Housing Advisory Committee - Special Meeting Oct 27 2023

Chair Laurel Gourd Vice Chair Laurel Rios Lana Richardson AGENDA David Shaw Housing Advisory Committee- Special Meeting Friday, October 27, 2023 - 10:00 AM Steven Pinsky Calistoga Community Center Page 1. ROLL CALL 2. PUBLIC COMMENTS ON MATTERS NOT ON THE AGENDA Public Comments is an opportunity to address the Housing Advisory Committee on items of interest to the public that do not appear on the agenda. Comments should be limited to three minutes. The Committee cannot consider any issues or act on items raised during Public Comments. 3. CONSENT AGENDA 3.1. Approval of Draft Minutes from Housing Advisory Committee Regular 3-4 Meeting on July 17, 2023 HAC Draft Minutes 07172023 4. NEW BUSINESS 4.1. Discussion of Housing Element Implementation 5 - 19 Actions - 2023 Actions - 2024 Actions - 2025 Actions - 2026 Actions - Ongoing 4.2. Discussion of Objective Design Standards 20 - 28 DRAFT ODS Zones Map_Calistoga ODS Zones ODS_Phase II Scope of Work 4.3. Housing Advisory Committee Input for Planning & Building Director Recruitment 5. OLD BUSINESS 6. COMMITTEE MEMBERS' COMMENTS & REQUESTS FOR DISCUSSION 7. ADJOURNMENT I declare that a copy of this agenda was posted at City Hall, 1232 Washington Street, among other locations within the Calistoga city limits, on October 18, 2023 no later than 4:30 p.m. Page 2 of 28 Lauren Clark, Secretary to the HAC SPECIAL ASSISTANCE: Each City entity offers public programs, services, and meetings in a manner that is reasonably accessible to everyone, including individuals with disabilities. Each City entity complies with all applicable requirements of the Americans with Disabilities Act and California law, and does not discriminate against any person with a disability. If a person with a disability requires information or materials in an appropriate alternative format (or any other reasonable accommodation), or needs any assistance to participate in this meeting, please contact Lauren Clark at 707.942.2763 or lclark@ci.calistoga.ca.us. In making a request for assistance, advance notice to the City 48 hours prior to the meeting will enable the City to make suitable arrangements. Page 3 of 28 Item #3.1. CITY OF CALISTOGA HOUSING ADVISORY COMMITTEE REGULAR MEETING MINUTES July 17, 2023, at the Community Center at 10:00 a.m. 1. ROLL CALL Committee members present: Chair Laurel Gourd, Vice Chair Laurel Rios, Lana Richardson, and Steven Pinsky. Staff members present: Jeff Mitchem, Lauren Clark Absent: David Shaw 2. PUBLIC COMMENTS ON MATTERS NOT ON THE AGENDA There were no public comments received. 3. CONSENT AGENDA 3.1. Approval of Draft Minutes from June 26, 2023, is approved unanimously. 4. NEW BUISNESS 4.1. Housing Element Implementation Staff present the draft matrix of Chapter 8 of the Housing Element in order to begin the discussion of future implementation after it is adopted by City Council and HCD. Discussion ensures about timelines of the actions and the presentation to City Council tomorrow. Questions arise around the restriction of staff communicating directly to City Council members and why there are no attachments included with the Housing Element adoption presentation in the City Council agenda. Committee members discuss the idea of going directly to City Council to discuss the Housing Element adoption and implementation. Discussion ensues about action item A2.2-1. Director Mitchem explains that City of Napa is assisting the City with annual review of any upcoming Notices of Funding Availability. Discussion ensues about A6.1-2. Director Mitchem explains that Calistoga is exempt from SB35 because the City met RENA requirements, but ministerial review could still potentially be utilized to streamline affordable housing projects in the future. Chair Gourd ends the discussion by encouraging the committee to come up with ideas on how to close the gap in communication between the committee and City Council as the committee helps with the implementation of the Housing Element. 4.2. Discussion of Article by Kevin Hendrick, “In My View: Mammoth Housing Developments” Vice Chair Rios presents the article that came to her attention after her family visited the town of Mammoth. The article discusses a development in the town of Mammoth that used modular homes to create two-story affordable apartment buildings. Discussion ensues about how Calistoga could do something similar and what organizations would be interested in partnering with the City. Calistoga Affordable Housing is discussed as a potential partner, but the program is currently focused on senior affordable housing according to staff member Clark. The committee agrees to learn more about Calistoga Affordable Housing and possibly reach out to them. 5. OLD BUSINESS Page 4 of 28 Item #3.1. Housing Advisory Committee Draft Minutes July 17, 2023 Page 2 of 2 5.1. Update on School District Site Director Mitchem reports that there are no updates on the School District site. 6. COMMITTEE MEMBERS’ IDEAS & REQUESTS FOR FUTURE DISCUSSION The committee agrees to continue the discussion of Calistoga Affordable Housing and Housing Element Implementation. Committee member Richardson agrees to reach out to the directors of Calistoga Affordable Housing program, and report back to the committee. The meeting is adjourned at 11:31 am Page 5 of 28 Item #4.1. 2023-31 HOUSING ELEMENT ACTIONS – YEAR: 2023 Action Implementing Responsibility / Procedure: A4.1-5 Conduct quarterly assessment of City’s Planning Staff Timeframe: Housing Resources webpage to update and 1) Continue existing practice Dec 2023 refresh local housing programs and links to a. Update Housing Resources Page local housing organizations and housing b. Existing Programs/Partners agencies that provide affordable housing programs and resources with information on tenant and landlord rights and responsibilities. Action Implementing Responsibility / Procedure: A4.3-2 Conduct updates of the Housing Resources Planning Staff Timeframe: page on the City’s website that provides 1) Continue existing practice Dec 2023 information on resources for special-needs c. Update Housing Resources Page population groups, particularly farmworkers 2) Existing Programs/Partners and female householders with children, and links to the websites of local housing organizations and housing agencies. Action Implementing Responsibility / Procedure: A4.4-1 Enforce State requirements for accessibility and Planning + Building Staff Timeframe: adaptability in remodeled and new housing 1) Continue existing practice Dec 2023 projects. 2) Enforce ADA law Action Implementing Responsibility / Procedure: A4.4-4 Inform the public about the City’s reasonable Planning + Building Staff Timeframe: accommodations provisions that allow 1) Continue existing practice Dec 2023 modifications to the City’s development standards 2) Enforce ADA law for persons with disabilities seeking equal access to housing. Page 6 of 28 Item #4.1. 2023-31 HOUSING ELEMENT ACTIONS – YEAR: 2024 Action Implementing Responsibility / Procedure: A1.2-5 Conduct two public workshops with Planning Staff / Chamber / HAC Timeframe: homeowners on the viability of long-term rentals 1) Policy Statement 1st:Oct 2024 of vacation homes or second homes (not legally 2) Chamber / HAC Resolution 2nd:Oct transient commercial occupancy) as a housing 3) Outreach Materials 2025 solution to accommodate workforce housing. 4) Outreach Events Invite restaurants, hotels, and other hospitality- related companies to participate in these public workshops, which are focused on connecting homeowners to opportunities to leverage their properties for workforce housing. Action Implementing Responsibility / Procedure: A1.2-6 Work with a community organization to sponsor Planning Staff / Chamber / HAC Timeframe: annual outreach events (open house, workshop, 1) Policy Statement July 2024 presentation, etc.) involving hospitality-related 2) Chamber / HAC Resolution companies as well as owners of vacation homes 3) Outreach Materials or second homes (not legally transient 4) Outreach Events commercial occupancy) to help facilitate the provision of long-term lease agreements for temporary workforce housing. Action Implementing Responsibility / Procedure: A2.1-1 Ensure compliance with State-mandated density Planning Staff Timeframe: bonuses and other incentives for projects that 1) Continue existing practice – BMP compliance. January reserve units for extremely low-, very low-, low- 2) Prepare SOP. 2024 , and moderate-income households. Action Implementing Responsibility / Procedure: A2.1-2 Monitor the City’s Affordable Housing Fund and Planning & Finance Staff Timeframe: convey to public (via City website, notices at the 1) Prepare SOP. January public counter, etc.) as a source of funding for 2) Seek Council direction. 2024 affordable housing to extremely low-, very low-, low-and moderate-income households. Action Implementing Responsibility / Procedure: A2.1-7 Conduct an Inclusionary Housing Nexus Study Planning Staff Timeframe: and engage with the local development 1) RFP – Inclusionary Housing Nexus Study Initiate community and affordable housing advocates to 2) Zoning Code Audit study: 2024 evaluate the Inclusionary Housing Ordinance and 3) Zoning Amendments – Chapter 17.08 Adopt in-lieu fee requirements for effectiveness in ordinance: providing affordable housing under current 2025 market conditions. The nexus study establishes the maximum fee that may be charged to mitigate the impacts of new development on the need for affordable housing. Amend the Inclusionary Housing Ordinance as appropriate, to enhance the Program's effectiveness. This program may be done in collaboration with other Napa County jurisdictions. Page 7 of 28 Item #4.1. Action Implementing Responsibility / Procedure: A2.2-1 Meet with the Housing Authority of the City of Planning Staff Timeframe: Napa (HACN) annually to review upcoming 1) Continue existing practice 2024 Notices of Funding Availability (NOFA) for the 2) Extend consultant contract for grant purpose of identifying opportunities to match administration local funds with federal, state, county, and private funding sources for affordable housing and housing for special needs groups. Action Implementing Responsibility / Procedure: A2.2-2 Conduct outreach events (workshops, forums, Planning Staff Timeframe: or webinars, City website notices, public 1) Coordinate with local/regional partners 2024 counter material, postings, regional 2) Staff programming. Produce / review outreach coordination with HACN and others, etc.) to materials assist affordable housing developers in seeking a. Form funding for affordable housing from at least b. Content three sources: (1) local banks seeking to meet 3) Publish their obligations under the Community a. Website Reinvestment Act, (2) investors seeking Low- Income Housing Tax Credits, and (3) federal and state funds, including those available under the HOME program. Action Implementing Responsibility / Procedure: A2.2-3 Work with a community organization to Planning Staff / Chamber / HAC Timeframe: formalize a partnership (in conjunction with 1) Policy Statement 2024 Policy A1.2-6) with the Planning and Building 2) Chamber / HAC Resolution Department to host an annual workshop on 3) Outreach Materials rental assistance resources and services. a. Outreach Events Action Implementing Responsibility / Procedure: A4.1-9 Conduct annual public workshops with Planning Staff Timeframe: childcare operators, community-based 1) Coordinate with local/regional partners Dec 2024 organizations, and other groups focused on 2) Staff programming. Produce / review outreach supporting female, minority and single-parent materials householders in addressing their needs. a. Form Workshops shall be followed by action plans no b. Content more than three months after workshop 3) Workshop conclusion. 4) Follow-up Action Implementing Responsibility / Procedure: A4.4-3 Partner with a local or regional community- Planning Staff Timeframe: based organization to identify and pursue grant 1) Continue existing practice Dec 2024 funding that can serve to retrofit existing 2) Coordination with HACN housing to provide disabled accessibility. Action Implementing Responsibility / Procedure: A5.1-1 Conduct outreach events (workshops, forums, or Planning Staff / HACN / UpValley / HAC Timeframe: webinars, City website notices, public counter 1) Policy Statement July 2024 material, direct mailings, etc.) targeting low- 2) Resolution income homeowners to offer technical assistance 3) Outreach Materials in maintaining, upgrading, and improving their 4) Outreach Events property. Action Implementing Responsibility / Procedure: A4.5-3 Meet with County and local organizations such as Planning Staff / HACN / UpValley / HAC Timeframe: Fair Housing Napa Valley and the UpValley Family 1) Policy Statement July 2024 Center to ensure that City funding contributions 2) Resolution Page 8 of 28 Item #4.1. are sufficient to adequately provide 3) Outreach Materials bilingual/multilingual service to existing 4) Outreach Events farmworker housing centers and expand budgets if necessary. Action Implementing Responsibility / Procedure: A5.1-2 Meet with volunteer groups such as Rebuilding Planning Staff / HACN / UpValley / HAC Timeframe: Calistoga to coordinate in pursuing CDBG 1) Policy Statement July 2024 Grant funding to help lower-income households 2) Resolution maintain and upgrade their property. 3) Outreach Materials 4) Outreach Events Action Implementing Responsibility / Procedure: A5.2-3 Conduct outreach events (workshops, forums, or Planning + Building Staff Timeframe: webinars, City website notices, public counter 1) Continue existing practice July 2024 material, direct mailings, etc.)) publicizing the 2) Enforce CMC Provisions City’s Mills Act program to encourage owners of qualified owner-occupied homes to actively participate in the rehabilitation, restoration, preservation, and maintenance of their historic property in exchange for a reduction in their property taxes. Action Implementing Responsibility / Procedure: A6.1-2 Modify the Zoning Ordinance so that parcels in Planning Staff Timeframe: the Site Inventory identified in previous Housing 1) Zoning Code Audit Jan 2024 Elements ("Reuse Sites") with at least 20 percent 2) Zoning Code Amendments of the units affordable to lower-income households are eligible for by-right processing with ministerial review, as may be required by state law. Before modification of the Zoning Ordinance, the City should consider identification of any biological or cultural resources on the Reuse Sites that may impact the development viability of the identified sites. Action Implementing Responsibility / Procedure: A6.1-8 City will review fee reductions for reasonable Planning + Building Staff Timeframe: accommodation procedures to ensure that 1) Continue existing practice Oct 2024 permit review process does not act as a 2) Enforce CMC Provisions constraint on persons with disabilities. Action Implementing Responsibility / Procedure: A6.1-10 The City will maintain compliance with the Planning Staff Timeframe: Surplus Land Act throughout the housing element 1) Zoning Code Audit July 2024 period including proactive outreach and 2) Zoning Code Amendments marketing with developers, requests for proposals, development incentives, fee waivers, priority process, financial assistance (if feasible), etc. If developers respond and commit to developing on these sites, the City will expeditiously process necessary approvals (entitlements, development agreements, etc.,) pursuant to the following key milestones: Page 9 of 28 Item #4.1. • Release available sites and requests for proposals to develop on publicly owned sites and establish a schedule of actions to facilitate development by July 2024. • Target development agreements within 6 months of response or interest from developers. • Facilitate entitlements and approvals within one year of an application. A6.1-11 The City will initiate a standard operating Planning Staff Timeframe: procedure wherein the Planning Director 1) Assure compliance with State Law August 2024 determines if a project is exempt from CEQA within 30 days (as per Public Resources Code 21080.2) after deeming a development application complete. In the event a project is found to be exempt from CEQA, then provisions of the Permit Streamlining Act shall apply, and the application shall be processed within 60 days (Gov. Code 65950(a)(5)). Action Implementing Responsibility / Procedure: A7.1-1 Conduct outreach events (workshops, forums, or Planning Staff / HACN / UpValley / HAC Timeframe: webinars City Housing Resources page, public 1) Policy Statement July 2024 postings, public counter and UpValley Family 2) Resolution Center material, direct mailings, etc.) providing 3) Outreach Materials bilingual information about fair housing at City 4) Outreach Events Hall and including links to fair housing resources. Action Implementing Responsibility / Procedure: A7.1-2 Contribute annual funding and conduct annual Planning Staff / HACN / UpValley / HAC Timeframe: outreach events (workshops, webinars, or forums 1) Policy Statement July 2024 advertised by City Housing Resources page, public 2) Resolution postings, public counter and UpValley Family 3) Outreach Materials Center material, direct mailings, etc.) for local 4) Outreach Events organizations, such as Fair Housing Napa Valley and the UpValley Family Center, to provide multi- lingual landlord-tenant education and conciliation and publicize the intake process for discrimination complaints. Action Implementing Responsibility / Procedure: A8.1-1 Conduct annual outreach events (workshops, Planning Staff / HACN / UpValley / HAC Timeframe: webinars, or forums, advertised by the City 1) Policy Statement July 2024 Housing Resources page, public postings, public 2) Resolution counter, direct mailings, etc.) to publicize on the 3) Outreach Materials City’s website the availability of HERO and 4) Outreach Events CalFirst loan programs for weatherization and energy-efficiency programs for existing residences that are offered by utility companies and other organizations. Action Implementing Responsibility / Procedure: A8.1-3 Conduct annual outreach events (workshops, Planning Staff / HACN / UpValley / HAC Timeframe: forums, or webinars, City website notices, public 1) Policy Statement Page 10 of 28 Item #4.1. July 2024 counter material, direct mailings, etc.).) to 2) Resolution publicize on the City’s website the availability of 3) Outreach Materials HOME rehabilitation funding for energy 4) Outreach Events conservation improvements to assist lower- income households in lowering energy expenses. Page 11 of 28 Item #4.1. CITY OF CALISTOGA 2023 – 2031 HOUSING ELEMENT – IMPLEMENTATION ACTIONS 2023-31 HOUSING ELEMENT ACTIONS – YEAR: 2025 Actions Implementing Responsibility / Procedure: A1.1-1 Amend Zoning Code to provide that the City Planning Staff Timeframe: shall not change the general plan or zoning 1) Zoning Code Audit Aug 2025 designations with respect to land where housing 2) Zoning Amendments is an allowed use to a less intensive use, in order to maintain supply of residentially designated land at higher densities, unless there are corresponding changes to create no net loss in residential capacity. Action Implementing Responsibility / Procedure: A1.1-3 Evaluate General Plan objectives, policies, and Planning Staff Timeframe: actions for consistency with State law and 1) GP Audit Aug 2025 amend as needed to ensure consistency with 2) GP Amendments objective design standards and Housing Element objectives to encourage housing. Action Implementing Responsibility / Procedure: A1.2-1 Amend Zoning Code to specify minimum Planning Staff Timeframe: residential density no less than 50 percent of the 1) Zoning Code Audit Aug 2025 maximum number of dwelling units prescribed 2) Zoning Amendments by the General Plan, subject to conformance with the City’s design guidelines and all applicable General Plan policies. Action Implementing Responsibility / Procedure: A1.2-2 Amend Zoning Code’s regulations for accessory Planning Staff Timeframe: dwelling units (ADUs) pursuant to AB 671 to 1) Zoning Code Audit August encourage development. The amendment shall 2) Zoning Amendments 2025 for a include incentives to build and to rent out through d; accessory dwelling units to lower income e is ongoing community members and local workers. Incentives include: a. Streamlining processing procedures for ADU to ensure applications are processed within a maximum of 60 days. b. Promote pre-approved ADU plans to prospective ADU applicants. Pre-approved plans can come from the Napa/Sonoma Collaborative. Use of these plans will reduce upfront costs to the applicant and reduce processing times. c. Modify ADU development standards (such as size, front setbacks, parking, height, and fee reductions) to be less restrictive than state law. d. Consider providing reduced fee rates for ADUs that are deed-restricted to household income levels less than 160% page 1 Page 12 of 28 Item #4.1. CITY OF CALISTOGA 2023 – 2031 HOUSING ELEMENT – RECOMMENDED FINAL AMI not related to the resident of the primary dwelling. e. Monitor ADU production to ensure that Housing Element objectives (3 units per year for 24 total ADUs) are met. Action Implementing Responsibility / Procedure: A1.2-4 Amend the Zoning Code to permit adaptive Planning Staff Timeframe: reuse (for long-term housing) of inns, motels, 1) Zoning Code Audit August housing cooperatives and non-storefront 2) Zoning Amendments 2025 ground floor commercial space in residential and commercial zones. Action Implementing Responsibility / Procedure: A1.2-7 Adopt objective design standards for qualifying Planning Staff / M-Group Timeframe: residential development, which will be applied 1) Title 17.41 Amendment Dec 2025 to projects eligible for ministerial review. 2) Ordinance 3) PC / CC Action Implementing Responsibility / Procedure: A1.3-1 Continuously update the Capital Improvement Public Works Staff Timeframe: Program to ensure that sewer, water, and street 1) CIP Update 2025 improvements facilitate residential development. Action Implementing Responsibility / Procedure: A1.3-2 Provide annual reports to the City Council on Planning Staff Timeframe: the available water supply and wastewater 1) Council Update 2025 treatment capacity as part of the annual General Plan Progress Reports. Action Implementing Responsibility / Procedure: A1.3-5 Establish a program to subsidize all or part of Planning Staff Timeframe: development impact and connection fees for 1) Assess after completion of A1.3-5. December affordable housing projects with funding 2026 assistance from sources such as TOT, in-lieu fees, development agreements, inclusionary housing and/or grant funding to support provision of short-term, pre-development, acquisition, and/or construction funding. Action Implementing Responsibility / Procedure: A1.3-7 Incorporate housing policies and Calistoga- Planning Staff Timeframe: specific policies from the Blue Zones Project 1) Coordinate at staff programming level. December Upper Napa Valley Blueprint, including but not 2) Assess Climate Action Plan component and, 2026 limited to adopting a smoke-free ordinance for 3) Explore possible Green Committee role. multifamily housing properties that covers all exclusive-use areas, interior unit spaces, as well as common areas not already covered by state law. Identify other housing policies from the Blueprint appropriate for incorporation into City policy as appropriate. Action Implementing Responsibility / Procedure: A2.1-3 Continuously identify properties for purchase Planning Staff Timeframe: that would be well-suited to the construction of 1) Continue existing practice – regional March 2025 affordable and/or special-needs housing. The coordination. page 2 Page 13 of 28 Item #4.1. CITY OF CALISTOGA 2023 – 2031 HOUSING ELEMENT – IMPLEMENTATION ACTIONS purchase would use revenue from sources such a. HACN, non-profits, etc. as TOT, in-lieu fees, development agreements, inclusionary housing and/or grant funding. Action Implementing Responsibility / Procedure: A2.1-5 Change the zoning on housing opportunity sites Planning Staff Timeframe: to allow ministerial review, as may be required 1) Zoning Code Audit August by state law, of housing development projects 2) Zoning Amendments 2025 when a minimum of 20 percent of the units in the development are affordable to extremely low-, very low-, low-, or moderate-income households. On sites involving potential side consolidation (site F and site G), include incentives to promote consolidation such as site coverage bonuses or reductions in open space requirements. Action Implementing Responsibility / Procedure: A4.1-2 Meet with the Housing Authority of the City of Planning Staff Timeframe: Napa (HACN) and the Napa County Housing 1) Continue existing practice Annually Authority annually, and continue to provide a. Extend existing contracts annual funding to the Napa County Housing Authority to support the three farmworker housing centers, including the Calistoga Center. Action Implementing Responsibility / Procedure: A4.1-3 Collaborate with Napa County and non-profit Planning Staff Timeframe: organizations to assess the needs of the 1) Continue existing practice Annual homeless by participating in efforts to survey a. Expand/Extend existing contracts this population and annually consider providing funding or other support to ensure the provision of shelters on a regional basis. Action Implementing Responsibility / Procedure: A4.1-8 Amend Zoning Code Chapter 17.04, Planning Staff Timeframe: Definitions, to update the definition for “Low 1) Zoning Code Audit Aug 2025 Barrier Navigation Center” consistent with 2) Zoning Code Amendments state law. Amend the Downtown Commercial Zoning District to allow low barrier navigation centers as a permitted use by right. Action Implementing Responsibility / Procedure: A4.2-1 Amend Zoning Code Chapter 17.08 Affordable Planning Staff Timeframe: Housing to include housing for special-needs 1) Zoning Code Audit Aug 2025 populations, particularly farmworkers and 2) Zoning Code Amendments lower-income, female and single-parent householders with children. as eligible for revenue from the City’s Affordable Housing Fund. Action Implementing Responsibility / Procedure: A4.4-2 Review the City’s Universal Design Policy that Planning + Building Staff Timeframe: requires accessible design features to be 1) Continue existing practice Aug 2025 incorporated into newly constructed and 2) Enforce ADA law substantially rehabilitated single-family and duplex residences to the maximum feasible extent, and update as necessary. page 3 Page 14 of 28 Item #4.1. CITY OF CALISTOGA 2023 – 2031 HOUSING ELEMENT – RECOMMENDED FINAL Action Implementing Responsibility / Procedure: A4.5-1 Conduct two public workshops with worker Planning Staff / Chamber / HAC Timeframe: organizations and cooperative housing 1) Policy Statement Dec 2025 specialists on the viability of cooperative 2) Chamber / HAC Resolution housing as a housing solution to accommodate 3) Outreach Materials workforce housing. 4) Outreach Events Action Implementing Responsibility / Procedure: A4.5-2 Invite major employers and worker Planning Staff / HACN / UpValley / Chamber / HAC Timeframe: organizations, as well as local organizations 1) Policy Statement Dec 2025 such as Fair Housing Napa Valley and the 2) Chamber / HAC Resolution UpValley Family Center, to a public forum in 3) Outreach Materials order to identify clear needs and available 4) Outreach Events resources for workforce housing opportunities. Action Implementing Responsibility / Procedure: A5.3-2 Amend Zoning Code Chapter 17.41 Design Planning Staff Timeframe: Review to include elements in objective design 1) Zoning Code Audit Aug 2025 standards referenced in A1.2-7 and A5.3-1 2) Zoning Code Amendments related to site design and lot configurations to ensure context sensitivity. Action Implementing Responsibility / Procedure: A5.3-3 Amend ZONING CODE Chapter 17.41 Planning Staff Timeframe: Design Review to include elements in objective 1) Zoning Code Audit Aug 2025 design standards referenced in A1.2-7and A5.3- 2) Zoning Code Amendments 1 related to non-ministerial review of development projects. Action Implementing Responsibility / Procedure: A6.1-3 Amend CMC 17.36 to allow the shared use of Planning Staff Timeframe: parking spaces where it can be demonstrated 1) Zoning Code Audit Aug 2025 that this will not result in an unacceptable 2) Zoning Code Amendments (in conjunction with impact on parking in the public right-of-way or A6.1-4, A6.1-7) on off-street parking lots. This demonstration can include a parking study that examines actual parking usage or by assigning peak parking usage times to different permitted uses. Action Implementing Responsibility / Procedure: A6.1-4 Amend Zoning Code Chapter 17.36 Off-Street Planning Staff Timeframe: Parking and Loading to ensure that emergency 1) Zoning Code Audit Aug 2025 shelter parking requirements (staff parking 2) Zoning Code Amendments only) comply with AB 139/Government Code Section 65583, subdivision (a)(4)(A). Action Implementing Responsibility / Procedure: A6.1-5 Amend Zoning Code as necessary to ensure Planning Staff Timeframe: compliance with Government Code Section 1) Zoning Code Audit Aug 2025 65651 requiring that Supportive and 2) Zoning Code Amendments Transitional Housing be permitted by-right in zones where multifamily and/or mixed-uses are permitted. Action Implementing Responsibility / Procedure: A6.1-6 Amend Zoning Code as necessary to ensure Planning Staff Timeframe: compliance with the Employee Housing Act 1) Zoning Code Audit Aug 2025 2) Zoning Code Amendments page 4 Page 15 of 28 Item #4.1. CITY OF CALISTOGA 2023 – 2031 HOUSING ELEMENT – IMPLEMENTATION ACTIONS (Health and Safety Code, § 17000 et seq.) in defining and allowing Agricultural Housing. Action Implementing Responsibility / Procedure: A6.1-7 Amend Zoning Code 17.36 Off-Street Parking Planning Staff Timeframe: and Loading to address any actual or potential 1) Zoning Code Audit Aug 2025 constraints on project feasibility and reaching 2) Zoning Code Amendments (in conjunction with maximum densities specifically for smaller unit A6.1-3, A6.1-4) types such as studio and one-bedroom units. Action Implementing Responsibility / Procedure: A6.1-9 Amend Zoning Code as necessary to ensure Planning Staff Timeframe: compliance with State law fair housing 1) Zoning Code Audit Aug 2025 requirements related to provisions for 2) Zoning Code Amendments (in conjunction with residential care facilities and group homes, A6.1-3, A6.1-4) iincluding allowing group homes for more than six persons in all residential zone districts similar to other residential uses of the same form in the same zone, subject only to those limitations authorized by and consistent with state law and fair housing requirements. Action Implementing Responsibility / Procedure: A7.1-3 Release a request for proposals for the creation Planning Staff / HACN / UpValley / HAC Timeframe: of a Fair Housing Marketing Plan as part of 1) Policy Statement July 2025 housing opportunities created through the 2) Resolution City’s affordable housing programs. 3) Outreach Materials 4) Outreach Events Action Implementing Responsibility / Procedure: A8.1-2 Ensure efficient water use for irrigation by Planning + Building Staff Timeframe: adopting the state’s standards for water-efficient 1) Continue existing practice July 2025 landscape design. 2) Enforce CMC Provisions Action Implementing Responsibility / Procedure: A8.1-4 Adopt a local ordinance (i.e. “reach codes”) Planning Staff Timeframe: promoting energy efficient house construction 1) Zoning Code Audit Jan 2025 to reduce energy consumption beyond what is 2) Zoning Code Amendments required in State codes, in newly built residential development. page 5 Page 16 of 28 Item #4.1. 2023-31 HOUSING ELEMENT ACTIONS – YEAR: 2026 Action Implementing Responsibility / Procedure: A7.1-5 Consider adopting a just cause eviction Planning Staff Timeframe: ordinance. 1) Zoning Code Audit July 2026 2) Zoning Code Amendments Action Implementing Responsibility / Procedure: A5.1-4 Develop and adopt a procedure as part of the Planning + Building Staff Timeframe: City’s Code Enforcement Program for the City 1) Continue existing practice July 2026 to intervene when a property is becoming 2) Enforce CMC Provisions seriously deteriorated, especially if it is of historic significance. For residential properties with historic significance, intervention should include all feasible attempts to rehabilitate building before considering demolition. Action Implementing Responsibility / Procedure: A2.1-6 Modify the Zoning Code to develop expedited Planning Staff Timeframe: approval process and financial and regulatory 1) Zoning Code Audit December incentives (such as a density bonus or parking 2) Zoning Amendments 2026 reduction) for developments that comply with existing zoning standards as well as all of the following: a. Eligible for SB35 b. At least 20 percent of onsite housing units are deed-restricted to households earning 80%-160% of AMI (“missing middle” incomes) with average affordability not to exceed 110% AMI c. Provide prevailing wages and safe working conditions for all workers d. Utilize apprentice labor e. Complies with all SB 35 labor standards Action Implementing Responsibility / Procedure: A1.3-3 Conduct a fee study or studies and adopt Planning Staff Timeframe: updated nexus-based development 1) Underway. Estimated completeness Q4 2023. December impact/connection fees to be imposed on 2026 development projects to support adequate sewer, water and transportation services, and parks and cultural facilities. Action Implementing Responsibility / Procedure: A1.3-4 Conduct annual reviews of development-related Planning Staff Timeframe: impact/connection fees and ensure that fees are 1) Assess after completion of A1.3-3. Annually commensurate with the cost to the City for after A1.3-3 providing required infrastructure, particularly for 100 percent affordable housing projects and the affordable portion of other projects. Page 17 of 28 Item #4.1. 2023-31 HOUSING ELEMENT ACTIONS – ONGOING Action Implementing Responsibility / Procedure: A1.1-2 Ensure that any amendments to the Housing Planning Staff Timeframe: Element or other General Plan elements maintain 1) SOP: GP Internal Consistency – Monitor / Verify Ongoing internal consistency within the General Plan as a whole. Action Implementing Responsibility / Procedure: A1.2-3 The City will track new accessory dwelling units Planning Staff Timeframe: to collect information on the use and affordability 1) Zoning Code Audit Ongoing of these units. Halfway through the planning 2) Zoning Amendments period (2027), if it is determined these units are not meeting a lower-income housing need, the City shall ensure other housing sites are available to accommodate any unmet portion of the lower- income RHNA. Action Implementing Responsibility / Procedure: A1.3-6 Ensure that active transportation grant funding Planning & Public Works Staff Timeframe: for safe street initiatives is aligned with housing 1) Coordinate at staff programming level. Ongoing strategies. 2) Explore possible ATAC role in grant submittal. Action Implementing Responsibility / Procedure: A2.1-4 Use loan repayments from the 1980s CDBG Planning Staff Timeframe: residential rehabilitation program to fund 1) Continue existing practice – funds are used Ongoing programs and projects that benefit extremely annually to support contract services with the low-, very low-, low- and moderate-income City of Napa Housing Authority (grant households. applications and program administration), Napa Valley Community Action (homeless services), Napa Valley Fair Housing and Rebuilding Calistoga. Action Implementing Responsibility / Procedure: A2.3-1 Continue to charge affordable housing linkage Planning Staff Timeframe: fees on nonresidential development (CMC 1) Continue existing practice Ongoing 17.08.040) that are deposited in the a. Extend consultant contract (HACN) for Affordable Housing Fund (CMC 17.08.040(G)) grant administration to be used, in part, to increase the supply of 1) Seek Council direction on fee updates affordable housing. Conduct annual review and a. Follow-up on 2023 updates update the fees as appropriate to reflect current market conditions. Action Implementing Responsibility / Procedure: A3.1-1 Where the loss of affordable housing occurs Planning Staff Timeframe: through demolition or conversion, these units 1) Continue existing practice Ongoing shall be replaced on-site or elsewhere. The a. No net loss / in-lieu payment provisions City Council may allow the payment of an in- in CMC lieu fee to the Affordable Housing Fund for lost units, in addition to any affordable housing linkage fee in cases where the proposed uses clearly provide other benefits to the City. Page 18 of 28 Item #4.1. Action Implementing Responsibility / Procedure: A3.1-2 Continue to actively enforce the Zoning Planning Staff Timeframe: Code’s prohibition of vacation rentals (i.e., the 1) Continue existing practice Ongoing renting of homes for fewer than 30 days). a. CMC prohibition of short-term rentals Action Implementing Responsibility / Procedure: A3.2-1 Monitor deed-restricted affordable housing Planning Staff Timeframe: projects to ensure compliance with 1) Continue existing practice Ongoing affordability requirements and restrictions. a. Coordination with HACN Action Implementing Responsibility / Procedure: A3.2-2 Continue to administer the Mobile Home Planning Staff Timeframe: Rent Stabilization Ordinance and defend it 1) Continue existing practice Ongoing against legal challenges. Monitor the a. CMC provisions effectiveness of the Ordinance and revise if necessary to maximize its effectiveness. Action Implementing Responsibility / Procedure: A4.1-1 Approve residential density bonuses and Planning Staff Timeframe: incentives consistent with the provisions of 1) Continue existing practice Ongoing State law for senior housing projects and any a. CMC provisions consistent with state other special needs focused housing proposed. law Action Implementing Responsibility / Procedure: A4.1-4 Provide information about the 211-phone Planning Staff Timeframe: system, which provides assistance to persons in 1) Continue existing practice Ongoing need of emergency shelter. a. PD noticing Action Implementing Responsibility / Procedure: A4.1-6 As part of the project review process, provide Planning Staff Timeframe: incentives to market-rate rental housing 1) Zoning Code Audit Ongoing projects of 10 or more units that provide 2) Zoning Code Amendments affordable three- and four- bedroom units, which may include waivers from or modifications to development standards as determined to be appropriate through the development review process. Action Implementing Responsibility / Procedure: A4.1-7 During permit review, require that developers Planning Staff Timeframe: of affordable housing projects comply with state 1) Continue existing practice Ongoing and federal laws related to provision of units a. CMC provisions for the disabled, including developmentally disabled persons. Action Implementing Responsibility / Procedure: A4.2-2 Use loan repayments from the CDBG account Planning Staff Timeframe: to fund programs and projects that benefit 1) Seek Council Policy Direction Ongoing special-needs population groups, particularly 2) Zoning Code Amendments farmworkers and lower income, female and single-parent householders with children. Action Implementing Responsibility / Procedure: A4.3-1 Continue to pursue grant funding available from Planning Staff Timeframe: federal, state, county, and private funding 1) Continue existing practice Ongoing sources for special needs groups and convey on 2) Expand/Extend existing contracts the Housing Resources page on the City’s website. Action Implementing Responsibility / Procedure: Page 19 of 28 Item #4.1. A5.1-3 Continue to correct health and safety issues Planning + Building Staff Timeframe: identified during routine building permitting and 1) Continue existing practice Ongoing inspection activities. 2) Enforce CMC Provisions Action Implementing Responsibility / Procedure: A5.2-1 Maintain good repair of streets, sidewalks, and Public Works Staff Timeframe: other municipal systems in older residential 1) Continue existing practice Ongoing neighborhoods. 2) Enforce CMC Provisions 3) Pursue implementation of CIP Action Implementing Responsibility / Procedure: A5.2-2 Allow the application of the State’s Historic Planning + Building Staff Timeframe: Building Code to qualified homes in order to 1) Continue existing practice Ongoing provide flexibility in rehabilitation and 2) Enforce CMC Provisions modification efforts. Action Implementing Responsibility / Procedure: A5.3-1 The City’s residential design standards, the Planning Staff Timeframe: General Plan’s Character Area Overlay Districts, 1) Zoning Code Audit Ongoing and objective design standards when adopted 2) Zoning Code Amendments shall be considered in the review of proposed residential projects. Action Implementing Responsibility / Procedure: A6.1-1 Allow use of the Historic Building Code to Planning + Building Staff Timeframe: facilitate the rehabilitation of historic residences. 1) Continue existing practice Ongoing 2) Enforce CMC Provisions Action Implementing Responsibility / Procedure: A7.1-4 Continue to implement fair housing practices in Planning Staff Timeframe: affordable housing programs, such as the HOME 1) Continue existing practice Ongoing residential rehabilitation program. 2) Enforce CMC Provisions  Page 20 of 28 0 0.25 0.5 ¯ 1 Miles City of Calistoga - Objective Design Standards Overlay Zones Northern Entry (NE) Mixed Commercial Residential Southern Entry (SE) (MC) Neighborhood (SN) Item #4.2. Main Street (MS) Old Town (OT) ODS Boundary City Boundary Page 21 of 28 Item #4.2. Northern Southern Main Mixed Old Residential ODS Entry Entry Street Commercial Town Neighborhood ZONE (NE) (SE) (MS) (MC) (OT) (SN) Underlying Zoning R-1 R-1-10 DC R-3 R-1 R-1 R-1-PD R-3 DC R-3 R-2 R-3 DC CC DC R-3 CC C-A PD R-3-VA CC P MHP Page 22 of 28a new design on urban planning Item #4.2. August 10, 2023 Jeff Mitchem Planning & Building Director City of Calistoga 1232 Washington Street Calistoga, CA 94515 RE: Objective Standards – Phase II Dear Jeff, As we’ve previously discussed, there is the opportunity to combine the previously developed draft Objective Design Standards for Housing Element opportunity sites with additional standards that implement a form-based approach and focus on the fine-grained single- family neighborhoods primarily represented by existing residential development in the R-2 and R-3 zoning districts. The scope of work attached to this letter was prepared to implement that approach. Since our last discussion, our M-Group team has examined two recent form based codes, particularly the approach to small scale residential development with attention to enhancing and reinforcing neighborhood character. A key concept we studied in those codes and that we feel can be implemented for Calistoga is the classification of development as either “Block Scale” or “House Scale.” We have developed the attached scope of work to implement this approach in Calistoga. An immediate task would be to identify a series of zones, similar to a regulating plan in a form based code. The zones would include regulations for the types of buildings that would be allowed, including block scale and house scale typologies. We believe the Block Scale Objective Standards can be developed quickly by refining the draft Standards we previously drafted together with Townhome Objective Standards M-Group developed for Alameda County. Refinement of the Block Scale Standards would need to address the potential for mixed-use development in the DC and CC zoning districts that might not be at a “block scale” but, rather, a parcel scale. As shown in the scope of work, the House Scale Objective Standards would be developed in coordination with a Working Group of 2-3 planning commissioners, a concept discussed at the City Council/Planning Commission Study Session in April. The Working Group and a Planning Commission Study Session would also review the entire work product assembled from the draft Phase I Standards and the Phase II deliverables focused primarily on implementing citywide infill development. m-group.us 51 E. Campell Avenue #1247 Campbell, CA 95009 Page 23 of 28 Item #4.2. a new design on urban planning Relevant links • Belvedere FBC • Campbell FBC • Alameda County Townhome Objective Standards (M-Group) • Alameda County Multi-Family and Mixed-Use Objective Standards (M-Group) After you have had an opportunity examine this approach, including the Process Overview, Scope of Work, and Budget shown below, please let me know when we can discuss this approach or the individual tasks to accomplish the project. Sincerely, TOM FORD, AICP Principal tford@m-group.us 510.473.3078 m-group.us 51 E. Campbell Avenue #1247 Campbell, CA 95009 2 Page 24 of 28 Item #4.2. a new design on urban planning PROCESS OVERVIEW The planning process described in the Project Structure would be implemented by the Scope of Work. PROJECT STRUCTURE A. Establish Regulating Plan and document residential typologies. B. Identify the zones where qualified housing development projects are applicable. C. Identify Building types that articulate size, scale, and intensity according to the intent of each zone. Building types would be identified as belonging to one of two categories: 1. Block Scale Buildings: Buildings that are individually as large as most or all of a block or, when arranged together along a street, appear as long as most or all of a block. BLOCK SCALE BUILDINGS Multi-Family and Mixed-Use Typology Townhome Typology Objective Design Standards for these two typologies would be based on the existing Draft Objective Design Standards previously developed in Phase I and existing townhome development standards previously created by M-Group. In addition to operating at a block scale, Standards for the mixed-use typology will need to address the potential for mixed-use development in the DC and CC zoning districts and will therefore need to operate at both the block scale and the parcel scale. m-group.us 51 E. Campbell Avenue #1247 Campbell, CA 95009 3 Page 25 of 28 Item #4.2. a new design on urban planning 2. House-Scale Buildings: Buildings that are the size of a house, typically ranging in footprint from as small as 25 feet up to 80 feet overall. HOUSE SCALE BUILDINGS Residential Form for a Variety of Densities Following establishment of the house types and controlling D. Develop site design standards specific to each building type. E. For citywide infill projects, the House Scale typologies would be augmented by: 1. Frontage Standards 2. Architectural Standards F. Integration of all components into a comprehensive set of Objective Design Standards for qualifying development G. Review and adoption SCOPE OF WORK The scope of work integrates the Draft Objective Design Standards developed in Phase I with new tasks to implement infill residential development at the parcel scale. m-group.us 51 E. Campbell Avenue #1247 Campbell, CA 95009 4 Page 26 of 28 Item #4.2. a new design on urban planning TASK 1 | PROJECT INITIATION Task 1 will initiate the planning process, incorporate a Working Group into the process, and develop key planning concepts that will be used to implement the Standards. Task 1.1 – Project Initiation Meeting Start-up meeting—could include the Working Group. Task 1.2 – Define Block and House Scales M-Group in coordination with City staff. Task 1.3 – Regulating Plan Based on reconnaissance and a thorough understanding of the city, particularly the R-2, R- 3, DC, and RC zoning districts. Task 1.4 – Working Group Meeting #1 Discussion of work products created in Tasks 1.2 and 1.3. Task 1.5 – Revised Documentation Revisions based on Working Group discussion. Task 1.6 – Project Management Ongoing project management for life of project. TASK 2 | BLOCK SCALE TYPOLOGIES This task allows for development of the block scale typologies, particularly relying on previous work in Phase I. Task 2.1 – Multi-Family and Mixed-Use Typology This typology will be primarily apartment typologies, with allowances for mixed-use; also needs to implement mixed-use smaller parcel(s) in the DC district. Task 2.2 – Townhome Typology This typology will be specific to townhome development that would be implemented at the block scale. Task 2.3 – Working Group Meeting #2 Review with the Working Group. TASK 3 | CITYWIDE INFILL This task would develop the standards to implement multi-family development on infill sites with a specific intention to regulate form that is consistent with the established character of the R-2 and R-3 zoning districts. m-group.us 51 E. Campbell Avenue #1247 Campbell, CA 95009 5 Page 27 of 28 Item #4.2. a new design on urban planning Task 3.1 – House Scale Typologies A series of housing types, defined by dimensions, ratios, and other regulatory mechanisms that implement pedestrian-oriented buildings within the overall intended physical character of the identified zone. Task 3.2 – Architectural Standards Standards that augment the zone standards to further refine the intended building form and physical character. Specific standards would be developed for architectural variety, building volume, massing features, and privacy, in addition to other Standards identified in coordination with the Working Group. Task 3.3 – Frontages Standards would be developed for private frontages that enable the transition and interface between the public realm (street and sidewalk) and the private realm (setback or building). Task 3.4 – Working Group Meeting #3 Review with Working Group. TASK 4 | OBJECTIVE DESIGN STANDARDS REFINEMENTS This task allows the Working Group and the consultant to introduce the Objective Design Standards to the Planning Commission in advance of the adoption process. Task 4.1 – Draft Objective Design Standards Prepare detailed overview for Planning Commission discussion and review. Task 4.2 – Planning Commission Study Session Presentation and facilitated discussion. Task 4.3 – Revisions to Key Concepts Based on the Planning Commission review and discussion, refine the documentation, including map, objective standards text, diagrams, and tables. TASK 5 | PUBLIC REVIEW AND ADOPTION Transition the Objective Design Standards materials through the documentation and adoption process. Task 5.1 – Administrative Draft Documentation Administrative Draft for staff and Working Group review. Task 5.2 – Draft Documentation for Public Review Revise documentation for public review. Task 5.3 – Planning Commission Meeting Presentation and review. Task 5.4 – City Council Hearing City Council consideration for adoption. m-group.us 51 E. Campbell Avenue #1247 Campbell, CA 95009 6 Page 28 of 28 Item #4.2. a new design on urban planning Task 5.5 – Final Documentation The BUDGET As detailed in the Scope of Work above, M-Group will complete all tasks for a total not to exceed $30,000. A summary of Costs for all Tasks is provided below. TABLE 1: BUDGET SUMMARY TASK TASK TITLE COST Task 1 Project Initiation $6,050 Task 2 Block Scale Typologies $2,500 Task 3 Citywide Infill $11,940 Task 4 Objective Design Standards Refinements $3,750 Task 5 Public Review and Adoption $5,760 TOTAL NOT TO EXCEED $30,000 m-group.us 51 E. Campbell Avenue #1247 Campbell, CA 95009 7