Saint Helena planning commission holds special meeting to gather public input on 2023 zoning code update
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Summary
The Planning Commission heard a staff summary of the 2023 zoning code update and took extensive public comment on topics including density, ADUs, objective design standards, water neutrality and downtown business impacts; staff will compile feedback and return recommendations to council.
The City of Saint Helena Planning Commission met Dec. 16, 2025 for a special session to take public input on the zoning code update adopted in 2023. Director Maya DeRosa gave a high‑level summary of the three‑year update, said the code added a mixed‑use zone, objective design standards, a parking‑exemption overlay and streamlined permit reviews, and identified several items that staff will revisit.
Why it matters: the zoning code governs where and how housing and businesses can develop in Saint Helena. Changes to density calculations, design standards and accessory dwelling unit (ADU) rules affect the scale of new projects, housing affordability and the character of downtown.
DeRosa told the commission the code update was driven by the 2019 general plan and multiple state housing laws. She said the code aimed to increase predictability by creating land‑use tables, simplifying major design review findings and expanding ministerial review for some multifamily projects. She also flagged practical problems staff wants to fix, including a complex sign code, temporary use permit loopholes that can lead to repeated renewals on noncommercial properties, and industrial design standards that may be overly prescriptive.
Public commenters used the session to raise a range of concerns. Business owners urged allowing limited outdoor storage in the Central Business and Mixed‑Use zones so restaurants and shops can operate safely; a resident urged preserving an existing A&W drive‑thru; architects and designers called attention to inconsistent setback and stepback rules; several speakers said ADUs are not producing family‑oriented or widely rented housing under current rules; and others urged the city to modernize its water neutrality policy before approving more large residential developments.
Votes at a glance: the commission approved the meeting minutes for Dec. 2, 2025 by roll call: four yes, one abstention (Vice Chair Furdick).
Next steps: staff said a redline matrix of potential changes (prepared by a former senior planner) exists and asked whether the commission prefers a bundled ordinance or piecemeal amendments. DeRosa and the chair said staff will compile written and oral comments, return a summary to the commission, and then forward recommendations to the city council for final direction.
The commission adjourned with plans to continue the review in future meetings and workshops.