St. Helena City Council
January 13, 2026

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Agenda Item #10.7.

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- EXISTING CONDITIONS

SUMMARY REPORT
- PLAN FRAMEWORK - DRAFI' PARK 5.RECREATION MASTER PLAN 85$
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Parks &
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Agenda Item #10.7.

First Amendment to Professional Services Agreement STH Contract: FY 2025-005 Consultant: BluePoint Planning
AMENDMENT #1
TO PROFESSIONAL SERVICES AGREEMENT WITH BLUEPOINT PLANNING LLC; STH CONTRACT NO: FY 2025-005 FOR PARKS AND RECREATION MASTER PLANNING

SERVICE FOR A CONTRACT EXTENTION END DATE AT NO ADDITIONAL FEES REQUESTED.

RECITALS
A. On January 13, 2025, the City and Consultant entered into the Agreement for Consultant to provide professional services for Parks and Recreation Master Planning; and B. On December 8, 2025, an updated presentation by BluePoint Planning was made at a Special City Council Meeting; and
C. The City and Consultant now desire to amend the Agreement with the Consultant to extend the agreement for completion of the Parks and Recreation Master Plan to ending on February 28, 2025.

AGREEMENT
NOW, THEREFORE, in consideration of the promises and of the mutual covenants and agreements herein contained, for good and valuable consideration, the adequacy of which is hereby acknowledged, the parties agree to amend the Agreement as follows:

1. Section 3. Additional Work
“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 All other terms of the Agreement shall remain in full force and effect.

Entered as of the day and year first above stated.

Agenda Item #10.7.

First Amendment to Professional Services Agreement STH Contract: FY 2025-005 Consultant: BluePoint Planning
Bluepoint Planning LLC. City of St. Helena
By: ________________________________ By: ________________________ Name: ______________________________ Name: Anil Comelo
Title:________________________________ Title: City Manager Approved as to Form:

By: _________________________________
Name: Ethan Walsh
Title: City Attorney
Agenda Item #10.7.

CITY OF ST. HELENA
RESOLUTION NO.

AUTHORIZING AMENDMENT NO. 1 FOR THE EXTENSION OF

END DATE TO BLUEPOINT PLANNING PROFESSIONAL

SERVICES AGREEMENT FOR THE PARKS, RECREATION AND

TRAILS MASTER PLAN

RECITALS
A. On January 13, 2025, the City and Consultant entered into the Agreement for Consultant to provide professional services for Parks and Recreation Master Planning; and
B. On December 8, 2025, an updated presentation by BluePoint Planning was made at a Special City Council Meeting; and
C. The City and Consultant now desire to amend the Agreement with the Consultant to extend the agreement for completion of the Parks and Recreation Master Plan to ending on February 28, 2025.

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

1. The City Council hereby authorizes the City Manager to execute Amendment No. 1 to STH Contract FY2025-005 with BluePoint Planning LLC. for a contract extension end date of February 28, 2025 at no additional fees.

Approved at a Regular Meeting of the St. Helena City Council on January 13, 2025, by the following vote:

Agenda Item #10.7.

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 #10.7.

Agenda Report to the City Council
Agenda Section: PUBLIC HEARINGS
Department: Public Works
DATE: January 13, 2026
FROM: Rebecca White, Administrative Assistant
SUBJECT: Consideration and proposed approval of a Resolution approving the annexation of the property known as 1380
El Bonita Avenue, St. Helena, CA (APN 009-432-001), into the St. Helena Municipal Sewer District No. 1 MSD
Annexation No. 153.

RECOMMENDED
ACTION:

It is recommended the City Council adopt a Resolution
approving the annexation of the territories into the St.

Helena Municipal Sewer District No. 1 MSD.

PREVIOUS COUNCIL
ACTION:

City Council approved Resolution 2025-129 on November
18, 2025, requesting to set a public hearing for January 13, 2026, to consider objections to the proposed
annexation as required by state law.

STATEMENT OF THE
PURPOSE:

Commence a public hearing to consider objections to the proposed annexation into the St. Helena Municipal Sewer District No. 1. Consideration and approval of a Resolution approving the proposed annexation if the proposed
annexation is found to be beneficial for the properties.

FINANCIAL IMPACT: None.

BACKGROUND:

Any property that wishes to connect and utilize the sanitary sewer system in the City of St. Helena must be annexed into the Municipal Sewer District No. 1. All applications for annexations shall be approved by the City Council pursuant to the requirements of state law (SHMC § 13.20.040). State law details the requirements in Health and Safety Code Section 4600. City Council approval of the annexation is the formal administrative process to change the property’s tax rate area code from septic to sanitary sewer. The process for a property to be annexed requires that a resolution be adopted ordering a public hearing by an affirmative vote of at least two-thirds of all the members of the City Council (HSC § 4643). The resolution is required to contain the following information and finding:
(a) Describe the boundaries of the territory proposed to be annexed. (b) Designate the proposed annexation by an appropriate number. (c) Declare that the area to be annexed to the district will be benefited by such annexation.

Agenda Item #11.1.

(d) Name the time and place for the hearing of objections by any person interested in the proposed annexation, to the inclusion in the district of any land described in the resolution.

Once adopted, the resolution, together with the names of the members of the City Council voting for and against it, must be published for two successive weeks in a newspaper of general circulation and published in the City. The first publication shall not be more than 60 days nor less than 30 days prior to the date fixed for the hearing.

At the time established for the public hearing, the City Council will hear and consider any objections to the annexation and exclude any territory which in the Council’s opinion will not be benefited by the annexation. After making changes to the boundaries of the area to be annexed, if any, the City Council may then adopt a resolution approving the annexation of the Property into the District which will require at least four affirmative votes. Upon a determination by the Council that the Property will be benefited by the annexation, certified copies of the resolution will then be recorded and filed in the manner and with the same force and effect as provided in Section 4613. Upon recordation of the resolution, the Property annexed becomes a part of the District and is subject to all the liabilities and entitled to all the benefits of the District.

If the City Council approves the resolution following the public hearing on January 13, 2026, City staff will then process the annexation with Napa County and the State Board of Equalization to change the tax rate area code for the property. Staff will work with the applicant to collect outstanding fees and obtain required permits.

DISCUSSION:

The public hearing notices to consider objections to the proposed annexation on January 13, 2026, were first published in the Napa Valley Register on December 11, 2025, and the second on December 18, 2025. Additionally, notices of the public hearing and the Resolution were distributed within the area to be annexed not earlier than the 60th day or later than the 30th day prior to the hearing.

At the time established for the hearing, City Council will hear and consider any objections to the annexation and exclude any territory which in the Council’s opinion will not be benefited by the annexation. After making changes to the boundaries of the area to be annexed, if any, the City Council may then adopt a Resolution approving the annexation of the property into the District, which will require at least four affirmative votes. Upon a determination by the Council that the property will be benefited by the annexation, certified copies of the Resolution will then be recorded (HSC § 4613). Upon recordation of the Resolution, the property annexed becomes a part of the District and is subject to all the liabilities and entitled to all the benefits of the District (HSC § 4648).

City Council is requested to consider the annexation from the following parties into the District:

Agenda Item #11.1.

1380 El Bonita Avenue, St. Helena, CA (APN 009-432-001), into the St. Helena Municipal Sewer District No. 1, MSD Annexation No. 153.

The location map for the property is attached. Staff request City Council to consider the applicant's annexation request and consider a Resolution approving the annexation. If the City Council approves the Resolution following the hearing, City staff will then process the annexation with Napa County and the State Board of Equalization to change the tax rate area code for the property. Properties will then become eligible to connect to the City's sanitary sewer system.

ENVIRONMENTAL REVIEW:

Properties that are annexed into the District and connect to the sanitary sewer system will be required to abandon the existing septic system in accordance with Napa County Environmental Health Services.

GOAL:

Goal 2: Improve Infrastructure & Further Environmental Sustainability Goal 3: Pursue Water Security & Sustainable Management of Water Resources Goal 5: Enhance Quality of Life
DOCUMENTS ATTACHMENTS:

Exhibit A
Resolution
Agenda Item #11.1.

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1380 El Bonita Ave
Agenda Item #11.1.

CITY OF ST. HELENA
RESOLUTION NO. 2026-__
Resolution Authorizing the Annexation of the Property Known as 1380 El Bonita Avenue, St. Helena, CA (APN 009-432-001), Into the St. Helena Municipal Sewer District No. 1, MSD Annexation No. 153

RECITALS
A. The property at 1380 El Bonita Avenue, St. Helena, CA (APN 009-432-001) will benefit from annexation into the St. Helena Municipal Sewer District No. 1, MSD Annexation No. 153; and
B. A public hearing regarding this proposed annexation was ordered on November 18, 2025, and was duly noticed and held on January 13, 2026, at a regular meeting of the City Council of the City of St. Helena; and
C. All annexation fees have been paid; and
D. The City has complied with all laws applicable to these annexation proceedings, including without limitation Health & Safety Code Section 4641.

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

1. The territory described in the attached Exhibit A, commonly known as 1380 El Bonita Avenue, St. Helena, CA (APN 009-432-001) is hereby ordered annexed.

2. The City Clerk shall cause a certified copy of this Resolution to be recorded with the official records of the County of Napa, pursuant to Section 4647 of the Health & Safety Code.

Approved at a Regular Meeting of the St. Helena City Council on January 13, 2026, by the following vote:

Mayor Dohring:

Vice Mayor Deasy:

Council Member Barak:

Council Member Spadarotto:

Agenda Item #11.1.

Council Member Summers:

APPROVED: ATTEST:
________________________ ________________________
Paul Jamison Dohring, Mayor Erika Opp, Acting City Clerk Agenda Item #11.1.

City Council
January 13, 2026
Agenda Item 11.1
Public Hearing – Sewer Annexation
1380 El Bonita Avenue
Joe Leach, PE, Director of Public Works
Agenda Item #11.1.

• Public Hearing for the purposes of annexing parcels into the St Helena Municipal Sewer District No. 1.
• Consistent with St Helena Municipal Code 13.20.040
• Once approved, filing with Napa County and State Board of Equalization • Initial step to connect to sewer system
- applicants responsible for all connection costs
- may be eligible for reimbursement for mainline extension - may be required to reimburse another property owner for previous mainline extension.

Scope of Action
Agenda Item #11.1.

1380 El Bonita Avenue
Agenda Item #11.1.

Adopt Resolution of the City Council of the City of St. Helena to approve the annexation of the property known as:
• 1380 El Bonita Avenue, St. Helena, CA (APN 009-432-001), into the St. Helena Municipal Sewer District No. 1, MSD Annexation No. 153, Applicant: Vail Miller, Jr.

Recommended Action
Agenda Item #11.1.

Agenda Report to the City Council
Agenda Section: PUBLIC HEARINGS
Department: Administration/Planning
DATE: January 13, 2026
FROM: Philip Henry, Chief Building Official
SUBJECT: Introduction and waiver of first reading of an Ordinance to implement the Triannual California Building Standards
Code Adoption and Modifying Chapter 15 of the St Helena Municipal Code to Make Certain Local Amendments

RECOMMENDED
ACTION:

The Community Development Department, Building
Division recommends the City Council:

1. Find the proposed amendments to the Building Code is exempt from CEQA under Section 15061 (b) (3) the
‘General Rule’; and

2. Introduce and waive first reading and adopt by title only and waive further reading of Ordinance titled
“Amendments to St. Helena Municipal Code Title 15
Buildings and Construction, Adopt and Amend in full the 2025 California Building Standards Code, Title 24.

PREVIOUS COUNCIL
ACTION:

STATEMENT OF THE
PURPOSE:

To adopt the Triannual California Building Standards Code with local amendments.

FINANCIAL IMPACT: There is no direct impact to the City fiscal resources from adoption of the proposed ordinance.

BACKGROUND:

The State of California routinely updates building standards with the goal of making the habitable structures more energy efficient and to address climate change. The changes being proposed by the attached amendments are intended to continue that practice and will result in habitable structures being more energy efficient with the goal of reducing greenhouse gas (GHG) emissions.

The State has updated and adopted the California Building Standards Code, which will become effective on January 1, 2026. The proposed ordinance and resolution would adopt the California Building Standards Code as required by State law, as well as make local amendments to the Building Standards Code justified by local conditions in the City of St. Helena. Pursuant to State law, none of the local amendments may be less restrictive than the States Building Standards Codes.

Agenda Item #11.2.

The California Energy Commission (CEC) is the state’s primary energy policy and planning agency with a mission to lead the state to a 100 percent clean energy future.

The CEC develops policy to reduce energy usage and costs, limit the environmental impacts of energy generation and use, and ensure a safe, resilient, and reliable supply of energy. There is a direct correlation between the CEC and the Building Code. Homes and businesses use nearly 70 percent of California’s electricity and are responsible for a quarter of California’s greenhouse gas (GHG) emissions. As California’s energy policy agency, the CEC was mandated by the Warren Alquist Act to periodically update and adopt building standards to increase energy efficiency of buildings and reduce GHGs.

Part 6 of Title 24 implemented this mandate so that every three years the CEC presents Building Energy Efficiency Standards (Energy Code) updates for new construction and renovations to existing buildings. After the CEC adopts these standards, they are submitted to the California Building Standards Commission for approval and inclusion with other changes to the building code. The Energy Code is designed to be costeffective so that implementation is affordable while helping California manage energy demand and advance the state’s climate and clean air goals.

New and more efficient technologies are being developed all the time, with many supported by funding from state programs that bring these energy innovations to markets and consumers. The 2025 Energy Code builds on California’s technology innovations, encouraging inclusion of market-ready electric products in new construction, such as heat pumps for climate control and water heating. The update also requires all new homes be electric-ready. That means buildings with gas stoves have the electrical panels and wiring to support a switch to electric stoves. Further advancements and cost reductions will continue to expand electric options for heating, cooking, laundering, and EV charging to meet all Californians’ needs. These are crucial steps in the state’s progress toward 100 percent clean electricity and carbon neutrality by midcentury, or earlier.

The City of St. Helena has a commitment to sustainability. The Countywide Climate Action committee’s recent GHG inventory update illustrates the need for action to be taken to have an appreciable impact on climate change. In the discussion below, specific code changes are summarized which will help reduce the carbon footprint of St.

Helena and implement many of the Climate Action implementation actions of our General Plan.

DISCUSSION:

The California Building Standards Commission (CBSC) is responsible for developing and adopting State Building, Fire and other related codes. Over the last three (3) years, the CBSC has gone through a planning process and adopted the 2025 California Building Standards Code, California Code of Regulations, Title 24, 12 Parts (Standards Code). The Standards, which include some changes to the code currently in effect, becomes effective on January 1, 2026.

Every three (3) years the California Building Standards Commission reviews the available model codes. On July 1, 2025 the State of California adopted the 2025 Agenda Item #11.2.

California Building Standards Code, which becomes effective on January 1, 2026.

The State has given local jurisdictions until the end of the year to adopt the new code and any local amendments.

SUMMARY OF KEY-CODE CHANGES
Municipal Code Title 15, Buildings and Construction, contains either by reference or amendment the rules and regulations which comprise the “City of St. Helena Building Code”. The last update of this Title was in November of 2022 when the 2022 California Building Standards Code was adopted.

The attached “Exhibit A, Title 15, Buildings and Construction” includes the chapters of the Municipal Code that are proposed for amendment and adoption. The California Codes are adopted by reference and are available in the Community Development Department, Building Division for review. The following is a summary of the key code changes (both State and local amendments) beginning in January 2026:
2025 California Building Code
New occupancy classifications for buildings storing lithium-ion batteries. 2025 California Fire Code:
 Amendment to the fire sprinkler section 903.2.1 requiring construction documents for fire protection systems be submitted for review and approval prior to the issuance of a building permit will be deleted from the local amendment. This change will align with the current State Code standard and allow for deferred submittal of fire sprinkler documents.  Language in the Fire Access Roads and Gate section has been revised in the local amendment to the California Fire Code.
2025 California Energy Code:

The most significant changes in the 2025 Building Energy Efficiency Standards (Energy Code) affecting single-family residential buildings is the expansion of heatpump technology in new residential construction, electric readiness, strengthening of ventilation standards, and more. There are also new requirements for additions and alterations of existing single-family dwellings. These and other significant changes include:
 Single-fuel baseline with the heat-pump being prescriptively required for both water heating and space heating.

Agenda Item #11.2.

 Increased mandatory required minimum insulation for 2 X 4 walls from R-13 to R-15; (R-21 is required for 2 X 6 wall assemblies).
 The prescriptive maximum U-factor has been reduced from 0.30, to 0.27 for CZ 1 through 5.
 Long-term system cost (LSC) and source energy metrics used for compliance through the performance approach.
 For altered space-conditioning systems, refrigerant charge verification is required for heat-pumps in all Climate Zones, and for air-conditioners in CZ2.

With the new 2025 Energy Code, electric is in and gas installations are discouraged. While a gas appliance may be installed under the 2025 code, a penalty will be incurred that will need to be made up in another area within the building envelope. The goal is to build all electric homes with heat-pump technology, thereby reducing Greenhouse gas emissions (GHG). In addition, new homes are envisioned to have PV-solar with battery storage to allow for all energy used by these new homes to be generated and stored on-site without a need to draw from the power grid.

More information is available on the California energy Commission’s (CEC) website @ https://www.energy.ca.gov/data-reports/tracking-progress Specific Proposed Amendments to Building Electrical, Mechanical, Plumbing, Wildland-Urban Interface and Fire Codes:

The new code includes building, electrical, mechanical, plumbing codes, wildlandurban interface code, fire code, the energy code, the historical building code, the green building code, and the residential code as follows:

I. Errata for the 2025 Title 24 Codes:
 Based on the 2024 International Building Code for the 2025 California Building Code, Part 2;
 Based on the 2024 International Residential Building Code for the 2025 California Residential Code, Part 2.5;
 Based on the 2023 National Electrical Code for the 2025 California Electrical Code, Part 3;
 Based on the 2024 Uniform Mechanical Code for the 2025 California Mechanical Code, Part 4;
 Based on the 2024 Uniform Plumbing Code for the 2025 California Plumbing Code, Part 5;
 Based on the 2024 International Fire Code for the 2025 California Fire Code, Part 9;
 Based on the 2024 International Existing Building Code for the 2025 California Existing Code, Part 10;
II. Updates for the following parts authored by the State of California:

Agenda Item #11.2.

 The 2025 California Administrative Code. Part 1;
 The 2025 California Green Building Standards (CAL Green) Code, Part 11;  The 2025 California Referenced Standards Code, Part 12;  The 2025 California Energy Code, Part 6;
 The 2025 California Wildland-Urban Interface Code, Part 7; and  The 2025 California Historical Building Code, Part 8.

III. The following list highlights the corrected and/or new amendments specific to the State of California Codes and the St. Helena Municipal Code:

1. Municipal Code, Section 15.04.050, is changed to show correct date of the new code.

2. Municipal Code, Section 15.04.140, item C, is changed to show correct date of the new code.

3. Municipal Code, Section 15.08.010, is changed to show the correct date of new code.

4. Municipal Code, Section 15.08.020, item C, is changed to show correct date of the new code.

5. Municipal Code, Section 15.12.010, is changed to show correct date; add adoption of Appendix I, Patio Covers.

6. Municipal Code, Section 15.12.020, is changed to show the correct date of the new code. Correct reference to code section numbering in items A & B.

7. Municipal Code, Section 15.12.040, is changed to clarify language of Appendix J, Grading and clarify deletion of certain exceptions.

8. Municipal Code, Section 15.16.010 is changed to show the correct date of the new code.

9. Municipal Code, Section 15.18.010, is changed to show correct date of the new code, and add the following: The 2025 Edition of the California Building Standards Code, known as the California Code of Regulations, Title 24, Part 6, published by the International Code Council, is hereby adopted including all appendices, and without amendments.

10.Municipal Code, Section 15.20.010 is changed to show the correct date of the new code.

11.Municipal Code, Section 15.24.010, is changed to show the correct date of the new code.

12.Municipal Code, Section 15.24.020 is changed to reference correct code section in the California Electrical Code and capitalize title of section for consistency.

13.Municipal Code, Section 15.28.010, is changed to show the correct date of the new code.

14.Municipal Code, Section 15.28.020 is changed to reflect the new code section numbering for automatic fire sprinkler systems in the California residential Code has changed from R313 to R309.

15.Municipal Code, Section 15.32. 010, is changed to show the correct date of the new code.

16.Municipal Code, Section 15.48.030, is changed to remove incorrect reference to Municipal Code, Section 17.136.090; and add the following Agenda Item #11.2.

language: All trailers when occupied or used for living or sleeping purposes shall be kept within approved trailer camps or farm labor camps, except when a temporary permit is issued by the building department for habitation on a temporary basis for a dwelling or overnight sleeping by the building official. The permit shall state the name of the owner of the vehicle, state the number of occupants of the vehicle, include the signature and address of the owner of the property where the vehicle will be parked and the dates of the visit. One copy of the permit shall be provided to the police department, and one copy shall be displayed on the vehicle so that it is visible from the public right-of-way. Only one permit per property shall be in effect at a time and no more than two permits shall be issued to a property owner within a twelve (12) month period.
a. A permit may authorize the habitation of a self-contained recreational vehicle or recreational trailer on residential property for periods not to exceed fourteen days (14), provided that the vehicle is parked on the residential driveway and no portion of the vehicle overhangs the public sidewalk or public right-of-way. The vehicle used for habitation shall not be parked adjacent to the main residential unit on the adjacent property unless authorization from the adjacent property owner is provided at the time the permit is requested from the building official
b. A permit may authorize habitation of a self-contained recreational vehicle or recreational trailer on the public street fronting the parcel on which the permit is requested for periods not to exceed five days, provided that the vehicle does not block access to residential driveway nor extend into the street frontage of adjacent parcels. No hookups for water or utilities are allowed to a vehicle located on the public street and no furniture associated with the recreational vehicle shall be located outside the vehicle within the public right-of-way.

c. A permit may be authorized for the parking and habitation of a recreational vehicle or recreational trailer on land upon which the occupant is constructing a residence or remodeling a residence for a period not to exceed six months. The permit may be extended for a period of one additional six-month period if the construction is not completed.

17. Municipal Code, Section 15.53.010, is changed to show correct date of the new code.

18. Municipal Code, Section 15.54.010, is changed to show the correct date of the new code.

19. Municipal Code, Section 15.55.010, is changed to show the correct date of the new code

20. Municipal Code, Section 15.56.010 is added to adopt the 2025 California Wildland-Urban Interface Code
Agenda Item #11.2.

A. Municipal Code, Section 15.56.020 is added for amendments to the California Wildland-Urban Interface Code as follows: Section 604.6, Defensible Space for Structures and Roads, is added to read as follows:

A. General. Persons owning, leasing, controlling, operating or maintaining buildings or structures in, upon or adjoining hazardous fire areas, and persons owning, leasing or controlling land adjacent to such buildings or structures, shall at all times:

1. Maintain an effective fuel break by removing and clearing away flammable vegetation and combustible material from areas within 150 feet of buildings and structures;
Exception: Single specimen trees, ornamental shrubbery or similar plants used as ground covers, provided they do not form a means of rapidly transmitting fire from the native growth to any structure.

2. Remove portions of trees which extend within 10 feet of the outlet of a chimney;

3. Maintain trees adjacent to or overhanging a building free of deadwood; and

4. Maintain the roof of a structure free of leaves, needles or other dead vegetative growth.

5. Remove all limbs from trees up to no less than 6 feet from the ground.

B. Roadways. The Fire Code Official is authorized to cause areas within 10 feet on each side of portions of all roads, driveways and fire department access roads which are improved, designed or ordinarily used for vehicular traffic to be cleared of flammable vegetation and other combustible growth. The Fire Code Official is authorized to enter upon private property to do so.

Exception: Single specimens of trees, ornamental shrubbery or cultivated ground cover provided they do not form a means of readily transmitting fire.

21. C. Corrective Actions. The Fire Code Official is authorized to give notice to the owner of the property upon which conditions regulated by this section exist to correct such conditions. If the owner fails to correct such conditions, the Fire Code Official is authorized to cause the same to be done and make the expense of such correction a lien upon the property where such condition exists Municipal Code, Section 15.36 (Fire Code)

22. Municipal Code, Section 15.36.020, is changed to show the correct date of the new code.

23. Municipal Code, Section 15.36.040 is updated to correct the date of new code.

24. Municipal Code Section 15.36.050, Section 503.4.1 is changed to show correct date of the new code. Section 503 Fire Apparatus Access Roads amended to add for Multi-family and Nonresidential properties shall comply with SHMC Section 17.26.050 D. Section 503.4.1 Traffic Calming Devises added the following language: unless specifically approved on a case by case basis by the Fire Chief.

Agenda Item #11.2.

25. Municipal Code, Section 15.36.060 A, is changed by deleting the requirement for fire sprinkler systems to be reviewed and approved prior to issuance of the building permit.

26. Municipal Code, Section 15.36.080, is changed to correct date of new code.

27. Municipal Code, Section 15.36.090, is updated for correct date of the new code.

28. Municipal Code, Section 15.36.100, is updated for correct date of the new code.

Section D has also been deleted from this section.

FISCAL IMPACT
There are no direct fiscal impacts related to the City of St. Helena as a result of the proposed California Building Code Adoption.

ENVIRONMENTAL REVIEW: The proposed amendments to the Building Code are exempt from CEQA under Section 15061 (b) (3) the ‘General Rule’.

DOCUMENTS ATTACHMENTS:

Exhibit A- Municipal Code Title 15 Buildings and Construction Amendments-With Out Section 15.36 Fire Code
Exhibit B – Municipal Code Title 15.36 Buildings and Construction Amendments-Fire Code
Exhibit C - Ordinance
Agenda Item #11.2.

Chapter 15.36

CALIFORNIA FIRE CODE ADOPTED
Sections:

15.36.010 General findings.

15.36.020 Codes adopted.

15.36.030 Specific findings for code amendments.

15.36.040 Administration.

15.36.050 Fire Service Features.

15.36.060 Fire Protection Systems.

15.36.070 Establishment of Limits

15.36.080 Requirements for Wildland-Urban Interface Areas

15.36.090 Fire Flow Requirements for Building

15.36.100 Fire Apparatus Access Roads

15.36.110 Modifications.

15.36.120 Appeals.

15.36.010 General findings.

A. The fire and hazardous materials section of the public health and safety element of the city general plan recommends that on-site fire mitigation should include use of fire-resistant materials, sprinklers, and early warning systems; and provides that factors which contribute to the potential for fire are vegetation and distance from fire stations;
B. Because response time of fire suppression units has a critical impact on the ability to protect life and property in case of fire or other emergencies, buildings must be provided with built-in fire protection systems to offset the negative impact of excessive response time;
C. The residential growth management system section of the land use element of the city general plan prescribes that density and population shall not exceed that which can be served by adequate public facilities and service; D. The fire department has increasing incidence of simultaneous demands for service that completely deplete our resources; and provides that fire protection requirements for new construction and remodeled buildings shall be strengthened to reduce planned growth on fire department capabilities and to provide a reasonable degree of fire and life safety at minimum fire suppression cost; and
E. The City Council desires to enhance the adequate protection of buildings and structures by the adoption of this chapter.

15.36.020 Codes adopted.

The 20225 California Fire Code, known as the California Code of Regulations, Title 24 part 9, based on the International Fire Code, 20225 Edition, published by the International Code Council in its entirety, including Appendices: Appendix Chapter 4, Agenda Item #11.2.

Appendix B and Appendix BB (Fire Flow Requirements for Buildings), Appendix C and Appendix CC (Fire Hydrant Locations and Distribution), Appendix D (Fire Apparatus Access Roads), Appendix E (Hazard Categories), Appendix F (Hazard Ranking), Appendix G (Cryogenic fluids-Weight and Volume Equivalents), Appendix H (Hazardous Materials Management Plans and Hazardous Inventory Statement), Appendix I (Fire Protection Systems Noncompliant Conditions), Appendix J (Building Signage), Appendix K (Temporary Haunted Houses, Ghost Walks and Similar Amusement Uses) and referred to as the “International Fire Code” or “IFC” is adopted as amended and made a part of this code by reference per findings as set forth in Section 15.36.030.

15.36.030 Specific findings for code amendments.

Each amendment to the California Fire Code adopted by this chapter, is reasonably necessary because of the following determinations due to local climatic, geological, or topographic conditions pursuant to Health and Safety Code, Section 17958.5:

A. The city is characterized by a narrow valley floor surrounded and intermingled with steep hill terrain, containing areas which are very susceptible to wildland fires. Wildland fires are considered a significant threat in St. Helena. Native vegetation of brush, woodland, grassland and forest become extremely flammable during summer and remain so if drought conditions prevail during the winter months. Drought cycles appear in this area every seven (7) through eleven (11) years.

B. Earthquake is considered to be one of the most potentially destructive threats to life and property in the city. A moderate to severe seismic incident on any of the several fault zones in relatively close proximity to St. Helena is expected to cause extensive property damage, disruptions to communications systems, and damage to public utility systems.

C. St. Helena is divided geographically into two parts by the north to south flow of the Napa River. Significant damaging flooding occurs in portions of the city approximately every five (5) to ten (10) years. Warnings are usually given several hours to a few days before such floods. This natural barrier can serve as a severe impediment to public safety services because of the severity of slopes, and the existence of natural barriers such as the Napa River, Sulphur Creek, and York Creek. (Prior code § 5A.12)
D. Some areas of the forested hillside terrain that border the city have been designated as a Woodlands and Watershed area. These are areas that are Local Responsibility areas (LRA) for fire response and as such fall under the Wildland Urban Interface (WUI) guidelines set forth in chapter 49 of the Fire Code and chapter 7A of the Building Code.

15.36.040 Administration
A. Section 105.4.4.1 Phased Approval, is repealed in its entirety Agenda Item #11.2.

B. Section 109.3 Violation penalties, California Fire Code 20225, Chapter 1 is amended to read as follows:

Persons who shall violate a provision of this fire code or shall fail to comply with any of the requirements thereof or who shall erect, install, alter, repair or do work in violation of the approved construction documents or directive of the Fire Code Official, or of a permit or certificate used under provisions of this fire code, shall be subject to penalties as prescribed by law. In addition to potential civil and/or criminal penalties, any person, individual, group of individuals, firm, trust, corporation, partnership association, or business concern responsible for an unauthorized release of hazardous material, a malicious false alarm, excessive unintentional false alarms, or igniting and/or maintaining an illegal fire, shall be liable for reimbursing the City of St. Helena for all costs incurred resulting from the City’s emergency response and mitigation activities involving these incidents. Incurred costs may include such activities as firefighting, rescue, evacuation, hazardous material containment, control and/or disposal, incident investigation, report writing, administrative costs, and additional mitigation activities that may be contracted by the City.

C. 110.5 Unsafe Building or Property, is added to Section 110 to read in full as follows:

Unsafe building or property. It shall be unlawful to leave or maintain any building or property in an unsafe condition or maintain any building or property in a manner that is a public nuisance, a threat to life, safety, or property, or a fire hazard. The Fire Code Official may order or cause the abatement of such nuisance, threat, or hazard as specified in Section 109 of the fire code. All grass and weeds shall be cut to a maximum of 4 inches in length and all dead, dying, and/or decaying vegetation shall be removed by June 1st each year. Upon discovery of any public nuisance as defined by this code, the city administrator, or his or her designee, may notify the owner and any responsible person that the nuisance shall be abated by the city at such person’s expense unless they appear at the stated time and place to show cause why there should be no abatement, pursuant to Sections 1.12.140 through 1.12.200. (Prior code § 1.24) If the owner fails to correct such conditions, the Fire Code Official is authorized to cause the same to be done and make the expense of such correction a lien upon the property where such condition exists.

D. Section 111.4, Failure to comply, California Fire Code 20225, Chapter 1 is amended to read as follows:

Any person who shall continue any work after having been served with a stop work, except such work as that person is directed to perform to remove a violation or unsafe condition, shall be subject to penalties as prescribed by law.

E. Section 307.1 is amended to read as follows:

Agenda Item #11.2.

307.1 General. A person shall not kindle or maintain or authorize to be kindled or maintained any open burning unless conducted for agricultural operations, approved in accordance with this section and a permit obtained from the Fire code official.

F. Section 304.1.2 is amended to read as follows:
304.1.2 Vegetation. Weeds, grass, vines or other growth that is capable of being ignited and endangering property, shall be cut down and removed by the owner or occupant of the premises. All grass and weeds shall be cut to a maximum of 4 inches in length and all dead, dying, and/or decaying vegetation shall be removed by June 1st each year.

15.36.050 Fire Service Features
Chapter 5
Section 501 General is amended to read as follows:

A. Section 501.3 is amended to read as follows:
501.3 Construction documents. Construction documents for proposed fire apparatus access, security gates across fire apparatus access, location of fire lanes, construction documents, hydraulic calculations for fire hydrant systems and all fire protection system plans shall be submitted and approved prior to the issuance of a building permit.

Section 503 Fire Apparatus Access Roads is amended to read as follows:

Driveways and access roads for Multifamily and Nonresidential Properties shall be as defined in Municipal Code Sec. 17.26.050 D, Standards for driveways and access drives.

Section 503.4.1 Traffic calming devices, California Fire Code 20225, Chapter 503.4.1 is amended to read as follows:

Traffic calming devices including, but not limited to, speed bumps, speed humps, speed tables, speed depressions, shall not be allowed on public or private roadways, driveways or fire apparatus access routes unless specifically approved on a case by case basis by the Fire Chief..

Section 506.1 Where required, California Fire Code 20225, Chapter 5 is amended to read as follows:

Key boxes are required on all commercial buildings and multi-family residential housing units within the city limits. The key box shall be on an approved type and shall contain Agenda Item #11.2.

keys to gain necessary access and a building site plan as required by the Fire Code Official.

Chapter 6 Building services and systems
A. Section 603.8 is amended to read as follows:
603.8 Incinerators. Commercial, industrial and residential type incinerators and chimneys are prohibited within the City of St. Helena.

B. 609.2 Is amended to read as follows:
609.2 Where required. A Type 1 hood shall be installed at or above all commercial cooking appliances and domestic cooking appliances used for commercial purposes that produces grease laden vapors. Cooking facilities in assembly occupancies and congregate residences shall be considered commercial operations.

15.36.060 Fire Protection Systems
A. Chapter 9, subsection 901.1 is hereby amended to read. Approved automatic sprinkler systems in new buildings, structures and qualified additions and remodels shall be provided in the locations described as follows. 903.2.1 Construction Documents. The Fire Code Official shall have the authority to require construction documents and calculations for all fire protection systems and to require permits be issued for the installation, rehabilitation or modification of any fire protection system. Construction documents for fire protection systems shall be submitted for review and approval prior to the issuance of a building permit.

B. Chapter 9, subsection 903.2 is amended by repealing the entire subsection 903.2 (with the exception of subsections 903.2.12, 903.2.17 and tables 903.2.11.6 and 903.2.5.2, which shall remain in effect), and replacing it with the following:
903.2 Where Required. Approved automatic sprinkler systems in new and existing buildings shall be provided in the locations described in this section. 903.2.1 Required installations. An automatic fire sprinkler system shall be installed and maintained in all newly constructed buildings or structures, fire sprinkler systems shall be installed in new manufactured homes and multifamily manufactured homes with two dwelling units in accordance with Title 25 of the California Code of Regulations.

Exception:

Agenda Item #11.2.

1. When approved by the Fire Code Official spaces or areas in telecommunications buildings used exclusively for telecommunications equipment, associated electrical power distribution equipment, batteries and standby engines, provided those spaces or areas are equipped throughout with an automatic fire alarm system and are separated from the remainder of the building by fire barriers consisting of no less than 1- hour fire-resistance-rated wall and 2-hour fire-resistance-rate floor/ceiling assemblies.

2. Automatic fire sprinkler protection for fixed guideway transit systems shall be as per Section 903.2.17.

3. Detached Group U private garages and carports accessory to a Group R3 occupancy and less than 1,000 square feet., and more than 10 feet from adjacent structures, unless all exterior walls provide 2-hour fire protection.

4. Detached pool houses, workshops, barns and similar structures, built in conjunction with existing non-sprinkled single-family residences and provided the new structure is less than 1,000 square feet, is not intended for use as a dwelling unit and complies with the separation distances and exterior fire protection ratings of the Building Code.

5. Detached non-combustible, limited combustible materials or fire retarded treated wood canopies less than 3,000 square feet in roof area used exclusively for vehicle washing facilities or vehicle fuel dispensing stations.

6. Group B or M occupancies less than 500 square feet.

7. Detached, unenclosed gazebos or shade structures less than 1,000 square feet.

8. Detached restroom facilities associated with golf courses, parks and similar uses.

9. Shipping containers used for storage purpose and located not closer than 5 feet to a building, property line or other container. 903.2.2 Additions. An automatic sprinkler system shall be installed throughout any existing commercial or residential building when the floor area of the addition (including mezzanines) within any three year period exceeds 50% of the existing floor area of the building (excluding attached garages or unconditioned spaces in the floor area calculation of the addition) or when an additional story is added. 903.2.3 Alterations or Repairs. For alterations or repairs to existing buildings involving demolition of more than 50% of the existing floor area or removal of 50% or more of the existing ceiling covering (i.e. sheetrock, lath and plaster, suspended ceiling etc.), or removal of 50% or more of the existing roof structure or roof substructure (excluding roof covering material) the building shall meet the sprinkler requirements for a newly constructed building.

Agenda Item #11.2.

Exception: One-time alterations made solely for the purpose of complying with the Americans with Disabilities Act.
903.2.4 Change of Occupancy. Any change of occupancy when the proposed new occupancy classification is more hazardous based on a fire and life safety evaluation by the Fire Code Official and Building Code Official, including conversion of buildings to single-family residences, accessory dwelling units, bed and breakfast, inns, lodging houses or congregate residences or other similar uses an automatic fire sprinkler system shall be installed throughout.

Section 907.1
Section 907.1.6 is added to read as follows:
907.1.6 False Alarms. A false alarm shall mean the receipt by the fire department an audio or visual alarm or signal from an automatic fire alarm device set off by causes other than the occurrence of a fire. Alarm users are allowed three (3) false alarms in a 365-day period. A service charge of $100 shall be imposed for the fourth false alarm, a $250 service charge shall be imposed for the fifth false alarm and a service charge of $500 for each subsequent false alarm shall be assessed.

Appendix C
Amend Appendix C Fire Hydrant Locations and Distribution.

Section C102 Location by adding the following:

C 102.2 Fire Department Connections
A Fire Hydrant shall be located within 50 feet of all Fire Department connections (FDC), or approved by the Fire Code Official.

15.36.070 Establishment of Limits
A. Establishments of Limits of Districts in which Storage of Flammable or Combustible Liquids in Outside Aboveground Tanks is Prohibited: The limits referred to in Chapter 57 of the California Fire Code, in which the storage of flammable or combustible liquids is restricted, are hereby established as follows: Storage of 16 gallons or more is prohibited in all areas unless a permit is issued by the Fire Code Official.

B. Establishment of Districts of Limits in which Storage of Liquefied Petroleum Gasses is prohibited: The limits referred to in Chapter 57 of the California Fire Code, in Agenda Item #11.2.

which storage of liquefied petroleum gas is prohibited, are hereby established as follows: Storage is prohibited in all areas of the City unless a permit is issued by the Fire Code Official.

C. Establishment of Limits of Districts in which Storage of Explosives and Blasting Agents is Prohibited: The limits referred to in Chapter 56 of the California Fire Code, in which storage of explosives and blasting agents is prohibited, are hereby established as follows: Storage is prohibited in all areas of the City, unless a permit is issued by the Fire Code Official.

D. Establishment of Limits of Districts in which the Storage of Compressed Gases is Prohibited: The limits referred to in Chapter 53 of the California Fire Code in which the storage of compressed gases is prohibited, are hereby established as follows:

Storage of 16 gallons or more is prohibited in all areas of the City unless a permit is issued by the Fire Code Official.

E. Establishment of Limits of Districts in which the Storage of Stationary Tanks of Flammable Cryogenic Fluids is Prohibited: The limits referred to in Chapter 58 of the California Fire Code in which the storage of flammable cryogenic fluids in stationary containers is prohibited, are hereby established as follows: Storage is prohibited in all areas of the City unless a permit is issued by the Fire Code Official.

F. Establishment of Limits of Districts in which the Storage of Hazardous Materials is prohibited: The limits referred to in Chapter 50 of the California Fire Code in which the storage of hazardous materials is prohibited, are hereby established as follows:

Storage is prohibited in all areas of the City unless a permit is issued by the Fire Code Official.

15.36.080 Requirements for Wildland-Urban Interface Areas Chapter 49, California Fire Code 20225, Requirements for Wildland-Urban Interface Areas, is amended by adding Section 4908 to read as follows:

Defensible Space for Structures and Roads
A. General. Persons owning, leasing, controlling, operating or maintaining buildings or structures in, upon or adjoining hazardous fire areas, and persons owning, leasing or controlling land adjacent to such buildings or structures, shall at all times:

1. Maintain an effective fuel break by removing and clearing away flammable vegetation and combustible material from areas within 150 feet of buildings and structures;
Agenda Item #11.2.

Exception: Single specimen trees, ornamental shrubbery or similar plants used as ground covers, provided they do not form a means of rapidly transmitting fire from the native growth to any structure.

2. Remove portions of trees which extend within 10 feet of the outlet of a chimney;

3. Maintain trees adjacent to or overhanging a building free of deadwood; and

4. Maintain the roof of a structure free of leaves, needles or other dead vegetative growth.

4.5. Remove all limbs from trees up to no less than 6 feet from the ground.

B. Roadways. The Fire Code Official is authorized to cause areas within 10 feet on each side of portions of all roads, driveways and fire department access roads which are improved, designed or ordinarily used for vehicular traffic to be cleared of flammable vegetation and other combustible growth. The Fire Code Official is authorized to enter upon private property to do so.

Exception: Single specimens of trees, ornamental shrubbery or cultivated ground cover provided they do not form a means of readily transmitting fire.

C. Corrective Actions. The Fire Code Official is authorized to give notice to the owner of the property upon which conditions regulated by this section exist to correct such conditions. If the owner fails to correct such conditions, the Fire Code Official is authorized to cause the same to be done and make the expense of such correction a lien upon the property where such condition exists.

15.36.090 Fire Flow Requirements for Building
Section 507 Fire Protection Water Supplies
507.1 Required Water Supply. An approved water supply capable of supplying the required fire flow for fire protection of portions of buildings that are hereafter constructed or moved onto or within the jurisdiction. Such water supply shall be connected to the Municipal Water Supply if available within 1,000 ft. of the subject property.

A. Section B105.1 Fire-Flow Requirements for Buildings, California Fire Code 20225, Appendix B is amended to include to read as follows:

1. One and Two-Family Dwellings Under 2500 Square Feet and not served by a Public Water System, the minimum water storage shall be 5,000 gallons of capacity dedicated for fire protection.

Agenda Item #11.2.

Exception: A reduction in fire flow of 50% is allowed when the building is protected with an approved automatic fire sprinkler system.

2. One and Two-Family Dwellings Over 2500 Square Feet and Not Served by a Public Water System. The minimum water storage shall be in accordance with Table B105.1 of Appendix B.

15.36.100 Fire Apparatus Access Roads
A. Section D103.2 Grade, California Fire Code 20225, Appendix D is amended to read as follows:

Fire apparatus access roads shall not exceed 16% in grade.

Exception: Lots of record established prior to January 1, 2014 the grade shall not exceed 20%. All grades exceeding 10% shall be AC pavement; all grades exceeding 16% shall be Portland cement scored concrete.

B. Section D103, Figure D103.1, California Fire Code 2019, Appendix D is amended to include the following drawings in the City of St. Helena Street, Storm Drain & Sidewalk Standards:

Drawings: 1, 1.1R, 1.2R, 2, 2R, 3, 3.1, 3.2, 3.3, 3.4, 4, 5, 6, 7, 8, & 9.

C. Section D103.5 Fire Apparatus access road gates, California Fire Code 20225 Appendix B is amended to read as follows:

Gates securing the fire apparatus access roads or private driveways shall comply with the following:

1. The minimum gate width shall be 16 feet for residential or 20 feet for commercial occupancies.

2. Gates shall be of the swinging or sliding type.

3. Construction of gates shall be of materials that allow manual operation by one person.

4. Gate components shall be maintained in an operative condition at all times and replaced or repaired when defective.

5. Electric gates shall be equipped with a means of opening the gate by fire personnel for emergency access. An approved key system will be installed approved by the Fire Code Official.

Agenda Item #11.2.

6. Manual opening gates shall not be locked with a padlock or chain unless they are capable of being opened by means of forcible entry tools or when the key box containing the key(s) to the lock is installed at the gate location.

7. All locking devices shall be approved by the Fire Code Official.

8. Electric gate operators, where provided, shall be listed in accordance with UL 325.

9. Gates intended for automatic operation shall be designed, constructed and installed to comply with requirements of ASTM F 2200.

10. Gates shall comply with Section 17.124.070 c. of the St. Helena Municipal Code To avoid congestion at the entrance of a property from the street or access drive, no on-site parking space or gate shall be allowed within the initial thirty (30) feet of the edge of pavement of the access drive, drive aisle or property line, including residential driveways or location as determined by the Public Works Director in conjunction with the Fire Code Official.

D. Section D107.1 One or two-family dwelling residential developments, California Fire Code 2022, Appendix B is amended to read as follows:

Developments of one, two-family or multi- family dwellings where the number of dwelling units exceeds thirty (30) shall be provided with two separate and approved fire apparatus access roads, and shall meet the requirements of Section D104.3.

E. Gated entrances.

Gates on driveways.

Gates may be installed on driveways provided they comply with the following standards:

1. All gated entrances must be issued a building permit before construction begins, each gate entrance shall be at least two (2) feet wider than the width of the traveled way serving the gate and a minimum width of sixteen (16) feet unobstructed horizontal clearance and unobstructed vertical clearance of fourteen (14) feet.

2. All gates providing access from a road to a driveway shall be located at least thirty (30) feet from the roadway edge and shall open away from the roadway or be of the sliding type and shall meet all above operational requirements specified for apparatus access gates. (Ord.).

Agenda Item #11.2.

Final Inspection.

As a condition precedent to the granting of a Building Permit, the applicant must demonstrate that the Gate Entrance requirements as set forth in Chapter 17.124.070 of the Municipal Code, can be met and constructed to meet the requirements set forth herein. As a condition precedent to the granting of a “Final Inspection,” the applicant must demonstrate that the gate entrance is constructed in a manner that meets these standards.

3. Replacement Dwellings. In cases where Building Permits are for replacement dwellings or additions to existing dwelling units and increased use is not anticipated, these requirements may be waived by the authority having jurisdiction (AHJ).

4.Existing Gates. In cases where a gated access is already existing and the alteration or removal of the existing gated entrance cannot be designed and installed to meet these requirements due to topographic or geologic conditions, upon request by the applicant or his/her authorized representative, exceptions to the standards within this subsection may be allowed by the authority having jurisdiction (AHJ), where the exception provides for the same overall practical effect as these regulations towards providing a safe area for occupants or users of the property and for emergency vehicles to park while trying to gain gate access to the applicants parcel.

Exceptions. Request for an exception shall be made in writing to the authority having Jurisdiction (AHJ) by the applicant or the applicant’s authorized representative. The request shall state the specific section(s) for which an exception is requested, material facts supporting the contention of the applicant, the details of the exception, and a map showing the proposed location and citing of the exception or alternative measures.

5. Historic or significant architectural existing gates, may be replaced with materials of like quality to restore these gated entrances to their original historic specifications.

No modifications or upgrades to the original specifications will be allow for the Historic gated entrance to avoid compliance with Sec. 15.36.100 of the St. Helena Fire Code and Sec. 17.124.070 of the St. Helena Municipal Code.

15.36.110 Modifications.

The City Manager, the Fire Chief and the Fire Code Official shall act as a committee and shall have power to modify any of the provisions of the California Fire Code upon application in writing by the owner or lessee, or his or her duly authorized agent, when there are practical difficulties in the way of carrying out the strict letter of the fire code, provided that the spirit of the fire code shall be observed, public safety secured, and substantial justice done. The particulars of such modification when granted or allowed and the decision of the committee thereon shall be entered upon the records of the department and a signed copy shall be furnished the applicant. (Prior code § 5A.20) Agenda Item #11.2.

15.36.120 Appeals.

Whenever the Chief of the Fire Department shall disapprove an application or refuse to grant a permit applied for, or when it is claimed that the provisions of this fire code do not apply or that the true intent and meaning of the fire code have been misconstrued or wrongly interpreted, the applicant may appeal from the decision of the Chief of the Fire Department to the board of appeals within thirty (30) days from the date of the decision appealed. (Prior code § 5A.21)
Agenda Item #11.2.

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Exhibit A
Title 15

BUILDINGS AND CONSTRUCTION
Chapters:

15.04 General Provisions

15.08 Administration of the California Building
Standards Code

15.12 California Building Code Adopted

15.16 California Mechanical Code Adopted

15.18 California Energy Code Adopted

15.20 California Plumbing Code Adopted

15.24 California Electrical Code Adopted

15.28 California Residential Code Adopted

15.32 California Existing Building Code

15.36 California Fire Code Adopted

15.40 Retrofitting of Unreinforced Masonry
Buildings

15.44 Building Numbering System

15.48 Trailers and Trailer Camps

15.52 Flood Damage Prevention

15.53 California Green Building Standards Code
Adopted

15.54 California Administrative Code Adopted

15.55 California Referenced Standards Code
Adopted

15.5515.56 California Wildland-Urban Interface
Code Adopted
Agenda Item #11.2.

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Chapter 15.04

GENERAL PROVISIONS
Sections:

15.04.010 Short title.

15.04.020 Purpose.

15.04.030 Authority.

15.04.040 Building division—Created.

15.04.050 Building Official—Powers and duties generally.

15.04.060 Building Official—Recordkeeping duties.

15.04.070 Jurisdiction.

15.04.080 Permits required.

15.04.090 Inspections—Authority—Concealment prohibited.

15.04.100 Violations of other ordinance.

15.04.110 Conformance with zoning ordinance.

15.04.120 Copies of codes.

15.04.130 Specific findings for code amendments.

15.04.140 Violations—Penalties.

15.04.010 Short title.

The provisions codified in this title shall be known as the “St. Helena Building Code,” may be cited as such, and will be referenced to in this title as “this building code.” (Prior code § 4.1)

15.04.020 Purpose.

The city council expressly finds that the purpose of this building code is to provide minimum standards to safeguard life or limb, health, property, and public welfare by regulating and controlling the design, construction, quality of materials, use and occupancy, location, and maintenance of all buildings and structures within the city, and certain equipment specifically regulated in this building code. (Prior code § 4.2)

15.04.030 Authority.

This building code is adopted pursuant to the authority granted by Section 11 of Article XI of the State Constitution to a city to make and enforce within its limits all such local police, sanitary, and other regulations as are not in conflict with general laws. It is further adopted in conformity with the provisions of Sections 50022.1 to 50022.10, inclusive, of the California Government Code relating to the adoption of codes by reference. (Prior code § 4.3)

15.04.040 Building division—Created.

Agenda Item #11.2.

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There is contained within the city the building division, which shall be under the jurisdiction of the Building Official designated by the appointing authority. (Prior code § 4.4)

15.04.050 Building Official— - Powers and duties generally.

Section 104.1, General, California Building Code 20225 Chapter 1, is amended to read as follows:

The Building Official is authorized and directed to enforce all of the provisions of this building code and of the codes adopted by reference by this building code.

The Building Official is authorized to consult experts that he or she deems to be qualified in all fields related to the subject matter of this building code and of the codes adopted by reference by this building code to the extent that he or she deems it reasonably necessary to assist him or her in carrying out his or her duties hereunder. The decision of the Building Official in enforcing the provisions of this building code or of the codes adopted by reference by this building code or in interpreting the provisions thereof or in exercising the authority delegated thereby shall be final, subject to appeal as provided in Section 113 of the 20225 California Building Code Chapter 1.

15.04.060 Building Official—Recordkeeping duties.

The Building Official shall cause a permanent record to be kept of all pertinent transactions of the building division under this building code and the codes adopted by this building code and to render a monthly report to the city council of all permits issued and fees collected. (Prior code § 4.6)

15.04.070 Jurisdiction.

This building code shall apply within all of the territory of the city. (Prior code §

4.7)

15.04.090 Inspections—Authority—Concealment prohibited.

A. All work for which a permit is required shall be subject to inspection by the Building Official to ensure compliance with all requirements of this building code.

B. It shall be the responsibility of the owner or person doing work authorized by a permit to notify the Building Official orally or in writing when such work is ready for inspection. Such notification shall be given at least twenty-four (24) hours before the work is to be inspected.

C. No portion of any building, structure, wiring, plumbing or equipment which is required to be inspected shall be permanently covered or concealed without approval of the Building Official.

D. The Building Official shall have authority to remove or require the removal of any obstruction which prevents the required inspection of any portion of a building, structure, wiring, plumbing, electrical or mechanical equipment. (Prior code § 4.9)
Agenda Item #11.2.

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15.04.100 Violations of other ordinance.

No permit shall be issued pursuant to this title if at time of issuance there exists in respect to the premises for which the permit is to be issued any violation of the city’s zoning ordinance, the city’s subdivision ordinance, or of any other ordinance of the city whether such violation was committed by the then owner of the premises or his or her predecessors or by anyone claiming under the owner or his or her predecessors. (Prior code § 4.10)

15.04.110 Conformance with zoning ordinance.

No building permit shall be issued which is inconsistent with the St. Helena zoning ordinance. (Prior code § 4.11)

15.04.120 Copies of codes.

The Building Official shall make available in the offices of the building division, for review by the general public, at least one copy of all uniform codes or state building standards adopted by Sections 15.08.010, 15.12.010, 15.16.010,

15.20.010, 15.24.010, 15.28.010, 15.32.010, 15.36.010, 15.53.010, and

15.54.010, as well as local amendments and any other state regulations relating to buildings or structures, building service equipment published in Titles 8, 19, 20, 24, and 25 of the California Code of Regulations. (Prior code § 4.12)

15.04.130 Specific findings for code amendments.

Each amendment to the California Building Standards Code, California Code of Regulations, Title 24, adopted by this title, is reasonably necessary because of the following determinations due to local climatic, geological, or topographic conditions pursuant to Health and Safety Code, Section 17958.5:

A. The city is characterized by a narrow valley floor surrounded and intermingled with steep hill terrain, containing areas which are very susceptible to wildland fires. Wildland fires are considered a significant threat in St. Helena. Native vegetation of brush, woodland, grassland and forest become extremely flammable during summer and remain so if drought conditions prevail during the winter months. Drought cycles appear in this area every seven to eleven (11) years.

B. Earthquake is considered to be one of the most potentially destructive threats to life and property in the city. A moderate to severe seismic incident on any of the several fault zones in relative close proximity to St.

Helena is expected to cause extensive property damage, disruptions to communications systems, and damage to public utility systems.

C. St. Helena is divided geographically into two parts by the north to south flow of the Napa River. Significant damaging flooding occurs in portions of the city approximately every five to ten (10) years. Warnings are usually given several hours to a few days before such floods. This natural barrier Agenda Item #11.2.

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can serve as a severe impediment to the delivery of public safety services in time of flood.

D. Several areas within the city offer poor access for the delivery of public safety services because of the severity of slopes, and the existence of natural barriers such as the Napa River, Sulphur Creek, and York Creek. (Prior code § 4.13)

15.04.140 Violations—Penalties.

Section 114.4, Violation Penalties, California Building Code Chapter 1, is amended to read as follows:

A. Generally. No person whether as owner, lessee, sub-lessee or occupant, shall erect, construct, enlarge, alter, repair, move, improve, remove, convert or demolish, equip, use, occupy, or maintain any building or structure in the city, or cause the same to be done, contrary to or in violation of any of the provisions of this title. Maintenance of equipment which was unlawful at the time it was installed and which would be unlawful under this title, shall constitute a continuing violation of this title.

B. Misdemeanor. Any person violating any of the provisions of this title shall be deemed guilty of a misdemeanor, and each such person is guilty of a separate offense for each day or portion thereof during which any violation of any of the provisions of this title is committed, continued, or permitted.

C. Consistent with Section 109.4 and 114.4, of the 20225 California Building Code, any person who violates a provision of this building code or fails to comply with any of the requirements thereof or who erects, constructs, alters or repairs a building or structure in violation of the approved construction documents or directive of the Building Official, or of a permit or certificate issued under the provisions of this building code, shall be subject to penalties as prescribed by law. An investigation fee, in addition to the permit fee, shall be collected whether or not a permit is then or subsequently issued. The investigation fee shall be at least equal to, and not to exceed three times the amount of the permit fee required by this code. The payment of such investigation fee shall not exempt any person from compliance with all other provisions of this building code nor from any penalty prescribed by law.

D. Authority to File. Where a public nuisance exists, the city may immediately commence action or actions, proceedings at law and in equity, for the abatement, removal and enjoinment thereof in the manner provided by law; and shall take such other steps and shall apply to such court or courts as may have jurisdiction to grant such relief as will abate and remove such public nuisance and restrain and enjoin any person from maintaining such nuisance. (Ord. 02-5 § 4 (part): prior code § 15.04.140) Agenda Item #11.2.

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Chapter 15.08

ADMINISTRATION OF THE CALIFORNIA

BUILDING STANDARDS CODE
Sections:

15.08.010 California Building Standards Code 20225 Chapter 1 Administration —Adopted.

15.08.020 California Building Standards Code 20225 Chapter 1 Administration—Amendments.

15.08.030 Section 116, California Building Standards Code 20225 Chapter 1, Unsafe Structures and Equipment.

15.08.040 Adoption of the International Property Maintenance Code, 2018 Edition, with Amendments—Adoption.

15.08.050 Amendments to the International Property Maintenance Code—Amendments.

15.08.060 Enforcement and Penalties.

15.08.010 California Building Standards Code 20225 Chapter 1 Administration —Adopted.

For the purpose of establishing proper regulations for the administration of the various codes covered in this building code, each of Chapter 1 of the California Building Code of the State of California, Chapter 1 of the Plumbing Code, Chapter 1 of the Mechanical Code, and Annex H of the Electrical Code, 20225 edition, is adopted in its entirety excepting additions, revisions and omissions listed in Section 15.08.020.

15.08.020 California Building Code 20225 Chapter 1 Administration— Amendments.

A. Section 105.2, Work Eexempt from Ppermit, California Building Code 20225 Chapter 1, items 1-5 only, is are amended to read as follows:

1. One-story residential detached accessory buildings used as tool and storage sheds, playhouses and similar uses, provided the floor area does not exceed 120 square feet, not over 12 feet in height, and the structure contains no plumbing, electrical, or heating systems or appliances. It is permissible that these structures still be regulated by Section 710A, despite exemption from permit.

2. Fences not over 6 feet (1829 mm) high.

3. Oil derricks (subject to approval of Napa County Environmental Management).

Agenda Item #11.2.

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4. Retaining walls that are not over 4 feet (1219 mm) in height measured from the bottom of the footing to the top of the wall, unless supporting a surcharge or impounding Class I,II,III A liquids.

5. Water tanks supported directly on grade if the capacity does not exceed 200 gallons.

B. Section 109.2, Schedule of Ppermit Ffees, California Building Code 20225 Chapter 1, is amended to read as follows:

On buildings, structures, electrical, gas, mechanical and plumbing systems or alterations requiring a permit, a fee for each permit shall be paid as required, in accordance with the schedule as established by the most current City Council fee resolution.

C. Section 109.6, Refunds, California Building Code 20225 is amended to read as follows:

The Building Official is authorized to establish a refund policy.

1. The Building Official may authorize refunding of the permit fee paid, less the hourly rate set forth by the most current City Council fee resolution, when no work has been done under a permit issued in accordance with this building code.

2. The Building Official may authorize refunding the plan review fee paid, less the hourly rate set forth by the most current City Council fee resolution, when an application for a permit for which a plan review fee has been paid is withdrawn or canceled before any examination time has been expended.

3. The Building Official shall not authorize the refunding of any fee paid except upon written application filed by the original permittee not later than one hundred eighty days after the date of fee payment.

15.08.040 Adoption of the International Property Maintenance Code, 2018 Edition—Adoption, with Amendments.

For the purpose of regulation and governing the conditions and maintenance for all property, buildings and structures; by providing the standard for supplied utilities and facilities and other physical conditions essential to ensure that structures are safe, sanitary and fit for occupation and use; that certain code known as the International Property Maintenance Code, 2018 Edition including Appendix A, as published by the International Code Council, hereinafter referred to as the “Property Maintenance Code,” save and except such portions as are hereinafter changed, added to or amended by Section 15.08.060 of this chapter.

Agenda Item #11.2.

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15.08.050 Amendments to the International Property Maintenance Code— Amendments,
The International Property Maintenance Code is amended to read as follows; A. Section 101.1 These regulations shall be known as the Property Maintenance Code of the City of St. Helena (hereinafter referred to as “the code”).

B. Section 102.7 Where the term “International Building Code” appears in this code, it shall mean the California Building Code as adopted by this jurisdiction with amendments. Where the term “International Fire Code appears, it shall mean the California Fire Code as adopted by the City Council with amendments. Where the term “International Existing Building Code” appears, it shall mean the California Existing Building Code as adopted by City Council with amendments. Where the term “International Fuel Gas Code” appears, it shall mean the California Plumbing Code as adopted by the City Council with amendments. Where the term “International Mechanical Code” appears, it shall mean the California Mechanical Code as adopt6ed by the City Council with amendments.

Where the term “International Plumbing Code” appears, it shall mean the California Plumbing Code as adopted by the City Council with amendments. Where the term” International Zoning Code” appears, it shall mean the St. Helena Municipal Code, Title 17
C. Section 103 is hereby deleted.

D. Section 104.3 is amended to add the following phrase to the end of the last sentence; “including the warrant provisions of Section 1822.50 et seq. of the Code of Civil Procedure of the State of California.” E. Section 106.2, 106.3, 106.4, and 106.5 are hereby deleted.

F. Section 107.1 Notice to person responsible. Whenever the Code Official determines that there has been a violation of this code or has grounds to believe that a violation has occurred, notice may be given in the manner prescribed in the St. Helena Municipal Code Section 1.12.

G. Sections 107.2, 107.3, 107.4, 107.5, and 107.6 are hereby deleted.

H. Section 108.3 Whenever the Code Official has condemned a structure or equipment under the provisions of this section, notice shall be posted in a conspicuous place in or about the structure affected by such notice and served on the owner or the person or persons responsible for the structure or equipment in accordance with Section 1.12 of the St. Helena Municipal Code. The notice shall be in the form prescribed in Section 1.12.150 of the St. Helena Municipal Code.

Agenda Item #11.2.

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I. Sections 109.2 Temporary safeguards. Notwithstanding other provisions of this code, whenever, in the opinion of the Code Official, there is imminent danger due to an unsafe condition, the Code Official may order the necessary work be to be done, including the boarding up of openings, to render such structure temporarily safe whether or not the legal procedure herein described has been instituted; and shall cause such other action to be taken as the Code Official deems necessary to meet such emergency.

J. Section 109.3 Closing streets. When necessary for public safety, the Code Official may temporarily close structures and close or order the authority having jurisdiction to close, sidewalks, streets, public ways and places adjacent to unsafe structures, and prohibit the same from being utilized.

K. Section 109.4 Emergency repairs. For the purposes of this section, the Code Official may employ the necessary labor and materials to perform the required work as expeditiously as possible.

L. Sections 109.5 and 109.6 are hereby deleted.

M. Sections 110.2 Notices and Orders. All notices and orders shall comply with the St. Helena Municipal Code Chapter 1.12.150.

N. Section 110.3 Failure to comply. If the owner of a premises fails to comply with a demolition order within the time prescribed, the Code Official may cause the structure to be demolished and removed, either through an available public agency or by contract or arrangement with private persons, and the cost of such demolition and removal shall be charged against the real estate upon which the structure is located and shall be in lien upon such real estate.

O. Section 111.2 is amended by adding the following sentence: Nothing contained in this section shall prevent the Mayor or City Council from appointing the Mayor and City Council as the Board of Appeals.

P. Section 112.4 Failure to comply. Any person who shall continue any work after having been served with a stop work order, except such work as that person is directed to perform to remove a violation or unsafe condition, shall be in violation of this code.

Q. Section 202 definition of CODE OFFICIAL. Where used in this code, the term Code Official shall refer to the Chief Building Official, and his or her designated agents or representatives.

R. Section 302.4 Weeds. All premises and exterior property shall be maintained free from weeds or plant growth in excess of 6 inches tall. All noxious weeds shall be prohibited. Weeds shall be defined as all grasses, Agenda Item #11.2.

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annual plants and vegetation, other than trees or shrubs, provided however, this term shall not include cultivated flowers and gardens.

S. Section 304.14 Insect Screens. Every door, window and other outside opening required for ventilation on habitable rooms, food preparation areas, food service areas, or any areas where products to be included or utilized in food for human consumption are processed, manufactured, packaged or stored shall be supplied with approved tightly fitting screens of not less than 16 mess per inch (16 mesh per 25 mm), and every screed door used for insect control shall have a self-closing device in good working condition. (The exceptions in the code are not amended.) T. Section 308.2.2 Refrigerator. Refrigerators and similar equipment not in operation shall not be discarded, abandoned or stored on premises without first removing the doors.

U. Section 308.3.1 Garbage facilities. The owner of every dwelling shall supply an approved leak proof, covered, outside garbage container and a recycling container. Every person maintaining or using any solid waste can or receptacle shall keep the same clean and sanitary.

V. Section 308.3.1.1. Within all residential districts in the city, no person shall use, locate or maintain (store) any solid waste can, garbage container or waste receptacle within the public right of way other than on the day of removal service. Containers shall be stored out of public view on non-service dates whenever practical; or stored nearest the main structure.

W. Section 602.3 Heat supply. Every owner and operator of any building who rents, leases or lets one or more dwelling units or sleeping units or terms, either expressed or implied, to furnish heat to the occupants thereof shall supply heat in order to maintain a temperature of not less than 68F (18C) during the period the spaces are occupies. (The exceptions in the code are not amended.)

15.08.0670 Enforcement and Penalties.

A. In addition to the enforcement powers and/or remedies provided in this chapter, the Chief Building Official shall have the power to enforce the provisions of this chapter as provided in Chapter 15.04.030.

B. The violations of the International Property Maintenance Code as adopted in this chapter are misdemeanors/infractions and are subject to the penalties set forth in Section 1.12 of the St. Helena Municipal Code.

Agenda Item #11.2.

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Chapter 15.12

CALIFORNIA BUILDING CODE ADOPTED
Sections:

15.12.010 California Building Code—Adopted.

15.12.020 California Building Code—Amendments.

15.12.040 Appendix J—Amendments.

15.12.010 California Building Code—Adopted.

The 20225 California Building Code, known as the California Code of Regulations, Title 24, Part 2 Volumes 1 and 2, Appendix I – Patio Covers, and Appendix J- Grading, Based on 20214 International Building Code, Published by the International Code Council, and the amendments set forth in section

15.12.020 is adopted.

15.12.020 California Building Code—Amendments.

Based upon the findings set forth in Section 15.04.130, the following sections and/or subsections of the 20225 California Building Code, are amended to read as follows:

A. Chapter 5, General Buildings Heights and Areas, Section 502.1, Address Identification, is amended to read as follows:.

Approved numbers or addresses shall be placed on all new and existing buildings in such a position as to be plainly visible and legible from the street or road fronting the property. Numbers shall contrast with their background and shall not be less than 4" in height. House numbers shall not be obstructed by vegetation. Any building located more than 50 feet from the street shall have its address posted at the driveway entrance and shall be visible from both directions of travel along the road. In new construction, the address shall be posted at the beginning of construction and shall be maintained thereafter, and the address shall be visible and legible from the road on which the address is located.

Where multiple addresses are required at a single driveway, they shall be mounted on a single post, and additional signs shall be posted at locations where driveways divide.

Where a roadway provides access solely to a single commercial or industrial business, the address sign shall be placed at the nearest road intersection providing access to that site.

Agenda Item #11.2.

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B. Chapter 31, Special Construction, Section 3109.2, California Swimming Pool Safety Act (statewide), is amended to read as follows:Enclosures and Safety Devices, Barrier Height and Clearances:

The top of the barrier shall be at least 60 inches above grade measured on the side of the barrier that faces away from the swimming pool. The maximum vertical clearance between grade and the bottom of the barrier shall be 2 inches measured on the side of the barrier that faces away from the swimming pool.

Where the top of the pool structure is above grade, the barrier is authorized to be at ground level or mounted on top of the pool structure, and the maximum vertical clearance between the top of the pool structure and the bottom of the barrier shall be 4 inches.

15.12.040 Appendix J—Amendments. Amended
Appendix J, Grading, is adopted in its entirety with the following amendmentsamended as follows:

A. Where the term “building official” is used in this appendix, change to “City Engineer.”
B. Section J103.1, Permits Rrequired, is amended to read as follows:.

Except as exempted in Section J103.2, no grading shall be performed without first having obtained a permit therefore from the Building Official with approval from the City Engineer for minor grading activities which do not require a grading permit. A grading permit issued by the City Engineer is required for any one of the following:

1. Grading of more than 50 cy of material (includes pools);

2. Disturbance of an area or more than 10,000 sq ft;

3. Cut or fill more than three feet;

4. Alter or add any drainage facilities or courses
C. Section J103.2, Exemptions, is amended to read as follows:.

Except as stated in J103.1 above, a grading permit shall not be required for the following:

1. Cemetery graves.

2. Refuse disposal sites controlled by other regulations.

3. Excavations for wells, or trenches for utilities.

4. Mining, quarrying, excavating, processing or stockpiling rock, sand, gravel, aggregate or clay controlled by other regulations, provided such operations do not affect the lateral support of, or significantly increase stresses in, soil on adjoining properties

5. Exploratory excavations performed under the direction of a registered design professional.

D. Section J106.1, Maximum Slope, is deletedamended to read as follows:..

Agenda Item #11.2.

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The slope of cut surfaces shall not be steeper than is safe for the intended use, and shall not be more than one unit vertical in two units horizontal (50-percent slope unless the owner or the owner’s authorized agent furnishes a geotechnical report justifying a steeper slope.

Repeal exceptions.

E. Section J108.3 Slope Protection, is amended to read as follows:

Change “approved by the building official” to “approved by the City Engineer”.

Where required to protect adjacent properties at the toe of a slope from adverse effects of the grading, additional protection, approved by the City Engineer, shall be included. Examples of such protection include but are not limited to:

1. Setbacks greater than those required by Figure J108.1.

2. Provisions for retaining walls or similar construction.

3. Erosion protection of the fill slopes.

4. Provision for the control of surface waters.

EF. Section J109.1 Drainage and Terracing, General, is amended to read as follows:

Unless otherwise recommended by a registered design professional, drainage facilities and terracing shall be provided in accordance with requirements of this section and the latest state and local storm water quality requirements and ordinances.”
Repeal exceptions.

G. Section J109.3, Interceptor Ddrains, is amended to read as follows:

Interceptor drains shall be installed along the top of cut slopes receiving drainage from a tributary width greater than 40 feet (12 192 mm), measured horizontally. They shall have a minimum depth of 1 foot (305 mm) and a minimum width of 3 feet (915 mm). The slope shall be approved by the City Engineer, but shall not be less than 50 horizontal to 1 vertical (2 percent). The drain shall be paved with concrete not less than 3 inches (76 mm) in thickness, or by other materials suitable to the application. Discharge from the drain shall be accomplished in a manner to prevent erosion and shall be approved by the City Engineer.

H. Section J109.4, Drainage Aacross Pproperty Llines, is amended to read as follows:

Drainage across property lines shall not exceed that by volume and flow that existed prior to grading. Excess or concentrated drainage shall be contained on site or directed to an approved drainage facility. Erosion of the ground in the area of discharge shall be prevented by installation of non-erosive down drains or other devices such as infiltrator and dissipater Agenda Item #11.2.

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basins, riprap or cobble surrounds, and gravel or rock infiltration trenches/pits.

I. Section J110.1, General, is amended to read as follows:

The faces of cut and fill slopes shall be prepared and maintained to control erosion.

Erosion control for the slopes shall be installed as soon as practicable and prior to calling for final inspection.

Repeal exceptions.

Agenda Item #11.2.

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Chapter 15.16

CALIFORNIA MECHANICAL CODE ADOPTED
Sections:

15.16.010 California Mechanical Code— Adopted.

15.16.010 California Mechanical Code—Adopted.

The 20225 Edition of the California Building Standards Code, known as the California Code of Regulations, Title 24, Part 4, incorporating the Uniform Mechanical Code, 20214 Edition, published by the International Association of Plumbing and Mechanical Officials, is hereby adopted including all appendices, and without amendments.

Agenda Item #11.2.

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Chapter 15.18

CALIFORNIA ENERGY CODE ADOPTED
Sections:

15.18.010 California Energy Code—Adopted.

15.18.010 California Energy Code — Adopted.

The 20225 Building Energy Efficiency Standards, comprising Title 24, Parts 1 and 6, of the California Code of Regulations, is mandatory statewide. Local government agencies may adopt and enforce energy efficiency standards for newly constructed buildings, additions, alterations, and repairs provided the California Energy Commission finds that the standards will require buildings to consume no more energy than permitted by Title 24, Part 6. Such local standards may include adopting the requirements of Title 24, Part 6 before their effective date, requiring additional energy conservation measures, or setting stricter energy budgets.

The 2025 Edition of the California Building Standards Code, known as the California Code of Regulations, Title 24, Part 6, published by the International Code Council, is hereby adopted including all appendices, and without amendments.

Agenda Item #11.2.

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Chapter 15.20

CALIFORNIA PLUMBING CODE ADOPTED
Sections:

15.20.010 California Plumbing Code— Adopted.

15.20.010 California Plumbing Code—Adopted.

The 20225 Edition of the California Building Standards Code, known as the California Code of Regulations, Title 24, Part 5, incorporating the Uniform Plumbing Code, 20214 Edition, published by the International Association of Plumbing and Mechanical Officials, with amendments set forth in section

15.20.020, including Appendices, (A),(B),(D), (G) and (L), is hereby adopted and without amendments.

Agenda Item #11.2.

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Chapter 15.24

CALIFORNIA ELECTRICAL CODE ADOPTED
Sections:

15.24.010 California Electrical Code— - Adopted.

15.24.020 California Electrical Code— - Amendments.

15.24.010 California Electrical Code— – Adopted.

The 20225 Edition of the California Building Standards Code, known as the California Code of Regulations, Title 24, Part 3, incorporating the National Electrical Code, 20203 Edition, published by the National Fire Protection Association and Annex H of the Electrical Code, with amendments set forth in section 15.24.020, is hereby adopted.

15.24.20 California Electrical Code— - Amendments.

A. Article 230 Services, Section 230.70(A)(1), Readily Accessible Location, is amended to read as follows:

Electrical disconnecting equipment in structures served by a remote or detached electrical service shall be readily accessible to fire fighting personnel. The disconnecting equipment shall be installed on the exterior of the building and identified for fire fighting personnel.

C. Section 702.5, Transfer Equipment. Section 702.5, Transfer Equipment is amended to read as follows:

Connection to premises wiring for buildings or well-pumps served by commercial power shall be made by means of a manual or automatic transfer switch. The transfer switch shall be listed and labeled to UL 1008, and shall comply with the provisions of this code, and Section 1204 of the California Fire Code. Interlock kits of any type shall be prohibited as a means of preventing inadvertent interconnection of normal and alternate power sources.

Agenda Item #11.2.

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Chapter 15.28

CALIFORNIA RESIDENTIAL CODE ADOPTED
Sections:

15.28.010 California Residential Code— Adopted.

15.28.020 California Residential Code Adopted —Amendments.

15.28.010 California Residential Code—Adopted
The 20225 Edition of the California Building Standards Code, known as the California Code of Regulations, Title 24, Part 2.5, incorporating the International Residential Code, 20214 Edition, is hereby adopted including all appendices, and with amendments set forth in Section 15.28.020.

15.28.020 California Residential Code Adopted —Amendments.

A. Section R309.2, One and Ttwo-Ffamily Ddwellings Aautomatic Ssprinkler Ssystems, is amended to read as follows:

An automatic sprinkler system shall be installed in one- and two-family dwellings, and qualified additions and remodels as prescribed in Section 903.2 of the 2025 California Fire Code., and by repealing exception 1.

Exceptions

1. An automatic sprinkler system shall not be required for Accessory Dwelling Unit, provided that all of the following are met:
a. The unit meets the definition of an Accessory Dwelling Unit as defined in the Government Code Section 64852.2.
b. The existing primary residence does not have automatic fire sprinklers.
c. The accessory dwelling unit does not exceed 1,200 square feet in size.
d. The unit is on the same lot as the primary residence.

Section R313.1, Maximum Height, is amended by addingto read as follows:;
Habitable space, hallways and portions of basements containing these spaces shall have a ceiling height of not less than 7 feet (2134 mm).

Bathrooms, toilet rooms and laundry rooms shall have a ceiling height of not less than 6 feet 8 inches (2032 mm). “aAnd qualified additions and remodels as prescribed in the amended section 903.2 of the 2025 CFC”. and by repealing the exception.

Agenda Item #11.2.

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Section R313.2 is amended by adding; “and qualified additions and remodels as prescribed in the amended section 903.2 of the 2025 CFC” and by repealing the exception.

Section R337.1.3.1 is amended by adding “land designated by cities and other local agencies including”:

2.1 Moderate Fire Hazard Severity Zones

2.2 High Fire Hazard Severity Zones

2.3 Very high Fire hazard Severity Zones
Agenda Item #11.2.

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Chapter 15.32

CALIFORNIA EXISTING BUILDING CODE
Sections:

15.32.010 California Existing Building Code—Adopted.

15.32.020 California Existing Building Code—Amendments.

15.32.010 California Existing Building Code—Adopted.

The 20225 edition of the California Existing Building Standards Code, known as the California Code of Regulations, Title 24, Part 10, incorporating the 20214 International Existing Building Code, published by the International Code Council, with amendments set forth in section 15.32.020 is adopted.

15.32.020 California Existing Building Code —Amendments.

Based upon the findings set forth in Section 15.04.130, Chapter A1, Seismic Strengthening Provisions for Unreinforced Masonry Bearing Wall Buildings, Section A106 Materials Requirements, A106.2.3.5 Number of tests, is amended to read as follows:

A. The minimum number of tests per class for brick or hollow clay tile masonry walls shall be as follows:

1. At each of both the first and top stories, not less than two tests per wall or line of wall elements providing a common line of resistance to lateral forces.

2. At each of all other stories, not less thant one test per wall or line of wall elements providing a common line of resistance to lateral forces.

3. In any case, not less than one test per 1,500 square feet of wall surface and not less than a total of eight tests.

B. The minimum number of tests for stone masonry walls shall be as follows:

1. One test per wall per story, except that storefront walls not used to resist lateral forces, need not be tested.

2. Not less than one test per 2,500 square feet (232.3m2) of wall surface.

Part 10, Chapter 14 Relocated or Moved Buildings
A. Section 1401.3, Moved Structures, is amended added to read as follows to include:

Agenda Item #11.2.

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Buildings, structures and their building service equipment moved into or within this jurisdiction shall comply with the provisions of the technical codes for new building or structures and their building service equipment.

A. Permits required. Before any building or structure is moved on or along any street within the city, a permit shall first be obtained from the Building Official for such moving. The permit application shall describe the streets and route over which the building will travel, the location of final installation if within the city, and the hours during which building will be moved. The Building Official will collect a fee of one hundred dollars ($100.00) for required investigations and inspections. This fee shall be separate from any construction permit related fees.

B. Prior to issuance of permit, the applicant shall obtain an encroachment permit from the city engineer. The Building Official shall notify all affected city officials and, in the event that any such officials object to route or time of travel, changes shall be made to meet such objections.

C. Bond Required. In addition to all other requirements of the building code relating to the moving of buildings and structures, no permit for such moving shall be issued until the applicant shall have filed with the Building Official a corporate surety bond in favor of the city or a cash deposit in lieu of such bond. The bond shall be conditioned that the applicant will strictly comply with all provisions of the Building Code relating to the moving of buildings and structures and that the applicant will pay for any and all damage which may result by reason of such moving to any fence, hedge, tree, pavement of streets or sidewalks, pipes, poles and wires, or to any public or private property, and to hold harmless the city against any costs or expense which may accrue in consequence of such moving. The bond shall be in such amount as determined by the Building Official and approved by the city attorney, but in no case less than one thousand dollars ($1,000.00). At the option of the applicant, a cash deposit in the same amount may be deposited with the city treasurer.

D. Time limited during which building may be left standing on one city block. No person owning, or having charge of the removal of, any building being moved over any street shall permit such building to be, or stand, on any street within the limits of one block for a period of more than twenty-four hours.

E. Moving buildings—Prevention of injury to street or property. No person owning or having charge of the moving of any building or structure over any street shall allow or cause injury to any fence, hedge, tree, pavement, sidewalk, gas pipe, water pipe, sewer pipe, electric wires or the poles supporting them, or any other public or private property by reason of such removal.

Agenda Item #11.2.

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Appendix A, Seismic Strengthening Provisions for Unreinforced Masonry Bearing Wall Buildings, is adopted in its entirety with the following amendments:

A. Section A106.2.3.5, Number of Tests, is amended to read as follows:

A. The minimum number of tests per class for brick or hollow clay tile masonry walls shall be as follows:

1. At each of both the first and top stories, not less than two tests per wall or line of wall elements providing a common line of resistance to lateral forces.

2. At each of all other stories, not less than one test per wall or line of wall elements providing a common line of resistance to lateral forces.

3. In any case, not less than one test per 1,500 square feet of wall surface and not less than a total of eight tests.

B. The minimum number of tests for stone masonry walls shall be as follows:

1. One test per wall per story, except that storefront walls not used to resist lateral forces, need not be tested.

2. Not less than one test per 2,500 square feet (232.3m2) of wall surface.

Agenda Item #11.2.

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Chapter 15.40

RETROFITTING OF UNREINFORCED MASONRY

BUILDINGS
Sections:

15.40.010 Short title.

15.40.020 Purpose.

15.40.030 Scope.

15.40.040 Authority.

15.40.050 Definitions.

15.40.060 Future retrofitting legislation.

15.40.070 Change of occupancy.

15.40.080 Addition, alteration or repair.

15.40.090 Penalties for noncompliance.

15.40.100 Appeals process.

15.40.110 Recovery of penalties.

15.40.120 Remedies.

15.40.010 Short title.

This chapter shall be known as the “unreinforced masonry building (URM) ordinance.” (Prior code § 4B.1)

15.40.020 Purpose.

It is generally acknowledged that the city will experience earthquakes in the future due to its proximity to the Rodgers Creek, Hayward and San Andreas faults, and may reasonably be expected to experience moderate to severe ground shaking during a significant earthquake. Such ground shaking may result in serious injury or death or impaired economic value due to damage or collapse of buildings in St. Helena. Buildings constructed of unreinforced masonry have been widely recognized for experiencing life safety hazardous damage including partial or total collapse during moderate to strong earthquakes. The purpose of this chapter is to provide alternative construction regulations designed to reduce the risk of death or injury resulting from earthquake hazards in existing unreinforced masonry buildings in a timely and economically feasible manner while preserving the historic character of the community. (Prior code § 4B.2)

15.40.030 Scope.

The provisions of this chapter contain procedures for the systematic review and reconstruction of all existing unreinforced masonry buildings within the city to improve their safety during an earthquake. This chapter does not require alteration of existing electrical, plumbing or mechanical systems unless the conditions or defects endanger the life, health, property or safety of the public or the building’s occupants. Access for the physically disabled shall be provided to the extent required by the latest edition of the California Building Code and/or the Agenda Item #11.2.

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State Historical Building Code. The requirements of this chapter shall apply to all buildings or portions of buildings constructed with unreinforced masonry walls with the following exceptions:

A. A building which has been seismically retrofitted since 1980, which complies with the strengthening standards in effect at the time as determined by the Building Official;
B. A detached group R division 3 occupancy or a detached group R division 1 occupancy having four living units or fewer;
C. Accessory buildings serving group R division 3 occupancies or accessory buildings serving group R division 1 occupancies having four living units or fewer;
D. Public schools;
E. Hospitals; or
F. State or federally owned buildings.
(Prior code § 4B.3)

15.40.040 Authority.

A. The Building Official or designee is authorized and directed to enforce all provisions of this chapter.

B. Unless otherwise noted, the provisions of the current code shall apply; however, this chapter shall not preclude the enforcement of any federal, state or other local codes, laws or ordinances.

C. The Building Official shall have the power to render interpretations of this chapter and to adopt and enforce rules and regulations supplemental to this chapter as he or she may deem necessary in order to clarify the application of the provisions of this chapter. Such interpretations, rules and regulations shall be in conformity with the intent and purpose of this chapter. (Prior code § 4B.4)

15.40.050 Definitions.

For the purposes of this chapter, certain words, phrases, terms and their derivatives shall be construed as specified in this section. Words, phrases, and terms that are used in this chapter, but not specifically defined, shall have the meanings set forth in the applicable local, state or federal code, if appropriate.

Other such words, phrases and terms shall be accorded their ordinary meanings.

Agenda Item #11.2.

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“Architect” means a person who is licensed to practice architecture in this state.
“Architectural and engineering fees” means all design and analysis costs, not repair costs.
“Building,” for the purpose of determining occupant load, means any contiguous or interconnected structure; for purposes of engineering evaluation, shall mean the entire structure or portion thereof which will respond to seismic forces as a unit.
“Current code” or current “CBC” means the current edition of the California State Building Code, as amended from time to time and as amended by the city. “Current California Existing Building Code” or “current CEBC” means the seismic provision for unreinforced masonry bearing wall buildings in the current edition of the International Existing Building Code as adopted and amended by the city.
“Engineer” means any professional, civil or structural engineer who is licensed to practice engineering in this state.
“Owner” means any individual or group of individuals or firm or any other entity holding legal or equitable title to the real property.
“Prevailing code” means the “regular building regulations” as that term is used in the California Health and Safety Code, which govern the design and construction of non-historical buildings within the city. “Qualified historical building” means any building, structure or collection of structures deemed of importance to the history, architecture, or culture of an area by an appropriate local, state, or federal governmental jurisdiction. This shall include structures on existing or future national, state or local historical registers or official inventories of historical or architecturally significant sites, places, historic districts, or landmarks.
“Unreinforced masonry building” or “URM building” means any building or structure containing one or more walls constructed wholly or partly with unreinforced masonry walls.
“Unreinforced masonry wall” or “URM wall” means a masonry wall in which the area of reinforcing steel is less than twenty-five percent (25%) of the minimum steel ratios required by the current CEBC for reinforced masonry. “Upgrading” means all work necessary to comply with the requirements of this chapter.
“Valuation” means the total value of all construction work determined in accordance with prevailing code, except structural and fire upgrading work required by this chapter, for which a building permit is issued as well as finish work, roofing, mechanical systems, elevators, disabled access, and any other permanent equipment. (Ord. 02-5 § 5 (part); prior code § 4B.5)

15.40.060 Future retrofitting legislation.

No URM building which has been seismically retrofitted to the standards required in this chapter shall, within a period of fifteen (15) years after completion of the work required for such retrofit, or such other period as the state may from time to time adopt, be identified as a “seismic hazard to life” pursuant to any other seismic mitigation building standard adopted by the city, unless: (a) such building Agenda Item #11.2.

83578.00000\44502623.1
no longer meets the structural upgrade standards under which it was retrofitted; or (b) the occupancy classification for such building is changed. (Prior code § 4B.7)

15.40.070 Change of occupancy.

A URM building shall be retrofitted to the applicable standard upon a change of occupancy as defined in the current CBC, if the Building Official determines that the change will create an increased occupancy load or a hazardous condition. (Prior code § 4B.8)

15.40.080 Addition, alteration or repair.

A. Whenever addition, alteration or repair work to a URM building involves any one of the following conditions, the building shall be upgraded to comply with the applicable retrofit standards prior to the approval of the addition, alteration, or repair work:

1. The total cost for all addition, alteration and repair work exceeds fifty percent (50%) of the total replacement cost of the existing building.

The valuation of the work and the replacement cost of the existing building shall be determined by the Building Official.

2. Dead and live vertical or horizontal loading is increased by five percent on the affected supporting elements of the roof or floor of a building.

3. More than fifty percent (50%) of the total floor areas of the building is involved in substantial structural alteration as determined by the Building Official.

4. The cumulative area of additions, excluding basement additions, exceeds thirty percent (30%) of the existing total floor area of the building excluding basement.

B. Addition, alteration or repair work shall mean the cumulative addition, alteration or repair work performed on the building within any four year period.

C. When the owner believes the Building Official has made an error in his or her application of this section, the owner may appeal the determination to the building conservation appeals board in accordance with Section

15.40.110 of this chapter. (Prior code § 4B.9)

15.40.090 Penalties for noncompliance.

A. It is unlawful for the owner of a potentially hazardous URM building subject to this chapter to fail to comply with the provisions of this chapter.

After written notification thereof from the city to the owner, each owner who fails to complete the building upgrades required by this chapter r, for such building shall, in addition to any other penalty or remedy which may be assessed pursuant to this chapter or other applicable law, be guilty of an infraction. Each day or portion thereof during which any violation of any Agenda Item #11.2.

83578.00000\44502623.1
of the provisions of this chapter is committed, continued, or permitted shall be a separate offense. This penalty shall attach the day following the last day of the period during which the owner is to complete the upgrades. The maximum penalty under this subsection shall be ten thousand dollars ($10,000.00) per building.

B. In addition to the penalty authorized by subsection (A) of this section, the Building Official may take the following actions in the event of any failure to comply with the requirements of this chapter within the specified time period:

1. Notify all parties with a financial interest in the property (such as mortgage lenders, lienholders, insurance bearers) and the tenants that the building is a hazardous URM building and is in violation of this chapter;

2. File a statement with the county recorder’s office describing the potential hazards of the building and the violations of this chapter.

Upon correction of the violation of this chapter the Building Official will file a release of any order of unreinforced masonry building hazard mitigation that may have been recorded;

3. Post a sign on the building to designate it as a hazardous URM building. The signs shall be located at well-lighted locations, readily visible by the occupants and public when entering the building and shall be protected from damage. Location, form and content of the sign is subject to the Building Official’s approval. The building owner shall be responsible for installing and maintaining the signs and immediately replacing them, at the owner’s expense, as necessary.

When the owner corrects all violations of this chapter to the satisfaction of the Building Official, the posting of the building required by this section shall be removed. However, if the owner violates any aspect of this chapter after the posting has been removed, the Building Official will repost the building immediately;

4. The city council may cause any building not abated within the time limits set forth herein, to be vacated, strengthened, repaired, rehabilitated, remodeled, demolished or upgraded in accordance with the provisions of this chapter and place a lien on the property for all costs incurred.

C. The owner may appeal any action or penalty for noncompliance in accordance with Section 15.40.110 of this chapter. (Ord. 02-5 § 5 (part); prior code § 4B.10)

15.40.100 Appeals process.

A. Exemption from URM Program. If the owner believes that his or her building is not a potentially hazardous URM building or is otherwise exempted from the provisions of this chapter, the owner shall submit evidence, such as original drawings or test results, to substantiate the Agenda Item #11.2.

83578.00000\44502623.1
claim. The Building Official will review the evidence submitted by the owner and will remove the building from the city’s list of potentially hazardous URM buildings if the Building Official determines that the building is exempted or in compliance with this chapter. Any decision of the Building Official pursuant to this subsection may be appealed first to the building conservation appeals board and finally to the city council, in accordance with the procedures set forth in this section.

B. Appeal of Addition, Alterations, or Repair. When the owner believes the Building Official made an error in his or her determination regarding additions, alterations or repairs, the owner may appeal the determination to the building conservation appeals board. Such appeal shall be made within thirty (30) days after the date of the Building Official’s written decision.

1. Such appeal shall be made in the form specified by this section and be filed with the Building Official. The appeal shall state specifically the alleged error or abuse of discretion by the Building Official. The appeal will be heard by the building conservation appeals board within thirty (30) days of the date of receipt of the appeal by the city. Not less than seven days prior to the hearing date, the Building Official shall give notice to the appellant of the date, time and place of the hearing. The board shall be authorized to continue the hearing from time to time.

In considering the appeal, the board shall determine whether, based upon the record, the Building Official erred or abused his or her discretion. Error or abuse of discretion is shown if it is established that the Building Official failed to follow the provisions of this chapter.

2. The decision of the board shall be in writing and a copy of the board’s decision shall be mailed or otherwise delivered to the appellant by the Building Official within seven days of the date of the board’s decision.

The applicant may appeal the board’s decision to the city council in the form specified by this section. The appeal shall be made to the city clerk within thirty (30) days of the date of receipt of the board’s final action notice.

C. Appeal of Noncompliance Penalties and Actions. Any decision by the Building Official to impose penalties or take actions in the event of any failure to comply with the requirements of this chapter may be appealed by the owner or the owner’s agent to the city council. Any such appeal shall be made within thirty (30) days of the date of the Building Official’s mailing of notification. The appeal shall be made on a form approved by the Building Official and shall state specifically how the Building Official has either committed an error or has abused his or her discretion. In considering the appeal, the council shall determine whether, based upon the record, the Building Official erred or abused his or her discretion. The decision of the council shall be in writing and shall be final. Revocation of a certificate of occupancy, if appealed, will not become effective until the decision of the council is final and in writing.

Agenda Item #11.2.

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D. Written Appeal Required. The written appeal and filing fee shall be submitted to the city clerk. The written appeal shall contain the following:

1. The names of the appellants;

2. A brief statement setting forth the legal interest of each of the appellants in the land and/or building involved;

3. A brief statement in ordinary and concise language of the specific order or action protested, together with any material facts claimed to support the contentions of the appellants;

4. A brief statement in ordinary and concise language of the relief sought and the reasons why it is claimed the protested order or action should be reversed, modified or otherwise set aside;

5. The submittal of any documents, sworn statements or other written material claimed to have value on the contentions made in support of the appeal;

6. The signatures of all parties named as appellants and their mailing addresses;

7. The verification (by declaration under penalty of perjury) of at least one appellant as to the truth of the matters stated in the appeal. (Prior code § 4B.11)

15.40.110 Recovery of penalties.

A. The penalties imposed on the building owner shall be assessed against the real property subject to this chapter and shall, in addition, be an obligation of the owner of the subject property. If the owner of a building is a group of individuals, firms, or other entities or any combination thereof, the obligation imposed by this section shall be joint and several. The Building Official shall give the owner of the building a written notice showing the amount of the penalty and requesting payment thereof. If the amount of such penalty is not paid to city within thirty (30) days after the date of such notice, the Building Official shall forward a report of the penalties to the city council for confirmation.

B. The property owner shall be given at least fifteen (15) days’ written notice of the confirmation hearing before the city council. The amount of the penalties shall be confirmed by the city council, unless the city council finds, based upon evidence in the record, that the Building Official erred in imposing or in computing the amount of the penalty. If such error is found, the city council may modify the amount of the penalty, as warranted.

C. Upon confirmation of the penalty, the city council shall direct the Building Official to record in the office of the county recorder, a certificate substantially in the following form:

NOTICE OF SPECIAL ASSESSMENT LIEN
Pursuant to Section 15.40.100, of the St. Helena Municipal Code, the penalty of $ _____ was assessed by the Building Official, and confirmed by the St. Helena City Council, against the described real property and such amount has not been paid, in full, and the City of St. Helena does hereby claim a special assessment lien upon the hereinafter described real property in said amount; the same shall be a lien upon the real Agenda Item #11.2.

83578.00000\44502623.1
property until such sum has been paid in full. The real property herein above mentioned and upon which a lien is claimed is that certain parcel of land lying and being in the City of St. Helena, County of Napa, State of California and particularly described as follows, to wit:
(Insert description of property)
Dated _______________
___________________________
Building Official
Such lien attaches upon recordation of the notice of special assessment lien.

The description of the parcel in the notice of lien shall be that used for the same parcel as the county assessor’s map book for the current year. The county assessor shall enter each assessment on the county tax roll opposite the affected parcel of land. The amount of the assessment shall be collected and shall be subject to the same penalties and the same procedures for foreclosure and sale, in case of delinquencies, as provided for ordinary municipal taxes. (Prior code § 4B.12)

15.40.120 Remedies.

In addition to the penalties in Section 15.40.100 of this chapter, the following remedies are available to the city and may be imposed independently or in combination with each other at the sole discretion of the Building Official, unless otherwise noted herein:

A. Maintenance of a URM building beyond the time specified in Section

15.40.060(E) of this chapter for completion of upgrades to such building is declared a public nuisance.

B. The city may seek injunctive relief on behalf of the public to enjoin a building owner’s violation of this chapter.

C. The city may withhold the issuance of any building permit and/or may suspend the existing building permits on the subject building unless otherwise authorized by the Building Official for emergency repairs.

D. The Building Official, after written notice to the owner, may revoke or suspend the occupancy permit for any structure for which the owner violates any of the provisions of this chapter. The notice of revocation or suspension shall provide the owner the right to provide the Building Official with evidence that the occupancy permit should not be revoked or suspended either because the structure is not subject to the provisions of this chapter or because the Building Official did not follow the provisions of this chapter.

E. Any person violating any provision of this chapter shall be guilty of an infraction.

Agenda Item #11.2.

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F. These remedies are not exclusive and the city may utilize any other remedies available at law or equity. (Prior code § 4B.13) Agenda Item #11.2.

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Chapter 15.44

BUILDING NUMBERING SYSTEM
Sections:

15.44.010 Plan generally—Odd and even numbers.

15.44.020 Method of assignment of numbers.

15.44.030 Use of numbers consecutively.

15.44.040 Record of numbers assigned.

15.44.050 Duty of property owners to provide and affix numbers.

15.44.060 Size of number—Where numbers are to be placed.

15.44.010 Plan generally—Odd and even numbers.

All buildings fronting on streets in the city shall be numbered in accordance with the following system:

A. The base or initial point on all streets running in a northwesterly and southeasterly course shall be the southeastern boundary line of the city running from Napa River to Crane Avenue, and the line projected northeasterly and southwesterly, and all such streets which run in a northwesterly direction from such base or initial point, shall be numbered from such base or initial point, and all streets which run in a northwesterly direction, but do not run from such base or initial point shall be theoretically projected southeasterly to such base or initial point and shall be numbered as if the same actually ran from such base, and in all such streets the odd numbers shall be placed on the southerly side of the street, and even numbers on the northerly side, opposite the next preceding odd numbers.

B. The base or initial point on all streets running in a northeasterly and southwesterly course shall be a line drawn at right angles to the aforesaid southeasterly boundary line of the city and intersecting the last-mentioned line at a point where it intersects the southern bank of Napa River, and all streets running in a southwesterly direction shall be theoretically projected northeasterly to such base or initial point and shall be numbered as if the same actually ran from such base or initial point, and on all such streets, the odd numbers shall be placed on the westerly side of the street and the even numbers on the easterly side, opposite the next preceding odd number. (Prior code § 13.36)

15.44.020 Method of assignment of numbers.

The lots shall be numbered starting from the southeasterly or northeasterly end of the block and the numbers shall be computed in the following manner: The number of lineal feet of property line in each block shall be divided by six and one number shall be appropriated to the space resulting from such division as the case may be. (Prior code § 13.37)
Agenda Item #11.2.

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15.44.030 Use of numbers consecutively.

Numbering of buildings shall be consecutively in the following manner:

Beginning the numbering for each street with the first block, at such base or initial point, allotting one hundred (100) numbers, or as many to each block as shall be required and using the numbers from one to one hundred (100), inclusive, in the first block, the numbers one hundred (100) and one to two hundred (200), inclusive, in the next block, and so on consecutively from such base or initial point the whole length of the street. (Prior code § 13.38)

15.44.040 Record of numbers assigned.

The superintendent of streets shall number the streets and shall keep complete records, plots and diagrams thereof, in his or her office, and shall inform, on request, the owners or occupants of each house to be numbered, of the numbers to be placed on the house by the owner or occupant. (Prior code § 13.39)

15.44.050 Duty of property owners to provide and affix numbers.

It shall be the duty of every person owning, occupying or controlling any building or store fronting on a public street or avenue in the city to number the same, or cause the same to be numbered correctly and in accordance with this chapter, and it shall be the duty of any person owning, occupying or controlling any building hereafter erected within the city to do so number the same within one month after its completion or occupancy, and it is unlawful for such owner or occupant to fail, neglect or refuse to do so. (Prior code § 13.40)

15.44.060 Size of number—Where numbers are to be placed.

The regulation number to be used in numbering buildings in the city shall be consistent with section 15.12.020 A. Numbers shall be placed upon some conspicuous place on the front of such building. (Prior code § 13.41) Agenda Item #11.2.

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Chapter 15.48

TRAILERS AND TRAILER CAMPS
Sections:

15.48.010 Definitions.

15.48.020 State law as to trailer camps adopted.

15.48.030 Trailers to be kept in approved camps—Exceptions when temporary permits are issued.

15.48.040 Application for temporary permits.

15.48.050 Temporary permit fees.

15.48.060 When trailers to be parked in parking spaces.

15.48.070 Unlawful locations.

15.48.010 Definitions.

For the purposes of this chapter, the following words and phrases shall have the meanings respectively ascribed to them by this section:
“Approved trailer camps or farm labor camps” means any places, areas or tracts offered to the public for accommodation of any trailer and approved by the city health inspector as conforming to state and county law. “Trailer” means any unit designed to be used for living or sleeping purposes, or both, and which is or was at some time equipped with wheels or similar devices for the purpose of transporting such unit from place to place, whether by motive power or other means. (Prior code § 16.1)

15.48.020 State law as to trailer camps adopted.

All of the provisions of the state law applicable to health, sanitation and safety of trailer camps or farm labor camps are adopted and made a part of this chapter as though fully set forth herein. (Prior code § 16.2)

15.48.030 Trailers to be kept in approved camps—Exceptions when temporary permits are issued.

All trailers when occupied or used for living or sleeping purposes shall be kept within approved trailer camps or farm labor camps, except when a temporary permit is issued by the Building Departmentas provided for in Section 17.136.090(C) for habitation on a temporary basis for a dwelling or overnight sleeping by the Building Official. The permit shall state the name of the owner of the vehicle, state the number of the occupants of the vehicle, include the signature and address of the owner of the property where the vehicle will be parked and the dates of the visit. One copy of the permit shall be provided to the police department, and one copy shall be displayed on the vehicle so that it is visible from the public right-of-way. Only one permit per property shall be in effect at a time and no more than two permits shall be issued to a property owner within a twelve (12) month period.
a. A permit may authorize the habitation of a self-contained recreational vehicle or recreational trailer on residential property for periods not to exceed Agenda Item #11.2.

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fourteen (14) days, provided that the vehicle is parked on the residential driveway and no portion of the vehicle overhangs the public sidewalk or public right-ofway. The vehicle used for habitation shall not be parked adjacent to the main residential unit on the adjacent property unless authorization from the adjacent property owner is provided at the time the permit is requested from the Building Official .
b. A permit may authorize
habitation of a self-contained recreational vehicle or recreational trailer on the public street fronting the parcel on which the permit is requested for periods not to exceed five days, provided that the vehicle does not block access to residential driveway nor extend into the street frontage of adjacent parcels. No hookups for water or utilities are allowed to a vehicle located on the public street and no furniture associated with the recreational vehicle shall be located outside the vehicle within the public right-of-way.
c. A permit may be authorized for the parking and habitation of a recreational vehicle or recreational trailer on land upon which the occupant is constructing a residence or remodeling a residence for a period not to exceed six months. The permit may be extended for a period of one additional six-month period if the construction is not completed.

15.48.040 Application for temporary permits.

Application for a temporary permit shall be made within forty-eight (48) hours from the time such trailer is located upon the property. (Prior code § 16.4)

15.48.050 Temporary permit fees.

Every person holding a temporary permit shall pay to the city building inspector the fee set forth by city council resolution. (Ord. 02-5 § 15 (part): prior code §

16.5)

15.48.060 When trailers to be parked in parking spaces.

All trailers when parked for more than twenty-four (24) continuous hours shall be parked in a parking space. (Prior code § 16.6)

15.48.070 Unlawful locations.

No person shall establish, maintain or locate any trailer in the city, except in conformance with the provisions of this chapter. (Ord. 02-5 § 15 (part): prior code § 16.7)
Agenda Item #11.2.

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Chapter 15.52

FLOOD DAMAGE PREVENTION
Sections:

15.52.010 Statutory authorization.

15.52.020 Findings of fact.

15.52.030 Statement of purpose.

15.52.040 Methods of reducing flood losses.

15.52.050 Definitions.

15.52.060 Lands to which this chapter applies.

15.52.070 Basis for establishing the areas of special flood hazard.

15.52.080 Compliance.

15.52.090 Abrogation and greater restrictions.

15.52.100 Interpretation.

15.52.110 Warning and disclaimer of liability.

15.52.120 Development permit.

15.52.130 Designation of floodplain administrator.

15.52.140 Duties and responsibilities of the floodplain administrator.

15.52.150 Standards of construction.

15.52.160 Standards for utilities.

15.52.170 Standards for subdivisions.

15.52.180 Standards for manufactured homes.

15.52.190 Floodways.

15.52.200 Appeal board.

15.52.210 Variances.
* Editor’s Note: The sections in this chapter have been renumbered from the designations given in Ord. 06-8 starting with Section 15.52.120.

15.52.010 Statutory authorization.

The Legislature of the State of California has, in Government Code Sections 65302, 65560, and 65800, conferred upon local government units authority to adopt regulations designed to promote the public health, safety and general welfare of its citizenry. Therefore, the city council does ordain as set forth in this chapter. (Ord. 06-8 § 3 (part); Ord. 02-5 § 8: prior code § 5B.1)

15.52.020 Findings of fact.

A. The flood hazard areas of the city are subject to periodic inundation which results in loss of life and property, health and safety hazards, disruption of commerce and governmental services, extraordinary public expenditures for flood protection and relief, and impairment of the tax base, all of which adversely affect the public health, safety and general welfare.

B. These flood losses are caused by uses that are inadequately elevated, floodproofed or protected from flood damage. The cumulative effect of Agenda Item #11.2.

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obstructions in areas of special flood hazards which increase flood heights and velocities also contributes to flood losses. (Ord. 06-8 § 3 (part): prior code § 5B.2)

15.52.030 Statement of purpose.

It is the purpose of this chapter to promote the public health, safety and general welfare, and to minimize public and private losses due to flood conditions in specific areas by provisions designed to:

A. Protect human life and health;
B. Minimize expenditure of public money for costly flood-control projects; C. Minimize the need for rescue and relief efforts associated with flooding and generally undertaken at the expense of the general public; D. Minimize prolonged business interruptions;
E. Minimize damage to public facilities and utilities such as water and gas mains, electric, telephone and sewer lines, streets and bridges located in areas of special flood hazard;
F. Help maintain a stable tax base by providing for the sound use and development of areas of special flood hazard so as to minimize future blighted areas caused by flood damage;
G. Ensure that potential buyers are notified that property is in an area of special flood hazard; and
H. Ensure that those who occupy the areas of special flood hazard assume responsibility for their actions. (Ord. 06-8 § 3 (part): prior code § 5B.3)

15.52.040 Methods of reducing flood losses.

In order to accomplish its purposes, this chapter includes regulations to:

A. Restrict or prohibit uses which are dangerous to health, safety and property due to water or erosion hazards, or which result in damaging increases in erosion or flood heights or velocities;
B. Require that uses vulnerable to floods, including facilities which serve such uses, be protected against flood damage at the time of initial construction;
C. Control the alteration of natural floodplains, stream channels and natural protective barriers, which help accommodate or channel floodwaters; D. Control filling, grading, dredging and other development which may increase flood damage;
E. Prevent or regulate the construction of flood barriers which will unnaturally divert floodwaters or which may increase flood hazards in other areas; and F. These regulations take precedence over any less restrictive conflicting local laws, ordinances and codes. (Ord. 06-8 § 3 (part): prior code § 5B.4)

15.52.050 Definitions.

Unless specifically defined below, words or phrases used in this chapter shall be so interpreted so as to give them the meaning they have in common usage and to give this chapter its most reasonable application.

Agenda Item #11.2.

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“A Zone.” See “Special flood hazard area.”
“Accessory structure, low-cost and small” means a structure that is solely for the parking of not more than two cars; or limited storage (small, low cost sheds).
“Accessory use” means a use which is incidental and subordinate to the principal use of the parcel of land on which it is located; “Alluvial fan” means a geomorphologic feature characterized by a cone or fan shaped deposit of boulders, gravel, and fine sediments that have been eroded from mountain slopes, transported by flood flows, and then deposited on the valley floors, and which is subject to flash flooding, high velocity flows, debris flows, erosion, sediment movement and deposition, and channel migration.
“Apex” means a point on an alluvial fan or similar landform below which the flow path of the major stream that formed the fan becomes unpredictable and alluvial fan flooding can occur.
“Appeal” means a request for a review of the floodplain administrator's interpretation of any provision of this chapter or a request for a variance.
“Area of shallow flooding” means a designated AO or AH Zone on the Flood Insurance Rate Map (FIRM). The base flood depths range from one to three feet; a clearly defined channel does not exist; the path of flooding is unpredictable and indeterminate; and velocity flow may be evident. Such flooding is characterized by ponding or sheet flow. “Area of special flood hazard.” See “Special flood hazard area.” “Area of special flood-related erosion hazard” is the land within a community which is most likely to be subject to severe flood-related erosion losses. The area may be designated as Zone E on the Flood Insurance Rate Map (FIRM).
“Base flood” means the flood having a one-percent chance of being equaled or exceeded in any given year (also called the “100 year flood”). Base flood is the term used throughout this chapter. “Base flood elevation (BFE)” means the elevation shown on the Flood Insurance Rate Map for Zones AE, AH, A1-A30, VE and V1-V30 that indicates the water surface elevation resulting from a flood that has a one-percent or greater chance of being equaled or exceeded in any given year.
“Basement” means any area of the building having its floor subgrade — i.e., below ground level— on all sides.
“Building.” See “Structure.”
“Crawl space” is an enclosed area below the BFE. Crawl space construction is subject to specific materials requirements and other constraints as described in Section 15.52.150(C)(2) of this chapter. “Development” means any man-made change to improved or unimproved real estate including, but not limited to, buildings or other structures, mining, dredging, filling, grading, paving, excavation or drilling operations or storage of equipment or materials.

Agenda Item #11.2.

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“Development permit” means the document issued by the city to confirm approval of the development proposed by the submittals required under Section 15.52.120 of this chapter.
“Encroachment” means the advance or infringement of uses, plant growth, fill, excavation, buildings, permanent structures or development into a floodplain which may impede or alter the flow capacity of a floodplain. “Existing manufactured home park or subdivision” means a manufactured home park or subdivision for which the construction of facilities for servicing the lots on which the manufactured homes are to be affixed (including, at a minimum, the installation of utilities, the construction of streets, and either final site grading or the pouring of concrete pads) was completed before May 27, 1980.
“Expansion to an existing manufactured home park or subdivision” means the preparation of additional sites by the construction of facilities for servicing the lots on which the manufactured homes are to be affixed (including the installation of utilities, the construction of streets, and either final site grading or the pouring of concrete pads). “Flood, flooding, or flood water” means:

1. A general and temporary condition of partial or complete inundation of normally dry land areas from the overflow of inland or tidal waters; the unusual and rapid accumulation or runoff of surface waters from any source; and/or mudslides (i.e., mudflows); and

2. The condition resulting from flood related erosion.
“Flood Boundary and Floodway Map (FBFM)” means the official map on which the Federal Emergency Management Agency or Federal Insurance Administration has delineated both the areas of special flood hazard and the floodway.
“Flood Insurance Rate Map (FIRM)” means the official map on which the Federal Emergency Management Agency or Federal Insurance Administration has delineated both the areas of special flood hazards and the risk premium zones applicable to the community. “Flood Insurance Study” means the official report provided by the Federal Insurance Administration that includes flood profiles, the FIRM, the Flood Boundary and Floodway Map, and the water surface elevation of the base flood.
“Floodplain or flood-prone area” means any land area susceptible to being inundated by water from any source - see “Flooding.”
“Floodplain administrator” is the community official designated by title to administer and enforce the floodplain management regulations. “Floodplain management” means the operation of an overall program of corrective and preventive measures for reducing flood damage, including, but not limited to, emergency preparedness plans, flood control works, floodplain management regulations, and open space plans.
“Floodplain management regulations” means this and other zoning ordinances, subdivision regulations, building codes, health regulations, special purpose ordinances (such as grading and erosion control) and other applications of police power which control Agenda Item #11.2.

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development in flood prone areas. This term describes federal, state or local regulations in any combination thereof which provide standards for preventing and reducing flood loss and damage. “FloodproofingFlood proofing” means any combination of structural and nonstructural additions, changes, or adjustments to structures which reduce or eliminate flood damage to real estate or improved real property, water and sanitary facilities, structures, and their contents.

For guidelines on dry and wet floodproofingflood proofing, see FEMA Technical Bulletins TB 1-93, TB 3-93, and TB 7-93.
“Flood-related erosion” means the collapse or subsidence of land along the shore of a lake or other body of water as a result of undermining caused by waves or currents of water exceeding anticipated cyclical level or suddenly caused by an unusually high water level in a natural body of water, accompanied by a severe storm, or by an
unanticipated force of nature, such as a flash flood or an abnormal tidal surge, or by some similarly unusually and unforeseeable event which results in flooding.
“Flood-related erosion area” or “flood-related erosion prone area” means a land area adjoining the shore of a lake or other body of water, which due to the composition of the shoreline or bank and high water levels or wind-driven currents, is likely to suffer flood-related erosion damage.
“Flood-related erosion area management” means the operation of an overall program of corrective and preventive measures for reducing flood-related erosion damage, including but not limited to emergency preparedness plans, flood-related erosion control works, and floodplain management regulations.
“Floodway” means the channel of a river or other watercourse and the adjacent land areas that must be reserved in order to discharge the base flood without cumulatively increasing the water surface elevation more than one foot. Also referred to as “regulatory floodway.”
“Floodway fringe” is that area of the floodplain on either side of the “regulatory floodway” where encroachment may be permitted. “Fraud and victimization” as related to Section 15.52.210 of this chapter, means that the variance granted must not cause fraud on or victimization of the public. In examining this requirement, the city will consider the fact that every newly constructed building adds to government responsibilities and remains a part of the community for fifty (50) to one hundred (100) years. Buildings that are permitted to be constructed below the base flood elevation are subject during all those years to increased risk of damage from floods, while future owners of the property and the community as a whole are subject to all the costs, inconvenience, danger, and suffering that those increased flood damages bring. In addition, future owners may purchase the property, unaware that it is subject to potential flood damage, and can be insured only at very high flood insurance rates.

Agenda Item #11.2.

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“Functionally dependent use” means a use which cannot perform its intended purpose unless it is located or carried out in close proximity to water. The term includes only docking facilities, port facilities that are necessary for the loading and unloading of cargo or passengers, and ship building and ship repair facilities, and does not include long term storage or related manufacturing facilities.
“Governing body” is the city, empowered to adopt and implement regulations to provide for the public health, safety and general welfare of its citizenry.
“Hardship” as related to Section 15.52.210 of this chapter means the exceptional hardship that would result from a failure to grant the requested variance. The city requires that the variance be exceptional, unusual, and peculiar to the property involved. Mere economic or financial hardship alone is not exceptional.

Inconvenience, aesthetic considerations, physical handicaps, personal preferences, or the disapproval of one’s neighbors likewise cannot, as a rule, qualify as an exceptional hardship. All of these problems can be resolved through other means without granting a variance, even if the alternative is more expensive, or requires the property owner to build elsewhere or put the parcel to a different use than originally intended.
“Highest adjacent grade” means the highest natural elevation of the ground surface prior to construction next to the proposed walls of a structure.
“Historic structure” means any structure that is:

1. Listed individually in the National Register of Historic Places (a listing maintained by the Department of Interior) or preliminarily determined by the Secretary of the Interior as meeting the requirements for individual listing on the National Register;

2. Certified or preliminarily determined by the Secretary of the Interior as contributing to the historical significance of a registered historic district or a district preliminarily determined by the Secretary to qualify as a registered historic district;

3. Individually listed on a state inventory of historic places in states with historic preservation programs which have been approved by the Secretary of Interior; or

4. Individually listed on a local inventory of historic places in communities with historic preservation programs that have been certified either by an approved state program as determined by the Secretary of the Interior or directly by the Secretary of the Interior in states without approved programs.
“Levee” means a man made structure, usually an earthen embankment, designed and constructed in accordance with sound engineering practices to contain, control or divert the flow of water so as to provide protection from temporary flooding.
“Levee system” means a flood protection system which consists of a levee, or levees, and associated structures, such as closure and Agenda Item #11.2.

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drainage devices, which are constructed and operated in accord with sound engineering practices.
“Lowest floor” means the lowest floor of the lowest enclosed area, including basement (see “Basement” definition).

1. An unfinished or flood-resistant enclosure below the lowest floor that is usable solely for parking of vehicles, building access or storage in an area other than a basement area, is not considered a building’s lowest floor provided it conforms to applicable non-elevation design requirements, including, but not limited to:
a. The flood openings standard in Section 15.52.150(C)(4) of this chapter;
b. The anchoring standards in Section 15.52.150(A) of this chapter; c. The construction materials and methods standards in Section

15.52.150(B) of this chapter; and
d. The standards for utilities in Section 15.52.160 of this chapter. “Manufactured home” means a structure, transportable in one or more sections, which is built on a permanent chassis and is designed for use with or without a permanent foundation when connected to the required utilities. For floodplain management purposes, the term “manufactured home” also includes “recreational vehicles,” park trailers, travel trailers and other similar vehicles placed on a site for greater than one hundred eighty (180) consecutive days. “Market value” shall be determined by estimating the cost to replace the structure in new condition and adjusting that cost figure by the amount of depreciation which has accrued since the structure was constructed.

1. The cost of replacement of the structure shall be based on a square foot cost factor determined by reference to a building cost estimating guide recognized by the building construction industry.

2. The amount of depreciation shall be determined by taking into account the age and physical deterioration of the structure and functional obsolescence as approved by the floodplain administrator, but shall not include economic or other forms of external obsolescence.

3. Use of replacement costs or accrued depreciation factors different from those contained in recognized building cost estimating guides may be considered only if such factors are included in a report prepared by an independent professional appraiser and supported by a written explanation of the differences.
“Manufactured home park or subdivision” means a parcel (or contiguous parcels) of land divided into two or more manufactured home lots for sale or rent.
“Mean sea level (MSL)” means, for purposes of the National Flood Insurance Program, the National Geodetic Vertical Datum (NGVD) of 1929, North American Vertical Datum (NAVD) of 1988, or other datum, to which base flood elevations shown on a community’s Flood Insurance Rate Map are referenced.

Agenda Item #11.2.

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“New construction”, for floodplain management purposes, means structures for which the “start of construction” commenced on or after May 27, 1980, and includes any subsequent improvements to such structures. “New manufactured home park or subdivision” means a manufactured home park or subdivision for which the construction of facilities for servicing the lots on which the manufactured homes are to be affixed (including at a minimum, the installation of utilities, the construction of streets, and either final site grading or the pouring of concrete pads) is completed on or after May 27, 1980.
“Obstruction” includes, but is not limited to, any dam, wall, wharf, embankment, levee, dike, pile, abutment, protection, excavation, channelization, bridge, conduit, culvert, building, wire, fence, rock, gravel, refuse, fill, structure, vegetation or other material in, along, across or projecting into any watercourse which may alter, impede, retard or change the direction and/or velocity of the flow of water, or due to its location, its propensity to snare or collect debris carried by the flow of water, or its likelihood of being carried downstream. “One hundred year flood” or “100 year flood” - see “Base flood.” “Person” means an individual or his or her agent, firm, partnership, association or corporation, or agent of the aforementioned groups, or this state or its agencies or political subdivisions.
“Program deficiency” means a defect in a community’s floodplain management regulations or administrative procedures that impairs effective implementation of those floodplain management regulations. “Public safety and nuisance” as related to Section 15.52.210 of this chapter, means that the granting of a variance must not result in anything which is injurious to safety or health of an entire community or neighborhood, or any considerable number of persons, or unlawfully obstructs the free passage or use, in the customary manner, of any navigable lake, river, bay, stream, canal, or basin.
“Recreational vehicle” means a vehicle which is:

1. Built on a single chassis;

2. 400 square feet or less when measured at the largest horizontal projection;

3. Designed to be self propelled or permanently towable by a light duty truck; and

4. Designed primarily not for use as a permanent dwelling but as temporary living quarters for recreational, camping, travel, or seasonal use.
“Regulatory floodway” means the channel of a river or other watercourse and the adjacent land areas that must be reserved in order to discharge the base flood without cumulatively increasing the water surface elevation more than one foot.
“Remedy a violation” means to bring the structure or other development into compliance with state or local floodplain management regulations, or, if this is not possible, to reduce the impacts of its noncompliance.

Ways that impacts may be reduced include protecting the structure or other affected development from flood damages, implementing the Agenda Item #11.2.

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enforcement provisions of this chapter or otherwise deterring future similar violations, or reducing state or federal financial exposure with regard to the structure or other development.
“Riverine” means relating to, formed by, or resembling a river (including tributaries), stream, brook, etc.
“Sheet flow area.” See “Area of shallow flooding.”
“Special flood hazard area (SFHA)” means an area in the floodplain subject to a one percent or greater chance of flooding in any given year. It is shown on an FHBM or FIRM as Zone A, AO, A1-A30, AE, A99, or AH.
“Start of construction” includes substantial improvement and other proposed new development and means the date the building permit was issued, provided the actual start of construction, repair, reconstruction, rehabilitation, addition, placement, or other improvement was within one hundred eighty (180) days from the date of the permit. The actual start means either the first placement of permanent construction of a structure on a site, such as the pouring of slab or footings, the installation of piles, the construction of columns, or any work beyond the stage of excavation; or the placement of a manufacture home on a foundation. Permanent construction does not include land preparation, such as clearing, grading, and filling; nor does it include the installation of streets and/or walkways; nor does it include excavation for a basement, footings, piers, or foundations or the erection of temporary forms; nor does it include the installation on the property of accessory buildings, such as garages or sheds not occupied as dwelling units or not part of the main structure. For a substantial improvement, the actual start of construction means the first alteration of any wall, ceiling, floor, or other structural part of a building, whether or not that alteration affects the external dimensions of the building.
“Structure” means a walled and roofed building that is principally aboveground; this includes a gas or liquid storage tank, or a manufactured home.
“Substantial damage” means:

1. Damage of any origin sustained by a structure whereby the cost of restoring the structure to its before-damaged condition would equal or exceed fifty percent (50%) of the market value of the structure before the damage occurred; or

2. Flood-related damages sustained by a structure on two separate occasions during a ten (10)-year period for which the cost of repairs at the time of each such event, on the average, equals or exceeds twenty-five percent (25%) of the market value of the structure before the damage occurred. This is also known as “repetitive loss.”
“Substantial improvement” means any reconstruction, rehabilitation, addition, or other improvement of a structure, the cost of which equals or exceeds thirty percent (30%) of the market value of the structure before the “start of construction” of the improvement. This term Agenda Item #11.2.

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includes structures which have incurred “substantial damage”, regardless of the actual repair work performed. The term does not, however, include either:

1. Any project for improvement of a structure to correct existing violations of state or local health, sanitary, or safety code specifications which have been identified by the local code enforcement official and which are the minimum necessary to assure safe living conditions; or

2. Any alteration of a “historic structure,” provided that the alteration will not preclude the structure’s continued designation as a “historic structure.”
“Variance” means a grant of relief from the requirements of this chapter which permits construction in a manner that would otherwise be prohibited by this chapter.
“Violation” means the failure of a structure or other development to be fully compliant with the community’s floodplain management regulations. A structure or other development without the elevation certificate, other certifications, or other evidence of compliance required in this chapter is presumed to be in violation until such time as that documentation is provided.
“Water surface elevation” means the height, in relation to the National Geodetic Vertical Datum (NGVD) of 1929, North American Vertical Datum (NAVD) of 1988, or other datum, of floods of various magnitudes and frequencies in the floodplains of coastal or riverine areas.
“Watercourse” means a lake, river, creek, stream, wash, arroyo, channel or other topographic feature on or over which waters flow at least periodically. Watercourse includes specifically designated areas in which substantial flood damage may occur. (Ord. 06-8 § 3 (part): prior code § 5B.5)

15.52.060 Lands to which this chapter applies.

This chapter shall apply to all areas of special flood hazards within the jurisdiction of the city. (Ord. 06-8 § 3 (part): prior code § 5B.6)

15.52.070 Basis for establishing the areas of special flood hazard.

The areas of special flood hazard identified by the Federal Emergency Management Agency (FEMA) in the “Flood Insurance Study (FIS) City of St.

Helena, California, Napa County” dated January 7, 1998, with accompanying Flood Insurance Rate Maps (FIRMs) and Flood Boundary and Floodway Maps (FBFMs), dated January 7, 1998, and all subsequent amendments and/or revisions, are hereby adopted by reference and declared to be a part of this chapter. This FIS and attendant mapping is the minimum area of applicability of this chapter and may be supplemented by studies for other areas which allow implementation of this chapter and which are recommended to the city by the Agenda Item #11.2.

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floodplain administrator. The study, FIRMs and FBFMs are on file at City Hall, 1480 Main Street, St. Helena. (Ord. 06-8 § 3 (part): prior code § 5B.7)

15.52.080 Compliance.

No structure or land shall hereafter be constructed, located, extended, converted or altered without full compliance with the terms of this chapter and other applicable regulations. Violation of the requirements (including violations of conditions and safeguards) shall constitute a misdemeanor. Nothing herein shall prevent the city from taking such lawful action as is necessary to prevent or remedy any violation. (Ord. 06-8 § 3 (part): prior code § 5B.8)

15.52.090 Abrogation and greater restrictions.

This chapter is not intended to repeal, abrogate or impair any existing easements, covenants or deed restrictions. However, where this chapter and another ordinance, easement, covenant or deed restriction conflict or overlap, whichever imposes the more stringent restrictions shall prevail. (Ord. 06-8 § 3 (part): prior code § 5B.9)

15.52.100 Interpretation.

In the interpretation and application of this chapter, all provisions shall be:

A. Considered as minimum requirements;
B. Liberally construed in favor of the city; and
C. Deemed neither to limit nor repeal any other powers granted under state statutes. (Ord. 06-8 § 3 (part): prior code § 5B.10)

15.52.110 Warning and disclaimer of liability.

The degree of flood protection required by this chapter is considered reasonable for regulatory purposes and is based on scientific and engineering considerations. Larger floods can and will occur on rare occasions. Flood heights may be increased by manmade or natural causes. This chapter does not imply that land outside the areas of special flood hazard or uses permitted within such areas will be free from flooding or flood damages. This chapter shall not create liability on the part of the city, any officer or employee thereof, the state of California or the Federal Emergency Management Agency for any flood damages that result from reliance on this chapter or any administrative decision lawfully made hereunder. (Ord. 06-8 § 3 (part): prior code § 5B.11)

15.52.120 Development permit.

A development permit shall be obtained before construction or other development, including manufactured homes, within any area of special flood hazard established in Section 15.52.070 of this chapter. Applications for a development permit shall be made on forms furnished by the city. The applicant shall provide the following minimum information:

Agenda Item #11.2.

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A. Plans in duplicate, drawn to scale, showing:

1. Location, dimensions, and elevation of the area in question, existing or proposed structures, storage of materials and equipment and their location;

2. Proposed locations of water supply, sanitary sewer, and other utilities;

3. Grading information showing existing and proposed contours, any proposed fill, and drainage facilities;

4. Location of the regulatory floodway when applicable;

5. Base flood elevation information as specified in Section 15.52.070 or Section 15.52.150(C) of this chapter;

6. Proposed elevation in relation to mean sea level of the lowest floor (including basement) of all structures; and

7. Proposed elevation in relation to mean sea level to which any nonresidential structure will be flood proofed, as required in Section

15.52.150(C)(3) of this chapter and detailed in FEMA Technical Bulletin TB 3-93.

B. Certification from a registered civil engineer or architect that the nonresidential flood proofed building meets the flood proofing criteria in Section 15.52.150(C)(3) of this chapter.

C. For a crawl space foundation, location and total net area of foundation openings as required in Section 15.52.150(C)(2) of this chapter and detailed in FEMA Technical Bulletins 1-93 and 7-93.

D. Description of the extent to which any watercourse will be altered or relocated as a result of proposed development and evidence that any required state or federal permits for such alteration or relocation have been obtained.

E. All appropriate certifications listed in Section 15.52.150 of this chapter. (Ord. 06-8 § 3 (part): prior code § 5B.13)

15.52.130 Designation of floodplain administrator.

The city engineer is appointed to administer, implement and enforce this chapter by granting or denying development permits in accord with its provisions. (Ord. 06-8 § 3 (part): prior code § 5B.14)

15.52.140 Duties and responsibilities of the floodplain administrator.

The duties and responsibilities of the floodplain administrator shall include, but not be limited to:

A. Permit Review.

1. Review all development permit applications to determine that the permit requirements of this chapter have been satisfied, including determination of substantial improvement and substantial damage of existing structures;

2. All other required state and federal permits have been obtained;

3. The site is reasonably safe from flooding;

4. The proposed development does not adversely affect the carrying capacity of areas where base flood elevations have been determined Agenda Item #11.2.

83578.00000\44502623.1
but a floodway has not been designated. This means that the cumulative effect of the proposed development when combined with all other existing and anticipated development will not increase the water surface elevation of the base flood more than one foot at any point within the city; and

5. All letters of map revision (LOMRs) for flood control projects are approved prior to the issuance of building permits. Building permits must not be issued based on conditional letters of map revision (CLOMRs). Approved CLOMRs allow construction of the proposed flood control project and land preparation as specified in the “Start of Construction” definition.

B. Development of Substantial Improvement and Substantial Damage Procedures.

1. Using FEMA publication FEMA 213, “Answers to Questions About Substantially Damaged Buildings,” develop detailed procedures for identifying and administering requirements for substantial improvement and substantial damage, to include defining “market value.”

2. Assure procedures are coordinated with other departments/divisions and implemented by community staff.

C. Review Use and Development of Other Base Flood Data. When base flood elevation data has not been provided in accordance with Section

15.52.070 of this chapter, the floodplain administrator shall obtain, review and reasonably utilize any base flood elevation and floodway data available from a federal, state or other source, in order to administer Sections 15.52.150 through 15.52.190 of this chapter. Any such information shall be submitted to the city council for adoption. NOTE: A base flood elevation may be obtained using one of two methods from the FEMA publication, FEMA 265, “Managing Floodplain Development in Approximate Zone A Areas – A Guide for Obtaining and Developing Base (100-year) Flood Elevations” dated July 1995.

D. Notification of Other Agencies.

1. Alteration or relocation of a watercourse.
a. Notify adjacent communities and the California Department of Water Resources prior to the alteration or relocation;
b. Submit evidence of such notification to the Federal Emergency Management Agency; and
c. Assure that the flood-carrying capacity of the altered or relocated portion of such watercourse is maintained.

2. Base flood elevation changes due to physical alterations:
a. Within six months of information becoming available or project completion, whichever comes first, the floodplain administrator shall submit or assure that the permit applicant submits technical or scientific data to FEMA for a letter of map revision (LOMR). b. All LOMR’s for flood control projects are approved prior to the issuance of building permits. Building permits must not be issued based on conditional letters of map revision (CLOMR’s).

Approved CLOMR’s allow construction of the proposed flood Agenda Item #11.2.

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control project and land preparation as specified in the “Start of Construction” definition.
c. Such submissions are necessary so that upon confirmation of those physical changes affecting flooding conditions, risk premium rates and floodplain management requirements are based on current data.

3. Changes in corporate boundaries:

Notify FEMA in writing whenever the corporate boundaries have been modified by annexation or other means and include a copy of a map of the community clearly delineating the new corporate limits.

E. Documentation of Floodplain Development.

Obtain and maintain for public inspection and make available as needed the following:

1. Certification required by Section 15.52.150(C)(1) of this chapter (lowest floor elevations);

2. Certification required in Section 15.52.150(C)(3) of this chapter (elevation or flood proofing of nonresidential structures);

3. Certification required in Section 15.52.150(C)(4) of this chapter (wet flood proofing standard);

4. Certification required in Section 15.52.170 of this chapter (subdivisions and other proposed development standards);

5. The certification required in Section 15.52.190(A) of this chapter (floodway encroachments); and

6. Maintain a record of all variance actions, including justification for their issuance, and report such variances issued in its biennial report submitted to the Federal Emergency Management Agency.

F. Map Determination. Make interpretations where needed, as to the exact location of the boundaries of the areas of special flood hazard, where there appears to be a conflict between a mapped boundary and actual field conditions. The person contesting the location of the boundary shall be given a reasonable opportunity to appeal the interpretation as provided in Section 15.52.200 of this chapter.

G. Remedial Action. Take action to remedy violations of this chapter as specified in Section 15.52.080 herein.

H. Biennial Report. Complete and submit biennial report to FEMA.

I. Planning. Assure community’s general plan is consistent with floodplain management objectives herein. (Ord. 06-8 § 3 (part): prior code § 5B.15)

15.52.150 Standards of construction.

In all areas of special flood hazards the following standards are required:

A. Anchoring.

1. All new construction and substantial improvements, including manufactured homes, shall be adequately anchored to prevent flotation, collapse or lateral movement of the structure resulting from hydrodynamic and hydrostatic loads, including the effects of buoyancy.

B. Construction Materials and Methods.

Agenda Item #11.2.

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1. All new construction and substantial improvements to structures, including manufactured homes, shall be constructed:
a. With flood-resistant materials, and utility equipment resistant to flood damage for areas below the base flood elevation;
b. Using methods and practices that minimize flood damage; c. With electrical, heating, ventilation, plumbing and air-conditioning equipment and other service facilities that are designed and/or located so as to prevent water from entering or accumulating within the components during conditions of flooding; and d. Within Zone AH or AO, so that there are adequate drainage paths around structures on slopes to guide floodwaters around and away from proposed structures.

C. Elevation and Flood proofing.

1. New construction and substantial improvement of any residential structure shall have the lowest floor, including basement:
a. In AE, AH and A1-A30 Zones, elevated to eighteen (18) inches above the base flood elevation.
b. In an AO Zone, elevated above the highest adjacent grade to a height equal to or exceeding the depth number specified in feet on the FIRM, or elevated at least two feet above the highest adjacent grade if no depth number is specified.
c. Upon completion of the structure, the elevation of the lowest floor including basement shall be certified by a registered civil engineer or land surveyor to be properly elevated. Such certification shall be provided to the floodplain administrator.

2. Crawl Space Construction. Below-grade crawl space construction in accordance with the requirements listed below will not be considered basements.
a. The building must be designed and adequately anchored to resist flotation, collapse, and lateral movement of the structure resulting from hydrodynamic and hydrostatic loads, including the effects of buoyancy. Crawl space construction is not allowed in areas with flood velocities greater than five feet per second unless the design is reviewed by a qualified design professional, such as a registered architect or professional engineer;
b. The crawl space is an enclosed area below the BFE and, as such, must have openings that equalize hydrostatic pressures by allowing for the automatic entry and exit of floodwaters. For guidance on flood openings, see FEMA Technical Bulletin 1-93; c. Crawl space construction is not permitted in V zones. Open pile or column foundations that withstand storm surge and wave forces are required in V zones;
d. Portions of the building below the BFE must be constructed with materials resistant to flood damage. This includes not only the foundation walls of the crawl space used to elevate the building, but also any joists, insulation, or other materials that extend below the BFE; and
Agenda Item #11.2.

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e. Any building utility systems within the crawl space must be elevated above BFE or designed so that floodwaters cannot enter or accumulate within the system components during flood conditions.
f. Requirements for all below-grade crawl space construction, in addition to the above requirements, to include the following:
i. The interior grade of a crawl space below the BFE must not be more than two feet below the Lowest Adjacent Exterior Grade (LAG), shown as D in figure 3 of Technical Bulletin 11-01;
ii. The height of the below-grade crawl space, measured from the interior grade of the crawl space to the top of the crawl space foundation wall must not exceed 4 feet (shown as L in figure 3 of Technical Bulletin 11-01) at any point;
iii. There must be an adequate drainage system that removes floodwaters from the interior area of the crawl space within a reasonable period of time after a flood event, not to exceed seventy-two (72) hours; and
iv. The velocity of floodwaters at the site should not exceed five feet per second for any crawl space. For velocities in excess of five feet per second, other foundation types should be used.

3. For any new construction or substantial improvement of a nonresidential structure, the entire structure shall either be elevated in conformance with subsection (C)(1) of this section or together with attendant utility and sanitary facilities:
a. Be flood proofed so that below the level required under subsection (C)(1) of this section the structure is watertight with walls substantially impermeable to the passage of water; b. Have structural components capable of resisting hydrostatic and hydrodynamic loads and effects of buoyancy; and
c. Be certified by a registered civil engineer that the standards of this subsection are satisfied. Such certification shall be provided to the floodplain administrator.

4. Require, for all new construction and substantial improvements, that fully enclosed areas below the lowest floor that are subject to flooding shall be designed to automatically equalize hydrostatic flood forces on exterior walls by allowing for the entry and exit of flood waters.

Designs for meeting this requirement must either be certified by a registered civil engineer or meet or exceed the following minimum criteria:
a. Either a minimum of two openings having a total net area of not less than one square inch for every square foot of enclosed area subject to flooding shall be provided. The bottom of all openings shall be no higher than one foot above grade. Openings may be equipped with screens, louvers, valves or other coverings or devices; provided, that they permit the automatic entry and exit of flood waters; or
Agenda Item #11.2.

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b. Be certified to comply with a local flood proof standard approved by the Federal Insurance Administration.

5. Manufactured homes shall also meet the standards in Section

15.52.180.

D. Non-conversion of Enclosed Areas Below the Lowest Floor. To ensure that the areas below the BFE shall be used solely for parking vehicles, limited storage, or access to the building and not be finished for use as human habitation without first becoming fully compliant with the floodplain management ordinance in effect at the time of conversion, the floodplain administrator shall:

1. Determine which applicants for new construction and/or substantial improvements have fully enclosed areas below the lowest floor that are five feet or higher;

2. Require that such applicants enter into a “NON-CONVERSION

AGREEMENT FOR CONSTRUCTION WITHIN FLOOD HAZARD
AREAS” or equivalent with the city. The agreement shall be recorded by the floodplain administrator with the Napa County Recorder as a deed restriction. The non-conversion agreement shall be in a form acceptable to the floodplain administrator and city attorney; and

3. Have the authority to inspect any area of a structure below the base flood elevation to ensure compliance upon prior notice of at least seventy-two (72) hours.

E. The floodplain administrator shall require permits for proposed construction and other development within all flood-related erosion-prone areas known to the community.

1. Permit applications shall be reviewed to determine whether the proposed site alterations and improvements will be reasonably safe from flood-related erosion, and will not cause flood-related erosion hazards or otherwise aggravate the existing hazard.

2. If a proposed improvement is found to be in the path of flood-related erosion or would increase the erosion hazard, such improvement shall be relocated or adequate protective measures shall be taken to avoid aggravating the existing erosion hazard.

3. Within Zone E on the Flood Insurance Rate Map, a setback is required for all new development from the ocean, lake, bay, riverfront or other body of water to create a safety buffer consisting of a natural vegetative or contour strip. This buffer shall be designated according to the flood-related erosion hazard and erosion rate, in relation to the anticipated “useful life” of structures, and depending upon the geologic, hydrologic, topographic, and climatic characteristics of the land. The buffer may be used for suitable open space purposes, such as for agricultural, forestry, outdoor recreation and wildlife habitat areas, and for other activities using temporary and portable structures only. (Ord. 06-8 § 3 (part): prior code § 5B.16)

15.52.160 Standards for utilities.

Agenda Item #11.2.

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A. All new and replacement water supply and sanitary sewage systems shall be designed to minimize or eliminate infiltration of flood waters into the system and discharge from systems into flood waters.

B. On-site waste disposal systems shall be located to avoid impairment to them or contamination from them during flooding. (Ord. 06-8 § 3 (part):
prior code § 5B.17)

15.52.170 Standards for subdivisions.

A. All preliminary subdivision proposals shall identify the flood hazard area and the elevation of the base flood.

B. All final subdivision plans will provide the elevation of proposed structure(s) and pads. If the site is filled above the base flood, the final pad elevation shall be certified by a registered civil engineer or land surveyor and provided to the floodplain administrator.

C. All subdivision proposals shall be consistent with the need to minimize flood damage.

D. All subdivision proposals shall have public utilities and facilities such as sewer, gas, electrical and water systems located and constructed to minimize flood damage.

E. All subdivisions shall provide adequate drainage to reduce exposure to flood hazards. (Ord. 06-8 § 3 (part): prior code § 5B.18)

15.52.180 Standards for manufactured homes.

All new and replacement manufactured homes and additions to manufactured homes shall:

A. Be elevated on a permanent foundation so that the lowest floor is at least eighteen (18) inches above the base flood elevation; and B. Be securely anchored to a permanent foundation system designed to resist flotation, collapse and lateral movement and approved by the Building Official.

C. All recreational vehicles placed in Zones A1-30, AH, and AE will either:

1. Be on the site for fewer than one hundred eight (180) consecutive days; or

2. Be fully licensed and ready for highway use. A recreational vehicle is ready for highway use if it is on its wheels or jacking system, is attached to the site only by quick disconnect type utilities and security devices, and has no permanently attached additions; or

3. Meet the permit requirements of Section 15.52.120 of this chapter and the elevation and anchoring requirements for manufactured homes in Section 15.52.180. (Ord. 06-8 § 3 (part): prior code § 5B.19)

15.52.190 Floodways.

Located within areas of special flood hazard established in Section 15.52.070 of this chapter are areas designated as floodways. Since the floodway is an Agenda Item #11.2.

83578.00000\44502623.1
extremely hazardous area due to the velocity of flood waters which carry debris, potential projectiles, and erosion potential, the following provisions apply:

A. Prohibit encroachments, including fill, new construction, substantial improvements and other development unless certification by a registered civil engineer is provided demonstrating that encroachments shall not result in any increase in flood levels during the occurrence of the base flood discharge.

B. If subsection A of this section is satisfied, all new construction and substantial improvements shall comply with all other applicable flood hazard reduction provisions of Sections 15.52.140 through 15.52.180. (Ord. 06-8 § 3 (part))

15.52.200 Appeal board.

A. The planning commission, and on appeal, the city council shall hear and decide appeals when it is alleged there is an error in any requirement, decision, or determination made by the floodplain administrator in the enforcement or administration of this chapter.

B. The city council shall hear and decide requests for variance in the enforcement or administration of this chapter.

1. In passing upon requests for variances, the city council shall consider all technical evaluations, all relevant factors, standards specified in other sections of this chapter, and the:
a. Danger that materials may be swept onto other lands to the injury of others;
b. Danger of life and property due to flooding or erosion damage; c. Susceptibility of the proposed facility and its contents to flood damage and the effect of such damage on the existing individual owner and future owners of the property;
d. Importance of the services provided by the proposed facility to the community;
e. Necessity to the facility of a waterfront location, where applicable; f. Availability of alternative locations for the proposed use which are not subject to flooding or erosion damage;
g. Compatibility of the proposed use with existing and anticipated development;
h. Relationship of the proposed use to the comprehensive plan and floodplain management program for that area;
i. Safety of access to the property in time of flood for ordinary and emergency vehicles;
j. Expected heights, velocity, duration, rate of rise, and sediment transport of the flood waters expected at the site; and k. Costs of providing governmental services during and after flood conditions, including maintenance and repair of public utilities and facilities such as sewer, gas, electrical, and water system, and streets and bridges.

2. Variances shall only be issued upon a:
a. Showing of good and sufficient cause;
Agenda Item #11.2.

83578.00000\44502623.1
b. Determination that failure to grant the variance would result in exceptional “hardship” to the applicant; and
c. Determination that the granting of a variance will not result in increased flood heights, additional threats to public safety, or extraordinary public expense, create a nuisance (see “public safety and nuisance”*), cause “fraud and victimization”* of the public, or conflict with existing local laws or ordinances.

3. Variances may be issued for new construction, substantial improvement, and other proposed new development necessary for the conduct of a functionally dependent use provided that the provisions of subsections (B)(1) through (B)(2) of this section are satisfied and that the structure or other development is protected by methods that minimize flood damages during the base flood and does not result in additional threats to public safety and does not create a public nuisance.

4. Upon consideration of the factors of subsection B of this section and the purposes of this chapter, the city council may attach such conditions to the granting of variances as it deems necessary to further the purposes of this chapter. (Ord. 06-8 § 3 (part): prior code § 5B.21)
* Editor’s Note: See Section 15.52.050 for definition of this term.

15.52.210 Variances.

A. The issuance of a variance is for floodplain management purposes only.

Insurance premium rates are determined by statute according to actuarial risk and will not be modified by the granting of a variance.

B. The variance criteria set forth in this section are based on the general principle of zoning law that variances pertain to a piece of property and are not personal in nature. A variance may be granted for a parcel of property with physical characteristics so unusual that complying with the requirements of this chapter would create an exceptional hardship to the applicant or the surrounding property owners. The characteristics must be unique to the property and not be shared by adjacent parcels. The unique characteristic must pertain to the land itself, not to the structure, its inhabitants, or the property owners.

C. It is the duty of the city to help protect its citizens from flooding. This need is so compelling and the implications of the cost of insuring a structure built below flood level are so serious that variances from the flood elevation or from other requirements in this chapter are quite rare. The long term goal of preventing and reducing flood loss and damage can only be met if variances are strictly limited. Therefore, the variance guidelines provided in this section are more detailed and contain multiple provisions that must be met before a variance can be properly granted. The criteria Agenda Item #11.2.

83578.00000\44502623.1
are designed to screen out those situations in which alternatives other than a variance are more appropriate.

D. Generally, variances may be issued for new construction, substantial improvement, and other proposed new development to be erected on a lot of one-half acre or less in size contiguous to and surrounded by lots with existing structures constructed below the base flood elevation, providing that the procedures of Sections 15.52.150 through 15.52.190 of this chapter have been fully considered. As the lot size increases beyond onehalf acre, the technical justification required for issuing the variance increases.

E. Variances may be issued for the repair or rehabilitation of “Historic Structures” (as defined in Section 15.52.050 of this chapter) upon a determination that the proposed repair or rehabilitation will not preclude the structure’s continued designation as an historic structure and the variance is the minimum necessary to preserve the historic character and design of the structure.

F. Variances shall not be issued within any mapped regulatory floodway if any increase in flood levels during the base flood discharge would result.

G. Variances shall only be issued upon a determination that the variance is the “minimum necessary” considering the flood hazard, to afford relief. “Minimum necessary” means to afford relief with a minimum of deviation from the requirements of this chapter. For example, in the case of variances to an elevation requirement, this means the city need not grant permission for the applicant to build at grade, or even to whatever elevation the applicant proposes, but only to that elevation which the city believes will both provide relief and preserve the integrity of the local ordinance.

H. Any applicant to whom a variance is granted shall be given written notice over the signature of a city official that:

1. The issuance of a variance to construct a structure below the base flood level will result in increased premium rates for flood insurance up to amounts as high as twenty-five dollars ($25.00) for one hundred dollars ($100.00) of insurance coverage; and

2. Such construction below the base flood level increases risks to life and property. A copy of the notice shall be recorded by the floodplain administrator in the office of the Napa County recorder and shall be recorded in a manner so that it appears in the chain of title of the affected parcel of land.

I. The floodplain administrator will maintain a record of all variance actions, including justification for their issuance, and report such variances issued in its biennial report submitted to the Federal Emergency Management Agency. (Ord. 06-8 § 3 (part): prior code § 5B.22)
Agenda Item #11.2.

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Chapter 15.53

CALIFORNIA GREEN BUILDING STANDARDS CODE
Sections:

15.53.010 California Green Building Standards Code— – Adopted.

15.53.020 California Green Building Standards Code— – Amendments.

15.53.030 California Green Building Standards Code— – Voluntary Measures Made Mandatory.,

15.53.010 California Green Building Standards Code— – Adopted.

The 20225 Edition of the California Green Building Standards Code, known as the California Code of Regulations, Title 24, Part 11, with amendments set forth in section 15.53.020 is hereby adopted in its entirety with the following amendments.

15.53.020 California Green Building Standards Code— – Amendments.

A. Section 101.3, Scope, is amended to read as follows:

The provisions of this code shall apply to the planning, design, operation, construction, use and occupancy of every newly constructed building or structure, or an addition of 400 sq. ft. or more, or a remodel encompassing a bathroom or kitchen in an existing structure, unless otherwise indicated in this code, throughout the State of California.

B. Section 4.303.1, Indoor Water UseWater Conserving Plumbing Fixtures and Fittings, is amended to read as follows:
, Twenty percent savings. 2. In additions or remodels of existing structures, all new indoor plumbing fixtures shall meet the 20% reduction in use illustrated by Table 4.303.2.

C. Section 4.503, Fireplaces, is amended to read as follows:

Pursuant to Bay Area Air Quality Management District, Regulation 8, Particulate Matter and Visible Emissions, Rule 3, Wood-Burning Devices, the City of St. Helena hereby enforces the following:

1. Definitions:
“APCO” The Air Pollution Control Officer of the Bay Area Air Quality Management District or designee thereof.

Agenda Item #11.2.

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“Fireplaces”: Any installed masonry or factory-built wood-burning device designed to operate with an air-to-fuel ratio greater than or equal to 35-to1m a burn rate over 11 pounds per hour, or a weight over 1760 pounds. “Gas-fueled Heating Device”: Any device that utilizes natural gas as a fuel source supplied by a natural gas service utility, including, but not limited to, gas-fueled fireplaces, gas-fueled room heaters, gas-fueled inserts, or gas-fueled log sets.
“Masonry Heater”: Any site-build or site-assembled, solid-fueled heating device constructed mainly of masonry materials in which the heat from intermittent fires burned rapidly in its firebox is stored in its structural mass for slow release to the site. Such solid-fueled heating devices must meet the design and construction specifications set forth in ASTM E 1602-03, “Guide for Construction of Solid Fuel Burning Masonry Heaters.” “Pellet-fueled Device”: Any solid-fueled burning device which is operated on pellet-fuel and is either U.S. EPA Phase II certified or exempted under U.S. EPA requirements set forth in Title 40 Code of Federal Regulation (CFR), Part 60, Subpart AAA. Pellet fuel may be composed of compressed wood, corn or other biomass.
“Wood-burning Device”: Any wood-burning stove or heater, pellet-fueled device, fireplace, or any indoor permanently installed device used to burn any solid fuel for space-heating or aesthetic purposes. This definition does not include wood-burning devices intended exclusively for cooking food, such as wood-fired ovens or barbecues.

2. Criteria for Installation of Wood-burning Devices: No person shall install a new or used wood-burning device intended for use in the City of St.

Helena unless it is one of the following:

1. A U.S. EPA Phase II certified wood-burning device;

2. A pellet-fueled device;

3. A low mass fireplace, masonry heater or other wood-burning device of a make and model that meets EPA emission targets and has been approved in writing by the APCO.

This requirement does not apply if a wood-burning device is an installed fixture included in the sale or transfer of any real property.

Any gas-fueled heating device or electric-powered heating device is allowed under this standard.

3. Criteria for Wood-burning Devices in New Building Construction: No person or builder shall commence construction of a new building or structure permitted to contain or containing a wood-burning device, or install a new wood-burning device resulting from a remodel, or construct a free-standing outdoor fireplace that is not intended exclusively for cooking food, unless the device meets the requirements above. Any gas-fueled Agenda Item #11.2.

83578.00000\44502623.1
heating device or electric-powered heating device is allowed under this standard.

15.53.030 California Green Building Standards Code— – Voluntary Measures Made Mandatory.,
The following sections in Appendix A4, Residential Voluntary Measures, isare adopted in its entirety with the following amendments:

A. Section A4.403.2, Reduction in Ccement Uuse, is amended to read as follows:.

As allowed by the enforcing agency, cement used in foundation mix design shall be reduced to not less than a 20 percent reduction in cement use.

B. Note: Products commonly used to replace cement in concrete mix designs include, but are not limited to:

1. Fly ash

2. Slag

3. Silica fume

4. Rice hull ash
C.B. Section A4.404.3, Building Systems, is amended to read as follows:
. All wood roof, wall and subfloor sheet goods shall be engineered, oriented strand board. Alternate equivalent materials maybe allowed by authority having jurisdiction.

Agenda Item #11.2.

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Chapter 15.54

CALIFORNIA ADMINISTRATIVE CODE ADOPTED
Sections:

15.54.010 California Administrative Code— Adopted.

15.54.010 California Administrative Code—Adopted.

The 20225 Edition of the California Administrative Code, known as the California Code of Regulations, Title 24, Part 1, published by the California Building Standards Commission, is hereby adopted including all appendices, and without amendments.

Agenda Item #11.2.

83578.00000\44502623.1
Chapter 15.55

CALIFORNIA REFERENCED STANDARDS CODE

ADOPTED
Sections:

15.55.010 California Referenced Standards Code— Adopted.

15.55.010 California Referenced Standards Code—Adopted.

The 20225 Edition of the California Building Standards Code, known as the California Code of Regulations, Title 24, Part 12, published by the California Building Standards Commission, is hereby adopted including all appendices, and without amendments.

Agenda Item #11.2.

83578.00000\44502623.1
Chapter 15.56

CALIFORNIA WILDLAND-URBAN INTERFACE CODE

ADOPTED
Sections:

15.56.010 California Wildland-Urban Interface Code—Adopted.

15.56.020 California Wildland-Urban Interface Code—Amendments.

15.56.010 California Wildland-Urban Interface Code—Adopted.

The 2025 Edition of the California Building Standards Code, known as the California Code of Regulations, Title 24, Part 7, published by the California Building Standards Commission, is hereby adopted in its entirety with the following amendments.

15.56.020 California Wildland-Urban Interface Code—Amendments.

A. Section 103.1.1., Application Date and Where Required, is amended by adding:
“land designated by cities and other local agencies including:

2.1 Moderate Fire Hazard Severity Zones

2.2 High Fire Hazard Severity Zones

2.3 Very high Fire hazard Severity Zones”
A. Section 604.6, Defensible Space for Structures and Roads, is added to read as follows:

A. General. Persons owning, leasing, controlling, operating or maintaining buildings or structures in, upon or adjoining hazardous fire areas, and persons owning, leasing or controlling land adjacent to such buildings or structures, shall at all times:

1. Maintain an effective fuel break by removing and clearing away flammable vegetation and combustible material from areas within 150 feet of buildings and structures;
Exception: Single specimen trees, ornamental shrubbery or similar plants used as ground covers, provided they do not form a means of rapidly transmitting fire from the native growth to any structure.

2. Remove portions of trees which extend within 10 feet of the outlet of a chimney;
Agenda Item #11.2.

83578.00000\44502623.1

3. Maintain trees adjacent to or overhanging a building free of deadwood; and

4. Maintain the roof of a structure free of leaves, needles or other dead vegetative growth.

5. Remove all limbs from trees up to no less than 6 feet from the ground.

B. Roadways. The Fire Code Official is authorized to cause areas within 10 feet on each side of portions of all roads, driveways and fire department access roads which are improved, designed or ordinarily used for vehicular traffic to be cleared of flammable vegetation and other combustible growth. The Fire Code Official is authorized to enter upon private property to do so.

Exception: Single specimens of trees, ornamental shrubbery or cultivated ground cover provided they do not form a means of readily transmitting fire.

C. Corrective Actions. The Fire Code Official is authorized to give notice to the owner of the property upon which conditions regulated by this section exist to correct such conditions. If the owner fails to correct such conditions, the Fire Code Official is authorized to cause the same to be done and make the expense of such correction a lien upon the property where such condition exists.

Agenda Item #11.2.

CITY OF ST. HELENA
ORDINANCE NO. _____
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF ST. HELENA, CALIFORNIA, ADOPTING BY REFERENCE THE 2025 CALIFORNIA BUILDING CODE; THE 2025 CALIFORNIA MECHANICAL CODE; THE 2025 CALIFORNIA ENERGY CODE; THE 2025 CALIFORNIA PLUMBING CODE; THE 2025 CALIFORNIA ELECTRICAL CODE; THE 2025 CALIFORNIA RESIDENTIAL CODE; THE 2025 CALIFORNIA EXISTING BUILDING CODE; THE 2025 CALIFORNIA GREEN BUILDING STANDARDS CODE; THE 2025 CALIFORNIA ADMINISTRATIVE CODE; THE 2025 REFRENCED STANDARDS CODE; THE 2025 CALIFORNIA HISTORICAL BUILDING CODE; THE 2025 CALIFORNIA FIRE CODE; THE 2025 CALIFORNIA WILDLAND-URBAN INTERFACE CODE; INCLUDING APPENDICES IDENTIFIED HEREIN; TOGETHER WITH CERTAIN AMENDMENTS, ADDITIONS, DELETIONS, AND PENALTIES; AND AMENDING TITLE 15 OF THE ST. HELENA MUNICIPAL CODE.

WHEREAS, the California Building Standards Commission (“Commission”) adopts a comprehensive update to the California Building Standards Code (codified as Title 24 of the California Code of Regulations) every three years.

WHEREAS, the Commission adopted the 2025 California Building Standards Code which will go into effect on January 1, 2026.

WHEREAS, pursuant to California Government Code Section 50022.1 et seq., the City of St. Helena (City) may adopt by reference the California Building Standards Code 2025 Edition, with local amendments, as provided for in Title-24 of the California Code of Regulations; and
WHEREAS, the City is authorized pursuant to Health & Safety Code Sections 17958.5 and 18941.5 and California Government Code Section 50022.2 to adopt amendments to the 2025 Code in order to incorporate appendices, address unique administrative requirements of the City, and in order to modify building standards to the extent that the modifications are reasonably necessary because of local climatic, geological, or topographical conditions.

WHEREAS, notwithstanding the above, California Health & Safety Code Section 17958.5 (c) prohibits cities and counties from making any change or modification to the building standards in the California Building Standards Code that would affect residential units, unless a specified exception applies.

WHEREAS, the City has previously adopted local amendments to previous versions of the California Building Standards Code, and codified those local amendments in Title 15 of the St. Helena Municipal Code.

WHEREAS, the St. Helena Community Development Department and/or the Fire Chief Agenda Item #11.2.

have recommended that changes and modifications be made to the California Building Standards Code, including modifications to certain building standards, in order to more fully safeguard life and property due to the local conditions in the City of St. Helena.

Other recommended changes and modifications are of an administrative or procedural nature or concern themselves with subjects not covered by the Codes.

WHEREAS, on January 13, 2026, the City Council held the first reading of the Ordinance to amend Title 15 of the St. Helena Municipal Code to adopt the 2025 California Building Standards Code (Title 24 of the California Code of Regulations), including the local amendments specific to the City of St. Helena (the “Ordinance”).

WHEREAS, on January 13, 2026, the City Council held a duly noticed public hearing to consider the Ordinance making findings and determinations that modifications to the California Building Standards Code and Fire Code are reasonably necessary to address unique administrative requirements of the City and because of local climatic, geological, or topographical conditions.

WHEREAS, the City Council finds that it is to the benefit of the City of St. Helena to adopt the 2025 California Building Standards Code, as amended by this Ordinance, because it provides minimum standards to safeguard life or limb, health, property, and public welfare by regulating and controlling the design, construction, quality of materials, use and occupancy, location, and maintenance of all buildings and structures within the City.

WHEREAS, any and all other legal prerequisites relating to the adoption of this Ordinance have occurred.

NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF ST. HELENA DOES ORDAIN AS FOLLOWS:

SECTION 1: Findings. The City Council; hereby finds that the proposed amendments to the 2025 California Building Standards Code are reasonably necessary because of local climatic, geologic, or topographic conditions, and adopts the findings provided below to support the modifications to the 2025 California Building Standards Code.

I. The city is characterized by a narrow valley floor surrounded and intermingled with steep hill terrain, containing areas which are very susceptible to wildland fires. Wildland fires are considered a significant threat in St. Helena. Native vegetation of brush, woodland, grassland and forest become extremely flammable during summer months.

Drought cycles appear in this area every seven to eleven (11) years.

II. Earthquake is considered to be one of the most potentially destructive threats to life and property in the city. A moderate to severe seismic event on any of the several fault zones in relatively close proximity to St. Helena is expected to cause extensive property damage, disruptions to communications systems, and damage to public utility systems.

Agenda Item #11.2.

III. St. Helena is divided geographically into two parts by the north to south flow of the Napa River. Significant damaging flooding occurs in portions of the city approximately every 5 to ten (10) years. Warnings are usually given several hours to a few days before such floods. This natural barrier can serve as a severe impediment to the delivery of public safety services because of the severity of slopes, and the existence of natural barriers such as the Napa River, Sulphur Creek, and York Creek.

IV. Administrative. This amendment is also necessary for administrative clarifications that do not modify a building standard pursuant to California Health & Safety Code Sections 17958, 17985.7, and/or 18941.5. This amendment establishes administrative standards in the City of St. Helena.

The findings above are applicable to amendments to the 2025 California Building Code, California Electrical Code, California Residential Code, California Existing Building code, California Green Building Standards Code, and the California Wildland-Urban Interface Code, as detailed in the following tables:

CODE

SECTION

CALIFORNIA BUILDING CODE LOCAL AMENDMENTS FINDINGS
104.1 General IV
114.4 Violation Penalties IV
105.2 Work Exempt from Permit I, II, III, IV
109.2 Schedule of Permit Fees IV
109.6 Refunds IV
502.1 Address Identification I, II, III, IV
3109.2 California Swimming Pool Safety Act (statewide) I, II, III, IV Appendix
J Grading I, II, III, IV
J103.1 Permits Required IV
J103.2 Exemptions I, II, III, IV
J106.1 Maximum Slope I, II, III, IV
J109.1 General I, II, III, IV
J109.3 Interceptor Drains I, II, III, IV
J109.4 Drainage Across Property Lines I, II, III, IV
J110.1 General I, II, III, IV
CODE

SECTION

CALIFORNIA ELECTRICAL CODE LOCAL AMENDMENTS FINDINGS
230.70(A)(1
)
Readily Accessible Location I, II, III, IV
Commented [1]: Please insert the appropriate findings for each local amendment.

Agenda Item #11.2.

I. The city is characterized by a narrow valley floor surrounded and intermingled with steep hill terrain, containing areas which are very susceptible to wildland fires. Wildland fires are considered a significant threat in St. Helena. Native vegetation of brush, woodland, grassland and forest become extremely flammable during summer months.

Drought cycles appear in this area every seven to eleven (11) years.

II. Earthquake is considered to be one of the most potentially destructive threats to life and property in the city. A moderate to severe seismic event on any of the several fault zones in relatively close proximity to St. Helena is expected to cause extensive property damage, 702.5 Transfer Equipment I, II, III, IV
CODE

SECTION

CALIFORNIA RESIDENTIAL CODE LOCAL

AMENDMENTS

FINDINGS
R309.2 One and Two-Family Dwellings Automatic Sprinkler Systems I, II, III, IV
R313.1 Minimum Height I, II, III, IV
CODE

SECTION

CALIFORNIA EXISTING BUILDING CODE LOCAL

AMENDMENTS

FINDINGS
1401.3 Moved Structures I, II, III, IV
Appendix
A
Seismic Strengthening Provisions for Unreinforced
Masonry Bearing Wall Buildings I, II, III, IV
A106.2.3.5 Number of Tests I, II, III, IV
CODE

SECTION

CALIFORNIA GREEN BUILDING STANDARDS CODE

LOCAL AMENDMENTS

FINDINGS
101.3 Scope I, II, III, IV

4.303.1 Water Conserving Plumbing Fixtures and Fittings I, II, III, IV

4.503 Fireplaces I, IV
Appendix
A4 Residential Voluntary Measures I, II, III, IV
A403.2 Reduction in Cement Use I, II, III, IV
A404.4 Building Systems I, II, III, IV
CODE

SECTION

CALIFORNIA WILDLAND-URBAN INTERFACE CODE

LOCAL AMENDMENTS

FINDINGS
604.6 Defensible Space for Structures and Roads I, IV
Agenda Item #11.2.

disruptions to communications systems, and damage to public utility systems.

III. St. Helena is divided geographically into two parts by the north to south flow of the Napa River. Significant damaging flooding occurs in portions of the city approximately every 5 to ten (10) years. Warnings are usually given several hours to a few days before such floods. This natural barrier can serve as a severe impediment to the delivery of public safety services because of the severity of slopes, and the existence of natural barriers such as the Napa River, Sulphur Creek, and York Creek.

IV. Administrative. This amendment is also necessary for administrative clarifications that do not modify a building standard pursuant to California Health & Safety Code Sections 17958, 17985.7, and/or 18941.5. This amendment establishes administrative standards in the City of St. Helena.

The findings above are applicable to amendments to the 2025 California Fire Code, as detailed in the following table:

CODE

SECTION

CALIFORNIA FIRE CODE LOCAL AMENDMENTS FINDINGS
113.4 Violation Penalties IV
110.7 Unsafe Buildings or Property I, IV
114.4 Failure to Comply IV
307.1 General I, IV
304.1.3 Vegetation I, IV
501.3 Construction Documents IV
503 Fire Apparatus Roads I, II, III, IV
503.4.1 Traffic Calming Devices I, II, III, IV
506.1 Where Required I, IV
605.7 Incinerators I, IV
606.2 Where Required I, IV
901.1 Scope I, II, III, IV
901.2.1 Construction Documents IV
903.2 Where Required I, II, III, IV
903.2.1 Group A I, II, III, IV
903.2.1.1 Group A-1 I, II, III, IV
903.2.1.2 Group A-2 I, II, III, IV
903.2.1.3 Group A-3 I, II, III, IV
903.2.1.4 Group A-4 I, II, III, IV
903.2.1.5 Group A-5 I, II, III, IV
903.2.1.5.1 Spaces Under Grandstands or Bleachers I, II, III, IV 903.2.1.6 Assembly Occupancies on Roofs I, II, III, IV
Commented [2]: Please insert the appropriate findings for this local amendment.

Agenda Item #11.2.

903.2.1.7 Multiple Fire Areas I, II, III, IV
903.2.2 Group B I, II, III, IV
903.2.2.1 Ambulatory Care Facilities I, II, III, IV
903.2.2.2 Laboratories Involving Research and Development or Testing I, II, III, IV
903.2.3 Group E I, II, III, IV
903.2.4 Group F-1 I, II, III, IV
903.2.4.1 Woodworking Operations I, II, III, IV
903.2.4.2 Group F-1 Distilled Spirits I, II, III, IV
903.2.4.3 Group F-1 Upholstered Furniture or Mattresses I, II, III, IV 903.2.5 Group H I, II, III, IV
903.2.5.1 General I, II, III, IV
903.2.5.3 Pyroxylin Plastics I, II, III, IV
903.2.5.4 Group H Occupancies 11th Story and Above I, II, III, IV 903.2.6 Group I I, II, III, IV
903.2.6.1 Group I-2 I, II, III, IV
903.2.6.2 Group I-3 I, II, III, IV
903.2.7 Group M I, II, III, IV
903.2.7.1 High-Piled Storage I, II, III, IV
903.2.7.2 Group M Upholstered Furniture or Mattresses I, II, III, IV 903.2.7.3 Lithium-Ion or Lithium Metal Battery Storage I, II, III, IV 903.2.8 Group R I, II, III, IV
903.2.8.1 Group R-3 I, II, III, IV
903.2.8.3 Care Facilities I, II, III, IV
903.2.9 Group S-1 I, II, III, IV
903.2.9.1 Repair Garages I, II, III, IV
903.2.9.2 Bulk Storage of Tires I, II, III, IV
903.2.9.3 Group S-1 Distilled Spirits I, II, III, IV
903.2.9.4 Group S-1 Upholstered Furniture or Mattresses I, II, III, IV 903.2.10 Group S-2 Parking Garages I, II, III, IV
903.2.10.1 Commercial Parking Garages I, II, III, IV
903.2.10.2 Mechanical-Access Enclosed Parking Garages I, II, III, IV 903.2.11 Specific Buildings Areas and Hazards I, II, III, IV 903.2.11.1 Stories Without Openings I, II, III, IV
903.2.11.2 Rubbish and Linen Chutes I, II, III, IV
903.2.11.3 Buildings 55 Feet or More in Height I, II, III, IV 903.2.11.4 Ducts Conveying Hazardous Exhausts I, II, III, IV 903.2.11.5 Commercial Cooking Operations I, II, III, IV 903.2.14
Motion Picture and Television Production Studio Sound
Stages, Approved Production Facilities and Production
Locations

I, II, III, IV
903.2.14.1 Existing Sound Stages and Approved Production I, II, III, IV Agenda Item #11.2.

SECTION 2: Compliance with CEQA. Pursuant to Section 15060(c)(2) of the California Environmental Quality Act (CEQA) Guidelines, the City Council finds that this Ordinance will not result in a direct or reasonably foreseeable physical change in the environment and therefore is not subject to the CEQA. Additionally, pursuant to Section 15060 (c)(3), Facilities
903.2.14.2 New Sound Stages I, II, III, IV
903.2.15 Automatic Sprinkler System – Existing High-Rise Buildings I, II, III, IV
903.2.15.1 Existing R-1 and R-2 High-Rise Buildings FireExtinguishing Systems I, II, III, IV 903.2.16 Group L Occupancies I, II, III, IV
903.2.16.1 Group L Occupancies Located on the 11th Story and Above I, II, III, IV
903.2.17 Automatic Sprinkler System I, II, III, IV
903.2.18 Group U Private Garages and Carports Accessory to Group R-3 Occupancies I, II, III, IV
903.2.19
Public School State-Funded Construction Projects for
Kindergarten Through 12th Grade – Automatic Sprinkler
System Requirements

I, II, III, IV
903.2.19.1 New Public School Campus I, II, III, IV
903.2.20 Public School Campuses I, II, III, IV
903.2.21 Required Exterior Entrance Covers I, II, III, IV 907.1.6 False Alarms IV
Appendix
C
Fire Hydrant Locations and Distribution I, II, III, IV
C102.2 Fire Department Connections I, II, III, IV
507.1 Required Water Supplies I, II, III, IV
Appendix
B
Fire Flow Requirements for Buildings I, II, III, IV
B105.1 One- and Two- Family Dwellings, Group R-3 and R-4 Buildings and Townhouses I, II, III, IV
Appendix
D
Fire Apparatus Access Roads I, II, III, IV
D103.2 Grade I, II, III, IV
D103.1 Access Road Width with a Hydrant I, II, III, IV
D103.5 Fire Apparatus Access Road Gates I, II, III, IV
D107.1 One or Two-Family Residential Developments I, II, III, IV D107.3 Gated Entrances I, II, III, IV
Agenda Item #11.2.

the activity is not a “project” as defined in Section 15378 because it has no potential for resulting in physical change to the environment, directly or indirectly.

SECTION 3: Amendment of Title 15. Title 15 of the St. Helena Municipal Code is hereby amended to read in its entirety as shown on Exhibit A and Exhibit B, attached hereto and incorporated herein by reference.

SECTION 4: Severability. The City Council hereby declares every section, paragraph, sentence, clause and phrase is severable. If any section, paragraph, sentence, clause or phrase of this ordinance is for any reason found to be invalid or unconstitutional, such invalidity, or unconstitutionality shall not affect the validity or constitutionality of the remaining sections, paragraphs, sentences, clauses or phrases.

SECTION 5: Inclusion in the St. Helena Municipal Code. It is the intention of the St.

Helena City Council that the text in Exhibit A and Exhibit B of this Ordinance be made a part of the St. Helena Municipal Code and that the text may be renumbered or relettered and the word "Ordinance" may be changed to "Section," "Chapter," or such other appropriate word or phrase to accomplish this intention.

SECTION 6: Effective Date. This Ordinance and all codes referenced shall take effect the latter of 30 days from the adoption of this Ordinance, or January 1, 2026. Projects for which a building permit application and building plans have been submitted prior to the effective date of this Ordinance, and for which building permits have been obtained within 365 days from the effective date of this Ordinance, shall be exempt from the provisions of this Ordinance. Projects for which a building permit application and building plans have been submitted prior to the effective date of this Ordinance, and building permits have not been obtained within 365 days from the effective date of this Ordinance, shall be subject to all the provisions of this Ordinance and the codes referenced.

THE FOREGOING ORDINANCE was introduced at a regular meeting of the St. Helena City Council on the 13th day of January 2026, and was adopted at a regular meeting of the St. Helena City Council on the 24th day of February 2026, by the following vote:

Mayor Dohring: _____
Vice Mayor Deasy: _____
Councilmember Barak: _____
Councilmember Spadarotto: _____
Councilmember Summers: _____
Agenda Item #11.2.

APPROVED:
___________________________________
Paul Jamison Dohring, Mayor
ATTEST:

CITY OF ST. HELENA
___________________________________
Andrew Bradley, City Clerk
I, Andrew Bradley, CITY CLERK of the City of St. Helena, California, do hereby certify that the foregoing Ordinance was regularly introduced and placed upon its first reading at a regular meeting of the City Council on the 13th day of January 2026. That thereafter said Ordinance was duly adopted and passed at a regular meeting of the City Council on the 24th day of February 2026, by the following vote:

Mayor Dohring: _____
Vice Mayor Deasy: _____
Councilmember Barak: _____
Councilmember Spadarotto:_____
Councilmember Summers: _____
Agenda Item #11.2.

Agenda Report to the City Council
Agenda Section: PUBLIC HEARINGS
Department: Planning
DATE: January 13, 2026
FROM: Mike Janusek, Contract Planner
SUBJECT: Request by City Ventures, LLC for a Vesting Tentative Subdivision Map to subdivide three existing parcels
totaling 2.53 acres into 42 lots, 41 for condominium
purposes, one lot for common areas to be owned by the
future homeowners’ association, and one 0.1-acre lettered lot, Parcel A, to contain the riparian corridor not for development. The applicant also requests City Council
authorization to pay the water neutrality in-lieu retrofit fee pursuant to SHMC Section 13.12.030. The two items
currently before the City Council for review are a Vesting Tentative Subdivision Map and the Water Neutrality in-lieu retrofit fee request.

A Demolition Permit for three existing single-family
residences located at 1447, 1505, and 1515 Spring Street was approved by the Planning Commission by a vote of 4- 0 at the regularly scheduled December 2, 2025, Planning Commission meeting (Attachment 4). In addition, Minor
Design Review of the project architecture, landscaping, and site improvements for the proposed 41 townhomes
has been ministerially approved by the Community
Development Director (Attachment 8).

RECOMMENDED
ACTION:

For the reasons described above, staff recommends that
the City Council:

1. Adopt the attached Resolution (Attachment 1)
authorizing the applicant to pay the Water Neutrality
In-Lieu Retrofit Fee pursuant to SHMC 13.12.030;
and

2. Adopt the attached Resolution (Attachment 2)
approving, pursuant to a statutory exemption under
PRC 21080.66, the requested Vesting Tentative
Map No. TSM25-001, File #PL24-065 for the Spring
Grove Project.

PREVIOUS COUNCIL
ACTION:

None

STATEMENT OF THE
PURPOSE:

To consider request to approve a Vesting Tentative
Subdivision Map and pay the in lieu water retrofit fee.

Agenda Item #11.3.

FINANCIAL IMPACT: There is no direct fiscal impact to the General Fund resulting from the approval of the Tentative Parcel Map.

Future development of the project site could increase the property tax and impact fee revenues.

BACKGROUND:

The following is a discussion of the proposed 41 dwelling unit project’s setting and background.
2023-2031 Housing Element
The currently adopted and certified 2023-2023 Housing Element Update identifies 1447 and 1515 Spring Street (APN 009-590-003, -010) as housing opportunity site 9. The site was selected because it is underutilized based on the additional density, floor area, height, and lot coverage available in the High Density Residential zone. In addition, the site is surrounded by single- and multi-family development and sites zoned High Density Residential.

The entire 2.4-acre site is able to be redeveloped. Based on allowed density under High Density Residential, which ranges from 16.1 to 28 units/acre, a maximum of 68 units would be permitted. However, a total of 48 units, 24 lower income units and 24 above moderate income units, is assumed by the Housing Element in order to accommodate site circulation improvements and adequate off-street parking capacity.

The site is currently underutilized and does not meet the minimum density of the High Density Residential Zone (16.1 units/acre) with a current density of 0.83 units/acre. The site has three existing housing units, which equals approximately three percent of the total allowed capacity of the site (68 units). The existing building lot coverage is approximately eight percent and the maximum allowed lot coverage is 45 percent. While Housing Element Program H-ZZ would incentivize lot consolidation at the time the property is developed, future development of the site is not dependent upon lot consolidation as all three parcels are under the same ownership.

General Plan
The Project site is designated High Density Residential (1447 Spring Street and 1515 Spring Street) and Medium Density Residential (1505 Spring Street) by the 2040 General Plan, adopted June 2019. The High Density Residential land use designation is described as follows:

The HDR land use designation can accommodate single-family and multi-family residential housing, apartments, and group quarters. This designation permits residential densities between 16.1 and 28.0 dwelling units per gross acre.

The Medium Density Residential land use designation is described as follows:

Agenda Item #11.3.

The MDR designation provides for single-family detached and attached homes, secondary residential units, public and semi-public uses, and similar and compatible uses. Residential densities shall be in the range of 5.1 to 16.0 dwelling units per gross acre. The MDR designation is the predominant residential designation, occurring throughout large areas of the City. The wide distribution of this designation is intended to maintain a development pattern in newly developing areas that is consistent with historic development patterns.

A discussion of the proposed subdivision’s consistency with the General Plan is included in Attachment 7.

Zoning
The zoning for the site, as shown on the City’s Zoning Map, is High Density Residential (HR) (1447 Spring Street and 1515 Spring Street) and Medium Density Residential (MR) (1505 Spring Street).

Per St. Helena Municipal Code (SHMC) Section 17.16.010, the purpose of the HR zone is to provide for multifamily residential units, group quarters and compatible uses.

Residential densities are from 16.1 to 28 dwelling units per acre. This zone implements the high density residential general plan land use designation. Per SHMC Section

17.16.010, the purpose of the MR zone is to protect existing patterns of development for a range of residential development types, accessory dwelling units, and compatible uses in areas. Types of dwelling units include attached and detached single-unit dwellings, duplexes, and triplexes. Residential densities are from 5.1 to 16 dwelling units per acre. This zone implements the medium density residential general plan land use designation. Multifamily dwellings are permitted uses in both the HR and MR zoning districts.

The Project does not propose any changes to the zoning for the site. Instead, the larger of the parcels resulting from the Vesting Tentative Subdivision Map will have split zoning of both HR for the portions the parcel that are currently made up of the 1447 Spring Street parcel and the 1515 Spring Street parcel and MR for the portion of the parcel that is currently 1505 Spring Street.

Housing Accountability Act
The Project has been submitted under Senate Bill 330 – The Housing Crisis Act (SB 330). SB 330, which amends California’s Housing Accountability Act (HAA), allows an applicant to submit a Preliminary Application for any qualifying housing development project, defined as a project that includes two or more units and is at least two-thirds residential by floor area. By submitting a Preliminary Application and complying with the timelines outlined in the bill, applicants can vest the ordinances, policies, and standards in effect at the time of application. SB 330 also shortens the required permit review timeframes and limits the number of public hearings for housing projects to five public hearings, including continuances and most appeal hearings. The public hearing limit does not include optional meetings. The applicant voluntarily participated in a PreAgenda Item #11.3.

Submittal Planning Commission Meeting on January 21, 2025, which does not count against the five hearing limit. The December 2, 2025 Planning Commission hearing was the first required public meeting for the Project to count against the SB 330 limit, and the January 13, 2026 City Council public hearing is the second.

The HAA prohibits a local government from disapproving[1] or reducing the density of qualifying housing development projects that are consistent with objective local development standards, absent written findings that the project would have a specific, adverse impact on health or safety that cannot be satisfactorily mitigated or avoided. (Gov. Code, § 65589.5(d) and (j)(1).) “Specific, adverse impact” is defined in Section 65589.5(d)(2) as “a significant, quantifiable, direct, and unavoidable impact based on objective, identified written public health or safety standards, policies, or conditions as they existed on the date the application was deemed complete. Moreover, in enacting SB 330 it was the intent of the Legislature that a finding of “specific, adverse impact upon the public health… arise infrequently.” (Gov. Code, § 65589.5(a)(3).) In addition, State Density Bonus eligibility or density bonus incentives, concessions, or waivers (discussed below) do not provide a valid basis to find a qualifying housing development project not in compliance with applicable standards. (Gov. Code, § 65589.5(j)(3).)[2] [1] Disapproval of the housing development includes any entitlement votes on a projects application that is not granted. (Gov. Code §65589.5(h)(6)(A)). [2] California Department of Housing and Community Development Division of Housing Policy, “Housing Accountability Act Technical Assistance Advisory (Gov. Code §65589.5). September 15, 2020.

State Density Bonus Law
A project that provides at least 10% of the total number of proposed dwelling units as affordable units is eligible for concessions and waivers authorized by the State Density Bonus Law (SDBL) (Gov. Code, § 65915). Projects deemed eligible are allowed up to four concessions, depending on the percentage of affordable units included in the project, for development standards that result in identifiable cost reductions, and an unlimited number of waiver of development standards that would physically preclude the construction of the development at the proposed density. Like the HAA, a local jurisdiction’s authority to deny a waiver or concession is extremely limited.

Pursuant to California Government Code § 65915(d)(1), a concession can only be denied if written findings are made based on substantial evidence that the concession would not result in identifiable and actual cost reductions, would have a specific, adverse impact upon public health and safety or on any real property listed in the California Register of Historical Resources, or would be contrary to state or federal law.

California Government Code § 65915(e)(1) requires that a waiver be approved unless written findings can be made based upon substantial evidence that the waiver would have a specific, adverse impact upon public health and safety or on any real property Agenda Item #11.3.

listed in the California Register of Historical Resources or because the waiver would be contrary to state or federal law.

The Project is eligible for a 14% density bonus because 19% of the 41 total units would be available for sale to Moderate Income households. (Gov. Code, § 65915(b)(1)(D).) Accordingly, in compliance with SDBL, the Project is eligible for one concessions and unlimited waivers of any standard that would physically preclude the construction of the development at the density proposed. (Gov. Code, § 65915(d)(2)(B).) The applicant has requested no Density Bonus units, no Density Bonus concessions, and 11 Density Bonus waivers as outlined in the Density Bonus Eligibility Letter, Exhibit A in Attachment 8.

PROJECT HISTORY
The Project was deemed to have submitted a complete SB 330 Preliminary Application on November 21, 2024, and subsequently filed its development application (“Project”) for a Vesting Tentative Subdivision Map and associated entitlements on November 22, 2024, within the required 180-day timeframe for vesting purposes.

Required Entitlements
Necessary entitlements include:
 Vesting Tentative Subdivision Map with City Council as the final review authority  Demolition Permit (approved by Planning Commission by a vote of 4-0 at the regularly scheduled December 2, 2025 Planning Commission meeting)  Minor Design Review with Density Bonus (ministerially approved by the Community Development Director on November 21, 2025)
Currently with the City Council review of the Vesting Tentative Map, the applicant requests authorization to pay the Water Neutrality in-lieu retrofit fee. Future City Council actions will include approval of a Final Map and an Affordable Housing Agreement.

January 2025 Planning Commission Pre-Submittal Public Meeting The Project applicant, City Ventures, LLC, requested a Pre-Submittal Review at the January 21, 2025 Planning Commission meeting to receive early feedback from the Planning Commission, City staff, and the community before addressing comments for submittal of their formal development application.

During the January 21, 2025 public meeting, 16 members of the public provided public comments expressing concerns regarding community character, noise, site layout, fire access, affordability, building height, tree removal, traffic, stormwater management, architecture, neighborhood outreach, flooding, and preservation of the riparian corridor.

The Planning Commission provided feedback to the developer on the following topics:
screening the Project from surrounding residential uses, neighborhood outreach, Agenda Item #11.3.

circulation, fire access, preventing off-site glare, providing smaller units, and providing community gardens in the common open space. See Attachment 10, which is a summary of how the applicant has addressed these topics through Project revisions.

December 2, 2025 Planning Commission Hearing
At the December 2, 2025 regularly scheduled Planning Commission meeting, the applicant requested Planning Commission’s recommendation to City Council for approval of the Vesting Tentative Map (TSM25-001) and Planning Commission’s approval of the Demolition Permit (DP25-002). During the meeting, eight members of the public provided testimony expressing concerns regarding calculation of density, stormwater management, fire access, tree removal, water neutrality, affordability levels, flooding, public participation during previous Housing Element cycles, habitat protection, completion of the project, and historic preservation.

Planning Commission voted unanimously 4-0 to recommend to City Council approval of the Vesting Tentative Map (Attachment 3) and 4-0 to approve the Demolition Permit (Attachment 4).

DISCUSSION:

PROJECT DESCRIPTION
The two action items that require City Council review at this time are a Vesting Tentative Subdivision Map and Water Neutrality in-lieu retrofit fee request.

Vesting Tentative Subdivision Map
Three existing parcels under single ownership totaling 2.53 acres would be subdivided in the central area of the city, on the south side of Spring Street in between St. James Drive and Stockton Street. The proposed subdivision would create 41 lots for condominium purposes, one lot for common areas to be owned by the future homeowners’ association, and one lettered lot: 0.1 acres designated as parcel “A” to contain the riparian corridor not for development. The proposed Vesting Tentative Subdivision Map is included as Sheet 7.0 in Attachment 5 to this report.

The Project would create a subdivision of 41 lots, which is the minimum number of homes that can be built on the site per its existing General Plan and Zoning designations and minimum density requirements. All 41 units would be 3-story, townhome-style condominiums across six buildings. The Project buildings and site plan improvements are subject to Minor Design Review, which was reviewed and approved ministerially in the Minor Design Review Notice of Action (Attachment 8).

The purpose of the Vesting Tentative Subdivision Map is to create individual “airspace” lots for each unit in order for the units to be for-sale townhouses. One lot for common areas to be owned by the future homeowners’ association would total 2.43 acres. The lettered parcel, Parcel A, for purposes of containing the riparian corridor is not buildable, and, therefore, not subject to development standards. As described above in the Agenda Item #11.3.

background section on zoning, the 2.43 acre resulting parcel will have split zoning with the majority of the site being HR and the portion that is currently 1505 Spring Street remaining MR. Parcel A will retain the HR zoning.

The allowable density of the site is calculated using a weighted average to account for the fact that the projects crosses zones. To compute that allowable density, the MR density of 5.1 to 16 dwelling units per acre relative to 0.14 acres (5.5% of the total project site) is blended with the HR density of 16.1 to 28 dwelling units per acre relative to the remaining 2.39 acres of the site (94.5% of the total project site). This provides an allowable density of 15.5 to 27.3 dwelling units per acre for the site.

The overall residential density of the Project is 16.2 units per acres (41 dwelling units /

2.53 gross acres = 16.2 dwelling units per acre), which is on the low end of the 15.5 to

27.3 dwelling units per acre allowed. The project’s density is calculated based on the gross area, which is consistent with the SHMC Chapter 17.32 definition of “Residential Density,” which specifically states it is “based on the gross lot area prior to the dedication of any rights of way, public parks, or other public areas." The Vesting Tentative Map would propose the following private streets and private utilities to support development of the Project as shown on Sheets C3.0-C5.0 in Attachment 5. All private improvements would be privately maintained by the future homeowners’ association. The Project would be conditioned to file all easements with Public Works for review prior to Final Map approval and recordation.  A 28-foot-wide private driveway providing access to Spring Street (Street A)  Two 28-foot-wide private drive aisles would provide double-loaded garage access at the interior of the site (Streets B and C)
 A minimum 26-foot-wide Fire access lane with Fire turnarounds to be placed in an Emergency Vehicle Access Easement
 An 8-inch private Fire water line and 4-inch private domestic water line within Street A, Street B, and Street C
 A 6-inch private sanitary sewer line with 6-inch private sanitary sewer laterals to each unit
 A stormwater system consisting of 4-, 6-, 8-, and 12-inch private storm drains, private bioretention facilities, and a private lift station designed to convey all stormwater to the 18-inch public storm drain in Spring Street  Private site improvements including common open space and a contiguous network of pedestrian walkways to be owned and maintained by the future homeowners’ association
 A remaining 0.1-acre parcel, Parcel A, would contain on-site portions of the riparian corridor with no plans for future development
The Project would be conditioned to comply with City standards where private streets and private utilities connect to public infrastructure at the Spring Street frontage Agenda Item #11.3.

including but not limited to, connection points to public utilities, curb, gutter, public sidewalk, and bike lane.

If the proposed Vesting Tentative Map is approved by City Council (contingent upon City Council authorization of the Water Neutrality In-Lieu Retrofit Fee), prior to any construction occurring, the Project will also require approvals by the City Council of a Final Map and an Affordable Housing Agreement. Public meeting notices will be sent for all future hearings. The Final Map and Affordable Housing Agreement are not being considered at this time but will be submitted and reviewed at a future date.

Demolition Permit (Not under City Council Purview)
The Project site consists of three existing parcels 009-590-003 (1447 Spring St.), 009- 590-005 (1505 Spring St.), and 009-590-010 (1515 Spring St.), each of which contain an existing single-family residence. The existing three homes are proposed for demolition to accommodate the proposed 41-unit townhome-style development. The home located at 1447 Spring Street, which is accessed via an approximately 170-footlong driveway extending from Spring Street, is approximately 2,091 square feet, contains 3 bedrooms, and was constructed circa 1880. The home located at 1505 Spring Street, directly fronts Spring Street, is approximately 1,006 square feet, contains 2 bedrooms, and was constructed in 1955. The home located at 1515 Spring Street, is accessed via an approximately 280-foot-long driveway extending from Spring Street, is approximately 1,824 square feet, contains 4 bedrooms, and was constructed in 1955.

None of the existing residences are listed on the Historic Overlay zone/Local Register of Historic Properties, nor are they on the National Register of Historic Places or the California Register of Historical Resources.

The Project received a Demolition Permit pursuant to SHMC Section 17.05.030, approved by Planning Commission by a vote of 4-0 at the regularly scheduled December 2, 2025 Planning Commission meeting (Attachment 4). No appeal was filed and the Demolition Permit approval is final.

Minor Design Review (Not under City Council Purview)
The Minor Design Review for site plan layout, architecture, parking, and landscaping has been reviewed, found to be consistent with the objective design standards, and approved by the Community Development Director. Accordingly, the following discussion of Minor Design Review is provided for informational purposes:

The Project proposes development of a 41-unit multifamily development consisting of six three-story buildings on a 2.53-acre site. Each unit would be a 3-bedroom townhome-style condominium, with some unit types including the option for a fourth bedroom. Units would range from 1,480 square feet to 1,810 square feet and provide an attached two-car garage. Building exteriors would include a variety of neutral-toned stucco and board and batten fiber cement siding, with gabled roof elements characteristic of a Farmhouse architectural style. On-site parking (93 spaces) would be provided through a combination of attached two-car garages for each unit and 11 Agenda Item #11.3.

perpendicular parking stalls along Street A.  Access would be via a 28-foot-wide private street (Street A) from Spring Street.  Additional site improvements include landscaping with 59 trees, common usable open space including a picnic area and seating, continuous pedestrian walkways, and bioretention facilities. Each unit would be allelectric and include solar panels, private patios and/or balconies, and EV-ready garage.

Pursuant to SHMC Section 17.05.080.B.2, new multifamily development consistent with the applicable development and design standards provided in SHMC Section 17.16.040 (objective design standards) are subject to Minor Design Review by the Community Development Director. The Minor Design Review for site plan layout, architecture, parking, and landscaping has been reviewed and found to be consistent with the objective design standards and ministerially approved by the Community Development Director. The administrative Notice of Action is included in Attachment 8. No appeal was filed and the Minor Design Review approval is final.

Density Bonus (Not under City Council Purview)
A project that provides at least 10% of the total number of proposed dwelling units as affordable units is eligible for concessions and waivers authorized by the State Density Bonus Law (SDBL) (Gov. Code, § 65915). Pursuant to the City’s Inclusionary Housing Ordinance, SHMC Section 17.30.030, the Project will provide at least 20% affordable units. Per SHMC Section 17.30.030.G.1, for owner-occupied affordable units, at least half of the required affordable units shall be available to households earning less than 100% of annual median income (AMI).

The Project proposes a 41-unit, 19% affordable, multifamily development for moderate income households earning 120% or less of AMI, with four units available to households earning less than 100% AMI and four units available to households earning less than 120% AMI.[3] The determination of the adequacy of the Density Bonus application by Staff is provided in Exhibit A, Attachment 8.

In accordance with CA Gov’t Code § 65915, subd. (a)(3) (D)(i), the Project is eligible for a 14% State Density Bonus pursuant to CA Gov’t Code § 65915, subd. (f)(4), one concession, and unlimited waivers. The Project does not request any Density Bonus units, as the Project is within the allowable density range per the General Plan land use designation, does not request any concessions, and requests 11 waivers to development standards.
[3] Pursuant to SHMC Section 17.30.030(A), the developer will pay the housing in-lieu fee for the remaining 0.2 fractional units of affordable to achieve the 20% minimum requirement of the Inclusionary Housing Ordinance.

ANALYSIS
Pursuant to SHMC Section 16.080.050, Vesting Tentative Maps are processed in accordance with the procedures and regulations governing non-vesting tentative maps, Agenda Item #11.3.

except as specifically set forth in SHMC Title 16 (Subdivisions) where more detailed grading, utility, and architectural plans may be required by the Community Development Director.
2040 General Plan Conformance
An analysis of the Project’s conformance with applicable policies of the currently adopted 2040 General Plan is included as Attachment 7. Based on staff’s analysis, the Project is consistent with applicable policies, including the proposed type and density of residential density proposed.

Zoning Consistency with Development Standards
SHMC Section 16.32.050 requires new lots created by subdivisions to meet minimum lot dimensions and building setbacks of the base zone. SHMC Table 17.16.030 (Development Standards) establishes the standards for residential lots. As shown in Table 1, the proposed Vesting Tentative Map complies with the applicable development standards of the HR zoning district.

TABLE 1 – COMPLIANCE WITH HR ZONE DEVELOPMENT STANDARDS Standard Required Proposed
Density 15.5-27.3 du/gross acre* 16.2 du/gross acre
Minimum Lot Area 7,000 square feet 110,207 square feet (2.53 acres)
Minimum Lot Width 45 feet 66 feet
Building Setbacks
Front 15 feet; 25 feet for third floor and
above 177 feet
Side (Interior) 10 feet 10 feet
Rear 10 feet 12 feet
* The project site contains a 0.14-acre (5.5%) portion within the MR zone. To account for the project crossing zones, a blended density requirement is applied which is calculated using a weighted average of the MR density of 5.1 to 16 dwelling units per acre and the HR density of 16.1 to 28 dwelling units per acre. This results in an allowable density of 15.5 to 27.3 dwelling units per acre for the site.

All other applicable standards related to the siting and development of the proposed structures, including lot coverage, building height, and minimum landscape area was reviewed for compliance with the Minor Design Review in Attachment 8.

Required Findings for Tentative Map
Tentative Maps are governed by SHMC Section 16.16, as well as the California Subdivision Map Act. Specifically, SHMC Sections 16.16.060 (Planning Commission action) and 16.16.070 (City Council action) require the proposed Map to be first presented to Planning Commission for review and recommendation to City Council.

At the December 2, 2025 regularly scheduled Planning Commission meeting, the Planning Commission held a public hearing and adopted findings and a Agenda Item #11.3.

recommendation for approval to City Council pursuant to SHMC Section 16.16.060 (Attachment 3).

SHMC Section 16.16.080(A) includes the findings that must be made by City Council to approve a Tentative Map. While there are a number of concerns that have been expressed by the community, a Tentative Map may only be denied if it is found to be inconsistent with the findings below (from SHMC Section 16.16.080 of the St Helena Municipal Code). Each of the findings required for approval of a Tentative Map can be made, as recommended by Staff analysis in italics below.

A. In recommending approval or conditional approval or in approving or conditionally approving a tentative map, the planning commission and city council shall find:

1. That the proposed subdivision, together with the provisions for its design and improvement, is consistent with the general plan, any applicable specific plan, and other applicable provisions of this code; and
The proposed subdivision, together with the provision for its design and improvement, is consistent with the general plan, any applicable specific plan, and applicable provisions of this code in that the proposed subdivision is consistent with the allowable density of the General Plan land use designation as well as applicable General Plan policies as demonstrated in Attachment 7. No Specific Plans apply to the site. In addition, the proposed subdivision complies with the minimum lot dimensions and applicable building setbacks of the HR zoning district per SHMC Table 17.16.030 and the lot design requirements of SHMC Section 16.32.050

2. Except for condominium conversion projects where no new structures are added, that the design of the proposed subdivision provides, to the extent feasible, for future passive or natural heating or cooling opportunities in the subdivision, as described in the state Subdivision Map Act and any guidelines promulgated by the city council.

The proposed subdivision provides, to the extent feasible, for future passive or natural heating or cooling opportunities in the subdivision, as described in the state Subdivision Map Act and any guidelines promulgated by the city council in that the proposed subdivision meets minimum lot dimensional requirements of SHMC Table

17.16.030 and SHMC Section 16.32.050, the majority of units are oriented to provide southeastern solar exposure, and the majority of units would allow for prevailing upvalley breeze to provide for natural cooling if front and rear doors and windows were opened. In addition, the proposed subdivision layout would provide an internal network of private streets that would be shaded by the Project buildings.

The Project also provides open space areas that would be landscaped with future construction.

Agenda Item #11.3.

In addition, the proposed subdivision is a “housing development project” as defined by State law, and in recent years the State legislature has passed legislation that significantly restricts the grounds pursuant to which a housing development project can be denied. Specifically, Government Code Section 65589.5(j)(1) provides that if a housing development project complies with applicable objective general plan, zoning, and subdivision standards and criteria in effect at the time the application was deemed complete, the City may only deny the Project if it finds, based on written findings supported by a preponderance of the evidence in the record that both of the following conditions exist:

1. The housing development project would have a specific, adverse impact upon the public health of safety unless the project is disapproved or approved upon the condition that the project be developed at a lower density. As used in this paragraph, a "specific, adverse impact" means a significant, quantifiable, direct, safety standards, policies, or conditions as they existed on the date the application was deemed complete.

2. There is no feasible method to satisfactorily mitigate or avoid the adverse impact identified pursuant to paragraph (1), other than the disapproval of the housing development project or the approval of the project upon the condition that it be developed at a lower density.

Other, more general policy considerations not related to these findings or to consistency with the General Plan (such as the other concerns expressed by the public) should not be cited in a recommendation to approve or deny the proposed subdivision.

Water Neutrality
The applicant requests City Council approval, pursuant to SHMC 13.12.030, to pay the water neutrality in-lieu retrofit fee (Attachment 1).

Public Works has reviewed the Water Neutrality Report submitted by the applicant, dated November 10, 2025 (Attachment 11), and Public Works finds the calculation has been prepared in conformance with the Water Neutrality Policy.

The findings are as follows:

Baseline (pre-construction water usage) = 1,350 gallons/day (GPD) Estimated (post-construction water usage) = 11,182 GPD
Mandatory offset (Estimated – Baseline) = 10,613 GPD
The applicant has requested to use the in-lieu fee process instead of retrofitting offsite properties. The applicant has prepared an estimate of the equivalent cost of retrofitting.

Applicant used the City’s residential baseline formula to estimate the water usage of an older home and an average bedroom count:
150 GPD x 3.9-bedrooms* = 585 GPD (*average number of bedrooms per unit for the Spring Grove Development)
Agenda Item #11.3.

The water usage of a home with water-efficient appliances and fixtures was calculated using the City’s template, LEED/EnergySTAR values and an average number of occupants for each unit equivalent to the occupancy of the Spring Grove Development as shown in Table 2 below:

Table 2.

Flow Occupants
Fixture Rate Duration Daily
Uses
Number* Gal/Day
Toilet 2 8 1 7.8 125
Sink Faucet 1.5 0.25 3 7.8 9
Showerhead 1.5 4 1 7.8 47
Kitchen Faucet 1.3 1 3 7.8 30
Clothes Washer 19.7 1 0.37 7.8 57
Dish Washer 6.3 1 0.1 7.8 5
Total Gal/Day - 1 Home (Rooms - Spring Grove
Blended Avg.)
Per Unit 273
GPD
Estimated water savings for a single equivalent residence is 585 GPD – 312 GPD = 312 GPD water savings per retrofitted residence.

The estimated number of residences that would need to be upgraded was calculated as:
10,613 GPD mandatory offset / 312 GPD water savings per retrofitted residence = 34 residences to be upgraded
The applicant then estimated the cost of LEED/EnergySTAR compliant fixtures and appliances as $2,491 per retrofitted residence.

Labor costs were estimated as an additional $1,430 per retrofitted residence for a total of $3,922.00 per residence.

The in-lieu fee was then calculated as:
$3,922.00 per residence x 34 residences to be upgraded = $133,348 Public Works finds that the methodology and assumptions used in the applicant’s calculation conforms with the Water Neutrality Policy. The in-lieu fee estimate is a reasonable approximation of the cost to retrofit 34 homes. Since most homes in St.

Helena have already been upgraded with water efficient fixtures and appliances, Public Works concurs that requiring the applicant to retrofit 34 homes is a hardship and recommends that the City Council grant the applicant’s request to use the in-lieu retrofit fee process.

Agenda Item #11.3.

PUBLIC CONCERNS/COMMENTS
Based on public input and prior review of the Project at the January 21, 2025 PreSubmittal Meeting and December 2, 2025 Planning Commission public hearing, the following are issues of concern to the public, but not necessarily related to the applications under consideration by the City Council.
 Calculation of density
 Site layout
 Community character, noise, building height, and architecture  Fire access
 Affordability
 Tree removal
 Traffic
 Stormwater management, flooding, and preservation of the riparian corridor  Neighborhood outreach
 Historic preservation
This staff report addresses how density is calculated based on gross acreage pursuant to SHMC Chapter 17.32. Hypothetically, if certain areas were to be “netted out” from the density calculation – which would not meet the measurement requirements SHMC Chapter 17.32 – it would have the effect of increasing proposed residential density. For example, removing the 0.1-acre Parcel A from the density calculation would result in an overall residential density of 16.9 units per acres (41 dwelling units / 2.43 gross acres =

16.9 dwelling units per acre), which would bring the project further into conformance with the 15.5 to 27.3 dwelling units per acre allowed.

Site layout, noise, building height, architecture, fire access, affordability, tree removal, and preservation of the riparian corridor were reviewed by City Planning, Building, Fire, and Public Works staff for compliance with applicable objective standards, and adopted plans, programs, and policies under the Minor Design Review. (See Attachment 6.) As discussed above, the Minor Design Review application was subject to ministerial review, pursuant to SHMC Section 17.05.080.B.2, and therefore was not subject to subjective review criteria regarding community character.

In addition, the Vesting Tentative Subdivision Map was reviewed by City Planning, Building, Fire, and Public Works staff for compliance with all applicable City requirements related to fire access, traffic, stormwater management, and flooding. As detailed in Attachment 10, the applicant conducted neighborhood outreach to incorporate future public input.

An historic evaluation was analyzed under the Demolition Permit pursuant to SHMC Section 17.05.030, and was approved by Planning Commission by a vote of 4-0 at the regularly scheduled December 2, 2025 Planning Commission meeting (Attachment 4).

Agenda Item #11.3.

CORRESPONDENCE
Please refer to the January 13, 2026 agenda item page for any public comments pertaining to this Project and also the December 2, 2025 and January 21, 2025 Planning Commission agenda pages.

ENVIRONMENTAL REVIEW:

In July 2025, the Governor signed a budget trailer bill (AB 130) that includes new and amended statutes, including Public Resources Code section 21080.66, which significantly streamlined the environment review process for housing projects.

Based on substantial evidence the City staff has determined that the Project is exempt from further environmental review pursuant to Public Resources Code Section 21080.66 (Infill Housing Development Exemption). A full analysis of the Project’s eligibility is included in Attachment 9. CEQA review for the Project was conducted only via Public Resources Code section 21080.66 and not via any other potential CEQA exemptions.

GOAL:

Miscellaneous/Other
DOCUMENTS ATTACHMENTS:

1. Water Neutrality In-Lieu Fee Authorization CC Reso

2. Spring Grove VTSM CC Reso final

3. Vesting Tentative Subdivision Map PC Reso No. PC2025-019

4. Demolition Permit PC Reso No. PC2025-018

5. Project Plans, dated November 10, 2025

6. Project Narrative, prepared by City Ventures, dated November 14, 2025

7. 2019 General Plan Consistency Analysis

8. Minor Design Review Notice of Action

8.A. Density Bonus Eligibility Letter

9. CEQA Exemption Memo v2 md

9.A. BRA, prepared by Monk & Associates, Inc., dated November 21, 2024

10. Response to Feedback, prepared by City Ventures, dated November 19

11. Water Neutrality Report, prepared by City Ventures, dated November 10, 2025 Agenda Item #11.3.

CITY OF ST. HELENA
RESOLUTION NO. 2026-
Resolution of the City Council of the City of St. Helena authorizing, pursuant to a statutory exemption from the California Environmental Quality Act, City Ventures, LLC to pay an in-lieu retrofit fee in compliance with Section

13.12.030(B) of the St. Helena Municipal Code and accepting the in-lieu fee amount to be $133,348.00 for the proposed housing project at 1447, 1505 & 1515 Spring Street in the City of St. Helena, California
A. St. Helena Municipal Code (“SHMC”) Section 13.12.030 requires that new development in the City of St. Helena shall completely offset its water requirement by installing city-approved ultra-low flush toilets and associated water efficient hardware in a sufficient number of existing homes or nonresidential properties having toilets that use one and six-tenths gallons per flush or greater, unless the City Council determines that retrofitting of existing residential or nonresidential buildings is impractical or constitutes an unusual hardship on an applicant; and
B. In the event that the City Council does determine such retrofitting is impractical or constitutes an unusual hardship, SHMC Section 13.12.030(B) authorizes the City Council to allow a property developer to pay an in-lieu retrofit fee in lieu of complying with the retrofitting requirement described above; and C. City Ventures, LLC (the “Applicant”), have submitted an application for development entitlements for a proposed housing project located at 1447, 1505 and 1515 Spring Street in the City of St. Helena (the “Spring Grove Project”). In order to completely offset the water requirement for the Spring Grove Project, the Applicant would have to retrofit 34 existing homes in the City of St. Helena with water efficient fixtures and appliances; and
D. The City of St. Helena has conducted environmental review of the Spring Grove housing Project pursuant to Public Resources Code Section 21080.66, a statutory exemption from California Environmental Quality Act (CEQA) review for infill housing developments that meet certain conditions. The City has determined, as documented in the Memorandum for the 1447, 1505, and 1515 Spring Street Spring Grove Multifamily Project (see Attachment 9 of the January 13, 2026 City Council Staff Report), that the Spring Grove housing project qualifies for a statutory exemption from CEQA pursuant to Public Resources Code Section 21080.66; and
Agenda Item #11.3.

E. The Applicant has asserted, and Public Works Department staff concurs, that given the fact that most homes in St. Helena have already been upgraded with water efficient fixtures and appliances, it would be impractical and an unusual hardship to require the Applicant to locate 34 homes in need of retrofitting and to obtain agreement from the owners of those 34 homes to agree to the required retrofitting; and
F. The Applicant has therefore requested that the City accept payment of an in-lieu retrofit fee and has calculated that an in-lieu fee amount that is the equivalent of the cost of retrofitting the 34 homes, including staff time to accomplish the required retrofitting using the fees collected is $133,348.00; and G. City Public Works staff has reviewed the calculation and found that the amount is appropriate and conforms with SHMC Section 13.12.030.

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

1. That the Spring Grove housing project is statutorily exempt from CEQA pursuant to Public Resources Code Section 21080.66; and

2. The City Council hereby determines that retrofitting of existing residential or nonresidential buildings to offset the water requirement for the Spring Grove Project is impractical and constitutes an unusual hardship on the Applicant; and

3. That the Applicant is therefore authorized to pay an in-lieu retrofit fee for the Spring Grove Project in order to comply with the requirements of SHMC

13.12.030; and

4. That the City Council accepts the in-lieu retrofit fee for the Spring Grove Project shall be $133,348.00, which amount shall be paid in full prior to issuance of the first building permit for the Spring Grove Project.

Approved at a regular meeting of the St. Helena City Council on January 13, 2026 by the following vote:

Mayor Dohring: __________
Vice Mayor Deasy: __________
Council Member Barak: __________
Council Member Spadarotto: __________
Council Member Summers: __________
Agenda Item #11.3.

APPROVED: ATTEST:
_____________________________
___________________________ Paul Jamison Dohring, Mayor Andrew Bradley, City Clerk
Agenda Item #11.3.

Spring Grove Subdivision
Resolution / Conditions of Approval
January 13, 2026
CITY COUNCIL RESOLUTION NO. XXXX
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF ST.

HELENA APPROVING, PURSUANT TO A STATUTORY EXEMPTION

FROM THE CALIFORNIA ENVIRONMENTAL QUALITY ACT, A

VESTING TENTATIVE SUBDIVISION MAP TO SUBDIVIDE THREE
EXISTING PARCELS TOTALING 2.53 ACRES INTO 42 LOTS, 41 FOR

CONDOMINIUM PURPOSES, ONE LOT FOR COMMON AREAS TO BE
OWNED BY THE FUTURE HOMEOWNERS’ ASSOCIATION, AND ONE

0.1-ACRE LETTERED LOT (PARCEL A) TO CONTAIN THE RIPARIAN CORRIDOR NOT FOR DEVELOPMENT, LOCATED AT 1447, 1505, AND 1515 SPRING STREET IN THE CITY OF ST. HELENA, CALIFORNIA, APNs 009-590-003, 009-590-005, 009-590-010
PROPERTY OWNER: Edward S. & Eleonore M. Aslanian 2006 Revocable Trust Iren Aslanian Jenny & Samson Aslanian, Successor Trustees APNs: 009-590-003, 009-590-005, 009-590-010
WHEREAS, the property owner requests adoption of a resolution recommending approval of a vesting tentative subdivision map in order to accommodate the subdivision of three existing parcels under single ownership totaling 2.53 acres into 42 lots, 41 for condominium purposes, one lot for common areas to be owned by the future homeowners’ association, and one

0.1-acre lettered lot (Parcel A) to contain the riparian corridor not for development in the High Density Residential (HR) and Medium Density Residential zoning districts; and WHEREAS, City of St. Helena has conducted environmental review for the proposed tentative map pursuant to Public Resources Code Section 21080.66, a statutory exemption from California Environmental Quality Act (CEQA) review for infill housing developments that meet certain conditions. The City has determined, as documented in the Memorandum for the 1447, 1505, and 1515 Spring Street Spring Grove Multifamily Project (see Attachment 9 of the January 13, 2026 City Council Staff Report), that the proposed tentative map qualifies for a statutory exemption from CEQA pursuant to Public Resources Code Section 21080.66; and WHEREAS, prior to the December 2, 2025 Planning Commission meeting, a public notice was published in the Napa Valley Register and mailed to residents and occupants within 300 feet of the project site in compliance with state and local law; and WHEREAS, the Planning Commission of the City of St. Helena, State of California, considered the project, staff report, and all testimony, written and spoken, at a duly noticed public hearing on December 2, 2025; and
WHEREAS, the Planning Commission of the City of St. Helena, State of California, at a duly noticed public hearing on December 2, 2025, by a vote of 4-0, adopted Planning Commission Resolution No. PC2025-019 to recommend that the City Council approve the tentative map for the Spring Grove project; and
Agenda Item #11.3.

Spring Grove Subdivision
Resolution / Conditions of Approval
January 13, 2026
WHEREAS, prior to the January 13, 2025 City Council meeting, a public notice was published in the Napa Valley Register and mailed to residents and occupants within 300 feet of the project site in compliance with state and local law; and WHEREAS, the City Council of the City of St. Helena, State of California, considered the project, staff report, and all testimony, written and spoken, at a duly noticed public hearing on January 13, 2026; and
WHEREAS, the findings made in this Resolution are based upon the information and evidence set forth in the January 13, 2026 City Council staff report and upon other substantial evidence that has been presented at the hearings and in the record of the proceedings. The documents, staff reports, technical studies, appendices, plans, specifications, and other materials that constitute the record of the proceedings on which this Resolution is based are on file for public examination during normal business hours at the Planning Division located at City of St.

Helena City Hall, 1088 College Avenue, St. Helena CA; and WHEREAS, the City Council has considered the findings identified in Municipal Code Section 16.16.080(A) to support the recommended approval of the Vesting Tentative Map, and determined based on the evidence in the record before the City Council as follows:

1. That the proposed subdivision, together with the provisions for its design and improvement, is consistent with the general plan, any applicable specific plan, and other applicable provisions of this code; and
The proposed subdivision, together with the provision for its design and improvement, is consistent with the general plan, any applicable specific plan, and applicable provisions of this code in that the proposed subdivision is consistent with the allowable density of the General Plan land use designation as well as applicable General Plan policies as demonstrated in Attachment 7.

No Specific Plans apply to the site. In addition, the proposed subdivision complies with the minimum lot dimensions and applicable building setbacks of the HR zoning district per SHMC Table 17.16.030 and the lot design requirements of SHMC Section 16.32.050.

2. Except for condominium conversion projects where no new structures are added, that the design of the proposed subdivision provides, to the extent feasible, for future passive or natural heating or cooling opportunities in the subdivision, as described in the state Subdivision Map Act and any guidelines promulgated by the city council.

The proposed subdivision provides, to the extent feasible, for future passive or natural heating or cooling opportunities in the subdivision, as described in the state Subdivision Map Act and any guidelines promulgated by the city council in that the proposed subdivision meets minimum lot dimensional requirements of SHMC Table 17.16.030 and SHMC Section 16.32.050, the majority of units are oriented to provide southeastern solar exposure, and the majority of units Agenda Item #11.3.

Spring Grove Subdivision
Resolution / Conditions of Approval
January 13, 2026
would allow for prevailing up valley breeze to provide for natural cooling if front and rear doors and windows were opened. In addition, the proposed subdivision layout would provide an internal network of private streets that would be shaded by the Project buildings. The Project also provides open space areas that would be landscaped with future construction.

NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF ST. HELENA DOES HEREBY RESOLVE AS FOLLOWS:

SECTION 1: The City Council finds:
(a) That it has reviewed the proposed tentative map and the evidence and testimony received in conjunction with the public hearing on the proposed tentative map, and that the proposed subdivision as conditioned by the proposed conditions of approval attached to this Resolution as Exhibit A, together with the provisions for its design and improvement, is consistent with the general plan, any applicable specific plan, and other applicable provisions of the St. Helena Municipal Code, statutorily exempt from CEQA pursuant to Public Resources Code Section 21080.66; and
(b) That design of the proposed subdivision provides, to the extent feasible, for future passive or natural heating or cooling opportunities in the subdivision, as described in the State Subdivision Map Act and any guidelines promulgated by the City Council.

SECTION 2: Based on the aforementioned findings, the City Council does (a) Find that the proposed tentative map is statutorily exempt from CEQA pursuant to Public Resources Code Section 21080.66; and
(b) Approve the Spring Grove Vesting Tentative Subdivision Map, subject to the conditions of approval attached to this Resolution.

SECTION 3: The documents and materials that constitute the records of proceedings on which this Resolution has been based are located at the City of St. Helena City Hall at 1088 College Avenue. St. Helena, CA. The custodian for these records is the City of St. Helena City Clerk.

SECTION 4: The Secretary shall certify to the adoption of this resolution.

Agenda Item #11.3.

Spring Grove Subdivision
Resolution / Conditions of Approval
January 13, 2026
ADOPTED AND APPROVED the 13th day of January, 2026.
____________________________________________

PAUL JAMISON DOHRING, MAYOR
I hereby certify that the foregoing is a true copy of a resolution adopted by the City Council of the City of St. Helena at a regular meeting thereof held on the 13th day of January, 2026, by the following vote of the City Council:

AYES:

NOES:

ABSENT:

ABSTAIN:
_________________________________________

ANDREW BRADLEY, CITY CLERK
Agenda Item #11.3.

Spring Grove Subdivision
Resolution / Conditions of Approval
January 13, 2026
EXHIBIT A: PROPOSED CONDITIONS OF APPROVAL
Vesting Tentative Subdivision Map PL24-065 (TSM 25-001) APNs : 009-590-003 (1447 Spring St.); 009-590-005 (1505 Spring St.); 009-590-010 (1515 Spring St.)
These conditions shall apply to City approval of Vesting Tentative Subdivision Map PL24- 065 (TSM25-001). However, the only conditions herein that constitute preconditions to the approval of the Final Map are those that explicitly state that they constitute such preconditions, and such conditions may be satisfied through substantial completion, as determined by the City Engineer.

Planning Division: General Conditions

1. This approval is based upon all conditions of approval set forth herein, including specified plans and agreements included by reference, as well as all applicable City rules and regulations. Any minor deviations from the conditions must be reviewed and approved by City staff for substantial conformity with this approval. Major deviations may require approved changes to these approvals or may require further environmental review.

Deviations without the above described approval will constitute a violation of permit approval. Minor deviations do not result in any changes to the number of dwellings, floor area, overall room count, or cost to the City.

2. Except as specifically authorized in these conditions of approval, the grading, development, use, and maintenance of the property; the size, shape, arrangement, and location of the structures, parking areas and landscape areas; and the protection and preservation of resources shall be subject to City approval and shall conform to the conditions of approval below. All plans and agreements (such as landscape maintenance plans) required pursuant to these conditions of approval must be submitted for review and approval and shall be implemented as approved by the City.

3. The use and construction of any structures or improvements authorized by this approval shall not commence until all necessary planning and building permits pertaining to that use or construction in question are obtained. Before any grading or building permit will be issued by the City, the Owner/Applicant must obtain written clearance from all departments having conditions; such clearance shall indicate that the Owner/Applicant has satisfied all preconstruction conditions.

4. The Owner/Applicant’s acceptance of this Vesting Tentative Map or commencement of construction shall be deemed acceptance of all conditions of this approval by the Owner/Applicant.

5. Pursuant to the Municipal Code, Section 16.16.100, the Tentative Map approval is valid for a two (2) year period from the date of the final City Council approval of the Vesting Tentative Map, unless later extended by operation of state law. The Final Map shall be filed by this date or an extension of time shall be requested prior to the expiration date.

Agenda Item #11.3.

Spring Grove Subdivision
Resolution / Conditions of Approval
January 13, 2026

6. Pursuant to St Helena Municipal Code, any request for an extension of the Tentative Map must be justified in writing and received by the Community Development Department at least twenty (20) days prior to expiration. The time at which such map expires may be extended by the City Council for one year, and on further application twenty (20) days before the expiration of the one year extension, the subdivider may request a second one-year extension, and on further application twenty (20) days before the expiration of the second one-year extension may request a third one-year extension. No extension shall be permitted beyond the third one-year extension.

7. Prior to recordation of the Final Map, and subject to City approval as to form and content, the Owner/Applicant shall include all of the conditions of approval associated with or required by this Project approval on a separate informational sheet(s) to be recorded with the Final Map. All applicable conditions for the Project shall be printed on grading and building plans for each permit set of drawings.

8. Compliance with all permit conditions shall occur in accordance with specific regulations but in all cases not later than prior to occupancy or initiation of use unless another time is set by law or by this approval. Occupancy or final inspection of a project may be withheld if all conditions, including payment of fees for services rendered by the City, are not met.

9. In any action or proceeding to attack, challenge, invalidate, set aside, void or annul the City’s approval of applicant’s Project, in whole or in part, applicant shall defend, at its own expense and without any cost to the City, and with counsel acceptable to the City, and shall fully and completely indemnify and hold the City, its agents, officers, and employees harmless from and against any and all claims, causes of action, damages, costs, attorney’s fees and liability of any kind.

10. This Tentative Subdivision Map shall be binding upon all parties having any right, title or interest in the real property or any part thereof, their heirs, successors and assigns, and shall inure to their benefit and benefit of the City of St. Helena.

11. Any revision of the Tentative Map, including revisions to these conditions of approval, must be approved in accordance with Section 16.16.130 of the St. Helena Municipal Code.

12. The project must comply with the General Plan and Zoning Ordinance in effect at the time the preliminary application was submitted, November 5, 2024. The project must comply with all applicable building codes, including fire protection systems and the accessibility standards of Title 24.

13. All required fees, including planning fees, development-impact fees, park-impact fees, parkland fees in lieu of dedication under the Quimby Act, and building permit fees shall be paid prior to issuance of building permit unless such payment has been modified by adopted or conditions of approval or in accordance with state law. Fees shall be those in effect at the time the preliminary application was submitted, November 5, 2024.

14. The Applicant shall be responsible for all City plan check and inspection costs as described in the St. Helena Comprehensive Fee and Rate Schedule.

Agenda Item #11.3.