St. Helena Municipal Code Ch. 17.16 Residential Zoning Districts

Sections:

• 17.16.010 Purpose and applicability.

• 17.16.020 Use regulations.

• 17.16.030 Development standards.

• 17.16.040 Design standards.

This chapter regulates the development of residential dwellings that are suitable to the character of St. Helena’s residential neighborhoods. This chapter establishes use regulations, development standards, and design standards for the Low Density One-Acre Minimum, Low Density Residential, Medium Density Residential, and High Density Residential zoning districts as follows:

Low Density Residential One-Acre Minimum (LR-1A). The LR-1A zone provides for single-family detached homes, accessory dwelling units, limited agricultural uses, and compatible uses. Residential densities in the LR-1A zone shall not exceed one unit per gross acre, except that greater density is allowed under state law if a site meets the standards for two-unit project in Chapter 17.31, Two-Unit Projects. This zone implements the low density residential general plan land use designation.

Low Density Residential (LR). The LR zone is intended to provide areas for single-unit dwellings and duplexes. Residential densities are from one to five units per gross acre. This zone implements the low density residential general plan land use designation.

Medium Density Residential (MR). The MR zone is intended to protect existing patterns of development for a range of residential development types, accessory dwelling units, and compatible uses in areas. Types of dwelling units include attached and detached single-unit dwellings, duplexes, and triplexes. Residential densities are from 5.1 to sixteen (16) dwelling units per acre. This zone implements the medium density residential general plan land use designation.

High Density Residential (HR). The HR zone is intended to provide for multifamily residential units, group quarters and compatible uses. Residential densities are from 16.1 to twenty-eight (28) dwelling units per acre. This zone implements the high density residential general plan land use designation. (Ord. 23-4 § 5 (Exh. A))

Table 17.16.020(A): Use Regulations—Residential 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. A conditional use permit is also required for any business which consists of two or more permitted uses. The right-hand column provides references to other sections of this title where additional regulations are located. Any projects that qualify for ministerial approval under state law will be processed ministerially as required by that state law.

Table 17.16.020(A). Use Regulations—Residential Zoning Districts

Table 17.16.020(A). Use Regulations—Residential Zoning Districts

Table 17.16.020(A). Use Regulations—Residential Zoning Districts

End Notes:

1 A CUP is not required for new development on an existing small lot.

2 Indoor cooking facilities are not permitted. Indoor plumbing for toilets, showers, or pool equipment is allowed in pool houses or similar accessory buildings.

(Ord. 23-4 § 5 (Exh. A))

Table 17.16.030(B): Development Standards—Residential Zoning Districts, establishes the development standards for the residential zoning districts. The numbers in the figure below refer to corresponding regulations in the table.

Table 17.16.030(B). Development Standards—Residential Zoning Districts

Table 17.16.030(B). Development Standards—Residential Zoning Districts

Table 17.16.030(B). Development Standards—Residential Zoning Districts

Table 17.16.030(B). Development Standards—Residential Zoning Districts

End Notes:

1 Greater residential densities are allowed under state law if a site meets the standards for two-unit development as described in Chapter 17.31, Two-Unit Projects.

2 Densities existing as of January 1, 2023, are permitted to remain.

3 Parcels created by lot line adjustments may be less than one acre provided the number of parcels does not increase and that no lots are less than seven thousand (7,000) square feet.

4 Max. building gross floor area (all floors) for single-family residences including accessory structures is as follows:

Lots < 6,000 sf: 1,995 sf

Lots 6,000—9,999 sf: 2,945 sf

Lots 10,000—14,999 sf: 3,705 sf

Lots 15,000—19,999 sf: 3,971 sf Lots > 20,000 sf: 4,000 sf

• 5 The following additional standards apply for existing development and new construction in the LR-1A, LR, MR, and HR zoning districts:

a. The max. building gross floor area may be increased up to eight hundred (800) sf for construction of an ADU. (See Section 17.22.030.)

• b. The following buildings and areas are exempt from max. building gross floor area:

• i. One covered parking space with a max. floor area of two hundred (200) sf;

• ii. Nonhabitable accessory buildings with a max. floor area of one hundred twenty (120) sf;

iii. A nonhabitable basement or attic; and

iv. A balcony, porch, deck, or similar structure, whether covered or uncovered.

• 6 Additional standards for accessory buildings are described in Section 17.22.020, Accessory uses.

• 7 Landscaped setback and buffer areas count toward this requirement.

Table 17.16.030(C): Primary Building Gross Floor Area Standards in the LR-1A and LR Zoning Districts, establishes the maximum building footprint for primary buildings, excluding accessory structures.

Table 17.16.030(C). Primary Building Gross Floor Area Standards in the LR-1A and LR Zoning Districts

(Ord. 26-2 § 3; Ord. 25-7 § 2; Ord. 23-4 § 5 (Exh. A))

The standards in this section apply to all development within the residential zones. These design standards supplement the development standards of Table 17.16.030(B): Development Standards—Residential Zoning Districts.

• A. Design Standards for All Residential Development Types.

  1. General Standards. All development is subject to the provisions of Division IV of this title, Citywide Standards. Also refer to subsection B of this section, Design Standards Specific to Small Lot Development, and subsection C of this section, Design Standards Specific to Multifamily Development.

2. Required Second Story Step-backs in the LR and MR Districts. Second stories for new single-family residences, for both new construction and additions, must be stepped back eight feet from the ground floor front facade, unless the front elevation has a porch a minimum of six feet deep that extends eighty percent (80%) or more of the width of the front elevation, excluding a garage. Also refer to the minimum interior side setback standard for upper floors in Table 17.16.030(B), Development Standards—Residential Zoning Districts.

3. Building Orientation.

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

   • b. Windows, balconies, and decks must be a placed a minimum of twelve (12) feet measured horizontally from the windows of existing residences (on site or off site).

4. Wall Planes. Building offsets, roof overhangs, bay windows, the use of a variety of materials, and other features as determined by the community development director, shall be used to reduce building massing. The following requirements apply to walls facing a sidewalk, pedestrian walkway, or publicly accessible outdoor space:

• a. Unbroken wall planes of twelve (12) feet or more in width are prohibited;

b. Any wall plane on the front facade larger than ten (10) feet in width shall incorporate windows, doors, or other openings; be articulated (i.e., break up the wall plane); or incorporate design features such as bay windows, balconies or verandas, or a change in material or color;

• c. On corner lots, elevations oriented towards both street frontages shall include the same architectural design character on each elevation; and

d. In the MR district, the front door of any primary single-family unit must be visible to the public street.

5. Exterior Building Materials.

a. 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 (A)(5)(c) of this section).

b. In addition, corrugated metal may be used as a roof material in all zoning districts, and as a siding material in the A-20, MR, and HR zoning districts.

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

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

6. Landscaping. The entire front and street side required setbacks, exclusive of permitted driveways, walkways, or parking areas, must be landscaped with drought tolerant plant materials in compliance with Chapter 17.25, Landscaping.

7. Site Circulation and Access.

a. A system of pedestrian walkways must connect the primary entryways of all on-site buildings, all onsite automobile and bicycle parking areas, to any on-site open space areas or pedestrian amenities, to all shared trash enclosure areas, and to the public sidewalk on the perimeter street frontage.

b. Where a required walkway crosses parking areas or loading areas, it must be clearly identifiable with a raised crosswalk, a different paving material, or similar method.

c. New streets or drive aisles must form a continuous pedestrian network from the primary right-ofway and within the development.

d. Walkways must be a minimum of four feet wide, must be hard-surfaced, and paved with concrete, stone, tile, brick, or comparable material.

e. The minimum distance from the back of any drive aisle or walkway interior to a site must be ten (10) feet to the garage door and five feet to any living area or covered porch.

Figure 17.16.040(A). Distance to Interior Drive Aisle or Walkway

• f. Automobile and pedestrian access points into multifamily residential developments must not be gated or closed off to the public.

g. Where individual driveways are accessed by a private or shared drive, a maximum of one driveway curb cut is allowed for each fifty (50) feet of street frontage.

8. Parking Frontage. The total width of parking areas visible from the street, including open parking, carports, and garages, but excluding parking located behind buildings, must not exceed thirty percent (30%) of any street frontage. This limitation does not apply to irregular or pie-shaped lots where the lot width measured at the property line is narrower than the rear lot width, rowhouses, or frontages along alleys.

Figure 17.16.040(B). Parking Frontage

9. Private Ground Floor Outdoor Open Space. For multistory dwelling units, private ground floor outdoor open space must be provided by a combination of porches, decks, patios, or private open space such as garden areas. Refer to Table 17.16.030(B): Development Standards—Residential Zoning Districts.

10. Required Play Areas. Multifamily developments that include fifteen (15) or more dwelling units must include at least one play area for children. The play area must:

• a. Have a minimum dimension of fifteen (15) feet in any direction and a minimum area of six hundred (600) square feet.

• b. Contain play equipment, including equipment designed for children aged five years and younger.

• c. Be visible from multiple dwelling units within the project.

• d. Be protected from any adjacent streets or parking lots with a fence or other barrier at least four feet in height.

• e. Include safe material under play equipment that provides protection from falls.

• f. The play area requirement does not apply to any development that is age-restricted to senior citizens or located within three hundred (300) feet of a public park.

Figure 17.16.040(C). Required Play Area

B. Design Standards Specific to Small Lot Development. In addition to the standards listed in subsection A of this section, small lot development is subject to the standards below:

1. Small Lot Size. Detached or attached single-unit residential development is permitted on lots less than the minimum lot size established for zoning districts allowing single-family or multifamily residential uses, in accordance with Table 17.16.030(B): Development Standards—Residential Zoning Districts.

2. Small Lot Configurations. Small lot development types may include but are not limited to drive courts or cottage courts abutting a local roadway. Figures 17.16.040(D) and 17.16.040(E) show potential configurations of small lot development within a perimeter lot line. Interior lot line placement varies by development and is not regulated by this title.

Figure 17.16.040(D). Cottage Court With Alley Access (Example Configuration)

Figure 17.16.040(E). Cottage Court With Perimeter Drive Aisle and Detached or Attached Garages (Example Configuration)

3. Small Lot Perimeter Setbacks. The minimum setbacks for the primary structures from the perimeter property lines of small lot single unit development are the same as the required setbacks of the underlying zoning district.

4. Small Lot Entrances.

a. The primary entry of units located in the interior of the development must be oriented towards and visible from a pedestrian pathway that is connected to a public right-of-way or private street.

b. Each unit must have a primary covered or recessed entry that is oriented to the common central open space.

• c. The primary entry of units located along the right-of-way must be oriented toward the right-of-way.

d. A minimum twelve (12) foot separation is required between the primary entryway of a unit and the adjacent building wall of a neighboring unit.

e. Each primary entrance must incorporate a front porch that provides a minimum five-foot clear depth and that faces either the common open space or abutting right-of-way.

Figure 17.16.040(F). Small Lot Entrance Orientation Adjacent to Right-of-Way

5. Small Lot Interior Setbacks for Detached Units. The interior building separation for detached units is a minimum ten (10) feet.

Figure 17.16.040(G). Small Lot Building Separation for Detached Units

6. Small Lot Parking and Access.

   • a. Garages may not be oriented to face perimeter streets.

   • b. Required parking must be provided on each small lot, within a common parking area, or in a combination of the two.

   • c. Parking must be designed and located such that it is not visible from public rights-of-way.

   • d. The front face of a garage placed on an alley that is twenty (20) feet or less in width must be set back a minimum of five feet from the property line.

7. Small Lot Landscaping.

   • a. Landscaping with drought tolerant plant materials must be provided consistent with the requirements of Chapter 17.25, Landscaping.

   • b. Lots with units facing a common open space must have at least five feet of landscaping between the entrance and any interior walkway.

8. Small Lot Private Open Space.

   • a. A minimum of one hundred (100) square feet of ground-level private open space must be provided for each small lot unit. This space may take the form of a porch, deck, patio, or garden.

   • b. The minimum allowed dimensions for required private open space is six feet.

C. Design Standards Specific to Multifamily Development. In addition to the standards listed in subsection A of this section, multifamily development is subject to the standards below.

1. Design.

a. The roof line on the longest building elevations shall include a vertical offset of at least eighteen (18) inches for each unit or for each pair of units on that elevation.

Figure 17.16.040(H). Roofline, Attached Single Unit and Multi-Unit

Development

b. Exterior building walls must vary in depth through a pattern of offsets, recesses, or projections a minimum of two feet every twenty-five (25) horizontal feet. Patterns may be established through changes in plane, balconies, bay windows, dormers, or other facade features.

Figure 17.16.040(I). Facade Articulation

c. All visible building facades shall incorporate details, such as window and door trim, window recesses, cornices, changes in materials, or other design elements. Each side of a building that is visible from a public right-of-way shall be designed with a consistent level of detailing and quality of materials.

d. A minimum of two features such as balconies, cantilevers, dormers, bay windows, awnings, patios, individualized entries, or accent materials shall be incorporated into each project building.

e. At least two materials shall be used on any building frontage, in addition to glazing and railings. Any one material must comprise at least twenty percent (20%) of the building frontage.

f. Buildings over two stories must provide a ground floor elevation that is distinguished from the upper stories through a material or color change along at least seventy-five percent (75%) of building facades facing rights-of-way or public open space.

g. Dwelling units facing common open space areas must include a minimum of one window providing a direct view onto the common area.

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

Figure 17.16.040(J). Full—Height Recesses, Attached Single-Unit and MultiUnit Development

i. For buildings twelve (12) feet or less apart, windows, balconies, and other private open spaces shall be offset to avoid direct sightlines into and from neighboring properties.

Figure 17.16.040(K). Window and Balcony Placement, Attached Single-Unit

and Multi-Unit Development

j. Each unit shall have at least two hundred (200) cubic feet of enclosed, weather-proofed, and lockable private storage space with a minimum horizontal dimension of four feet. The required private storage space may be located within a building or outside of the building, and may be used for bicycle parking.

k. Affordable units and market-rate units in the same development shall be constructed of the same or similar exterior materials and details such that the units are not distinguishable.

2. Attached Rowhouse Design.

a. Attached rowhouse development may be configured with vehicular access provided via an on-site drive aisle, from an abutting alley, or from the primary building frontage.

• b. Blocks of attached rowhouses must be a minimum of three units and a maximum of eight units.

c. For attached rowhouse units, a minimum separation of twelve (12) feet must be provided between blocks of units.

Figure 17.16.040(L). Separation at End of Row

3. Entry Design.

a. Shared entrances to multifamily developments must be visible from the right-of-way or shared walkways. Direct pedestrian access must be provided between the public sidewalk and all shared entrances.

• b. Individual ground floor entrances to units within a multifamily development must:

  • i. Be visible and directly accessible from the right-of-way or a shared pathway; and

  • ii. Incorporate usable outdoor areas such as patios, porches, stoops, terraces, or forecourts.

c. Exterior entrances to units in multifamily developments may be either individual or shared. Exterior entrances to individual units on upper floors are permitted; however, shared exterior access corridors located above the ground floor and visible from the street may provide access to a maximum of four units.

d. Duplexes, triplexes, and fourplexes abutting any LR-1A, LR, or MR district shall include individual front doors and interior stairs (when stairs are needed).

e. Exterior entrances serving multiple units must have a roofed projection or recess with a minimum depth of five feet and a minimum horizontal area of sixty (60) square feet.

Figure 17.16.040(M). Entrances Serving Multiple Units

f. Exterior entrances serving a single unit must have a roofed projection or recess with a minimum depth of at least five feet and a minimum horizontal area of at least twenty-five (25) feet.

4. Common Outdoor Recreation Space. Common open space must meet the following requirements:

a. Use. Common outdoor recreation space must be available for passive and active outdoor recreational purposes for the enjoyment of all residents of each project. Outdoor recreation space types include but are not limited to picnic areas, tot lots, sports courts, swimming pools, and community gardens.

b. Slope. The slope of the common outdoor recreational space must not exceed a slope of ten percent (10%) and must be easily accessible for all residents.

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

d. Precluded Areas. Common outdoor recreation space must not include driveways, public or private streets, or utility easements where the ground surface may not be appropriate for recreational space.

5. Parking.

• a. Location for All Multifamily Residential. Off-street parking serving multifamily residential development must be located in one of the following facilities:

i. Surface parking lots, garages, or carports located to the side or rear of residential buildings in relation to adjacent streets. If a site fronts on two or more streets, this standard applies to the front of the lot.

ii. Garages with side entries, in which the face of the garage door is generally perpendicular to the street.

iii. Attached individually secured garages.

• b. Rowhouse Garages Frontage. Rowhouse garages with doors that face the street must be recessed from the primary facade and may not occupy more than fifty percent (50%) of the width of any streetfacing building facade.

Figure 17.16.040(N). Rowhouses Garages

(Ord. 23-4 § 5 (Exh. A))