Calistoga City Council
August 1, 2023

(c)(l)(C) Where the inventory of sites
pursuant to paragraph (3) of subdivision
(a) does not identify adequate sites to
accommodate the need for farmworker
housing, the program shall provide for
sufficient sites to meet the need with
zoning that permits farmworker housing
use by right, including density and
development standards that could
accommodate and facilitate the
feasibility of the development of
farmworker housing for low- and very
low income households.

Chapter 8: Programs
Item #8.2.

(c)(2) Assist in the development of
adequate housing to meet the needs of
extremely low, very low, low-, and
moderate-income households.

Chapter 8: Programs
(c)(3) Address and, where appropriate
and legally possible, remove
governmental and nongovernmental
constraints to the maintenance,
improvement, and development of
housing, including housing for all income
levels
Chapter 8: Programs
(c)(3) and housing for persons with
disabilit ies. The program shall remove
constraints to, and provide reasonable
accommodations for housing designed
for, intended for occupancy by, or with
supportive services for, persons with
disabilities.

Chapter 8: Programs
(c)(3) Transitional housing and
supportive housing shall be considered
a residential use of property and shall be
subject only to those restrictions that
apply to other residential dwellings of the
same type in the same zone.

Chapter 8: Programs
(c)(3)Supportive housing, as defined in
Section 65650, shall be a use by right in
all zones where multifamily and mixed
uses are permitted, as provided in Article
11 (commencing with Section 65650).

Chapter 8: Programs
(c)(4) Conserve and improve the condition
of the existing affordable housing stock,
which may include addressing ways to
mitigate the loss of dwelling units
demolished by public or private action.

Chapter 8: Programs
Item #8.2.

(c)(5) Promote and affirmatively further
fair housing opportunities and promote
housing throughout the community or
communities for all persons regardless
of race, religion, sex, marital status,
ancestry, national origin, color, familial
status, or disability, and other
characteristics protected by the
California Fair Employment and Housing
Act (Part 2.8 (commencing with Section
12900) of Division 3 of Title 2), Section
65008, and any other state and federal
fair housing and planning law.

Chapter 3: Fair Housing Goals and
Priorities based on Identified
Contributing Factors
Item #8.2.

(c)(6) Preserve for lower income
households the assisted housing
developments identified pursuant to
paragraph (9) of subdivision (a).

Chapter 8: Programs
(c)(6) The program for preservation of
the assisted housing developments
shall utilize, to the extent necessary, all
available federal, state, and local
financing and subsidy programs
identified in paragraph (9) of subdivision
(a), except where a community has
other urgent needs for which alternative
funding sources are not available.

Chapter 8: Programs
(c)(6) The program may include
strategies that involve local regulation
and technical assistance.

Chapter 8: Programs
(c)(7) Develop a plan that incentivizes
and promotes the creation of accessory
dwelling units that can be offered at
affordable rent, as defined in Section
50053 of the Health and Safety Code, for
very low, low-, or moderate-income
household s. For purposes of this
paragraph, "accessory dwelling units"
has the same meaning as "accessory
dwelling unit" as defined in paragraph (4)
of subdivision (i) of Section 65852.2.\
Chapter 8: Programs
(c)(8) Include an identification of the
agencies and officials responsible for
the implementation of the various
actions and the means by which
consistency will be achieved with other
general plan elements and community
goals .

Chapter 8: Programs
Item #8.2.

(c)(9) Include a diligent effort by the local
government to achieve public participation
of all economic segments of the
community in the development of the
housing element, and the program shall
describe this effort.

Appendix A Community
Engagement and Outreach
(c)(l0)(A) Affirmatively further fair
housing in accordance with Chapter 15
(commencing with Section 8899.50) of
Division 1 of Title 2. The program shall
include an assessment of fair housing in
the jurisdiction that shall include all of the
following components:

Chapter 3: Assessment of Fair Housing
Item #8.2.

(c)(l0)(A)(i) A summary of fair housing
issues in the jurisdiction
Chapter 3: Fair Housing Goals and
Priorities based on Identified
Contributing Factors
(c)(lO)(A)(i) and an assessment of the
jurisdiction's fair housing enforcement
and fair housing outreach capacity.

Chapter 3: Fair Housing Enforcement and
Outreach Capacity
(c)(l0)(A)(ii) An analysis of available
federal, state, and local data and
knowledge to identify integration and
segregation patterns and trends,
Chapter 3: Patterns of Integration and
Segregation
(c)(lO)(A)(ii)racially or ethnically
concentrated areas of poverty and
affluence,
Chapter 3: Patterns of Integration and
Segregation
(c)(l0)(A)(ii) disparities in access to
opportunity,
Chapter 3: Disparities in Access to
Opportunity
(c)(lO)(A)(ii) and disproportionate housing
needs,
Chapter 3: Disproportionate Housing
Needs, Including Displacement
(c)(lO)(A)(ii) including displacement risk . Chapter 3: Disproportionate Housing Needs, Including Displacement
(c)(l0)(A)(ii) The analysis shall identify
and examine such patterns, trends,
areas, disparities, and needs, both within
the jurisdict ion .

Chapter 3: Assessment of Fair Housing
(c)(l0)(A)(ii) and comparing the
jurisdiction to the region in which it is
located, based on race and other
characteristics protected by the
California Fair Employment and Housing
Chapter 3: Assessment of Fair Housing
Item #8.2.

Act (Part 2.8 (commencing with Section
12900) of Division 3 ofTitle 2) and
Section 65008.
(c)(lO)(A)(iii) An assessment of the
contributing factors, including the local
and regional historical origins
Chapter 3: Fair Housing Goals and
Priorities based on Identified
Contributing Factors
(c)(l0)(A)(iii) and current policies and
practices, for the fair housing issues
identified under clauses (i) and (ii).

Chapter 3: Fair Housing Goals and
Priorities based on Identified
Contributing Factors
(c)(lO)(A)(iv) An identification of the
jurisdiction's fair housing priorities and
goals, giving highest priority to those
factors identified in clause (iii)
that limit or deny fair housing choice or
access to
Chapter 3: Fair Housing Goals and
Priorities based on Identified
Contributing Factors
Item #8.2.

opportunity, or negatively impact fair
housing or civil rights compliance,
(c)(lO)(A)(iv) and identifying the
metrics and milestones for
determining what fair housing results
will be achieved.

Chapter 8: Programs
(c)(l0)(A)(v) Strategies and actions to
implement those priorities and goals,
which may include, but are not limited to,
enhancing mobility strategies
Chapter 3: Fair Housing Goals and
Priorities based on Identified
Contributing Factors
Chapter 8: Programs
(c)(lO)(A)(v) and encouraging
development of new affordable housing
in areas of opportunity,
Chapter 3: Fair Housing Goals and
Priorities based on Identified
Contributing Factors
Chapter 8: Programs
(c)(lO)(A)(v) as well as place-based
strategies to encourage community
revitalization, including preservation of
existing affordable housing,
Chapter 3: Fair Housing Goals and
Priorities based on Identified
Contributing Factors
Chapter 8: Programs
(c)(l0)(A)(v) and protecting existing
residents from displacement.

Chapter 3: Fair Housing Goals and
Priorities based on Identified
Contributing Factors
Chapter 8: Programs
Item #8.2.

(c)(lO)(B) A jurisdiction that completes or
revises an assessment of fair housing
pursuant to Subpart A (commencing with
Section 5.150) of Part 5 of Subtitle A of
Title 24 of the Code of Federal
Regulations, as published in Volume 80
of the Federal Register, Number 136,
page 42272, dated July 16, 2015, or an
analysis of impediments to fair housing
choice in accordance with the
requirements of Section 91.225 of Title
24 of the Code of Federal Regulations in
effect before August 17, 2015, may
incorporate relevant portions of that
assessment or revised assessment of fair
housing or analysis or revised analysis of
impediments to fair housing into its
housing element.

Chapter 3: Assessment of Fair Housing
(c)(lO)(C) The requirements of this
paragraph shall apply to housing
elements due to be revised
Chapter 3: Assessment of Fair Housing
Item #8.2.

pursuant to Section 65588 on or after
January 1, 2021.
(d)(l) A local government may satisfy all
or part of its requirement to identify a
zone or zones suitable for the
development of emergency shelters
pursuant to paragraph (4) of subdivision
(a) by adopting and implementing a
multijurisdictional agreement, with a
maximum of two other adjacent
communities, that requires the
participating jurisdictions to develop at
least one year-round emergency shelter
within two years of the beginning of the
planning period.

Chapter 8: Housing Element Policies
and Programs.
(d)(2) The agreement shall allocate a
portion of the new shelter capacity to
each jurisdiction as credit toward its
emergency shelter need, and each
jurisdiction shall describe how the
capacity was allocated as part of its
housing element.

Chapter 8: Housing Element Policies
and Programs.
(d)(3) Each member jurisdiction of a
multijurisdictional agreement shall
describe in its housing element all of the
following:

Chapter 8: Housing Element Policies
and Programs.
(d)(3)(A) How the joint facility will
meet the jurisdiction's emergency
shelter need.
(d)(3)(B) The jurisdiction's contribution
to the facility for both the development
and ongoing operation and
management of the facility.
(d)(3)(C) The amount and source of
the funding that the jurisdiction
contributes to the facility.

Chapter 8: Housing Element Policies
and Programs.

Item #8.2.

(d)(4) The aggregate capacity claimed
by the participating jurisdictions in
their housing elements shall not
exceed the actual capacity of the
shelter.

Chapter 8: Housing Element Policies
and Programs.
(e) Except as otherwise provided in this
article, amendments to this article that
alter the required content of a housing
element shall apply to both of the
following: [Note that this provision is
applicable to AB 2339 (Chapter 654,
Item #8.2.

Statutes of 2022), which amended
Section 65583{a){4). Jurisdictions
adopting their housing element after
January 1, 2023 should describe why
this amendment is not applicable to
them.]
(1) A housing element or housing
element amendment prepared pursuant
to subdivision (e) of Section 65588 or
Section 65584.02, when a city, county,
or city and county submits a draft to the
department for review pursuant to
Section 65585 more than 90 days after
the effective date of the amendment to
this section.
(2) Any housing element or housing
element amendment prepared pursuant
to subdivision (e) of Section 65588 or
Section 65584.02, when the city, county,
or city and county fails to submit the first
draft to the department before the due
date specified in Section 65588 or
65584.02.
(f) - (j): Not applicable
Section 65583.l{a)
Item #8.2.

(a) The Department of Housing and
Community Development, in evaluating
a proposed or adopted housing element
for substantial compliance with this
article, ... may also allow a city or county
to identify sites for accessory dwelling
units based on the number of accessory
dwelling units developed in the prior
housing element planning period
whether or not the units are permitted by
right, the need for these units in the
community, the resources or incentives
available for their development, and any
other relevant factors, as determined by
the department.

Chapter 5: RHNA Credits
(b) Sites that contain permanent housing
units located on a military base
undergoing closure or conversion as a
result of action pursuant to the Defense
Authorization Amendments and Base
Closure and Realignment Act (Public Law
100- 526), the Defense Base Closure and
Realignment Act of 1990 (Public Law 101-
510), or any subsequent act requiring the
closure or
No sites contain housing on military
bases. Not applicable.

Item #8.2.

conversion of a military base may be
identified as an adequate site if the
housing element demonstrates that the
housing units will be available for
occupancy by households within the
planning period of the element. No sites
containing housing units scheduled or
planned for demolition or conversion to
nonresidential uses shall qualify as an
adequate site.

Section 65583.l(c)
The Department of Housing and
Community Development may allow a
city or county to substitute the provision
of units for up to 25 percent of the
community's obligation to identify
adequate sites for any income category
in its housing element pursuant to
paragraph (1) of subdivision (c) of
Section 65583 where the community
includes in its housing element a program
committing the local government to
provide units in that income category
within the city or county that will be made
available through the provision of
committed assistance during the
planning period covered by the element
to low- and very low income households
at affordable housing costs or affordable
rents, as defined in Sections 50052.5 and
50053 of the Health and Safety Code,
and which meet the requirements of
paragraph (2) . Except as otherwise
provided in this subdivision, the
community may substitute one dwelling
unit for one dwelling unit site in the
applicable income category. The
program shall do all of the following:

Chapter 8: Programs
Chapter 5: HousingSites (see "Adequate
Sites Program Alternative" section)
Item #8.2.

Identify the specific, existing sources of
committed assistance and dedicate a
specific portion of the funds from those
sources to the provision of housing
pursuant to this subdivision.

Chapter 8: Programs
Chapter 5: Housing Sites
Indicate the number of units that will be
provided to both low- and very low
income households and demonstrate
that the amount of dedicated funds is
sufficient to develop the units at
affordable housing costs or affordable
rents.

Chapter 8: Programs
Chapter 5: Housing Sites
Item #8.2.

Demonstrate that the units
meet the requirements of
paragraph (2).

Chapter 8: Programs
Chapter 5: Housing Sites
Only units that comply with
subparagraph (A), (B), (C), (D), or (E)
qualify for inclusion in the housing
element program described in paragraph
(1), as follows:

Chapter 8: Programs
Chapter 5: Housing Sites
Units that are located either on
foreclosed property or in a multifamily
rental or ownership housing complex of
three or more units, are converted with
committed assistance from the city or
county from nonaffordable to affordable
by acquisition of the unit or the
purchase of affordability covenants and
restrictions for the unit, are not acquired
by eminent domain, and constitute a net
increase in the community's stock of
housing affordable to low- and very low
income households. For purposes of
this subparagraph, a unit is not
converted by acquisition or the
purchase of affordability covenants
unless all of the following occur:

Chapter 8: Programs
Chapter 5: Housing Sites
The unit is made available for rent at
a cost affordable to low- or very low
income household s.

Chapter 8: Programs
Chapter 5: Housing Sites
At the time the unit is identified for
acquisition, the unit is not available at an
affordable housing cost to either of the
following:

Chapter 8: Programs
Chapter 5: Housing Sites
Item #8.2.

Low-income households, if the unit will be
made affordable to low-income
households.

Chapter 8: Programs
Item #8.2.

Chapter 5: Housing Sites
Very low income households, if the unit will
be made affordable to very low income
households.

Chapter 8: Programs
Chapter 5: Housing Sites
At the time the unit is identified for
acquisition the unit is not occupied by
low- or very low income households or if
the acquired unit is occupied, the local
government has committed to provide
relocation assistance prior to
displacement, if any, pursuant to Chapter
16 (commencing with Section 7260) of
Division 7 of Title 1 to any occupants
displaced by the conversion, or the
relocation is otherwise provided prior to
displacement; provided the assistance
includes not less than the equivalent of
four months' rent and moving expenses
and comparable replacement housing
consistent with the moving expenses and
comparable replacement housing
required pursuant to Section 7260.

Chapter 8: Programs
Chapter 5: Housing Sites
The unit is in decent, safe, and sanitary
condition at the time of occupancy.

Chapter 8: Programs
Chapter 5: Housing Sites
The unit has long-term affordability
covenants and restrictions that require
the unit to be affordable to persons of
low- or very low income for not less than
55 years.

Chapter 8: Programs
Chapter 5: Housing Sites
Item #8.2.

For units located in multifamily
ownership housing complexes with
three or more units, or on or after
January 1, 2015, on foreclosed
Chapter 8: Programs
Item #8.2.

properties, at least an equal number of
new- construction multifamily rental
units affordable to lower income
households have been constructed in
the city or county within the same
planning period as the number of
ownership units to be converted.

Chapter 5: Housing Sites
This subdivision does not apply to any
city or county that, during the current or
immediately prior planning period, as
defined by Section 65588, has not met
any of its share of the regional need for
affordable housing, as defined in Section
65584, for low- and very low income
households. A city or county shall
document for any housing unit that a
building permit has been issued and all
development and permit fees have been
paid or the unit is eligible to be lawfully
occupied.

Chapter 8: Programs
Chapter 5: Housing Sites
For purposes of this subdivision,
"committed assistance" means that the
city or county enters into a legally
enforceable agreement during the period
from the beginning of the projection
period until the end of the third year of the
planning period that obligates sufficient
available funds or other in-kind services
to provide the assistance necessary to
make the identified units affordable and
that requires that the units be made
available for occupancy within two years
of the execution of the agreement.
"Committed assistance" does not include
tenant-based rental assistance.

Chapter 8: Programs
Chapter 5: Housing Sites
Item #8.2.

For purposes of this subdivision, "net
increase" includes only housing units
provided committed assistance pursuant
to subparagraph (A) or (B) of paragraph
(2) in the current planning period, as
defined in Section 65588, that were not
provided committed assistance in the
immediately prior planning period.

Chapter 8: Programs
Chapter 5: Housing Sites
For purposes of this subdivision, "the
time the unit is identified" means the
earliest time when any city or county
agent, acting on behalf of a public entity,
has proposed in writing or has proposed
orally or in writing to the property
Chapter 8: Programs
Chapter 5: Housing Sites
Item #8.2.

owner, that the unit be considered for
substantial rehabilitation, acquisition, or
preservation.

Item #8.2.

In the fourth year of the planning period,
as defined by Section 65588, in the
report required pursuant to Section
65400, each city or county that has
included in its housing element a
program to provide units pursuant to
subparagraph (A), (B), (C), (D), or (E) of
paragraph
(2) shall report in writing to the
legislative body, and to the department
within 30 days of making its report to the
legislative body, on its progress in
providing units pursuant to this
subdivision. The report shall identify the
specific units for which committed
assistance has been provided or which
have been made available to low- and
very low income households, and it shall
adequately document how each unit
complies with this subdivision. If, by the
end of the third year of the planning
period, the city or county has not entered
into an enforceable agreement of
committed assistance for all units
specified in the programs adopted
pursuant to subparagraph
(A) , (B), (C), (D), or (E) of paragraph (2),
the city or county shall, not later than the
end of the fourth year of the planning
period, adopt an amended housing
element in accordance with Section
65585, identifying additional adequate
sites pursuant to paragraph (1) of
subdivision (c) of Section 65583 sufficient
to accommodate the number of units for
which committed assistance was not
provided. If a city or county does not
amend its housing element to identify
adequate sites to address any shortfall,
or fails to complete the rehabilitation,
acquisition, purchase of affordability
covenants, or the preservation of any
housing unit within two years after
committed assistance was provided to
Chapter 8: Programs
Chapter 5: Housing Sites
Item #8.2.

that unit, it shall be prohibited from
identifying units pursuant to
subparagraph (A), (B), (C), (D), or (E) of
paragraph (2) in the housing element that
it adopts for the next planning period, as
defined in Section 65588, above the
number of units actually provided or
preserved due to committed assistance.

Item #8.2.

Section 65583.2
(a) A city's or county's inventory of land
suitable for residential development
pursuant to paragraph (3) of subdivision
(a) of Section 65583 shall be used to
identify sites throughout the community,
consistent with paragraph (10) of
subdivision (c) of Section 65583,
Chapter 5: Housing Sites
(a) that can be developed for housing
within the planning period and that are
sufficient to provide for the jurisdiction's
share of the regional housing need for
all income levels pursuant to Section
65584. As used in this section, "land
suitable for residential development"
includes all of the following sites that
meet the standards set forth in
subdivisions (c) and (g):

Chapter 5: Housing Sites
(a)(l) Vacant sites zoned for residential
use.

Chapter 5: Housing Sites
(a)(2)Vacant sites zoned for
nonresidentialuse that allows
residential development.

Chapter 5: Housing Sites
(a)(3) Residentially zoned sites that are
capable of being developed at a higher
density, including sites owned or leased
by a city, county, or city and county
Chapter 5: Housing Sites
(a)(4) Sites zoned for nonresidential
use that can be redeveloped for
residential use, and for which the
housing element includes a program
to rezone the site, as necessary,
Chapter 5: Housing Sites
Item #8.2.

rezoned for, to permit residential use,
including sites owned or leased by a
city, county, or city and county.
(b) The inventory of land shall include all
of the following:

Chapter 5: Housing Sites
(b)(l) A listing of properties by assessor
parcel number.

Chapter 5: Housing
Sites
(b)(2) The size of each property listed
pursuant to paragraph (1), and the
general plan designation and zoning of
each property.

Chapter 5: Housing Sites
Item #8.2.

(b)(3) For nonvacant sites, a description of
the existing use of each property.

Chapter 5: Housing
Sites
(b)(3) If a site subject to this paragraph is
owned by the city or county, the
description shall also include whether
there are any plans to dispose of the
property during the planning period and
how the city or county will comply with
Article 8 (commencing with Section
54220) of Chapter 5 of Part 1 of Division
2 of Title 5.

Chapter 5: Housing Sites
(b)(4) A general description of any
environmental constraints to the
development of housing within the
jurisdiction, the documentation for which
has been made available to the
jurisdiction. This information need not be
identified on a site-specific basis.

Chapter 5: Housing Sites
(b)(5)(A) A description of existing or
planned water, sewer, and other dry
utilities supply, including the availability
and access to distribution facilities.

Chapter 5: Housing Sites
(b)(5)(B) Parcels included in the
inventory must have sufficient water,
sewer, and dry utilities supply available
and accessible to support housing
development or be included in an existing
general plan program or other mandatory
program or plan, including a program or
plan of a public or private entity providing
water or sewer service, to secure
sufficient water, sewer, and dry utilities
supply to support housing development.

This paragraph does not impose any
additional duty on the city or county to
construct, finance, or otherwise provide
water, sewer, or dry utilities to parcels
Chapter 5: Housing
Sites
Item #8.2.

included in the inventory.
(b)(6) Sites identified as available for
housing for above moderate-income
households in areas not served by public
sewer systems. This information need
not be identified on a site-specific basis.

All housing sites identified for all income
levels have access to public sewer
systems. Not applicable.

Item #8.2.

(b)(7) A map that shows the location of
the sites included in the inventory,
such as the land use map from the
jurisdiction's general plan, for
reference purposes only.

Chapter 5: Map of Housing Sites
(c) Based on the information provided
in subdivision (b), a city or county shall
determine whether each site in the
inventory can accommodate the
development of some portion of its
share of the regional housing need by
income level during the planning
period, as determined pursuant to
Section 65584 . The inventory shall
specify for each site the number of units
that can realistically be accommodated
on that site and whether the site is
adequate to accommodate lower
income housing, moderate- income
housing, or above moderate-income
housing.

Chapter 5: Site Analysis
Item #8.2.

(c) A nonvacant site identified pursuant
to paragraph (3) or (4) of subdivision (a)
in a prior housing element and a vacant
site that has been included in two or
more consecutive planning periods that
was not approved to develop a portion of
the locality's housing need shall not be
deemed adequate to accommodate a
portion of the housing need for lower
income households that must be
accommodated in the current housing
element planning period unless the site
is zoned at residential densities
consistent with paragraph (3) of this
subdivision and the site is subject to a
program in the housing element
requiring rezoning within three years of
the beginning of the planning period to
allow residential use by right for housing
developments in which at least 20
percent of the units are affordable to
lower income households. An
unincorporated area in a
nonmetropolitan county pursuant to
clause (ii) of subparagraph (B) of
paragraph (3) shall not be subject to the
requirements of this subdivision to allow
residential use by right.

Chapter 5: Site Analysis
(c) Notwithstanding the foregoing, for a
local government that fails to adopt a
housing element
Chapter 8: Programs
Item #8.2.

that the department has found to be in
substantial compliance with state law
within 120 days of the statutory deadline
in Section 65588 for adoption of the
housing element, rezoning pursuant to
this subdivision shall be completed no
later than one year from the statutory
deadline in Section 65588 for adoption
of the housing element.
(c) The analysis shall determine whether
the
inventory can provide for a variety of types
of housing, including multifamily rental
housing,
Chapter 4: Provisions for a Variety of
Housing Types
(c) factory-built housing, mobilehomes, Chapter 4: Provisions for a Variety of Housing Types
(c) housing for agricultural employees,
supportive housing,
Chapter 4: Provisions for a Variety of
Housing Types
(c) single-room occupancy units, Chapter 4: Provisions for a Variety of Housing Types
(c) emergency shelters, and Chapter 4: Provisions for a Variety of Housing Types
(c) transitional housing Chapter 4: Provisions for a Variety of Housing Types
(c) and whether the inventory
affirmatively furthers fair housing.

Chapter 5: Fair Housing Considerations
Chapter 3: Fair Housing and Housing
Sites
Item #8.2.

(c) The city or county shall determine the
number of housing units that can be
accommodated on each site as follows:

Chapter 5: Housing Sites
Chapter 5: Site Analysis
(c)(l) If local law or regulations require
the development of a site at a minimum
density, the department shall accept the
planning agency's calculation of the total
housing unit capacity on that site based
on the established minimum density. If
the city or county does not adopt a law or
regulation requiring the development of a
site at a minimum density, then it shall
demonstrate how the number of units
determined for that site pursuant to this
subdivision will be accommodated.

Chapter 5: Housing Sites
Chapter 5: Site Analysis
Item #8.2.

(c)(2) The number of units calculated
pursuant to paragraph (1) shall be
adjusted as necessary, based on the land
use controls and site improvements
requirement identified in paragraph (5) of
subdivision (a) of Section 65583,
Chapter 5: Housing Sites
Chapter 5: Site Analysis
(c)(2) the realistic development
capacity for the site,
Chapter 5: Housing Sites
Chapter 5: Site Analysis
(c)(2) typical densities of existing or
approved residential developments at a
similar affordability level in that
jurisdiction,
Chapter 5: Housing Sites
Chapter 5: Site Analysis
(c)(2) and on the current or planned
availability and accessibility of
sufficient water, sewer, and dry utilities.

Chapter 5: Housing Sites
Chapter 5: Site Analysis
(c)(2)(A) A site smaller than half an acre
shall not be deemed adequate to
accommodate lower income housing
need unless the locality can demonstrate
that sites of equivalent size were
successfully developed during the prior
planning period for an equivalent number
of lower income housing units as
projected for the site or unless the locality
provides other evidence to the
department that the site is adequate to
accommodate lower income housing.

Chapter 5: Housing Sites
Chapter 5: Site Analysis
Item #8.2.

(c)(2)(B) A site larger than 10 acres shall
not be deemed adequate to
accommodate lower income housing
need unless the locality can
demonstrate that sites of equivalent size
were successfully developed during the
prior planning period for an equivalent
number of lower income housing units
as projected for the site or unless the
locality provides other evidence to the
department that the site can be
developed as lower income housing.

Chapter 5: Housing Sites
Chapter 5: Site Analysis
(c)(2)(B) For purposes of this
subparagraph, "site" means that portion
of a parcel or parcels designated to
accommodate lower income housing
needs pursuant to this subdivision.

Chapter 5: Housing Sites
Chapter 5: Site Analysis
Item #8.2.

(c)(2)(C) A site may be presumed to be
realistic for development to
accommodate lower income housing
need if, at the time of the adoption of the
housing element, a development
affordable to lower income households
has been proposed and approved for
development on the site.

Chapter 5: Housing Sites
Chapter 5: Site Analysis
(c)(3) For the number of units calculated to
accommodate its share of the regional
housing need for lower income
households pursuant to paragraph (2), a
city or county shall do either of the
following:

Chapter 5: Housing Sites
Chapter 5: Site Analysis
(c)(3)(A) Provide an analysis
demonstrating how the adopted
densities accommodate this need. The
analysis shall include, but is not limited
to, factors such as market demand,
financial feasibility, or information based
on development project experience
within a zone or zones that provide
housing for lower income households.

Chapter 5: Housing Sites
Chapter 5: Site Analysis
Item #8.2.

(c)(3)(B) The following densities shall be
deemed appropriate to accommodate
housing for lower income households:
(i) For an incorporated city within a
nonmetropolitan county and for a
nonmetropolitan county that has a
micropolitan area: sites allowing at least
15 units per acre.
(ii) For an unincorporated area in a
nonmetropolitan county not included
in clause (i): sites allowing at least 10
units per acre.
(iii) For a suburban jurisdiction: sites
allowing at least 20 units per acre.
(iv) For a jurisdiction in a metropolitan
county: sites allowing at least 30 units
per acre .

Chapter 5: Housing Sites
Chapter 5: Site Analysis
(4)(A) For a metropolitan jurisdiction: Chapter 5: Housing Sites Chapter 5: Site Analysis
(4)(A)(i) At least 25 percent of the
jurisdiction's share of the regional housing
need for moderateChapter 5: Housing Sites
Item #8.2.

income housing shall be allocated to sites
with zoning that allows at least 4 units of
housing, but not more than 100 units per
acre of housing.

Chapter 5: Site Analysis
(4)(A)(ii) At least 25 percent of the
jurisdiction's share of the regional
housing need for above moderateincome housing shall be allocated to sites with zoning that allows at least 4
units of housing.

Chapter 5: Housing Sites
Chapter 5: Site Analysis
(B) The allocation of moderate-income
and above moderate-income housing to
sites pursuant to this paragraph shall not
be a basis for the jurisdiction to do either
of the following:
(i) Deny a project that does not comply
with the allocation.
(ii) Impose a price minimum, price
maximum, price control, or any other
exaction or condition of approval in lieu
thereof. This clause does not prohibit a
jurisdiction from imposing any price
minimum, price maximum, price
control, exaction, or condition in lieu
thereof, pursuant to any other law.
(iii) The provisions of this subparagraph
do not constitute a change in, but are
declaratory of, existing law with regard
to the allocation of sites pursuant to this
section.

Chapter 5: Housing Sites
Chapter 5: Site Analysis
(C) This paragraph does not apply to an
unincorporated area.

Not applicable.
(D) For purposes of this paragraph: Not applicable.

Item #8.2.

(i) "Housing development project" has
the same meaning as defined in
paragraph (2) of subdivision (h) of
Section 65589.5.

Definition; no response needed.
(ii) "Unit of housing" does not include an
accessory dwelling unit or junior
accessory dwelling unit that could be
approved pursuant to Section 65852.2
or Section 65852.22 or through a local
ordinance or other provision
implementing either of those sections.

This paragraph shall not
No response needed.

Item #8.2.

limit the ability of a local government to
count the actual production of accessory
dwelling units or junior accessory
dwelling units in an annual progress
report submitted pursuant to Section
65400 or other progress report as
determined by the department.
(E) Nothing in this subdivision shall
preclude the subdivision of a parcel,
provided that the subdivision is subject
to the Subdivision Map Act (Division 2
(commencing with Section 66410)) or
any other applicable law authorizing the
subdivision of land.

No response needed.
(d) For purposes of this section, a
metropolitan county, nonmetropolitan
county, and nonmetropolitan county with
a micropolitan area shall be as
determined by the United States Census
Bureau. A nonmetropolitan county with a
micropolitan area includes the following
counties: Del Norte, Humboldt, Lake,
Mendocino, Nevada, Tehama, and
Tuolumne and other counties as may be
determined by the United States Census
Bureau to be nonmetropolitan counties
with micropolitan areas in the future.

No response needed.

Item #8.2.

(e) (1) Except as provided in paragraph
(2), a jurisdiction shall be considered
suburban if the jurisdiction does not meet
the requirements of clauses (i) and (ii) of
subparagraph (B) of paragraph (3) of
subdivision (c) and is located in a
Metropolitan Statistical Area (MSA) of
less than 2,000,000 in population, unless
that jurisdiction's population is greater
than 100,000, in which case it shall be
considered metropo litan. A county, not
including the City and County of San
Francisco, shall be considered suburban
unless the county is in an MSA of
2,000,000 or greater in population in
which case the county shall be
considered metropolitan .

No response needed.
(2)(A)(i) Notwithstanding paragraph (1),
if a county that is in the San FranciscoOakland- Fremont California MSA has a population of less than 400,000, that
county shall be considered suburban. If
this county includes an incorporated
No response needed.

Item #8.2.

city that has a population of less than
100,000, this city shall also be
considered suburban. This paragraph
shall apply to a housing element revision
cycle, as described in subparagraph (A)
of paragraph (3) of subdivision (e) of
Section 65588, that is in effect from July
1, 2014, to December 31, 2028,
inclusive.
(2)(A)(ii) A county subject to this
subparagraph shall utilize the sum
existing in the county's housing trust
fund as of June 30, 2013, for the
development and preservation of
housing affordable to low- and very low
incomehousehold s.

No response needed.
(2)(8) A jurisdiction that is classified as
suburban pursuant to this paragraph
shall report to the Assembly Committee
on Housing and Community
Development, the Senate Committee on
Housing, and the Department of Housing
and Community Development regarding
its progress in developing low- and very
low income housing consistent with the
requirements of Section 65400. The
report shall be provided three times:
once, on or before December 31, 2019,
which report shall address the initial four
years of the housing element cycle, a
second time, on or before December 31,
2023, which report shall address the
subsequent four years of the housing
element cycle, and a third time, on or
before December 31, 2027, which report
shall address the subsequent four years
of the housing element cycle and the
cycle as a whole. The reports shall be
provided consistent with the
requirements of Section 9795.

No response needed.

Item #8.2.

(f) A jurisdiction shall be considered
metropolitan if the jurisdiction does not
meet the requirements for "suburban
area" above and is located in an MSA of
2,000,000 or greater in population,
unless that jurisdiction's population is
less than 25,000 in which case it shall be
considered suburban.
(g)(l) For sites described in paragraph (3)
of subdivision (b) [non-vacant sites], the
city or
Chapter 5: Housing Sites
Chapter 5: Site Analysis
Item #8.2.

county shall specify the additional
development potential for each site
within the planning period and shall
provide an explanation of the
methodology used to determine the
development potential.
(g)(l) The methodology shall consider
factors including the extent to which
existing uses may constitute an
impediment to additional residential
development,
Chapter 5: Housing Sites
Chapter 5: Site Analysis
(g)(l) the city's or county's past
experience with converting existing
uses to higher density residential
development,
Chapter 5: Housing Sites
Chapter 5: Site Analysis
(g)(l) the current market demand for the
existing use,
Chapter 5: Housing Sites
Chapter 5: Site Analysis
(g)(l) an analysis of any existing leases
or other contracts that would perpetuate
the existing use or prevent
redevelopment of the site for additional
residential development,
Chapter 5: Housing Sites
Chapter 5: Site Analysis
(g)(l) development trends, Chapter 5: Housing Sites
Chapter 5: Site Analysis
(g)(l) market conditions, Chapter 5: Housing Sites
Chapter 5: Site Analysis
Item #8.2.

(g)(l) and regulatory or other incentives
or standards to encourage additional
residential development on these sites.

Chapter 5: Housing Sites
Chapter 5: Site Analysis
(g)(2) In addition to the analysis required
in paragraph (1), when a city or county is
relying on nonvacant sites described in
paragraph (3) of subdivision (b) to
accommodate 50 percent or more of its
housing need for lower income
households, the methodology used to
determine additional development
potential shall demonstrate that the
existing use identified pursuant to
paragraph (3) of subdivision (b) does
Chapter 5: Housing Sites
Chapter 5: Site Analysis
Item #8.2.

not constitute an impediment to additional
residential development during the
period covered by the housing element.

An existing use shall be presumed to
impede additional residential
development, absent findings based on
substantial evidence that the use is likely
to be discontinued during the planning
period.
(g)(3) Notwithstanding any other law, and
in addition to the requirements in
paragraphs (1) and (2), sites that
currently have residential uses, or within
the past five years have had residential
uses that have been vacated or
demolished, that are or were subject to a
recorded covenant, ordinance, or law
that restricts rents to levels affordable to
persons and families of low or very low
income, subject to any other form of rent
or price control through a public entity's
valid exercise of its police power, or
occupied by low or very low income
households, shall be subject to a policy
requiring the replacement of all those
units affordable to the same or lower
income level as a condition of any
development on the site. Replacement
requirements shall be consistent with
those set forth in paragraph (3) of
subdivision (c) of Section 65915.

Chapter 5: Housing Sites
Chapter 5: Site Analysis
Chapter 8: Programs
Item #8.2.

(h) The program required by
subparagraph (A) of paragraph (1) of
subdivision (c) of Section 65583 shall
accommodate 100 percent of the need
for housing for very low and low-income
households allocated pursuant to
Section 65584 for which site capacity
has not been identified in the inventory
of sites pursuant to paragraph (3) of
subdivision (a) on sites that shall be
zoned to permit owner-occupied and
rental multifamily residential use by right
for developments in which at least 20
percent of the units are affordable to
lower income households during the
planning period.

Chapter 5: Housing Sites
Chapter 5: Site Analysis
Chapter 8: Programs
(h) These sites shall be zoned with
minimum density and development
standards that permit at least
Chapter 8: Programs
Item #8.2.

(h) 16 units per site at a density of at
least 16 units per acre in jurisdictions
described in clause (i) of subparagraph
(B) of paragraph (3) of subdivision (c),
Chapter 8: Programs
(h) shall be at least 20 units per acre in
jurisdictions described in clauses (iii)
and (iv) of subparagraph (B) of
paragraph (3) of subdivision (c)
Chapter 8: Programs
(h) and shall meet the standards set forth
in subparagraph (B) of paragraph (5) of
subdivision (b).

Chapter 8: Programs
(h) At least 50 percent of the very low
and low- income housing need shall be
accommodated on sites designated for
residential use and for which
nonresidential uses or mixed uses are
not permitted, except that a city or county
may accommodate all of the very low
and low-income housing need on sites
designated for mixed uses if those sites
allow 100 percent residential use and
require that residential use occupy 50
percent of the total floor area of a mixeduse project.

Chapter 5: Housing Sites
Chapter 5: Site Analysis
(i) For purposes of this section and
Section 65583, the phrase "use by right"
shall mean that the local government's
review of the owner- occupied or
multifamily residential use may not
require a conditional use permit, planned
unit development permit, or other
discretionary local government review or
approval that would constitute a "project"
for purposes of Division 13 (commencing
with Section 21000) of the Public
Resources Code. Any subdivision of the
sites shall be subject to all laws,
No response needed.

Item #8.2.

including, but not limited to, the local
government ordinance implementing the
Subdivision Map Act.
(i) A local ordinance may provide that
"use by right" does not exempt the use
from design review. However, that
design review shall not constitute a
"project" for purposes of Division 13
No response needed.

Item #8.2.

(commencing with Section 21000) of the
Public Resources Code.
(i) Use by right for all rental multifamily
residential housing shall be provided in
accordance with subdivision (f) of
Section 65589.5.

Chapter 4: Provisions for a Variety of
Housing Types
(j) Notwithstanding any other provision of
this section, within one-half mile of a
Sonoma-Marin Area Rail Transit station,
housing density requirements in place on
June 30, 2014, shall apply.

No response necessary.

Item #8.2.

CITY OF CALISTOGA

HOUSING ELEMENT
2023 - 2031 planning period
6th cycle
Recommended Final
The purpose of the Housing Element is to work
towards accommodating the city’s housing needs
while maintaining Calistoga’s rural small-town
character and appearance, its sense of community,
and its natural and historic setting.

ATTACHMENT 3
Item #8.2.

This page intentionally left blank.

Item #8.2.

CITY OF CALISTOGA 2023 – 2031 HOUSING ELEMENT – RECOMMENDED FINAL

TABLE OF CONTENTS
Chapter 1: Introduction ................................................................................................. 1-1 Chapter 2: Review of the 5th Cycle Housing Element................................................. 2-1 Chapter 3: Affirmatively Furthering Fair Housing....................................................... 3-1 Chapter 4: Demographic and Housing Stock Overview and Housing Needs .......... 4-1 Chapter 5: Housing Sites and Resources .................................................................... 5-1 Chapter 6: Constraints to the Development of Housing ............................................. 6-1 Chapter 7: Energy Conservation................................................................................... 7-1 Chapter 8: Housing Policies and Programs................................................................. 8-1 Appendices:
3-1: Comments Received During Public Review Draft Period 5-1: Site Inventory
Item #8.2.

CITY OF CALISTOGA 2023 – 2031 HOUSING ELEMENT – RECOMMENDED FINAL page 1-1

HOUSING ELEMENT
The purpose of the Housing Element is to accommodate the city’s housing needs while maintaining Calistoga’s rural small-town character and appearance, its sense of community, and its natural and historic setting.

CHAPTER 1: INTRODUCTION
The State Legislature has established the attainment of a decent home and satisfying living environment for every California resident as a goal of the highest priority. However, this goal is not just a matter of statewide concern. Each city and county has an obligation to contribute its part by including a Housing Element as one of the eight mandatory elements of the General Plan. It is a primary goal of the City to provide safe and affordable housing1 for all Calistoga residents and to ensure that adequate housing is planned as the population expands in the future consistent with available resources.

The purpose of Calistoga’s Housing Element is to provide a long-term, comprehensive plan to address the housing needs for all economic segments of the community. The Housing Element addresses existing and projected housing demand and establishes goals, quantifiable objectives, policies, and actions to assist the city in implementing the plan, while also striving to protect its rural small-town character and appearance, sense of community, and natural and historic setting.

This 2023 Housing Element Update also creates a plan for meeting the city’s share of region-wide housing need for the planning period from January 31, 2023 to January 31, 2031 as required by state law. It is organized into the following sections:

Introduction. The Introduction summarizes State requirements relating to the Housing Element.

Review of the 5th Cycle Housing Element. This section evaluates the progress made on the 2015- 2023 Regional Housing Needs Allocation (RHNA) and actions from the last housing element.

Affirmatively Furthering Fair Housing. This section includes an assessment of fair housing issues and describes the community engagement process used to ensure public involvement in the development of the 2023-2031 Housing Element.

Demographic and Housing Stock Overview and Housing Needs. This section includes demographic and housing data that characterize the community’s housing profile as well as its existing and projected housing needs. This section also includes an inventory of at-risk affordable housing units in the City.

Housing Sites and Resources. This section provides an updated inventory of approved housing projects and sites for the development of housing and identifies housing opportunities and resources.

Constraints to the Development of Housing. This section provides an overview and analysis of potential constraints to the development of housing.
1 For the purposes of this Housing Element, “affordable housing” means housing affordable to extremely low-, very low-, low-, or moderate-income households, as defined in Health and Safety Code §50052.5.

Item #8.2.

CITY OF CALISTOGA 2023 – 2031 HOUSING ELEMENT – RECOMMENDED FINAL page 1-2
Energy Conservation. This section of the Housing Element describes opportunities for energy conservation in residential development.

Housing Policies and Actions. This section includes the housing goals, policies, and implementing actions that will guide housing development and services to meet the City’s regional housing allocation.

Housing Policies and Actions
The policy portion of the Element contains goals, objectives, policies, and actions, including “quantified objectives” (Table 28-23) that translate the actions into expected numbers of housing units to be produced.

The City’s progress in implementing the actions contained in the 2015-2023 Housing Element along with recommendations to maintain, modify or delete its objectives, policies, and actions considering its success and changed circumstances is contained in Chapter 2.

The most current housing data and population information was provided by the Metropolitan Transportation Commission/Association of Bay Area Governments (MTC/ABAG) which includes 2019 census data. Other information sources include a housing stock conditions survey that was conducted during 2021 by City staff and interviews with regional housing providers and City staff.

Legal Requirements
The California Government Code requires every city and county in California to include a Housing Element in its General Plan. Unlike the rest of the general plan, which typically encompasses a 20-year time period, Housing Elements are prepared approximately every eight years, following timetables set forth by state law. According to state law, Calistoga and all other San Francisco Bay Area jurisdictions are mandated to complete and adopt a Housing Element covering the period from January 31, 2023 to January 31, 2031.

The Housing Element must be integrated and consistent with all other elements of the General Plan. All possible steps in the preparation and review of the 2023 Housing Element Update have been taken to ensure that there are no conflicts in data, goals, objectives, policies, and actions.

State requirements for the information to be included in a housing element are identified throughout this document in each appropriate section.

Consistency with the General Plan
The Housing Element is one of the 11 elements that compose the City’s General Plan, and it will be updated every eight years in compliance with State Law. This Housing Element update does not coincide with any other General Plan element updates.

Item #8.2.

CITY OF CALISTOGA 2023 – 2031 HOUSING ELEMENT – RECOMMENDED FINAL page 2-1
CHAPTER 2: REVIEW OF THE 5TH CYCLE HOUSING ELEMENT
Evaluation of Previous Housing Element
California Government Code Section 65588 requires that a Housing Element evaluate the appropriateness, effectiveness, and progress relative to achieving its stated goals and objectives. This complete and thorough review process provides material that informs best practices for achieving successful implementation over the next planning period. Additionally, by comparing the City’s Regional Housing Needs Allocation (RHNA) performance between 2015 and 2023 against the current RHNA target, the City can identify the strengths and weaknesses of current strategies. Accomplishments under the 5th Cycle Housing Element are evaluated in this chapter to determine the effectiveness of the previous housing element, the City’s progress in implementing the 5th Cycle Housing Element, and the appropriateness of the housing goals, objectives, and policies.

The City of Calistoga’s 5th Cycle Housing Element was adopted on January 6, 2015 after a public outreach and engagement process that included a general community meeting and public hearings with the Planning Commission and City Council. Through this process, the resulting 5th Cycle Housing Element focused on achieving an adequate supply of safe, decent housing for all residents of Calistoga through maintaining and preserving the existing housing stock, preserving the character of Calistoga’s residential neighborhoods, meeting the City’s regional housing needs allocations, and providing additional affordable housing. Specifically, the 5th Cycle Housing Element identified the following goals:

Goal H-1 Maximize opportunities for the development of housing to accommodate anticipated growth and facilitate mobility within the ownership and rental housing markets.

Goal H-2 Promote housing that meets the needs of extremely low-, low- and moderate-income households, particularly those who work in Calistoga.

Goal H-3 Maintain the City’s housing stock and protect the affordability of affordable units.

Goal H-4 Address the housing needs of special-needs population groups, including seniors, farmworkers, the disabled, large families, and female-headed households.

Goal H-5 Maintain and enhance the physical condition and aesthetic qualities of existing residential neighborhoods.

Goal H-6 Remove governmental constraints to the maintenance, improvement and development of housing, where feasible.

Goal H-7 Prevent housing discrimination on the basis of race, color, sex, religion, age, ancestry, marital status, children or disability
Goal H-8 Reduce energy use and greenhouse gas production in existing and new residential development.

Item #8.2.

CITY OF CALISTOGA 2023 – 2031 HOUSING ELEMENT – RECOMMENDED FINAL page 2-2

RHNA Progress
TABLE 2-1 2015-2023 REGIONAL HOUSING NEEDS ALLOCATION ACCOMPLISHMENTS Income Level RHNA Allocation Total Through 2021 Percent Complete Extremely Low 3 3 100%
Very Low 6 20 333%
Low 2 12 600%
Moderate 4 8 200%
Above Moderate 15 40 266%
Total 27 83 307%
As indicated in Table 2-1, the City met all of its RHNA housing targets. This success is attributed to a combination of the City’s strong financing programs, successful core operational practices, meaningful zoning code changes, and a relatively low RHNA. A summary of these programs is provided below and includes a reference to specific action items that were included in the 5th Cycle Housing Element. Additional information and analysis on each policy and program is provided in Table 2-3. Specific projects that highlight Calistoga’s efforts in achieving their housing goals are also included below. The section concludes with a discussion on action items that were not addressed during the planning period.

The 5th Cycle Housing Element also included policies and actions to achieve each of the identified goals. Table 2-3 analyzes each implementation action provided in the 5th Cycle Housing Element, describing the results of the action and recommending whether each policy or implementation action should remain, be modified, or be removed in this update to the Housing Element.

Quantified Objectives Progress
The City has fully met its Quantified Objectives for the current planning period in the moderate-income category and has partially met its objectives for the other income categories as shown in Table 2-2. Existing units shown are a combination of renter and owner-occupied household income level by tenure provided by the United States Department of Housing and Urban Development (HUD).

TABLE 2-2 PROGRESS ON HOUSING PRODUCTION, 5TH CYCLE: 2015-2022 Target Income
Group
No. of Units in
5th Cycle RHNA
Units Built in
5th Cycle
Existing Units
Citywide (2017)
Extremely Low
(≤30% of AMI1)
6 3 325
Very Low (31 -
50% of AMI) 28 20 445
Item #8.2.

CITY OF CALISTOGA 2023 – 2031 HOUSING ELEMENT – RECOMMENDED FINAL page 2-3
Low (51 - 80% of
AMI) 13 12 315
Moderate (81 -
120% of AMI)
4 8 200
Above Moderate
(≥120% of AMI)
29 40 895
Total 80 83 2,180
Of the 325 existing households with an extremely low income, 105 are owner-occupied (8 percent of all owneroccupied units) and 220 are renter occupied (24 percent of all renter-occupied units). This disproportionate number of existing renter-occupied extremely low-income households could be due to increased demand in home ownership in Calistoga.

Progress on Quantified Objectives for housing rehabilitation, special needs and conservation are summarized in Table 2-3. The rehabilitated housing objectives are the number of units that were rehabilitated during the planning period. The special housing needs objectives are the number of units that were provided for special needs groups (Calistoga Family Apartments). The conserved affordable housing objectives are the number of units whose affordability was preserved during the planning period through deed restrictions.

TABLE 2-3 PROGRESS ON QUANTIFIED OBJECTIVES, 5TH CYCLE: 2015-2022 Income Category Extremely
Low
Very Low Low Moderate Above
Moderate
Total
Rehabilitation 0 10 10 0 0 20
Special Needs 22 10 42 0 0 74
Conserved 0 73 100 0 0 173
Financing Programs
The City has a robust financing program that provides a range of housing development opportunities and residential services, especially for households who rely on affordable housing. The City’s Affordable Housing Fund serves as the primary source of funding for affordable housing programs, which is at times supplemented by General Fund allocations, CDBG and HOME grants, and private funding. The Affordable Housing Fund is primarily financed by the assessment of the City’s Affordable Housing Development Impact Fee and the Commercial Linkage Fee, which is applied to new commercial development projects or projects that convert or demolish existing affordable housing units (A2.3-1 and A3.1-1). However, the City’s other development impact fees can also provide funding for housing related programs and capital improvement projects, indirectly.

This includes city-wide ADA improvements and the maintenance and revitalization efforts to retain the City’s existing housing stock in its older residential neighborhoods (A4.4-1, A4.4-2, A4.4-3, and A5.2-1).

Between 2015 to 2023 the City used approximately $1.5 million of the local funding to purchase three properties for future use as affordable housing development sites (A2.1-4, A4.2-1, and A4.2-2). In 2020, the City also approved a $2 million loan and fee deferral package for the 78-unit Lincoln Avenue Apartments project that would subsidize a portion of the affordable housing project’s water and wastewater fees (A1.3-5).

During the planning period, the City also provided funding for a variety of housing service partners. This includes Community Action Napa Valley for operation of homeless shelters, the Hope Center, Calistoga Family Item #8.2.

CITY OF CALISTOGA 2023 – 2031 HOUSING ELEMENT – RECOMMENDED FINAL page 2-4
Center and UpValley Family Center to help maintain housing referral services, City of Napa Housing Authority, Napa Valley Fair Housing, Rebuilding Calistoga (A2.1-5, A4.1-4, A4.2-3, A5.1-2 and A7.1-2). Beyond homeless and emergency housing support services, the City has also directed funding to programs that encourage its homeowners to maintain their properties in a safe condition (A5.1-3 and A5.1-2).

Core Operations
As part of its standard operating procedures the City provides information on available housing programs on a daily basis. General housing information is available both at City Hall and on the City’s Housing Resources website (A4.1-6, A4.3-2, and A5.1-1). However, the City also provides specialized information relative to emergency housing services, weatherization, energy-efficiency programs, such as HERO and CalFirst, and the City’s Mill Act program (A4.1-5, A5.2-3, A6.1-1, and A8.1-1). Information regarding fair housing practices, is provided in both English and Spanish at City Hall, the UpValley Family Center, and on the City’s Housing Resource webpage (A7.1-1).

During review of development proposals or enforcement cases the city also regularly applies local and state standards, such as the City’s Universal Design Policy, the City’s Residential Design Standards, ADA, state standards for water-efficient landscape design, the State Green Building Code, and the State Historic Building Code (A4.4-1, A4.4-2, A5.2-2, A5.3-1, and A8.1-2). The City also maintains an annual inspection program for mobile home parks and multi-family housing developments (A5.1-5). Every year, the City provides public information on existing affordable housing and new development projects. The City also annually reports and monitors all affordable housing projects to verify rents and household incomes (A3.2-1).

Zoning Code Changes
Between 2015 and 2021, the City adopted zoning code changes that contributed to housing production by providing exceptions for residential floor area from maximum floor area ratio (FAR) limits and supporting the development of second residential units (Accessory Dwelling Units or ADUs) (see A1.1-2 and A1.2-2).

Additionally, the City passed zoning code changes that expanded the area permitting the development of supportive and transitional housing projects, as well as incentivizing the inclusion of affordable housing targeted for very low, low-, and moderate-income households in market rate developments through a density bonus program (A2.1-1, A2.3-2, A4.1-8, A6.1-2, and A6.1-7).

Project Highlights
The success of Calistoga’s 5th Cycle Housing Element through funding availability, strong core operational practices, and zoning code changes have facilitated the following new affordable housing development projects:
• Calistoga Center: Approval of 104 units of farmworker housing, supplemented by annual supportive funding for this site and two others to the Napa County Housing Authority. (A4.1-3) • Calistoga Senior Apartments: Approval of a 58 percent density bonus for a 30-unit senior apartment project that serves very low- and low-income seniors in which three units were designated as fully accessible and the remaining units were designed as adaptable to the disabled. (A1.2-1, A4.1-9, and A6.1-2)
• Lincoln Avenue Apartments: In 2020 the City approved a $2 million loan and fee deferral package for the 78-unit Lincoln Avenue Apartments project that would subsidize a portion of the affordable Item #8.2.

CITY OF CALISTOGA 2023 – 2031 HOUSING ELEMENT – RECOMMENDED FINAL page 2-5
housing project’s water and wastewater fees. Additionally, the project received a 25 percent density bonus in 2018. (A1.2-1, A1.3-5, and A6.1-2)
Action Items Not Completed
Although Calistoga achieved its RHNA objectives in all income categories the 5th Cycle Housing Element includes a number of action items that were not completed during the planning period for various reasons.

These items are as follows:
• Alternative housing arrangements for re-zonings to Planned Unit Development (PUD) districts. No property owners chose to pursue this program as a development project. (A1.2-4) • Adopt a mobile home park conversion ordinance. (A3.1-2) • In 2018 the City hired a full-time Code Enforcement Officer who has issued citations for unsafe living conditions. However, currently this position is not filled. (A5.1-4) • Encourage larger residential subdivisions (10 or more units) to provide a range of lot sizes and designs.

The City did not receive any larger subdivisions during the planning period. (A5.3-2) • Allow joint utilization of parking spaces in certain conditions. The City did not receive a request for an alternative parking space configuration. (A6.1-3)
Housing and Services for Special Needs Populations
Calistoga provides services and facilitates housing for special needs populations such as farmworkers, seniors, people with disabilities, unhoused individuals and families, and families with female heads of household. To finance these programs, the City maintains its Affordable Housing Fund as a source of funding for housing for special-needs population groups (A4.2-1). While many programs provide services to a breadth of special needs populations, the following are specific actions that contributed to targeted efforts:
• Farmworkers: In 2015, the City used CDBG funds to support programs for fair housing resources, residential rehabilitation, and farmworker housing. This effort resulted in the approval and construction of a 104-unit farmworker housing project. The City continues to provide annual funding to the Napa County Housing Authority to support the three farmworker housing centers, including the Calistoga Center (A2.1-5, A4.1-3, and A4.2-3)
• Seniors: During the planning period, the City approved a density bonus for the Calistoga Senior Apartments project. Three of the units in the project were designated as fully accessible units the remaining units are constructed to accommodate fully accessible renovations as needed (A1.2-1, A4.1- 9, and A6.1-2)
• People with Disabilities: The City uses CDBG and HOME residential rehabilitation grant funds to retrofit existing housing that provides disabled accessibility (A4.4-3). As part of its Capital Improvement Program, the City has also continued ADA ramp replacement projects city-wide which serves to increase its accessibility (A5.2-1). The City advises members of the public on reasonable accommodation provisions as appropriate (A.4.4-4)
• Unhoused Individuals and Families: The City provides annual funding to Napa Valley Community Action and the Calistoga Family Center to provide homeless services and the operation of homeless shelters (A4.1-4)
Item #8.2.

CITY OF CALISTOGA 2023 – 2031 HOUSING ELEMENT – RECOMMENDED FINAL page 2-6
• Families with Female Heads of Household: In 2015, the City adopted an ordinance to allow supportive and transitional housing as a permitted use in the Rural Residential and Rural Residential-Hillside Zoning Districts. While the provision of supportive and transitional housing supports many types of individuals, it is especially an important type of housing for female heads of households that may require emergency housing services (A4.1-8 and A6.1-7). Funding to the Calistoga Family Center and the UpValley Family Center also provide housing referral services (A4.1-4) Appropriateness of Housing Element
The overarching goals and policies of the 5th Cycle Housing Element continue to be appropriate and will be generally kept in the Housing Plan, with modifications to streamline or clarify objectives where appropriate. As indicated in Table 2-3, many housing programs continue to be appropriate and the intent of these programs will be kept in the Housing Element and revised to address identified specific housing needs, constraints, or other concerns identified as part of this update.

The policies and programs of the 5th Cycle Housing Element that were developed to modify the City’s former Zoning Code have been implemented and will be removed from the Housing Element as they are no longer necessary.

This update to the Housing Element will revise existing programs and include new programs, where appropriate, to ensure that the City’s priorities are addressed, that requirements of the State law are addressed, and that constraints to housing are removed, to the extent feasible. See Chapter 8 for the goals, policies, and actions of the 2023-2031 Housing Element.

Item #8.2.

CITY OF CALISTOGA 2023 – 2031 HOUSING ELEMENT – RECOMMENDED FINAL page 2-7
TABLE 2-3 CITY OF CALISTOGA 5TH CYCLE HOUSING ELEMENT EVALUATION Housing Element
Objective, Policy or
Action Name/Number
Program Description and Objective Actionable Timeframe / Notes Recommendation
to Retain, Modify
or Remove the
program
Goal H-1: Maximize opportunities for the development of housing to accommodate anticipated growth and facilitate mobility within the ownership and rental housing markets.

Objective H-1.1
Ensure that an adequate amount of land is available
for residential development for all economic segments
of the community and to meet the City’s regional
share of housing.

Retain
Policy 1.1-1
Maintain a supply of residentially-designated land at
appropriate densities that is adequate to
accommodate Calistoga’s share of the regional
housing need and accommodate projected housing
needs.

Retain
Policy 1.1-2 Encourage the development of housing in combination with commercial uses.

Retain
Policy 1.1-3 Encourage the development of housing where public services are available.

Retain
Action A1.1-1
Amend Zoning Code to provide that the City shall not
change the general plan or zoning designations with
respect to land where housing is an allowed use to a
less intensive use, in order to maintain supply of
residentially designated land at higher densities,
Within two years of Housing Element
certification. Modify
Item #8.2.

CITY OF CALISTOGA 2023 – 2031 HOUSING ELEMENT – RECOMMENDED FINAL page 2-8
unless there are corresponding changes to create no
net loss in residential capacity.

Action 1.1-2
Amend the commercial zoning districts of the Zoning
Code to exclude residential floor area from the
calculation of the maximum floor area allowed for a
mixed-use project, as provided by the General Plan’s
commercial land use designations.

Amendments were completed in
2015.

Remove
Action1.1-3
When awarding Growth Management System
allocations, give preference to the construction of
residential units on vacant, underdeveloped or
redeveloped land with necessary public infrastructure
already in place.

Housing Units Caps (non-voter
initiated) no longer allowed by SB
330.

Remove
Action1.1-4
When awarding Growth Management System
allocations, give preference to residential units that
are proposed as part of a mixed-use development
project.

No preferential treatment was
required because sufficient
allocations were available for all
residential developments.

Housing Units Caps (non-voter
initiated) no longer allowed by
SB330.

Remove
Action1.1-5
Ensure that any amendments to the Housing Element
or other General Plan elements maintain internal
consistency with the General Plan as a whole.

Timeframe: Ongoing.

All amendments were reviewed in
2015 to ensure consistency with the
General Plan as a whole. There have
been no amendments since that
time.

Retain
Objective H-1.2 Make effective use of residential development sites. Retain Item #8.2.

CITY OF CALISTOGA 2023 – 2031 HOUSING ELEMENT – RECOMMENDED FINAL page 2-9
Policy P1.2-1 Make the best use of available housing site when they are developed.

Retain
Policy P1.2-2 Promote the development of second dwelling units on lots with single-family residences.

Modify
Change to
“accessory
dwelling unit”
instead of “second
dwelling unit”
Policy P1.2-3
Accommodate alternative kinds of housing (e.g., share
housing, clustered housing, co-housing, cottage-style
housing, and non-profit housing co-operatives) in
areas designated for medium- and high-density
residential development and commercial uses.

Different housing typologies has
been identified as desirable by the
community.

Retain
Action A1.2-1
Encourage new residential development to be built
with no less than 50 percent of the maximum number
of dwelling units prescribed by the General Plan for
specific properties, subject to conformance with the
City’s residential design guidelines and the General
Plan’s residential design policies.

Timeframe: Ongoing
Completed as required. During the
planning period, the City has
approved a 58 percent density bonus
for the Calistoga Senior apartments
project (2016), a 28 percent density
bonus for the Calistoga Vista project
(2017) and a 35 percent density
bonus for the Lincoln Avenue
Apartments project (2018). No other
major residential projects were
reviewed during this time.

Retain
Item #8.2.

CITY OF CALISTOGA 2023 – 2031 HOUSING ELEMENT – RECOMMENDED FINAL page 2-10
Action A1.2-2
Consider amendments to the Zoning Code’s
regulations for second residential units, such as
deleting the requirement that the owner of a property
with both a primary and second dwelling unit occupy
one of them, and the reduction of development
impact fees.

Timeframe: Within one year of
Housing Element certification.

Completed in 2015 with further
modifications adopted in 2017, 2018,
and 2020.

Remove
Action A1.2-3
Exempt second dwelling units from the Growth
Management System allocation requirement.

Timeframe: Ongoing; provided by
CMC Section 19.02.050(A)
ADUs are exempt from this per State
legislation. The Growth Management
System is also no longer allowed by
SB 330.

Remove
A1.2-4
Allow alternative housing arrangements through the
approval of property rezoning to a Planned
Development District.

Timeframe: Ongoing
Modify to allow
alternative
housing
arrangements
through by-right
housing instead of
limiting to
Planned
Development
District
Objective H-1.3
Provide public services and facilities needed for the
development of housing. Retain
Item #8.2.

CITY OF CALISTOGA 2023 – 2031 HOUSING ELEMENT – RECOMMENDED FINAL page 2-11
Policy P1.3-1
Ensure that new development does not outpace
Calistoga’s ability to provide services to meet the
existing and future needs of its residents.

Modify to focus
on services, not
limiting housing
development
Actions A1.3-1
Update the Capital Improvement Program to ensure
that sewer, water, and street improvements facilitate
residential development.

Timeframe: Annually
Included updated Capital
Improvement Program in annual
budget, including sewer, water, and
street improvements.

Retain
Actions A1.3-2
Provide periodic reports to the City Council on the
available water supply and wastewater treatment
capacity and awarded and available Growth
Management System allocations.

Timeframe: Ongoing
Housing Units Caps (non-voter
initiated) no longer allowed by SB
330.

Modify to focus
on available
services
Action A1.3-3
Assess impact fees on development projects to
support adequate sewer, water and transportation
services, and parks and cultural facilities.

Timeframe: Ongoing
Development impact fees are
routinely assessed on projects, as
applicable.

Retain
Action A1.3-4
Periodically review and update development-related
impact fees to ensure that fees are commensurate
with the cost to the city for providing required
infrastructure.

Timeframe: Ongoing
Development impact fees were
comprehensively updated in 2014.

In 2017 the City adopted reduced
water and wastewater development
impact fees for multi-housing
projects by 30-60 percent per unit,
and for accessory dwelling units by
$10,000 per unit.

Modify to include
considerations for
fee reductions for
100% affordable
housing projects
Item #8.2.

CITY OF CALISTOGA 2023 – 2031 HOUSING ELEMENT – RECOMMENDED FINAL page 2-12
Action 1.3-5
Consider using the Affordable Housing Fund to
subsidize all or part of the water and wastewater
connection fees for affordable housing projects.

Timeframe: Ongoing
In 2020, the City approved a $2
million loan and fee deferral package
for the 78-unit Lincoln Avenue
Apartments project. No other project
opportunities were available prior to
that time. This action has been a key
component in meeting the City’s
affordable housing goals.

Retain
Goal H-2: Promote housing that meets the needs of extremely low-, low- and moderate-income households, particularly those who work in Calistoga.

Objective H-2.1 Encourage the development of affordable housing. Retain Policy P2.1-1
Provide incentives for the development of affordable
housing.

Retain
Action A2.1-1
Adopt an ordinance providing for the approval of
density bonuses and other incentives for projects that
reserve units for extremely low-, low- and moderateincome households, consistent with State law.

Timeframe: Within one year of
Housing Element certification.

Completed in 2015.

Modify to
reference state
law compliance
Action A2.1-2
When awarding Growth Management System
allocations, give preference to the construction of
dedicated housing that is affordable to extremely low-, low- and moderate-income households.

Housing Units Caps (non-voter
initiated) no longer allowed by SB330
Remove
Action A2.1-3
Maintain the City’s Affordable Housing Fund as a
source of funding for affordable housing to extremely
low-, low- and moderate-income households.

Timeframe: Ongoing
In 2015 $650,000 from the
Affordable Housing Fund was used to
purchase the 611 Washington site for
Retain
Item #8.2.

CITY OF CALISTOGA 2023 – 2031 HOUSING ELEMENT – RECOMMENDED FINAL page 2-13
construction of low-income
apartments. In 2017, the City
purchased a potential affordable
housing site using $472,000 from the
Affordable Housing fund. In 2018, the
City purchased a potential affordable
housing site using $500,000 from the
Affordable Housing fund. The City
regularly assesses the affordable
housing development impact fee on
applicable new commercial
development projects.

Action A2.1-4
Allocate, as economic resources permit, a portion of
any tax revenue resulting from new development,
including transient occupancy tax (TOT), to support
housing opportunities for extremely low-, low- and
moderate-income households, including for use in
land banking, development of affordable housing, or
other uses that will lead to more affordable housing.

Timeframe: Ongoing. Within two
years of Housing Element
certification, pursue the purchase of
property for the construction of
affordable and/or special-needs
housing.

In 2015 a loan from the General Fund
to the Affordable Housing Fund was
used for the purchase of 611
Washington for the construction of
low-income apartments. No other
opportunities have become available
during the planning period.

Retain
Action A2.1-5 Use loan repayments from the 1980s CDBG residential rehabilitation program to fund programs and projects
Timeframe: Ongoing. Funds from this
account are used annually to support
Retain
Item #8.2.

CITY OF CALISTOGA 2023 – 2031 HOUSING ELEMENT – RECOMMENDED FINAL page 2-14
that benefit extremely low-, low- and moderateincome households. contract services with the City of Napa Housing Authority (grant
applications and program
administration), Napa Valley
Community Action (homeless
services), Napa Valley Fair Housing
and Rebuilding Calistoga.

In 2015, funds were used to support
programs for fair housing resources,
residential rehabilitation and
farmworker housing.

Objective H-2.2
Pursue state and federal funding assistance
appropriate to Calistoga’s needs for affordable
housing. Retain
Policy P2.2-1
Use state and federal funding assistance, to the extent these subsidies are available and appropriate to
Calistoga, to assist people in need of affordable
housing and developers interested in constructing
affordable housing.

Retain
Action A2.2-1
Use local funding to leverage funding available from
federal, state, county and private funding sources for
affordable housing and housing for special needs
groups.

Timeframe: Ongoing. Meet with the
Housing Authority of the City of Napa
at least annually to review upcoming
funding application notices, identify
feasible programs and determine
how the Affordable Housing Fund
and Community Development Fund
can be leveraged to maximize the
likelihood of success in obtaining
Retain
Item #8.2.

CITY OF CALISTOGA 2023 – 2031 HOUSING ELEMENT – RECOMMENDED FINAL page 2-15
funding awards. Assist the HACN in
applying for suitable funding.

The 2015 purchase of 611
Washington for affordable housing
will help leverage funding for its
construction. In 2020 the City
provided a $2 million loan and fee
deferral package for the 78 unit
Lincoln Avenue apartments project.

No other project opportunities were
available during the planning period.

Action 2.2-2
Assist developers in seeking funding for affordable
housing from at least three sources: (1) local banks
seeking to meet their obligations under the Community Reinvestment Act, (2) investors seeking LowIncome Housing Tax Credits, and (3) federal and state funds, including those available under the HOME program.

Timeframe: Ongoing.

In 2015 the City assisted the
developer of the affordable housing
project at 611 Washington Street
with their application for AHSC
funding. In 2020, the City assisted the
developer of the 78 unit Lincoln
Avenue Apartments project with a $2
million loan and fee deferral package.

No other project opportunities were
available during the planning period.

Retain
Objective H-2.3
Address the impacts of nonresidential development
and market-rate residential development on the
demand for, and the development of, affordable
housing.

Retain
Policy P2.3-1 Offset the impact of new nonresidential development and market-rate residential development on the need
Retain
Item #8.2.

CITY OF CALISTOGA 2023 – 2031 HOUSING ELEMENT – RECOMMENDED FINAL page 2-16
for, and the provision of, housing affordable to
extremely low-, low- and moderate-income
households.

Action 2.3-1
Revise the Zoning Code’s inclusionary housing
requirements to reflect recent court decisions
regarding their applicability to rental housing and the feasibility of providing affordable housing within
market-rate residential projects.

Timeframe: Within one year of
Housing Element certification
The City adopted an ordinance in
2015.

Remove
Action 2.3-2
Assess affordable housing linkage fees on
nonresidential development that are deposited in the
Affordable Housing Fund to be used, in part, to
increase the supply of affordable housing. Periodically review and revise the fees as necessary.

Timeframe: Ongoing; provided by
CMC Section 17.08.020(B)
The City updated linkage fees during
the comprehensive development
impact fee update in 2014. Since that
time linkage fees have been assessed
on non-residential development
projects.

Retain
Goal H-3: Maintain the City’s housing stock and protect the affordability of affordable units.

Objective H-3.1 Minimize the loss of existing housing. Retain Policy P3.1-1
Discourage the loss of housing by new development,
expansion of development and conversion to nonresidential uses.Retain Policy P3.1-2 Regulate the conversion of mobile home parks to other uses.

Retain
Policy P3.1-3 Prohibit vacation rentals to maximize housing available to long-term occupants.

Retain
Item #8.2.

CITY OF CALISTOGA 2023 – 2031 HOUSING ELEMENT – RECOMMENDED FINAL page 2-17
Action A3.1-1
Where the loss of affordable housing occurs through
demolition or conversion, these units shall be replaced on-site or elsewhere. The City Council may allow the
payment of an in-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.

Timeframe: Ongoing
The City required payment of in-lieu
fees for a dwelling that was
converted to another non-residential
use (the Craftsman Inn expansion
project in 2016) and the conversion
of a dwelling unit to an office at 509-
B Washington (2017). Additionally, a
demolished unit at 1001 Cedar was
replaced with another housing unit
(2017). No other affordable housing
was demolished or converted to
another use during the planning
period.

Retain
Action A3.1-2
Consider adopting a mobile home park conversion
ordinance to require the assessment of impacts, public
hearings and relocation assistance before a mobile
home park can be converted to another use.

Not completed.

The state already regulates the
conversion of mobile home parks
into other uses.

Remove
Action A3.1-3
Continue to actively enforce the Zoning Code’s
prohibition of vacation rentals (i.e., the renting of
homes for fewer than 30 days).

Timeframe: Ongoing.

Staff monitored vacation rental
websites and advised property
owners of prohibition where
possible.

Retain
Objective H-3.2
Minimize the conversion of affordable units to marketrate units.

Retain
Item #8.2.

CITY OF CALISTOGA 2023 – 2031 HOUSING ELEMENT – RECOMMENDED FINAL page 2-18
Policy P3.2-1
Monitor affordable housing projects to ensure their
continued occupancy by appropriate individuals and
households.

Retain
Policy P3.2-2 Control rent increases on mobile home park spaces. Retain Action A3.2-1
Monitor deed-restricted affordable housing projects to
ensure compliance with affordability requirements
and restrictions.

Timeframe: Ongoing. Monitoring
reports verifying rents and household
incomes completed by Housing
Authority of the City of Napa
annually.

Projects were monitored by the
Housing Authority of the City of
Napa.

Retain
Action 3.2-2
Continue to administer the Mobile Home Rental
Stabilization Ordinance and defend it against legal
challenges. Monitor the effectiveness of the Ordinance
and revise if necessary to maximize its effectiveness.

Timeframe: Ongoing.

No rent increases were requested
beyond those allowed by the
Ordinance. Retain
Goal H-4: Address the housing needs of special-needs population groups, including seniors, farmworkers, the disabled, large families, and female-headed households.

Objective H-4.1 Promote housing for special-needs population groups. Retain Policy P4.1-1 Provide incentives to projects providing housing for special-needs population groups.

Retain
Item #8.2.

CITY OF CALISTOGA 2023 – 2031 HOUSING ELEMENT – RECOMMENDED FINAL page 2-19
Policy P4.1-2
Provide information on local services that assist
special-needs population groups.

Modify to include
housing resources
Policy P4.1-3
Collaborate with Napa County and non-profit organizations to promote housing for special-needs population groups.

Retain
Policy P4.1-4 Improve disabled accessibility to existing residences and promote universal design in new residences.

Retain
Policy P4.1-5 Encourage larger residential development projects to provide a range of unit sizes.

Retain
Policy P4.1-6 Provide information on housing resources to specialneeds population groups.

Remove
Combined with
Policy P4.1-2
Action A4.1-1
When awarding Growth Management System
allocations, give preference to the construction of
housing that will assist one or more special-needs
groups.

Housing Units Caps (non-voter
initiated) no longer allowed by SB
330.

Remove
Action A4.1-2
Approve residential density bonuses and incentives
consistent with the provisions of State law for senior
housing projects.

Timeframe: Ongoing
The City approved the Calistoga
Senior Apartments, which provided
30 affordable senior housing units.

The development completed
construction in 2018.

Retain
Action A4.1-3
Collaborate with Napa County, the agricultural
industry, and non-profit organizations to assess the
need, plan for, fund and develop farmworker housing
Timeframe: Ongoing. The City
approved 56 units of farmworker
housing units in 2013, 48 of which
are under construction and will be
Retain
Item #8.2.

CITY OF CALISTOGA 2023 – 2031 HOUSING ELEMENT – RECOMMENDED FINAL page 2-20
to meet the needs of permanent and seasonal
laborers.
completed in 2015. Continue to
provide annual funding to the Napa
County Housing Authority to support
the three farmworker housing
centers, including the Calistoga
Center.

In 2015 the City contributed $10,000
to the Napa County Housing
Authority for the operation of three
housing centers for migrant
farmworkers.

Action A4.1-4
Collaborate with Napa County and non-profit organizations to assess the needs of the homeless by participating in efforts to survey this population and
providing funding or other support to ensure the
provision of shelters on a regional basis.

Timeframe: Ongoing. The City
provides annual funding to
Community Action Napa Valley to
support homeless services.

From 2015 to 2017, the City provided
funding to Community Action Napa
Valley for operation of homeless
shelters and Hope Center, and to
Calistoga Family Center to help
maintain housing referral services.

From 2018 and onwards, the City
provided funding to UpValley Family
Center to help maintain housing
referral services.

Retain
Action A4.1-5
Provide information about the 211-phone system,
which provides assistance to persons in need of
emergency shelter.

Timeframe: Ongoing. The City
provides this information at City
offices and on its website.

Retain
Item #8.2.

CITY OF CALISTOGA 2023 – 2031 HOUSING ELEMENT – RECOMMENDED FINAL page 2-21
The city regularly provides up-to-date
flyers at City Hall and on the Housing
Resources page on the City’s website.

Action A4.1-6
Maintain an up-to-date Housing Resources page on
the City’s web site that provides information on the
City’s housing programs and links to the web sites of
local housing organizations and housing agencies.

Timeframe: Ongoing
The City maintains a Housing
Resources page as part of the
broader City website.

Retain
Action A4.1-7
As part of the project review process, provide
incentives to market-rate rental housing projects of 10 or more units that provide 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.

Timeframe: Ongoing
In 2017 the City approved a density
bonus for the Calistoga Vista project
which includes 3-bedroom units. In
2018 and 2020 the City approved a
density bonus for the Lincoln Avenue
Apartments project which includes 3-
bedroom units. In 2020 the City also
approved a density bonus for the
Silverado Terrace Townhomes. No
other applications for such projects
were received.

Retain
Action A4.1-8
Amend the Rural Residential and Rural ResidentialHillside Zoning Districts to allow supportive and transitional housing as permitted uses.

Timeframe: Within one year of
Housing Element certification
In 2015 an ordinance was adopted.

Remove
Action A4.1-9
Encourage developers of affordable housing projects
to designate a share of the units for the disabled,
including developmentally disabled persons.

Timeframe: Ongoing
In 2015 three units in the approved
Calistoga Senior Apartments project
were designated as fully-accessible;
Retain
Item #8.2.

CITY OF CALISTOGA 2023 – 2031 HOUSING ELEMENT – RECOMMENDED FINAL page 2-22
the remainder are designed as
adaptable to the disabled.

Objective H-4.2 Financially support housing for special-needs population groups.

Retain
Policy 4.2-1 Provide local funding to support housing for specialneeds population groups.

Retain
Action A4.2-1
Maintain the City’s Affordable Housing Fund as a
source of funding for housing for special-needs
population groups.

Timeframe: Ongoing
The fund is augmented regularly by
non-residential affordable housing
fees.

Retain
Action A4.2-2
Allocate, as economic resources permit, a portion of
any tax revenue resulting from new development,
including transient occupancy tax (TOT), to support
housing opportunities for special-needs population
groups.

Timeframe: Ongoing
In 2015 a loan from the General Fund
to the Affordable Housing Fund was
used for the purchase of 611
Washington for the construction of
senior apartments.

Retain
Action A4.2-3
Use loan repayments from the CDBG account to fund
programs and projects that benefit special-needs
population groups.

Timeframe: Ongoing.

Funds from this account are used
annually to support contract services
with the City of Napa Housing
Authority (grant applications and
program administration), Napa Valley
Community Action (homeless
services), and Rebuilding Calistoga.

Retain
Item #8.2.

CITY OF CALISTOGA 2023 – 2031 HOUSING ELEMENT – RECOMMENDED FINAL page 2-23
Objective H-4.3
Pursue state and federal funding assistance
appropriate to Calistoga’s needs for special-needs
housing.

Retain
Policy P4.3-1
Use state and federal funding assistance, to the extent these subsidies are available and appropriate to
Calistoga, to assist special-needs population groups in need of affordable housing and developers interested
in constructing such housing.

Retain
Action A4.3-1
Use local funding to leverage funding available from
federal, state, county and private funding sources for
special needs groups.

Timeframe: Ongoing
No opportunities were available for
leveraging such funding during the
planning period.

Retain
Action A4.3-2
Maintain a Housing Resources page on the City’s web
site that provides information on resources for specialneeds population groups and links to the web sites of local housing organizations and housing agencies.

Timeframe: Ongoing
The City maintains a Housing
Resources page on the City website.

Retain
Objective H-4.4 Provide disabled access to housing. Retain Policy P4.4-1 Maximum accessibility by the disabled to housing units.

Modify to replace
“disabled” with
“people with
disabilities”
Action A4.4-1 Enforce State requirements for accessibility and adaptability in remodeled and new housing projects.

Timeframe: Ongoing
The City enforces accessibility and
adaptability requirements.

Retain
Action A4.4-2 Enforce the City’s Universal Design Policy that requires accessible design features to be incorporated into
Timeframe: Ongoing Retain
Item #8.2.

CITY OF CALISTOGA 2023 – 2031 HOUSING ELEMENT – RECOMMENDED FINAL page 2-24
newly constructed and substantially rehabilitated
single-family and duplex residences to the maximum
feasible extent and update as necessary.

The City enforces its Universal Design
Policy.

Action A4.4-3 Seek grants to retrofit existing housing to provide disabled accessibility.

Timeframe: Ongoing
The City administers CDBG and
HOME residential rehabilitation grant
funds, which are available for such
retrofits.

Retain
Action A4.4-4
Inform the public about the City’s reasonable
accommodations provisions that allow modifications
to the City’s development standards for persons with
disabilities seeking equal access to housing.

Timeframe: Ongoing
The City advises members of the
public of reasonable accommodation
provisions as appropriate.

Retain
Goal H-5: Maintain and enhance the physical condition and aesthetic qualities of existing residential neighborhoods.

Objective H-5.1 Preserve and improve the quality of existing housing. Retain Policy P5.1-1
Enforce health and safety codes and abate unsafe
living conditions, giving property owners ample
opportunities to correct deficiencies within a
reasonable time frame.

Retain
Policy P5.1-2 Encourage homeowners to maintain their property in a safe condition.

Retain
Policy P5.1-3 Make use of governmental programs targeted at the rehabilitation of housing for lower-income households
Retain
Action A5.1-1
Offer technical assistance to aid homeowners in
maintaining, upgrading and improving their property.

Timeframe: Ongoing
The City offers and provides technical
assistance through flyers,
Retain
Item #8.2.

CITY OF CALISTOGA 2023 – 2031 HOUSING ELEMENT – RECOMMENDED FINAL page 2-25
information on the City website and
through direct communication with
homeowners. This has been an active
and successful program.

Action A5.1-2
Provide funding and cooperate with volunteer groups
such as Rebuilding Calistoga to help lower-income
households maintain and upgrade their property.

Timeframe: Ongoing.

In 2015, 2016 and 2017 the City
provided a sum of $40,000 to
Rebuilding Calistoga and also
received HOME residential
rehabilitation grants for lowerincome households. The City also administers CDBG residential
rehabilitation grants.

Retain
Action A5.1-3
Seek to correct health and safety issues identified
during routine building permitting and inspection
activities.

Timeframe: Ongoing
In 2015 the City pursued correct of
identified health and safety issues.

Modify to replace
“Seek to” with
“Continue to”
Action A5.1-4
Develop and adopt a procedure as part of the City’s
Code Enforcement Program for the City to intervene
when a property is becoming seriously deteriorated,
especially if it is of historic significance.

Timeframe: Within three years of
Housing Element certification
In 2018 the City hired a full-time
Code Enforcement Officer who has
issued citations for unsafe living
conditions. Currently the City of
Calistoga uses a contractor and is
seeking to hire an in-house code
enforcement officer.

Retain
Action A5.1-5 Maintain an annual inspection program to enforce health and safety codes and abate unsafe living
Timeframe: Ongoing. Retain
Item #8.2.

CITY OF CALISTOGA 2023 – 2031 HOUSING ELEMENT – RECOMMENDED FINAL page 2-26
conditions in the City’s multi-family housing complexes and mobile home parks.

The City inspects one mobile home
park annually and all multi-family
housing is inspected annually. Mobile
home parks are also inspected when
repairs that require turning off the
water lines are needed.

Objective H-5.2
Encourage private investment in older residential
neighborhoods and the private rehabilitation of
housing.

Retain
Policy P5.2-1 Support the maintenance and revitalization of Calistoga’s older residential neighborhoods.

Retain
Action A5.2-1
Maintain streets, sidewalks and other municipal
systems in older residential neighborhoods in good
repair.

Timeframe: Ongoing
During the planning period the
following has been completed:
construction of Grant Street
underground drainage
improvements; design work for Grant
Street culvert repair and Fairgrounds
storm drain repair. The City
continues ADA ramp replacement
projects and sharing sidewalk
repair/replacement costs with
property owners.

Retain
Action A5.2-2
Allow the application of the State’s Historic Building
Code to qualified homes in order to provide flexibility in rehabilitation and modification efforts.

Timeframe: Ongoing
The City uses the Historic Building
Code as appropriate.

Retain
Item #8.2.

CITY OF CALISTOGA 2023 – 2031 HOUSING ELEMENT – RECOMMENDED FINAL page 2-27
Action A5.2-3
Publicize the 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.

Timeframe: Ongoing.

Information is provided on the City’s
web site and to property owners of
historic properties who apply for
building permits.

Retain
Objective H-5.3
Ensure new housing development complements
Calistoga’s rural small-town community identity and
incorporates quality design.

Modify to include
reference to
objective design
standards
Policy P5.3-1 Encourage good design that incorporates and/or respects neighborhood and community characteristics.

Retain
Policy P5.3-2 Encourage larger residential subdivisions to provide a range of lot sizes and designs.

Retain
Action A5.3-1
The City’s residential design standards and the General Plan’s Character Area Overlay Districts shall be
considered in the review of proposed residential
projects.

Timeframe: Ongoing
Design and Character Area standards
are considered during review of
residential projects.

Modify to include
reference to
objective design
standards
Action A5.3-2
As part of the project review process, encourage new
residential subdivisions of ten or more lots or units to provide a range of lot sizes and designs to the extent
feasible, and avoid “cookie cutter” approaches to
subdivision design.

Timeframe: Ongoing
The City did not receive any
applicable projects during the
planning period.

Retain
Goal H-6: Remove governmental constraints to the maintenance, improvement and development of housing, where feasible.

Item #8.2.

CITY OF CALISTOGA 2023 – 2031 HOUSING ELEMENT – RECOMMENDED FINAL page 2-28
Objective H-6.1
Streamline the City’s permit review process, simplify
regulations, and minimize fees to promote the
provision and maintenance of housing.

Retain
Policy P6.1-1
Maintain development and permitting procedures that
are efficient and do not constrain the production of
housing.

Retain
Policy P6.1-2 Reduce parking requirements for residential uses that share commercial parking, where appropriate.

Retain
Policy P6.1-3
Ensure that parking requirements for senior housing
are the minimum necessary to provide adequate
parking.

Retain
Policy P6.1-4 Minimize constraints on housing development related to the Growth Management System.

Housing Units Caps (non-voter
initiated) no longer allowed by SB330 Remove
Action A6.1-1 Allow use of the Historic Building Code to facilitate the rehabilitation of historic residences.

Timeframe: Ongoing
The Historic Building Code was used
when appropriate.

Retain
Action A6.1-2
Fast-track the processing of applications and
entitlements for projects that meet General Plan
policies and City regulations, with particular attention paid to projects providing affordable housing.

Timeframe: Ongoing
The Calistoga Senior Apartments
project received environmental
review and design review approvals
in less than 60 days from application
submittal. No other applicable
projects were reviewed during the
planning period.

Modify to
consider by-right
housing in
commercial
districts
Action A6.1-3 Allow the joint utilization of parking spaces where it can be demonstrated that shared use will not result in
Timeframe: Ongoing. Retain
Item #8.2.

CITY OF CALISTOGA 2023 – 2031 HOUSING ELEMENT – RECOMMENDED FINAL page 2-29
an unacceptable impact on parking in the public rightof-way or on off-street parking lots.No application for such projects were received during the planning period.

Action A6.1-4 Amend the Zoning Code to allow reduced parking for senior housing.

Timeframe: Within three years of
Housing Element certification.

Parking reductions already allowed
by CMC Chapter 17.08 prior to the
adoption of the 5th Cycle Housing
Element.

Remove
Action A6.1-5
Amend the Growth Management System to allow for
longer time extensions under appropriate
circumstances and when certain performance
standards have been met.

Housing Units Caps (non-voter
initiated) no longer allowed by
SB330. Remove
Action A6.1-6
Amend the Growth Management System to allow the
rollover of unused allocations between five-year
housing cycles.

Housing Units Caps (non-voter
initiated) no longer allowed by SB330 Remove
Action A6.1-7
Amend Zoning Code Chapter 17.04, Definitions, to
update the definitions for "supportive housing" and
"transitional housing," consistent with state law,
update the definition of “family,” consistent with
current case law, and to add a definition for "target
population."
Timeframe: Within one year of
Housing Element certification.

Adopted in 2015.

Remove
Goal H-7: Prevent housing discrimination on the basis of race, color, sex, religion, age, ancestry, marital status, children or disability Objective H-7.1
Provide housing opportunities for all persons
regardless of race, religion, sex, marital status,
ancestry, national origin, disability or color.

Retain
Item #8.2.

CITY OF CALISTOGA 2023 – 2031 HOUSING ELEMENT – RECOMMENDED FINAL page 2-30
Policy P7.1-1
Support fair and equal housing opportunities for all
Calistogans and discourage discriminatory housing
practices.

Retain
Policy P7.1-2 Support organizations that provide equal housing services to Calistoga residents.

Action A7.1-1
Provide bilingual information about fair housing at
public locations, including displaying printed materials at City Hall, providing printed materials to the
UpValley Family Center, and including links to fair
housing resources on the Housing Resources page of
the City’s web site.

Timeframe: Ongoing
The City has provided bilingual
information about fair housing at
prescribed locations.

Retain
Action A7.1-2
Provide financial support to, and work with local
organizations, such as Fair Housing Napa Valley and
the UpValley Family Center, to provide multi-lingual
landlord-tenant education, conciliation and the intake
of discrimination complaints, investigation and
enforcement.

Timeframe: Ongoing.

The City provides annual funding to
both of these groups.

Retain
Action A7.1-3
Include a Fair Housing Marketing Plan as part of
housing opportunities created through the City’s
affordable housing programs.

Timeframe: Ongoing
The City implements fair housing
practices as part of the residential
rehabilitation programs.

Retain
Action A7.1-4
Continue to implement fair housing practices in
affordable housing programs, such as the HOME
residential rehabilitation program.

Timeframe: Ongoing.

Implemented fair housing practices
as part of the HOME residential
rehabilitation program.

Retain
Goal H-8: Reduce energy use and greenhouse gas production in existing and new residential development.

Item #8.2.

CITY OF CALISTOGA 2023 – 2031 HOUSING ELEMENT – RECOMMENDED FINAL page 2-31
Objective H-8.1 Reduce energy demand in new and existing housing through conservation and efficiency.

Retain
Policy P8.1-1
Promote the use of energy conservation features in
the design of new and remodeled residential
structures.

Retain
Policy P8.1-2 Encourage sustainable design and construction practices in new residential development projects.

Retain
Action A8.1-1
Publicize the availability of weatherization and energyefficiency programs for existing residences that are offered by utility companies and other organizations.

Timeframe: Ongoing.

Information about the HERO and
CalFirst loan programs is posted on
the city website.

Retain
Action A8.1-2
Ensure efficient water use for irrigation by adopting
the State’s standards for water-efficient landscape
design.

Timeframe: Within one year of
Housing Element certification
The city enforces state standards for
water-efficient landscape design.

Retain
Action A8.1-3
Fund energy conservation improvements through local
rehabilitation programs to assist lower- income
households in lowering energy expenses.

Timeframe: Ongoing.

The current HOME rehabilitation
program includes funding for energyefficiency improvements.

Retain
Item #8.2.

CITY OF CALISTOGA 2023 – 2031 HOUSING ELEMENT–RECOMMENDED FINAL page 3-1
CHAPTER 3: AFFIRMATIVELY FURTHERING FAIR HOUSING
Introduction
All Housing Elements adopted after January 1, 2021, must contain an Assessment of Fair Housing that is consistent with the core elements of the analysis required by the federal Affirmatively Furthering Fair Housing (AFFH) Final Rule of July 16, 2015.1
Under state law, affirmatively further fair housing means “taking meaningful actions, in addition to combatting discrimination, that overcome patterns of segregation and foster inclusive communities free from barriers that restrict access to opportunity based on projected characteristics.”2 The AFFH analysis must contain the following, which are covered in this chapter (unless otherwise noted in the list, below):
• Outreach
• Assessment of Fair Housing
o Background Information and Data
o Fair Housing Enforcement and Outreach Capacity
o Integration and Segregation Patterns and Trends
o Racially or Ethnically Concentrated Areas of Poverty
o Disparities in Access to Opportunity
o Disproportionate Housing Needs Within the Jurisdiction, Including Displacement Risk • Identification of Contributing Factors
• Sites Inventory – Covered in Chapter 5
• Goals, Policies, and Actions – Covered in Chapter 8
This chapter provides a focused analysis of fair housing issues in Calistoga. The chapter provides an Assessment of Fair Housing and identification of Contributing Factors. Affirmatively furthering fair housing is described in terms of Outreach, Site Selection, and Policy Development. Site selection and the opportunity sites inventory are detailed in Chapter 5. Goals, policies, and actions are detailed in Chapter 8.

A description of the public comments received during the public review period, which began on February 17, 2022, is available as Appendix 3-1.

Outreach Approach
State law requires a housing element to be prepared with public participation. Specifically, Government Code Section 65583(c)(9) requires that the city, “make a diligent effort to achieve public participation of all economic segments of the community in the development of the Housing Element.” Under AB 686, local agencies are required to ensure that laws, programs, and activities of the agency affirmatively furthers fair housing.
1 Affirmatively Furthering Fair Housing, 80 Fed. Reg. 42,272 (July 16, 2015). 2 Gov. Code § 8899.50 (a)(1).

Item #8.2.

CITY OF CALISTOGA 2023 – 2031 HOUSING ELEMENT–RECOMMENDED FINAL page 3-2
The project team developed a strategy for community outreach through an equity lens. Considerations for common community barriers to engagement such as language, time, resources, and accessibility were incorporated into the outreach process. To address these barriers, the project team hosted an educational seminar to the community to introduce the Housing Element Update. All advertisements, mailers, flyers, and the community survey were distributed in English and Spanish. A Spanish-speaking point of contact was also provided for Spanish speakers to provide additional project information and answer questions.

The City of Calistoga’s community outreach program included a variety of ways to engage the community.

The community outreach included:
• General Outreach
• Community Survey
• Focus Groups
• Pop-Up Event
• Small Group and Individual Interviews
• Community Meetings (including Housing Advisory Committee) Through the variety of outreach and engagement efforts made by City staff and their consultant, M-Group, the project team was able to educate the community on the project, provide spaces to listen to community members, and present strategies to the Housing Advisory Committee (HAC). The public input received throughout was used to evaluate the effectiveness of the outreach efforts and develop housing policies and actions.

Through public input and feedback, the project team identified parts of the City where affordable housing and varied housing types could be located, while also contributing to the City’s sense of place and community. Focus groups with renters, homeowners, business owners, and service providers and meetings with the Housing Advisory Committee (HAC) highlighted and further supported the housing sites identified in Chapter 5. Community members had various engagement opportunities to submit questions and concerns, in both English and Spanish, that were acknowledged internally by the project team or discussed at public meetings. With the insight of longtime residents, workers, and future advocates, the site selection process was a community wide effort and represents Calistoga’s vision for the future of housing.

General Outreach
To kick off the Calistoga Housing Element outreach, the City sent out a mailer with all utility bills that invited people to join a focus group to develop housing strategies and identify where new homes could be located.

The mailer provided a short description of the housing element and why public participation was needed. It also invited people to take the community survey and attend future Planning Commission meetings. One side was in English, and the other side was in Spanish.

The housing element update and the community survey were advertised on the City’s News webpage on Monday, September 27, 2021. The Weekly Calistogan also advertised the housing element update and survey on Wednesday, September 29, 2021.

On Friday, October 29, 2021, the City sent out a bilingual postcard in English and Spanish with all utility bills.

The postcard shared a summary of the project with a QR code to the community survey. Hard copies of the Item #8.2.

CITY OF CALISTOGA 2023 – 2031 HOUSING ELEMENT–RECOMMENDED FINAL page 3-3
postcard were distributed at City Hall’s front counter, at the Farmers’ Market, and at UpValley Family Center’s front counter.

The City of Calistoga also sent out letters to property owners whose properties were identified as potential housing opportunity sites. The letters were sent to five property owners on December 1, 2021.

In an effort to reach all economic groups in Calistoga, the project team prioritized building connections with local businesses, homeowners, renters, organizations, and various service providers in order to help spread awareness of the opportunities to participate in the housing element update. Service providers that work closely with the Spanish speaking community and the farmworker population helped distribute information to their clients.

Community Survey
The Calistoga Housing Element Update community survey was opened Monday, September 13, 2021, and closed on Tuesday, November 10, 2021. Both online and paper surveys were offered in English and Spanish.

The survey was advertised via a citywide postcard, on virtual platforms, at community meetings, in focus groups, and interviews. It was also physically distributed to local organizations including the Calistoga Catholic Charities food bank, UpValley Family Center, and Ole Health.

Open for almost two months, 314 residents and community members responded to the survey. Of the 314 respondents, 87 percent of the surveys were taken in English and 13 percent in Spanish. The survey results are from a 70 percent majority homeowners and 28 percent renters. The White population represented 72 percent of the survey respondents, Hispanic or Latinx folks were represented in 23 percent of the results, and the remaining 5 percent were from the Black and African American, Asian, and American Indian or Alaska Native populations.

The community survey questions were chosen to help staff understand the barriers, needs, and challenges to accessing quality housing. The most commonly identified barrier to obtaining housing in Calistoga was cost.

Respondents explained that many people buy property as a vacation home for their families which limits the availability of housing in the City. With limited housing and the small-town charm of the City, housing is not affordable for many service workers earning minimum wage. Common themes throughout the survey also showed that the community wants to ensure that the housing market in Calistoga provides a diverse range of housing types, including single-family homes, townhomes, apartments, duplexes/triplexes, and condominiums, to meet the varied needs of residents. Respondents also expressed that the housing market should create fair and equitable housing opportunities. Programs to help maintain and secure neighborhoods that have suffered foreclosure were identified as highly desirable.

The community survey serves as one of the main sources of public input and was used to develop housing policies and that will shape the future of housing affordability in Calistoga. The survey clearly indicated that affordability and availability of different housing types are the biggest housing challenges in the City.

Affordability concerns will be addressed through the policies and actions in Chapter 8. The availability of diverse housing types will be addressed through policies and actions as well as the site analysis in Chapter 5.

Further analysis of the survey questions can be found in Appendix A.

Item #8.2.

CITY OF CALISTOGA 2023 – 2031 HOUSING ELEMENT–RECOMMENDED FINAL page 3-4
Focus Groups
As a part of Calistoga's Housing Element Update, the project team sent out a mailer to invite renters, homeowners, business owners, housing developers, and affordable housing advocates to participate in focus groups to develop housing strategies and guide where new homes could be developed in Calistoga.

A homeowners focus group took place on Wednesday, July 21, 2021, at 10:00AM with 12 residents in virtual attendance. Attendees agreed that the cost of housing is too expensive for people to be able to afford to live in Calistoga. Many were in favor of more diverse housing options like ADUs, townhomes, and small condos/apartment complexes. One emerging concern was the capability of the City to support future growth in terms of school capacity, water supply, and evacuation plans.

Two renters participated in individual interviews due to schedule conflicts. One interview took place Wednesday, September 15, 2021, at 2:00 PM and the other took place the following day on Thursday, September 16, 2021, at 5:00 PM. Their concerns about housing related to the cost of housing and the fact that many people who work in the City commute about 45 minutes to work. This has caused more traffic in recent years. Both suggested that rent control needs to occur and that new housing should be built. Both renters expressed a desire to own a single-family home, but understood the challenges of this housing type and supported missing middle housing that can blend into the community well.

Two business owners volunteered to participate in a focus group on Thursday, October 14, 2021, at 10:00 AM. They expressed interest in creating more affordable housing so that their employees and other lower income individuals could afford to live and work in Calistoga. However, they did not wish to have larger apartment complexes that will negatively impact the "small town" feel of Calistoga. Both business owners stated that Calistoga is not appealing to 18 to 24-year-olds, especially due to the limited housing inventory.

Both business owners also identified themselves to be homeowners of second homes or vacation homes in Calistoga. One would be interested in a program where they could rent out their home for a few months, when they are not using it. The other business owner did not agree with that idea.

A list of housing developers, housing advocates, and service providers were contacted during the outreach process but many did not respond or expressed that they were not interested in participating in an interview.

Pop Up Events
City staff attended the Calistoga Farmers’ Market on Saturday, October 16, 2021. Flyers with information about the project and bilingual paper surveys that were available in English and Spanish were provided to community members. Community members provided City staff with verbal public input on the project, which were considered when planning future outreach events, community meeting, and overall housing strategies. This form of verbal public input, although not recorded, is very meaningful to the community because they feel heard and understood by the City staff.

An aerial map of the City was also displayed for people to visualize where housing could be located in the City. This allowed the community to consider the benefits or impacts that new housing can have in areas of the City and encouraged them to provide feedback by either taking the survey or speaking with City staff.

Small Group / Individual Interviews
City of Napa Housing Authority
On Tuesday, September 21, 20201, M-Group staff met with Lark Ferrell, the Housing Manager at the City of Napa’s Housing Authority. Napa City Housing Authority provides affordable housing services to the City of Item #8.2.

CITY OF CALISTOGA 2023 – 2031 HOUSING ELEMENT–RECOMMENDED FINAL page 3-5
Calistoga and monitors compliance with affordable housing units, certifies applicants, and applies for State grants on behalf of the City. A housing rehabilitation program is operated by the Housing Authority but funded by the HOME Investment Partnerships Program (HOME) and the Community Development Block Grant (CDBG) program.

When asked about the challenges that their clients face when trying to obtain housing and housing-related services in Calistoga, Ferrell said affordability is a pressing concern for low- and moderate-income residents.

Calistoga is known to be a town with a lot of second homes/vacation homes. This results in an imbalance of residents to workers for those services that keep the community functioning. Project funding is difficult to obtain because cities like Napa and Sonoma are usually the ones funded. Calistoga does not have a lot of sites available for housing and those that are available are at a high cost for land and development.

According to Ferrell, Calistoga’s housing priorities are creating more housing for the workers in the community as well as moderate income homeownership opportunities. The farmworker population has received services from the County, but Calistoga has had an affordable housing project that was funded by the United States Department of Agriculture (USDA). In order to help serve more people, Calistoga could benefit from more apartments and multifamily housing.

Napa County Housing Authority
On Friday, July 30, 2021, M-Group staff met with Jennifer Palmer, the Director of Housing and Homeless Services and Alex Carrasco, the Housing and Homeless Program Analyst at Napa County Housing Authority.

Napa County Housing Authority’s purpose is to oversee and govern three farmworker centers in the unincorporated county. The centers offer dormitory style and family housing for farmworkers in the county.

They have provided transitional housing, mostly for youth, and have had a 70 percent success rate of transitional to permanent housing. Some of the challenges their clients face includes language barriers, getting engaged with resources, displacement due to wildfire disasters, and lack of available and affordable housing in Calistoga.

The service industry is struggling because many service workers cannot afford to live in the area and, therefore, move to a more affordable area where they can live and work. When talking about housing equity, the County Housing Authority highlighted the need for affordable and workforce housing to keep a vacation destination like Calistoga running. To help address inequity, the county formed a 14-member Housing Element Advisory Committee (HEAC) with designates seats for special needs populations including but not limited to representatives from the Commission on Aging, Housing Commission (advises on farmworker center), a homeless advocate, and a farmworker advocate. Their primary purpose is to ensure that outreach and engagement is done with all the special needs populations.

UpValley Family Centers
On Friday, August 6, 2021, Jennifer Ocón, the Executive Director at UpValley, participated in an informational interview with M-Group staff. UpValley Family Centers is nonprofit organization that provides social services and is proudly rooted in the community. They do not offer specific services but serve and support everyone who needs their assistance. This includes rental assistance, translation services, citizenship status, programs for kids and families, teen mentoring, tax assistance, and drop-in sessions for the community. Additionally, they directly serve seniors who are living on fixed incomes by providing living necessities ranging from hearing aids to home appliances.

Ocón expressed that affordable housing is critical for seniors, people with disabilities, the homeless community, and anyone with very low income. Many families at the center are experiencing overcrowding Item #8.2.

CITY OF CALISTOGA 2023 – 2031 HOUSING ELEMENT–RECOMMENDED FINAL page 3-6
because that is the only way they can afford to stay in the area. There are a lot of seasonal and low-wage work opportunities that are inadequate for covering housing costs in the area. The community that makes Calistoga diverse and contributes to service work often is forced to leave due to the lack of affordable housing.

Working families who do not work in agriculture or are not seniors do not qualify for the affordable housing in Calistoga because they do not meet the age or work criteria. Youth and children do not enjoy living in the City because there is not enough to do when most entertainment and activities are tailored for tourists. This raises a concern for the resident retention rate.

Family Services of Napa Valley
On Wednesday, October 20, 2021, M-Group staff met with Mackenzie Lovie, the Housing Program Manager at Family Services of Napa Valley. Family Services of Napa Valley provides services for permanent housing and support services for homeless or at risk of homelessness individuals with disabilities that meet specific income guidelines and needs. They also provide transitional housing that provides support and structure for adults with mental disabilities. Lovie advocated for more affordable housing and support services for individuals who have been unhoused for some time because the transition from experiencing homelessness to being housed causes functional confusion for many people, in her experience. In her opinion, more transitional, and permanent housing with support services should exist for all housing development. She recommends that housing developers' partner with organizations like Family Services of Napa Valley to help facilitate such programs and services.

Community Meetings
The Housing Element has been discussed at two Housing Advisory Committee meetings and one Planning Commission meeting.

At the Monday, June 21, 2021 Housing Advisory Committee meeting, staff facilitated a housing element workshop on the outreach strategies, RHNA, the progress made in the 5th cycle Housing Element, existing and projected housing needs, and site selection factors for the 6th housing cycle.

A Planning Commission meeting took place on Wednesday, October 27, 2021. Napa/Sonoma Collaborative (4Leaf) provided an overview of the Housing Element and Housing regulations. M-Group’s Project Manager provided an update on the outreach and engagement completed, which included focus groups, interviews, pop-ups, and the community survey.

On Monday, November 15, 2021, staff attended the second Housing Advisory Committee meeting. This meeting was used as a site selection workshop for the committee and public to understand how the project team developed the sites to be considered, including reuse sites. Although the meeting was open and advertised to the public, community members did not attend the Committee meeting. Therefore, the Committee asked that the project team return to their next meeting to provide the community with another opportunity to provide feedback on potential housing sites.

At the Monday, December 20, 2021 Housing Advisory Committee meeting, staff presented potential housing sites for the public to provide feedback on the kind of housing they would like to see in Calistoga. Two members of the public provided comments at the meeting and several more were in attendance. The committee was in favor of all sites to be considered for new housing, with the expectation that some sites will not be feasible based on property owner feedback.

Item #8.2.

CITY OF CALISTOGA 2023 – 2031 HOUSING ELEMENT–RECOMMENDED FINAL page 3-7
Public Review Draft
The City published the Public Review Draft of the Calistoga Housing Element on the City website. The Public Review Draft was available for 30 days beginning February 7th, 2022 to March 9th, 2022. The City extended the public review draft period until April 19th, 2022.

The City received a comment from Blue Zones Project Upper Napa Valley on February 17, 2022 asking for the consideration of a smoke-free ordinance for multi-family housing properties.

The City received a comment from J Haidary on February 17, 2022 concerning water availability, increased population leading to increased risk during fire evacuation, and the potential loss of Calistoga’s small-town character.

The City received a comment from Heather Brooks on February 21, 2022 concerning prioritizing housing availability for essential workers such as teachers like herself.

A Planning Commission meeting took place on Monday, February 28, 2022. Staff presented the draft housing goals and objectives and received comments concerning the omission of data, shortcomings regarding community engagement, and requests for more information regarding SB 9 and its place on the ballot. There were no comments from the public.

A City Council meeting took place on Tuesday, March 1, 2022. Staff presented the Annual progress report (APR) on the status and progress in meeting the 5th Cycle Housing Element goals and its RHNA Allocations.

There were no comments from the public.

A Planning Commission meeting took place on Wednesday, March 9, 2022. Staff presented the Public Review Draft Housing Element and received comments regarding the need for bicycle infrastructure, the shift away from the City’s growth management policies, and the need to address missing middle housing.

Additionally, members of the Planning Commission commented on the need to address all housing needs and asked staff to look into methods other areas are using to regulate and reduce the number of “second homes” and unoccupied homes. There were no comments from the public.

A Housing Advisory Committee meeting took place on Monday, March 21, 2022. Staff presented the Housing Element Update and Committee members agreed to coordinate comments to provide to Staff by April 8, 2022. There were no comments from the public.

A City Council meeting took place on Tuesday, April 19th, 2022. Staff presented the Housing Element Update to Councilmembers and received comments regarding the impact on water/sewer fees from reduced fees for affordable housing projects and the opportunity for funding towards volunteer and non-profit groups to maintain and enhance housing conditions. Additionally, Councilmembers voted on the removal of policy A2.1-7 (County Fairgrounds property acquirement). There were no comments from the public.

Recommended Final Draft
The City received HCD’s comment letter on the Draft Housing Element on August 24, 2022. The following duly noticed public engagement process was undertaken to review comments and formulate responses/revisions to the document in order to comply with the intent of comments.  Publicly noticed Housing Advisory Committee meetings were held September 19 and October 17 2022 to review and discuss HCD’s comments, and formulate response recommendations for Planning Commission and City Council consideration.

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 Planning Commission public hearings were held on October 26 and November 2, 2022 to review HCD comments and formulate responses/revisions.
 City Council public hearings were held on October 18 and November 15, 2022 to review staff recommendations and provide direction for preparation of the Recommended Final Housing Element and submittal to HCD for review.
 The City published the Recommended Final Draft of the Calistoga Housing Element on the City website on November 16th, 2022.
 The City submitted the Recommended Final Draft of the Calistoga Housing Element to HCD on December 30, 2022.

Assessment of Fair Housing
Background Information and Data
To best shape policies and housing solutions, an understanding of local history, population demographics, and economic factors are an essential part of meeting the City’s future housing demand.

The area that is now Calistoga was populated by indigenous people who found ample food and cultural meaning surrounding the hot springs in the locality. After waves of Spanish and American conquest, these springs inspired the development of a spa along the lines of Saratoga Springs in New York, thus the name Calistoga as a portmanteau of "California" and "Saratoga." Economy
Calistoga was incorporated as a City in 1886 and its early history was predicated on mining, agriculture, and hot springs tourism. After the "Judgment of Paris" wine tasting of 1976, interest in Napa wines boomed. This led to expanded viticulture and wine tourism in Calistoga. According to recent job counts,3 the largest industry sectors in the City are:
• Accommodation and Food Services (525 jobs: 30.3 percent of total jobs) • Retail Trade (198 jobs: 11.4 percent of total jobs)
• Educational Services (152 jobs: 8.8 percent of total jobs) Demographics
Calistoga's population in 2020 was 5,348. This was a 3.7 percent increase over its population in 2010 (5,155).

This is a greater increase than Napa County (1.9 percent increase from 2010-2020) but lower than the Bay Area as a whole (8.9 percent). Calistoga has grown at a slower rate than both Napa County and the Bay Area since 1990. Refer to Figure 4-1.

Compared to Napa County, 23 percent fewer households are above the area median income (AMI) in Calistoga. In the City, 35 percent of households are below half the AMI – far higher than the County proportion of 22 percent. This can lead to an increase of large households and overcrowding. In 2017, 50 percent of large households were very low-income, earning less than 50 percent of the area median income. 3 NAICS (2019). These numbers are from 2019 and do not take Covid-19's effect on the economy into account.

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The current housing market in Calistoga does not meet the need for more affordable housing. Refer to Figure 4-5 for additional details.

For reference, the allocation of sites and units across Block Groups is as follows:

TABLE 3-1: ALLOCATION OF OPPORTUNITY SITES BY CENSUS BLOCK GROUP Census Tract 2020
Block Group 1 Block Group 2 Block Group 3 Block Group 4 Housing Opportunity Sites (IDs) 1 (D) 4 (A, B, C, E) 2 (F, G) 0 Very Low Income Allocation 0 21 0 0
Low Income Allocation 10 61 0 0
Moderate Income Allocation 0 0 6 0
Above Moderate Income Allocation 0 19 11 0
Total 10 101 17 0
Figure 3-1 demonstrates the area median income by block groups in the City. The sites considered for potential housing are located across all income block groups. They are dispersed throughout the City, allowing for balanced growth and preventing one block group’s resources from being overwhelmed.

Analysis of special housing needs groups are addressed in Chapter 4: Demographic and Housing Stock Overview and Housing Needs. These special housing needs groups include People with Disabilities, Seniors, Farmworkers, Large Families, Families with Female Heads of Households, and Unhoused Families and Persons.

Figure 3-1 demonstrates the area median income by block groups in the City. The sites considered for potential housing are located across all income block groups. They are dispersed throughout the City, allowing for balanced growth and preventing one block group’s resources from being overwhelmed.

Housing Tenure and Type
According to the California Department of Finance, there were 94 housing units constructed between 2010 and 2020 (2,319 units to 2,413 units). Of these, the majority have been multifamily housing consisting of five or more units (77 units overall). Refer to Table 4-11 and Table 4-12 for additional details.

Housing tenure has remained consistent since 2000 in Calistoga, with approximately 61 percent of housing units owner-occupied (1,292 owner-occupied units and 832 renter-occupied units). This is slightly lower than the County figure of 64 percent but higher than the Bay Area figure of 56 percent. However, homeownership rates for households in single-family homes are substantially higher than the rates for households in multifamily housing. In Calistoga, 75.6 percent of households in detached single-family homes are homeowners (917 households), while 0 percent of households in multi-family housing are homeowners.

Homeownership rates often vary considerably across race/ethnicity in the Bay Area and throughout the country. These disparities not only reflect differences in income and wealth but also stem from federal, state, Item #8.2.

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and local policies that limited access to homeownership for communities of color while facilitating homebuying for white residents. While many of these policies, such as redlining, have been formally disbanded, the impacts of race-based policy are still evident across Bay Area communities. In Calistoga, homeownership rates were 0 percent for Asian households, 17.3 percent for Latinx households, and 68.6 percent for White households. Refer to Table 4-16 and Figure 4-8 for additional details.

Persons with Disabilities
People with physical and/or developmental disabilities face additional housing challenges due to physical, cognitive, and sensory impairments. People with disabilities tend to have fixed incomes. Additionally, not all job opportunities are feasible for someone with a physical or developmental disability. Specialized care is often essential to everyday life, but the high cost of care can force people with disabilities to rely on family members for assistance.

Housing plays a key role in the life of a person with a physical or developmental disability. Affordable and accessible designed housing allows people with a disability to have greater mobility and the opportunity for independence. Due to the high demand for housing, it has become extremely difficult for people with disabilities to secure affordable housing that will meet their needs. People with disabilities are at a high risk of experiencing housing insecurity, homelessness, and institutionalization. The risk significantly increases when they lose aging caregivers.

In Calistoga, 16 percent of the population (830 individuals) lives with a physical or developmental disability.

This is higher than the County estimate of 12 percent living with a disability. Refer to Figure 4-19 for the different disabilities that are present among Calistoga residents.

Household Size
The largest cohort of households in Calistoga are 2-person households, which make up 45 percent (955 households) of all households in the City. Only 24 percent of Calistoga households have 3 or more persons, far smaller than the Napa County estimate of 40 percent or the Bay Area estimate of 44 percent.

Approximately 30 percent of Calistoga households are single-person households (647 households).

This large proportion of smaller households points to an increasing need for smaller unit sizes with only 1-2 bedrooms.

Households by Presence of Children
In Calistoga, 24 percent (509 households) of households include one or more children under 18. This is far lower than the Napa County and Bay Area estimates of 32 percent.

This is correlated to the relatively small household size in Calistoga, and again can be related to a need for smaller unit sizes.

Fair Housing Enforcement and Capacity
Fair housing complaints can be used to indicate the overall magnitude of housing complaints and identify characteristics of households experiencing discrimination in housing. Pursuant to the California Fair Employment and Housing Act [Government Code § 12921 (a)], the opportunity to seek, obtain, and hold housing cannot be determined by an individual’s “race, color, religion, sex, gender, gender identity, gender expression, sexual orientation, marital status, national origin, ancestry, familial status, source of income, disability, veteran or military status, genetic information, or any other basis prohibited by Section 51 of the Item #8.2.

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Civil Code.” Federal Law also prohibits many kinds of housing discrimination. Housing discrimination complaints can be directed to either HUD’s Office of Fair Housing and Equal Opportunity (FHEO) or the California Department of Fair Employment and Housing (DFEH). The City is in compliance with the Act as well as state and federal fair housing law, generally. Fair housing issues that may arise in any jurisdiction include, but are not limited to:
• Housing design that makes a dwelling unit inaccessible to an individual with a disability. • Discrimination against an individual based on race, national origin, familial status, disability, religion, sex (including gender identity and sexual orientation), or other characteristics when renting or selling a housing unit.
• Disproportionate housing needs, including cost burden, overcrowding, substandard housing, and risk of displacement.

There was one complaint filed and resolved with the Fair Housing Enforcement Organization (FHEO) in Calistoga between 2013 and 2020. It was over a claim of disability discrimination, and FHEO determined there was no valid issue. Outside of this complaint, there have been no current or past fair housing lawsuits, findings, settlements, judgments or complaints.

In Napa County, 43 complaints were filed and resolved between 2013 and 2020.

The City of Calistoga provides ongoing funding and support for outreach events, workshops and webinars, direct mailings and other resources to the general public. This support is targeted to local organizations such as Fair Housing Napa Valley and the UpValley Family Center to provide multi-lingual landlord-tenant education, complaints, and the intake of discrimination complaints, investigation, and enforcement. The City does not have capacity to provide enforcement, which is provided by Napa County.

The City has not identified any zoning or other land use regulatory practices that could discriminate against persons with disabilities and impede the availability of such housing for these individuals.

Fair Housing Enforcement and Outreach
Calistoga has committed to comply with the federal Fair Housing Act (FHA) and the California Fair Employment and Housing Act (FEHA), including FEHA Regulations, protect residents from discrimination on the basis of race, color, religion, national origin, sex/gender, handicap/disability, familial status, marital status, ancestry, source of income sexual orientation, and arbitrary discrimination, as included in the 2020 AI.

Additional fair housing laws applicable to California jurisdictions include:
• Unruh Civil Rights Act – Protects residents from discrimination by all business establishments in California, including housing and accommodations.
• Ralph Civil Rights Act (California Civil Code Section 51.7) – forbids acts of violence or threats of violence on the basis of race, color, religion, ancestry, national origin, age, disability, sex, sexual orientation, political affiliation, or position in a labor dispute. • Bane Civil Rights Act (California Civil Code Section 52.1) – protects residents from interference by force or threat of force with an individual’s constitutional or statutory rights, including a right to equal access to housing.
• California Civil Code Section 1940.3 – prohibits landlords from questioning potential residents about their immigration or citizenship status.

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• Government Code Sections 11135, 65008, and 65580-65589.8 – prohibit discrimination in programs funded by the State and in any land use decisions. 65580-65589.8 was recently changed for the provision of special needs housing through:
o Housing for persons with disabilities (SB 520);
o Housing for homeless persons, including emergency shelters, transitional housing, and supportive housing (SB 2);
o Housing for extremely low-income households, including single-room occupancy units (AB 2634); and
o Housing for persons with developmental disabilities (SB 812).

Fair Housing Napa Valley (FHNV) serves jurisdictions in the county including Calistoga. FHNV provides fair housing enforcement services, including investigating housing discrimination complaints, offering referrals to government agencies, and assisting in litigation. FHNC also works with housing providers to ensure comprehension and compliance of fair housing laws, as well as training and counseling services throughout Napa County.

Integration and Segregation
Housing policies and actions are developed effectively when a city’s racial makeup is understood and drives the discussion for equitable outreach and engagement. The racial patterns in Calistoga, like many other cities, is shaped by economic factors and government decisions, such as exclusionary zoning and discriminatory lending practices. Historical segregation and displacement have had one of the largest impacts on racial patterns and continues to impact communities of color today. A decrease in racial and ethnic housing representation can occur when residents are no longer able to find affordable housing that meets their needs.

This section examines:
• Segregation and Dissimilarity
• Income, including Concentrations of Low and Moderate Income Households • Racially or Ethnically Concentrated Areas of Poverty and Affluence • Education
• Access to Employment (Jobs Proximity Index)
• Disability
• Familial Status
Although this analysis discusses disparities across census block groups, Calistoga is a small city. The greatest disparities in access to opportunity in Calistoga are not characterized by census block groups but rather access to the resources available downtown and on Lincoln Avenue, such as transit or grocery stores, that are covered in Chapter 5’s analysis of how the sites in the 6th Cycle Housing Element serve to affirmatively further fair housing. The Housing Element’s strategy of concentrating new housing of all income levels near amenities downtown and on Lincoln Avenue serves to integrate residents near the amenities they need.

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Segregation and Dissimilarity
FIGURE 3-2 1 RACE/ETHNICITY BY CENSUS BLOCK GROUP, DOT DIAGRAM Compared to Napa County as a whole, Calistoga is proportionally slightly more White (79 percent of the population compared to 71 percent of the population for Napa County) and has proportionally more people identifying as Hispanic or Latino (40 percent compared to 34 percent for Napa County as a whole). There are proportionally fewer individuals identifying as Black or African American, American Indian and Alaska Native, Asian, Native Hawaiian and Pacific Islander, or other racial identifications.

Segregation and Dissimilarity
The White identifying population in Calistoga has increased since 2000, while residents of all other races and ethnicities has decreased. In 2020, 61.7 percent of Calistoga’s population identified as White while 0.0 percent identified as Black or African American, 1.9 percent identified as Asian, and 35.9 percent identified as Hispanic or Latinx. Figure 3-3 demonstrates the racial demographics by Census Block Groups. There is a slightly higher concentration of Hispanic or Latinx households in Census Block Group 3; however, this Block Group is also classified as having moderate resources and has a relatively high median income.

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FIGURE 3-3 2 RACE/ETHNICITY BY CENSUS BLOCK GROUP
The City of Calistoga is comprised of a single census tract, which is made up of four census block groups.

Due to Calistoga’s small size, segregation and dissimilarity are best understood on a citywide scale.

One way to measure segregation is by using an isolation index:
• The isolation index compares each neighborhood’s composition to the jurisdiction’s demographics as a whole.
• This index ranges from 0 to 1. Higher values indicate that a particular group is more isolated from other groups.
• Isolation indices indicate the potential for contact between different groups. The index can be interpreted as the experience of the average member of that group. For example, if the isolation index is .538 for Latinx residents in a city, then the average Latinx resident in that city lives in a neighborhood that is 53.8% Latinx.

Within the City of Calistoga the most isolated racial group is Latinx residents. Calistoga’s isolation index of

0.538 for Latinx residents means that the average Latinx resident lives in a neighborhood that is 53.8% Latinx. Other racial groups are less isolated, meaning they may be more likely to encounter other racial groups in their neighborhoods. The isolation index values for all racial groups in Calistoga for the years 2000, 2010, and 2020 can be found in Table 3-1 below. Among all racial groups in this jurisdiction, the white population’s isolation index has changed the most over time, becoming less segregated from other racial groups between 2000 and 2020.

Calistoga is predominantly Latinx and White, so the two racial groups’ index values combine to be very close to a 50/50 split. This shows that there is substantial integration between these two groups, and very few Asian/Pacific Islander and Black/African American individuals in Calistoga.

The “Bay Area Average” column in this table provides the average isolation index value across Bay Area jurisdictions for different racial groups in 2020. The data in this column can be used as a comparison to Item #8.2.

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provide context for the levels of segregation experienced by racial groups in this jurisdiction. For example, Table 1indicates the average isolation index value for white residents across all Bay Area jurisdictions is 0.504, meaning that in the average Bay Area jurisdiction a White resident lives in a neighborhood that is 50.4% white.

TABLE 3-1 2 RACIAL ISOLATION INDEX VALUES FOR SEGREGATION WITHIN CALISTOGA Another way to measure segregation is by using a dissimilarity index:
• This index measures how evenly any two groups are distributed across neighborhoods relative to their representation in a city overall. The dissimilarity index at the jurisdiction level can be interpreted as the share of one group that would have to move neighborhoods to create perfect integration for these two groups.
• The dissimilarity index ranges from 0 to 1. Higher values indicate that groups are more unevenly distributed (e.g. they tend to live in different neighborhoods).

In Calistoga the highest segregation is between Black and White residents. Calistoga’s Black /White dissimilarity index of 0.223 means that 22.3% of Black (or White) residents would need to move to a different neighborhood to create perfect integration between Black residents and White residents.

However, local jurisdiction staff should note that this dissimilarity index value is not a reliable data point due to small population size. The “Bay Area Average” column in this table provides the average dissimilarity index values for these racial group pairings across Bay Area jurisdictions in 2020. The data in this column can be used as a comparison to provide context for the levels of segregation between communities of color are from White residents in this jurisdiction.

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TABLE 3-2 3 RACIAL DISSIMILARITY INDEX VALUES FOR SEGREGATION WITHIN CALISTOGA Income
Figure 3-1 demonstrates the area median income by block groups in the City. The sites considered for potential housing are located across all income block groups. They are dispersed throughout the City, allowing for balanced growth and preventing one block group’s resources from being overwhelmed.

FIGURE 3-3 MEDIAN INCOME BY BLOCK GROUP
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Concentrations of Low and Moderate Income Households
Much of Calistoga is made up of census blocks with proportionately more low- and moderate-income households than Napa County as a whole. The housing opportunity sites are split between a census block group where 75 percent of households are low or moderate income (Census Tract 2020, Block Group 1) and one where 27 percent of households are low to moderate income (Census Tract 2020, Block Group 2).

FIGURE 3-4: LOW TO MODERATE INCOME HOUSEHOLDS IN CALISTOGA It should be noted that the margin of error for these block groups are substantial: 38 percent for Block Group 1 and 15 percent for Block Group 2.

The sites were chosen because of their proximity to resources necessary for households and for the way that they mix allocated household incomes along major roads in Calistoga.

Racially or Ethnically Concentrated Areas of Poverty or Affluence Calistoga is within Napa County, which is not defined as an area with Racially/Ethnically Concentrated Areas of Poverty (R/ECAP). Much of Napa County falls within a tract that is a Racially Concentrated Area of Affluence (RCAA). However, due to low incomes in Calistoga, it falls outside any RCAA tracts.

The nearest R/ECAP is in Vallejo, Solano County, approximately 40 miles southeast of Calistoga.

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FIGURE 3-5: R/ECAP AND RCAA NEAR CALISTOGA
Education
In addition to the similarities in access to opportunity shown in the TCAC maps, there are other similarities in the city’sCity social composition. Calistoga is served entirely by the Calistoga Joint Unified School District.

There is one public elementary school, one public junior/high school, and one continuation school in the district that serve all of its children.

Access to Employment (Jobs Proximity Index)
All of Calistoga’s Census block groups have approximately similar scores in the Jobs Proximity Index, indicating that residents in all block groups have approximately the same access to jobs.

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FIGURE 3-6 JOBS PROXIMITY INDEX
Disability
Households containing individuals with a disability may have less expendable income, at greater risk of displacement, and have more serious risks if the household is displaced and forced to move away from the services supporting disabled members of the household. In Calistoga’s lone census tract, 16 percent of all residents have a disability – a proportion largely consonant with Napa Valley as a whole. In Calistoga, 27 percent of households include 1 or more persons with a disability (see Table 3-4).

TABLE 3-4: HOUSEHOLDS WITH DISABLED MEMBERS BY CENSUS BLOCK GROUP Census Tract 2020
Block Group 1 Block Group 2 Block Group 3 Block Group 4 Households 657 278 556 570
Households with 1 or More Persons
with a Disability (%) 219 (33%) 50 (18%) 133 (24%) 153 (27%) Source: US Census American Community Survey 5-Year Estimates (2017-2021) Item #8.2.

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While there are many households in Calistoga that hold a person with a disability, there are no substantial or disproportionate differences between census block groups.

Familial Status
Single-parent households, particularly female-headed households, generally have lower incomes and higher living expenses, often making the search for affordable, decent, and safe housing more difficult. In Calistoga’s lone census tract, 25.3 percent of children live in a female-headed household with no spouse present. These households have 30 percent lower incomes (a $46,981 annual median income of this cohort) than the median Calistoga household ($67,119). This is a less-dramatic difference than that between cohort households in Napa County as a whole (48 percent, between $46,383 and $88,596), but still notable.

The cohort of families in female-headed households with no spouse present is a much larger proportion than that of the cohort in surrounding unincorporated Napa County (3.2 percent), but on par with the cities of St.

Helena and Yountville (approximately 25 percent and 45 percent, respectively).

TABLE 3-5: CHILDREN UNDER 18 IN FEMALE-HEADED HOUSEHOLDS WITH NO SPOUSE PRESENT BY

CENSUS BLOCK GROUP
Census Tract 2020
Block Group 1 Block Group 2 Block Group 3 Block Group 4 Households 657 278 556 570
Children under 18 in Female-Headed
Households with No Spouse Present
(%)
104 (16%) 0 (0%) 136 (24%) 0 (0%)
Source: US Census American Community Survey 5-Year Estimates (2017-2021) There are substantial communities of female-headed household with children present in Block Group 1 and Block Group 3.

Actions to help alleviate these issues can be found in the table of meaningful actions the City will take to address contributing factors to fair housing issues, located in Chapter 8.

Disparities in Access to Opportunity
The greatest disparities in access to opportunity in Calistoga are not characterized by census block groups but rather access to the resources available downtown and on Lincoln Avenue, such as transit or grocery stores, that are covered in Chapter 5’s analysis of how the sites in the 6th Cycle Housing Element serve to affirmatively further fair housing. The Housing Element’s strategy of concentrating new housing of all income levels near amenities downtown and on Lincoln Avenue serves to integrate residents near the amenities they need.

All census block groups in Calistoga are categorized as rural areas with low or moderate access to resources by the California Tax Credit Allocation Committee (TCAC). This categorization indexes block groups in Calistoga under three domains: Economic, Environmental, and Education.4 The three domains were calculated based on a set of indices including but not limited to poverty, employment, CalEnviroScreen 4 https://www.treasurer.ca.gov/ctcac/opportunity/2021-hcd-methodology.pdf Item #8.2.

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indicators, and high school graduation rates. Each census block group was then given a score out of 100 for each domain. These indices result in each block group falling into one of the following categories:
• Highest Resource
• High Resource
• Moderate Resource (including areas that are rapidly changing) • Low Resource
• High Segregation and Poverty
Census block groups in the "Highest Resource" or "High Resource" categories are given higher scoring for tax credit allocation for eligible affordable housing developments. Calistoga, however, consists entirely of census block groups in the "Moderate Resource" or "Low Resource" categories, with very little disparities between the two categories.

The 2022 TCAC Opportunity Map by census tract puts all of Calistoga in the “Moderate Resource” category.

This is the same category as surrounding unincorporated Napa County. Figure 3-6 depicts the 2020 TCAC/HCD resource levels in Calistoga which are the most recent maps broken down by block group. This is, followed by Table 3-2 which provides a detailed breakdown by economic, education, and environmental factors and indicators.

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FIGURE 3-6 CALIFORNIA TAX CREDIT ALLOCATION COMMITTEE OPPORTUNITY MAP Item #8.2.

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TABLE 3-1 26 ACCESS TO RESOURCES BY CENSUS BLOCK GROUP
Census Block
Group
Economic Environmental Education Category
1 10 61 84 Low Resource
2 23 16 84 Moderate Resource
3 45 23 84 Moderate Resource
4 13 23 84 Low Resource
In addition to the similarities in access to opportunity shown in the TCAC maps, there are other similarities in the City social composition. Calistoga is served entirely by the Calistoga Joint Unified School District.

There is one public elementary school, one public junior/high school, and one continuation school in the district that serve all of its children. All of Calistoga’s Census block groups have approximately similar scores in the Jobs Proximity Index, indicating that residents in all block groups have approximately the same access to jobs.

Economic Opportunity and Outcomes
Opportunities for employment and access to jobs contribute to individuals’ quality of life. For instance, with greater job access individuals are more likely to earn higher incomes, live in higher resource areas, and occupy housing that meets their needs. Economic outcomes provided in this section are determined by numerous factors including economic scores provided by TCAC, proximity to jobs, median household income, and poverty rates. To provide a comprehensive analysis on economic opportunity, these factors are analyzed in conjunction with geographic concentrations of residents and special needs populations.

The TCAC assigns economic opportunity scores by census tract in jurisdictions throughout the state.

Economic opportunity indexes are presented in Figure II. As shown in the map Calistoga’s census tract is considered an area with less positive economic outcomes for residents, with an economic score of 0.20.

Calistoga has higher concentrations of persons with a disability and of non-White populations (Figures) than nearby unincorporated Napa and Sonoma Counties(the southwestern edge of the following two figures). This suggests that special needs populations in the city are living in areas with comparatively lower job access and economic opportunity.

The City of Calistoga has a comparatively higher proportion of residents with a disability, [percentage].

However, there are no areas in the city that are considered a high segregation & poverty resource tract. This indicates that persons with a disability in Calistoga does not face extreme disparities in access to opportunities.

Surrounding areas with higher proportions of non-White residents follow similar trends. In Calistoga, the percentage of non-White residents is highest in block groups 1 and 3. These tracts are located where Downtown Calistoga.

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Proximity to jobs and employment opportunities are also important when considering disparities in access to opportunity. HUD provides indexes by block group in city census tracts to determine which areas and populations are closest and furthest from jobs and employment opportunities.

The AARP Public Policy Institute provides livability scores for all cities in the county—these scores are based on seven categories including housing, neighborhood conditions, transportation, environment, health, engagement, and opportunity. Based on their metrics and city policies, the Public Policy Institute scores these categories ranging from 0 to 100 (higher scores are more positive). In 2022, according to AARP, 495 jobs in Calistoga were accessible via public transportation and 11,096 jobs by car.5 Compared to other nearby areas, Napa County has mixed result statistics in accessible jobs by public transit compared to its neighboring cities.

For example, in Napa County, only 296 jobs are accessible via public transit and 23,782 jobs by car. High speed broadband is also important in determining economic opportunities as it allows residents to complete online applications and work from home. Calistoga scores poorly in this area with 6.6% of residents having high speed internet services.

As shown throughout this section, economic opportunity in Calistoga is generally similar to opportunity in the county broadly. Areas of lower income and lower access to jobs do not correlate to areas with greater non-White populations. For the upcoming planning period, the City will work towards removing barriers to economic opportunity through place-based investments and targeted policies and programs to improve outcomes in lower-income areas of Calistoga.

Educational Outcomes
Access to a quality education and adequate schools significantly impact educational outcomes and is often a strong indicator of young adult’s economic outcomes. Calistoga scores relatively low in terms of educational outcomes with all the portions of Calistoga score of 0.47. Compared to surrounding areas, however, educational outcomes in the city are more mixed. As shown in Figure XI, most census tracts in unincorporated Napa County score of 0.43. But, in nearby unincorporated Sonoma County, nearby tracts have an education score of 0.61. In essence, Calistoga and its surrounding areas have similar educational outcomes, if a bit lower than outcomes in nearby Sonoma County.

Calistoga is served by the Calistoga Joint Unified School District with ten elementary schools and three middle schools. Overall, the Calistoga Joint Unified School District is disproportionately Hispanic/Latino and economically disadvantaged. Minority enrollment in the district is 89.4 percent (including 86.2 percent Hispanic/Latino) and enrollment for students who are economically disadvantaged at 82.7 percent. Following the Hispanic/Latino population in student enrollment are White students (10.6 percent), Black or African American students (1 percent), Filipino students (0.5 percent), and other Asian and Pacific Islander (0.2 percent). This could be because the school district includes students in areas outside Calistoga. Also, the Hispanic/Latino population in Calistoga may be younger than the White population of the city.

Student outcomes at the city’s elementary and middle schools are both below standard. In Calistoga Joint Unified, ranked 20 points below standard in English language arts and 55 point below standard for mathematics according to the California School Dashboard. 6 5https://livabilityindex.aarp.org/search/Calistoga,%20California,%20United%20States. 6 https://www.caschooldashboard.org/reports/28662410000000/2022#english-learner-progress-card Item #8.2.

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Access to Transportation
Access to transportation and public transit are rather low throughout the city. Calistoga residents—including special needs populations—do not face disparities or barriers in public transit access. This is largely due to the Calistoga Shuttle Line from Vine Transit offering on demand service, from any point and with no advanced reservation needed.7 Travelling regionally, the line 10 uptown connector goes from Napa Valley College to Calistoga and back with 60-minute headways.8
In 2014, the city of Calistoga completed and released a report on how the city plans to improve transit access in the Downtown and promote more active transportation.9 The City of Calistoga released the report in 2014 would expand active transportation access through the city’s ability to secure grant funding for project design and construction. The city also conducted community outreach processes to help further recommendations and upcoming plans—the city engaged with various stakeholders to determine existing conditions and challenges as well as projects that would have the greatest impact in meeting resident needs. The Calistoga Active Transportation Plan identified several new infrastructure projects to improve transportation access in the city and will serve as a means to implement transportation programs and develop grant applications for final design and construction funds. The end goal will be to create a local bike network in Calistoga and a regional network to gain access to the nearby state parks and wineries.

Although access to transportation is not a barrier in Calistoga, data from 2020 suggest that many residents do not commute to their job via public transit. For example, in 2020, only 511 households (2.1 percent) used public transit to go to work. Instead, most residents drove their car to work (75.4 percent), followed by those who worked from home (3.5 percent), and workers carpooling (6.1 percent). According to 2021 US Census data, the average commute is approximately 24 minutes—much lower than neighboring cities.

Public transportation access in Calistoga does not appear to disproportionately impact special needs populations. The Calistoga shuttle on demand service is handicapped accessible and can reach all areas of the city.

Environmental Outcomes
TCAC’s environmental opportunity areas are based on the CalEnviroScreen 4.0 indicators which identify areas particularly vulnerable to pollution including ozone, diesel, pesticides, toxic release, traffic, cleanup sites, groundwater threats, hazardous waste, impaired water bodies, and solid waste sites.

Calistoga’s environmental opportunity scores is 0.69. In areas located outside Calistoga city limits, the environmental score is comparatively lower with a score 0.37 for unincorporated Napa County and 0.56 for adjacent unincorporated Sonoma County. This suggests that populations in Calistoga, including those with special needs and who are low income, are not as disproportionately higher risk of pollution.

The City of Calistoga has a low CalEnviroScreen 4.0 score of 29.3 (where 1 is the “best” and 99 the “worst”).

This score is somewhat comparable than those in the surrounding area.

Exposure to roadway pollution in Calistoga is extremely low—in 2022, 0 percent of residents were exposed to near roadway pollution. However, unhealthy air quality days per year has worsened, from 1.3 days per year 7 https://vinetransit.com/routes/calistoga-shuttle/
8 https://vinetransit.com/routes/route-10/
9 https://www.ci.calistoga.ca.us/home/showpublisheddocument/18941/635959663864570000 Item #8.2.

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in 2015 to 9.3 days per year in 2022 according to the AARP Public Policy Institute. This is likely due to increased incidences of wildfires in the area.

The city has a moderate ranking when it comes to determining the city’s vulnerability to flooding as data on special flood hazard areas. The Risk Factor tool—created by the non-profit First Street Foundation— provides insight on natural disaster risks including flooding, fires, and heat waves.10 According to the online tool, Calistoga has a moderate risk of flooding over the next 30 years, meaning flooding is likely to impact day-to-day life. Much of this flooding risk is primarily concentrated near the Napa river and neighborhoods bordering the river. As of 2022, there are 232 properties in Calistoga with a 26 percent chance of being severely affected by flooding over the next 30 years—this represents 19 percent of all properties in the area.

The city of Calistoga has implemented adaptation measures in case there is major flooding—for example, the city is already investing in flood risk reduction projects.

Calistoga has a moderate risk of wildfires affecting the city over the next 30 years. However, the city is at major risk of experiencing high heat waves—100 percent of homes in the city are subject to high heat risks according to riskfactor.com. Environmental risks such as flooding, wildfires, and heat waves indicate that Calistoga will increasingly need to adopt additional measures to protect communities from these increasingly hazardous environmental conditions.

Disproportionate Housing Needs within the Jurisdiction, Including Displacement Risk The number of new homes built in the Bay Area has not kept pace with the demand, resulting in longer commutes, rising housing prices, and exacerbating issues of displacement and homelessness. The number of homes in Calistoga increased 4.1 percent from 2010 to 2020, which is above the growth rate for Napa County and below the growth rate of the greater Bay Area during the same time period.

Currently, people of color are more likely to experience poverty and financial instability as a result of federal and local housing policies that have historically excluded them from the same opportunities extended to White residents. These economic disparities also leave communities of color at higher risk for housing insecurity, displacement, or homelessness. In Calistoga, Other Race or Multiple Races (Hispanic and NonHispanic) residents experience the highest rates of poverty, followed by White (Hispanic and Non-Hispanic) residents.

Because of increasing housing prices, displacement is a major concern in the Bay Area. Displacement has the most severe impacts on low-and moderate-income residents. When individuals or families are forced to leave their homes and communities, they also lose their support network.

The Urban Displacement Project by the University of California – Berkeley mapped all the neighborhoods in the Bay Area via U.S. Census Tracts and identified urban areas for their risk for gentrification and displacement. As the entire City of Calistoga is in one census tract, the Urban Displacement Project identified the entire City as susceptible to displacement (see Figure 3-8). 10 https://riskfactor.com/city/calistoga/609892_fsid/flood Item #8.2.

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FIGURE 3-5 7 URBAN DISPLACEMENT
Sources: Urban Displacement Project: UC Berkeley (2022). Lawyers Committee for Civil Rights Under Law. Santa Clara County Planning Collaborative.

The data set from the University of California – Berkeley does not show individual census block groups, thus, segregation cannot be identified in individual neighborhoods or any of the four census block groups that make up Calistoga. Equally important, some neighborhoods in the Bay Area do not have housing appropriate for a broad section of the workforce. UC Berkeley also estimates that there are no households in Calistoga that live in neighborhoods where low-income households are likely to be excluded due to prohibitive housing costs and designates Calistoga as a City that is low income but at risk of displacement. .

Disproportionate housing needs can be complex to identify in Calistoga because the entire city is in a single census tract, encompassing four block groups. These needs can be further analyzed through four components:
• Cost-Burdened Households
• Overcrowded Households
• Substandard Housing Conditions
• Homelessness
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An overview of housing needs can be found in Chapter 4: Housing Needs Assessment. The following paragraphs give a census block group-by-block group analysis of these four components.

Cost-Burdened Households
A household is considered “cost-burdened” if it spends more than 30 percent of its monthly income on housing costs, while those who spend more than 50 percent of their income on housing costs are considered “severely cost-burdened.”
Low-income residents are the most impacted by high housing costs and experience the highest rates of cost burden. Spending such large portions of their income on housing puts low-income households at higher risk of displacement, eviction, or homelessness.

TABLE 3-7: COST-BURDENED HOUSEHOLDS BY CENSUS BLOCK GROUP Census Tract 2020
Block Group 1 Block Group 2 Block Group 3 Block Group 4 Renters 297 46 279 145
# of Renters Cost-Burdened (%) 65 (22%) 31 (67%) 107 (39%) 32 (22%) Homeowners 360 232 277 425
# of Homeowners Cost-Burdened (%) 133 (37%) 152 (66%) 12 (4%) 137 (32%) Source: US Census American Community Survey 5-Year Estimates (2017-2021) Renters are disproportionately more likely to be cost-burdened than homeowners, as expressed further in Chapter 4: Housing Needs Assessment. Of Calistoga’s four census block groups, there is a dramatically greater proportion of cost-burdened households in Block Group 2, which contains four Opportunity Sites at a range of income allocations. These prospective new units will allow cost-burdened residents to stay in their neighborhood in a deed-restricted unit and incorporate a balanced amount of above-moderate income units.

When cost-burdened seniors are no longer able to make house payments or pay rents, displacement from their homes can occur, putting further stress on the local rental market or forcing residents out of the community they call home. Understanding how seniors might be cost-burdened is of particular importance due to their special housing needs, particularly for low-income seniors. 34.8 percent of seniors making less than 30 percent of AMI are spending the majority of their income on housing. For seniors making more than 100 percent of AMI, 85 percent are not cost-burdened and spend less than 30 percent of their income on housing.

Overcrowded Conditions
Large households are those defined with five or more individuals and can sometimes include multiple families living together. Due to the high cost of housing in the region, large households are often forced to obtain housing that is not of sufficient size, leading to overcrowding issues. A unit with more than 1.0 occupants per room is considered “Overcrowded.” A unit with more than 1.5 occupants per room is considered “Extremely Overcrowded.”
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TABLE 3-8: OCCUPANTS PER ROOM BY CENSUS BLOCK GROUP
Census Tract 2020
Block Group 1 Block Group 2 Block Group 3 Block Group 4 Units 657 278 556 570
Overcrowded Units (%) 23 (4%) 0 (0%) 59 (11%) 0 (0%)
Units with More than 1.0 Occupants
Per Room (%) 0 (0%) 0 (0%) 0 (0%) 20 (5%)
Units with More than 1.5 Occupants
Per Room (%) 23 (4%) 0 (0%) 59 (11%) 20 (5%)
Source: US Census American Community Survey 5-Year Estimates (2017-2021) There are few overcrowded units citywide, with the largest group in Block Group 3. This block group contains two sites – including one city-owned site – that will help alleviate the overcrowded neighborhood without leading to displacement.

Substandard Housing Conditions
The categories captured by US Census American Community Survey data that can serve to identify substandard housing are:
• Whether the housing unit has/lacks plumbing facilities o All housing units in Calistoga have plumbing facilities • Whether the housing unit has/lacks a kitchen
o Only Block Group 4 has units without kitchens: 19 units (3 percent of all units) • Whether the housing unit has/lacks telephone service
o All housing units in Calistoga have telephone service • Whether the housing unit has/lacks heating fuel
o Only Block Group 3 has units without heating fuel: 29 units (5 percent of all units) • Whether the housing unit has/lacks internet access
TABLE 3-9: INTERNET ACCESS BY CENSUS BLOCK GROUP
Census Tract 2020
Block Group 1 Block Group 2 Block Group 3 Block Group 4 Units 657 278 556 570
Units without Internet (%) 20 (3%) 22 (8%) 18 (3%) 69 (12%) Source: US Census American Community Survey 5-Year Estimates (2017-2021) Item #8.2.

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There are no substantial or disproportionate differences between block groups regarding substandard housing.

Homelessness
Chapter 4: Demographic and Housing Stock Overview and Housing Needs describes additional disproportionate housing needs in Calistoga. Napa County’s Point-in-Time Count does not specify location of homeless individuals on a jurisdiction-by-jurisdiction level. The most recent count, from February 2022, identified 494 individuals experiencing homelessness: 128 of these individuals were sheltered, 366 were unsheltered. The survey team noted that communities of people experiencing homelessness in Napa County tend to congregate near social services, public property, and Caltrans property.

Other Relevant Factors
Calistoga’s 6th Cycle Housing Element is also required to consider other relevant factors and local knowledge in its assessment of fair housing. The document analyzes recent wildfires, the history of racially restrictive covenants, and local knowledge surrounding senior support and current labor/migration patterns. The document then describes what actions are in place to mitigate disparities in investment and fair housing issues.

Wildfires
Recent wildfires, namely the 2016 Tubbs Fire and 2020 Glass Fire, have exacerbated the housing crisis in Calistoga. Although researchers have determined that only a small number of households leave the region because of wildfire activity,11 activists have stated that loss of housing – compounded with the loss of service jobs due to dips in tourism and devastated agricultural lands – have put communities “in desperate need.”12 The Housing Plan includes programs to assist lower income homeowners for residential rehabilitation (A2.1- 4 and A7.1-4) and a policy to ensure the location and construction of new development minimizes wildfire risk (P1.1-4) in order to support existing precarious communities and households, as well as to prevent increasing precarity due to wildfires in the future.

Racially Restrictive Covenants
As early as the 19th century, restrictive covenants were intended to enhance and stabilize the property values of white families and caused segregation of neighborhoods. Beginning in 1934, the Federal Housing Authority recommended the inclusion of restrictive covenants in the deeds of homes it insured. Racially restrictive covenants made it illegal for African Americans, as well as other races and ethnicities, to purchase, lease or rent homes in white communities.

In a landmark 1948 ruling, the Supreme Court deemed all racial restrictive covenants unenforceable. While Titles VIII and IX of the 1968 Civil Rights Act, also known as the Fair Housing Act, prohibited discrimination in the sale, rental, and financing in housing-related transactions based on race, color, national origin, religion, sex, disability, marital status, and familial status, many restrictive covenants continue to remain in property deeds throughout Napa County. Several community members in Calistoga have indicated 11 Ethan Sharygin, “Estimating Migration Impacts of Wildfire: California’s 2017 North Bay Fires” in The Demography of Disasters (Springer: 2021), available at https://link.springer.com/chapter/10.1007/978-3-030-49920-4_3. 12 Liza Ramrakya, “Northern California Fires Decimate Low-Income Communities” (Spotlight on Poverty & Opportunity: Oct. 25, 2017). Available at https://spotlightonpoverty.org/spotlight-exclusives/northern-california-fires-decimate-low-income-communities.

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that the covenants, conditions, and restrictions (CC&Rs) that show up on the title reports for their homes include racially restrictive language.

Napa County’s Restrictive Covenant Modification Program aims to inform and educate Napa County residents of the history and significance of government policies and programs that were intentionally discriminatory and helped create segregated communities in Napa County. Homeowners can identify any illegal or unlawful restrictive covenant and have the language acknowledged in their property deeds. Illegal and unlawful language may be submitted to Assessor-Recorder-County Clerk for review and to certify such covenants cannot be enforced, are illegal, and are inconsistent with Napa County laws and values. This certified document can be placed on top of the homeowner’s title report for future and potential buyers.

Local Knowledge
In an August 6, 2021 conversation with UpValley Family Centers – a social service nonprofit rooted in Calistoga – the organization noted some of the most acute issues facing Calistoga residents in need. The contact noted that seniors in the city are often in critical need of support, and families of farmworkers or other residents who migrate for work (such as day laborers) face unique housing and social support challenges.

Senior Support
Many of Calistoga’s seniors are on fixed incomes, which presents a challenge when households are presented with sudden bills (such as medical devices or home repairs). These issues are particularly present in mobile home parks. UpValley Family Centers has staff dedicated to seniors to help with outreach and to resolve issues, collaborating with Fair Housing Napa Valley as necessary. The Sixth Cycle Housing Element includes polices and actions to support UpValley and otherwise engage with seniors in the Calistoga community, such as…..

Labor and Migration Patterns
Calistoga has a large number of families who migrate (whether internationally or domestically for work, including a disproportionately large number of households with children where only a female householder is present. UpValley offers services to support these families, including play-groups, drop-in sessions, and teen mentoring sessions. The Sixth Cycle Housing Element includes polices and actions to support UpValley and otherwise engage with families where one or more parent migrates for work (see Goal H-4 Address the housing needs of special-needs population groups.)
Identification of Contributing Factors
Contributing factors to fair housing issues include segregation, racially or ethnically concentrated areas of poverty, disparities in access to opportunity disproportionate housing needs, and discrimination or violations of civil rights laws or regulations related to housing. Identifying contributing factors shapes how the City of Calistoga will address fair housing issues.

Community outreach and discussions with service and housing providers in the City and County revealed that the two key factors that impact fair housing in Calistoga are:
• Disparities in Access to Opportunity
• Disproportionate Housing Needs
Certain segments of Calistoga’s population (farmworkers, female-headed households with no partner present) face disproportionate housing challenges including access to necessary resources and connectivity to community-based Item #8.2.

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organizations. This is particularly acute for female-headed households with no partner present living in Census Tract 2020, Block Groups 1 and 3. These issues are a high priority.

Cost burden is a substantial issue in Calistoga, particularly among renters citywide and for all households in Census Tract 2020, Block Group 2. This is a medium-priority issue.

More information on the contributing factors to fair housing issues, and the meaningful actions Calistoga will take to address these issues, are in Chapter 8.

Contributing factors to fair housing issues include segregation, racially or ethnically concentrated areas of poverty, disparities in access to opportunity disproportionate housing needs, and discrimination or violations of civil rights laws or regulations related to housing. Identifying contributing factors shapes how the City of Calistoga will address fair housing issues.

Community outreach and discussions with service and housing providers in the City and County revealed that the two key factors that impact fair housing in Calistoga include:
• Housing for farmworkers and their families
• Affordable housing near amenities in the City
Housing for Farmworkers and Their Families
The Housing Element includes policies that support the development of housing and provision of housing services for farmworkers. This includes policies for farmworker family housing in areas of Calistoga close to amenities as well as policies that support greater collaboration between the City and the agricultural companies that hire farm workers to build workforce housing.

Fair Housing Contributing Factors:
• Farmworkers have acute housing needs in Calistoga and in Napa Valley • There is a lack of outreach for farmworkers and their employers • There is a lack of housing mobility and housing services Additional support for housing mobility and housing services is needed for farmworkers, in addition to greater outreach to learn more about their specific housing needs.

Housing actions that address the needs of farmworkers and their families include the following: A1.2-5, A4.1- 2, A4.2-1 – A4.2-3, A4.3-1, and A4.5-1 – A4.5-4.

Affordable Housing Near Amenities in the City
The Housing Element includes sites along Lincoln Avenue and Washington Street in higher-density zones appropriate to accommodate affordable housing. Development on these sites will require only ministerial review if the proposed development is at the appropriate density (20 units/acre) and includes at least 20 percent affordable units. These sites are near amenities such as grocery stores, health clinics, and parks.

Affordable housing can be provided in other areas of Calistoga via accessory dwelling units, which will provide housing opportunities in census block groups further from Calistoga'’s central core that may otherwise be populated by residents with higher incomes.

Fair Housing Contributing Factors:
• Location and type of affordable housing
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• Housing is located near amenities
By identifying the contributing factors to fair housing issues, the City was able to develop policies and actions in Chapter 8 that were structured to further fair housing and reduce inequitable community growth.

Housing actions that address this contributing factor to fair housing by encouraging varied housing typologies and ensuring that affordable housing is provided on sites near amenities include the following: A1.2-3 – A1.2- 5, and A2.1-5.’
Table 3.1 shows a breakdown of AFH identified factors, contributing factors, and meaningful actions that will address fair housing issues.

Affirmatively Furthering Fair Housing: Site Selection
The City of Calistoga desires to utilize the 5th cycle reuse sites to meet the net new RHNA. The 5th cycle sites were screened for the appropriate size to allow for affordable housing. In addition, various maps were prepared to assess 15-minute walking distances to resources including jobs, transit, food, parks, healthcare, and schools. These maps are provided in Chapter 5. The City of Calistoga has decided to use all the available 5th cycle sites which are appropriate from an access to resources point of view but are also the appropriate size for affordable housing development. Utilization of all these sites will exceed the RHNA requirements beyond the 30 percent buffer.

Affirmatively Furthering Fair Housing: Policy Development Community members stressed the need for diverse housing types and affordable housing. Workforce housing was also a common need that was identified through interviews, focus groups, and community meetings.

Overall, the people of Calistoga desire to live in an affordable, attractive, and equitable community where all residents, workers and visitors can enjoy. Housing policy themes were developed from the community outreach findings and include strategies to affirmatively further fair housing. Themes were presented at the third HAC meeting on Monday, December 13, 2021. The following list includes the housing policy themes with the strategies the City has adopted considering these themes:
• Support missing middle housing (P1.2-4, A2.1-6, A2.1-7) • Rent regulation (A3.2-2)
• Subsidized housing (P2.2-1, A.2.2-2, A3.2-1, A7.1-4)
• Financial assistance (A1.3-4, P2.1-1, A2.1-2, A2.1-4, A2.2-1, A2.3-1, A4.1-6, A5.1-2, A7.1-2) • Prioritization of fair and equitable housing opportunities (A1.2-3, A4.1-5, P7.1-1) • Second homes/Vacation homes (not occupied) should be limited (A1.2-5, A1.2-6, A3.1-2) • Allocated workforce housing (P1.2-3, P1.2-5. A1.2-4, P4.5-1, P4.5-2, A4.5-1, A4.5-2) • Affordability and availability of housing (A1.2-1, A1.2-2, P4.1-5, P4.5-3, A4.5-3, A4.5-4) • Increased population and its relationship to the Safety/evacuation plan (P1.1-4, A1.1-2) • Appeal to 18-24 years old’s (Which was adjusted by HAC to apply to all ages) Item #8.2.

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The HAC provided the project team with the necessary guidance to begin the policy development process for the Housing Element Update. Goals, policies, and actions from the 5th cycle housing element were evaluated and augmented as needed to reflect current housing priorities. Additionally, new policies and actions that resulted from the policy themes identified above were included. For direct policies and actions, refer to Chapter 8. For the Housing Action Plan, which includes the list of housing policies and actions that address AFFH, refer to Appendix B.

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CHAPTER 4: DEMOGRAPHIC AND HOUSING STOCK OVERVIEW AND

HOUSING NEEDS
The housing needs assessment section of the Housing Element discusses the Regional Housing Need Allocation (RHNA) for Calistoga and evaluates the existing and projected housing need in the City. This section includes an overview of the City’s population and housing characteristics, including affordable units that are at risk of converting to market-rate. The housing needs assessment also includes an analysis of special populations, such as people with disabilities, seniors, farmworkers, large families, female headed households, and unhoused individuals. The key findings of this section are summarized below. • Population – Generally, the population of the Bay Area continues to grow because of natural population growth and because the strong technology-based economy draws new residents to the region. The population of Calistoga increased by 3 percent from 2000 to 2020, which is below the growth rate of the Bay Area.
• Age – In 2019, Calistoga’s youth population (under the age of 18) was 967 and senior population (65 and older) was 1,166. These age groups represent 18.3 percent and 22.1 percent, respectively, of Calistoga’s population.
• Race/Ethnicity – In 2020, 61.7 percent of Calistoga’s population was White, none were African American, 1.9 percent was Asian, and 35.9 percent was Latinx. People of color in Calistoga comprise a proportion below the overall proportion in the Bay Area as a whole.1 • Employment – Calistoga residents most commonly work in the Arts, Recreation & Other Services industry, which includes hospitality related jobs. From January 2010 to January 2021, the unemployment rate in Calistoga increased by 4.7 percentage points. Since 2010, the number of jobs located in the jurisdiction increased by 360 (18.6 percent). Additionally, the jobs-household ratio in Calistoga has increased from 1.1 in 2002 to 1.16 jobs per household in 2018. • Number of Homes – The number of new homes built in the Bay Area has not kept pace with the demand, resulting in longer commutes, increasing prices, and exacerbating issues of displacement and homelessness. The number of homes in Calistoga increased by 4.1 percent from 2010 to 2020, which is above the growth rate for Napa County and below the growth rate of the region’s housing stock during this time period.
• Home Prices – A diversity of homes at all income levels creates opportunities for all Calistoga residents to live and thrive in the community.
o Ownership – The largest proportion of homes had a value in the range of $500-$750k in 2019.

Home prices increased by 86.3 percent from 2010 to 2020. 1 The Census Bureau’s American Community Survey accounts for ethnic origin separate from racial identity. The numbers reported here use an accounting of both such that the racial categories are shown exclusive of Latinx status, to allow for an accounting of the Latinx population regardless of racial identity. The term Hispanic has historically been used to describe people from numerous Central American, South American, and Caribbean countries. In recent years, the term Latino or Latinx has become preferred. This report generally uses Latinx, but occasionally when discussing US Census data, we use Hispanic or Non-Hispanic, to clearly link to the data source.

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o Rental Prices – The typical rent for an apartment in Calistoga was $1,280 in 2019. Rental prices increased by 21.7 percent from 2009 to 2019. To rent a typical apartment without cost burden, a household would need to make $51,440 per year.2
• Housing Type – It is important to have a variety of housing types to meet the needs of a community today and in the future. In 2020, 48.3 percent of homes in Calistoga were single family detached, 3.7 percent were single family attached, 10.2 percent were small multifamily (2-4 units), and 13.0 percent were medium or large multifamily (5 or more units). Between 2010 and 2020, the number of multifamily units increased more than single-family units. Generally, in Calistoga, the share of the housing stock that is detached single family homes is below that of other jurisdictions in the region. • Housing Stock Conditions – According to a survey of housing conditions in 2021, 10.5 percent of the surveyed units needed some level of rehabilitation. Approximately 46 percent of the City’s housing stock is over 60 years old. Housing of this age requires a high degree of maintenance to prevent deterioration. There is also a growing recognition and appreciation for the historic qualities of the homes in many of Calistoga’s older neighborhoods.
• Housing Availability – There are very few housing units – both homes and apartments – available for rent in the community. Additionally, the purchase of local residences as vacation homes and the offering of other homes as vacation rentals reduce the housing stock available to those who want to permanently reside in the community.
• Affordable Housing – There are 203 affordable, deed-restricted, housing units existing in the City, including single-family homes, townhomes, and apartments, which represent approximately eight percent of the total housing inventory. Their affordability ranges from extremely low (≤30 percent of area median income) to moderate income (≤120 percent of area median income) and include units targeted to first-time homebuyers and farmworkers.
• Cost Burden – The U.S. Department of Housing and Urban Development considers housing to be affordable for a household if the household spends less than 30 percent of its income on housing costs.

A household is considered “cost-burdened” if it spends more than 30 percent of its monthly income on housing costs, while those who spend more than 50 percent of their income on housing costs are considered “severely cost-burdened.” In Calistoga, 28.7 percent of households spend 30-50 percent of their income on housing, while 12.6 percent of households are severely cost burden and use the majority of their income for housing.
• Displacement/Gentrification – According to research from The University of California, Berkeley, all households in Calistoga live in neighborhoods that are susceptible to or experiencing displacement, and no households live in areas at risk of or undergoing gentrification. None of the households in Calistoga live in neighborhoods where low-income households are likely excluded due to prohibitive housing costs.
• Neighborhood – All residents in Calistoga live in “Moderate Resource” areas and no residents live in neighborhoods identified as “Highest Resource/High Resource” areas or “Low Resource/High Segregation and Poverty” areas. These neighborhood designations are based on a range of indicators 2 Note that contract rents may differ significantly from, and often being lower than, current listing prices.

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covering areas such as education, poverty, proximity to jobs and economic opportunities, low pollution levels, and other factors.
• Special Housing Needs – Some population groups may have special housing needs that require specific program responses, and these groups may experience barriers to accessing stable housing due to their specific housing circumstances. In Calistoga, 16.0 percent of residents have a disability of any kind and may require accessible housing. Additionally, 7.3 percent of Calistoga households are larger households with five or more people, who likely need larger housing units with three bedrooms or more. Households that are female-headed families make up 8.1 percent of households, which are often at greater risk of housing insecurity.
• Projected Housing Need – The Association of Bay Area Governments (ABAG) projects that Napa County will gain 5,000 more households by 2050 and experience a job growth of 21 percent, resulting in 15,000 new jobs. Based on the RHNA for the 2023-2031 housing cycle, Calistoga will need to accommodate 119 new housing units.

Population Characteristics
Understanding who lives in the community and how the population has grown in the past and is expected to grow in the future is important for designing and implementing effective housing policies and programs.

Calistoga’s historic population since 1950 is shown in Table 4-1.

The City’s growth rate has varied significantly over the past 60 years. Between 1970 and 1980, Calistoga experienced its most dramatic increase in population, doubling its population through the addition of nearly 2,000 new residents. Since then, population growth has slowed substantially. Between 2000 and 2010, the City’s population declined slightly compared to the previous decade. Since 2010, the population has increased by close to 4 percent. A comparison of population changes in Calistoga, Napa County, and the Bay Area since 1990 are summarized in Table 4-2 and Figure 4-1.

TABLE 4-1 CALISTOGA POPULATION SUMMARY, 1950 – 2020
Year Population Change
Number Percent
1950 1,418 -- --
1960 1,514 96 6.8%
1970 1,882 368 24.3%
1980 3,879 1,997 106.1%
1990 4,468 589 15.2%
2000 5,190 722 16.2%
2010 5,155 -35 -0.7%
2020 5,348 193 3.74%
Sources: U.S. Census Bureau, Decennial Census Counts; California Department of Finance; ABAG/MTC Housing Element Data Package Item #8.2.

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TABLE 4-2 CALISTOGA POPULATION GROWTH TRENDS, 1990-2020 Year Population
Calistoga
Population
Napa County
Population
Bay Area
1990 4,468 110,765 6,020,147
1995 4,662 117,216 6,381,961
2000 5,190 124,279 6,784,348
2005 5,183 132,314 7,073,912
2010 5,155 136,484 7,150,739
2015 5,242 141,010 7,595,694
2020 5,348 139,088 7,790,537
Source: California Department of Finance, E-5 series (2020) FIGURE 4-1 CALISTOGA POPULATION GROWTH TRENDS, 1990-2020 Source: California Department of Finance, E-5 series (2020) Item #8.2.

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Between 2000 and 2010, Calistoga saw an increase in the racial diversity of its population. As shown in Table 4-3, the percentage of the City’s population who identified as Hispanic increased between 2000 and 2010, while the Non-Hispanic White population decreased from 59.1 percent to 47.7 percent in the same time period. In the last 10 years, the Hispanic population decreased to below the recorded population in 2000, while the NonHispanic White population has grown to 60.4 percent. The population of Non-Hispanic Asian/Pacific Islanders has growth slightly since 2010 to make up 1.8 percent of the population. Changes in all other racial categories are too small to make accurate conclusions on demographic changes between 2010 and 2019.

TABLE 4-3 POPULATION BY RACE AND ETHNICITY, 2000, 2010, & 2019 Source: US. Census Bureau, Decennial Census Counts; ABAG/MTC Housing Element Data Package; U.S. Census Bureau, American Community Survey 5-Year Data (2015- 2019)
Calistoga’s racial population characteristics are similar to the rest of Napa County with the exception of the City’s Non-Hispanic White population which is larger than county averages and the Asian/Asian Pacific Islander (API) population which is smaller than county averages. Compared to the rest of the Bay Area, Calistoga has a greater percentage of Hispanic/Latinx people, a much greater share of non-Hispanic White people, and a smaller percentage of all other racial categories.

Category 2000 2010 2019
Number Percent Number Percent Number Percent
Hispanic 1,978 38.4% 2,545 49.4% 1,891 35.2%
White (NonHispanic)3,048 59.1% 2,459 47.7% 3,251 60.4% Black 16 <1% 20 <1% 0 0%
Native American 28 <1% 16 <1% 0 0%
Asian/Pacific
Islander
52 1.0% 47 <1% 98 1.8%
Other or Multiple
Races
6 <1% 68 <1% 31 <1%
Item #8.2.

CITY OF CALISTOGA 2023 – 2031 HOUSING ELEMENT – RECOMMENDED FINAL page 4-6
FIGURE 4-2 POPULATION BY RACE, 2019
Source: ABAG/MTC Data Packet; U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019) The distribution of age groups in a City shapes what types of housing the community may need in the near future. An increase in the older population may mean there is a developing need for more senior housing options, while higher numbers of children and young families can point to the need for more family housing options and related services. There has also been a move by many to age-in-place or downsize to stay within their communities, which can mean more multifamily and accessible units are also needed.

Table 4-4 shows that the median age in Calistoga increased from 38.1 years to 40 years between 2000 and 2010 and increased from 40 years to 43.4 years between 2010 and 2019. This increase is attributable to an increase in the proportion of the population between 55 and 65 years of age. Calistoga’s median age is slightly higher than Napa County’s median age of 41.3, but nearly seven years older than California’s median of 36.5 years.

Item #8.2.

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TABLE 4-4 POPULATION BY AGE, 2000 - 2019
Age
Groups
2000 2010 2019
Number Percent Number Percent Number Percent
0-4 368 7.1% 350 6.8% 359 6.8%
5-14 638 12.3% 609 11.8% 465 8.8%
15-24 645 12.4% 608 11.8% 376 7.1%
25-34 750 14.5% 680 13.1% 882 16.7%
35-44 649 12.5% 661 12.7% 713 13.5%
45-54 651 12.5% 599 11.5% 655 12.4%
55-64 474 9.1% 684 13.2% 655 12.4%
65-74 368 7.1% 479 9.2% 528 10%
75-84 459 8.8% 311 6.0% 431 8.2%
85+ 188 3.6% 174 3.4% 207 3.9%
Total 5,190 5,155 5,271

38.1 40.0 43.4
Source: ABAG/MTC Housing Element Data Package; American Community Survey 5-Year Data (2015-2019) A comparison of Calistoga’s age group distribution in 2019 to the State of California, Napa County as a whole and other municipalities in the county is shown in Table 4-5. While Calistoga has a higher percentage of older adults than the state, the City’s age distribution is very similar to Napa County. 22 percent of the City’s population is over the age of 60. Housing strategies will need to plan for housing typologies that support the needs of this aging population. Additional demographic information can be found in later sections that deal with special needs housing.

TABLE 4-5 SHARE OF TOTAL POPULATION BY AGE GROUP, 2019
Under 5
years
5 to 19
years
20 to 34
years
35 to 44
years
45 to 59
years
60 to 74
years
75 years
and over
California 6% 19% 22% 13% 19% 14% 6%
Napa County 5% 18% 19% 13% 20% 17% 8%
American
Canyon
6% 22% 19% 14% 22% 12% 5%
Calistoga 7% 13% 20% 14% 16% 19% 12%
Napa 6% 19% 20% 14% 19% 16% 7%
St. Helena 6% 14% 16% 9% 23% 22% 11%
Yountville 1% 8% 7% 8% 20% 26% 30%
Source: U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019) Item #8.2.

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Employment Characteristics
Employed city residents either work in the community or elsewhere in the region. Calistoga employs more workers commuting from outside city limits. There are 2,811 jobs in Calistoga, and 2,622 employed residents – the ratio of jobs to resident workers is 1.07, making Calistoga a net importer of workers.

Figure 4-3 shows the balance when comparing jobs to workers, broken down by different wage groups, offering additional insight into local dynamics. A community may offer employment for relatively low- income workers but have relatively few housing options for those workers – or conversely, it may house residents who are low wage workers but offer few employment opportunities for them. Such relationships can provide insight on demand for housing in particular price categories.

A surplus of jobs relative to residents in a given wage category suggests the need to import those workers, while conversely, surpluses of workers in a wage group relative to jobs means the community will export those workers to other jurisdictions. Such flows are not inherently bad, though over time, worker and job imbalances across the region may appear. Calistoga has more low-wage jobs than low-wage residents (where low-wage refers to jobs paying less than $25,000 annually). At the other end of the wage spectrum, the City has more high-wage residents than high-wage jobs (where high-wage refers to jobs paying more than $75,000 annually) (Figure 4-3).

FIGURE 4-3 WORKERS BY EARNINGS, BY JURISDICTION AS PLACE OF WORK AND PLACE OF RESIDENCE, 2019
Source: ABAG/MTC Data Packet; U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019) Hospitality/food services, retail trade, natural resources, and manufacturing (bottled water, wine) have historically been Calistoga’s core industries. As shown in Table 4-6 over the last 20 years, employment by industry has remained stable, with increases in the arts and recreation, construction, and manufacturing and wholesale sectors. Arts, Recreation & Other Services accounts for over one-third of employment in Calistoga, and housing strategies will need to address the needs and financial resources of workers in this job sector.

Item #8.2.

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TABLE 4-6 EMPLOYMENT BY INDUSTRY, 2005-2018
Source: U.S. Census Bureau, Longitudinal Employer-Household Dynamics, Residence Area Characteristics (RAC) files, 2002-2018 Major employers in Calistoga are listed in Table 4-7. Accommodations, spa services, and food service businesses employ the most workers in Calistoga. The local school district is also a large employer.

TABLE 4-7 MAJOR EMPLOYERS, 2013
Employer Industry Type Employees
Indian Springs Resort and Spa Accommodations, Professional Services 200 Four Seasons Accommodations 185
Solage Spa & Resort Accommodations, Professional Services, Food Services
155
Calistoga Joint Unified School
District
Education
123
Calistoga Inn & Napa Valley
Brewing Company Accommodations, Food Services
98 Crystal Geyser Water Company Manufacturing 94
Cal Mart Retail Trade 66
City of Calistoga Public Administration 62
Wilkinson’s Hot Springs Resort Accommodations, Professional Services 53 Table 4-8 shows examples of annual wages for local occupations. The estimates are based on national-level wage data, adjusted to account for regional wage disparities. In general, wages in Napa County are higher than the national average.

Number Percentage Number Percentage Number Percentage Number Percentage Agriculture & Natural
Resources 204 7.8 141 5.9 175 6.7 133 5.6
Arts, Recreation &
Other Services 684 26.3 679 28.4 708 27.2 805 33.7
Construction 156 6.0 84 3.5 92 3.5 129 5.4
Financial & Leasing 97 3.7 65 2.7 64 2.5 79 3.3
Government 70 2.7 93 3.9 64 2.5 61 2.6
Health & Educational
Services 386 14.8 370 15.5 405 15.6 404 16.9
Information 19 0.7 31 1.3 16 0.6 21 0.9
Manufacturing &
Wholesale 446 17.1 424 17.7 492 18.9 532 22.2
Professional &
Managerial Services 217 8.3 218 9.1 221 8.5 264 11.0
Retail 264 10.1 243 10.2 217 8.3 280 11.7
Transportation &
Utilities 58 2.2 44 1.8 40 1.5 59 2.5
Industry
2005 2010 2015 2018
Item #8.2.

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According to the American Community Survey, 5-Year Estimates (2015-2019), approximately 48 percent of employed Calistoga residents worked within the City. An estimated 37 percent of employed residents worked elsewhere in Napa County and 15 percent worked outside of the county.

TABLE 4-8 AVERAGE WAGES BY OCCUPATION FOR NAPA COUNTY, 2020 Major Occupational
Group
Percent of Total
Employment
Mean Hourly Wage
United States Napa United States Napa
Percent
difference1
Total, all occupations 100.0 100.0 $27.07 $29.63* 9
Management 5.7 6.3 60.81 65.54* 8
Business and financial
operations

6.0 4.2* 38.79 38.58 -1
Computer and
mathematical

3.3 0.9* 46.53 46.05 -1
Architecture and
engineering

1.8 0.7* 43.41 42.32 -3
Life, physical, and
social science

0.9 1.0 38.15 39.23 3
Community and social
service

1.6 1.9 25.09 30.17* 20
Legal 0.8 0.3* 54.00 63.70 18
Educational instruction
and library

6.1 4.9 28.75 33.90* 18
Arts, design,
entertainment, sports,
and media

1.3 0.7* 30.96 30.46 -2
Healthcare
practitioners and
technical

6.2 7.6 41.30 48.28* 17
Healthcare support 4.6 5.4 15.50 22.59* 46
Protective service 2.4 2.3 25.11 28.65 14
Food preparation and
serving related

8.1 10.9* 13.30 17.29* 30
Item #8.2.

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Building and grounds
cleaning and
maintenance

2.9 4.2* 15.75 18.71* 19
Personal care and
service

1.9 2.2 15.68 17.73* 13
Sales and related 9.4 12.0* 22.00 25.34* 15
Office and
administrative support

13.3 10.1* 20.38 24.16* 19
Farming, fishing, and
forestry

0.3 5.1* 16.02 19.49* 22
Construction and
extraction

4.3 5.4* 25.93 31.35* 21
Installation,
maintenance, and
repair

3.9 2.7* 25.17 27.86* 11
Production 6.1 5.6 20.08 26.06* 30
Transportation and
material moving

8.7 5.7* 19.08 20.39* 7
Footnotes:
1 A positive percent difference measures how much the mean wage in the Napa, CA Metropolitan Statistical Area is above the national mean wage, while a negative difference reflects a lower wage. * The mean hourly wage or percent share of employment is significantly different from the national average of all areas at the 90-percent confidence level.

Source: BLS National Industry-Specific Occupational Employment and Wage Estimates, May 2020 In Calistoga, there was a 4.7 percentage point increase in the unemployment rate between January 2010 and January 2021. Jurisdictions through the region experienced a sharp rise in unemployment in 2020 due to impacts related to the Covid-19 pandemic, though with a general improvement and recovery in the later months of 2020.

Item #8.2.

CITY OF CALISTOGA 2023 – 2031 HOUSING ELEMENT – RECOMMENDED FINAL page 4-12
FIGURE 4-4 UNEMPLOYMENT RATE
Source: California Employment Development Department, Local Area Unemployment Statistics (LAUS), Sub-county areas monthly updates, 2010- 2021
Household Income
The median income in Napa County in 2019 was $88,596, whereas Calistoga’s median income was $67,119. As shown in the following tables, Calistoga has the lowest median household income in the county and the highest poverty rate. Median household income decreased between 2007-2011 and 2011-2015 for most communities in Napa County, including Calistoga. However, between 2015-2019, income levels generally increased and surpassed 2007-2011 levels. It should be noted that American Community Survey (ACS) data is based on relatively small sample sizes with high margins of error and should be viewed as estimates rather than definitive numbers.

Despite the economic and job growth experienced throughout the region since 1990, the income gap has continued to widen. California is one of the most economically unequal states in the nation, and the Bay Area has the highest income inequality between high- and low-income households in the state.3 In Calistoga, 41.1 percent of households make more than 100 percent of the Area Median Income (AMI)4, compared to 14.9 percent making less than 30 percent of AMI, which is considered extremely low-income (Figure 4-5). Regionally, more than half of all households make more than 100 percent AMI, while approximately 15 percent make less than 30 percent AMI. Many households with multiple wage earners – including food service workers, full-time students, teachers, farmworkers, and healthcare professionals – can 3 Bohn, S.et al. 2020. Income Inequality and Economic Opportunity in California. Public Policy Institute of California. 4 Income groups are based on HUD calculations for Area Median Income (AMI). HUD calculates the AMI for different metropolitan areas, and the nine county Bay Area includes the following metropolitan areas: Napa Metro Area (Napa County), Oakland-Fremont Metro Area (Alameda and Contra Costa Counties), San Francisco Metro Area (Marin, San Francisco, and San Mateo Counties), San Jose-Sunnyvale-Santa Clara Metro Area (Santa Clara County), Santa Rosa Metro Area (Sonoma County), and Vallejo-Fairfield Metro Area (Solano County). The AMI levels in this chart are based on the HUD metro area where this jurisdiction is located. Households making between 80 and 120 percent of the AMI are moderate-income, those making 50 to 80 percent are low-income, those making 30 to 50 percent are very low-income, and those making less than 30 percent are extremely low-income.

This is then adjusted for household size.

Item #8.2.

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fall into lower AMI categories due to relatively stagnant wages in many industries. Households with extremely low income have a variety of housing situations and needs. For example, most families and individuals receiving public assistance, such as social security or disability, are considered extremely low-income households.

TABLE 4-9 MEDIAN HOUSEHOLD INCOME, 2007-2019
2007-2011* 2011-2015* 2015-2019 Change from
2007 to 2019
State of California $70,210 $66,708 $75,235 7.2%
Napa County $78,195 $77,025 $88,596 13.3%
American Canyon $95,214 $82,009 $101,792 6.9%
Calistoga $59,208 $56,904 $67,119 13.4%
Napa $71,361 $73,420 $84,043 17.8%
St. Helena $77,925 $91,814 $90,031 15.5%
Yountville $77,884 $65,196 $69,300 -11.0%
*In 2019 dollars
Source: U.S. Census Bureau, 2007-2011 ACS (5-Year Estimates); U.S. Census Bureau, 2011-2015 ACS (5-Year Estimates); 2015-2019 ACS (5-Year Estimates), Table S1901
FIGURE 4-5 HOUSEHOLDS BY HOUSEHOLD INCOME
Source: ABAG/MTC Data Packet; U.S. Department of Housing and Urban Development (HUD), Comprehensive Housing Affordability Strategy (CHAS) ACS tabulation, 2013-2017 release
Item #8.2.

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Over the last decade, poverty rates in Calistoga and Napa County as a whole have declined. In Calistoga, Other Race or Multiple Races (Hispanic and Non-Hispanic) residents experience the highest rates of poverty, followed by White (Hispanic and Non-Hispanic) residents (Figure 4-6).

TABLE 4-10 POVERTY RATE, 2007 - 2019
2007-2011 2011-2015 2015-2019 Change from 2007 to 2019
State of California 14.4% 16.3% 13.4% -1.0%
Napa County Total 9.8% 10.3% 7.8% -2.0%
American Canyon 5.8% 11.8% 7.8% 2.0%
Calistoga 13.6% 16.3% 6.9% -6.7%
Napa 11.2% 9.5% 8.0% -3.2%
St. Helena 6.4% 11.4% 8.3% 1.9%
Yountville 5.3% 7.2% 8.4% 3.1%
Source: U.S. Census Bureau, 2007-2011 ACS (5-year estimates); U.S. Census Bureau, 2011-2015 ACS (5-Year Estimates); 2015-2019 ACS (5-Year Estimates), Table S1701.

FIGURE 4-6 POVERTY STATUS BY RACE
Source: ABAG/MTC Data Packet; U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019) Table 4-11 shows the income of Calistoga residents by household tenure. A significantly higher proportion of renter households (58.3 percent) are in the lower income categories (with household incomes 80 percent or less of the AMI) compared to residents who owned their homes (43.9 percent). Most striking is that 47 percent of Item #8.2.

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owner-occupied units have a household income greater than the AMI, compared to 32.4 percent of renteroccupied units. There are 325 households (14.9 percent) making less than 30 percent of the annual median income. Extremely low-income households are disproportionately renters: 220 of the extremely low-income households (68 percent) are renters, compared to 42 percent of the population as a whole.

TABLE 4-11 INCOME BY TENURE
Income Levels
(AMI = Area Median Income)
Renters Owners Total
Household Percent Household Percent Household Percent
Extremely Low <30% AMI 220 24.2% 105 8.3% 325 14.9%
Very Low
31-51%
AMI 230 25.3% 215 17% 445 20.5%
Low
51-81%
AMI 80 8.8% 235 18.6% 315 14.5%
Moderate
81-100%
AMI 85 9.3% 115 9.1% 200 9%
Above
Moderate >100% AMI 295 32.4% 600 47% 895 41.1%
Total 910 42% of all
households 1,265 58% of all households 2,175
Source: U.S. Department of Housing and Urban Development (HUD), Comprehensive Housing Affordability Strategy (CHAS) ACS tabulation, 2013-2017 release.

Housing Stock Characteristics
The number of housing units in Calistoga more than doubled between 1960 and 2010, with much of the growth occurring during the 1970s and 1980s. Over the past 20 years, the City’s housing stock has been steadily increasing at rate of approximately 3 to 4 percent every 10 years.

TABLE 4-12 HOUSING UNITS, 1960 – 2020
Change
Year Units Number Percent
1960 1,042 --
1970 1,106 64 6.1%
1980 1,964 858 77.6%
1990 2,157 193 9.8%
2000 2,249 92 4.3%
Item #8.2.

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2010 2,319 70 3.1%
2020 2,413 94 4.1%
Source: U.S. Census Bureau, Decennial Censuses; California Department of Finance, E-5 series In recent years, most housing produced in the region and across the state consisted of single-family homes and larger multi-unit buildings. However, some households are increasingly interested in “missing middle housing” – including duplexes, triplexes, townhomes, cottage clusters, and accessory dwelling units (ADUs). These housing types may create more options across incomes and tenure, from young households seeking homeownership options to seniors looking to downsize and age-in-place.

Single-family detached units made up 48 percent of the City’s housing stock in 2020, while mobile homes constituted approximately one-quarter of the housing supply. Multi-family dwellings comprised 23 percent of the City’s dwelling units. Calistoga has a substantially higher proportion of mobile homes compared to the county’s and state’s housing unit type distribution, and a significantly lower share of multi-family units than the state.

Item #8.2.

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TABLE 4-13 HOUSING TYPE DISTRIBUTION, 2020
Unit Type Calistoga Napa
County
California
Single Unit – Detached 1,165 48.3% 67.8% 57.4%
Mobile Home 601 24.9% 6.9% 3.9%
Single Unit – Attached 89 3.7% 5.5% 7.0%
Multi-Family (2-4) 245 10.2% 7.4% 8.0%
Multi-Family (5+) 313 13.0% 12.4% 23.7%
Source: California Department of Finance, Demographic Resource Unit, Report E-5, 1/1/2020 1Single unit - attached is defined by the Department of Finance as a one-unit structure attached to another unit by a common wall, commonly referred to as a townhouse, half-plex, or row house. The shared wall or walls extend from the foundation to the roof with adjoining units to form a property line. Each unit has individual heating and plumbing systems. It is differentiated from a two-plex, in which the units share attic space, and heating and plumbing systems.

An example of Calistoga’s multi-family housing
Housing Conditions Survey
The City of Calistoga conducted a survey of housing conditions in August 2021, using a survey instrument that was a modified version of a sample survey produced by the California Department of Housing and Community Development. It was limited to single-family units, duplexes (2 units), and multi-family (3 or more units) buildings in Calistoga. Mobile homes were not included in this survey.

The survey was conducted in those neighborhoods of Calistoga constructed primarily before 1970. The survey area consisted of 826 housing units, which represented approximately 36 percent of the total housing stock in the City.

Each of the housing units were inspected from the street. Where problems were identified with any one of four categories - foundation, roofing, siding/stucco, and windows - a survey form was completed for the property.

Item #8.2.

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In all, 87 units were identified as needing some level of rehabilitation. Table 4-14 summarizes the results of the survey.

TABLE 4-14 HOUSING CONDITIONS SURVEY RESULTS, 2021
Condition No. of Sites Percentage
Sound 739 89.5%
Minor 11 1.3%
Moderate 9 1.1%
Substantial 14 1.7%
Dilapidated 53 6.4%
Total 826 100%
Source: City of Calistoga, August 2021
It should be noted that only exterior visual inspections were conducted, and it is likely that many of the older homes are in need of maintenance such as new roofs and heating systems, as well as such energy-saving measures as insulation, double-pane windows, and weather-stripping. These conditions could only be identified by a thorough on-site inspection. However, the 2015-2019 American Community Survey data reported that all occupied units in Calistoga had complete plumbing and kitchen facilities.

The City was awarded $600,000 in CDBG funding in 2017 for the owner-occupied housing rehabilitation program. The City administered this funding to rehabilitate 34 low-income homes. The rehabilitation program is popular with residents and currently has a waiting list. The generally well-maintained condition of surveyed homes is also evidence of an interest in conserving the City’s existing units in the face of limited housing development. There is also a growing recognition and appreciation for the historic qualities of the homes in many of Calistoga’s older neighborhoods.

In 2008, the decline in the national, state, and local economies and its impacts on home ownership and affordability resulted in an increase in foreclosures. However, there has been no visible impact on local residential property conditions as a result of foreclosures. This could be attributed to the relatively few foreclosures that have occurred in the community, their dispersed locations, and the continued maintenance of the properties by the lenders who assume ownership of these properties.

Long-Term Maintenance
Since housing tends to deteriorate with age, there is a continuing concern about the condition of older housing in the community.

There has been relatively little new housing construction with only 1.4 percent of the City’s housing stock being built in the last 10 years. Approximately 46 percent of the housing stock is over 60 years old. Housing of this age requires a high degree of maintenance to prevent deterioration, particularly if maintenance has been neglected in the past. High maintenance costs can be a problem both for lower-income homeowners and for landlords. If the income of the homeowner or landlord is insufficient to pay the maintenance costs, deterioration of the housing stock will occur.

Item #8.2.

CITY OF CALISTOGA 2023 – 2031 HOUSING ELEMENT – RECOMMENDED FINAL page 4-19
TABLE 4-15 HOUSING CONSTRUCTION BY DECADE, 2019
Construction Date No. Percentage
Built 2010 or later 33 1.4%
Built 2000 to 2009 185 7.9%
Built 1980 to 1999 414 17.6%
Built 1960 to 1979 636 27.0%
Built 1940 to 1959 571 24.2%
Built 1939 or earlier 516 21.9%
Source: U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019) Susceptibility to Damage from Natural Events
The three main active earthquake faults in Napa County are capable of producing moderate-sized earthquakes that would be capable of producing a substantial amount of damage. Mobile homes tend to sustain greater damage from intense shaking than wood-frame buildings. During an earthquake, the jacks on which a mobile home is typically placed can tip, causing the coach to fall off some or all of its supports. Although the jacks may punch holes through the floor of the mobile home, it usually sustains no other substantial damage. Despite the minimal damage, however, the mobile home becomes uninhabitable, as it must be returned to a stable foundation and reconnected to utilities.

Although single-family, wood-framed homes are less likely to be deemed uninhabitable, significant damage can occur from falling hot water heaters, failed cripple walls, falling unreinforced masonry chimneys, and dislocation of structures from their foundations. Two-story homes with living space over garages are particularly vulnerable to damage. Similarly, multi-family, wood-framed buildings may have living areas above parking areas, supported only by posts. The “soft” first story may also be constructed of concrete masonry unit bearing walls. These designs offer little resistance to lateral seismic forces and buildings with this design could be severely damaged during a seismic event unless they are reinforced.

Residences in certain area of Calistoga are also susceptible to damage from natural events such as flooding and wildfires. The Public Safety Element of the General Plan contains policies and programs to minimize damage from these threats.

Housing Occupancy
According to the U.S. Census, 231 of the City’s 2,355 housing units were vacant in 2019, for a vacancy rate of

9.8 percent, which is slightly higher than the vacancy rate of 8.2 percent in 2010. There were relatively significant increases in vacancies in the “for rent”, “for sale”, and “other vacant” categories. Vacant units that are currently on the market and categorized as for rent or for sale make up 34.6 percent of all vacant units.

Of the vacant units, the most common type of vacancy is “for seasonal, recreational, or occasional use” (45.9 percent), which is consistent with the trend of the purchase of Calistoga homes as second homes. Vacant units classified as “for seasonal, recreational or occasional use” are those that are held for short-term periods of use throughout the year. Accordingly, vacation rentals and short-term rentals like AirBnB are likely to fall in this Item #8.2.

CITY OF CALISTOGA 2023 – 2031 HOUSING ELEMENT – RECOMMENDED FINAL page 4-20
category. The City is within easy driving distance from the San Francisco Bay Area and offers an affordable means of owning a weekend home in the Napa Valley.

The reasons for the relatively significant increase in the “other vacant” category are more difficult to identify.

A housing unit is classified as “other vacant” when it does not fit into any other year-round vacant category.

The Census Bureau classifies units as “other vacant” if they are vacant due to foreclosure, personal/family reasons, legal proceedings, repairs/renovations, abandonment, preparation for being rented or sold, or vacant for an extended absence for reasons such as a work assignment, military duty, or incarceration. In a region with a thriving economy and housing market like the Bay Area, units being renovated/repaired and prepared for rental or sale are likely to represent a large portion of the “other vacant” category.

TABLE 4-16 VACANCY STATUS, 2010 & 2019
Vacant units 2010 2019
For rent 13 44
For sale 0 37
Rented or sold, not occupied 0 0
For seasonal, recreational, or occasional use 129 106
For migrant workers 0 0
Other vacant 0 45
Source: U.S. Census Bureau, American Community Survey 5-Year Data (2006-2010, 2015-2019) Housing Tenure
Housing tenure - whether a household owns or rents their home – can be affected by many factors, such as housing cost, housing type (single-family versus multi-family), housing availability, household income, job availability, and consumer preference. The number of residents who own their homes compared to those who rent their homes can help identify the level of housing insecurity – ability for individuals to stay in their homes – in a city and region. Generally, renters may be displaced more quickly if prices increase.

In 2019, 60.8 percent of the City’s housing units were owner-occupied, an ownership level that was lower than the county as a whole (64.2 percent), but higher than the state (54.8 percent). The share of owner-occupied units increased between 2010 and 2019. Renters tend to be younger in age and are disproportionately people of color. The age of residents who rent or own their home can also signal the housing challenges a community is experiencing. Younger households tend to rent and may struggle to buy a first home in the Bay Area due to high housing costs. At the same time, senior homeowners seeking to downsize may have limited options in an expensive housing market.

Homeownership rates often vary considerably across race and ethnicity. Although the Non-Hispanic White population accounts for 60.4 percent of the population, 92.6 percent of owner-occupied unis are inhabited by this demographic. In Calistoga, homeownership rates were 0.0 percent for Asian households, 17.3 percent for Latinx households, and 68.6 percent for White households. Refer to Table 4-17, Figure 4-7, and Figure 4-8 for additional details on housing tenure characteristics.

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TABLE 4-1217 HOUSEHOLDS BY TENURE
2000 2010 2019
Owner Renter Owner Renter Owner Renter
State of California 56.9% 43.1% 55.9% 44.1% 54.8% 45.2% Napa County Total 65.1% 34.9% 62.6% 37.4% 64.2% 35.8%
American Canyon 85.9% 14.1% 78.5% 21.5% 77.5% 22.5%
Calistoga 59.7% 40.3% 57.8% 42.2% 60.8% 39.2%
Napa 60.6% 39.4% 57.3% 42.7% 58.3% 41.7%
St. Helena 56.0% 44.0% 55.4% 44.6% 58.8% 41.2%
Yountville 71.9% 28.1% 65.5% 34.5% 63.0% 37.0%
Source: U.S. Census Bureau, Decennial Censuses, American Community Survey 5-Year Data (2006-2010, 2015-2019) FIGURE 4-7 HOUSING TENURE BY AGE
Source: ABAG/MTC Housing Element Data Package; U.S. Census Bureau, ACS 5-Year Data (2015-2019) Item #8.2.

CITY OF CALISTOGA 2023 – 2031 HOUSING ELEMENT – RECOMMENDED FINAL page 4-22
FIGURE 4-8 HOUSING TENURE BY RACE
Source: ABAG/MTC Housing Element Data Package; U.S. Census Bureau, ACS 5-Year Data (2015-2019) Existing Housing Needs
Housing Affordability
Housing cost is generally the greatest single expense item for households. For homeowners, housing expenses consist of mortgage and interest payments, insurance, maintenance, and property taxes; some owners may also pay homeowners association dues or a special assessment fee. The housing cost burden for recent home purchasers is even greater than that of other homeowners, since the relative cost of homeownership decreases over time (i.e., long-term owner costs do not adjust to the market value of housing) and the property tax that has limited increases following the home’s purchase is adjusted upwards when the property sells.

For renter households, housing expenses generally consist of a security deposit, rent, and utilities. The cost of rent can fluctuate over the course of occupancy unless local rent controls are imposed.

Owning a home is one of the primary ways of accumulating wealth in our society, a form of wealth acquisition that is especially protected in the U.S. tax code. Homeownership stabilizes housing costs for a family and protects them from the variations that occur in rental housing. Being a homeowner is also known to increase people’s feelings of control over their lives and their sense of overall well-being. High rates of homeownership are believed to strengthen neighborhoods as well by increasing residents’ stake in the future of their communities.

Local Housing Prices and Rents
Homes in Calistoga are generally valued at similar prices as the rest of the Bay Area and command higher prices than much of California, given the City’s desirable climate; its surroundings of vineyards, world-class wineries, Item #8.2.

CITY OF CALISTOGA 2023 – 2031 HOUSING ELEMENT – RECOMMENDED FINAL page 4-23
wooded hillsides, and the Napa River; its proximity to the San Francisco Bay Area and a full range of services in nearby communities; and its historic small-town character.

Local housing prices increased dramatically between 2000 and 2007, from a median sales price of $242,000 to $810,000. The collapse in the housing market that began in early 2008 and the subsequent financial crisis was accompanied by equally dramatic reductions in housing prices from $641,267 in 2008 to 495,581 in 2012. An increase in foreclosures resulted in a tight credit market and wary consumers. There were 25 houses in some state of foreclosure in Calistoga in April 20105. While housing was more affordable than it had been in years, qualifying for a mortgage was very challenging.

Housing prices have since recovered and increased substantially, rising by 35.3 percent over the last five years. Figure 4-9 and 5 RealtyTrac at www.realtytrac.com
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Table 4-17 show the typical price of homes sales in Calistoga between 2001 and 2020. The typical home value in December 2020 was $1,047,222 per data from Zillow. Over half of the homes in Calistoga were valued at less than $250,000 or between $500,000 - $750,000. Housing prices in Calistoga have consistently been approximately $155,000 more expensive than Napa County averages and less expensive than typical Bay Area housing prices. By comparison, the typical home value is $768,410 in Napa County and $1,077,230 in the Bay Area. Since 2001, the typical home value has increased 120.1 percent in Calistoga from $475,880 to $1,047,220.

This is greater than the home value changes in Napa County, and below the change for the Bay Area. Despite the high cost of purchasing a home in Calistoga in comparison to the rest of Napa County, the median household income in the City was more than $20,000 less than the county’s median income.

FIGURE 4-9 CALISTOGA TYPICAL HOME VALUE, 2001 – 2020
Source: Zillow, 2020. Note: Per Zillow website, the nationwide median error rate for the Zestimate for on-market homes is 2.4%, while the Zestimate for off-market homes has a median error rate of 7.49%.

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TABLE 4-18 TYPICAL HOME VALUES IN CALISTOGA, NAPA COUNTY, AND THE BAY AREA Date Calistoga Napa County Bay Area
Dec-2001 $475,887 $319,926 $444,501
Dec-2002 $526,958 $362,361 $476,973
Dec-2003 $592,164 $424,360 $509,966
Dec-2004 $693,629 $494,860 $606,472
Dec-2005 $807,817 $579,137 $698,759
Dec-2006 $797,347 $578,234 $692,417
Dec-2007 $744,331 $532,718 $660,588
Dec-2008 $641,267 $464,487 $559,090
Dec-2009 $542,273 $419,168 $539,523
Dec-2010 $562,125 $421,660 $531,581
Dec-2011 $478,772 $368,024 $495,380
Dec-2012 $495,581 $419,674 $563,857
Dec-2013 $588,520 $518,901 $680,668
Dec-2014 $635,140 $551,789 $747,763
Dec-2015 $716,320 $606,945 $831,074
Dec-2016 $774,039 $647,680 $864,199
Dec-2017 $797,056 $670,624 $962,725
Dec-2018 $902,057 $714,368 $1,023,382
Dec-2019 $899,955 $703,167 $1,000,107
Dec-2020 $1,047,222 $768,414 $1,077,233
Source: Zillow, 2020. Note: Per Zillow website, the nationwide median error rate for the Zestimate for on-market homes is 2.4%, while the Zestimate for off-market homes has a median error rate of 7.49%.

Item #8.2.

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Source: ABAG/MTC Data Packet; U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019) Rental prices have not risen as dramatically as housing prices though they demonstrate an upward trend. Since 2009, the median rent has increased by 21.7 percent in Calistoga from $980 to $1,280 per month. Rents in Calistoga have remained lower than Napa County’s median rent prices, which has increased 23.0 percent from $1,270 to $1,560. Rent rates in both Calistoga and Napa County have increased at a slower rate than the region, which has increased by 54 percent from $1,200 to $1,850 in the same time period. Many renters have been priced out, evicted or displaced, particularly communities of color. Residents finding themselves in one of these situations may have had to choose between commuting long distances to their jobs and schools or moving out of the region, and sometimes, out of the state.

FIGURE 4-10 HOME VALUES OF OWNER-OCCUPIED UNITS
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FIGURE 4-11 CALISTOGA MEDIAN RENT, 2009-2019
Source: ABAG/MTC Data Packet; U.S. Census Bureau, American Community Survey 5-Year Data releases, starting with 2005-2009 through 2015- 2019
In Calistoga, the largest proportion of rental units (38.4 percent) were rented between $1,000 to $1,500 (Figure 4-12). In comparison, the largest share of rental units in Napa County and in the greater Bay Area were being rented for $1,500 to $2,000.

FIGURE 4-12 CONTRACT MONTHLY RENTS FOR RENTER-OCCUPIED UNITS Source: ABAG/MTC Data Packet; U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019) Item #8.2.

CITY OF CALISTOGA 2023 – 2031 HOUSING ELEMENT – RECOMMENDED FINAL page 4-28
Between 2015 and 2019, 78 housing units were issued permits in Calistoga. Half of the permits issued in Calistoga were for above moderate-income housing, 10.3 percent were for moderate-income housing, and 39.7 percent were for low- or very low-income housing (Table 4-19).

TABLE 4-1319 HOUSING PERMITTING
Income Group Number
Above Moderate-Income Permits 39
Moderate-Income Permits 8
Low-Income Permits 8
Very Low-Income Permits 23
Source: California Department of Housing and Community Development (HCD), 5th Cycle Annual Progress Report Permit Summary (2020) Affordability
The U.S. Department of Housing and Urban Development (HUD) establishes annual income limits in various income categories that are used in the administration of its programs. They are based on an Area Median Income (AMI) figure. Affordability limits in Calistoga are compared against Napa County’s AMI.

In 2017, approximately 1,085 Calistoga households (49.8 percent) were considered “lower income” meaning they had a household income of 80 percent or less of AMI. During this period, approximately 325 households were considered “extremely low income.”
TABLE 4-20 INCOME GROUP DEFINITIONS
Income groups Income ranges
Extremely low income ≤30% of AMI
Very low income 31 - 50% of AMI
Low income 51 - 80% of AMI
Moderate income 81 - 120 % of AMI
Above-moderate
income
> 120 % of AMI
The 2021 income limits for Napa County and its jurisdictions are shown in Table 4-21. The limits are based on an AMI of $109,200 for a four-person household.

Item #8.2.

CITY OF CALISTOGA 2023 – 2031 HOUSING ELEMENT – RECOMMENDED FINAL page 4-29
TABLE 4-21 INCOME LIMITS BY HOUSEHOLD SIZE, 2021
California Department of Housing and Community Development (HCD), 2021 Higher-income households may choose to spend greater portions of their income for housing expenses.

However, many low-income households must involuntarily spend a large share of their income on housing.

The State of California considers a lower-income household that pays more than 30 percent of its income for housing (rent or mortgage payment plus utilities) to be “cost-burdened”. Households that spend 50 percent or more of their income are considered “severely cost burdened”. Low-income residents are the most impacted by high housing costs and experience the highest rates of cost burden. Spending such large portions of their income on housing puts low-income households at higher risk of displacement, eviction, or homelessness.

Renters are often more cost burdened than owners. While the housing market has resulted in home prices increasing dramatically, homeowners often have mortgages with fixed rates, whereas renters are more likely to be impacted by market increases. However, when looking at the cost burden across tenure in Calistoga, a higher percentage of owner-occupied units cost burdened or severely cost burdened than renters. This discrepancy with typical trends may be because the cost burden for approximately 11 percent of renter-occupied units was not computed (Figure 4-13).

Family Size
Extremely
Low
Income
(<30%)
Very Low
Income
(50%)
Low
Income
(80%)
Median
Income
(100%)
Moderate
Income
(120%)
1 23,900 39,800 63,050 76,450 91,750
2 27,300 45,500 72,050 87,350 104,850
3 30,700 51,200 81,050 98,300 117,950
4 34,100 56,850 90,050 109,200 131,050
5 36,850 61,400 97,300 117,950 141,550
6 39,600 65,950 104,500 126,650 152,000
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CITY OF CALISTOGA 2023 – 2031 HOUSING ELEMENT – RECOMMENDED FINAL page 4-30
FIGURE 4-13 COST BURDEN BY TENURE
Source: ABAG/MTC Data Packet; U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019) In Calistoga, 281 residents or 12.6 percent of households spend 50 percent or more of their income on housing, while 499 residents or 28.7 percent spend 30 to 50 percent of their income on housing. In total, 780 households are considered either cost-burdened or extremely cost burdened in Calistoga. However, these rates vary greatly across income categories with lower-income households tending to be more cost burdened than higher income groups (see Figure 4-14).

As discussed earlier, many of the jobs in Calistoga have salaries within the low-income range. These include jobs in the service sector, such as restaurant staff, room cleaners, and groundskeepers; in the retail sector, such as sales clerks; and professional jobs such as teachers and firefighters. In many cases, even the combined wages of two workers result in a lower-income household.

When cost-burdened seniors are no longer able to make house payments or pay rents, displacement from their homes can occur, putting further stress on the local rental market or forcing residents out of the community they call home. Understanding how seniors might be cost-burdened is of particular importance due to their special housing needs, particularly for low-income seniors. 34.8 percent of seniors making less than 30 percent of AMI are spending the majority of their income on housing. For seniors making more than 100 percent of AMI, 85 percent are not cost-burdened and spend less than 30 percent of their income on housing.

Overpayment
Overpayment is defined as paying more than 30 percent of a household income for housing costs, such as rent or mortgage and other related costs.

The Census’ American Community Survey has its highest datapoint cutoff for cross-tab calculations of overpayment and tenure at $75,000, below the lower-income limit in Napa County of $90,050. There are 476 renter households with a household income below $75,000, 194 of which (41 percent) are spending 30 percent Item #8.2.

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or more of their household income on housing. Only 50 of the 291 (17 percent) renter households with a household income of $75,000 or more spend 30 percent or more of their household income on housing costs.

Of the 1,276 homeowning households with a household income below $75,000, 307 (24 percent) spend more than 30 percent or more of their household income on housing costs. Of the 701 homeowning households with a household income of $75,000 or above, 128 (18 percent) spend 30 percent or more of their household income on housing costs.

TABLE 4-22 NUMBER OF LOWER-INCOME HOUSEHOLDS OVERPAYING BY TENURE Household Income* Renters Owners Total
Below $75,000 476 1,276 1,752
Paying 30% or More of Household
Income on Housing 194 307 501
$75,000 or Above 291 701 992
Paying 30% or More of Household
Income on Housing 50 128 178
*Data from U.S. Census Bureau, 2017-2021 American Community Survey 5-Year Estimates (Table ACSST5Y2021). The Lower Income Limit in Napa County is $90,050. However, the data threshold is capped at $75,000.

FIGURE 4-14 COST BURDEN BY INCOME LIMIT
Source: ABAG/MTC Data Packet; U.S. Department of Housing and Urban Development (HUD), Comprehensive Housing Affordability Strategy (CHAS) ACS tabulation, 2013-2017 release
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People of color are more likely to experience poverty and financial instability as a result of federal and local housing policies that have historically excluded them from the same opportunities extended to white residents.

As a result, they often pay a greater percentage of their income on housing, and in turn, are at a greater risk of housing insecurity.

Hispanic or Latinx residents are the most cost burdened with 42.6 percent spending 30 to 50 percent of their income on housing, and Non-Hispanic White residents are the most severely cost burdened with 16.7 percent spending more than 50 percent of their income on housing (Figure 4-15).

FIGURE 4-15 COST BURDEN BY RACE
Source: ABAG/MTC Data Packet; U.S. Department of Housing and Urban Development (HUD), Comprehensive Housing Affordability Strategy (CHAS) ACS tabulation, 2013-2017 release
Large family households often have special housing needs due to a lack of adequately sized affordable housing available. The higher costs required for homes with multiple bedrooms can result in larger families experiencing a disproportionate cost burden than the rest of the population and can increase the risk of housing insecurity.

In Calistoga, 92.3 percent of large family households experience a cost burden of 30 to 50 percent.

Approximately 22.4 percent of all other households have a cost burden of 30 to 50 percent, with 13.9 percent of households spending more than 50 percent of their income on housing (Figure 4-16).

Item #8.2.

CITY OF CALISTOGA 2023 – 2031 HOUSING ELEMENT – RECOMMENDED FINAL page 4-33
FIGURE 4-16 COST BURDEN BY HOUSEHOLD SIZE
Source: ABAG/MTC Data Packet; U.S. Department of Housing and Urban Development (HUD), Comprehensive Housing Affordability Strategy (CHAS) ACS tabulation, 2013-2017 release
Existing Restricted Affordable Housing (At-Risk Housing) In addition to housing that is affordable to lower- and moderate-income households by virtue of characteristics such as amenities, location, condition and age, there are 203 units within the City whose long-term affordability to these households is assured through deed restrictions and other agreements (Table 4-21). Several of the restricted ownership units were also targeted to first-time homebuyers.

Affordable units that are considered at-risk for converting into market rate homes are units that are determined to have either “very-high” or “high” risk levels. Using California Housing Partnership (CHP)’s categories for risk level, the restricted affordable units were evaluated and assigned to the following groups:
• Very-High Risk – Affordable homes that are at-risk of converting to market rate within the next year that do not have a known overlapping subsidy that would extend affordability and are not owned by a stable non-profit, mission-driven developer/owner.
• High Risk – Affordable homes that are at-risk of converting to market rate in the next 1-5 years that do not have a known overlapping subsidy that would extend affordability and are not owned by a stable non-profit, mission-driven developer/owner.
• Moderate Risk – Affordable homes that are at-risk of converting to market rate in the next 5-10 years that do not have a known overlapping subsidy that would extend affordability and are not owned by a stable non-profit, mission-driven developer/owner.
• Low Risk – Affordable homes that are at-risk of converting to market rate in more than 10 years and/or are owned by a stable mission-driven non-profit developer/owner.

The affordable units in Palisades Subdivision, Emerald Oaks Subdivision, and Silverado Place have a moderate risk ranking because although their affordability will expire upon sale, it is unlikely that the current owners will Item #8.2.

CITY OF CALISTOGA 2023 – 2031 HOUSING ELEMENT – RECOMMENDED FINAL page 4-34
sell their units in the near future. Given that these units are not rental units and the high costs of housing in Calistoga, there is little incentive for the owners to sell and purchase a different unit in the City. In the event that these units are listed for sale, the City will work with the Housing Land Trust of Sonoma County to immediately try to turn these units into housing land trust homes. The City also plans to provide $10,000-50,000 from the Affordable Housing Fund to ensure their conversion to land trust housing.

While there is an immense need to produce new affordable housing units, ensuring that the existing affordable housing stock remains affordable is equally important. Additionally, it is typically faster and less expensive to preserve currently affordable units that are at risk of converting to market-rate than it is to build new affordable housing. The replacement cost for affordable units is approximately $150-200 per square feet. In comparison, the preservation cost is estimated at 50 percent of the new construction cost per square feet.

The City has facilitated the development of affordable housing in the past by negotiating development agreements that required the construction of workforce housing restricted to occupancy by low- and moderateincome households, such as for the Solage Spa and Resort project.

Item #8.2.

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TABLE 4-23 DEED-RESTRICTED AFFORDABLE HOUSING UNITS (AS OF 2021) Project Year Tenure Location(s) Units Income Group(s) Funding Source Managing Entity Expiration Date Risk Palisades Subdivision 1992 Owner Various 17 Moderate City/Developer N/A (ownership) 2023 or upon sale Moderate La Pradera
Apartments
1994 Rental 38 Brannan 48
Very Low: 21
Low: 27
LIHTC; HCD Bridge Housing 2048 Low
Emerald Oaks
Subdivision
1994 Owner
1807 Aurora
1809 Aurora
2 Moderate City/Developer N/A (ownership) Upon sale Moderate Silverado Place 1994 Owner 1722 Falleri 1 Moderate City requirement N/A (ownership) Upon sale Moderate
Embrace Calistoga
(Luxe Calistoga/
Garnett Creek)
2001 Rental 1139 Lincoln 4 Very Low City
requirement
Self-managed:

Embrace
Calistoga
Perpetuity Low
Saratoga Manor II 2005 Owner
Between Lake
& Oak
17 Low City/Developer N/A (ownership) 2059 Low
Lakewood I 2007 Rental 1809 Lake 8 Very low City
Crown Real
Property
Management
2047 Low
Palisades Apartments 2009 Rental 40-42 Brannan 24
Very Low: 14
Low: 9
Moderate: 1
LIHTC Burbank Housing 2064 Low
Paladini Apartments 2012 Rental
800
Washington
4 Low City
requirement
Self-managed:

William Squire
None Low
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Project Year Tenure Location(s) Units Income Group(s) Funding Source Managing Entity Expiration Date Risk Calistoga Family
Apartments
2015 Rental
1715
Washington
48 Extremely Low: 5
Very Low: 28
Low: 14
Moderate: 1
LIHTC; USDA Winn Residential 2070 Low
Calistoga Senior
Apartments
2018 Rental
611
Washington
30 Extremely Low: 3
Very Low: 5
Low: 15
Moderate: 7
LIHTC Winn Residential 2083 Low
Calistoga Farm
Worker Center
2021 Rental
3996 North
Santa Helena
Highway
60 Low: 60 NCHA, HCD HCD 2075 Low
Total 287
Source: City of Calistoga (2021)
Item #8.2.

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Mobile Home Parks
Mobile homes located in the City’s four mobile home parks represent an important supply of affordable housing. In order to help preserve this affordable housing, the City created a “Mobile Home Park” Zoning District in 2007 and applied the zone to all of the parks to help protect the City's existing local mobile home parks and residences from economic forces that may result in the transition or removal of this affordable stock of housing to other uses or more conventional housing types.

Additionally, the Mobile Home Rent Stabilization Ordinance controls rent increases for mobile homes. This is particularly important in consideration of the fact that this affordable housing type is largely occupied by senior citizens and others on fixed and limited incomes.

Since 1964, the City has issued building permits for the installation of mobile homes in parks and all exterior improvements to mobile homes, including such items as stairs, lifts, decks, and carports. It also inspects one of the parks every year to identify and address code violations. The City also collects and remits the annual permit to operate fees to the state.

State law provides various protections for mobile home park residents in the event of a proposed conversion to resident ownership (Govt. Code Sections 66427.4 and 66427.5) or the closure or conversion of a park to another use (Sections 65863.7 and 65863.8). The latter sections require the entity proposing the change in use to file a report on the impact of the conversion, closure, or cessation of use upon the displaced residents, including the availability of adequate replacement housing in other mobile home parks and relocation costs.

The City Council may require, as a condition of the change, that the entity take steps to mitigate any adverse impacts on the ability of displaced residents to find adequate housing in another mobile home park. The conversion of a mobile home park to another use would require the approval of a zone change by the Council following a public hearing. An amendment to the Calistoga General Plan Land Use Map would also be required if the proposed new use was inconsistent with the Medium Density Residential land use designation that applies to all of the parks.

Overcrowding
Overcrowding is typically defined as a household with more than one household member per room, based on the Census Bureau’s definition of room (which excludes bathrooms, porches, balconies, foyers, halls, and halfrooms). “Severe overcrowding” occurs when there are more than 1.5 occupants per room.

Overcrowding can result when there are not enough adequately sized units within a community, or when high housing costs relative to income force individuals or families to share housing. Overcrowding can be a particular problem in Calistoga during the summer and harvest season, when the community experiences an influx of seasonal farmworkers. Overcrowding can accelerate deterioration of the housing stock.

In Calistoga, no households that rent are severely overcrowded (more than 1.5 occupants per room), compared to 1.2 percent of households that own (Figure 4-17). 12.9 percent of renters experience moderate overcrowding (1 to 1.5 occupants per room), compared to 0 percent for those who own. The disproportionate impact on renter households emphasizes the need to establish priority in policies and programs to expand housing types and proactively assist in the development of affordable rental housing.

FIGURE 4-17 OVERCROWDED UNITS, 2006-2010
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Source: ABAG/MTC Data Packet; U.S. Department of Housing and Urban Development (HUD), Comprehensive Housing Affordability Strategy (CHAS) ACS tabulation, 2013-2017 release
Overcrowding often disproportionately impacts low-income households. Approximately 15 percent of extremely low-income households experience overcrowding and 26 percent of very low-income households experience severe overcrowding (Figure 4-18). It is important to note that the sample size for overcrowding data is small and may have a high margin of error.

Actions and Policies under Goals H-2 and H-3 reflect the City’s need to protect and maintain the affordability of affordable housing units. These actions focus on the Calistoga’s existing housing needs and addresses how the City can seek funding for affordable housing and provide incentives for the development of affordable housing.

Item #8.2.

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FIGURE 4-18 OVERCROWDING BY INCOME LEVEL AND SEVERITY
Source: ABAG/MTC Data Packet; U.S. Department of Housing and Urban Development (HUD), Comprehensive Housing Affordability Strategy (CHAS) ACS tabulation, 2013-2017 release
Item #8.2.

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SPECIAL HOUSING NEEDS
State law requires the Housing Element to assess concerns related to the housing needs of special needs population groups, including persons with disabilities, seniors, farmworkers, and large families. Subsequent sections of the Housing Element explain how Calistoga will work to address the specific needs outlined here.

The special needs housing assessment works in conjunction with the Assessment of Fair Housing and provides specific policies for each special needs group identified below.

People with Disabilities
The U.S. Census defines disabilities based on the following criteria. • Sensory disabilities include blindness, deafness, or severe hearing or vision impairments. • A physical disability is a condition that substantially limits one or more basic physical activities, such as walking, climbing stairs, reaching, lifting, or carrying. • A mental disability is a physical, mental or emotional condition that makes it difficult to learn, remember, or concentrate.
• A self-care disability is a physical, mental or emotional condition that makes it difficult to dress, bathe, or get around inside the home.
• A go-outside-home disability is a physical, mental or emotional condition that makes it difficult to leave the home alone to shop or go to the doctor’s office.
• An employment disability is a physical, mental or emotional condition that makes it difficult to work at a job or business.

People with disabilities face additional housing challenges. Encompassing a broad group of individuals living with a variety of physical, cognitive, and sensory impairments, many people with disabilities live on fixed incomes and need specialized care, yet often rely on family members for assistance due to the high cost of care.

When it comes to housing, people with disabilities are not only in need of affordable housing but accessibly designed housing, which offers greater mobility and opportunity for independence. Some people with disabilities may require special housing arrangements, such as group homes, to provide adequate care and support.

Unfortunately, the need typically outweighs what is available, particularly in a housing market with such high demand. People with disabilities are at a high risk for housing insecurity, homelessness, and institutionalization, particularly when they lose aging caregivers. Figure 4-1 shows the rates at which different disabilities are present among residents of Calistoga. Overall, 16 percent of people in Calistoga have a disability of any kind.6 6 These disabilities are counted separately and are not mutually exclusive, as an individual may report more than one disability. These counts should not be summed.

Item #8.2.

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FIGURE 4-19 DISABILITY BY TYPE
Source: ABAG/MTC Data Packet; U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019) State law also requires Housing Elements to examine the housing needs of people with developmental disabilities. Developmental disabilities are defined as severe, chronic, and attributed to a mental or physical impairment that begins before a person turns 18 years old. This can include Down’s Syndrome, autism, epilepsy, cerebral palsy, and mild to severe mental retardation. Some people with developmental disabilities are unable to work, rely on Supplemental Security Income, and live with family members. In addition to their specific housing needs, they are at increased risk of housing insecurity after an aging parent or family member is no longer able to care for them.

According to the California Department of Developmental Services, children under the age of 18 made up 78.9 percent of the population with developmental disabilities, while adults accounted for 21.1 percent in 2020. The most common living arrangement for individuals with disabilities in Calistoga was to live in the home of a parent, family member, or guardian.

TABLE 4-24 POPULATION WITH DEVELOPMENTAL DISABILITY BY RESIDENCE Residence Type Number
Home of Parent / Family /Guardian 20
Foster / Family Home 4
Independent /Supported Living 4
Other 0
Intermediate Care Facility 0
Community Care Facility 0
Source: California Department of Developmental Services, Consumer Count by California ZIP Code and Residence Type (2020) Item #8.2.

CITY OF CALISTOGA 2023 – 2031 HOUSING ELEMENT – RECOMMENDED FINAL page 4-42
Calistoga currently promotes several regional programs that support housing for individuals with disabilities, including:
• Catholic Charities: Provide information about housing and other services for people with chronic disabilities.
• Buckelew Programs: Provide information about housing programs serving young adults and adults with serious mental illness in affordable supported housing. • Becoming Independent: Community-based services that assist people with developmental disabilities who live on their own.
• Family Service of Napa Valley: Provide information on permanent housing and support services for individuals with disabilities (including those who are experiencing homelessness) that meet specific income guidelines and needs, as well as transitional housing for adults with mental disabilities.
• Progress Foundation: Provide information about community-based residential treatment and supported housing program alternatives to institutional treatment for individuals with mental disabilities.
• North Bay Housing Coalition: Provide information on affordable housing for individuals with developmental disabilities and their families.
• Disability Services and Legal Center: Provide information about no-cost installation of ramps, lifts, grab-bars, and other devices to assist people who are disabled or become disabled have access to their homes.

The vast majority of Calistoga’s residents with disabilities live in a family household, with a few others living in a family home or supported living environment. The large number of residents with disabilities living in a family home, and the diverse services offered in Calistoga and Napa County broadly, provide substantial support for individuals with disabilities, including developmental disabilities. People with development disabilities are often faced with financial hardships when searching for stable, long-term, and independent housing due to low income and limited financial assistance. Strategies for addressing the housing needs of people with disabilities include affordable units in large group home settings and supervised care facilities. Residential care facilities are allowed in all of Calistoga’s residential zoning districts. Encouraging housing providers to set aside a portion of new affordable housing units for persons with disabilities would also help address this need.

TABLE 4-25 PEOPLE WITH DISABILITIES POLICIES AND PROGRAMS 6th Cycle Policies/Actions Carried Over or Minor
Modifications from the 5th Cycle Housing Element
New 6th Cycle Policies/Actions
• Policy P4.1-1 Provide incentives to projects
providing housing for special-needs
population groups.
• Policy P4.1-2 Provide information on local
services and housing resources to specialneeds population groups. • Policy P4.1-3 Collaborate with Napa County
and non-profit organizations to promote
• A2.1-3 - Continuously identify
properties for purchase that would be
well-suited to the construction of
affordable and/or special-needs
housing.
• A4.2-1 - Amend Zoning Code to
include housing for special-needs
populations, particularly farmworkers
and female householders with
Item #8.2.

CITY OF CALISTOGA 2023 – 2031 HOUSING ELEMENT – RECOMMENDED FINAL page 4-43
housing for special-needs population
groups.
• Policy P4.1-4 Improve disabled accessibility
to existing residences and promote universal
design in new residences.
• Policy P4.2-1 Provide local funding to
support housing for special-needs
population groups.
• Policy P4.3-1 Use state and federal funding
assistance, to the extent these subsidies are
available and appropriate to Calistoga, to
assist special-needs population groups in
need of affordable housing and developers
interested in constructing such housing.
children, as eligible for revenue from
the City’s Affordable Housing Fund.
• A4.2-2 - Use loan repayments from
the CDBG account to fund programs
and projects that benefit special-needs
population groups, particularly
farmworkers and female householders
with children.
• A4.3-2 - Conduct updates of the
Housing Resources page on the City’s
website that provides information on
resources for special-needs population
groups
Seniors
Senior households often experience a combination of factors that can make accessing or keeping affordable housing a challenge. They often live on fixed incomes and are more likely to have disabilities, chronic health conditions and/or reduced mobility.

When cost-burdened seniors are no longer able to make house payments or pay rents, displacement from their homes can occur, putting further stress on the local rental market or forcing residents out of the community they call home. Understanding how seniors might be cost-burdened is of particular importance due to their special housing needs, particularly for low-income seniors. 34.8 percent of seniors making less than 30 percent of AMI are spending the majority of their income on housing. For seniors making more than 100 percent of AMI, 85.0 percent are not cost-burdened and spend less than 30 percent of their income on housing (4-20).

Item #8.2.

CITY OF CALISTOGA 2023 – 2031 HOUSING ELEMENT – RECOMMENDED FINAL page 4-44
FIGURE 4-20 COST-BURDENED SENIOR HOUSEHOLDS BY INCOME LEVEL Source: ABAG/MTC Data Packet; U.S. Department of Housing and Urban Development (HUD), Comprehensive Housing Affordability Strategy (CHAS) ACS tabulation, 2013-2017 release
Seniors who rent may be at even greater risk for housing challenges than those who own, due to income differences between these groups. The largest proportion of senior households who rent make 81 to 100 percent of AMI, while the largest proportion of senior households who are homeowners make more than 100 percent of AMI.

FIGURE 4-21 SENIOR HOUSEHOLDS BY INCOME AND TENURE
Item #8.2.

CITY OF CALISTOGA 2023 – 2031 HOUSING ELEMENT – RECOMMENDED FINAL page 4-45
Source: ABAG/MTC Data Packet; U.S. Department of Housing and Urban Development (HUD), Comprehensive Housing Affordability Strategy (CHAS) ACS tabulation, 2013-2017 release
Some elderly homeowners are not physically or financially able to maintain their homes. While younger homeowners can usually perform routine home repairs themselves, elderly homeowners are often too frail to do so and must rely on others for assistance. They may also not be able to afford modifications that are needed to ensure their safety and improve their mobility, such as grab bars and ramps.

Seniors with low incomes have particular difficulty affording housing, especially in a market with high house prices and rents, as in Calistoga.

Residents with fixed incomes (with limited annual increases), such as Social Security and pensions based on changes in the Consumer Price Index (CPI), can find it difficult to afford to pay increases in mobile home park space rent, especially when the rent increases exceed the Social Security cost of living increases or change in CPI.

There are several senior housing developments in Calistoga, including Cedars Care Home (10 units) and Calistoga Senior Apartments (30 units). In addition, there are four mobile home parks in the City: Calistoga Springs, Chateau Calistoga, Rancho de Calistoga, and Fairway Manor, which house much of the City’s senior population. The mobile home parks are a valuable housing resource that the City has worked to maintain the affordability of through the Mobile Home Rent Stabilization Ordinance.

There are also several senior services available to support seniors beyond housing. Calistoga administers two senior programs, Encore! and Lunch and Learn.7 Near Calistoga is the Rianda House Senior Activity Center in St. Helena, which is reachable via public transit. In addition, UpValley Family Centers provides senior services.

TABLE 4-26 SENIORS POLICIES AND PROGRAMS
6th Cycle Policies/Actions Carried Over or Minor
Modifications from the 5th Cycle Housing Element
New 6th Cycle Policies/Actions
• Action A4.1-1 Approve residential density
bonuses and incentives consistent with the
provisions of State law for senior housing
projects and any other special needs
focused housing proposed.
• Policy P6.1-3 Ensure that parking
requirements for senior housing are the
minimum necessary to provide adequate
parking.
• A2.1-3 - Continuously identify
properties for purchase that would be
well-suited to the construction of
affordable and/or special-needs
housing.
• A4.2-1 - Amend Zoning Code to
include housing for special-needs
populations, particularly farmworkers
and female householders with
children, as eligible for revenue from
the City’s Affordable Housing Fund.
• A4.2-2 - Use loan repayments from
the CDBG account to fund programs
and projects that benefit special-needs
population groups, particularly
7 Calistoga Adult and Senior Educational programs, available at https://www.ci.calistoga.ca.us/city-hall/departments-services/recreation-services/adultprograms/adult-educational-programs.

Item #8.2.

CITY OF CALISTOGA 2023 – 2031 HOUSING ELEMENT – RECOMMENDED FINAL page 4-46
farmworkers and female householders
with children.

A4.3-2 - Conduct updates of the
Housing Resources page on the City’s
website that provides information on
resources for special-needs population
groups
Farmworkers
Housing for farmworkers is a high priority in Calistoga and in Napa County. Farmworkers generally receive wages that are considerably lower than other jobs and may have temporary housing needs. Finding decent and affordable housing can be challenging, particularly in the current housing market. Farmworkers are generally defined as persons whose primary incomes are earned through agricultural labor and are commonly categorized into three groups: 1) permanent, 2) seasonal, and 3) migrant. Permanent farmworkers are typically employed year-round by the same employer. A seasonal farmworker works on average less than 150 days per year and earns at least half of their earned income from farm work. Migrant farmworkers are seasonal farmworkers who have to travel to do the farm work so that they are unable to return to their permanent residence within the same day.

According to the U.S. Department of Agriculture Census of Farmworkers, the most recent data from 2017 shows the number of permanent farm workers in Napa County has increased since 2002, totaling 4,290, while the number of seasonal farm workers has decreased, totaling 5,734 in 2017 (Figure 4-22).

FIGURE 4-22 FARM OPERATIONS AND FARM LABOR BY COUNTY, NAPA COUNTY Item #8.2.

CITY OF CALISTOGA 2023 – 2031 HOUSING ELEMENT – RECOMMENDED FINAL page 4-47
Source: U.S. Department of Agriculture, Census of Farmworkers (2002, 2007, 2012, 2017) In Calistoga, the migrant worker student population totaled 44 during the 2019-2020 school year and has increased by 126 percent since the 2016-2017 school year. The number of migrant worker students in Napa County has increased by 19.4 percent since the 2016-2017 school year. This is indicative that there is a growing population of farmworker families in the City. While the migrant worker population is increasing in Calistoga and the county, the migrant worker population in the greater Bay Area has been declining over the same time period.

TABLE 4-27 MIGRANT WORKER STUDENT POPULATION
Academic Year Calistoga Napa County Bay Area
2016-17 50 903 4630
2017-18 47 1173 4607
2018-19 44 1090 4075
2019-20 113 1078 3976
Source: California Department of Education, California Longitudinal Pupil Achievement Data System (CALPADS), Cumulative Enrollment Data (Academic Years 2016-2017, 2017-2018, 2018-2019, 2019-2020) Farmworker Employment and Income
There are also fewer truly migrant farmworkers, who follow the crops and do not have a permanent place of residence at all. More common is the trend of residing permanently in adjacent counties or in the Central Valley, and either commuting to work in Napa County on a daily basis or residing in temporary accommodations within the county during peak season and returning to the permanent place of residence following the completion of the harvest. The shortage of housing affordable to moderate-, low-, very low-, and extremely low-income households makes it difficult for farmworkers to live in Napa County, prompting many to commute to their jobs from less expensive areas in neighboring counties or in the Central Valley Farmworker Housing Types and Costs
As a result of the current immigration situation and increased demand for year-round farm labor, an increasing number of farmworkers are choosing to reside in Napa County on a permanent or semi-permanent basis. This not only increases the need for local, affordable farmworker housing, but introduces issues related to housing household types other than single adult men. Farmworkers are no longer merely looking for a temporary bed, but rather are in need of family housing and all the services and neighborhood amenities associated with raising families and being permanent members of the community within Napa County.

The rental market in Napa County is limited and is focused on one- and two-bedroom units, with few apartments available to larger households and therefore few locations that would support larger farmworker households with more income earners. Given the significant shortage of market-rate rental units that are affordable to households earning farmworker incomes, demand for subsidized rental housing also far exceeds supply. Farmworker households are not likely to be able to afford to buy a market-rate home in Napa County.

Item #8.2.