Agenda, first session — St. Helena City Council, January 27, 2026 (part 3 of 5)

9’-1” 9’-1” 9’-1”
F.F.

ROOF HEIGHT @ WALL
for Ladder Access
F.G.

F.F.

F.F.
~37’-0”
37’-0” OVERALL BUILDING HEIGHT
(42’ MAX BUILDING HEIGHT)
F.G.

P.L.1
P.L.2
29’-10”
(FIRE ACCESS)
8’-1”
~4’-8”Roof Well Depth
Typical Building Cross Section
(Plan 4)
Live Kitchen
Garage
Bedroom 1 Bedroom 2
Den
Roof Well Located Gable Roof Beyond
HVAC Condenser
Roof Well Located
Photovoltiac Array
0’ 8’ 16’ 32’
SCALE
FDS
Planning | Design | Collaboration

FOURNIER DESIGN STUDIO
[email protected] (562) 719-4650
Spring Grove
1447~1505~1515 Spring Street
St. Helena, CA
APN: 009-590-003, -005, -010
FDS #24010
September 26, 2025
November 10, 2025

CONCEPTUAL BUILDING CROSS SECTION
PLAN 4
A-8
Agenda Item #11.1.

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November 10th, 2025
L-1

CONCEPTUAL IMAGERY
Agenda Item #11.1.

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November 10th, 2025
L-2
1 13
13 2
12 3 5 7 11
8 9
10 7 11 8
5 12 3 4
10 4
6 11
LEGEND
Community Entry Seating Area (See Enlargement)
Community Entry Pedestrian Corridor (See Enlargement)
Community Open Space (See Enlargement)
Enhanced Paving at Crosswalks
Concrete Walk
Parking Stalls
Private Patio
Stormwater Basin
Existing Creek Setback
Transformer
Screening Planting at Perimeter
Existing Canopy Trees to be Protected in Place
Short Term Bike Parking (Bike Racks)
1 2
3 4
5 6
7 8
9 10
11 13
12 SPRING STREET

ST JAMES DRIVE
0 15’ 30’ 60’
Scale: 1”= 30’-0”

CONCEPTUAL SITE PLAN
Agenda Item #11.1.

Page 135 of 487 ends

November 10th, 2025
L-3
1 4
13 7
4 8
6 11 9
10 10
5 2
3 14
14 12
13 7 1
LEGEND
Seat Wall
Focal Tree
Enhanced Paving
Vineyard Trellis with Fruiting Vines
Meandering Path at Pedestrian Corridor
Transformer
Natural Turf Lawn with Existing Shade Tree
Picnic Area with Community Seating
Cluster Mailbox Units
Parking Stalls
Enhanced Paving at Crosswalk
Screening Planting at Perimeter
Existing Canopy Trees - to be Protected in Place
Short Term Bike Parking (Bike Racks)
1 2
3 4
5 6
7 8
9 10
12 14
13 11
0 5’ 10’ 20’
Scale: 1”= 10’-0”

CONCEPTUAL ENLARGEMENT PLAN
Agenda Item #11.1.

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November 10th, 2025
L-4

SPRING STREET

ST JAMES DRIVE
35’
35’ 35’ 35’
Vision
Triangle
FOC

SETBACK
FOCFOC
50’
LEGEND
Wood Perimeter Fence
-Western Red Cedar or Approved Equal
-6’ ht. min.

Wood Perimeter Low Fence
-Western Red Cedar or Approved Equal
-3’-0” ht.

Wood Patio Fence/Gate
-Western Red Cedar or Approved Equal
-3’-6” ht.

Vineyard Trellis
-Wood Posts w/ Steel Wire
-5’ ht.

Retaining Block Wall
-Splitface CMU Block and Cap w/ Perimeter
Fence Embedment
-3’-4” ht. max
Seat Wall
-PIP Concrete w/ Boardform Finish
-1’-6” ht. 0 15’ 30’ 60’
Scale: 1”= 30’-0”

CONCEPTUAL WALL AND FENCE PLAN
Agenda Item #11.1.

Page 137 of 487 ends

November 10th, 2025
L-5
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SPRING STREET LEGEND
MATCHLINE - SEE SHEET L-6
NOTE: All ground-mounted equipment is to
be screened on edges facing adjacent properties and public ROW using shrubs that are at minimum equivalant in height to the adjacent equipment.

PLANTING PLAN
0 10’ 20’ 40’
Scale: 1”= 20’-0”
Agenda Item #11.1.

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November 10th, 2025
L-6
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LEGEND
MATCHLINE - SEE SHEET L-5
NOTE: All ground-mounted equipment is to
be screened on edges facing adjacent properties and public ROW using shrubs that are at minimum equivalant in height to the adjacent equipment.

PLANTING PLAN
0 10’ 20’ 40’
Scale: 1”= 20’-0”
Agenda Item #11.1.

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November 10th, 2025
L-7

SPRING STREET

ST JAMES DRIVE
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Ad Ad
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HYDROZONE LEGEND
Low Water Use (Drip Irrigation) 11,442 SF
Moderate Water Use (Drip Irrigation) 9,566 SF
High Water Use (Turf - Overhead Spray) 600 SF
Total Irrigated Landscape Area: 21,608 SF
Maximum Applied Water Allowance (MAWA): 225,998
Estimated Total Water Usage (ETWU): 285,008
*Refer to MWELO Landscape Documentation Package for full Calculation Worksheet
0 15’ 30’ 60’
Scale: 1”= 30’-0”

HYDROZONE AND MWELO PLAN
Agenda Item #11.1.

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November 10th, 2025
L-8

SPRING STREET

ST JAMES DRIVE
OPEN SPACE LEGEND:

Common Open Space: 18,548 SFPrivate Open Space: 5,595 SFRiparian Corridor - undisturbed, not for recreation or development: 4,482 SF Total Project Area: 105,135 SFTotal Common Open Space Coverage: 23,030 SF (21.9%)Common Open Space per Unit: 561 SF (23,030 SF/ 41 Units)NOTE: Common Open Space does not include any hardscape areas, private patios, or any planters less than 3 feet in width Denotes units with no private ground floor open space (All other units have a minimum of 60 SF private ground floor open space).

D
0 15’ 30’ 60’
Scale: 1”= 30’-0”

OPEN SPACE CALCULATIONS
Agenda Item #11.1.

Page 141 of 487 ends

STREET A

STREET B STREET C
BLDG 1
(8 UNITS)
BLDG 2
(9 UNITS)
BLDG 3
(5 UNITS)
BLDG 4
(4 UNITS)
BLDG 5
(7 UNITS)
BLDG 6
(8 UNITS)

EX CREEK

SHEET INDEX

1. C1.0 TITLE SHEET & TYPICAL STREET SECTION

2. C1.1 SITE LAYOUT

3. C1.2 EXISTING CONDITIONS

4. C1.3 EXISTING VEGETATION MAP
5-6. C1.4-C1.5 TREE INVENTORY

7. C1.6 PROPOSED DEED RESTRICTED - INCLUSIONARY UNIT

8. C1.7 SITE COVERAGE MAP

9. C2.0 DEMOLITION PLAN
10-12.C3.0-C3.2 PRELIMINARY GRADING & DRAINAGE PLAN
13-15.C4.0-C4.2 PRELIMINARY UTILITY PLAN

16. C5.0 STORM WATER CONTROL PLAN

17. C6.0 EROSION & SEDIMENT CONTROL PLAN

18. C7.0 VESTING TENTATIVE MAP

OVERALL SITE PLAN

ABBREVIATIONS
LEGEND

ENGINEER

APPLICANT

SITE INFORMATION
8" W W

SURVEYOR

SPRING GROVE - VESTING TENTATIVE MAP PACKAGE
1447, 1505, & 1515 SPRING STREET
St Helena, California
APN 009-590-003, -005, -010
SCALE : 1" = 30'
C1.0
ARCHITECT LANDSCAPE TENTATIVE MAP SPRING GROVE adobe associates, inc. 1220 N. Dutton Ave., Santa Rosa, CA 95401 P. (707) 541-2300 F. (707) 541-2301 Website: www.adobeinc.com "A Service You Can Count On!" civil engineering I land surveying I wastewater SPRING STREET ST. JAMES DRIVE
STREET A - TYPICAL SECTION A1
PA
PA
STREET A - TYPICAL SECTION A2
PA
PA

STREET B & C - TYPICAL SECTION B
BLDG
BLDG
PA

PA TITLE SHEET & TYPICAL STREET SECTION

GEOTECHNICAL
TOTAL NO. OF LOTS: 3
SITE AREA: 2.4 ACRES
PRESENT ZONING: HR
PROPOSED ZONING: HR
HIGH FIRE SEVERITY ZONE: NO
HATCHING LEGEND: Agenda Item #11.1.

Page 142 of 487 ends

SPRING STREET STREET A STREET C
UNIT 1
UNIT 1
UNIT 1
UNIT 1
UNIT 3 UNIT 3 UNIT 4 UNIT 4 UNIT 3 UNIT 3 UNIT 4 UNIT 4 UNIT 4 UNIT 4 UNIT 4 UNIT 4
UNIT 4 UNIT 4
UNIT 4
UNIT 4
UNIT 4 UNIT 2
UNIT 3
UNIT 4 UNIT 2
UNIT 3 UNIT 3 UNIT 3 UNIT 3 UNIT 3 UNIT 2
UNIT 4 UNIT 2
UNIT 3
UNIT 3
UNIT 4
UNIT 3
UNIT 4
UNIT 3
UNIT 2
UNIT 3
S
S
S
S
D

SL SL SL SL SL

SL SL SL SL SL
D

ADA ADA ADA ADA ADA
STREET B ST. JAMES DRIVE
BLDG 6 BLDG 1
BLDG 3 BLDG 2
BLDG 4
BLDG 5 SITE LAYOUT
C1.1 TENTATIVE MAP SPRING GROVE adobe associates, inc. 1220 N. Dutton Ave., Santa Rosa, CA 95401 P. (707) 541-2300 F. (707) 541-2301 Website: www.adobeinc.com "A Service You Can Count On!" civil engineering I land surveying I wastewater

SITE LAYOUT LEGEND
HATCHING LEGEND:
1 KEY NOTES:
1 1
1 2
2 2
2 CMU RETAINING WALL 1
-1
-1
SITE COVERAGE:

Agenda Item #11.1.

Page 143 of 487 ends

SPRING STREET
ST. JAMES DRIVE EX CREEK
WALLIS
COURT
HASTY
COURT

EXISTING CONDITIONS EXISTING CONDITIONS
C1.2 TENTATIVE MAP SPRING GROVE adobe associates, inc. 1220 N. Dutton Ave., Santa Rosa, CA 95401 P. (707) 541-2300 F. (707) 541-2301 Website: www.adobeinc.com "A Service You Can Count On!" civil engineering I land surveying I wastewater SITE COVERAGE:

Agenda Item #11.1.

Page 144 of 487 ends

SPRING STREET
ST. JAMES DRIVE EX CREEK

EXISTING VEGETATION MAP EXISTING VEGETATION MAP
C1.3 TENTATIVE MAP SPRING GROVE adobe associates, inc. 1220 N. Dutton Ave., Santa Rosa, CA 95401 P. (707) 541-2300 F. (707) 541-2301 Website: www.adobeinc.com "A Service You Can Count On!" civil engineering I land surveying I wastewater Agenda Item #11.1.

Page 145 of 487 ends

TREE INVENTORY
C1.4 TENTATIVE MAP SPRING GROVE adobe associates, inc. 1220 N. Dutton Ave., Santa Rosa, CA 95401 P. (707) 541-2300 F. (707) 541-2301 Website: www.adobeinc.com "A Service You Can Count On!" civil engineering I land surveying I wastewater Agenda Item #11.1.

Page 146 of 487 ends

TREE INVENTORY
C1.5 TENTATIVE MAP SPRING GROVE adobe associates, inc. 1220 N. Dutton Ave., Santa Rosa, CA 95401 P. (707) 541-2300 F. (707) 541-2301 Website: www.adobeinc.com "A Service You Can Count On!" civil engineering I land surveying I wastewater Agenda Item #11.1.

Page 147 of 487 ends

SPRING STREET
BLDG 6 BLDG 1
BLDG 3 BLDG 2
BLDG 4
BLDG 5 STREET A STREET C
UNIT 1
UNIT 1
UNIT 1
UNIT 1 UNIT 3 UNIT 3 UNIT 4 UNIT 4 UNIT 3 UNIT 3 UNIT 4 UNIT 4 UNIT 4 UNIT 4 UNIT 4 UNIT 4
UNIT 4 UNIT 4
UNIT 4
UNIT 4
UNIT 4 UNIT 2
UNIT 3
UNIT 4 UNIT 2
UNIT 3 UNIT 3 UNIT 3 UNIT 3 UNIT 3 UNIT 2
UNIT 4 UNIT 2
UNIT 3
UNIT 3
UNIT 4
UNIT 3
UNIT 4
UNIT 3
UNIT 2
UNIT 3
S
S
S
S
D

SL SL SL SL SL

SL SL SL SL SL
D

ADA ADA ADA ADA ADA
STREET B ST. JAMES DRIVE PROPOSED DEED RESTRICTED - INCLUSIONARY UNITY C1.6 TENTATIVE MAP SPRING GROVE adobe associates, inc. 1220 N. Dutton Ave., Santa Rosa, CA 95401 P. (707) 541-2300 F. (707) 541-2301 Website: www.adobeinc.com "A Service You Can Count On!" civil engineering I land surveying I wastewater OVERALL SITE PLAN HATCHING LEGEND: KEY NOTES:
1 1
1 1
1 1
1 1
1 Agenda Item #11.1.

Page 148 of 487 ends

SPRING STREET STREET A STREET C
S
S
S
S
D

SL SL SL SL SL

SL SL SL SL SL
D

ADA ADA ADA ADA ADA
STREET B ST. JAMES DRIVE
UNIT 1
UNIT 1
UNIT 1
UNIT 1
UNIT 3 UNIT 3 UNIT 4 UNIT 4 UNIT 3 UNIT 3 UNIT 4 UNIT 4 UNIT 4 UNIT 4 UNIT 4 UNIT 4
UNIT 4 UNIT 4
UNIT 4
UNIT 4
UNIT 4 UNIT 2
UNIT 3
UNIT 4 UNIT 2
UNIT 3 UNIT 3 UNIT 3 UNIT 3 UNIT 3 UNIT 2
UNIT 4 UNIT 2
UNIT 3
UNIT 3
UNIT 4
UNIT 3
UNIT 4
UNIT 3
UNIT 2
UNIT 3
BLDG 6 BLDG 1
BLDG 3 BLDG 2
BLDG 4
BLDG 5 SITE COVERAGE MAP
C1.7 TENTATIVE MAP SPRING GROVE adobe associates, inc. 1220 N. Dutton Ave., Santa Rosa, CA 95401 P. (707) 541-2300 F. (707) 541-2301 Website: www.adobeinc.com "A Service You Can Count On!" civil engineering I land surveying I wastewater

SITE COVERAGE MAP
HATCHING LEGEND:

HATCHING LEGEND SITE COVERAGE: : Agenda Item #11.1.

Page 149 of 487 ends

SPRING STREET
ST. JAMES DRIVE
1 1
1 1
1 1
1 1
2 4
4 1
1 1
1 1
1 1
4 1
5 1
2 2
2 2
2 2
1 3
3 3
7 7
8 7
8 8
1 1
1 EX CREEK
8 8
8 8
8 8
8 8
8 DEMOLITION PLAN
C2.0 TENTATIVE MAP SPRING GROVE adobe associates, inc. 1220 N. Dutton Ave., Santa Rosa, CA 95401 P. (707) 541-2300 F. (707) 541-2301 Website: www.adobeinc.com "A Service You Can Count On!" civil engineering I land surveying I wastewater

DEMOLITION TABLE
1 2
4 5
7 SYMBOL DEMOLITION FEATURE
3 UNITS QUANTITY
*
*
8 DEMOLITION PLAN
1 KEY NOTES:
2 TREE PROTECTION FENCING
TREE PROTECTION NOTES:

NOTES:

Agenda Item #11.1.

Page 150 of 487 ends

BLDG 1 251.75 SLAB 250.92 PAD BLDG 2 250.85 SLAB 250.02 PAD BLDG 3 250.85 SLAB 250.02 PAD BLDG 4 250.85 SLAB 250.02 PAD BLDG 5 250.60 SLAB 249.93 PAD BLDG 18 250.15 SLAB 249.48 PAD BLDG 19 250.15 SLAB 249.48 PAD BLDG 20 250.45 SLAB 249.78 PAD BLDG 21 250.45 SLAB 249.78 PAD SS
S

JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JTSVCJT JT JT JT JT JT JT JT JT JT JT EUG EUG EUG EUG EUG EUG EUG EUG

EUG EUG EUG

D SL SL SL SL SL SL SL SL SL
SL
SL
SL
SL

SL SL SL SL SL SL SL SL
EUG

EUG TUG

JT JT JT
JT

JT JT JT JT
EUG
EUG

STREET A ADA ADA ADA PRELIMINARY GRADING & DRAINAGE PLAN C3.0 TENTATIVE MAP SPRING GROVE adobe associates, inc. 1220 N. Dutton Ave., Santa Rosa, CA 95401 P. (707) 541-2300 F. (707) 541-2301 Website: www.adobeinc.com "A Service You Can Count On!" civil engineering I land surveying I wastewater PRELIMINARY GRADING & DRAINAGE PLAN SPRING STREET MATCHLINE - SEE SHEET C3.1 FOR CONTINUATION 1 2
3 HATCHING LEGEND:

KEY NOTES:
1 2
3 4
4 Agenda Item #11.1.

Page 151 of 487 ends

BLDG 1
251.75 SLAB
250.92 PAD
BLDG 2
250.85 SLAB
250.02 PAD
BLDG 3
250.85 SLAB
250.02 PAD
BLDG 4
250.85 SLAB
250.02 PAD
BLDG 5
250.60 SLAB
249.93 PAD
BLDG 6
250.30 SLAB
249.47 PAD
BLDG 7
249.85 SLAB
249.02 PAD
BLDG 8
249.85 SLAB
249.02 PAD
BLDG 9
249.25 SLAB
248.42 PAD
BLDG 10
249.25 SLAB
248.42 PAD
BLDG 11
249.65 SLAB
248.98 PAD
BLDG 12
250.20 SLAB
249.53 PAD
BLDG 13
250.20 SLAB
249.53 PAD
BLDG 14
250.20 SLAB
249.53 PAD
BLDG 15
250.20 SLAB
249.53 PAD
BLDG 16
249.95 SLAB
249.12 PAD
BLDG 17
249.95 SLAB
249.12 PAD
BLDG 26
249.50 SLAB
248.83 PAD
BLDG 27
249.50 SLAB
248.83 PAD
BLDG 28
249.80 SLAB
248.97 PAD
BLDG 29
249.80 SLAB
248.97 PAD
BLDG 18
250.15 SLAB
249.48 PAD BLDG 19
250.15 SLAB
249.48 PAD
BLDG 20
250.45 SLAB
249.78 PAD
BLDG 21
250.45 SLAB
249.78 PAD
S
S

EUG JT JT JT

JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT SVCJT JT JT JT JT JT JT JT JT JT JT JT EUG EUG
EUG

TUG TUG TUG SVC SVC
TUG
JT
JT JT

JT JT JT JT JT
EUG
EUG
EUG

STREET B

ADA ADA ADA
ADA
5 5
5 PRELIMINARY GRADING & DRAINAGE PLAN
C3.1 TENTATIVE MAP SPRING GROVE adobe associates, inc. 1220 N. Dutton Ave., Santa Rosa, CA 95401 P. (707) 541-2300 F. (707) 541-2301 Website: www.adobeinc.com "A Service You Can Count On!" civil engineering I land surveying I wastewater

PRELIMINARY GRADING & DRAINAGE PLAN
MATCHLINE - SEE SHEET C3.0
FOR CONTINUATION MATCHLINE - SEE SHEET C3.2 FOR CONTINUATION STREET A 1 2
3 KEY NOTES:
1 2
3 4
4 HATCHING LEGEND:
5 C1.1
1 Agenda Item #11.1.

Page 152 of 487 ends

BLDG 22
250.65 SLAB
249.98 PAD
BLDG 23
250.75 SLAB
250.08 PAD
BLDG 24
251.80 SLAB
251.13 PAD BLDG 25
251.00 SLAB
250.33 PAD
BLDG 31
250.20 SLAB
249.53 PAD
BLDG 32
250.20 SLAB
249.53 PAD
BLDG 33
250.20 SLAB
249.53 PAD
BLDG 34
250.20 SLAB
249.53 PAD
BLDG 30
249.95 SLAB
249.28 PAD
BLDG 35
250.65 SLAB
249.98 PAD
BLDG 36
250.75 SLAB
250.08 PAD
BLDG 37
251.00 SLAB
250.33 PAD
BLDG 38
251.40 SLAB
250.73 PAD
BLDG 39
251.80 SLAB
251.13 PAD
BLDG 40
252.10 SLAB
251.43 PAD
BLDG 41
252.30 SLAB
251.63 PAD

SVC SVC SVC JT JT JT JT JT JT JT JT JT JT JT JT JT

JT JT JT JT JT JT JT EUG EUG EUG EUG EUG EUG EUG EUG EUG EUG EUG EUG EUG
EUG
TUG
SVC
EUG

EUG EUG SVC SVC

D SVC EUG EUG

STREET C STREET B ADA
4 5
5 PRELIMINARY GRADING & DRAINAGE PLAN
C3.2 TENTATIVE MAP SPRING GROVE adobe associates, inc. 1220 N. Dutton Ave., Santa Rosa, CA 95401 P. (707) 541-2300 F. (707) 541-2301 Website: www.adobeinc.com "A Service You Can Count On!" civil engineering I land surveying I wastewater

PRELIMINARY GRADING & DRAINAGE PLAN
MATCHLINE - SEE SHEET C3.1

FOR CONTINUATION
1 2
3 4
4 HATCHING LEGEND:
4 KEY NOTES:
1 2
3 4
5 C1.1
1 2
1 Agenda Item #11.1.

Page 153 of 487 ends

SPRING STREET

STREET A
SS
S

JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JTSVCJT JT JT JT JT JT JT JT JT JT JT EUG EUG EUG EUG EUG EUG EUG EUG

EUG EUG EUG

D SL SL SL SL SL SL SL SL SL
SL
SL
SL
SL

SL SL SL SL SL SL SL SL
EUG

EUG TUG

JT JT JT
JT

JT JT JT JT
EUG
EUG BLDG 1 251.75 SLAB 250.92 PAD BLDG 2 250.85 SLAB 250.02 PAD BLDG 3 250.85 SLAB 250.02 PAD BLDG 4 250.85 SLAB 250.02 PAD BLDG 5 250.60 SLAB 249.93 PAD BLDG 18 250.15 SLAB 249.48 PAD BLDG 19 250.15 SLAB 249.48 PAD BLDG 20 250.45 SLAB 249.78 PAD BLDG 21 250.45 SLAB 249.78 PAD ADA ADA ADA PRELIMINARY UTILITY PLAN C4.0 TENTATIVE MAP SPRING GROVE adobe associates, inc. 1220 N. Dutton Ave., Santa Rosa, CA 95401 P. (707) 541-2300 F. (707) 541-2301 Website: www.adobeinc.com "A Service You Can Count On!" civil engineering I land surveying I wastewater PRELIMINARY UTILITY PLAN MATCHLINE - SEE SHEET C4.1 FOR CONTINUATION

UTILITY NOTES
HATCHING LEGEND:

NOTES:

1. THIS DEVELOPMENT SHALL BE SERVICED WITH A

DOMESTIC MASTER METER AND SUBMETERS AT

ALL UNITS

2. SEE DEMOLITION PLAN FOR OVERHEAD UTILITY

WIRE LOCATION AND REMOVAL

SEE STORMDRAIN INSET

FOR CONTINUATION

STORMDRAIN INSET

STORM DRAIN SCHEDULE
Agenda Item #11.1.

Page 154 of 487 ends

STREET B
S
S

EUG JT JT JT

JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT SVCJT JT JT JT JT JT JT JT JT JT JT JT EUG
EUG

TUG TUG TUG SVC SVC
TUG

JT JT JT JT JT
EUG
EUG
EUG
BLDG 1
251.75 SLAB
250.92 PAD
BLDG 2
250.85 SLAB
250.02 PAD
BLDG 3
250.85 SLAB
250.02 PAD
BLDG 4
250.85 SLAB
250.02 PAD
BLDG 5
250.60 SLAB
249.93 PAD
BLDG 6
250.30 SLAB
249.47 PAD
BLDG 7
249.85 SLAB
249.02 PAD
BLDG 8
249.85 SLAB
249.02 PAD
BLDG 9
249.25 SLAB
248.42 PAD
BLDG 10
249.25 SLAB
248.42 PAD
BLDG 11
249.65 SLAB
248.98 PAD
BLDG 12
250.20 SLAB
249.53 PAD
BLDG 13
250.20 SLAB
249.53 PAD
BLDG 14
250.20 SLAB
249.53 PAD
BLDG 15
250.20 SLAB
249.53 PAD
BLDG 16
249.95 SLAB
249.12 PAD
BLDG 17
249.95 SLAB
249.12 PAD
BLDG 26
249.50 SLAB
248.83 PAD
BLDG 27
249.50 SLAB
248.83 PAD
BLDG 28
249.80 SLAB
248.97 PAD
BLDG 29
249.80 SLAB
248.97 PAD
BLDG 18
250.15 SLAB
249.48 PAD BLDG 19
250.15 SLAB
249.48 PAD
BLDG 20
250.45 SLAB
249.78 PAD
BLDG 21
250.45 SLAB
249.78 PAD

ADA ADA ADA
ADA
5 5 PRELIMINARY UTILITY PLAN
C4.1 TENTATIVE MAP SPRING GROVE adobe associates, inc. 1220 N. Dutton Ave., Santa Rosa, CA 95401 P. (707) 541-2300 F. (707) 541-2301 Website: www.adobeinc.com "A Service You Can Count On!" civil engineering I land surveying I wastewater

PRELIMINARY UTILITY PLAN
MATCHLINE - SEE SHEET C4.0 FOR CONTINUATION MATCHLINE - SEE SHEET C4.2 FOR CONTINUATION STREET A HATCHING LEGEND:

STORM DRAIN SCHEDULE UTILITY NOTES
Agenda Item #11.1.

Page 155 of 487 ends

STREET C STREET B

SVC SVC SVC JT JT JT JT JT JT JT JT JT JT JT JT JT JT

JT JT JT JT JT JT JT EUG EUG EUG EUG EUG EUG EUG EUG EUG EUG EUG EUG EUG
EUG
TUG
SVC
EUG

EUG EUG SVC SVC
D SVC EUG EUG BLDG 29 BLDG 21 249.80 SLAB 248.97 PAD 250.45 SLAB 249.78 PAD BLDG 22
250.65 SLAB
249.98 PAD
BLDG 23
250.75 SLAB
250.08 PAD
BLDG 24
251.80 SLAB
251.13 PAD BLDG 25
251.00 SLAB
250.33 PAD
BLDG 31
250.20 SLAB
249.53 PAD
BLDG 32
250.20 SLAB
249.53 PAD
BLDG 33
250.20 SLAB
249.53 PAD
BLDG 34
250.20 SLAB
249.53 PAD
BLDG 30
249.95 SLAB
249.28 PAD
BLDG 35
250.65 SLAB
249.98 PAD
BLDG 36
250.75 SLAB
250.08 PAD
BLDG 37
251.00 SLAB
250.33 PAD
BLDG 38
251.40 SLAB
250.73 PAD
BLDG 39
251.80 SLAB
251.13 PAD
BLDG 40
252.10 SLAB
251.43 PAD
BLDG 41
252.30 SLAB
251.63 PAD ADA

ADA PRELIMINARY UTILITY PLAN
C4.2 TENTATIVE MAP SPRING GROVE adobe associates, inc. 1220 N. Dutton Ave., Santa Rosa, CA 95401 P. (707) 541-2300 F. (707) 541-2301 Website: www.adobeinc.com "A Service You Can Count On!" civil engineering I land surveying I wastewater

PRELIMINARY UTILITY PLAN
MATCHLINE - SEE SHEET C4.1

FOR CONTINUATION
HATCHING LEGEND:

UTILITY NOTES

STORM DRAIN SCHEDULE
Agenda Item #11.1.

Page 156 of 487 ends

SPRING STREET STREET "A"
STREET "B" STREET "C"
BLDG 1
(8 UNITS)
BLDG 2
(9 UNITS)
BLDG 3
(5 UNITS)
BLDG 4
(5 UNITS)
BLDG 5
(7 UNITS)
BLDG 6
(8 UNITS)
S
S
S
S

EUG EUG JT

JT JT JT JT JT JT JT JT JT JT SVCJT JT JT JT JT JT JT JT

EUG EUG EUG

D JT JT EUG EUG EUG EUG

SL SL SL

SL SL SL
D JT
DMA-1
1 1
DMA-1
DMA-1
1 TENTATIVE MAP SPRING GROVE adobe associates, inc. 1220 N. Dutton Ave., Santa Rosa, CA 95401 P. (707) 541-2300 F. (707) 541-2301 Website: www.adobeinc.com "A Service You Can Count On!" civil engineering I land surveying I wastewater DMA-1
DMA-2
2 DMA-2
2 HATCHING LEGEND ST. JAMES DRIVE

DRAINAGE AREA LEGEND

DRAINAGE ROUTING STORM WATER CONTROL PLAN
C5.0
DMA-1
DMA-2

DRAINAGE AREA TABLE
Agenda Item #11.1.

Page 157 of 487 ends

SL SL SL SL SL

SL SL SL SL SL
D

ADA ADA ADA ADA ADA

STREET B
-1
-2
-2
-2
-2
-4
-3 EX CREEK EROSION & SEDIMENT CONTROL PLAN
C6.0 TENTATIVE MAP SPRING GROVE adobe associates, inc. 1220 N. Dutton Ave., Santa Rosa, CA 95401 P. (707) 541-2300 F. (707) 541-2301 Website: www.adobeinc.com "A Service You Can Count On!" civil engineering I land surveying I wastewater

EROSION & SEDIMENT

CONTROL PLAN
NOTES:

A A'

TEMPORARY GRAVEL
CONSTRUCTION ENTRANCE / EXIT 1
PLAN

SECTION A-A
INLET SEDIMENT BARRIER 2
A
A

SECTION A-A
PLAN
STRAW WATTLE CHECK DAM 4
PLAN

VIEW LOOKING UPSTREAM

PROFILE VIEW
STRAW WATTLE 3 Agenda Item #11.1.

Page 158 of 487 ends

adobe associates, inc.
1220 N. Dutton Ave., Santa Rosa, CA 95401
P. (707) 541-2300 F. (707) 541-2301 Website: www.adobeinc.com "A Service You Can Count On!" civil engineering I land surveying I wastewater HATCHING LEGEND: Agenda Item #11.1.

Page 159 of 487 ends

SHEETS
SHEET
OF
ESL
SL

NOT FOR CONSTRUCTION

PRELIMINARY

NOT TO SCALE
JOB NO.:

SCALE: DRAWN:

DATE:

CHECKED:

INTENT TO CONSTRUCT
NO. DATE
ND
SEPTEMBER 2024
224134
Justin

REVISIONS BY
DATE LAST WORKED ON: 11/7/2025
813 First Street
Brentwood, CA 94513
(925) 240-2595
(925) 240-7013 fax
www.tarrar.com
·Planning
·Design
·Estimating
·Joint Trench
·Street Lighting
·Fiber Optic
·T-24
·PG&E Gas Design
·PG&E Elec Design
·M.E.P. Design
·Cost Analysis
·Due Diligence
I
X
I
U
GROU N
NDE R
AL

D SE RV I CE
E
R
EF B
CAL L
D
O
U
RE YO
T
I G
’
’
’ Agenda Item #11.1.

Page 160 of 487 ends

SHEETS
SHEET
OF

NOT FOR CONSTRUCTION

PRELIMINARY

NOT TO SCALE
JOB NO.:

SCALE: DRAWN:

DATE:

CHECKED:

INTENT TO CONSTRUCT
NO. DATE
ND
SEPTEMBER 2024
224134
Justin

D SE RV I CE
E
R
EF B
CAL L
D
O
U
RE YO
T
I G
Agenda Item #11.1.

Page 161 of 487 ends

SHEETS
SHEET
OF

NOT FOR CONSTRUCTION

PRELIMINARY

NOT TO SCALE
JOB NO.:

SCALE: DRAWN:

DATE:

CHECKED:

INTENT TO CONSTRUCT
NO. DATE
ND
SEPTEMBER 2024
224134
Justin

D SE RV I CE
E
R
EF B
CAL L
D
O
U
RE YO
T
I G

PANEL - METERED SERVICE PEDESTAL
Agenda Item #11.1.

Page 162 of 487 ends

WT WT WT WT WT WT WT WT WT WT WT WT WT

WT WT WT WT WT WT WT WT WT WT WT WT WT WT WT WT WT WT WT WT WT WT WT WT WT WT WT WT WT

SS SS SS SS SS SS SS SS SS SS SS SS SS
WT WT

WT WT WT WT WT WTWT

WT SSSSSSSSSSSS
SS SS
SS
SS
SS
SS
SS
SS

SS SSSSSSSSSSSSSS

WT WT WT WT WT WT WT WT WT WT WT WTWT SS SS SS SS SS SS SS SS SS
SS
SS
SS
SS
SS

SS SS SS

SS SS SS SS SS SS SS SS SS SS SS

S WT WT WT WT WT WT WT WT SS SS SS SS SS SS SS SS
SD
SD
SD
SD
SD
SD
SD
SD
S
S
S
WT WT
WT WT

WT WT WT WT WT WT WT
WT

EX SS EX SS EX SS EX SS EX SS EX SS EX SS EX SS EX SS EX SS EX SS EX SS EX SS EX SS EX SS EX SS EX SS EX SS EX SS EX SS EX SS EX SS EX SS EX SS EX SS EX SS EX SS

EX WT EX WT EX WT EX WT EX WT EX WT EX WT EX WT EX WT EX WT EX WT EX WT EX WT EX WT EX WT EX WT EX WT EX WT EX WT EX WT EX WT SD SD SD SD SD SD SD

SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD
SD
EUOH
EUOH
EUOH
EUOH
EUOH
EUOH

EUOH EUOH EUOH EUOH EUOH EUOH
EUOH
EUOH
EUOH
EEOH
EEOH
EEOH
EEOH

EEOH ECOH ECOH ECOH ETOH ETOH
EEOH
EEOH
EEOH
EEOH

EX JT

EX JT EX JT EX JT EX JT EX JT EX JT EX JT EX JT EX JT EX JT EX JT EX JT EX JT EX JT EX JT EX JT

EX JT

EX GAS

EX GAS EX GAS EX GAS EX GAS EX GAS EX GAS EX GAS EX GAS EX GAS EX GAS EX GAS EX GAS EX GAS EX GAS EX GAS EX GAS EX GAS EX GAS EX GAS UOH UOH UOH UOH UOH
UOH

UOH UOH

EUG EUG

JT JT JT JT JT JT JT JT JT JT JT JT JT JT

JT JT JT JT JT JT JT JT JT JT JT JT
I EUG

EUG EUG EUG

JT TUG EUG EUG EUG EUG EUG JT JT
EUG
EUG
JT
EUG

SL SL SL SL SL SL SL SL SL
SL
1 2 2 2 2 2 2 2
SHEETS
SHEET
OF

NOT FOR CONSTRUCTION

PRELIMINARY
JOB NO.:

SCALE: DRAWN:

DATE:

CHECKED:

INTENT TO CONSTRUCT
NO. DATE
ND
SEPTEMBER 2024
224134
Justin

REVISIONS BY
1" = 20'
DATE LAST WORKED ON: 11/7/2025
813 First Street
Brentwood, CA 94513
(925) 240-2595
(925) 240-7013 fax
www.tarrar.com
·Planning
·Design
·Estimating
·Joint Trench
·Street Lighting
·Fiber Optic
·T-24
·PG&E Gas Design
·PG&E Elec Design
·M.E.P. Design
·Cost Analysis
·Due Diligence
SECTION W1
U
GROU N
NDE R
AL

D SE RV I CE
E
R
EF B
CAL L
D
O
U
RE YO
T
I G
(PRIVATE) #1
1 2 Agenda Item #11.1.

Page 163 of 487 ends

1 C
T1
T8
T8
C
C
4'x6'6"
4'x6'6"
W
W

BIO-SWALE

ENTRANCE
26' DRIVEWAY 28' DRIVEWAY ENTRANCE

ENTRANCE
28' DRIVEWAY
P.U.E.

13.4'
BUILDING 1 - 8 UNIT
BUILDING 3 - 5 UNIT BUILDING 2 - 9 UNIT
BUILDING 6 - 8 UNIT BUILDING 4 - 4 UNIT BUILDING 5 - 7 UNIT EX. F/C F/C EX. F/C
EX. F/C

F/C F/C F/C F/C F/C F/C F/C F/C F/C

ENTRANCE
28' DRIVEWAY
15' P.U.E.

P/L
P/L
15' P.U.E.

PROPERTY BOUNDARY

PROPERTY BOUNDARY PROPERTY BOUNDARY

PROPERTY BOUNDARY

P/L P/L
P/L
EX. R/W
EX. R/W
P/L
EX. R/W EX. R/W

RETAINING WALL

RETAINING WALL
F/C
F/C
DETAIL
SEE
SL2
2 LIGHT, WALL MOUNTED ALONG GARAGE FACADE, BY OTHERS (TYP.)

PROPOSED EXTERIOR
DETAIL
SEE
SL3
2 POST TOP (SHIELDED)

STREET LIGHT,

PROPOSED PRIVATE
PROPOSED STREET LIGHTING PULL BOX STATE TYPE #3 1/2, 10"x17"x12" SL1
1 SEE
DETAIL SL3
2 PROPOSED PRIVATE

STREET LIGHT,

POST TOP (SHIELDED)
SL1
1 SL2
1 SEE
DETAIL SL3
2 PROPOSED PRIVATE

STREET LIGHT,

POST TOP (SHIELDED)
SL1
1 SL2
1 SL2
1 DETAIL
SEE
SL2
3 LIGHT, WALL MOUNTED ALONG SIDE FACADE UNLESS NOTED OTHERWISE, BY OTHERS (TYP.)

PROPOSED EXTERIOR
DETAIL
SEE
SL2
2 LIGHT, WALL MOUNTED ALONG GARAGE FACADE, BY OTHERS

PROPOSED EXTERIOR

PROPOSED STREET B PROPOSED STREET C PROPOSED STREET A
(EX. RESIDENTIAL)
1531 SPRING STREET
APN: 009-590-007
(EX. RESIDENTIAL)
1551 SPRING STREET
APN: 009-590-009
(EX. RESIDENTIAL)
1437 SPRING STREET
APN: 009-590-001
(EX. RESIDENTIAL)
1433 SPRING STREET
APN: 009-590-002
(EX. RESIDENTIAL)
1523 SPRING STREET
APN: 009-590-006
(EX. RESIDENTIAL)
1451 SPRING STREET
APN: 009-590-004
1 2
34 35
3 5 6 8
36 38 39 41
17 15 13 11
22 20 18 28 24 29
4 7
16 14 12 21 19
37 40 23 25 26 27 30 31 32 33
10 9 ST JAMES DRIVE (EX. PUBLIC STREET)
(EX. PUBLIC STREET)

SPRING STREET
BB
BB
BB
DD
BB
DD
AA AA
AA
AA
AA
AA
AA
AA
AA
AA
AA
AA
AA
AA
AA
AA
AA
AA
AA
BB
AA
AA
AA
AA
BB
BB BB
AA
DD
EE
EE
EE
EE
EE
EE
EE
EE
EE
EE
EE
EE
EE
BB
EE EE
EE
EE
EE
EE
EE
EE
EE
EEEE
EE
EE
EE
EE
EE
EE EE
EE

4.17 1.63 0.00 0.01 4.36 0.80 0.28 0.641.41 2.04 0.14 0.32 1.17 2.34

0.34 3.54

1.94 0.16

0.57 4.21

1.29 0.12

1.03 3.71

0.77 0.16

1.71 3.48

0.38 0.26

2.64 2.38

0.41 0.01

0.02 0.03 0.11 0.40 1.30 1.89

1.20 0.69

0.18 0.10 0.13 0.170.29 0.70 2.02 1.88 0.61 0.15 0.08 0.16 0.29

3.12 2.18

0.20 0.521.26 6.64 0.75

0.13 1.90

4.29 0.46

0.24 2.59

2.67 0.25

0.484.63

1.86 0.16

0.75 7.02

1.31 0.10

1.11 7.35

0.85 0.10

1.58 5.42

0.56 0.15

2.26 3.73

0.37 0.25

2.76 2.54

0.23 0.434.40

2.04 0.13

0.68 6.85

2.48 1.18

0.08 0.27

1.04 2.31

1.42 0.40

5.71 0.24

0.90 2.25

1.61 0.47

0.12 0.10

0.10 1.57

5.08 0.56

0.13 2.12

4.10 0.43

1.21 0.10

1.27 6.35

0.74 2.04

1.36 6.54

0.72 0.12

1.69 4.71

0.52 0.41

0.19 2.14 2.55

2.51 0.20 0.24

0.58 5.47

5.51 0.54

0.13 1.72

4.70 0.89

0.16 0.92

2.09 0.71

3.98 1.14

0.83 0.07

0.10 0.18

0.20 0.16

0.19 0.27

0.40 0.63

1.05 1.62

2.17 1.77

1.96 1.32

0.85 0.56

0.37 0.13

1.66 3.86

0.42 0.01

0.00 0.08

0.28 0.03 0.90 4.96 1.04 0.10 1.35

4.82 0.64 0.00 0.000.00 0.01

0.22 0.37

1.16 2.04

1.05 0.30

0.08 0.36

0.00 0.00 0.00 0.00 0.00 0.01 0.02 0.08 0.06 0.02 0.01 0.00 0.01 0.01

0.04 0.11

0.04 0.010.01

0.00 0.01

0.02 0.05

0.09 0.03

0.01 0.00

0.000.00

0.00 0.00

0.00 0.30

0.54 0.61

0.57 0.51

0.510.48

0.47 0.44

0.670.82

1.02 1.11

1.221.32

1.330.50

0.19 0.14

0.080.05

0.03 0.03

0.04 0.08

1.373.794.74

0.41 0.13

0.00 0.11 0.12 0.14 0.18 0.22 0.22 0.01 0.01 0.00 0.00 0.00 0.01 0.01 0.06 0.24 0.19 0.04 0.01 0.01 0.01 0.02

0.09 0.33

0.10 0.020.01

0.01 0.01

0.03 0.15

0.29 0.07

0.02 0.01

0.000.00

0.00 0.00

0.00 0.25

0.43 0.48

0.48 0.44

0.440.41

0.40 0.39

0.680.85

0.94 1.03

1.121.06

1.000.43

0.28 0.21

0.080.04

0.03 0.03

0.04 0.12

0.83 1.54

1.060.08

0.04 0.030.04

0.14 0.14

0.04 0.00 0.31 0.19 0.63 0.70 0.65 0.49 0.33 0.22 0.16 0.15 0.18 0.25 0.36 0.48 0.52 0.01 0.01 0.00 0.00 0.01 0.01 0.08 0.24 0.88 0.68 0.25 0.08 0.02 0.03 0.13

0.33 1.420.40

0.160.04

0.01 0.05

0.19 0.53

1.110.35

0.13 0.02

0.010.00

0.00 0.00

0.00 0.20

0.34 0.39

0.41 0.39

0.370.35

0.35 0.34

0.730.86

1.01 1.15

0.73 0.84

0.78 0.44

0.89 0.54

0.11 0.050.03

0.03 0.08

0.26 1.300.69

0.29 0.03

0.02 0.030.08

0.53 0.53

0.07 0.00 0.11 0.20 0.35 0.60 0.91 1.12 1.06 0.80 0.50 0.29 1.52 1.96 1.79 1.12 0.59 0.33 0.22 0.21 0.27 0.46 0.80 1.26 1.43 0.01 0.00 0.00 0.01 0.01 0.10 0.54 1.94 5.60 4.60 1.60 0.46 0.10 0.22 0.90

3.12 7.68

3.07 1.03

0.25 0.08

0.34 1.293.58

7.25 2.46

0.71 0.15

0.020.00

0.00 0.00

0.00 0.16

0.28 0.32

0.34 0.34

0.310.30

0.29 0.29

0.78 1.07

1.51 1.84

0.61 0.74

1.102.32

5.60 5.69

1.470.410.11

0.26 1.00

4.05 6.83

3.24 0.78

0.18 0.09

0.41 1.58

6.48 6.54

1.540.39

0.08 0.12

0.53 1.56

2.58 2.40

1.03 0.29

0.09 0.17

0.66 1.922.432.18

0.790.22

0.06 0.00

0.00 0.05 0.08 0.13 0.25 0.47 0.87 1.43 1.84 1.73 1.21 0.70 0.37 0.01 4.75 4.38 2.60 1.09 0.49 0.29 0.27 0.40 0.81 1.85 3.52 0.01 0.01 0.01 0.00 0.01 0.02 0.07 0.34 1.14 2.00 1.97 0.98 0.28 0.09 0.15 0.56

1.75 2.00

1.820.610.17

0.08 0.23

0.78 1.93

1.98 1.440.42

0.10 0.030.01

0.01 0.02

0.04 0.12

0.22 0.27

0.29 0.29

0.270.26

0.24 0.25

0.93 1.63

3.06 4.22

0.52 0.60

0.89 1.632.502.39

1.120.340.12

0.24 0.84

2.24 2.49

1.930.66

0.17 0.12

0.43 1.33

2.72 2.73

1.320.43

0.10 0.12

0.562.30

5.435.13

1.27 0.33

0.07 0.17

0.76 3.20

6.89 3.83

0.990.26

0.06 0.03

0.00 0.12 0.16 0.16 0.27 0.53 1.03 1.77 2.36 2.20 11.08 3.49 6.88 0.01 0.03 0.05 0.08 0.06 0.05 0.02 0.02 0.03 0.04

0.06 0.11

0.06 0.040.02

0.02 0.03

0.04 0.06

0.08 0.05

0.03 0.02

0.010.01

0.01 0.02

0.03 0.09

0.18 0.22

0.24 0.25

0.230.22

0.21 0.21

1.12 2.52

5.26 8.99

0.00 0.00

0.11 0.020.05

0.05 0.10

0.23 0.30

0.18 0.07

0.04 0.04

0.080.16

0.40 0.40

0.16 0.08

0.03 0.02

0.03 0.11

0.870.36

0.07 0.02

0.01 0.01

0.05 0.17

1.160.23

0.070.06

0.05 0.04

0.00 0.47 0.47 0.08 4.06 9.55 0.01 0.01 0.02 0.02 0.01 0.01 0.01 0.01 0.01

0.02 0.02

0.02 0.010.01

0.01 0.01

0.01 0.02

0.02 0.02

0.01 0.01

0.010.01

0.01 0.01

0.02 0.06

0.14 0.18

0.19 0.21

0.20 0.180.17

0.17 1.16

2.96 6.51

14.45 0.00

0.000.01

0.02 0.02

0.03 0.03

0.02 0.02

0.01 0.01

0.010.02

0.03 0.02

0.02 0.01

0.01 0.01

0.02 0.05

0.210.11

0.03 0.01

0.00 0.01

0.02 0.07

0.25 0.09

0.020.09

0.08 0.07

0.00 1.91 1.40 0.14 0.02 0.01 3.02 5.49 0.00 0.00 0.00 0.00 0.01

0.01 0.01

0.00 0.00

0.01 0.01

0.010.01

0.01 0.01

0.00 0.05

0.11 0.14

0.15 0.16

0.16 0.150.14

0.15 0.982.29

4.78 7.57

0.00 0.000.00

0.00 0.01

0.01 0.01

0.01 0.000.00

0.00 0.00

0.00 0.01

0.02 0.070.04

0.01 0.01

0.00 0.00

0.00 0.03

0.08 0.03

0.01 0.160.15

0.12 0.00 5.98 2.56 0.28 1.49 2.63 0.00 0.00

0.00 0.00

0.000.01

0.01 0.13

0.120.12

0.13 0.70

1.31 2.45

3.27 0.00

0.000.00

0.000.01

0.00 0.00

0.00 0.320.29

0.23 0.00 5.62 2.39 0.24 0.62 0.92

0.11 0.100.10

0.11 0.46

0.69 1.04

1.10 0.630.55

0.40 0.00 1.47 1.14 0.10 0.30 0.37 0.08

0.080.08

0.09 0.30

0.400.35

0.41 1.20

0.99 0.67

0.03 0.41 0.33 0.04 0.01 0.00 0.16 0.18 0.06

0.060.07

0.07 0.21

0.250.17

0.18 1.95

1.54 0.96

0.01 0.09 0.09 0.02 0.01 0.00 0.10 0.02

0.01 0.050.05

0.06 0.15

0.180.09

2.39 1.86

1.11 0.02 0.20 0.16 0.03 0.01 0.00 0.07

0.01 0.040.05

0.06 0.11

0.12 2.04

1.60 0.99

0.10 0.87 0.58 0.05 0.01 0.00 0.06 0.02

0.040.04

0.05 0.09

0.04 1.29

1.06 0.71

0.30 3.20 1.76 0.06 0.02 0.01 0.05 0.02

0.030.04

0.07 0.04

0.690.60

0.44 1.41 7.68 2.02 0.10 0.05 0.03

0.04 0.04

0.03 0.36

0.330.25

0.43 3.00 1.80 0.06 0.03 0.00 0.00 0.03

0.03 0.00

0.19 0.180.15

0.20 1.04 0.60 0.03 6.54 12.43 8.58 3.88 1.45 0.58 0.36 0.38 0.67 1.69 4.21 7.84 8.32 4.50 1.93 0.74

0.40 0.33

0.47 1.00

2.72 5.51

9.06 6.41

3.33 1.260.54

0.34 0.36

0.61 1.483.85

7.408.92

4.98 2.24

0.82 0.36

0.19 5.03

11.39 11.74

5.21 2.16

0.79 0.40

0.33 0.45

0.952.60

5.42 9.32

6.93 3.53

1.320.51

0.25 0.14

0.090.07

3.76 7.16

8.85 5.04

2.32 0.88

0.43 0.33

0.43 0.872.36

5.14 9.28

7.63 3.85

1.480.55

0.26 0.23

0.170.13

0.05 0.26 0.17 0.02 0.00 0.00

0.11 0.02 0.12 0.09 0.02 0.00 0.00

0.11 0.12 0.49 0.26 0.02 0.00 0.00

0.14 0.47 1.65 0.84 0.03 0.01

0.20 1.68 4.44 1.67 0.05 0.01

0.34 2.34 4.52 1.62 0.05 0.01

0.62 0.75 1.57 0.83 0.03 0.01 0.06 0.58 0.91 1.20 1.26 1.02 0.70 0.44 0.28 0.20 0.18 0.18 0.21 0.26 0.33 0.69

1.73 3.79

5.324.78

2.81 1.160.540.34

0.33 0.49

1.04 2.504.53

5.394.08

1.950.820.44

0.34 0.43

0.81 1.933.99

5.274.49

2.45 1.02

0.50 0.35

0.39 0.69

1.663.64

5.184.75

2.85 1.190.560.36

0.34 0.51

1.052.494.49

5.28 3.98

1.890.800.42

0.32 0.37

0.64 1.493.344.92

4.79 3.05

1.29 0.59

0.35 0.31

0.43 0.83

1.953.924.93

4.12 2.13

0.91 0.46

0.34 0.39

0.69 1.623.504.89

4.60 2.72

1.14 0.22 0.53 0.21 0.02 0.01 0.04 0.04 1.30 1.86 1.97 1.52 0.94 0.55 0.33 0.23 0.21 0.23 0.27 0.34 0.38 0.90

2.64 5.87

12.189.634.29

1.620.640.37

0.36 0.58

1.44 3.87

8.59 12.636.67

3.08 1.08

0.50 0.38

0.50 1.09

3.05 6.65

12.398.35

3.87 1.490.620.41

0.45 0.90

2.52 5.66

11.789.804.39

1.680.670.38

0.37 0.59

1.463.90

8.58 12.356.51

3.02 1.06

0.48 0.34

0.41 0.81

2.20 5.18

11.02 10.36

4.72 1.90

0.72 0.39

0.34 0.50

1.153.21

6.92 11.737.57

3.56 1.27

0.55 0.37

0.45 0.90

2.51 5.60

11.299.384.39

1.70 0.04 0.13 0.08 0.02 2.39 1.80 1.05 0.55 0.28 0.26 0.25 0.28 0.31 0.31 0.05

0.08 0.19

0.57 0.31

0.28 1.84

0.05 0.25 0.14 0.02 0.32 0.30 0.44 0.55 0.59 0.08

0.36 0.34

0.13 0.60

0.53 0.39

0.26 0.99 0.49 0.03 0.70 0.13 0.26 0.46 0.74 1.02 1.11 0.13

0.66 0.62

0.57 1.140.95

0.64 1.07 2.63 1.50 0.04 0.01 0.00 1.95 0.64 1.12 1.65 1.87 0.21

1.16 1.08

1.02 1.89

1.480.93

2.33 5.77 1.71 0.05 4.80 0.74 1.36 2.09 2.41 2.02

1.84 1.69

1.69 2.38

1.82 1.09

1.43 2.48 1.32 0.04 0.00 10.33 0.69 1.24 1.89 2.15 2.65

2.362.22

2.40 2.08

1.610.99

0.39 0.95 0.39 0.02 0.01 10.62 0.15 0.29 0.53 0.89 1.26 1.40 2.51

2.302.30

2.59 1.34

1.090.72

0.09 0.23 0.11 0.01 0.01 4.90 0.11 0.20 0.35 0.54 0.70 1.77

1.75 1.83

2.05 0.72

0.62 0.44

0.03 0.11 0.07 0.01 0.01 2.06 0.08 0.13 0.21 0.30 0.37 1.05

1.11 1.19

1.29 0.37

0.33 0.25

0.11 0.43 0.22 0.02 0.01 0.77 0.05 0.08 0.12 0.16 0.19 0.00

0.00 0.00

0.000.00

0.58 0.64

0.69 0.71

0.00 0.00

0.000.00

0.00 0.18

0.17 0.14

0.48 1.48 0.71 0.03 0.00 0.41 0.03 0.05 0.07 0.09 0.10 0.10 0.01 0.01

0.01 0.01

0.00 0.01

0.010.00

0.01 0.00

0.01 0.01

0.01 0.000.01

0.01 0.01

0.01 0.07

0.31 0.35

0.38 0.38

0.070.05

0.01 0.01

0.01 0.00

0.00 0.00

0.01 0.01

0.01 0.00

0.00 0.00

0.01 0.01

0.00 0.00

0.01 0.01

0.010.00

0.00 0.01

0.01 0.01

0.01 0.10

0.09 0.08

2.14 4.01 1.58 0.04 0.35 0.04 0.06 0.06 0.08 0.04 0.03

0.02 0.01

0.01 0.01

0.02 0.03

0.04 0.03

0.020.01

0.01 0.01

0.02 0.03

0.03 0.02

0.02 0.01

0.010.02

0.03 0.06

0.06 0.06

0.18 0.20

0.21 0.22

0.070.07

0.05 0.02

0.01 0.01

0.01 0.02

0.03 0.03

0.020.01

0.01 0.01

0.02 0.03

0.03 0.03

0.02 0.01

0.010.01

0.02 0.03

0.03 0.02

0.02 0.01

0.01 0.01

0.020.03

0.03 0.02

0.01 0.01

0.01 0.02

0.03 0.03

0.03 0.020.01

0.01 0.01

0.02 0.03

0.03 0.07

0.06 0.05

2.82 4.66 1.58 0.04 0.50 0.04 0.09 0.24 0.80 1.38 1.32

0.47 0.15

0.06 0.09

0.29 0.87

1.310.84

0.270.08

0.06 0.15

0.45 1.15

1.260.57

0.16 0.07

0.090.27

0.91 1.371.040.38

0.20 0.16

0.23 0.51

1.20 1.37

0.87 0.24

0.08 0.06

0.17 0.54

1.26 1.150.450.14

0.06 0.08

0.23 0.80

1.260.91

0.32 0.10

0.050.09

0.27 0.75

1.05 0.60

0.17 0.06

0.05 0.13

0.34 0.820.84

0.35 0.12

0.05 0.07

0.22 0.77

1.250.92

0.320.10

0.05 0.09

0.28 0.76

1.050.62

0.19 0.07

0.94 1.64 0.90 0.03 0.00 0.00 1.11 0.04 0.14 0.62 1.67 4.18 3.60

1.25 0.40

0.10 0.23

0.94 2.40

3.932.42

0.920.23

0.11 0.42

1.263.50

3.77 1.550.57

0.14 0.200.84

2.12 4.23

2.79 1.050.33

0.15 0.36

1.17 2.96

4.26 2.05

0.79 0.19

0.12 0.53

1.463.69

3.54 1.35

0.46 0.11

0.18 0.78

2.02 3.95

2.82 1.020.29

0.09 0.280.97

2.66 3.51

2.06 0.75

0.18 0.11

0.45 1.323.203.26

1.44 0.50

0.12 0.18

0.75 1.963.922.89

1.03 0.30

0.10 0.28

0.98 2.69

3.52 2.05

0.76 0.18

0.26 0.58 0.21 0.02 0.01 0.00 3.14 0.00 0.01 0.02 0.07 0.31 1.18 4.24 3.98

0.80 0.21

0.04 0.12

0.53 2.68

6.472.83

0.580.13

0.05 0.23

0.914.61

5.03 1.290.34

0.07 0.090.42

1.96 4.64

3.05 0.63

0.18 0.07

0.17 0.63

3.094.76

1.91 0.43

0.10 0.06

0.28 1.12

4.88 5.01

1.06 0.28

0.05 0.09

0.43 2.08

5.04 3.58

0.71 0.17

0.04 0.170.73

4.05 5.74

2.62 0.54

0.12 0.06

0.30 1.195.965.87

1.40 0.36

0.07 0.09

0.42 2.01

5.02 3.76

0.750.18

0.05 0.17

0.744.09

5.71 2.59

0.54 0.12

0.05 0.11 0.06 0.01 0.00 0.00 6.67 0.00 0.02 0.08 0.13 0.10 0.42 0.26

0.05 0.01

0.01 0.01

0.03 0.15

0.62 0.15

0.030.01

0.01 0.01

0.05 0.31

0.41 0.07

0.02 0.01

0.010.03

0.12 0.57

0.18 0.04

0.03 0.03

0.03 0.06

0.220.53

0.11 0.03

0.01 0.01

0.02 0.07

0.39 0.33

0.05 0.010.01

0.01 0.02

0.11 0.58

0.19 0.03

0.01 0.01

0.010.04

0.21 0.64

0.12 0.03

0.01 0.01

0.02 0.06

0.390.43

0.07 0.02

0.01 0.01

0.01 0.02 0.02 0.01 0.01 0.02 0.03 0.06 0.11 0.22 0.45 0.86 1.52 2.16 2.22 11.79 0.00 0.00 0.03 0.33 0.58 0.16 0.14 0.09

0.03 0.01

0.01 0.01

0.02 0.06

0.16 0.05

0.020.01

0.00 0.01

0.03 0.10

0.12 0.03

0.01 0.01

0.010.02

0.05 0.16

0.07 0.02

0.02 0.02

0.02 0.03

0.080.15

0.05 0.02

0.01 0.01

0.01 0.03

0.12 0.10

0.030.01

0.00 0.01

0.01 0.01 0.01 0.01 0.01 0.01 0.02 0.03 0.06 0.10 0.20 0.37 0.68 1.12 1.52 1.56 1.26 7.92 0.01 0.05 1.13 1.97 0.38 0.10 0.05

0.02 0.01

0.01 0.01

0.01 0.02

0.05 0.02

0.010.00

0.00 0.01

0.01 0.04

0.04 0.01

0.01 0.00

0.010.01

0.02 0.00 0.01 0.01 0.01 0.01 0.02 0.03 0.05 0.08 0.15 0.27 0.46 0.69 0.88 0.90 0.78 0.56 3.62 0.02 0.07 1.95 5.54 0.91 0.25 0.09

0.01 0.01 0.01 0.02 0.02 0.04 0.06 0.10 0.17 0.27 0.38 0.46 0.47 0.43 0.34 0.28 1.30 0.02 0.06 1.97 4.50

0.01 0.01 0.01 0.02 0.03 0.04 0.07 0.10 0.15 0.20 0.23 0.25 0.23 0.20 0.18 0.18 0.48 0.01 0.05 0.96 1.57

0.01 0.02 0.02 0.03 0.04 0.06 0.08 0.10 0.12 0.13 0.13 0.12 0.11 0.11 0.13 0.16 0.19 0.22 0.01 0.03 0.29 0.44

0.01 0.02 0.02 0.03 0.04 0.05 0.06 0.07 0.08 0.08 0.08 0.08 0.09 0.10 0.13 0.17 0.24 0.26 0.51 0.98 1.68 2.27 2.17 1.49 0.83 0.42 0.22 0.11 0.07 0.09 0.09

0.01 0.02 0.02 0.02 0.03 0.03 0.04 0.05 0.05 0.05 0.06 0.06 0.07 0.09 0.13 0.18 0.23 0.44 0.79 1.28 1.66 1.59 1.15 0.68 0.37 0.19 0.10 0.06 0.04 0.03

1.81.70.3 0.2

0.10.1 0.1

0.0 0.0

1.0 3.5

6.0 0.6

0.2 2.1

2.1 0.4

0.3 0.20.1

0.1 0.1

0.0 0.0

0.0 0.6

1.8 2.1

0.1 0.0

1.6 0.8

0.3 0.3

0.30.2 0.1

0.1 0.0

0.0 0.0

0.20.7 0.5

0.0 0.0

1.4 0.2

0.2 0.4

0.40.2 0.1

0.1 0.0

0.0 0.0

0.10.2 0.1

0.0 0.0

1.4 0.3

0.2 0.3

0.30.2 0.1

0.1 0.0

0.0 0.0

0.10.1 0.1

0.0 0.0

2.1 1.90.5

0.4 0.20.2

0.1 0.1

0.0 0.0

0.0 0.10.5

0.3 0.0

0.0 2.0

2.2 0.6

0.3 0.20.1

0.1 0.1

0.0 0.0

0.0 0.4

1.4 1.2

0.1 0.0

1.71.80.6 0.2

0.20.1 0.1

0.0 0.0

0.0 0.1

1.1 3.4

5.7 0.3

0.1 0.0

0.0 0.0

0.0 0.1

0.0 0.0

0.0 0.1

0.1 0.1

0.0 0.0

0.1 0.3

0.0 0.0

0.2 0.0

0.0 0.0

0.5 0.0

0.3 0.5

0.8 0.0

0.0 0.2

0.2 0.3

0.2 0.1

0.0 0.0

0.1 0.1

0.1 0.0

0.0 0.0

0.1 0.0

0.0 0.0

0.0 0.3

0.2 0.1

0.3 0.1

0.0 0.0

0.0 0.1

1.8 0.9

0.0 0.1

0.1 0.0

0.0 0.0

0.0 2.2

0.1 0.0

0.0 0.0

0.3 0.5

0.1 0.0

0.0 0.0

0.0 0.1

0.2 0.2

0.0 0.0

0.1 2.6

0.0 0.0

1.4 1.9

0.1 0.0

0.1 0.2

0.0 0.0

0.370.330.29

0.620.500.43

1.02 0.790.52

1.741.11

0.78 2.10

1.44 0.80

2.07 1.31

0.81 0.260.86

1.331.01

0.58 0.330.63

0.930.76

0.50 0.480.60

0.790.68

0.36 0.730.67

0.750.67

0.23 1.19

0.800.750.62

0.15 1.841.14

0.770.51

0.60 2.10

1.12 0.670.37

0.80 1.18

1.89 1.36

0.880.630.33

0.76 1.32

2.24 0.79

0.650.440.36

0.75 1.12

1.72 0.33

0.43 0.23

0.42 2.64 0.35 0.70 0.20

0.33 0.47 0.20 0.27 0.13

0.22 0.33 0.15 0.11 0.09

0.12 1.72 0.24 0.08 0.06

0.08 2.98 0.28 0.08 0.05

0.07 0.06

0.06 0.56 0.21 0.26 1.52 4.69 1.08 0.29 0.85 3.41 1.17 0.31

0.60 3.03

1.75 0.36

0.43 2.29

2.55 0.43

0.14 0.09

0.09 0.12

0.28 1.87

5.14 1.04

0.30 0.81

3.50 1.31

0.32 0.55

2.89 1.90

0.37 0.42

2.29 2.77

0.45 0.17

0.27 0.15 0.16 0.32 0.52 0.34 0.20 0.23 0.34 0.31 0.33

0.35 0.38

0.34 0.32

0.35 0.37

0.36 0.31

0.28 0.17

0.15 0.23

0.32 0.42

0.55 0.38

0.35 0.33

0.39 0.34

0.34 0.32

0.37 0.35

0.32 0.32

0.36 0.37

0.30 0.26

1.09 0.22 0.11 0.27 0.68 0.70 0.29 0.16 0.20 0.46 2.20

1.55 0.36

0.37 1.67

2.10 0.48

0.35 1.38

2.26 0.53

0.31 1.22

2.41 0.61

0.31 0.87

2.59 0.83

0.29 0.58

2.32 1.19

0.32 0.41

1.76 1.62

0.39 0.37

1.57 1.87

3.08 0.33 0.17

0.81 0.36 0.71

0.31 0.63 5.32

0.72 0.59 3.53

3.02 0.42 0.46

1.30 0.36 0.50

0.27 0.53 3.99

0.68 0.65 4.81

0.24 0.57 PHOTOMETRIC DATA USED AS INPUT FOR THESE CALCULATIONS IS BASED ON ESTABLISHED IESNA TESTING PROCEDURES AND PUBLISHED LAMP RATINGS. FIELD PERFORMANCE WILL DEPEND ON ACTUAL LAMP, BALLAST, ELECTRICAL, AND SITE CHARACTERISTICS.

Calculations have been performed according to IESNA standards and good practice.

Some differences between measured values and calculated results may occur due totolerances in calculation methods, testing procedures, component performance,measurement techniques and field conditions such as voltage and temperaturevariations. Input data used to generate the attached calculations such as roomdimensions, reflectances, furniture and architectural elements significantly affect thelighting calculations. If the real environment conditions do not match the input data, differences will occur between measured values and calculated values. Associated Lighting Representatives, Inc.

PLAN LIGHTING - PHOTOMETRIC ANALYSIS - LAYOUT RECOMMENDATION PRELIMINARY - NOT FOR CONSTRUCTION ( ALL VALUES SHOWN ARE MAINTAINED HORIZONTAL FOOTCANDLES AT FINISHED GRADE, U.O.N. ) Note: Unless otherwise specified - the lamp lumen depreciation (LLD) for legacy sources used in these calculations is based on published mean lumen ratings by major lamp manufacturers; 0.80 LLD for pulse start metal halide; 0.90 LLD for high pressure sodium; 0.95 LLD for linear T8 and T5 fluorescent; 0.86 LLD for compact fluorescent and induction; 0.88 LLD for Cosmo and Elite lamps. 0.94 LDD for all LED sources. Unless otherwise noted - 0.90 luminaire dirt depreciation (LDD) is commonly applied. In cases where appropriate - ballast factor (BF) is applied. Additional user defind factors (UDF) may be applied if necessary to represent luminaire performance to a higher degree of accruracy. Total light loss factor (LLF) is the product of all multiplied loss factors.

NOT FOR QUOTING PURPOSES
8800 BAYMEADOWS WAY WEST, SUITE 500, JACKSONVILLE, FL 32256 AGi32 VERSION 22.1 AGi (C) 2024 LIGHTING ANALYSTS, INC. From REVALIZE SOFTWARE Oakland, CA 7777 Pardee Lane 94621 510-638-3800 Fresno, CA 2720 North Grove 93727 559-453-0444 Sacramento, CA 1912 Del Paso Rd. 95834 916-383-4545 Reno, NV 9070 Double Diamond Pkwy. 89521 775-849-9770 Oregon / SW Washington 800 C Street Vancouver, WA 98660 503-894-7500 SCALE SHEET DATE PROJECT DESCRIPTION DRAWING NO. / INPUT FILE REV REPORT FOR : TARRAR UTILITY CONSULTANTS SALES REPRESENTATIVE : KRISTIAN REYES ASSOCIATED LIGHTING REPRESENTATIVES, INC. APPLICATION ENGINEERING : RAMON ZAPATA ASSOCIATED LIGHTING REPRESENTATIVES, INC. CITY VENTURES CITY OF ST. HELENA 24246REY-R2.DWG / 24246REY-R2.A32 1 : 20 11.07.2025 1 OF 1 3 Luminaire Schedule - LED
Project: CITY VENTURES - ST HELENA
Symbol Qty Label Arrangement LLF Luminaire
Lumens
Luminaire
Watts
Description Filename
32 EE Single 0.900 492 6.1 GARDCO PBL-42-14L-100-NW-G2-3-UNV PBL-14L-100-NW-G2-3-UNV.ies 24 AA Single 0.900 2843 35.0873 AFX GILW0707LAJENBK_4000K @ 7.5 GILW0707LAJENBK_4000K_IES.IES 9 BB Single 0.900 1050 9.7 STONCO LPW7-10-NW-G3-2-UNV @ 13' LPW7-10-NW-G3-2-UNV.ies 3 DD Single 0.900 3984 49.44133 HADCO TVLN-16-G1-9-3WH-740 - 14' POLE TVLN-16-G1-9-3WH-740.ies Calculation Summary
Project: CITY VENTURES - ST HELENA
Description CalcType Units Avg Max Min Avg/Min Max/Min
PATHWAYS Illuminance Fc 1.41 7.35 0.00 N.A. N.A.

PRIVATE AREAS - PORCHES Illuminance Fc 0.90 14.45 0.00 N.A. N.A.

STREET A AND PARKING AREAS Illuminance Fc 0.87 2.24 0.15 5.80 14.93 STREETS B AND C Illuminance Fc 0.85 5.32 0.05 17.00 106.40 Agenda Item #11.1.

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1185 MASON STREET SAN FRANCISCO, CALIFORNIA 94123

SPRING GROVE

CONSOLIDATED WRITTEN STATEMENT

PROJECT SPRING GROVE

REQUESTED VESTING TENTATIVE SUBDIVISION MAP PERMIT

ENTITLEMENTS STATE DENSITY BONUS LAW

DESIGN REVIEW PERMIT (MINISTERIAL)

DEMOLITION PERMIT

PRE-SUBMITTAL REVIEW

ADDRESS, APN & ACREAGE
Parcel Address Zoning APN Acres SF
1 1447 Spring Street High Density Res. 009-590-003 1.50 65,340 2 1505 Spring Street Medium Density Res. 009-590-005 0.14 6,098 3 1515 Spring Street High Density Res. 009-590-010 0.89 38,768 Totals: 2.52 110,206
OWNER Edward S. & Eleonore M. Aslanian 2006 Revocable Trust Iren Aslanian Jenny & Samson Aslanian, Successor Trustees APPLICANT City Ventures (Saint Helena 1 Inv, LLC)
Kelso G. Barnett, Senior Director of Development
707.758.3805

OVERVIEW
City Ventures respectfully submits this application for a Vesting Tentative Map Permit, Demolition Permit, Pre-Submittal Review and Ministerial Design Review Permit, along with requests for minor reductions in development standards pursuant to the State Density Bonus Law (SDBL), to construct 41 for-sale townhomes at 1447, 1505, and 1515 Spring Street in St. Helena.

BACKGROUND & PROJECT
The City of St. Helena rezoned 1447 and 1515 Spring Street to high density residential in the mid-1990s.

These parcels were housing opportunity sites in both the 2015-2023 Housing Element and the current Agenda Item #11.1.

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2 2023-2031 Housing Element, which projects a capacity of 48-units. In 2023, the City of St. Helena also codified Objective Design Standards, which allows for ministerial approval of the project’s design elements.

The project site, which currently is developed with three single-family homes, is proposed for 41 for-sale solar all-electric townhome-style condominiums. 1447 and 1515 Spring, where the proposed townhomes are to be constructed, are zoned high-density residential. 1505 Spring is medium-density residential and will provide access to the development. At an overall density of 16.2 units/acre, Spring Grove will be at the low end of the allowed density range (16.1-28) in the high-density residential zone.

EXISTING CONDITIONS
The surrounding neighborhood is a quiet, residential area characterized by a mix of older single-family homes and newer, small-scale multi-family housing. Architectural styles range from early 20th-century bungalows and ranch-style homes to more contemporary remodels, contributing to a charming and varied streetscape. Sidewalks, tree-lined streets, and a generally low-speed traffic environment make the area highly walkable and family-friendly. Several public amenities are nearby, including schools, churches, and parks, contributing to a strong sense of community and everyday convenience.

Just a short walk east along Spring Street brings residents directly into downtown St. Helena, the historic and cultural heart of the city. Downtown offers a vibrant mix of boutique shops, wine tasting rooms, cafes, restaurants, and essential services. It blends the charm of a small town with the sophistication of a world-renowned wine country destination. Anchored by Main Street, this walkable district supports a pedestrian-oriented lifestyle and offers regular community events, a local farmers market, and access to public transportation. The close proximity of the subject properties to downtown makes them ideal for new housing aimed at first-time buyers and young families seeking both community connection and convenience.

Additionally, nearby amenities such as Lyman Park, St. Helena Public Library, and local schools, including St. Helena Primary and High School, enhance the area’s appeal to families. The neighborhood is also within easy reach of Highway 29, providing regional connectivity while maintaining a peaceful, small-town environment. This setting offers a unique opportunity to introduce new housing that is both context-sensitive and responsive to St. Helena’s broader housing goals.

PROJECT OBJECTIVES
o Deliver New Homeownership Opportunities for the “Missing Middle” o Promote Infill Development
o Enhance Walkability and Access to Amenities
o Incorporate Sustainable and Resilient Design Practices Agenda Item #11.1.

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3 VESTING TENTATIVE MAP
City Ventures is proposing a vesting tentative map because the proposed townhomes will be for-sale, thus per the California Subdivision Map Act, a tentative map, which allows for the ultimate recordation of the Final Map, is required. Specifically, the vesting tentative map, seen on Sheet 1, proposes a map with 42 residential condominium units, 41, and the remaining common area owned by the future HOA.

Per St. Helena Municipal Code 16.16.020.C, the following proposed design elements and improvements shall be shown on the tentative map or described on an attached written statement.

These elements are shown within the tentative map package, specifically below:

1. Streets
a. Street Plan & Sections show on Sheet C1.0
b. Note: all streets are proposed to be privately maintained.

2. Location, width and purposed of all proposed easements a. Shown on VTMAP (Sheet 1)
b. PAUE: Public Access and Utility Easement
i. Shown on the VTMAP; coterminous with the internal streets c. EVAE: Emergency Vehicle Access Easement
i. Shown on the VTMAP; coterminous with the internal streets d. PUE: Public Utility Easement
i. Two are shown on the VTMAP; these will be where the transformers are placed.

3. Lots
a. Shown on VTMAP (Sheet 1); condominium units shown on Sheet C1.1 b. There are 42 proposed lots; 41 airspace condominiums, and the remaining common lot owned by the future Homeowner’s Association.

4. Parks
a. No parks are proposed.

5. Public Use
a. No areas are proposed to be dedicated or reserved for public use beyond the easements described above proposed for public access and public utilities.

6. Common or Open Space Areas
a. Common/Open Space area shown on Sheet C1.1

7. Utilities
a. Preliminary Utility Plan shown on Sheet C4.0, C4.1 and C4.2

8. Erosion Control and Fencing
a. Proposed Erosion & Sediment Control Plan shown on Sheet C6.0

9. Drainage/Flood Control
a. Preliminary Grading & Drainage Plan shown on C3.0, C3.1 and C3.2 b. Stormwater Control Plan shown on Sheet C5.0
Per St. Helena Municipal Code 16.16.020.D.15, City Ventures will defend, indemnify and hold the City of St. Helena, its agents, officers, and employees harmless from any claim, action or proceeding to attach, set aside, void or annul an approval of city concerning the subdivision so long as the city promptly Agenda Item #11.1.

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4 notifies the subdivider of any such claim, action or proceedings and the city cooperate fully in the defense. Note also that similar language was part of the Advanced Funding Agreement signed by City Ventures on October 3, 2024.

Per SHMC 16.16.020.D.14, please see Sheet C1.6 for the location of the proposed deed restricted inclusionary units. We propose the following language to be included as part of the Final Map signature block: “this subdivision contains inclusionary units, which shall be more particularly described in, and subject to, the requirements of that certain Inclusionary Housing Agreement with the City of St. Helena consistent with the City of St. Helena Municipal Code; said agreement must be recorded prior to the issuance of building permits.”
Per SHMC 16.16.020.D.18, the proposed preliminary improvement schedule would be as follows (subject to change):

Task Date
Demolition 9/1/2026
Rough Grade 10/1/2026
Start Model Foundations 10/15/2026
Sewer 11/1/2026
Storm 11/15/2026
Water 12/1/2026
Fire Water 12/15/2026
Joint Trench 1/1/2027
Subgrade/rock 2/1/2027
Curb & Gutter 3/1/2027
Pull wire/test/PG&E 3/15/2027
Finish Rock/Pave 4/1/2027
Start Model Framing 4/1/2027
PG&E Energize 4/15/2027
Per St. Helena Municipal Code 16.16.030.C, a vesting tentative map shall be accompanied by a description of the housing type and plans for the structures, including location, size, height, architectural style, materials, elevations, landscaping, fencing and irrigation. This is included in the consolidated plan set.

Materials are specifically found on A-3.3 (and other sheets), and listed here:

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5 Entry Door Fiberglass & Glass
Railings Wood Rake
Windows Vinyl (Milgard)
Downspouts Aluminum
Lighting Metal (Black Allenbury Downward)
Wire Vine Lines Galvanized Metal
Accent Standing Seam Metal
Further discussion of the proposed project’s architectural design is below within the Design Review subsection.

DENSITY BONUS
Spring Grove is designed for first-time homebuyers and families who live and work in St. Helena. The project is designed to be consistent with the City of St. Helena’s General Plan, adopted in 2019, and the Objective Design Standards codified in October 2023. Spring Grove is a Housing Development Project within the meaning of Government Code section 65589.5(h)(2) and has been designed to comply with applicable objective General Plan and subdivision standards and criteria as described in Government Code section 65589.5(j).

Spring Grove qualifies for the benefits of the State Density Bonus Law as it provides at least 10% of the units to be deed restricted for households at moderate incomes. Specifically, Per St. Helena’s Inclusionary Housing ordinance, twenty percent (20%) of the housing units, 8.2 units, will be made available to households at moderate incomes. Four (4) units will be made available to households whose annual income does not exceed 100% of median income, and four (4) units will be made available to households whose annual income does not exceed 120% of median income. We propose to satisfy the remaining 0.2- unit through the payment of the in-lieu fee.

Density Bonus Application
Density Bonus % 20%
Total Number of Proposed Units 41
Inclusionary Units Required 8.2
Total Inclusionary Units Proposed 8
Median Income (100% AMI) 4
Moderate Income (120% AMI) 4
Fractional Unit (Paid via In-Lieu Fee) 0.2
Number of Density Bonus Units 0
Because this for-sale project provides at least 20-percent deed-restricted homes for households with moderate incomes, Spring Grove is eligible for State Density Bonus Law (Gov. Code, §§ 65915–65918) benefits, including unlimited waivers and two concessions. City Ventures is requesting four density bonus Agenda Item #11.1.

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6 waivers. City Ventures reserves the right to request additional concessions (as we currently have the right to use two) or waivers/incentives under the State Density Bonus Law at a later time.

Per state law, waivers of development standards that would physically preclude the development of a project at the density permitted are allowed. Specifically, we are requesting the following waivers from the St. Helena Objective Design Standards (SHMC 17.16.040):

Density Bonus Waiver Requests
Waiver St. Helena Municipal Code

1. Full Height Recesses 17.16.040.C.1.h

2. Rowhouse: 8-unit Max 17.16.040.C.2.b

3. Units on Common Open Space 17.16.040.C.4.c

4. Minimum Distance: Drive Aisle/Walkway 17.16.040.A.7.e

5. Private Ground Floor Open Space 17.16.030.B

6. Driveway Curb Cuts 17.16.040.A.7.g

7. Entry Design 17.16.040.C.3.b.i

8. Maximum Paved/Hardscaped Area 17.16.030.B

9. Long-Term Bicycle Parking 17.26.080.B

10. Minimum Landscape Area 17.16.030.B

11. Interior Side Yard Setback 17.16.030.B
Our project program consists of 3+ bedroom townhome-style condominiums, more specifically defined as a “rowhouse” within the St. Helena Municipal Code. These proposed units range between 1,480 and 1,810 square feet, appropriate sizes for the “missing middle” – first time homebuyers and young families – for which the project is designed. At 41-units, the project is at minimum density per the code. The site, Site 9 in the Housing Element, is a unique and irregularly shaped parcel. Weighing design standards, including setbacks, fire access roads, height, open space, parking, and missing middle home sizes can be a balancing act and puzzle, and meeting the vast majority of the objective design standards is testament to skillful design. The eight waivers discussed below are requested as they would physically preclude the development of this project at the density permitted, which is already at the minimum density. Simply put, strict enforcement of these remaining design and zoning code standards would reduce the density of the project. Reducing the density of the project would both violate state law as well as the local development code, as the project would fall beneath the minimum density.

1. SHMC 17.16.040.C.1.h: Where a new multifamily development is built adjacent to existing lowerscaled residential development, the facade opposite the existing lower-scaled residential development shall incorporate at least one full-height recess a minimum two feet in depth.

Strict compliance with the design standard requiring that "Where a new multifamily development is built adjacent to existing lower-scaled residential development, the facade opposite the existing lower-scaled residential development shall incorporate at least one full-height recess a minimum two feet in depth" would physically preclude the density permitted on the site for the following reasons:

Impact on Unit Layout and Efficiency: A full-height recess of at least two feet disrupts the continuity of unit widths. Our townhome units are typically designed with standardized width, but even a single recess Agenda Item #11.1.

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7 along a row of units requires either: widening the building footprint, or reducing the number of units in that block to accommodate the recess. The result is that a recess effectively eliminates or compresses one unit’s usable space, which must then be accommodated (enlarged) to meet market standards, thereby reducing density.

No Viable Alternative Configuration: Our site layout has already been optimized to provide the minimum number of units allowable under applicable zoning and General Plan density. Introducing required recesses would compromise the regular rectangular block format needed for the efficient stacking of units with garages below and living space above. Because townhomes are typically side-byside units, interruptions in the façade translate directly into lost units, not just architectural shifts.

As Building 5 is the only building whose side façade is adjacent to existing lower scaled development, the waiver request only applies to this building, which also has a recess of 1’6”, less than the required 2’. If a waiver was not granted, this would have the affect of pushing the building further south into the creek setback/flood zone, which would practically result in losing a unit. As a result, this would physically preclude the development of this project at the minimum density.

2. SHMC 17.16.040.C.2.b: Blocks of attached rowhouses must be a minimum of three units and a maximum of eight units.

Please note that this requirement is met for all buildings except Building 2, which has 9 units. However, strict compliance with the three-to-eight-unit block requirement prevents flexibility in unit layout that is necessary to meet ADA accessibility and site circulation standards. In particular, the required accessible path from guest parking (on the south) across the internal drive aisle to the perimeter path limits where units and driveways can be located, which forces breaks in rowhouse blocks at key circulation points. As a result, it becomes physically impossible to fit the minimum number of units while also satisfying the standard block length, circulation, and accessibility requirements.

Because strict enforcement of the 3–8-unit rowhouse rule would physically prevent the project from reaching the allowed density—due to the need to insert accessible pedestrian paths across the drive aisle—this design standard should be waived. The waiver is necessary to enable accessible circulation, preserve pedestrian connectivity, and allow the full build-out of the site to its intended density.

3. SHMC 17.16.040.C.4.c: Visibility. Common outdoor recreation spaces must be visible from the primary living spaces of a minimum of fifty percent (50%) of units and be visible to the residents of the project for which the space is provided.

Strict compliance with the design standard requiring that “common outdoor recreation spaces must be visible from the primary living spaces of a minimum of fifty percent (50%) of units and be visible to the residents of the project for which the space is provided” would physically preclude achieving the density permitted on the site due to the unique constraints of the parcel.

To meet the visibility requirement for 50% of units, the open space would need to be located in a central and unobstructed area, ideally surrounded by units on multiple sides. However, due to the irregular configuration of the parcel organizing buildings around a central open space visible to the majority of units is geometrically unfeasible. Such an arrangement would result in inefficient site layout and a loss of units.

Agenda Item #11.1.

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8 Given these unique physical limitations and the irregular shape of the site, strict adherence to this design standard would physically preclude development at the allowable density. Therefore, a waiver is justified to allow for common open space that is still functional, accessible, and appropriately integrated into the project—just not visible from 50% of unit interiors—so long as it serves the recreational needs of residents and enhances overall project livability.

4. SHMC 17.16.040.A.7.e: Minimum Distance – Driveway/Walkway. The minimum distance from the back of any drive aisle or walkway interior to a site must be ten (10) feet to the garage door and five feet to any living area or covered porch.

The St. Helena Zoning Code requires a minimum distance from the back of any drive aisle or walkway interior to a site of ten (10) feet to the garage door and five (5) feet to any living area or covered porch.

The proposed project complies with the required 5-foot setback to living areas but does not meet the 10- foot setback to garage doors for certain units accessed from the internal drive aisle.

Due to the irregular shape of the parcel and the need to efficiently organize garages along the internal driveway network, strict application of the 10-foot garage setback would necessitate larger individual townhome footprints. This would directly reduce the number of units that can be accommodated on the site. As a result, enforcing this standard would physically preclude the project from achieving the minimum permitted density under Government Code § 65915. A waiver of this development standard is therefore necessary to allow an efficient site layout that delivers the planned housing while maintaining safe and functional access.

5. SHMC 17.16.030.B: Private Ground Floor Open Space: 60 square feet of private ground floor open space per unit is required.

The St. Helena Zoning Code requires that each unit include a minimum of sixty (60) square feet of private ground floor open space. In the proposed project, 37 of the 41 townhome units meet or exceed this standard. Four smaller end units, however, do not include private patios. These units were intentionally designed and located to achieve the site’s minimum permitted density while also accommodating the parcel’s irregular shape and preserving the undisturbed riparian corridor.

Strict application of the private open space requirement to these four units would require significant redesign, eliminating them entirely or enlarging their footprints at the expense of other units or site features. Either option would reduce the total unit count and physically preclude the project from achieving the minimum density permitted under Government Code § 65915.

The proposed design provides ample shared open space and preserves valuable natural areas, ensuring all residents benefit from accessible outdoor amenities while meeting the City’s and State’s housing production goals. A waiver of this development standard is therefore necessary to maintain the project’s planned density and site-sensitive design.

6. SHMC 17.16.040.A.7.g: Driveway Curb Cuts. Where individual driveways are accessed by a private or shared drive, a maximum of one driveway curb cut is allowed for each fifty (50) feet of street frontage.

Agenda Item #11.1.

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9 The St. Helena Zoning Code limits developments in which individual driveways are accessed by a private or shared drive to a maximum of one driveway curb cut for every fifty (50) feet of street frontage. The proposed project includes more than one curb cuts within 50-foot frontage segments to provide adequate access to individual townhome garages and maintain functional circulation throughout the site.

The site’s irregular configuration, coupled with the need to preserve an undisturbed riparian corridor along a substantial portion of the frontage, significantly constrains where curb cuts can be located.

Concentrating all driveways into fewer curb cuts would require excessive internal maneuvering space, reduce the number of buildable units/footprints, and create awkward, inefficient driveway alignments.

This would directly reduce the achievable unit count and physically preclude the project from meeting the minimum permitted density under Government Code § 65915.

The proposed curb cut configuration balances vehicular access needs with preservation of sensitive natural features, avoids excessive grading or disturbance to the riparian corridor, and maintains a safe, logical circulation network. A waiver of this standard is therefore necessary to ensure both environmental protection and the delivery of much-needed housing at the density allowed by state law.

7. SHMC 17.16.040.C.3.b.i: Entry Design. Individual ground floor entrances to units within a multifamily development must be visible and directly accessible from the right of way or a shared pathway.

The St. Helena Zoning Code requires that individual ground floor entrances to units within a multifamily development be visible and directly accessible from the public right-of-way or a shared pathway. In the proposed project, the vast majority of units—39 of 41—comply with this standard. However, two of the Plan 1 units, which are smaller homes specifically designed to help achieve the project’s minimum permitted density, do not have entries directly visible from a shared pathway. These units are located at the ends of buildings opposite the shared pathway, a placement dictated by the unique shape and physical constraints of the site.

This layout allowed the inclusion of compact, efficiently designed homes that maximize the site’s housing potential while maintaining architectural variety and preserving key site features such as the riparian corridor. Enforcing strict compliance with this standard would require a substantial redesign, eliminating these units and thereby reducing the overall unit count. This reduction would physically preclude the project from achieving the minimum density permitted under Government Code § 65915.

The proposed design maintains safe and convenient access to all units, preserves high-quality architecture, and supports the City’s and State’s shared objective of delivering housing at allowed densities. A waiver of this development standard is therefore necessary to retain these smaller, attainable units while respecting the site’s constraints.

8. SHMC 17.16.030.B: Maximum Paved/Hardscaped Area: The maximum paved/hardscaped area is 30% within the required front setback.

The St. Helena Zoning Code limits paved or hardscaped surfaces within the front setback to no more than thirty percent (30%) of that area. Due to the unique configuration of the parcel, only a small portion of the site fronts Spring Street, and this limited frontage must serve as the primary vehicular access point as well Agenda Item #11.1.

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10 as accommodate multiple pedestrian pathways. These circulation elements are essential to provide safe, functional, and code-compliant access to all parts of the project.

Strict adherence to the 30% paving limitation would require narrowing the primary driveway from Spring Street, which would in turn fail to meet fire access standards. This would not only create life-safety concerns but would also render the project infeasible. In addition, reconfiguring the access to comply with the paving cap would require significant redesign that would either eliminate units or reduce buildable area, physically precluding the project from achieving the minimum permitted density under Government Code § 65915.

The proposed design balances the need for safe and efficient vehicular and pedestrian access with aesthetic considerations, incorporating landscaping wherever feasible while ensuring compliance with fire safety and accessibility requirements. A waiver of this standard is therefore necessary to maintain both site functionality and the project’s housing production goals.

9. SHMC 17.16.080.B.4: Long-term Bicycle Parking: Two feet of clearance shall be provided between bicycle parking spaces and adjacent walls, etc. Five feet of clearance shall be provided from vehicle parking spaces.

The project requests a waiver from the required two- and five-foot clearance standards for long-term bicycle parking. The proposed design provides wall-mounted bicycle racks within individual private garages, allowing each homeowner to securely store bicycles within their own unit.

Strict application of the clearance standards would make it infeasible to provide the required number of long-term bicycle parking spaces without significantly increasing the size of the garages or the overall building footprint. This, in turn, would reduce the site’s development potential below the minimum density permitted by the zoning and the Density Bonus Law, directly conflicting with the State’s intent to facilitate the production of housing.

Furthermore, the clearance requirement appears to have been written for multifamily projects with common bicycle storage rooms, where multiple racks are placed in shared spaces and pedestrian maneuvering areas are needed. In this case, each bicycle space is privately located within a garage, without shared circulation. The intent of the code—to ensure safe, accessible, and secure bicycle storage—is fully achieved through the proposed design, even without the prescribed clearances.

For these reasons, the project qualifies for a waiver under Government Code §65915(e), as the clearance requirement would physically preclude the development of the site at the permitted density and is unnecessary given the design of the long-term bicycle parking system.

10. SHMC 17.16.030.B: Minimum Landscape Area. Per the table, the minimum landscape area is 25% of the lot area, of 27,552 square feet.

Spring Grove provides a total of 19,545 square feet of open space, which is slightly less than the 27,552 square feet required under the City’s development standards. However, this modest deviation is justified under the State Density Bonus Law (Government Code § 65915(e)), which allows waivers of development standards that would physically preclude construction of a project with the granted density bonus, including affordable housing units.

Agenda Item #11.1.

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11 In this case, the open space requirement would physically constrain the site’s ability to achieve the planned mix of missing-middle homes and deed-restricted affordable units, both of which advance the City’s adopted Housing Element goals. The project’s overall design thoughtfully integrates a variety of open space types that together achieve the intent—and, functionally, the benefit—of the quantitative standard.

Specifically:
• Common Open Space: Landscaped paseos, a central gathering green, and small neighborhood pocket spaces provide communal outdoor areas that foster interaction, recreation, and a sense of community.
• Private Open Space: Every residence includes its own private yard, balcony, or patio, offering personal outdoor living areas that supplement shared amenities. • Riparian Corridor and Natural Edge: The project preserves and enhances the existing riparian corridor, establishing a natural open-space buffer and habitat zone that exceeds the qualitative value of typical on-site open space. This area contributes to the visual openness and environmental character of the development, benefiting both residents and the public realm.

Collectively, these open space components deliver a balanced, high-quality living environment consistent with the City’s open space objectives—promoting livability, connectivity, and environmental stewardship—even though the total area falls below the numerical requirement.

Strict application of the open space standard would physically preclude construction of the density bonus units and conflict with the project’s broader public benefits, including attainable ownership housing and 8 deed-restricted affordable homes. For these reasons, the waiver is both necessary and appropriate under State Density Bonus Law and fully consistent with the intent of the City’s General Plan and Housing Element policies.

11. SHMC 17.16.030.B: Interior Side Yard Setback. Per the table, the interior side yard setback in the HR zoning district is 10-feet.

The HR zoning district establishes a 10-foot interior side yard setback. Buildings 1 and 2 are fully compliant with this requirement; however, the associated utility cabinets extend approximately two feet into the setback area. These cabinets are essential service components, fixed in size, and required to be placed in accessible locations by the serving utility providers. Given the compact and highly constrained nature of the site—an infill parcel bordered by existing residential uses and shaped by the riparian corridor to the south—there is no feasible way to relocate or redesign these utility elements without materially reducing the project’s buildable area and jeopardizing the minimum density required under the Housing Element designation. As allowed and encouraged under State Density Bonus Law, a waiver of the side setback standard for these minor encroachments is necessary to physically accommodate the project at a density consistent with the City’s adopted housing obligations.

Similarly, Building 5 requires a waiver from the 10-foot interior side yard setback because the building sits approximately eight feet from the property line. This placement was the direct result of shifting the building north to fully respect and buffer the riparian corridor along the southern project edge—an environmentally beneficial design refinement made in response to both City feedback and biological resource considerations. Complying with the full 10-foot setback would require either decreasing the Agenda Item #11.1.

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12 number of homes or materially reconfiguring the site in a way that would reduce the project below the minimum density necessary to qualify under the Housing Element and Density Bonus provisions.

Because State law expressly entitles applicants to waivers of development standards that would otherwise physically preclude a qualifying project from achieving its permitted density, this requested waiver is both appropriate and essential.

In summary, these setback waivers are modest in scale, arise directly from legitimate site constraints and environmental protections, and are necessary to allow the project to be developed at the minimum density contemplated by State housing law and the City’s certified Housing Element. Granting the waivers ensures the City can realize needed missing-middle ownership housing without compromising environmental resources, life-safety infrastructure, or site functionality.

Other Information Required for Special Projects
As the density bonus application is requested for a proposed housing development that would result in the removal or conversion of existing dwelling units, please find the requested information below:

Housing Units Proposed to be Demolished
Current Tenant 2018-2023
Address Property Description Income Levels Monthly Rate 1447 Spring 3-bdrm Single Family Home Vacant N/A
1505 Spring 2-bdrm Single Family Home 120% AMI + $1,800 1515 Spring 4-bdrm Single Family Home 120% AMI + $3,000

PRE-SUBMITTAL REVIEW
Per best practice in the City of St. Helena, a project of this size first goes before the Planning Commission for evaluation as part of the “pre-submittal review” application. Also known as a study session, this provides an important opportunity for the project to be introduced to the community and neighbors. This also provides an opportunity to receive feedback from the Planning Commission. For these reasons, a presubmittal review is requested.

As this is a proposed construction project, all aspects of the project, including specific data points, are throughout this consolidated written statement and the submitted plan set. However, to specifically answer the questions posed within the pre-submittal review application:
o The maximum building height is 38-feet (within the high-density residential zone’s 42-foot maximum)
o Each of the six buildings have three floors
o Floor area information is provided within the project submittal plan set. o The first floor of each plan has a garage and either a bedroom, ADU or office/den, second floor has living areas, including kitchen, bathroom and family room, while the third floor has the bedrooms.
o The project has 93 parking spaces, 82 spaces within garages and 11 open spaces. o Access to the property will be via a roadway off Spring Street at the current location of 1505 Spring Street, a single-family home proposed to be demolished.

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13 o Please find maximum building load calculations below within the Design Review section of this consolidated written statement.

DESIGN REVIEW
We look forward to bringing this thoughtful project program to life and to seamlessly integrate Spring Grove into the existing neighborhood fabric. The 41-homes are comprised of 3-4 bedrooms ranging in size from approximately 1,480-sf to 1,810-sf. Each home has its own private garage accessed by an internal private street with the front doors accessed from graciously landscaped paseos.

The proposed buildings will be 40’ tall, lower than the maximum height allowed in the high-density residential zoning district, 42’. Each building will be 3-stories, and as the project proposes townhomes, each unit will be 3-stories. The unit’s garage will be on the first floor along with a den and/or bedroom, the kitchen and primary living area will be on the second floor, and bedrooms on the third floor. Please find specific design standards and metrics, including the gross floor area of each floor, number of parking spaces to be provided, etc., on Sheet G-1 in the consolidated project plan set. Finishing materials are shown on the Conceptual Elevations, Colors & Materials Sheet (A3.3, A4.4, A5.2, A6.2, A7.3).

As the Design Review Checklist calls for materials to be listed within the design review narrative, they are repeated below (and also found on A-3.3, among other sheets):

Element Material
Roof Asphalt Composition Shingle
Eaves & Fascia Wood Rake
Siding Fiber Cement Board & Batten
Trim Fiber Cementous
Stucco Sand Finish Stucco
Garage Door Clopay "Canyon Ridge" - "Chevron & Elements" (Metal) Entry Door Fiberglass & Glass
Railings Wood Rake
Windows Vinyl (Milgard)
Downspouts Aluminum
Lighting Metal (Black Allenbury Downward)
Wire Vine Lines Galvanized Metal
Accent Standing Seam Metal
Each home will come standard with solar panels and will incorporate a specific focus on healthy, energy efficient living. The proposed 41-homes would be distributed throughout 6-buildings, contemplated to have a modern agrarian aesthetic.

The project proposes 93 parking spaces, comprised of 2-dedicated spaces within each home’s garage, as well as 11 surface parking stalls. The project will include over 50 bicycle parking spaces, with 41-longAgenda Item #11.1.

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14 term spaces located in each residential garage, and the remainder in onsite bicycle racks. Spring Grove will have extensive landscaping, incorporating mature trees and vegetation along with new plantings chosen to complement the project design and setting.

With regard to maximum building occupant load, under the California Building Code (CBC), Group R-2 occupancies (the type of occupancy proposed with this project) do not have a fixed maximum occupancy limit. Instead, the occupant load is determined based on the building's design and use, primarily to ensure adequate means of egress and compliance with safety requirements. Because our buildings don’t share a common means of egress, we would treat each unit separately. The occupant load factor for an R2 Occupancy is 200sf/person.

The chart below shows the maximum occupant load per plan. This is then multiplied by the number of units per plan, and then added up to provide the maximum occupant load for the project total. While this is the maximum occupant load for the project, please note the family size for this type of home is approximately 2.3 people based on 2019-2023 census data.

Max Building
Plan Living SF Occupant Load Factor* Occupant Load Units/Plan Project Total P1 1,480 200 7 4 29
P2 1,595 200 8 5 40
P3 1,746 200 9 15 131
P4 1,810 200 9 17 153
Total 353
*: R2 Occupancy (SF/Person)

DEMOLITION
The details of the proposed project have been discussed throughout the consolidated written statement. As it specifically relates to demolition, the three existing homes are proposed to be demolished to allow for the development of the project; 41 townhome-style condominiums.

Specific square footage metrics are below (proposed full structure demolition):

Home Bdrm Bath SF
1447 Spring Street 3 2 2,091
1505 Spring Street 2 1 1,006
1515 Spring Street 4 3 1,824
Total SF: 4,921
No structures proposed for demolition are on the City of St. Helena’s Local Historic Register or in the Historic Preservation Overlay.

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15 City Ventures looks forward to working with the City of St. Helena to create a walkable housing development just a stone’s throw from Main Street in which more St. Helena families can put down roots, just like the vineyards for which the area is world famous.

Kelso G. Barnett, Senior Director of Development
November 14, 2025
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1 CEQA EXEMPTION MEMO
DATE: December 2, 2025
TO: Maya DeRosa, AICP, Community Development Director
FROM: Mike Janusek, AICP, Planning Consultant
RE: 1447, 1505, and 1515 Spring Street Spring Grove Multifamily California Environmental Quality Act (CEQA) Statutory Exemption Per Public Resources Code Section 21080.66 The City of St. Helena has conducted environmental review for the Spring Grove housing development project pursuant to Public Resources Code (PRC) Section 21080.66, a statute within Assembly Bill (AB 130). Effective June 30, 2025, AB 130 made significant modifications to the California Environmental Quality Act (CEQA), including creation of a new statutory CEQA exemption, PRC Section 21080.66, for infill housing developments that meet certain conditions. As detailed below, City staff has determined that the 1447, 1505, and 1515 Spring Street Spring Grove Multifamily Project (“Project”) qualifies for statutory exemption from CEQA pursuant to PRC Section 21080.66.

PROJECT DESCRIPTION
The Project proposes a subdivision for condominium purposes, demolition of three existing single-family homes, and development of a 41-unit multifamily development consisting of six three-story buildings on a 2.53-acre site. Three existing parcels under single ownership totaling

2.53 acres would be subdivided. 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, Parcel A, to contain the riparian corridor not for development.

Each unit would be a 3-bedroom condominium, with some unit types including the option for a fourth bedroom. On-site parking (93 spaces) would be provided through a combination of attached two-car garages for each unit and 11 perpendicular parking stalls along a private street.

Access would be via a 28-foot-wide private street 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 stormwater facilities.

CEQA STATUTORY EXEMPTION APPLICABILITY
AB 130 created a new statutory exemption for infill housing development projects that meet the eligibility criteria under PRC 21080.66. The following table provides an analysis of the Project against the eligibility criteria to determine the applicability of the infill housing development project statutory exemption.

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2 Table 1: Criteria for AB 130 Exemption
PRC § 21080.66 Criteria Project Complies?
Project Details
(a)(1) Project site meets either of the following criteria: ☒ (a)(1)(A) Is not greater than 20 acres. Yes. The Project site is 2.53 acres. (a)(1)(B) If a builder’s remedy project is proposed, the project site or parcel size is not more than 5
acres.

Not Applicable. The Project is not invoking builder’s
remedy.
(a)(2) Project site meets either of the following criteria: ☒ (a)(2)(A) Is located within the boundaries of an
incorporated municipality
Yes. The Project site is located within the boundaries of the City of St. Helena, an incorporated municipality.
(a)(2)(B) Is located within an urban area, as defined by the United States Census Bureau.

Yes. The Project site is located within an urban area as defined by the US Census Bureau.
(a)(3) Project site meets any of the following criteria: ☒ (a)(3)(A) Has been previously developed with an urban
use.
(a)(3)(B) At least 75 percent of the perimeter of the site adjoins parcels that are developed with urban
uses.

Yes. 100 percent of the perimeter of the site adjoins
parcels that development with residential development, an urban use.
(a)(3)(C) At least 75 percent of the area within a onequarter mile radius of the site is developed with urban uses.
(a)(3)(D) For sites with four sides, at least three out of four sides are developed with urban uses and
at least two-thirds of the perimeter of the site
adjoins parcels that are developed with urban
uses.

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3 PRC § 21080.66 Criteria Project Complies?
(a)(4)(A) The project is consistent with the applicable general plan and zoning ordinance, as well as any applicable
local coastal program.
☒
Yes. The Project submitted a development application
(PL24-065) on November 22, 2024 under SB 330, and Staff has determined the Project is consistent with the applicable General Plan and zoning ordinance. The approval of a
density bonus, incentives or concessions, waivers or
reductions of development standards, shall not be grounds for determining that the project is inconsistent with the applicable general plan, zoning ordinance, or local coastal program.
(a)(5) The project will be at least one-half of the applicable density specified in subparagraph (B) of paragraph (3)
of subdivision (c) of Section 65583.2 of the
Government Code (for St. Helena, one-half of 20
du/ac = 10 du/ac).
☒
Yes. The Project is located in a suburban jurisdiction per HCD’s Default Denstiy categories pursuant to Government Code section 65583.2, which requires a density of at least 20 du/ac. Therefore, the Project must provide at least 10 du/ac.

The Project proposes 16.2 dwelling units/acre (41 du on

2.53 ac = 16.2 du/ac).
(a)(7) The project does not require the demolition of a historic structure that was placed on a national, state, or local historic register before the date a preliminary application was submitted for the project pursuant to
Section 65941.1 of the Government Code.
☒
Yes. There are no listed historic structures on a national, state, or local historic register on the Project site.
(a)(8) For a project that was deemed complete on or after January 1, 2025, no portion of the project is
designated for use as a hotel, motel, bed and
breakfast inn, or other transient lodging.
☒
Yes. The Project does not offer any hotel, motel, bed and breakfast inn, or other transient lodging uses.

Additional Site Details
(a)(6) The project satisfies all the requirements specified in paragraph (6) of subdivision (a) of Section 65913.4 of
the Government Code:

Yes. See below.

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4 PRC § 21080.66 Criteria Project Complies?
(a)(6)(A) Not located in any of the following coastal zone areas:
1) An area between the sea and the first public
road paralleling the sea or within 300 feet of
the inland extent of any beach or of the mean
high tideline of the sea where there is no
beach, whichever is the greater distance; or
2) Tidelands, submerged lands, public trust
lands, within 100 feet of any wetland, estuary,
or stream, or within 300 feet of the top of the
seaward face of any coastal bluff.
3) An area of the coastal zone that is not subject
to a certified local coastal program or a
certified land use plan.
4) An area of the coastal zone that is vulnerable
to five feet of sea level rise, as determined by
the National Oceanic and Atmospheric
Administration, the Ocean Protection Council,
the United States Geological Survey, the
University of California, or a local
government's coastal hazards vulnerability
assessment.
5) On a parcel within the coastal zone that is not
zoned for multifamily housing.
6) On a parcel in the coastal zone and located on
or within a 100-foot radius of a wetland, as
defined in Section 30121 of the Public
Resources Code, or on prime agricultural land,
as defined in Sections 30113 and 30241 of the
Public Resources Code.
☐
Yes. The City of St. Helena is not located within the Coastal zone. See coastal.ca.gov/maps/czb/.

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5 PRC § 21080.66 Criteria Project Complies?
(a)(6)(B) Not located on prime farmland or farmland of
statewide importance.
☒
Yes. The Project site is classified by the California
Department of Conversation on the California Important
Farmland Finder as “Urban and Built Up Land.” See
https://maps.conservation.ca.gov/dlrp/ciff/.
(a)(6)(C) Not located on wetlands, as defined in the United States Fish and Wildlife Service Manual.
☒
Yes. The Project site is developed and there is no evidence that wetlands exist onsite. Additionally, the National
Wetlands Inventory Surface Waters and Wetlands map
does not indicate the presence of wetlands onsite. See
https://fwsprimary.wim.usgs.gov/wetlands/apps/wetlandsmapper/. (a)(6)(D) Not located within a very high fire hazard severity zone or within the state responsibility area, unless the site has adopted specified fire hazard mitigation
measures.
☒
Yes. The Project site is not classified by the California Department of Forestry and Fire Protection (CAL FIRE) as a very high fire hazard severity zone nor is the site within the state responsibility area. See
https://osfm.fire.ca.gov/what-we-do/community-wildfirepreparedness-and-mitigation/fire-hazard-severity-zones. (a)(6)(E) Not located on a hazardous waste site, unless either of the following apply:
1) The site is an underground storage tank site
that received a uniform closure letter based on
closure criteria established by the State Water
Resources Control Board for residential use or
residential mixed uses.
2) The State Department of Public Health, State
Water Resources Control Board, Department
of Toxic Substances Control, or a local agency
making a determination pursuant
☒
Yes. The Project site is not identified by the Regional Water Quality Control Board or the Department of Toxic
Substances Control as a hazardous waste site. See
https://www.envirostor.dtsc.ca.gov/public/map/ and
https://geotracker.waterboards.ca.gov/.

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6 PRC § 21080.66 Criteria Project Complies?
to subdivision (c) of Section 25296.10 of the
Health and Safety Code, has otherwise
determined that the site is suitable for
residential use or residential mixed uses.
(a)(6)(F) Not located within a delineated earthquake fault zone as determined by the State Geologist in any official
maps published by the State Geologist, unless the
development complies with applicable seismic
protection building code standards adopted by the
California Building Standards Commission under the
California Building Standards Law, and by any local
building department.
☒
Yes. The Project site is not within a delineated earthquake fault zone as shown on the California Geologic Survey’s Seismic Hazards Program: Alquist-Priolo Fault Hazard
Zones map.
(a)(6)(G) Not located within a special flood hazard area subject to inundation by the 1 percent annual chance flood
(100-year flood) as determined by the Federal
Emergency Management Agency in any official maps
published by the Federal Emergency Management
Agency, unless either of the following apply:
1) The site has been subject to a Letter of Map
Revision prepared by the Federal Emergency
Management Agency and issued to the local
jurisdiction.
2) The site meets Federal Emergency
Management Agency requirements necessary
to meet minimum flood plain management
criteria of the National Flood Insurance
Program.
☒
Yes. A small portion of the Project site is designated by FEMA as Zone A (1% chance flood), however, this area is not proposed for development as it is within the City’s required 20-foot waterway setback. Because no
development is proposed within the 100-year floodplain, minimum flood plain management criteria of the National Flood Insurance Program do not apply. See image below.

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7 PRC § 21080.66 Criteria Project Complies?
(a)(6)(H) Not located within a regulatory floodway as
determined by the Federal Emergency Management
Agency in any official maps published by the Federal
Emergency Management Agency, unless the
development has received a no-rise certification.
☒
Yes. The Project site is not located within a regulatory floodway, as shown in the image above.

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8 PRC § 21080.66 Criteria Project Complies?
(a)(6)(I) Not located on lands identified for conservation in an adopted natural community conservation plan
pursuant to the Natural Community Conservation
Planning Act, habitat conservation plan pursuant to
the federal Endangered Species Act of 1973, or other
adopted natural resource protection plan.
☒
Yes. No portion of the City of St. Helena, including the Project site, is within a conservation plan area.
(a)(6)(J) Not located within a habitat for protected species identified as candidate, sensitive, or species of
special status by state or federal agencies, fully
protected species, or species protected by the federal
Endangered Species Act of 1973, the California
Endangered Species Act, or the Native Plant
Protection Act.
☒
As evidence in the Biological Resources Report, prepared for the Project by Monk & Associates, Inc., dated
November 21, 2024, there is no potential habitat for special status plant or animal species on site as the site is fully developed and surrounded by other developments.

Additionally, the site is not mapped by the United States Department of Fish and Wildlife’s (USFWS) as Critical
Habitat for Threatened & Endangered Species.
(a)(6)(K) Not located on lands under conservation easement. ☒ Yes. The Project site is not subject to any conservation easement.

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9 Tribal Consultation
Projects eligible for the statutory infill housing development exemption also must comply with the tribal notification requirements under PRC 21080.66(b). On September 4, 2025, pursuant to PRC 21080.66(b), the City provided formal notification via certified mail and email to each California Native American tribe that is traditionally and culturally affiliated with the Project site, as provided by NAHC, to invite those tribes to consult with the City as to the proposed Project, its location, and the Project’s potential effects on tribal cultural resources. One tribe, the Mishewal-Wappo Tribe of Alexander Valley, requested consultation, which the City initiated and participated in, and which concluded on November 10, 2025 in compliance with PRC 21080.66(b)(3)(F).

Standard Conditions of Approval
While there are no known tribal cultural resources on the Project site, per PRC 21080.66(b)(4), the Project will be conditioned to comply with binding conditions of project approval to protect any tribal cultural resources, included below. In addition, the requirement for the local government to condition the Project conduct a phase I environmental site assessment under PRC 21080.66(c) has been met by the applicant who submitted to the City a Phase I ESA, prepared by Stantec, dated May 7, 2024.

1. The project shall include tribal monitoring during all ground-disturbing activities, as follows:
a. Prior to issuance of a demolition permit or grading permit, whichever occurs first, the applicant/property owner shall retain the services of a Tribal Monitor. b. The Mishewal-Wappo Tribe of Alexander Valley shall designate the monitor. c. The tribal monitor shall comply with applicant’s site access and workplace safety requirements.
d. The applicant shall compensate the tribal monitor at a reasonable rate, determined in good faith, that aligns with customary compensation for cultural resource monitoring, taking into account factors such as the scope and duration of the project.

2. As applicable, tribal cultural resources shall be avoided where feasible, in accordance with subdivision (a) of Section 21084.3. In furtherance of this requirement, where feasible, the project applicant shall provide deference to tribal preferences regarding access to spiritual, ceremonial, and burial sites, and incorporate tribal traditional knowledge in the protection and sustainable use of tribal cultural resources and landscapes.

3. All treatment and documentation of tribal cultural resources shall be conducted in a culturally appropriate manner, consistent with Section 21083.9.

4. The applicant shall prepare a California Historical Resources Information System archaeological records search and a tribal cultural records search shall be completed for the project site.

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10 5. The applicant shall submit a Sacred Lands Inventory request to the Native American Heritage Commission.

6. The project shall comply with Section 7050.5 of the Health and Safety Code and Section 5097.98, including immediate work stoppage upon discovery of human remains or burial grounds, and treatment in accordance with applicable law and in consultation with the affected California Native American tribe.

Conclusion
As provided above, the proposed Project qualifies for statutory exemption from CEQA pursuant to PRC Section 21080.66 (Infill Housing Development Exemption). As such, no further environmental analysis under CEQA is required.

Mike Janusek, AICP
Senior Planner Consulting with M-Group

EXHBITS
A. Biological Resources Analysis, prepared by Monk & Associates, Inc., dated November 21, 2024

REFERENCES

1. Phase I Environmental Site Assessment (ESA), prepared by Stantec, May 7, 2024

2. Department of Housing and Community Development, Default Density Standard Option – 2020 Census Update, Memorandum for Planning Directors and Interested Parties, March 21, 2022
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1 Spring Grove Vesting Tentative Map: 2019 General Plan Consistency 2019 General Plan Policies Consistency Analysis
✓ – Consistent X– Inconsistent
? – Insufficient Information NA – Not Applicable
Land Use and Growth Management
LU1.1 Require new development to
occur within well-defined
boundaries and be consistent with
the ability to provide urban
services. New development should
mitigate infrastructure impacts by
using sustainable, best
management practices in green
building and stormwater
management and paying its share
of development impact fees, while
minimizing impacts on sewer,
water, energy, and natural
resources.

The proposed project is adjacent to existing
development, and can be provided with all required
services, including sewer, water, police, and fire. The project proposes best management practices in
stormwater management by providing bioretention
facilities. In addition, the project would be allelectric, provide solar panels, and include EV-ready garages. The project is conditioned to pay its share of development impact fees. The subdivision includes
one lettered lot, Parcel A, to contain the riparian
corridor not for development, which would preserve
natural resources.
✓
LU1.2 Allow urban development to
occur only within the Urban Limit
The proposed subdivision is within the Urban Service
Area.
✓
2019 General Plan Policies Consistency Analysis
✓ – Consistent X– Inconsistent
? – Insufficient Information NA – Not Applicable
Line. Consider an exception for onsite employee housing on Agricultural lands. Urban services,
such as sewer, water, and storm
drainage, will only be extended to
development within the Urban
Limit Line.

LU1.5 Require new development to
provide adequate infrastructure
and urban services, including
compliance with the policies and
implementing actions affecting
new development as set forth in
the Public Facilities and Services
Element.

The proposed subdivision is required to install all
required infrastructure and facilitate the provision
services.
✓
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2 LU2.1 Promote a mix of housing types
and price ranges that are
consistent with the Housing
Element RHNA categories of
housing affordability.

The project proposes development of a 41-unit
multifamily development consisting of a 3-bedroom
townhome-style condominium housing type, 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. The project proposes 19% affordable units 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.
✓
LU2.7 Ensure safe, walkable, and
bikeable residential
neighborhoods and vibrant, livable
streets.

The proposed project includes a continuous network
of pedestrian walkways with safe crosswalks
differentiated from vehicular circulation areas. The
project proposes passive open space amenities and
landscaping along the pedestrian walkways, and
complies with vision triangle requirements at the
project’s entrance at Spring Street. The project
would provide long-term bike parking within the
garage for each unit in addition to on-site bike racks.

The project is conditioned to repair the public
sidewalk along the frontage, as needed, and provide a
public bike lane, as applicable.
✓
LU2.D Continue to require residential
developers to contribute to the
provision of community facilities
and services (e.g. parks, recreation
facilities and programs, education
facilities, traffic and transportation
facilities, and services), consistent
with State law requiring a nexus
between project impacts and
required mitigation.

Conditions of approval require the applicant to pay
all applicable development impact fees.
✓
2019 General Plan Policies Consistency Analysis
✓ – Consistent X– Inconsistent
? – Insufficient Information NA – Not Applicable
Economic Sustainability
ES1.4 Encourage the creation of
workforce housing to support the
local employment base in keeping
with small town smart growth.

The project proposes development of a 41-unit
multifamily infill housing development, with 19%
affordable units for moderate income households
earning 120% or less of AMI. Four units will be
available to households earning less than 100% AMI
and four units will be available to households earning
less than 120% AMI.
✓
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3 Public Facilities and Services
PF1.1 Require that the approval of
new development be contingent
upon the ability of the City to
provide water without exceeding
the safe annual yield of its water
supply system.

The proposed project is conditioned to comply with
the City’s water neutrality policy prior to approval
of the Tentative Map. ✓
PF1.L Require that all new residential
housing projects incorporate “best
practices” for minimizing water
usage.

The proposed project will be required to adhere to
all applicable codes and requirements related to
water conservation through the building permit
review process.
✓
PF2.1 Ensure adequate sewage
treatment capacity at the City
treatment plant to meet the needs
of population growth, taking into
account the City’s Growth
Management System, the Regional
Housing Needs Allocation, and the
needs of non-residential users.

A study of sewer capacity prepared for the project’s
Tentative Map confirmed that capacity is available
to serve the proposed project.
✓
2019 General Plan Policies Consistency Analysis
✓ – Consistent X– Inconsistent
? – Insufficient Information NA – Not Applicable
PF2.C Urban services such as sewer,
water, and storm drainage will
only be extended to development
within the Urban Limit Line.

Exceptions will be permitted when
undue hardship can be
demonstrated and when proposed
improvements are not found to
induce growth.

The proposed project is within the Urban Limit Line.
✓
PF3.1 Ensure that new developments
provide adequate drainage
improvements and detention to
mitigate flooding from increased
stormwater runoff attributable to
the development.

The proposed project will provide all required onsite
drainage facilities to carry stormwater to the public
storm drain in Spring Street. ✓
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4 PF3.C Consistent with Municipal Code
Section 16.32.170, continue to
prohibit the creation of new
residential lots that will be subject
to periodic inundation from
floodwaters. New development
proposals on existing lots of record
must identify flood hazard areas
and mitigate all impacts to base
flood levels and potential flood
damage from grading, filling, and
construction through proper
drainage, construction, and
location of utilities, in accordance
with FEMA requirements.

No development is proposed within the 100-year
floodplain. While a small portion of the project site
is located within the FEMA-mapped 100-year
floodplain, the project is not subject to inundation
as no development is proposed within the 100-year
floodplain.
✓
PF5.4 Require that the approval of
residential, commercial, or
industrial development be
contingent upon the mitigation of
the impact of such development
on the St. Helena Unified School
District’s ability to serve schoolage children.

The proposed project is required to pay all
applicable development impact fees, including
school impact fees.
✓
2019 General Plan Policies Consistency Analysis
✓ – Consistent X– Inconsistent
? – Insufficient Information NA – Not Applicable
PF5.A Assist the School District in
collecting school facility
development fees generated by
new development. Partner with
the District to identify, establish,
and implement additional
measures to ensure that the
highest quality of education is
provided.

The proposed project is required to pay all
applicable development impact fees, including
school impact fees.
✓
Circulation
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5 CR2.1 Create a comprehensive bicycle
and pedestrian network that
enhances neighborhood
connectivity. Develop the system
as shown in Figure 5.4 to expand
and improve the pedestrian and
bikeway system.

The project is conditioned to provide public sidewalk
and bike lane improvements along the Spring Street
frontage, as applicable.
✓
CR2.C Require any new development
and modifications to existing
projects to provide bicycle and
pedestrian improvements and
amenities, consistent with
adopted Engineering Standards
and the St. Helena Bicycle Plan.

The project is conditioned to provide public sidewalk
and bike lane improvements along the Spring Street
frontage, as applicable.
✓
CR3.6 Support development of the
bikeway and pedestrian networks
to provide a convenient
opportunity for at least 20 percent
of commuters to get to work by
walking or bicycling.

The project proposes a centrally-located infill housing development project with convenient bicycle and
pedestrian opportunities. The proposed project
includes a continuous network of pedestrian
walkways with safe crosswalks. In addition, the
project would provide long-term bike parking within
the garage for each unit in addition to on-site bike
racks.
✓
2019 General Plan Policies Consistency Analysis
✓ – Consistent X– Inconsistent
? – Insufficient Information NA – Not Applicable
Community Design
CD1.1 Ensure high-quality design and
construction through a robust
design review process.

Design of the proposed townhomes built within the
proposed subdivision was reviewed as part of the
Minor Design Review for the project to determine
conformance with City policies and objective design
standards for residential projects, SHMC 17.16.040.
✓
CD1.8 Require, to the extent feasible,
that all new development include
underground utilities to minimize
their negative visual impact. In
addition, funding sources to
underground electrical lines shall
be sought so the undergrounding
of existing overheard lines can
occur over time.

The proposed project is conditioned to place all
utilities underground.
✓
Agenda Item #11.1.

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6 CD3.2 Ensure that new residential
designs contribute positively to
existing neighborhoods by
complementing character and
incorporating design features, such
as front porches, façade articulation
and stepbacks.

Design of the proposed townhomes built within the
proposed subdivision was reviewed as part of the
Minor Design Review for the project to determine
conformance with City policies and objective design
standards for residential projects, SHMC 17.16.040,
including those regulating building architecture. The
project will provide a variety of architectural
features including front porches, standing-seam
metal canopies, and facade articulation.
✓
2019 General Plan Policies Consistency Analysis
✓ – Consistent X– Inconsistent
? – Insufficient Information NA – Not Applicable
CD6.1 Ensure a connected circulation
system that maximizes pedestrian
and bicycle connectivity.

The proposed project includes a continuous
network of pedestrian walkways with safe
crosswalks differentiated from vehicular circulation
areas. The project would provide long-term bike
parking within the garage for each unit in addition
to on-site bike racks. The project is conditioned to
repair the public sidewalk along the frontage and
provide a bike lane within Spring Street, as
applicable.
✓
CD6.2 Promote the inclusion of bicycle
and pedestrian trails and bicycle
lanes throughout the City, as well
as connections to regional trail
systems, such as the Napa Valley
Vine Trail.

The project is conditioned to repair the public
sidewalk along the frontage and provide a bike lane
within Spring Street, as applicable. ✓
Open Space and Conservation
OS1.1 Preserve and enhance St.

Helena’s riparian corridors for
their value in providing wildlife
habitat, biodiversity, natural
drainage, and visual amenity.

The proposed project complies with the City’s 20-
foot-wide City waterway setback. The proposed
subdivision includes a 0.1-acre lettered lot, Parcel A, to contain the riparian corridor not for development.
✓
OS1.I Require new development to
be sited to maximize the
protection of native tree species,
riparian vegetation, important
concentrations of natural plants,
and sensitive wildlife habitat.

The project proposes to retain 19 native trees and
plant an additional 24 native trees. In addition,
consistent with this policy the project is conditioned to maximize the protection of native tree species, which
may be done by providing protective fencing around
trees to be retained. The project would implement
arborist best practices for tree protection for those
trees to be retained.

Agenda Item #11.1.

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7 OS1.O As part of new development,
avoid disturbance to and loss of
bird nests in active use by
scheduling vegetation removal
and new construction during the
non-nesting season (September
through January) or by
conducting a preconstruction
survey by a qualified biologist if
vegetation removal and
construction is initiated during
the nesting season (February
through August). Surveys for
nesting birds will be conducted
no earlier than 14 days prior to
tree removal and/or breaking
ground. In the event that nesting
birds are found, the project
applicant will consult with CDFG
and obtain approval for nestprotection buffers prior to tree removal and/or ground-breeding
activities. Nest protection buffers
will remain in effect until the
young have fledged.

The project is conditioned to perform a nesting
survey consistent with this standard.

Public Health, Safety and Noise
PS1.4 Promote an optimized land use
development pattern that
minimizes cumulative air quality
impacts from proposed
developments.

The proposed project is consistent with the General
Plan Land Use policy map. ✓
2019 General Plan Policies Consistency Analysis
✓ – Consistent X– Inconsistent
? – Insufficient Information NA – Not Applicable
PS2.C Adopt and enforce Title 24
Standards for all types of new
residential construction, including
single family dwellings, duplexes,
apartments, and dormitories.
• An interior maximum noise level of
LAdn-45 dBA in all habitable rooms
for all dwelling units;
• A maximum allowable interior noise
level for bedrooms of an hourly
The project is conditioned to ensure that exterior
outdoor mechanical equipment, including HVAC
equipment, is located away from property lines and
shall not exceed 60 dBA consistent with this policy.

Agenda Item #11.1.

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8 LAeq-35 dBA;
• A maximum noise level of LAdn-60
dBA for residential exterior activity
areas;
• If interior noise standards are met
by requiring windows to be closed,
cooling and outside air exchange
must also be provided in the
building’s design.

PS3.1 Minimize risk of injury, loss of
life and property damage from
seismically induced and other
known geologic hazards.

The proposed project will be required to conform
with all applicable building codes, and all
construction plans will be reviewed at the time of
building permit review.
✓
2019 General Plan Policies Consistency Analysis
✓ – Consistent X– Inconsistent
? – Insufficient Information NA – Not Applicable
PS3.3 The required soils and geologic
reports for new development shall
include geotechnical analysis for
construction in areas with
potential geological hazards
and/or for purposes of
environmental analysis. The
analysis shall investigate all
potential geo-hazard issues for the
site where there is substantial
evidence of a potential risk.

PS3.4 Geologic reports for new
development shall describe
hazards and include mitigation
measures to reduce risks to
acceptable levels. Where
appropriate, an engineer’s or
geologist’s certification shall be
required stating that risks have
been mitigated to an acceptable
level.

The project prepared a preliminary geotechnical
analysis and is required to submit a construction-level geotechnical analysis conforming with these
requirements at the time of building permit
submittal.
✓
PS3.A Require a soils and geologic
report to be submitted for new
construction prior to the issuance
of grading and building permits
and the submission of final maps.

The project prepared a preliminary geotechnical
analysis and is required to submit a construction-level geotechnical analysis at the time of building permit
submittal.
✓
Agenda Item #11.1.

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9 PS3.B Prohibit any development—
including any land alteration,
grading for roads, and structural
development—in areas of slope
instability or other geologic
concerns until mitigating measures
are taken to limit potential
damage to levels of acceptable
risk.

The proposed project does not involve any areas of
unstable slopes or other geologic concerns.
✓
PS3.E All development and
construction proposals shall be
reviewed by the City to ensure
conformance to applicable
building standards.

Recommendations of the
geotechnical analysis shall be
implemented.

Review of construction proposals will take place at
the time that plans are submitted. ✓
2019 General Plan Policies Consistency Analysis
✓ – Consistent X– Inconsistent
? – Insufficient Information NA – Not Applicable
PS4.6 Ensure that all streets and roads
are adequate in terms of width,
turning radius, and grade in order
to facilitate access by City
firefighting apparatus, and to
provide alternative emergency
routes of ingress and egress.

The proposed subdivision has been reviewed by the
Fire Department for conformance with all applicable
standards.
✓
PS5.1 Minimize the risk to people,
property and the environment
caused by flooding hazards. Site
new development to minimize
potential damage from a 100-year
flood. Continue to require that any
new development is constructed
FEMA standards. Prohibit the
siting of uses within Flood Hazard
Areas inconsistent with FEMA
standards that could result in
health and safety hazards,
including those due to the release
of chemicals or other substances
as a result of inundation or
erosion. Ensure that any new flood
protection projects comply with
federal and State standards.

No development is proposed within the 100-year
floodplain that would require construction with FEMA
standards. While a small portion of the project site is located within the FEMA-mapped 100-year
floodplain, no development is proposed within the
100-year floodplain.
✓
Agenda Item #11.1.

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10 Climate Change
CC1.1 Promote a “walkable” and
“bikeable” city.

The project proposes a centrally-located infill
housing development project with convenient
bicycle and pedestrian opportunities. The proposed
project includes a continuous network of pedestrian
walkways with safe crosswalks. In addition, the
project would provide long-term bike parking within
the garage for each unit in addition to on-site bike
racks that will promote walking and biking.
✓
2019 General Plan Policies Consistency Analysis
✓ – Consistent X– Inconsistent
? – Insufficient Information NA – Not Applicable
Parks and Recreation
PR1.4 Require park land dedications
or civic improvement fees on all
new residential, commercial, and
industrial developments to meet
the standard of 5.0 acres of parks
per 1,000 residents.

The proposed project is required to pay all
applicable development impact fees, including park
fees. ✓
PR6.1 Promote walking and bicycling
as safe and convenient modes of
transportation.

The project proposes a centrally-located infill
housing development project with convenient
bicycle and pedestrian opportunities. The proposed
project includes a continuous network of pedestrian
walkways with safe crosswalks. In addition, the
project would provide long-term bike parking within
the garage for each unit in addition to on-site bike
racks that will promote walking and biking.
✓
PR6.2 Develop a comprehensive
network of bicycle and pedestrian
trails to enhance bicycle and
pedestrian connectivity
throughout the city and the
region.

The project is conditioned to repair the public
sidewalk along the frontage and provide a bike lane
within Spring Street, as applicable. ✓
Agenda Item #11.1.

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11 PR6.3 Promote the inclusion of bicycle
and pedestrian trails, and bicycle
lanes throughout the city, as well
as connections to regional trail
systems, such as the Napa Valley
Vine Trail.

The project is conditioned to repair the public
sidewalk along the frontage and provide a bike lane
within Spring Street, as applicable. ✓
Agenda Item #11.1.

Page 200 of 487 ends

Notice of Action – Minor Design Review
and Density Bonus Approval
PL24-065
1447, 1505, and 1515 Spring St.
83578.00132\44400149.1
NOTICE OF ACTION –

MINOR DESIGN REVIEW AND DENSITY

BONUS APPROVAL
DATE: November 21, 2025
Via email to: [email protected]
TO: City Ventures
1185 Mason Street
San Francisco, CA 94123
FROM: Mike Janusek, AICP, Planning Consultant
RE: Notice of Action – Minor Design Review and Density Bonus Approval. Pursuant to St.

Helena Municipal Code Sections 17.05.080 and 17.29.040, the Community Development Director approves Minor Design Review and Density Bonus (PL24-065) (APNs 009-590-003, 009-590-005, and 009-590-010) in the High Density Residential (HR) and Medium Density Residential (MR) Zoning Districts.

PROJECT DESCRIPTION
The applicant filed the Minor Design Review and Density Bonus development application for review under SB 330, as part of a development application (also including a Vesting Tentative Subdivision Map and Demolition Permit) for a housing development project (“Project”). A complete application was deemed to have been submitted on May 13, 2025. City staff conducted a subsequent consistency analysis pursuant to Government Code section 65589.5(j)(2)(A)(i), and the Project was determined to have submitted an application consistent with applicable plans, programs, policies, ordinances, standards, requirements, or other similar provisions on November 11, 2025.

Minor Design Review
The Project proposes development of a 41-unit multifamily development consisting of six threestory 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, standing-seam metal accent canopies, 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 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 including 24 native trees and preservation of 19 native trees, common usable open space including a picnic area and seating, continuous pedestrian walkways, and bioretention facilities. Each unit would be all-electric and include solar panels, private patios and/or balconies, and EV-ready garage.

Agenda Item #11.1.

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Notice of Action – Minor Design Review
and Density Bonus Approval
PL24-065
1447, 1505, and 1515 Spring St.
83578.00132\44400149.1
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 with the Community Development Director serving as the review authority. 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). Because portions of the site zoned MR (1505 Spring Street) are for access purposes only, the HR development standards apply to the Project.

Density Bonus
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.1 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) and one concession and unlimited waivers. The Project does not request any Density Bonus units as it is within the allowable density range per the General Plan land use designation. The Project does not request any concessions, but does request 11 waivers to development standards. The City’s detailed determination of Density Bonus eligibility is included as Exhibit A.

FINDINGS
Pursuant to St. Helena Municipal Code (SHMC) Section 17.05.080(D), Minor Design Review Findings, the Community Development Director hereby finds that:

1. The Project is in conformance with the general plan and zoning ordinance; a. The Project is consistent with the intent of the High Density Residential and Medium Density Residential General Plan Land Use Designations, which accommodate a range of residential development types including multifamily dwelling uses. In addition, the Project is consistent with the general plan policies, including but not limited to those that encourage infill development near urban services (Policies LU1.1 and LU1.4), and the proposed density of 16.2 du/ac is within the allowed HR density. The Project as shown in the approved plan set (dated November 10, 2025) attached is in conformance with the City’s zoning ordinance development standards for the HR zoning district under SHMC Section

17.16.030 as well as other applicable objective development standards in the zoning ordinance.

2. The Project is in conformance with applicable design and development standards; 1 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 Ordianance.

Agenda Item #11.1.

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Notice of Action – Minor Design Review
and Density Bonus Approval
PL24-065
1447, 1505, and 1515 Spring St.
83578.00132\44400149.1
a. The Project conforms to the design and development standards set forth in SHMC Section 17.16, Residential Zoning Districts. Specifically, the Project meets all applicable objective design and development standards under: SHMC Sections

17.16.030, including setbacks, height, and lot coverage, and 17.16.040, including architectural features and roofline offset, and SHMC Chapters 17.24 (General Site Standards) including fence height and lighting requirements, 17.25 (Landscaping) including plant selection and irrigation, and 17.26 (Parking and Loading) including minimum required parking and stall dimensions. b. Additionally, the Density Bonus provisions waive compliance with certain development standards as noted in the attached Notice of Density Bonus Eligibility (Exhibit A).

3. The Project’s operating characteristics minimize potential negative impacts and land use conflicts;
a. The proposed use would be a multifamily residential project in a HR and MR zoning district and is surrounded by other residential uses including attached townhomes within the HR zoning district to the south and east and single-family homes within the MR zoning district to the north and west. As an infill residential project surrounded by similar residential land uses, there are no operating characteristics that would generate potential negative impacts and land use conflicts.

4. Adequate utilities, access roads, drainage, sanitation and other necessary facilities will be in place;
a. The proposed Project has adequate utilities, access roads, drainage, sanitation and other necessary facilities in that the Project will connect to existing sewer, storm drain, and water lines in Spring Street and the Project has been reviewed and approved by the Department of Public Works and the Fire Department. In addition, the Project will provide a 28-foot-wide driveway to provide vehicular access to Spring Street.

5. The project is categorically exempt under CEQA or other applicable environmental documents have been certified as complete and adequate; and a. The City has conducted environmental review for the 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 that the Project is statutorily exempt from CEQA pursuant to Public Resources Code Section 21080.66 as evidenced in the CEQA Exemption Memo included as Attachment 2.

6. The Project will not be detrimental to the public health, safety, and general welfare. a. The Project will not be detrimental to the public health, safety, or welfare because the Project proposes multifamily dwellings consistent with the General Plan land use designation and complies with all applicable development standards, except for requested relief through State Density Bonus Law. No adverse public health or safety impacts associated with this Project can be found that would allow the City to deny the Project under the Housing Accountability Act or State Density Agenda Item #11.1.

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Notice of Action – Minor Design Review
and Density Bonus Approval
PL24-065
1447, 1505, and 1515 Spring St.
83578.00132\44400149.1
Bonus. The City concludes (Fire, Public Works, Building, and Planning) that there are no specific adverse impacts that could reasonably result in denial of this Project.

APPEALS
This approval is subject to a 14-day appeal period per SHMC Section 17.12 (Procedures for Appeals). Anyone interested in appealing this approval must file an appeal with the Community Development Director within 14 days of the date of this letter. The letter of appeal must state: (1) the specific action objected to; (2) the action appellant requests the Planning Commission to take; (3) the reason for the appeal; and (4) the name, address, and telephone number of the appellant or contact person if there are multiple appellants and be accompanied by the appropriate fee.

Sincerely,
Mike Janusek, AICP
Senior Planner Consulting with M-Group
City of St. Helena Community Development Department
cc: Maya DeRosa, AICP, Community Development Director

Attachments:

1. Project Plans, dated November 10, 2025

2. CEQA Exemption Memo
Exhibits:

A. Notice of Density Bonus Eligibility
Conditions of Approval - Minor Design Review
Planning

1. 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.

2. 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.

Agenda Item #11.1.

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Notice of Action – Minor Design Review
and Density Bonus Approval
PL24-065
1447, 1505, and 1515 Spring St.
83578.00132\44400149.1

3. All applicable conditions for the Project shall be printed on grading and/or building plans for each permit set of drawings.

4. The applicant is responsible for implementing all applicable conditions of approval in any future City Council approval of the associated Vesting Tentative Subdivision Map (Planning File No. TSM25-001). In the event of a conflict between the conditions of approval of this Minor Design Review and any future adopted VTSM conditions of approval, the future adopted VTSM conditions of approval prevail.

5. The applicant is responsible for implementing all applicable conditions of approval in any future Planning Commission approval of the associated Demolition Permit (Planning File No. DP25-002).

6. To reduce disturbance of residents in the project vicinity, construction activities which generate noise that can be heard at the property line of any parcel of real property within the City limits shall be limited to 8:00 a.m. to 5:00 p.m. Monday through Saturday. Delivery of materials/equipment and cleaning and servicing of machines/equipment shall be limited to 7:00 a.m. to 6:00 p.m. Exceptions to these time restrictions may be granted by the Public Works Director for one of the following reasons: (1) inclement weather affecting work, (2) emergency work, or (3)other work, if work and equipment will not create noise that may be unreasonably offensive to neighbors as to constitute a nuisance. The City Engineer must be notified and give approval in advance of such work. No construction activities shall occur on Sundays or federal or local holidays that generate noise that can be heard at the property line of any parcel of real property within the City limits.

7. Mechanical equipment, including heating and air conditioning units, shall be located away from property lines and shall be shielded or enclosed to minimize noise levels. Noise generated shall not exceed 60 dBa, Ldn per noise-related policies of the St Helena General Plan, including policy PS2.C3 from the 2019 General Plan. For avoidance of doubt, mechanical equipment can be located on the roof if it meets the foregoing noise requirements.

8. The applicant or construction manager shall notify all contractors and subcontractors that no trespassing is allowed on adjoining properties.

9. Minor Design Review approval may only be extended or modified as provided for in SHMC Section 17.04.140 and Section 17.04.150.

10. Provided they are in general compliance with the approved Design Review, minor revisions found to be in substantial conformance with the approved design may be approved by the Community Development Director.

11. Construction documents shall indicate compliance with the final approved plans dated November 10, 2025 (Attachment 1) as approved through the Minor Design Review process.

12. A business license is required for all contractors and sub-contractors working on the project.

Agenda Item #11.1.

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PL24-065
1447, 1505, and 1515 Spring St.
83578.00132\44400149.1

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

14. Prior to approval of the Final Map, the applicant shall enter into an Affordable Housing Agreement with the City of St. Helena, which agreement shall be subject to review and approval by the St. Helena City Council pursuant to SHMC Section 17.30.040.B.1. The Affordable Housing Agreement shall be recorded in the Official Records of Napa County, and shall ensure that the project complies with the requirements of SHMC Section 17.30.030, inclusionary housing requirements.

15. Prior to issuance of building permit, the applicant shall pay any applicable affordable housing in-lieu fee pursuant to SHMC Section 17.30.030, for the 0.2-unit fraction of the proposed 41- unit project pursuant to the 20% affordable requirement.

16. Common usable open space amenities, including seating areas, and landscape improvements as shown in the approved project plans shall be installed prior to Certificate of Occupancy for the last building
Public Works: General Conditions

17. The applicant shall reference on construction drawings for all work in the public right of way City of St. Helena Construction Standards for all public improvements and utilities as applicable. Please utilize the 2025 updated standards, available from Public Works.

18. The developer shall be responsible for all City plan check, map check and inspection costs.

The developer shall deposit funds with the City upon the initiation of plan check services.

The amount of the initial deposit shall be determined by the City Engineer. Additional funds may be required based upon actual plan check and inspection costs.

Public Works: Fees

19. All Public Works Development Impact fees shall be due and payable at the time of issuance of building permit(s) for the improvements to which they are applicable, unless otherwise authorized by the City.

Public Works: Improvement Plan and Construction Conditions

20. All private water mains, sewer mains and storm drains shall be clearly labeled “Private” on the improvement plans.

21. Frontage improvements required. Improvements may include installation of ADA compliant driveways, sidewalk, bike lanes, curb and gutter replacements or repairs. All improvements shall be installed according to City Standards. Improvements shall be prescribed by the Public Works Director during the Building Permit phase.

22. An Encroachment Permit is required for all work within City right of way including obstructions, staging, or closures of the vehicular or pedestrian path of travel. Any damages to sidewalk, curb and gutter shall be repaired by the applicant. Applicant to keep roadway Agenda Item #11.1.

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PL24-065
1447, 1505, and 1515 Spring St.
83578.00132\44400149.1
and sidewalk clear of construction activities and debris (Building Permit Phase).

Public Works Water and Sanitary Sewer Improvements Conditions

23. Any modifications to the existing well, other than the installation or maintenance of pumping and storage equipment and connection to the onsite irrigation water distribution system as approved by City Council pursuant to the Water Neutrality Requirements, shall require an approved permit per section 13.16.060 of the St Helena Municipal Code. The applicant shall also submit a well permit application to, and receive a permit from, the Napa County department of environmental management pursuant to Chapter 13.12 of the Napa County Code and subsequent revisions. Demolition of the well shall go through Napa County and any other applicable agencies.

24. Backflow prevention devices shall be installed prior to issuance of a building permit; all public improvements utility connections shall be designed in accordance with the City of St.

Helena’s Construction Standards (SHMC 16.32.230) (Building Permit Phase).

25. If the bed, bank, channel, or riparian habitat of any streams, including but not limited to ephemeral streams, will be impacted, including but not limited overflow from stormwater facilities, the applicant shall submit a Lake or Streambed Alteration Notification to CDFW and obtain any necessary permit from CDFW and comply with the Streambed Alteration Agreement and permits, if issued (see: https://epims.wildlife.ca.gov/index.do). The Project shall also obtain any necessary authorization from the Regional Water Quality Control Board pursuant to the Clean Water Act and Porter Cologne Water Quality Control Act.

26. Stormwater Quantity: Prior to issuance of a building permit, onsite stormwater and drainage management shall be sufficiently demonstrated in the building plans per SHMC 16.32.070. a. Calculations required for pre and post development 10-year event. Plans shall demonstrate sufficient management of post development 10-year event. b. Plans shall demonstrate sufficient conveyance facilities for a 100-year event. c. Plans shall demonstrate drainage patterns which prevent diversion or inundation of neighboring properties.

27. A Stormwater Water Pollution Prevention Plan is required. The Plan shall detail all sitespecific stormwater management, BMPs and erosion control measures shall be submitted for review and approval by the City Engineer prior to the issuance of a building permit (Building Permit Phase).

28. The plans shall be prepared in accordance with the latest edition of the Bay Area Stormwater Management Agencies Association (BASMAA) Post-Construction Manual.

Compliance with BASMAA “Regulated Project” requirements shall be demonstrated on a sheet in the plan set. The Plan will be reviewed with the building permit application. Plans shall detail all measures as required and indicated in the submitted stormwater control plan.

A detailed Post-Construction Stormwater Control Plan (SWCP) that identifies and sizes all permanent post-construction stormwater treatment BMPs shall be prepared and submitted for review approval (Building Permit Phase).

29. Prior to Building Permit issuance, the applicant shall demonstrate that all proposed stormwater facilities comply with SHMC Sections 15.12.040 and 16.32.070. Excess or Agenda Item #11.1.

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1447, 1505, and 1515 Spring St.
83578.00132\44400149.1
concentrated drainage shall be contained on site or directed to an approved drainage facility.

Drainage improvements for runoff shall be engineered to minimize erosion through the use of rocked culvert inlets and outfalls, energy reducers, the correct location of culverts, etc.

30. All electrical energy and communication service laterals to any new building or structure shall be placed underground (SHMC 13.28.120) (Building Permit Phase).

Public Works Construction Conditions

31. Prior to Certificate of Occupancy for a building, the developer shall complete required improvements for that building in accordance with the approved improvement plans. A certificate of occupancy shall not be issued for any structure until required improvements are completed to the satisfaction of the City Engineer.

32. No grading or other construction shall be performed until the grading plans have been approved and signed by the City Engineer. Encroachment Permits and Building Permits will not be issued prior to the approval of the grading plans. An Encroachment Permit is required for any work within the City’s rights of way.

33. A Stormwater Pollution Prevention Plan (SWPPP) is required and the contractor shall adhere to it at all times during construction. The developer shall keep adjoining public streets free and clean of project dirt, mud, materials, and debris during the construction period, as is found necessary by the City Engineer.

34. Prior to the issuance of a grading permit, the developer shall provide evidence that a Notice of Intent has been submitted and received by the Regional Water Quality Control Board for a General Construction Activity Storm Water Permit. A copy of the project Storm Water Pollution Protection Plan shall be submitted to the City.

35. If any hazardous waste is encountered during the construction of this project, all work shall be immediately stopped and the Napa County Environmental Health Department, the Fire Department, the Police Department, and the City Inspector shall be notified immediately.

Work shall not proceed until clearance has been issued by all of these agencies.

36. Prior to final preparation of the subgrade and placement of base materials, all underground utilities shall be installed and service connections stubbed out behind the sidewalk. Public utilities, Cable TV, sanitary sewers, and water lines shall be installed in a manner which will not disturb the street pavement, curb, gutter and sidewalk, when future service connections or extensions are made.

37. Where soil or geologic conditions encountered in grading operations are different from that anticipated in the soil or geologic investigation report, or where such conditions warrant changes to the recommendations contained in the original soil investigation, a revised soil or geologic report shall be submitted for approval by the City Engineer. It shall be accompanied by an engineering and geological opinion as to the safety of the site from hazards of land slippage, erosion, settlement, and seismic activity. Additionally, if field conditions warrant installation of any subdrains, the location, size and construction details must be provided to the City for review and approval prior to construction.

Agenda Item #11.1.

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Notice of Action – Minor Design Review
and Density Bonus Approval
PL24-065
1447, 1505, and 1515 Spring St.
83578.00132\44400149.1

38. All streets, curbs, gutters, sidewalks or other public facilities damaged in the course of construction associated with this development shall be the responsibility of the Developer and shall be repaired to the satisfaction of the City at the Developer’s expense.

39. Dust control must be maintained to the City’s satisfaction.

40. A certificate of occupancy shall not be issued for any structure until required improvements are completed to the satisfaction of the City Engineer.

41. Prior to issuance of a building permit, an approved Grading Permit will be Required.

42. No City supplied water use is permitted for construction activities (Building Permit Phase).

43. Inspection by Public Works Staff is required for utility installations (Building Permit Phase).

Fire

44. Prior to issuance of future building permits, all construction plans for homes shall include NFPA13 fire sprinklers as required by the City of St. Helena Fire Department.

45. Prior to issuance of a building permit, plans shall, consistent with the VTMAP, continue to exhibit compliance with the current St. Helena Fire Code, as adopted and codified in St.

Helena Municipal Code Chapter 15.36.

46. One hour minimum fire resistant construction on all exterior walls within 10’ of property boundary is required. Fire resistant construction of interior walls shall be determined by type of occupancy.

47. Any gates installed to control vehicular access to a property are required to be setback 30- feet from the property line and/or edge of pavement, whichever is greater. No vehicle gates may be installed without Fire Department and Public Works Department review and explicit approval.

Building

48. The applicant will be required to comply with the CBC codes adopted at the time the applicant applies for a building permit, or as dictated by state law. The City of St. Helena will utilize the 2025 California Building Code series, starting January 1, 2026.

49. When submitting plans for a building permit, the plans shall include all documentation listed on the building permit application checklist, including a construction-level geotechnical report.

50. The applicant shall provide a Construction Waste Management Plan with the building permit application.

51. The plans for construction shall include a checklist for compliance with the California Green Building Standards Code, mandatory measures. Provide a reference on the checklist indicating where the mandatory measures can be found on the plans.

52. When submitting plans, the Title Page shall include all information referenced on the building permit application checklist Title Page requirements.

Agenda Item #11.1.

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Notice of Action – Minor Design Review
and Density Bonus Approval
PL24-065
1447, 1505, and 1515 Spring St.
83578.00132\44400149.1

53. Building permit application materials and plans shall include any documentation pertaining to special loads applicable to the design and the specified section of the code that addresses the condition; special inspections for any systems or components requiring special inspection; requirements for seismic resistance; and a complete list of deferred submittals at time of application.

54. Any deferral of the required submittal items shall have prior approval of the Building Official, however, deferral of the fire sprinkler design is not allowed.

55. A separate permit submittal is required for generators, fire sprinkler/standpipe systems, fire pumps, fire alarms, and PV-systems.

56. At the time of building permit submittal, EV parking shall be fully detailed to demonstrate compliance with required EV charging per 4.106.4.2.2 and4.106.4 of the California Green Building Standards Code.

57. Plans shall comply with Chapter 11A CBC ADA requirements for residential units, and Chapter 11B CBC for common areas, as applicable.

Agenda Item #11.1.

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City of St. Helena
Community Development
Department 1088 College Avenue
St. Helena, CA 94574
November 21, 2025
City Ventures
Attn: Kelso Barnett
1185 Mason Street
San Francisco, CA 94123
VIA EMAIL: [email protected]
Re: Notice of Density Bonus Eligibility
Spring Grove Multifamily (File #PL24-065) – SB 330 Minor Design Review and Density Bonus
Density Bonus Eligibility
Thank you for your application seeking a Density Bonus for the Spring Grove Multifamily project, a proposed 41-unit, 19% affordable, multifamily development in St. Helena for moderate income households earning 120% or less of Area Median Income (AMI ). Planning staff has reviewed your Density Bonus application and deemed the application complete. In accordance with CA Gov’t Code § 65915, subd. (a)(3) (D)(i), you are hereby notified that your project is eligible for a 14% State Density Bonus pursuant to CA Gov’t Code § 65915, subd. (f)(4). State Density Bonus eligibility is calculated as follows:

Project Profile
The Spring Grove Multifamily project proposes 41 dwelling units for sale to persons and families earning less than 120% AMI.

Project Site Area: 2.53 gross acres
Total Units Proposed: 41 dwelling units (du)
Site Land Use Designation: High Density Residential
Site Zoning District: High Density Residential (HR)
Maximum Density per General Plan: 16.1-28 du/gross acre Maximum Units per General Plan: 2.53 gross acres x 28 du/ac = 70.8 Density Desired: 16.2 du/ac
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Calculation of State Density Bonus of 80%
Base Project, Total Units 41
Market Rate Units 33
Affordable Units 8
Percent Affordable 19.5%1
State Density Bonus 19% of the units for sale to moderate income households results in a 14% increase in the
maximum allowable residential density and
1 incentives or concessions
Maximum Density Allowed 33 du/ac
Density Bonus Units Requested 0
Requests for Concessions and Waivers
In accordance with CA Gov’t. Code § 65915, subd. (d)(2)(A), the proposed project is entitled to a maximum of one incentives or concessions. No concessions from current City of St.

Helena development standards resulting in identifiable cost reductions have been requested pursuant to CA Gov’t Code § 65915, subd. (d)(1). In addition, the applicant has requested 11 waivers to development standards that will have the effect of physically precluding construction of the development pursuant CA Gov’t. Code § 65915, subd. (e)(1). The requested waivers are described below.

Waivers

1. Interior Side Setback. Per SHMC Table 17.16.030.B, the minimum interior side setback is 10 feet. The proposed interior side setback is 8 feet, which does not comply with this standard. The City acknowledges strict compliance with the side setback would physically preclude development of the project at the densities allowed under State Density Bonus Law. The project site is comprised of irregularly shaped parcels with a required 20-foot waterway setback, a required 26-foot-wide minimum Fire access lane, a required 12-foot minimum separation between rowhouse blocks, and pedestrian walkway requirements, that, collectively, constrain the ability to meet the interior side yard setback at Building 1, Building 2, and Building 5. Therefore, the City accepts information regarding the requested Density Bonus waiver to SHMC Table 17.16.030.B for interior side setback as adequate for the City to make a determination as to this waiver request.

2. Private Ground Floor Open Space. Per SHMC Table 17.16.030.B, 60 square feet of private ground floor open space per unit is required. While the project provides a total 5,595 square feet of private ground floor open space, four end units do not provide any.

The City acknowledges strict compliance with this standard would physically preclude development of the project at the densities allowed under State Density Bonus Law.

Specifically, Buildings 1 and 6 contain end units with no private patios due to the irregular shape of the lots, minimum 26-foot-wide Fire access lane, minimum 10-foot interior side setback, and ability of the developer to provide garage parking and 1 Per CA Gov’t. Code § 65915, subd. (f)(4) 19% of the units, including total units and density bonus units, are for sale to moderate income households, as defined by Section 50079.5 of the Health and Safety Code, the project is eligible for an 14% increase in the maximum allowable residential density.

Agenda Item #11.1.

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efficiently stacked units. Therefore, the City accepts information regarding the requested Density Bonus waiver to SHMC Table 17.16.030.B for private ground floor open space as adequate for the City to make a determination as to this waiver request.

3. Minimum Landscape Area. Per SHMC Table 17.16.030.B, the minimum landscape area is 25% of the lot area, or 27,552 square feet. This standard is not met as 23,030 square feet of landscaping is provided. The City acknowledges strict compliance with this standard would physically preclude development of the project at the densities allowed under State Density Bonus Law. Specifically, the project is comprised of irregularly shaped parcels with a 26-foot-wide minimum Fire access lane and a minimum 3-foot-wide landscape planter requirement, that, collectively, constrain the ability to meet the minimum landscape area requirement. The project also provides additional hardscaped private open space areas that do not count toward the minimum landscape area including 5,595 square feet of private ground floor open space through patios and additional private open space through balconies. Therefore, the City accepts information regarding the requested Density Bonus waiver to SHMC Table 17.16.030.B for minimum landscape area as adequate for the City to make a determination as to this waiver request.

4. Paved/Hardscaped Area. Per SHMC Table 17.16.030.B, the maximum paved/hardscaped area within the required front setback is 30%. The project proposes 360 square feet of hardscape area within the front setback, or 41%, which exceeds this requirement. The City acknowledges strict compliance with the paved/hardscape area standard would physically preclude development of the project at the densities allowed under State Density Bonus Law. Specifically, the project site is comprised of irregularly shaped parcels with a required 26-foot-wide minimum Fire access lane that constrain the ability to reduce paved areas within the required front setback. Therefore, the City accepts information regarding the requested Density Bonus waiver to SHMC Table

17.16.030.B for paved/hardscaped area as adequate for the City to make a determination as to this waiver request.

5. Minimum Distance to Interior Drive Aisle. Per SHMC Section 17.16.040.A.7.e, the minimum distance from the back of any drive aisle or walkway interior to a site must be 10 feet to the garage door and five feet to any living area or covered porch. The project does not comply with this standard as 39 of the units do not provide at least 10 feet between the garage and the drive aisle. The City acknowledges strict compliance with the parking frontage standard would physically preclude development of the project at the densities allowed under State Density Bonus Law. Specifically, the project site is comprised of irregularly shaped parcels with a required 20-foot waterway setback and a required 26-foot-wide minimum Fire access that constrain the ability to provide at least 10 feet between the drive aisle and the garages. Therefore, the City accepts information regarding the requested Density Bonus waiver to SHMC Section 17.16.040.A.7.e for minimum distance to drive aisle as adequate for the City to make a determination as to this waiver request.

6. Driveway Curb Cuts. Per SHMC Section 17.16.040.A.7.g, where individual driveways are accessed by a private or shared drive, a maximum of one driveway curb cut is allowed for each 50 feet of street frontage. The project provides private streets with individual curb cuts for each unit’s garage, and does not meet this standard. The City acknowledges strict compliance with this standard would physically preclude development of the project Agenda Item #11.1.

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at the densities allowed under State Density Bonus Law. Specially, the project site is comprised of irregularly shaped parcels with a required 20-foot waterway setback and a required 26-foot-wide minimum Fire access lane that constrain the ability to provide at least 50 feet between curb cuts. Therefore, the City accepts information regarding the requested Density Bonus waiver to SHMC Section 17.16.040.A.7.g for driveway curb cuts as adequate for the City to make a determination as to this waiver request.

7. Full Height Recesses. Per SHMC Section 17.16.040.C.1.h, where a new multifamily development is built adjacent to existing lower-scaled residential development, the facade opposite the existing lower-scaled residential development shall incorporate at least one full-height recess a minimum two feet in depth. While the primary elevations of each building contain at least one full-height recesses of at least 2 feet, there is one instance where the side elevation of Building 5, with a 1.5-foot full-height recess, faces existing lower-scaled development. The required 20-foot waterway setback, 10-foot side yard setback, and ability of the developer to provide garage parking and efficiently stacked units, collectively, constrain the ability to meet this standard. The City acknowledges strict compliance with full-height recess standard would physically preclude development of the project at the densities allowed under State Density Bonus law. Therefore, the City accepts information regarding the requested Density Bonus waiver to SHMC Section

17.16.040.C.1.h for full-height recess as adequate for the City to make a determination as to this waiver request.

8. Attached Rowhouse Block. Per SHMC Section 17.16.040.C.2.b, blocks of attached rowhouses must be a minimum of three units and a maximum of eight units. Building 2 does not meet this standard as 9 units are proposed. The City acknowledges strict compliance with this standard would physically preclude development of the project at the densities allowed under State Density Bonus Law. Specially, the 12-foot minimum separation requirement between rowhouse blocks and pedestrian walkway requirements constrain the ability to shift units between buildings. Therefore, the City accepts information regarding the requested Density Bonus waiver to SHMC Section

17.16.040.C.2.b to the maximum number of units in a rowhouse bock as adequate for the City to make a determination as to this waiver request.

9. Entry Design. Per SHMC Section 17.16.040.C.3.b.i, individual ground floor entrances to units within a multifamily development must be visible and directly accessible from the right of way or a shared pathway. This standard is not met for two of the end units in Buildings 1 and 6 where direct pedestrian access is not provided from a walkway. The City acknowledges strict compliance with this standard would physically preclude development of the project at the densities allowed under State Density Bonus Law.

Specifically, the project site is comprised of irregularly shaped parcels with a required 26-foot-wide minimum Fire access lane that constrain the ability to provide additional walkways along Streets B and C. Therefore, the City accepts information regarding the requested Density Bonus waiver to SHMC Section 17.16.040.C.3.b.i for entry design as adequate for the City to make a determination as to this waiver request.

10. Common Outdoor Recreation Space Visibility. Per SHMC Section 17.16.040.C.4.c, common outdoor recreation space must be visible from a minimum of 50% of the units and be visible to the residents of the project for which the space is provided. The project includes two common outdoor recreation spaces toward the front of the site that are visible from 29% of the units and does not comply with this standard. The City Agenda Item #11.1.

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acknowledges strict compliance with this standard would physically preclude development of the project at the densities allowed under State Density Bonus Law.

Specifically, the project is required to provide common open space with a minimum dimension of 15-feet-wide, a minimum 26-foot-wide Fire access lane, and stormwater facilities that, collectively, constrain the ability to provide centralized common open space or additional perimeter common open space visible from at least 50% of the units.

Therefore, the City accepts information regarding the requested Density Bonus waiver to SHMC Section 17.16040.C.4.c for common outdoor recreation space visibility as adequate for the City to make a determination as to this waiver request.

11. Long-Term Bicycle Parking Size. Per SHMC Section 17.26.080.B.4, two feet of clearance shall be provided between bicycle parking spaces and adjacent walls and five feet of clearance shall be provided from vehicle parking spaces. The project proposes long-term bicycle parking with private garages for each unit and does not meet the minimum clearance standards. The City acknowledges strict compliance with this standard would physically preclude development of the project at the densities allowed under State Density Bonus Law. Specifically, this standard is intended for communal bike rooms and implementation is not practicable when applied to long-term bicycle parking within individual garages. The project will provide a wall-mounted bike rack within each individual garage. Therefore, the City accepts information regarding the requested Density Bonus waiver to SHMC Section 17.26.080.B.4 for minimum long-term bicycle parking size as adequate for the City to make a determination as to this waiver request.

Pursuant to CA Gov’t Code § 65915(a)(3) (D)(i)(III) and SHMC Chapter 17.29, you are hereby notified that (1) the project is eligible for a 14% density bonus based on the project including a total of 41 units with 8 units being deed restricted to moderate income households; and (2) the information provided regarding the requests for waivers from developments standards is adequate for the City to make a determination as to those requested waivers for the reasons detailed above. Please note that this Notice of Density Bonus Eligibility should not be construed as a granting of those requested waivers.

An affordable housing agreement pursuant to SHMC Section 17.29.030 is required for the project.

Sincerely,
Mike Janusek, AICP
Senior Planner Consulting with M-Group
cc: Maya DeRosa, AICP, Community Development Director
Exhibit A: Written Statement Excerpt with Density Bonus Requests, prepared by City Ventures, dated November 14, 2025.

Agenda Item #11.1.

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6 waivers. City Ventures reserves the right to request additional concessions (as we currently have the right to use two) or waivers/incentives under the State Density Bonus Law at a later time.

Density Bonus Waiver Requests
Waiver St. Helena Municipal Code

1. Full Height Recesses 17.16.040.C.1.h

2. Rowhouse: 8-unit Max 17.16.040.C.2.b

3. Units on Common Open Space 17.16.040.C.4.c

4. Minimum Distance: Drive Aisle/Walkway 17.16.040.A.7.e

5. Private Ground Floor Open Space 17.16.030.B

6. Driveway Curb Cuts 17.16.040.A.7.g

7. Entry Design 17.16.040.C.3.b.i

8. Maximum Paved/Hardscaped Area 17.16.030.B

9. Long-Term Bicycle Parking 17.26.080.B

10. Minimum Landscape Area 17.16.030.B

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2. SHMC 17.16.040.C.2.b: Blocks of attached rowhouses must be a minimum of three units and a maximum of eight units.

Agenda Item #11.1.

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The proposed project complies with the required 5-foot setback to living areas but does not meet the 10- foot setback to garage doors for certain units accessed from the internal drive aisle.

5. SHMC 17.16.030.B: Private Ground Floor Open Space: 60 square feet of private ground floor open space per unit is required.

Agenda Item #11.1.

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This would directly reduce the achievable unit count and physically preclude the project from meeting the minimum permitted density under Government Code § 65915.

7. SHMC 17.16.040.C.3.b.i: Entry Design. Individual ground floor entrances to units within a multifamily development must be visible and directly accessible from the right of way or a shared pathway.

8. SHMC 17.16.030.B: Maximum Paved/Hardscaped Area: The maximum paved/hardscaped area is 30% within the required front setback.

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10 as accommodate multiple pedestrian pathways. These circulation elements are essential to provide safe, functional, and code-compliant access to all parts of the project.

10. SHMC 17.16.030.B: Minimum Landscape Area. Per the table, the minimum landscape area is 25% of the lot area, of 27,552 square feet.

Agenda Item #11.1.

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11. SHMC 17.16.030.B: Interior Side Yard Setback. Per the table, the interior side yard setback in the HR zoning district is 10-feet.

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12 number of homes or materially reconfiguring the site in a way that would reduce the project below the minimum density necessary to qualify under the Housing Element and Density Bonus provisions.

Agenda Item #11.1.

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Kelso G. Barnett, Senior Director of Development
November 14, 2025
Agenda Item #11.1.

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MONK & ASSOCIATES INC
1136 Saranap Avenue Suite Q | Walnut Creek, CA 94595 | (925) 947-4867 | www.monkassociates.com

BIOLOGICAL RESOURCES ANALYSIS

SPRING GROVE PROJECT
ST. HELENA, CALIFORNIA
November 21, 2024
Prepared for
City Ventures
444 Spear Street Ste 200
San Francisco, California 94105
Contact: Mr. Kelso Barnett
Email: [email protected]
Prepared by
Monk & Associates, Inc.
1136 Saranap Avenue, Suite Q
Walnut Creek, California 94595
Contact: Mr. Mark Jasper
[email protected]
Agenda Item #11.1.

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CEQA Biological Resources Analysis
Spring Grove Project
St. Helena, California
2 TABLE OF CONTENTS

1. INTRODUCTION ............................................................................................................................ 1

2. FINDINGS ........................................................................................................................................ 3

3. PROJECT LOCATION AND SETTING ........................................................................................ 4

4. PROPOSED PROJECT .................................................................................................................... 4

5. ANALYSIS METHODS .................................................................................................................. 4

6. RESULTS OF RESEARCH AND PROJECT SITE ANALYSES ................................................ 4

6.1 Topography and Hydrology .................................................................................................... 4

6.2 Plant Communities and Associated Wildlife Habitats ........................................................... 5

6.2.1 ANTHROPOGENIC COMMUNITIES ............................................................................................ 5

6.2.2 RIPARIAN WOODLAND ............................................................................................................. 6

6.2.3 RUDERAL HERBACEOUS .......................................................................................................... 6

6.3 Wildlife Corridors .................................................................................................................... 6

7. SPECIAL STATUS SPECIES ........................................................................................................ 7

7.1 Definitions ................................................................................................................................ 7

7.2 Potential Special-Status Species on the Project Site ............................................................... 9

8. STATE AND FEDERAL REGULATIONS PERTINENT TO THE PROPOSED PROJECT .... 9

8.1 Federal Endangered Species Act ............................................................................................. 9

8.1.1 RESPONSIBLE AGENCY .......................................................................................................... 11

8.1.2 APPLICABILITY TO THE PROPOSED PROJECT ......................................................................... 11

8.2 Federal Migratory Bird Treaty Act ....................................................................................... 12

8.2.1 APPLICABILITY TO THE PROPOSED PROJECT ........................................................................ 12

8.3 California Endangered Species Act ...................................................................................... 12

8.3.1 SECTION 2081 OF THE CALIFORNIA ENDANGERED SPECIES ACT ........................................ 12

8.3.2 APPLICABILITY TO THE PROPOSED PROJECT ........................................................................ 14

8.4 The Clean Water Act ............................................................................................................. 14

8.4.1 SECTION 404 OF THE CLEAN WATER ACT ............................................................................ 14

8.4.2 SECTION 401 OF THE CLEAN WATER ACT ............................................................................ 14

8.4.3 APPLICABILITY TO THE PROPOSED PROJECT ........................................................................ 15

9. CALIFORNIA DEPARTMENT OF FISH AND WILDLIFE PROTECTIONS ......................... 15

9.1.1 SECTION 1602 OF CALIFORNIA FISH AND GAME CODE ........................................................ 15

9.1.2 APPLICABILITY TO THE PROPOSED PROJECT ........................................................................ 16

9.2 California Fish and Game Code § 3503, 3503.5, 3511, and 3513 ....................................... 16

9.2.1 APPLICABILITY TO THE PROPOSED PROJECT ........................................................................ 16

10. CITY OF ST. HELENA GENERAL PLAN ............................................................................... 17

10.1 Open Space and Conservation Element .............................................................................. 17

10.1.1 TOPIC 1: NATURAL HABITAT AND BIODIVERSITY .............................................................. 17

10.1.2 TOPIC 2: OPEN SPACE .......................................................................................................... 21

10.1.3 TOPIC 3: WATER QUALITY AND CONSERVATION ............................................................... 21

10.1.4 TOPIC 4: A HEALTHY LIVING ENVIRONMENT .................................................................... 22

11. CITY OF ST. HELENA TREE ORDINANCE - CHAPTER 12.24 TREES AND OTHER VEGETATION .............................................................................................................................. 23

11.1 Chapter 12.24.010 Findings and Purpose ........................................................................... 23

11.2 Chapter 12.24.020 Definitions ............................................................................................ 23

11.3 Chapter 12.24.090 General Provisions ............................................................................... 24

11.4 Chapter 12.24.130 Pruning, Maintenance and Removal of Protected Trees ..................... 24

11.5 Chapter 12.24.140 Damage to Protected Trees .................................................................. 24 Agenda Item #11.1.

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CEQA Biological Resources Analysis
Spring Grove Project
St. Helena, California
ii

11.6 Chapter 12.24.150 Protection of Protected Trees During and After Construction Activity ...................................................................................................................................................... 25

11.6.1 APPLICABILITY TO THE PROPOSED PROJECT ...................................................................... 25

12. CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA) REGULATIONS ................. 25

12.1.1 APPLICABILITY TO THE PROPOSED PROJECT ...................................................................... 26

13. IMPACTS ANALYSIS ................................................................................................................ 27

13.1 Significance Criteria ............................................................................................................ 27

13.1.1 THRESHOLDS OF SIGNIFICANCE .......................................................................................... 27

14. IMPACT ASSESSMENT AND STANDARD CONDITIONS OF APPROVAL .................... 28

14.1 Impact BIO-1: With Compliance with Applicable General Plan Policies, Development of the Proposed Project Would Not Have a Potentially Significant Impact on Nesting Raptors and Passerine Birds (No Peculiar Impact) .................................................................................. 29

14.2 Standard Condition of Approval BIO-1. Nesting Birds ..................................................... 30

15. LITERATURE CITED ................................................................................................................. 31

FIGURES
(At Back of Report)
Figure 1. Spring Grove Project Regional Map
Figure 2. Spring Grove Project Location Map
Figure 3. Aerial Photograph of the Spring Grove Project Site TABLES
(At Back of Report)
Table 1. Plant Species Observed on the Spring Grove Project Site Table 2. Wildlife Species Observed on the Spring Grove Project Site

ATTACHMENTS
(At Back of Report)
Attachment A. Illustrative Site Plan and Site Layout Map, Spring Grove Project, Prepared by Adobe Associates, Inc., October 1, 2024.

Agenda Item #11.1.

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CEQA Biological Resources Analysis
Spring Grove Project
St. Helena, California
2 1. INTRODUCTION
On behalf of City Ventures (the applicant), Monk & Associates, Inc. (M&A) has prepared this Biological Resources Analysis in accordance with the California Environmental Quality Act (CEQA) (Pub. Resources Code §§ 21000 et seq.) and the CEQA Guidelines (14 Cal. Code Regs §§ 15000 et seq) for the proposed Spring Grove Project (hereinafter, the “Spring Grove project” or the “project”) located southwest of the intersection of Spring Street and St. James Drive in St.

Helena, California (Figures 1, 2, and 3). The purpose of our analysis is to provide a description of existing biological resources on the project site and to identify potentially significant impacts that could occur to sensitive biological resources from the construction of a proposed residential housing development (the project).

Biological resources include common plant and animal species, and special-status plants and animals as designated by the U.S. Fish and Wildlife Service (USFWS), California Department of Fish and Wildlife (CDFW), National Marine Fisheries Service (NMFS), and other resource organizations including the California Native Plant Society. Biological resources also include waters of the United States (U.S.) and State, as regulated by the U.S. Army Corps of Engineers (Corps), California Regional Water Quality Control Board (RWQCB), and CDFW.

This Biological Resources Analysis was prepared in accordance with CEQA Guidelines Sections 15183 and 15332 (Class 32). Section 15183 provides a streamlined review of the environmental impacts of the project by tiering from the program level analysis prepared for the City of St.

Helena General Plan and its certified Environmental Impact Report (EIR), thereby focusing the analysis to potential environmental impacts of the project relative to the impacts analyzed in the General Plan EIR. Section 15183 of the CEQA Guidelines mandates that projects which are determined to be consistent with the development density established by existing zoning, community plan, or general plan policies for which an EIR was certified shall not require additional environmental review, except as might be necessary to examine whether there are project-specific significant effects which are peculiar to the project or its site. The analysis provided herein relies upon the program level analysis prepared for the 2040 City of St. Helena General Plan Update (City of St. Helena 2019) and its EIR (SCH No. 2010042001), which was certified in 2018.

Article 19 of the CEQA Guidelines includes a list of classes of projects that have been determined to not have a significant effect on the environment and as a result, are exempt from review under CEQA. Among the classes of projects that are exempt from CEQA review are Class 32 projects, which are projects characterized as in‐fill development that meet the following conditions:
• Consistent with the applicable general plan designation and all applicable general plan policies as well as with applicable zoning designation and regulations; • Occurs within city limits, on a project site of no more than five acres, substantially surrounded by urban uses;
• The project site has no value as habitat for endangered, rare or threatened species; • Approval of the project would not result in any significant effects relating to traffic, noise, air quality or water quality; and
• The project site can be adequately served by all required utilities and public services.

Agenda Item #11.1.

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CEQA Biological Resources Analysis
Spring Grove Project
St. Helena, California
2 Even if a project meets all of the above conditions, it is ineligible for the Class 32 exemption if any of the following exceptions apply:
• Cumulative Impact. All exemptions for these classes are inapplicable when the cumulative impact of successive projects of the same type in the same place, over time is significant.
• Significant Effect. A categorical exemption shall not be used for an activity where there is a reasonable possibility that the activity will have a significant effect on the environment due to unusual circumstances.
• Scenic Highways. A categorical exemption shall not be used for a project which may result in damage to scenic resources, including but not limited to, trees, historic buildings, rock outcroppings, or similar resources, within a highway officially designated as a state scenic highway. This does not apply to improvements which are required as mitigation by an adopted negative declaration or certified EIR. • Hazardous Waste Sites. A categorical exemption shall not be used for a project located on a site which is included on any list compiled pursuant to Section 65962.5 of the Government Code.
• Historical Resources. A categorical exemption shall not be used for a project which may cause a substantial adverse change in the significance of a historical resource.

This CEQA Analysis describes the project and its environmental setting, including the project site’s existing conditions and applicable regulatory requirements, and provides an assessment of the project’s eligibility for the 15183 exemption and Class 32 exemption as related to biological resources. For Section 15183, this report analyzes consistency with the City of St. Helena General Plan. For the Class 32 analysis, this report examines whether the project site would have value as habitat for endangered, rare or threatened species.

All adopted mitigating General Plan policies and mitigation measures identified in the General Plan EIR that apply to the project are identified herein. Pursuant to local requirements, the project is required to incorporate or comply with all applicable mitigation measures identified in the City of St. Helena General Plan EIR, uniformly applied development standards, and other uniformly applied development standards. Based on the analysis below, the project has no peculiar impacts on biological resources and qualifies for a General Plan Exemption pursuant to CEQA Guidelines Section 15183. In addition, the project site does not contain habitat for threatened, endangered, or rare species.

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St. Helena, California
3 2. FINDINGS
The Spring Grove project site consists of three residential properties that are currently occupied.

It does not provide potential habitat for any special-status plant or animal species. Additionally, there are no wetlands or other waters of the U.S./State on the project site. There is a seasonal drainage just south of the southern project site boundary. This drainage supports native oak trees and non-native ornamental bushes and trees (which would be considered a “riparian canopy”).

The riparian canopy from these trees extends onto the project site. Under the current development proposal, there are no trees slated for trimming or removal within 25 feet of the top of bank of this drainage. If this changes in the future, any plans to alter or remove any of the trees located within the riparian corridor would need to be indicated on the site development plan submitted to the City of St. Helena. See Section 9 below for further details.

Under Section 1602 of California Fish and Game Code, California Department of Fish and Wildlife (CDFW) has jurisdiction over the bed, bank, and channel of a stream and its riparian vegetation. CDFW may also claim jurisdiction over any trees that are growing outside the creek bank that have a continuous riparian canopy with the trees growing along the stream (i.e., even trees which have trunks well outside the creek bank, if their canopy is continuous with the trees that grow along the creek, as these outer trees and their canopy are considered an extension of the riparian canopy). Therefore, impacts to any trees within this continuous riparian canopy along the drainage may require entering into a Streambed Alteration Agreement with the CDFW pursuant to Section 1602 of the Fish and Game Code. As designed, the project would not have such impacts. See Section 9 below for further details.

Lastly, as some of the existing trees on the project site provide nesting habitat for common birds, nesting bird surveys are required by General Plan Implementing Action OS1.O prior to the start of construction activity associated with the project, including but not limited to tree removal, site mobilization, and grading, if this work would take place during the nesting season (February 1 through August 31). These uniformly applied requirements are further detailed in this report.

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St. Helena, California
4 3. PROJECT LOCATION AND SETTING
The approximately 2.5-acre Spring Grove Project Site is located roughly 0.2-mile southwest of Highway 29 at three adjacent street addresses (1447, 1505, and 1515 Spring Street) southeast of the intersection of Spring Street and St. James Drive in the City of St. Helena, California (Figures 1, 2, and 3). The project site is bounded by Spring Street to the west/northwest, St.

James Drive to the north/northeast, and Mitchell Drive to the east. It is bordered by an unnamed seasonal drainage to the south. The project site is surrounded by high density residential development.

4. PROPOSED PROJECT
The proposed project is to convert three existing single-family homes into 41 solar, all-electric townhouse-style 3- to 4-bedroom homes with private garages distributed throughout 6 buildings on the roughly 2.5-acre project site. The project includes 93 parking spaces, comprised of two dedicated spaces within each home’s garage, as well as 11 surface parking stalls, over 50 bicycle parking spaces, and extensive landscaping, incorporating mature trees and vegetation along with new plantings chosen to complement the project design and setting. The project’s Site Plan is provided as Attachment A.

5. ANALYSIS METHODS
Prior to preparing this Biological Resources Analysis, M&A researched the most recent version of California Department of Fish and Wildlife’s (CDFW) Natural Diversity Database (CNDDB) (RareFind 5 application) for records of special-status plants and wildlife within five miles of the project site (CNDDB 2024). The CNDDB is a database maintained by the CDFW that provides historic and recent records of special-status plant and animal species known from the state of California. M&A examined all known record locations for special-status species to determine if special-status species could occur on the project site or within an area of affect.

M&A biologist Mr. Mark Jasper visited the project site on November 4, 2024, for a field reconnaissance survey. Mr. Jasper walked the entire site, noting any biological resources present, including recording all wildlife and plant species observed. In addition to conducting a survey for different significant and sensitive biological resources, M&A conducted literature research to determine what significant and sensitive resources have been recorded in the area. This report details the results of M&A’s background research and reconnaissance survey findings.

6. RESULTS OF RESEARCH AND PROJECT SITE ANALYSES

6.1 Topography and Hydrology
The project site is made up entirely of residential structures, gravel and/or paved driveways, landscaped lawns and planted ornamental trees and shrubs. The site is almost completely flat with elevations onsite ranging from 245 to 250 feet above mean sea level. There is an offsite drainage adjacent to the southwest boundary of the project site that was dry during the November 4, 2024 site visit. There are no other hydrologic conditions throughout the highly disturbed project site.

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St. Helena, California
5 6.2 Plant Communities and Associated Wildlife Habitats A complete list of plant species observed on the project site is presented in Table 1.

Nomenclature used for plant names follows The Jepson Manual Second Edition (Baldwin 2012) and changes made to this manual as published on the Jepson Interchange Project website (http://ucjeps.berkeley.edu/interchange/index.html). Table 2 is a list of wildlife species observed on the project site. Nomenclature for wildlife follows the CDFW’s Complete List of Amphibian, Reptile, Bird, and Mammal Species in California (2016) and any changes made to species nomenclature as published in scientific journals since the publication of the CDFW’s list.

Past and current land use has heavily disturbed the project site, so that the vast majority of the project site consists of hardscape, landscaped lawns or hedges, and/or rows of planted ornamental trees and shrubs. There is a small area of riparian oak woodland near the southern project site boundary associated with an offsite seasonal drainage. Additionally, there are a couple of small untended backyards adjacent to the homes near the middle of the project site that are made up of a ruderal (weedy) herbaceous community.

6.2.1 ANTHROPOGENIC COMMUNITIES
Communities dominated by plants introduced by people and established or maintained by human disturbance are “anthropogenic communities.” Some of these are entirely artificial communities such as cultivated row crops, lawns, vineyards, etc. Others are assemblages of weedy species that have invaded disturbed areas, sometimes in spite of human efforts to control them (Holland and Keil 1989 and 1995). There are many different types of anthropogenic communities; below we talk about ruderal communities and the “urban mix.”
Often around commercial and residential developments, plant species that are not native to the region have been introduced and later become naturalized (the urban mix), often spreading aggressively and reducing local species diversity. In these areas, it is not uncommon to find mixtures of non-native and native vegetation in open areas. On the project site, several nonnative ornamental trees such as glossy privet (Ligustrum lucidum), cherry plum (Prunus cerasifera), and silver maple (Acer saccharinum) as well as shrubs such as oleander (Nerium oleander) have been planted along the paved and gravel driveways leading up to the three residences off Spring Street and/or in the unpaved portions of the private yards surrounding each home. Native oaks such as coast live oak (Quercus agrifolia var. agrifolia) and valley oak (Quercus lobata) are scattered throughout the project site, with several oaks observed growing along the offsite seasonal drainage which is just south of the project site.

Typically, anthropogenic influenced communities provide habitat for those animal species adapted to humans and human-induced disturbances. Examples of animals associated with these communities observed on the project site include California Scrub-jay (Aphelocoma californica), California Towhee (Melozone crissalis), and House Finch (Haemorhous mexicanus).

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St. Helena, California
6 6.2.2 RIPARIAN WOODLAND
There is a small area of mixed riparian woodland at the southern end of the project site associated with an offsite seasonal drainage (Figure 3). The dominant trees in this habitat are coast live oak and valley oak. Other trees in this area are ornamentals such as glossy privet, olive (Olea europaea), and cherry plum.

Mixed oak woodlands are known to provide habitat for a variety of wildlife species.

Insectivorous bird species such as American Robin (Turdus migratorius), California Scrub-Jay, Nuttall’s Woodpecker (Dryobates nuttallii), and Oak Titmouse (Parus inornatus) thrive in oak woodlands on various insects and other invertebrates that live on oak leaves, burrow in oak bark, and that collect in the leaf litter and rotting logs. Mammal species expected to occur in the project site’s small riparian woodland habitat includes those animals that frequent creeks and their environs in suburban areas such as Columbian black-tailed deer (Odocoileus hemionus columbianus), racoon (Procyon lotor), Virginia opossum (Didelphis virginiana), striped skunk (Mephitis mephitis), black rat (Rattus rattus), and deer mouse (Peromyscus maniculatus), among others.

6.2.3 RUDERAL HERBACEOUS
The remainer of the project site consists of small, untended backyards associated with the houses near the center of the project site. These backyards are dominated by ruderal herbaceous species.

Ruderal (weedy) communities are assemblages of plants that thrive in waste areas, roadsides, and other sites that have been disturbed by human activity. Ruderal vegetation is adapted to high levels of disturbance and persists almost indefinitely in areas with continuous disturbance.

Dominant vegetation in the small ruderal backyards onsite includes wild oat (Avena barbata), Italian rye grass (Festuca perennis), and Mediterranean barley (Hordeum marinum gussoneanum), among other annual grasses and forbs (broad-leaved plants).

Wildlife found in ruderal herbaceous communities are similar to the suburban adapted wildlife found in the riparian woodland community, with the addition of Botta’s pocket gopher (Thomomys bottae) which frequents dry, upland herbaceous communities.

6.3 Wildlife Corridors
Wildlife corridors are linear and/or regional habitats that provide connectivity to other natural vegetation communities within a landscape fractured by urbanization and other development.

Wildlife corridors have several functions: 1) they provide avenues along as which wide-ranging animals can travel, migrate, and breed, allowing genetic interchange to occur; 2) populations can move in response to environmental changes and natural disasters; and 3) individuals can recolonize habitats from which populations have been locally extirpated (Beier and Loe 1992).

All three of these functions can be met if both regional and local wildlife corridors are accessible to wildlife. Regional wildlife corridors provide foraging, breeding, and retreat areas for migrating, dispersing, immigrating, and emigrating wildlife populations. Local wildlife corridors also provide access routes to food, cover, and water resources within restricted habitats.

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St. Helena, California
7 The project site is located in a high density residential community in a heavily developed region of St. Helena. The site is a fragment of altered landscape that provides limited capacity to serve as even a local, let alone a regional wildlife movement corridor since it is surrounded by roads and development on all sides. Thus, development of this project site will not interfere with the movement of native wildlife and should have minimal impacts on wildlife habitat. There should be no loss of area that functions as a wildlife corridor.

7. SPECIAL STATUS SPECIES

7.1 Definitions
For purposes of this analysis, special-status species are plants and animals that are legally protected under the California and Federal Endangered Species Acts (CESA and FESA, respectively) or other regulations, and species that are considered rare by the scientific community (for example, the CNPS). Special-status species are defined as:
• plants and animals that are listed or proposed for listing as threatened or endangered under the CESA (Fish and Game Code §2050 et seq.; 14 CCR §670.1 et seq.) or the FESA (50 CFR 17.12 for plants; 50 CFR 17.11 for animals; various notices in the Federal Register [FR] for proposed species);
• plants and animals that are candidates for possible future listing as threatened or endangered under the FESA (50 CFR 17; FR Vol. 64, No. 205, pages 57533-57547, October 25, 1999); and under the CESA (California Fish and Game Code §2068); • plants and animals that meet the definition of endangered, rare, or threatened under the CEQA (14 CCR §15380) that may include species not found on either CESA or FESA lists;
• plants occurring on Ranks 1A, 1B, 2A, 2B, 3, and 4 of the CNPS’ electronic Inventory (CNPS 2001). The CDFW recognizes that Ranks 1A, 1B, 2A and 2B of the CNPS inventory contain plants that, in the majority of cases, would qualify for State listing, and the CDFW requests their inclusion in EIRs. Plants occurring on CNPS Ranks 3 and 4 are "plants about which more information is necessary," and "plants of limited distribution," respectively (CNPS 2001). Such plants may be included as special-status species on a case by case basis due to local significance or recent biological information (more on CNPS Rank species below);
• migratory nongame birds of management concern listed by the USFWS (Migratory Nongame Birds of Management Concern in the United States: The list 1995; Office of Migratory Bird Management; Washington D.C.; Sept. 1995); • animals that are designated as "species of special concern" by the CDFW (April 2023); • animal species that are “fully protected” in California (Fish and Game Codes 3511, 4700, 5050, and 5515).

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St. Helena, California
8 • bat species that are designated on the Western Bat Working Group’s (WBWG) Regional Bat Species Priority Matrix as: “RED OR HIGH.” This priority is justified by the WBWG as follows: “Based on available information on distribution, status, ecology, and known threats, this designation should result in these bat species being considered the highest priority for funding, planning, and conservation actions. Information about status and threats to most species could result in effective conservation actions being implemented should a commitment to management exist. These species are imperiled or are at high risk of imperilment.”
In the paragraphs below we provide further definitions of legal status as they pertain to the special-status species discussed in this report or in the attached tables.

Federal Endangered or Threatened Species. A species listed as endangered or threatened under the FESA is protected from unauthorized “take” (that is, harass, harm, pursue, hunt, shoot, trap) of that species. If it is necessary to take a federally listed endangered or threatened species as part of an otherwise lawful activity, it would be necessary to receive permission from the USFWS prior to initiating the take.

State Threatened Species. A species listed as threatened under the CESA (§2050 of California Fish and Game Code) is protected from unauthorized “take” (that is, harass, pursue, hunt, shoot, trap) of that species. If it is necessary to “take” a State-listed threatened species as part of an otherwise lawful activity, it would be necessary to receive permission from the CDFW prior to initiating the “take.”
California Species of Special Concern. These are species in which their California breeding populations are seriously declining and extirpation from all or a portion of their range is possible.

This designation affords no legally mandated protection; however, pursuant to the CEQA Guidelines (14 CCR §15380), some species of special concern could be considered “rare.” Pursuant to its rarity status, any unmitigated impacts to rare species could be considered a “significant effect on the environment” (§15382). Thus, species of special concern must be considered in any project that will, or is currently, undergoing CEQA review, and/or that must obtain an environmental permit(s) from a public agency.

CNPS Rank Species. The CNPS maintains an “Inventory” of special-status plant species. This inventory has four lists of plants with varying rarity. These lists are: Rank 1, Rank 2, Rank 3, and Rank 4. Although plants on these lists have no formal legal protection (unless they are also State or federally listed species), the CDFW requests the inclusion of Rank 1 species in environmental documents. In addition, other State and local agencies may request the inclusion of species on other lists as well. The Rank 1 and 2 species are defined below:
• Rank 1A: Presumed extinct in California;
• Rank 1B: Rare, threatened, or endangered in California and elsewhere; • Rank 2A: Plants presumed extirpated in California, but more common elsewhere; • Rank 2B: Rare, threatened, or endangered in California, but more common elsewhere.

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St. Helena, California
9 All of the plants constituting Rank 1B meet the definitions of Section 1901, Chapter 10 (Native Plant Protection Act) or Sections 2062 and 2067 (CESA) of the Fish and Game Code and are eligible for State listing (CNPS 2001). Rank 2 species are rare in California, but more common elsewhere. Ranks 3 and 4 contain species about which there is some concern and are reviewed by the CDFW and maintained on “watch lists.”
Additionally, in 2006, the CNPS updated their lists to include “threat code extensions” for each list. For example, Rank 1B species would now be categorized as Rank 1B.1, Rank 1B.2, or Rank 1B.3. These threat codes are defined as follows:
• .1 is considered “seriously endangered in California (over 80% of occurrences threatened/high degree and immediacy of threat)”;
• .2 is “fairly endangered in California (20-80% of occurrences threatened)”; • .3 is “not very endangered in California (less than 20% of occurrences threatened or no current threats known).”
Under the CEQA review process only CNPS Rank 1 and 2 species are considered since these are the only CNPS species that meet CEQA’s definition of “rare” or “endangered.” Impacts to Rank 3 and 4 species are not regarded as significant pursuant to CEQA.

Fully Protected Birds. Fully protected birds, such as the White-tailed Kite (Elanus leucurus) and Golden Eagle (Aquila chrysaetos), are protected under California Fish and Game Code (§3511).

Fully protected birds may not be “taken” or possessed (i.e., kept in captivity) at any time.

7.2 Potential Special-Status Species on the Project Site Due to the excessively disturbed and unnatural conditions found at the project site, which is entirely within an urban residential neighborhood, there is no suitable habitat for any specialstatus plants or wildlife onsite.

8. STATE AND FEDERAL REGULATIONS PERTINENT TO THE PROPOSED

PROJECT
There are many state and federal regulations in place that protect our waterways, native plants and wildlife and endangered species. Those regulations relevant to the project site and the proposed project are discussed below.

8.1 Federal Endangered Species Act
The FESA forms the basis for the federal protection of threatened or endangered plants, insects, fish, and wildlife. FESA contains four main elements, they are as follows:

Section 4 (16 USCA §1533): Species listing, Critical Habitat Designation, and Recovery Planning: outlines the procedure for listing endangered plants and wildlife.

Section 7 (§1536): Federal Consultation Requirement: imposes limits on the actions of federal agencies that might impact listed species.

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St. Helena, California
10 Section 9 (§1538): Prohibition on Take: prohibits the "taking" of a listed species by anyone, including private individuals, and State and local agencies.

Section 10: Exceptions to the Take Prohibition: non-federal agencies can obtain an incidental take permit (ITP) through approval of a Habitat Conservation Plan (HCP).

In the case of saltwater fish and other marine organisms, the requirements of FESA are enforced by the NMFS. The USFWS enforces all other cases. Below, Sections 9, 7, and 10 of FESA are discussed since they are the sections most relevant to the proposed project.

Section 9 of FESA as amended, prohibits the "take" of any fish or wildlife species listed under FESA as endangered. Under federal regulation, "take" of fish or wildlife species listed as threatened is also prohibited unless otherwise specifically authorized by regulation. "Take," as defined by FESA, means "to harass, harm, pursue, hunt, shoot, wound, kill, trap, capture, or collect, or to attempt to engage in any such conduct.” "Harm" includes not only the direct taking of a species itself, but the destruction or modification of the species' habitat resulting in the potential injury of the species. As such, "harm" is further defined to mean "an act which actually kills or injures wildlife; such an act may include significant habitat modification or degradation where it actually kills or injures wildlife by significantly impairing essential behavioral patterns, including breeding, feeding or sheltering" (50 CFR 17.3). A December 2001 decision by the 9th Circuit Court of Appeals (Arizona Cattle Growers’ Association, Jeff Menges, vs. the U.S. Fish and Wildlife Service and Bureau of Land Management, and the Southwest Center for Biological Diversity) ruled that the USFWS must show that a threatened or endangered species is present on a project site and that it would be taken by the project activities. According to this ruling, the USFWS can no longer require mitigation based on the probability that the species could use the site. Rather they must show that it is “reasonably certain to occur.” Section 9 applies to any person, corporation, federal agency, or any local or State agency. If "take" of a listed species (other than a plant species) is necessary to complete an otherwise lawful activity, this triggers the need to obtain an ITP either through a Section 7 Consultation as discussed further below (for federal actions or private actions that are permitted or funded by a federal agency such as the Corps), or through Section 10 of FESA which requires preparation of an HCP (for State and local agencies, or individuals, and projects without a federal “nexus”; for example, projects that do not need a Corps permit).

Section 7(a)(2) of the Act requires that each federal agency consult with the USFWS to ensure that any action authorized, funded or carried out by such agency is not likely to jeopardize the continued existence of an endangered or threatened species or result in the destruction or adverse modification of critical habitat for listed species. Critical habitat designations mean: (1) specific areas within a geographic region currently occupied by a listed species, on which are found those physical or biological features that are essential to the conservation of a listed species and that may require special management considerations or protection; and (2) specific areas outside the geographical area occupied by a listed species that are determined essential for the conservation of the species.

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St. Helena, California
11 The Section 7 consultation process only applies to actions taken by federal agencies that are considering authorizing discretionary projects. Section 7 is by and between the NMFS and/or the USFWS and the federal agency contemplating a discretionary approval (that is, the federal “action agency,” for example, the Corps or the Federal Highway Administration). Private parties, cities, counties, etc. (i.e., applicants) may participate in the Section 7 consultation at the discretion of the federal agencies conducting the Section 7 consultation. The Section 7 consultation process is triggered by a determination of the “action agency” – that is, the federal agency that is carrying out, funding, or approving a project - that the project “may affect” a listed species or critical habitat. If an action is likely to adversely affect a listed species or designated critical habitat, formal consultation between the nexus agency and the USFWS/NMFS is required. As part of the formal consultation, the USFWS/NMFS may resolve any issues informally with the nexus agency or may prepare a formal Biological Opinion assessing whether the proposed action would be likely to result in “jeopardy” to a listed species or if it could adversely modify designated critical habitat. If the USFWS/NMFS prepares a Biological Opinion, it will contain either a “jeopardy” or “non-jeopardy” decision. If the USFWS/NMFS concludes that a proposed project would result in adverse modification of critical habitat or would jeopardize the continued existence of a federally listed species (that is, it will issue a jeopardy decision), the nexus federal agency would be most unlikely to authorize its discretionary permit. If the USFWS/NMFS prepares a “non-jeopardy” Biological Opinion, the nexus federal agency may authorize the discretionary permit making all conditions of the Biological Opinion conditions of its discretionary permit. A non-jeopardy Biological Opinion constitutes an “incidental take” permit that allows applicants to “take” federally listed species while otherwise carrying out legally sanctioned projects.

For non-federal entities, for example private parties, cities, and counties that are proposing a project that might result in incidental take, Section 10 provides the mechanism for obtaining that take authorization. Under Section 10 of FESA, for the applicant to obtain an ITP, the applicant is required to submit a "conservation plan" to the USFWS or NMFS that specifies the impacts that are likely to result to federally listed species, and the measures the applicant will undertake to minimize and mitigate such impacts, and the funding that will be available to implement those steps. Conservation plans under FESA have come to be known as "habitat conservation plans" or "HCPs" for short. The terms incidental take permit, Section 10 permit, and Section 10(a)(1)(B) permit are used interchangeably by the USFWS. Section 10(a)(2)(B) of FESA provides statutory criteria that must be satisfied before an ITP can be issued.

8.1.1 RESPONSIBLE AGENCY
FESA gives regulatory authority to the USFWS for federally listed terrestrial species and nonanadromous fish. The NMFS has regulatory authority over federally listed marine mammals and anadromous fish.

8.1.2 APPLICABILITY TO THE PROPOSED PROJECT
There are no federally listed species expected to occur on the project site. The project site does not provide suitable habitat for any federally listed terrestrial species and does not provide fisheries habitat as there are no aquatic resources onsite. There is no critical habitat mapped on the project site. No impacts to dispersing or migrating federally listed animals or their habitats are expected. Finally, this urban, heavily landscaped, residential project site does not provide Agenda Item #11.1.

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St. Helena, California
12 suitable habitat for federally listed plants. No impacts to federally listed species are expected from project implementation.

8.2 Federal Migratory Bird Treaty Act
The Migratory Bird Treaty Act of 1918 (16 U.S.C. §§ 703-712, July 3, 1918, as amended 1936, 1960, 1968, 1969, 1974, 1978, 1986 and 1989) makes it unlawful to “take” (kill, harm, harass, shoot, etc.) any migratory bird listed in Title 50 of the Code of Federal Regulations, Section

10.13, including their nests, eggs, or young. Migratory birds include geese, ducks, shorebirds, raptors, songbirds, wading birds, seabirds, and passerine birds (such as warblers, flycatchers, swallows, etc.).

8.2.1 APPLICABILITY TO THE PROPOSED PROJECT
Raptors such as Red-shouldered Hawk could nest in trees on the project site. These raptors (birds of prey) would be protected by the Migratory Bird Treaty Act. Also, common songbirds would be protected pursuant to this Act. As long as there is no direct mortality of species (including their eggs or young) protected pursuant to this Act caused by development of the project site, there should be no constraints to development. To comply with the Migratory Bird Treaty Act (and General Plan Implementing Action OS1.O), preconstruction surveys would be conducted for nesting birds (including raptors) if any work is proposed during the nesting season (February 1 through August 31) and all active nest sites (nests with viable eggs or young) would have to be avoided while such birds were nesting. Upon completion of nesting, the work could commence as otherwise planned. Please review specific requirements for avoidance of nest sites for potentially occurring species in Section 14 below.

8.3 California Endangered Species Act

8.3.1 SECTION 2081 OF THE CALIFORNIA ENDANGERED SPECIES ACT In 1984, the State legislated the CESA (Fish and Game Code §2050). The basic policy of CESA is to conserve and enhance endangered species and their habitats. State agencies will not approve private or public projects under their jurisdiction that would impact threatened or endangered species if reasonable and prudent alternatives are available. Because CESA does not have a provision for "harm" (see discussion of FESA, above), CDFW considerations pursuant to CESA are limited to those actions that would result in the direct take of a listed species.

If the CDFW determines that a proposed project could impact a State-listed threatened or endangered species, the CDFW will provide recommendations for "reasonable and prudent" project alternatives. The CEQA lead agency can only approve a project if these alternatives are implemented, unless it finds that the project's benefits clearly outweigh the costs, reasonable mitigation measures are adopted, there has been no "irreversible or irretrievable" commitment of resources made in the interim, and the resulting project would not result in the extinction of the species. In addition, if there would be impacts to threatened or endangered species, the lead agency typically requires project applicants to demonstrate that they have acquired "incidental take" permits from the CDFW and/or USFWS (if it is a federally listed species) prior to allowing/permitting impacts to such species.

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13 If proposed projects would result in impacts to a State-listed species, an "incidental take" permit pursuant to §2081 of the Fish and Game Code would be necessary (versus a federal ITP for federally listed species). The CDFW will issue an ITP only if:
1) The authorized take is incidental to an otherwise lawful activity; 2) the impacts of the authorized take are minimized and fully mitigated; 3) measures required to minimize and fully mitigate the impacts of the authorized take:
a) are roughly proportional in extent to the impact of the taking on the species; b) maintain the project applicant’s objectives to the greatest extent possible; and, c) capable of successful implementation; and,
4) adequate funding is provided to implement the required minimization and mitigation measures and to monitor compliance with, and the effectiveness of, the measures.

If an applicant is preparing an HCP as part of the federal 10(a) permit process, the HCP might be incorporated into the §2081 permit if it meets the substantive criteria of §2081(b). To ensure that an HCP meets the mitigation and monitoring standards in Section 2081(b), an applicant should involve CDFW staff in development of the HCP. If a final Biological Opinion (federal action) has been issued for the project pursuant to Section 7 of the FESA, it might also be incorporated into the §2081 permit if it meets the standards of §2081(b).

No §2081 permit may authorize the take of a species for which the Legislature has imposed strict prohibitions on all forms of “take.” These species are listed in several statutes that identify “fully protected” species and “specified birds.” See Fish and Game Code §§ 3505, 3511, 4700, 5050, 5515, and 5517. If a project is planned in an area where a “fully protected” species or a “specified bird” occurs, an applicant must design the project to avoid all take.

Fish and Game Code §2080.1 allows an applicant who has obtained a “non-jeopardy” federal Biological Opinion pursuant to Section 7 of the FESA, or who has received a federal 10(a) permit (federal ITP) pursuant to the FESA, to submit the federal opinion or permit to the CDFW for a determination as to whether the federal document is “consistent” with CESA. If after 30 days the CDFW determines that the federal ITP is consistent with state law, and that all Statelisted species under consideration have been considered in the federal Biological Opinion, then no further permit or consultation is required under CESA for the project. However, if the CDFW determines that the federal opinion or permit is not consistent with CESA, or that there are Statelisted species that were not considered in the federal Biological Opinion, then the applicant must apply for a CESA permit under Section 2081(b). Section 2080.1 is of no use if an affected species is State-listed, but not federally listed.

State and federal ITPs are issued on a discretionary basis and are typically only authorized if applicants are able to demonstrate that impacts to the listed species in question are unavoidable and can be mitigated to an extent that the reviewing agency can conclude that the proposed impacts would not jeopardize the continued existence of the listed species under review.

Typically, if there would be impacts to a listed species, mitigation that includes habitat avoidance, preservation, and creation of endangered species habitat is necessary to demonstrate that projects would not threaten the continued existence of a species. In addition, management endowment fees are usually collected as part of the agreement for the ITP(s). The endowment is Agenda Item #11.1.

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14 used to manage any lands set-aside to protect listed species, and for biological mitigation monitoring of these lands over (typically) a five-year period.

8.3.2 APPLICABILITY TO THE PROPOSED PROJECT
There is no aquatic habitat onsite, so the project site does not provide fisheries habitat. Based on M&A’s background research and site survey, it has been concluded that no State-listed plant or animal species have potential to occur on the project site or to be impacted by the proposed project.

8.4 The Clean Water Act

8.4.1 SECTION 404 OF THE CLEAN WATER ACT
Congress enacted the Clean Water Act “to restore and maintain the chemical, physical, and biological integrity of the Nation’s waters” (33 U.S.C. §1251(a)). Pursuant to Section 404 of the Clean Water Act (CWA) (33 U.S.C. 1344), the U.S. Army Corps of Engineers (Corps) regulates the disposal of dredged or fill material into “waters of the United States” (33 CFR Parts 328 through 330). This requires project applicants to obtain authorization from the Corps prior to discharging dredged or “fill” materials into any water of the United States.

In the published 2023 rule from the Federal Register, the term “waters of the United States” is defined as:

1. Waters which are:
a. currently used, or were used in the past, or may be susceptible to use in interstate or foreign commerce, including all waters which are subject to the ebb and flow of the tide;
b. The territorial seas; or
c. Interstate waters;

2. Impoundments of waters otherwise defined as waters of the United States under the definition, other than impoundments of waters identified under paragraph (a)(5) of this section;

3. Tributaries of waters identified in (a)(1) or (2), (4), or (6) of this section that are relatively permanent, standing or continuously flowing bodies of water;

4. Wetlands adjacent to the following waters:
i. Waters identified in paragraph (a)(1) of this section; or ii. Relatively permanent, standing or continuously flowing bodies of water identified in paragraph (a)(2) or (a)(3) of this section and with a continuous surface connection to those waters;

5. Intrastate lakes and ponds not identified in paragraphs (a)(1) through (4) of this section that are relatively permanent, standing or continuously flowing bodies of water with a continuous surface connection to the waters identified in paragraph (a)(1) or (a)(3) of this section.

8.4.2 SECTION 401 OF THE CLEAN WATER ACT
The State Water Resources Control Board (SWRCB) and the California Regional Water Quality Control Board (RWQCB) regulate activities in "waters of the State" (which includes wetlands) Agenda Item #11.1.

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15 through Section 401 of the Clean Water Act. While the Corps administers a permitting program that authorizes impacts to waters of the U.S., including wetlands and other waters, any Corps permit authorized for a proposed project would be inoperative unless it is a Nationwide Permit (NWP) that has been certified for use in California by the SWRCB, or if the RWQCB has issued a project specific certification of water quality. Where a project will result in dredge or fill of nonfederal waters of the State (that is, a water outside of the Corps’ jurisdiction), the RWQCB will authorize those fills through waste discharge requirements issued under the Porter Cologne Water Quality Control Act.

On April 2, 2019, the SWRCB adopted a State-level definition of “wetlands,” which definition is broader than the federal definition in that unvegetated areas may be considered a wetland water of the State. As a part of the same policy, the SWRCB adopted permit procedures and standards governing the discharge of dredged or fill material into wetlands and other waters of the State. The policy includes, among other things, requirements for analyses to identify the least environmentally damaging practicable alternative (LEDPA) and compensatory mitigation standards including a minimum 1:1 ratio for wetlands and streams, and full functional replacement of all waters on top of this minimum where applicable.

8.4.3 APPLICABILITY TO THE PROPOSED PROJECT
There are no wetlands or other waters of the U.S./State on the project site. However, there is an offsite seasonal drainage along the southern project site boundary that may meet the definition of a water of the U.S. pursuant to Section 404 of the Clean Water Act and a water of the State pursuant to Section 401 of the Clean Water Act. The development has been planned so that it is 25 feet away from the offsite creek’s top of bank and outside of the drainage’s riparian drip line.

9. CALIFORNIA DEPARTMENT OF FISH AND WILDLIFE PROTECTIONS

9.1.1 SECTION 1602 OF CALIFORNIA FISH AND GAME CODE
Pursuant to Section 1602 of the California Fish and Game Code: “An entity may not substantially divert or obstruct the natural flow of, or substantially change or use any material from the bed, channel, or bank of, any river, stream, or lake, or deposit or dispose of debris, waste, or other material containing crumbled, flaked, or ground pavement where it may pass into any river, stream, or lake, unless all of the following occur:
(1) CDFW receives written notification regarding the activity in the manner prescribed by CDFW. The notification shall include, but is not limited to, all of the following:
(A)A detailed description of the project’s location and a map. (B) The name, if any, of the river, stream, or lake affected. (C) A detailed project description, including, but not limited to, construction plans and drawings, if applicable.
(D)A copy of any document prepared pursuant to Division 13 (commencing with Section 21000) of the Public Resources Code.
(E) A copy of any other applicable local, State, or federal permit or agreement already issued.
(F) Any other information required by CDFW” (Fish & Game Code 2023).

Agenda Item #11.1.

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16 Please see Section 1602 of the current California Fish and Game Code for further details as to the next steps once a written notification is submitted.

Please also note that while not stated in the regulations above, the CDFW typically considers its jurisdiction to include riparian vegetation (that is, the trees and bushes growing along the stream).

Thus, any proposed activity in a natural stream channel that would substantially adversely affect an existing fish and/or wildlife resource, including its riparian vegetation, may require entering into a Streambed Alteration Agreement (SBAA) with the CDFW prior to commencing with work in the stream. However, prior to authorizing such permits, the CDFW typically reviews an analysis of the expected biological impacts, any reviews engineering and erosion control plans as well as any proposed mitigation plans that would be implemented to offset biological impacts.

9.1.2 APPLICABILITY TO THE PROPOSED PROJECT
As stated in Section 2 above, though there are no streams or tributaries on the project site, there is an offsite seasonal drainage adjacent to the project site’s southern boundary. While this drainage is not within the project site boundaries, its riparian canopy extends onto the project site. The development has been planned so that it is 25 feet away from the offsite creek’s top of bank and outside of the riparian drip line.

9.2 California Fish and Game Code § 3503, 3503.5, 3511, and 3513 California Fish and Game Code §3503, 3503.5, 3511, and 3513 prohibit the “take, possession, or destruction of birds, their nests or eggs.” Disturbance that causes nest abandonment and/or loss of reproductive effort (killing or abandonment of eggs or young) is considered “take.” All raptors (that is, hawks, eagles, owls) their active nests, eggs, and young are protected under California Fish and Game Code (§3503.5). Additionally, “fully protected” birds are protected under California Fish and Game Code (§3511). “Fully protected” birds may not be taken or possessed (that is, kept in captivity) at any time.

9.2.1 APPLICABILITY TO THE PROPOSED PROJECT
During the November field reconnaissance, no special-status birds or nesting birds were noted on the project site. The project site provides suitable tree-nesting habitat for raptors and tree and ground-nesting habitat for songbirds known from the area (e.g., Red-shouldered Hawk, California Towhee, Mourning Dove). No old nests were noted anywhere on the project site, in any tree, bush, or on the ground. However, M&A’s site survey was conducted outside of the nesting bird season (which is February 1-August 31) and birds can change nesting locations from year to year. To ensure that nesting birds are not impacted by construction activity, the city requires all development projects to comply with General Plan Implementing Action OS1.O, which requires a preconstruction nesting bird survey if work would take place between the dates of February 1 and August 31 to ensure that there are no direct impacts to nesting birds, their eggs or young, during development of the project site. Any active nests that are found during preconstruction surveys would have to be avoided by the proposed project. Suitable nondisturbance buffers would be established around any nest sites, with the size of the buffer determined by a qualified biologist. Once the nesting cycle is complete, a qualified biologist will confirm that the young have successfully fledged. Once the nesting cycle is confirmed to be complete, there would be no further impediments to development from nesting birds.

Agenda Item #11.1.

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17 10. CITY OF ST. HELENA GENERAL PLAN
The City of St. Helena General Plan was originally adopted in 1975, updated in 1993, and most recently updated in 2019 (known as the 2040 General Plan Update). This General Plan serves as the document that guides future development citywide and expresses the community’s development goals and public policies relative to land uses. The primary goal of the City of St.

Helena General Plan is to preserve the rural, small town quality and agricultural character of St.

Helena. According to the City of St. Helena’s website: “The St. Helena General Plan serves as the City's constitution. The General Plan is a statement of the community's collective vision for the City's future, expressing the quality of life it strives to maintain, and the common interests of the community.”

10.1 Open Space and Conservation Element
The Open Space and Conservation Element of the General Plan presents a framework for governing future decisions about how St. Helena will sustain open space and natural resources.

The goals of the Open Space and Conservation Element are:
• Preserve, Enhance, and Restore Natural Resources: St. Helena is committed to preserving, enhancing, and restoring its abundance of natural habitat, wildlife, and open space resources.
• Ensure Stewardship of Water Resources: St. Helena is dedicated to promoting water conservation and ensuring its natural supply of water is properly managed and securely maintained, improving water quality.
• Expand Sustainable Agricultural Practices: St. Helena is committed to continuing and enhancing its agricultural traditions by promoting and reinforcing sustainable agricultural practices.
• Create access opportunities to enjoy natural resources responsibly.

The Open Space and Conservation Element of the General Plan includes a range of policies and implementing actions that are organized into the following topic areas:

1. Natural Habitat and Biodiversity

2. Open Space

3. Water Resource Protection and Conservation

4. A Healthy Living Environment
The following policies and implementing actions mandate, encourage, or allow certain initiatives to be pursued throughout the duration of the General Plan to meet the goals of the Open Space and Conservation Element. Together, they serve as strategic directions for City of St. Helena staff and partners, highlighting where time and resources should be focused.

Open Space and Conservation Element policies and their associated implementing actions relevant to this project are discussed in the following sections.

10.1.1 TOPIC 1: NATURAL HABITAT AND BIODIVERSITY
Agenda Item #11.1.

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18 10.1.1.1 Policies
OS1.1: Preserve and enhance St. Helena’s riparian corridors for their value in providing wildlife habitat, biodiversity, natural drainage, and visual amenity.

OS1.2: Prohibit development, alteration, and/or removal of native vegetation from riparian areas.

Disallow invasive species that degrade habitat quality.

OS1.3: Protect and enhance contiguous corridors of riparian vegetation along the Napa River and its tributaries in order to support regional wildlife movement and enhance aquatic habitat.

OS1.4: Protect natural habitats that have the potential to support rare, endangered, or special status wildlife and plant species. Control invasive species that degrade habitat quality.

OS1.5: Restrict development of hillside areas in order to protect wildlife, vegetation, viewsheds, and open space characteristics.

OS1.6: Manage invasive species that degrade habitat quality, especially along the Napa River and its tributaries.

OS1.7: Promote, encourage, and require sustainable agricultural practices that are sensitive to natural habitat and do not harm wildlife.

10.1.1.2 Implementing Actions
OS1.A: Develop and adopt an ordinance for the protection, restoration, and enhancement of creek corridors. The relevant portions of this implementing action include the following:
• Establish setbacks for all new development projects to protect stream function and riparian habitat, while allowing for limited recreational uses and access to the stream corridor for maintenance and flood control.

Applicability: The project has been designed to maintain a 25-foot nodisturbance setback from the offsite drainage that runs along the southern project site boundary. There are no streams, creeks, or seasonal drainages on the project site.
• Limit use of herbicides and insecticides associated with aquatic toxicity in areas near and adjacent to creeks and ensure best environmental management practices for all developments and industries.

Applicability: The project applicant has been instructed that no herbicides or insecticides with aquatic toxicity should be used in areas near and/or adjacent to creeks on or adjacent to the project site.
• Provide access for creek maintenance and public use through easements and cooperative agreements with landowners.

Agenda Item #11.1.

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19 Applicability: The seasonal drainage adjacent to the project site’s southern boundary can be accessed from Mitchell Drive. This access route will not be altered by project activities.
• Encourage the use of bioswales, off-stream detention ponds, and other green best practices for stormwater management.

Applicability: Bioswales and bioretention basins are incorporated into the project’s stormwater control plan to protect water quality.

OS1.C: Coordinate with the California Department of Fish and Game, the Living Rivers Council, the Regional Water Quality Control Board and other federal, State, and local regional agencies with regulatory authority for water quality, protected plant and animal species, and streams and wetlands to restore and maintain creek corridors.

Applicability: There are no wetlands or other aquatic resources under the jurisdiction of these resource agencies on the project site. Therefore, coordination with these agencies regarding wetlands or other aquatic resources is not required.

However, as discussed above, there is riparian vegetation associated with the offsite drainage that extends onto the project site. If the project proposes to remove or alter this riparian vegetation, CDFW should be contacted as necessary.

OS1.F: Create a set of guidelines for the protection of special-status species and sensitive natural communities. Guidelines can include appropriate survey methods consistent with the California Department of Fish and Game, the U.S. Fish and Wildlife Service, NOAA Fisheries, and CEQA requirements.

Applicability: The project site does not provide habitat for any special-status species. Additionally, there are no sensitive natural communities, wetlands, or other waters of the U.S./State on the project site.

OS1.G: Require a biological assessment of any proposed project site where species or the habitat is defined as sensitive or special-status by the California Department of Fish and Game, NOAA Fisheries, or the U.S. Fish and Wildlife Service might be present, including the installation of new wind turbines for alternate energy. Avoid potential impacts of sensitive resources as part of new development to the maximum extent feasible. Where complete avoidance is not possible, the project applicant must secure any required authorizations from jurisdictional agencies and provide adequate replacement mitigation to ensure there is no net loss in habitat acreage or values.

Applicability: This report is a Biological Resources Analysis of the project site and provides a complete analysis of the proposed project’s impact on specialstatus species. There are no sensitive natural communities, habitats for specialstatus species, wetlands, or other waters of the U.S./State on the project site.

Agenda Item #11.1.

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20 OS1.H: Require all proposed projects adjacent to a creek corridor or located in the city’s hillside areas to submit a management plan for protecting natural habitats, including provisions to:
• Employ supplemental planting and maintenance of grasses, shrubs, and trees of similar quality and quantity to provide adequate vegetation cover to keep the watersheds on steep slopes and along streams in good condition, and to provide shelter and food for wildlife.
• Provide protection for wildlife habitat.

Applicability: Native trees and riparian vegetation onsite will be preserved to the greatest extent possible. No native trees along the offsite seasonal drainage will be impacted as all work will remain at least 25 feet from this drainage’s top of bank. Therefore, a management plan is not necessary.

OS1.I: Require new development to be sited to maximize the protection of native tree species, riparian vegetation, important concentrations of natural plants, and sensitive wildlife habitat.

Applicability: Native trees and riparian vegetation will be preserved to the greatest extent possible.

OS1.J: Discourage and minimize the installation of deer fencing to maintain wildlife corridors and support regional wildlife movement.

Applicability: The project site does not currently serve as a regional deer movement corridor as the site is surrounded by urban development. No deer movement is expected to be impeded by project site development.

OS1.O: As part of new development, avoid disturbance to and loss of bird nests in active use by scheduling vegetation removal and new construction during the non-nesting season (September through January) or by conducting a preconstruction survey by a qualified biologist if vegetation removal and construction is initiated during the nesting season (February through August).

Surveys for nesting birds will be conducted no earlier than 14 days prior to tree removal and/or breaking ground. In the event that nesting birds are found, the project applicant will consult with CDFG [now known as CDFW] and obtain approval for nest-protection buffers prior to tree removal and/or ground-breeding activities. Nest protection buffers will remain in effect until the young have fledged.

Applicability: A preconstruction nesting bird survey will be conducted by a qualified biologist within 14 days of commencing with grading, construction work, or tree removal if this work would commence between February 1st and August 31st. If birds are identified nesting on or within the zone of influence of the project site, prior to the commencement of construction that could impact the active nest(s), a qualified biologist will consult with CDFG (now known as CDFW) to establish a temporary protective no-disturbance nest buffer around the nest(s). See Section 13 below for further details.

Agenda Item #11.1.

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21 OS1.P: Avoid potential impacts on jurisdictional wetlands and other waters as part of new development to the maximum extent feasible. Where complete avoidance is not possible, the project applicant must secure any required authorizations from jurisdictional agencies and provide adequate replacement mitigation to ensure there is not less in habitat acreage or values.

Applicability: There are no wetlands or other waters on the project site. The seasonal drainage immediately offsite would fall under the jurisdiction of the federal and state agencies; however, there are no plans related to this project to impact this drainage (e.g., no outfall structure discharging into the drainage is proposed). Therefore, authorizations from jurisdictional agencies regarding wetlands/other waters is not necessary.

10.1.2 TOPIC 2: OPEN SPACE

10.1.2.1 Policies
OS2.1: Maintain agriculture as the mainstay of the local economy by preserving agricultural lands as an invaluable and irreplaceable open space resource.

OS2.2: Preserve open space for mineral resources. Ensure compliance with State requirements in the preservation of known locations of mineral resources.

OS2.3: Preserve open space for recreational uses, including a bicycle and pedestrian trail system along creek corridors when compatible with riparian vegetation and wildlife habitat. Where possible, integrate stream corridors with trails and other recreational open space, provided that the vegetation, habitat value, and water quality is not significantly impacted.

OS2.4: Ensure convenient public access between developed areas and stream corridors by providing access at frequent intervals.

OS2.5: Limit public access to habitat areas when public access will significantly impact the sensitivity of the habitat area.

OS2.6: Support floodplain management strategies that ensure adequate open space for flood management consistent with Living River Principles, FEMA, and State requirements at a minimum.

Applicability: The project site is small and currently does not provide open space areas and is not of a sufficient size to dedicate open space areas. The project as proposed would not impact floodplain management.

10.1.3 TOPIC 3: WATER QUALITY AND CONSERVATION

10.1.3.1 Policies
OS3.1: Promote stormwater management techniques that minimize surface water runoff in public and private developments. Utilize low impact development techniques to best manage Agenda Item #11.1.

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22 stormwater through conservation, on-site filtration and water recycling, and ensure compliance with the National Pollution Discharge Elimination System (NPDES) permit.

OS3.2: Reduce stormwater runoff in developed areas to protect water quality in creeks.

Incorporate sustainable low impact design features in the design of infrastructure.

10.1.3.2 Implementing Actions
OS3.A: Manage stormwater runoff in compliance with the City’s Stormwater and Runoff Pollution Control Ordinance, Stormwater Management Standards for Construction and PostConstruction, and the Development Manual Stormwater Standards, to ensure compliance with the City’s NPDES permit. Implement a surface water quality monitoring program to evaluate the effectiveness of stormwater management program activities in reducing the discharge of pollutants to receiving waters to the maximum extent practicable.

Applicability: Bioswales and bioretention basins are incorporated into the project site plans and Stormwater Control Plan to protect water quality.

OS3.C: Minimize stormwater runoff and pollution by encouraging low impact design features, such as pervious parking surfaces, bioswales, and filter strips in new development projects. The City should be a model for incorporating low-impact design elements as it implements streetscape and landscape improvements. In addition, the City of St. Helena should retrofit the existing public landscape with natural vegetative coverings or drainage systems that promote infiltration into the ground that can help detain stormwater and reduce pollution attributable to runoff.

Applicability: Bioswales and bioretention basins are incorporated into the project site plans and Stormwater Control Plan to protect water quality.

OS3.E: Promote the installation of drought tolerant and native plants in landscaping throughout the city.

Applicability: The applicant has been made aware that the City requires drought tolerant and native plants incorporated into the landscape design.

10.1.4 TOPIC 4: A HEALTHY LIVING ENVIRONMENT

10.1.4.1 Policies
OS4.1: Protect and enhance tree resources in developed and undeveloped areas. Efforts should include adequate maintenance of street trees, requiring replacement trees where existing significant trees cannot be saved, and requiring street trees as a condition of new development.

OS4.2: Encourage the clean-up of contaminated sites to protect the environment and public wellbeing.

Agenda Item #11.1.

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23 OS4.3: Promote best management practices that encourage protection of soil, groundwater, and surface water resources from industrial, agricultural, and other uses that produce or dispose of hazardous or toxic substances.

10.1.4.2 Implementing Actions
OS4.C: Develop and adopt a Tree Ordinance for the purpose of protecting trees and identifying replacement trees. In coordination with an urban forestry program, existing, significant trees should be integrated into future development. In cases where existing trees cannot be saved, require the planting of replacement trees consistent with guidelines included in the Master Tree List.

Applicability: The project would not impact any tree species that are included on the Master Tree List.

11. CITY OF ST. HELENA TREE ORDINANCE - CHAPTER 12.24 TREES AND

OTHER VEGETATION
The City of St. Helena’s Tree Ordinance can be found in the City of St. Helena’s Municipal code chapter 12.24. Below are key provisions of the City of St. Helena’s Tree Ordinance. Since the project will impact both native and non-native (i.e., landscape) trees, this ordinance will apply.

11.1 Chapter 12.24.010 Findings and Purpose
The city council finds and declares that trees contribute greatly to the health, safety, and general welfare of all of the city’s citizens and that the preservation and proper maintenance of trees is a matter of city-wide concern. The city council further finds and determines that it is necessary to enact regulations prohibiting unnecessary damage, removal, or destruction of trees.

A purpose of the city council in enacting the following regulations is to protect certain trees that are an essential part of the city’s natural heritage, referred to in this chapter as heritage trees and other protected trees, wherever they may be growing in the city, while at the same time, recognizing an individual property owner’s right to utilize his or her land in a way that is otherwise allowed by law.

11.2 Chapter 12.24.020 Definitions
Definitions from the tree ordinance that are relevant to this project are the following:
• “Protected tree” means a tree that is a heritage tree, protected replacement tree, street tree, and/or a city tree.
• “Heritage tree” means any tree or grove of trees within the city boundaries designated by a resolution of the city council and having met the requirements set forth in this chapter. • “Protected replacement tree” means any tree that is planted on public or private property as a condition of mitigation for the removal of any existing native or heritage tree(s). The intent of this designation is to insure that trees planted as replacement trees for heritage trees or significant native trees that have to be removed will be protected and preserved so that over the course of time these replacement trees will mature to the size and uniqueness of the trees they replace. Protected replacement trees by definition are Agenda Item #11.1.

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St. Helena City CouncilJanuary 27, 2026

St. Helena City Council
January 27, 2026