Housing Advisory Committee

AGENDA Housing Advisory Committee City of Calistoga Monday, March 9, 2026 | 12:00 PM Calistoga Community Center 1307 Washington Street Calistoga, CA 94515 MEMBERS Karin Mauer, 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 March 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. 2026 Housing Advisory Committee Work Plan 1. Advise on Calistoga’s Housing Goals, Policies, and Programs for 2026 2. Research Proposed Housing-Related Policies 3. Advise City Council & Support City Staff with Housing Element Implementation Explore, Discuss, and Advise on Programs that Provide Housing Options for Local 4. Workforce and Missing Middle Housing 5. Explore, Discuss, and Advise on Ideas for the Use of the Affordable Housing Fund Page 2 of 42 Housing Advisory Committee Agenda March 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 - Feb 09 2026 - Minutes - Pdf (Page 5 - 8) Housing Advisory Committee - Feb 09 2026 - 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. Consideration of Missing Middle and Workforce Housing Recommendations. Recommended Action: Consider the recommendation options described in the staff report and make motions. Staff Report - Consideration of Missing Middle and Workforce Housing Recommendations. - Pdf (Page 9 - 35) ATTACHMENT A - CMC Zoning Development Standard Summary Tables (Page 9 - 35) 6.2. 2026 Housing Element Action Item Implementation Discussion Recommended Action: Recommended Action: Review the completed and outstanding Housing Element Action Items and discuss strategies for 2026 implementation. 2026 Housing Element Action Item Implementation (Page 37 - 40) 6.3. Consideration of Dates for ADU Forgivable Loan Program - ADU Outreach Event in coordination with the Napa County Department of Housing and Community Services. Recommended Action: Discuss the proposed ADU Outreach Event and recommend possible dates and venues. Staff Report - Consideration of Dates for ADU Forgivable Loan Program - ADU Outreach Event in coordination with the Napa County Department of Housing - Pdf (Page 41 - 42) 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 Page 3 of 42 Housing Advisory Committee Agenda March 9, 2026 I hereby certify that the agenda for the Housing Advisory Committee - Mar 09 2026 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 4 of 42  Item #5.1. MEETING MINUTES Housing Advisory Committee | Monday, February 9, 2026 | 12:00 PM Calistoga Community Center | 1307 Washington Street Calistoga, CA 94515 1. CALL TO ORDER Chair Mauer called the regular session to order at 12:00 P.M. 2. ROLL CALL MEMBERS PRESENT: Chair Karen Mauer, Vice Chair Sherry King, Member Lana Richardson, Member Ciji Rich Jeffries, Member Juan Pablo Di Cesare MEMBERS ABSENT: None CITY COUNCIL & Planning and Building Director Greg Desmond, Senior Planner Andrew STAFF PRESENT: Amelung 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 January 26, 2026 draft minutes were approved unanimously. 6. AGENDA ITEMS 6.1. 2026 HAC Committee Meeting Calendar Recommended Action: Review adopted 2026 regular meeting schedule The committee reviewed the 2026 regular meeting schedule. 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. The committee discussed the recommended motion options and continued the item in order to have more time for consideration. 7. COMMITTEE MEMBER REPORTS Minutes Page 1 of 2 Page 5 of 42  Item #5.1. Housing Advisory Committee February 9, 2026 8. ADJOURNMENT Chair Mauer adjourned the meeting at 1pm. Andrew Amelung, Housing Advisory Committee Staff Secretary, City of Calistoga Planning & Building Department | (707) 942-2827 | planning@calistogaca.gov 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 42  Item #5.1. MEETING MINUTES Housing Advisory Committee | Monday, February 9, 2026 | 12:00 PM Calistoga Community Center | 1307 Washington Street Calistoga, CA 94515 1. CALL TO ORDER Chair Mauer called the regular session to order at 12:00 P.M. 2. ROLL CALL MEMBERS PRESENT: Chair Karen Mauer, Vice Chair Sherry King, Member Lana Richardson, Member Ciji Rich Jeffries, Member Juan Pablo Di Cesare MEMBERS ABSENT: None CITY COUNCIL & Planning and Building Director Greg Desmond, Senior Planner Andrew STAFF PRESENT: Amelung 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 January 26, 2026 draft minutes were approved unanimously. 6. AGENDA ITEMS 6.1. 2026 HAC Committee Meeting Calendar Recommended Action: Review adopted 2026 regular meeting schedule The committee reviewed the 2026 regular meeting schedule. 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. The committee discussed the recommended motion options and continued the item in order to have more time for consideration. 7. COMMITTEE MEMBER REPORTS Minutes Page 7 of 42  Item #5.1. Housing Advisory Committee February 9, 2026 8. ADJOURNMENT Chair Mauer adjourned the meeting at 1pm. Andrew Amelung, Housing Advisory Committee Staff Secretary, City of Calistoga Planning & Building Department | (707) 942-2827 | planning@calistogaca.gov 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 42  Item #6.1. City of Calistoga STAFF REPORT To: Housing Advisory Committee From: Andrew Amelung, Senior Planner Meeting: Housing Advisory Committee - Mar 09 2026 Subject: Consideration of Missing Middle and Workforce Housing Recommendations. DESCRIPTION: Consideration of Missing Middle and Workforce Housing Recommendations. RECOMMENDATION: Consider the recommendation options described in the staff report and make motions. SUMMARY: On February 9, 2026, the Housing Advisory Committee made a motion to continue recommendations on Missing Middle and Workforce Housing terms, form, scale, location, definition, and purpose in order to have more time to consider new concepts and options regarding the introduction of this housing type into the Calistoga Municipal Code and General Plan. Staff intends to present these recommendations and further analysis at the March 25, 2026 Planning Commission Meeting and the April 22, 2026 City Council Meeting for consideration of ordinance adoption. ANALYSIS: As discussed in policy meetings, the Calistoga City Council has identified the implementation 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. This report addresses the need for Missing Middle and Workforce Housing, with additional analysis on data that supports its need, and then provides clear options for recommendation motions on term, form, and scale. Additional analysis on locations and Calistoga Base Zoning Districts has also been provided. The report then covers recommendation motions on definition and purpose, and concludes with an overview on the adoption of a combining district, which staff believes would be the most effective method for ordinance adoption and implementation. The Need for Missing Middle and Workforce Housing The City Council and the Housing Element have made the pursuit of Zoning Ordinance and General Plan Amendments that allow for Missing Middle and Workforce Housing a priority. These ordinance adoptions are intended to allow for a more streamlined process to build middle-sized housing units intended for working middle-class residents and employees within the City of Calistoga. In addition to these goals and objectives, there is a growing demand for this housing type and a growing amount of key data points that support its need. The California Department of Finance E-5 Housing and Population Rates shows that Calistoga's housing market is comprised primarily of high-cost single-family homes, lower-cost mobile homes, income-restricted multifamily rental units, and some smaller multifamily properties. Single-family Page 9 of 42  Item #6.1. homes make up 53 percent of the City's housing stock, while mobile homes make up another 24 percent and multifamily units comprise the remaining 23 percent. According to a 2026 study conducted by Bay Area Economics (BAE) using Costar data on rental units and Redfin data on for-sale units, with few exceptions, single-family home prices in Calistoga are far above what lower- and middle-income households can afford, with a median sale price of about $1.15 million between July 2024 and July 2025. Mobile homes offer a much more affordable option, with a median sale price of $199,000 during the same period, however total ownership costs in mobile home parks include space rent, and most mobile homes in Calistoga are located in age- restricted communities and therefore are not available to the broader population. The BAE study goes on to state that for-sale housing options priced between these two extremes are almost nonexistent. Multi-family rental housing is limited to smaller properties, with newer construction focused on income-restricted affordable housing, with the most recent market-rate rental property identified in Costar's database being built nearly 20 years ago. The BAE study estimates that the average monthly rent for a new market-rate rental unit would be $3,201, with an estimated average annual household income of $137,500 needed to afford a new market-rate rental unit. Questions have been raised by members of the Housing Advisory Committee and the public, 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, typically for older units, 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 live in this city. With a 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. To 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 Page 10 of 42  Item #6.1. 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. A recently proposed California state assembly bill, AB 1751 Missing Middle Townhome Ownership Act, specifically uses the term "Missing Middle", so as the state moves forward with legislation using this term, this may present a significant reason to continue with this term, however the assembly bill is only a proposal at this point and has not been adopted. 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 Recommended Form The key characteristics of Missing Middle and Workforce Housing is that it focuses on a sense of community and is distributed among existing single-family homes in a walkable context. It was called "Missing" because this type of housing 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 be a single-family home or 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 smaller single-family units, 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 Page 11 of 42  Item #6.1. 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. Smaller Single-Family Units on Smaller Lots 2. Duplexes on a variety of lot sizes 3. Triplexes on a variety of lot sizes 4. Fourplexes on a variety of lot sizes 5. Cottage Courtyards 6. Townhouses 7. Courtyard Apartments 8. Multiplexes 9. Live-Work Buildings 10. All of these options 11. Alternative options: a. Make no specific limitations on form b. Prefer to focus on scale of structures c. Identify unwanted or prohibited forms 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, however 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, flood zones, and compatibility with 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. Staff is recommending the adoption of a new combining zoning district, also referred to as an overlay, for the implementation of Missing Middle and Workforce Housing. Various general plans and land-use designations often refer to several types and forms of overlays, and when these overlays get adopted into a zoning ordinance they are then often referred to as combining districts. The Calistoga General Plan defines Overlay and Combining Zone as follows: General Plan Definition - Overlay: A land use designation on the Land Use Map, or a zoning designation on a zoning map, that modifies the basic underlying designation in some specific manner. General Plan Definition - Combining Zone: A special purpose zone that is superimposed over the regular zoning map. Combining zones are used for a variety of purposes, such as airport compatibility, flood plain or wetlands protection, historic designation, or special parking regulations. Also called "overlay zone." Page 12 of 42  Item #6.1. The Calistoga Municipal Code identifies three existing combining districts that existing in Calistoga, which include Planned Development (PD) Districts, Visitor Accommodations (VA) Districts, and the Airport (A) District. A fourth combining district is listed in the municipal code for Design District (DD), however this combining district was repealed by Ordinance 714. The major benefit of adopting a new combining district or overlay is that it can be easily added to the Calistoga Municipal Code as a new chapter without having to amend and revise all of the base zoning district ordinances where it may apply. Base Zoning Districts Base Zoning Districts where a Missing Middle and Workforce Housing Combining District may be located include the following: Downtown Commercial (DC) Base Zoning District According to the Calistoga Municipal Code's purpose and intent for the Downtown Commercial Base Zoning District, it is intended to implement the Downtown Commercial land use designation of the General Plan, and it provides an area for a broad range of uses that generate high pedestrian traffic. Mixed residential-commercial uses are an important component of the DC Zoning District to ensure an economically and socially vibrant downtown that is intended for, and enjoyed by, residents and visitors alike. Except for visitor accommodations and live-work units, all newly constructed floor area located above the first floor commercial use is encouraged to be for resident-serving commercial uses and/or separate residential units. Page 13 of 42  Item #6.1. The DC Zoning District development standards require a minimum lot area of 5,000 square feet and an 80 percent maximum lot coverage. The minimum lot width is 30 feet, and setbacks range from 5 to 20 feet depending on proximity to adjacent residential structures, with no required setback when commercial structures are in proximity to other commercial structures. A principal building height limit of 30 feet is in place, which can also be reduced to 25 feet or 15 feet depending on proximity to adjacent residential structures. There is a 2-story limit in place, however 3-story structures may be built with a Use Permit. There are approximately 110 parcels currently within the DC Base Zoning District with an average size of approximately 11,579 square feet. The majority of these parcels are currently developed to a certain extent. The Missing Middle and Workforce Housing Type that is most aligned with the current regulations and the General Plan's vision would be the work-live unit, with commercial space on the first floor and a mix of resident offices and/or separate residential units on the second and third floor. Community Commercial (CC) Base Zoning District According to the Calistoga Municipal Code's purpose and intent for the Community Commercial (CC) Base Zoning District, it is intended to implement the Community Commercial land use designation of the General Plan. It provides areas at the edge of the downtown commercial core and at several intersections for activities that are similar to those in the Downtown Commercial District, but because of their size or relatively low pedestrian traffic generation are appropriate for the CC Zoning District. These uses predominantly provide for the day-to-day needs of residents, and because of their operational characteristics and space needs (storage, size, parking, etc.) are considered appropriate for the CC district. The CC Zoning District is also intended to provide a transition between the more intense activities in the DC Zoning District and the less intense activities in the residential districts Page 14 of 42  Item #6.1. adjacent to commercial areas. Therefore, mixed residential-commercial uses are appropriate in the CC Zoning District. Except for visitor accommodations and live-work units, all newly constructed floor area located above a first floor is encouraged to be for resident-serving commercial uses and/or separate residential units. In order to maintain and enhance Calistoga's small-town character, development in the CC district shall be guided by relevant policies of the General Plan's Community Identity Element and the character areas, gateways and entry corridors of the Land Use Element. The CC Zoning District development standards require a minimum lot area of 5,000 square feet and a 60 percent maximum lot coverage. The minimum lot width is 50 feet, and setbacks range from 5 to 20 feet depending on proximity to adjacent residential structures, with no required setback when commercial structures are in proximity to other commercial structures. A principal building height limit of 30 feet is in place, which can also be reduced to 25 feet or 15 feet depending on proximity to adjacent residential structures. There is a 2-story limit in place, however 3-story structures may be built with a Use Permit. There are approximately 103 parcels currently within the CC Zoning District with an average size of approximately 30,343 square feet. Similar to the DC Zoning District, the work-live unit can be an appropriate housing type at these locations, in addition to a wide variety of other housing types including triplexes, fourplexes, cottage courtyards, townhouses, courtyard apartments, and multiplexes. Airport Commercial (A) Base Zoning District According to the Calistoga Municipal Code's purpose and intent for the Airport (A) Base Zoning District, also referred to as the Airport Commercial Land Use Designation, is to limit use and development of the glider airport property to airport related uses. This has been in place to protect the long-term viability of the airport, its safety and compatibility with adjacent land uses. Uses that are currently allowed in the A Zoning District include taxi service, glider operations, airport repair and maintenance, accessory structures and uses related to these uses, such as office space, and eating establishments if clearly subordinate and incidental to airport uses. At its initial designation, the airport overlay and zoning district made up roughly 43 acres, and it currently consists of approximately 33 acres that are dedicated to airport use. A major concern over this zoning district is that it is based on the Calistoga Gliderport, an airport that is no longer in operation. According to the General Plan: Gliderport Character Area Overlay These properties are currently underutilized and are anticipated to be redeveloped in the future. Redevelopment presents an opportunity to add to the excitement and vitality of the downtown area and improve area access and circulation. It is expected that redevelopment efforts will result in a vibrant and synergistic mix of uses that complement current uses in the downtown area and serve as catalyst for further redevelopment and improvement of other properties in the City. Page 15 of 42  Item #6.1. The General Plan goes on to state that any changes should be accompanied by a project- specific land use plan and supporting reports, and that a Planned Development (PD) zoning overlay approach may be utilized for future development of properties within this character area. In the same sense, a Missing Middle and Workforce Housing Combining District may also be the appropriate path for the redevelopment of this district as it may be one of the best possible locations to provide this housing type. All of the housing types associated with Missing Middle and Workforce Housing could be developed in this district depending upon how ordinance amendments are developed and are adopted, however it should be noted that in previous environmental studies sensitive species have been identified on portions of the site, and any development that takes place in this location will need to adequately mitigate any potential impacts on these species. Multi-Family Residential / Office (R-3 & R3-VA) Base Zoning District According to the Calistoga Municipal Code's purpose and intent for the Multi-Family Residential / Office (R-3) Base Zoning District, it is intended to increase the diversity and affordability of housing stock in Calistoga by providing housing close to downtown services and to provide convenient access to professional office uses for residents and businesses, while ensuring that care is taken to preserve the character of existing neighborhoods. Within this base zoning district another combining district occurs in specifically zoned areas known as the Visitor Accommodation (VA) Combining District. The purpose of this combination district is to allow for transient occupancy use of certain properties located in an R-3, residential/professional office, multi-family residential district, to encourage transient occupancy use in a manner compatible with surrounding land uses. Page 16 of 42  Item #6.1. The R-3 and R-3-VA Zoning District development standards require a minimum lot area of 10,000 square feet on corner lots and 9,000 square feet on interior lots, and a 40 percent maximum lot coverage. The minimum lot width for corner and interior lots are 100 feet and 90 feet respectively, with a minimum lot depth of 120 feet. Setbacks can range from 5 feet to 20 feet depending on various factors such as front, rear, interior side, streetside corner or streetside reverse, etc. Primary structures are limited in height to 25 feet, while accessory structures are limited to 15 feet. There are approximately 174 parcels currently within the R-3 and R-3-VA Zoning Districts with an average size of approximately 15,110 square feet. The R-3 and R-3-VA Zoning Districts can accommodate a wide range of Missing Middle and Workforce housing types depending on the site and sensitive receptors including children and schools, daycare centers, healthcare facilities, the elderly and individuals with illnesses. Two-Family Residential (R-2) Base Zoning District According to the Calistoga Municipal Code's purpose and intent for the Two-Family Residential (R-2) Base Zoning District, it is intended to allow the development of single-family, duplex and special needs residential uses that are consistent with the Calistoga General Plan and State law, in a manner that provides generous private open space and setbacks. Together with compatible accessory uses, other uses that are compatible with single-family residential neighborhoods are allowed under certain circumstances. Page 17 of 42  Item #6.1. The R-2 Zoning District development standards require a minimum lot area of 10,000 square feet on corner lots and 9,000 square feet on interior lots, and a 40 percent maximum lot coverage. The minimum lot width for corner and interior lots are 100 feet and 90 feet respectively, with a minimum lot depth of 100 feet. Setbacks can range from 15 feet to 20 feet depending on various factors such as front, rear, interior side, streetside corner or streetside reverse, etc. Primary structures are limited in height to 25 feet. There are approximately 43 parcels currently within the R-2 Zoning District with an average size of approximately 15,010 square feet. Given the intention of this zoning district, duplexes, triplexes, and fourplexes may be the most suitable housing types in these locations. One-Family Residential (R-1 and R-1-10) Base Zoning District According to the Calistoga Municipal Code's purpose and intent for the One-Family Residential (R-1 and R-1-10) Base Zoning Districts, it is intended to allow the development of single-family and special needs residential uses that are consistent with the Calistoga General Plan and State law, in a manner that provides generous private open space and setbacks. Together with compatible accessory uses, other uses that are compatible with single-family residential neighborhoods are allowed under certain circumstances. Page 18 of 42  Item #6.1. The R-2 Zoning District development standards require a minimum lot area of 10,000 square feet on corner lots and 9,000 square feet on interior lots, and a 40 percent maximum lot coverage. The minimum lot width for corner and interior lots are 100 feet and 90 feet respectively, with a minimum lot depth of 100 feet. Setbacks can range from 15 feet to 20 feet depending on various factors such as front, rear, interior side, streetside corner or streetside reverse, etc. Primary structures are limited in height to 25 feet. There are approximately 868 parcels currently within the R-1 Zoning District with an average size of approximately 12,241 square feet, however this figure is skewed by some large, undeveloped parcels, with the average developed R-1 Zoning District parcel falling more in the range of 50 by 100 feet or 5,000 square feet. Single-family cottage communities and bungalows may be the most appropriate middle-sized and middle-income housing types for this zoning district, in addition to the expansion of ADU and duplex options, especially in compliance with the continuously changing State ADU laws. Rural Residential (RR) and Rural Residential-Hillside (RR-H) Base Zoning District According to the Calistoga Municipal Code's purpose and intent for the Rural Residential (RR) Base Zoning District, it is intended to allow the development of single-family residences on large lots that serve as a buffer between the agricultural lands around the city and the urbanized part of Calistoga, along with light agricultural uses that are consistent with the rural residential land use designation of the Calistoga General Plan. Together with compatible accessory uses, other uses are allowed under certain circumstances in order to offset the cost of preserving large lots in agricultural production. Page 19 of 42  Item #6.1. According to the Calistoga General Plan: Rural Residential Land Use Designation Lands designated Rural Residential serve as a buffer between the agricultural lands around the city and the urbanized part of Calistoga. The intent of this land use designation is to establish a limit to the urbanized parts of Calistoga. This area currently contains a mixture of agriculture and large-lot residential use. Farming, including grapes, is expected to remain a major land use. There could also be new residential subdivisions and some economic development related to wineries. The Rural Residential - Hillside (RR-H) Base Zoning District is intended to provide for the development of hillside areas in a manner that will preserve the environmental and scenic benefits of these areas and protect development on the hillsides and in surrounding areas, promote hillside environmental goals and policies, establish densities and open space areas consistent with adopted area, maintain an environmental balance consistent with existing vegetation, soils, geology, slopes and drainage patterns to protect the natural topography, avoid development that would result in an unacceptable hazard from fire, flood, land slide or other natural disaster, avoid development that results in high public maintenance costs, and provide flexible design so that development is concentrated in areas with the greatest environmental carrying capacity. The RR Zoning District has a minimum lot area of 20,000-80,000 square feet depending on availability of public services, while the RR-H Zoning District has a minimum lot area of 40,000- 200,000 square feet depending on slope determination and available public services. Both the RR and RR-H Zoning Districts have a maximum lot coverage of 30 percent. Within the RR Zoning District, the minimum lot width is 100 feet and the minimum lot depth is 200 feet, while within the RR-H Zoning District, lot dimension standards are to be determined through the proposed Preliminary and Final Development Plan. Setbacks in the RR Zoning District can range from 10 feet to 20 feet depending on various factors such as front, rear, interior side, streetside corner or streetside reverse, etc., while additional environmental setbacks from water Page 20 of 42  Item #6.1. courses can range from 35 feet to 150 feet depending on slope. Primary structures are limited in height to 25 feet. There are approximately 198 parcels in the RR and RR-H Zoning Districts with an average size of 128,260 square feet, or 2.94 acres. The RR and RR-H Zoning District presents a significantly large portion of land available for the development of Missing Middle and Workforce Housing. Given its purpose as a buffer between rural areas and developed areas, housing types on the smaller scale of the spectrum, like smaller single-family units and cottage courtyards may be more appropriate in this area. Also, given the distance between these areas and downtown, a mixed-use commercial aspect that allows for small grocery stores and pharmacies may be a solution to accommodate walkability and reduce traffic and dependency on automobiles. This area does contain a number of environmental sensitivities including biological resources and natural habitat, potential cultural and tribal cultural resources, prime farmland with state provisions for protection, and flood zones. It also has limited access to utilities and public services, and the cost of providing these services may eliminate any aspect of affordability associated with development and housing projects. In order to maintain the streamlined intent of this ordinance, a Programmatic EIR under the guidelines of CEQA may be the preferred path to avoid individual CEQA analysis for each development project, which will drive up costs and further prolong the development review process. Mobile Home Park (MHP) Base Zoning District According to the Calistoga Municipal Code's purpose and intent for the Mobile Home Park (MHP) Base Zoning District, its intent is to: establish standards for the development and construction of mobile home parks; assure, through use permit review, that a mobile home park is compatible with surrounding uses; protect local mobile home residents from potential development resulting from the transition of existing parks to conventional housing or other uses, and to articulate City policy that affordable housing shall be safeguarded from economic forces that may result in removal of housing stock that currently provides for the combination of persons with different economic means. Development and performance standards for the MHP Zoning District are unique and distinguished from other zoning districts within the City of Calistoga, and should be treated differently. The California Department of Housing and Community Development has assumed most oversight for development and regulations within Mobile Home Parks. The MHP Zoning District already addresses one need for Missing Middle and Workforce housing in its own unique way. Currently there are rising threats to property owners that live within this district, especially in terms of rental agreements for space needed for purchased properties, and the issue should be addressed accordingly but separately from this subject and agenda item. Fortunately, past leadership within the City of Calistoga had the foresight to adopt Ordinance 2.22 Mobile Home Rent Stabilization (Ordinance Number 493), which provides measure to secure stable space rent for retired and senior citizens living on fixed incomes. Given the rising threat of predatory space rental practices in Mobile Home Parks, this ordinance may need to be updated and amended accordingly, but separately. Page 21 of 42  Item #6.1. Other Base Zoning Districts Other base zoning districts within the city that do not have a specific residential element include the Light Industrial (I) Base Zoning District, the Public/Quasi-Public (P) Base Zoning District, and Planned Development (PD) Combining Districts. At this point, staff does not recommend exploring Missing Middle and Workforce Housing options within these zoning districts, as their purpose and intended uses do not align with Page 22 of 42  Item #6.1. residential development, however the Housing Advisory Committee may still discuss options in these areas. Motion 3 - Recommended Location Staff is requesting the Housing Advisory Committee make recommendations on the location and housing types (form) of Missing Middle and Workforce Housing within the following zoning districts: 1. Multi-Family Residential/Office District (R-3) 2. Two-Family Residential District (R-2) 3. One-Family Residential Planned Development District (R-1-10-PD) 4. One-Family Residential District (R-1-10) 5. One-Family Residential Planned Development District (R-1-PD) 6. One-Family Residential District (R-1) 7. Rural Residential - Hillside District (RR-H) 8. Rural Residential District (RR) 9. Community Commercial District (CC) 10. Downtown Commercial District (DC) 11. Mobile Home Park District (MHP) 12. Planned Development District (PD) 13. Commercial Airport District (C-A) Motion 4 - 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 Recommended Scale Since Missing Middle and Workforce Housing is a range of clustered or multi-unit housing types in scale with single-family homes and neighborhoods, a key point to remember is that they are built on a "House Scale", usually 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. While the common metrics on scale may not perfectly align with the existing development standards on lot dimensions or average parcel sizes, it is important to keep in mind that parcel sizes are subject to change and can be changed accordingly to accommodate standards for Missing Middle and Workforce Housing. Ordinance amendments have recently been adopted that can help streamline the merging of parcels, and further ordinance amendments may move Page 23 of 42  Item #6.1. forward concurrently with these recommendations and the adoption of a Missing Middle and Workforce Ordinance to ensure a more streamlined outcome as intended. Concessions on development standards regarding scale is another option to consider, allowing structures to go beyond some of the scale and unit limitations, in exchange for the development of community amenities such as open space, parks, and trails. This can allow a development to be more feasible to build for the developer while also enhancing the quality of life in Calistoga. Motion 5 - 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 additional comments on project concessions to design standards 8. 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 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 were 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 Page 24 of 42  Item #6.1.  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  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. Page 25 of 42  Item #6.1. APPROVAL(S): Greg Desmond, Planning & Building Director Approved - Feb 26 2026 Page 26 of 42  Item #6.1. ATTACMENT A CMC Zoning & Development Standard Summary Tables Base Zoning District - Lot Density 1 Primary Dwelling Unit / 20,000-80,000 sq. ft. Rural Residential (depending on available public services) Determined by Rural Residential Hillside Slope Determination & Minimum Lot Size (as determined by Planning Commission) One-Family Residential 1 Primary Dwelling Unit / 6,000-7,000 sq. ft. Two-Family Residential 1 Primary Dwelling Unit / 4,500-5,000 sq. ft. Determined by Multifamily Residential / Minimum Usable Open Space Square Footage Office & Dimensions per Dwelling Unit Mobile Home Park Maximum 8 Units per Acre Determined by Limitations on Multifamily Residential Downtown Commercial Development above the First Floor Confined by Maximum Lot Coverage, Setbacks, and Building Height Determined by Limitations on Multifamily Residential Community Commercial Development Confined by Maximum Lot Coverage, Setbacks, and Building Height Proposed by PD Applicant and Planned Development Determined based on General Plan Conformity by the Planning Commission and City Council Public & Quasi Public No Residential Development Allowed Light Industrial No Residential Development Allowed Airport District No Residential Development Allowed Page 27 of 42  Item #6.1. Base Zoning District - Maximum Lot Coverage Rural Residential 30% Rural Residential Hillside 30% One-Family Residential 40-50% Two-Family Residential 40% Multifamily Residential / Office 40% Parkwide: Approximately 59.5% Mobile Home Park Home Site Coverage: 50% Downtown Commercial 80% Community Commercial 60% Proposed by PD Applicant and Determined based on General Plan Planned Development Conformity by the Planning Commission and City Council Public & Quasi Public Maximum FAR: 0.80 Light Industrial 40% Airport District Not Specified Page 28 of 42  Item #6.1. Base Zoning District - Lot Area Standards 20,000-80,000 sq. ft. Rural Residential (depending on available public services) 40,000-200,000 sq. ft. Rural Residential Hillside (depending on slope determination and available public services) Corner Lot: 7,000 sq. ft. One-Family Residential Interior Lot: 6,000 sq. ft. Corner Lot: 10,000 sq. ft. Two-Family Residential Interior Lot: 9,000 sq. ft. Corner Lot: 10,000 sq. ft. Multifamily Residential / Office Interior Lot: 9,000 sq. ft. Parkwide up Minimum: 15 Acres Mobile Home Park Home Site Area Minimum: 3,500 sq. ft. Downtown Commercial 5,000 sq. ft. Community Commercial 5,000 sq. ft. Proposed by PD Applicant and Determined based on General Plan Planned Development Conformity by the Planning Commission and City Council Public & Quasi Public Not Specified Light Industrial 20,000 sq. ft. Airport District 45 Acres Page 29 of 42  Item #6.1. Base Zoning District - Lot Dimension Standards Lot Width: 100 feet Rural Residential Lot Depth: 200 feet To be determined through the proposed Rural Residential Hillside Preliminary and Final Development Plan, Slope Determination, and Lot Size Corner Lot Width: 70 feet One-Family Residential Interior Lot Width: 60 feet Lot Depth: 100 feet Corner Lot Width: 100 feet Two-Family Residential Interior Lot Width: 90 feet Lot Depth: 100 feet Corner Lot Width: 100 feet Multifamily Residential / Office Interior Lot Width: 90 feet Lot Depth: 120 feet Parkwide Width: 500 feet (dedicated park street frontage) Mobile Home Park Parkwide Depth: Approximately 1,306 feet Site Width: 50 feet Site Depth: 70 feet Downtown Commercial Lot Width: 30 feet Community Commercial Lot Width: 50 feet Proposed by PD Applicant and Determined based on General Plan Planned Development Conformity by the Planning Commission and City Council Public & Quasi Public Not Specified Lot Width: 100 feet Light Industrial Lot Depth: 200 feet Airport District Minimum Lot Dimensions: None Page 30 of 42  Item #6.1. Base Zoning District – Building Height Limits Rural Residential 25-foot limit Discretionary with Rural Residential Hillside 35-foot limit Citywide and 25-foot limit on Additions One-Family Residential 25-foot limit Two-Family Residential 25-foot limit Primary Structure: 25-foot limit Multifamily Residential / Office Accessory Structure: 15-foot limit 25-foot limit Mobile Home Park (maximum 2 stories) Principal Building: 30-foot limit If Adjacent to Residential District: 25-foot limit Downtown Commercial Accessory Structures: 15-foot limit above grade 2 Stories Maximum 3 Stories Allowed with Use Permit Principal Building: 30-foot limit If Adjacent to Residential District: 25-foot limit Community Commercial Accessory Structures: 15-foot limit above grade 2 Stories Maximum 3 Stories Allowed with Use Permit Proposed by PD Applicant and Determined based on General Plan Planned Development Conformity by the Planning Commission and City Council Page 31 of 42  Item #6.1. 30-foot limit, Unless Adjacent to Residential District and Public & Quasi Public within 50 feet of a Residence, then Height shall not Exceed Residential District Maximum 30-foot limit, Unless Adjacent to Residential District and Light Industrial within 50 feet of a Residence, then Height shall not Exceed Residential District Maximum Airport District 30-foot limit Page 32 of 42  Item #6.1. Base Zoning District – Required Yard Setbacks Front Yard: 20 feet Interior Yard: 10 feet Rural Residential Streetside Corner Yard: 15 feet Streetside Reverse Corner Yard: 20 feet Rear Yard: 20 feet Front Yard: 20 feet Interior Yard: 10 feet Rural Residential Hillside Streetside Corner Yard: 15 feet Streetside Reverse Corner Yard: 20 feet Rear Yard: 20 feet Front Yard: 20 feet Interior Yard if Height is under 15 feet: 5 feet Interior Yard if Height is over 15 feet: 15 feet One-Family Residential Streetside Corner Yard: 15 feet Streetside Reverse Corner Yard: 20 feet Rear Yard: 20 feet Front Yard: 20 feet Interior Yard if Height is under 15 feet: 5 feet Interior Yard if Height is over 15 feet: 15 feet Two-Family Residential Streetside Corner Yard: 15 feet Streetside Reverse Corner Yard: 20 feet Rear Yard: 20 feet Front Yard: 15 feet Interior Yard if Height is under 15 feet: 5 feet Interior Yard if Height is over 15 feet: 15 feet Multifamily Residential / Streetside Corner Yard: 15 feet Office Streetside Reverse Corner Yard: 15 feet Rear Yard - One Story: 10 feet Rear Yard - Two Story: 15 feet Page 33 of 42  Item #6.1. Parkwide Street Exterior Front Yard: 30 feet Parkwide Non-Street Exterior Front Yard: 20 feet Home Site Front Yard: 10 feet Parkwide Street Exterior Side Yard: 30 feet Parkwide Non-Street Exterior Side Yard: 20 feet Mobile Home Park Home Site Side Yard: 5 feet Home Site Side Yard Abutting Parking: 10 feet Distance Between Structures: 10 feet Parkwide Street Exterior Rear Yard: 30 feet Parkwide Non-Street Exterior Rear Yard: 20 feet Front Yard without Residential District Across Street: 0 feet Front yard with Residencial District Across Street: 20 feet Interior Side Yard not Adjacent to Residencial District: 0 feet Interior Side Yard Adjacent to Residencial District: 5 feet Downtown Commercial Street Side Yard not Across Residencial District: 0 feet Street Side Yard Across Residencial District: 15 feet Rear Yard not Adjacent to Residential District: 0 feet Rear Yard Adjacent to Residential District: 10 feet Front Yard without Residential District Across Street: 10 feet Front yard with Residencial District Across Street: 20 feet Interior Side Yard not Adjacent to Residencial District: 0 feet Interior Side Yard Adjacent to Residencial District: 5 feet Community Commercial Street Side Yard not Across Residencial District: 10 feet Street Side Yard Across Residencial District: 20 feet Rear Yard not Adjacent to Residential District: 0 feet Rear Yard Adjacent to Residential District: 10 feet Page 34 of 42  Item #6.1. Proposed by PD Applicant and Planned Development Determined based on General Plan Conformity by the Planning Commission and City Council Front Yard: 20 feet Side and Rear Yard Public & Quasi Public not Adjacent to Residential District: 0 feet Side and Rear Yard Adjacent to Residential District: 20 feet Setbacks Specified by Use Permit; Light Industrial No Less than Adjacent Residential District Setbacks All Setbacks Adjacent to Residential District: 30 feet All Setbacks Airport District Adjacent to Commercial District: 25 feet All Setback Not Adjacent to Residential or Commercial Districts: 0 feet Page 35 of 42 Page 36 of 42  2026 Housing Element Action Item Implementation The 6th Cycle Housing Element for the City of Calistoga was approved in 2023 and provides a series of action items to be implemented during the current cycle which lasts until 2031. Some action items only need to be completed once for implementation, while other items are recurring on an annual basis. The following lists of action items are organized by task type and provide insight into which items have been completed and which action items require further implementation. The descriptions of Action Items are brief summarizations, with more detail found in each one within the 6th Cycle Housing Element. 2025 Completed Housing Element Action Items The city has completed the following Housing Element Action Items through the adoption of ordinance amendments or newly proposed ordinances. Action Item Action Type Description Due Date Completed Page 37 of 42 A8.1-2 Ordinance Adoption Adopt state's WELO for efficient water use 8/31/2025 12/7/2021 A6.1-2 Ordinance Adoption Previous HE “reuse” sites with 20% affordable housing process ministerial 1/31/2024 3/19/2024 A6.1-8 Ordinance Adoption Review fee reduction for reasonable accommodation to remove constraints 10/31/2024 12/9/2025 A4.2-1 Ordinance Adoption Include special-needs population, farmworkers, female & single parents with 8/30/2025 12/9/2025 affordable housing A1.2-1 Ordinance Adoption Minimum density no less than 50% of max dwelling units 8/30/2025 12/9/2025 A1.1-1 Ordinance Adoption No less intensive housing allowed 8/30/2025 12/9/2025 A1.2-4 Ordinance Adoption Adaptive reuse of inns/motels to housing 8/30/2025 12/9/2025 A2.1-5 Ordinance Adoption Ministerial housing review if 20% affordable 8/30/2025 12/9/2025 A6.1-7 Ordinance Adoption Amend Chapter 17.36 to address constraints on feasibility to reach max density 8/31/2025 12/9/2025 A6.1-3 Ordinance Adoption Amend Chapter 17.36 to allow shared parking if no unacceptable impact 8/31/2025 12/9/2025 A6.1-4 Ordinance Adoption Amend Chapter 17.36 for emergency shelter parking requirements 8/31/2025 12/9/2025 A4.1-8 Ordinance Adoption Definition of "Low Barrier Navigation Center" 8/31/2025 12/9/2025 A6.1-5 Ordinance Adoption Supportive & transitional housing by-right in multifamily or mixed-use 8/31/2025 12/9/2025 A6.1-6 Ordinance Adoption Compliance with Employee Housing Act for agricultural housing 8/31/2025 12/9/2025 A6.1-9 Ordinance Adoption Ensure compliance with State law for residential care facilities - Group Homes 8/31/2025 12/9/2025 A3.1-2 Ordinance Adoption Actively enforce prohibition of vacation rentals 12/31/2025 12/9/2025 A1.3-7 Ordinance Adoption Smoke-free multifamily housing 12/31/2026 12/9/2025 A3.2-2 Ordinance Adoption Mobile Home Rent Stabilization Ordinance N/A In Place Item #6.2.  2026 Housing Element Action Items – Ordinance Adoption & General Plan Amendments The following action items require the adoption of municipal code ordinance amendments or newly proposed ordinances, some of which may also require a General Plan Amendment and potential rezones. Planning staff is the primary party responsible for implementation, with coordination and recommendations from the Building Division for A5.1-04 and A8.1- 04. Action Item Action Type Description Due Date Completed A2.1-6 Ordinance Adoption Modify the Zoning Code to develop expedited approval process for 12/31/2026 Missing Middle Housing A1.3-3 Ordinance Adoption Conduct fee study or studies and adopt updated nexus-based 12/31/2026 development impact / connection fees A1.3-5 Ordinance Adoption Establish a program to subsidize all or part of development 12/31/2026 impact/connection fees A7.1-5 Ordinance Adoption Consider adopting a just cause eviction ordinance 7/31/2026 Page 38 of 42 A5.1-4 Ordinance Adoption Procedure for Code Enforcement to intervene on deteriorated properties, 7/31/2026 especially if historic A8.1-4 Ordinance Adoption Adopt local ordinance "reach codes" promoting energy efficient house 1/31/2025 construction A1.2-2 Ordinance Adoption Amend Zoning Codes ADU regulations: streamlining; pre-approved plans; 8/30/2025 standards; fees; incentives; monitoring A5.3-2 Ordinance Adoption Amend Zoning Code Chapter 17.41 Design Review to include objective 8/31/2025 design standards citywide - ministerial A5.3-3 Ordinance Adoption Amend Zoning Code Chapter 17.41 Design Review to include objective 8/31/2025 design standards citywide - ministerial A1.2-7 Ordinance Adoption Adopt objective design standards for qualifying residential development, 12/31/2025 applied ministerially (SB9/330/ADUs) A2.1-7 Ordinance Adoption Conduct Inclusionary Housing Nexus Study and engage with local 12/31/2025 development advocates A1.1-2 General Plan Amendment Ensure any amendment Housing Element (any element) maintains Ongoing internal consistency with GP as whole A1.1-3 General Plan Amendment Evaluate General Plan for consistency with State law and amend Ongoing as needed Item #6.2.  2026 Housing Element Action Items – Meetings & Workshops Several action items involve community outreach through workshops and events and are required to take place annually. Planning staff is the primary party responsible for implementing the action items, however many do require collaboration with the Housing Authority of the City of Napa, Napa County, the Up Valley Family Center, and other regional and state governmental and non-profit organizations. Action Item Action Type Description Due Date Completed A5.2-3 Meetings & Workshops Conduct outreach events for City's Mills Act program Annually A5.1-1 Meetings & Workshops Conduct outreach events targeting low-income homeowners to offer Annually home improvements assistance A8.1-1 Meetings & Workshops Conduct annual outreach for HERO and Cal First Loans for Annually weatherization and energy-efficiency Page 39 of 42 A1.2-5 Meetings & Workshops Conduct workshops with homeowners on viability of long-term rental Annually of vacation or second homes A1.2-6 Meetings & Workshops Annual outreach for hospitality industry and vacation rental / second Annually homes for lease agreements A7.1-2 Meetings & Workshops Contribute annual funding & outreach events for housing Annually A4.1-9 Meetings & Workshops Conduct annual workshops with childcare operators / NPOs to Annually support single-parent householders A2.2-3 Meetings & Workshops Work with community organization for partnership with Planning and Annually Building Department to host annual workshop on rental assistance A4.5-2 Meetings & Workshops Invite major employers and worker organizations to discuss Annually workforce housing needs – work with Chamber of Commerce A2.2-2 Meetings & Workshops Conduct outreach events to assist affordable housing developers Annually seeking funding A4.5-1 Meetings & Workshops Conduct two public workshops with worker organizations and 2025; 2029 cooperative housing specialists – work with Chamber of Commerce A7.1-1 Meetings & Workshops - Conduct outreach events providing bilingual information about fair Annually Flyers housing at City Hall with links Item #6.2.  A8.1-3 Meetings & Workshops - Conduct annual outreach events to publicize on City's website Annually Website HOME rehabilitation funding A4.5-3 Meetings Meet with County & Organizations for bilingual/multilingual Annually farmworker services A7.1-4 Meetings Continue to implement fair housing practices in affordable housing Annually programs, such as HOME rehabilitation A2.2-1 Meetings Meet with HACN annually to review upcoming Notices of Funding Annually Availability (NOFA) A4.1-2 Meetings Meet with HACN and Napa County Housing Authority annually - Annually annual funding & farmworker housing A4.1-3 Meetings Collaborate annually with Napa County and non-profit organizations Annually to assess the needs of homeless A1.3-6 Meetings Ensure active transportation grant funding for safe street initiatives is Annually aligned with housing strategies A4.4-3 Meetings - Partner with a local or regional community-based organization to 12/31/2024 pursue grans to retrofit housing for ADA Page 40 of 42 A5.1-2 Meetings – Meet with groups to coordinate use of CDBG Grant funding for low- 07/31/2024 Rebuilding Calistoga income property upgrades 2026 Housing Element Action Items – Updates, Annual Reporting, and Internal Implementation Several other action items involve regular updates (including website updates), annual reports in coordination with other departments, and implementation items that can be completed by the Planning and Building Department internally. Should any of these items present questions that staff cannot determine internally through the interpretation of existing policies then they will be brought before the Housing Advisory Committee for recommendations. Additionally, throughout 2026, should any member of the Housing Advisory Committee identify any specific Housing Element Goal, Policy, Objective, Action Item, or any other related items, staff is available for assistance with including these items in the Committee Member Report and Item #6.2.  Item #6.3. City of Calistoga STAFF REPORT To: Honorable Mayor and City Council From: Andrew Amelung, Senior Planner Meeting: Housing Advisory Committee - Mar 09 2026 Subject: Consideration of Dates for ADU Forgivable Loan Program - ADU Outreach Event in coordination with the Napa County Department of Housing and Community Services. DESCRIPTION: Consideration of Dates for ADU Forgivable Loan Program - ADU Outreach Event in coordination with the Napa County Department of Housing and Community Services. RECOMMENDATION: Discuss the proposed ADU Outreach Event and recommend possible dates and venues. SUMMARY: Consider proposed available dates and appropriate locations to hold the event ADU Outreach Event within the City of Calistoga. ANALYSIS: Staff is currently coordinating with the Napa County Department of Housing & Community Services to host an ADU Outreach Event and provide information on the County's ADU Forgivable Loan Program and further policy updates and amendments to their guidelines, which will be presented at the March 10, 2026 Napa County Board of Supervisors meeting. One option that the County is looking at would be a joint event with both the City of Calistoga and the City of St. Helena. In addition to Calistoga Housing Element Action Item A1.2-2 to amend the Zoning Code's ADU regulations on streamlining, pre-approved plans, development standards, fees, incentives, and monitoring, there are several other action items that involve hosting workshops and community outreach (A1.2-5, A1.2-6, A2.2-2, A2.2-3, A4.1-9, A4.5-1, A4.5-2, A5.1-1, A5.2-3, A7.1-1, and A7.1- 2). Staff has started a discussion with the Napa County Department of Housing & Community Services to explore the idea of a joint workshop where County ADU outreach and City ADU and Housing initiatives can be discussed. The organizers at the county have reached out to the city for recommendations on dates and possible venues, and the Housing Advisory Committee may provide insight and direction on the topic. Page 41 of 42  Item #6.3. Possible dates include the following: April: 8, 9, 29, 30, May: 6, 7, 13 June: 3, 4, 10, 11, 17, 18, 24, 25 Possible event venues include: The Calistoga Community Center City-Owned Fairgrounds Buildings The Brannon Center The Calistoga Junior-Senior High School FINANCIAL IMPACT: At this point the meeting is being organized by the Napa County Department of Housing & Community Services, however if the option for a joint meeting presents itself, associated costs will come from the Planning and Building Department's budget. 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. Page 42 of 42