Chapter 17.21 — OVERLAY ZONING DISTRICTS

Sections:

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

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Overlay zoning districts are intended to provide for the regulation of properties with special or unique conditions and establish regulations which shall be in addition to those of the base zoning district. The Overlay designations set forth in this title are as follows:

Table 17.21(A). Overlay Zoning Districts

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Abbreviation Name
FP Flood Plain Overlay
MHP Mobile Home Park Overlay
PED Parking Exemption District
HP Historic Preservation Overlay
PD Planned Development Overlay
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(Ord. 23-4 § 5 (Exh. A))

A. Purpose. This section identifies and designates areas subject to flooding and to provide protection against flood damage for uses and service facilities in these areas by requiring proper design at the time of initial construction. In any zoning district which is combined with an FP Overlay district, the regulations of this section must apply in addition to those specified for the underlying zoning district. If any conflict in these regulations occurs with other provisions of this title or any other ordinance or resolution of the city, the regulations of this section govern.

B. Applicability. The provisions of this section apply within any area designated as within the One Hundred (100) Year Flood Plain Overlay area as shown on Federal Emergency Management Agency (FEMA) maps and the general plan safety element on file with the city’s community development department.

• C. Prohibited Uses. The following uses are prohibited within the Flood Plain Overlay district:

  1. Hospitals;

  2. Health care facilities;

  3. Emergency shelters;

  4. Fire stations;

  5. Telecommunication facilities;

  6. Emergency command centers; and

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

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7. Emergency communications facilities.

• D. Buildings and Construction Requirements. New construction or replacement of existing construction is subject to the standards of Chapter 15.52, Flood Damage Prevention.

• E. Setback Standards. No development, grading, or agricultural planting shall encroach within the setback standards noted below, as measured from the top of the bank:

  1. Napa River: fifty (50) feet.

  2. Sulphur Springs Creek: twenty (20) feet.

• F. Design Standards. The following standards apply to development within the Flood Plain Overlay district:

1. Utilities. New or replacement water supply systems and/or sanitary sewer systems must be designed to minimize or eliminate infiltration of flood waters into the systems and discharges from the systems into flood waters. On-site waste disposal systems must be located to avoid impairment of water supply systems and/or sanitary sewer systems or contamination from them during flooding.

   2. Riparian Area Protection. To minimize disturbance to the waterway and vegetation, on the edge of the applicable waterway setback the project applicant shall erect a minimum four-foot-high construction fence prior to the issuance of a grading permit. The fence shall stay in place until a certificate of occupancy is issued.

• G. Building Permits.

1. No person must commence, authorize, or cause to be commenced any erecting, constructing, enlarging, altering, repairing, improvising, moving or demolishing of any building or structure without first obtaining a separate building permit for each building or structure from the chief building official.

2. All building permit applications for major repairs must be reviewed by the chief building official to determine that the proposed repair:

• a. Uses construction materials and utility equipment that are resistant to flood damage; and

  • b. Uses construction methods and practices that will minimize flood damage.

3. All building permit applications for new construction or substantial improvements must be reviewed by the chief building official to assure that the proposed construction (including prefabricated and mobile homes):

   • a. Is protected against flood damage;

   • b. Is designed (or modified) and anchored to prevent flotation, collapse or lateral movement of the structure;

   • c. Uses construction materials and utility equipment that are resistant to flood damage; and

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  - d. Uses construction methods and practices that will minimize flood damage. 

4. Exemption. Building height within the Flood Plain Overlay district must be measured from the flood elevation rather than natural grade.

• H. Subdivisions. All subdivision proposals and other proposed new developments must be reviewed by the city engineer to assure that:

  1. All such proposals are consistent with the need to minimize flood damage;

  2. All public utilities and facilities, such as sewer, gas, electrical and water systems, are located, elevated, and constructed to minimize or eliminate flood damage; and

  3. Adequate drainage is provided so as to reduce exposure to flood hazards. (Ord. 23-4 § 5 (Exh. A))

• A. Purpose. The Mobile Home Park Overlay district provides, when combined with an underlying Residential zoning district, for the establishment and operation of mobile homes.

• B. Zone Change and Conditional Use Permit Approval.

1. An application for a zoning map amendment or rezoning to combine the MHP Overlay and a Residential zoning district and for conditional use permit approval for a mobile home park must be filed simultaneously with the community development department. The zoning map amendment and the conditional use permit will be considered simultaneously by the approval authority.

2. The application for the conditional use permit must include, in addition to the requirements of Chapter 17.05, Planning Permits and Approvals, the following:

   • a. A site sketch indicating the location of the proposed park in relation to the surrounding area or region.

   • b. The park name, date, north point, scale, and sufficient boundaries to define the proposed acreage of the site.

   • c. The number of proposed mobile home spaces.

   • d. Names and addresses of record owner, engineer, or surveyor.

   • e. Location, names, and present width and grades of adjacent or abutting streets.

   • f. Existing topography and proposed changes, including trees, rock formations and other unusual features of the site, and at least one hundred (100) feet beyond its boundaries. Individual trees with a diameter of more than eight inches, measured twenty-four (24) inches above existing grade, must be

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

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identified by type, circumference, and dripline. Any trees proposed for removal must also be indicated. Contour lines must have the following intervals:

     - i. One-foot contour intervals for a ground slope less than five percent; 

     - ii. Two-foot contour intervals for a ground slope between five and ten percent (10%); and 

     - iii. Five-foot contour intervals for a ground slope greater than ten percent (10%). 

  - g. Approximate location of all areas subject to inundation of storm water overflow, and location, width, and direction of flow of all watercourses. 

  - h. Approximate width and location of all existing easements. 

  - i. Approximate dimensions of all mobile home spaces, radii of all curves and central angles. 

  - j. Location of all existing structures identified by type and indicating which are proposed to be removed and which will remain. 

  - k. Location of building setback line from each stream or river on the site, if applicable. 

  - l. Location of existing overhead utility lines and poles on site and on peripheral streets. 

• C. Uses Permitted. The following uses are permitted in the Mobile Home Park Overlay district:

  1. The installation of mobile homes that meet all applicable federal and state regulations.

  2. Accessory structures in accordance with California Code of Regulations, Title 25, Division 1, Chapter 2, Article 9.

D. Conditional Uses. Changes to approved uses within mobile home parks require a conditional use permit approval subject to Section 17.05.020, Conditional use permit (CUP).

• E. Development Standards.

  1. Mobile home park development within the city must comply with all applicable federal and state regulations.

  2. Screening must enclose the mobile home park at its street side setback lines and must be located along all other property lines.

  3. Vehicle parking and access must be consistent with Chapter 17.26, Parking and Loading.

  4. All setbacks must be landscaped with plant materials, equipped with sprinklers and adequately maintained in accordance with Chapter 17.25, Landscaping.

  5. All mobile homes must be on a permanent foundation.

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

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• F. Enforcement.

1. The Mobile Home Park Overlay regulations are intended to complement and be subordinate to state law. The state law governing manufactured home parks is entitled the “Mobilehome Parks Act” and may be found in Division 13, Parts 2.1 and 2.3 of the California Health and Safety Code. Mobile home park regulations are contained in the California Code of Regulations, Title 25, Division 1, Chapters 2 and 2.2. The city does not assume responsibility for the enforcement of the regulations contained therein and all mobile home parks within the city remain subject to the jurisdiction of the California Housing and Community Development Department in its role as the enforcement agency for the above described state laws. Nothing contained in this section must be construed to abrogate, void or minimize such other pertinent regulations and all pertinent state and city regulations concerning the development and operation of mobile home parks must be observed.

2. Mobile homes located within areas of special flood hazard are required to be in compliance with Chapter 15.52, Flood Damage Prevention. (Ord. 23-4 § 5 (Exh. A))

A. Purpose. The Parking Exemption district (PED) establishes an area without on-site parking requirements or an in-lieu fee. The Parking Exemption district, generally within the CB district, is an area found to be impacted by insufficient off-street parking due to the age of the buildings. The PED is intended to preserve the unique character of the district.

• B. Standards. All existing on-site parking within the Parking Exemption district must be maintained.[1 ]

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

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(Ord. 23-4 § 5 (Exh. A))

1 Upon completion of a downtown parking study, this section of the code will be amended to reflect any new standards or an in-lieu fee.

A. Purpose. This section is intended to safeguard the historic and architectural character of St. Helena by recognizing and preserving significant historic and cultural resources in the Historic Preservation (HP) Overlay district. It establishes design standards for the preservation and rehabilitation of historically and culturally significant resources as well as standards to ensure new development in the Historic Preservation Overlay zone is architecturally compatible.

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

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B. Applicability. The provisions of this section apply to parcels included in the Historic Preservation (HP) Overlay map on file with the city, including those properties on the city’s historic resources list (local register), properties designated as a local historic district, and properties designated as a historic resource.

C. Review for Compliance. All infill development proposals in the Historic Preservation Overlay district are subject to design review approval by the planning commission.

D. Standards for Preservation. This section establishes standards for the preservation of historic structures within the city.

1. Purpose. These standards implement the general plan’s policies related to the preservation and adaptive reuse of officially designated historic resources throughout the city and of structures having potential historical value within the city’s Historic Preservation Overlay zone.

2. Applicability. These standards must be utilized during the development/design review process as criteria against which to review exterior modifications within the Historic Preservation Overlay district requiring administrative or discretionary approval. The Secretary of the Interior’s Standards for Rehabilitation in subsection E of this section provide further detail on the treatment of historic properties.

3. Preservation and Rehabilitation of Existing Structures. In general, preservation and rehabilitation efforts must aim toward protecting the essential architectural features of a structure that help to identify its individual style and thereby further its contribution to the historic character of the surrounding neighborhood.

a. General Rehabilitation Principles.

i. Historic structures should be recognized for their own time and style. Rehabilitation should not try to create a preconceived concept of history, but should reuse existing or appropriate features.

ii. Rehabilitation of historic structures should retain and restore original elements first. If damage or deterioration is too severe, the element should be recreated using original materials to match the color, design, texture, and any other important design features.

iii. When replacement is necessary and original material cannot be obtained, substitution material should incorporate the color, design, and texture that conveys the visual appearance of the original material.

iv. The proposed alteration must reflect the original building exterior and site design features as determined from an early photograph, original building plans, or other evidence of original building features. This includes building and site design materials and colors, including walls, fences and roofing.

• b. Doors.

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i. The front door of a historic structure must fit the particular style of the structure. The shape, size, and style of doors are important features of all historical architectural styles and the original design/type must be maintained.

ii. Repair rather than replace original doors whenever possible. When replacement is necessary, the replacement door must match the original design and materials as closely as possible.

iii. If the original door is missing, appropriate design and materials must be selected by studying the doors of similar structures in the surrounding neighborhood or consulting books on architectural styles.

c. Exterior Materials.

i. The original exterior building materials must be retained whenever possible. It is not desirable to use mismatched materials of different finishes, shapes, sizes, or textures.

ii. Structures with original wood siding must not be stuccoed in an attempt to modernize their appearance. Likewise, plastic shingles must not be used to replace wood siding or shingles.

iii. Original siding materials must not be covered over, cladded, or replaced with a different material.

iv. Brick surfaces must not be sandblasted in an attempt to remove old paint. Sandblasting damages the natural fired surface of the brick, and causes it to lose its water repellent qualities. Also, mechanical grinders must not be used to remove mortar as this can damage the brick surrounding the joint.

v. Nondurable contemporary substitute materials, such as vinyl siding and foam trim, are not acceptable.

• d. Ornamentation and Trim.

i. Authentic decoration and trim on a structure provides the character defining features and identifies the structure with its particular architectural style. Original architectural elements such as cornices, moldings, and trim must not be removed.

ii. Deteriorated architectural features shall be repaired rather than replaced wherever possible. If replacement is necessary, new materials shall match the original in design, color, texture, and other visual qualities. If the original was painted, the substitute materials shall be painted as well.

e. Porches and Stairs. During rehabilitation efforts, the design integrity of the front porch must not be compromised. Front porches must not be enclosed with walls or windows.

• f. Roofs.

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

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i. Roofing must be watertight and utilize roofing materials that are compatible with the original style of the structure. When replacement is necessary roofing materials must be selected that are appropriate to the structure’s architectural style.

ii. Roof form and eave details, such as rafter tails, vents, parapets, dormers, and other architectural features, must be preserved. When repairing or altering a roof, the original roof pitch and orientation to the street must be maintained.

iii. It should be recognized that fire safety requirements may preclude reroofing a structure in its original material. The determination of what material to use for the replacement of wood shingles or shakes in historic structures must be based on compatibility with the colors and materials used elsewhere on the structure.

g. Windows.

i. The shape, size, and style of windows are an important feature of architectural styles and the original type window must be maintained.

ii. When window replacement is necessary, it is recommended that the new window be an exact match of the original.

iii. Proportions of existing window openings and the pattern of existing window sashes must be maintained in replacement work.

iv. Aluminum or plastic frame windows must not be used as replacements on any part of a historic structure without justification. The use of such materials is highly visible and the contrast of materials and styles can permanently affect the architectural integrity of the structure. The use of traditional materials is preferred treatment.

v. Where the original structure includes transom windows in the St. Helena Historic Commercial district, this traditional storefront must be retained. If the ceiling inside the structure has been lowered, the ceiling must be stepped up to meet the transom so that light will penetrate the building interior.

4. Additions to Existing Structures. Additions to historic structures may be necessary to ensure their continued use. Modifications (e.g., additions, new entrances and exits, parking facilities, handicap facilities, and seismic strengthening) must be made with care so as not to compromise a structure’s character defining features, finishes, or materials.

a. Site Plan Considerations. Additions must be carefully placed to minimize changes in the appearance of the structure from the public right-of-way. Whenever possible, additions must be placed to the side or rear of the structure and must not obstruct the appearance of the structure from the public right-of-way.

• b. Architectural Compatibility.

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

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i. Additions to historically valuable structures should incorporate the architectural features of the original structures including:

     - (A) Door and window shape, size, and type; 

     - (B) Exterior materials; 

     - (C) Finished floor height; and 

     - (D) Roof material, pitch, and style.

• ii. Refer to the rehabilitation standards, subsection (D)(3) of this section, for discussion of appropriate exterior doors, porches, wall materials, windows, etc.

  • c. Roof Pitch and Style.

    • i. The roof of a structure, especially its pitch and style, is an important architectural element that must be taken into consideration when planning an addition.

    • ii. Whenever possible, the pitch and style on the addition must match the original.

    • iii. Roof materials must be compatible to the existing building.

  • d. Second—Story Additions.

    • i. Because adding an additional story to an existing structure will always change the structure’s proportions, such additions must be carefully designed to follow similar two-story examples of the particular style that may be found in the surrounding neighborhood.

    • ii. To minimize the visibility of the second-story addition from the public right-of-way, the addition must be stepped back behind the existing roof ridge.

5. Review for Compliance.

a. Rehabilitation projects that do not expand the existing building or structure and which are consistent with the standards of the Historic Preservation Overlay may be approved administratively by the community development department.

b. Rehabilitation projects which are inconsistent with the standards of the Historic Preservation Overlay require design review by the planning commission, as established in Section 17.05.070, Major design review.

c. All new construction or additions that are visible from the public right-of-way or more than a twenty-five percent (25%) increase of the existing floor area of the primary structure require major design review by the planning commission, as established in Section 17.05.070, Major design review.

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

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E. Secretary of the Interior’s Standards. The Secretary of the Interior’s Standards for Rehabilitation are ten (10) basic principles created to help preserve the distinctive character of a historic building and its site, while allowing for reasonable changes to meet new needs. These standards are mandatory for listed buildings.

1. A property shall be used for its historic purpose or be placed in a new use that requires minimal change to the defining characteristics of the building and its site and environment.

2. The historic character of a property shall be retained and preserved. The removal of historic material or alteration of features and spaces that characterize a property shall be avoided.

3. Each property shall be recognized as a physical record of its time, place, and use. Changes that create a false sense of historical development, such as adding conjectural features or architectural elements from other buildings, shall not be undertaken.

4. Most properties change over time; those changes that have acquired historic significance in their own right shall be retained and preserved.

5. Distinctive features, finishes, and construction techniques or examples of craftsmanship that characterize a historic property shall be preserved.

6. Deteriorated historic features shall be repaired rather than replaced. Where the severity of deterioration requires replacement of a distinctive feature, the new feature shall match the old in design, color, texture, and other visual qualities and, where possible, materials. Replacement of missing features shall be substantiated by documentary, physical, or pictorial evidence.

7. Chemical or physical treatments, such as sandblasting, that cause damage to historic material shall not be used. The surface cleaning of structures, if appropriate, shall be undertaken using the gentlest means possible.

8. Significant archeological resources affected by a project shall be protected and preserved. If such resources must be disturbed, mitigation measures shall be undertaken.

9. New additions, exterior alterations, or related new construction shall not destroy historic materials that characterize the property. The new work shall be differentiated from the old and shall be compatible with the massing, size, scale, and architectural features to protect the historic integrity of the property and its environment.

10. New additions and adjacent or related new construction shall be undertaken in such a manner that if removed in the future, the essential form and integrity of the historic property and its environment would be unimpaired.

F. Standards for New Construction/Infill Development. This section establishes standards to be used in review of new and infill development within the Historic Preservation Overlay zoning district for which a discretionary permit is required.

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

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1. Purpose. These standards are intended to encourage new infill development in the Historic Preservation Overlay district to be compatible in scale and treatment with the existing, older development and to maintain the overall historic character and integrity of the community. At the same time, these standards are intended to promote the visual variety that is characteristic of St. Helena, to allow for contemporary architectural designs, and to provide reasonable flexibility in accommodating the tastes, preferences and creativity of applicants proposing new development, especially individual single-family homes.

2. Standards for Compatibility. New construction within the Historic Preservation Overlay must be designed to maintain any unifying development patterns such as setbacks, building coverage, building height, degree of transparency, eave depth, and orientation to the street. When new structures are developed adjacent to older single-family residences, there are concerns that the bulk and height of the infill structures may have a negative impact on the adjoining smaller-scale structures. The following standards are intended to address this concern:

a. Site Plan Considerations.

i. New development must continue the functional, on-site relationships of the surrounding neighborhood or district. For example, common patterns that must be continued are entries facing the public right-of-way, front porches, and garages/parking areas located at the rear of the parcel.

• ii. Front setbacks for new infill development must follow either of the following criteria:

  • (A) Equal to the average front setback of all residences on both sides of the street within one hundred (100) feet of the property lines of the new project; or

(B) Equal to the average front setback of the two immediately adjoining structures on each side of the new project.

iii. In cases where averaging between two adjoining existing structures is chosen, the new structure may be averaged in a stepping pattern. This method can work especially well where it is desirable to provide a large front porch along a portion of the front facade.

• b. Architectural Considerations.

i. New infill structures must support the distinctive architectural characteristics of development in the surrounding neighborhood or district, including building mass, scale, proportion, decoration/ detail, door and window spacing/rhythm, exterior materials, finished-floor height, porches, and roof pitch and style.

ii. Because new infill structures are likely to be taller than one story, their bulk and height can impose on smaller-scale adjoining structures. The height of new structures must be considered within the context of their surroundings. Structures with greater height should consider providing greater setbacks at the second-story level, to reduce impacts (e.g., blocking or screening of air and light, privacy, etc.) on adjoining single-story structures.

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

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iii. The incorporation of balconies and porches is encouraged for both practical and aesthetic reasons. These elements must be integrated to break up large front facades and add human scale to the structures.

iv. The proper use of building materials can enhance desired neighborhood qualities (e.g., compatibility, continuity, harmony, etc.). The design of infill structures must incorporate an appropriate mixture of the predominant materials in the surrounding neighborhood whenever possible. Common materials are brick, horizontal siding, shingles, stone, stucco, and wood.

v. Color schemes for infill structures must consider the color schemes of existing structures in the surrounding neighborhood or district in order to maintain compatibility and harmony. Avoid sharp contrasts with existing building colors.

vi. New structures which are wider that the traditional width must be designed to read as smaller modules reflecting the traditional building widths.

vii. Building heights must remain within twenty percent (20%) of the average height of adjacent buildings.

viii. Design of new development must reflect the horizontal elements of adjacent buildings. Horizontal elements may include an alignment of window frames, roof lines, facades and clear distinction between first floors and upper floors.

c. Single-Family Residences.

i. Use materials and building components in sizes that are typical of the historic building stock. This may include wood siding, vertical siding, or natural stone foundations no taller than twelve (12) inches.

ii. Foundation and floor-to-ceiling heights must be aligned within one foot of floor to ceiling heights on adjacent buildings if the adjacent parcels also have a Historic Preservation Overlay designation.

iii. Historic architectural styles (e.g., craftsman, Victorian, bungalow, etc.) are not mandated. However, contemporary architectural treatments proposed for new residences must complement and not detract from the qualities of the historic overlay district and the neighborhood setting of the proposed development.

iv. To the extent that a proposed residence is not readily visible from a public street, other public vantage point, or a significant historic resource, greater design flexibility must be allowed.

• d. Sustainable Construction Techniques.

i. Building forms that reduce energy use may be radically different than traditional architectural types. Careful and sensitive design is required in order to produce a contrast that is pleasing rather

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

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than jarring. The use of appropriate colors and textures on exterior materials is one method of linking a contemporary building design to a traditional neighborhood context.

• ii. Roof gardens, solar panels, and other sustainable construction features must be fully integrated into the design of new construction, rather than applied at the conclusion of the design process.

• e. Accessory Structures.

i. New accessory structures (e.g., garages, second units, sheds, etc.) that are visible from the public right-of-way must incorporate the similar architectural features (e.g., color, materials, roof pitch and style, etc.) of the main structure, but can be less elaborate than the main structure.

• ii. Design features must be applied with less detail on the accessory structure so that it does not compete with the main structure and is clearly subordinate to it.

G. Use of California Historic Building Code. The property owner of a property within the Historic Preservation Overlay district may elect to use the California Historic Building Code for alterations, restorations, new construction, removal, relocation, or demolition of a designated historic resource provided the building official determines that such use of the code does not endanger the public health or safety, and such action is necessary for the continued preservation of a historic resource. (Ord. 23-4 § 5 (Exh. A))

A. Purpose. The Planned Development Overlay (PD) district recognizes the advantage that integrated community planning offers over conventional zoning techniques in implementing the general plan goals. The PD Overlay district is specifically envisioned as a mechanism to preserve and/or create distinctive, high-quality single or mixed-use developments that meet or exceed the goals of the general plan. The provisions of the PD Overlay district are intended to:

1. Implement the goals, objectives, and policies of the general plan and the zoning code;

2. Provide for greater flexibility in the design of the developments than is otherwise possible through the strict application of zone regulations;

3. Encourage preservation of existing amenities and creation of new amenities;

4. Provide for a variety of housing types and densities;

5. Reduce environmental impacts;

6. Achieve superior relationships among uses, both within and surrounding the district;

7. Promote innovation, creativity and design excellence in building design and development concepts; and

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8. Promote the development of a cohesive, high-quality and aesthetically pleasing urban structure.

B. Standards and Requirements. The following regulations shall apply within PD Overlay districts, which shall also be subject to other provisions of this chapter, except that where a conflict in regulation occurs, the requirements specified in the approved PD Overlay district shall apply.

1. Area. The minimum area on which a PD Overlay district may be established is one acre of contiguous land. However, a PD Overlay district may be established for an area of less than one contiguous acre upon a finding that the property is suitable as a PD Overlay district by virtue of its relationship to adjacent parcels and their development plans (existing or proposed), unique historical character, topography, landscaping features, or by virtue of being a unique or isolated problem area.

2. Land Use. A single land use or multiple land uses permitted in any other district may be permitted in the proposed PD Overlay district, provided the use or uses are compatible with each other and serve to fulfill the purpose of the proposed development while complying with the general plan.

3. Development Standards. Standards for lot area, building coverage, building height, setback requirements, minimum open space area, sign placement and design, off-street parking, landscaping, and screening for the proposed development shall be established for the PD Overlay district and shall prevail over the development standards of the base district zoning of the property. No structure or improvement shall be constructed within the PD Overlay district except in compliance with all provisions of the adopted PD Overlay district. Each structure or improvement shall be constructed and maintained in strict compliance with all conditions of the PD Overlay district.

rlay district and shall prevail over the development standards of the base district zoning of the property. No structure or improvement shall be constructed within the PD Overlay district except in compliance with all provisions of the adopted PD Overlay district. Each structure or improvement shall be constructed and maintained in strict compliance with all conditions of the PD Overlay district.

4. Parks and Open Space. Land designated as parks and/or open space shall be conveyed, at the option of the city, to one of the following:

• a. Trustees provided in an indenture establishing an association of property owners or similar organization, subject to covenants running with the land, satisfactory to the city attorney, which restrict the open space in a manner that assures its continuing use for its intended purpose, and which provide a legal means for the city to enforce these provisions; or

• b. The city in a manner satisfactory to the city council.

5. Rights-of-Way. The streets, bike paths, and pedestrian ways within and bordering a PD Overlay district shall be offered for dedication to the city. Standards for public improvements shall be governed by applicable regulations and laws of the city or shall be as established by the public works department for the development under consideration.

6. Other Standards. Where the PD Overlay district is silent regarding particular development standards, the development standards of the applicable base zoning district shall apply.

7. Departures from standards ordinarily required in other districts and permitted in the initial approval of a PD Overlay district shall not be considered as precedent-setting in terms of other applications that may be brought before the city.

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

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C. Initiation. An application for a PD Overlay designation may be initiated by the city council, planning commission, community development director, or the owner or authorized agent of the owner of the property in compliance with Chapter 17.07, Amendments to the Zoning Map and Text.

• D. Application Requirements. An application for a PD Overlay designation shall be accompanied by:

  1. A written and/or diagrammatic project description that provides sufficient information to evaluate the merits of the proposed zoning. Application requirements shall be in accordance with the project application submittal requirements as determined by the community development director. In addition, an application for a PD Overlay district shall include the following items:

     • a. A site features map depicting the existing topography, structures, and natural features, including areas of significant vegetation. Properties within three hundred (300) feet of the site shall be included on the site features map.

     • b. The description of the infrastructure necessary for each phase of the proposed project.

     • c. A statement as to how a proposed residential project will comply with the city’s inclusionary housing requirements.

d. Any other information that the community development director determines to be necessary to properly evaluate the project.

2. A policy statement which sets forth the following items within each land use proposed in the development plan:

   • a. Principal permitted uses.

   • b. Accessory uses.

   • c. Uses permitted by conditional use permit.

d. A statement of provisions for ultimate ownership and maintenance of all parts of the development, including streets, structures, hillside areas (if such exist) and open spaces.

• e. District regulations including:

  • i. Minimum lot sizes;

  • ii. Minimum lot widths;

  • iii. Maximum density (residential) and FAR (nonresidential);

iv. Minimum setbacks, including yard setbacks from adjacent properties and between differing uses;

• v. Maximum building heights;

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• vi. Maximum lot coverage for structures (structures include paved areas except for those on single-family detached residential lots);

vii. Accessory building requirements, including setbacks, height limits and location;

  - viii. Parking requirements; 

  - ix. Design guidelines; and 

  - x. A listing of district regulations or standards to be adopted by ordinance at the time of final approval. 

3. A development plan which identifies the following items:

   • a. Proposed land use by type, acreage, residential densities and nonresidential uses, expressed in gross square footage of floor area;

b. The proposed circulation pattern within the development and connections to the surrounding circulation patterns, including public and private vehicular, bicycle, and pedestrian ways; transit stop locations; preliminary locations and widths of streets and alleys; and estimated traffic generation as it affects public streets within and adjacent to the project;

• c. Site features that influence the development of the site;

• d. A preliminary grading and drainage plan;

• e. Recreational and open space amenities and public plazas where applicable for nonresidential development;

f. Preliminary sketch evaluations of all proposed buildings and structures from all major vantage points; and

g. If a phased development, each phase shall be indicated including location, structures, infrastructure and timing.

4. The approval authority may waive any of the above required information items if it is determined they are unnecessary or unreasonable under the circumstances.

• E. Preliminary Review and Application.

1. Preliminary Review by Community Development Director. Before the city will accept an application for a PD Overlay district designation, the applicant shall submit a statement of intent and preliminary development plan for preliminary review and comment by the community development director. The statement of intent and preliminary development plan must:

• a. Include sufficient information to assist in the review of the application and to ensure that the application meets all the required findings provided in subsection G of this section.

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b. Demonstrate that the proposed development would result in a more desirable development than would otherwise be permitted under the applicable base zoning district standards.

• c. Include the information and materials specified in the department handout for a Planned Development Overlay application, together with the required fee.

The community development director may waive the requirements for any of the information required above if it is determined that the information is unnecessary in order to complete a review of the PD Overlay application.

2. Application. An application for a PD Overlay district designation shall be prepared, filed, and processed in compliance with Section 17.04.020, Application process.

• F. Review Procedures.

  1. Zoning Map Amendment. An application for a PD Overlay district designation shall be processed as an amendment to the zoning map, according to the procedures of Chapter 17.07, Amendments to the Zoning Map and Text.

  2. Tentative Subdivision Map. When a PD Overlay district designation requires the submission of a tentative subdivision map, this map and all supporting documents shall be prepared and submitted concurrently with the application for the PD district.

  3. Major Design Review. Prior to issuance of a building permit, development within a PD Overlay district shall be subject to the requirements of Section 17.05.070, Major design review.

G. Required Findings. An application for a PD Overlay district designation shall be approved only if all the following findings are made:

1. The proposed development is consistent with the general plan and any applicable specific plan, including the density and intensity limitations that apply;

2. The subject site is physically suitable for the type and intensity of the land use being proposed;

3. Adequate transportation facilities and public services exist or will be provided in accord with the conditions of development plan approval to serve the proposed development; and the approval of the proposed development will not result in a reduction of traffic levels of service or public services so as to be a detriment to public health, safety, or welfare;

4. The proposed development will not have a substantial adverse effect on surrounding land uses and will be compatible with the existing and planned land use character of the surrounding area;

5. Any exception from standard zoning development requirements is warranted by the design and amenities incorporated into the development plan in accord with adopted policies of the planning commission and city council;

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6. The proposed development is demonstratively superior to the development that could occur under the standards applicable to the underlying base zoning district, and will achieve superior community design, environmental preservation, and/or substantial public benefit; and

7. The existing or proposed utility services are adequate for the population densities and nonresidential components of the development plan.

H. Conditions. In addition to the provisions in Section 17.04.110, Authority to apply conditions of approval, when approving an application for a PD Overlay district, the approval authority may impose conditions deemed necessary to:

1. Ensure that the proposal conforms in all significant respects with the general plan and with any other applicable plans or policies that the city has adopted;

2. Achieve the general purposes of this title or the specific purpose of the zoning district in which the project is located;

3. Achieve the findings listed above; or

4. Mitigate any potentially significant impacts identified as a result of review conducted in compliance with the requirements of the California Environmental Quality Act.

• I. Termination and Extension.

1. Termination of a PD Overlay District. If, within two years after the approval of a PD Overlay district application by the city council, the required design review approvals (refer to Section 17.05.070, Major design review, and Section 17.05.080, Minor design review) have not been obtained and the construction specified in the development plan has not commenced, the planning commission shall review with the applicant(s) the reasons for not initiating the project development. The planning commission may initiate consideration of reclassification, hold public hearings, and make recommendation to the city council to remove the PD Overlay district designation over all or part of the area.

2. Extension. Procedures for the extension of an approved PD Overlay district application are established in Section 17.04.140, Extension of permits and approvals. Upon granting of an extension, changes to a previously approved conditional zoning map amendment applications may be subject to the following:

• a. Modification of previously required conditions of approval as warranted by interim changes in the area and/or to ensure continued compatibility with any improvements within the context area; or

b. Site plan revisions as necessary to comply with any ordinance or zoning code amendments that may have taken effect since the time of the original approval. (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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