Housing Advisory Committee

AGENDA Housing Advisory Committee City of Calistoga Monday, May 19, 2025 | 12:00 PM Calistoga Fairgrounds, Tubbs Building 1435 North Oak Street Calistoga, CA 94515 MEMBERS Laurel Gourd, Chair Gene Gorman, Vice Chair Gwen Becker, Member Karin Maurer, Member Lana Richardson, Member CITY COUNCIL LIAISON Lisa Gift, Councilmember STAFF LIAISONS Greg Desmond, Planning & Building Director Lauren Clark, Assistant Planner City Hall 1232 Washington Street | Calistoga, CA 94515 Phone (707) 942-2805 | Fax: (707) 942-0732 www.ci.calistoga.ca.us Housing Advisory Committee Agenda May 19, 2025 GENERAL INFORMATION The Housing Advisory Committee meets as specified in its adopted annual calendar on the third Monday of every month at 12:00 P.M. in regular session at 1307 Washington Street, Calistoga, CA 94515. Additional meetings may be scheduled as needed. Information Available: Documents related to this meeting are available on our Meeting Portal or by contacting the City Clerk. After the agenda packet is distributed, any documents related to an agenda item are available for public inspection at City Hall. Governing Law: The Housing Advisory Committee conducts all meetings in accordance with the "Ralph M. Brown Act" (California Government Code Sections 54950, et seq.) and pursuant to the City of Calistoga Committee Bylaws, City of Calistoga Code of Ethics, ordinances of the City, and applicable state law. Access to Public Meetings: In compliance with the Americans with Disabilities Act, individuals requiring special assistance to participate in this meeting may contact the City Clerk’s Office at (707) 942-2807. To facilitate proper arrangements, we kindly request that any requests for reasonable accommodations be submitted at least 48 hours in advance of the scheduled meeting. Wheelchair access to the Calistoga Community Center and a speaker's microphone are available to all persons. Para obtener la traducción de documentos o asistencia especial para participar en esta reunión, comuníquese con la Oficina del Secretario Municipal al (707) 942-2807. Para facilitar los arreglos adecuados, le solicitamos que cualquier solicitud de adaptaciones razonables se envíe al menos 48 horas antes de la reunión programada. How to Participate - Written Comments: To submit a general public comment or to comment on a specific agenda item, please direct your email to publiccomment@calistogaca.gov. To guarantee that your comments are received and distributed appropriately, the subject line of your email should clearly state “Housing Advisory Committee,” along with the relevant agenda item, if applicable. How to Participate - Oral Comments: In accordance with the California Government Code Section 54954.3, members of the public are permitted to address the Housing Advisory Committee during the designated public comment period and in relation to any agenda item under consideration. Each participant has the option to provide their name for the record prior to speaking and will be allotted three (3) minutes for their remarks. The Chair reserves the right to limit public comments should they become irrelevant to the agenda item or if they are repetitive of previous statements. Furthermore, the Chair is responsible for maintaining order and decorum throughout the meeting. 2025 Housing Advisory Committee Work Plan 1. Advise on Planned Housing Programs & Policy for 2025 2. Research & Propose Housing-Related Policies 3. Advise City Council & Support City Staff with Housing Element Implementation 4. Explore Supportive Activities for Entities Regarding the Housing Needs Assessment 5. Research the Rezoning of Current Rural Residential Zones 6. Research & Propose Programs to Provide Housing Options for Local Workforce 7. Research & Propose Ideas for the Use of Affordable Housing Fund Page 2 of 17 Housing Advisory Committee Agenda May 19, 2025 1. CALL TO ORDER 2. ROLL CALL 3. PUBLIC COMMENTS An opportunity for members of the public to directly address the Committee on topics of interest that are not included on the agenda. Individuals wishing to speak must state their name and address and are requested to limit their comments to four minutes. In accordance with the restrictions set forth by the Brown Act, the Committee is unable to engage in substantive discussions or take action on issues that are not outlined in the agenda. 4. SPECIAL PRESENTATIONS Members of the public or other agencies may present information or items of concern to the Committee. 5. APPROVAL OF MINUTES The official vote by the Committee to accept or amend the minutes of previous meetings. 5.1. Approval of draft minutes from the previous regular meeting Housing Advisory Committee - Apr 21 2025 - Minutes - Pdf (Page 5 - 6) 6. CONTINUED AGENDA ITEMS Items continued from a prior Committee meeting that require additional discussion or consideration. 6.1. Staff presentation to update committee members on the progress of the implementation of the Housing Element, specifically all required zoning code amendments. Staff Report - Receive a Presentation from City Staff - Pdf (Page 7 - 9) 6.2. Updates of recent Housing Element Implementation Actions 6.3. Discussion of affordable housing development on parcels at Earl & Eddy Streets 7. REGULAR AGENDA ITEMS Items for discussion or decision by the Committee. During discussion, Committee members may ask staff questions, and public comments are allowed except during motions. 7.1. Discussion of “Gallis” property, located off of Highway 29 (APN 011-010-050-000) The City has no formal information, updates, or application submissions for this site Napa County Parcel Information APN 011-010-050-000 (Page 11) 7.2. Affordable Housing Fund 8. PROJECT STATUS REPORT Staff to present status reports on projects relevant to the purpose and scope of the Committee. 9. STAFF REPORTS Staff to present reports on items of general interest. Brief questions for clarification may be asked and answered, and the Committee may request that items be added to a future agenda. However, except in certain circumstances, the Brown Act restricts any further discussion or action by the Committee. 9.1. Recap of presentation on Missing Middle housing development to the City Council at the meeting on April 29th Staff Report - Discussion item regarding programs to encourage the development of Missing Middle housing - Pdf (Page 13 - 17) 10. COMMITTEE REPORTS Committee members and subcommittees to present reports on items of general interest or the status of Page 3 of 17 Housing Advisory Committee Agenda May 19, 2025 Committee projects. Brief questions for clarification may be asked and answered, and the Committee may request that items be added to a future agenda. However, except in certain circumstances, the Brown Act restricts any further discussion or action by the Committee. 11. ANNOUNCEMENTS Provide updates on future meetings and any changes or additions to agendas. Under the restrictions of the Brown Act, the Committee cannot engage in substantive discussions or take action on any issues during this time. 11.1. The next regular meeting of the Housing Advisory Committee will occur on Monday, June 16th. 12. ADJOURNMENT I hereby certify that the agenda for the Housing Advisory Committee - May 19 2025 was duly posted in compliance with California Government Code section 54954(a) at City Hall, located at 1232 Washington Street, Calistoga. Antoinette Freeman, Housing Advisory Committee Staff Secretary, City of Calistoga Planning & Building Department | (707) 942-2827 | planning@calistogaca.gov Page 4 of 17  Item #5.1. MEETING MINUTES Housing Advisory Committee | Monday, April 21, 2025 | 12:00 PM Calistoga Community Center | 1307 Washington Street Calistoga, CA 94515 1. CALL TO ORDER 2. ROLL CALL 2.1. Chair Gourd called the regular session to order at 12:00 P.M. MEMBERS PRESENT: Chair Laurel Gourd, Vice Chair Gene Gorman, Member Gwen Becker, Member Lana Richardson, and Member Karin Maurer MEMBERS ABSENT: None CITY COUNCIL & Planning & Building Director Greg Desmond, Assistant Planner STAFF PRESENT: Lauren Clark, and Planning & Permit Technician Antoinette Freeman 3. PUBLIC COMMENTS 4. SPECIAL PRESENTATIONS 5. APPROVAL OF MINUTES 5.1. Approval of draft minutes from the previous regular meeting Motion by Member Becker and seconded by Vice Chair Gorman Motion Carried AYES: Chair Gourd, Vice Chair Gorman, Member Becker, Member Richardson, and Member Maurer NOES: None ABSTAIN: None ABSENT: None 6. CONTINUED AGENDA ITEMS 6.1. Discussion of affordable housing development on parcels at Earl & Eddy Streets 7. REGULAR AGENDA ITEMS Minutes Page 1 of 2 Page 5 of 17  Item #5.1. Housing Advisory Committee April 21, 2025 7.1. Discussion of the committee's goals and next steps 1. Advise on Planned Housing Programs & Policy for 2025 2. Research & Propose Housing-Related Policies 3. Advise City Council & Support City Staff with Housing Element Implementation 4. Explore Supportive Activities for Entities Regarding the Housing Needs Assessment 5. Research the Rezoning of Current Rural Residential Zones 6. Research & Propose Programs to Provide Housing Options for Local Workforce 7. Research & Propose Ideas for the Use of Affordable Housing Fund  The committee requests a report on the Affordable Housing Fund, including current balances, pending transactions, and planned expenditures. 8. PROJECT STATUS REPORT 8.1. Updates of recent Housing Element Implementation Actions  Draft of all zoning code updates will be available to the committee to review and discuss at the May meeting  Staff requests the committee's assistance in identifying opportunities for community outreach. 8.2. Update on the 2400 Grant Street Residential Subdivision project 9. STAFF REPORTS 9.1. Overview of presentation on Missing Middle housing development To be presented at the City Council meeting on April 29, 2025  After the Missing Middle staff report is published for the City Council meeting on April 29, 2025, committee members will review it and provide individual comments or discuss it collectively at the next committee meeting. 10. COMMITTEE REPORTS 11. ANNOUNCEMENTS 11.1. The next regular meeting of the Housing Advisory Committee will occur on Monday, May 19, 2025 12. ADJOURNMENT Chair Gourd adjourned the meeting at 1:15 P.M. City Hall 1232 Washington Street | Calistoga, CA 94515 Phone (707) 942-2805 | Fax: (707) 942-0732 www.ci.calistoga.ca.us Minutes Page 2 of 2 Page 6 of 17  Item #6.1. City of Calistoga STAFF REPORT To: Housing Advisory Committee From: Lauren Clark, Assistant Planner Meeting: Housing Advisory Committee - May 19 2025 Subject: Receive a Presentation from City Staff DESCRIPTION: Staff presentation to update committee members on the progress of the implementation of the Housing Element, specifically all required zoning code amendments. RECOMMENDATION: Receive the Presentation SUMMARY: The following report aims to inform the Housing Advisory Commitee on the status of the implementation of Calistoga's 6th Cycle Housing Element, specifically all required zoning ordinance amendments. ANALYSIS: Calistoga's 6th Cycle Housing Element outlines mandatory actions that the city must execute within specified deadlines. Several of these actions, which necessitate amendments to the zoning code, are due this August. At present, city staff are in the process of drafting the necessary zoning code amendments to fulfill the following actions: Action # Housing Element Program Action Amend the Zoning Code to provide that the City shall not change the general plan or zoning designations with respect to land where housing is A1.1-1 an allowed use to a less intensive use, in order to maintain supply of residentially designated land at higher densities, unless there are corresponding changes to create no net loss in residential capacity. Amend Zoning Code to specify minimum residential density no less than 50 percent of the maximum number of dwelling units prescribed by the A1.2-1 General Plan, subject to conformance with the City’s design guidelines and all applicable General Plan policies. Amend the Zoning Code to permit adaptive reuse (for long-term housing) A1.2-4 of inns, motels, housing cooperatives and non-storefront ground floor commercial space in residential and commercial zones. Incorporate housing policies and Calistoga-specific policies from the Blue Zones Project Upper Napa Valley Blueprint, including but not limited to adopting a smoke-free ordinance for multifamily housing properties that A1.3-7 covers all exclusive-use areas, interior unit spaces, as well as common areas not already covered by state law. Identify other housing policies from the Blueprint appropriate for incorporation into City policy as Page 7 of 17  Item #6.1. appropriate. Change the zoning on housing opportunity sites to allow ministerial review, as may be required by state law, of housing development projects A2.1-5 when a minimum of 20 percent of the units in the development are affordable to extremely low-, very low-, low-, or moderate-income households. Modify the Zoning Code to develop expedited approval process and financial and regulatory incentives (such as a density bonus or parking reduction) for developments that comply with existing zoning standards as well as are eligible for SB 35 (including compliance with labor A2.1-6 standards), include at least 20% of onsite housing units deed-restricted to households earning 80%-160% of AMI (“missing middle” incomes) with average affordability not to exceed 110% AMI, provide prevailing wages and safe working conditions for all workers, and utilize apprentice labor. Amend Zoning Code Chapter 17.04, Definitions, to update the definition for “Low Barrier Navigation Center” consistent with state law. Amend the A4.1-8 Downtown Commercial Zoning District to allow low barrier navigation centers as a permitted use by right. Amend Zoning Code Chapter 17.08 Affordable Housing to include housing for special-needs populations, particularly farmworkers and A4.2-1 lower- income, female and single-parent householders with children as eligible for revenue from the City’s Affordable Housing Fund. Amend CMC 17.36 to allow the shared use of parking spaces where it can be demonstrated that this will not result in an unacceptable impact on parking in the public right-of-way or on off-street parking lots. This A6.1-3 demonstration can include a parking study that examines actual parking usage or by assigning peak parking usage times to different permitted uses. Amend Zoning Code Chapter 17.36 Off-Street Parking and Loading to ensure that emergency shelter parking requirements (staff parking only) A6.1-4 comply with AB 139/Government Code Section 65583, subdivision (a)(4)(A). Amend the Zoning Code as necessary to ensure compliance with Government Code Section 65651 requiring that Supportive and Transitional Housing be permitted by-right in zones where multifamily A6.1-5 and/or mixed-uses are permitted. Note: Supportive and Transitional Housing are already permitted in the R- 2 and R-3 zones. Amend the Zoning Code as necessary to ensure compliance with the A6.1-6 Employee Housing Act (Health and Safety Code, § 17000 et seq.) in defining and allowing Agricultural Housing. Amend Zoning Code 17.36 Off-Street Parking and Loading to address any actual or potential constraints on project feasibility and reaching A6.1-7 maximum densities specifically for smaller unit types such as studio and one-bedroom units. The city will review fee reductions for reasonable accommodation A6.1-8 procedures to ensure that the permit review process does not act as a constraint on persons with disabilities. Amend the Zoning Code as necessary to ensure compliance with State A6.1-9 law fair housing requirements related to provisions for residential care Page 8 of 17  Item #6.1. facilities and group homes, including allowing group homes for more than six persons in all residential zone districts similar to other residential uses of the same form in the same zone, subject only to those limitations authorized by and consistent with state law and fair housing requirements. Schedule: Below is a tentative schedule that outlines the milestones before staff make final recommendations to the City Council (presentations/ agenda items for HAC are highlighted): Milestone Date Memo with draft amendments 29-Apr City Response to April 29 Memo 13-May HAC Meeting (Info Item) 19-May Planning Commission Meeting (Info Item) 28-May The final draft of zoning amendments 06-Jun HAC Meeting (Agenda Item) 16-Jun Draft staff report and presentation 20-Jun (Code Amendments as attachments) City Response to June 20 Staff Report 11-Jul Screen check Draft of Staff Report 21-Jul Planning Commission Notice Due 25-Jul City Council Notice Due 1-Aug Planning Commission Hearing 27-Aug City Council Hearing 2-Sep City staff have also initiated the nexus study to update the affordable housing ordinance and fees. The consultant services agreement is on the consent calendar of the City Council regular meeting agenda on May 20th. City staff will be presenting ADU incentives with HAC's recommendations at the following regular City Council meeting on June 10th. FINANCIAL IMPACT: The presentation provides information for discussion purposes only. There is no financial impact. CEQA STATUS: The presentation provides information for discussion purposes only. No discretionary decisions will be made as a result of this presentation; therefore, environmental review under the California Environmental Quality Act (CEQA) is not required. APPROVAL(S): Greg Desmond, Planning & Building Director Approved - May 16 2025 Antoinette Freeman, Planning & Permit Technician Approved - May 16 2025 Page 9 of 17 Page 10 of 17 3‘; Napa County Item #7.1. ' Parcel Report {or general reference only For plopen‘y .m nquen'ss pvease View me , ‘ , mm nu: ma mmmmm Quinn-mow Page 11 of 17 um I Imagery captured my 2021 Page 12 of 17  Item #9.1. City of Calistoga STAFF REPORT To: Honorable Mayor and City Council From: Greg Desmond, Planning & Building Director Meeting: City Council - Apr 29 2025 Subject: Discussion item regarding programs to encourage the development of Missing Middle housing DESCRIPTION: Staff seeks to initiate a discussion with and to receive direction from the city council regarding Missing Middle housing and how to encourage its development in Calistoga. RECOMMENDATION: Receive staff report and provide direction to staff. SUMMARY: The City Council's fiscal year 2024/2025 priorities included several related to housing, including a specific focus of encouraging 'Missing Middle' housing for those who wish to live and work in Calistoga. This staff report seeks to initiate a discussion regarding Missing Middle housing, take direction from the Council and work towards establishing policies and procedures that will result in the development of such housing in Calistoga. ANALYSIS: Background Calistoga's interest in Missing Middle housing development is a direct response to its success in providing both affordable and market-rate housing options for the community. However, the cost of market-rate housing is no longer considered affordable to many who wish to live and work here. This fact is highlighted in the City's 2023 Housing Element, which states that, as of 2020, the average price of a single-family home in Calistoga had reached approximately $1 million dollars. At the same time, this segment of the community is also unable to qualify for regulated affordable housing because their salaries are often too high. This has created a "Missing Middle" situation in which residential neighborhoods are unable to accommodate those who wish to live and work here. While not unique to Calistoga, this situation is a real problem that will require thoughtful consideration and creative solutions. What Does Missing Middle Housing Mean in Calistoga? Missing Middle housing can have different meanings in different communities. Staff assumes and seeks confirmation that the following criteria are what the council considers as Missing Middle housing in Calistoga: Income Level: Housing offered for-sale or as rental units, and is above the income categories established by the State of California's Housing and Community Development Department (HCD). Page 13 of 17  Item #9.1. Annual income limits for both for-sale and rental units would therefore be up to 160% of average median income (AMI). Housing Type: Housing types should include both detached and attached, for-sale and for-rent cottage housing, bungalow courts, courtyard apartments, duplexes, triplexes/fourplexes, and other small-scale housing types which are located near infrastructure, services, schools and transit. Residential Land Use Designations Like most jurisdictions, Calistoga's General Plan includes several land use designations that allow for residential development at a range of densities. They are listed as follows: District Land Area (%) Allowable Density Rural Residential 28% 1 unit per acre* Rural Residential - Hillside District 24% Established via CUP process* Low-Density Residential District 6% 1-4 units per acre* Medium Density Residential District 17% 5-10 units per acre* High Density Residential District 2% 11-20 units per acre* Other - Non-Residential 23% The council has mentioned the Rural Residential land use designations as areas to accommodate Missing Middle housing. However, staff recommend that, for the reasons described below, the council consider a wider range of land use designations for consideration. Calistoga's residential land use designations were established decades ago when market conditions and residential development trends were not what they are today. As a result, the majority of land area designated for residential development is the Rural Residential and Rural Residential - Hillside land use districts. These districts represent 52% of the city's overall land area, and while these districts represent more land area than any other, they also allow the least amount of residential density. Additionally, given that limited development was contemplated, these areas have limited utility infrastructure, roadway and/or bicycle/pedestrian improvements. Lastly, existing development in these districts can be perceived as incompatible with higher-density development. For the reasons mentioned above, staff recommends that the council explore all land use designations (not just residential) in their effort to encourage the development of Missing Middle housing. Further, staff recommend that proximity to infrastructure and services be considered as the primary criteria in determining the feasibility of any specific land use district and/or parcel for development of Missing Middle housing. Commercial Land Use Designations The Downtown Commercial and Community Commercial land use designations allow residential uses with use permit approval. District Land Area (%) Allowable Density Downtown Commercial 5% Established via CUP process Community Commercial 2% Established via CUP process Commercial land use designations are close to infrastructure and services and when combined with residential development, can provide an economically and socially vibrant downtown that benefits Page 14 of 17  Item #9.1. both residents and visitors. However, housing development in this land use designation would be limited to attached/multi-family style units. Airport Commercial Land Use Designation The Airport Commercial land use designation applies to the former glider port property, which is comprised of several parcels covering approximately 43 flat and undeveloped acres. The family that owns these parcels has expressed an interest in redesignating, rezoning, and encouraging housing on these parcels. The size, undeveloped status, proximity to infrastructure, and services make this a prime area to develop Missing Middle housing. Lastly, the size of this area will allow for a mix of Missing Middle housing product types. Discussion Given the expense of extending infrastructure, roadways, pedestrian/bicycle improvements, and the potential for conflicts with existing uses within the Rural Residential land use districts, the council should consider all residential land use districts that can currently provide these services in a manner that does not result in significant impacts. Additionally, the council could discuss whether parcels that currently allow a mix of commercial and residential uses and parcels that are not currently zoned for residential uses should be identified as suitable for Missing Middle housing development. Process Addressing the Missing Middle housing situation will require comprehensive analysis and review, which will ultimately lead to amendments to the general plan and zoning ordinance, preparation of objective design standards, and California Environmental Quality Act (CEQA) analysis. Once the analysis has been completed, the project will require public hearings with both the planning commission and the city council. It is anticipated that this process will take between 12-36 months to complete. FINANCIAL IMPACT: The process of establishing mechanisms to encourage Missing Middle housing will require significant staff time and will require specialized consultants to assist staff. Staff estimate that this effort will require $250,000-$450,000 in consulting fees. The city can leverage Measure D funding for this process. The Measure D fund has a current balance of approximately $1,415,590. In addition, it MAY be possible to leverage affordable housing in-lieu fees as a source of funding. That fund currently has $190,414. CEQA STATUS: The recommendations in this staff report do not constitute a project as defined by the guidelines established under the California Environmental Quality Act (CEQA) and is therefore exempt from CEQA's requirements. ATTACHMENT(S): calistoga general plan - land use district exhibit APPROVAL(S): Connie Cardenas, Admin. Services Director Approved - Apr 18 2025 Page 15 of 17  Item #9.1. Laura Snideman, City of Calistoga | City Manager Approved - Apr 22 2025 Yudiana Galvan, City of Calistoga | City Clerk Approved - Apr 22 2025 Page 16 of 17  1. Oat Hill Court 2. Table Rock Court 3. Urbani Place Hig 4. Falleri Drive hwa 5. 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A .t e S ln Janice Wy. vir yr oc D t. re n iL .t Dena Wy. esi School S .t B .t S .t S Cedar St. Sl en n .t ez iP Kathy Wy. eD .tS S ka dl o .t S .t S a Hwy. 2 9 G Sr gn H / e O . 128 rDiv .t ir lm wlo S .S St. ev li pS E Hwy Street eil rt le i iW My S itz r li da Ce L M .t le vard S Foothill Bou hg n i Canyo . H Rd st Kortum re Fo d ie irf ° t Pe 0 500 1,000 Feet Rural Residential Medium Density Residential (4 - 10 dwelling units per acre) Airport Commercial FIGURE LU-4 Rural Residential - Hillside High Density Residential Light Industrial (10 - 20 dwelling units per acre) and Office Item #9.1. Public/Quasi-Public LAND USE DESIGNATIONS WITHIN THE CITY LIMITS Downtown Commercial Low Density Residential (1 - 4 dwelling units per acre) Community Commercial CITY OF CALISTOGA * See Figures LU-6 and LU-7 for Overlay Land Use Districts 2015 LAND USE ELEMENT