Housing Advisory Committee

AGENDA Housing Advisory Committee City of Calistoga Monday, December 15, 2025 | 12:00 PM Calistoga Community Center 1307 Washington 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 Andrew Amelung, Senior Planner City Hall 1232 Washington Street | Calistoga, CA 94515 Phone (707) 942-2805 | Fax: (707) 942-0732 https://www.calistogaca.gov/ Housing Advisory Committee Agenda December 15, 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. Comments must be submitted at least four hours prior to the meeting start time to be included in the agenda and posted online. Comments received thereafter, will be made part of the official record and given to the Committee after the meeting. 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 15 Housing Advisory Committee Agenda December 15, 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 - Nov 17 2025 - Minutes - Pdf (Page 5 - 8) Housing Advisory Committee - Nov 17 2025 - Minutes - Html (Page 5 - 8) 6. 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. 6.1. Review draft staff report on a continued missing middle housing discussion and direction on definition and purpose statement and make recommendations. Missing Middle Housing Definition & Purpose Statement - Draft Staff Report (Page 9 - 15) 7. COMMITTEE MEMBER REPORTS Committee members and subcommittees to present reports on items of general interest or the status of 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. 8. ADJOURNMENT I hereby certify that the agenda for the Housing Advisory Committee - Dec 15 2025 was duly posted in compliance with California Government Code section 54954(a) at City Hall, located at 1232 Washington Street, Calistoga. Andrew Amelung, Housing Advisory Committee Staff Secretary, City of Calistoga Planning & Building Department | (707) 942-2827 | planning@calistogaca.gov Page 3 of 15 Page 4 of 15  Item #5.1. MEETING MINUTES Housing Advisory Committee | Monday, November 17, 2025 | 12:00 PM Calistoga Community Center | 1307 Washington Street Calistoga, CA 94515 1. CALL TO ORDER 2. ROLL CALL Chair Gourd called the regular session to order at 12:00 P.M. MEMBERS PRESENT: Laurel Gourd, Gene Gorman, Lana Richardson, Gwen Becker, Karin Maurer MEMBERS ABSENT: CITY COUNCIL & Senior Planner Andrew Amelung, Planning & Building Director Greg STAFF PRESENT: Desmond 3. PUBLIC COMMENTS None 4. SPECIAL PRESENTATIONS None 5. APPROVAL OF MINUTES 5.1. Approval of draft minutes from the previous regular meeting. The October 20, 2025 draft minutes were approved unanimously. 6. AGENDA ITEMS 6.1. Housing Advisory Committee Work Plan 2026 Review of Recommended Updates for 2026 Work Plan Motion by Vice Chair Gorman and seconded by Member Richardson on approval of revised Housing Advisory Committee draft 2026 Work Plan as amended - approved unanimously. Motion Carried AYES: Chair Gourd, Vice Chair Gorman, Member Becker, Member Richardson, and Member Maurer NOES: None ABSTAIN: None ABSENT: None Minutes Page 1 of 2 Page 5 of 15  Item #5.1. Housing Advisory Committee November 17, 2025 6.2. Discussion and update on Housing Element Action A2.1-6: Modify the Zoning Code to develop expedited approval process and financial and regulatory incentives for developments that comply with existing zoning standards as well as all of the following: (b) at least 20 percent of onsite housing units are deed restricted to household earing 80%-160% of AMI ("missing middle" incomes) with average affordability not to exceed 110% AMI. 7. COMMITTEE MEMBER REPORTS Discussion on HAC appointments for 2026. 8. ADJOURNMENT Chair Gourd adjourned the meeting at 1:00 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 15  Item #5.1. MEETING MINUTES Housing Advisory Committee | Monday, November 17, 2025 | 12:00 PM Calistoga Community Center | 1307 Washington Street Calistoga, CA 94515 1. CALL TO ORDER 2. ROLL CALL Chair Gourd called the regular session to order at 12:00 P.M. MEMBERS PRESENT: Laurel Gourd, Gene Gorman, Lana Richardson, Gwen Becker, Karin Maurer MEMBERS ABSENT: CITY COUNCIL & Senior Planner Andrew Amelung, Planning & Building Director Greg STAFF PRESENT: Desmond 3. PUBLIC COMMENTS None 4. SPECIAL PRESENTATIONS None 5. APPROVAL OF MINUTES 5.1. Approval of draft minutes from the previous regular meeting. The October 20, 2025 draft minutes were approved unanimously. 6. AGENDA ITEMS 6.1. Housing Advisory Committee Work Plan 2026 Review of Recommended Updates for 2026 Work Plan Motion by Vice Chair Gorman and seconded by Member Richardson on approval of revised Housing Advisory Committee draft 2026 Work Plan as amended - approved unanimously. Motion Carried AYES: Chair Gourd, Vice Chair Gorman, Member Becker, Member Richardson, and Member Maurer NOES: None ABSTAIN: None ABSENT: None Minutes Page 7 of 15  Item #5.1. Housing Advisory Committee November 17, 2025 6.2. Discussion and update on Housing Element Action A2.1-6: Modify the Zoning Code to develop expedited approval process and financial and regulatory incentives for developments that comply with existing zoning standards as well as all of the following: (b) at least 20 percent of onsite housing units are deed restricted to household earing 80%-160% of AMI ("missing middle" incomes) with average affordability not to exceed 110% AMI. 7. COMMITTEE MEMBER REPORTS Discussion on HAC appointments for 2026. 8. ADJOURNMENT Chair Gourd adjourned the meeting at 1:00 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 8 of 15  Item #6.1. To: Honorable Mayor and City Council From: Andrew Amelung, Senior Planner Meeting: City Council – (Month XX, 2026) Subject: Continued Missing Middle Housing Discussion and Direction on Definition and Purpose Statement DESCRIPTION: Staff seeks to continue a discussion and receive direction from the Calistoga City Council regarding “missing middle” housing. Staff intends to establish a definition for “middle housing” to address the housing needs discussed in the missing middle conversation, as well as a purpose statement for a new chapter of the Calistoga Municipal Code that will cover a new middle housing combining district, which will require a general plan amendment and modifications to the zoning map. RECOMMENDATION: Receive staff report and presentation and provide direction to staff. SUMMARY: In order to implement middle housing policies and encourage its development in Calistoga, staff is recommending a general plan amendment to create a combining zoning district for missing middle housing. This combining district will serve as an overlay and will be located in various specified areas of the city based on criteria to be determined by the Housing Advisory Committee and the Calistoga City Council. Establishing a definition for “missing middle housing” and a purpose statement for the missing middle ordinance chapter are the first steps in this process, and will help planning staff and the city collectively develop the criteria for development and performance standards that will ultimately determine where the new combining zoning district will be located. BACKGROUND & ANALYSIS: In its 2025-2026 Operating and Capital Improvement Budget adopted on June 24, 2025, the Calistoga City Council identified several housing specific priorities, and the following outlines the specific priority as it relates to missing middle housing development: The Calistoga City Council wishes to increase opportunities for the “missing middle” to live and work in Calistoga including city employees, school employees, and local business owners and employees. The City Council included the following as its specific missing middle housing goal for the 2025-2026 fiscal year: Page 9 of 15  Item #6.1. Explore missing middle housing development incentives to encourage the development of new missing middle homes and discourage homes from becoming infrequently used second homes. In addition to council priorities, the city’s 2023 Housing Element identifies missing middle housing objectives to be implemented during its 6th Cycle which will end in 2031, including modifications to the zoning ordinance to expedite approval processes and regulatory incentives that encourage missing middle housing development. On April 29, 2025, at the Calistoga City Council meeting, staff presented Item 8.4 – Discussion item regarding programs to encourage the development of missing middle housing, which initiated a discussion with the council regarding missing middle housing and how to encourage its development. The discussion touched upon key issues concerning what missing middle housing development should look like within the city, and what mechanisms should be pursued to encourage its development. The following categories were discussed: • What does Missing Middle mean for Calistoga? • Policy Initiatives • General Plan & Zoning Amendments • Modifying Development Standards • Financial Incentives • Public Outreach The purpose of this report is to continue the discussion and receive direction needed for staff to draft a resolution that will define missing middle housing and its purpose in Calistoga. This will provide the framework required to develop new regulations for missing middle housing, which can be created as regulatory incentives through modified development and performance standards where appropriate. Once these steps are completed, the city will then be able to identify a range of financial incentives that can complement the newly established regulatory incentives and bridge the gap between policy initiatives and project implementation. Throughout this process, public outreach and participation in the process will be an essential part of ensuring the long-term success of missing middle housing in Calistoga. A. Missing Middle Housing Definition: With council direction, staff intends to establish a definition of what missing middle housing means for Calistoga in terms of physical design features, geographic distribution and location, and development and performance standards. Page 10 of 15  Item #6.1. The following are examples of how this definition could be phrased: 1) Missing Middle Housing: Housing intended to accommodate the housing needs of city employees, school employees, and local business owners and employees, through the development of higher-density, single-family dwelling units or lower- intensity, multi-family dwelling units that fall between traditional single-family housing units and larger-scale multifamily structures of 10 or more dwelling units in terms of development and performance standards. 2) Missing Middle Housing: Multi-family buildings with between two and 19 units, in the “middle” of single family homes and larger-scale multi-family buildings. 3) Missing Middle Housing: housing development that is intended to support small- to-medium footprint, low-intensity housing types including multiplexes, courtyard buildings, duplexes, cottages, ADUs and townhouses. These are just a few examples of how the definition may turn out, and a handful of other aspects can be incorporated into either the definition or the purpose statement, including physical location, geographic distribution, compatible uses, performance standards, health and safety, transportation, environmental factors, etc. It is important to note that, at this point, staff recommends focusing only on the physical development attributes of missing middle housing and not on the affordability and financial aspects that are associated with it. This is due to the fact that, before financial incentives can be established, the city will need to adopt an amendment to the Calistoga General Plan - Land Use Element and a modification to the zoning map, which will then allow for amendments to the Calistoga Municipal Code (CMC) Chapter 17 – Zoning. Upon a review of The purpose of the Calistoga General Plan – Land Use Element is: “…to shape the future physical development of Calistoga and to preserve, protect and enhance Calistoga’s current quality of life, so that the city can remain a walkable, small town with a complementary mixture of buildings and land uses in a pleasant environmental setting. The Land Use Element is the central chapter of the General Plan.” The purpose of CMC Chapter 17 – the Zoning Ordinance is: Page 11 of 15  Item #6.1. “…to provide minimum regulations designed to promote and protect the public health, safety, peace, comfort, convenience, general welfare, and for the accomplishment of the following specified purposes: A) To assist in providing a definite plan of development for the City and to guide, control and regulate the future growth of the City in accordance with the City’s General Plan; and B) To protect the established character of the City and the social and economic stability of agriculture, residential, commercial, industrial, historical and other resource areas with the City which assures the orderly and beneficial development of such areas.” The primary focus in both the Land Use Element and Zoning Ordinance is on land use policies and physical development regulations respectively. As such, staff has determined that by only focusing on these aspects of missing middle housing at this point, the of adoption of a general plan amendment and modifications to the zoning ordinance will be more efficient and will move more quickly through the review process. With this process completed, it will then allow for the adoption of a range of financial incentives that will encourage missing middle housing development. B. Missing Middle Housing Purpose Statement: Similar to the General Plan – Land Use Element and CMC Chapter 17 – Zoning purpose statements, the city should establish a purpose statement for a new chapter of the zoning ordinance that will cover the missing middle combining district. While the definition will provide insight for staff and the community in terms of exactly “what” missing middle housing is, the purpose statement will explain “why” missing middle housing is a priority for the city. The purpose statement can provide further elaboration on geographic distribution, physical characteristics, and constraints, and it can even provide additional framework for the range of financial incentives that may follow. An example of a purpose statement that was recently used in support of the adoption of a missing middle combining district by the City of Santa Rosa’s City Council reads as follows: 1) The purpose of the Missing Middle Housing Initiative… is to amend or create policies, standards and fees to accommodate by-right construction, replacement or conversion of standard single-family homes and remodels to produce Missing Middle infill housing. Some additional examples of language that can be used within the purpose statement for the missing middle housing combining district include the following: Page 12 of 15  Item #6.1. 2) The purpose of the Missing Middle Housing Combining District is to allow for a range of building types, each with its own set of development standards that regulate building form and massing (e.g. maximum height, width, and depth), frontage types (e.g. stoops, terraces, front porches, and courtyards), site layout and orientation, parking requirements, and open space provisions. 3) The purpose of a Missing Middle Combining District is to incorporate an overlaying zoning district that is applied to parcels located within and around downtown Calistoga, on parcels deemed suitable for infill development and with adequate access to public services, utilities, and infrastructure. 4) The Missing Middle Housing Combining District shall occur within a designated combining district that serves as a special purpose zone for this specific type of development and includes performance standards that encourage its development. This combining district is superimposed over the existing/base zoning district(s). 5) The Missing Middle Housing Combining District provides a desirable path for housing development, with a specific set of development and performance standards established by the City Council that meet the goals and policies of the General Plan and is pursued in areas deemed compatible with adjacent uses and with adequate access to public services, utilities, and infrastructure. 6) The Missing Middle Housing Combining District may allow for the construction of more residential units than permitted under existing General Plan land use designations and base zoning districts through a combining district that provides specific development standards for this development to ensure consistency with both the General Plan and Zoning Ordinance. The exact number of units is determined on a project-specific basis, depending on lot size and building type. 7) Development and performance standards for the Missing Middle Housing Combing District may vary from existing base zoning district standards and may incorporate a variety of design standards that encourage missing middle housing development while also meeting the goals of the General Plan and Zoning Code by maintaining Calistoga’s rural small-town character, its sense of community, and its natural historic setting. 8) Development within the Missing Middle Combining District can be supported by incentive programs for potential homeowners and developers who pursue missing Page 13 of 15  Item #6.1. middle housing development projects and that provide access to home ownership for middle-income households that are employed within the City of Calistoga. Additional aspects to consider when establishing the purpose statement for a missing middle housing combining district include: • Dwelling units that fit the needs of first-time homeowners who live and/or work in the City of Calistoga • Dwelling units and parcel sizes that are smaller and by nature more affordable, either as cottage single-family housing or low-density multifamily units such as duplexes, triplexes, and townhouses • Dwelling units that allow retirees and senior citizens to downsize into smaller units that are more affordable and manageable • Housing that is located within or creates walkable neighborhoods with access to public transportation and is less dependent on cars and parking areas • Housing that allows for shared open space and other amenities, while also limiting the size and maintenance costs of these shared spaces • Housing development that can be integrated within single-family neighborhoods without significantly changing the neighborhood’s character in terms of size, scale, and design, and which can accommodate a greater range of incomes to be integrated within a single neighborhood C. Conclusion The Housing Advisory Committee and City Council should explore concepts and ideas to consider as they establish a definition for “Missing Middle Housing” and a purpose statement for the “Missing Middle Housing Combining District” zoning ordinance chapter. As it moves forward towards the adoption of a general plan amendment and new zoning ordnance chapter with modifications to the zoning map, obtaining input from the community through public outreach efforts should be a priority. Below is an example of how an outline for the new chapter of the zoning ordinance can take shape once a definition and purpose statement have been adopted: CMC Chapter 17.XX – Missing Middle Housing Combining District I. Definition – Missing Middle Housing II. Purpose and general development principles III. Applicability IV. Uses allowed V. Development and performance standards Page 14 of 15  Item #6.1. a. Density b. Lot coverage c. Lot area d. Lot dimensions e. Building height f. Setbacks g. Performance standards VI. Preliminary development plan – concept phase VII. Final development plan – permit phase VIII. Other development requirements On a final note, staff is also considering changing the term “missing middle housing” to “middle housing” or “middle workforce housing”, as once the new ordinance and combining district are adopted, the opportunity to pursue this housing need will no longer be missing. FINANCIAL IMPACT: At this point the financial impacts of this process have yet to be determined, and will largely depend on the direction given to staff and the chosen paths towards development. The legal and environmental impacts of the proposed general plan amendment and zoning changes will need to be thoroughly and adequately reviewed prior to approval and adoption, which may range in cost from $xx,xxx to $xx,xxx, and may increase in cost should the city decide to seek further consultation on the technical aspects of developing a new combining zoning district. CEQA STATUS: Similar to financial impacts, the status of any changes under the California Environmental Quality Act can range from statutory or categorical exemptions for minor amendments to the zoning ordinance, to potentially significant impacts that can result from rezoning and general plan amendments that will need to under go an initial study to determine if a negative declaration or environmental impact report will be required. ATTACHMENT(S): ATTACHMENT A – Calistoga Municipal Code Development Standards Summary Tables APPROVAL(S): Page 15 of 15