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Planning commission approves subdivision at 710 Kidd Ranch Road, allows 6‑inch ADU setback encroachment
Summary
The St. Helena Planning Commission on Feb. 3 approved a tentative parcel map to split a 1.69‑acre property at 710 Kidd/Kidd Ranch Road into two residential parcels, along with a conditional use permit for a flag lot and a minor modification allowing an existing ADU to sit 3.5 feet from the side lot line (6 inches less than the 4‑foot standard).
The City of St. Helena Planning Commission on Feb. 3 approved a tentative parcel map, a conditional use permit and a minor modification for a project at 710 Kidd/Kidd Ranch Road that will split a 1.69‑acre lot into two parcels. Senior planner Jackie O'Neil told commissioners the proposal would create Parcel 1 (0.68 acres) and Parcel 2 (1.01 acres), preserve the existing driveway/flagpole access, and leave all future development subject to separate building and design review. O'Neil said the staff recommendation included a CEQA exemption for minor subdivisions (CEQA Guidelines section 15315).
Why it mattered: The action officially authorizes the parcel split and a limited relief from ADU setback rules so an existing detached barn‑style ADU can remain 3.5 feet from the new lot line. Staff said building and fire review found no current health or safety concerns for the tentative map as proposed.
What was approved: The commission adopted findings and a resolution approving the conditional use permit to create the flagged parcel, the minor modification to allow the ADU to encroach 6 inches into the standard 4‑foot side yard setback, and the tentative parcel map (motion, second and roll call recorded). The motion carried after a roll call in which one commissioner recorded a No vote and the others voted Yes.
Key details provided in the hearing: O'Neil explained the parcel‑specific density math used by the municipal code: Parcel 1's area yields an arithmetic result of about 3.46 dwelling units and is rounded down to a minimum of three units under the city calculation; Parcel 2's 1.01 acres computes as about 5.18 units and is rounded to five. The existing 1.69‑acre parcel would have a minimum density figure of nine units under that same calculation; staff and legal counsel explained that the general plan and the zoning code apply density standards per parcel and do not require preserving pre‑subdivision density yields across newly drawn parcels.
Points of contention: An unidentified commissioner alleged the subdivision could be used to avoid minimum density obligations, saying "This subdivision is being used to divide the parcel so that they don't have to meet the requirements." Legal counsel Kylie replied the commission could not determine the applicant's intent from the tentative‑map stage and noted the Subdivision Map Act allows parcelization consistent with the zoning and general plan; counsel also pointed out state laws (for example density bonus provisions) and future project reviews that could change outcomes once a development proposal is filed.
Next steps and implementation: No immediate development is proposed; any new construction on either parcel will be subject to standard zoning, design review and building and fire requirements at the time of submittal. The tentative parcel map approval is conditioned by the resolution adopted by the commission.
Votes at a glance: The resolution approving the tentative parcel map, conditional use permit and minor modification passed on the recorded roll call (one recorded No, the rest Yes).
