St. Helena City Council
August 25, 2026

CITY OF ST. HELENA
RESOLUTION NO. 2026-

RESOLUTION AUTHORIZING THE CITY MANAGER TO EXECUTE A

PROFESSIONAL SERVICES AGREEMENT WITH GEI
CONSULTANTS, INC. FOR CONSTRUCTION MANAGEMENT

SERVICES RELATED TO BELL CANYON INTAKE TOWER AND
VALVE HOUSE REHABILITATION PROJECT, CIP NO. W109 IN AN
AMOUNT NOT-TO-EXCEED $1,246,298.

RECITALS
A. The City requires upgrade to its Bell Canyon Reservoir water infrastructure since the existing outlet system no longer has an adequate factor of safety; and B. This project supports the City’s ongoing efforts to modernize its water infrastructure, and improve operational safety; and
C. This construction project includes a very complex scope of work that will require the expertise of various technical disciplines including civil, structural, hydraulic, mechanical, and electrical engineering, as well as working with the California Division of Safety of Dams (DSOD) for compliance and providing construction management and inspection.; and
D. GEI Consultants, Inc., has extensive background in providing water agencies and municipalities with construction management and inspection services for reservoirs and dams and underwater construction monitoring and have the experienced staff to oversee the construction process; and E. The funding for this phase of the project is available to cover the consultant fees and expenses and city’s staffing support.

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

1. Authorizes the City Manager to execute a Professional Services Agreement with GEI Consultants, Inc. for Construction Management Services related to the Bell Canyon Intake Tower and Valve House Rehabilitation Project, CIP No. W109 in an amount not-to-exceed $1,246,298.

2. Funding for this proposed agreement is available within the FY2026-27 Capital Improvement Program for Project CIP No. W109 and funded by the water bond.

Approved at a Regular Meeting of the St. Helena City Council on August 11, 2026, by the following vote:

Mayor Dohring:

Vice Mayor Deasy:

Council Member Barak:

Council Member Spadarotto:

Council Member Diaz:

APPROVED: ATTEST:

Paul Jamison Dohring, Mayor Andrew Bradley, City Clerk

GEI - Construction Management Services related to Bell Canyon Intake Tower and Valve House Rehabilitation Project, CIP No. W109 1 CITY OF ST. HELENA

PROFESSIONAL SERVICES AGREEMENT
Construction Management Services related to Bell Canyon Intake Tower and Valve House Rehabilitation Project, CIP No. W109
This Agreement is made and entered into as of August 12th, 2026, by and between the City of St. Helena, a public agency organized and operating under the laws of the State of California (“City”), and GEI Consultants, Inc. a CORPORATION, with its principal place of business at 180 Grand Avenue, Suite 950, Oakland, CA 94612 (hereinafter referred to as “Consultant”). City and Consultant are sometimes individually referred to as “Party” and collectively as “Parties” in this Agreement.

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

Construction Management Services related to the Bell Canyon Intake Tower and Valve House Rehabilitation Project, CIP No. W109 (hereinafter referred to as “the Project”).

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

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

AGREEMENT
NOW, THEREFORE, IT IS AGREED AS FOLLOWS:

1. Services.

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

2. Compensation.
a. Subject to paragraph 2(b) below, the City shall pay for such services in accordance with the Schedule of Charges set forth in Exhibit “A.” b. In no event shall the total amount paid for services rendered by Consultant under this Agreement exceed the sum of $1,246,298. This amount is to cover all printing and related costs, and the City will not pay any additional fees for printing expenses. Periodic payments shall be made within 30 days of receipt of an invoice which includes a detailed description of the work performed. Payments to Consultant for work performed will be made on a monthly billing basis.

GEI - Construction Management Services related to Bell Canyon Intake Tower and Valve House Rehabilitation Project, CIP No. W109 2 3. Additional Work.

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

4. Maintenance of Records.

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

5. Term.

The term of this Agreement shall be from August 12, 2026 to August 11,2028 unless earlier terminated as provided herein. The Parties may, by mutual, written consent, extend the term of this Agreement if necessary to complete the Project. Consultant shall perform its services in a prompt and timely manner within the term of this Agreement and shall commence performance upon receipt of written notice from the City to proceed (“Notice to Proceed”). The Notice to Proceed shall set forth the date of commencement of work.

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

7. Compliance with Law.
a. Consultant shall comply with all applicable laws, ordinances, codes and regulations of the federal, state and local government, including Cal/OSHA requirements. b. If required, Consultant shall assist the City, as requested, in obtaining and maintaining all permits required of Consultant by federal, state and local regulatory agencies.

GEI - Construction Management Services related to Bell Canyon Intake Tower and Valve House Rehabilitation Project, CIP No. W109 3 c. If applicable, Consultant is responsible for all costs of clean up and/ or removal of hazardous and toxic substances spilled as a result of his or her services or operations performed under this Agreement.

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

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

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

11. Insurance. Consultant shall not commence work for the City until it has provided evidence satisfactory to the City it has secured all insurance required under this section. In addition, Consultant shall not allow any subcontractor to commence work on any subcontract until it has secured all insurance required under this section. a. Commercial General Liability

GEI - Construction Management Services related to Bell Canyon Intake Tower and Valve House Rehabilitation Project, CIP No. W109 4 (i) The Consultant shall take out and maintain, during the performance of all work under this Agreement, in amounts not less than specified herein, Commercial General Liability Insurance, in a form and with insurance companies acceptable to the City. (ii) Coverage for Commercial General Liability insurance shall be at least as broad as the following:
(1) Insurance Services Office Commercial General Liability coverage (Occurrence Form CG 00 01) or exact equivalent. (iii) Commercial General Liability Insurance must include coverage for the following:
(1) Bodily Injury and Property Damage
(2) Personal Injury/Advertising Injury
(3) Premises/Operations Liability
(4) Products/Completed Operations Liability
(5) Aggregate Limits that Apply per Project
(6) Explosion, Collapse and Underground (UCX) exclusion deleted
(7) Contractual Liability with respect to this Agreement (8) Property Damage
(9) Independent Contractors Coverage
(iv) The policy shall contain no endorsements or provisions limiting coverage for (1) contractual liability; (2) cross liability exclusion for claims or suits by one insured against another; (3) products/completed operations liability; or (4) contain any other exclusion contrary to the Agreement.
(v) The policy shall give City, its officials, officers, employees, agents and City designated volunteers additional insured status using ISO endorsement forms CG 20 10 10 01 and 20 37 10 01, or endorsements providing the exact same coverage. (vi) The general liability program may utilize either deductibles or provide coverage excess of a self-insured retention, subject to written approval by the City, and provided that such deductibles shall not apply to the City as an additional insured. b. Automobile Liability
(i) At all times during the performance of the work under this Agreement, the Consultant shall maintain Automobile Liability Insurance for bodily injury and property damage including coverage for owned, non-owned and hired vehicles, in a form and with insurance companies acceptable to the City.
(ii) Coverage for automobile liability insurance shall be at least as broad as Insurance Services Office Form Number CA 00 01 covering automobile liability (Coverage Symbol 1, any auto).
(iii) The policy shall give City, its officials, officers, employees, agents and City designated volunteers additional insured status.

GEI - Construction Management Services related to Bell Canyon Intake Tower and Valve House Rehabilitation Project, CIP No. W109 5 (iv) Subject to written approval by the City, the automobile liability program may utilize deductibles, provided that such deductibles shall not apply to the City as an additional insured, but not a self-insured retention.
c. Workers’ Compensation/Employer’s Liability
(i) Consultant certifies that he/she is aware of the provisions of Section 3700 of the California Labor Code which requires every employer to be insured against liability for workers’ compensation or to undertake self-insurance in accordance with the provisions of that code, and he/she will comply with such provisions before commencing work under this Agreement.
(ii) To the extent Consultant has employees at any time during the term of this Agreement, at all times during the performance of the work under this Agreement, the Consultant shall maintain full compensation insurance for all persons employed directly by him/her to carry out the work contemplated under this Agreement, all in accordance with the “Workers’ Compensation and Insurance Act,” Division IV of the Labor Code of the State of California and any acts amendatory thereof, and Employer’s Liability Coverage in amounts indicated herein. Consultant shall require all subconsultants to obtain and maintain, for the period required by this Agreement, workers’ compensation coverage of the same type and limits as specified in this section.
d. Professional Liability (Errors and Omissions)
At all times during the performance of the work under this Agreement the Consultant shall maintain professional liability or Errors and Omissions insurance appropriate to its profession, in a form and with insurance companies acceptable to the City and in an amount indicated herein.

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

Combined Single Limit
Commercial General Liability $1,000,000 per occurrence/ $2,000,000 aggregate for bodily injury, personal injury, and property
damage
Automobile Liability $1,000,000 combined single limit
Employer’s Liability $1,000,000 per accident or disease Professional Liability $1,000,000 per claim and aggregate (errors and omissions)
(ii) Defense costs shall be payable in addition to the limits.

GEI - Construction Management Services related to Bell Canyon Intake Tower and Valve House Rehabilitation Project, CIP No. W109 6 (iii) Requirements of specific coverage or limits contained in this section are not intended as a limitation on coverage, limits, or other requirement, or a waiver of any coverage normally provided by any insurance. Any available coverage shall be provided to the parties required to be named as Additional Insured pursuant to this Agreement. f. Evidence Required
Prior to execution of the Agreement, the Consultant shall file with the City evidence of insurance from an insurer or insurers certifying to the coverage of all insurance required herein. Such evidence shall include original copies of the ISO CG 00 01 (or insurer’s equivalent) signed by the insurer’s representative and Certificate of Insurance (Acord Form 25-S or equivalent), together with required endorsements. All evidence of insurance shall be signed by a properly authorized officer, agent, or qualified representative of the insurer and shall certify the names of the insured, any additional insureds, where appropriate, the type and amount of the insurance, the location and operations to which the insurance applies, and the expiration date of such insurance.
g. Policy Provisions Required
(i) Consultant shall provide the City at least thirty (30) days prior written notice of cancellation of any policy required by this Agreement, except that the Consultant shall provide at least ten (10) days prior written notice of cancellation of any such policy due to non-payment of premium. If any of the required coverage is cancelled or expires during the term of this Agreement, the Consultant shall deliver renewal certificate(s) including the General Liability Additional Insured Endorsement to the City at least ten (10) days prior to the effective date of cancellation or expiration.
(ii) The Commercial General Liability Policy and Automobile Policy shall each contain a provision stating that Consultant’s policy is primary insurance and that any insurance, self-insurance or other coverage maintained by the City or any named insureds shall not be called upon to contribute to any loss.
(iii) The retroactive date (if any) of each policy is to be no later than the effective date of this Agreement. Consultant shall maintain such coverage continuously for a period of at least three years after the completion of the work under this Agreement. Consultant shall purchase a one (1) year extended reporting period A) if the retroactive date is advanced past the effective date of this Agreement; B) if the policy is cancelled or not renewed; or C) if the policy is replaced by another claims-made policy with a retroactive date subsequent to the effective date of this Agreement.
(iv) All required insurance coverages, except for the professional liability coverage, shall contain or be endorsed to provide a waiver of subrogation in favor of the City, its officials, officers, employees, agents, and volunteers or shall specifically allow Consultant or others providing insurance evidence in compliance with these specifications to waive their right of recovery prior to a loss. Consultant hereby waives its own right of recovery against City, and shall require similar written express waivers and insurance clauses from each of its subconsultants.
(v) The limits set forth herein shall apply separately to each insured against whom claims are made or suits are brought, except with respect to the limits of liability.

Further the limits set forth herein shall not be construed to relieve the Consultant from liability in

GEI - Construction Management Services related to Bell Canyon Intake Tower and Valve House Rehabilitation Project, CIP No. W109 7 excess of such coverage, nor shall it limit the Consultant’s indemnification obligations to the City and shall not preclude the City from taking such other actions available to the City under other provisions of the Agreement or law.
h. Qualifying Insurers
(i) All policies required shall be issued by acceptable insurance companies, as determined by the City, which satisfy the following minimum requirements:
(1) Each such policy shall be from a company or companies with a current A.M. Best's rating of no less than A:VII and admitted to transact in the business of insurance in the State of California, or otherwise allowed to place insurance through surplus line brokers under applicable provisions of the California Insurance Code or any federal law.
i. Additional Insurance Provisions
(i) The foregoing requirements as to the types and limits of insurance coverage to be maintained by Consultant, and any approval of said insurance by the City, is not intended to and shall not in any manner limit or qualify the liabilities and obligations otherwise assumed by the Consultant pursuant to this Agreement, including but not limited to, the provisions concerning indemnification.
(ii) If at any time during the life of the Agreement, any policy of insurance required under this Agreement does not comply with these specifications or is canceled and not replaced, City has the right but not the duty to obtain the insurance it deems necessary and any premium paid by City will be promptly reimbursed by Consultant or City will withhold amounts sufficient to pay premium from Consultant payments. In the alternative, City may cancel this Agreement.
(iii) The City may require the Consultant to provide complete copies of all insurance policies in effect for the duration of the Project. (iv) Neither the City nor any of its officials, officers, employees, agents or volunteers shall be personally responsible for any liability arising under or by virtue of this Agreement.
j. Subconsultant Insurance Requirements. Consultant shall not allow any subcontractors or subconsultants to commence work on any subcontract until they have provided evidence satisfactory to the City that they have secured all insurance required under this section.

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

12. Indemnification.
a. To the fullest extent permitted by law, Consultant shall defend (with counsel of City’s choosing), indemnify and hold the City, its officials, officers, employees, volunteers, and agents free and harmless from any and all claims, demands, causes of action, costs, expenses,

GEI - Construction Management Services related to Bell Canyon Intake Tower and Valve House Rehabilitation Project, CIP No. W109 8 liability, loss, damage or injury of any kind, in law or equity, to property or persons, including wrongful death, in any manner arising out of, pertaining to, or incident to any acts, errors or omissions, or willful misconduct of Consultant, its officials, officers, employees, subcontractors, consultants or agents in connection with the performance of the Consultant’s services, the Project or this Agreement, including without limitation the payment of all damages, expert witness fees and attorney’s fees and other related costs and expenses. Consultant's obligation to indemnify shall not be restricted to insurance proceeds, if any, received by Consultant, the City, its officials, officers, employees, agents, or volunteers.
b. If Consultant’s obligation to defend, indemnify, and/or hold harmless arises out of Consultant’s performance of “design professional” services (as that term is defined under Civil Code section 2782.8), then, and only to the extent required by Civil Code section 2782.8, which is fully incorporated herein, Consultant’s indemnification obligation shall be limited to claims that arise out of, pertain to, or relate to the negligence, recklessness, or willful misconduct of the Consultant, and, upon Consultant obtaining a final adjudication by a court of competent jurisdiction, Consultant’s liability for such claim, including the cost to defend, shall not exceed the Consultant’s proportionate percentage of fault.

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

GEI - Construction Management Services related to Bell Canyon Intake Tower and Valve House Rehabilitation Project, CIP No. W109 9 affect Consultant’s performance of services, including any delay, shall be Consultant’s sole responsibility. Any delay arising out of or resulting from such stop orders shall be considered Consultant caused delay and shall not be compensable by the City. Consultant shall defend, indemnify and hold the City, its officials, officers, employees and agents free and harmless from any claim or liability arising out of stop orders issued by the Department of Industrial Relations against Consultant or any subcontractor.

14. Safety.

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

15. Verification of Employment Eligibility.

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

16. INTENTIONALLY DELETED

17. Laws and Venue.

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

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

18. Termination or Abandonment
a. City has the right to terminate or abandon any portion or all of the work under this Agreement by giving ten (10) calendar days written notice to Consultant. In such event, City shall be immediately given title and possession to all original field notes, drawings and specifications, written reports and other documents produced or developed for that portion of the work completed and/or being abandoned. City shall pay Consultant the reasonable value of services rendered for any portion of the work completed prior to termination. If said termination occurs prior to completion of any task for the Project for which a payment request has not been received, the charge for services performed during such task shall be the reasonable value of such services, based on an amount mutually agreed to by City and Consultant of the portion of such task completed but not paid prior to said termination. City shall not be liable for any costs other than the charges or portions thereof which are specified herein. Consultant shall not be

GEI - Construction Management Services related to Bell Canyon Intake Tower and Valve House Rehabilitation Project, CIP No. W109 10 entitled to payment for unperformed services, and shall not be entitled to damages or compensation for termination of work.
b. Consultant may terminate its obligation to provide further services under this Agreement upon thirty (30) calendar days’ written notice to City only in the event of substantial failure by City to perform in accordance with the terms of this Agreement through no fault of Consultant.

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

20. Organization
Consultant shall assign Gary Olvera, CCM as Construction Manager. The Construction Manager shall not be removed from the Project or reassigned without the prior written consent of the City.

21. Limitation of Agreement.

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

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

GEI - Construction Management Services related to Bell Canyon Intake Tower and Valve House Rehabilitation Project, CIP No. W109 11 CITY:

City of St. Helena
1088 College Ave., St. Helena, CA 94574
Attn: Joseph Leach, P.E. PW Director
CONSULTANT:

GEI Consultants, Inc.
180 Grand Avenue, Suite 950
Oakland, CA 94612 Attn: Violetta Mc Daniel
and shall be effective upon receipt thereof.

23. Third Party Rights
Nothing in this Agreement shall be construed to give any rights or benefits to anyone other than the City and the Consultant.

24. Equal Opportunity Employment.

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

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

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

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

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

GEI - Construction Management Services related to Bell Canyon Intake Tower and Valve House Rehabilitation Project, CIP No. W109 12 29. Time of Essence
Time is of the essence for each and every provision of this Agreement.

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

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

GEI - Construction Management Services related to Bell Canyon Intake Tower and Valve House Rehabilitation Project, CIP No. W109 13 SIGNATURE PAGE FOR PROFESSIONAL SERVICES AGREEMENT
BETWEEN CITY OF ST. HELENA
AND GEI CONSULTANTS, INC.

IN WITNESS WHEREOF, the Parties have executed this Agreement as of the date first written above.

CITY OF ST. HELENA GEI Consultants, Inc.

By: By:

James McCaan Its: Vice President
Acting City Manager
Printed Name: Violletta McDaniel
ATTEST:

By:

Ethan Walsh, City Attorney

GEI - Construction Management Services related to Bell Canyon Intake Tower and Valve House Rehabilitation Project, CIP No. W109 14 EXHIBIT A
Scope of Services

Bell Canyon Intake Tower and Valve
House Construction Management
and Inspection Services
City of St. Helena
JULY 6, 2026
Submitted by:

GEI Consultants, inc.
180 Grand Avenute
Suite 950
Oakland, CA 94612
ph: 925.788.8308

City of St. Helena | Bell Canyon Intake Tower and Valve House CM&I Services Table of Contents
Cover Letter ...................................................................................................... 1 Project Team ..................................................................................................... 2 Project Approach .............................................................................................. 9 Project Schedule and Work Plan .................................................................... 20 Relevant Experience ....................................................................................... 22 Fee Proposal ................................................................................................... 27 Staff Resumes ................................................................................... Appendix A

Bell Canyon Reservoir and Project Vicinity, the Primary Water Supply Source for the City of St. Helena

City of St. Helena | Bell Canyon Intake Tower and Valve House CM&I Services 1 July 6, 2026
City of St. Helena
Bruce Zaeni, P.E.

Via: email to [email protected]
Re: Bell Canyon Intake Tower and Valve House CM&I Services Dear Bruce,
GEI Consultants, Inc. (GEI) understands the importance of the Bell Canyon Intake Tower and Valve House Project (Project) to the City of St. Helena’s (City’s) water supply system and the need for experienced, proactive construction management (CM) support to maintain operational continuity, manage construction risk, and deliver the project safely, efficiently, and in compliance with regulatory requirements.

Bell Canyon presents unique construction challenges, including underwater intake tower replacement, commercial diving operations, long-lead equipment procurement, and coordination with the California Division of Safety of Dams (DSOD) requirements. GEI’s approach is built around early risk identification, constructability review, disciplined schedule and cost management, rigorous quality oversight, and timely coordination among the City, Contractor, Mead & Hunt, specialty inspectors, and regulatory stakeholders.

Our proposed team combines directly relevant dam, reservoir, water conveyance, underwater construction, CM, inspection, and regulatory coordination experience. GEI also brings valuable project-specific knowledge through team members who supported earlier phases of project development. We will serve as the City's trusted owner's representative, providing owner representation, contract administration, field oversight, schedule monitoring, document control, materials testing, special inspection coordination, and closeout support. This combination of prior Bell Canyon involvement and extensive California dam construction experience enables our team to proactively identify risks, support informed decision-making, and help the City successfully deliver this critical project. Our team will focus on commercial diving operations, fixed cone valve procurement and fabrication oversight, reservoir operations, and DSOD compliance.

We appreciate the opportunity to support the City on this important dam safety and water supply improvement project. GEI is committed to providing experienced leadership, practical field oversight, and proactive owner representation to help the City successfully deliver the Project while maintaining schedule, quality, regulatory compliance, and operational continuity.

GEI has reviewed the City’s standard contract and, if selected, respectfully requests the opportunity to discuss specific terms and conditions to reach mutual agreement.

Sincerely,
GEI Consultants, Inc.

Chris Hockett, PE Gary Olvera, CCM
Senior Civil Engineer/Project Manager Senior Construction Manager Cover Letter
GEI Consultants, Inc.
180 Grand Ave., Suite 950
Oakland, CA 94612
[email protected]
D: 925.788.8308

City of St. Helena | Bell Canyon Intake Tower and Valve House CM&I Services 2 Project Team
GEI brings a uniquely qualified team to support the City of St. Helena's Bell Canyon Intake Tower and Valve House Project (Project). Our team combines CM leadership, dam and reservoir expertise, underwater construction oversight, specialty inspection services, and extensive experience working with DSOD and Department of Water Resources (DWR).

Bell Canyon presents several unique construction
challenges, including replacement of an intake tower
within an active reservoir, extensive commercial diving operations, installation of critical water conveyance
infrastructure, procurement and commissioning of a
long-lead fixed cone valve, and maintaining reliable
water service throughout construction. GEI's team
includes professionals with direct experience
managing dam, reservoir, water conveyance, and
underwater construction projects throughout
California, allowing us to provide experienced
leadership from pre-construction through project
closeout.

GEI also brings valuable project-specific knowledge to Bell Canyon. Members of our team supported earlier phases of project development, including preliminary intake tower replacement evaluations, seismic hazard analyses, and geotechnical recommendations that informed subsequent design development. This familiarity with the facility, project history, site constraints, and regulatory considerations allows our team to quickly identify risks, understand design intent, and provide informed construction management support throughout the project lifecycle.

Established in 1970, GEI provides construction
management and inspection (CM&I), engineering,
environmental, and water resources services nationwide.

Our team, which includes over 1,800 highly skilled
professionals across 60+ offices, delivers practical, costeffective solutions for complex infrastructure projects while maintaining a strong focus on safety, quality,
schedule, budget, and regulatory compliance. For Bell
Canyon, these national resources are complemented by a
team with direct experience in California dam
rehabilitation, underwater construction, DSOD
coordination, and previous Bell Canyon investigations.

Existing corrugated steel intake tower riser exhibiting advanced corrosion and deterioration after more than 60 years of service.

Existing Bell Canyon valve house, where deteriorated outlet piping and valves will be replaced to improve reliability, operational flexibility, and compliance with DSOD emergency drawdown requirements.

City of St. Helena | Bell Canyon Intake Tower and Valve House CM&I Services 3 Recognized nationally and across California for our
expertise in engineering and CM&I, GEI provides
comprehensive services across the full project
lifecycle, from pre-construction constructability
reviews and risk management to construction quality
assurance (QA) and post-construction support. We
offer flexible delivery models, including full service, as needed, and staff augmentation support, with
strengths in CM, resident engineering, construction
inspection, contract administration, change
management, environmental coordination and
monitoring, document control, and project controls.

For Bell Canyon, our team will augment the City’s staff with experienced construction management
leadership, providing disciplined contract
administration, timely coordination among the City,
Contractor, Mead & Hunt, DSOD, and specialty
inspectors, rigorous quality oversight, and responsive
owner representation to help successfully deliver this
critical dam safety and water supply improvement
project.

GEI provides a wide range of CM services to municipal,
state, and federal agencies, water resources districts, developers, and contractors, including:
■ ConstrucƟon Management
■ Contract AdministraƟon
■ Change Management
■ Resident Engineering
■ Office Engineering
■ ConstrucƟon InspecƟons
■ Schedule Management
■ Cost EsƟmaƟng
■ Project Controls
■ Document Control
■ Constructability Reviews
■ Dispute ResoluƟon
■ Claims MiƟgaƟon
■ Safety Management
■ Risk Management
■ Pre-QualificaƟon and Bid Support
■ Regulatory CoordinaƟon
■ Environmental Monitoring
■ Public Outreach
■ Start-Up and Commissioning CoordinaƟon
Construction of the original Bell Canyon outlet works in 1959, including installation of the downstream control structure and 36-inch hydraulically operated slide gate.

Existing outlet piping and control valves within the Bell Canyon valve house. The project will replace aging outlet works components to improve reliability, operability, and long-term service life.

City of St. Helena | Bell Canyon Intake Tower and Valve House CM&I Services 4

TEAM ORGANIZATION
GEI has assembled a multidisciplinary team with the experience and technical expertise necessary to successfully deliver CM, inspection, and support services for the Project. The organizational structure shown below establishes clear lines of communication, responsibility, and decision-making while providing the City with direct access to key project leadership and specialized technical resources. Led by the project manager/resident engineer and supported by dedicated CM, inspection, scheduling, cost estimating, materials testing, and startup/testing personnel, the team is structured to provide comprehensive oversight throughout construction.

Additional subject matter experts and specialty inspectors will be available as needed to address project-specific challenges and support successful project delivery. Staff resumes can be found in Appendix A.

SUBCONSULTANTS
1 – TRC
2 – Ninyo & Moore
3 – Bodewell Group
4 – Gafcon PM-CM
5 – MW Construction Services
Mark Freitas, PE, GE
Sharon Tapia, PE

TECHNICAL ADVISORS
Gary Olvera, CCM

CONSTRUCTION

MANAGER
Violletta McDaniel, PMP

PRINCIPAL-IN-CHARGE
Chris Hockett, PE, GE

PROJECT MANAGER/

RESIDENT ENGINEER

ADDITIONAL

RECOMMENDED SERVICES
CITY OF ST. HELENA
Matthew Kehoe, PE
Dan Robbins, PE

UNDERWATER

INSPECTORS
Kat McDaniel

DOCUMENT CONTROL
Specialty Inspection2
Materials Testing2

SPECIALTY INSPECTION/

MATERIALS TESTING

SCHEDULER
Taylor Yost
Dale Frazer, ACI1
Gary Olvera, CCM

GENERAL INSPECTOR
Mark Williams5

COST ESTIMATOR
Environmental Monitoring
In-Plant Inspection
Public Relations3
Labor Compliance4
Simon Gray, PE

START-UP & TESTING

City of St. Helena | Bell Canyon Intake Tower and Valve House CM&I Services 5 Violletta is a certified Project Management Professional (PMP) and GEI’s West Region Construction Management Practice Leader with more than 20 years of experience managing large, multifaceted project teams across complex construction projects. She has a proven ability to lead diverse teams in addressing changing project needs and delivering successful outcomes for a variety of water resource projects. This includes pipeline replacements, water treatment facilities, wastewater treatment expansions/upgrades, pump stations, and the Lake Hodges Hypolimnetic Oxygenation System Project, which involved extensive underwater construction and coordination with multiple stakeholders. She will be responsible for ensuring that resources are available for the CM team and will serve as an additional line of communication for the City.

Chris is a Civil and Geotechnical Engineer with more than 22 years of experience delivering complex public infrastructure projects for municipal, regional, and state agencies throughout California. His experience includes dams and reservoirs, flood control facilities, water conveyance systems, outlet works improvements, levees, stormwater infrastructure, and emergency infrastructure rehabilitation. He has successfully led multidisciplinary teams through planning, design, permitting, procurement, and construction support.

Chris has supported numerous dam and reservoir infrastructure projects involving outlet works improvements, dam safety upgrades, instrumentation improvements, spillway evaluations, reservoir restoration, and flood protection facilities. His background provides a strong understanding of the technical, operational, and regulatory considerations associated with critical water infrastructure.

For this Project, Chris will serve as project manager/resident engineer and primary point of contact for the City, providing overall project leadership, quality oversight, resource management, and coordination among the City, GEI, and project stakeholders.

Gary is a senior construction manager with over 40 years of experience in the construction industry; 31 years of hands-on experience in the water industry providing CM&I management on heavy civil water infrastructure projects. During his 29-year career at the San Diego County Water Authority, Gary was involved in the execution of over $3B of capital improvement program projects from 1994 through 2023 that included a new RCC dam and a RCC dam raise.

Gary will lead the CM team throughout this project. This includes support for constructability reviews, contract site administration, management of the inspection team, liaison and coordination with the special inspection subconsultants, and oversight of factory inspections, as needed. Among other duties, Gary will run weekly progress meetings and serve as the field point of contact. He will also be responsible for verification of progress for measurement and payment, review and recommendation of the Contractor’s Requests for Payment each month, and initial change and risk management.

Violletta McDaniel PMP | GEI Consultants, Inc.

Principal-in-Charge
Chris Hockett PE, GE | GEI Consultants, Inc.

Project Manager/Resident Engineer
Gary Olvera CCM | GEI Consultants, Inc.

Construction Manager

City of St. Helena | Bell Canyon Intake Tower and Valve House CM&I Services 6 Mark is a geotechnical engineer with more than 45 years of experience directing geotechnical studies for water infrastructure projects in California. He is highly experienced in field exploration, data interpretation and site characterization, foundation analysis and design, seepage and stability analyses, pavement design, site grading, report preparation, and construction inspection. Mark previously led the team that provided the geotechnical scope for evaluation of the existing Bell Canyon Dam intake tower, outlet valve house, and outlet creek channel, including review of existing information and previously compiled 65% design plans and reporting, limited site exploration including Multichannel Analysis of Surface Waves (MASW) geologic and geotechnical reconnaissance within the dam site and vicinity, seismic site response evaluation of MASW results, and geotechnical recommendations.

Sharon is a recognized leader in dam safety, regulatory compliance, and infrastructure risk management, with deep expertise in overseeing dam evaluations, inspections, rehabilitations, and emergency response planning.

Prior to joining GEI Consultants, Sharon was the former Division Manager of DSOD where she directed the state’s Dam Safety Program, regulating over 1,200 dams, while leading statewide policy implementation and enforcing critical dam safety legislation. Sharon has led technical reviews for major dam improvement projects and implemented grant funding programs for dams, while strategically shaping California's regulatory approach to risk-informed decision-making and long-term dam safety planning.

Matthew is a waterfront practice leader with over 18 years of practical leadership, management, and engineering experience specializing in projects relating to waterfront facilities. Matt is a professional engineer and ADCI certified commercial diver with expertise in waterfront structure condition assessment and construction support. His experience includes the design of repairs for deteriorated structures, including the development of mooring and fender systems. His keen communication skills focus on developing positive relationships with clients, architects/engineers, local authorities, and contractors while delivering cost-effective results.

Dan is a civil engineer with 16 years of experience in waterfront engineering, including above and underwater inspections, design, analysis, and construction administration services on a variety of waterfront structures. He has played an integral role in specialized waterfront design projects, including state-of-the art concrete research.

Dan has acted as a resident engineer/construction inspector for multiple pier and bulkhead repair and rehabilitation projects throughout the world.

Sharon Tapia PE, PMP | GEI Consultants, Inc.

Technical Advisor
Mark Freitas PE, GE | GEI Consultants, Inc.

Technical Advisor
Matthew Kehoe PE | GEI Consultants, Inc.

Underwater Inspector
Dan Robbins PE | GEI Consultants, Inc.

Underwater Inspector

City of St. Helena | Bell Canyon Intake Tower and Valve House CM&I Services 7 Dale has more than 34 years of construction engineering and inspection experience supporting major civil, flood control, transportation, and water infrastructure projects throughout California. His background includes extensive inspection and quality assurance services on levee improvement, seepage mitigation, embankment construction, cutoff walls, deep foundations, structural concrete, and earthwork projects that are highly relevant to dam and dam safety-related infrastructure. He has served in lead inspection, quality assurance, and materials testing roles on several large-scale projects. In addition, his broad civil inspection experience includes roadway, bridge, storm drain, sewer, water utility, and public works projects for Caltrans and other public agencies. His strengths include construction documentation, materials testing oversight, quality control verification, contractor compliance monitoring, and coordination of complex construction activities on critical public infrastructure projects.

Mark has 35 years of experience providing cost estimating and constructability reviews for heavy civil water infrastructure projects, including dams, reservoirs, pipelines, pump stations, treatment facilities, tunnels, and flow control structures. He has developed estimates for projects ranging from pipeline rehabilitations to major water conveyance and treatment facilities valued at over $850 million. His dam experience includes preparing the cost estimate and constructability review for the $89 million Trampas Canyon Dam and Reservoir Project, which included dam construction, reservoir facilities, dewatering, earthwork, pump stations, and inlet/outlet structures. His expertise combines detailed estimating, risk identification, scheduling, and construction meansand-methods analysis to develop accurate and defensible project budgets for complex water infrastructure projects.

Simon brings more than 43 years of experience delivering complex water, wastewater, dam, levee, and heavy civil infrastructure projects worldwide. He is a recognized startup, commissioning, and testing expert, having led construction, startup, and operational readiness activities for major pump stations, wastewater treatment facilities, desalination plants, water systems, and process facilities valued up to hundreds of millions of dollars.

His experience includes directing performance testing, condition assessments, hydraulic evaluations, system commissioning, and operational troubleshooting for treatment plants, conveyance systems, and pumping facilities. His technical expertise spans hydraulic systems, pipelines, pump stations, treatment processes, controls integration, and operational optimization, enabling smooth transitions from construction to full facility operation.

Mark Williams | MW Construction Services, Inc.

Cost Estimator
Dale Frazer ACI | TRC
General Civil Inspector
Simon Gray PE, CEng, FIEC | GEI Consultants, Inc.

Start-up and Testing

City of St. Helena | Bell Canyon Intake Tower and Valve House CM&I Services 8

SUBCONSULTANTS
GEI has carefully assembled a skilled team of subconsultants to enhance our in-house capabilities and provide a comprehensive approach to project execution. Together, this team offers the depth of resources and wealth of expertise needed to efficiently meet the needs and achieve the goals of this project. The subconsultants have also been chosen for their history of working together on relevant projects.

General Inspection
TRC Companies brings experience in construction inspection services offering end-toend support that spans engineering, quality assurance, and field monitoring. Their multidisciplinary teams—comprising construction inspectors and QA specialists—are equipped to oversee complex infrastructure projects, ensuring compliance with industry standards and regulatory requirements. TRC integrates their proprietary Integra Link™ platform to deliver real-time data and enhance project transparency. Their comprehensive approach includes earthwork, structural concrete, mechanical systems, and soil/material testing, all underpinned by a formal QA/QC program and certified laboratories adhering to ASTM, USACOE, EPA, and AASHTO standards. This integrated methodology ensures that projects are executed efficiently, safely, and in full compliance with technical and environmental regulations.

Specialty Inspection & Materials Testing
Ninyo & Moore, a SOCOTEC Company, an ENR Top 500 Design Firm, is a professional geotechnical and environmental sciences consulting firm providing services in geotechnical engineering, engineering geology, geophysics, hydrogeology, soil and materials testing, special inspection, soil and groundwater contamination assessment, site remediation, hazardous building materials, industrial and occupational safety.

Public Relations
GEI’s subconsultant Bodewell Group (formerly Katz & Associates) has vast experience working with cities, public agencies, and stakeholders on water infrastructure projects. They can provide a variety of services including preparing a strategic public outreach plan, public and stakeholder outreach assistance, presentation materials for local public meetings, preparing social media content, language translation signs and messaging as needed, and assist with phone line inquiries (City will use their own phone lines and forward inquiries via an email).

Labor Compliance
Over the past 37 years, Gafcon PM-CM LLC (Gafcon) has contributed labor compliance expertise for more than $10B in construction projects. Their in-depth knowledge of the labor compliance industry and its business issues gives them a unique combination of practical experience and intellectual acumen that they deliver to every project. Gafcon has a deep understanding of the nuances of labor compliance monitoring, project labor agreement, and prevailing wage enforcement, including federal, state, and local requirements to help you navigate a constantly evolving field. First-hand knowledge and experience enable them to craft and implement a proactive approach to meeting your compliance needs. Gafcon mitigates risk by ensuring contractors know the rules and regulations before starting work on any project. GEI and Gafcon are both part of the family of employee-owned companies organized under our umbrella company, Global Infrastructure Solutions, Inc (GISI).

City of St. Helena | Bell Canyon Intake Tower and Valve House CM&I Services 9 Project Approach
Bell Canyon Reservoir is a critical component of the City of St. Helena's water supply system, making operational continuity, public safety, construction quality, and regulatory compliance essential project drivers. The project includes replacement of the intake tower within an active reservoir, reconstruction of the valve house and associated piping systems, installation of a new fixed cone valve, improvements to the outlet channel, and access route upgrades. Successful delivery will require careful coordination of commercial diving operations, long-lead equipment procurement, reservoir operations, and DSOD requirements.

Bell Canyon Reservoir shortly after initial impoundment in 1959, showing the original intake tower that continues to serve the City’s water supply system today.

GEI's approach is proactive, field-focused, and centered on protecting the City's operational, regulatory, and community interests while managing project risks, controlling costs, and verifying construction quality . We will begin with a detailed preconstruction review of the plans, specifications, schedule, and other project requirements to identify risks, constructability concerns, operational constraints, required submittals, and inspection requirements before construction begins.

City of St. Helena | Bell Canyon Intake Tower and Valve House CM&I Services 10

PROJECT UNDERSTANDING AND DELIVERY STRATEGY
GEI understands that Bell Canyon presents several unique construction challenges that distinguish it from a typical water infrastructure project. The intake tower replacement will be performed largely underwater using commercial diving crews, requiring oversight, detailed planning, and rigorous quality control. At the same time, the City must maintain reliable water service throughout construction while coordinating procurement and installation of critical equipment with fabrication lead times. These constraints require disciplined construction management with particular emphasis on underwater construction, long-lead equipment procurement, reservoir operations, and DSOD coordination. GEI's team brings specialized dam, reservoir, diving oversight, and water infrastructure experience to successfully manage these project-specific challenges. Throughout construction, we will represent the City's interests by providing experienced leadership, independent quality oversight, timely coordination, and decision support while protecting project quality, schedule, cost, regulatory compliance, and operational continuity from pre-construction through project closeout.

EARLY ENGAGEMENT AND RISK MITIGATION
GEI appreciates the value of proactive pre-construction planning in strengthening contract documents, reducing risk, supporting efficient delivery, and creating opportunities for cost and schedule savings. For Bell Canyon, particular attention will be given to underwater construction activities, long-lead equipment procurement, operational constraints, and DSOD compliance requirements.

To support successful delivery, our team will:
• Perform a constructability review and prepare a technical memorandum identifying design coordination issues,
operational conflicts, and opportunities to reduce
construction risk before the project is advertised.
• Review the Engineer’s Opinion of Probable Construction Cost and evaluate major cost drivers, bid risks, and
market conditions to confirm alignment with the City’s
budget and project objectives before bidding.
• Perform an independent cost estimate to confirm the
proposed construction cost is in line with the City’s
expectations and identify potential cost risks before
construction begins.
• Identify and document gaps, bid risks, and coordination issues, particularly related to combining current designs into a single bid package.
• Provide bid-phase support, including input to contractor questions, addenda development to improve clarity and
reduce change orders, and facilitation of pre-bid and preconstruction conferences. • Evaluate procurement strategies for the fixed cone valve and other specialty equipment to help minimize schedule risk.
• Develop and implement recommended contract
administration, document control, and record-keeping
procedures for the City’s review and approval before
construction begins. Original Bell Canyon intake tower under construction in 1959. The reinforced concrete base and corrugated steel riser shown here remain the foundation of the current intake tower replacement project.

City of St. Helena | Bell Canyon Intake Tower and Valve House CM&I Services 11 Our proposed construction manager, Gary Olvera, has recently completed constructability reviews for projects including Oroville Dam, Anderson Dam, Lake Wohlford Dam, and Vail Dam, bringing direct relevant experience to Bell Canyon and providing the City with proven approaches for reducing construction risk before work begins.

DIVING OPERATIONS OVERSIGHT
Because replacement of the intake tower will require
extensive commercial diving operations within an
active reservoir, GEI’s approach is designed to maintain strong oversight while helping the City minimize
underwater inspection costs. Rather than duplicating
the Contractor’s dive effort, our team will provide
experienced CM staff to evaluate dive operations,
review dive plans and safety procedures, coordinate
closely with the Contractor, and if available perform
real-time observation of underwater activities using
the Contractor’s remote video monitoring system
stationed on the dive vessel to verify progress, quality, and compliance at key stages of the work.

To support safe, efficient, and compliant execution of
underwater construction activities, GEI will:
• Provide CM staff experienced in diving
operations, safety requirements, and
Contractor oversight.
• Review dive plans, means and methods, and
safety procedures to support safe and efficient
execution.
• If available, monitor underwater work through
live video feeds and project documentation to
verify installation progress, workmanship, and
compliance with contract requirements while
minimizing inspection costs.
• Coordinate closely with the Contractor and
diving crews to reduce risk during installation
of critical infrastructure.
• Document key underwater construction
activities and maintain inspection records to
support quality assurance, regulatory
compliance, and project closeout.

GEI's proposed team includes personnel that have supported underwater inspection and reservoir infrastructure projects for a variety of projects and clients such as the Lower Guadalupe Dam and various DWR facilities, providing practical experience with diving operations, underwater observation techniques, and quality oversight of in-water construction activities.

Existing outlet works discharge from the Bell Canyon valve house.

The project will modernize critical flow control infrastructure while maintaining the reservoir’s operational and emergency drawdown capabilities.

Underwater condition of the existing corrugated steel intake tower riser. GEI’s dive inspections documented significant corrosion and deterioration, ultimately leading to development of the riser replacement project.

City of St. Helena | Bell Canyon Intake Tower and Valve House CM&I Services 12

CONSTRUCTION MANAGEMENT AND FIELD OVERSIGHT
During construction, GEI will deliver field observation, including inspection of concrete, masonry, structural steel, and welding, supported by disciplined QA/QC processes to meet regulatory and DSOD requirements. We recommend particular emphasis be placed on fabrication oversight for critical long-lead components, including shop inspections, testing verification, and coordination with construction sequencing to manage schedule constraints driven by extended fabrication durations.

GEI will coordinate closely with the Contractor, design engineer, specialty inspectors, and City staff to verify that construction activities are completed in accordance with the contract documents, approved submittals, and project requirements.

GEI will also actively manage operational and scheduling constraints associated with maintaining continuous reservoir service, including coordination of temporary bypass systems and phased construction activities.

Recognizing the City's limited internal resources, GEI will provide day-to-day construction management support on the City's behalf including contract administration, schedule monitoring, progress reporting, and coordination among project stakeholders. This integrated approach, centered on quality control, fabrication oversight, and specialized expertise, positions GEI to successfully mitigate risks and deliver a high-quality project outcome.

Gary Olvera brings more than 30 years of water infrastructure CM experience, including oversight of major dams, reservoirs, pipelines, flow control facilities, and treatment facility projects throughout California. He will provide experienced field leadership, practical decision-making, and proven construction management practices developed through decades of delivering complex California water infrastructure projects. Gary spent 25 years at the San Diego County Water Authority (SDCWA) where he utilized consultant CM and inspection teams as staff augmentation, integrating them into capital improvement projects. With this owner-side experience, he understands how to represent the City's interests while leading an integrated team to successfully complete a project from design through construction.

Original Bell Canyon intake tower following installation. GEI’s design evaluations determined that the concrete substructure remains suitable for continued service, allowing replacement of the deteriorated riser without complete tower reconstruction.

City of St. Helena | Bell Canyon Intake Tower and Valve House CM&I Services 13

MATERIALS TESTING AND SPECIAL INSPECTIONS
GEI will coordinate and manage all required materials testing and special inspections to document compliance with the contract documents, applicable codes, and DSOD requirements. Our team will serve as the City's quality assurance representative, coordinating testing activities, reviewing results, documenting compliance, and promptly identifying and resolving deficiencies.

Testing and special inspection services will be provided as required by the project and may include:
• Concrete sampling, testing, and placement observation • Reinforcing steel inspection
• Structural steel inspection
• Welding inspection and nondestructive testing (NDT), as required • Protective coatings inspection
• Mechanical equipment inspection and testing
• Masonry inspection
• Factory acceptance testing support for critical fabricated components • Review and documentation of Contractor quality control testing • Coordination and tracking of all testing and special inspection records Gary Olvera will coordinate testing and special inspections and coordinate with our specialty subconsultants to manage scheduling, reporting, and resolution of testing issues. He will maintain a comprehensive testing and inspection log, review test reports for compliance with project requirements, and coordinate corrective actions when deficiencies are identified. Testing and inspection results will be incorporated into the project's quality documentation and provided to the City as part of regular project reporting and final closeout documentation.

This is standard operational procedures for Gary; from 2005-2023 at the San Diego County Water Authority, while being the construction manager, he also managed the as-needed construction and in-plant inspection programs which utilized consultant engineering and inspection firms to augment SDCWA staff.

Existing outlet works within the Bell Canyon valve house. Previous evaluations identified deterioration of the outlet piping and deficiencies with the emergency discharge system, leading to development of the current valve house improvement project.

City of St. Helena | Bell Canyon Intake Tower and Valve House CM&I Services 14

REGULATORY COORDINATION AND DSOD COMPLIANCE
Bell Canyon will be constructed under the oversight of DSOD, requiring careful coordination, documentation, inspection, testing, and communication throughout the construction process. GEI understands the unique regulatory requirements associated with DSOD-regulated facilities.

A distinguishing strength of GEI is its extensive experience coordinating with DSOD. Several key GEI staff are former DSOD leaders, including former DSOD Division Manager Sharon Tapia, bringing unique insight into agency requirements and processes. This depth of regulatory knowledge and established relationships with DSOD staff enable GEI to anticipate regulatory expectations, facilitate timely reviews, and support successful project approvals.

Our GEI team will work closely with the City, Mead & Hunt, DSOD, specialty inspectors, and the Contractor to support timely review of submittals, testing documentation, inspection records, and construction activities requiring regulatory coordination. Our team will maintain complete project records and assist the City in tracking compliance with permit conditions, testing requirements, inspection documentation, and other regulatory obligations throughout construction.

Gary Olvera has supported numerous dam and water infrastructure projects throughout California. He has personal experience with DSOD, from preconstruction to startup and commissioning. This experience provides the Bell Canyon team with a practical understanding of dam safety requirements, construction quality expectations, and the level of documentation necessary to support successful project delivery. Most recently acting as the City of Escondido’s owner’s agent, Gary facilitated discussions with DSOD, and the City’s Designer on inspection and testing requirements for Lake Wohlford Dam. Drawing on this experience, GEI will help the City maintain compliance through proactive communication, thorough documentation, and disciplined quality management, GEI will help the City maintain compliance, reduce regulatory risk, and support successful completion of this important dam safety improvement project.

Construction of the Bell Canyon intake tower and outlet conduits during original dam construction in 1959. Much of this infrastructure has remained in service for more than six decades.

City of St. Helena | Bell Canyon Intake Tower and Valve House CM&I Services 15

OWNER REPRESENTATION AND DECISION SUPPORT
GEI recognizes the demands this project will place on the City’s limited staff to support day-to-day construction activities. As a result, our team will provide dedicated owner's representation, proactive construction management, contract administration, technical coordination, and timely decision support throughout the project.

GEI will provide the City with the technical recommendations and the information necessary to make informed decisions while maintaining control of project scope, budget, quality, and risk. GEI will serve as the primary point of coordination among the Contractor, the design engineer Mead & Hunt, specialty inspectors, testing laboratories, DSOD, and other project stakeholders, ensuring clear communication and timely resolution of issues.

To support effective project delivery, GEI will:
• Review and process Contractor submittals, RFIs, change order requests, and payment applications. • Provide recommendations regarding contract requirements, cost implications, and issue resolution strategies.
• Coordinate technical reviews and facilitate timely resolution of construction issues and field conflicts. • Prepare meeting agendas, facilitate project meetings, document action items, and track issue resolution. • Maintain regular communication with City staff through structured reporting on project status, budget, quality, and safety.
• Support negotiation and resolution of construction issues while protecting the City's interests.

Through proactive leadership, transparent communication, and disciplined contract administration, GEI will help the City maintain visibility into project performance and make informed decisions throughout construction.

Bell Canyon Reservoir and existing intake tower. The project will replace the deteriorated intake tower riser while preserving the existing concrete substructure identified during GEI’s evaluations as suitable for continued service.

City of St. Helena | Bell Canyon Intake Tower and Valve House CM&I Services 16

PROJECT CONTROLS AND OPERATIONS COORDINATION
GEI will support the project beginning in pre-construction, with effort ramping down following bid-phase services until construction activities increase. Early efforts will focus on reviewing the Contractor’s baseline schedule, evaluating critical path activities, assessing procurement durations, and identifying potential risks to key project milestones.

Particular attention will be given to procurement
and installation of the fixed cone valve and other
specialty equipment. Based on the current project
schedule, the fixed cone valve is expected to require
a 12- to 18-month procurement period, creating a
unique project delivery sequence that includes
periods of limited field activity followed by
increased construction activity once critical
equipment is available. During this period, GEI will
monitor procurement progress, review submittals
and fabrication schedules, coordinate factory
inspections, and track activities necessary to
maintain schedule readiness for construction
restart.

Because Bell Canyon Reservoir serves as a critical
component of the City’s water supply system, construction activities must be carefully coordinated with ongoing operations. GEI will work closely with City staff, the Contractor, and Mead & Hunt to support temporary bypass planning, phased construction activities, equipment startup, and commissioning while maintaining continuity of service and minimizing operational risk.

To support successful project delivery, GEI will:
• Review and monitor the Contractor’s baseline and updated schedules. • Track critical path activities and identify potential schedule risks early. • Monitor procurement, fabrication, delivery, and installation of long-lead equipment. • Evaluate schedule and cost impacts associated with RFIs, change orders, weather delays, and unforeseen conditions.
• Monitor construction progress and identify emerging schedule, procurement, and operational risks before they affect project milestones.
• Coordinate construction activities with reservoir operations and temporary bypass requirements. • Provide regular schedule updates and recommendations to support informed decision-making.

Through proactive project controls, procurement oversight, and close coordination with City operations staff, GEI will help maintain project momentum, minimize disruptions, and support successful delivery of this critical water supply improvement project.

Existing emergency discharge valve within the Bell Canyon valve house.

City of St. Helena | Bell Canyon Intake Tower and Valve House CM&I Services 17

CONTRACT ADMINISTRATION AND DOCUMENT MANAGEMENT
GEI will implement a disciplined approach to contract administration and document management to support timely decision-making, clear communication, and effective control of project records throughout construction.

Acting on the City's behalf, our team will manage and track submittals, RFIs, change orders, payment applications, meeting action items, contract correspondence, schedule updates, and other project documentation to support efficient project delivery and maintain accountability among project participants. GEI will coordinate the review and distribution of submittals and RFIs, maintain logs to track status and response times, provide recommendations regarding contract changes, schedule impacts, and payment requests, and facilitate regular progress meetings, including preparation of agendas, meeting minutes, and action item tracking.

Project records will be maintained using the construction management platform Procore, and established project procedures to provide accurate, accessible, and well-organized documentation throughout construction.

GEI will track contract document revisions, shop drawings, field memoranda, contract clarifications, testing and inspection records, change orders, purchase orders, and Contractor schedules to support transparency, regulatory compliance, and efficient project administration.

Through disciplined contract administration and document control, GEI will help reduce project risk, improve communication, and provide the City with timely access to the information necessary to make informed decisions throughout the construction process.

Existing Bell Canyon spillway, part of the original reservoir infrastructure constructed in 1958–1959.

City of St. Helena | Bell Canyon Intake Tower and Valve House CM&I Services 18

PROJECT CLOSEOUT
At project closeout, GEI will coordinate final inspections, completion of punch list items, equipment startup and commissioning activities, and preparation of documentation required for project acceptance. Our team will confirm receipt of required operations & maintenance manuals, special tools, warranties, test results, certifications, training documentation, and record drawings.

GEI will work closely with the Contractor, City staff, Mead & Hunt, specialty inspectors, and other project participants to efficiently resolve remaining issues and support an orderly transition from construction to operations.

Using Procore and established closeout procedures, GEI will compile, organize, and transfer complete electronic project files, testing records, inspection documentation, meeting records, change order logs, and other project deliverables to the City for its official records and long-term use.

GEI will also assist the City with final acceptance documentation and project closeout activities required by DSOD and other regulatory agencies, as applicable. This structured closeout process will help ensure the City receives accurate, accessible documentation, a complete project record, and a smooth handover for long-term operation and maintenance of the Bell Canyon facilities.

Original Bell Canyon Dam plan and section drawings prepared during design and construction of the reservoir in the late 1950s.

City of St. Helena | Bell Canyon Intake Tower and Valve House CM&I Services 19 Additional Recommended Services
The following services are recommended but have not been included in the cost estimate at this time. We can provide estimated costs for these additional recommended services upon the City’s request.

IN-PLANT FACTORY INSPECTION AND ACCEPTANCE TESTING
GEI will coordinate and perform factory acceptance inspections for critical fabricated components, including the fixed cone valve and other specialty mechanical equipment as appropriate. These inspections will verify fabrication quality, welding, coatings, dimensional tolerances, testing procedures, and conformance with contract requirements prior to shipment.

Because the fixed cone valve represents a critical long-lead component for the project, early identification and resolution of fabrication issues is essential to maintaining the construction schedule and reducing installation risk. GEI will review fabrication schedules, witness factory testing as appropriate, document inspection results, and coordinate resolution of deficiencies before equipment is released for shipment.

Gary Olvera has performed fabrication and factory acceptance inspections for large-diameter pipelines, valves, pumps, and other critical water infrastructure components across the USA, Germany, Italy, Mexico and South Korea, providing practical experience evaluating equipment quality prior to shipment.

By identifying issues at the fabrication stage rather than after delivery to the site, GEI helps reduce costly field modifications, minimize schedule impacts, and improve overall project reliability and quality.

ENVIRONMENTAL COMPLIANCE MONITORING
GEI has dedicated California staff experienced in environmental compliance monitoring and biological/botanical inspections, including pre-construction nest and other wildlife surveys, as required by Federal and State agencies. Our team recognizes the importance of integrating environmental compliance into construction activities early and consistently to help avoid schedule delays, minimize impacts to sensitive resources, and support successful project delivery. During construction, GEI can provide qualified monitors to observe field activities, document compliance with applicable permit conditions and mitigation measures, coordinate with project stakeholders, and identify potential issues before they affect construction progress. If permitting issues arise, GEI can also assist with permit applications, agency coordination, compliance documentation, and ongoing permit compliance monitoring to help the City maintain regulatory compliance throughout the project.

City of St. Helena | Bell Canyon Intake Tower and Valve House CM&I Services 20 Project Schedule and Work Plan
GEI will support pre-construction with early schedule review, risk identification, and coordination, then maintain a reduced level of effort before active construction while monitoring key procurement, submittal, and readiness activities. During construction, GEI will provide an efficient team to manage stakeholder coordination and CM activities, including a part-time construction manager and full-time inspection to maintain field oversight, align resources with project needs, and support timely coordination. If additional stakeholder coordination or CM support is needed, GEI can accommodate those needs.

GEI’s project schedule work plan will begin during pre-construction with a detailed review of the Contractor’s baseline schedule to confirm that it reflects the full scope of work, logical construction sequencing, required submittals, procurement durations, environmental restrictions, reservoir operational constraints, DSOD coordination, inspection and testing requirements, and the resources needed to achieve key milestones. Our team will evaluate the critical path, identify activities that could affect construction progress, and provide the City with clear recommendations to reduce schedule risk before field activities begin. Particular attention will be given to long-lead procurement items, including the fixed cone valve and specialty fabricated components, because timely submittal review, fabrication, factory testing, delivery, and installation will be essential to maintaining project momentum.

During construction, GEI will actively monitor the Contractor’s progress against the approved schedule, review monthly schedule updates, verify reported progress in the field, and evaluate potential impacts from RFIs, submittals, change orders, weather, access constraints, unforeseen conditions, and coordination with City operations. We will work closely with the Contractor, the design engineer Mead & Hunt, City staff, specialty inspectors, and regulatory stakeholders to identify schedule concerns early and support timely corrective action.

This includes reviewing recovery schedules when needed, documenting schedule-related issues in progress meetings and monthly reports and providing the City with practical recommendations to support informed decision-making.

Because Bell Canyon Reservoir is an active and critical water supply facility, GEI’s schedule oversight will also be closely coordinated with operational needs. Our team will track work associated with temporary bypass systems, reservoir access, underwater construction activities, valve house improvements, equipment startup, commissioning, and closeout so that construction activities are properly sequenced and do not compromise continuity of service. By maintaining regular communication, disciplined schedule tracking, and proactive issue resolution, GEI will help the City maintain visibility into project performance and support timely completion while preserving quality, safety, and regulatory compliance. • Review the Contractor’s baseline and updated schedules for logic, sequencing, critical path, resource loading, procurement durations, and consistency with contract requirements. • Track long-lead equipment procurement, fabrication, recommended factory acceptance testing, delivery, and installation to identify risks early and maintain readiness for field work. • Coordinate schedule activities with reservoir operations, environmental restrictions, DSOD requirements, specialty inspections, testing, startup, commissioning, and project closeout. • Monitor construction progress through field observation, progress meetings, schedule updates, and monthly reporting to keep the City informed of status, risks, and recommended actions.

We have developed the following anticipated schedule that shows project milestones and overall expected duration.

City of St. Helena | Bell Canyon Intake Tower and Valve House CM&I Services 21

PROJECT SCHEDULE

City of St. Helena | Bell Canyon Intake Tower and Valve House CM&I Services 22 Relevant Experience
GEI specializes in delivering California water infrastructure projects through design and construction, with advanced expertise in dams, reservoirs, groundwater wells, canals, flood control structures, pipelines, and pump stations. We serve over 100 public water agencies throughout California and bring that statewide experience, technical strength, and commitment to client service to the City.

GEI’s experience supporting relevant types of projects is highlighted in the matrix below and provides just a sample of GEI’s breadth of relevant experience in CM of water infrastructure projects. Select detailed project examples are also provided in this section.

Project Name Owner and LocaƟon DSOD
Intake
Structure
Valve
House
Underwater
Work
El Dorado Forebay Dam
ModificaƟons
El Dorado IrrigaƟon District;
Pollock Pines, CA ● ● ●
San Vicente Dam Raise San Diego County Water
Authority; San Diego, CA ● ● ●
Sweetwater Dam Sweetwater Authority; San Diego
County, CA ●
Anderson Dam Seismic Retrofit
Project Valley Water; Morgan Hill, CA ● ●
Oroville Spillways Recovery
Project
California Department of Water
Resources; BuƩe County, CA ●
Lake Wohlford Dam City of Escondido; Escondido, CA ● ●
Vail Dam RehabilitaƟon
Rancho California Water District;
Temecula, CA ●
Guadalupe Dam ExisƟng Intake
Structure Survey
Valley Water; Santa Clara County,
CA ● ● ● ●
Mallard Outlet Gate
Improvements
Contra Costa Water District;
Concord, CA ● ●
Chenery Intake Tower DemoliƟon Contra Costa Water District; ● ● ●

City of St. Helena | Bell Canyon Intake Tower and Valve House CM&I Services 23 The El Dorado Forebay Dam modifications project
increased the storage capacity of the reservoir and
improved the dam’s seismic stability. The project
involved raising the height of the dam with a
downstream stability buttress and replacing the
existing spillway channel, water outlet works, and
weir structure.

Key project elements included:
• A new pre-cast concrete outlet control valve
house with 36-inch steel piping, gate valves
with controls, and monitoring systems
• Federal Energy Regulatory Commission (FERC)
and DSOD coordination
• New 96-inch isolation gates and trash racks on the existing penstock intake structure, requiring widening the existing structural concrete piers and slab
• Extension of the existing 54-inch outlet piping through the downstream buttress • Installation of dam monitoring instrumentation and SCADA system • A new weir structure for the emergency spillway, comprised of a U-shaped concrete channel with a 20- feet-wide and 2.5-feet-thick horizontal invert slab, and 18-feet-high vertical side walls • A new downstream earthen stability buttress over 100 feet in height • New gravel and sand filter and drain layers along the base of the downstream buttress and the dam abutments, groins and toe
• A new seepage pump-back system to return seepage flows from the drain collection system to the reservoir
During constructability review the GEI CM team advised that the contract documents should include the requirement for an extensive array of groundwater wells and significant pumping capacity. This proved crucial to the contractor successfully bidding and then managing groundwater dewatering below the level of the impounded reservoir for the project duration, for no additional impacts to project cost or duration.

Construction of the buttress fill and sand and gravel chimney and blanket drain system required stockpiling, handling, and placement of several on-site and imported materials, while avoiding cross-contamination and degradation. This was achieved through clear and concise specifications and working proactively with the contractor to develop and implement successful work approaches.

El Dorado Forebay Dam Modifications
El Dorado Irrigation District | El Dorado County, CA

City of St. Helena | Bell Canyon Intake Tower and Valve House CM&I Services 24 The San Vicente Dam Raise project was the final phase of construction for SDCWA’s $1.5 billion Emergency & Carryover Storage Project to create additional water storage and conveyance capabilities to enhance the resiliency of San Diego’s regional water supply in the event of an interruption in imported water. The project raised the crest of the dam 117 feet, making it the tallest dam raise in the U.S. and the world’s largest RCC dam, more than doubling the reservoir's original capacity to 242,000-acre feet. The project also constructed a new spillway, outlet tower, and inlet structures to accommodate the higher reservoir levels.

While at SDCWA Gary Olvera, as the construction manager during the preconstruction phase, was responsible for the constructability review of the plans and specifications, performing risk management assessments, facilitating the construction contractor prequalification process, coordination of consultants, and attending and presenting at Board and stakeholder meetings. During construction he was responsible for all aspects of CM of the construction contract and the consultant construction manager and in-plant inspection support contracts.

He also served as the primary operations & maintenance contact for construction and shutdowns items.

GEI provided engineering services to SDCWA to support the successful permitting of the project, and provided technical support services for the design, construction, and operation phases, including constructability analysis, cost estimating, development of reservoir operations plans for construction and post construction.

Owned and operated by United Water Conservation District, Santa Felicia Dam is an earth embankment dam that impounds Lake Piru Reservoir and is under the jurisdiction of FERC and DSOD. The purpose of the outlet works improvement project was to replace the existing outlet works system located on the west side of the dam to address dam safety and operational concerns. The proposed outlet works water conveyance system consists of two outlet conduit systems (high-flow and low-flow).

The project included:
• A sloping intake structure for 5 intakes (4 high flow, 1 low flow), • Downstream control facility (valves, controls, hoists, backup power, step aerator) • Moveable fish screen system, including screens, winches, trolleys • Tunneling through the left abutment
• Hydropower system, grid connection, SCADA
GEI served as constructability expert for the project, including leading the development of construction specifications and performed a constructability review, assisting in the preparation of a constructability analysis, and providing equipment, manpower, and scheduling projections for the Project. Analyses included the assessment of both sloping intake and intake tower options. GEI also prepared a Site Development Evaluation for the selected sloping intake option.

San Vicente Dam Raise
San Diego County Water Authority | Lakeside, CA
Santa Felicia Dam Outlet Works Improvement Project
United Water Conservation District | Ventura County, CA

City of St. Helena | Bell Canyon Intake Tower and Valve House CM&I Services 25 Hell Hole Dam, which is under the regulatory
jurisdiction of DSOD and FERC, is located on the
Rubicon River at high elevation within El Dorado
National Forest. After an initial attempt at design and construction that faced significant problems with
differing site conditions, Placer County Water Agency
contracted with GEI to redesign and complete the
project, including:
• Value engineering the previous design to
realize efficiencies with respect to reservoir
levels, material reuse, and excavation
sequencing
• Finalizing project construction documents and fast-tracking DSOD and FERC approvals • Negotiating a major change order for completion of the project • Providing full-service construction management for the project Key project elements included:
• FERC and DSOD coordination during construction to discuss and approve necessary design deviations in the field
• High altitude site with constrained site access and short construction seasons required careful sequencing, and flexibility in adapting to changing weather conditions to maintain construction progress and avoid delays
• Excavation of the top 15 feet of the 1,550-foot-long existing dam embankment to expose the top of the existing clay core
• Test fills to verify contractor means and methods for placement and compaction to meet performance requirements
• Placement of new clay core, sand filters and gravel drain to build the dam back up to its original height. • Quarrying of rock on-site for rip-rap material to place on the downstream face • Blending on-site of excavated materials with imported materials to make up shortage of available imported material
The GEI CM team worked closely with the GEI design team to promptly identify acceptable alternatives and gain expedited approval of the updated design from DSOD and FERC, while quickly and effectively negotiating a major change order with the contractor, minimizing any impacts from differing site conditions under a prior initial contract by others.

During construction the CM team’s construction manager coordinated with DSOD and FERC and managed construction to successfully complete the project early and under budget.

The project received both a 2020 American Society of Civil Engineers Outstanding Construction Project Award and ENR’s 2021 Regional Best Project Award.

Hell Hole Dam Core Raise Project
Placer County Water Agency | Placer County, CA

City of St. Helena | Bell Canyon Intake Tower and Valve House CM&I Services 26 Completed in 1935, Guadalupe Dam is an earth-fill
dam located on Guadalupe Creek approximately 10
miles south of downtown San Jose. Following a
seismic stability evaluation that identified deficiencies under the Maximum Credible Earthquake (MCE),
Valley Water initiated a comprehensive seismic
retrofit program to restore the reservoir to its full
operating capacity while upgrading the dam, spillway,
outlet works, and associated facilities.

As part of the Guadalupe Dam Seismic Retrofit
Project, GEI performed a detailed investigation of the
existing submerged intake structure to support the
design of interim strengthening modifications that
would allow construction to proceed while
maintaining downstream releases, avoiding the need for complete reservoir dewatering.

A key component of the effort was the planning, coordination, and oversight of specialized underwater inspection and commercial diving operations. GEI directed field activities performed by commercial dive contractors and underwater survey specialists, coordinating diver-assisted inspections, underwater measurements, and remotely operated vehicle (ROV) investigations to safely evaluate critical submerged infrastructure. During the 2024 investigation, GEI engineers observed live video transmitted from the ROV and worked directly with the dive team to guide additional measurements, observations, and inspection activities needed to support engineering evaluations. Earlier investigations also included diver entry through the intake structure and valve vault to perform detailed condition assessments of the submerged outlet works, supplemented by inspections within dewatered sections of the outlet system where access was possible.

The investigation collected high-resolution three-dimensional sonar data of the intake tower interior together with visual observations and targeted measurements of the intake riser, trash rack, valve vault, and other critical features. By combining commercial diving, ROV technology, and advanced sonar mapping, GEI accurately documented existing geometry and structural conditions in low-visibility underwater environments while minimizing risk and maximizing data quality.

GEI synthesized the survey results into a comprehensive technical memorandum that included processed 3D models, cross-sections, condition assessments, and supporting imagery. The findings were compared with available as-built information and previous inspections to identify discrepancies, reduce design uncertainty, and support development of the intake modification design. The investigation provided the engineering team with reliable existing-condition data that reduced construction risk and served as the foundation for the ongoing design of submerged intake improvements.

Guadalupe Dam Existing Intake Structure Survey
Valley Water | Santa Clara County, CA

City of St. Helena | Bell Canyon Intake Tower and Valve House CM&I Services 27 Fee Proposal
Per the requirements of the RFP, our fee proposal is submitted as a separate PDF file.

FEE PROPOSAL:

Bell Canyon Intake Tower and Valve
House Construction Management
and Inspection Services
City of St. Helena
JULY 6, 2026
Submitted by:

GEI Consultants, inc.
180 Grand Avenute
Suite 950
Oakland, CA 94612
ph: 925.788.8308

Fee Estimate for Bell Canyon Intake Tower and Valve House CM&I Project Name Contract No. Title Jun Jul Aug Sep Oct Nov Dec Jan Feb Mar Apr May Jun Jul Aug Sep Oct Nov Dec Jan Feb Mar 2026 Hours 2026 Rate 2027 Hours 2027 Rate 2028
Hours 2028 Rate Total Hours Total
Violletta McDaniel G8 PIC 2 2 2 6 $285 0 $293.55 0 $302.36 6 $ 1,710.00 Sharon Tapia G8 Tech Advisor 4 4 8 $285 0 $293.55 0 $302.36 8 $ 2,280.00 Chris Hockett G7 PM/RE 2 32 32 10 10 10 10 32 32 32 32 32 32 32 32 32 32 32 32 32 96 $226 362 $232.99 64 $239.98 522 $ 121,414.57 Gary Olvera G8 Construction Manager 2 80 80 32 32 32 32 80 80 100 80 80 80 80 80 100 80 80 80 80 258 $285 952 $293.55 160 $302.36 1370 $ 401,366.64 Dan Robbins G7 Dive Inspector 80 0 $226 80 $232.99 0 $239.98 80 $ 18,638.88 Kat McDaniel Admin Document Control 16 16 8 8 8 8 12 12 12 12 12 12 12 12 12 12 12 12 12 56 $89 140 $92.12 24 $94.89 220 $ 20,183.17 Taylor Yost G5 Scheduler 8 8 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 22 $146 24 $150.37 4 $154.88 50 $ 7,440.18 Simon Gray G8 Start-up/Commissioning 10 10 10 0 $285 10 $293.55 20 $302.36 30 $ 8,982.63 Mark Williams Estimating 20 20 $300 0 0 20 $ 6,000.00
SI/Materials Testing Ninyo & Moore $ 115,980.00
Dale Frazer TRC Inspector 40 40 40 40 40 160 160 200 160 160 160 160 160 200 160 160 160 160 160 $193 1880 $198.79 320 $204.75 2360 $ 470,126.38 Procore $ 2,100.00
Travel 0.0 $2,000 0.0 $22,000 28000 $4,000 $ 28,000.00
Vehicle/Mileage 320 320 400 320 400 320 1120 1120 1400 1120 1120 1120 1120 1120 1400 1120 1120 1120 1120 1760 $0.7250 13200 $0.7250 2240 $0.7250 17200 $ 12,470.00 Subconsultant Markup 5% $ 29,605.32
$ 1,246,297.77
Assumptions:
1 Contract Award July 28, 2026
2 CM&I Firm NTP August 15, 2026
3 Construction Contract Bid August 27, 2026
4 General Schedule of Construction; Preconstruction Aug 2026 - Feb 2027; Construction Jan 2027 - Feb 2028 5 CM at part-time and Inspection at full-time coverages 6 Contractor to privide office space for CM firm
7 Mileage to be charged at approved IRS rates
8 Fee includes 3% yearly escalation
9 Fee includes 5% subconsultant markup
10 Fee does not include factory inspections or additional recommended services. Can be provided at the City's request. 2026 2027 2028

Senior Staff Engineer Foundation Observation 60 hours @ 180.00 $ /hour 10,800.00 $ Senior Technician Sampling and Compaction Testing of Subgrade and Aggregate Base 94 hours @ 115.00 $ /hour 10,810.00 $ Laboratory Testing Proctor Density Test , Subgrade and Aggregate Base Material 4 tests @ 350.00 $ /test 1,400.00 $ Subtotal 23,010.00 $
Special Inspector Reinforcing Steel Placement Inspection 28 hours @ 115.00 $ /hour 3,220.00 $ Special Inspector Concrete Placement Inspection, Sampling & Testing (Slump & Temperature) 50 hours @ 115.00 $ /hour 5,750.00 $ Laboratory Testing Compression Tests, 5 Concrete Cylinders / 150 Cubic Yards (4"x 8" Cylinders) 20 tests @ 35.00 $ /test 700.00 $ Subtotal 9,670.00 $
Special Inspector Reinforcing Steel Placement Inspection 20 hours @ 115.00 $ /hour 2,300.00 $ Special Inspector Masonry Block, Grout and Mortar Placement Inspection, Sampling & Testing 64 hours @ 115.00 $ /hour 7,360.00 $ Senior Technician Coring of CMU Wall, Including the Equipment 16 hours @ 250.00 $ /hour 4,000.00 $ Laboratory Testing Compression Tests; Masonry Grout 8 tests @ 45.00 $ /test 360.00 $ Laboratory Testing Compression Tests; Masonry Mortar 12 tests @ 35.00 $ /test 420.00 $ Subtotal 14,440.00 $
Special Inspector Post-Installed Anchors Installation Inspection 26 hours @ 115.00 $ /hour 2,990.00 $ Senior Technician Load Testing of Post-Installed Anchors (Torque & Pull Testing) 8 hours @ 115.00 $ /hour 920.00 $ Subtotal 3,910.00 $
Special Inspector Material Identification and Structural Steel Welding Inspection in the Shop 100 hours @ 115.00 $ /hour 11,500.00 $ Special Inspector Structural Steel Welding Inspection in the Field 32 hours @ 115.00 $ /hour 3,680.00 $ Special Inspector Non Destructive Testing (UT/MT) 16 hours @ 125.00 $ /hour 2,000.00 $ Special Inspector Non-Shrink Grout Placement Inspection 16 hours @ 115.00 $ /hour 1,840.00 $ Laboratory Testing Compression Tests, Non-Shrink Grout (2" x 2" x 2" Cube Specimens) 6 tests @ 55.00 $ /test 330.00 $ Subtotal 19,350.00 $
Special Inspector Coating Inspection 40 hours @ 180.00 $ /hour 7,200.00 $ Subtotal 7,200.00 $
Reimbursables
Equipment/Vehicle 570 hours @ 15.00 $ /hour 8,550.00 $
CA PW Surcharge 470 hours @ 30.00 $ /hour 14,100.00 $
Subtotal $22,650.00
Geo Assistant Data Compilation, Distribution and Dispatch 20 hours @ 100.00 $ /hour 2,000.00 $ Senior Project Engineer Meetings, Mix Design and WPS/WQ Review, Project Coordination and Progress Reports 55 hours @ 210.00 $ /hour 11,550.00 $ Principal Engineer Project Oversight, Consultation and Final Affidavit Letter 10 hours @ 220.00 $ /hour 2,200.00 $ Subtotal 15,750.00 $
TOTAL ESTIMATED FEE 115,980.00 $
Structural Steel Welding
NACE
Project Management
Table 1 - Breakdown of Estimated Fee | Bell Canyon Intake Tower & Valve House - Dry-Land Scope Geotechnical Observation and Compaction Testing
Reinforced Concrete
Structural Masonry
Post-Installed Anchors

NINYO & MOORE, A SOCOTEC COMPANY
Bell Canyon Reservoir, St. Helena, California | 08SJO06-04070 | June 24, 2026 1

NINYO & MOORE, A SOCOTEC COMPANY
Bell Canyon Reservoir, St. Helena, California | 08SJO06-04070 | June 24, 2026 Schedule of Fees
Hourly Charges for Personnel
Professional Staff
Principal Engineer/Geologist/Environmental Scientist/Certified Industrial Hygienist ............................................... $ 220 Senior Engineer/Geologist/Environmental Scientist ................................................................................................ $ 210 Senior Project Engineer/Geologist/Environmental Scientist ..................................................................................... $ 200 Project Engineer/Geologist/Environmental Scientist ................................................................................................ $ 195 Senior Staff Engineer/Geologist/Environmental Scientist ........................................................................................ $ 180 Staff Engineer/Geologist/Environmental Scientist .................................................................................................... $ 165 GIS Analyst ................................................................................................................................................................ $ 145 Technical Illustrator/CAD Operator ........................................................................................................................... $ 120 Field Staff
Certified Asbestos/Lead Technician ......................................................................................................................... $ 200 Field Operations Manager ......................................................................................................................................... $ 130 Nondestructive Examination Technician (UT, MT, LP) ............................................................................................ $ 125 Supervisory Technician ............................................................................................................................................. $ 120 Special Inspector (Concrete, Masonry, Structural Steel, Welding, and Fireproofing) .............................................. $ 115 Senior Technician ...................................................................................................................................................... $ 115 Technician ................................................................................................................................................................ $ 110 Administrative Staff
Information Specialist ................................................................................................................................................ $ 100 Geotechnical/Environmental/Laboratory Assistant .................................................................................................... $ 100 Data Processor .......................................................................................................................................................... $ 80 Other Charges
Concrete Coring Equipment (includes technician) ................................................................................................ $ 190/hr Anchor Load Test Equipment (includes technician) ................................................................................................ $ 190/hr GPR Equipment ....................................................................................................................................................... $ 180/hr Inclinometer .............................................................................................................................................................. $ 100/hr Hand Auger Equipment ........................................................................................................................................... $ 80/hr Rebar Locator (Pachometer) ................................................................................................................................ $ 25/hr Vapor Emission Kit ................................................................................................................................................... $ 65/kit Nuclear Density Gauge ............................................................................................................................................ $ 15/hr X-Ray Fluorescence ................................................................................................................................................ $ 70/hr PID/FID..................................................................................................................................................................... $ 25/hr Air Sampling Pump .................................................................................................................................................. $ 10/hr Field Vehicle ............................................................................................................................................................. $ 15/hr Equipment $ 15/hr
Expert Witness Testimony ....................................................................................................................................... $ 450/hr Direct Expenses ....................................................................................................................................................... Cost plus 15 % Special equipment charges will be provided upon request.

Notes
Technicians and special inspectors, are charged at a 4-hour minimum, and 8-hour minimum for hours exceeding 4 hours. Overtime rates at 1.5 times the regular rates will be charged for work performed in excess of 8 hours in one day Monday through Friday and all day on Saturday. Rates at twice the regular rates will be charged for all work in excess of 12 hours in one day, all day Sunday and on holidays.

Our rates will be adjusted in conjunction with the increase in the Prevailing Wage Determination during the life of the project, as applicable.

The terms and conditions are included in Ninyo & Moore’s Work Authorization and Agreement form.

NINYO & MOORE, A SOCOTEC COMPANY
Bell Canyon Reservoir, St. Helena, California | 08SJO06-04070 | June 24, 2026 Schedule of Fees for Laboratory Testing

SOILS CONCRETE
Atterberg Limits, D 4318, CT 204 ............................................................. $ 170 Compression Tests, 6x12 Cylinder, C 39 ................................................... $ 35 California Bearing Ratio (CBR), D 1883................................................... $ 550 Concrete Mix Design Review, Job Spec.....................................................$ 300 Chloride and Sulfate Content, CT 417 & CT 422 .................................... $ 175 Concrete Mix Design, per Trial Batch, 6 cylinder, ACI ............................... $ 850 Consolidation, D 2435, CT 219................................................................. $ 300 Concrete Cores, Compression (excludes sampling), C 42........................$ 120 Consolidation, Hydro-Collapse only, D 2435 ........................................... $ 150 Drying Shrinkage, C 157 .............................................................................. $ 400 Consolidation – Time Rate, D 2435, CT 219........................................... $ 200 Flexural Test, C 78 .......................................................................................$ 85 Direct Shear – Remolded, D 3080 ............................................................ $ 350 Flexural Test, C 293 ..................................................................................... $ 85 Direct Shear – Undisturbed, D 3080......................................................... $ 300 Flexural Test, CT 523...................................................................................$ 95 Durability Index, CT 229 ............................................................................ $ 175 Gunite/Shotcrete, Panels, 3 cut cores per panel and test, ACI ................ $ 275 Expansion Index, D 4829, IBC 18-3......................................................... $ 190 Lightweight Concrete Fill, Compression, C 495 .........................................$ 80 Expansion Potential (Method A), D 4546 ................................................. $ 170 Petrographic Analysis, C 856 ....................................................................... $ 2,000 Geofabric Tensile and Elongation Test, D 4632...................................... $ 200 Restrained Expansion of Shrinkage Compensation...................................$ 450 Hydraulic Conductivity, D 5084 ................................................................. $ 350 Splitting Tensile Strength, C 496 ................................................................. $ 100 Hydrometer Analysis, D 6913, CT 203..................................................... $ 220 3x6 Grout, (CLSM), C 39..............................................................................$ 55 Moisture, Ash, & Organic Matter of Peat/Organic Soils .......................... $ 120 2x2x2 Non-Shrink Grout, C 109.................................................................. $ 55 Moisture Only, D 2216, CT 226 ................................................................ $ 35 Moisture and Density, D 2937 ................................................................... $ 45 ASPHALT Permeability, CH, D 2434, CT 220 ........................................................... $ 300 Air Voids, T 269 ............................................................................................ $ 85 pH and Resistivity, CT 643........................................................................ $ 175 Asphalt Mix Design, Caltrans (incl. Aggregate Quality) .............................$ 4,500 Proctor Density D1557, D 698, CT 216, AASHTO T-180 ....................... $ 220 Asphalt Mix Design Review, Job Spec ........................................................ $ 180 Proctor Density with Rock Correction D 1557.......................................... $ 340 Dust Proportioning, CT LP-4........................................................................$ 85 R-value, D 2844, CT 301 ........................................................................... $ 375 Extraction, % Asphalt, including Gradation, D 2172, CT 382 .................... $ 250 Sand Equivalent, D 2419, CT 217............................................................ $ 125 Extraction, % Asphalt without Gradation, D 2172, CT 382........................$ 150 Sieve Analysis, D 6913, CT 202 ............................................................... $ 145 Film Stripping, CT 302 .................................................................................. $ 120 Sieve Analysis, 200 Wash, D 1140, CT 202............................................ $ 100 Hveem Stability and Unit Weight D 1560, T 246, CT 366..........................$ 225 Specific Gravity, D 854 .............................................................................. $ 125 Marshall Stability, Flow and Unit Weight, T 245 ......................................... $ 240 Thermal Resistivity (ASTM 5334, IEEE 442)........................................... $ 925 Maximum Theoretical Unit Weight, D 2041, CT 309..................................$ 150 Triaxial Shear, C.D, D 4767, T 297 ........................................................... $ 550 Moisture Content, CT 370 ............................................................................ $ 95 Triaxial Shear, C.U., w/pore pressure, D 4767, T 2297 per pt................ $ 450 Moisture Susceptibility and Tensile Stress Ratio, T 238, CT 371 .............$ 1,000 Triaxial Shear, C.U., w/o pore pressure, D 4767, T 2297 per pt ........................ $ 350 Slurry Wet Track Abrasion, D 3910 ............................................................. $ 150 Triaxial Shear, U.U., D 2850 ..................................................................... $ 250 Superpave, Asphalt Mix Verification (incl. Aggregate Quality) ..................$ 4,900 Unconfined Compression, D 2166, T 208 ................................................ $ 180 Superpave, Gyratory Unit Wt., T 312 .......................................................... $ 100 Superpave, Hamburg Wheel, 20,000 passes, T 324.................................$ 1,000 MASONRY Unit Weight sample or core, D 2726, CT 308 ............................................. $ 100 Brick Absorption, 24-hour submersion, 5-hr boiling, 7-day, C 67 ........... $ 70 Voids in Mineral Aggregate, (VMA) CT LP-2 .............................................. $ 90 Brick Compression Test, C 67 .................................................................. $ 55 Voids filled with Asphalt, (VFA) CT LP-3.....................................................$ 90 Brick Efflorescence, C 67 .......................................................................... $ 55 Wax Density, D 1188 ................................................................................... $ 140 Brick Modulus of Rupture, C 67 ................................................................ $ 50 Brick Moisture as received, C 67 .............................................................. $ 45 AGGREGATES Brick Saturation Coefficient, C 67............................................................. $ 60 Clay Lumps and Friable Particles, C 142....................................................$ 180 Concrete Block Compression Test, 8x8x16, C 140 ................................. $ 70 Cleanness Value, CT 227 ............................................................................ $ 180 Concrete Block Conformance Package, C 90 ......................................... $ 500 Crushed Particles, CT 205...........................................................................$ 175 Concrete Block Linear Shrinkage, C 426 ................................................. $ 200 Durability, Coarse or Fine, CT 229 .............................................................. $ 205 Concrete Block Unit Weight and Absorption, C 140................................ $ 70 Fine Aggregate Angularity, ASTM C 1252, T 304, CT 234 .......................$ 180 Cores, Compression or Shear Bond, CA Code ....................................... $ 70 Flat and Elongated Particle, D 4791 ............................................................ $ 220 Masonry Grout, 3x3x6 prism compression, C 39 .................................... $ 45 Lightweight Particles, C 123.........................................................................$ 180 Masonry Mortar, 2x2 cube compression, C 109 ...................................... $ 35 Los Angeles Abrasion, C 131 or C 535 ....................................................... $ 200 Masonry Prism, half size, compression, C 1019...................................... $ 120 Material Finer than No. 200 Sieve by Washing, C 117..............................$ 90 Masonry Prism, Full size, compression, C 1019...................................... $ 200 Organic Impurities, C 40 ............................................................................... $ 90 Potential Alkali Reactivity, Mortar Bar Method, Coarse, C 1260...............$ 1,250 REINFORCING AND STRUCTURAL STEEL Potential Alkali Reactivity, Mortar Bar Method, Fine, C 1260 .................... $ 950 Chemical Analysis, A 36, A 615 ................................................................ $ 135 Potential Reactivity of Aggregate (Chemical Method), C 289 ................... $ 475 Fireproofing Density Test, UBC 7-6.......................................................... $ 90 Sand Equivalent, T 176, CT 217..................................................................$ 125 Hardness Test, Rockwell, A 370 ............................................................... $ 80 Sieve Analysis, Coarse Aggregate, T 27, C 136 ........................................ $ 120 High Strength Bolt, Nut & Washer Conformance, Sieve Analysis, Fine Aggregate (including wash), T 27, C 136.................$ 145 per assembly, A 325 ............................................................................. $ 150 Sodium Sulfate Soundness, C 88 ................................................................ $ 450 Mechanically Spliced Reinforcing Tensile Test, ACI............................... $ 175 Specific Gravity and Absorption, Coarse, C 127, CT 206..........................$ 115 Pre-Stress Strand (7 wire), A 416 ............................................................. $ 170 Specific Gravity and Absorption, Fine, C 128, CT 207............................... $ 175 Reinforcing Tensile or Bend up to No. 11, A 615 & A 706..................... $ 75 Structural Steel Tensile Test: Up to 200,000 lbs., A 370......................... $ 90 ROOFING Welded Reinforcing Tensile Test: Up to No. 11 bars, ACI ...................... $ 80 Roofing Tile Absorption, (set of 5), C 67 ..................................................... $ 250 Roofing Tile Strength Test, (set of 5), C 67.................................................$ 250

Special preparation of standard test specimens will be charged at the technician’s hourly rate.

Ninyo & Moore is accredited to perform the AASHTO equivalent of many ASTM test procedures.

CITY OF ST. HELENA
RESOLUTION NO. 2026-___
AUTHORIZING THE CITY MANAGER TO EXECUTE AMENDMENT NO. 3 TO THE PROFESSIONAL SERVICES AGREEMENT WITH MEAD & HUNT, INC. (STH CONTRACT FY2024-093) FOR FIXED CONE VALVE PROCUREMENT AND FACTORY ACCEPTANCE

TESTING SERVICES FOR THE BELL CANYON RESERVOIR INTAKE TOWER AND VALVE HOUSE PROJECT (CIP W-109 AND CIP W-85)

RECITALS
WHEREAS, Bell Canyon Reservoir is a critical potable water supply facility serving the City of St. Helena, constructed in 1958–1959, with a storage capacity of approximately 2,500 acre-feet, impounded by a 500-foot long, 95-foot high embankment dam; and WHEREAS, the existing intake tower has been in service for over 65 years, has reached the end of its service life, and does not meet current seismic requirements as directed for evaluation and replacement by the California Department of Water Resources (DWR) Division of Safety of Dams (DSOD); and
WHEREAS, the emergency reservoir discharge cone valve (Rotovalve), its foundation, and the downstream outlet piping require replacement and modification due to corrosion, vibration issues, and inadequate factor of safety; and
WHEREAS, on June 27, 2017, the City Council adopted Resolution No. 2017-090 authorizing a Professional Services Agreement with GEI Consultants for CIP W-109 Bell Canyon Reservoir Intake Tower Replacement; and
WHEREAS, on August 14, 2018, the City Council adopted Resolution No. 2018-107 authorizing Amendment No. 1 to the GEI Agreement to add CIP W-85 Bell Valve House Replacement Project; and
WHEREAS, on June 11, 2024, the City Council adopted Resolution No. 2024-089 authorizing a Professional Services Agreement (STH Contract FY2024-093) with Mead & Hunt, Inc. for engineering, modeling, and constructability services for CIP W-109 and CIP W-85 in the not-toexceed amount of $1,043,211 with a 10% contingency for a total consultant budget of $1,147,532; and
WHEREAS, on July 30, 2025, Amendment No. 1 to the Agreement with Mead & Hunt was completed under the 10% contingency in the amount of $53,572 for expanded environmental planning, biological and cultural resources investigations, and Valve House lighting design revisions, resulting in a revised contract total of $1,096,783; and WHEREAS, on September 9, 2025, the City Council adopted Resolution No. 2025-107 authorizing Amendment No. 2 to the Agreement with Mead & Hunt in the amount of $366,657 for additional Valve House structural, architectural, electrical, and HVAC design services, seismic bracing, CMU reinforcement, guardrail reconstruction, equipment anchorage improvements, pest exclusion measures, and preparation of 38 additional drawings and 7 specifications, resulting in a revised contract total of $1,463,440 and a 10% contingency of $146,344, for a total consultant budget of $1,609,784; and WHEREAS, the 24-inch and 10-inch Fixed Cone Valves (FCVs) have been identified as the critical-path long-lead equipment for the Bell Canyon Reservoir Intake Tower and Valve House

Project, with an estimated delivery time of approximately 52 weeks following full submittal approval; and
WHEREAS, early initiation of the FCV procurement process is essential to maintaining the overall project schedule and the targeted construction start in late 2026 / early 2027; and WHEREAS, Mead & Hunt, Inc. has submitted a proposal for Amendment No. 3 to provide the following additional professional services:
• Solicit and evaluate bids from up to three (3) manufacturers for both the 24-inch and 10- inch Fixed Cone Valves;
• Review bids with the City and procure one (1) 24-inch Fixed Cone Valve and one (1) 10- inch Fixed Cone Valve as selected by the City;
• Review up to six (6) submittals associated with the Fixed Cone Valves; • Provide one (1) mechanical engineer and one (1) electrical engineer to attend one (1) Factory Acceptance Test (FAT) at the manufacturer’s facility to observe functionality and craftsmanship of the valves prior to shipment; and
WHEREAS, the Amendment No. 3 services are proposed in the amount of $793,756, resulting in a revised contract not-to-exceed total of $2,257,196, to be funded from General Obligation Bond funds previously authorized for CIP W-109 and CIP W-85; and WHEREAS, City staff have reviewed the proposal submitted by Mead & Hunt, Inc. for Amendment No. 3 and determined it to be fair, reasonable, and in the best interests of the City.

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

Authorize the Interim City Manager, or designee, to execute Amendment No. 3 to Professional Services Agreement STH Contract FY2024-093 with Mead & Hunt, Inc. for Fixed Cone Valve procurement and Factory Acceptance Testing services for the Bell Canyon Reservoir Intake Tower and Valve House Project in the amount of $793,756, for a revised contract not-to-exceed total of $2,257,196.

Approved at a Regular Meeting of the St. Helena City Council on August 11, 2026, by the following vote:

Mayor Dohring:

Vice Mayor Deasy:

Council Member Barak:

Council Member Spadarotto:

Council Member Diaz:

APPROVED: ATTEST:

Paul Jamison Dohring, Mayor Andrew Bradley, City Clerk







 




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Agenda Report to the City Council
Agenda Section: CONSENT ITEMS
Department: Administrative Services Department
DATE: August 25, 2026
FROM: Mandy Kellogg, Director of Administrative Services SUBJECT: Consideration and Proposed Approval of a Resolution Establishing 2027 Tax Rate for General Obligation Bonds.

RECOMMENDED
ACTION:

Staff recommends approval of the attached resolution.

PREVIOUS COUNCIL
ACTION:

October 25, 2022 - Approval of Resolution 2022-98 authorizing the issuance and sale of General Obligation Bonds in an aggregate principal amount not to exceed $6,000,000.

September 12, 2023 - Resolution 2023-116 Establishing 2024 Tax Rate for General Obligation Bonds.

August 27, 2024 - Resolution 2024-125 Establishing 2025 Tax Rate for General Obligation Bonds.

September 9, 2025 - Resolution 2025-109 Establishing 2026 Tax Rate for General Obligation Bonds.

STATEMENT OF THE
PURPOSE:

The purpose is to establish the 2027 Tax Rate for the General Obligation Bonds.

FINANCIAL IMPACT: The Fiscal impact on the City of St. Helena will be revenue of approximately $349,365 to Fund 421 to pay for debt service of the City's General Obligation Bonds.

CEQA DETERMINATION: Not a CEQA Project (CEQA Guidelines §15378) BACKGROUND:

On February 22, 2022, the City Council adopted Ordinance 2022-3 (Measure H), an ordinance ordering the submission of a proposition to incur bonded indebtedness to the voters. Measure H was successful in the June 2022 election.

The object and purpose of the Bonds is to finance the costs of municipal improvement projects of the City (the "Improvements"), consisting of drinking water system improvements, including but not limited to Bell Canyon Spillway repairs, water main rehabilitation and replacements, valve replacements, Bell Canyon Phreatic Surface Monitoring, lower reservoir rehabilitation, and replacing pipes to increase fire flow, sewer system improvements, including but not limited to replacing pipes and making Crinella Lift Station improvements, stormwater system

improvements, including but not limited to replacing pipes, drains, culverts and other components of the system, and recycled water system improvements, including but not limited to providing pump station and pipes to distribute recycled water, all as acquired or constructed by the City to protect local water quality/supply, improve drought resilience, keep sewage, pollution, trash safe, and chemicals from local rivers, creeks and streams, and protect sustainable, local water sources.

On September 9, 2025, City Council approved Resolution 2025-109 establishing the Fiscal Year 2025-26 Tax Rate for the General Obligation Bonds, which needs to be reestablished for Fiscal Year 2026-27.

DISCUSSION:

On October 25, 2022, the City Council approved Resolution 2022-98 authorizing the issuance and sale of General Obligation Bonds in an aggregate principal amount not to exceed $6,000,000, which is the first of three tranches to be issued. The first tranche of bonds were sold and awarded pursuant to a competitive bidding process held on November 15, 2022.

Each year the City Council will review and adopt a resolution setting the rate to be charged on property tax bills for the General Obligation Bonds passed by the voters. These assessments are required to generate revenues to pay for debt service on the City’s General Obligation Bonds over the current fiscal year.

The original estimate was that the rate would not be more than $26.99 per $100,000 with an average tax of $15.22. The tax rate on the City's General Obligation Bonds per year was established as follows:
• Fiscal Year 2023-24 - $10.82 per $100,000 assessed valuation or $0.01082 per $100 • Fiscal Year 2024-25 - $10.11 per $100,000 assessed valuation or $0.01011 per $100 • Fiscal Year 2025-26 is $9.72 per $100,000 assessed valuation or $0.00972 per $100 The tax rate on the City's General Obligation Bonds for Fiscal Year 2026-27 is $9.18 per $100,000 assessed valuation or $0.00918 per $100.

ENVIRONMENTAL REVIEW:

None.

GOAL:

Goal 1: Strengthen Financial Sustainability
Goal 2: Improve Infrastructure & Further Environmental Sustainability Goal 8: Implement Capital Improvement Plans (CIP) Projects Miscellaneous/Other ATTACHMENTS:

1. Resolution - Establishing a Tax Rate for Servicing Debt Obligations v1

CITY OF ST. HELENA
RESOLUTION NO. 2026-___

ESTABLISHING A TAX RATE FOR SERVICING DEBT

OBLIGATIONS INCURRED BY THE ISSUANCE OF
2022 GENERAL OBLIGATION BONDS – MEASURE H,
TO BE EFFECTIVE FOR THE 2026-27 FISCAL YEAR

RECITALS
A. Each year the City must determine and set the tax rate necessary to generate sufficient revenues from property taxes to pay debt service for the subject fiscal year; and B. The City has determined that during fiscal year 2026-27, $349,365 must be raised by taxation for the purpose of servicing debt incurred by the issuance of the 2022 General Obligation Bonds – Measure H.

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

1. The City Council determines that the tax rate for Fiscal Year 2026-27 for servicing debt obligation incurred by the issuance of the 2022 General Obligation Bonds shall be $9.18 per $100,000 of assessed valuation for all properties on the City’s Tax Roll.

Approved at a Regular Meeting of the St. Helena City Council on August 25, 2026, by the following vote:

Mayor Dohring:

Vice Mayor Deasy:

Council Member Barak:

Council Member Diaz:

Council Member Spadarotto:

APPROVED: ATTEST:

__________________________ _________________________
Paul Jamison Dohring, Mayor Andrew Bradley, City Clerk

Agenda Report to the City Council
Agenda Section: CONSENT ITEMS
Department: Public Works Department
DATE: August 25, 2026
FROM: Ian Dale, Environmental Serv Tech
SUBJECT: July 2026 Review and Forecasting of City Water Supply Availability and suspend monthly Council action.

RECOMMENDED
ACTION:

Receive and File.

PREVIOUS COUNCIL
ACTION:

Monthly receive and file reports to City Council.

STATEMENT OF THE
PURPOSE:

To provide monthly updates of the amount of water produced at the Louis Stralla Water Treatment Plant, the Stonebridge Water Wells, and potable water delivered from the City of Napa AND authorize staff to suspend the monthly Council agenda item while continuing to post reports on the City's website.

FINANCIAL IMPACT: None.

CEQA DETERMINATION: Not a CEQA Project (CEQA Guidelines §15378) BACKGROUND:

The City of St. Helena publishes a monthly water report on the City website (https://www.cityofsthelena.gov/330/W). The report includes the amount of water produced at the Louis Stralla Water Treatment Plant, the Stonebridge Potable Water Wells, as well as potable water delivered from the City of Napa. In addition to presenting data on the amount of water delivered monthly, the report includes year-to-date information and prior year data.

Water elevation and capacity at the Bell Canyon Reservoir is included, as well as information on rainfall and monthly weather temperatures.

DISCUSSION:

City staff has developed a forecasting tool to facilitate its ability to optimize water use and track water availability. Included as an attachment is the Monthly Water Report for July 2026. The water produced for July 2026 is up by 10% when compared to July 2025, and is down by 31% compared to the average of July 2018-2020. The chart below summarizes the water produced per source:

Source Average July July
(2018-2020) 2025 2026
(Acre-Feet) (Acre-Feet) (Acre-Feet)
Bell Canyon 84 32.57 33.26
Stonebridge 44 32.90 40.28
Wells
Napa Water 62 54.56 58.30
Total : 190 120.03 131.84
• Percent change from July 2025: 10%
• Percent change from average of July 2018-2020: -31%
Bell Canyon Reservoir
The City is not in water emergency condition based upon Phase 1 Water Emergency measures being terminated by City Council through adoption of Resolution No. 2023-94 on July 25, 2023. Bell Canyon Reservoir has adequate water to support the City's needs through this calendar year. The storage in the Bell Canyon graph (Attachment 2) has been revised to include historic reservoir supply levels since July 2021. It also shows the water availability forecast through June 2027 based on the highest water usage during a non-drought year (FY 19/20) and 10 inches of rainfall (lowest recorded).

As of August 1, 2026, Bell Canyon Reservoir's elevation was at 417.26 feet, representing approximately 2,030.32 acre-feet (AF) and 85.2% capacity. Bell Canyon spillway level is 422 feet, representing 2,383.69 AF in water supply volume. Below is a chart comparing Bell Canyon Elevation levels, water supply availability in acre feet, and percent capacity of the reservoir on August 1 in 2024, 2025, and 2026:

Year 2024 2025 2026
Bell Canyon Elevation Level (ft) 418.56 417.90 417.26
Acre-Feet 2,125.66 2,076.98 2,030.32
Percent Capacity 89.2 87.1 85.2
As a follow-up to the May 24, 2022, City Council meeting, staff developed a graph (Attachment 3) highlighting the relationship between the reservoir elevation level and water supply availability in acre-feet. The graph shows the current status of the reservoir. Furthermore, the graph also displays the points where City Council decided to declare Phase I and Phase II Water Emergencies in 2020.

Continued Water Conservation
California experienced two consecutive dry years: 2020 and 2021. Due to the combination of warmer-than-average temperatures and minimal precipitation in the state, the Department of Water Resources (DWR) declared 2021 as the fourth-driest year on record statewide. The record-breaking dry period in January and February 2022, and the absence of significant rains in March 2022, required DWR to reduce anticipated deliveries from the State Water Project

(SWP). However, the reduction at the time did not affect St. Helena as the City has multiple robust water sources not affected by the executive order. Water availability from the Bell Canyon reservoir is based on the City's State Water Rights permit and not the SWP. The City has not received any curtailment order from DWR nor does the City anticipate receiving one.

It should be noted that on July 25, 2023, the City Council adopted Resolution No. 2023- 94 to formally end the Phase I Water Emergency. The projected demand on the system versus the anticipated rainfall over the next year reflects an available supply in Bell Canyon of approximately 1,895 AF, significantly above the 1,481 AF standard for declaration of a Phase I Water Emergency. Staff will monitor statewide and local drought conditions, weather conditions, and provide updates on a monthly basis. The corresponding staff report provided a variety of data to reflect the disposition of the water supply at that time in relation to the Council-adopted Safe Yield Policy.

City of Napa Water Supply
Normal operations continue at Rutherford Pump Station and the City is taking delivery of the allotment purchased from the City of Napa. During the month of July 2026, Rutherford Pump Station produced an average of 0.61 MG/day of water, for a total of 58.30 acre-feet for the month.

Suspension of Monthly Council Reports
At the August 13, 2026, the Water and Wastewater Advisory Committee meeting discussed agenda Item 7.1 titled, "Review and Evaluation of Monthly Water Report Frequency." The purpose of the item was to discuss the value of continuing the routine reports of water supply and production and including it on the City Council's Consent Agenda. While the members expressed reinforcement of the value of the data and its use, they voted 5-0 to suspend including the monthly reports on the Council Agenda and only placing them on the City's Website: Archive Center • Monthly Water Reports.

ENVIRONMENTAL REVIEW:

NA
GOAL:

Goal 3: Pursue Water Security & Sustainable Management of Water Resources ATTACHMENTS:

1. MWR July 1-31 2026

2. Attachment 2 - Bell Canyon Water Storage Forecast

3. Attachment 3 - Bell Canyon Reservoir Storage Phase I II

4. Attachment 4 - Bell Canyon Historical Elevation Levels

5. Attachment 5 - Bell Canyon Reservoir Historical Storage Elevations

CITY OF ST. HELENA

MONTHLY WATER REPORT
CC: CC __X__ PC__X__ FILE _____
RECEIVED: _____ BY: __

LOUIS STRALLA

WATER PLANT
TK #1 & #2
ADJUST

33.26 10.83 -0.14

25.3% -0.3%

42.94 MG MG
n/a MG MG
n/a MG MG

1.38 MG MG

41.69 MG 38.38 MG
% %

33.26 AF 25.2% 32.57 AF 27.1%

10.83 MG 10.61 MG

58.30 AF 44.2% 54.56 AF 45.5%

18.99 MG 17.77 MG

40.28 AF 30.6% 32.90 AF 27.4%

13.12 MG 10.72 MG
TOTAL WATER PRODUCED 131.84 AF 100.0% 120.03 AF 100.0%

DELIVERY (ALL)
127 AF 117.78 AF

0.24 0.11
417.26 FT. FT.
-1.81 FT. FT.
2030.32 AF AF

85.2 % %

0.00 IN IN
0 IN IN
DISCLAIMER: The data presented in this report is approximate and for informational purposes only.

Updates will be provided if any errors are identified.
-0.44

July 1-31, 2026

STONEBRIDGE

POTABLE
WELLS
SBW

IRRIGATION
WATER

NAPA WATER

THIS YEAR LAST YEAR
AMOUNT PRODUCED in AF 40.28 1.07 58.30
AMOUNT PRODUCED in MG 13.12 0.35 18.99
PERCENT 30.7% 44.4%

WATER PRODUCED DELIVERY (AGGREGATE)
TOTAL PRODUCED THIS PERIOD 39.10
MAXIMUM DAILY PRODUCED n/a
MINIMUM DAILY PRODUCED n/a
AVERAGE DAILY PRODUCED 1.26

WATER YEAR TOTALS

WATER BILLED

TOTAL BILLED THIS PERIOD

THIS YEAR LAST YEAR

THIS FISCAL YEAR LAST FISCAL YEAR

LOUIS STRALLA WATER PLANT

NAPA WATER

STONEBRIDGE POTABLE WELLS

SBW IRRIGATION WATER
THIS MONTH THIS MONTH, LAST YR.

TOTAL WATER BILLED
ELEVATION BELL CANYON RESERVOIR 417.90
STONEBRIDGE APARTMENTS MG/Jul. 1 -31 0.18 MG/Jul. 1-31

WATER ELEVATION, CAPACITY & RAINFALL

THIS FISCAL YEAR LAST FISCAL YEAR
NAPA VALLEY COLLEGE MG/Jul. 1 -31 NA MG/Jul. 1-31

TEMPERATURES
MONTHLY RISE OR DROP -1.72
CAPACITY AT END OF PERIOD 2076.98
PERCENT OF FULL CAPACITY 87.1
RAINFALL IN THIS PERIOD 0.00
TOTAL RAINFALL SEASON TO DATE 0.00
THIS MONTH, THIS YEAR THIS MONTH, LAST YR.

DEGREES IN FAHRENHEIT 52.1-100 49.8-97.8
AVERAGE 76.05 73.8

REMARKS
City of Napa Water Delivery: RPS producing an average of 0.61 MG/day during July 2026.

Agenda Report to the City Council
Agenda Section: CONSENT ITEMS
Department: Public Works Department
DATE: August 25, 2026
FROM: Rebecca White, Administrative Assistant
SUBJECT: Approval of a resolution for flying the Italian flag on the City's flag poles; temporary street parking closures; wine and beer vendors in Lyman Park during the Festa Italiana event; and 4) mobile food vendors to park and operate in the closed parking spaces on Railroad Avenue.

RECOMMENDED
ACTION:

Approve the attached resolution.

PREVIOUS COUNCIL
ACTION:

None.

STATEMENT OF THE
PURPOSE:

To celebrate Italian Heritage Month by hosting a free event for the community.

FINANCIAL IMPACT: The total financial impact is estimated to be $550 for permit fees the applicant has requested to be waived.

CEQA DETERMINATION: Not a CEQA Project (CEQA Guidelines §15378) BACKGROUND:

Festa Italiana is an annual free event for the community to celebrate Italian Heritage Month and is celebrated with local Italian wines, food, music, and more. Anthony Micheli with the Sons and Daughters of Italy has hosted Festa Italiana since 2019 and, as part of this celebration, it is requested that the Italian flag be hung on the City's flagpoles in recognition. In addition, it is requested that parking spaces be closed during the event to allow for food vendors to operate.

DISCUSSION:

Anthony Micheli is hosting the 2026 Festa Italiana community event, sponsored by the Sons and Daughters of Italy in America. This event will take place at Lyman Park on Saturday, October 3, from 12p.m. to 4p.m. This is a free community event that begins with the Italian National Anthem, and continues with Italian wine, food, and music for the community to enjoy.

It has been requested that the Italian flag be displayed on the flagpoles at City Hall as well as

the old Main Street City Hall location. The City Council's adopted policy P-CC-0001 Outdoor Display of Governmental and Non-Governmental Flags on City Property authorizes the display of non-governmental flags on City property. The Italian flag has been displayed on the City's flagpole during the month of October to celebrate Italian Heritage Month since 2019.

This event requests the closing of parking spaces on Railroad Avenue between the Fire Station and Lyman Park, as well as the parking lot location between Lyman Park and the Fire Station, to allow for food vendors to set up and operate. There is no impact on traffic on Railroad Avenue. All necessary permits will be submitted to the City in a timely manner, including all required liability insurance. The event organizers are responsible for securing an ABC license.

ENVIRONMENTAL REVIEW:

NA
GOAL:

Goal 5: Enhance Quality of Life
ATTACHMENTS:

1. Resolution

2. Festa Italiana 2026 Memo

CITY OF ST. HELENA
RESOLUTION NO. 2026-__
RESOLUTION AUTHORIZING 1) FLYING THE ITALIAN FLAG AT
THE CITY’S FLAGPOLES AT CITY HALL AND 1480 MAIN STREET
DURING THE MONTH OF OCTOBER 2026 TO FOR ITALIAN
HERITAGE MONTH; 2) TEMPORARY STREET PARKING CLOSURE

ON THE WEST SIDE OF RAILROAD AVENUE, BETWEEN THE FIRE

STATION AND RAILROAD AVENUE, AS WELL AS THE PARKING

LOT BETWEEN LYMAN PARK AND THE FIRE STATION, DURING
THE FESTA ITALIANA EVENT; 3) WINE AND BEER VENDORS IN
LYMAN PARK DURING THE EVENT; AND 4) MOBILE FOOD

VENDORS TO PARK AND OPERATE IN THE CLOSED PARKING

SPACES ON RAILROAD AVENUE AND THE PARKING LOT DURING
THE EVENT.

RECITALS
A. On May 28, 2019, the St. Helena City Council adopted the Policy P-CC-0001 Outdoor Display of Governmental and Non-Governmental Flags on City Property, which authorizes the display of non-governmental flags on City property; and B. A request has been made by Mr. Anthony Micheli for the Italian Flag to be flown at City Hall and 1480 Main Street during the month of October 2026 in honor of Italian Heritage Month; and
C. Mr. Michelie is chairing the October 3, 2026, Festa Italiana community event, sponsored by the Sons and Daughters of Italy in America, at Lyman Park from 12p.m. to 4p.m.; and
D. A request has been made for temporary street parking closures on the west side of Railroad Avenue from the Fire Station to the end of Lyman Park, and the parking lot between Lyman Park and the Fire Station during the event; and E. A request has been made for mobile food vendors to park and operate on the closed parking area on Railroad Avenue on the parking lot during the event; and F. St. Helena Municipal Code Section 9.04.010 authorizes the Council, by Permit, to allow possession of open alcoholic beverages on public streets or any private or public off-street parking lot; and

G. Section 21101(e) of the California Vehicle Code provides the local authorities may, by resolutions, temporarily close a portion of any street for celebrations, parades, local special events, and other purposes when, in the opinion of local authorities having jurisdiction of a public office or employee that the local authority designated by resolution, the closing is necessary for the safety and protection of persons who are to use that portion of the street during the temporary closing.

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

1. Authorizes flying the Italian flag on the City’s flagpoles at City Hall and 1480 Main Street during the month of October 2026 to recognize Italian Heritage Month.

2. The City Council finds that the benefits derived from the temporary closing of the City street for Festa Italiana community event outweigh the anticipated inconvenience and the closing is necessary for the safety and protection of persons who are to use that portion of the street and parking lot during the temporary closing. The City Council authorizes closure of the following street parking and parking lot during the hours of the event:
i. Street parking on the west side of Railroad Avenue from the Fire Station to the end of Lyman Park
ii. The public parking lot between Lyman Park and the Fire Station

3. Mobile food vendors are permitted to park and operate on the closed parking spots on Railroad Avenue and parking lot.

4. The possession of open containers of alcohol is permitted on public streets and parking lots encompassed by this event.

Approved at a Regular Meeting of the St. Helena City Council on August 25, 2026, by the following vote:

Mayor Dohring:

Vice Mayor Deasy:

Council Member Barak:

Council Member Spadarotto:

Council Member Diaz:

APPROVED: ATTEST:
________________________ ________________________
Paul Jamison Dohring, Mayor Andrew Bradley, City Clerk

Agenda Report to the City Council
Agenda Section: CONSENT ITEMS
Department: City Clerk
DATE: August 25, 2026
FROM: Andrew Bradley, Program Manager (City Clerk)
SUBJECT: Consideration of a Resolution to appoint an applicant to the Library Board of Trustees.

RECOMMENDED
ACTION:

Consideration of a Resolution to appoint an applicant to fill a vacancy on the Library Board of Trustees, which has terms expiring on June 30, 2028.

PREVIOUS COUNCIL
ACTION:

N/A

STATEMENT OF THE
PURPOSE:

The purpose of this action is to appoint an applicant to fill an open position on the Library Board of Trustees.

FINANCIAL IMPACT: None.

CEQA DETERMINATION: Not a CEQA Project (CEQA Guidelines §15378) BACKGROUND:

N/A
DISCUSSION:

The Library Board of Trustees currently has a board made up of seven (7) community members. Staff is in the process of working on a a Municipal Code Update that could reduce it to a five (5) member board, but a timeline for bringing that to the City Council has not been finalized. Currently the Library Board of Trustees has four (4) filled positions, three (3) will expire in June 2027 and one (1) will expire in June 2028.

The following lists the names of the applicants for a vacancy that would bring the Library Board of Trustees to a total of five (5) members with a term expiring on June 30, 2028:

Library Board of Trustees:
• Kaylee Churchill
Staff will continue to advertise to fill vacancies on the Library Board of Trustees.

ENVIRONMENTAL REVIEW:

N/A
GOAL:

Miscellaneous/Other
ATTACHMENTS:

1. Resolution - Library Board of Trustees Appointment

2. Kaylee Churchill - Application_Redacted

3. Kaylee Churchill - Resume_Redacted

CITY OF ST. HELENA
RESOLUTION NO. 2026-

APPOINTING AN APPLICANT TO A VACANT

LIBRARY BOARD OF TRUSTEES POSITION

RECITALS
A. The Library Board of Trustees has three member terms expiring on June 30, 2027; and one member term expiring June 30, 2028, and
B. The City Clerk conducted a recruitment to fill the positions with a term expiring June 30, 2028, and received one application; and
C. The City Council will have the opportunity interview applicants for the open position(s) prior to or during the regular meeting on August 25, 2026 and then will have the opportunity to appoint the applicant(s) at the August 25, 2026 regular meeting.

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

1. The City Council appoints ___________ to the vacant Library Board of Trustees term of office expiring June 30, 2028.

Approved at a Regular Meeting of the St. Helena City Council on August 25, 2026, by the following vote:

Mayor Dohring: __________
Vice Mayor Deasy: __________
Council Member Barak: __________
Council Member Spadarotto: __________
Council Member Diaz: __________
APPROVED: ATTEST:
________________________ ________________________
Paul Jamison Dohring, Mayor Andrew Bradley, City Clerk

Board/Committee Application
08/06/2026 5:24 PM (PDT)
Board/Committee Application
First Name Kaylee
Last Name Churchill
Primary Phone Number
Email
Street Address
City Saint Helena
State CA
Zip Code 94574
Length of residency in the City of
St. Helena
7 years
Please choose the
Commission/Committee you are
applying for:

Library Board of Trustees
Employment Status Part-Time
Employer (include title) Napa Valley Nursery School- Substitute Teacher Reason for Applying I absolutely love our library and believe it is such an important part of this town, so I would love the chance to champion the program and do what I can to support.

My son will start TK at the primary school soon, so as a stay at home mom I find myself now looking for ways to get involved in our community.

Educational Background Education: I went to Woodland High School, class of 2011. I then earned both my associates degree in Early Childhood Education and an associates degree in social and behavioral sciences from Woodland Community College in 2014. In 2019 I earned my bachelors degree in Human Development with a concentration in early childhood. Professional: I worked as a preschool teacher at the YMCA in Woodland from 2011-2019. Then I worked as a preschool director and head teacher at Little Ivy Preschool in Napa from 2019-2024. I am currently a stay at home mom, but I do act as a sub director/teacher at Napa Valley Nursery School when needed.

Other relevant experience: I serve on Napa Valley Nursery School's board as the enrollment coordinator, this will be my second school year serving.

Have you ever attended a meeting of the
Commission to which you are applying? No
Submission ID: cdb00f6a-e591-402b-bb3a-f57629314569 Receipt ID: 8FMPQ-08/26 Page 1/2

Agenda Report to the City Council
Agenda Section: CONSENT ITEMS
Department: Admin
DATE: August 25, 2026
FROM: Mandy Kellogg, Director of Administrative Services SUBJECT: Fiscal Year 2026 Investment Report for the Quarter ended June 30, 2026.

RECOMMENDED
ACTION:

Receive and file the 4th Quarter Investment Report for the period ending June 30, 2026.

PREVIOUS COUNCIL
ACTION:

None.

STATEMENT OF THE
PURPOSE:

The purpose of this report is to provide information regarding the City's cash and investment portfolio for the fourth quarter and fiscal year ended June 30, 2026, including portfolio balances, investment earnings, yields, maturities, liquidity, and compliance with the City's Investment Policy.

FINANCIAL IMPACT: None.

CEQA DETERMINATION: Not a CEQA Project (CEQA Guidelines §15378) BACKGROUND:

The City invests available cash in accordance with the City's adopted Investment Policy P-FI0002 and applicable provisions of the California Government Code. The primary objectives of the City's investment activities, in order of priority, are safety of principal, liquidity to meet the City's financial obligations, and return on investment. These priorities are consistent with California Government Code Section 53600.5, which establishes safety, liquidity, and yield as the primary objectives for the investment of public funds.

Quarterly investment reporting provides the City Council and public with information regarding the composition and performance of the City's investment portfolio and supports transparency and oversight of the City's cash and investment activities. This report presents the City's investment position as of June 30, 2026, and summarizes investment activity and performance during the fourth quarter of Fiscal Year 2025-26.

DISCUSSION:

Portfolio Summary

As of June 30, 2026, the City's cash and investment portfolio totaled $45,946,153, compared with $44,369,967 as of March 31, 2026. The change in portfolio balance during the quarter reflects the timing of revenues and expenditures, capital project activity, debt service requirements, and other normal City cash flows.

The City's portfolio as of June 30, 2026 is summarized below:

The City is actively managing available cash to ensure that funds not needed for immediate operating requirements are appropriately invested and earning interest, while maintaining sufficient liquidity to meet operating, capital, and debt service obligations. As of June 30, 2026, approximately 96% of the City’s $45.9 million portfolio was held in interest-bearing investments, primarily LAIF and CAMP. Staff continues to monitor cash flow requirements and market conditions and will evaluate opportunities to maximize investment earnings within the safety, liquidity, diversification, and other requirements of the City’s Investment Policy.

Of the City's total portfolio, approximately $28.1 million, or 61%, is invested in the Local Agency Investment Fund (LAIF). LAIF provides the City with a highly liquid investment option that allows funds to earn interest while remaining readily accessible to meet operating and Portfolio Type Balance % of Portfolio Current Yield/Rate Cash - Petty 800 0.0%
Cash - Westamerica Bank 1,844,797 4.0%
Money Market - Westamerica
Bank
1,825,782 4.0% 3.13%
Local Agency Investment Fund
(LAIF)
28,063,971 61.1% 3.92%
California Asset Management
Program (CAMP)
14,210,802 30.9% 3.92% YTM at
Cost/4.23% YTM at
Market
Total Portfolio 45,946,153 100.0%

cash flow needs. This flexibility allows the City to efficiently invest funds that are not immediately needed without committing those funds to longer-term investments.

As of June 30, 2026, approximately $14.2 million, or 30.9% of the City's portfolio, was invested through CAMP. The CAMP portfolio reported a yield to maturity of 3.92% at cost and 4.23% at market as of June 30, 2026. Yield to maturity at cost reflects the expected return based on the cost of the securities held in the portfolio and their contractual cash flows if held to maturity, while yield to maturity at market reflects the yield based on the current market value of those securities.

Investment Earnings and Performance
The City's investment portfolio continued to generate investment income during the fourth quarter. LAIF generated $270,089 in investment earnings during the quarter, compared with $216,627 during the third quarter, an increase of approximately $53,462, or 24.7%.

The City's CAMP investment generated $136,645 in accrual-basis earnings during the fourth quarter, consisting of $48,823 in April, $46,156 in May, and $41,666 in June. CAMP's accrualbasis earnings reflect investment income attributable to the reporting period and provide a more appropriate measure of quarterly investment performance than changes in market or book value.

The City's Westamerica Bank money market account also generated $12,589 in interest earnings during the fourth quarter, consisting of $5,136 in April, $2,867 in May, and $4,586 in June.

Combined, the City's LAIF and CAMP investments generated approximately $419,323 in investment earnings during the fourth quarter.

Compliance
As of June 30, 2026, the City's cash and investment portfolio was in compliance with the City's adopted Investment Policy and applicable provisions of the California Government Code.

Staff will continue to actively monitor the portfolio and the City's cash flow requirements to ensure that investments remain consistent with the City's objectives of safety, liquidity, and return and that sufficient funds remain available to meet the City's financial obligations.

ENVIRONMENTAL REVIEW:

None.

GOAL:

Goal 4: Provide Effective Community Information & Opportunities for Engagement ATTACHMENTS:

1. June 2026 CAMP Statement

2. Public Comment - Michelle Covell

Outlook
Public Comment, CC 8/25/26 - item 10.7 re: Fiscal Year 2026 From Michelle Covell <[email protected]>
Date Mon 8/24/2026 11:42 AM
To Andrew Bradley <[email protected]>
The opinions expressed herein are mine individually and are not intended to represent the official position of the City of St. Helena or the St. Helena Planning Commission.

Good evening, City Council.

I am reading through this item and have a clarifying question.

Sometime last year, I recall hearing that the City’s funds were not being held in a high-yield, interest-bearing account, or something to that effect. I recall Anil taking ownership of that issue, and I also recall that the amount of interest the City could potentially have accrued was estimated to be somewhere between $1 million and $2 million.

In the staff report, the fourth-quarter, three-month period shows approximately $419,000 in interest.

Is this $419,000 a result of the City now moving funds into the LAIF/CAMP investments following the Finance Committee’s observation and recommendation?
Could you clarify which of the two accounts identified in the staff report is now accruing this interest, and whether this represents a change from how the City’s funds were previously being managed?
I am simply trying to better understand the math and the difference between the approximately $1–2 million in interest that the City previously indicated could have been accrued, and the amount the Finance Committee indicated could have been accrued.

Thank you for the clarification. A million dollars is pretty significant.

Sincerely,
MLC
Michelle Liu Covell

Resident, Architect

Agenda Report to the City Council
Agenda Section: CONSENT ITEMS
Department: Admin
DATE: August 25, 2026
FROM: James McCann, Interim City Manager
SUBJECT: Consideration and Adoption of a Position Requesting the Governor’s Veto and Authorization to Transmit a Veto Request Letter on Assembly Bill 1383 (AB 1383) Regarding Public Employees’ Retirement Benefits

RECOMMENDED
ACTION:

Approve the draft letter requesting a Governor's veto on Assembly Bill 1383 (AB 1383) as presented or with suggested edits, and authorize the Mayor / City Council to execute and transmit the formal veto request letter to Governor Gavin Newsom, with copies to Senator Christopher Cabaldon, Assembly Member Cecilia Aguiar-Curry, other members of the California Assembly and California Senate as determined, and the League of California Cities.

PREVIOUS COUNCIL
ACTION:

None.

STATEMENT OF THE
PURPOSE:

The purpose of this item is to consider establishing the City of St.

Helena’s official position requesting that Governor Gavin Newsom veto Assembly Bill 1383 (AB 1383). AB 1383 proposes changes to public employees' retirement benefits by lowering retirement ages and restoring pre-PEPRA (Public Employees’ Pension Reform Act of 2013) benefit levels for public safety employees. Requesting a gubernatorial veto aligns with the City Council's priority to protect local fiscal sustainability, maintain essential public services, and advocate against unfunded state mandates that increase
municipal liabilities.

FINANCIAL IMPACT: Direct Fiscal Impact: Opposing AB 1383 has no direct impact on the current operational budget. However, if enacted into law, AB 1383 would significantly increase the City’s CalPERS employer contribution requirements and unfunded actuarial accrued liabilities (UAAL) by lowering retirement ages and increasing benefit formulas.
• If signed into law, AB 1383 could create an estimated $X

pension liability for the City. (NOTE: The City is working with a consultant to identify this number. As of publishing the agenda it was not available, but will be referenced at the Council Meeting).

CEQA DETERMINATION: Not a CEQA Project (CEQA Guidelines §15378) BACKGROUND:

In 2012, the California Legislature passed the Public Employees’ Pension Reform Act (PEPRA), which took effect on January 1, 2013. PEPRA established lower benefit formulas, increased retirement ages for new employees, capped pensionable compensation, and mandated employee contribution sharing. These reforms were designed to ensure long-term pension solvency and establish a financially sustainable retirement model for public agencies across California.

Assembly Bill 1383 seeks to roll back key PEPRA provisions for public safety employees by lowering the retirement age and restoring pension benefits to pre-2013 levels.

The League of California Cities (Cal Cities) has highlighted legislative measures like AB 1383 through its advocacy action alerts, urging municipal leaders to take formal positions and submit opposition letters to safeguard local control and municipal financial health.

DISCUSSION:

While the City deeply values the dedicated service of California’s public safety employees, AB 1383 represents a significant reversal of more than a decade of crucial pension reform.

Specifically, this bill would establish new retirement formulas for employees first hired on or after January 1, 2027, set at 2.5% at age 55, 2.7% at age 55, or 3% at age 55, subject to certain exceptions. For new members hired on or after January 1, 2013, who are safety members, the bill would require employers to adjust the formulas for service performed on or after January 1, 2027, to offer the formula that has the same fraction at age 55 as the fraction at age 57 in the formula the employer offered pursuant to existing law. Additionally, the bill would authorize a public employer and a recognized employee organization to negotiate a prospective increase to the retirement benefit formulas for safety members and new safety members, consistent with the formulas permitted under PEPRA, including the new formulas described above.

These proposed benefit expansions lack a dedicated, sustainable state funding source, effectively shifting long-term financial liabilities and risk onto local governments and local taxpayers.

Key Issues and Impacts on St. Helena:
• Undermining Local Fiscal Sustainability: The City of St. Helena is actively working to make concerted, responsible efforts to manage existing pension liabilities while

maintaining essential public services. Confronting ongoing budget deficits, utilizing valuable reserve funds, and evaluating cost-containment measures are central to the City's current operational strategy. Mandating higher pension contributions through AB 1383 directly conflicts with these cost-containment and stabilization efforts. • Compromising Core Community Investments: Municipal budgets face competing priorities, including aging infrastructure, deferred maintenance, public safety operations, wildfire preparedness, and critical water/utility investments. Unfunded increases in retirement obligations diminish the funding available for critical capital projects and municipal services.
• Disproportionate Impact on Small Municipalities: As a smaller city with limited revenue options and modest financial reserves, St. Helena has less capacity to absorb mandatory cost increases than larger metropolitan jurisdictions.

Adopting the attached opposition letter ensures St. Helena’s voice is included alongside state advocacy partners and the League of California Cities in opposing legislation that jeopardizes local fiscal stability.

ENVIRONMENTAL REVIEW:

None.

GOAL:

Goal 1: Strengthen Financial Sustainability
ATTACHMENTS:

1. St. Helena - AB 1383 Oppose City Manager

2. St. Helena - Oppose/Veto AB 1383 City Council Draft

City of St. Helena
City Council
1088 College Ave. | St. Helena, CA 94574
(707) 967-2792 | cityofsthelena.gov
August 25, 2026
The Honorable Gavin Newsom
Governor, State of California
1303 10th St., Suite 1173
Sacramento, CA 95814
Re: AB 1383 (Public employees’ retirement benefits) — REQUEST FOR VETO Dear Governor Newsom:

On behalf of the City Council of the City of St. Helena, we respectfully request your veto on Assembly Bill 1383 (Author: State Assembly Member McKinnor).

While we recognize and deeply appreciate the invaluable service provided by California’s public safety employees, AB 1383 would significantly increase pension costs for local governments by lowering the retirement age and restoring retirement benefits to levels that existed prior to the Public Employees’ Pension Reform Act (PEPRA) of 2013. Specifically, this bill would establish new retirement formulas for employees first hired on or after January 1, 2027, as 2.5% at age 55, 2.7% at age 55, or 3% at age 55, subject to certain exceptions. For new public safety staff members hired on or after January 1, 2013, the bill would require employers to adjust formulas for service performed on or after January 1, 2027, to offer formulas with the same fraction at age 55 as existing formulas offered at age 57. Additionally, it would authorize employers and employee organizations to negotiate prospective increases to these formulas. These changes would reverse more than a decade of meaningful pension reform and impose substantial new financial obligations on cities and towns across California.

PEPRA was enacted to improve the long-term sustainability of public pension systems by balancing the retirement security of all public employees with the fiscal realities facing state and local governments.

Reversing these reforms to support a single interest would increase unfunded pension liabilities at a time when many cities, including ours, continue to struggle with rising retirement costs and other significant financial obligations.

For the City of St. Helena, this legislation would come at a particularly challenging time. The City has in the past and is now again working to make a concerted effort to responsibly address its existing pension liabilities while maintaining essential public services. At the same time, we are confronting ongoing budget deficits, using valuable reserve funds, and are actively implementing cost-containment measures, evaluating operational efficiencies, and exploring opportunities to increase revenues in order to achieve long-term fiscal stability. Imposing additional pension costs through AB 1383 would undermine these efforts and make it significantly more difficult to balance our budget responsibly. If signed into law, AB 1383 could create an estimated $X pension liability for the City.

Like many California cities, St. Helena is also facing competing financial priorities, including aging infrastructure, deferred maintenance, public safety needs, wildfire preparedness, water and utility

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investments, and other critical community services. Every additional dollar dedicated to increased pension obligations is a dollar unavailable for these essential public investments.

The increased employer contribution requirements resulting from AB 1383 would place additional strain on municipal budgets, potentially forcing cities to reduce services, defer capital improvements, or seek additional revenues from taxpayers to offset escalating retirement costs. This legislation would disproportionately impact smaller cities with limited revenue options and fewer financial resources to absorb these increased obligations.

Moreover, increasing pension benefits without identifying a sustainable funding source shifts additional financial risk onto taxpayers and future generations. California has made important progress in improving pension sustainability since the adoption of PEPRA, and reversing those reforms would undermine that progress while increasing long-term liabilities for both local governments and the state.

For these reasons, the City of St. Helena City Council respectfully urges you to oppose AB 1383. We remain committed to supporting a strong public workforce, especially our public safety employees, while ensuring that retirement systems remain fiscally responsible and sustainable for employees, taxpayers, and the communities we serve.

Thank you for your consideration of our concerns.

Sincerely,
Paul Dohring, Mayor, City of St. Helena
ST. HELENA CITY COUNCIL
• Michelle Deasy, Vice Mayor, City of St. Helena
• Aaron Barak, Council Member, City of St. Helena
• Kate Spadarotto, Council Member, City of St. Helena
• Scott Diaz, Council Member, City of St. Helena
cc: Senator Christopher Cabaldon – District 3
Assembly Member Cecilia Aguiar-Curry – District 4
Assembly Member Tina McKinnor – District 61
Christopher Agulera, Legislative Director for Assembly Member Tina McKinnor California Senate Appropriations Committee
California Senate Labor, Public Employment, and Retirement Committee California Assembly Appropriations Committee
California Assembly Public Employment and Retirement Committee St. Helena Finance Committee
James “Jim” McCann, Interim City Manager – City of St. Helena Nancy Hall Bennett, Public Affairs Manager, North Bay Division – League of California Cities

Agenda Report to the City Council
Agenda Section: CONSENT ITEMS
Department: Community Development Department - Planning Division DATE: August 25, 2026
FROM: Jackie Oneal, Senior Planner
SUBJECT: Second Reading and Adoption of an Ordinance Amending Section

17.33.010 (Definitions of Uses), Table 17.17.020(A) (Use Regulations—Commercial and Mixed-Use Zoning Districts), and Table 17.18.020(A) (Use Regulations—Business and Industrial Zoning Districts) of the St. Helena Municipal Code to Clarify the Regulation of On-Site Storage (ZOA 26-002).

RECOMMENDED
ACTION:

Staff recommends that the City Council:

1. Find that the proposed ordinance is exempt from
environmental review pursuant to California Environmental Quality Act Guidelines Section 15061(b)(3); and

2. Conduct the second reading, waive full reading, and adopt the ordinance amending Section 17.33.010, Table

17.17.020(A), and Table 17.18.020(A) of the St. Helena
Municipal Code to clarify the regulation of On-Site Storage and distinguish storage that is incidental and subordinate to a lawfully established primary use from storage regulated as a separate use.

PREVIOUS COUNCIL
ACTION:

On August 11, 2026, the City Council conducted a public hearing, found the ordinance exempt from CEQA pursuant to CEQA
Guidelines Section 15061(b)(3), and introduced and waived the first reading of the ordinance.

STATEMENT OF THE
PURPOSE:

The purpose of the proposed Zoning Ordinance Amendment is to clarify and refine the regulation of “On-Site Storage” within the City’s commercial, mixed-use, business, and industrial zoning districts. The amendment distinguishes storage that is incidental and subordinate to a permitted primary use from storage regulated under the On-Site Storage use classification. The proposed changes also update terminology, add clarifying footnotes, and improve consistency in Code interpretation and administration.

FINANCIAL IMPACT: The proposed ordinance is not anticipated to result in a material

fiscal impact to the City. The amendment may reduce staff time associated with interpreting whether routine storage supporting a permitted primary use requires separate land-use authorization.

Any accessory structure, building permit, design review, or other application required for a future project would remain subject to the City’s adopted permit and processing fees.

CEQA DETERMINATION: Common Sense Exemption (§15061(b)(3)) BACKGROUND:

On August 11, 2026, the City Council conducted a public hearing and introduced and waived the first reading of the proposed ordinance. The ordinance clarifies that storage associated with a permitted primary use is not separately classified as On-Site Storage when it is incidental and subordinate to that use. It also changes the terminology from “On-Site Storage Facilities” to “On-Site Storage” and adds corresponding footnotes to the applicable use tables.

DISCUSSION:

No changes have been made to the ordinance following its introduction on August 11, 2026.

Adoption of the ordinance would complete the Zoning Ordinance Amendment process.

ENVIRONMENTAL REVIEW:

The proposed ordinance is exempt from environmental review pursuant to the Common Sense Exemption contained in CEQA Guidelines Section 15061(b)(3).

The ordinance would clarify the classification of storage incidental and subordinate to a permitted primary use. It would not authorize a specific development project, expand the geographic area in which primary storage uses are permitted, or modify applicable development, screening, setback, or operational standards. It can therefore be seen with certainty that the ordinance would not have the potential to cause a significant effect on the environment.

GOAL:

Miscellaneous/Other
ATTACHMENTS:

1. Ordinance of the City Council, On-Site Storage (ZOA 26-002)

ORDINANCE NO.

AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF ST. HELENA AMENDING SECTION 17.33.010 (DEFINITIONS OF USES), TABLE 17.17.020(A) (USE REGULATIONS—COMMERCIAL AND MIXED-USE ZONING DISTRICTS), AND TABLE 17.18.020(A) (USE REGULATIONS—BUSINESS AND INDUSTRIAL ZONING DISTRICTS) OF THE ST. HELENA MUNICIPAL CODE TO CLARIFY THE REGULATION OF ON-SITE STORAGE (ZOA 26-002)
Recitals
WHEREAS, the City of St. Helena, California (“City”) is a municipal corporation, duly organized under the constitution and laws of the State of California; and WHEREAS, the City desires to amend Section 17.33.010, Table 17.17.020(A), and Table

17.18.020(A) of the St. Helena Municipal Code (“SHMC”) to clarify the regulation of onsite storage; and WHEREAS, staff prepared the proposed ordinance, including the proposed language, and any additional information and documents deemed necessary for the City Council to take action; and
WHEREAS, on April 21, 2026, the Planning Commission held a duly noticed public hearing and considered the staff report, recommendations by staff, and public testimony concerning the proposed ordinance and municipal code amendments, and adopted Resolution No. PC 2026-009 recommending that the City Council adopt the proposed ordinance and finding that no environmental review is required under CEQA; and WHEREAS, the City gave public notice of the public hearing before the City Council for the proposed ordinance in accordance with applicable law; and WHEREAS, on June 16, 2026, the Planning Commission held a duly noticed public hearing and adopted Resolution No. PC 2026-13 revising its prior recommendation concerning ZOA 26-002; and
WHEREAS, during its June 16, 2026 hearing, the Planning Commission directed staff to revise the term “On-Site Storage Facilities” to “On-Site Storage” and review related provisions of the Zoning Code to make corresponding terminology revisions; and WHEREAS, consistent with that direction, the proposed ordinance revises the applicable use tables and adds footnotes clarifying that the On-Site Storage classification does not include storage that is incidental and subordinate to a permitted primary use; and
WHEREAS, all other legal prerequisites to the adoption of this ordinance have occurred.

WHEREAS, on August 11, 2026, the City Council held a duly-noticed public hearing and considered the staff report, recommendation by the Planning Commission, recommendation by staff, and public testimony concerning the proposed ordinance; and NOW, THEREFORE, The City Council of the City of St. Helena does hereby ordain as follows:

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

Section 2: Amendment to SHMC 17.33 (Definitions)
Section 17.33.010 of the St. Helena Municipal Code is hereby amended to read as follows:

17.33.010 Definitions of Uses.

On-site storage. The indoor or outdoor storage of materials, products, or equipment on the premises. This definition does not include the storage of goods, inventory, materials, or equipment that are sold, utilized, produced, or maintained as part of a permitted primary use when such storage is incidental and subordinate to that use.

Section 3: Amendment to Table 17.17.020(A)
Table 17.17.020(A) (Use Regulations—Commercial and Mixed-Use Zoning Districts) is hereby amended to replace the term "On-Site Storage Facilities" with "OnSite Storage" and add Footnote 14 to read as follows:

14. This classification does not include the storage of goods, inventory, materials, or equipment associated with a permitted primary use when such storage is incidental and subordinate to that use.

Section 4: Amendment to Table 17.18.020(A)
Table 17.18.020(A) (Use Regulations—Business Professional and Industrial Zoning Districts) is hereby amended to replace the term "On-Site Storage Facilities" with "On-Site Storage” and add Footnote 10 to read as follows:

10. This classification does not include the storage of goods, inventory, materials, or equipment associated with a permitted primary use when such storage is incidental and subordinate to that use.

Section 5: Severability.

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

Section 6: CEQA.

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

Section 7: Notice and Effective Date.

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

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

Helena City Council on the 11th day of August 2026, and was adopted at a regular meeting of the St. Helena City Council on the 25th day of August, 2026, by the following vote:

AYES:

NOES:

ABSENT:

ABSTAIN:

APPROVED ATTEST
________________________________ ________________________________ Paul Jamison Dohring, Mayor Andrew Bradley, City Clerk

Agenda Report to the City Council
Agenda Section: PUBLIC HEARINGS
Department: Community Development Department - Planning Division DATE: August 25, 2026
FROM: Jackie Oneal, Senior Planner, Mario Traverso, Project Manager SUBJECT: Introduction and First Reading of Three Ordinances Amending Section 17.22.030 and Sections 13.04.075 and 13.20.075 of the St. Helena Municipal Code to Update Regulations for Accessory Dwelling Units and Junior Accessory Dwelling Units and Related Water and Sewer Utility Requirements.

RECOMMENDED
ACTION:

Staff recommends that the City Council take three separate actions:

1. Find that the proposed amendment to Section 17.22.030 of the St. Helena Municipal Code is statutorily exempt from the California Environmental Quality Act pursuant to Public Resources Code Section 21080.17; and either
a. Introduce and waive the first reading of the ordinance approving ZOA 26-001 as set forth in Attachment 1 and
schedule the selected ordinance for second reading and
adoption on September 8, 2026;
OR
b. Introduce and waive the first reading of the ordinance approving ZOA 26-001 as set forth in Attachment 3 and
schedule the selected ordinance for second reading and
adoption on September 8, 2026.

2. Find that the proposed amendment to Section 13.04.075 of the St. Helena Municipal Code is not subject to the
California Environmental Quality Act pursuant to CEQA
Guidelines Sections 15060(c)(2) and 15060(c)(3); and
Introduce and waive the first reading of an ordinance
updating requirements applicable to private water service laterals as set forth in Attachment 6; and schedule the

ordinance for second reading and adoption on September
8, 2026.

3. Find that the proposed amendment to Section 13.20.075 of the St. Helena Municipal Code is not subject to the
California Environmental Quality Act pursuant to CEQA
Guidelines Sections 15060(c)(2) and 15060(c)(3); and
Introduce and waive the first reading of an ordinance
updating requirements applicable to private sewer laterals as set forth in Attachment 8; and schedule the ordinance for second reading and adoption on September 8, 2026.

PREVIOUS COUNCIL
ACTION:

On April 22, 2025, the City Council introduced and waived the first reading of Zoning Ordinance Amendment ZOA 2025-001, which amended Section 17.22.030 of the St. Helena Municipal Code to address recent changes in State ADU law and provide related clarifications.

On May 13, 2025, the City Council conducted the second reading and adopted ZOA 2025-001, amending SHMC Section 17.22.030 regarding Accessory Dwelling Units and Junior Accessory Dwelling Units.

In 2024, the City Council also amended SHMC Sections

13.04.075 and 13.20.075 to clarify property-owner responsibility for maintaining, repairing, and replacing private water and sewer laterals.

STATEMENT OF THE
PURPOSE:

The purpose of the proposed ordinances is to:
• Update the City’s ADU and JADU regulations for
consistency with current State law;
• Incorporate direction received from the Planning
Commission and public input received during the April 21, 2026 study session;
• Establish clearer, more objective, and more readily
administered ADU development standards;
• Consolidate detailed water and sewer utility requirements within Title 13, which is administered by the Public Works Department; and
• Establish clear criteria for determining when existing water and sewer laterals may continue to serve additional
development and when inspection, repair, replacement, or upgrades are required.

FINANCIAL IMPACT: Adoption of the proposed ordinances would not result in a direct fiscal impact to the City. The ordinances would be implemented through existing Community Development and Public Works Department staffing and resources.

The amendments may affect costs associated with individual development projects. The revised framework may reduce costs for some ADU applicants by allowing continued use of existing water and sewer infrastructure where that infrastructure has adequate capacity and is in acceptable condition. Conversely, property owners may be required to inspect, repair, replace, or upgrade deficient private utility laterals when one of the triggering development activities identified in Title 13 is proposed.

CEQA DETERMINATION: The proposed ADU ordinance is statutorily exempt from CEQA pursuant to Public Resources Code Section 21080.17, while the related Title 13 utility amendments are not projects under CEQA pursuant to Guidelines Sections 15060(c)(2), 15060(c)(3), and 15378.

BACKGROUND:

California law significantly limits local regulation of Accessory Dwelling Units and Junior Accessory Dwelling Units. Over the past several years, the Legislature has expanded the types and number of ADUs that must be permitted, required ministerial review, imposed application-processing deadlines, and limited local authority over development standards, fees, owner-occupancy requirements, utility connections, and related matters. State ADU law is currently codified principally in Government Code Sections 66310 through 66342.

The City’s ADU and JADU regulations are contained in Section 17.22.030 of the St. Helena Municipal Code. The City most recently amended this section in 2025 to address Assembly Bill 2533 and Senate Bill 1211. The proposed ordinance provides a more comprehensive update to maintain consistency with subsequent changes in State law, clarify local procedures, remove outdated provisions, and establish clearer objective standards.

Planning Commission Study Session and Public Input
On April 21, 2026, the Planning Commission conducted a study session to review a preliminary draft of the proposed ADU ordinance. No formal action was requested or taken.

The study session was intended to provide the Commission and members of the public with an opportunity to identify concerns and provide direction before staff returned with a revised ordinance for formal consideration.

Comments received during the study session generally supported:
• Reducing unnecessary barriers to ADU development;
• Simplifying the ordinance;
• Avoiding unnecessary or subjective architectural requirements;

• Allowing greater flexibility in ADU size and design;
• Including a local definition of Public Transit to include “microtransit” such as the Vine Shuttle;
• Limiting utility requirements that could unnecessarily increase project costs; and • Using clear, objective, and consistently administered standards.

Staff also received requests to clarify how ADU floor area is measured, the requirements for an efficiency kitchen, privacy-related window standards, and the treatment of local transit services. These comments directly informed the ordinance presented to the Planning Commission in July.

Following the study session, Planning, Public Works, Building, and the City Attorney’s Office further reviewed and revised the ordinance. The revisions addressed both State-law requirements and the local policy issues raised by the Commission and public.

Planning Commission Recommendation
On July 7, 2026, the Planning Commission conducted a noticed public hearing and adopted Resolution No. PC2026-014, recommending that the City Council adopt the proposed ADU ordinance with two modifications:

1. Remove the words “nonconforming” and “enclosed” from Section 17.22.030(G)(4)(b) so that the setback exception is not more narrowly applied than permitted under State law; and

2. Modify the local definition of “public transit” to include ride-share as a form of “microtransit” for local code purposes, while clarifying that the expanded local definition would not apply to transit-related ADU height allowance in Section 17.22.030(F)(2)(b).

Eligibility for that allowance (up to eighteen (18) feet, or twenty (20) feet with an aligned roof pitch) would continue to be determined using the applicable State-law transit criteria.

The first modification has been incorporated directly into the ordinance presented to the City Council. To implement the practical effect of the second modification through clearer and more readily administered standards, the PC recommended ordinance (Attachment 1) eliminates local off-street parking requirements for ADUs citywide and retains the applicable State-law transit criteria for purposes of determining eligibility for the transit-related height allowance, which are not currently met within the City. A more detailed discussion of the PCs recommendations is provided in Discussion, Section 4 of this report.

Coordination with Utility Regulations
The City’s existing ADU ordinance contains detailed water and sewer provisions, including requirements that have generally resulted in separate utility service connections for detached ADUs. The existing requirement is costly to property owners, causes unintended delays in the construction of new housing units, was a major topic of interest from the public, and was ultimately found to be unnecessary. During preparation of the ADU ordinance, staff determined

that detailed utility requirements are more appropriately located in SHMC Title 13 (Public Services), which governs the City’s water and sewer systems and is administered by the Public Works Department. Additionally, in coordination between Planning and Public Works, it was agreed that a more effective and efficient approach would be to clean up the Water and Sewer Service subsections of SHMC Title 13 (Public Services) to apply the proposed modifications broadly to construction throughout the City, rather than limit the modified language to only ADUs.

The proposed SHMC Title 17 ordinance therefore references SHMC Title 13 rather than duplicating detailed utility standards. The companion amendments to SHMC Sections

13.04.075 and 13.20.075, which are discussed in more detail under Discussion, Sections 5 and 6 of this staff report, establish the standards Public Works will use to determine whether an existing utility service may continue to serve expanded development or whether inspection, repair, replacement, or upgrades may be required.

DISCUSSION:

1. Coordinated Regulatory Framework
Although the Council is being asked to take three separate ordinance actions, the amendments are interrelated and are presented in one staff report to provide a coordinated regulatory framework.

The SHMC Title 17 ordinance governs whether and how ADUs and JADUs may be developed.

The SHMC Title 13 ordinances govern the capacity, condition, connection, maintenance, and replacement of private water and sewer laterals. Presenting the amendments together avoids duplicative or potentially inconsistent requirements and clarifies the respective responsibilities of the Community Development and Public Works Departments.

Under the proposed framework:
• SHMC Title 17 establishes land-use and development standards for ADUs and JADUs; • SHMC Title 17 directs applicants to Title 13 for utility requirements; • SHMC Title 13 establishes the applicability and technical standards for water and sewer service; and
• Existing utility infrastructure may continue to be used where it is adequate and meets applicable City standards.

2. ADU and JADU Ordinance - State-Law Compliance
The proposed amendment to Section 17.22.030 updates the City’s ordinance to reflect current State ADU law. Key revisions address:
• Ministerial approval without discretionary review or a public hearing; • A 15-day building-permit completeness review;
• Written identification of incomplete application items; • Procedures applicable to resubmittals;
• The 60-day permit-action deadline;

• Limitations on permit denial;
• Applicant appeal procedures;
• Concurrent review of related demolition permits;
• Timing for issuance of certificates of occupancy;
• Owner-occupancy requirements;
• Impact-fee and utility-fee limitations; and
• Treatment of nonconforming zoning conditions, building-code violations, and unpermitted ADUs and JADUs.

These changes are intended to maintain the validity and enforceability of the City’s local ADU ordinance while providing clearer direction to applicants and staff.

The ordinance continues to distinguish between Class 1 ADUs and JADUs, which must be permitted under the limited standards authorized by State law, and Class 2 ADUs, which may be subject to additional local objective standards. This organization helps identify which local standards apply to each type of unit.

3. Revisions Responding to the Study Session and Public Input The proposed ordinance is not limited to mandatory State-law changes. It also incorporates policy refinements developed through the April 21 study session and subsequent public and interdepartmental review.

ADU Size
The ordinance establishes a maximum ADU size of 1,200 square feet of interior livable space and removes the existing bedroom-based size limits. This provides one clear and objective maximum while allowing property owners greater flexibility in determining the number and arrangement of bedrooms.

Definitions and Measurement
The ordinance adds and clarifies definitions used in administering the regulations, including “interior livable space” and “efficiency kitchen.” These revisions are intended to clarify how maximum ADU size and applicable fee thresholds are calculated and to make the ordinance easier to use without imposing additional design requirements.

Architectural Standards
The ordinance removes requirements that exterior materials and roof slopes match the primary dwelling. The remaining architectural standards are limited to objective requirements addressing matters such as exterior lighting, separate entrances, and privacy-related window treatments adjacent to side and rear property lines.

The ordinance also applies the City’s generally applicable method of measuring building height instead of maintaining a separate ADU-specific measurement methodology.

Parking and Transit
The PC recommended ordinance eliminates local off-street parking requirements for ADUs

citywide, exceeding the minimum parking exemptions required by State law. Eligibility for the transit-related height allowance would continue to be based on the applicable State-law transit criteria, which are not currently met within the City. The Planning Commission recommendation and alternative “microtransit” approach are discussed in Sections 4 and 8 below.

Administrative Requirements
The ordinance removes the City’s annual ADU rent-reporting requirement. The reporting requirement is not necessary to administer a ministerial ADU permit and would create an ongoing obligation unrelated to the physical development standards applicable to the unit.

Historic Resources
The ordinance replaces the existing visibility-based standard with an objective siting standard intended to protect historic resources without requiring subjective determinations during ministerial review.

4. Planning Commission Modifications
The ordinance before the City Council reflects the Planning Commission’s recommended policy direction (Attachment 1), with revisions intended to make the provisions clear and readily administered with distinct considerations surrounding ride-share, such as Uber and Lyft, and limiting additional height allowances.

First, SHMC Section 17.22.030(G)(4)(b) removes the words “nonconforming” and “enclosed” from the setback exception for an ADU constructed in the same location and to the same dimensions as an existing structure. This directly incorporates the Planning Commission’s recommendation and avoids applying the exception more narrowly than permitted under State law.

Second, the Planning Commission recommended treating ride-share as a form of “microtransit” for local code purposes, while excluding that expanded definition from the transitrelated ADU height allowance in 17.22.030(F)(2)(b) (up to 18 feet, or 20 feet with an aligned roof pitch, for qualifying properties under State law). Because ride-share is generally available citywide, the practical effect is to eliminate local off-street parking requirements for all ADUs citywide while continuing to use State-law transit criteria for additional height. It is important to note that the City has public transit service, but does not currently have a Statedefined major transit stop or high-quality transit corridor. Therefore, the State transit-related allowance of up to eighteen (18) feet in height, with up to twenty (20) feet for an aligned roof pitch, would not currently apply based on the transit service available within the City.

The PC recommended ordinance (Attachment 1) implements that result directly. No off-street parking would be required for ADUs citywide, while eligibility for the transit-related height allowance would continue to be based on the applicable State criteria, which are not currently met within the City and are not anticipated to be met in the near future.

5. Water-Service Lateral Amendments
SHMC Section 13.04.075 of Title 13 (Public Services) currently establishes property-owner

responsibility for maintaining, repairing, and replacing private water laterals. The proposed amendment adds standards for evaluating water-service capacity and condition of existing infrastructure when certain types of development activity are proposed.

Under the proposed draft ordinance (Attachment 6), the updated, more efficient requirements would apply when an applicant proposes:
i. Demolition of an existing structure and construction of a new structure; ii. Remodeling affecting 50 percent or more of an existing structure; iii. A project with an estimated cost exceeding $100,000; or iv. Expansion of a property’s functional use through additional space, including a detached ADU.

When one of these activities is proposed citywide, the applicant would be required to demonstrate through inspection and engineering calculations that the existing water-service lateral and meter have adequate capacity based on available system pressure, existing and proposed demand, and any applicable fire-service requirements. This is a standard requirement often used to ensure that new construction can adequately be served by water availability and the infrastructure can sustain the additional water needs of the new construction.

Importantly and as part of the proposed modifications, if the existing water service is adequately sized, composed of acceptable materials, and otherwise compliant with City standards, continued and expanded use of the existing connections would be permitted, as opposed to requiring the installation of a new/additional connection. If, however, the existing service is deficient, then the City would require either repair, replacement, upsizing, or meter improvements as deemed necessary to ensure adequate public health and safety standards are met.

The intent is to replace the existing requirement for an additional water service with a more effective and analysis-based “capacity and condition” evaluation, while preserving the City’s ability to require necessary infrastructure improvements.

6. Sewer-Lateral Amendments
SHMC Section 13.20.075 of Title 13 (Public Services) currently establishes property-owner responsibility for maintaining, repairing, and replacing sewer laterals on private property. Under the existing ordinance, applicability standards do not exist beyond the City’s current ADU ordinance. The proposed amendment would introduce applicability standards within SHMC Title 13 (Public Services) for sewer-lateral requirements citywide.

Under the proposed draft ordinance (Attachment 8), the updated, more efficient requirements would apply when an applicant proposes:
i. Demolition of an existing structure and construction of a new structure; ii. Remodeling affecting 50 percent or more of an existing structure; iii. A project with an estimated cost exceeding $100,000; or

iv. Expansion of a property’s functional use through additional space, including a detached ADU.

An applicant would be required to provide a closed-circuit television inspection and report documenting the condition of the private sewer lateral and its connection to the public sewer main.

Continued and expanded use of the existing lateral would be permitted if the lateral:
• Is free of significant holes, cracks, separations, offsets, and root intrusion; • Has a minimum diameter of four inches;
• Is constructed of acceptable material;
• Has a properly located and accessible cleanout; and
• Has an acceptable manufactured connection to the sewer main.

Where the existing sewer service does not meet the required standards, repair or replacement of the lateral, connection, or related service components may be required. Any new construction, including an ADU or JADU, connecting to an existing lateral would be permitted to connect outside the public right-of-way at an accessible cleanout or other approved connection point.

As with the proposed water ordinance amendment described above, the purpose is to allow continued use of adequate infrastructure while establishing clear standards for correcting deficient private laterals. Furthermore, aligning the requirements for sewer connections and water connections for new construction results in processes that are easier to apply and understandable by the public and design experts, while likely reducing the cost of construction to be limited to what is necessary.

7. General Plan and Housing Element Consistency
The proposed ordinances are consistent with the St. Helena General Plan 2040 and the 2023– 2031 Housing Element, which support a range of housing types, infill development, removal of governmental constraints, adequate infrastructure, and increased ADU production.

Relevant policies include:
• General Plan Policy LU1.5: Require new development to provide adequate infrastructure and urban services, including compliance with the policies and implementing actions affecting new development set forth in the Public Facilities and Services Element.
• General Plan Policy LU2.1: Promote a mix of housing types and price ranges consistent with Housing Element affordability categories. • General Plan Policy LU2.5: Encourage higher-density housing near the city center, services, transit, retail, and public facilities
• General Plan Policy PF1.1: Require that 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.
• General Plan Policy PF2.4: Increase sewer collection system efficiency by ensuring proper maintenance of sewer pipes.
• General Plan Policy PF2.A: Require new units on parcels under two acres to connect to the City sewer whenever feasible.
• Housing Element Policy HE 1.4: Remove governmental constraints to housing. • Housing Element Policy HE 1.6: Encourage innovative housing types and design. • Housing Element Policy HE 2.4: Promote ADU production. • Housing Element Policy HE 2.7: Promote a balance of housing types and unit sizes.

The amendments also support the City’s Prohousing Designation efforts by reducing unnecessary regulatory barriers, improving administrative predictability, and maintaining clear objective standards.

8. Alternative ADU Ordinance
In an effort to provide the public with similar allowances as provided under State law regarding public transit, staff has prepared an alternative ordinance for the Council’s consideration.

Under State law, a detached ADU may be constructed up to eighteen (18) feet in height when it is located within one-half mile walking distance of a “major transit stop” or “high-quality transit corridor,” as those terms are defined in Public Resources Code Section 21155, with up to two additional feet in height (for a maximum of twenty (20) feet) permitted to accommodate a roof pitch aligned with the primary dwelling. St. Helena has public transit service, including the Vine Shuttle, which provides both fixed-route and demand-responsive door-to-door service within a defined service area. However, the City does not currently have a State-defined major transit stop or high-quality transit corridor and, therefore, the State transit-related height allowance does not currently apply within St. Helena.

The alternative ordinance (Attachment 3) would not be required to return to the Planning Commission for consideration, as the topics of public transit, parking, and height allowances were discussed at the public meetings.

The alternative ordinance would retain the Planning Commission’s recommendation to effectively eliminate parking requirements for ADUs citywide (the effect of including rideshare). However, the alternative ordinance would establish a clear local policy intent to recognize public transit, including “microtransit” such as Vine Shuttle, for purposes of providing transit-related height allowance comparable to that provided under State Law. Under the alternative ordinance, the City would retain the one-half-mile walking-distance standard used under State law but would apply that standard using the City’s expanded local definition of public transit, which would include fixed-route and demand-responsive or "microtransit" service, such as the Vine Shuttle.

It is important to note that establishing a local definition of public transit for this purpose is not

required by State law and is strictly a local policy consideration. For these reasons, if the City Council desires to establish a policy intent to include “microtransit” for the purposes of the transit-related height allowance, the alternative ordinance would provide that allowance to qualifying properties served by the Vine Shuttle that meet the one-half-mile walking-distance standard established by the ordinance.

If the Council determines that this policy intent is desired, an alternative motion for the ADU Ordinance is provided as Option 1.b under “Recommended Action” at the start of this report.

ENVIRONMENTAL REVIEW:

The three ordinances are subject to separate CEQA determinations.

Title 17 ADU Ordinance
Public Resources Code Section 21080.17 provides that CEQA does not apply to the adoption of an ordinance by a city or county implementing California’s ADU law. The proposed amendment to SHMC Section 17.22.030 implements and maintains consistency with State ADU and JADU requirements. The SHMC Title 17 ordinance is therefore statutorily exempt from CEQA.

Title 13 Water and Sewer Ordinances
The amendments to SHMC Sections 13.04.075 and 13.20.075 establish administrative and technical criteria for evaluating existing private utility services. The amendments do not approve any particular development project or authorize construction of a specific physical improvement.

Accordingly, the SHMC Title 13 ordinances are not subject to CEQA pursuant to CEQA Guidelines Section 15060(c)(2), because adoption of the ordinances will not result in a direct or reasonably foreseeable indirect physical change in the environment, and Section 15060(c)(3), because the ordinances do not constitute a project as defined by CEQA Guidelines Section 15378.

NEXT STEP:

If adopted by the City Council, the ADU Ordinance will be submitted to the California Department of Housing and Community Development (HCD), as required by State law, for review for compliance with State ADU law. If HCD identifies any changes necessary to bring the Ordinance into compliance with State law, staff will evaluate those comments and return to the Planning Commission and/or City Council for further consideration, if necessary.

As currently drafted, the proposed Ordinance has been reviewed for form and content and is anticipated to comply with State law.

GOAL:

Goal 2: Improve Infrastructure & Further Environmental Sustainability

ATTACHMENTS:

1. Presentation - ADU and Utility Ordinance

2. Proposed City Council Ordinance, SHMC 17.22.030, ADUs &JADUs, PC Recommendations

3. Redlined Ordinance for Reference Only, SHMC 17.22.030, ADUs &JADUs, PC Recommendations

4. Proposed City Council Ordinance, SHMC 17.22.030, ADUs &JADUs, ALTERNATIVE

5. Redlined Ordinance for Reference Only, SHMC 17.22.030, ADUs &JADUs,

ALTERNATIVE

6. Adopted PC Resolution PC2606-014

7. Proposed City Council Ordinance, SHMC 13.04.075, Water Service

8. Redlined Ordinance for Reference Only, SHMC 13.04.075, Water Service

9. Proposed City Council Ordinance, SHMC 13.20.075, Sewer Laterals

10. Redlined Ordinance for Reference Only, SHMC 13.20.075, Sewer Laterals

11. Public Comment - Josh Devore

12. Public Comment - Mary Stephenson

13. Public Comment - Ryan O'Connell, Napa Solano For Everyone

14. Public Comment - Michelle Covell

City of St. Helena
City Council
Accessory Dwelling Unit and Utility Ordinance Amendments SMHC 17.22.030, 13.04.075 & 13.20.075
File No: ZOA 26-001
Staff: Jackie Oneal, Senior Planner | Mario Traverso, Public Works Project Manager 1

Tonight’s Hearing
• Consider first reading of three ordinances:
• ADU & JADU
• Utilities
• Receive public comment
• Select the ADU Ordinance Approach
• Planning Commission Recommended Ordinance
• Microtransit Alternative Ordinance
• Schedule Second Reading for September 8, 2026
2

Study Session Feedback & Proposed Ordinance

STUDY SESSION FEEDBACK EXAMPLES OF IMPLEMENTATION
Reduce barriers to ADU development • Increased max ADU size to 1,200 sf • Removed material and roof matching requirements
• Removed mandatory rent reporting
Simplify and improve ordinance usability • Reorganized ordinance • Added definitions
• Consolidated utility regulations to Title 13
Retain objective standards • Simplified privacy/window standards • Clarified height measurement
• Retained objective historic protections
Review utility requirements • Companion Title 13 amendments • Capacity-based review
• Reduce unnecessary barriers
3

Overview of Proposed Changes

STATE LAW REQUIRED
• Ministerial processing
• Application timelines
• Appeal procedures
• Certificate of
Occupancy timing
• Owner occupancy
• Impact fee limitations
• Nonconforming
conditions

CLARIFICATION /

REORGANIZATION
• Reorganized
ordinance
• Expanded definitions
• Added processing
procedures
• Clarified height
measurement
• Utilities crossreference to Title 13

LOCAL POLICY CHOICES
• Maximum ADU Size
• Architectural
Standards
• Historic Resource
Protection
• Public Transit
Definition
4

Public Transit & ADU Height:

State Framework
• State law: Additional ADU height applies within ½-mile walking distance of a State-defined major transit stop or high-quality transit corridor* • No parking required
• Allows up to 18 ft or 20 ft with an aligned roof pitch vs. 16 ft max.

St. Helena does not currently meet the State transit criteria • Policy question: Should the City recognize local microtransit, including the Vine Shuttle, for this height allowance?
*Public Resources Code §§ 21064.3 and 21155
5

Planning Commission Recommendation:
6 Transit & Parking:
• Ride-share = local “microtransit” definition
• But…expanded transit definition should not include additional height provisions
Practical Effect:
• No parking required citywide
• Transit-related height remains tied to State criteria (City does not qualify)

Local Microtransit Alternative:
7 Transit & Parking:
• No parking citywide (Keeps PC Policy
recommendation)
• Reintroduces “Microtransit” (i.e. Vine
Shuttle) as local public transit
• Allows for
• Height up to 18 ft or 20 ft to align
with primary residence roof pitch
 Restricted to Vine Shuttle public
service area
• All other ADU Code provisions remain the
same as PC recommendation

Coordinated Amendments
8 • Land Use & Development Standards
• Directs to Title 13 for Utility Requirements
TITLE 17 - ADUs
• Evaluate capacity & condition of existing infrastructure • Allow continued use if adequate
• Require repair/ upgrade if deficient
TITLE 13 - WATER
• CCTV inspection
• Standards set for existing conditions
• Allow continued use if adequate
• Require repair/replacement if deficient
TITLE 13 - SEWER

Water Service Laterals
SHMC 13.04.075

REVIEW REQUIRED
• Demolition + new
structure
• Addition/expansion of
floor area
• Remodel affecting 50%
or more
• Project cost >$100,000

EVALUATION
• Inspect existing service
• Engineering calcs for
pressure & demand
• Include required fireflow/ sprinkler demand
• Check materials

OUTCOME
• Continue existing
service if adequate
• Repair, replace, or
upgrade deficient
components
• New structure may tiein to existing
connection
• Alternative compliance
may be approved with
supporting engineering
9

Sewer Laterals
SHMC 13.20.075

REVIEW REQUIRED
• Demolition + new
structure
• Remodel affecting 50%
or more
• Project cost >$100,000
• Additional floor area,
including detached
ADUs

EVALUATION
• CCTV inspection of
existing
• Minimum 4-inch inside
diameter
• Accessible cleanout
• Approved connection
to public sewer
• Acceptable materials

OUTCOME
• Continue existing
lateral if standards met
• Repair or replace
deficient components
• ADU or JADU may
connect outside the
R.O.W. at an approved
location
• Alternative compliance
allowed when
adequate
10

Recommended Actions:

ADU/JADU
SHMC 17.22.030

1. Find the ordinance statutorily
exempt from CEQA

2. Introduce/waive 1st reading
of either:
a) Planning Commission
Recommended Ordinance;
or
b) Microtransit Alternative
Ordinance
and

3. Schedule the selected
ordinance for 2nd reading on
September 8, 2026

WATER SERVICE
SHMC 13.04.075

1. Find the ordinance
amendment not subject to
CEQA

2. Introduce/waive 1st reading

3. Schedule 2nd reading
September 8, 2026

SEWER LATERALS
SHMC 13.20.075

1. Find the ordinance
amendment not subject to
CEQA

2. Introduce/waive 1st reading

3. Schedule 2nd reading
September 8, 2026
11

Questions?
Jackie Oneal - Senior Planner
Mario Traverso - Department of Public Works, Project Manager Leza Mikhail - Director of Community Development
Available Staff:
12

ORDINANCE NO.

AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF ST. HELENA AMENDING SECTION 17.22.030 (ACCESSORY DWELLING UNITS) OF TITLE 17 (ZONING) OF THE ST. HELENA MUNICIPAL CODE TO UPDATE REGULATIONS

FOR ACCESSORY DWELLING UNITS AND JUNIOR ACCESSORY DWELLING UNITS (ZOA 26-001), AND FINDING THE ACTION STATUTORILY EXEMPT FROM CEQA UNDER PUBLIC RESOURCES CODE SECTION 21080.17
WHEREAS, the City of St. Helena, California (“City”) is a municipal corporation, duly organized under the constitution and laws of the State of California; and WHEREAS, the Planning and Zoning Law authorizes cities to act by ordinance to provide for the creation and regulation of accessory dwelling units (“ADUs”) and junior accessory dwelling units (“JADUs”); and
WHEREAS, in recent years, the California Legislature has adopted multiple amendments to State ADU law that limit local authority to regulate ADUs and JADUs and require local ordinances to remain consistent with State law; and WHEREAS, the City desires to amend Section 17.22.030 (Accessory Dwelling Units) of Title 17 (Zoning) of the St. Helena Municipal Code (“SHMC”) to update the City’s ADU and JADU regulations; and
WHEREAS, the proposed ordinance updates definitions, application processing procedures, ADU and JADU classifications, development standards, utility provisions, fee provisions, and provisions related to nonconforming conditions, building code violations, and unpermitted ADUs and JADUs; and
WHEREAS, on April 21, 2026, the Planning Commission held a duly noticed study session to review a draft ordinance, receive public comment, and provide feedback to staff regarding proposed amendments to SHMC Section 17.22.030; and WHEREAS, following the April 21, 2026 study session, staff revised the proposed ordinance to respond to Planning Commission and public input, coordinate with the Public Works Department regarding utility standards, and improve consistency, clarity, and administration of the ordinance; and
WHEREAS, on July 7, 2026, the Planning Commission held a duly noticed public hearing to consider Zoning Ordinance Amendment ZOA 26-001 and, following consideration of the staff report, proposed ordinance, written and oral public comments, and the entire record, adopted Resolution No. PC2026-014 recommending that the City Council adopt ZOA 26-001 with modifications and find the action statutorily exempt from CEQA under Public Resources Code Section 21080.17; and
WHEREAS, the Planning Commission recommended modifications to: (1) remove the words “nonconforming” and “enclosed” from Section 17.22.030(G)(4)(b) to maintain

consistency with State law; and (2) modify the definition of “public transit” to include rideshare as a form of microtransit for local code purposes, while clarifying that the locally expanded definition would not apply to provisions authorizing additional building height; and
WHEREAS, the proposed ordinance presented to the City Council directly incorporates the Planning Commission’s first modification and implements the practical effect of the Planning Commission’s second modification through clear and readily administered standards by eliminating local off-street parking requirements for ADUs citywide while retaining the applicable State-law transit criteria for purposes of determining eligibility for additional ADU height; and
WHEREAS, the City Council has considered the Planning Commission’s recommendation, the staff report, the proposed ordinance, all written and oral public testimony, and the entire record associated with ZOA 26-001; and WHEREAS, the City gave public notice of the public hearing before the City Council for the proposed ordinance in accordance with applicable law; and WHEREAS, all other legal prerequisites to the adoption of this ordinance have occurred.

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

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

Section 2: Amendment to SHMC Section 17.22.030.

Section 17.22.030 (Accessory Dwelling Units) of Title 17 (Zoning) of the St. Helena Municipal Code is hereby amended in its entirety to read as set forth in Exhibit A, attached hereto and incorporated herein by reference.

Section 3: Severability.

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

Section 4: General Plan.

The City Council hereby finds that the adoption of the Ordinance is consistent with the General Plan as a matter of law under Government Code section 66314(c).

Section 5: HCD Submittal.

In accordance with Government Code sections 66326 and 66333.5, the City Clerk is directed to submit a copy of this Ordinance to the California Department of Housing and Community Development within 60 days of adoption.

Section 6: CEQA.

This Ordinance was assessed in accordance with the authority and criteria contained in the California Environmental Quality Act (“CEQA”), the State CEQA Guidelines, and the environmental regulations of the City. The City Council finds that this Ordinance is statutorily exempt from CEQA pursuant to Public Resources Code Section 21080.17, which provides that CEQA does not apply to the adoption of an ordinance by a city or county implementing Article 2 of Chapter 13 of Division 1 of Title 7 of the California Government Code, California’s ADU law, which also regulates JADUs.

Section 7: Notice and Effective Date.

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

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

Helena City Council on the 25th day of August, 2026, and was adopted at a regular meeting of the St. Helena City Council on the ___ day of ____________, 2026, by the following vote:

AYES:

NOES:

ABSENT:

ABSTAIN:

APPROVED ATTEST
________________________________ ________________________________ Paul Jamison Dohring, Mayor Andrew Bradley, City Clerk

Attachments:

EXHIBIT A, Section 17.22.030 Accessory Dwelling Units

Exhibit A. PC Recommended Ordinance, Clean Copy
SHMC 17.22.030. Accessory Dwelling Units
A. Purpose. The purpose of this section is to allow and regulate accessory dwelling units (ADUs) and junior accessory dwelling units (JADUs) consistent with Chapter 13 of Division 1 of Title 7 of the California Government Code (Gov. Code Sections 66310 et seq.) as may be amended from time to time.

B. Effect of Conforming. An ADU or JADU that conforms to the standards in this section will not be:

1. Deemed to be inconsistent with the city’s general plan and zoning designation for the lot on which the ADU or JADU is located.

2. Deemed to exceed the allowable density for the lot on which the ADU or JADU is located.

3. Considered in the application of any local ordinance, policy, or program to limit residential growth.

4. Required to correct a nonconforming zoning condition as defined in subsection (C) of this section. This does not prevent the city from enforcing compliance with applicable building standards in accordance with California Health and Safety Code Section 17980.12.

C. Definitions. As used in this section, terms are defined as follows:

1. “Accessory dwelling unit” or “ADU” means an attached or a detached residential dwelling unit that provides complete independent living facilities for one or more persons and is located on a lot with a proposed or existing primary residence. An accessory dwelling unit also includes the following:
a. An efficiency unit, as defined by Section 17958.1 of the California Health and Safety Code; and
b. A manufactured home, as defined by Section 18007 of the California Health and Safety Code.

2. “Accessory structure” means a structure that is accessory and incidental to a dwelling located on the same lot.

3. “Complete independent living facilities” means permanent provisions for living, sleeping, eating, cooking, and sanitation on the same parcel as the single-family or multifamily dwelling is or will be situated.

4. “Efficiency kitchen” means a kitchen that includes each of the following:
a. A cooking facility with appliances.
b. A food preparation counter and storage cabinets that are of a reasonable size in relation to the size of the JADU.

5. “Junior accessory dwelling unit” or “JADU” means a residential unit that satisfies all of the following:
a. Is no more than five hundred (500) square feet of interior livable space in size;
b. Is contained entirely within an existing or proposed single-family structure.

An enclosed use within the residence, such as an attached garage, is considered to be part of and contained within the single-family structure; c. Includes its own separate sanitation facilities or shares sanitation facilities with the existing or proposed single-family structure;
d. If the unit does not include its own separate bathroom, then it contains an interior entrance to the main living area of the existing or proposed single-family structure in addition to an exterior entrance that is separate from the main entrance to the primary dwelling;
e. Includes an efficiency kitchen, as defined in this subsection (C).

6. “Interior livable space” means a space in a dwelling intended for human habitation, including living, sleeping, cooking, eating, or sanitation. Interior livable space includes bedrooms, bathrooms, kitchens, laundry rooms, closets, and interior stairs. For purposes of this section, interior livable space is measured as the floor area within the finished interior surfaces of the enclosing walls of the ADU or JADU and does not include garages, unfinished attics, crawl spaces, exterior balconies, decks, porches, patios, or similar unenclosed areas.

7. “Living area” means the interior habitable area of a dwelling unit, including basements and attics, but does not include a garage or any accessory structure.

8. “Nonconforming zoning condition” means a physical improvement on a property that does not conform with current zoning standards.

9. “Passageway” means a pathway that is unobstructed, clear to the sky, and extends from a street to one entrance of the ADU or JADU.

10. “Proposed dwelling” means a dwelling that is the subject of a permit application and that meets the requirements for permitting.

11. “Public transit” means a location, including, but not limited to, a bus stop or train station, where the public may access buses, trains, subways, and other forms of transportation that charge set fares, run on fixed routes, and are available to the public.

12. “Tandem parking” means that two or more automobiles are parked on a driveway or in any other location on a lot, lined up behind one another.

D. Approvals. The following approvals apply to ADUs and JADUs under this section:

1. Ministerial Approval. Applications for accessory dwelling units and junior accessory dwelling units shall be considered ministerially, without discretionary review or a public hearing, consistent with State ADU Law. Every ADU and JADU requires a building permit.

2. Completeness Review. Within fifteen (15) business days of receiving an application for an accessory dwelling unit or junior accessory dwelling unit, the City shall determine whether the application is complete.

If the application is incomplete, the City shall provide the applicant with a written notice identifying all information necessary to complete the application. The notice shall include a complete list of incomplete items and a description of how the application can be made complete, as required by Government Code Section 66317.

If the City does not provide written notice of incompleteness within fifteen (15) business days, the application shall be deemed complete for purposes of this section.

3. Resubmittal of Incomplete Applications. If an application is determined to be incomplete, the applicant may submit the additional information identified in the City’s written notice.

Upon resubmittal, the City shall determine whether the resubmitted application has remedied all incomplete items identified in the City’s written notice. The City shall not require the resubmitted application to include an item that was not identified in the initial written notice of incompleteness, consistent with Government Code Section 66317.

4. Action on Application. The City shall approve or deny an application for an accessory dwelling unit or junior accessory dwelling unit within sixty (60) days from the date the City receives a complete application, or from the date the application is deemed complete under this section, as applicable.

If the application to create or serve an ADU or JADU is submitted with an application to create a new single-family or multifamily dwelling on the lot, the City may delay acting on the ADU or JADU application until the City approves or denies the application for the new single-family or multifamily dwelling, provided that the ADU or JADU application shall be considered ministerially, without discretionary review or a public hearing.

If the applicant requests a delay, the sixty (60)-day period shall be tolled for the period of the requested delay.

To the extent applicable, the time periods set forth herein shall be interpreted in a manner consistent with the Permit Streamlining Act and State ADU law.

5. Basis for Denial. An application for an ADU or JADU may be denied only if the proposed unit does not comply with applicable objective standards in this section or other objective standards that the City is authorized to apply under State ADU law.

Any denial shall be in writing and shall include a full set of comments identifying the defective or deficient items and describing how the application may be

remedied.

6. Appeals. If an application for an ADU or JADU is determined to be incomplete or is denied, the applicant may appeal the determination in writing to the Planning Commission. The appeal shall be considered and decided within the timeframes required by Government Code Section 66317. No other local appeal shall apply to ministerial decisions under this section.

7. Processing Fees. The City may charge fees for the processing of applications for ADUs and JADUs, as established by resolution of the City Council and set forth in the City’s adopted fee schedule. Any such fees shall be limited to the reasonable cost of providing the service and shall be imposed in accordance with applicable State law.

8. Concurrent Review of Demolition. A demolition permit for an existing structure that is to be replaced with an accessory dwelling unit shall be reviewed concurrently with the application for the accessory dwelling unit and shall be issued in conjunction with the permit for the accessory dwelling unit. The City shall not require a demolition permit to be issued separately from the accessory dwelling unit permit.

E. Classes.

1. Class 1: State-Mandated ADUs and JADUs. Class 1 ADUs and JADUs are approved under Government Code section 66323. If an ADU or JADU complies with each of the general requirements in subsection (F) below, it is allowed in each of the scenarios provided in this subsection (E)(1). An ADU and JADU approved under subsection (E)(1)(a) may be combined with an ADU approved under subsection (E)(1)(b), and ADUs approved under subsection (E)(1)(c) may be combined with ADUs approved under subsection (E)(1)(d). a. Converted on Lot with Single-Family: One ADU as described in this subsection (E)(1)(a) and one JADU on a lot with a proposed or existing single-family dwelling on it, where the ADU or JADU:

i. Is either: within the space of a proposed single-family dwelling; within the existing space of an existing single-family dwelling; or (in the case of an ADU only) within the existing space of an accessory structure, plus up to 150 additional square feet if the expansion is limited to accommodating ingress and egress; and ii. Has exterior access that is independent of that for the singlefamily dwelling; and iii. Has side and rear setbacks sufficient for fire and safety, consistent with applicable State standards; and
iv. The JADU complies with the requirements of Government Code sections 66333 through 66339.5 including but not limited to requirements related to size, owner-occupancy, and efficiency kitchen facilities.
b. Limited Detached on Lot with Single-Family: One detached, newconstruction ADU on a lot with a proposed or existing single-family dwelling, if the detached ADU satisfies each of the following limitations:
i. The side- and rear-yard setbacks are at least four feet. ii. The total floor area is 800 square feet of interior livable space or smaller.
iii. The peak height of an ADU shall not exceed the applicable height limit in subsection (F)(2) and shall be measured consistent with the City’s standard definition of building height, provided that this method does not preclude compliance with State-required height allowances.
c. Converted on Lot with Multifamily: One or more ADUs within portions of existing multifamily dwelling structures that are not used as livable space, including but not limited to storage rooms, boiler rooms, passageways, attics, basements, or garages, if each converted ADU complies with state building standards for dwellings. Under this subsection (E)(1)(c), at least one converted ADU is allowed within an

existing multifamily dwelling, up to a quantity equal to 25 percent of the existing multifamily dwelling units.
d. Limited Detached on Lot with Multifamily: No more than two detached ADUs on a lot with a proposed multifamily dwelling, or up to eight detached ADUs on a lot with an existing multifamily dwelling, if each detached ADU satisfies all of the following:
i. The side- and rear-yard setbacks are at least four feet. If the existing multifamily dwelling has a rear or side yard setback of less than four feet, the city will not require any modification to the multifamily dwelling as a condition of approving the ADU. ii. The peak height of an ADU shall not exceed the applicable height limit in subsection (F)(2), and shall be measured consistent with the City’s standard definition of building height. iii. If the lot has an existing multifamily dwelling, the quantity of detached ADUs does not exceed the number of primary
dwelling units on the lot.

2. Class 2: Locally Regulated. Class 2 ADUs are approved under Government Code sections 66314–66322. Except for Class 1 ADUs and JADUs approved under subsection (E)(1) above, all ADUs are subject to the standards set forth in subsections (F) and (G), as applicable.

F. General ADU and JADU Requirements. The following requirements apply to all Class 1 and Class 2 ADUs and JADUs:

1. Zoning.
a. A Class 1 ADU approved under subsection (E)(1) may be created on a lot in a residential or mixed-use zone.
b. A Class 2 ADU approved under subsection (E)(2) may be created on a lot that is zoned to allow single-family dwelling residential use or multifamily dwelling residential use.
c. In accordance with Government Code section 66333(a), a JADU may only be created on a lot zoned for single-family residences.

2. Height.
a. Except as otherwise provided by subsection (F)(2)(b) and (F)(2)(c) below, a detached ADU created on a lot with an existing or proposed single family or multifamily dwelling unit may not exceed 16 feet in height. b. A detached ADU may be up to 18 feet in height if it is created on a lot with an existing or proposed single family or multifamily dwelling unit that is located within one-half mile walking distance of a major transit stop or high quality transit corridor, as those terms are defined in Section 21155 of the Public Resources Code. The maximum height of the ADU may be increased up to two additional feet in height (for a maximum of twenty (20) feet) to accommodate a roof pitch that is aligned with the roof pitch of the primary dwelling unit. c. A detached ADU created on a lot with an existing or proposed multifamily dwelling that has more than one story may not exceed 18 feet in height. d. An ADU that is attached to the primary dwelling may not exceed 25 feet in height or the height limitation imposed by the underlying zone that applies to the primary dwelling, whichever is lower. Notwithstanding the foregoing, ADUs subject to this subsection (F)(2)(d) may not exceed two stories. e. For purposes of this subsection (F)(2), height shall be measured consistent with the City’s standard definition of building height.

3. Fire Sprinklers.
a. Fire sprinklers are required in an ADU if sprinklers are required in the primary residence.
b. The construction of an ADU does not trigger a requirement for fire sprinklers to be installed in the existing primary dwelling.

4. Rental Term. No ADU or JADU may be rented for a term that is shorter than thirty (30) days. This prohibition applies regardless of when the ADU or JADU was created.

5. No Separate Conveyance. Except as otherwise provided in Government Code Section 66341, no ADU or JADU may be sold or otherwise conveyed separately

from the lot and the primary dwelling (in the case of a single-family lot) or from the lot and all of the dwellings (in the case of a multifamily lot).

6. Septic System. If the ADU or JADU will connect to an on-site water-treatment system, the owner must include with the application a percolation test completed within the last five years or, if the percolation test has been recertified, within the last ten (10) years. Refer to the county of Napa’s environmental health department regulations.

7. Owner Occupancy.
a. ADUs. ADUs are not subject to an owner-occupancy requirement. b. JADUs.
i. Generally. As required by state law, JADUs are generally subject to an owner-occupancy requirement. A natural person with legal or equitable title to the property must reside on the property, in either the primary dwelling, ADU, or JADU, as the person’s legal domicile and permanent residence.
ii. Exceptions. The owner-occupancy requirement in this subsection (F)(7)(b) does not apply in either of the following situations:
a) The JADU has separate sanitation facilities (i.e., does not share sanitation facilities with the existing primary dwelling unit structure).
b) The property is entirely owned by another governmental agency, land trust, or housing organization.

8. Deed Restriction. Prior to issuance of a certificate of occupancy for a JADU, a deed restriction must be recorded against the title of the property in the county recorder’s office and a copy filed with the community development director. The deed restriction must run with the land and bind all future owners. The form of the deed restriction will be provided by the city and must provide that:
a. The JADU may not be sold separately from the primary dwelling.

b. The JADU is restricted to the approved size and to other attributes allowed by this section.
c. The deed restriction runs with the land and may be enforced against future property owners.
d. The deed restriction may be removed if the owner eliminates the JADU, as evidenced by, for example, removal of the kitchen facilities. To remove the deed restriction, an owner may make a written request of the community development director, providing evidence that the JADU has in fact been eliminated. The community development director may then determine whether the evidence supports the claim that the JADU has been eliminated. Appeal may be taken from the community development director’s determination consistent with other provisions of this code. If the JADU is not entirely physically removed, but is only eliminated by virtue of having a necessary component of a JADU removed, the remaining structure and improvements must otherwise comply with applicable provisions of this code.
e. The deed restriction is enforceable by the community development director or his or her designee for the benefit of the city. Failure of the property owner to comply with the deed restriction may result in legal action against the property owner, and the city is authorized to obtain any remedy available to it at law or equity, including, but not limited to, obtaining an injunction enjoining the use of the JADU in violation of the recorded restrictions or abatement of the illegal unit.

9. Building and Safety.
a. Building Code Compliance. ADUs and JADUs shall be constructed in compliance with applicable building standards in effect at the time of permit issuance, consistent with State law.
b. No Change of Occupancy. Construction of an ADU does not constitute a Group R occupancy change under the local building code, as described in California Building Code Section 310, unless the chief building official makes a written finding based on substantial evidence in the record that the construction of the ADU could have a specific, adverse impact on public health and safety.

Nothing in this subsection (F)(9)(b) prevents the city from changing the occupancy code of a space that was uninhabitable space or that was only

permitted for nonresidential use and was subsequently converted for residential use in accordance with this section.

10.Certificate of Occupancy Timing.
a. Generally. No certificate of occupancy for an ADU or JADU may be issued before the certificate of occupancy is issued for the primary dwelling unit.
b. Limited Exception for State-declared Emergencies. Notwithstanding subsection (F)(10)(a) above, a certificate of occupancy for an ADU may be issued before a certificate of occupancy for the primary dwelling if each of the following requirements are met:
i. The county is subject to a proclamation of a state of emergency made by the California Governor on or after February 1, 2025. ii. The primary dwelling was substantially damaged or destroyed by an event referenced in the Governor’s state of emergency proclamation.
iii. The ADU has been issued construction permits and has passed all required inspections.
iv. The ADU is not attached to the primary dwelling.

G. Specific ADU Requirements. The following requirements apply only to Class 2 ADUs approved under subsection (E)(2) above. This subsection (G) does not apply to Class 1 ADUs or JADUs approved under subsection (E)(1) above.

1. Maximum Size.
a. The maximum size of a detached or attached ADU subject to this subsection G is one thousand two hundred (1,200) square feet of interior livable space.
b. An attached ADU that is created on a lot with an existing primary dwelling is further limited to fifty percent (50%) of the floor area of the existing primary dwelling.
c. Application of other development standards in this subsection G, such as FAR or lot coverage, might further limit the size of the ADU, but no application of the percent-based size limit in subsection (G)(1)(b) above or of an FAR, maximum gross floor area, front setback, lot coverage limit, or open-space

requirement may require the ADU to be less than eight hundred (800) square feet of interior livable space.

2. Gross Floor Area. No ADU may cause the total gross floor area of the underlying zone to be exceeded, except that this standard shall not be applied to preclude an ADU of at least eight hundred (800) square feet of interior livable space as required by State law.

3. Lot Coverage. No ADU subject to this subsection G may cause the total lot coverage of the lot to exceed the maximum lot coverage for the zoning district in which the ADU is proposed as established in Table 17.16.030(B), Development Standards—Residential Zoning Districts, subject to subsection (G)(1)(c), above.

4. Setbacks.
a. ADUs that are subject to this subsection (G) must conform to 4-foot side and rear setbacks. ADUs that are subject to this subsection (G) must conform to the front setback as required by the underlying zoning district, subject to subsection (G)(1)(c), above.
b. No setback is required for an ADU that is subject to this subsection (G) if the ADU is constructed in the same location and to the same dimensions as an existing structure.

5. Passageway. No passageway, as defined by subsection (C) of this section, is required for an ADU.

6. Parking.
a. No off-street parking is required for an ADU.
b. No Replacement. When a garage, carport, covered parking structure, or uncovered parking space is demolished in conjunction with the construction of an ADU or converted to an ADU, those off-street parking spaces are not required to be replaced.

7. Architectural Requirements. The following objective standards apply to ADUs:

a. The exterior lighting shall be limited to fully-shielded and downwarddirected, except as otherwise required by applicable building, fire, or electrical code.
b. The ADU shall have a separate exterior entrance.
c. All windows located four (4) feet or closer to a side or rear property line that is not adjacent to a public right-of-way line shall either be clerestory windows with the bottom of the glass at least six feet above the finished floor or utilize frosted or obscure glass.

8. Historical Protections. An ADU that is on a lot listed in the California Register of Historic Resources shall be located entirely behind the rear-most exterior wall of the primary dwelling and directly behind the primary dwelling.

9. Allowed Stories. The number of stories of an ADU shall be consistent with the applicable height limits of this section.

H. Utilities. ADUs and JADUs shall be adequately served by water and sewer utilities.

Existing water and sewer utilities may be required to be repaired, replaced, or upgraded based on their capacity and condition, in accordance with Sections

13.04.075 and 13.20.075 of this Code and applicable State law. Where existing water or sewer service is determined to be adequate, an ADU or JADU may connect to the existing service in accordance with applicable Public Works standards.

I. Fees. The following requirements apply to ADUs and JADUs approved under subsection (E)(1) or (E)(2) of this section, as applicable:

1. Impact Fees.
a. No impact fee shall be imposed on an ADU that is seven hundred fifty (750) square feet or less of interior livable space or a JADU containing five hundred (500) square feet or less of interior livable space. For purposes of this subsection (I)(1), “impact fee” means a fee under the Mitigation Fee Act (Gov. Code Section 66000(b)) and a fee under the Quimby Act (Gov. Code Section 66477). “Impact fee” does not include a connection fee or capacity charge for water or sewer service.
b. Any impact fee imposed on an ADU containing more than seven hundred fifty (750) square feet of interior livable space shall be charged proportionately in relation to the square footage of the primary dwelling unit (e.g., the floor area of

the ADU, divided by the floor area of the primary dwelling, times the typical fee amount charged for a new dwelling).

2. Utility Fees. Utility connection requirements, connection fees, capacity charges, and other applicable utility fees for ADUs and JADUs shall be governed by Title 13 of this Code and applicable State law.

J. Nonconforming Zoning Code Conditions, Building Code Violations, and Unpermitted Structures.

1. Generally. The city will not deny an ADU or JADU application due to a nonconforming zoning condition, building code violation, or unpermitted structure on the lot that does not present a threat to the public health and safety and that is not affected by the construction of the ADU or JADU.

2. Unpermitted ADUs or JADUs Constructed Before 2020.
a. Permit to Legalize. As required by state law, the city may not deny a permit to legalize an existing but unpermitted ADU or JADU that was constructed before January 1, 2020, if denial is based on either of the following grounds:
i. The ADU or JADU violates applicable building standards; or ii. The ADU or JADU does not comply with the state ADU or JADU law or this section.
b. Exemptions.
i. Notwithstanding subsection (J)(2)(a) of this section, the city may deny a permit to legalize an existing but unpermitted ADU or JADU that was constructed before January 1, 2020, if the city makes a finding that correcting a violation is necessary to comply with the standards specified in Health and Safety Code section 17920.3.
ii. Subsection (J)(2)(a) of this section does not apply to a building that is deemed to be substandard in accordance with California Health and Safety Code Section 17920.3.

Annotated Redline Ordinance – PC Recommendation
For Reference Only; Not Proposed for Codification

17.22.030 Accessory dwelling units.

A. Purpose. The purpose of this section is to allow and regulate accessory dwelling units (ADUs) and junior accessory dwelling units (JADUs) in compliance, California Government Code Sections 65852.2 and 65852.22. consistent with Chapter 13 of Division 1 of Title 7 of the California Government Code (Gov. Code Sections 66310 et seq.) as may be amended from time to time. [State Law Required] B. Effect of Conforming. An ADU or JADU that conforms to the standards in this section will not be:

1. Deemed to be inconsistent with the city’s general plan and zoning designation for the lot on which the ADU or JADU is located.

2. Deemed to exceed the allowable density for the lot on which the ADU or JADU is located.

3. Considered in the application of any local ordinance, policy, or program to limit residential growth.

4. Required to correct a nonconforming zoning condition as defined in subsection (C) of this section. This does not prevent the city from enforcing compliance with applicable building standards in accordance with California Health and Safety Code Section 17980.12. [State Law Required]
C. Definitions. As used in this section, terms are defined as follows:

1. “Accessory dwelling unit” or “ADU” means an attached or a detached residential dwelling unit that provides complete independent living facilities for one or more persons and is located on a lot with a proposed or existing primary residence. An accessory dwelling unit also includes the following:
a. 1. An efficiency unit, as defined by Section 17958.1 of the California Health and Safety Code; and

b. 2. A manufactured home, as defined by Section 18007 of the California Health and Safety Code.

2. “Accessory structure” means a structure that is accessory and incidental to a dwelling located on the same lot.

3. “Complete independent living facilities” means permanent provisions for living, sleeping, eating, cooking, and sanitation on the same parcel as the single-family or multifamily dwelling is or will be situated.

4. “Efficiency kitchen” means a kitchen that includes each of the following:

1. a. A cooking facility with appliances.

2. b. A food preparation counter and storage cabinets that are of a reasonable size in relation to the size of the JADU. [State Law Required]

5. “Junior accessory dwelling unit” or “JADU” means a residential unit that satisfies all of the following:

1. a. Is no more than five hundred (500) square feet of interior livable space in size; [State Law Required]

2. b. Is contained entirely within an existing or proposed single-family structure.

An enclosed use within the residence, such as an attached garage, is considered to be part of and contained within the single-family structure;

3. c. Includes its own separate sanitation facilities or shares sanitation facilities with the existing or proposed single-family structure;

4. d. If the unit does not include its own separate bathroom, then it contains an interior entrance to the main living area of the existing or proposed single-family structure in addition to an exterior entrance that is separate from the main entrance to the primary dwelling;

5. e. Includes an efficiency kitchen, as defined in this subsection (C).; and [State Law Required]

6. “Interior Llivable space” means a space in a dwelling intended for human habitation, including living, sleeping, cooking, eating, or sanitation. Interior livable

space includes bedrooms, bathrooms, kitchens, laundry rooms, closets, and interior stairs. For purposes of this section, interior livable space is measured as the floor area within the finished interior surfaces of the enclosing walls of the ADU or JADU and does not include garages, unfinished attics, crawl spaces, exterior balconies, decks, porches, patios, or similar unenclosed area. [Additional Language Added for Clarity- Based on HCD Glossary]

7. “Living area” means the interior habitable area of a dwelling unit, including basements and attics, but does not include a garage or any accessory structure.

8. “Nonconforming zoning condition” means a physical improvement on a property that does not conform with current zoning standards.

9. “Passageway” means a pathway that is unobstructed, clear to the sky, and extends from a street to one entrance of the ADU or JADU.

10. “Proposed dwelling” means a dwelling that is the subject of a permit application and that meets the requirements for permitting.

11. “Public transit” means a location, including, but not limited to, a bus stop or train station, where the public may access buses, trains, subways, and other forms of transportation that charge set fares, run on fixed routes, and are available to the public. [State law required]

12. “Tandem parking” means that two or more automobiles are parked on a driveway or in any other location on a lot, lined up behind one another.

D. Approvals. The following approvals apply to ADUs and JADUs under this section:
[Note: This section implements State-mandated ADU processing requirements, including timelines established by Government Code Section 66317 as amended by SB 543. Selected provisions are labeled for clarity]

1. Building Permit Only. If an ADU or JADU complies with each of the general requirements in subsection (e) below, it is allowed with only a building permit in the following scenarios:
a. Converted on single-family lot: one ADU as described in this subsection and one JADU on a lot with a proposed or existing single-family dwelling on it, where the ADU or JADU:

i. Is either: within the space of a proposed single-family dwelling; within the existing space of an existing single-family dwelling; or (in the case of an ADU only) within the existing space of an accessory structure, plus up to one hundred fifty (150) additional square feet. For purposes of this subsection, “within the existing space” includes a structure that is constructed in the same location and to the same dimensions. ii. Has exterior access that is independent of that for the single-family dwelling.
iii. Has side and rear setbacks sufficient for fire and safety, as dictated by applicable building and fire codes.
iv. The JADU complies with requirements of California Government Code Section 66333–66339.
b. Limited Detached on single-family lot: one detached, new-construction ADU on a lot with a proposed or existing single-family dwelling (in addition to any JADU that might otherwise be established on the lot under subsection (D)(1)(a) of this section), if the detached ADU satisfies the following limitations:
i. The side and rear yard setbacks are at least four feet. ii. The total floor area is eight hundred (800) square feet or smaller. iii. The peak height above grade does not exceed the applicable height limit in subsection (E)(2) of this section.
c. Converted on multifamily lot: One or more ADUs within portions of existing multifamily dwelling structures that are not used as livable space, including, but not limited to, storage rooms, boiler rooms, passageways, attics, basements, or garages, if each converted ADU complies with state building standards for dwellings. Under this subsection (D)(1)(c), at least one converted ADU is allowed within an existing multifamily dwelling, up to a quantity equal to twentyfive percent (25%) of the existing multifamily dwelling units. d. Limited Detached on multifamily lot: no more than two detached ADUs on a lot with a proposed multifamily dwelling, or up to eight detached ADUs on a lot

with an existing multifamily dwelling, if each detached ADU satisfies all of the following:
i. The side and rear yard setbacks are at least four feet. If the existing multifamily dwelling has a rear or side yard setback of less than four feet, the city will not require any modification to the multifamily dwelling as a condition of approving the ADU.
ii. The peak height above grade does not exceed the applicable height limit in subsection (E)(2) of this section.
iii. If the lot has an existing multifamily dwelling, the quantity of detached ADUs does not exceed the number of primary dwelling units on the lot.

2. Process and Timing.
a. An ADU permit is considered and approved ministerially, without discretionary review or a hearing.
b. The city must approve or deny an application to create an ADU or JADU within sixty (60) days from the date that the city receives a completed application. If the city has not approved or denied the completed application within sixty (60) days, the application is deemed approved unless either:
i. The applicant requests a delay, in which case the sixty (60) day time period is tolled for the period of the requested delay; or ii. When an application to create an ADU or JADU is submitted with a permit application to create a new single-family or multifamily dwelling on the lot, the city may delay acting on the permit application for the ADU or JADU until the city acts on the permit application to create the new singlefamily or multifamily dwelling, but the application to create the ADU or JADU will still be considered ministerially without discretionary review or a hearing. c. If the city denies an application to create an ADU or JADU, the city must provide the applicant with comments that include, among other things, a list of all the defective or deficient items and a description of how the application may be remedied by the applicant. Notice of the denial and corresponding comments

must be provided to the applicant within the sixty (60) day time period established by subsection (D)(3)(b) of this section.
d. A demolition permit for a detached garage that is to be replaced with an ADU is reviewed with the application for the ADU and issued at the same time. [Clarification / Reorganization]

1. Ministerial Approval. Applications for accessory dwelling units and junior accessory dwelling units shall be considered ministerially, without discretionary review or a public hearing, consistent with State ADU Law. Every ADU and JADU requires a building permit. [State Law Required]

2. Completeness Review. Within fifteen (15) business days of receiving an application for an accessory dwelling unit or junior accessory dwelling unit, the City shall determine whether the application is complete.

If the application is incomplete, the City shall provide the applicant with a written notice identifying all information necessary to complete the application. The notice shall include a complete list of incomplete items and a description of how the application can be made complete, as required by Government Code Section 66317.

If the City does not provide written notice of incompleteness within fifteen (15) business days, the application shall be deemed complete for purposes of this section. [State Law Required]

3. Resubmittal of Incomplete Applications. If an application is determined to be incomplete, the applicant may submit the additional information identified in the City’s written notice.

Upon resubmittal, the City shall determine whether the resubmitted application has remedied all incomplete items identified in the City’s written notice. The City shall not require the resubmitted application to include an item that was not identified in the initial written notice of incompleteness, consistent with Government Code Section 66317. [State Law Required]

4. Action on Application. The City shall approve or deny an application for an accessory dwelling unit or junior accessory dwelling unit within sixty (60) days

from the date the City receives a complete application, or from the date the application is deemed complete under this section, as applicable.

If the application to create or serve an ADU or JADU is submitted with an application to create a new single-family or multifamily dwelling on the lot, the City may delay acting on the ADU or JADU application until the City approves or denies the application for the new single-family or multifamily dwelling, provided that the ADU or JADU application shall be considered ministerially, without discretionary review or a public hearing.

If the applicant requests a delay, the sixty (60)-day period shall be tolled for the period of the requested delay.

To the extent applicable, the time periods set forth herein shall be interpreted in a manner consistent with the Permit Streamlining Act and State ADU law. [State Law Required]

5. Basis for Denial. An application for an ADU or JADU may be denied only if the proposed unit does not comply with applicable objective standards in this section or other objective standards that City is authorized to apply under State ADU law.

Any denial shall be in writing and shall include a full set of comments identifying the defective or deficient items and describing how the application may be remedied. [State Law Required]

6. Appeals. If an application for an ADU or JADU is determined to be incomplete or is denied, the applicant may appeal the determination in writing to the Planning Commission. The appeal shall be considered and decided within the timeframes required by Government Code Section 66317. No other local appeal shall apply to ministerial decisions under this section. [State Law Required]

7. Processing Fees. The City may charge fees for the processing of applications for ADUs and JADUs, as established by resolution of the City Council and set forth in the City’s adopted fee schedule. Any such fees shall be limited to the reasonable cost of providing the service and shall be imposed in accordance with

applicable State law. [State Law Required]

8. Concurrent Review of Demolition. A demolition permit for an existing structure that is to be replaced with an accessory dwelling unit shall be reviewed concurrently with the application for the accessory dwelling unit and shall be issued in conjunction with the permit for the accessory dwelling unit. The City shall not require a demolition permit to be issued separately from the accessory dwelling unit permit. [State Law Required]
E. Classes.

1. Class 1: State-Mandated ADUs and JADUs. Class 1 ADUs and JADUs are approved under Government Code section 66323. If an ADU or JADU complies with each of the general requirements in subsection (F) below, it is allowed in each of the scenarios provided in this subsection (E)(1). An ADU and JADU approved under subsection (E)(1)(a) may be combined with an ADU approved under subsection (E)(1)(b), and ADUs approved under subsection (E)(1)(c) may be combined with ADUs approved under subsection (E)(1)(d). [State Law Required]
a. Converted on Lot with Single-Family: One ADU as described in this subsection (E)(1)(a) and one JADU on a lot with a proposed or existing single-family dwelling on it, where the ADU or JADU:
i. Is either: within the space of a proposed single-family dwelling; within the existing space of an existing single-family dwelling; or (in the case of an ADU only) within the existing space of an accessory structure, plus up to 150 additional square feet if the expansion is limited to accommodating ingress and egress; and ii. Has exterior access that is independent of that for the singlefamily dwelling; and iii. Has side and rear setbacks sufficient for fire and safety, consistent with applicable State standards
iv. The JADU complies with the requirements of Government Code sections 66333 through 66339.5 including but not limited to

requirements related to size, owner-occupancy, and efficiency kitchen facilities. [Clarification / Reorganization]
b. Limited Detached on Lot with Single-Family: One detached, newconstruction ADU on a lot with a proposed or existing single-family dwelling, if the detached ADU satisfies each of the following limitations:
i. The side- and rear-yard setbacks are at least four feet. ii. The total floor area is 800 square feet of interior livable space or smaller.
iii. The peak height of an ADU shall not exceed the applicable height limit in subsection (F)(2) and shall be measured consistent with the City’s standard definition of building height, provided that this method does not preclude compliance with State-required height allowances. [Clarification – rules of measurement method]
c. Converted on Lot with Multifamily: One or more ADUs within portions of existing multifamily dwelling structures that are not used as livable space, including but not limited to storage rooms, boiler rooms, passageways, attics, basements, or garages, if each converted ADU complies with state building standards for dwellings. Under this subsection (E)(1)(c), at least one converted ADU is allowed within an existing multifamily dwelling, up to a quantity equal to 25 percent of the existing multifamily dwelling units.
d. Limited Detached on Lot with Multifamily: No more than two detached ADUs on a lot with a proposed multifamily dwelling, or up to eight detached ADUs on a lot with an existing multifamily dwelling, if each detached ADU satisfies all of the following:
i. The side- and rear-yard setbacks are at least four feet. If the existing multifamily dwelling has a rear or side yard setback of less than four feet, the city will not require any modification to the multifamily dwelling as a condition of approving the ADU.

ii. The peak height of an ADU shall not exceed the applicable height limit in subsection (F)(2), and shall be measured consistent with the City’s standard definition of building height. iii. If the lot has an existing multifamily dwelling, the quantity of detached ADUs does not exceed the number of primary
dwelling units on the lot.

2. Class 2: Locally Regulated. Class 2 ADUs are approved under Government Code sections 66314–66322. Except for Class 1 ADUs and JADUs approved under subsection (E)(1) above, all ADUs are subject to the standards set forth in subsections (F) and (G), as applicable [State Law Required / Clarification] F. E. General ADU and JADU Requirements. The following requirements apply to all Class 1 and Class 2 ADUs and JADUs:

1. Zoning.
a. An ADU subject only to a building permit under subsection (D)(1) above A Class 1 ADU approved under subsection (E)(1) may be created on a lot in a residential or mixed-use zone. [Clarification / Reorganization] b. An ADU subject to an ADU permit under subsection (D)(2) above A Class 2 ADU approved under subsection (E)(2) may be created on a lot that is zoned to allow single-family dwelling residential use or multifamily dwelling residential use. [Clarification / Reorganization]
c. In accordance with Government Code section 66333(a), a JADU may only be created on a lot zoned for single-family residences.

2. Height.
a. Except as otherwise provided by subsection (EF)(2)(b) and (EF)(2)(c) below, a detached ADU created on a lot with an existing or proposed single family or multifamily dwelling unit may not exceed 16 feet in height. [State Law Required]
b. A detached ADU may be up to 18 feet in height if it is created on a lot with an existing or proposed single family or multifamily dwelling unit that is located

within one-half mile walking distance of a major transit stop or high quality transit corridor, as those terms are defined in Section 21155 of the Public Resources Code. , and tThe maximum height of the ADU may be increased up to two additional feet in height (for a maximum of twenty (20) feet) if necessary to accommodate a roof pitch on the ADU that is aligned with the roof pitch of the primary dwelling unit. [State Law Required; modified for clarity] c. A detached ADU created on a lot with an existing or proposed multifamily dwelling that has more than one story above grade may not exceed 18 feet in height.
d. An ADU that is attached to the primary dwelling may not exceed 25 feet in height or the height limitation imposed by the underlying zone that applies to the primary dwelling, whichever is lower. Notwithstanding the foregoing, ADUs subject to this subsection (F E)(2)(d) may not exceed two stories. e. For purposes of this subsection (FE)(2), height shall be measured consistent with the City’s standard definition of building height. is measured from existing legal grade or the level of the lowest floor, whichever is lower, to the peak of the structure. [Clarification / Local Policy Choice]

3. Fire Sprinklers.
a. Fire sprinklers are required in an ADU if sprinklers are required in the primary residence.
b. The construction of an ADU does not trigger a requirement for fire sprinklers to be installed in the existing primary dwelling. [State Law Required]

4. Rental Term. No ADU or JADU may be rented for a term that is shorter than thirty (30) days. This prohibition applies regardless of when the ADU or JADU was created. [State Law Required]

5. No Separate Conveyance. An ADU or JADU may be rented, but, eExcept as otherwise provided in Government Code section 66341, no ADU or JADU may be sold or otherwise conveyed separately from the lot and the primary dwelling (in the case of a single-family lot) or from the lot and all of the dwellings (in the case of a multifamily lot). [State Law Required]

6. Septic System. If the ADU or JADU will connect to an on-site water-treatment system, the owner must include with the application a percolation test completed within the last five years or, if the percolation test has been recertified, within the last ten (10) years. Refer to the county of Napa’s environmental health department regulations. [State Law Required]

7. Owner Occupancy.
a. ADUs. An ADU that is created under this section on or after January 1, 2020are not subject to any owner-occupancy requirement. ADUs are not subject to an owner-occupancy requirement. [State Law Required] b. JADUs.
i. Generally. As required by state law, all JADUs are generally subject to an owner-occupancy requirement. A natural person with legal or equitable title to the property must reside on the property, in either the primary dwelling, ADU, or JADU, as the person’s legal domicile and permanent residence. However, the owner-occupancy requirement of this subsection (E)(7)(b) does not apply if the property is entirely owned by another governmental agency, land trust, or housing organization. ii. Exceptions. The owner-occupancy requirement in this subsection (F)(7)(b) does not apply in either of the following situations:
a) The JADU has separate sanitation facilities (i.e., does not share sanitation facilities with the existing primary dwelling unit structure).
b) The property is entirely owned by another governmental agency, land trust, or housing organization. [State Law Required]

8. Deed Restriction. Prior to issuance of a certificate of occupancy for a JADU, a deed restriction must be recorded against the title of the property in the county recorder’s office and a copy filed with the community development director. The deed restriction must run with the land and bind all future owners. The form of the deed restriction will be provided by the city and must provide that: