St. Helena — Land Use

Last reviewed: July 6, 2026

Overview

St. Helena’s land use rules live in Title 17 Zoning Code (Ord. ZOA 2023-001), which organizes properties into base zoning districts with use tables that say what is permitted by right (P), by minor use permit (MUP), or by conditional use permit (CUP). For each district, the code also sets development standards like density, floor area ratio (FAR), setbacks, and height, plus supplemental rules for specific uses. See the city’s zoning & planning overview and the detailed Zoning and Development Standards topics for how these parts work together.

Key rule: The Service Commercial (SC) district is intended to be primarily resident‑serving; strictly tourist‑serving retail uses are prohibited in SC (§ 17.17.010) .

How the code is structured for land use

• District “use tables” control what uses are allowed: residential districts (§ 17.16.020) ; commercial/mixed‑use (§ 17.17.020) ; office/industrial (§ 17.18.020) ; agricultural/natural resource (§ 17.19.020) ; and public/open space (§ 17.20.020) .
• Each district also has development standards—e.g., density, FAR, minimum lots, height, and setbacks: residential (§ 17.16.030(B)) ; commercial/mixed‑use (§ 17.17.030(B)) ; office/industrial (§ 17.18.030(B)) ; community agricultural/natural resource (§ 17.19.030(B)) ; and public/open space (§ 17.20.030(B)) .
• Certain uses have citywide “supplemental” standards in Chapter 17.22 (e.g., ADUs, live/work, small wineries, service stations, SROs) that apply in addition to the base district rules (§ 17.22.010–.270) .
• Citywide performance standards (nuisance controls like dust/fumes, noise, vibration) also constrain how some uses may operate (§ 17.28.010–.110) .
• Overlays (e.g., Flood Plain Overlay, Mobile Home Park Overlay, Planned Development Overlay) can modify allowed uses or approvals (§ 17.21.010–.020; PD overlay standards) .

District-by-district land use

LR‑1A (Large‑Lot Low Density Residential)

• Purpose/character: Large‑lot residential variant; density fixed at 1 du/ac (§ 17.16.030(B)) .
• Typical permitted uses: Single‑family dwellings (P); home occupations (P); family day care (small/large) (P) (§ 17.16.020) .
• Key dimensional standards: Min lot area 1.0 ac, min lot width 70 ft, max lot coverage 35%, max height 30 ft (§ 17.16.030(B)) .
• Where it applies: Large‑lot residential areas; verify zoning map for parcel location (Verify with the jurisdiction).

LR (Low Density Residential)

• Purpose: Areas for single‑unit and duplex dwellings, 1–5 du/ac (§ 17.16.010) .
• Typical permitted uses: Single‑family dwellings (P); short‑term rentals (P, subject to § 17.22.200); bed & breakfast (CUP) (§ 17.16.020) .
• Key dimensional standards: Min lot 7,000 sq ft, min width 70 ft, max lot coverage 35%, max height 30 ft/2 stories (§ 17.16.030(B)) .
• Notes: ADUs/JADUs are allowed per city/state standards (§ 17.22.030) and are covered on our ADUs page.

MR (Medium Density Residential)

• Purpose: Protects existing patterns, allows single‑unit to triplex; 5.1–16 du/ac (§ 17.16.010) .
• Typical permitted uses: Multifamily dwelling (P); boarding house (CUP); short‑term rental (P); day care (P/MUP) (§ 17.16.020) .
• Key dimensional standards: Min lot 6,000 sq ft, min width 45 ft, max lot coverage up to 40% (depending on width), max height 30 ft/2 stories (§ 17.16.030(B)) .

HR (High Density Residential)

• Purpose: Multifamily and group quarters; 16.1–28 du/ac (§ 17.16.010) .
• Typical permitted uses: Multifamily (P), SROs (P, see § 17.22.210), boarding house (CUP) (§ 17.16.020) .
• Key dimensional standards: Min lot 7,000 sq ft, max lot coverage 55%, max height 42 ft/3 stories (§ 17.16.030(B)) .

CB (Central Business)

• Purpose/where: Downtown, pedestrian‑oriented ground‑floor retail with upper‑floor office/residential; part of the Main Street/downtown area and SR29 corridor context (§ 17.17.010) .
• Typical permitted uses: General retail (P), banks (P), brewpubs (P), bars (CUP), service stations (CUP), SROs (CUP) (§ 17.17.020; see alcohol/service station standards) .
• Key dimensional standards: Max FAR 2.0, min lot 5,000 sq ft, max height 35–46 ft (context‑dependent), and Main Street frontage build‑to requirements (§ 17.17.030(B)) .
• Special limits: Rooftop uses allowed in CB; formula businesses capped (see end notes to § 17.17.020) .

SC (Service Commercial)

• Purpose/where: Auto‑oriented and service retail along the SR29 corridor; strictly tourist‑serving retail is prohibited (§ 17.17.010) .
• Typical permitted uses: Agricultural supply (P), auto services (CUP), general business services (P), banks (P), brewpubs (P) (§ 17.17.020) .
• Key dimensional standards: Max FAR 0.50, min lot 10,000 sq ft, max height 30–45 ft (context rules), frontage and ground‑floor elevation controls (§ 17.17.030(B)) .

MU (Mixed‑Use)

• Purpose/where: Vertical and horizontal mixed‑use with residential at 12–20 du/ac; in the SR29/downtown context (§ 17.17.010) .
• Typical permitted uses: Multifamily (CUP), SROs (P), mobile food vendor (P), general retail (P); auto sales not allowed (§ 17.17.020) .
• Key dimensional standards: Max FAR 1.0, min lot 5,000 sq ft, min lot width 45 ft, max height up to 3 stories with stepbacks near residential (§ 17.17.030(B)) .

BPO (Business & Professional Office)

• Purpose: Offices and compatible uses; some upper‑floor residential by permit (§ 17.18.010) .
• Typical permitted uses: Banks, business services (P); multifamily and SRO (CUP, upper floors only) (§ 17.18.020) .
• Key dimensional standards: Max density 20 du/ac (if residential), FAR 0.50, min lot 7,000 sq ft, max height 30 ft, setbacks including 50 ft min from Napa River top of bank (§ 17.18.030(B)) .

I (Industrial)

• Purpose: Industrial parks, light manufacturing, warehouse, winery support (§ 17.18.010) .
• Typical permitted uses: Warehousing/wholesale (P), contractor’s yard (P), manufacturing (CUP), research and development (P/CUP), wine warehousing (CUP) (§ 17.18.020) .
• Key dimensional standards: FAR 0.50–0.60 (depending on warehouse share), min lot 20,000 sq ft, max height 45 ft (35 ft when near residential/A‑20/W), and enhanced setbacks/buffers (§ 17.18.030(B)) .

A‑20 (Twenty‑Acre Agriculture)

• Purpose: Preserve agricultural land with very low residential intensity (§ 17.19.010) .
• Typical permitted uses: Single‑family dwelling (P, accessory to agriculture on parcels >2 ac), agricultural employee housing (P/CUP per capacity), certain animal care uses (CUP) (§ 17.19.020 and end notes) .
• Key dimensional standards: Min lot 20 ac, max lot coverage 9,000 sq ft for non‑ag footprint, front setback 50 ft from street centerline (§ 17.19.030(B)) .

W (Winery)

• Purpose: Dedicated to winery and winery‑related uses (§ 17.19.010) .
• Typical permitted/conditional uses: Winery and on‑site accessory uses (P/CUP per activity); visitor center (CUP); outdoor winery equipment may trigger CUP near R zones or highways (§ 17.19.020 and end notes) .
• Key dimensional standards: Min lot 20 ac, max lot coverage 10,000 sq ft, max height 45 ft, enhanced 100 ft front setback from centerline (§ 17.19.030(B)) .
• Supplemental operating limits: Odor/noise limits and on‑site integration of retail/food with visitor center (§ 17.19.040(C)) .

WW (Woodlands & Watershed)

• Purpose: Resource‑sensitive residential development (§ 17.19.010) .
• Typical permitted uses: Single‑family dwelling (P) with resource‑sensitive development standards (§ 17.19.020) .
• Key dimensional standards: Lot size 5–40 ac, max lot coverage 10% or 20,000 sq ft (lesser), max height 35 ft above natural grade (§ 17.19.030(B)) .

PQP (Public/Quasi‑Public)

• Purpose: Public facilities and institutions (§ 17.20.010) .
• Typical uses: Public services (MUP/CUP), schools (CUP), cultural institutions (CUP) (§ 17.20.020) .
• Key standards: FAR 0.15–0.5, max lot coverage 50%, front setback 15 ft (§ 17.20.030(B)) .

PR (Parks & Recreation)

• Purpose: Public parklands, active and passive (§ 17.20.010) .
• Typical uses: Active recreation (CUP), passive recreation (P), cultural institutions (CUP) (§ 17.20.020) .
• Key standards: Max lot coverage 50%, front setback 75 ft (§ 17.20.030(B)) .

OS (Open Space)

• Purpose/where: Natural open spaces along the Napa River, Sulphur Springs, York, and Spring Creek corridors (§ 17.20.010) .
• Typical uses: Wildlife sanctuaries (P), passive recreation (CUP), limited caretaker residence (MUP) (§ 17.20.020) .
• Key standards: Max lot coverage 10% or 20,000 sq ft (lesser), front setback 35 ft (§ 17.20.030(B)) .

Key use highlights (selected)

Notes:

• “—” = use not allowed in that district per the applicable use table cited above. Always confirm supplemental standards in Chapter 17.22 (e.g., alcoholic beverage sales, mobile food vendors, outdoor dining, SROs, ADUs) (§ 17.22.010 et seq.) .

Overlays and citywide constraints that affect land use

• Flood Plain Overlay (FP) and stream buffers: new uses within the FP or within 30 ft of Napa River or major creeks often require a CUP (§ 17.19.020 end notes; § 17.21.010 referenced) .
• Mobile Home Park Overlay (MHP): enables mobile home parks on residentially zoned land via rezoning + CUP, with specific submittal requirements (§ 17.21.020) .
• Planned Development (PD) Overlay: can allow a mix of land uses and custom standards when approved, superseding some base‑district rules (§ 17.21 PD overlay provisions) . See Overlay Districts.
• Performance standards (nuisance controls): activities creating dust/fumes, vibration, glare, hazardous materials, etc., may be prohibited or require a CUP with conditions (§ 17.28.020–.050) .

Practical cross‑checks that commonly apply

• Parking: Most uses must meet off‑street parking ratios (Table 17.26.040(A))—for example, 1 space/300 sq ft for general office/retail, SRO 1 space/3 units (§ 17.26.040) . See Parking.
• Design review: Many commercial/mixed‑use and overlay projects require design review before permits (see PD overlay timeline references) (§ 17.05.070–.080 cited in PD overlay) .
• ADUs: Allowed citywide when compliant with § 17.22.030 and state law—see our ADUs page (§ 17.22.030) .
• Landscaping/screening: Certain districts require minimum landscaped area and buffers (e.g., 15% BPO, 10% I) (§ 17.18.030(B))—see Landscaping and Screening .
• Historic areas: If a site has historic resources or is downtown, confirm applicability of Historic Preservation.
• Signs: Commercial uses must also meet Signage standards.
• Building standards: Zoning approvals are separate from the California Building Standards Code.

Checklist

• Identify your base zoning district on the city map; then confirm if the proposed land use is P/MUP/CUP per the applicable use table (§ 17.16.020; § 17.17.020; § 17.18.020; § 17.19.020; § 17.20.020) .
• Check overlays (FP, MHP, PD) that can change allowed uses or approvals (§ 17.21.010–.020; PD overlay provisions) .
• Verify supplemental standards for your use (e.g., ADUs § 17.22.030, live/work § 17.22.140, SRO § 17.22.210, alcohol sales § 17.22.050, service stations § 17.22.190) .
• Confirm development standards (density/FAR, lot size, setbacks, height) for your district (Tables 17.16.030(B), 17.17.030(B), 17.18.030(B), 17.19.030(B), 17.20.030(B)) .
• Check Parking ratios (§ 17.26.040) and any shared‑parking or design rules that apply .
• Determine if Design Review is required (especially in commercial/MU or PD contexts) (§ 17.05.070–.080 referenced) .
• If in CB/SC, confirm any district‑specific limits like formula business caps or Main Street frontage/building articulation (§ 17.17.020 end notes; § 17.17.030–.040) .
• Confirm performance standards (noise, dust/fumes) and stream setback rules (e.g., 50 ft from Napa River top of bank in several districts) (§ 17.28.020; § 17.18.030(B); § 17.20.030(B)) .

Risks & Ambiguities

Plain-English Summary

St. Helena’s zoning tells you what you can do on your lot by listing allowed uses for each district and setting limits like density, FAR, and height. Neighborhoods zoned LR/MR/HR focus on homes (with MR/HR allowing apartments), downtown CB/MU supports walkable shops and housing, SC serves locals (not tourists), and BPO/I host offices/industry. Agriculture and wineries belong in A‑20/W, with strict buffers and operating rules. Always pair the use table with the district’s development standards and any Chapter 17.22 supplemental rules, then confirm parking, design review, and overlays before you draw plans.

Source References

• § 17.16.010, .020, .030(B), .040 (Residential districts: purposes, uses, standards)
• § 17.17.010, .020, .030(B), .040 (Commercial & Mixed‑Use: purposes, uses, standards, design)
• § 17.18.010, .020, .030(B) (Business & Industrial: purposes, uses, standards)
• § 17.19.010, .020, .030(B), .040 (Community Agricultural & Natural Resource: purposes, uses, standards, winery ops)
• § 17.20.010, .020, .030(B) (Public & Open Space: purposes, uses, standards)
• § 17.21.010–.020 (Overlays: Flood Plain, Mobile Home Park)
• § 17.22.010–.270 (Supplemental standards: ADUs, live/work, SROs, alcohol, service stations, mobile food, outdoor dining, recycling)
• § 17.26.040 (Parking ratios)
• § 17.28.010–.110 (Performance/nuisance standards)

Retrieved passages

• St. Helena Zoning Code (Title 17) High relevance show source text
• St. Helena Zoning Code (Title 17) High relevance show source text
• St. Helena Zoning Code (§ 5) High relevance show source text
• St. Helena Zoning Code (Chapter 17.19) High relevance show source text
• St. Helena Zoning Code (Title 17) High relevance show source text
• St. Helena Zoning Code (chapter establishes) High relevance show source text
• St. Helena Zoning Code (Title 17) High relevance show source text
• St. Helena Zoning Code (Title 17) High relevance show source text
• St. Helena Zoning Code (§ 5) High relevance show source text
• St. Helena Zoning Code (Title 17) High relevance show source text
• St. Helena Zoning Code (chapter enables) High relevance show source text
• St. Helena Zoning Code (Title 17) High relevance show source text
• St. Helena Zoning Code (§ 5) High relevance show source text
• St. Helena Zoning Code (Title 17) High relevance show source text
• St. Helena Zoning Code (§ 5) High relevance show source text

Cited sections

• § 17.16.010, .020, .030(B), .040 (Residential districts: purposes, uses, standards) (§ 17.16.010)
• § 17.17.010, .020, .030(B), .040 (Commercial & Mixed‑Use: purposes, uses, standards, design) (§ 17.17.010)
• § 17.18.010, .020, .030(B) (Business & Industrial: purposes, uses, standards) (§ 17.18.010)
• § 17.19.010, .020, .030(B), .040 (Community Agricultural & Natural Resource: purposes, uses, standards, winery ops) (§ 17.19.010)
• § 17.20.010, .020, .030(B) (Public & Open Space: purposes, uses, standards) (§ 17.20.010)
• § 17.21.010–.020 (Overlays: Flood Plain, Mobile Home Park) (§ 17.21.010)
• § 17.22.010–.270 (Supplemental standards: ADUs, live/work, SROs, alcohol, service stations, mobile food, outdoor dining, recycling) (§ 17.22.010)
• § 17.26.040 (Parking ratios) (§ 17.26.040)
• § 17.28.010–.110 (Performance/nuisance standards) (§ 17.28.010)
• StHelena_ZoningCode.md

• Official St. Helena code library