Chapter 17.17

COMMERCIAL AND MIXED—USE ZONING DISTRICTS

Sections:

• 17.17.010 Purpose and applicability.

• 17.17.020 Use regulations.

• 17.17.030 Development standards.

• 17.17.040 Design standards.

This chapter enables commercial and mixed-use development that is suitable to the character of St. Helena and that supports the daily needs of residents. The commercial and mixed-use districts, which are located generally along the SR29 corridor, serve tourists, city residents, and residents of the unincorporated agricultural areas who have traditionally traveled to St. Helena to shop for goods and services. In the downtown, the zoning districts support higher density, mixed-use development that expands housing options while supporting retail and

The St. Helena Municipal Code is current through Ordinance 26-4, passed May 12, 2026.

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commercial services. Included in this chapter are use regulations, development standards, and design standards for the following commercial and mixed-use districts:

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

Service Commercial (SC). The SC zone is intended to provide for service and retail uses, restaurants, service stations, hotels, motels, public and quasi-public uses and similar and compatible uses. The designation is intended primarily for service and retail uses that are automobile-oriented or whose operational characteristics and space needs are not considered appropriate for the Central Business district. The intent is for the SC zone to be primarily local resident-serving in character. Strictly tourist-serving retail uses are prohibited within this designation. This zone implements the service commercial general plan land use designation.

Mixed—Use (MU). The MU zone is intended to provide areas for a mix of medium and high density residential unit types and commercial retail, office, restaurant, and open space uses. The zone supports both vertical and horizontal residential mixed-use development. Residential densities are from twelve (12) to twenty (20) dwelling units per acre. This zone implements the mixed-use general plan land use designation. (Ord. 23-4 § 5 (Exh. A))

Table 17.17.020(A): Use Regulations—Commercial and Mixed-Use Zoning Districts, lists the uses permitted (“P”), permitted with a minor use permit (“MUP”) granted by staff-level review, and permitted with a conditional use permit (“CUP”) granted at a public hearing. The right-hand column provides references to additional regulations beyond those of the base zoning district development and design standards. Any projects that qualify for ministerial approval under state law will be processed ministerially as required by that state law.

Table 17.17.020(A). Use Regulations—Commercial and Mixed—Use Zoning

Districts

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Additional
Use Classification CB SC MU
Regulations
“P” = Permitted; “MUP” = Minor Use Permit; “CUP” = Conditional Use Permit; “—” = Use Not Allowed
Residential Uses
Live/work CUP — MUP Sec. 17.22.140, Live/
work units
Multifamily dwelling CUP [1 ] — CUP [2, 3 ]
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The St. Helena Municipal Code is current through Ordinance 26-4, passed May 12, 2026.

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Table 17.17.020(A). Use Regulations—Commercial and Mixed—Use Zoning

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Districts
Additional
Use Classification CB SC MU
Regulations
“P” = Permitted; “MUP” = Minor Use Permit; “CUP” = Conditional Use Permit; “—” = Use Not Allowed
Single-room occupancy CUP [1 ] — P [2 ] Sec. 17.22.210,
Single-room
occupancy units
Commercial Uses
Adult entertainment — CUP — Sec. 17.22.040, Adult-
oriented businesses
Agricultural supply sales — P —
Animal boarding facility/kennel — CUP —
Automobile/vehicle sales and services
Auto rental — CUP CUP
Auto sales — CUP —
Auto service and repair — CUP —
Car wash — CUP —
Service station CUP CUP — Sec. 17.22.190,
Service stations
Banks and financial institution P [4 ] P P
Business services
Cleaning and janitorial services — P P
Equipment rental and leasing — CUP CUP
General business service P P P
Printing and copy service P P P
Security service — P P
Cinema/theater CUP CUP CUP
Eating and drinking establishments
Bar [5, 6 ] CUP CUP CUP Sec. 17.22.050,
Alcoholic beverage
sales
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The St. Helena Municipal Code is current through Ordinance 26-4, passed May 12, 2026.

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Table 17.17.020(A). Use Regulations—Commercial and Mixed—Use Zoning

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Districts
Additional
Use Classification CB SC MU
Regulations
“P” = Permitted; “MUP” = Minor Use Permit; “CUP” = Conditional Use Permit; “—” = Use Not Allowed
Brewpub P P P Sec. 17.22.050,
Alcoholic beverage
sales
Micro-brewery CUP CUP CUP Sec. 17.22.050,
Alcoholic beverage
sales
Micro-distillery CUP CUP CUP Sec. 17.22.050,
Alcoholic beverage
sales
Mobile food vendor CUP CUP P Sec. 17.22.150,
Mobile food vendors
MUP MUP MUP Sec. 17.22.050,
Restaurant, full service [5, 6, 7 ]
Alcoholic beverage
sales
Restaurant, limited counter service P P P
Food and beverage sales
Farmers’ market MUP MUP MUP
Fruit and vegetable market P P P
Grocery store MUP [8 ] MUP [9 ] MUP [9 ]
Liquor store CUP CUP CUP
Public market CUP CUP CUP
Winery tasting room [6 ] CUP CUP CUP Sec. 17.22.050,
Alcoholic beverage
sales
Wine shop MUP MUP MUP
Food preparation — P CUP
Formula business CUP [10 ] P [10 ] CUP [10 ] Sec. 17.22.120,
Formula businesses
Funeral home and mortuary — MUP MUP
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The St. Helena Municipal Code is current through Ordinance 26-4, passed May 12, 2026.

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Table 17.17.020(A). Use Regulations—Commercial and Mixed—Use Zoning

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Districts
Additional
Use Classification CB SC MU
Regulations
“P” = Permitted; “MUP” = Minor Use Permit; “CUP” = Conditional Use Permit; “—” = Use Not Allowed
Health club and fitness center — MUP MUP
Indoor recreation CUP CUP CUP
Lodging
Bed and breakfast MUP — MUP Sec. 17.22.080, Bed
and breakfast inns
Boarding house — — CUP [4 ]
Hotel CUP CUP
CUP [11 ]
Short-term rental — — P Sec. 17.22.200,
Short-term rentals
Time share CUP CUP —
Maker’s space
Candle-making P P P
Ceramics/pottery MUP MUP MUP
Glass blowing MUP MUP MUP
Jewelry P P P
Multimedia P P P
Model home sales office — — MUP
Offices
Business, professional, and technology P [2 ] P P
Medical and dental P P
P [2 ]
Walk-in clientele P P
P [4 ]
Winery offices (off-site) — P/CUP [12 ] P/CUP [12 ]
Personal services
Hair salon/nail salon/spa P [4 ] P P
Dry cleaners, drop-off and pick-up P [4 ] P P
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The St. Helena Municipal Code is current through Ordinance 26-4, passed May 12, 2026.

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Table 17.17.020(A). Use Regulations—Commercial and Mixed—Use Zoning

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Districts
Additional
Use Classification CB SC MU
Regulations
“P” = Permitted; “MUP” = Minor Use Permit; “CUP” = Conditional Use Permit; “—” = Use Not Allowed
Laundromat, self-service — P P
Massage establishment MUP [2 ] MUP MUP
Tanning salon — P [2 ] P [2 ]
Tattoo and piercing CUP — P
Retail
Art gallery CUP CUP CUP
Building materials and supply — P —
Firearms sales — MUP —
Furniture store P P P
General retail and merchandise P P P
Health care equipment — P P
Nursery, lawn, and garden supply store — CUP CUP
Saddle and equestrian store and repair — P P
Tobacco/smoke shop CUP CUP CUP
Used merchandise store P P —
Reupholstery and furniture repair — P P
Veterinary clinic — P —
Industrial Uses
Contractor’s yard — CUP —
Contractor shop — P —
Custom and artisan manufacturing — MUP MUP
Food and beverage manufacturing/brewery CUP CUP CUP
Transportation, Communications, and Utilities
Communication facilities
Audio/video recording studio — P P
Telecommunication facility Sec. 17.22.270, Wireless telecommunication facilities
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The St. Helena Municipal Code is current through Ordinance 26-4, passed May 12, 2026.

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Table 17.17.020(A). Use Regulations—Commercial and Mixed—Use Zoning

Districts

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Additional
Use Classification CB SC MU
Regulations
“P” = Permitted; “MUP” = Minor Use Permit; “CUP” = Conditional Use Permit; “—” = Use Not Allowed
Emergency services — CUP —
Public services, major — CUP CUP
Public services, minor — MUP MUP
Solar energy system Sec. 17.22.240, Solar energy systems
Transit station and terminal CUP CUP CUP
Agricultural and Extractive Uses
Community garden — MUP MUP Sec. 17.22.100,
Community gardens
Winery, large — CUP —
Public/Institutional Uses
Amphitheater CUP CUP CUP
Colleges and trade schools — MUP MUP
Community assembly MUP MUP MUP
Church — P —
Cultural institution and museum CUP MUP MUP
Day care facility
Seven or more persons — P MUP
Six or fewer persons — P P
Government office P P P
Instructional services CUP P P
Low-barrier navigation center P — P
Parking facilities CUP [4 ] CUP CUP
Senior center P —
P [4 ]
Accessory Uses—See also Sec. 17.22.020, Accessory Uses
Accessory dwelling unit Sec. 17.22.030, Accessory dwelling units
Catering P P P
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The St. Helena Municipal Code is current through Ordinance 26-4, passed May 12, 2026.

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Table 17.17.020(A). Use Regulations—Commercial and Mixed—Use Zoning

Districts

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Additional
Use Classification CB SC MU
Regulations
“P” = Permitted; “MUP” = Minor Use Permit; “CUP” = Conditional Use Permit; “—” = Use Not Allowed
Cottage food operations P P P Sec. 17.22.110,
Cottage food
operations
Family day care, large — — MUP
Family day care, small — — P
P
Music/entertainment, live or amplified [6 ] P/CUP [13 ] P/CUP [13 ]
On-site storage facilities — CUP —
Outdoor dining [6 ] MUP MUP MUP Sec. 17.22.170,
Outdoor dining and
seating
Outdoor display and sales Sec. 17.22.180, Outdoor display and sales
Small recycling facility — MUP MUP Sec. 17.22.220, Small
recycling facilities
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End Notes:

• 1 Permitted on upper floors only.

2 Permitted on upper floors only for properties fronting onto Main Street.

• 3 Must be part of a mixed-use development.

• 4 Not permitted on Main Street.

• 5 The following are not permitted:

• Establishments serving customers within their vehicles on the premises or preparing beverages or food intended for consumption within their vehicles on the premises.

• Music or entertainment which is not accessory to the approved use and/or audible beyond the confines of the building in which such music or entertainment is being performed.

• Drive-in for take-out service.

• 6 Roof top uses are only allowed in the CB and MU zoning districts.

• 7 Formula and drive-through restaurant establishments are not permitted.

• 8 Seating is not permitted.

• 9 Limited to ten thousand (10,000) gross square feet.

The St. Helena Municipal Code is current through Ordinance 26-4, passed May 12, 2026.

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• 10 A maximum of four formula retail businesses are permitted in any one zoning district.

• 11 Rental of rooms limited to upper floors only for properties fronting onto Main Street.

• 12 A CUP is required for nonpublic wine tasting, offered to wine distributors and wine merchants only.

• 13 A CUP is required for live or amplified music/entertainment outdoors.

• (Ord. 23-4 § 5 (Exh. A))

Table 17.17.030(B): Development Standards—Commercial and Mixed-Use Zoning Districts, establishes the development standards for the Commercial Business, Service Commercial, and Mixed-Use zoning districts. The numbers in each illustration refer to corresponding regulations in the table.

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Table 17.17.030(B). Development Standards—Commercial and Mixed—Use

Zoning Districts

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Standard CB SC MU Key
Density/Intensity
Density n/a n/a Up to 20 du/ac
FAR Max. 2.0 (inclusive Max. 0.50 Max. 1.0 (inclusive
of residential uses) of residential uses)
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The St. Helena Municipal Code is current through Ordinance 26-4, passed May 12, 2026.

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Table 17.17.030(B). Development Standards—Commercial and Mixed—Use

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Zoning Districts
Standard CB SC MU Key
Lot Size
Min. Lot Area 5,000 sq ft 10,000 sq ft 5,000 sq ft
Min. Lot Width None None 45 ft ❶
Floor Area for Max. 15,000 sq ft Max. 15,000 sq ft
Max. 10,000 sq ft [1 ]
Individual Buildings
Floor Area per Use None None
Max. 10,000 sq ft [1 ]
Main Street: 100%
between Spring
Street and Adams
Street alignment; Min. 60% of lot Min. 50% of lot
Building Frontage 85% elsewhere on width width ❷
Main Street
All other streets:
60%
Max. Height
35 ft Pitched roof: 45 ft/3
30 ft within 25 feet stories; 30 ft/2
of a residential stories within 20 ft
district and facing of a residential
Oak Street district
Principal Structure 35 ft
46 ft for parcels not Flat roof: 40 ft/3
on Main Street stories; 26 ft/2
stories within 20 ft
of a residential
district
Accessory 16 ft 16 ft 16 ft
Structure
Nonresidential:
Ground Floor Max. 2 ft above Max. 2 ft above
Max. 2 ft above
Finished Floor adjacent right-of- adjacent right-of-
adjacent right-of-
Elevation way way
way
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The St. Helena Municipal Code is current through Ordinance 26-4, passed May 12, 2026.

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Table 17.17.030(B). Development Standards—Commercial and Mixed—Use

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Zoning Districts
Standard CB SC MU Key
Residential: Min. 2.5
ft above adjacent
right-of-way
Nonresidential: Min.
Ground Floor 12 ft
Min. 12 ft Min. 12 ft
Ceiling Height Residential: Min. 10
ft
Setbacks
Main Street: Max. 5 Nonresidential:
ft; Max 8 ft where Max. 10 ft
active frontage is
provided
Front Setback Adams Street and Min. 25 ft Residential: No ❸
Oak Street: Max. 8 ft setback allowed
north of Mitchell
Drive; 5—15 ft
everywhere else
Min. Street Side 0 ft 0 ft
25 ft [2 ]
❹
Setback
0 ft 0 ft
Min. Interior Side
Setback 10 ft abutting a 10 ft per floor [2 ] 10 ft. abutting a ❺
residential district residential district
0 ft 15 ft 0 ft
10 ft. abutting a Yards abutting a 10 ft. abutting a
Min. Rear Setback residential district residential property residential district ❻
must have a
minimum of 20 ft [2 ]
Min. Setback From Min. 50 ft from top of bank of Napa River
Abutting ❼
Min. 20 ft from top of bank of all other waterways
Waterway
Landscaping and Open Space
Private Open Min. 80 sq ft per n/a Min. 120 sq ft per
Space for unit unit
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The St. Helena Municipal Code is current through Ordinance 26-4, passed May 12, 2026.

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Table 17.17.030(B). Development Standards—Commercial and Mixed—Use

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Zoning Districts
Standard CB SC MU Key
Multifamily
Development [3 ]
Min. Dimension 6 ft n/a 6 ft
for Private Open ❽
Space
Common Usable Min. 150 sq ft per n/a Min. 150 sq ft per
Open Space for lot lot
Multifamily
Development [3 ]
Min. Dimension 8 ft n/a 15 ft
for Common
❾
Usable Open
Space
Paved/Hardscaped n/a n/a Max. 30% of front
Area setback area
Min. 15% of lot area Min. 10% of lot area
Landscaped Area [4 ] [Min 5% of lot area ]
Required Buffer A landscaped buffer min. 15 ft width with min. 15-gallon street
Abutting trees at 30 ft on center
Agricultural Use
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End Notes:

1 Only applies to the Main Street Corridor, south of Adams Street.

2 Properties within the Highway 29 Specific Plan must comply with any additional required interior side and rear setbacks established in the Highway 29 Specific Plan EIR.

3 May not include pedestrian access, required landscaped areas, on-site parking or driveway areas, and may not have a slope greater than ten percent (10%).

4 Landscaped setbacks areas count toward this requirement.

(Ord. 23-4 § 5 (Exh. A))

The St. Helena Municipal Code is current through Ordinance 26-4, passed May 12, 2026.

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The design standards in this section apply to all development within the commercial and mixed-use zoning districts. These design standards supplement the development standards of Table 17.17.030(B): Development Standards—Commercial and Mixed-Use Zoning Districts.

• A. General Standards. All development is subject to the provisions of Division IV of this title, Citywide Standards.

• B. Highway 29 Specific Plan Applicability. Properties within the Highway 29 Specific Plan area shall meet the requirements of the Highway 29 Specific Plan as well as the design standards of this section.

C. Residential Development in the Mixed—Use Zoning District. Buildings where a minimum of two-thirds of the floor area of the building is residential must meet the requirements of Section 17.16.040, Design standards, as well as those of this section.

• D. Building Orientation.

  1. Building entrances must be oriented toward public rights-of-way or internal walkways.

  2. Building design must prevent direct visual access into adjacent residential properties. Where a new or existing primary interior residential space has an uninterrupted line of sight to windows of a primary interior space at the same floor level within twenty (20) horizontal feet, the glazing of the new windows shall be offset horizontally from the existing glazing by a minimum of twenty-four (24) inches.

E. Building Articulation. Any building over one hundred twenty-five (125) feet in width shall be broken down to read as a series of buildings no wider than seventy-five (75) feet each.

Figure 17.17.040(A). Building Articulation

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The St. Helena Municipal Code is current through Ordinance 26-4, passed May 12, 2026.

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• F. Building Facades Visible From a Public Street.

  1. Horizontal articulation must include a differentiated base, a roof cornice line or parapet, and an eave, awning, overhang, transom feature, belt course, or other architectural element that frames the middle section of the building.

  2. Buildings or portions of buildings over two stories must include articulation for the top story of the building. This may be accomplished through a change in color, change in material, a cornice/belt course at the bottom of the uppermost floor, change in roof pitch (such as a gable), or an upper-story step-back.

Figure 17.17.040(B). Building Facade Visible From Public Street

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3. Awnings must be of a durable, commercial grade fabric, canvas, or similar material with a matte finish.

4. Canopies must be constructed of wood or other natural materials in keeping with materials used historically in the city.

• G. Upper—Story Window Design.

  1. Upper-story windows must have a height equal to or greater than their width.

The St. Helena Municipal Code is current through Ordinance 26-4, passed May 12, 2026.

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2. Trim at least one-half inch in depth must be provided around all windows, or windows must be recessed at least three-quarter inches from the plane of the surrounding exterior wall. Foam is not a permitted trim material.

Figure 17.17.040(C). Upper—Story Window Design

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• H. Exterior Building Materials and Colors.

1. Building materials that support and enhance the architectural vernacular of the city must be used in all new developments. There are many materials that may be used to achieve this goal, including plaster or stucco, brick, native or artificial stone finishes, form board concrete finishes, board and batten siding, and horizontal siding (except as provided in subsection (H)(3) of this section).

2. In addition, corrugated metal may be used as a roof or siding material in all commercial and mixed-use zoning districts.

3. Specifically prohibited materials include unplastered, unpainted, or painted concrete block, and vinyl or aluminum siding.

4. The palette of materials and colors on a building must be applied to all sides of the building.

The St. Helena Municipal Code is current through Ordinance 26-4, passed May 12, 2026.

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5. A palette of contrasting colors is required along Main Street within the CB and MU districts.

• I. Front and Street Side Setback Improvements. Where front or street side setbacks are required, these areas must be improved with planters, paving, low walls, climbing vines, outdoor dining/seating areas, or other features that:

  1. Visually distinguish parking areas from pedestrian areas;

  2. Emphasize the building entrance and any on-site open space; and

  3. Frame required building transparency.

• J. Refuse and Recycling Area Enclosures.

1. Container Materials. Containers used for the collection and storage of refuse and recyclable materials shall be constructed of a durable waterproof and rustproof material, covered when the site is not attended, secured from unauthorized entry or removal of material and shall be of a capacity sufficient to accommodate materials collected between collection schedules.

2. Enclosure Materials. Unless specifically waived by the design review processes described in Chapter 17.05, Planning Permits and Approvals, all development projects shall have a refuse enclosure constructed of such materials as to be opaque and of sufficient size to permit the storage, removal, and replacement of standard commercial size refuse containers. No collection, storage or stacking of refuse is permitted outside the refuse enclosure.

   3. Drainage. The floor of the enclosure shall have a drain that connects to the sanitary sewer system.

• K. Design Standards in the CB and MU Districts Only.

1. Building Transparency/Required Openings on Main Street in the CB and MU Districts. Exterior walls facing and within forty (40) feet of a street facing lot line or pedestrian walkway must include windows, doors, or other openings for at least seventy percent (70%) of the building wall area and located between two and seven feet above the level of the sidewalk or walkway. These walls may run in a continuous plane for no more than ten (10) feet without transparency or an opening.

Figure 17.17.040(D). Facade Transparency on Main Street in the CB and MU

District

The St. Helena Municipal Code is current through Ordinance 26-4, passed May 12, 2026.

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a. Design of Openings. Openings fulfilling this requirement must have transparent glazing and provide views into work areas, display areas, sales areas, lobbies, or similar active spaces, or into window displays that are at least three feet deep.

• b. Exceptions for Parking Garages. Multilevel garages are not required to meet the ground-floor transparency requirement.

• c. Reductions. The building transparency requirement may be reduced or waived upon finding that:

  • i. The proposed use has unique operational characteristics with which providing the required windows and openings is incompatible; and

  • ii. Street-facing building walls will exhibit architectural relief and detail and will be enhanced with landscaping in such a way as to create visual interest at the pedestrian level.

2. Buildings With Main Street Frontage in the CB and MU Districts.

   • a. Buildings must be oriented to face Main Street with the primary entrance on Main Street.

   • b. Building entrances must be either covered or recessed a minimum of four feet from the building facade.

   • c. Buildings on corner parcels must be placed at the intersection of the front and side setback lines for a minimum of thirty (30) feet along both setback lines.

Figure 17.17.040(E). Buildings With Main Street Frontage

The St. Helena Municipal Code is current through Ordinance 26-4, passed May 12, 2026.

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3. Off-Street Parking in the MU District.

   • a. Off-street parking spaces may not be accessed from the front of the lot.

   • b. Off-street parking spaces may not be located within forty (40) feet of a street-facing property line. Exceptions may be granted through design review upon finding that:

     • i. The design incorporates habitable space built close to the street frontage to the maximum extent feasible;

ii. The site is small and constrained such that underground parking or surface parking located more than forty (40) feet from the street frontage is not feasible; and

iii. A screen wall designed to match the building materials of the primary building or a row of landscaping screens any off-street parking located within forty (40) feet of the street frontage.

• L. Design Standards in the SC District Only.

1. Frontages.

The St. Helena Municipal Code is current through Ordinance 26-4, passed May 12, 2026.

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a. Building design must emphasize active frontages and establish a connection to the right-of-way street.

• b. Frontages must feature at least one entry.

• c. Buildings more than fifty (50) feet in length along a right-of-way must incorporate at least one recessed entry with a minimum depth of six feet from the front facade.

d. The width of the recessed entry must be appropriate relative to the size of the building, with the maximum ratio of building height to entry recess 2.5:1 (height less than 2.5 × width).

2. Building Transparency/Required Openings. Exterior walls facing and within forty (40) feet of a street facing lot line or pedestrian walkway must include windows, doors, or other openings for at least forty percent (40%) of the building wall area and located between two and seven feet above the level of the sidewalk or walkway. These walls may run in a continuous plane for no more than fifteen (15) feet without transparency or an opening.

Figure 17.17.040(F). Building Transparency for SC District

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• a. Design of Openings. Openings fulfilling this requirement must have transparent glazing and provide views into work areas, display areas, sales areas, lobbies, or similar active spaces.

• b. Reductions. The building transparency requirement may be reduced or waived upon finding that:

  • i. The proposed use has unique operational characteristics with which providing the required windows and openings is incompatible; and

ii. Street-facing building walls will exhibit architectural relief and detail and will be enhanced with landscaping in such a way as to create visual interest at the pedestrian level.

3. Off-Street Parking Areas in the SC District.

The St. Helena Municipal Code is current through Ordinance 26-4, passed May 12, 2026.

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• a. Off-street parking spaces may not be located within ten (10) feet of a street-facing property line. For properties within the Highway 29 Specific Plan area, refer to that plan for the location and design of proposed parking areas.

• b. Curb cuts are limited to one per eighty (80) linear feet of any one street-facing frontage. (Ord. 23-4 § 5 (Exh. A))