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Planning commission recommends St. Helena council consider clearer rules for on-site storage
Summary
The Planning Commission voted unanimously to recommend a zoning ordinance amendment that narrows the definition of on-site storage facilities so that storage that is incidental to a primary commercial use does not require a conditional use permit, while storage that is the primary activity on a site would. The commission also asked staff to advise council about how setback rules apply.
The City of St. Helena Planning Commission on [date not specified] voted to recommend that the City Council adopt an amendment to the zoning code that clarifies when an "on-site storage facility" is a distinct land use requiring a conditional use permit and when on-site storage is an accessory activity to a primary commercial use.
Senior Planner Jackie O'Neal told the commission staff proposed to define on-site storage facilities as "the indoor or outdoor storage of materials, products, or equipment when storage is the primary or main use of a site" and to exclude storage that is "secondary to a permitted use such as goods that are sold, used or produced on site as long as that storage is subordinate to the primary use." O'Neal said the change is intended to prevent the code from capturing ordinary, incidental storage — for example a restaurant's dry storage — while preserving review for businesses where storage is the primary activity.
The commission debated wording, with several commissioners and a public commenter urging the use of the familiar land-use term "accessory" rather than "incidental". Chair Warner said a concise, plain-language definition would be preferable in the ordinance record. Commissioners also pressed staff on whether existing setback rules or rules for legally nonconforming structures would prevent some accessory storage from being placed adjacent to a building; staff said they will research nonconforming expansion provisions and clarify how setback requirements would be applied under the amended definition.
After public comment in which local attorneys and business owners urged simpler, consistent terminology, Chair Warner moved to approve staff's revised language and to transmit the ordinance to the City Council with a recommendation that the council consider clarifying how setback rules apply to accessory storage. The motion passed on a unanimous roll call vote.
The commission's recommendation means the council will receive an ordinance package (including a draft ordinance and resolution) for its consideration. Staff will return to the commission or provide language to council explaining how setback and other operational standards would apply to storage that is accessory to an existing permitted use.
The action is a recommendation only; final code changes will require council adoption.
