St. Helena Municipal Code Ch. 17.19 Community Agricultural and Natural Resource Zoning Districts

COMMUNITY AGRICULTURAL AND NATURAL RESOURCE ZONING DISTRICTS

Sections:

• 17.19.010 Purpose and applicability.

• 17.19.020 Use regulations.

• 17.19.030 Development standards.

• 17.19.040 Supplemental standards.

This chapter protects existing resources while providing for a range of agricultural, residential, and community uses within the city’s agricultural and natural resource areas. This chapter establishes use regulations, development standards, and design standards for the Twenty-Acre Agriculture, Winery, and Woodlands and Watershed zoning districts as follows:

Twenty—Acre Agriculture (A-20). The A-20 zone is intended to provide for agricultural and residential uses. The purpose of the A-20 district is to preserve agricultural land uses and provide for future orderly development as the urban limit line is adjusted to accommodate urban growth. This zone restricts the density of residential use and stipulates the location and area of residential development to promote preservation of agricultural land use and reduce impacts to the provision of infrastructure as the urban area of the city expands. This zone implements the agriculture general plan land use designation.

Winery (W). The W zone is intended to provide for winery and winery-related uses within the agriculture general plan land use designation. This zone implements the agriculture general plan land use designation.

Woodlands and Watershed (WW). The WW zone is intended to allow residential development that is sensitive to the land and its varying capability for development. Development in the WW zone carefully considers the communitywide implications of natural conditions and minimizes impacts on natural conditions. This zone implements the woodlands and watershed general plan land use designation. (Ord. 23-4 § 5 (Exh. A))

Table 17.19.020(A): Use Regulations—Community Agriculture and Natural Resource Zoning Districts, lists the uses permitted (“P”), permitted with a minor use permit (“MUP”), 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 17.19.020(A). Use Regulations—Community Agriculture and Natural

Agricultural and Extractive Uses

Table 17.19.020(A). Use Regulations—Community Agriculture and Natural

End Notes:

1 Up to thirty-six (36) beds in group quarters or twelve (12) units or spaces designed for use by a single-family or household pursuant to California Health and Safety Code Section 17021.6 are permitted. Otherwise, a CUP is required.

2 On parcels over two acres in size, the single-family dwelling must be accessory to an agricultural use.

3 If the new tanks increase wine production volume beyond what is established in an existing CUP or certificate of legal nonconforming use, a new CUP is required. If there is no increase in wine production as a result of the proposed new tanks, no CUP is required. Design review is not required for new tanks placed indoors.

• 4 Hog farms, dairies, commercial poultry farms, and egg ranches require a CUP.

• 5 Horses and cattle are not permitted.

• 6 CUP required for new uses within thirty (30) feet of Napa River, York Creek, Sulphur Springs Creek and for new uses within Flood Plain Overlay (see Section 17.21.010, Flood Plain Overlay (FP)).

• 7 Plumbing and cooking facilities are not permitted.

• 8 CUP is required where the roadside stand exceeds two hundred (200) square feet.

• 9 Any outdoor winery equipment or improvements proposed to be located within four hundred (400) feet of any R zone or within two hundred (200) feet of State Highway 29, the Silverado Trail or Deer Park Road requires a CUP.

• (Ord. 23-4 § 5 (Exh. A))

Table 17.19.030(B): Development Standards—Community Agriculture and Natural Resource Zoning Districts, establishes the development standards for the Twenty-Acre Agriculture, Winery, and Woodlands and Watershed zoning districts. The numbers in each illustration refer to corresponding regulations in the table.

Table 17.19.030(B). Development Standards—Community Agriculture and Natural

Resource Zoning Districts

Table 17.19.030(B). Development Standards—Community Agriculture and Natural

End Notes:

1 For all lots less than two acres in area refer to the development standards for the LR-1A zoning district in Table 17.16.030(B): Development Standards—Residential Zoning Districts.

2 Density excludes agricultural employee housing.

3 No more than one-quarter acre of any one parcel < five acres (or one-half acre for parcels > five acres) may be removed from potential, historical, or active agricultural use. All structures, driveways (except for a sixteen (16) foot wide driveway no greater than two-thirds the length of the parcel), parking areas, patios, pools, lawn areas, or other nonagricultural uses are included in the one-quarter acre or one-half acre respectively, maximum standard per parcel.

4 The habitable space in accessory structures may not exceed twenty-five percent (25%) of the gross floor area of the primary structure.

(Ord. 23-4 § 5 (Exh. A))

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

• B. Design in the A-20 District.

  1. Residential Design Standards. All residential development is subject to the standards of Section 17.16.040(A).

  2. Accessory Buildings in the A-20 District. Barns, stables, chicken houses and similar accessory buildings must be placed not less than fifty (50) feet from a street, nor less than fifty (50) feet from any dwelling on an adjacent parcel or R district boundary line.

Figure 17.19.040(A). Accessory Buildings in the A-20 District

• C. Development in the W District.

  1. All wine storage tanks and surface winery waste treatment facilities shall be subject to the standards in Table 17.19.030(B): Development Standards—Community Agriculture and Natural Resource Zoning Districts.

  2. No use authorized under the provisions of this chapter shall be permitted where use, occupancy or patronage will exceed the capability of the site to provide off-street parking, waste disposal system and reasonable provisions for public safety.

  3. Retail sales and food and drink facilities must be integrated with a visitor center, and no advertising or other exterior evidence of such use shall be visible from any public right-of-way.

  4. Winery operations shall generate sound levels no greater than fifty-five (55) decibels at any property line more than ten percent (10%) of the time (L 10). “L 10” is the noise level at the property line that is exceeded ten percent (10%) of the operating time.

  5. Winery operations shall generate no discernible odors of sewerage or putrefying organic material origin, other than normal fermentation odors, at the property lines.

  6. Bottling, warehousing and retail sales activities shall be conducted within structures specifically designated for such uses.

• D. Development in the WW District.

  1. All clearing and earthmoving must be conducted in compliance with an erosion control plan as prepared by a registered civil engineer and approved by the city engineer.

2. No disturbance of definite or suspected landslides or soil creep areas is permitted, as identified on maps produced by United States Geological Survey (USGS) or on any other more detailed study prepared by properly credentialed professionals and reviewed by the city’s geotechnical consultant.

3. No disturbance of, or development within, riparian areas within one hundred (100) feet of intermittent or perennial streams noted on USGS maps is permitted.

4. No earth movement on slopes in excess of thirty percent (30%) is permitted. An exception may be granted by the city engineer for minor trenching and backfilling for the installation of utilities and for temporary, nongraded access for construction purposes where no trees or substantial vegetation will be removed and where the surface will be recontoured to previous condition and revegetated according to the erosion control plan. Applications for an exception must include submittal of a construction plan for the equipment to be installed, a plan for the maintenance of that equipment, a soils and slope stability analysis prepared by a geotechnical engineer, an erosion control plan pursuant to subsection (D)(1) of this section, and a revegetation plan, utilizing native plant species, for the area that will be disturbed by the earth movement. Prior to granting an exception, the city engineer must find that the project does not have potential for creating significant erosion problems. A performance bond must be required and held by the city for one year after completion of the project to ensure that the recontouring and revegetation were properly installed.

5. No buildings (other than water tanks, which must be screened) may be constructed within one hundred (100) feet of the primary ridgeline on any parcel. The intent of this section is to reduce the visual impact of buildings that would obscure public views of the most prominent ridgeline on each property, without precluding the opportunity of the property owner to site a building that could attain a view. In implementing this section, the planning commission must adopt a finding that the approved plan balances the owner’s interest in attaining a view against the city’s interest in preventing the obstruction of scenic views.

6. Water and sewer systems will be constructed and maintained, at the applicant’s expense, to meet such standard as may be adopted by ordinance of the city council, or in the absence of such to the satisfaction of the city engineer. If individual and/or private water and/or sewage systems are proposed, prior approval must be obtained from the Napa County department of environmental management.

7. The fuel loading within fifty (50) feet of the building or building envelope must be maintained at a level not to exceed such standard as may be adopted by the city council.

8. New roads/common drives/driveways must be maintained so as to guarantee all of the following:

   • a. Safe two-way year-round passage of emergency vehicles, as defined in St. Helena access road standards, as adopted by the city council.

   • b. Erosion from road cuts/fills must not exceed such standard as specified in an erosion control plan approved by Napa County resource conservation district, pursuant to ordinance adopted by the city council, or in the absence of such, to the satisfaction of the city engineer.

• c. Dust creation must be minimized and must not exceed such standard as may be adopted by ordinance of the city council.

  • d. Earth movement must not obstruct or obliterate circulation improvements.

  • e. Grading must occur between April 1st and October 15th unless approved otherwise by the city engineer.

9. Emergency vehicle access must be constructed and maintained, at the applicant’s expense, to allow interconnection with nearby roads.

10. Roofing materials must be noncombustible. See the fire code for sprinkler and water supply requirements. (Ord. 23-4 § 5 (Exh. A))