St. Helena City Council
November 18, 2025

Approved at a Regular Meeting of the St. Helena City Council on November 18, 2025, by the following vote:

Mayor Dohring:

Vice Mayor Deasy:

Council Member Barak:

Council Member Spadarotto:

Council Member Summers:

APPROVED: ATTEST:
________________________ ________________________
Paul Jamison Dohring, Mayor Andrew Bradley, City Clerk
Agenda Item #9.4.

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REVISION DATE
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Agenda Item #9.4.

Agenda Report to the City Council
Agenda Section: CONSENT ITEMS:

Department: Public Works
DATE: November 18, 2025
FROM: Stephanie Killingsworth, Public Works Financial Analyst SUBJECT: Consideration and Proposed Adoption of a Resolution Authorizing Amendment No. 1 for the First One-Year
Extension (of up to Four) to Alsco Uniform Services, Inc.

Professional Services Agreement for Public Works Staff
Uniform Services.

RECOMMENDED
ACTION:

Staff recommends approval of the attached Resolution.

PREVIOUS COUNCIL
ACTION:

On February 13, 2024, Resolution 2024-012 was adopted,
approving a Professional Services Agreement with Alsco
Uniform Services Inc. for Public Works Staff Uniform
Services.

STATEMENT OF THE
PURPOSE:

To authorize the first one-year extension Amendment No. 1 to the Professional Services Agreement with Alsco
Uniform Services Inc. for the continued provision of
uniform rental and laundering services for Public Works staff in compliance with the St. Helena Employee
Association (SHEA) Memorandum of Understanding
(MOU), Article 9 Section B.

FINANCIAL IMPACT: The total financial impact is an amount not-to-exceed $20,740. Sufficient budget is currently available within the Operating Budgets for Water, Wastewater, Streets &
Government Buildings, Parks, and Utilities. No budget
adjustments are required.

BACKGROUND:

On February 13, 2024, City Council approved Resolution 2024-012 authorizing a Professional Services Agreement with Alsco Uniform Services Inc. for uniform services for Public Works divisions (Water Treatment, Wastewater Treatment, Parks, Streets & Government Buildings, and Utilities). The agreement established a base one-year term with up to four (4) optional one-year extensions at the City's sole discretion based on satisfactory performance.

The program ensures uniform provision, laundering, and replacements for operations staff required to wear safety or high-visibility work apparel while maintaining a professional appearance and meeting MOU obligations. The contract has been performed successfully with timely deliveries, accurate billing, and consistent service across all Public Works divisions.

Agenda Item #9.5.

DISCUSSION:

Alsco has met all contract requirements throughout the first year of service, providing weekly pickup and laundry delivery for uniforms at the Water Treatment Plant, Wastewater Treatment Plant and Corporation Yard. Staff has reported no performance or billing issues, and the existing service level remains appropriate.

Per Exhibit B of the original agreement, Alsco is entitled to a 3% annual price adjustment for each extension year. The FY2025-26 cost reflects this increase and includes a 15% contingency to cover potential employee turnover and replacement uniform costs.

ENVIRONMENTAL REVIEW: Not a CEQA Project.

GOAL:

Goal 6: Improve Employee Recruitment, Retention, & Morale Goal 7: Enhance Organizational Effectiveness
DOCUMENTS ATTACHMENTS:

Alsco Resolution_110725a
STH Contract FY2024-051 Amendment No 1
Agenda Item #9.5.

CITY OF ST. HELENA
RESOLUTION NO. 2025-__
RESOLUTION AUTHORIZING AMENDMENT NO. 1 FOR THE FIRST

ONE-YEAR EXTENSION (OF UP TO FOUR) TO THE

PROFESSIONAL SERVICES AGREEMENT WITH ALSCO UNIFORM
SERVICES, INC. FOR PUBLIC WORKS DEPARTMENT UNIFORM
SERVICES.

RECITALS
A. On February 13, 2024, the City Council adopted Resolution No. 2024-012 approving a Professional Services Agreement with Alsco Uniform Services, Inc. for Citywide Uniform Services for Public Works staff, with a base one-year term and up to four (4) additional one-year extensions at the City’s sole discretion; and B. The agreement has been performed successfully, meeting all service, delivery, and billing requirements for the Water Treatment, Wastewater Treatment, Streets & Government Buildings, Parks and Utilities Divisions; and C. The City wishes to exercise the first of four one-year extensions to continue uniform rental and laundering services in compliance with the St. Helena Employees Association (SHEA) Memorandum of Understanding (MOU), Article 9 Section B; and
D. The total cost for the first extension year is an amount not-to-exceed $20,739.73, for a revised total contract amount of $40,875.39; and
E. Sufficient funds are available within the Operating Budgets for Water, Wastewater, Streets & Government Buildings, Parks, and Utilities. No budget adjustments are required; and

RESOLUTION
NOW, THEREFORE, the City Council of the City of St. Helena resolves as follows:

1. Authorizes the City Manager to execute Amendment No. 1 to the Professional Services Agreement with Alsco Uniform Services, Inc. for Citywide Uniform Services to extend the term one (1) additional year.

2. Funding is as follows:

Agenda Item #9.5.

Description Fund/Funding
Source
Expense
GL Account
Amount
Water Treatment
Operations
Other Contract Services
561 – Water
Enterprise 561-50-34-21-45 $3,000
Wastewater Treatment
Operations
Other Contract Services
571 – Water
Enterprise 571-50-29-21-45 $3,000
Streets Operations
Other Contract Services 101 – General 101-50-15-21-45 $2,875 Government Buildings
Operations
Other Contract Services
101 – General 101-50-06-21-45 $3,000
Parks Operations
Other Contract Services 101 – General 101-50-27-21-45 $2,864.73 Water Distribution
Operations
Other Contract Services
561 – Water
Enterprise 561-50-31-21-45 $3,000
Wastewater Collections
Operations
571 – Wastewater
Enterprise 571-50-20-21-45 $3,000
Approved at a Regular Meeting of the St. Helena City Council on November 18, 2025, by the following vote:

Mayor Dohring:

Vice Mayor Deasy:

Council Member Barak:

Council Member Spadarotto:

Council Member Summers:

APPROVED: ATTEST:
________________________ ________________________
Paul Jamison Dohring, Mayor Andrew Bradley, City Clerk
Agenda Item #9.5.

Agenda Item #9.5.

Agenda Item #9.5.

Agenda Report to the City Council
Agenda Section: CONSENT ITEMS:

Department: Public Works
DATE: November 18, 2025
FROM: Mario Traverso, Project Manager, Stephanie Killingsworth, Public Works Financial Analyst
SUBJECT: Consideration and Proposed Approval of a Resolution Authorizing the City Manager to Execute a Professional
Service Agreement with Coastland Civil Engineering, LLP for Construction Inspection Services for the D24-01 Oak Avenue Utility Rehabilitation Project in an amount not to exceed $100,000.

RECOMMENDED
ACTION:

Staff recommends approval of the attached Resolution.

PREVIOUS COUNCIL
ACTION:

The construction contract for the project was awarded to Argonaut Constructors on October 28, 2025.

STATEMENT OF THE
PURPOSE:

To authorize the execution of a Professional Services
Agreement with Coastland Civil Engineering, LLP. for
Construction Inspection Services associated with the D24- 01 Oak Avenue Utility Rehabilitation Project.

FINANCIAL IMPACT: The total financial impact is an amount not-to-exceed $100,000. Sufficient budget is currently available within the D24-01 Oak Avenue Utility Rehabilitation Project in
Construction Management.

BACKGROUND:

The Oak Avenue Utility Rehabilitation Project involves the installation of new storm drain, sewer, and water main pipelines, as well as associated manholes, service laterals, and other improvements within the Oak Avenue corridor from Madrona Avenue to Mitchell Drive and Sulphur Creek.

The Oak Avenue Utility Rehabilitation project will be a significant and complex project to construct, inspect, and manage. For most of the Public Works projects that have occurred in the past three years, City Staff has self-performed most aspects of the project delivery process, including design, inspection and project management.

Given this project's scale, complexity and overlapping infrastructure work, dedicated inspection services are needed to ensure adherence to project specifications, City standards, and quality assurance measures throughout construction. City staff will manage the construction contract, while Coastland Civil Engineering, LLP. will provide part-time and full-time field inspection support as needed.

Agenda Item #9.6.

DISCUSSION:

Coastland Civil Engineering, LLP. submitted a proposal outlining a cope of work to provide inspection services for the duration of the D24-01 Oak Avenue Utility Rehabilitation Project.

Their services will include:
 Field inspections, documentation, and reporting of contractor activities.  Coordination with City staff, contractors, and property owners.  Verification of work performed in accordance with plans and specifications.  Monitoring of traffic control and safety compliance.
 Maintenance of daily reports, photo documentation, and project files.  Participation in post-construction close-out activities and punch-list verification.

ENVIRONMENTAL REVIEW: Not a CEQA Project.

GOAL:

Goal 2: Improve Infrastructure & Further Environmental Sustainability Goal 8: Implement Capital Improvement Plans (CIP) Projects Miscellaneous/Other DOCUMENTS ATTACHMENTS:

Resolution Coastland D24-01
D24-01 CIP Page
PSA Coastland Oak Ave
Agenda Item #9.6.

CITY OF ST. HELENA
RESOLUTION NO. 2025-__

RESOLUTION AUTHORIZING THE CITY MANAGER TO EXECUTE

A PROFESSIONAL SERVICES AGREEMENT WITH COASTLAND
CIVIL ENGINEERING, LLP. FOR CONSTRUCTION INSPECTION
SERVICES FOR THE D24-01 OAK AVENUE UTILITY

REHABILITATION PROJECT IN AN AMOUNT NOT-TO-EXCEED
$100,000.

RECITALS
A. The Oak Avenue Utility Rehabilitation project involves the installation of new storm drain, sewer, and water main pipelines, as well as associated manholes, service laterals, and related infrastructure improvements within Oak Avenue corridor; and
B. The Oak Avenue Utility Rehabilitation project represents a significant and complex Public Works effort requiring coordination among multiple utility systems and adjacent property owners; and
C. For most Public Works projects completed in the past three years, City staff has self-performed design, inspection, and project management; however, due to the scope and complexity of this project, dedicated inspection services; and D. Coastland Civil Engineering, LLP submitted a proposal to provide part-time and full-time inspection services for the Oak Avenue Utility Rehabilitation project in coordination with City staff; and
E. The proposal outlines inspection tasks including daily field observation, documentation and reporting, coordination with property owners and contractors, and participation in post-construction close-out activities; and F. City staff recommends entering into a Professional Services Agreement with Coastland Civil Engineering, LLP. for an amount not-to-exceed $100,000 to provide these services; and
G. Sufficient funds are available in the FY2025-26 Capital Improvement Program for Project no. D24-01.

Agenda Item #9.6.

RESOLUTION
NOW, THEREFORE, the City Council of the City of St. Helena resolves as follows:

1. Authorizes the City Manager to execute a Professional Services Agreement with Coastland Civil Engineering, LLP. for construction inspection services for the Oak Avenue Utility Rehabilitation Project D24-01 in an amount not-toexceed $100,000.

2. Funding is as follows:

Description Fund/Funding
Source
Expense
GL Account
Amount
D24-01
Construction Management 421 – GO Bonds 741-50-14-31-50 $100,000 Approved at a Regular Meeting of the St. Helena City Council on November 18, 2025, by the following vote:

Mayor Dohring:

Vice Mayor Deasy:

Council Member Barak:

Council Member Spadarotto:

Council Member Summers:

APPROVED: ATTEST:
________________________ ________________________
Paul Jamison Dohring, Mayor Andrew Bradley, City Clerk
Agenda Item #9.6.

Oak Avenue Storm Drain Rehab
Category
Project Oak Ave from Spring St. to Madrona
Ave.

Stormwater
Project No: D24-01
Public Works
Location:

Responsible
Department:
96 Agenda Item #9.6.

2025-26 2026-27 2027-28 2029-30

PROJECT
TOTAL

EXPENDITURES
(Thousands of Dollars)
2028-29
Continued
Approp.

Exp/Enc as
of
2/28/2025
3110 - Design 115,000 -115,000 0
3150 - Construction Management 115,000 115,000
3160 - Construction Contract 809,000 2,024,095 2,833,095 3170 - Contingency 115,000 593,274 708,274
EXPENDITURE TOTALS 1,154,000 2,502,369 3,656,369
FUNDING SOURCES
421-Go Bonds 954,000 2,502,369 3,456,369
742-Storm Drain Impact Fees 200,000 200,000
FUNDING TOTALS 1,154,000 2,502,369 3,656,369
EXPENDITURE ACCOUNTS:    741-5014-
STATUS:   Design
PRIORITY:   High
PROJECT PURPOSE & DESCRIPTION:

The Oak Avenue Storm Drain Rehabilitation Project is a critical update aimed at enhancing stormwater management along Oak Avenue from Spring St. to Madrona Ave. This project will increase storm drain capacity in accordance with the 2021 Integrated Utility Master Plan (IUMP). This project is designed to support long-term infrastructure sustainability and flood mitigation efforts within the city.

This project also incorporates water and sanitary sewer utilities. This project is also known as the Oak Avenue Utilities Rehabilitation Project.

This project is in coordination with project R24-02
PROJECT NOTES:
•FY24 - Identified as IUMP Project No. SD-1A
-Project revived from a 2008 initiative per Resolution 2023-133 (October 10, 2023). -Scope includes finalizing design plans and initiating the permitting process for stormwater outfall to Sulphur Creek.
-Developed in coordination with CIP No. R24-02 to ensure seamless roadway and storm drain integration. •FY25 - Design completion expected in FY25 Q3.
-Bidding process anticipated in FY25 Q4 as part of a phased project approach. -Budget adjustments to be made based on updated engineering estimates. •FY26 - Design completion FY25Q4; underground construction FY26Q1-Q2 -Transfer of $200,000 - Go Bond Funds to CIP Project No. S18-70 on May 27, 2025 - Reso 2025-050. -Construction award on 10/28/2025 with budget amendment of 2,202,369 and transferred water improvements from CIP Project No. R24-02.
-Award action included transfer of $300,000 from CIP Project No. R24-02 for sewer improvements. -Professional Services Agreement for Construction Management Services scheduled for Council action November 18, 2025.
97 Agenda Item #9.6.

Coastland/Construction Inspection Services for Oak Avenue Utility Improvements 1 CITY OF ST. HELENA

PROFESSIONAL SERVICES AGREEMENT

CONSTRUCTION INSPECTION SERVICES FOR OAK AVENUE UTILITY IMPROVEMENTS This Agreement is made and entered into as of November 18, 2025 by and between the City of St. Helena, a public agency organized and operating under the laws of the State of California (“City”), and Coastland Civil Engineering, LLP with its principal place of business at 1400 Neotomas Avenue, Santa Rosa, CA 95405 (hereinafter referred to as “Consultant”). City and Consultant are sometimes individually referred to as “Party” and collectively as “Parties” in this Agreement.

RECITALS
A. City is a public agency of the State of California and is in need of professional services for the following project:

Construction Inspection Services for Oak Avenue Utility Improvements (hereinafter referred to as “the Project”).

B. Consultant is duly licensed and has the necessary qualifications to provide such services.

C. The Parties desire by this Agreement to establish the terms for City to retain Consultant to provide the services described herein.

AGREEMENT
NOW, THEREFORE, IT IS AGREED AS FOLLOWS:

1. Services.

Consultant shall provide the City with the services described in the Scope of Services attached hereto as Exhibit “A.”

2. Compensation.
a. Subject to paragraph 2(b) below, the City shall pay for such services in accordance with the Schedule of Charges set forth in Exhibit “A.” b. In no event shall the total amount paid for services rendered by Consultant under this Agreement exceed the sum of $100,000.00. This amount is to cover all printing and related costs, and the City will not pay any additional fees for printing expenses. Periodic payments shall be made within 30 days of receipt of an invoice which includes a detailed description of the work performed. Payments to Consultant for work performed will be made on a monthly billing basis.

3. Additional Work.

Agenda Item #9.6.

Coastland/Construction Inspection Services for Oak Avenue Utility Improvements 2 If changes in the work seem merited by Consultant or the City, and informal consultations with the other party indicate that a change is warranted, it shall be processed in the following manner: a letter outlining the changes shall be forwarded to the City by Consultant with a statement of estimated changes in fee or time schedule. An amendment to this Agreement shall be prepared by the City and executed by both Parties before performance of such services, or the City will not be required to pay for the changes in the scope of work. Such amendment shall not render ineffective or invalidate unaffected portions of this Agreement.

4. Maintenance of Records.

Books, documents, papers, accounting records, and other evidence pertaining to costs incurred shall be maintained by Consultant and made available at all reasonable times during the contract period and for four (4) years from the date of final payment under the contract for inspection by City.

5. Term.

The term of this Agreement shall be from November 18, 2025 to November 18, 2026 unless earlier terminated as provided herein. The Parties may, by mutual, written consent, extend the term of this Agreement if necessary to complete the Project. Consultant shall perform its services in a prompt and timely manner within the term of this Agreement and shall commence performance upon receipt of written notice from the City to proceed (“Notice to Proceed”). The Notice to Proceed shall set forth the date of commencement of work.

6. Delays in Performance.
a. Neither City nor Consultant shall be considered in default of this Agreement for delays in performance caused by circumstances beyond the reasonable control of the nonperforming party. For purposes of this Agreement, such circumstances include but are not limited to, abnormal weather conditions; floods; earthquakes; fire; epidemics; pandemics; war; riots and other civil disturbances; strikes, lockouts, work slowdowns, and other labor disturbances; sabotage or judicial restraint.
b. Should such circumstances occur, the non-performing party shall, within a reasonable time of being prevented from performing, give written notice to the other party describing the circumstances preventing continued performance and the efforts being made to resume performance of this Agreement.

7. Compliance with Law.
a. Consultant shall comply with all applicable laws, ordinances, codes and regulations of the federal, state and local government, including Cal/OSHA requirements. b. If required, Consultant shall assist the City, as requested, in obtaining and maintaining all permits required of Consultant by federal, state and local regulatory agencies. c. If applicable, Consultant is responsible for all costs of clean up and/ or removal of hazardous and toxic substances spilled as a result of his or her services or operations performed under this Agreement.

Agenda Item #9.6.

Coastland/Construction Inspection Services for Oak Avenue Utility Improvements 3 8. Standard of Care; Performance of Employees
a. Consultant’s services will be performed in accordance with generally accepted professional practices and principles and in a manner consistent with the level of care and skill ordinarily exercised by members of the profession currently practicing under similar conditions. b. Consultant’s employees and subcontractors shall have sufficient skill and experience to perform the Services assigned to them. Consultant represents that it, its employees and subcontractors have all licenses, permits, qualifications and approvals of whatever nature that are legally required to perform the Services, including a City Business License, and that such licenses and approvals shall be maintained throughout the term of this Contract. As provided for in the indemnification provisions of this Contract, Consultant shall perform, at its own cost and expense and without reimbursement from the City, any services necessary to correct errors or omissions which are caused by the Consultant’s failure to comply with the standard of care provided for herein. Any employee of the Consultant or its sub-consultants who is determined by the City to be uncooperative, incompetent, a threat to the adequate or timely completion of the Project, a threat to the safety of persons or property, or any employee who fails or refuses to perform the Services in a manner acceptable to the City, shall be promptly removed from the Project by the Consultant and shall not be re-employed to perform any of the Services or to work on the Project.

9. Assignment and Subcontracting
Consultant shall not assign, sublet, or transfer this Agreement or any rights under or interest in this Agreement without the written consent of the City, which may be withheld for any reason. Any attempt to so assign or so transfer without such consent shall be void and without legal effect and shall constitute grounds for termination. Subcontracts, if any, shall contain a provision making them subject to all provisions stipulated in this Agreement. Nothing contained herein shall prevent Consultant from employing independent associates and subcontractors as Consultant may deem appropriate to assist in the performance of services hereunder.

10. Independent Contractor
Consultant is retained as an independent contractor and is not an employee of City. No employee or agent of Consultant shall become an employee of City. The work to be performed shall be in accordance with the work described in this Agreement, subject to such directions and amendments from City as herein provided.

11. Insurance. Consultant shall not commence work for the City until it has provided evidence satisfactory to the City it has secured all insurance required under this section. In addition, Consultant shall not allow any subcontractor to commence work on any subcontract until it has secured all insurance required under this section. a. Commercial General Liability
(i) The Consultant shall take out and maintain, during the performance of all work under this Agreement, in amounts not less than specified herein, Commercial General Liability Insurance, in a form and with insurance companies acceptable to the City. (ii) Coverage for Commercial General Liability insurance shall be at least as broad as the following:

Agenda Item #9.6.

Coastland/Construction Inspection Services for Oak Avenue Utility Improvements 4 (1) Insurance Services Office Commercial General Liability coverage (Occurrence Form CG 00 01) or exact equivalent. (iii) Commercial General Liability Insurance must include coverage for the following:
(1) Bodily Injury and Property Damage
(2) Personal Injury/Advertising Injury
(3) Premises/Operations Liability
(4) Products/Completed Operations Liability
(5) Aggregate Limits that Apply per Project
(6) Explosion, Collapse and Underground (UCX) exclusion deleted
(7) Contractual Liability with respect to this Agreement (8) Property Damage
(9) Independent Contractors Coverage
(iv) The policy shall contain no endorsements or provisions limiting coverage for (1) contractual liability; (2) cross liability exclusion for claims or suits by one insured against another; (3) products/completed operations liability; or (4) contain any other exclusion contrary to the Agreement.
(v) The policy shall give City, its officials, officers, employees, agents and City designated volunteers additional insured status using ISO endorsement forms CG 20 10 10 01 and 20 37 10 01, or endorsements providing the exact same coverage. (vi) The general liability program may utilize either deductibles or provide coverage excess of a self-insured retention, subject to written approval by the City, and provided that such deductibles shall not apply to the City as an additional insured. b. Automobile Liability
(i) At all times during the performance of the work under this Agreement, the Consultant shall maintain Automobile Liability Insurance for bodily injury and property damage including coverage for owned, non-owned and hired vehicles, in a form and with insurance companies acceptable to the City.
(ii) Coverage for automobile liability insurance shall be at least as broad as Insurance Services Office Form Number CA 00 01 covering automobile liability (Coverage Symbol 1, any auto).
(iii) The policy shall give City, its officials, officers, employees, agents and City designated volunteers additional insured status. (iv) Subject to written approval by the City, the automobile liability program may utilize deductibles, provided that such deductibles shall not apply to the City as an additional insured, but not a self-insured retention.
c. Workers’ Compensation/Employer’s Liability
Agenda Item #9.6.

Coastland/Construction Inspection Services for Oak Avenue Utility Improvements 5 (i) Consultant certifies that he/she is aware of the provisions of Section 3700 of the California Labor Code which requires every employer to be insured against liability for workers’ compensation or to undertake self-insurance in accordance with the provisions of that code, and he/she will comply with such provisions before commencing work under this Agreement.
(ii) To the extent Consultant has employees at any time during the term of this Agreement, at all times during the performance of the work under this Agreement, the Consultant shall maintain full compensation insurance for all persons employed directly by him/her to carry out the work contemplated under this Agreement, all in accordance with the “Workers’ Compensation and Insurance Act,” Division IV of the Labor Code of the State of California and any acts amendatory thereof, and Employer’s Liability Coverage in amounts indicated herein. Consultant shall require all subconsultants to obtain and maintain, for the period required by this Agreement, workers’ compensation coverage of the same type and limits as specified in this section.
d. Professional Liability (Errors and Omissions)
At all times during the performance of the work under this Agreement the Consultant shall maintain professional liability or Errors and Omissions insurance appropriate to its profession, in a form and with insurance companies acceptable to the City and in an amount indicated herein.

This insurance shall be endorsed to include contractual liability applicable to this Agreement and shall be written on a policy form specifically designed to protect against acts, errors or omissions of the Consultant. “Covered Professional Services” as designated in the policy must specifically include work performed under this Agreement. The policy must “pay on behalf of” the insured and must include a provision establishing the insurer's duty to defend. e. Minimum Policy Limits Required
(i) The following insurance limits are required for the Agreement:

Combined Single Limit
Commercial General Liability $1,000,000 per occurrence/ $2,000,000 aggregate for bodily injury, personal injury, and property
damage
Automobile Liability $1,000,000 combined single limit
Employer’s Liability $1,000,000 per accident or disease Professional Liability $1,000,000 per claim and aggregate (errors and omissions)
(ii) Defense costs shall be payable in addition to the limits. (iii) Requirements of specific coverage or limits contained in this section are not intended as a limitation on coverage, limits, or other requirement, or a waiver of any coverage normally provided by any insurance. Any available coverage shall be provided to the parties required to be named as Additional Insured pursuant to this Agreement.

Agenda Item #9.6.

Coastland/Construction Inspection Services for Oak Avenue Utility Improvements 6 f. Evidence Required
Prior to execution of the Agreement, the Consultant shall file with the City evidence of insurance from an insurer or insurers certifying to the coverage of all insurance required herein. Such evidence shall include original copies of the ISO CG 00 01 (or insurer’s equivalent) signed by the insurer’s representative and Certificate of Insurance (Acord Form 25-S or equivalent), together with required endorsements. All evidence of insurance shall be signed by a properly authorized officer, agent, or qualified representative of the insurer and shall certify the names of the insured, any additional insureds, where appropriate, the type and amount of the insurance, the location and operations to which the insurance applies, and the expiration date of such insurance.
g. Policy Provisions Required
(i) Consultant shall provide the City at least thirty (30) days prior written notice of cancellation of any policy required by this Agreement, except that the Consultant shall provide at least ten (10) days prior written notice of cancellation of any such policy due to non-payment of premium. If any of the required coverage is cancelled or expires during the term of this Agreement, the Consultant shall deliver renewal certificate(s) including the General Liability Additional Insured Endorsement to the City at least ten (10) days prior to the effective date of cancellation or expiration.
(ii) The Commercial General Liability Policy and Automobile Policy shall each contain a provision stating that Consultant’s policy is primary insurance and that any insurance, self-insurance or other coverage maintained by the City or any named insureds shall not be called upon to contribute to any loss.
(iii) The retroactive date (if any) of each policy is to be no later than the effective date of this Agreement. Consultant shall maintain such coverage continuously for a period of at least three years after the completion of the work under this Agreement. Consultant shall purchase a one (1) year extended reporting period A) if the retroactive date is advanced past the effective date of this Agreement; B) if the policy is cancelled or not renewed; or C) if the policy is replaced by another claims-made policy with a retroactive date subsequent to the effective date of this Agreement.
(iv) All required insurance coverages, except for the professional liability coverage, shall contain or be endorsed to provide a waiver of subrogation in favor of the City, its officials, officers, employees, agents, and volunteers or shall specifically allow Consultant or others providing insurance evidence in compliance with these specifications to waive their right of recovery prior to a loss. Consultant hereby waives its own right of recovery against City, and shall require similar written express waivers and insurance clauses from each of its subconsultants.
(v) The limits set forth herein shall apply separately to each insured against whom claims are made or suits are brought, except with respect to the limits of liability.

Further the limits set forth herein shall not be construed to relieve the Consultant from liability in excess of such coverage, nor shall it limit the Consultant’s indemnification obligations to the City and shall not preclude the City from taking such other actions available to the City under other provisions of the Agreement or law.
h. Qualifying Insurers
Agenda Item #9.6.

Coastland/Construction Inspection Services for Oak Avenue Utility Improvements 7 (i) All policies required shall be issued by acceptable insurance companies, as determined by the City, which satisfy the following minimum requirements:
(1) Each such policy shall be from a company or companies with a current A.M. Best's rating of no less than A:VII and admitted to transact in the business of insurance in the State of California, or otherwise allowed to place insurance through surplus line brokers under applicable provisions of the California Insurance Code or any federal law.
i. Additional Insurance Provisions
(i) The foregoing requirements as to the types and limits of insurance coverage to be maintained by Consultant, and any approval of said insurance by the City, is not intended to and shall not in any manner limit or qualify the liabilities and obligations otherwise assumed by the Consultant pursuant to this Agreement, including but not limited to, the provisions concerning indemnification.
(ii) If at any time during the life of the Agreement, any policy of insurance required under this Agreement does not comply with these specifications or is canceled and not replaced, City has the right but not the duty to obtain the insurance it deems necessary and any premium paid by City will be promptly reimbursed by Consultant or City will withhold amounts sufficient to pay premium from Consultant payments. In the alternative, City may cancel this Agreement.
(iii) The City may require the Consultant to provide complete copies of all insurance policies in effect for the duration of the Project. (iv) Neither the City nor any of its officials, officers, employees, agents or volunteers shall be personally responsible for any liability arising under or by virtue of this Agreement.
j. Subconsultant Insurance Requirements. Consultant shall not allow any subcontractors or subconsultants to commence work on any subcontract until they have provided evidence satisfactory to the City that they have secured all insurance required under this section.

Policies of commercial general liability insurance provided by such subcontractors or subconsultants shall be endorsed to name the City as an additional insured using ISO form CG 20 38 04 13 or an endorsement providing the exact same coverage. If requested by Consultant, City may approve different scopes or minimum limits of insurance for particular subcontractors or subconsultants.

12. Indemnification.
a. To the fullest extent permitted by law, Consultant shall defend (with counsel of City’s choosing), indemnify and hold the City, its officials, officers, employees, volunteers, and agents free and harmless from any and all claims, demands, causes of action, costs, expenses, liability, loss, damage or injury of any kind, in law or equity, to property or persons, including wrongful death, in any manner arising out of, pertaining to, or incident to any acts, errors or omissions, or willful misconduct of Consultant, its officials, officers, employees, subcontractors, consultants or agents in connection with the performance of the Consultant’s services, the Project or this Agreement, including without limitation the payment of all damages, expert witness fees and attorney’s fees and other related costs and expenses. Consultant's obligation to indemnify Agenda Item #9.6.

Coastland/Construction Inspection Services for Oak Avenue Utility Improvements 8 shall not be restricted to insurance proceeds, if any, received by Consultant, the City, its officials, officers, employees, agents, or volunteers.
b. If Consultant’s obligation to defend, indemnify, and/or hold harmless arises out of Consultant’s performance of “design professional” services (as that term is defined under Civil Code section 2782.8), then, and only to the extent required by Civil Code section 2782.8, which is fully incorporated herein, Consultant’s indemnification obligation shall be limited to claims that arise out of, pertain to, or relate to the negligence, recklessness, or willful misconduct of the Consultant, and, upon Consultant obtaining a final adjudication by a court of competent jurisdiction, Consultant’s liability for such claim, including the cost to defend, shall not exceed the Consultant’s proportionate percentage of fault.

13. California Labor Code Requirements.
a. Consultant is aware of the requirements of California Labor Code Sections 1720 et seq. and 1770 et seq., which require the payment of prevailing wage rates and the performance of other requirements on certain “public works” and “maintenance” projects (“Prevailing Wage Laws”). If the services are being performed as part of an applicable “public works” or “maintenance” project, as defined by the Prevailing Wage Laws, and if the total compensation is $1,000 or more, Consultant agrees to fully comply with such Prevailing Wage Laws. Consultant shall defend, indemnify and hold the City, its officials, officers, employees and agents free and harmless from any claims, liabilities, costs, penalties or interest arising out of any failure or alleged failure to comply with the Prevailing Wage Laws. It shall be mandatory upon the Consultant and all subconsultants to comply with all California Labor Code provisions, which include but are not limited to prevailing wages (Labor Code Sections 1771, 1774 and 1775), employment of apprentices (Labor Code Section 1777.5), certified payroll records (Labor Code Sections 1771.4 and 1776), hours of labor (Labor Code Sections 1813 and 1815) and debarment of contractors and subcontractors (Labor Code Section 1777.1). The requirement to submit certified payroll records directly to the Labor Commissioner under Labor Code section 1771.4 shall not apply to work performed on a public works project that is exempt pursuant to the small project exemption specified in Labor Code Section 1771.4. b. If the services are being performed as part of an applicable “public works” or “maintenance” project, then pursuant to Labor Code Sections 1725.5 and 1771.1, the Consultant and all subconsultants performing such services must be registered with the Department of Industrial Relations. Consultant shall maintain registration for the duration of the Project and require the same of any subconsultants, as applicable. Notwithstanding the foregoing, the contractor registration requirements mandated by Labor Code Sections 1725.5 and 1771.1 shall not apply to work performed on a public works project that is exempt pursuant to the small project exemption specified in Labor Code Sections 1725.5 and 1771.1. c. This Agreement may also be subject to compliance monitoring and enforcement by the Department of Industrial Relations. It shall be Consultant’s sole responsibility to comply with all applicable registration and labor compliance requirements. Any stop orders issued by the Department of Industrial Relations against Consultant or any subcontractor that affect Consultant’s performance of services, including any delay, shall be Consultant’s sole responsibility. Any delay arising out of or resulting from such stop orders shall be considered Consultant caused delay and shall not be compensable by the City. Consultant shall defend, indemnify and hold the City, its officials, officers, employees and agents free and harmless from any claim or liability arising out of stop orders issued by the Department of Industrial Relations against Consultant or any subcontractor.

Agenda Item #9.6.

Coastland/Construction Inspection Services for Oak Avenue Utility Improvements 9 14. Safety.

Consultant shall execute and maintain its work so as to avoid injury or damage to any person or property. In carrying out its Services, the Consultant shall at all times be in compliance with all applicable local, state and federal laws, rules and regulations, and shall exercise all necessary precautions for the safety of employees appropriate to the nature of the work and the conditions under which the work is to be performed. Safety precautions as applicable shall include, but shall not be limited to: (A) adequate life protection and life-saving equipment and procedures; (B) instructions in accident prevention for all employees and subcontractors, such as safe walkways, scaffolds, fall protection ladders, bridges, gang planks, confined space procedures, trenching and shoring, equipment and other safety devices, equipment and wearing apparel as are necessary or lawfully required to prevent accidents or injuries; and (C) adequate facilities for the proper inspection and maintenance of all safety measures.

15. Verification of Employment Eligibility.

By executing this Agreement, Consultant verifies that it fully complies with all requirements and restrictions of state and federal law respecting the employment of undocumented aliens, including, but not limited to, the Immigration Reform and Control Act of 1986, as may be amended from time to time, and shall require all subconsultants and sub-subconsultants to comply with the same.

16. INTENTIONALLY DELETED

17. Laws and Venue.

This Agreement shall be interpreted in accordance with the laws of the State of California.

If any action is brought to interpret or enforce any term of this Agreement, the action shall be brought in a the Superior Court of California for the County of Napa.

18. Termination or Abandonment
a. City has the right to terminate or abandon any portion or all of the work under this Agreement by giving ten (10) calendar days written notice to Consultant. In such event, City shall be immediately given title and possession to all original field notes, drawings and specifications, written reports and other documents produced or developed for that portion of the work completed and/or being abandoned. City shall pay Consultant the reasonable value of services rendered for any portion of the work completed prior to termination. If said termination occurs prior to completion of any task for the Project for which a payment request has not been received, the charge for services performed during such task shall be the reasonable value of such services, based on an amount mutually agreed to by City and Consultant of the portion of such task completed but not paid prior to said termination. City shall not be liable for any costs other than the charges or portions thereof which are specified herein. Consultant shall not be entitled to payment for unperformed services, and shall not be entitled to damages or compensation for termination of work.
b. Consultant may terminate its obligation to provide further services under this Agreement upon thirty (30) calendar days’ written notice to City only in the event of substantial failure by City to perform in accordance with the terms of this Agreement through no fault of Consultant.

Agenda Item #9.6.

Coastland/Construction Inspection Services for Oak Avenue Utility Improvements 10 19. Ownership of Documents and Confidential Information. a. All deliverables and other documents generated by Consultant in the performance of the Services, including all work papers, work-in-progress, designs, drawings, documents, data, computations, specifications, studies and reports prepared by Consultant as a part of the Services or authorized Additional Services (“Consultant Work Product”) shall belong to and be subject to the sole ownership and use of City. b. Except as otherwise provided in “Termination or Abandonment,” above, all original field notes, written reports, drawings and specifications and other documents, produced or developed for the Project shall, upon payment in full for the services described in this Agreement, be furnished to and become the property of the City. c. During the course of the performance of this Agreement, Consultant may receive written or verbal information from City, its representatives or agents, not in the public domain. Such information may include City’s know how, trade secrets, and other proprietary and confidential information and Consultant agrees to treat such information as confidential information belonging to City. Consultant agrees that neither it, nor its officers, employees, representatives, agents, successors, or assigns, will disclose such information to any third party or use the same in any manner without the prior written consent of City. Moreover, Consultant agrees to safeguard such proprietary and confidential information from unauthorized disclosure and/or use using the same degree of care it uses to protect its own proprietary and confidential information, but not less than a reasonable standard of care. In the event that disclosure of such information is sought pursuant to any law or regulation, Consultant shall promptly notify City of such fact to allow City to assert whatever exclusions or exemptions may be available to it under applicable law or regulation.

20. Organization
Consultant shall assign Mike Janet as Project Manager. The Project Manager shall not be removed from the Project or reassigned without the prior written consent of the City.

21. Limitation of Agreement.

This Agreement is limited to and includes only the work included in the Project described above.

22. Notice
Any notice or instrument required to be given or delivered by this Agreement may be given or delivered by depositing the same in any United States Post Office, certified mail, return receipt requested, postage prepaid, addressed to:

CITY:

City of St. Helena
1088 College Avenue, St. Helena, CA 94574
Attn: Joseph Leach, Public Works Director
CONSULTANT:

Coastland Civil Engineering, LLP
1400 Neotomas Avenue
Santa Rosa, CA 95405
and shall be effective upon receipt thereof.

Agenda Item #9.6.

Coastland/Construction Inspection Services for Oak Avenue Utility Improvements 11 23. Third Party Rights
Nothing in this Agreement shall be construed to give any rights or benefits to anyone other than the City and the Consultant.

24. Equal Opportunity Employment.

Consultant represents that it is an equal opportunity employer and that it shall not discriminate against any employee or applicant for employment because of race, religion, color, national origin, ancestry, sex, age or other interests protected by the State or Federal Constitutions. Such non-discrimination shall include, but not be limited to, all activities related to initial employment, upgrading, demotion, transfer, recruitment or recruitment advertising, layoff or termination.

25. Entire Agreement
This Agreement, with its exhibits, represents the entire understanding of City and Consultant as to those matters contained herein, and supersedes and cancels any prior or contemporaneous oral or written understanding, promises or representations with respect to those matters covered hereunder. Each Party acknowledges that no representations, inducements, promises or agreements have been made by any person which are not incorporated herein, and that any other agreements shall be void. This Agreement may not be modified or altered except in writing signed by both Parties hereto. This is an integrated Agreement.

26. Severability
The unenforceability, invalidity or illegality of any provision(s) of this Agreement shall not render the remaining provisions unenforceable, invalid or illegal.

27. Successors and Assigns
This Agreement shall be binding upon and shall inure to the benefit of the successors in interest, executors, administrators and assigns of each Party to this Agreement. However, Consultant shall not assign or transfer by operation of law or otherwise any or all of its rights, burdens, duties or obligations without the prior written consent of City. Any attempted assignment without such consent shall be invalid and void.

28. Non-Waiver
None of the provisions of this Agreement shall be considered waived by either Party, unless such waiver is specifically specified in writing.

29. Time of Essence
Time is of the essence for each and every provision of this Agreement.

30. City’s Right to Employ Other Consultants
City reserves its right to employ other consultants, including engineers, in connection with this Project or other projects.

Agenda Item #9.6.

Coastland/Construction Inspection Services for Oak Avenue Utility Improvements 12 31. Prohibited Interests
Consultant maintains and warrants that it has not employed nor retained any company or person, other than a bona fide employee working solely for Consultant, to solicit or secure this Agreement. Further, Consultant warrants that it has not paid nor has it agreed to pay any company or person, other than a bona fide employee working solely for Consultant, any fee, commission, percentage, brokerage fee, gift or other consideration contingent upon or resulting from the award or making of this Agreement. For breach or violation of this warranty, City shall have the right to rescind this Agreement without liability. For the term of this Agreement, no director, official, officer or employee of City, during the term of his or her service with City, shall have any direct interest in this Agreement, or obtain any present or anticipated material benefit arising therefrom.
[SIGNATURES ON FOLLOWING PAGE]
Agenda Item #9.6.

Coastland/Construction Inspection Services for Oak Avenue Utility Improvements 13 SIGNATURE PAGE FOR PROFESSIONAL SERVICES AGREEMENT
BETWEEN CITY OF ST. HELENA

AND COASTLAND CIVIL ENGINEERING, LLP
IN WITNESS WHEREOF, the Parties have executed this Agreement as of the date first written above.

CITY OF ST. HELENA Coastland Civil Engineering, LLP
By: By:

Anil Comelo Its:

City Manager
Printed Name:

By:

Its:

Printed Name:

ATTEST:

By:

Ethan Walsh, City Attorney

Corp. Secretary Heidi E. Utterback Vice President Steven Van Saun Agenda Item #9.6.

Coastland/Construction Inspection Services for Oak Avenue Utility Improvements 14 EXHIBIT A
Scope of Services
Agenda Item #9.6.

Santa Rosa Auburn Pleasant Hill Fairfield
1400 Neotomas Avenue 11641 Blocker Drive, Ste. 170 3478 Buskirk Avenue, Ste. 1000 420 Executive Court North, Ste. G Santa Rosa, CA 95405 Auburn, CA 95603 Pleasant Hill, CA 94523 Fairfield, CA 94534 Tel: 707.571.8005 Tel: 530.888.9929 Tel: 925.233.5333 Tel: 707.702.1961 www.coastland.dccm.com
October 23, 2025
Mario Traverso
Project Manager
City of St. Helena | Public Works
1088 College Avenue
St. Helena, CA 94574
Subject: Proposal to Provide Construction Inspection Services for the Oak Avenue Utility Improvement Project
Dear Mario:

Based on our conversations, Coastland | DCCM is pleased to provide you with this letter proposal to provide Construction Inspection services to the City for the Oak Avenue Utility Improvement Project.

PROJECT UNDERSTANDING
The work generally consists of installing storm drain, sewer and watermain pipeline. Additionally, associated manholes, service laterals, and other miscellaneous work will be installed as described in the bid documents. The proposed work shall be performed in accordance with the plans, specifications, and other contract documents. The construction contract is being awarded on October 28, 2025 to Argonaut Constructors. The award amount is approximately $2.9 million. The contract documents allow 120 working days to complete the work.

Additionally, it is our understanding from our conversations with you that the City has $100,000 budget for the inspection work associated with this project. Furthermore, it is our understanding that the City will be handling the construction management aspects of the project and you are only requesting inspection services at this time.

SCOPE OF WORK
Based on your direction, Coastland | DCCM’s proposes to provide inspection services for this project. Our overall approach to performing Construction Inspection focuses on teaming with City forces to produce a high-quality, cost-effective project. Our Inspector will keep the City informed regarding costs, changes, public relations, and construction progress. We will coordinate closely with the City and the property owners for the entire project duration. From the onset of the project, we will establish open lines of communication and decision-making roles with all project stakeholders. Based on our understanding of the project our scope of services is as follows:

TASK 1 - FIELD INSPECTIONS AND DOCUMENTATION
Coastland | DCCM inspection staff will provide part time/full time inspection of the project. We anticipate that some days will require full time inspection, while other days only part time inspection will be required.

A critical aspect of our services is maintaining close communication with City staff to ensure scheduling goals are met. To help maintain close communication, Coastland | DCCM’s inspector will be accessible to the City at all times at the project site and through the use of email and cellular phones. Coastland | DCCM’s Agenda Item #9.6.

Oak Avenue Utility Improvement Project | Page 2
on-site inspector will examine all construction activities to ensure that the contract work adheres to the contract documents, City standards and the established schedule.

We will maintain records and provide documentation of the work in the form of daily reports, weekly summary of construction activities, deficiency lists, and progress photographs of construction activities.

Daily reports will describe the contractor’s level of effort, specific work being done, started, or finished, and relevant points raised by the contractor that may require consideration and response. We also inform the City of proposed change orders and potential claims, important conversations, safety issues or accidents, extra work in progress, materials testing performed (as material testing is not part of our scope of work, we assume that the City will arrange for any testing and we will coordinate with whoever will be performing that work), information for “as-built” drawings, quantities for progress payments, environmental concerns and hazardous materials, if encountered.

Coastland | DCCM will provide digital photos of construction activities, progress, and areas of concern or interest. The photo log will be compiled on a portable storage device (USB drive) and will identify the location and date of each photo. The log will be maintained through the duration of the project to assure continuity from one week to the next and will be submitted to the City at the close of the project.

Coastland | DCCM will become familiar with the specifications and plans to ensure the work we are observing meets the requirements of the contract documents and meets or exceeds industry quality standards. Coastland | DCCM will immediately report any deviation from the approved contract documents.

Our inspector will identify actual and potential problems and provide options for solutions. We will maintain daily documentation and will work to resolve issues by proposing field changes to minimize/avoid any delays.

Our inspector will review the Contractor’s traffic control plan to ensure that the contractor maintains appropriate access during construction.

In summary, our Inspector’s responsibilities include:
▪ Represent the City in ensuring that the construction documents are followed throughout the term of the project.
▪ Participate in regular meetings with the City’s Construction Manager. ▪ Protect the interest of the City.
▪ Daily inspection of the contractor’s work for conformance to the contract documents, codes, regulations, and City standards.
▪ Prepare and submit daily inspection reports that document all job site activities. ▪ Serve as a daily contact for the contractor as to performance of the construction. ▪ Respond promptly to City requests.
▪ Verify construction material quantities.
▪ Monitor traffic control procedures.
▪ As provided by the City or Contractor, assist in distributing notifications to impacted public regarding the status of construction.
▪ Document construction activities with photographs and maintain a photo log. ▪ Respond to calls from the public promptly and log any complaints in a timely manner. ▪ Document and maintain field files containing construction correspondences, changes, discussions with contractor, memos, reports, and other pertinent items.

Agenda Item #9.6.

Oak Avenue Utility Improvement Project | Page 3
TASK 2 - PUBLIC RELATIONS AND NOTIFICATIONS
Coastland | DCCM will ensure every effort is made to keep adjacent property owners informed of construction progress and minimize disruptions due to limited access and excessive noise. Our inspector will work with the City’s Construction Manager to proactively meet with property owners prior to and during construction to address any concerns from those affected by the project.

We will monitor traffic control and flagging procedures to ensure construction proceeds smoothly and public impact is minimized. There may be traffic delays during peak traffic periods. Coastland | DCCM will ensure that the contractor provides advanced notice to residents and businesses, as required by the specifications, regarding roadwork and lane closures.

TASK 3 – POST-CONSTRUCTION MEETING
Following completion of the work, Coastland | DCCM will organize and conduct the post-construction meeting. The meeting will document all requirements necessary for final closeout and payment and confirm all contract obligations have been met. Recommendations for improvement will be made and incorporated into future projects. The results of the meeting will be summarized in meeting minutes.

TASK 4 – PROJECT CLOSEOUT
Coastland | DCCM will verify completion of punch list items, review as-builts for accuracy and completeness, review and recommend final payment, and transmit all construction documentation to the City. At the completion of the project, we will provide the City with the following:
▪ All contract files and records (hard & electronic files) ▪ Annotated journal of photos and digital photos

OPTIONAL TASKS
If requested by the City, we can provide Construction Management services.

SCHEDULE
We understand that proper construction management is a priority for the City. Work is anticipated to commence within 15 working days of receipt of the Notice to Proceed and is expected to continue for 120 working days.

WORK ESTIMATE
Based on the Scope of Work outlined in our proposal, we have prepared a comprehensive budget that identifies staffing rates, total hours and costs per task and direct expenses. Inspector rates are in compliance with current California General Prevailing Wage Rate Determinations.

We propose to provide our services on a time-and-materials basis with a not-to-exceed amount. Our proposal is based an inspection budget provided by the City, as outlined in our work estimate. We propose to provide full-time inspection at 40 hours per week.

Our proposal also includes factors such as attending meetings, project closeout and vehicle costs. Based on these items, we estimate the not-to-exceed fee to be $99,705 (see attached Work Estimate increase.

This estimate reflects the overall cost for inspection services for the project. Please note that we have prepared it based on the budget provided by the City. While we will work efficiently to manage costs, the available budget is not sufficient to support full-time inspection for the 120 working days anticipated. We Agenda Item #9.6.

Oak Avenue Utility Improvement Project | Page 4
would welcome the opportunity to discuss the scope of services further and invite you to contact us with any questions or concerns regarding this estimate.

Coastland | DCCM maintains a current DIR registration number (1000927467, exp. 6/30/2026). We greatly appreciate the opportunity to serve the City of St. Helena. Please let me know if you have questions.

Sincerely,

COASTLAND CIVIL ENGINEERING, LLP
Mike Janet
Director of Construction Management
Agenda Item #9.6.

Oak Avenue Utility Improvement Project | Page 5
Inspector Inspector
#2 Inspector OT Admin
$205 $240 $145
1 Daily Field Inspections & Documentation 412 412 $84,460 Based on 120 working days of field work 2 Public Relations & Notifications 12 12 $2,460 Notices/meeting/coordination etc Utility Coordination 8 8 $1,640 Coordination/spot inspection 3 Post Construction Meeting 4 4 $820 Walk through
4 Project Closeout 4 4 8 $1,400 As-builts / files
Photographs & video $125 $125
Vehicle/Equipment expenses $8,800 $8,800 440 hours x $20/hr= $8,800 Total Hours 440 0 0 4 444
Subtotal $90,200 $0 $0 $580 $8,925 $99,705
Project Total $90,200 $0 $0 $580 $8,925 $99,705
1 Based on 120 working days.
2 Based on full time inspection at 40 hours per week for one inspector. 3 Based on an estimated number of RFI's, change orders and submittals shown above.

Task Information

TASK INFORMATION

WORK ESTIMATE
City of St. Helena PROPOSAL FOR

INSPECTION SERVICES
Oak Avenue Utility Improvement Project
NOTES: Coastland | DCCM reserves the right to adjust estimated hours should the Contractor schedule additional crews or overtime work.

HOURS AND COST INFORMATION
Direct
Costs
Total
Hours
Total
Costs Task No. Comments
Agenda Item #9.6.

Agenda Report to the City Council
Agenda Section: CONSENT ITEMS:

Department: Public Works
DATE: November 18, 2025
FROM: Eric Janzen, Assistant Public Works Director
SUBJECT: Consideration and proposed adoption of a Resolution (1) Awarding the Downtown St. Helena Pedestrian
Improvements Project (R18-81) to Ghilotti Construction in the amount of $1,729,541; (2) Authorizing the City
Manager to execute the Construction Contract with Ghilotti Construction; (3) Authorizing the Director of Public Works to approve Change Orders not-to-exceed 10% of the
Contract price; (4) Authorizing the Director of Public Works to file the CEQA Notice of Exemption with the County of Napa and (5) Authorize the Recommended Budget
Amendments/Transfers.

RECOMMENDED
ACTION:

Staff recommends approval of the attached resolution.

PREVIOUS COUNCIL
ACTION:

On August 26, 2025 the City Council approved Resolution 2025-105 authorizing Public Works to Publish the Bid
Announcement for the Downtown St. Helena Pedestrian
Improvements Project.

STATEMENT OF THE
PURPOSE:

To award the Downtown St. Helena Pedestrian
Improvements Project to Ghilotti Construction in
accordance with the City's approved Capital Improvement Plan (CIP).

FINANCIAL IMPACT: The financial impact of this award and construction contract including contingency is $1,902,495. Funding for this agreement is available within the FY2025-26 Capital Improvement Program for CIP R18-81; no budget
amendment is required.

BACKGROUND:

The Downtown St. Helena Pedestrian Improvements Project was added to the Capital Improvement Plan in 2018. It includes full reconstruction of the Downtown Sidewalks including new curb, gutter, street trees and street furnishings.

In 2018, the City contracted with BKF Engineering to develop improvement plans. This design effort resulted with BKF Engineering producing a 100% complete plans, specifications and engineer's estimate.

Agenda Item #9.7.

The City produced a Preliminary Environment Study and list of mitigations to be implemented during construction. The City has received NEPA clearance from Caltrans.

The project is categorically exempt from CEQA under Article 19, Section 15301 - Existing Facilities and Section 15302 - Replacement or Reconstruction.

The project contract documents were compiled by City staff. The plans have been reviewed and approved by the Director of Public Works/City Engineer and City Attorney.

City Council, on August 26, 2025, authorized Public Works to Publish Bid Announcement.

DISCUSSION:

A notice inviting bids was posted to the City of St. Helena's website and distributed to area construction plan rooms and exchanges on September 24, 2025. Bids were opened publicly at City Hall on October 21, 2025.

The City received the following responsive bids:

Argonaut Constructors $1,897,985
Ghilotti Construction $1,729,541
Nelson Construction $2,222,222
Vanguard Construction $1,942,475
Engineers Estimate: $1,612,910*
City Staff reviewed all bids and finds Ghilotti Construction to be the lowest responsible and responsive bidder. Ghilotti Construction holds a valid Class A Contractor's License, No. 644515, with no enforcement actions listed. Their license expires 5/31/2026. Ghilotti Construction has performed numerous construction projects for the City. City Staff has determined that Ghilotti Construction satisfies the bidding requirements for the project and their licensing qualifies them to complete the project. 10% Contingency requested in part to ensure adequate funding for Bid Alternate 1 if the City determines one or more utility boxes and vaults require replacement. The City is currently unable to make this determination in advance of construction due to the limitations of visual inspections.

Funding for the Project is as follows:

Description Fund/Funding
Source
Expenditure GL
Account Amount
R18-81
Construction
Contract
741 - Streets
Capital
Improvement -
Grant OBAG III
741-5014-3160 $1,206,000
R18-81 741 - Grant TFCA 741-5014-3160 $149,344
Agenda Item #9.7.

Construction
Contract
R18-81
Construction
Contract
740 - Traffic
Mitigation Impact
Fees
741-5014-3160 $235,830
R18-81
Construction
Contract
240 - Measure U 741-5014-3160 $138,367
R18-81
Contingency 240 - Measure U 741-5014-3170 $172,954
ENVIRONMENTAL REVIEW:

On 2/4/2025, Caltrans issued its most recent NEPA approval. Caltrans found the project categorically exempt from NEPA under 23 CFR 771.117(c): activity (c)(3) "Construction of bicycle and pedestrian lanes, paths, and facilities." City Staff will file a CEQA Notice of Exemption (NOE) with the County following approval of the attached resolution.

GOAL:

Goal 2: Improve Infrastructure & Further Environmental Sustainability Goal 5: Enhance Quality of Life
Goal 8: Implement Capital Improvement Plans (CIP) Projects Miscellaneous/Other DOCUMENTS ATTACHMENTS:

Attachment 1. R18-81 CIP Page
ATTACHMENT 2.BID TABULATION.04-STPL-5051(008).St Helena Attachment 3. Resolution R18-81 Construction Award
Agenda Item #9.7.

Downtown Sidewalk Improvements
Category
Project St. Helena, CA 94574
Streets
Project No: R18-81
Public Works
Location:

Responsible
Department:
19 Agenda Item #9.7.

EXPENDITURE ACCOUNTS:   741-5014-
STATUS:   Continuing
PRIORITY:   High
PROJECT PURPOSE & DESCRIPTION:

This project, funded through a combination of the One Bay Area Grant (OBAG) III program and local funding sources, is designed to improve pedestrian safety, accessibility, and overall streetscape aesthetics along Main Street, between Mitchell Drive and Pine Street. The project will enhance mobility for all users, particularly those with disabilities, while also integrating traffic-calming measures to improve overall road safety.

Planned Improvements Include:
-Reconstruction of approximately 3,609 linear feet of sidewalk to meet modern safety standards. -Installation of 17 ADA-compliant curb ramps to ensure accessibility for all pedestrians. -Implementation of traffic-calming features, such as enhanced crosswalks and curb extensions, to promote safer pedestrian crossings.
-Integration of streetscape improvements, including improved lighting and street furniture where applicable.

The project will be implemented in multiple phases:
-Phase 1A (Pine Street to Adams Street) - Scheduled for construction in FY2025 with completion expected by FY2026.
-Phase 1B (Adams Street to Mitchell Drive) - Design is planned for FY2024, with construction subject to funding availability.
-Future Phases (II & III) - Expected to be implemented over the next five years, contingent on securing additional funding.

PROJECT NOTES:
•Resolution 2018-176 authorized a Professional Services Agreement (PSA) with BKF Engineers for $529,000, later increased by $234,000 for additional design work, funded through FY2020 SB1 and Gas Tax allocations. •City Council Update (January 28, 2020) – Revised cost estimates:
-Phase I: Estimated at $3.6 million (partially funded). Initial estimates included a $1.4 million loan from the General Fund (pre-COVID-19), with discussions around securing a short-term capital loan. -Phase II: Estimated at $3.1 million (currently unfunded). -Phase III: Estimated at $8.4 million (currently unfunded). •FY21 – Reallocated $100,000 from Project R19-04 to R18-81 to optimize available funding. •FY23 – Secured funding for Phase II & III design work. However, implementation is anticipated to be five years out, pending additional funding.
•FY24 – Budget includes:
-Phase 1A (Pine to Adams) – Design and construction.
-Phase 1B (Adams to Mitchell) – Design phase initiated. •FY24 Resolutions:
-Reso 2023-26 (March 28, 2023) and Reso 2023-87 (July 25, 2023) approved additional design funding. -Reso 2023-126 (September 12, 2023) corrected previous funding allocations and finalized the total design budget.
•FY25 - Anticipated Milestones:
-Bid solicitation (Q2-Q3 FY2025) – Subject to Caltrans approval. -Creation of CIP No. R25-81 following Reso 2024-088 (June 11, 2024), which authorized bidding for Phase 1B paver repair project.
•FY26 - Authorization to publish bid announcement on August 26, 2025. -Construction FY26Q1-Q2
-Award of Construction Contract submitted for City Council approval on November 18, 2028. 20 Agenda Item #9.7.

2025-26 2026-27 2027-28 2029-30

PROJECT
TOTAL

EXPENDITURES
(Thousands of Dollars)
2028-29
Continued
Approp.

Exp/Enc as
of
2/28/2025
3110 - Design 1,098,941 1,098,941
3130 - Land & Easements 25,000 25,000
3140 - Legal Services 2,314 2,314
3150 - Construction Management 2,500 75,000 75,000 152,500 3160 - Construction Contract 1,397,000 727,046 2,124,046 3170 - Contingency 75,000 97,954 172,954
3180 - CIP Overheads 2,522 2,522
EXPENDITURE TOTALS 1,103,963 1,574,314 900,000 3,578,277 FUNDING SOURCES
101-General Fund 64,500 64,500
101-General Fund - Measure T/RMRA
MOE
293,720 291,484 585,204
230-Gas Tax - RMRA/SB1 240,039 147,000 387,039
240-Measure T/U 181,579 297,000 297,000 775,579
740-Traffic Mitigation Impact Fees 235,830 235,830
741-Streets Capital Improvement 324,125 324,125
741-Streets Capital Improvement - Grant

OBAG III
603,000 603,000 1,206,000
FUNDING TOTALS 1,103,963 1,574,314 900,000 3,578,277
21 Agenda Item #9.7.

(1) Federal Aid Number: STPL-5051(008)
(2) Local Agency: City of St helena
(3) Project Title: Downtown Pedestrian Improvement Project Item No. Approx.

Quant. Meas. Unit Item Description Unit Price Total FBD Vanguard Construction, Inc Argonaut Constructors, Inc Ghilotti
Construction
Company, Inc.

Pat Nelson
Construction Inc.

PROJECT COMMENCEMENT ENGINEER'S ESTIMATE
100 1 LS MOBILIZATION $147,200 $147,200 $116,000.00 $80,000.00 $135,000 $222,527 101 1 LS TRAFFIC CONTROL SYSTEM $30,000 $30,000 $88,000.00 $90,000.00 $115,000 $220,000 102 1 LS CONSTRUCTION STAKING $10,000 $10,000 $19,000.00 $14,000.00 $13,800 $23,000 103 2 EA

SURVEY/BENCHMARK MONUMENT
PRESERVATION $5,000 $10,000 $4,000.00 $3,000.00 $3,000 $6,000 104 2 EA PROJECT SIGNS $5,000 $10,000 $1,180.00 $850.00 $850 $2,000 105 20 EA TEMPORARY BUSINESS OPEN SIGNS $200 $4,000 $3,300.00 $8,500.00 $8,500 $16,000 106 1 LS WATER POLLUTION CONTROL $10,000 $10,000 $6,000.00 $8,000.00 $4,500 $15,000

DEMOLITION/REMOVAL
200 1 EA CLEAR AND GRUB $4,000 $4,000 $10,000.00 $5,000.00 $1,500 $15,000201 5 LS REMOVE BENCH (CITY/PRIVATE) $1,000 $5,000 $800.00 $1,250.00 $4,000 $2,500 202 1 EA SALVAGE BUS STOP SHELTER $15,000 $15,000 $3,400.00 $3,000.00 $8,200 $3,000 203 4 EA REMOVE TRASH RECEPTACLE $200 $800 $840.00 $1,400.00 $2,120 $2,000 204 4 LF REMOVE BIKE RACK $500 $2,000 $880.00 $1,400.00 $2,280 $2,000 205 27 LF REMOVE TREE AND STUMP & GRATE $1,500 $40,500 $43,200.00 $40,500.00 $21,725 $54,000 206 220 LF REMOVE CONCRETE CURB AND GUTTER $10 $2,200 $3,960.00 $13,200.00 $9,900 $6,600 207 1190 SF REMOVE CONCRETE CURB $5 $5,950 $16,660.00 $23,800.00 $27,370 $17,850 208 8820 EA REMOVE CONCRETE FLATWORK $7 $61,740 $114,660.00 $88,200.00 $70,560 $52,920 209 4800 EA REMOVE CONCRETE PAVERS $7 $33,600 $62,400.00 $49,200.00 $24,000 $24,000 210 3105 LF REMOVE ASPHALT CONCRETE $4 $12,420 $15,525.00 $27,945.00 $34,155 $15,525 211 18 EA REMOVE SIGN, POLE AND FOUNDATION $200 $3,600 $5,220.00 $4,320.00 $1,800 $9,000212 3LS

RELOCATE UNITED STATES POSTAL BOX/GSO
BOX $1,500 $4,500 $3,600.00 $4,800.00 $6,300 $4,500

UTILITY AND DRAINAGE IMPROVEMENTS
300 1LS DEWATERING (REVOCABLE) $10,000 $10,000 $500.00 $2,200.00 $1 $25,000301 1LS

SHORING, EXCAVATIONS, SUPPORT AND
PROTECTIVE SYSTEM $5,000 $5,000 $2,000.00 $3,000.00 $500 $10,000 302 120 LF 3" SIDEWALK DRAIN $100 $12,000 $5,160.00 $9,000.00 $3,600 $6,000 303 25 LF SIDEWALK CROSS DRAIN $200 $5,000 $6,000.00 $12,500.00 $2,300 $15,000304 185 LF PRIVATE SEWER LATERAL REPLACEMENT $200 $37,000 $55,500.00 $49,950.00 $34,780 $44,400 305 5EA PRIVATE SEWER CLEANOUT $250 $1,250 $2,450.00 $2,250.00 $1,600 $5,000

HARDSCAPE IMPROVEMENTS
400 1300 LF CONCRETE CURB AND GUTTER $45 $58,500 $63,700.00 $110,500.00 $111,800 $117,000 401 7950 SF

CONCRETE PEDESTRIAN SIDEWALK - STANDARD
PAVING $45 $357,750 $278,250.00 $159,000.00 $222,600 $206,700 402 1950 SF

CONCRETE PEDESTRIAN SIDEWALK - ENHANCED
PAVING $50 $97,500 $70,200.00 $48,750.00 $68,250 $70,200 403 2070 SF CONCRETE DRIVEWAY - STANDARD PAVING $50 $103,500 $53,820.00 $55,890.00 $62,100 $82,800 404 1475 SF CONCRETE CURB RAMP $60 $88,500 $72,500.00 $85,550.00 $55,100 $58,000 405 150 SF CONCRETE PROPERTY CONFORM $50 $7,500 $1,800.00 $7,800.00 $4,800 $6,000

PAVEMENT IMPROVEMENTS
500 1600 SF

AC PLUG (SAWCUT, EXCAVATE, AND PLACE
HMA) $10 $16,000 $56,000.00 $144,000.00 $36,800 $60,000 501 12 TON TEMPORARY HMA $200 $2,400 $12,000.00 $3,240.00 $5,160 $6,000 502 150 SF AC PROPERTY CONFORM $15 $2,250 $1,500.00 $10,500.00 $3,450 $6,000

UTILITY ADJUSTMENTS
600 9E
A

ADJUST TO GRADE (UTILITY BOX - TRAFFIC
SIGNAL SERVICE) $500 $4,500 $2,520.00 $13,050.00 $4,500 $1,350 601 13 EA

ADJUST TO GRADE (UTILITY BOX COVERS -
WATER SERVICE METER) $750 $9,750 $3,640.00 $14,300.00 $4,420 $1,950 602 4E
A

ADJUST TO GRADE (UTILITY BOX - GAS SERVICE
METER) $750 BY PG&E
603 2 EA ADJUST TO GRADE (UTILITY VAULT - PG&E) $1,000 BY PG&E 604 2 EA ADJUST TO GRADE (UTILITY VALVE BOX - GAS) $300 BY PG&E 605 4E
A

ADJUST TO GRADE (UTILITY VALVE BOX COVERS
- WATER) $300 $1,200 $1,120.00 $6,400.00 $1,800 $600
606 3 EA ADJUST TO GRADE (CLEANOUT) STORM $300 $900 $840.00 $6,900.00 $1,380 $450

ELECTRICAL IMPROVEMENTS
700 1500 LF
ELECTRICAL CONDUIT AND CONDUCTORS - 1 - 2"
CONDUIT (2 - #8 WIRE 1 - #8 GND) $35 $52,500 $126,000.00 $184,500.00 $106,500 $217,500 701 660 LF FIBER OPTIC CONDUIT - 1 - 3" CONDUIT (EMPTY) $35 $23,100 $62,040.00 $19,800.00 $52,800 $23,100 702 2 EA FIBER OPTIC PULL BOXES $500 $1,000 $22,400.00 $5,900.00 $19,400 $7,000 703 29 EA ELECTRIC PULL BOX $500 $14,500 $52,200.00 $27,550.00 $45,530 $46,400 704 1 LS ELECTRIC METER PEDESTAL $50,000 $50,000 $22,000.00 $14,740.00 $17,470 $20,000

SIGNAGE AND STRIPING IMPROVEMENTS
800 22 EA

INSTALL NEW ROADSIDE SIGN WITH NEW POLE
AND FOUNDATION $400 $8,800 $21,560.00 $18,700.00 $9,900 $22,000 801 1000 LF PAINT CURB (2 COATS) $4 $4,000 $4,000.00 $3,000.00 $5,000 $4,000802 100 LF 12" WHITE THERMOPLASTIC STRIPING $5 $500 $2,100.00 $1,500.00 $3,500 $1,600

LANDSCAPE AND IRRIGATION IMPROVEMENTS
900 1 LS LANDSCAPE MAINTENANCE PERIOD $5,000 $5,000 $40,000.00 $24,500.00 $36,000 $35,000 901 25 EA 15 GAL BOX TREE $700 $17,500 $115,000.00 $30,375.00 $117,500 $37,500902 25 EA TREE GRATES AND FRAMES $2,000 $50,000 $85,000.00 $67,875.00 $75,000 $87,500 903 1 LS IRRIGATION SYSTEM AND SLEEVES $100,000 $100,000 $150,000.00 $250,000.00 $99,000 $250,000

SITE FURNISHINGS
1100 1 EA BENCH $1,900 $1,900 $4,400.00 $4,200.00 $2,000 $3,7501101 4 EA TRASH RECEPTACLE $2,700 $10,800 $8,400.00 $9,600.00 $6,000 $10,000 1102 4 EA RECYCLE RECEPTACLE $2,700 $10,800 $10,000.00 $9,600.00 $6,000 $10,000 1103 6 EA BICYCLE RACK $750 $4,500 $4,800.00 $9,000.00 $4,740 $6,000 1104 1E
A

RELOCATED BUS SHELTER AND APPURTENANCES
(REVOCABLE) $25,000 $25,000 $4,450.00 $4,000.00 $3,700 $5,000 BID ALTERNATE #1
1200 9 EA REPLACE (UTILITY BOX - TRAFFIC SIGNAL BOX) $300 $2,700 $3,636.00 $22,500.00 $12,600 $3,600 1201 13 EA REPLACE (UTILITY BOX - WATER METER) $300 $3,900 $5,252.00 $35,100.00 $12,220 $5,200 1202 4 EA REPLACE (UTILITY BOX - GAS METER) $300 $1,200 $1,616.00 $12,000.00 $7,600 $3,200 1203 13 EA RELOCATE AND REPLACE WATER METER $1,200 $15,600 $31,993.00 $49,400.00 $49,400 $26,000 EVALUATED BASED ON BID TOTAL ONLY BID TOTAL $1,612,910.00 $1,942,475.00 $1,897,985.00 $1,729,541.01 $2,222,222.00 SUBTOTAL BID ALTERNATE#1 $23,400.00
GRAND TOTAL $1,636,310.00
(4) Project Description: to replace and upgrade pedestrian facilities along Main Street (SR-29) from Mitchell Drive to Pine Street. Project work includes: removal and replacement of sidewalk including curb ramps; construction of pedestrian bulb-outs; crosswalk enhancements; tree removal and replacement; landscape irrigation; sewer and lateral replacement; and installation of street light electrical. 1 Agenda Item #9.7.

CITY OF ST. HELENA
RESOLUTION NO. 2025-__
RESOLUTION AUTHORIZING (1) THE AWARDING OF THE
DOWNTOWN ST. HELENA PEDESTRIAN IMPROVEMENTS
PROJECT (R18-81) TO GHILOTTI CONSTRUCTION IN THE
AMOUNT OF $1,729,541; (2) AUTHORIZING THE CITY MANAGER

TO EXECUTE THE CONSTRUCTION CONTRACT WITH GHILOTTI
CONSTRUCTION; (3) AUTHORIZING THE DIRECTOR OF PUBLIC
WORKS TO APPROVE CHANGE ORDERS NOT-TO-EXCEED 10%
OF THE CONTRACT PRICE; AND (4) AUTHORIZE THE DIRECTOR

OF PUBLIC WORKS TO ISSUE THE CEQA NOTICE OF
EXEMPTION.

RECITALS
A. On August 26, 2025 the City Council approved Resolution 2025-105 authorizing Public Works to Publish the Bid Announcement for the Downtown St. Helena Pedestrian Improvements Project; and
B. On September 24, 2025, the Notice Inviting Bids was published for the Downtown St. Helena Pedestrian Improvements Project and on October 21, 2025 the bids were publicly opened and read aloud; and
C. Ghilotti Construction submitted the lowest responsive and responsible bid in the amount of $1,729,451; and
D. Caltrans found the project categorically exempt from NEPA under 23 CFR 771.117(c): activity (c)(3) and issued the most recent approval on February 4, 2025; and
E. The project is categorically exempt from CEQA under Article 19, Section 15301 and Section 15302.

RESOLUTION
NOW, THEREFORE, the City Council of the City of St. Helena resolves as follows:

1. Authorizes the award of a construction contract for the Downtown St. Helena Pedestrian Improvements Project to Ghilotti Construction in an amount notto-exceed $1,729,541.

Agenda Item #9.7.

2. Authorizes the City Manager to execute the construction contract with Ghilotti Construction.

3. Authorizes the Director of Public Works to approve construction contract change orders not-to-exceed 10% of the contract price ($172,954) for a total consultant budget not-to-exceed $1,902,495.

4. Authorizes the Director of Public Works to issue the CEQA Notice of Exemption.

5. Funding is as follows:

Description Fund/Funding
Source
Expense
GL Account
Amount
R18-81
Construction Contract
741 - Streets
Capital
Improvement –
Grant OBAG III
741-50-14-31-60 $1,206,000
R18-81
Construction Contract 741 – Grant TFCA 741-50-14-31-60 $149,344 R18-81
Construction Contract
740 – Traffic
Mitigation Impact
Fees
741-50-14-31-60 $235,830
R18-81
Construction Contract 240 – Measure U 741-50-14-31-60 $138,367 R18-81
Contingency 240 – Measure U 741-50-14-31-70 $172,954
Approved at a Regular Meeting of the St. Helena City Council on November 18, 2025, by the following vote:

Mayor Dohring:

Vice Mayor Deasy:

Council Member Barak:

Council Member Spadarotto:

Council Member Summers:

APPROVED: ATTEST:

Agenda Item #9.7.

________________________ ________________________
Paul Jamison Dohring, Mayor Andrew Bradley, City Clerk
Agenda Item #9.7.

Agenda Report to the City Council
Agenda Section: PUBLIC HEARINGS:

Department: Administration
DATE: November 18, 2025
FROM: Andrew Bradley, Program Manager
SUBJECT: Reed Woodson (270 Pratt Avenue) Short-Term Rental (STR) Tourism Occupancy Tax (TOT) Appeal.

RECOMMENDED
ACTION:

Staff recommends City Council conduct a hearing, deny
the claim, and uphold the ruling of the Hearing Officer dated October 10, 2025.

PREVIOUS COUNCIL
ACTION:

None.

STATEMENT OF THE
PURPOSE:

Conduct a public hearing and make a determination on the Short-Term Rental (STR) Tourism Occupancy Tax (TOT)
appeal by Reed Woodson (270 Pratt Avenue).

FINANCIAL IMPACT: The financial impact is dependent on City Council action.

The total amount of the appeal is $48,566.05.

BACKGROUND:

The City of St. Helena regulates short-term rentals (STRs) through St. Helena Municipal Code (SHMC) Chapter 17.05.100, which requires all STR operators to obtain a valid business license, comply with operating standards, and remit Transient Occupancy Tax (TOT) in accordance with SHMC Chapter 3.28.

All lodging establishments, including STRs, are required to collect and remit TOT on the rent charged to guests. The tax revenue supports general City services, including public safety, infrastructure, and community amenities.

In July 2021, the City received an anonymous report that the property at 270 Pratt Avenue was operating as an illegal STR. In June 2023 staff sent the property owner a "Cease and Desist" letter and began the process of collecting unpaid TOT. On December 18, 2024, the City sent Mr. Woodson a letter reiterating the requirement to pay the required TOT, interest, and penalties in the amount of $48,566.05 for the period March 2020 through September 2023 (for the period he operated a STR from March 2020 to June 2023). Mr. Woodson requested a hearing on the amount assessed, and Mr. Woodson and the City agreed that the Public Works Director would hear the matter instead of the tax administrator.

The administrative hearing was held on July 24, 2025 with Joseph M. Leach acting as the hearing officer. The Administrative Hearing Summary and Ruling was issued on October 10, 2025. On October 23, 2025, Mr. Woodson made a written request to the City Clerk to appeal the October 10, 2025, ruling to the City Council pursuant to SHMC Agenda Item #10.1.

Section 3.28.090. The City, after consulting Mr. Woodson, set the appeal hearing for the November 18, 2025, City Council meeting.

DISCUSSION:

The October 10, 2025, ruling appealed by Mr. Woodson is attached. The City determined, and the Hearing Officer upheld, the TOT amount, penalties and interest due based on Mr. Woodson’s self-reported STR income, as follows:

Description Amount
GROSS Room Rents $245,282.29
TOT Collections $31,886.70
Penalties $6,377.34
Interest $10,302.01
Total Due $48,566.05
TOT Amounts. Under SHMC Section 3.28.020, the TOT is 13% of the rent charged by the operator. Between March 2020 and September 2023, Mr. Woodson self-reported that he charged and received $245,282.29 in rent. Therefore, the TOT payments “TOT Collections” would be $31,866.70. Under SHMC Section 3.28.060, the Tax Administrator has established a monthly reporting period and set the due date for TOT as the last day of the month following the reporting period (e.g., March TOT is due by the end of April).

Penalties. Under SHMC Section 3.28.070(A), if an operator fails to timely remit TOT when due, the operator must pay a penalty of 10% of the TOT due, in addition to the TOT. Under SHMC Section 3.28.070(B), if an operator fails to remit delinquent TOT within 30 days of the date the TOT first became due, the operator must pay a second penalty of 10% of the TOT, in addition to the TOT and the first 10% penalty. The City assessed two delinquency penalties for the TOT amounts due between March 2020 and September 2023 correctly, totaling $6,377.34 in penalties for that period.

Interest. Under SHMC Section 3.28.070(D), in addition to penalties, an operator who fails to remit TOT under Chapter 3.28, must pay interest at the rate of 1.67%, from the date the TOT first became delinquent (e.g., if the TOT was due by the end of April, interest is assessed beginning in May). The City assessed interest for the TOT amounts due between March 2020 and September 2023 correctly, totaling $10,302.01 for that period.

Mr. Woodson did not submit any written evidence for consideration for the July 24, 2025, administrative hearing. He has submitted a written statement for this appeal hearing, which is attached.

Agenda Item #10.1.

The procedure for this appeal is limited pursuant to SHMC Section 3.28.090. The procedure set forth that the appeal is limited to “any decision of the tax administrator with respect to the amount of such tax, interest and penalties.” The City Council shall conduct a hearing to determine whether the TOT amounts, penalties, and interest were correctly assessed.

Under Helena Municipal Code Section 3.28.090, the City Council’s findings are final and any amount found to be due shall be immediately due and payable upon the service of notice.

ENVIRONMENTAL REVIEW:

N/A
GOAL:

Miscellaneous/Other
DOCUMENTS ATTACHMENTS:

10.10.25_Administrative Hearing Ruling_270 Pratt Ave-c1 FINAL signed2 JJS Revised Statement Regarding City of St. Helena STR Enforcement at 270 Pratt Avenue
Agenda Item #10.1.

270 Pratt Avenue
Administrative Hearing Summary & Ruling
October 10, 2025

City of St. Helena
Summary & Ruling Following a Hearing on the Determination of the Amount of Transient Occupancy Tax, Interest and Penalties Due
Hearing Date: July 24, 2025, 1:00 pm
Location: Virtually via Microsoft Teams
Hearing Officer: Joseph M. Leach, PE, Assistant City Manager Operator: Reed Woodson
Subject Property: 270 Pratt Avenue, St Helena
Ordinance Section(s) Cited: St. Helena Municipal Code violations

3.28.020 Tax Imposed.

3.28.060 Reporting and remitting.

3.28.070 Penalties and interest.

3.28.080 Failure to collect and report tax – Determination of tax by Tax Administrator.

Summary of Proceedings:

On the above date, I, Joseph M. Leach, conducted an administrative hearing as the hearing officer (instead of the tax administrator), as mutually agreed to by Operator and the City of St.

Helena (“City”), to review the amount of transient occupancy tax (“TOT”), penalties, and interest assessed against Operator for the period between March 2020 and September 2023 for violation(s) of the St. Helena Municipal Code (“SHMC”) cited above. Under SHMC Section 3.28.060, operators of transient rentals are required to report the total amount of rents charged and collected, the TOT collected, and remit TOT payments to the City on a monthly basis.

The following parties were present:
• City Representative: Mandy Kellogg, Administrative Services Director and Aaron Chandler, Best Best & Krieger.
• Operator: Reed Woodson, self-represented.

Evidence presented by Mr. Woodson included:
• Mr. Woodson did not present any documents but provided verbal testimony on the following:
o He began operating a Short-Term Rental (“STR”) in March 2020. o He did not know of the requirements to operate a STR. o His operation was anonymously reported to the City staff in July 2021 for operating an “illegal STR.”
o He received a letter to “Cease & Desist” (“C&D”) in June 2023, which was the first he had learned of his non-compliant action.

Agenda Item #10.1.

270 Pratt Avenue
Administrative Hearing Summary & Ruling
October 10, 2025

 He referred to correspondence between Aaron Heacock (Senior Planner), and council members Anna Chouteau and Paul Dohring, “… demonstrating the City’s knowledge of the situation in 2021.”
o Upon receipt of the C&D, he “immediately stopped” the operation and removed all website advertisements.
o Mr. Woodson alleges the City Attorney’s office provided an opinion that the City could legally recover both unpaid taxes (e.g. TOT) and penalties.  Letter asserts that TOT and penalties could legally be collected from when advertising started for the STR, i.e., March 2020.
o Mr. Woodson noted that it is “…illegal to impose civil fines.” • Mr. Chandler noted that the City waived the imposition of civil penalties under the STR Ordinance (SHMC Section 17.05.100).

Findings of Fact:

1. Mr. Woodson operated a STR without a short-term rental permit as required by SHMC Section 17.05.100 from March 2020 through June 2023. This decision does not concern violations under SHMC Section 17.05.100. Because Mr. Woodson operated a STR, he was an “operator” and the Subject Property was a “hotel” as those terms are defined under SHMC Section 3.28.010 and he is required to make TOT payments to the City. Illegal short-term rentals are subject to the City’s TOT Ordinance (SHMC, Chapter 3.28).

2. Mr. Woodson alleges that he was unaware of the requirements to operate a STR (and impliedly, unaware of TOT requirements). However, ignorance of the law is not grounds for relief. (Hopkins & Carley v. Gens (2011) 200 Cal.App.4th 1401, 1412.) Mr. Woodson is still responsible for paying TOT amounts, interest and penalties pursuant to City’s TOT Ordinance (SHMC, Chapter 3.28).

3. On January 9, 2024, the City provided a letter to Mr. Woodson citing itsintention to impose the TOT/interest totaling $48,574.57 along with an equal amount in civil penalties ($48,574.57) under the STR Ordinance for a total of $97,149.14. The calculation of TOT, interest, and penalties is based upon records provided by Mr. Woodson that he obtained from the STR internet platform (i.e., Airbnb) (“Airbnb Records”) which records revenue collected per rental event.

4. On September 10, 2024, the City sent a letter to Mr. Woodson rescinding the imposition of $48,574.57 in civil penalties under Section 17.05.100 for violating the STR Ordinance based upon Mr. Woodson’s, “… cooperation and swift correction of violation…” Mr.

Woodson was still required to pay TOT, interest and penalties.

5. On December 18, 2024, the City sent a letter to Mr. Woodson reiterating the requirement to pay the required TOT, interest, and penalties with a corrected amount of $48,566.05.

6. I have reviewed the calculations for TOT amounts, interest and penalties the City assessed Mr. Woodson from the period March 2020 through September 20231 (for the period he operated a STR from March 2020 to June 2023). This decision is limited to whether total amount of TOT, interests and penalties assessed by the City for the period March 2020 1 Amounts assessed July through September 2023 are for interest and penalties resulting from unpaid TOT due earlier.

Agenda Item #10.1.

270 Pratt Avenue
Administrative Hearing Summary & Ruling
October 10, 2025

through September 2023 is correct. This decision does not address TOT amounts, interest and penalties before or after that period.

7. I have reviewed the Airbnb Records and the City’s supporting documentation for the calculations for TOT, penalties and interest for the period March 2020 through September 2023 and find that the amounts were correctly assessed as follows:

Description Amount
GROSS RoomRents 245,282.29
TOT Collections 31,886.70
Penalties 6,377.34
Interest 10,302.01
Total Due 48,566.05
TOT Amounts. Under SHMC Section 3.28.020, the TOT is 13% of the rent charged by the operator. Between March 2020 and September 2023, Mr. Woodson charged and received $245,282.29 in rent. Therefore, the TOT payments “TOT Collections” would be $31,866.70.

Under SHMC Section 3.28.060, the Tax Administrator has established a monthly reporting period and set the due date for TOT as the last day of the month following the reporting period (e.g., March TOT is due by the end of April).

Penalties. Under SHMC Section 3.28.070(A), if an operator fails to timely remit TOT when due, the operator must pay a penalty of 10% of the TOT due, in addition to the TOT. Under SHMC Section 3.28.070(B), if an operator fails to remit delinquent TOT within 30 days of the date the TOT first became due, the operator must pay a second penalty of 10% of the TOT, in addition to the TOT and the first 10% penalty. The City assessed two delinquency penalties for the TOT amounts due between March 2020 and September 2023 correctly, totaling $6,377.34 in penalties for that period.

Interest. Under SHMC Section 3.28.070(D), in addition to penalties, an operator who fails to remit TOT under Chapter 3.28, must pay interest at the rate of 1.67%, from the date the TOT first became delinquent (e.g., if the TOT was due by the end of April, interest is assessed beginning in May). The City assessed interest for the TOT amounts due between March 2020 and September 2023 correctly, totaling $10,302.01 for that period.

Conclusion:

Based on the findings of fact and applicable law, I conclude that Mr. Woodson operated a STR at the Subject Property without a permit from March 2020 through June 2023, and that the City correctly assessed $48,566.05 in TOT amounts, penalties and interest for the period March 2020 through September 2023.

Agenda Item #10.1.

270 Pratt Avenue
Administrative Hearing Summary & Ruling
October 10, 2025

Ruling/Order:

X The citation/violation is upheld.
☐ The citation/violation is dismissed.

X Operator is ordered to pay $48,566.05 by October 25, unless Operator appeals this decision.

Right to Appeal:

Per SHMC Section 3.28.090, Operator may appeal this decision “with respect to the [TOT] amount of such tax, interest and penalties” by filing a notice of appeal with the City Clerk by October 25, 2025 (15 days from the date below).

Issued this 10th of October 2025
By:

Joseph M. Leach
Hearing Officer, City of St. Helena
Agenda Item #10.1.

Introduction: Appeal and Demand for Offset
Pursuant to St. Helena Municipal Code (SHMC) Section 3.28.090, Reed Woodson hereby submits a written response in support of his appeal of the October 10, 2025, Administrative Ruling ordering him to pay $48,566.05.

This appeal is not merely a challenge to the calculation of the Transient Occupancy Tax (TOT). It is a demand for resolution based on the City of St. Helena's unprecedented acts of unlawful enforcement that caused Mr. Woodson substantial and actionable financial damages.

The core dispute is that on January 9, 2024, the City issued Mr. Woodson a bill for nearly $100,000, composed of a retroactive TOT bill and an equally large civil penalty. As revealed later by internal City records, this civil penalty was issued despite the City Attorney's own explicit warning that such penalties were "legally unenforceable" without a "meaningful opportunity to cure," a right the City never afforded Mr. Woodson. (See Exhibit 1).

This unlawful financial demand was not a harmless error; it was a financially calamitous event. Faced with a $100,000 liability he could not pay, Mr. Woodson was forced to abandon his plan to bring the family property into compliance as a long-term rental. As further detailed below, Mr. Woodson was instead forced into a distressed sale, incurring hundreds of thousands of dollars in debt, destroying his credit, and causing immense personal and financial harm.

The City's subsequent decision to rescind the unlawful civil penalty in September 2024, nine months later, came far too late. The forced sale and financial spiral were already irreversible. Mr. Woodson, however, would only learn of the impropriety of the penalties when records were produced through a later PRA request.

The $48,566.05 in taxes and interest upheld in the October 10 Ruling is the direct, remaining fruit of that poisonous tree. The City cannot now sanitize its actions by seeking to collect one half of a demand that was, from its inception, illegally and willfully inflated. This is especially so as the record provided below further shows that the City was aware of the alleged non-compliant rental and simply chose to not notify Mr. Woodson to purposefully increase penalty exposure.

The City's actions have exposed it to significant civil liability for the financial and emotional harm Mr. Woodson endured. The financial damages Mr. Woodson suffered as a direct result of the City's unlawful enforcement actions far exceed the City's current claim. These damages should be resolved by and through a full offset of the remaining tax liability.

The following Statement of Facts details the timeline of the City's misconduct and the resulting damages.

Agenda Item #10.1.

Statement of Facts: City Misconduct and Resulting Damages

1. The City’s Failure to Notify and Willful Entrapment
Mr. Reed Woodson owned his home at 270 Pratt Avenue in St. Helena, CA, which had been in his family for over 40 years. In July 2023, Mr. Woodson was notified by the City of St. Helena that his use of the property as a short-term rental (STR) violated city ordinances.

Shortly after receiving this notice, Mr. Woodson was contacted by City Attorney Yara Wahba, who requested that he provide historical booking data from Airbnb. Mr. Woodson voluntarily complied. At no point was he informed that he had a right to remain silent, to consult legal counsel, or that the information he submitted could and would be used against him. He was not under subpoena, nor was he informed that his cooperation was optional.

Public records later revealed that City officials, including Councilmembers Hecock, Chouteau and Prestwich had been notified of the alleged STR violation as early as 2021.

However, the City took no enforcement action, provided no warning, and offered Mr. Woodson no opportunity to cure. By waiting two years to enforce retroactively, the City effectively enabled penalties to accrue, depriving Mr. Woodson of due process and maximizing the financial penalty.

2. The City’s Knowingly Unlawful Penalties
Immediately upon receipt of the notice, Mr. Woodson ceased all short-term rental activity. He then made a plan to bring the property into compliance by converting it into a lawful long-term (30+ day) rental. To facilitate this, he secured a home equity line of credit (HELOC) and began a phased renovation of the property. This included infrastructure improvements and interior updates.

But on January 9, 2024, the City of St. Helena issued two penalties: a retroactive transient occupancy tax (TOT) bill and a civil penalty totaling nearly $100,000. Both were later revealed to have been issued in violation of due process and state law.

Just three weeks before the City issued these penalties, internal City emails show that City Attorney Wahba had explicitly warned staff and elected officials that such penalties were legally unenforceable unless the homeowner was first given formal notice and a meaningful opportunity to cure the alleged violation. (See Exhibit 1). The City issued them anyway — a willful violation of due process and municipal law that heightens its exposure to civil liability.

Faced with overwhelming financial pressure at this point, Mr. Woodson was forced to abandon his renovation plan for long-term rental use and instead prepare the home for immediate sale. This pivot included installing a new metal roof and completely replacing the wood siding of the house to meet fire insurance requirements, building a separate structure for a carport, replacing the deck, etc —all expenses necessary to attract a buyer, but not one he would have undertaken had he continued with his original rental plan. This change of course marked the beginning of a financial and emotional spiral.

Agenda Item #10.1.

By the end of the renovation, Mr. Woodson had exhausted his funds, including both his first mortgage and the newly originated home-equity line of credit (HELOC). He was forced to borrow over $300,000 from his general contractor—whom he repaid through escrow—and took personal loans from close friends to survive in the interim. The roofing contractor, too, was not paid until the sale of the home. These debts caused immense shame and emotional distress.

During this time, Woodson’s credit score collapsed from a perfect 850 in July of 2023 to 595 at the time of the close of escrow, all directly attributable to the financial chaos created by the City’s unlawful actions.

3. Mr. Woodson’s Discovery of the City’s Willful Misconduct Mr. Woodson had no way of knowing that the City's $100,000 demand was issued in bad faith. In an effort to address the basis for the City’s enforcement decisions, Mr. Woodson filed a Public Records Act (PRA) request in or about spring 2025. The City responded with a disorganized data dump of more than 200 files, many of which had no relevance to his property whatsoever, including sprinkler permits, water complaints, and code violations from unrelated homes throughout St. Helena. This tactic appeared designed to frustrate and delay discovery of the most damning document: the December 2023 email from Ms. Wahba confirming that penalties like the ones imposed on Mr. Woodson would be unlawful without notice and opportunity to cure. He found this document only after extensive effort and legal assistance.

As addressed above, the PRAproduction also revealed that City Councilmembers Hecock, Chouteau and Prestwich had been personally notified about the alleged STR violation at 270 Pratt as early as 2021, but no enforcement action was taken at the time. Mr. Woodson received no warning, no outreach, and no opportunity to cure. By waiting two years and then enforcing retroactively, the City enabled large penalties to accrue, depriving him of due process and increasing the financial damage.

When Mr. Woodson later confronted the City about its failure to conduct public education or outreach regarding its STR laws, including directly to Mr. Woodson despite the City’s ongoing knowledge of the alleged violation, the City responded that “ignorance of the law is not a defense.” Yet the City knowingly broke the law for its own financial gain in refusing to follow its own legal counsel’s advice and violating the very legal principles it claimed to uphold.

This hypocrisy lays bare the City’s disregard for legal boundaries, a reckless course that compounds its culpability, broadens its exposure to civil liability, and underscores its responsibility for the financial and emotional harm Mr. Woodson endured as a direct result of its unlawful actions.

The financial impact of the City’s unlawful actions extended far beyond the immediate penalties. In addition to the forced-sale transaction losses exceeding $125,000 in brokerage commissions, escrow fees and staging costs, Mr. Woodson incurred substantial ancillary losses that never would have occurred but for the City’s misconduct. These include moving and storage expenses, title and recording fees, professional opportunity costs from time diverted away from his business, and months of lost income resulting from the forced liquidation process. Each of these expenses flowed directly from a sale that never should have occurred.

Agenda Item #10.1.

The cumulative effect of these losses far exceeds the City’s remaining claim, rendering any further collection not only inequitable but unjust.

While Mr. Woodson no longer resides in St. Helena and no longer owns the subject property, the consequences of the City’s misconduct continue to shape his life. Rather than compel additional proceedings, Mr. Woodson therefore requests that the Council exercise its authority under SHMC § 3.28.090 to offset the City’s claim in full, as a means of equitable restitution for the damages directly caused by the City’s unlawful enforcement. Doing so would not only restore a measure of justice, but also help avoid unnecessary litigation and begin to repair the damage done.

Agenda Item #10.1.

Introduction: Appeal and Demand for Offset
Pursuant to St. Helena Municipal Code (SHMC) Section 3.28.090, Reed Woodson hereby submits a written response in support of his appeal of the October 10, 2025, Administrative Ruling ordering him to pay $48,566.05.

This appeal is not merely a challenge to the calculation of the Transient Occupancy Tax (TOT). It is a demand for resolution based on the City of St. Helena's unprecedented acts of unlawful enforcement that caused Mr. Woodson substantial and actionable financial damages.

The core dispute is that on January 9, 2024, the City issued Mr. Woodson a bill for nearly $100,000, composed of a retroactive TOT bill and an equally large civil penalty. As revealed later by internal City records, this civil penalty was issued despite the City Attorney's own explicit warning that such penalties were "legally unenforceable" without a "meaningful opportunity to cure," a right the City never afforded Mr. Woodson. (See Exhibit 1).

This unlawful financial demand was not a harmless error; it was a financially calamitous event. Faced with a $100,000 liability he could not pay, Mr. Woodson was forced to abandon his plan to bring the family property into compliance as a long-term rental. As further detailed below, Mr. Woodson was instead forced into a distressed sale, incurring hundreds of thousands of dollars in debt, destroying his credit, and causing immense personal and financial harm.

The City's subsequent decision to rescind the unlawful civil penalty in September 2024, nine months later, came far too late. The forced sale and financial spiral were already irreversible. Mr. Woodson, however, would only learn of the impropriety of the penalties when records were produced through a later PRA request.

The $48,566.05 in taxes and interest upheld in the October 10 Ruling is the direct, remaining fruit of that poisonous tree. The City cannot now sanitize its actions by seeking to collect one half of a demand that was, from its inception, illegally and willfully inflated. This is especially so as the record provided below further shows that the City was aware of the alleged non-compliant rental and simply chose to not notify Mr. Woodson to purposefully increase penalty exposure.

The City's actions have exposed it to significant civil liability for the financial and emotional harm Mr. Woodson endured. The financial damages Mr. Woodson suffered as a direct result of the City's unlawful enforcement actions far exceed the City's current claim. These damages should be resolved by and through a full offset of the remaining tax liability.

The following Statement of Facts details the timeline of the City's misconduct and the resulting damages.

Agenda Item #10.1.

Statement of Facts: City Misconduct and Resulting Damages

1. The City’s Failure to Notify and Willful Entrapment
Mr. Reed Woodson owned his home at 270 Pratt Avenue in St. Helena, CA, which had been in his family for over 40 years. In July 2023, Mr. Woodson was notified by the City of St. Helena that his use of the property as a short-term rental (STR) violated city ordinances.

Shortly after receiving this notice, Mr. Woodson was contacted by City Attorney Yara Wahba, who requested that he provide historical booking data from Airbnb. Mr. Woodson voluntarily complied. At no point was he informed that he had a right to remain silent, to consult legal counsel, or that the information he submitted could and would be used against him. He was not under subpoena, nor was he informed that his cooperation was optional.

Public records later revealed that City officials, including Councilmembers Hecock, Chouteau and Prestwich had been notified of the alleged STR violation as early as 2021.

However, the City took no enforcement action, provided no warning, and offered Mr. Woodson no opportunity to cure. By waiting two years to enforce retroactively, the City effectively enabled penalties to accrue, depriving Mr. Woodson of due process and maximizing the financial penalty.

2. The City’s Knowingly Unlawful Penalties
Immediately upon receipt of the notice, Mr. Woodson ceased all short-term rental activity. He then made a plan to bring the property into compliance by converting it into a lawful long-term (30+ day) rental. To facilitate this, he secured a home equity line of credit (HELOC) and began a phased renovation of the property. This included infrastructure improvements and interior updates.

But on January 9, 2024, the City of St. Helena issued two penalties: a retroactive transient occupancy tax (TOT) bill and a civil penalty totaling nearly $100,000. Both were later revealed to have been issued in violation of due process and state law.

Just three weeks before the City issued these penalties, internal City emails show that City Attorney Wahba had explicitly warned staff and elected officials that such penalties were legally unenforceable unless the homeowner was first given formal notice and a meaningful opportunity to cure the alleged violation. (See Exhibit 1). The City issued them anyway — a willful violation of due process and municipal law that heightens its exposure to civil liability.

Faced with overwhelming financial pressure at this point, Mr. Woodson was forced to abandon his renovation plan for long-term rental use and instead prepare the home for immediate sale. This pivot included installing a new metal roof and completely replacing the wood siding of the house to meet fire insurance requirements, building a separate structure for a carport, replacing the deck, etc —all expenses necessary to attract a buyer, but not one he would have undertaken had he continued with his original rental plan. This change of course marked the beginning of a financial and emotional spiral.

Agenda Item #10.1.

By the end of the renovation, Mr. Woodson had exhausted his funds, including both his first mortgage and the newly originated home-equity line of credit (HELOC). He was forced to borrow over $300,000 from his general contractor—whom he repaid through escrow—and took personal loans from close friends to survive in the interim. The roofing contractor, too, was not paid until the sale of the home. These debts caused immense shame and emotional distress.

During this time, Woodson’s credit score collapsed from a perfect 850 in July of 2023 to 595 at the time of the close of escrow, all directly attributable to the financial chaos created by the City’s unlawful actions.

3. Mr. Woodson’s Discovery of the City’s Willful Misconduct Mr. Woodson had no way of knowing that the City's $100,000 demand was issued in bad faith. In an effort to address the basis for the City’s enforcement decisions, Mr. Woodson filed a Public Records Act (PRA) request in or about spring 2025. The City responded with a disorganized data dump of more than 200 files, many of which had no relevance to his property whatsoever, including sprinkler permits, water complaints, and code violations from unrelated homes throughout St. Helena. This tactic appeared designed to frustrate and delay discovery of the most damning document: the December 2023 email from Ms. Wahba confirming that penalties like the ones imposed on Mr. Woodson would be unlawful without notice and opportunity to cure. He found this document only after extensive effort and legal assistance.

As addressed above, the PRAproduction also revealed that City Councilmembers Hecock, Chouteau and Prestwich had been personally notified about the alleged STR violation at 270 Pratt as early as 2021, but no enforcement action was taken at the time. Mr. Woodson received no warning, no outreach, and no opportunity to cure. By waiting two years and then enforcing retroactively, the City enabled large penalties to accrue, depriving him of due process and increasing the financial damage.

When Mr. Woodson later confronted the City about its failure to conduct public education or outreach regarding its STR laws, including directly to Mr. Woodson despite the City’s ongoing knowledge of the alleged violation, the City responded that “ignorance of the law is not a defense.” Yet the City knowingly broke the law for its own financial gain in refusing to follow its own legal counsel’s advice and violating the very legal principles it claimed to uphold.

This hypocrisy lays bare the City’s disregard for legal boundaries, a reckless course that compounds its culpability, broadens its exposure to civil liability, and underscores its responsibility for the financial and emotional harm Mr. Woodson endured as a direct result of its unlawful actions.

The financial impact of the City’s unlawful actions extended far beyond the immediate penalties. In addition to the forced-sale transaction losses exceeding $125,000 in brokerage commissions, escrow fees and staging costs, Mr. Woodson incurred substantial ancillary losses that never would have occurred but for the City’s misconduct. These include moving and storage expenses, title and recording fees, professional opportunity costs from time diverted away from his business, and months of lost income resulting from the forced liquidation process. Each of these expenses flowed directly from a sale that never should have occurred.

Agenda Item #10.1.

The cumulative effect of these losses far exceeds the City’s remaining claim, rendering any further collection not only inequitable but unjust.

While Mr. Woodson no longer resides in St. Helena and no longer owns the subject property, the consequences of the City’s misconduct continue to shape his life. Rather than compel additional proceedings, Mr. Woodson therefore requests that the Council exercise its authority under SHMC § 3.28.090 to offset the City’s claim in full, as a means of equitable restitution for the damages directly caused by the City’s unlawful enforcement. Doing so would not only restore a measure of justice, but also help avoid unnecessary litigation and begin to repair the damage done.

Agenda Item #10.1.

Agenda Report to the City Council
Agenda Section: PUBLIC HEARINGS:

Department: Planning
DATE: November 18, 2025
FROM: Maya DeRosa, Community Development Director
SUBJECT: Introduction and waive the first reading of a proposed ordinance to approve and adopt Zoning Ordinance
Amendment (ZOA 2025-002) to amend Section 17.16.030,
end note 5 and Section 17.35.050(A) of the St. Helena
Municipal Code.

RECOMMENDED
ACTION:

1. Find that the proposed changes to Chapters 1.12,

17.05, and 17.32 of the St. Helena Municipal Code are
exempt from CEQA Guideline 15061 (b)(3); and

2. Introduction and waive the first reading of a proposed ordinance (ZOA2025-002) amending Section 17.16.030,
end note 5 and Section 17.35.050(A) of the of the St.

Helena Municipal Code.

PREVIOUS COUNCIL
ACTION:

The Council provided policy direction on this topic on July 22, 2025.

STATEMENT OF THE
PURPOSE:

To amend the zoning ordinance to clarify that covered
porches, balconies and similar structures do not count
towards gross floor area.

FINANCIAL IMPACT: There is no direct fiscal impact as a result of adoption of this zoning ordinance amendment.

BACKGROUND:

In 2020, the City of St. Helena initiated a General Plan implementation action and began a three-year process of completing a comprehensive update to the City’s zoning code. The process involved the formation of a zoning code subcommittee, numerous public meetings and discussions, culminating in the adoption of the comprehensive zoning code update on October 23, 2023.

During the process of developing the code update, the City’s planning consultant, Lisa Wise Consulting (“LWC”), conducted stakeholder interviews to gather insight and perspective. In its summary of those interviews, LWC indicated that stakeholders discussed, among other things, “observations about new residential builds that are out of context with neighborhood scale and mass; [and] the need for reduction in allowable floor area ratio (FAR). (City of St. Helena Zoning Code Update Recommendations Memo and Annotated Outline (June 26, 2020), p. 4.) In partial response to these observations, LWC recommended deleting the floor area ratio standards in the code for residential districts and instead establishing a maximum building gross floor area for Agenda Item #10.2.

single family residences on a range of lot sizes, which resulted in a slightly reduced allowable floor area for single family homes in residential districts.

The Zoning Code, as amended, establishes the “maximum gross floor area” that may be developed on lots within the LR-1A, LR and MR residential districts (these are the City’s single family residential districts). The maximum gross floor area, based on lot size, is set forth in End Note 4 to Section 17.16.030 of the Zoning Code (for the MR District) and Table 17.16.030(C), also in Section 17.16.030 (for the LR-1A and LR Districts). End Note 5 to Section 17.16.030 includes “additional standards” that apply within the residential zoning districts, and as part of those “additional standards”, End Note 5 declares that certain buildings and structures are “exempt from max. building gross floor area,” including “[a] balcony, porch, deck or other structure that is unenclosed on at least three sides.” (Zoning Code sec. 17.16.030, End Note 5(b)(iv).) Section 17.16.030, including End Note 5, and all proposed ordinance amendments are included in the attached ordinance.

The manner in which “floor area” is measured is set forth in Zoning Code Chapter

17.34, “Rules of Measurement”. Section 17.34.050 declares that “[t]he floor area is measured as the sum of the gross horizontal floor areas of a building measured from the exterior face of exterior walls, or from the centerline of a wall separating two buildings.” Section 17.34.050 goes on to list certain areas that are included and excluded from the calculation of floor area. Amongst the areas that are included in the gross floor area are: “In cases where no walls exist, the area covered by the roof excluding two feet on each side of a standard roof projection.” (Zoning Ordinance Section 17.34.050(A)(1)(b) [emphasis added].) Section 17.34.050 is attached to this staff report as Attachment No. 2. Therefore, on the one hand, all areas covered by a roof (excluding a standard roof projection) are included within the calculation of gross floor area, but on the other hand under Section 17.16.030, End Note 5, balconies, porches, decks or other structure that are unenclosed on at least three sides are excluded from the calculation of gross floor area.

A few weeks following adoption of the Zoning Code update by City Council, while staff was preparing the final code changes to the code publisher, City staff raised questions regarding whether covered balconies, porches, decks would be counted toward gross floor area, given the language in the Rules of Measurement stating that all covered areas are counted toward gross floor area. The representative from LWC believed the intent of the City, based on the language in the Rules of Measurement, was to include all areas covered by a roof within the calculation of gross floor area, and the City should make a clarifying change to End Note 5 to add the word “uncovered” to End Note 5, to declare that areas that are excluded from the calculation of gross floor area include “an uncovered balcony, porch, deck or other structure that is unenclosed on at least three sides.” The LWC representative viewed this as a change to correct a clerical error that would have no substantive impact on the Code. As a result, the word “uncovered” was added to End Note 5. Staff also included an edit to Section 17.34.050(A)(2)(f) to state that uncovered balconies, porches, patios and decks were to be excluded from the calculation of floor area, in an effort to be consistent with the change to End Note 5.

Agenda Item #10.2.

These changes were made after the adoption of the code, and not part of a formal Council adoption, based on the logic that they were clerical, clarifying edits.

In the fall of 2024, while working with the City to process a Design Review application for a proposed project, Dan Hale noted the change to End Note 5 between the Code adopted in October 2023 and version available online and at City Hall. The City received a letter from an attorney representing Mr. Hale questioning the inclusion of these changes in the code and asking that they be removed from the code if they were inadvertently included. The City Attorney responded to Mr. Hale’s attorney, acknowledging that the changes to End Note 5 and Section 17.34.050(A)(2)(f) should not have been made without a corresponding ordinance approved by Council, and stated that the referenced changes would be removed from the Zoning Code. However, the City Attorney also indicated that these two changes were intended to be clarifying, and were consistent with the Zoning Code’s treatment of covered patios as it was adopted in October 2023. This position that the changes were intended to be clarifying was based on City staff (and the City Attorney’s) position that the language in the Rules of Measurement requiring that all areas covered by a roof are part of the “gross floor area” was intended to be controlling, and the exemption in End Note 5 was intended to be limited to uncovered balconies, porches, decks and similar structures, and would not change the overarching rule set forth in the rules of measurement. The City Attorney indicated that an ordinance formally amending End Note 5 and Section

17.34.050(A)(2)(f) would come forward at a later date.

City staff did move forward with an ordinance that would add “uncovered” to End Note 5, and make an edit to Section 17.34.050(A)(2)(f) to state that uncovered balconies, porches, patios and decks were to be excluded from the calculation of floor area. The Planning Commission recommended by a 4-0 vote on April 15, 2025 to approve the proposed ordinance. The proposed ordinance was scheduled to be heard by the Council on May 13, 2025, but following extensive written public comment, City staff decided to pull the item to engage in more discussions with interested stakeholders before bringing an item forward.

The City Attorney engaged in discussions with interested members of the community.

Following these discussions and further review of the Zoning Code language, the City Attorney changed his opinion, determining that the most logical interpretation of the current code language is that the exemption for patios, porches and decks in End Note 5 is intended to apply specifically to covered patios, porches, decks and similar structures that are unenclosed on three sides. The City’s Attorney’s updated position is laid out in more detail in the memo included as Attachment No. 3.

Given the level of confusion this language has caused, the City Attorney brought a discussion item to the City Council on July 22, 2025 to request policy direction for making clarifying amendments to the Zoning Code, so it is clear whether or not covered patios, porches, decks and similar structures should be included in the calculation of gross floor area. Some of the background provided to the City Council in favor of why covered porches should be excluded from floor area included:

Agenda Item #10.2.

Covered patios and porches are consistent with the character of St. Helena, and including them as part of gross floor area discourages their use, because homeowners are forced to choose between covered outdoor area and interior living space.  Covered patios, etc. should be encouraged because they help with natural cooling of the interior of homes, and provide for shaded outdoor areas, which are particularly beneficial in light of increasing temperatures due to climate change.  This is a change from the City’s historic treatment of covered patios, etc., and as a result some existing homes will become legal nonconforming uses if the home, inclusive of the covered outdoor areas, now exceed the maximum gross floor area. As a result, those homes will not be able to expand unless the owners comply with the new gross floor area limits.
 This will further restrict existing homeowners’ ability to add on to their homes to address a change in life circumstance (e.g., having additional children, taking in an elderly parent) if they have covered outdoor areas.

At that meeting the City Council unanimously directed the City Attorney to prepare an ordinance for consideration by the Planning Commission and Council that would exclude covered patios, porches and decks in the calculation of gross floor area. This Zoning Ordinance Amendment reflects the direction provided.

On October 21, 2025, the Planning Commission unanimously approved (4-0) a recommendation that the City Council approve an ordinance amending the zoning ordinance pertaining to excluding covered porches, patios and decks in the calculation of gross floor area.

DISCUSSION:

Staff finds that the proposed amendments bring internal consistency to the code both within the residential development standards Chapter and also in the Rules of Measurement Chapter.

17.16.030 Endnote 5 (b)(iv):

The proposed change to the residential development standards table adds the words “whether covered or uncovered” and deletes “that is unclosed on at least three sides.” The deletion of the above phrase makes the code easier to interpret and is less restrictive.

17.34.050 A (1)(b):

The deletion of section (b) makes clear that the “floor area” used to determine maximum gross floor area for residential uses does not include outdoor covered spaces, such as porches, covered patios, and similar outdoor spaces. This is consistent with the direction received from Council.

Agenda Item #10.2.

17.34.050(A)(2)(e), (f) and (g):

The deletion of subsections e, f and g from Section 17.34.050(A)(2), which lists the areas that are excluded from the definition of “floor area” as shown below and also in the attached redline ordinance is recommended as well. This language is unnecessary since the calculation of “floor area” is only used for residential uses, and each of the areas in these deleted subsection would only exist in non-residential buildings.

Additionally, each of the described areas are outside covered areas, and if Section

17.34.050(A) is amended to make clear that only interior areas are included in floor area, it is not necessary to include these subsections in the code. e. In nonresidential buildings, areas used for off-street parking spaces or loading spaces, driveways, and maneuvering aisles that are located below the finished grade of the property.
f. Arcades, porticoes, and similar open areas that are located at or near street level and are accessible to the general public but are not designed or used as sales, display, storage, service, or production areas.
g. Outside areas used for sales and/or display (e.g., plant nurseries, building materials, auto sales, wine production, etc.).

Clarifying Changes to Section 17.34.050(A):

In addition to the more substantive edits discussed above, staff is recommending a few minor clarifying changes to Section 17.34.050(A). In Subsections 17.34.050(A)(1) and (2), staff is recommending to revised the headings to indicate each subsection includes items included and excluded from “Floor Area Measurement”, so that the language is consistent with the heading in Subsection 17.34.050(A).

Secondly, Section 17.34.050(A)(1)(d) currently declares that “All floors of enclosed stairways, stairwells or elevator shafts” are included in floor area measurement, but Section 17.34.050(A)(2)(d) declares that “[i]n the case of a multistory building that has covered or enclosed stairways, stairwells or elevator shafts, the horizontal area of such features shall be counted only once at the floor level of their greatest area of horizontal extent.” In other words, Section 17.34.050(A)(1)(d) states that all floors of these areas are included in floor area measurement, but Section 17.34.050(A)(2)(d) states that only the ground floor of these areas are included in floor area measurement. After reviewing this section, staff believes it would be more clear to move the language in Section

17.34.050(A)(2)(d) to the list of areas that are included in floor area measurement. This is a non-substantive change, but hopefully will make the requirements more clear for the user.

Agenda Item #10.2.

ENVIRONMENTAL REVIEW: Pursuant to CEQA Guidelines Section 15061(b) (3), the project will not have a significant impact on the environment and is exempt from CEQA.

GOAL:

Miscellaneous/Other
DOCUMENTS ATTACHMENTS:

Ordinance - porches and floor area-FINAL
Agenda Item #10.2.

ORDINANCE NO.____
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF ST. HELENA AMENDING SECTION 17.16.030 END NOTE 5 AND SECTION 17.34.050(A) OF TITLE 17 OF THE ST. HELENA MUNICIPAL CODE REGARDING CALCULATION

OF FLOOR AREA
WHEREAS, Title 17 of the St. Helena Municipal Code (SHMC) includes development standards and also rules of measurement for calculating gross floor area; and
WHEREAS, SHMC section 17.34.050(A) establishes parameters for what is included and excluded in the floor area calculation for residential uses in the City; and WHEREAS, End Note 5 of SHMC Section 17.16.030 (Development Standards) currently states balconies, porches and decks are exempt from inclusion in the calculation of gross floor area; and
WHEREAS, the City Council conducted a policy discussion on whether covered balconies, porches, decks or similar structures should count towards floor area on July 22, 2025, and received input from City staff and members of the public; and WHEREAS, in response to that policy discussion, the City desires to amend SHMC Section 17.16.030, End Note 5 and Section 17.34.050, to ensure internal code consistency and clarify that covered balconies, porches, decks and similar structures are not included in the calculation of residential gross floor area and make certain other minor clarifying changes to the these sections; and
WHEREAS, the Planning Commission held a duly noticed public hearing at a Regular Meeting on October 21, 2025, on the proposed Ordinance during which public hearing the Planning Commission received comments from City staff and members of the general public and recommended approval to the City Council through Resolution No. ; and
WHEREAS, the City Council held a duly noticed public hearing on November 18, 2025 on the proposed Ordinance, during which public hearing the City Council received comments from City staff and members of the public; and WHEREAS, the City Council desires to approve the requested amendments to Section 17.16.030 End Note 5 of Chapter 17.16 (Development Standards- Residential Districts) and amending Chapter 17.34.050 A of the St. Helena Municipal Code through approval of this Ordinance.

NOW, THEREFORE, the City Council of the City of St. Helena does hereby ordain as follows:

Section 1. Recitals. The above recitals are incorporated as though set forth in this section.

Agenda Item #10.2.

Section 2. Amendment to Section 17.16.030. Section 17.16.030, End Note 5 of the St. Helena Municipal Code is hereby amended to read as follows (new language is underlined, deletions are in strikeout):

Endnote 5 The following additional standards apply for
existing development and new construction in the LR-1A, LR, MR, and HR zoning districts:
a. The max. building gross floor area may be increased by four hundred (400) sf for construction of an ADU.
b. The following buildings and areas are exempt from max. building gross floor area:
i. One covered parking space with a max. floor area of two hundred (200) sf; ii. Nonhabitable accessory buildings with a max. floor area of one hundred twenty (120) sf;
iii. A nonhabitable basement or attic; and
iv. A balcony, porch, deck, or other similar structure, whether covered or uncovered that is unenclosed on at least three sides.

Section 3. Amendment to Section 17.34.050. Section 17.16.050 of the St.

Helena Municipal Code is hereby amended to read as follows (new language is underlined, deletions are in strikeout):

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

1. Included in Floor Area Calculation Measurement.
a. All habitable space (as defined in the building code) that is below the roof and within the outer surface of the main walls of principal or accessory buildings or the centerlines of party walls separating such buildings or portions thereof. b. In cases where no walls exist, the area covered by the roof excluding two feet on each side of the structure for a standard roof projection. b.c. Interior walkways or corridors, interior courtyards, walkways, paseos, or corridors covered by a roof or skylight.
c.d. All floors of enclosed stairways, stairwells or elevator shafts. In the case of a multistory building that has covered or enclosed stairways, stairwells or elevator shafts, the horizontal area of such features shall be counted only once at the floor level of their greatest area of horizontal extent.

2. Excluded From Floor Area Measurement.
a. Mechanical, electrical, and communication equipment rooms that do not exceed two percent of the building’s gross floor area.
b. Bay windows or other architectural projections where the vertical distance between the lowest surface of the projection and the finished floor is thirty (30) inches or greater.
c. Any areas that satisfy the landscape and open space base zone Agenda Item #10.2.

requirements.
d. In the case of a multistory building that has covered or enclosed stairways, stairwells or elevator shafts, the horizontal area of such features shall be counted only once at the floor level of their greatest area of horizontal extent. e. In nonresidential buildings, areas used for off-street parking spaces or loading spaces, driveways, and maneuvering aisles that are located below the finished grade of the property.
f. Arcades, porticoes, and similar open areas that are located at or near street level and are accessible to the general public but are not designed or used as sales, display, storage, service, or production areas.
g. Outside areas used for sales and/or display (e.g., plant nurseries, building materials, auto sales, wine production, etc.).
d.h. A building or structure consisting of nonusable floor space such as a garage, carport, or storage shed.
e.i. Unfinished attics, crawlspaces, and basements shall not be included unless converted and finished as usable floor space.

Severability. If any section, subsection, phrase, or clause of this ordinance is for any reason held to be unconstitutional, such decision shall not affect the validity of the remaining portions of this ordinance. The City Council would have passed this ordinance and each and every section, subsection, sentence, clause, or phrase not declared invalid or unconstitutional without regard to whether any portion of the ordinance would be subsequently declared invalid or unconstitutional.

Section 4. CEQA. This ordinance was assessed in accordance with the authority and criteria contained in the California Environmental Quality Act (CEQA), the State CEQA Guidelines (the Guidelines), and the environmental regulations of the City. The City Council hereby finds that this ordinance is exempt from review under CEQA under Section 15061(b)(3) of the State CEQA Guidelines because it can be seen with certainty that the provisions contained herein would not have the potential for causing a significant effect on the environment.

Section 5. Effective Date. This Ordinance shall take effect and be enforced within thirty (30) days from and after the date of its adoption by the City Council at a second reading and shall be posted and published in accordance with the California Government Code.

THE FOREGOING ORDINANCE was introduced at a regular meeting of the St.

Helena City Council on the 18th day of November, 2025, and was adopted at a regular meeting of the St. Helena City Council on the day of , 2025, by the following vote:

Agenda Item #10.2.

AYES:

NOES:

ABSENT:

ABSTAIN:

ATTEST: APPROVED:

Andrew Bradley, City Clerk Paul Jamison Dohring, Mayor
Agenda Item #10.2.

City of St. Helena
City Council
Project: Zoning Ordinance Amendment (ZOA 2025-002) to
amend Title 17 of St. Helena Municipal Code pertaining to exempting uncovered balconies, porches and decks from
gross floor area
Staff: Maya DeRosa
Community Development Department November 18, 2025
Agenda Item #10.2.

Background
• The zoning ordinance amendment which is the subject
of this agenda item reflects the policy direction from
the City Council on July 22, 2025 to not count covered
porches, balconies and other structures towards
residential gross floor area.
• On October 21, 2025, the Planning Commission held a
public hearing on the proposed ordinance amendment
and recommended (4-0) the City Council approve the
ZOA.

Agenda Item #10.2.

Recommended Redline Changes:

Table 17.16.030 B, End Note to Building
Gross Floor Area
Table 17.16.030.B: Development Standards – Residential Zoning Districts Standard LR-1A LR MR HR Key
Max. Building Gross
Floor Area (all floors)
5 Refer to Table

17.16.030.C for
lots <1 acre
Refer to Table

17.16.030.C
Refer to End
Note 4
None
Max. 6,069 sq ft
for lots ≥1 ac in
area
Max. Building Height
Principal Structure 30 ft 30 ft/2 stories 30 ft/2 stories 42 ft/3 stories Ground floor
max. ceiling
height 15 ft
30 ft/2 stories
for small lot
development
Accessory Structure 6 16 ft 16 ft 16 ft 16 ft
Setbacks
Agenda Item #10.2.

Recommended Redline Changes: Table

17.16.030 B, End Note 5(b)(iv)
iv. A balcony, porch, deck, or other similar structure, whether covered or uncovered that is unenclosed on at least three sides.

Agenda Item #10.2.

Recommended Redline Changes:

17.34.050 (A)(2)(e)(f) and (g)
The deletion of these subsections which lists areas which are excluded from the definition of “floor area” is recommended because this language is unnecessary since the calculation of “floor area” is only used for residential uses and each of these deleted sections would only exist in non-residential buildings. • e. In nonresidential buildings, areas used for off-street parking spaces or loading spaces, driveways, and maneuvering aisles that are located below the finished grade of the property.
• f. Arcades, porticoes, and similar open areas that are located at or near street level and are accessible to the general public but are not designed or used as sales, display, storage, service, or production areas. • g. Outside areas used for sales and/or display (e.g., plant nurseries, building materials, auto sales, wine production, etc.).

Agenda Item #10.2.

Recommendation
1) Find that the proposed changes to Chapters 1.12, 17.05, and 17.34 of the St. Helena Municipal Code are exempt
from CEQA Guideline Section 15061 (b)(3); and
2) Introduction and waive the first reading of a proposed ordinance (ZOA2025-002) amending Section 17. 16.030,
end note 5 and Section 17.34.050(A) of the St. Helena
Municipal Code.

Agenda Item #10.2.

Questions?
Agenda Item #10.2.

Agenda Report to the City Council
Agenda Section: PUBLIC HEARINGS:

Department: Finance
DATE: November 18, 2025
FROM: Mandy Kellogg, Administrative Services Director
SUBJECT: Introduction and waiver of first Reading of an Ordinance Amending City of St. Helena Municipal Code Section

2.12.060 of Chapter 2.12 and Chapter 2.24 Regarding the Powers and Duties of the City Manager and Department
Heads, a Title Change from Director of Finance to Director of Administrative Services and removing the City
Manager's Authority to Assume the Duties of the
Treasurer.

RECOMMENDED
ACTION:

Introduce and waive the first reading of an Ordinance of the City Council amending Municipal Code Chapters 2.12
and 2.24 to reassign treasurer duties, in addition to retitling Director of Finance to Director of Administrative Services.

PREVIOUS COUNCIL
ACTION:

December 9, 2014 - Approval of an Ordinance amending
sections 2.12.060 B and 2.24.020 O of the St. Helena
Municipal Code to authorize the City Manager to assume
the duties of City Treasurer.

STATEMENT OF THE
PURPOSE:

The purpose of this report is to introduce and waive the first reading of an ordinance amending Municipal Code
Chapters 2.12 and 2.24 to reassign treasurer duties, and to retitle the position of Director of Finance to Director of Administrative Services.

FINANCIAL IMPACT: There is no financial impact associated with this report.

BACKGROUND:

Historically, the Director of Finance has performed the duties of the City Treasurer for the City of St. Helena. This is consistent with past organizational structures, as well as the assignment in most cities, in which the financial management and treasury functions are consolidated under a single department head.

On December 9, 2014, the City Council adopted Ordinance No. 2014-14, amending Sections 2.12.060(B) and 2.24.020(O) of the St. Helena Municipal Code to authorize the City Manager to assume the statutory duties of the City Treasurer. This change reflected a restructuring of City operations intended to streamline administrative responsibilities, improve oversight of financial management, and align with best practices in municipal governance where the Treasurer role serves primarily as an oversight or coordination function rather than a separately elected or appointed position.

Agenda Item #10.3.

Since that time, the City’s organizational and financial management structure has continued to evolve. The proposed ordinance seeks to formally update the Municipal Code to reflect current organizational practices by reassigning the Treasurer duties to align with modern administrative operations and renaming the Director of Finance position to Director of Administrative Services, which more accurately represents the expanded scope of departmental oversight, including finance, human resources, and related administrative functions.

Staff in various departments are reviewing the City's Municipal Code and over the next year will bring amendments to the city council as needed. These updates are intended to reflect current organizational structure and improve the municipal code.

DISCUSSION:

The ordinance amendment will ensure that the St. Helena Municipal Code accurately reflects the City’s current organizational structure and delegation of responsibilities.

Specifically, the amendment would:

1. Reassign Treasurer Duties: Clarify the delegation of Treasurer responsibilities to better align with the City’s existing administrative and financial management practices, improving accountability and operational efficiency.

2. Update Position Title: Replace references to “Director of Finance” with “Director of Administrative Services” to reflect the broader range of duties now managed under this position, including financial management, human resources, risk management, and other administrative support functions.

By adopting the proposed amendment, the City will maintain transparency in the delegation of statutory duties while updating the Municipal Code to accurately represent the City’s administrative structure and contemporary management practices.

ENVIRONMENTAL REVIEW: None.

GOAL:

Goal 7: Enhance Organizational Effectiveness
DOCUMENTS ATTACHMENTS:

St. Helena Municipal Code Chapters 2.12 and 2.24-c1
Agenda Item #10.3.

83578.00000\44390999.1
ORDINANCE NO. _____________
ORDINANCE OF THE CITY COUNCIL OF THE CITY OF ST. HELENA AMENDING SECTION 2.12.060 OF CHAPTER 2.12 AND SECTIONS 2.24.010, 2.24.020, 2.24.030, AND 2.24.040 OF CHAPTER 2.24 OF TITLE 2 OF THE ST. HELENA MUNICIPAL

CODE REGARDING THE POWERS AND DUTIES OF THE CITY MANAGER AND DEPARTMENT HEADS, A TITLE CHANGE FROM “DIRECTOR OF FINANCE” TO “DIRECTOR OF ADMINISTRATIVE SERVICES” AND REMOVING THE CITY MANAGER’S AUTHORITY TO ASSUME DUTIES OF THE TREASURER.

WHEREAS, state law and the California Constitution permits the City of St.

Helena to adopt all local, police, sanitary, and other ordinances and regulations not in conflict with general law.

NOW, THEREFORE, the City Council of the City of St. Helena does ordain as follows:

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

Section 2: Amendments to Section 2.12.060 of Chapter 2.12.

Section 2.12.060 of Chapter 2.12 of Title 2 of the St. Helena Municipal Code is hereby amended to read as follows (new language is underlined, deletions are in strikeout):
“2.12.060 Powers and duties.
(A) The city manager shall be the administrative head of the government of the city, under the direction and control of the council. The manager shall be responsible for the efficient administration of all the affairs of the city, which affairs are under their his or her control.
(B) In addition to the general powers as administrative head, and not as a limitation thereon, the city manager shall have the following powers and duties:
(1) General Supervision. To execute on behalf of the council, its administrative supervision and control of such affairs of the city as may be placed in their his or her charge, or which are not otherwise provided for the council; …
(3) Authority over Officers and Employees. To control, order, and give direction to all heads of departments and subordinate officers and employees of the city, except in matters which by state law are confined to their exclusive and uncontrolled jurisdiction, and except the city attorney. Department heads shall include: assistant city manager, director of public works director/city engineer, finance director of administrative services, Agenda Item #10.3.

83578.00000\44390999.1
planning director of community development, police chief of police, library director, recreation director of community services, fire chief;
(4) Rules and Regulations. To prescribe such rules, regulations and polices as they he or she deems necessary or expedient for the conduct of administrative services, and to revoke, suspend, or amend any rule, regulation or policy established by any officer, department head or other person in administrative service; …
(7) Assist the Council. To attend meetings of the council and to report upon and discuss any matters concerning the affairs of the departments, services or activities under their his or her supervision upon which, in their his or her judgment, the council shall be informed, or upon which their his or her views or opinions are requested by the council;
…
(9) Budget. To supervise the preparation of a detailed, proposed municipal budget and submit the same to the council on or before May 15th of each year, and to offer their his or her recommendations as to such increases, decreases, cancellations, transfers, or changes in any of the items included in the proposed budget as in their his or her judgment should be made before adoption of the budget after its final adoption; and to keep the council informed with respect thereto;
…
(12) Studies and Reports. To make such surveys, studies, reports and recommendations as they he or she may deem desirable on any matter affecting the interest of the people or city as budgeted or as may be requested by the council; …
(18) Citizens’ Compliance. To appropriately investigate all complaints in relation to matters concerning the administration of city government; to adjust all proper grievances within the scope of authority provided by city laws and policies, and to report to the council all injustices suffered by reason of defects or omissions in the laws, policies, or practices of the city which they he or she are is not authorized to rectify; …
(23) Treasurer Functions. Assume all functions of the treasurer as set forth in this code and in California Government Code Sections 41000 to 41007; and (234) Execute Settlements, Waive Fees and Resolve Specified Disputes and Appeals. To execute settlement agreements, waive otherwise applicable fees and penalties up to $2,000, and resolve appeals subject to Chapter 1.16 and other disputes involving city codes.”
Agenda Item #10.3.

83578.00000\44390999.1
Section 3: Amendments to Chapter 2.24.

Sections 2.24.010, 2.24.020, 2.24.030, and 2.24.040 of Chapter 2.24 of Title 2 of the St. Helena Municipal Code are hereby amended to read as follows (new language is underlined, deletions are in strikeout):
“2.24.010 Office created.

The office of director of administrative services finance/treasurer is created. The director shall be appointed and supervised by the city manager as set forth in Section

2.12.060(B)(2). The director shall execute the same form of bond as required to be executed by the city clerk pursuant to California Government Code Section 36518.” “2.24.020 Powers and duties.

The director of administrative services finance/treasurer shall:
…
(O) Assume all functions of the treasurer as set forth in this code and in California Government Code Sections 41000 to 41007.; provided, however, that the city manager may instead assume such duties pursuant to Section 2.12.060(B), upon notice to the city council;
(P) Possess such other powers and perform such additional duties otherwise imposed upon the city clerk by California Government Code Sections 37200 through 37210, including any amendments thereto, which are hereby transferred to the director of administrative services finance/treasurer. The director is authorized and required to perform all of such transferred duties;”
“2.24.030 Semi-annual Quarterly statement to city manager and council.

The director of administrative services finance/treasurer shall deliver to the city manager and to the council at a regularly scheduled council meeting a budget report showing the budget status at the end of the preceding period per Financial Policy P-FI0016 quarter.” “2.24.040 Withholding payment when money owed city.

The director of administrative services finance/treasurer shall allow no payment:
…”
Section 4: This action is not subject to the requirements of the California Environmental Quality Act (“CEQA”). The approval of this Ordinance is not a “project” within the meaning of 14 CCR Section 15378 (“State CEQA Guidelines”) because it has Agenda Item #10.3.

83578.00000\44390999.1
no potential for resulting in direct or indirect physical changes in the environment. The approval of this Ordinance is exempt from CEQA review because it will not have a significant effect on the environment under Section 15061(b)(3) of the State CEQA Guidelines.

Section 5: If any section, subsection, subdivision, sentence, clause, phrase, or portion of this Ordinance, of the application thereof to any person or place, if for any reason held to be unconstitutional or invalid by the decision of a court of competent jurisdiction, such decision shall not affect the validity of the remaining portions of this Ordinance or its application to other persons or places.

Section 6: The Mayor shall sign this Ordinance and the City Clerk shall cause the same to be published in accordance with Government Code section 36933. This Ordinance shall become effective thirty (30) days later.

THE FOREGOING ORDINANCE was introduced at a regular meeting of the St., Helena City Council on ____ day of ____________, 2025, by the following vote:

Mayor Dohring: ____
Councilmember Barak: ____
Councilmember Deasy: ____
Councilmember Spadarotto: ____
Councilmember Summers: ____
APPROVED:
_____________________________
Paul Jamison Dohring, Mayor
ATTEST:
______________________________
Andrew Bradley, City Clerk
CITY OF ST. HELENA
Agenda Item #10.3.

Agenda Report to the City Council
Agenda Section: OLD BUSINESS:

Department: Planning
DATE: November 18, 2025
FROM: Maya DeRosa, Community Development Director
SUBJECT: Consideration of a resolution declaring City owned Adams Street parcel to be surplus land under the Surplus Land Act (SLA).

RECOMMENDED
ACTION:

Approve a resolution declaring the City owned parcel on Adams Street (A.P.N. 009-150-006) surplus land under the Surplus Land Act (SLA).

PREVIOUS COUNCIL
ACTION:

N/A

STATEMENT OF THE
PURPOSE:

To declare the Adams Street parcel surplus and to send a written Notice of Availability (NOA) to affordable housing developers and certain public entities as statutorily
required under AB 1486.

FINANCIAL IMPACT: No net cost of taking this action is anticipated since all direct costs of offering and negotiating the sale will likely be eventually offset by proceeds received from the sale of the Property.

BACKGROUND:

The City is the owner of a vacant 5.6 acre site that is located at the northeast corner of Library Lane and Adams Avenue and currently exists as an active vineyard (the “Adams Street Site”). A separate, adjacent parcel includes the Library building. The Adams Street Site has a General Plan designation of Central Business and it is also zoned Central Business which allows for a mix of uses. (The library parcel is designated Public/Quasi Public (PQP) in the General Plan and is not part of the property under consideration to be declared surplus.

Development on this site should be consistent with the CB zoning designation. The purpose statement for the CB zone in Section 17.17.010 the municipal code is as follows:

The (CB) zone is intended to provide for retail, personal service uses, offices, restaurants, hotels/motels, service stations, public and quasi-public uses, and similar and compatible uses that serve local residents’ day to day needs, as well as the needs of the surrounding area and tourists. Emphasis is on pedestrian-oriented retail and service uses on the ground floor level, with office and residential uses on the upper levels. This zone implements the central business general plan land use designation.

Agenda Item #11.1.

The Adams Street Site was purchased by the City in 2000, and at the time it was envisioned that it might be used for city serving facilities, such as a community center, facilities for nonprofit organizations, a library expansion, parkland and open space. In the 25 years since the City purchased the Adams Street Site, the City has made efforts to identify the most appropriate use for the site. These efforts included a community visioning and consensus-building process in 2008-2009 and resulted in an “Adams Street Property Visioning Design Portfolio” which included a project vision statement, design recommendations, and the envisioned land use plan with feasibility analysis. It was a graphically oriented document intended to serve as a guiding framework for development of the site. While many potential uses were identified, no funding was available for any of the potential uses. As a result, the site has remained undeveloped.

The City subsequently issued RFPs to entice future development of the site, but ultimately the community was divided about the disposition of this asset, and the City effectively abandoned the attempt to redevelop the parcel in 2019. While the potential of the Adams Street Site was not lost on the previous City Council, the potential community opposition clearly influenced the decision to prioritize the sale of the Main Street property (and the Railroad Avenue site) which had become vacant in 2023.

On October 9, 2019, Governor Newsom signed Assembly Bill (“AB”) 1486. AB 1486 amended the SLA (Government Code sections 54220 et seq.) to change the existing, long-standing definition of “surplus land”; providing that land no longer necessary for a local agency’s use shall be declared either “surplus land” or “exempt surplus land” before taking any action to sell or lease land. Under the SLA as amended by AB 1486, the City is prohibited from negotiating the sale of City owned properties prior to compliance with the procedural requirements of the SLA. This includes issuing a Notice of Availability to affordable housing developers and certain public agencies, to give them the opportunity to submit an offer to acquire the property for the purpose of developing affordable housing. If the City does not receive any offers to purchase the property for affordable housing, or is unable to come to terms after good faith negotiations, the City may solicit offers to purchase the property for any purpose.

The City previously declared two sites located at 1480 Main Street and 1572-1574 Railroad Avenue to be surplus, and proceeded with the required statutory process of issuing a Notice of Availability for those properties. The City completed the required SLA process without selling those properties for affordable housing, and City staff had commenced with negotiating for the sale of those two properties outside the SLA process. However, staff recently received direction from the City Council to pause the sale the two parcels at Main Street and Railroad Avenue.

This agenda item allows the City Council to declare the Adams Street Site to be surplus, which allows the City to consider offers to purchase the Property. If the Council declares the Adams Street Site to be surplus, of the City will issue a Notice of Availability in accordance with the SLA, and will consider offers to purchase the property for the development of affordable housing. If that process is unsuccessful, then the City may solicit offers to purchase the Adams Street Site for other purposes, such as a multiuse development which provides funding for housing both on that site as well as Agenda Item #11.1.

elsewhere through revenue generating development. There is widespread belief that the Adams Street site is large enough to provide various community amenities such as walking paths while also generating revenue and housing.

The following is a brief description of the more recent history and information regarding the SLA.

Consistent with City Council Goal 1 - Financial Sustainability and Goal 2 - Infrastructure and Environmental Sustainability, the City Council has received several reports on financing and revenue options to address City infrastructure and staff deficiencies.

These studies have provided financial projections and warned about the need to increase revenues and/or further adjust service levels. These reports provided several ways of dealing with the financial situation including reducing expenditures, engaging more aggressively in shared services, and increasing various types of fees and taxes.

The key conclusion was that if community expectations are to be met, simply addressing the fiscal gap by only reducing expenditures will not work in the long run and new revenue stream(s) would need to be considered.

As a follow-up to the February 28, 2023, City Council meeting, on May 23, 2023, a report was brought to Council that further discussed each of the revenue options and City Council directed to staff to further pursue the Real Property Transfer Tax and other revenue enhance options as needed.

In response to this direction, staff recommended several actions including:
 Update of the Fee Schedule as well as the User Fees and Impact Fees;  Possible General Obligation Bond to address the need to improve roads, sidewalks, and provide for multiple evacuation routes [deferred];  Possible Property Transfer Tax to address immediate monetary need to fund routine maintenance of parks and City facilities, and the provision of general City operations and services; and
 Sale of real property assets for possible development of affordable housing and/or other economic activities.

The City conducted initial negotiations regarding the sale of 1480 Main Street and 1572- 1574 Railroad Avenue but decided to pause those negotiations in order to conduct a broader review of its options for sale of City properties. As part of that consideration, City staff has outlined various pros and cons for the two key properties under consideration for sale. Those pros and cons are summarized below:

Sale of 1480 Main Street (includes the Railroad Avenue property) Pros: SLA process completed; Quickest revenue generation (projected $5 million sale; $2 million annually in future tax revenue); Revenue in 3-4 years; Increase foot traffic to northern end of downtown; and realize housing development on Railroad Avenue City in near term.

Agenda Item #11.1.

Cons: Development could negatively impact Lyman Park if barrier is erected; Once developed, no opportunity for future reconfiguration or use; Current proposal for a hotel on Main Street is similar to existing hotels in town.

Sale of Adams Street Site
Pros: Highest revenue generation (projected $22-30 million sale; $4 million annually in future tax revenue, depending upon use); Greatest potential for residential development including workforce housing, possibility for new caliber of destination experience-5 Star resort; Provides much greater ongoing revenue; funding for potential complimentary civic uses, cultural center, City Hall, new library, and/or Recreation offices.

Cons: Longer lead time to realize revenue (5 + years); Must move through SLA process; Anticipated greater negative community feedback; and loss of much of the open space.

It is important to note that under both of the above sale scenarios, the Railroad Avenue site is anticipated to be sold as part of the future sale agreement and the developer would be expected to build workforce housing on the site. Staff recommends if the City Council declares the Adams Street Site to be surplus and commences the SLA process for Adams, that they separately direct staff to initiate cost proposals to demolish the Main Street property and explore options to temporarily activate the site as a lease to a third party operator who could offer pop up food and beverage services to compliment Lyman Park and provide a new public gathering space downtown.

DISCUSSION:

As indicated above, the SLA, requires that public agencies first declare land "surplus land" or "exempt surplus land" before it can consider any disposition of the land, either for sale or for long-term lease.

Pursuant to the SLA, City staff must send a written Notice of Availability (“NOA”) of surplus properties by electronic mail or by certified mail to the all of the entities identified in Government Code section 54222, which include local public entities and housing sponsors that have notified the California Department of Housing and Community Development (“HCD”) of their interest in surplus land for the purpose of developing lowand moderate-income housing, to any regional park authority and the State Resources Agency for open-space purposes; and local school districts for the purpose of school facilities or use.

If the property is within an infill opportunity zone, coastal zone or covered by a transit village plan, the NOA must also be sent to other entities including the County, public transportation agency, or housing authority operating within the City. If one of the entities/agencies receiving the NOA desires to purchase or lease the Property, it must notify the City of its interest to do so in writing within 60 days of the date of the NOA.

The City is required to negotiate price and terms for the disposition with any entity(ies)/agency(ies) so responding for a period of 90 days. If the City and one of the Agenda Item #11.1.

proposing entities or agencies come to terms for the sale of land for affordable housing, the City Council may approve the sale and commence with the disposition of the Property. However, in the event no agreement is reached between the City and any interested entity(ies)/agency(ies) after a good faith negotiation period of 90 days, the land may be disposed of without further regard to the SLA following receipt of a compliance letter from HCD.

The requested action to declare the Adams Street Site as surplus land is a necessary first step to a potential sale and is required to comply with the SLA. However, it does not obligate the City to sell the land if agreement cannot be reached on terms or price for the sale or any interested entities do not respond to the NOA.

Staff has determined that there is no further governmental use for the Adams Street Site and is recommending that the City Council declare the site as “surplus land” and complete the surplus property disposition process in accordance with the SLA. If a sale to an affordable housing developer is not feasible through the SLA process, the City would solicit an RFP process to pursue revenue, housing and complimentary civic uses on the property.

The recent appraisal amount of the Adams Street Site is $17,080,000.

The following is the general timeline for this SLA process:

Date Milestone
11/18/2025 City Council declares parcels surplus
11/19/2025 City sends NOA to qualified affordable housing developers (60 days) 1/20/2026 Deadline for purchase proposals
4/30/2026 90 day negotiation period complete (if responses received) 5/30/2026 Consideration of sale for affordable housing, or receipt of HCD confirmation that City completed SLA process without coming to terms on a sale If the above milestones are completed without coming to agreement on a sale, and City solicits proposals for non-housing or mixed use developments on the Adams Street Site, it is expected that the time frame for completing the RFQ/RFP process, negotiating an Exclusive Negotiation Agreement (ENA) and subsequent Purchas and Sale Agreement, completion of CEQA and entitlement process, and completion of the hotel would be four years (2030) before TOT revenue is received.

ENVIRONMENTAL REVIEW: Exempt.

GOAL:

Goal 1: Strengthen Financial Sustainability
Agenda Item #11.1.

Miscellaneous/Other
DOCUMENTS ATTACHMENTS:

SLA_Resoolution_11182025-c1_attachment
Agenda Item #11.1.

83578.00008\44387178.1
CITY OF ST. HELENA
RESOLUTION NO. 2025-__
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF ST. HELENA DECLARING CERTAIN CITY OWNED PROPERTY ON ADAMS AVENUE (APN 009- 150-006) SURPLUS LAND AND NOT NECESSARY FOR THE CITY’S USE

PURSUANT TO THE CALIFORNIA SURPLUS LAND ACT

RECITALS
A. The City of St. Helena (“City”) owns certain real property located within the City of St. Helena, County of Napa, at Library Lane and Adams Street (APN: 009-150-006), as depicted on the Map attached hereto as Exhibit A (“Property”); B. Under the Surplus Land Act, Government Code Section 54220 et seq. (“Act”), surplus land is land owned in fee simple by the City for which the City Council takes formal action in a regular public meeting declaring the land is surplus and not necessary for the City’s use. The land must be declared either surplus land or exempt surplus land; C. The Property is currently vacant and undeveloped, and not being used for any purpose by the City;
D. The City has determined that the land is not being used, nor is it planned to be used pursuant to a written plan adopted by the City Council, for City work or operations; E. The City Council desires to declare that the Property is surplus land and not necessary for the City’s use;
F. The Act requires that before the City Council disposes of the Property or engages in negotiations to dispose of the Property, the City shall send a written notice of availability (“Notice of Availability”) of the Property to certain entities designated as recipients of the Notice of Availability under the Act (“Designated Entities”); G. The staff report presented to the City Council together with this Resolution contains the factual background and supporting information upon which the declaration and findings set forth herein are based;
H. Pursuant to the amended Surplus Land Act, City staff will send a written Notice of Availability of the Property by electronic mail or by certified mail to all of the entities identified in Government Code section 54222;
Agenda Item #11.1.

83578.00008\44387178.1
I. Subject to Government Code section 54227, if one of the entities/agencies desires to purchase or lease the property after having received notice, it must indicate its interest to do so in writing within 60 days of receiving the City’s notice, and the City and the entity/agency so responding to the notice may negotiate price and terms for the disposition of the Property; and
J. Pursuant to Government Code 54223, in the event no agreement is reached between the City and any interested entity/agency after a good faith negotiation period of 90 days, the Property may be disposed of without further regard to the Surplus Land Act.

RESOLUTION
NOW, THEREFORE, the City Council of the City of St. Helena resolves as follows:

1. The above recitals are true and correct and are incorporated herein as a substantive part of this Resolution.

2. The City Council finds, based on the above recitals and the information and documentation provided in the Staff Report that the Property is not necessary for the City’s use.

3. The City Council hereby declares that the Property is surplus land pursuant to Government Code Section 54331(b)(1), and will be disposed of in accordance with the Act.

4. The City Manager, or his designee, is directed to issue a Notice of Availability to the Designated Entities in accordance with the Act.

5. The City Manager and staff as designated by the City Manager are hereby authorized to do all things which they may deem necessary or proper to effectuate the purposes of this Resolution. Such actions include issuing a Notice of Availability and negotiating in good faith in accordance with the requirements of the Act with any of the Designated Entities that submit a written notice of interest to purchase the Property in compliance with the Act.

Approved at a Special Meeting of the St. Helena City Council on November 18, 2025, by the following vote:

Mayor Dohring:

Vice Mayor Deasy:

Council Member Barak:

Council Member Spadarotto:

Agenda Item #11.1.

83578.00008\44387178.1
Council Member Summers:

APPROVED: ATTEST:
_______________________ _______________________
Paul Jamison Dohring, Mayor Andrew Bradley, City Clerk
Agenda Item #11.1.

83578.00008\44387178.1

EXHIBIT A
Agenda Item #11.1.

009-061-033-0
009-730-001-00
009-201-019-000 009-201-012-000
009-201-023-000
009-201-031-000
009-150-007-000
009-201-007-000
009-150-010-000
009-201-030-000
009-201-025-000
009-201-006-000
009-201-005-000
009-201-027-000
009-213-004-000
009-192-009-000
009-211-018-000
009-213-003-000
009-211-017-000
192-013-000
009-150-011-000
009-211-004-000
009-213-002-000
009-211-016-000
009-211-003-000
009-740-002-000
009-150-006-000
009-740-003-000
009-061-032-000
009-061-031-00
009-030-041-000
009-201-029-000
009-730-005-000
009-061-043-0
009-201-002-00
009-201-028-000
009-760-005-000
009-150-009-000
009-760-002-000
009-150-004-000
009-760-008-000
009-760-004-000
009-150-001-000
009-193-006-000
Legend
Zoning
Medium Density
Residential
(MR)
High Density
Residential (HR)
Twenty-Acre
Agriculture
(A-20)
Low Density
Residential (LR)
Central
Business (CB)
Woodlands &
Watershed
(WW)
Low Density
Residential One
Acre Minimum
(LR-1A)
Service
Commercial
(SC)
Business and
Professional
Office (BPO)
Public & QuasiPublic (PQP)
Industrial (I)
Mixed-Use (MU)
Parks and
Recreation (PR)
Winery (W)
Open Space
(OS)
Urban Limit
Boundary
Sanitary Sewer
Parks
Parcels
(Partner)
Cities
American
Canyon
[
Printed On: 10/30/2025
0 4.5 9 2.25
mi
Disclaimer: This map was prepared for informational
purposes only. No liability is assumed for the
accuracy of the data delineated hereon.

Adams St. / Library Ln.

Produced by Napa County GIS
USGS The National Map: National Boundaries Dataset, 3DEP Elevation Program, Geographic Names Information System, National Hydrography Dataset, National Land Cover Database, National Structures Dataset, and National Transportation Dataset; USGS Global Ecosystems; U.S. Census Bureau TIGER/Line data; USFS Road data; Exhibit A Agenda Item #11.1.

Sale of City
Properties
City of St. Helena
City Council Meeting
November 18, 2025
Agenda Item #11.1.

Properties Overview
1572
‐1574
Railroad Avenue 1480 Main Street
Adams Street
Parcel
Carnegie Building
Head Start Building
Signorelli Barn
Agenda Item #11.1.

1572 – 1574
Railroad Ave
Designated
for Housing
Agenda Item #11.1.

1480 Main
Street
• Development would
split lot to exclude Fire
Dept. and leave Lyman
Park in current
configuration
• Previous proposal
offered $5 Million with
an annual revenue of
$2 Million
Agenda Item #11.1.

1480 Main
Street
Main
Fire Station to remain
and become separate
parcel if City sells 1480
Main
Lyman Park is separate
parcel and not part of
SLA
Agenda Item #11.1.

Adams Street
Parcel
• Surplus Land Act applies
• 5.6 acres ‐ Library, vineyards,
walking path
• Appraised at $18 million
• Prior proposals bid $22 million
in 2018
• Library is
a separate parcel
and zoned Public Quasi Public
(PQP) and not part of the
proposed SLA
Agenda Item #11.1.

Adams Street Zoning Map
Library
parcel
‐
PQP
Vineyard
parcel
‐
CB
Agenda Item #11.1.

Other Items for Consideration
• Plan for
a permanent City Hall
• Relocation of Parks and Recreation
Agenda Item #11.1.

Sale of 1480 Main Street:

Pros and Cons
Pros:• SLA process completed;• Quickest revenue generation ($5 million sale; $2 million annually)• Revenue in 3-4 years;• Increase foot traffic to northern end of downtown; and
• Realize housing development on Railroad
Avenue City in near term.

Agenda Item #11.1.

Sale of 1480 Main Street:

Pros and Cons
Cons:• Development could negatively impact Lyman
Park if barrier is erected;
• Once developed, no opportunity for future
reconfiguration or use; and
• Current proposals are similar to existing hotels
in town.

Agenda Item #11.1.

Sale of Adams Street Parcel:

Pros and Cons
Pros:• Highest revenue generation ($22-30 million sale; $4 million annually);• New caliber of destination experience-5 Star resort;• Provides much greater ongoing revenue;• Potential complimentary civic amenities at the Adams Street property, as well as
• Potential funding for cultural center, City Hall, new library, and/or Recreation offices
Agenda Item #11.1.

Sale of Adams Street Parcel:

Pros and Cons
Cons:• Longer lead time to realize revenue (5 +
years);
• Must move through SLA process;• Community concern; and• Loss of aesthetic open space.

Agenda Item #11.1.

How does Housing
Get Built on Railroad
Avenue Site?
Important Assumption:Regardless of whichproperty the City decides to sell, the Railroad
Avenue property could be
part of the future sale
agreement requiringworkforce housing here
Agenda Item #11.1.

Decision Points
• Does the City Council
want to move forward
with declaring Adams
Street as surplus?
• If yes, does the Council
want to declare the
entire parcel surplus or
just
a portion? With or
without the library
parcel? (Staff
recommends withoutthe library parcel)
Agenda Item #11.1.

Timeline for Adams Parcel SLA and
Revenue Generation
Date Milestone11/18/2025 City Council declare parcel surplus 11/19/2025 City sends NOA to qualified housing developers 1/20/2026 Deadline for purchase proposals4/30/2026 90 day negotiation period complete 5/30/2026 Consideration of sale for affordable housing, or receipt of HCD confirmation that City completed
SLA process without coming to terms on sale
Agenda Item #11.1.

Potential Hotel Revenue
• If the site is not purchased exclusively for housing, a
hotel could begin generating TOT in 2030
• Assumes
4 years from HCD approval in 2026 to
complete RFQ/RFP process, negotiating ExclusiveNegotiation Agreement, Purchase and Sale agreement, CEQA and entitlements and complete
construction
Agenda Item #11.1.

Recommended Action
• Approve
a resolution declaring the City
owned parcel on Adams (APN 009
‐150
‐006)
surplus land under the Surplus Lands Act.

Agenda Item #11.1.

Questions
Discussion
&
PublicComment
Agenda Item #11.1.

From: Megan Long
To: Public Comment
Subject: Adam’s St. Property
Date: Thursday, November 6, 2025 7:42:45 AM
Dear City Council Members and City Staff,
I will be very disappointed if the Council considers developing the Adams St. property after voters passed the measure in 2020 to protect that land from hotel development. Too bad that was non-binding, which I didn’t realize until this year. One of the first things I did when I moved to St. Helena in February 2020 was to sign a petition to get that measure on the ballot.

The old vines — some up to 125 years old!!! — on that property are a true treasure that very few (if any other) cities have. It is a pleasure to walk by and photograph them multiple times a week throughout the changing seasons. That greater area, a de facto public park, is already going to change dramatically (and for the worse IMHO) with the Hunter project closer to the river. We cannot have the upper part of it also ruined by development.

Best,
Megan
Megan Long, WSET III
[email protected]
415.420.9054
Agenda Item #11.1.

Mark Smithers
1819 Vallejo Street
707-290-4508
To our Mayor and City Council,
I’ve previously presented a preliminary analytical and financial summary of the risks associated with an Adams Street sale and should now dive into the limitations of today’s staff report.

However, I’m here with lots of questions, observations, and a request. I ask each of you to take a deep breath and listen without prejudice. Attempt to have a beginner’s mind.

You are contemplating selling our Adams Street property. Our community has a long history with this property. Previous city council purchased the property to stop a mega development. We voted to keep it from hotel development. There has been much recent community debate; some for private profit, some community grassroots. The history I’ve witnessed: the community wants a community asset. Not a development that limits community and civic uses.

Should we put it to a vote, again?
If there is a sincere desire to develop affordable housing on this site as promoted by certain council members, we will need to support that through a lower than fair market value sale or lease to an affordable housing developer. Do we need or want to reserve a portion for community uses such as gathering spaces, parks, open space, a future city hall, police station, teen center, and history center? Where does our affordable housing element future stand with all the currently contemplated and likely development? These are questions we need to answer. If you have answers, please share them.

Why is the entire property being declared surplus land even though none of it was previously identified as excess land to California HCD? Our housing element lists only 1.3 acres as available for housing and the remainder as city priority for community uses; see page 2-187 of our housing element.

Or is this a ruse? Are we really setting up to sell the property to a hotel developer? Before starting the SLA process and binding us to a housing or hotel developer, we must complete a needs assessment. What do we need the sales proceeds for? It’s suggested Adams Street will sale for $22-30 million. What will we spend that money on? We’ve been told it can’t be spent on covering deficit spending. We’ve been told it shouldn’t be spent to pay down our unfunded pension liability. We've been told it can’t be used to fund deferred building maintenance. So what will we do with $22-30 million? What are our civic building and community needs that would be funded by a sale of Adams Street? Do we need this property for those future civic needs? We should commit to that spending if we sell all or a portion of Adams Street. Otherwise, why sell it?
Agenda Item #11.1.

Once we’ve sold this valuable asset it is gone. So I ask you to engage our community in a broad needs assessment similar to the SHAPE committee work before you hastily begin the SLA process. What is the rush? By the staff report’s own admission TOT revenue won’t occur for at least five years. The SLA process will result in a sale to either an affordable housing group (below market value) or a resort hotel developer. Is this what we want for our entire Adams Street property, the jewel of our city assets? A hotel resort, if ultimately developed, will generate significant TOT revenue. However, I’m pretty sure city council is planning to place a significant tax measure on the 2026 ballot. Do we need both revenue streams? The city is in the middle of an organizational and operating efficiency study and a classification and compensation study. We need the conclusion of both studies and the finance committee’s work to opine on our future budget needs. At a minimum, $8 million of revenue (through a tax measure and future Adams Street resort TOT) is a lot of money. There are other potential revenues in the pipeline with Farmstead Hotel and Castellucci property further along and much more promising. How much more revenue do we need? Too much money results in wasteful city government spending and an overtaxed community.

I ask you to complete a full and thorough community needs assessment, assets and revenues. Or give us answers to all these questions. Let’s make sure we don’t make the biggest mistake of our collective community’s life.

With all due respect,
Mark Smithers
Agenda Item #11.1.




 













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Agenda Item #11.1.

Adams St. comment
I’m writing to say that I hope we do everything possible to not have to build more hotels. Adams St. is the heart of this community and it would be a sad day if some luxury hotel were built on it, adding to the already massive tourism development in the county.

The over development of tourism in Napa county began at the behest of a few interests/people in the county beginning in 2008 with the changes in accessory uses in the WDO and resultant development of numerous hotels. Prior to that we had a nice level of tourism whose benefits outweighed the costs. That is not true any more.

One problem I have is that it serves so few local people. Tourism as a rule when it takes over communities raises land prices, rents, which leads to an increase in all other prices, eventually pricing locals out and they leave. This is exactly what is happening in the whole county now, including St. Helena. We are losing population and families, schools are losing students, what is supposed to save us is actually gradually destroying us. All one has to do is look at what has happened to other cities where tourism has taken over, world wide, or in the US. It's not a mystery what happens.

Aspen is a good example because it is a similar size town with a similar clientele. There is much more evidence than this, but here is a succinct summation of the situation there from AI:
“…many locals have moved out of Aspen due to tourism, primarily because the high cost of living has made it unaffordable for many, including full-time workers and long-term residents.

The influx of tourism has driven up housing prices, with luxury homes and short-term rentals replacing long-standing local businesses and residences….” I am surprised to see so many here do not realize this fact about over tourism when we discussed it on nextdoor. You literally cannot find a city world wide that turned to tourism as a main business that does not have the exact same problems as we do. When I pointed this out, people deny it. I guess so many business interests now depend on it that it is too hard. And I am sympathetic to that, we may be so far down this road there is no turning back, as some have told me. Maybe, but I am not ready to give up myself. I admire St. Helena for trying to maintain a solid community, but look at the dwindling numbers of students in the schools. That is due to the direct impact of tourism.

I remember going to fund raisers to save Yountville's schools back when, where my wife grew up, but it was to no avail. They all eventually closed because there were fewer and fewer families as Yountville turned into a movie set for tourists.

Agenda Item #11.1.

Very few people are going to benefit from selling Adams for a luxury hotel, the city will get some tax money, but you gradually lose your community. It's not worth it.

I’m asking that every possible way be tried to bridge the gap in our finances before we add yet another hotel.

I want St. Helena to pass an additional one cent sales tax, similar to what the city of Napa has done successfully. I also note that Napa has built at least 1000 more hotel rooms over the last decade and it did not bail their finances out. They have turned their downtown and Oxbow district completely over to tourism as well. And then passed an increased sales tax.

I proposed this during public comment at one of the finance committee’s meetings, and they took it in and one of them calculated immediately what amount of revenue that would bring it, saying it would be around $4 million a year. That would immediately solve our deficit problem.

Tourism is not a long term solution to our problems in any case. When it is this overdone, it costs more than it benefits.

Thank you, Michael Haley
Agenda Item #11.1.










  







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Agenda Item #11.1.

St. Helena Mayor Dohring and City Council Members,
I am writing to oppose placing the Adams Street property under the State’s Surplus Land Act (SSLA).

Selling the Adams Street property has been a contentious issue in St. Helena for many years. And the community has consistently been opposed to its development. Yet, our city continues to raise the issue again and again, despite past objections.

I can remember a town hall meeting in the City’s Fire House about eight years ago when City Manager Jennifer Phillips proposed the sale of Adams Street for hotel development. At that meeting the Fire House was filled with St. Helenan’s who boisterously opposed all four hotel development options presented that afternoon. The community’s negative sediment for the proposed development was so strong that City Manager Phillips concluded by promising the audience that no further action would be taken to develop Adams Street until the community was provided with further discussion and input.

Five months later, Mayor Galbraith disregarded City Manager Phillips’ promise and placed a new agenda item at a city council meeting that would have given council members the choice to approve one of the Adams Street developers as the preferential contractor.

As a result of Mayor Galbraith’s decision, city council chambers was filled with citizens to object to the agenda item. There was a line of 30 or more people who stood up during public forum to complain about the city reneging on the city manager’s former promise to provide more open discussion before Adams Street would be developed. As it turned out, city council never voted on the agenda item and the subject of developing the Adams Street property as a hotel remained relatively silent for a few more years.

In 2019 the city again began bringing up its interest to develop Adams Street as a hotel to increase transfer occupancy tax (TOT). The city’s renewed interest prompted St. Helena citizens to place Measure G on the 2020 November ballot that would prohibit hotel development on Adams Street for 20 years. As I recall, because of a minor error in the wording of the measure, the city placed the measure on the ballot as an advisory measure only. Nevertheless, St. Helena voters passed the measure by 2 percent in favor of prohibiting hotel development for 20 years.

Fast forward to 2025 when some St. Helena citizens have met with city management to again promote the idea of developing Lyman Park with a community center and developing Adams Street with a five-star resort. This resulted in a special city council meeting being conducted at the fire house community center and again the majority of citizens who spoke objected to developing Adams Street with a five Star resort.

Agenda Item #11.1.

In conclusion, as many in our community have already stated, there are too still many questions needing clarification and disclosure from city management before Adams Street is listed under the SSLA. For example, what is the City’s true financial situation? What effects will the other hotels that have been submitted for review have on our city? And citizens are still awaiting the results of the efficiency study that was conducted about city management. These are just a few of the things that need further disclosure before one of the city’s most precious assets is placed under the SSLA.

Tom and Margot Belt
1520 Hillview Place, St. Helena, CA

Agenda Item #11.1.












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Agenda Item #11.1.

November 18, 2025
Re: Public Comment 11.1- Adams Street Property
Dear Mayor and Council Members,
I’m writing to respectfully urge you to approve the resolution declaring the City-owned parcel on Adams Street (A.P.N. 009-150-006) as surplus land under the Surplus Land Act.

This step does not commit the City to any specific project. Completing the surplus designation now avoids rushed decisions later and ensures any future use of the site follows a transparent, orderly public process.

Equally important, this action positions the City to make an informed, data-driven decision when evaluating the full range of possibilities for the property. Our community deserves a careful assessment of all pathways—financial sustainability, the potential for low-income housing, and long-term quality-oflife impacts on residents. Declaring the land surplus now allows those analyses to occur thoughtfully rather than under pressure.

Recent public debate—particularly commentary focused solely on whether St. Helena “needs” more hotels—risks obfuscating the broader responsibility of the Council. The core issue is not a single project type; it is the City’s obligation to evaluate all options, which necessarily includes the strategic disposition and use of all City assets. A surplus designation is the only prudent starting point for that comprehensive evaluation.

Approving this resolution is a responsible procedural step that strengthens the City’s position and enables St. Helena to assess all potential uses of the Adams Street property with clarity, rigor, and full public transparency.

Thank you for your leadership and service.

Respectfully,
Courtney Andrain
Scott Street, St. Helena
Agenda Item #11.1.

November 18, 2025
Re: Public Comment 11.1- Adams Street Property
Dear Mayor and Council Members,
I’m writing to strongly urge you to approve the resolution declaring the City-owned Adams Street parcel (A.P.N. 009-150-006) as surplus land under the Surplus Land Act. This step does not commit the City to any project; it simply ensures legal compliance, preserves local control, and keeps all options open while preventing rushed decisions later. It also positions the Council to conduct a rigorous, informed evaluation of what best serves St. Helena’s citizenry. A non-binding “trial balloon” vote five years ago—like many issues in our community, split essentially 50/50—should carry little weight today given the City’s current financial realities. Whether or not every option is universally popular, the Council has a responsibility to consider all pathways, not just those that attract the least discourse and debate.

Appreciate your leadership,
Jim Anderson
Scott Street, St. Helena
Agenda Item #11.1.

In reference to Agenda Item 11.1, November 18, 2025
Consideration of a resolution declaring City owned Adams Street parcel to be surplus land under the Surplus Land Act (SLA
Dear Mayor Dohring and members of the St. Helena City Council I am opposed to the resolution declaring the City-owned Adams Street parcel to be surplus land under the Surplus Land Act for the following reasons:
1) The Adams Street property does not meet the definition of surplus land because the city has not shown that is no longer needed for its intended purpose a. According to our housing element document--after much community input and thought by staff—the Adams Street property provides 1.3 acres on library lane for housing and specifically notes that the remaining portion (4.3 acres) be prioritized for community and civic needs and uses. 2) If one defines the Adams Street parcel as “open space,” it cannot be considered surplus if it is actively used for recreational or environmental purposes, which it is:
a. It was recently the site for a small community gathering of residents with “cocktails, umbrellas, and chairs.”
b. During this year’s annual Harvest Festival, it provided much-needed shade under the trees for attendees and a place to sit, rest, and eat at the picnic tables that were placed there.
c. It is routinely visited by members of community—at all hours of the day— who walk along and through the vineyard to enjoy its peace and beauty (with or with-out their dogs).
d. It is a Mecca for photographers, both professional and amateur, particularly during the “mustard season.”
e. It is a place for nature observations that, when uploaded through the iNaturalist app, inform a worldwide network of scientists. 3) Additionally the Adams Street Property provides public benefit in the following ways:
a. It contributes to the physical and mental health of the community by offering a place to find solitude, peace and quiet and enjoy nature just a short distance from the congestion, noise, and traffic of downtown
b. It provides an emergency evacuation route in the case of another—and likely—wildfire
Agenda Item #11.1.

c. It provides an area of defensible space and staging for fire suppression activities in case of a fire threatening the library and homes and businesses in St. Helena, particularly when the Hunter Project gets built and if there is a hotel built at the Bank of America site.
d. It provides a place for flood waters to disperse should the levy break e. It provides 5.6 acres of absorbent ground that allows rainwater to replenish the aquifer which provides an important storage opportunity for water during wet years that can be drawn upon by existing wells, including the one on the Adams Street property that is owned by the city. f. With grape vines that may be 125 years old, it serves as a genetic library and warehouse which could have great value to researchers, grape growers, and the wine industry as a whole in light of our changing climate. g. As a vineyard it has been leased (and may still be) to a vintner who tends the vines and pays some fee to the city for this opportunity. h. As an investment it has already appreciated in value from the time it was purchased from the Daly Family in 2000 for $2,000,000. In 2016, HMS Development Partners was willing to pay up to $13,200,000 for the property and HRV offered $10,000,000 which was somehow split between the Main Street Property and the Adams Street Property. (Napa Confidential: St. Helena deciphered.) According to the staff report it is currently appraised at $17,080,000
i. It provides a secure location for City Hall (and the Police Department) should St.

Helena lose its lease with the college.
j. As the city’s most valuable asset, the Adams Street property (appraised at $17,080,000) contributes to a better credit rating for the city in the Bond Market which translates to lower interest rates.

The Surplus Land Act also requires public agencies evaluate land before declaring it surplus which, to the best of my knowledge, has not been done. Additionally, agencies must consider the overall impact on community resources, including parks and open spaces, something else which, to my knowledge, the city has not done.

For these reasons and more the council members should not approve this resolution.

Thank you,
Elaine de Man
Jordan Coonrad
Agenda Item #11.1.

Public Comment — Michelle Liu Covell
Re: Adams Street Property – Surplus Land Act
Speaking as a resident, not in any other role.

Good evening Councilmembers,
Thank you for your
me and service. I come with an open mind and with genuine ques ons.

In reading the Surplus Land Act (SLA), reviewing public comments, and researching online materials, I want to share a few thoughts and ques
ons—looking at this from both sides of the coin:

Declaraon of Surplus Land
The SLA states that before land can be sold or leased, the governing body must declare it “surplus,” meaning it is no longer needed for public use.
• When comparing the three sites under considera
on—former City Hall, the former Parks & Rec site, and
the Adams Street property—the only site currently used by the public is Adams Street.

It is ac
vely enjoyed as open space: for walking, dog walking, general recrea on, and recently as the
loca
on for the Harvest Fes
val.
• The phrase “no longer needed for public use” feels difficult to apply here.

The General Plan’s Open Space and Conserva
on chapter iden
fies this area as designated open space.

The community has long understood it to be just that. See map provided at end of this statement.

If the City Moves Forward With SLA
If the City chooses to designate Adams Street under the SLA with the inten on of “keeping our op
ons open,” I
have ques
ons about condi
ons and protec
ons:
• Can the City require, as part of any sale or agreement, connued public access—such as a trail, open viewing corridors to Mt. St. Helena, or community-serving open space? • As an architect, I can also see the poten
al upside if the site were developed though7ully. With the right developer, this could become a jewel of the town:
a public plaza, café spaces, mixed-use buildings with housing above, small shops, office space, or familyfriendly food and community spaces, and complemen ng the library that serves many who live here,
along with the families with young children.

This could create more ac
vity, vibrancy, and evening life, and poten
ally help fill exis
ng hotel rooms to
support TOT.
• With the wine industry wavering, and tourism to Napa Valley seeing a drop, hotels closing, diversity in ameni
es is just as important to the local community as it is to tourists. Shopping, ea ng, family friendly
spaces are enjoyable to all. (Like Oxbow Market)
• This site is uniquely sensive. It sits at the center and heart of the community. My hope is that this sensi
vity is fully acknowledged by the Council and staff.
• If proposals come in through closed-session processes (as happened with the two other proper es earlier
this year), I hope the Council will be disciplined and pa ent—
not accepng any proposal that doesn’t meet the community’s needs, values, and long-term vision.

Selling simply for the money would not solve our problems. • This is likely the City’s largest asset. Given past decisions that many now view as mistakes, I think residents are asking for clearer transparency, shared expecta ons, and community-oriented condi
ons
from the outset.
• If closed-session review is again required, then the community needs to know:

What condions can we set up front?
What minimum expecta
ons can we establish to ensure the city’s largest asset is stewarded in a way that aligns with the General Plan, community character, and public benefit? I strongly urge the City Council to develop these condions now, and put them in wring as part of the SLA process.

Closing Thought
If the site is ul
mately sold and the only benefit to the town is a one-
me payment—and perhaps some new TOT—
but the public loses access to land long understood as community open space, then I believe that would be a disservice to St. Helena. I hope that, with the statements that have come in, that the council would very much Agenda Item #11.1.

keep the space as it is, open space, and not feel the pressure of selling it, if the condi ons of the sale would not
meet the community goals. It is very much important to know that you understand what it is now is a community open space, it is used by the public. The term “no longer needed for public use” is very much not the case.

This is the crux, and likely the controversy, that has brought forth many residents to speak up. Designa ng the
land Surplus, means acknowledgement that this land is “no longer needed for public use” which many, including myself, would say is inaccurate.

With RHNA obliga
ons and new housing coming in the next five years, we will need more, not less, public access, open space, and community-serving ameni
es.

The five of you, city council, represent all of us. And I think we all want this town to Thrive.

I can understand both sides of this coin on this decision. In essence the town is rolling the dice here. The risk is almost all-in. Please don’t make the wrong decision for us. _________________
Definion of a Thriving Town
A thriving town is a community where residents enjoy a high quality of life, businesses are supported and sustainable, civic ins
tu
ons func
on well, and the town’s physical spaces—public and private—create connec
on, opportunity, and long-term resilience.

A thriving town typically has:

1. Strong Community Well-Being
• Residents feel safe, connected, and proud of where they live. • Public spaces encourage social interac
on, recrea
on, and belonging.
• Ameni
es serve people of all ages, incomes, and backgrounds.

2. A Healthy Local Economy
• Businesses have the customers, infrastructure, and workforce they need to succeed. • Economic ac
vity is diverse (not dependent on a single industry).
• Visitors add value without overwhelming local life.

3. Vibrant Public Spaces
• Parks, plazas, trails, and gathering places are well-maintained and accessible. • Community events draw people together and strengthen civic culture. • The town center has walkable areas that feel lively and invi ng.

4. Sustainable Growth & Housing
• Housing is available for a mix of income levels, suppor ng local workers and mul
genera
onal families.
• Development aligns with the General Plan and long-term vision. • Growth enhances rather than erodes community iden
ty.

5. Good Governance & Trust
• Decision-making is transparent and based on community values. • Residents feel heard and included.
• Long-term planning avoids short-term “quick fixes.”

6. Stewardship of Natural & Historic Assets
• Open space, views, farmland, and historic character are protected and celebrated. • The town’s physical environment is treated as a shared legacy.

A thriving town is a community where people want to live, work, gather, and invest—because it offers safety, opportunity, connec
on, beauty, and a sustainable future.

Thank you for your
me and for considering these ques
ons.

Respec7ully,
Michelle Liu Covell
Agenda Item #11.1.

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Agenda Item #11.1.

13%me lEM
@211a2025
1 Dear Mayor Dohring and Members ofthe City Council, AN" "' '-"'"<'SOFFICE:
._.- -n,‘
I am in receipt of an email that Oliver Caldwell sent out to a number of undisclosed recipients on November 12 titled: Reply "YES"to Support the Lyman Park Initiative. It concludes with the following sentence: "The City Councilwillmeet on November 18th to discuss the sale of city properties, community priorities, and compliance with the Surplus LandsAct. I am compiling a list of supporters to present before that meeting .........Your quick reply makes a real difference.

Please reply YEStoday and help shape the future of our town." However, the information people are responding ”yes” to is not entirely accurate.

Caldwell’semail emphasizes his ”Save Lyman Park" initiative. ”To realize this vision,” he writes, ”the City Hallproperty must remain city-owned and not sold or developed. A proposed three-story, mid-luxury hotel on that site would diminish the park’s open beauty, compete with existing hotels, and generate minimal ?nancial benefit." However, he failsto mention that the process to sell the old city hallsite to a hotel developer was halted a month ago.

For about two and a half years, the City of St. Helena has been working on a ”Sale of City Properties” — a combined project that would create a hotel on the north end of Main Street and build affordable housing on Railroad Avenue. On Tuesday, in the ?nal discussion before signing an exclusive negotiating agreement, the process was halted. (Councilmember Michelle Deasey, "Thou hts on Sale of Cit Pro erties ” October 17,
2025)
properties and received bids that incorporated both hotel housing Those proposals were reviewed by staff and the Council, and while they included some promising ideas, they did not ultimately align with the City's priorities and long-term community goals. In particular, a majority of the Councilwas not comfortable pursuing a hotel at the Main Street City Hallsite because of its potential impact on Lyman Park, our community's central gathering space and public green. (Councilmember Aaron Barak, "m Statement from Councilmembers Aaron Barak and BillySummers on the City's Direction for Adams Street and the Surplus LandAct Process,” October 29, 2025) l have no others words for Caldwell’s email except to say that it appears to be willfully deceptive.

Agenda Item #11.1.