Housing Advisory Committee

AGENDA Housing Advisory Committee City of Calistoga Monday, February 9, 2026 | 12:00 PM Calistoga Community Center 1307 Washington Street Calistoga, CA 94515 MEMBERS Karin Maurer, Chair Sherry King, Vice Chair Juan Pablo Di Cesare, Member Ciji Rich Jeffries, Member Lana Richardson, Member CITY COUNCIL LIAISON Lisa Gift, Councilmember STAFF LIAISONS Greg Desmond, Planning & Building Director Andrew Amelung, Senior Planner City Hall 1232 Washington Street | Calistoga, CA 94515 Phone (707) 942-2805 | Fax: (707) 942-0732 www.calistogaca.gov Housing Advisory Committee Agenda February 9, 2026 GENERAL INFORMATION The Housing Advisory Committee meets as specified in its adopted annual calendar on the second Monday of February and March and the third Monday of every subsequent 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 14 Housing Advisory Committee Agenda February 9, 2026 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 - Jan 26 2026 - Minutes - Pdf (Page 5 - 6) 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. 2026 HAC Committee Meeting Calendar Recommended Action: Review adopted 2026 regular meeting schedule 2026 HAC Committee Meeting Schedule (Page 7) 6.2. Consideration of Missing Middle and/or Workforce Housing recommendations on terms, form, scale, location, definition, and purpose. Recommended Action: Consider options described in the staff report and make recommendations. Staff Report - Consideration of Missing Middle and Workforce Housing recommendations on its term, form, scale, location, definition, and purpose. - Pdf (Page 9 - 14) 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 was duly posted in compliance with California Government Code section 54954(a) at City Hall, located at 1232 Washington Street, Calistoga. Page 3 of 14 Housing Advisory Committee Agenda February 9, 2026 Andrew Amelung, Housing Advisory Committee Staff Liason and Secretary, City of Calistoga Planning & Building Department | (707) 942-2827 | planning@calistogaca.gov Page 4 of 14  Item #5.1. MEETING MINUTES Housing Advisory Committee | Monday, January 26, 2026 | 12:00 PM Calistoga Community Center | 1307 Washington Street Calistoga, CA 94515 1. CALL TO ORDER 2. ROLL CALL Staff Secretary Andrew Amelung called the regular session to order at 12:00 P.M. MEMBERS PRESENT: Member Lana Richardson, Member Karin Maurer, Member Jaun Pablo di Cesare, Member Sherry King, Member Ciji Rich Jeffries MEMBERS ABSENT: None CITY COUNCIL & Planning and Building Director Greg Desmond, Senior Planner Andrew STAFF PRESENT: Amelung 2.1. Oath of Office to All New Committee Members All new members completed their Oath of Office prior to the meeting. 2.2. Election of Officers The committee unanimously appointed Karen Maurer as Committee Chair, and Sherry King as Committee Vice Chair 3. PUBLIC COMMENTS There were no public comments. 4. SPECIAL PRESENTATIONS There were no special presentations 5. APPROVAL OF MINUTES 5.1. Approval of draft minutes from the previous regular meeting The December 15, 2025 draft minutes were approved unanimously. 6. AGENDA ITEMS Minutes Page 1 of 2 Page 5 of 14  Item #5.1. Housing Advisory Committee January 26, 2026 6.1. Establishing the 2026 Housing Advisory Committee Meeting Schedule The committee unanimously adopted the 2026 Housing Advisory Committee Meeting Schedule. 6.2. Review of the 2026 Housing Advisory Committee 2026 Work Plan for new Committee Members. The committee discussed the 2026 Work Plan and had no further recommendations. 6.3. Brief discussion on Housing Element Implementation & Action Items The committee discussed Housing Element Implementation and Action Items. 6.4. Continued discussion on Missing Middle Housing - Key Concepts and Ideas. The committee receive the presentation and discussed key concepts and ideas. 7. COMMITTEE MEMBER REPORTS There were no Committee Member Reports. 8. ADJOURNMENT Committee Chair Maurer adjourned the meeting at 1:00pm City Hall 1232 Washington Street | Calistoga, CA 94515 Phone (707) 942-2805 | Fax: (707) 942-0732 www.calistogaca.gov Minutes Page 2 of 2 Page 6 of 14  Item #6.1. CITY OF CALISTOGA MEMORANDUM DATE: February 9, 2026 TO: Housing Advisory Committee (HAC) FROM: Andrew Amelung, Senior Planner, HAC Committee Secretary SUBJECT: 2026 HAC Committee Meeting Calendar Below are the approved HAC Committee regular meeting dates for 2026, which are generally the third Monday of each month, beginning at 12:00 pm, except for the February and March meetings, which will occur on the second Monday of the month. January 26 July 20 February 9 August 17 March 9 September 21 April 20 October 19 May 18 November 16 June 15 December 21 Please advise Planning Department staff, Andrew Amelung at aamelung@calistogaca.gov (707-942-2823) if you will be unable to attend any meetings as far in advance as possible, so that we can confirm a quorum. Page 7 of 14 Page 8 of 14  Item #6.2. City of Calistoga STAFF REPORT To: Housing Advisory Committee From: Andrew Amelung, Senior Planner Meeting: Housing Advisory Committee - Feb 09 2026 Subject: Consideration of Missing Middle and Workforce Housing recommendations on its term, form, scale, location, definition, and purpose. DESCRIPTION: Consideration of Missing Middle and Workforce Housing recommendations on its term, form, scale, location, definition, and purpose. RECOMMENDATION: Consider options described in the staff report and make recommendations. SUMMARY: After the Housing Advisory Committee reviewed language for the definition and purpose statement at the December 15, 2025 meeting, as well as key concepts and ideas associated with Missing Middle and Workforce Housing at the January 26, 2025 meeting, staff is now requesting recommendations on terms, preferences for form and scale, appropriate locations within the city limits, and language used in the definition and purpose statement. ANALYSIS: As discussed in previous meetings, the Calistoga City Council has identified the pursuit of Missing Middle and Workforce Housing as a top priority. This priority has also been identified in Work Plan Goal Number 4 of the Housing Advisory Committee's 2026 Work Plan. In order to adopt policy that supports Missing Middle and Workforce Housing, a definition and purpose statement for what this housing type means to Calistoga needs to be determined by the Housing Advisory Committee, the Planning Commission, and ultimately the City Council. This report briefly addresses the need for Missing Middle and Workforce Housing, and provides clear options on the key concepts and ideas on Missing Middle and Workforce Housing that have been reviewed, including its term, form, and scale, and it also provides an overview on options regarding appropriate locations within the city. It then addresses language that may be used in its definition and purpose statement. The report is intended to serve as a simple survey of motions on recommendations presented by staff, with options for alternatives and new ideas. These recommendations will then be reviewed and elaborated upon in subsequent staff reports with further findings, which will then be brought forward to the Planning Commission and the City Council. The Need for Missing Middle and Workforce Housing In addition to the fact that the City Council and the Housing Element has made the pursuit of Zoning Ordinance and General Plan Amendments that allow Missing Middle and Workforce Housing a Page 9 of 14  Item #6.2. priority, there are also some key data points that support the need for this housing type. Questions have been raised by members of the Housing Advisory Committee, based on current economic and housing market trends, as to whether more housing is actually needed at the moment, as the population is not growing and home prices are decreasing. It is important to keep in mind that these figures focus on the existing single-family housing market, which has been supported by higher-income earners and home prices that have been well above what the existing workforce can afford. There is currently not a significant housing stock of Missing Middle options in Calistoga and Napa Valley. While it is true that a portion of the existing workforce commutes into and out of Calistoga, according to data from the 2023 U.S. Census - American Community Survey, out of approximately 2,275 housing units in the City of Calistoga, 36.8 percent of them, or 836 occupied units, are currently paying rent. Of these renting households who choose to live, work, and rent in Calistoga, 213 of them, or 25.5 percent, are paying rents higher than $2,500 per month, with 153 household units paying rents higher than $3,000 per month. These household units alone, who are part of the community and make a significant contribution to Calistoga's overall economy and character, show that there is a will and desire from the workforce to be in this city. With greater variety in housing options, including smaller, more affordable and livable units that complement the community, and with greater access to finance options that can be supported through state programs and Calistoga's Measure D Fund, these vital members of the community can have the options to build equity, further invest in the community at a later point, and accumulate long-term generational wealth as established members of the community. In order to even make this possibility a realistic option, a viable and feasible path forward needs to be established, which begins with determining what the physical features of this housing type will be in Calistoga and clearly establishing its purpose, which will help ensure its successful implementation as intended. Recommended Term Throughout the January 26, 2026 staff report on Missing Middle Housing - Key Concepts & Ideas, the term "Missing Middle Housing" was used as this was the term coined by Daniel Parolek in his 2020 book Missing Middle Housing - Thinking Big and Building Small to Respond to Today's Housing Crisis. In addition to this, staff also presented the option of simply referring to it as "Middle Housing" in the December 15, 2026 staff report on Missing Middle Housing - Definition & Purpose Statement. The Sixth Cycle Housing Element adopted by the City of Calistoga also refers to the term "Workforce Housing" in addition to "Missing Middle Housing" throughout some of its goals, objectives, policies, and action items. Motion 1 - Recommended Term Staff is requesting the Housing Advisory Committee make a recommendation on the following options for the term used to refer to a housing type that consists of clustered or multi-unit housing structures: 1. Missing Middle Housing 2. Middle Housing 3. Workforce Housing 4. An alternative term determined by the committee Recommended Form Page 10 of 14  Item #6.2. The key characteristics of Missing Middle and Workforce Housing is that it focuses on a sense of community and is distributed among single-family homes in a walkable context. It was called "Missing" because it has not been zoned for or built at scale since the adoption of modern zoning codes in the 1950s. A key idea is that it can live like a single-family home while allowing for a greater number of smaller and more affordable options. Forms that were discussed include duplexes, triplexes, fourplexes, bungalow courtyards, townhouses, courtyard apartments, multiplexes, and live-work buildings. As discussed, this housing type can take many forms depending on the neighborhood and city that it is built in, so an important aspect is to preserve the character and sense of community of the City of Calistoga. This is also reflected in the first paragraph of the General Plan's Vision Statement and the purpose of the General Plan's Land Use Element, which states the following: The General Plan Vision Statement Calistoga will remain a walkable, small town, made up of a vibrant, eclectic main street set within pedestrian-oriented neighborhoods of modestly-sized homes and surrounded by wineries, vineyards and other agricultural lands. The temperate climate, the Palisades, Napa River and its creeks frame our physical identity. The Land Use Element Purpose Statement The purpose of the 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. Keeping in mind these aspects of the General Plan and the guidelines of what Missing Middle and Workforce Housing is, the Housing Advisory Committee can provide key insight and recommendations on the form that this housing type may take in Calistoga. The committee may also make recommendations on which forms are appropriate in different areas of the city, however this will be addressed in the location section below. Motion 2 - Recommended Form Staff is requesting the Housing Advisory Committee make recommendations on the form of Missing Middle and Workforce Housing, with the following options: 1. Duplexes 2. Triplexes 3. Fourplexes 4. Bungalow Courtyards (detached, single-family) 5. Townhouses 6. Courtyard Apartments 7. Multiplexes 8. Live-Work Buildings 9. All of these options 10. Alternative options: a. Make no specific limitations on form b. Prefer to focus on scale of structures c. Identify unwanted or prohibited forms Recommended Scale Page 11 of 14  Item #6.2. Missing Middle and Workforce Housing is a range of clustered or multi-unit housing types in scale with single-family homes and neighborhoods. The key point is that they are built on a "House Scale" with a maximum height of 2.5 stories, however 2-story structures are preferred. The typical width is 55-75 feet, with a typical depth of 45-65 feet. They tend to have a smaller footprint with a lower perceived density, however the actual number of units can often be more than expected. These dimensions can vary based on parcel and neighborhood. As stated in the General Plan's Vision Statement and the Land Use Element's purpose, Calistoga will remain a walkable small town with modestly sized homes and a complementary mixture of buildings. With this in mind, the Housing Advisory Committee can discuss and provide recommendations on scale. Motion 3 - Recommended Scale Staff is requesting the Housing Advisory Committee make recommendations on the scale of Missing Middle and Workforce Housing, with the following options: 1. Limit the height of structures to 2 or 2.5 stories as preferable 2. Limit structure width to 55-75 feet or less with regard to parcel size 3. Limit structure depth to 45-65 feet with regard to parcel size 4. Limit or allow greater flexibility in building footprint size 5. Allow setback flexibility while ensuring life safety is addressed 6. Allow flexibility in density while assuring adequate services can be provided 7. Provide any additional recommendations on scale regarding: a. Scale and proportion to adjacent structures b. Thoughtful approaches to parking c. Any additional thoughts on scale Recommended Location The exact location on where Missing Middle and Workforce Housing has been discussed with some debate by the City Council and members of the community, and designations on where these housing units will be allowed will have to take some form. Restrictions on feasibility include access to utilities and public services, environmentally sensitive areas, and compatibility with the surrounding uses. As these recommendations move forward to the Planning Commission for further review and to the City Council for determination, this issue will be addressed in greater detail with additional analysis and findings, however for now staff recommends the Housing Advisory Committee make recommendations on the appropriateness of Missing Middle and Workforce Housing, and its various recommended forms, within each zoning district, and also provide any additional comments on the existing restrictions. Please refer to the City of Calistoga's Zoning District Map as you make your considerations on location. Motion 4 - Recommended Location Staff is requesting the Housing Advisory Committee make recommendations on the location of Missing Middle and Workforce Housing within the following zoning districts: 1. Multi-Family Residential/Office - Visitor Accommodation District (R-3-VA) 2. Multi-Family Residential/Office District (R-3) 3. Two-Family Residential District (R-2) 4. One-Family Residential Planned Development District (R-1-10-PD) 5. One-Family Residential District (R-1-10) 6. One-Family Residential Planned Development District (R-1-PD) Page 12 of 14  Item #6.2. 7. One-Family Residential District (R-1) 8. Rural Residential - Hillside District (RR-H) 9. Rural Residential District (RR) 10. Community Commercial District (CC) 11. Downtown Commercial District (DC) 12. Mobile Home Park District (MHP) 13. Planned Development District (PD) 14. Commercial Airport District (C-A) Motion 5 - Recommended Location Considerations Staff is requesting the Housing Advisory Committee make recommendations on the existing restrictions regarding the feasibility of certain locations: 1. Access to Utilities and Public Services 2. Environmental Sensitivities 3. Compatible Surrounding Uses Definition and Purpose Statement On December 15, 2025, the Housing Advisory Committee reviewed a draft staff report titled Missing Middle Housing - Definition & Purpose Statement, and made comments and recommended revisions to the draft report. Many of the revisions were technical, however it was highlighted that Measure D funding and development incentives should be addressed. The process of implementing Missing Middle and Workforce Housing through the adoption of a combining zoning district as opposed to redistricting and rezoning the existing base zoning districts was also discussed as staff's recommendation for the process, but not necessarily the definition. Questions about the need for Missing Middle and Workforce Housing was also raised and commented on. Example definitions and purpose statements taken from other regional jurisdictions and organizations working on Missing Middle Housing were included for the committee's review, and staff recommends revisiting those examples for consideration. While overall this was a productive conversation, the item was continued and no official motion was made, primarily because the conversation covered so many broader aspects and concepts associated with Missing Middle and Workforce Housing, including state affordable housing requirements, legal processes, and financial components which could not be determined until a clear picture of what the physical land-use characteristics of this housing type is established based on committee recommendations to the Planning Commission and the City Council. It was highlighted that the additional aspects listed at the end of the report were substantial and important aspects of what the City's intentions are, which 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 less dependency on cars and parking areas Page 13 of 14  Item #6.2.  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 With all of this taken into consideration, the Housing Advisory Committee can make recommendations on the definition and purpose statement of Missing Middle and Workforce Housing. It is important to keep in mind that not every detail needs to determined at this phase. Motion 6 - Recommended Definition Staff is requesting the Housing Advisory Committee make recommendations on the definition of Missing Middle and Workforce Housing with the following options: 1. Address the subject of "what" this is in terms of housing types. 2. Address any relevant motions made on form, scale, and location. 3. Address any addition motions made on restrictions and limitations. 4. Provide any additional information as the committee sees fit. Motion 7 - Recommended Purpose Statement Staff is requesting the Housing Advisory Committee make recommendations on the purpose statement of Missing Middle and Workforce Housing: 1. Address "why" the City of Calistoga is pursuing Missing Middle and Workforce Housing. 2. Address "who" Missing Middle and Workforce Housing is intended for. 3. Address "how" the City of Calistoga intends to implement Missing Middle and Workforce Housing policy. 4. Provide any additional information as the committee sees fit. Conclusion Once the Housing Advisory Committee makes motions on their recommendations, they will be summarized in staff reports with additional analysis and findings that will be brought forward to the Planning Commission for further recommendations and then onto the City Council for determination. These staff reports will be made available for review of the Housing Advisory Committee per the mandate described in 2026 Work Plan Goal 1. FINANCIAL IMPACT: At this point there is no significant financial impact from considering recommendations on Missing Middle and Workforce Housing other than staff time taken to prepare reports, analysis, and findings. CEQA STATUS: The recommended action is not a project under the definitions contained in the Guidelines of the California Environmental Quality Act (CEQA) and is therefore exempt from CEQA. APPROVAL(S): Greg Desmond, Planning & Building Director Pending Page 14 of 14