
_ 3 _
F I
n‘ h n P/CU 4 — 5
Co n P
S (y
Culi ‘ t ICU 5
/UP6 /U 6
o c on CU CU —
_ CU _
lk P P P
P P P
Sr. Helena Zoning Code | Part III.Page 55
Use Classi?cation A-Zo
"P"= Permitted; "MUP"= Minor Use Permit:"CUP" ‘ Con i iona se ermi ResidentialUses
Agriculturalemployee housmg P/CUP ‘ P/CUP
Single-familydwelling P P
Commercial Uses
Animal care and erv ce
Animal board/ng facility kenne
Veterinary c in
Industrial Uses
Manufacturing. packaging a
processmg
Tanks associated WithWinery
uses
Warehousmg. Wholesale, and
Distribution
Wine warehousmg CUP
Transportation, Communications, and Utilities
Public services, minor MUP MUP MUP
Solar energy systems Sec. 17.22.240, Solar Energy Systems Telecommunication Sec. 17.22.270, Wireless Telecommunications aci I es Agricultural and Extractive Uses
A imal usba dry P p
_ ec. 17.22.100, Communi
mmunity garde p p Garden
tvated agricul ure P P P C P C P
Processnng of agricultural
products primarily pr du ed P P
the premises
Wineries. large P
Accessory Uses - See also Sec. 17.22.020, Accessory U55 Accessory dwelling unit Sec. 17.22.030, Accessory Dwelling Units Sec. 17.22.060, Animal
Anima eeping Keeping
Beekeeping Sec. 17.22.070, Beekeeping

EXHIBIT D

ATTACHED FOR INFORMATIONAL PURPOSES ONLY
Community Agricultural and Natural Resource Zoning Districts DIR
5 Community Agriculture and Natural Resource on n t
'
WW AddltionalRegula?ons
" "
Table 17.19A020.A:Use Regulation -
CU
P
CUP
I; ~ =Use ot 0W
Z igDier
CU
P
Agenda Item #12.1.

5,:

P P P
P P P
CUP
CUP P/CUP B —
P P P
CUP
— CUP —
CUP CUP —
CUP
Use Classi?cation A-Zo w W AdditionalRegulations
"P" = Permitted:“MUP”— Minor Use Permit:"CUP"= Conditional Use Permit; "——" Use Not Allowed Sec. 17.22.110, Cottage
Cottage food operation P P P Food Operations
Garage arports,workshop
pool houses gazebo pati P P CUP
covers, and otheracce ory
budding and tructure
Sec. 17.24.030, Accessory
BUiIdingsand Structures
Fam ly day care large
Family day care mal
H P
Sec. 17.22.130, Home ome occupat on — Occupations
ROBdSldestands
SWImming pools
Tasting room affiliated With small CUP CUP
Winery
Winery event center
w. II
Sec. 17,22,230, Small
inery sma Wineries
Winery Vi5itor center
Uses accessory to a Winery
enclosed Within a budding (e.g.,
of?ces, laboratories, equment
maintenance shops, employees — P
eating facilities, cooperage repair
shops, wine storage tanks, scales,
and boiler rooms)
Uses and eqmpment accessory to CUP
a winery located outdoors
End Notes:

Up to 36 beds in group quarters or 12 units or spaces de5igned for use by a single-family or household pursuant to California Health and Safety Code §§ 17021.6 are permitted. Otherwise, 3 CUP is required.

On parcels over two acres in Size, the Single-family dwelling must be accessory to an agricultural use.

Ifthe new tanks Increase Wine production volume beyond what is established in an existing CUP or Certi?cate of Legal Non-Conforming Use, a new CUPis required. Ifthere is no increase in wine production as a result ofthe proposed new tanks, no CUPis required. DeSIgn reVIew is not required for new tanks placed indoors.
‘ Hog farms, dairies, commerCIaI poultry farms, and egg ranches reqUire 3 CUP.

Horses and cattle are not permitted.

CUP required for new uses within 30 feet of Napa River, York Creek, Sulphur Springs Creek and for new uses Within Flood Plain Overlay (see Sec. 17.21.010, Flood Plain Overlay) Plumbing and cooking facilities are not permitted.

EXHIBIT D

ATTACHED FOR INFORMATIONAL PURPOSES ONLY
Community Agriculture and Natural Resource
Community Agricultura an atural Resource Zoning Districts

20.A: Use Regulations -
ge 6 | SL Helena Zoning Code
Zoning Districts
Agenda Item #12.1.

:5
m
z
Table 17.19.0308: Development Standards - Community Agriculture and Natural Resource Zoning Districts Max. 1 unit/5 Max. 1 unit/5 Max.1 unit per Max.1 unit per acres 2 acres 2 parcel 2 parcel Z
Use Classi?cation 11-20 W W AdditionalRegulations
"P" — Permitted; "MUP"= Minor Use Permit; "CUP" = ConditionalUse Permit; "—" = Use Not Allowed 5 CUP is required where the roadside stand exceeds 200 square feet. 9 Any outdoor winery equipment or improvements proposed to be located within 400 feet of any RZone or Within 200 feet of State HI hway 29.the Silverado Trail or Deer Park Road requires a CUP. . 9.0303: Deve opment Standards — Community Agriculture and Natura eso rlcts establl h the development standards for the Twenty-Acre Agrlculture Winery an Woodlands and Watershed Zoning DiStl’lCtS.The numbers In each lustratlon refer to correspondlng regulations In the table.

STREETSIDE
_. —— “wary um
—'— CuvaIM
-— — -- Saudi Line
Bubldlbk Marin!

EXHIBIT D

ATTACHED FOR INFORMATIONAL PURPOSES ONLY

TO THE VOTERS

17.19.030 Deve opment Standards
Community Agricultural and Natura e
Community Agriculture and Natura esource
I R source Zoning Districts
Density
Lot Size
LotArea
A-ZDlots 2 - s 5
7 | R urce Zoning
ena omng Code | Part III.Page 5

20.A:Use Regulations -
A-Za lots > 5
Table 171
'
Z ning Districts
Agenda Item #12.1.

I R rce Zoning
10% or 20,000 sq
ft, whichever is
less
4,500 sq ft 5,000 sq ft
35% of the 20% of the
ground ?oor area ground ?oor area
Max. 35 ft above
natural grade
20-50 ft or 10%
of lot depth.

Min. 50 ft,
measured from
the centerline of,
abutting street
Min. 50 ft,
measured from
the centerline of
abutting street
whichever is
lesser
Min. 50 ft,
measured from
the centerline of
abutting street
Min. 50 ft,
measured from
the centerline of
abutting street
2050 ft or 10%
of lot width,
whichever Is
lesser
20-50 ft or 10%
of lot depth.
whichever is
lesser
Min. 50 ft from top of bank of Napa River
Min. 20 ft from top of bank of all other waterways
Max. Lot Coverage
(Includes accessory
structures)
Max. Ground Level
Floor Area (excludes
accessory structures)
Max. Second Story
Floor Area
Height
PrincipalStructure
Accessory
Structure 4
Setbacks
Front Setback
Street Side Setback
Interior Side
9,000 sf
Max. 30 ft
Max. 20 ft;
except for ADUs,
refer to Section

17.22.030.E.9,
Min. 20 ft
10,000 Sf
Max. 20 ft;
except for ADUs,
refer to Section

17.22.030 5.9
Min. 20 ft
50%
none
none
Min. 100 f
t
Min. 50 ft
Min. 50 ft

EXHIBIT D

ATTACHED FOR INFORMATIONAL PURPOSES ONLY

DIRECTLY SUBMITTED TO THE VOTERS
20-50 ft or 10%
of lot width,
whichever is
lesser
.030.B: Deve opment Standards - Community Agriculture and Natura esou Min.Setback/
Abumng Waterway
Community Agricu um and Na tural Resource Zoning Districts Part III.Page 53 | 5!. Helena Zoning Code
Landscape and Open Space
none
A-ZDlots 2 - s 5
7 A-20 lots > 5
Districts
Agenda Item #12.1.

m
Table 17.19.030.52Development Standards — Community Agriculture and Natural Resource Zoning Districts ' --_
Standard
Max. Pave
Hardscaped Area
End Notes:
‘ For all lots less than 2 acres In area refer to the development standards for the LR-lA zoning istrict in Table 17.16.0303: Development Standards - Residential Zoning Districts.

Density excludes agriculture employee housing.

No more than 0.25 acres of any one parcels 5 acres (or 0.5 acres for parcels 2 5 acres) may be removed from potential. historical, or active agricultural use. Allstructures, driveways (except for a 16-foot Wide driveway no greater than 2/3 the length of the parcel), parking areas, patios. pools, lawn areas, or other nonagricultural uses are included in the 0.25 acre or 0.5 acre respectively, maXImum standard per parcel . “The habitable space in accessory structures may not exceed 25% of the gross ?oor area of the primary A. General Standards. Alldevelopment is subject to the provisions of Part IV,Citywide Standards.

B. Design In the A—ZODistricts.

1. Residential Design Standards. Allresidential development is subject to the standards of Section 17.16.040.A.

Accessory Buildings in the A-20 District. Barns, stables, chicken houses and simila r accessory buildings must be placed not less than 50 feet from a street. nor less than 50 feet from any dwelling on an adjacent parcel or R District boundary line.

Figure 17.19.040.A.Accessory Buildingsin the A—ZODistrict wnmannamum u
~1— Mln‘40'—>,
Mln,50' 1 Mln. 50'
. ..._.._.._‘.._...-..._..._.._..._... .._.. _.._.........‘_.._...._..

FRONTSWEET
— — nap-«uln- ummysnuum
(uhllm WW"'°“"“

EXHIBIT D

ATTACHED FOR INFORMATIONAL PURPOSES ONLY

TO BE DIRECTLY SUBMITTED TO THE VOTERS

17.19.040 Supplemental Standards
Itura and Natural Resource Zoning Districts
SL HeIena Zoning Code | Part III,Page 59
C Development in t e
Community Agricu
A-ZDlots 2 - s 5
’ A-20 lots > 5
Agenda Item #12.1.

I:

A” wine storage tanks and surface Winery waste treatment facilities shall be subject to the standards in Table 17.19.0303: Development Standards - Community Agriculture and Natural Resource Zoning Districts.

No use authorized under the provisuons of this Chapter shall be permitted where use, occupancy or patronage Will exceed the capability of the Site to provide off-street parking. waste disposal system and reasonable prov15ions for public safety.

Retail sales and food and drink facilities must be integrated With a VISItor center, and no advertismg or other exterior evidence of such use shall be viSIble from any publi c
right-of-way.

Winery operations shall generate sound levels no greater than 55 decibels at any property line more than 10 percent of the time (L 10). "L 10" is the n0ise level at the property line that Is exceeded 10 percent ofthe operating time.

Winery operations shall generate no discernible odors of sewerage or putrefying organic material origin. other than normal fermentation odors, at the property lines.

Bottling, warehousing and retail sales activities shall be conducted within structures speci?cally designated for such uses.

Development in the WWDistrict.

1. Allclearing and earthmoving must be conducted in compliance with an er05ion control plan as prepared by a registered CivilEngineer and approved by the City Engineer.

No disturbance of de?nite or suspected landslides or soil creep areas is permitted, as identi?ed on maps produced by United States Geological Survey (USGS) or on any other more detailed study prepared by properly credentialed professmnals and reviewed by the City’sGeotechnical Consultant.

No disturbance of, or development within. riparian areas Within 100 feet of intermittent or perennial streams noted on USGS maps is permitted.

No earth movement on slopes in excess of 30 percent is permitted. An exception may be granted by the City Engineer for minor trenching and back?lling for the installation of utilities and for temporary, nongraded access for construction purposes where no trees or substantial vegetation will be removed and Where the surface Will be recontoured to previous condition and revegetated according to the erosion control plan. Applications for an exception must include submittal of a construction plan for the equipment to be installed, a plan for the maintenance of that equipment, a soils and slope stability analysis prepared by a Geotechnical Engineer, an erosion control plan pursuant to subsection D1, and a revegetation plan, utilizing native plant species. for the area that will be disturbed by the earth movement. Prior to granting an exception, the City Engineer must ?nd that the project does not have potential for creating signi?cant erosion problems. A performance bond must be required and held by the City for one year after completion of the project to ensure that the recontouring and revegetation were properly installed.

No buildings (other than water tanks, which must be screened) may be constructed within 100 feet of the primary ridgeline on any parcel. The intent of this Section is to

EXHIBIT D

ATTACHED FOR INFORMATIONAL PURPOSES ONLY

TO BE DIRECTLY SUBM
Community Agricu ura and Natural Resource Zoning Districts Part III.Page 60 | Sr. Helena Zoning o e
|
Agenda Item #12.1.

10. reduce the visual impact of buildings that would obscure public views of the most prominent ridgeline on each property, without precluding the opportunity of the property owner to site a building that could attain a view. In implementing this Section . the Planning Commission must adopt a ?nding that the approved plan balances the owner's interest in attaining a view against the City‘s interest in preventing the obstruction of scenic views.

Water and sewer systems will be constructed and maintained, at the applicant's expense, to meet such standard as may be adopted by ordinance ofthe City Council, or in the absence of such to the satisfaction of the City Engineer. Ifindividual and/or private water and/or sewage systems are proposed, prior approval must be obtained from the Napa County department of environmental management.

The fuel loading within 50 feet of the building or building envelope must be maintained at a level not to exceed such standard as may be adopted by the City Council.

New roads/common drives/driveways must be maintained so as to guarantee all of the following:
a. Safe two-way year-round passage of emergency vehicles, as de?ned in St.

Helena Access Road Standards, as adopted by the City Council. b. Erosion from road cuts/?lls must not exceed such standard as speci?ed in an erosion control plan approved by Napa County Resource Conservation District, pursuant to ordinance adopted by the City Council, or in the absence of such, to the satisfaction of the City Engineer.
c. Dust creation must be minimized and must not exceed such standard as may be adopted by ordinance of the City Council.
d. Earth movement must not obstruct or obliterate circulation improvements. e. Grading must occur between April 15‘ and October 15m unless approved otherwise by the City Engineer.

Emergency vehicle access must be constructed and maintained, at the applicant's expense, to allow interconnection with nearby roads.

Roofing materials must be noncombustible. See the Fire Code for sprinkler and water supply requirements.

EXHIBIT D

ATTACHED FOR INFORMATIONAL PURPOSES ONLY

TO BE DIRECTLY SUBMITTED TO THE VOTERS
grlcultura and Natural Resource Zoning Districts
SK.Helena Zoning Code | Fan III,Page 6|
Community A
Agenda Item #12.1.

RESOLUTION NO. ___
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF ST. HELENA,

CALIFORNIA SUBMITTING TO THE QUALIFIED VOTERS OF THE CITY OF ST. HELENA ON THE NOVEMBER 5, 2024 GENERAL MUNICIPAL ELECTION BALLOT AN INITIATIVE MEASURE AMENDING THE ST.

HELENA GENERAL PLAN 2040, ST. HELENA ZONING MAP, AND THE ST. HELENA MUNICIPAL CODE TO CREATE A WINERY AND

PLANNED AGRITOURISM OVERLAY TO ALLOW RESORT HOTEL

DEVELOPMENT ON CERTAIN LARGE WINERY PROPERTY WITHIN
THE CITY; REQUESTING THE COUNTY OF NAPA TO CONSOLIDATE

SAID ELECTION WITH THE STATEWIDE GENERAL ELECTION OF
EVEN DATE; AND SETTING RULES AND DEADLINES FOR
ARGUMENTS AND REBUTTALS FOR AND AGAINST THE MEASURE.

WHEREAS, pursuant to authority provided by the California Elections Code, a petition has been filed with the City Council of the City of St. Helena, seeking to enact an initiative measure/ordinance which would amend the St. Helena General Plan 2040, St.

Helena Zoning Map, and the St. Helena Municipal Code to create a Winery and Planned Agritourism Overlay (“WPA Overlay”) to allow agritoursim hotel development on certain large winery property within the City, (the “Measure” or “Ordinance”); and WHEREAS, pursuant to California Elections Code section 9215, an initiative petition must be filed with the City in valid form and signed by not less than ten percent (10%) of the registered voters of the City in order to qualify the Measure for the ballot; and
WHEREAS, according to Napa County voter records, the minimum signature requirement in order to qualify the Measure for the ballot is 344 registered City voters; and
WHEREAS, the City Clerk, through the Napa County Registrar of Voters, has certified that the form of the petition complies with California law and, based upon an examination of voter registration records, has ascertained that the petition is signed by the requisite number of voters to qualify the Measure for the ballot under the Elections Code; and
WHEREAS, the City Council has not voted in favor of adoption of the Measure without alteration; and
WHEREAS, the City Council is therefore authorized and required by California Elections Code Sections 1405 and 9215 to submit the proposed Measure to the voters at its “next regularly scheduled election occurring not less than 88 days after the date of the order of election”; and
WHEREAS, the next “regularly scheduled election” is the City’s General Municipal Election to be held on Tuesday, November 5, 2024; and
Agenda Item #12.1.

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WHEREAS, the specific terms of the Measure are attached hereto as Exhibit “A” and by this reference made an operative part hereof, and in accordance with all applicable laws; and
WHEREAS, it is desirable that the General Municipal Election be consolidated with the Presidential General Election to be held on the same date, that within the City the precincts, polling places, voting centers and election officers of the two elections be the same, that the Napa County election department canvass the returns of the General Municipal Election, and that the election be held in all respects as if there were only one election; and
WHEREAS, it is also desirable to establish deadlines and rules for the submission of written arguments and rebuttals for and against the Measure in accordance with applicable California Elections Code procedures.

NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF ST. HELENA,

CALIFORNIA, DOES RESOLVE, DECLARE, DETERMINE AND ORDER AS FOLLOWS:

SECTION 1. Recitals. The City Council hereby finds and determines that the foregoing recitals are true and correct, and are incorporated herein and by this reference are made an operative part hereof.

SECTION 2. Submission of Ballot Measure. The City Council of the City, pursuant to its right and authority as contained in California Elections Code Sections 1405 and 9215, hereby orders the Measure attached hereto as Exhibit “A” to be submitted to the qualified voters of the City at a General Municipal Election to be held on Tuesday, November 5, 2024. The proposed Measure shall be in the form attached hereto as Exhibit “A” to this Resolution and is incorporated by this reference as if fully set forth herein.

SECTION 3. Ballot Question. The City Council, pursuant to its right and authority, does hereby order that the ballot question for the Measure shall be presented and printed upon the ballot submitted to the qualified voters in the manner and form set forth in this Section

3. On the ballot to be submitted to the qualified voters at the General Municipal Election to be held on Tuesday, November 5, 2024, in addition to any other matters required by law, there shall be printed substantially the following ballot question:
"Shall a measure to amend the St. Helena General
Plan 2040, the St. Helena Zoning Map, and the St.

Helena Municipal Code to create a Winery and
Planned Agritrourism Overlay to allow resort hotel
development on certain large winery property within
the City, be adopted?"
YES
NO
SECTION 4. Election Procedures.

Agenda Item #12.1.

City of St. Helena
Resolution No. 2024-___

A. The ballots to be used at the election shall be in the form and content as required by law.

B. Pursuant to the requirements of Section 10403 of the Elections Code, the Board of Supervisors of the County of Napa is hereby requested to consent and agree to the consolidation of a General Municipal Election with the Presidential General Election on Tuesday, November 5, 2024, for the purpose of submitting to the voters the questions relating to the City’s Measure.

C. The election services which the City of St. Helena requests the Registrar of Voters, or such other official as may be appropriate, to perform and which such officer is hereby authorized and directed to perform, if said Board of Supervisors consents, include: the preparation, printing and mailing of sample ballots; the establishment or appointment of precincts, polling places, voting centers and election officers; the preparation, printing, mailing and furnishing of vote-by-mail ballots; making such publications as are required by law in connection therewith; the furnishing of ballots, voting booths, and other necessary supplies or materials for polling places or voting centers; the canvassing of the returns of the election and the furnishing of the results of such canvassing to the City Clerk of the City of St. Helena; and the performance of such other election services as may be requested by the City Clerk.

D. The City Clerk is authorized, instructed and directed to procure and furnish, or cause to be procured and furnished through the County of Napa, any and all official ballots, notices, printed matter and all supplies, equipment and paraphernalia that may be necessary in order to properly and lawfully conduct the election.

E. The polls, voting centers and/or vote-by-mail drop-off boxes shall be open and the procedures for submitting votes-by-mail or votes at polls and vote centers shall be in accordance with those times and procedures established by the County of Napa, except as otherwise provided in the Elections Code of the State of California.

F. In all particulars not recited in this Resolution, the election shall be held and conducted as provided by law for holding municipal elections in the City.

G. Notice of the time and place of holding the election is given and the City Clerk is authorized, instructed and directed to give further or additional notice of the election, in time, form, and manner as required by law.

H. All ballots shall be tallied at a central counting place and not at the precincts.

Said central counting place shall be at a County center as designated by the Registrar of Voters.

Agenda Item #12.1.

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Resolution No. 2024-___

I. The Napa County Registrar of Voters is hereby authorized to canvass the returns of said election.

J. The City Clerk of the City of St. Helena shall receive the canvass from the County as it pertains to the election on the Measures, and shall certify the results to the City Council, as required by law.

SECTION 5. Arguments and Impartial Analysis.

A. The City Council authorizes (i) the City Council or any member(s) of the City Council, (ii) the proponents of the above Measure, (iii) any individual voter eligible to vote on the above Measure, (iv) a bona fide association of such citizens or (v) any combination of voters and associations, to file a written argument in favor of or against the Measure, in accordance with Article 4, Chapter 3, Division 9 of the Elections Code of the State of California, which arguments may be changed until and including Friday, August 16, 2024, after which no arguments for or against the Measure may be submitted to the City Clerk. Arguments in favor of or against the Measure shall each not exceed 300 words in length. Each argument shall be filed with the City Clerk, signed, and include the printed name(s) and signature(s) of the author(s) submitting it, or if submitted on behalf of an organization, the name of the organization, and the printed name and signature of at least one of its principal officers who is the author of the argument.

B. The City Clerk shall comply with all provisions of law establishing priority of arguments for printing and distribution to the voters, and shall take all necessary actions to cause the selected arguments to be printed and distributed to the voters.

C. Pursuant to Section 9280 of the Elections Code, the City Council directs the City Clerk to transmit a copy of the Measure to the City Attorney. The City Attorney shall prepare an impartial analysis of the Measure, not to exceed 500 words in length, showing the effect of the Measure on the existing law and the operation of the Measure. The City Attorney shall transmit such impartial analysis to the City Clerk, who shall cause the analysis to be published in the voter information guide along with the Measure as provided by law. The Impartial Analysis shall be filed with the City Clerk by August 9, 2024 at 5:00 p.m. above. The impartial analysis shall include a statement indicating whether the Measure was placed on the ballot by a petition signed by the requisite number of voters or by the City Council. In the event the entire text of the Measure is not printed on the ballot, nor in the voter information portion of the sample ballot, there shall be printed immediately below the impartial analysis, in no less than 10-font bold type, the following: “The above statement is an impartial analysis of Ordinance or Measure ____. If you desire a copy of the Ordinance or Measure, please call the election official’s office at (707) 968-2742 and a copy will be mailed at no cost to you.”
Agenda Item #12.1.

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Resolution No. 2024-___

D. The provisions of this Section 5 shall apply only to the election to be held on November 5, 2024, and shall then be repealed.

SECTION 6. Rebuttals.

A. Pursuant to Section 9285 of the Elections Code of the State of California, when the Clerk has selected the arguments for and against the various City initiated measures which will be printed and distributed to the voters, the Clerk shall send copies of the argument in favor of the measures to the authors of the argument against, and copies of the argument against to the authors of the argument in favor. The authors or persons designated by them may prepare and submit rebuttal arguments not exceeding 250 words. The rebuttal arguments shall be filed with the City Clerk not later than Monday, August 23, 2024. Rebuttal arguments shall be printed in the same manner as the direct arguments. Each rebuttal argument shall immediately follow the direct argument which it seeks to rebut.

B. The provisions of this Section 6 shall apply only to the election to be held on November 5, 2024, and shall then be repealed.

SECTION 7. Placement on the Ballot. The full text of the Measure shall be printed in the voter information guide, and a statement shall be printed in the ballot pursuant to Section 9223 of the Elections Code advising voters that they may obtain a copy of the Measure at no cost, upon request made to the City Clerk.

SECTION 8. Delivery of Resolution to County. The City Clerk shall certify to the passage and adoption of this Resolution and enter it into the book of original resolutions.

The City Council directs the City Clerk to deliver copies of this Resolution, including the Measure attached hereto as Exhibit “A”, to the Clerk of the Board of Supervisors of Napa County and to the Registrar of Voters/Elections Official of Napa County.

SECTION 9. Public Examination. Pursuant to California Elections Code section 9295, the Measure will be available for public examination for no fewer than ten (10) calendar days prior to being submitted for printing in the voter information guide. The City Clerk shall post notice in the Clerk’s office of the specific dates that the examination period will run.

SECTION 10. CEQA. The City Council hereby finds and determines that placement of the Measure on the ballot is not a discretionary action of the City Council within the meaning of the California Environmental Quality Act (“CEQA”) and the State CEQA Guidelines and is, therefore, not subject to CEQA review. See, Tuolumne Jobs and Small Business Alliance v. Superior Court, (2014) 59 Cal. 4th 1029.

SECTION 11. Severability. If any provision of this Resolution or the application thereof to any person or circumstance is held invalid, such invalidity shall not affect other Agenda Item #12.1.

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provisions or applications of the Resolution which can be given effect without the invalid provision or application, and to this end the provisions of this Resolution are severable. The City Council hereby declares that it would have adopted this Resolution irrespective of the invalidity of any particular portion thereof.

SECTION 12. Effective Date of Resolution. This Resolution shall take effect immediately upon its adoption.

APPROVED AND ADOPTED this ____ day of June _____, 2024. ________________________________
Paul Jamison Dohring, Mayor
ATTEST:
______________________________
Cindy Tzafopoulos
City Clerk
Approved as to form:
_____________________________
Ethan Walsh, City Attorney
Agenda Item #12.1.

City of St. Helena
Resolution No. 2024-___

CERTIFICATION

STATE OF CALIFORNIA )
COUNTY OF NAPA ) ss
CITY OF ST. HELENA )
I HEREBY CERTIFY that this resolution was ADOPTED and PASSED at a regular meeting of the City Council of the City of St. Helena held on the _____ day of June, 2024, by the following vote:

AYES:

NOES:

ABSENT:

ABSTAIN:
_________________________
Cindy Tzafopoulos, City Clerk
Agenda Item #12.1.

City of St. Helena
Resolution No. 2024-___

EXHIBIT “A”
ORDINANCE NO. 2024-____
AN ORDINANCE OF THE PEOPLE OF THE CITY OF ST. HELENA, CALIFORNIA, AMENDING THE ST. HELENA GENERAL PLAN 2040, ST. HELENA ZONING MAP, AND THE ST. HELENA MUNICIPAL CODE TO CREATE A WINERY AND PLANNED

AGRITOURISM OVERLAY TO ALLOW RESORT HOTEL DEVELOPMENT ON CERTAIN LARGE WINERY PROPERTY WITHIN THE CITY.

THE PEOPLE OF THE CITY OF ST. HELENA, CALIFORNIA, DO ORDAIN AS FOLLOWS:

SECTION 1. TITLE. This initiative measure will be known as the “City of St. Helena Agritourism Initiative.” It will sometimes be referred to as the “Initiative.” SECTION 2. FINDINGS AND PURPOSE.

A. The people of the City of St. Helena ("City") find and declare the following:

1. Located in the center of Napa Valley, the City has served from its inception as a rural agricultural center. It is also a hub for tourism, and hosts visitors from all over the world who come to experience the scenic vistas, world class wineries, and farm to table restaurants in Napa Valley's wine country.

2. Revenue generated by the tourism industry is essential to ensure that the City has sufficient general fund revenue to pay for critical City services and infrastructure projects, including new and improved City facilities, streets, and sidewalks.

3. A fiscal analysis commissioned by the City and provided to the City Council in 2023 determined that the City has "several unfunded or underfunded needs" and that the City is "currently struggling to provide services and meeting the expectations of the community." The report concluded that "The magnitude of the costs associated with the City's underfunded needs . . . will not be affordable without additional financial resources --in other words, the City will need some form of revenue enhancement in order to continue providing the levels of service the community expects while also addressing deteriorating capital assets."

4. The City's Financing Civic infrastructure Task Force had previously determined that two new hotels within St. Helena city limits were essential to create new revenue streams to address the City's budgetary challenges and finance the City's many infrastructure needs.

Agenda Item #12.1.

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5. The City's 2040 General Plan contemplates the possibility of developing hotel and other tourist-oriented uses in close proximity to the existing rail line running roughly parallel to Highway 29, which would further the City's goal of reducing the tourism industry's reliance on the automobile.

6. Accordingly, the people of the City of St. Helena desire to amend the City's General Plan, Zoning Map, and Municipal Code to facilitate the development of a 56-room maximum, world-class resort hotel and agrotourism facility on the existing rail line, subject to the limitations, policies, and standards set forth in this Initiative.

7. The new resort hotel will be located within a newly adopted Winery and Planned Agritourism Overlay ("WPA Overlay"), which can only be applied on up to 11 acres of large parcels in excess of 110-acres located within City limits but outside of the City's Urban Limit Line with existing active agriculture and a winery, and served by an existing railroad line.

8. Specifically, the new WPA Overlay will be applied to 11 acres of real property located at 2800 Main Street, with the resort located within mostly open, fallow acreage along Deer Park Road (the "WPA Property"). The larger approximately 140-acre winery site is bounded by Deer Park Road to the northwest, the Napa River to the northeast, and York Creek and an existing winery production facility to the southeast (the "Winery Property"). A map depicting the property subject to this Initiative is attached hereto for informational purposes as Exhibit A.

9. The Initiative would thereby facilitate the development of approximately

10.5 acres of currently mostly fallow ground on the Winery Property, including a one-acre landscape buffer. On-site facilities would include a maximum of 56 permitted guest rooms, as well as a variety of public and visitor-serving amenities including meeting and event spaces, swimming pools, and an on-site spa and restaurant open to the public, including residents of St. Helena (the "Project").

10. The rail line running through the Winery Property would remain the northern terminus of the existing tourist train route and provide ease of access for both hotel and winery visitors and other passengers upon the resort's completion. Public access to the site will come from a future access drive off Deer Park Road, and from the existing train, which is intended to substantially minimize traffic related impacts. In addition, the Project will provide a minimum 8—foot wide paved bicycle and pedestrian trail open to the public, located along the existing rail line on the Winery Property, subject to approval by applicable agencies.

11. This Initiative also makes conforming amendments to the City's General Plan and Zoning Code to facilitate the development of the Project and secure the fiscal and other benefits described herein for the City's residents. The Agenda Item #12.1.

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policies, development standards, and required environmental design features in this Initiative, as set forth in the new Winery and Planned Agritourism Overlay applied to the WPA Property, are intended to ensure that the actions approved by this Initiative will require the Project to proceed responsibly and only in the manner approved by the voters.

12. These Project requirements include, but are not limited to, responsible water and wastewater plans, with a reliance on recycled water for non-potable and landscaping needs, as well as a substantial commitment to the construction of new affordable workforce housing in the City.

13. Implementation of this Initiative will protect the public health, safety and welfare, and the quality of life for the people of the City of St. Helena.

B. Purpose. The people of the City of St. Helena declare that our purpose and intent in enacting this Initiative is to make amendments to the City's General Plan, Zoning Map, and Municipal Code to facilitate the development of a resort and agritourism facility on the WPA Property at the northern terminus of the existing Napa Valley train route.

SECTION 3. AMENDMENTS TO THE GENERAL PLAN OF THE CITY OF ST.

HELENA
The General Plan of the City of St. Helena (General Plan Update 2040 (June 2019)) is hereby amended as follows (new language to be inserted into the General Plan is shown as underlined text and deletions shown in strikethrough; text in regular type or bold type reflects the existing General Plan text and is provided for informational/reference purposes)
A. Land Use and Growth Management Element, Section 2.2, Community Development Framework, Community and Natural Resource Areas at Page 2- 15 is hereby amended as follows:

Agriculture (AG). The AG land use designation includes agricultural and winery uses with restricted single family residential and public/quasi-public uses. This designation applies to large areas of the valley floor that surround the city's urban core. With the exception of hillside areas designated WW, all lands outside the Urban Limit Line are designated AG regardless of their size or actual use. Minimum parcel sizes for new parcels in AG areas range from 20 to 40 acres. However, wineries in AG land may utilize a small portion of onsite land for provision of affordable employee housing thus alleviating some of the low and moderate housing needs in the city, while simultaneously reducing commute traffic. Large parcels in excess of 110-acres with existing active agriculture and a winery located within the City limits but outside of the Urban Limit Line that are served by an existing railroad line may be designated with an agritourism overlay district allowing Agenda Item #12.1.

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the parcel to utilize up to 11 acres for agritourism facilities with overnight accommodations ("Large Parcel Agritourism Facility").

B. Land Use and Growth Management Element, Section 2.5, Policies and Implementing Actions, Topic Area Growth Management at Page 2-30 is hereby amended as follows:

LU1.2 Allow urban development to occur only within the Urban Limit Line.

Consider an exception for on-site employee housing on Agricultural lands.

Urban services, such as sewer, water, and storm drainage, will only be extended to development within the Urban Limit Line. The Urban Limit Line may only expand when the amount of developable land within the Urban Limit Line is insufficient to implement the General Plan policies or when logical to include developed lands receiving urban services from the City. Expansion outside the Urban Limit Line should first be considered in Urban Reserve Areas. Expansion into other areas outside the Urban Limit Line should be considered only when the proposed land use is found to further the goals and long-term objectives of the City and does not result in adverse impacts to adjacent uses in either the urban or rural areas.

Development of a Large Parcel Agritourism Facility in an agritourism overlay district of up to 11 acres shall not be considered "urban development" for the purpose of this General Plan.

C. Land Use and Growth Management Element, Section 2.5, Policies and Implementing Actions, Topic Area Agricultural Uses at Page 2-42 is hereby amended as follows:

LU5.3 Strictly limit development on properties existing at the time of the adoption of this General Plan that are designated as agricultural land, except for Large Parcel Agritourism Facilities as permitted by an agritourism overlay district.

LU5.6 Permit wineries and other agricultural-related industries, including Large Parcel Agritourism Facilities, to locate in the city if their location does not adversely impact surroundings, uses, or city services (water, traffic, etc.) or the quality and character of the community.

D. Public Facilities and Services Element, Section 4.5, Policies and Implementing Actions, Topic Area Sewer at Pages 4-28 and 4-29 is hereby amended as follows:

PF2.2 Require the extension of the City sewer to areas that are dependent upon septic systems prior to approval of future growth in these areas.

Large Parcel Agritourism Facilities, as permitted by an agritourism overlay district, are not considered urban development, as further described in Policy Agenda Item #12.1.

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LU 1.2 and Implementing Action PF2.C. Such development does not contemplate or require the extension of urban sewer services.

PF2.C Urban services such as sewer, water, and storm drainage will only be extended to development within the Urban Limit Line. Exceptions will be permitted when undue hardship can be demonstrated and when proposed improvements are not found to induce growth.

Large Parcel Agritourism Facilities, as permitted by an agritourism overlay district, are not considered urban development as contemplated by this General Plan and therefore such development does not contemplate or require the extension of municipal urban services such as sewer, water, and storm drainage, provided that wastewater treatment is provided by an onproperty package water reclamation system sized for project serving flows in the form of a membrane bioreactor or similar system that is capable of providing tertiary level water quality treatment, and there is adequate water from existing on site wells to provide potable water; emergency systems water and irrigation water shall be supplied by recycled water and supplemented by on site wells as needed.

SECTION 4. AMENDMENTS TO THE CITY OF ST. HELENA ZONING MAP.

The voters hereby amend the City of St. Helena Zoning Map as follows:

1. To include a new Winery and Planned Agritourism Overlay (WPA) designation in the list of City of St. Helena Zoning Districts, as depicted in Exhibit B hereto; and

2. Adopt the Winery and Planned Agritourism Overlay (WPA) zoning overlay on the WPA Property subject to this Initiative, as depicted in Exhibit B hereto.

SECTION 5. AMENDMENTS AND ADDITIONS TO THE CITY OF ST. HELENA MUNICIPAL CODE.

Title 17 ("Zoning Code"), Chapter 17.19 ("Community Agricultural and Natural Resource Zoning Districts"), Section 17.19.020 ("Use Regulations"), "Commercial Uses" subsection of "Table 17.19.020.A: Use Regulations Community Agriculture and Natural Resource Zoning Districts," of the St. Helena Municipal Code is hereby amended as follows to add Winery and Planned Agritourism Overlay uses as a Permitted use in the Winery (W) Zone within the Winery and Planned Agritourism Overlay (additions shown in underline and deletions shown in strikethrough; text in regular type, italics, or bold type reflects the existing Municipal Code text and is provided for informational/reference purposes):

Agenda Item #12.1.