Agenda — Calistoga City Council, February 25, 2025 (part 3 of 5)

EcoGreen Sales Rep: Andrew Guercio 0
Customer Contact: Derek Rayner 0
Title of Contact: Director of Public Works 0 Approx. Building Size 3,729 SF Customer Phone: 707-942-2782 0 Energy Rate $ 0.42 /kWh
Customer Email: [email protected] 0 Interest Rate 0% 0 In Reference to Quote # 200970 KWh
Saved
LED 4ft lin wrap w 2 t8 retrotube 0 w 6 10 5 / 2490 public works dept hallway Skip 0 w 6 - - w 0.0% - $0.00 LED 1x4 w 2 t8 retrotube 0 w 2 10 5 / 2490 public works dept office Skip 0 w 2 - - w 0.0% - $0.00 LED 1x4 w 2 t8 retrotube 0 w 2 10 5 / 2490 public works dept office Skip 0 w 2 - - w 0.0% - $0.00 LED 1x4 w 2 t8 retrotube 0 w 2 10 5 / 2490 public works dept office Skip 0 w 2 - - w 0.0% - $0.00 LED 1x4 w 2 t8 retrotube 0 w 2 10 5 / 2490 public works dept office Skip 0 w 2 - - w 0.0% - $0.00 LED 1x4 w 2 t8 retrotube 0 w 2 10 5 / 2490 public works dept office Skip 0 w 2 - - w 0.0% - $0.00 LED 1x4 w 2 t8 retrotube 0 w 2 10 5 / 2490 public works dept IT room Skip 0 w 2 - - w 0.0% - $0.00 LED 1x4 w 2 t8 retrotube 0 w 2 10 5 / 2490 public works dept office Skip 0 w 2 - - w 0.0% - $0.00 4ft lin wrap w 4 t8. 112 w 1 8 5 / 1992 public works dept office LED 4' Linear Wrap Fixture, 35K, 4K, 5K, UNV 33.2 w 1 1 79 w 70.4% 156.98 $65.31 LED 4ft lin wrap w 2 t8 retrotube 0 w 1 4 5 / 996 public works dept womens restroom Skip 0 w 1 - - w 0.0% - $0.00 LED 4ft lin wrap w 2 t8 retrotube 0 w 1 4 5 / 996 public works dept men's restroom Skip 0 w 1 - - w 0.0% - $0.00 LED 4ft lin wrap w 1 t8 retrotube 0 w 4 10 5 / 2490 public works dept break room Skip 0 w 4 - - w 0.0% - $0.00 LED 1x4 w 2 t8 retrotube 0 w 2 10 5 / 2490 public works dept break room Skip 0 w 2 - - w 0.0% - $0.00 4ft lin w 2 t8. 59 w 5 10 5 / 2490 public works dept garage/shop LED 8' Linear Fixture, 4000K, UNV, SMT 38 w 5 5 105 w 35.6% 261.45 $108.78 LED 4ft lin wrap w 2 t8 retrotube 0 w 2 6 5 / 1494 public works dept garage/shop (2nd floor) Skip 0 w 2 - - w 0.0% - $0.00 8ft lin w 2 t8. 109 w 3 6 5 / 1494 public works dept garage/shop (2nd floor) LED 8' Linear Fixture, 4000K, UNV, SMT 38 w 3 3 213 w 65.1% 318.22 $132.39 LED 8ft lin w 2 4ft t8 retrotube 0 w 1 6 5 / 1494 public works dept garage/shop (2nd floor) Skip 0 w 1 - - w 0.0% - $0.00 LED 4ft lin w 2 t8 retrotube 0 w 12 6 5 / 1494 public works dept garage/shop (2nd floor) Skip 0 w 12 - - w 0.0% - $0.00 LED 4ft lin w 2 t8 retrotube 0 w 4 6 5 / 1494 public works dept garage/shop (2nd floor storage) Skip 0 w 4 - - w 0.0% - $0.00 LED 4ft lin w 2 t8 retrotube 0 w 12 8 5 / 1992 public works dept classroom building Skip 0 w 12 - - w 0.0% - $0.00 wp w 1 cfl 17 w 1 5 5 / 1300 public works dept classroom building LED Wallpack, 35K, 4K, 5K, UNV, PH 15 w 1 1 2 w 15.5% 3.43 $1.42 area light w 1 hps 138 w 2 11 7 / 4100 public works dept back of lot LED Area Light, 5000K, UNV, PH w/ Slip Fitter 40 w 2 2 196 w 71.0% 803.54 $334.31 4ft lin w 2 t8. 59 w 4 4 5 / 1040 public works dept storage area LED 4' Linear Fixture, 4000K, UNV, SMT 18 w 4 4 164 w 70.8% 173.73 $72.28 8ft lin w 2 4ft t8. 59 w 3 4 5 / 996 public works dept storage container LED 8' Linear Fixture, 4000K, UNV, SMT 38 w 3 3 63 w 35.6% 62.75 $26.11 4ft lin w 2 t8. 59 w 4 4 5 / 1040 public works dept storage area LED 4' Linear Fixture, 4000K, UNV, SMT 18 w 4 4 164 w 70.8% 173.73 $72.28 4ft lin w 1 t8. 31 w 4 4 5 / 996 public works dept storage container LED 4' Linear Fixture, 4000K, UNV, SMT 18 w 4 4 52 w 41.9% 51.79 $21.55 4ft lin w 1 t8. 31 w 4 4 5 / 996 public works dept storage container LED 4' Linear Fixture, 4000K, UNV, SMT 18 w 4 4 52 w 41.9% 51.79 $21.55 area light w 1 incandescent 300 w 3 11 7 / 4100 outside of main building side of building LED Area Light, 5000K, UNV w/ Slip Fitter 75 w 3 3 675 w 75.0% 2,767.28 $1,151.32 4ft lin wrap w 2 t8. 59 w 2 3 3 / 435 public works dept equipment storage LED 4' Linear Wrap Fixture, 35K, 4K, 5K, UNV 23.9 w 2 2 70 w 59.5% 30.54 $12.70 4ft lin w 2 t12. 72 w 2 3 3 / 435 public works dept storage shed LED 4' Linear Fixture, 4000K, UNV, SMT 18 w 2 2 108 w 75.0% 46.98 $19.55 0 0 w 0 0 0 / 0 0 0 ICP Project Development/Engineering Certification 0 w 0 - - w 0.0% - $0.00 0 0 w 0 0 0 / 0 0 0 0 0 w 0 - - w 0.0% - $0.00
0 0 w 0 0 0 / 0 0 0 0 0 w 0 - - w 0.0% - $0.00
Totals 97 Ave: 2312 w 97 1,943 w 67.0% 4,902.20 $2,039.54 1,943 Estimated Watts Saved Total Project Cost $17,450.41 Approximate Energy Savings Per Month 4,902 Estimated Annual kWh Saved Total After Rebate/Incentive Project Cost $17,450.41 Estimated Energy Savings Per Year

0.6 Estimated Avg Annual Res Powered by Savings ****Estimated Program Payback Period Yrs. 8.56 **Estimated Total Savings Over 5 Years 4 Estimated Annual CO2 Savings (MT) ** Estimated Total Savings After 10 Years 278,801 Estimated Btu Savings Per Month Estimated Energy Rebate

67.0% Estimated Average Electrical Savings Estimated IRS Tax Deduction 179D Available

11.7% Estimated ***Estimated Federal Tax Savings

8.56 Estimated Payback Period Yrs. - No Rebates, Tax Deductions or Bulb Replacement Savings Estimated Bulb Replacement Savings Per Year

7.95 Estimated Payback Period Yrs. Fully Comprehensive^ ^^ Estimated Bulb Replacement Savings Per Avg. Est. Life of LED Estimated Loan Payment
*** Based on IRS 179D Deduction @ 35% federal tax rate NOTE: Attached calculations do not include depreciation deduction for project cost. ****Program Payback Period Yrs. = (Total Project Cost - Available Program Rebates or Incentives) / Estimated $ Saved per Year *Payment is based on a 8.56 year loan at 0% interest OAC, actual my vary. ^Payback Period Yrs. = (Total Project Cost - Available Rebate or Incentive - Tax Savings) / (Estimated Savings Per Year + Bulb Replacement Savings Per Yr.) ** Reflects energy savings per year increasing at industry standard 6% per year + Bulb Replacement ^^Based on industry standard LED lifespan of 50,000 hrs. # of
Lamps
# of
Fixtures

CITY OF CALISTOGA
City of Calistoga - Public Works Department
414 Washington St
Calistoga, CA 94515
Acct: 0626781557; SAID: 0626781297
Suggested Replacements Savings

ENERGY AUDIT
EXISTING Location
Building/Zone Annual Savings Existing Operating
Hours-Day / Yr.
$169.96
$2,039.54
Existing Watts/
Fix
# of
Fixtures
Watts/bulbs
Saved Room/Area Suggested Replacement Watts/Fix Usage Saved $783.09
$11,497.08
$26,882.78
$0.00
$2,237.40
$167.79
$56.14
$7,786.83Item #7.1.

Page 326 of 781 ends

RESOLUTION NO. 2025-XXX

RESOLUTION OF THE CITY COUNCIL OF THE CITY OF CALISTOGA, COUNTY

OF NAPA, STATE OF CALIFORNIA, ADOPTING A RESOLUTION FINDING PURSUANT TO GOVERNMENT CODE SECTION 4217 APPROVING SOLE

SOURCE ENERGY SERVICES CONTRACT WITH ECOGREEN SOLUTIONS LLC

FOR THE CITY BUILDING/FACILITIES ENERGY EFFICIENCY UPGRADES

PROJECT AND AUTHORIZING THE CITY MANAGER TO EXECUTE ASSOCIATED

PG&E ON-BILL LOAN FINANCING AGREEMENTS TO COMPLETE THE PROJECT WHEREAS, city staff have continuously sought to implement energy efficiency projects in city-owned facilities to help reduce operating costs and greenhouse gas emissions. PG&E has an Energy Efficiency Program with the main goal to reduce the load on the overall electrical grid, reduce dependence on fossil fuels and help California and its large energy users to meet their energy reduction goals; and WHEREAS, EcoGreen is a federally recognized energy services company that specializes in energy efficiency upgrades and is an authorized agent for PG&E’s Energy Efficiency Retrofit Program and in April 2024, EcoGreen Solutions LLC, conducted an energy efficiency survey of City-owned facilities at no cost to the city. EcoGreen identified several City facilities: City Hall, Police Station, Fire Station, Pool, Community Center, Water and Wastewater facilities, and Public Works corporation yard building where upgrades to the latest Energy Efficiency infrastructure will help make Calistoga more sustainable by reducing energy consumption and save costs for the city long term; and
WHEREAS, Government Code section 4217 et seq. authorizes the City to forgo the standard procurement process for qualifying energy services contracts and associated financing if the City Council makes findings that it is in the best interest of the City, and that the anticipated cost to Calistoga will be less than the anticipated marginal costs are of the energy that would have been consumed by the City in absence of implementation of the improvements (i.e., the energy cost savings exceed the project costs); and
WHEREAS, the City wishes to contract with EcoGreen as a “sole-source” vendor pursuant to Government Code section 4217 et seq. to undertake the recommended improvements as set forth in the “Statement of Work” attachment 2, hereto (the “Project”); and
WHEREAS, PG&E provides no-interest loans for the purpose of upgrading to more energy efficient technologies to reduce energy usage for public agencies through their Energy Efficiency Retrofit Loan Program; and the city wishes to utilize said on-bill financing at 0% interest for up to 10 years through PG&E for all eligible costs for the Project anticipated to be $116,389 as set forth in the On-Bill Loan Financing Agreement ATTACHMENT 3 (“Financing”); and
ATTACHMENT 1
Item #7.1.

Page 327 of 781 ends

Resolution No. 2025-XXX

Page 2 of 3 ends

WHEREAS, the City desires to use Government Code 4217 et seq. as a basis to have EcoGreen complete the Project and provide its Financing through the program; and
WHEREAS, on January 1, 2025, California Assembly Bill 2208 - Mercury Lamp Pollution Prevention goes into effect. The bill outlaws the use of fluorescent lamps. The PG&E program makes the city compliant with this bill; and WHEREAS, on February 25, 2025, the City Council held a public hearing at the regularly scheduled meeting and noticed at least two weeks in advance for the purposes to consider the Project and Financing pursuant to Government Code section 4217 et seq; and
WHEREAS, the findings of Government Code section 4217 et seq. are satisfied, and financing are in the best interests of the City, since the energy cost savings exceed the project costs with the annual cost savings of $17,976 being higher than the annual project cost of $13,534/yr ($116,389/8.6) for the longest payback period; and WHEREAS, the project and associated on-bill financing are exempt from the California Environmental Quality Act (“CEQA”) pursuant to CEQA Guidelines section 15061 “common sense exemption” because it can be seen with certainty that they will not cause a significant effect on the environment; CEQA Guidelines section 15301 “Existing Facilities”, because the project consists of the minor alteration to existing equipment in City owned facilities.

NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF CALISTOGA DOES HEREBY find the following:

1. Find that the recitals stated above are true and correct and incorporated herein by reference.

2. Find that the Project and Financing are in the best interests of the city because the city facility equipment and lighting improvements will result in a reduction of greenhouse gas emissions and operating costs.

3. Find that the annual cost savings of $17,976 are higher than the annual project cost $13,534/yr ($116,389/8.6) over the life of the project.

4. Authorizes the City Manager to execute the On-Bill Financing Loan Agreements and any other necessary documents for the Project.

5. Authorizes the City Manager to execute a “sole source” agreement with EcoGreen to implement the Project; and

6. The Project and Financing are exempt from the California Environmental Quality Act (“CEQA”) pursuant to CEQA Guidelines section 15061 “common sense exemption” because it can be seen with certainty that they will not cause a significant effect on the environment; CEQA Guidelines section 15301 “Existing Item #7.1.

Page 328 of 781 ends

Resolution No. 2025-XXX

Page 3 of 3 ends

Facilities”, because the Project consists of the minor alteration to existing equipment in City owned facilities.

PASSED, APPROVED AND ADOPTED this 25th day of FEBRUARY, 2025. I,

YUDIANA GALVAN, CITY CLERK OF THE CITY OF CALISTOGA, HEREBY CERTIFY the foregoing resolution was introduced and passed at a regular meeting of the Calistoga City Council by the following roll call vote:

AYES:

NOES:

ABSTAIN:

ABSENT:

ATTEST: APPROVED:
____________________________ __________________________ Yudiana Galvan, City Clerk Donald Williams, Mayor
Item #7.1.

Page 329 of 781 ends

____________________________________________________
Automated Document – Preliminary Statement Part A
1 Form 79-1194
Advice 4085-G/5517-E
April 2019

LOCAL AGENCY AND DISTRICT

CUSTOMERS

ON-BILL FINANCING LOAN AGREEMENT
The undersigned Local Agency or District1 Customer (“Customer”) has contracted for the provision of energy efficiency/demand response equipment and services (the “Work”) which qualify for one or more of PG&E’s applicable rebate or incentive programs. Subject to the conditions (including the process for Adjustment and preconditions to funding) set forth below, Pacific Gas and Electric Company (“PG&E”) shall extend a loan (the “Loan”) to Customer in the amount of the loan balance (the “Loan Balance”) pursuant to the terms of this On-Bill Financing Loan Agreement (“Loan Agreement”) and PG&E’s rate schedules E-OBF and/or G-OBF, as applicable (the “Schedule”).

To request the Loan, Customer has submitted a completed On-Bill Financing Application and associated documentation as required by PG&E (the “Application”). Collectively the Application and this Loan Agreement (including any Adjustment hereunder) comprise the “Agreement".

1. Customer shall arrange for its Contractor, as identified at the end of this Agreement (“Contractor”), to provide the Work as described in the Application.

2. The estimated Loan Balance is set forth below. The total cost of the Work as installed, rebate/incentive for qualifying energy efficiency measures, Loan Balance, monthly payment, and loan term specified in this Loan Agreement may be adjusted, if necessary, after the Work and the post-installation inspection described in the Application and/or herein are completed (the “Adjustment”). The Adjustment will be calculated using the actual total cost of the Work, as installed, and the estimated energy savings (as described in the Application) of such Work. In no event will the Loan Balance be increased without Customer’s written consent, even if Customer is eligible for such increased Loan Balance.

Moreover, in no event will the Loan Balance exceed the maximum loan amount stipulated in the Application. Customer understands that in order to be eligible for the Loan, the initial Loan Balance for Work may not fall below the minimum loan amount, nor may the payback period exceed the maximum payback period. Accordingly, if after the Adjustment, the Loan Balance falls below the minimum loan amount or if the simple payback period exceeds the program maximum payback period, each as described in the Application, PG&E shall have no obligation to extend the Loan, as the Work would not meet program requirements. The Adjustment described in this paragraph will be communicated to the Customer in writing and will automatically become part of this Loan Agreement, except that any proposed increase in the Loan Balance will only become part of this Loan Agreement upon Customer’s written consent to such increase.

3. PG&E shall have no liability in connection with, and makes no warranties, expressed or implied, regarding the Work. The Parties acknowledge and agree that PG&E is only providing the Local Agency or District cited here with financing. The Customer has independently hired contractors ("Local Agency or District Contractors") to perform the work on behalf of the Customer to qualify for financing. The Customer acknowledges and agrees that the Local Agency or District Contractors are not third party beneficiaries to this agreement between the Customer and PG&E. To the extent authorized by law and subject to appropriation of the Legislature, the Customer agrees that it will look only to Local Agency or District Contractors for any claims related to the installed equipment or its performance and that PG&E shall have no responsibility or liability, except for the payment of the loan proceeds, and the Customer shall indemnify PG&E for any claims made by the Local Agency or District Contractors against PG&E.

4. Customer represents and warrants that (a) Customer is receiving this Loan solely for Work obtained in connection with Customer’s business, and not for personal, family or household purposes; (b) Customer, if not an individual or a government agency, is duly organized, validly existing and in good standing under the laws of its state of formation, and has full power and authority to enter into this Agreement and to carry out the provisions of this Agreement. Customer is duly qualified and in good standing to do business in all jurisdictions where such qualification is required; (c) this Loan Agreement has been duly authorized by all necessary proceedings, has been duly executed and delivered by Customer and is a valid and legally binding agreement of Customer duly enforceable in accordance with its terms; (d) no consent, approval, authorization, order, registration or qualification of or with any court or regulatory authority or other governmental body having jurisdiction over Customer is required for, and the absence of which would adversely affect, the legal and valid execution and delivery of this Loan Agreement, and the performance of the transactions contemplated by this Loan Agreement; (e) the execution and delivery of this Loan Agreement by Customer hereunder and the compliance by Customer with all provisions of this Loan Agreement: (i) will not conflict with or violate any Applicable Law; and (ii) will not conflict with or result in a breach of or default under any of the terms or provisions of any loan agreement or other contract or agreement under which Customer is an obligor or by which its property is bound; and (f) all factual information furnished by Customer to PG&E in the Application and pursuant to this Agreement is true and accurate.

5. The Application must include the Federal Tax Identification Number or Social Security Number of the party who will be the recipient of the checks for the rebate/incentive or any Loan proceeds. Checks may be issued directly to the Customer or its designated Contractor or both, for the benefit of the Customer, as specified below. Customer acknowledges that PG&E will not be responsible for any tax liability imposed on the Customer or its contractor in connection with the transactions contemplated under the Agreement, whether by virtue of the Loan contemplated under the Agreement, or otherwise, and Customer shall indemnify PG&E for any tax liability imposed upon PG&E as a result of the transactions contemplated under the Agreement.
________________________________________________________________________________ 1 Local Agency or District as defined in California Government Code §50001 and §58004.

ATTACHMENT 2
Item #7.1.

Page 330 of 781 ends

____________________________________________________
Automated Document – Preliminary Statement Part A
2 Form 79-1194
Advice 4085-G/5517-E
April 2019

6. Upon completion of the Work, Customer shall send a written confirmation of completion to PG&E’s On-Bill Financing Program Administrator at the address listed in Section 15. Within 60 days after receiving the confirmation, PG&E (a) will conduct a post installation inspection and project verification, including review of invoices, receipts and other documents as required by PG&E to verify the correctness of any amounts claimed by Customer; and (b) will adjust, if necessary, the total cost, incentive, Loan Balance, monthly payment, and loan term as stated above. Customer shall give PG&E reasonable access to its premises and the Work. If the Work conforms to all requirements of the Agreement and all amounts claimed by Customer as Work costs are substantiated to PG&E’s reasonable satisfaction, PG&E will issue a check (“Check”) to Customer or Contractor (as designated by Customer in Section 15) for all amounts PG&E approves for payment in accordance with the Agreement. The date of such issuance is the “Issuance Date”. If the Check is issued to Customer, Customer shall be responsible for paying any outstanding fees due to Contractor for the Work. If the Check is less than the amount due from Customer to Contractor, Customer shall be responsible for the excess due to the Contractor.

7. Customer shall repay the Loan Balance to PG&E as provided in this Loan Agreement irrespective of whether or when the Work is completed, or whether the Work is in any way defective or deficient, and whether or not the Work delivers energy efficiency savings to Customer.

8. The monthly payments will be included by PG&E on the Account's regular energy service bills, or by separate bill, in PG&E’s discretion.

Regardless whether the monthly payments are included in the regular utility bill or a separate loan installment bill, the following  repayment terms will apply:
a. The Customer agrees to repay to PG&E the Loan Balance in the number of payments listed below and in equal installments (with the final installment adjusted to account for rounding), by the due date set forth in each PG&E utility bill or loan installment bill rendered in connection with Customer’s account (identified by the number set forth below) (“Account”), commencing with the bill which has a due date falling at least 30 days after the Issuance Date. b. Check Made Payable to             Customer □    or     Contractor □ c. If the Customer is unable to make a full utility bill payment in a given month, payment  arrangements  may be made at PG&E’s discretion.
d. Any partial bill payments received  for a month will be applied in equal proportion to the energy charges and the loan obligation for that month, and the Customer may be considered in default of both the energy bill and the loan installment bill.
e. Further payment details are set forth below.

9. Any notice from PG&E to Customer regarding the Program or the transactions contemplated under the Loan Agreement may be provided within a PG&E utility bill or loan installment bill, and any such notices may also be provided to Customer at the address below or to the Customer’s billing address of record in PG&E’s customer billing system from time to time, and in each case shall be effective five (5) days after they have been mailed.

10. The Loan Balance shall not bear interest.

11. Customer may, without prepayment penalty, pay the entire outstanding loan balance in one lump sum payment provided the customer first notifies PG&E by telephoning the toll free phone number (1-800-468-4743), and by sending written notice to PG&E On-Bill Financing Program Administrator at the address listed below, in advance of making the lump sum payment. Accelerated payments that are received from Customer without PG&E’s prior approval may, at PG&E’s sole discretion, be applied proportionally to subsequent energy charges and Loan repayments and PG&E shall have no obligation to apply accelerated payments exclusively to reduction of the outstanding Loan.

12. The entire outstanding Loan Balance will become immediately due and payable, and shall be paid by Customer within 30 days if: (i) the Account is closed or terminated for any reason; (ii) Customer defaults under the Agreement; (iii) Customer sells the equipment forming part of the Work to any third party; or (iv) Customer becomes Insolvent. Customer becomes “Insolvent” if: (i) Customer is unable to pay its debts as they become due or otherwise becomes insolvent, makes a general assignment for the benefit of its creditors, or suffers or permits the appointment of a receiver for its business or assets or otherwise ceases to conduct business in the normal course; or (ii) any proceeding is commenced by or against Customer under any bankruptcy or insolvency law that is not dismissed or stayed within 45 days.

13. Customer understands that without limiting any other remedy available to PG&E against Contractor or Customer, failure to repay the Loan Balance in accordance with the terms of the Agreement could result in shut-off of utility energy service, adverse credit reporting, and collection procedures, including, without limitation, legal action.

14. If there is any conflict among the documents comprising the Agreement, the following order of priority shall apply: 1. this Loan Agreement; 2. the Application; 3. any documents attached to the Application.

Item #7.1.

Page 331 of 781 ends

____________________________________________________
Automated Document – Preliminary Statement Part A
3 Form 79-1194
Advice 4085-G/5517-E
April 2019

15. LOCAL AGENCY OR DISTRICT REQUIREMENT
a. All Payment Obligations Subject to Appropriation
The Customer acknowledges that the cost incurred pursuant to this Loan Agreement will be part of the monthly bill for electric use. All payment obligations and the Work replacement obligations of the Customer under this Loan Agreement or any related agreement or application is subject to appropriation by the Legislative body belonging to Local Agency or District cited in this loan agreement.
b. Check Made Payable to Customer □ or Contractor □ (1) Notwithstanding any other provision in this Loan Agreement – , PG&E acknowledges that nothing in this Loan Agreement shall constitute a mortgage, charge, assignment, transfer, pledge, lien or encumbrance upon either the Work or any part of the buildings, structures or related facilities in which the Work is constructed, installed or situated (collectively, the “Related Facilities”). Accordingly, PG&E agrees it will not record or file any instrument that would indicate or imply it has a security interest in the Related Facilities, including but not limited to a UCC-1. (2) In addition to the preceding paragraph (a), if this Loan Agreement were ever construed or deemed to create any such encumbrance, then: (i) this Loan Agreement shall be junior and subordinate and subject in all respects to the terms and conditions of any and all leases, and indentures related to lease revenue bonds issued by the Local Agency or District cited here or any other issuer of bonds on behalf of the Local Agency or District concerning the Related Facilities entered into in the past, the present or the future (the “Senior Security Documents”); and (ii) any term or condition of this Loan Agreement relating to any right, title or interest in the Related Facilities or other benefits derived there from shall be in all respects junior and subordinate to, and subject to the terms of, the Senior Security Documents.

Item #7.1.

Page 332 of 781 ends

____________________________________________________
Automated Document – Preliminary Statement Part A
4 Form 79-1194
Advice 4085-G/5517-E
April 2019

16. Loan Particulars.

This table is to be completed by PG&E
Total Cost Incentive Customer
Buy- Down
(if applicable)
Loan Balance 1 Monthly Payment Term 2
(months)
Number of
Payments
$ 12,970.43 $ - $ - $ 12,970.43 $ 202.66 64 64
Check Made Payable to Customer □ or Contractor □
[customer to select payment method. Note that only one check can be issued]

17. This agreement at all times shall be subject to such modifications as the California Public Utilities Commission may direct from time to time in the exercise of its jurisdiction.

Federal Tax ID or Social Security #, Customer Federal Tax ID or Social Security #, Contractor 94-6000305 80-0196823
PG&E Account # / Service Agreement #
0626781557 / 0626781257
Account Name, Customer Name, Contractor
Primary Customer Name:  CITY OF CALISTOGA - 1235
WASHINGTON ST
ECOGREEN SOLUTIONS,  COREY BROPHY
Project ID:  City of Calistoga - City Police & Jail
FA ID:  015412
Customer Address (For OBF Check Delivery) Contractor Address (For OBF Check Delivery) 27671 LA PAZ RD STE 100
LAGUNA NIGUEL CA 92677
Name and Title of Authorized Representative of
.Customer
Name and Title of Authorized Representative of
.Contractor
COREY BROPHY,  ECOGREEN SOLUTIONS
Signature of Authorized Representative of Customer
Date
ACCEPTED: Pacific Gas and Electric Company
By   Date
PG&E On-Bill Financing Authorized Representative
Mailing Address
Pacific Gas & Electric Company
On-Bill Financing Program
Post Office Box 28209
Oakland, CA 94604-8209
1 The Loan Balance shall not exceed two-hundred fifty thousand dollars ($250,000), except where, in PG&E’s sole opinion, the opportunity for uniquely large energy savings exist, in which case the Loan Balance may exceed two-hundred fifty thousand dollars ($250,000) but shall not exceed four million dollars ($4,000,000). 2 The loan term in months will be established by PG&E at the time of the OBF Loan Agreement initiation. The maximum loan term shall be one hundred and twenty (120) months.

DEREK RAYNER, DIRECTOR OF PUBLIC WORKS
Item #7.1.

Page 333 of 781 ends

____________________________________________________
Automated Document – Preliminary Statement Part A
5 Form 79-1194
Advice 4085-G/5517-E
April 2019
On-Bill Financing Program (OBF)
Loan Calculation Summary Sheet
Simple project payback per meter
Customer Name: CITY OF CALISTOGA - 1235 WASHINGTON ST
Project Number: FA ID 015412
Calculations from:

Original
(A)

PROJECT COST FOR

MEASURES
(B)
REBATES or INCENTIVES
Check Made Payable to
Customer □ or
Contractor □

CUSTOMER

TOTAL LOAN
AMOUNT
(C)

CUSTOMER

AVERAGE RATE
PER kWh
(D)

CUSTOMER AVERAGE
RATE PER Therm
(E)

ESTIMATED
ANNUAL
ENERGY

SAVINGS
(kWh)
(F)

ESTIMATED

ANNUAL GAS

SAVINGS
(Therm)

ESTIMATED

ANNUAL ENERGY

COST SAVINGS
SIMPLE

PAYBACK

IN YEARS
$ 12,970.43 $ - $ - $ 12,970.43 $ 0.35 7,174.90 - $ 2,475.73 5.24

PAYBACK IN MONTHS

BASED ON EXPECTED

ENERGY SAVINGS

LOAN TERM (MONTHS)
(1 month added for bill
neutrality)

CUSTOMER FIXED

MONTHLY LOAN

PAYMENT

ESTIMATED

MONTHLY

ENERGY COST

SAVINGS
63 64 $ 202.66 $ 206.31
(C) = (From utility bill) Total $ amount (12-month) / Total kWh (same 12-month) (D) = (From utility bill) Total $ amount (12-month) / Total therm (same 12-month) Item #7.1.

Page 334 of 781 ends

1 Form 79-1143
Advice 4085-G/5517-E
April 2019

CALIFORNIA STATE GOVERNMENT

CUSTOMERS ON-BILL FINANCING LOAN

AGREEMENT
The undersigned customer (“Customer”) has contracted for the provision of energy efficiency/demand response equipment and services (the “Work”) which qualify for one or more of PG&E’s applicable rebate or incentive programs. Subject to the conditions (including the process for Adjustment and preconditions to funding) set forth below, Pacific Gas and Electric Company (“PG&E”) shall extend a loan (the “Loan”) to Customer in the amount of the loan balance (the “Loan Balance”) pursuant to the terms of this On-Bill Financing Loan Agreement (“Loan Agreement”) and PG&E’s rate schedules E-OBF and/or G-OBF, as applicable (the “Schedule”).

1. Customer shall arrange for its Contractor, as identified at the end of this Agreement (“Contractor”), to provide the Work as described in the Application.

3. PG&E shall have no liability in connection with, and makes no warranties, expressed or implied, regarding the Work. The Parties acknowledge and agree that PG&E is only providing the State with financing. The Customer has independently hired contractors ("State Contractors") to perform the work on behalf of the Customer to qualify for financing. The Customer acknowledges and agrees that the State Contractors are not third party beneficiaries to this agreement between the Customer and PG&E. To the extent authorized by law and subject to appropriation of the Legislature, the Customer agrees that it will look only to State Contractors for any claims related to the installed equipment or its performance and that PG&E shall have no responsibility or liability, except for the payment of the loan proceeds, and the Customer shall indemnify PG&E for any claims made by the State Contractors against PG&E.

Item #7.1.

Page 335 of 781 ends

2 Form 79-1143
Advice 4085-G/5517-E
April 2019

8. The monthly payments will be included by PG&E on the Account's regular energy service bills, or by separate bill, in PG&E’s discretion.

Regardless whether the monthly payments are included in the regular utility bill or a separate loan installment bill, the following repayment terms will apply:
a. The Customer agrees to repay to PG&E the Loan Balance in the number of payments listed below and in equal installments (with the final installment adjusted to account for rounding), by the due date set forth in each PG&E utility bill or loan installment bill rendered in connection with Customer’s account (identified by the number set forth below) (“Account”), commencing with the bill which has a due date falling at least 30 days after the Issuance Date. b. If separate energy service bills and loan installment bills are provided, amounts due under this Loan Agreement as shown in the loan installment bill shall be deemed to be amounts due under each energy services bill to the Account, and a default under this Loan Agreement shall be treated as a default under the Account. c. If the Customer is unable to make a full utility bill payment in a given month, payment arrangements may be made at PG&E’s discretion.
d. Any partial bill payments received for a month will be applied in equal proportion to the energy charges and the loan obligation for that month, and the Customer may be considered in default of both the energy bill and the loan installment bill.
e. Further payment details are set forth below.

10. The Loan Balance shall not bear interest.

Item #7.1.

Page 336 of 781 ends

3 Form 79-1143
Advice 4085-G/5517-E
April 2019

15. STATE OF CALIFORNIA REQUIREMENT
a. All Payment Obligations Subject to Appropriation
The Customer acknowledges that the cost incurred pursuant to this Loan Agreement will be part of the monthly bill for electricity use. All payment obligations and the Work replacement obligations of the Customer under this Loan Agreement or any related agreement or application is subject to appropriation by the Legislature of the State of California.
b. No Lien or Encumbrance; Subordination:
(1) Notwithstanding any other provision in this Loan Agreement – , PG&E acknowledges that nothing in this Loan Agreement shall constitute a mortgage, charge, assignment, transfer, pledge, lien or encumbrance upon either the Work or any part of the buildings, structures or related facilities in which the Work is constructed, installed or situated (collectively, the “Related Facilities”). Accordingly, PG&E agrees it will not record or file any instrument that would indicate or imply it has a security interest in the Related Facilities, including but not limited to a UCC-1. (2) In addition to the preceding paragraph (a), if this Loan Agreement were ever construed or deemed to create any such encumbrance, then: (i) this Loan Agreement shall be junior and subordinate and subject in all respects to the terms and conditions of any and all leases, and indentures related to lease revenue bonds issued by the State Public Works Board of the State of California or any other issuer of bonds on behalf of the state concerning the Related Facilities entered into in the past, the present or the future (the “Senior Security Documents”); and (ii) any term or condition of this Loan Agreement relating to any right, title or interest in the Related Facilities or other benefits derived there from shall be in all respects junior and subordinate to, and subject to the terms of, the Senior Security Documents.

Item #7.1.

Page 337 of 781 ends

4 Form 79-1143
Advice 4085-G/5517-E
April 2019

16. Loan Particulars.

This table is to be completed by PG&E
Total Cost Incentive Customer
Buy- Down
(if applicable)
Loan Balance 1 Monthly Payment Term 2
(months)
Number of
Payments
$ 71,624.46 $ - $ - $ 71,624.46 $ 918.26 78 78
Check Made Payable to Customer □ or Contractor □
[customer to select payment method. Note that only one check can be issued]

17. This agreement at all times shall be subject to such modifications as the California Public Utilities Commission may direct from time to time in the exercise of its jurisdiction.

Federal Tax ID or Social Security #, Customer Federal Tax ID or Social Security #, Contractor 94-6000305 80-0196823
PG&E Account # / Service Agreement #
3185886582 / 3185886475
Account Name, Customer Name, Contractor
Primary Customer Name:  CITY OF CALISTOGA - 1745
WASHINGTON ST
EcoGreen Solutions,  Corey Brophy
Project ID:  City of Calistoga - Community Pool
FA ID:  015415
Customer Address (For OBF Check Delivery) Contractor Address (For OBF Check Delivery) 27671 La Paz Rd, Suite 100
Laguna Niguel CA 92677
Name and Title of Authorized Representative of
.Customer
Name and Title of Authorized Representative of
.Contractor
Corey Brophy,  EcoGreen Solutions
Signature of Authorized Representative of Customer
Date
ACCEPTED: Pacific Gas and Electric Company
By   Date
PG&E On-Bill Financing Authorized Representative
Mailing address:

Pacific Gas & Electric Company
On-Bill Financing Program
Post Office Box 28209
Oakland, CA 94604-8209
1 The Loan Balance shall not exceed two-hundred fifty thousand dollars ($250,000), except where, in PG&E’s sole opinion, the opportunity for uniquely large energy savings exist, in which case the Loan Balance may exceed two-hundred fifty thousand dollars ($250,000) but shall not exceed four million dollars ($4,000,000). 2 The loan term in months will be established by PG&E at the time of the OBF Loan Agreement initiation. The maximum loan term shall be one hundred and twenty (120) months.

Item #7.1.

Page 338 of 781 ends

5 Form 79-1143
Advice 4085-G/5517-E
April 2019
On-Bill Financing Program (OBF)
Loan Calculation Summary Sheet
Simple project payback per meter
Customer Name: CITY OF CALISTOGA - 1745 WASHINGTON ST
Project Number: FA ID: 015415
Calculations from:

Original
(A)

PROJECT COST FOR

MEASURES
(B)
REBATES or

INCENTIVES
Customer Down Payment
or Buy-Down

CUSTOMER

TOTAL LOAN
AMOUNT
(C)

CUSTOMER

AVERAGE RATE
PER kWh
(D)

CUSTOMER AVERAGE
RATE PER Therm
(E)

ESTIMATED
ANNUAL
ENERGY

SAVINGS
(kWh)
(F)

ESTIMATED

ANNUAL GAS

SAVINGS
(Therm)

ESTIMATED

ANNUAL ENERGY

COST SAVINGS
SIMPLE

PAYBACK

IN YEARS
$ 71,624.46 $ - $ - $ 71,624.46 $ 0.29 $ - 37,917.05 (1.00) $ 11,166.68 6.41

PAYBACK IN MONTHS

BASED ON EXPECTED

ENERGY SAVINGS

LOAN TERM (MONTHS)
(1 month added for bill
neutrality)

CUSTOMER FIXED

MONTHLY LOAN

PAYMENT

ESTIMATED

MONTHLY

ENERGY COST

SAVINGS
77 78 $ 918.26 $ 930.56
(C) = (From utility bill) Total $ amount (12-month) / Total kWh (same 12-month) (D) = (From utility bill) Total $ amount (12-month) / Total therm (same 12-month) Item #7.1.

Page 339 of 781 ends

____________________________________________________
Automated Document – Preliminary Statement Part A
1 Form 79-1194
Advice 4085-G/5517-E
April 2019

LOCAL AGENCY AND DISTRICT

CUSTOMERS

1. Customer shall arrange for its Contractor, as identified at the end of this Agreement (“Contractor”), to provide the Work as described in the Application.

Item #7.1.

Page 340 of 781 ends

____________________________________________________
Automated Document – Preliminary Statement Part A
2 Form 79-1194
Advice 4085-G/5517-E
April 2019

8. The monthly payments will be included by PG&E on the Account's regular energy service bills, or by separate bill, in PG&E’s discretion.

10. The Loan Balance shall not bear interest.

Item #7.1.

Page 341 of 781 ends

____________________________________________________
Automated Document – Preliminary Statement Part A
3 Form 79-1194
Advice 4085-G/5517-E
April 2019

Item #7.1.

Page 342 of 781 ends

____________________________________________________
Automated Document – Preliminary Statement Part A
4 Form 79-1194
Advice 4085-G/5517-E
April 2019

16. Loan Particulars.

This table is to be completed by PG&E
Total Cost Incentive Customer
Buy- Down
(if applicable)
Loan Balance 1 Monthly Payment Term 2
(months)
Number of
Payments
$ 14,344.02 $ - $ - $ 14,344.02 $ 188.74 76 76
Check Made Payable to Customer □ or Contractor □
[customer to select payment method. Note that only one check can be issued]

17. This agreement at all times shall be subject to such modifications as the California Public Utilities Commission may direct from time to time in the exercise of its jurisdiction.

Federal Tax ID or Social Security #, Customer Federal Tax ID or Social Security #, Contractor 94-6000305 80-0196823
PG&E Account # / Service Agreement #
0626781557 / 0627184571
Account Name, Customer Name, Contractor
Primary Customer Name:  CITY OF CALISTOGA - 1113
WASHINGTON ST
ECOGREEN SOLUTIONS,  COREY BROPHY
Project ID:  City of Calistoga - Fire Station
FA ID:  015407
Customer Address (For OBF Check Delivery) Contractor Address (For OBF Check Delivery) 27671 LA PAZ RD STE 100
LAGUNA NIGUEL CA 92677
Name and Title of Authorized Representative of
.Customer
Name and Title of Authorized Representative of
.Contractor
COREY BROPHY,  ECOGREEN SOLUTIONS
Signature of Authorized Representative of Customer
Date
ACCEPTED: Pacific Gas and Electric Company
By   Date
PG&E On-Bill Financing Authorized Representative
Mailing Address
Pacific Gas & Electric Company
On-Bill Financing Program
Post Office Box 28209
Oakland, CA 94604-8209
1 The Loan Balance shall not exceed two-hundred fifty thousand dollars ($250,000), except where, in PG&E’s sole opinion, the opportunity for uniquely large energy savings exist, in which case the Loan Balance may exceed two-hundred fifty thousand dollars ($250,000) but shall not exceed four million dollars ($4,000,000). 2 The loan term in months will be established by PG&E at the time of the OBF Loan Agreement initiation. The maximum loan term shall be one hundred and twenty (120) months.

DEREK RAYNER, DIRECTOR OF PIBLIC WORKS
Item #7.1.

Page 343 of 781 ends

____________________________________________________
Automated Document – Preliminary Statement Part A
5 Form 79-1194
Advice 4085-G/5517-E
April 2019
On-Bill Financing Program (OBF)
Loan Calculation Summary Sheet
Simple project payback per meter
Customer Name: CITY OF CALISTOGA - 1113 WASHINGTON ST
Project Number: FA ID 015407
Calculations from:

Original
(A)

PROJECT COST FOR

MEASURES
(B)
REBATES or INCENTIVES
Check Made Payable to
Customer □ or
Contractor □

CUSTOMER

TOTAL LOAN
AMOUNT
(C)

CUSTOMER

AVERAGE RATE
PER kWh
(D)

CUSTOMER AVERAGE
RATE PER Therm
(E)

ESTIMATED
ANNUAL
ENERGY

SAVINGS
(kWh)
(F)

ESTIMATED

ANNUAL GAS

SAVINGS
(Therm)

ESTIMATED

ANNUAL ENERGY

COST SAVINGS
SIMPLE

PAYBACK

IN YEARS
$ 14,344.02 $ - $ - $ 14,344.02 $ 0.42 5,473.50 (10.00) $ 2,292.76 6.26

PAYBACK IN MONTHS

BASED ON EXPECTED

ENERGY SAVINGS

LOAN TERM (MONTHS)
(1 month added for bill
neutrality)

CUSTOMER FIXED

MONTHLY LOAN

PAYMENT

ESTIMATED

MONTHLY

ENERGY COST

SAVINGS
75 76 $ 188.74 $ 191.06
(C) = (From utility bill) Total $ amount (12-month) / Total kWh (same 12-month) (D) = (From utility bill) Total $ amount (12-month) / Total therm (same 12-month) Item #7.1.

Page 344 of 781 ends

1 Form 79-1143
Advice 4085-G/5517-E
April 2019

CALIFORNIA STATE GOVERNMENT

CUSTOMERS ON-BILL FINANCING LOAN

1. Customer shall arrange for its Contractor, as identified at the end of this Agreement (“Contractor”), to provide the Work as described in the Application.

3. PG&E shall have no liability in connection with, and makes no warranties, expressed or implied, regarding the Work. The Parties acknowledge and agree that PG&E is only providing the State with financing. The Customer has independently hired contractors ("State Contractors") to perform the work on behalf of the Customer to qualify for financing. The Customer acknowledges and agrees that the State Contractors are not third party beneficiaries to this agreement between the Customer and PG&E. To the extent authorized by law and subject to appropriation of the Legislature, the Customer agrees that it will look only to State Contractors for any claims related to the installed equipment or its performance and that PG&E shall have no responsibility or liability, except for the payment of the loan proceeds, and the Customer shall indemnify PG&E for any claims made by the State Contractors against PG&E.

Item #7.1.

Page 345 of 781 ends

2 Form 79-1143
Advice 4085-G/5517-E
April 2019

8. The monthly payments will be included by PG&E on the Account's regular energy service bills, or by separate bill, in PG&E’s discretion.

Regardless whether the monthly payments are included in the regular utility bill or a separate loan installment bill, the following repayment terms will apply:
a. The Customer agrees to repay to PG&E the Loan Balance in the number of payments listed below and in equal installments (with the final installment adjusted to account for rounding), by the due date set forth in each PG&E utility bill or loan installment bill rendered in connection with Customer’s account (identified by the number set forth below) (“Account”), commencing with the bill which has a due date falling at least 30 days after the Issuance Date. b. If separate energy service bills and loan installment bills are provided, amounts due under this Loan Agreement as shown in the loan installment bill shall be deemed to be amounts due under each energy services bill to the Account, and a default under this Loan Agreement shall be treated as a default under the Account. c. If the Customer is unable to make a full utility bill payment in a given month, payment arrangements may be made at PG&E’s discretion.
d. Any partial bill payments received for a month will be applied in equal proportion to the energy charges and the loan obligation for that month, and the Customer may be considered in default of both the energy bill and the loan installment bill.
e. Further payment details are set forth below.

10. The Loan Balance shall not bear interest.

Item #7.1.

Page 346 of 781 ends

3 Form 79-1143
Advice 4085-G/5517-E
April 2019

Item #7.1.

Page 347 of 781 ends

4 Form 79-1143
Advice 4085-G/5517-E
April 2019

16. Loan Particulars.

This table is to be completed by PG&E
Total Cost Incentive Customer
Buy- Down
(if applicable)
Loan Balance 1 Monthly Payment Term 2
(months)
Number of
Payments
$ 17,450.41 $ - $ - $ 17,450.41 $ 167.79 104 104
Check Made Payable to Customer □ or Contractor □
[customer to select payment method. Note that only one check can be issued]

17. This agreement at all times shall be subject to such modifications as the California Public Utilities Commission may direct from time to time in the exercise of its jurisdiction.

Federal Tax ID or Social Security #, Customer Federal Tax ID or Social Security #, Contractor 94-6000305 80-0196823
PG&E Account # / Service Agreement #
0626781557 / 0626781297
Account Name, Customer Name, Contractor
Primary Customer Name:  CITY OF CALISTOGA - 414
WASHINGTON ST
EcoGreen Solutions,  Corey Brophy
Project ID:  City of Calistoga - Public Works Department FA ID:  015406
Customer Address (For OBF Check Delivery) Contractor Address (For OBF Check Delivery) 27671 La Paz Rd, Suite 100
Laguna Niguel CA 92677
Name and Title of Authorized Representative of
.Customer
Name and Title of Authorized Representative of
.Contractor
Corey Brophy,  EcoGreen Solutions
Signature of Authorized Representative of Customer
Date
ACCEPTED: Pacific Gas and Electric Company
By   Date
PG&E On-Bill Financing Authorized Representative
Mailing address:

Item #7.1.

Page 348 of 781 ends

5 Form 79-1143
Advice 4085-G/5517-E
April 2019
On-Bill Financing Program (OBF)
Loan Calculation Summary Sheet
Simple project payback per meter
Customer Name: CITY OF CALISTOGA - 414 WASHINGTON ST
Project Number: FA ID: 015406
Calculations from:

Original
(A)

PROJECT COST FOR

MEASURES
(B)
REBATES or

INCENTIVES
Customer Down Payment
or Buy-Down

CUSTOMER

TOTAL LOAN
AMOUNT
(C)

CUSTOMER

AVERAGE RATE
PER kWh
(D)

CUSTOMER AVERAGE
RATE PER Therm
(E)

ESTIMATED
ANNUAL
ENERGY

SAVINGS
(kWh)
(F)

ESTIMATED

ANNUAL GAS

SAVINGS
(Therm)

ESTIMATED

ANNUAL ENERGY

COST SAVINGS
SIMPLE

PAYBACK

IN YEARS
$ 17,450.41 $ - $ - $ 17,450.41 $ 0.42 4,902.20 (7.00) $ 2,039.54 8.56

PAYBACK IN MONTHS

BASED ON EXPECTED

ENERGY SAVINGS

LOAN TERM (MONTHS)
(1 month added for bill
neutrality)

CUSTOMER FIXED

MONTHLY LOAN

PAYMENT

ESTIMATED

MONTHLY

ENERGY COST

SAVINGS
103 104 $ 167.79 $ 169.96
(C) = (From utility bill) Total $ amount (12-month) / Total kWh (same 12-month) (D) = (From utility bill) Total $ amount (12-month) / Total therm (same 12-month) Item #7.1.

Page 349 of 781 ends

1 Statement of Work

1. SCOPE OF WORK: EcoGreen Solutions shall furnish all
the materials and perform all of the work shown and/or
described in the Energy Audit and Quote. EcoGreen
Solutions is not responsible for touch up work i.e. – paint where replacement fixtures don’t exactly match existing fixtures, ceiling tiles, etc…
a. VFD/VSD installation: If the project includes a
VFD/VSD, standard installation costs include – VFD,
startup, card, programming, installation of any conduit, running power, concrete footing (if needed), VFD
mounting and interconnect to SCADA panel. Installation
costs that are not included and would be an additional
cost – wiring diagrams, fencing, gates, enclosures, relay box, controls.

2. PROJECT COST: The amount due for material and labor
to be performed is $12,970.43, subject to additions and deductions pursuant to authorized change
orders/adjustment letters.

3. PAYMENT & UTILITY FINANCING: EcoGreen Solutions
has worked with Customer to secure Utility financing on behalf of the Customer to fund payment of this project, of which, terms and payback periods are detailed in the
Utility On-Bill Financing (OBF) documentation – PGE
Project #/TIF # 15412.

Payment of the project shall be paid in the manner
following:

Project Cost $12,970.43
Estimated Tax Benefit $0
Estimated Utility OBF $12,970.43
SUBTOTAL $0
Estimated Customer Out of
Pocket Contribution
$0
a. Customer understands that final utility rebate
and OBF amounts issued may vary based on final
installation counts and subject to additions and
deductions pursuant to authorized change
orders/adjustment letters.
b. Customer understands that should utility
determine that OBF loan proceeds shall not be
issued due to customer’s credit standing or has
otherwise placed customer’s repayment of the
loan at risk, Customer shall be liable for payment
of any product, labor, and installation due. This
includes any product demos that aren’t returned
to EcoGreen Solutions.
c. Notice to Proceed: Once Utility On-Bill
Financing is approved, if required, EcoGreen
Solutions will provide LED demo fixture/lamps to
assure proper light levels, color and aesthetics.

Written confirmation from the Customer that
demos are approved and approval to move
forward with the ordering of product and
installation will serve as formal Notice To
Proceed.

4. GENERAL TERMS AND CONDITIONS
a. All work shall be completed in a workmanlike
manner and in compliance with all building
codes and other applicable laws.
b. To the extent required by law all work shall be
performed by individuals duly licensed and
authorized by law to perform the work.
c. EcoGreen Solutions may at its discretion
engage subcontractors to perform work
hereunder, provided EcoGreen Solutions shall
fully pay said subcontractor and in all instances
remain responsible for the proper completion of
the project.
d. EcoGreen Solutions warrants it is adequately
insured for injury to its employees and others
incurring loss or injury as a result of the acts of
EcoGreen Solutions or its employees and
subcontractors.
e. Customer shall at its own expense obtain all
permits necessary for the work to be performed.
f. EcoGreen Solutions agrees to remove all debris
and leave the premises in clean condition unless
instructed by Customer to do otherwise.

ATTACHMENT 3 Item #7.1.

Page 350 of 781 ends

2 g. EcoGreen Solutions shall dispose of all
hazardous lamps and tubes utilizing a proper
recycling program unless instructed by Customer
to do otherwise.
h. EcoGreen Solutions shall not be liable for any
delay due to circumstances beyond its control
including strikes, casualty or general
unavailability of materials.
i. Customer is responsible for verification of
fixture counts and hours of operation reflected
in the Energy Audit.

5. HAZARDOUS CONDITIONS: In the event that EcoGreen
Solutions discovers existing or developing spore or mold growth, asbestos or other potentially hazardous conditions at the Project location, EcoGreen Solutions will stop work and will not attempt to test, repair or remediate such
conditions. At Customer’s sole expense, Customer must
arrange to have the hazardous condition removed by a
third party in compliance with applicable laws within a reasonable period of time, or EcoGreen Solutions may
cancel this project. If the project is canceled, Customer agrees to pay EcoGreen Solutions the costs of materials, labor and services provided through the date of
cancellation.

6. WARRANTIES:
a. MANUFACTURER WARRANTIES. Products
installed as part of the scope of work are
covered by separate manufacturers’ warranties
(hereinafter, “Manufacturer Warranties”).

EcoGreen Solutions will assign to Customer any
Manufacturer Warranties in effect upon
installation. EcoGreen Solutions will also provide
Customer reasonable assistance in contacting
manufacturers. If manufacturer files for
bankruptcy or goes out of business, EcoGreen
Solutions is not liable or responsible for
continued warranty support.
b. LIMITED WARRANTY. EcoGreen Solutions
provides a limited warranty of 90 days (the
“Limited Warranty Period”), after the date of
invoice. For the avoidance of doubt, this Limited
Warranty does not cover parts already covered
by the Manufacturer Warranties set forth in
above. During the Limited Warranty Period,
EcoGreen Solutions will at its expense repair or
replace any parts or labor covered by the Limited
Warranty.
c. OBTAIN WARRANTY SERVICE. To obtain
warranty service, you must notify EcoGreen
Solutions in writing or via email at
[email protected] of any defect.

Provided that the Warranty has not expired, has
otherwise voided, or is subject to an exclusion,
EcoGreen Solutions will repair or replace the
defect within a reasonable time after you notify
EcoGreen Solutions.

If a fixture fails, please take a photo and send it
to [email protected], and include
location information in your email. The photo
should be close up so we can properly match the
product with the replacement. We will order
replacement products and schedule the
installation. If a product is in stock, EcoGreen
Solutions will ship the replacement
immediately. If the product is not in stock
EcoGreen Solutions will order the replacement
parts from the factory. Please be aware that
some of our suppliers require 6-8 weeks lead
time. EcoGreen Solutions does not cover
shipping and handling for fixtures.

If a fixture has failed and is past our 3 months
parts and labor period, EcoGreen Solutions will
work with the factory to get the replacement
material for you. We do not cover the cost of
shipping and handling from the factory to our
warehouse or to your location. If you do not
have a qualified electrician to install the
replacement product, please contact us at the
email address above. A quote for the labor to
install the product will be provided in 1-2
business days.

If a lamp fails, please follow the same procedure
as for fixtures. EcoGreen Solutions will send
Customer the replacement lamp. Labor is not
covered for lamps. Shipping and handling also is
not covered on warranty claims for lamps.

Warranty claims will not apply for:
• Product that has been modified by the
customer.
• Product that was subject to misuse,
vandalism or negligence.
*IMPORTANT* EcoGreen Solutions must receive
the fixture/lamp/driver back once your product
has been replaced. We can receive credit for the
replacement product only if the factory receives
the failed unit back. Failure to return the failed
product to EcoGreen Solutions within 30 days
will result in an invoice for the full retail price of
the product.

Item #7.1.

Page 351 of 781 ends

3 If the failed product has been discontinued by
the manufacturer and is no longer supported by
a factory, EcoGreen Solutions will suggest a
similar replacement LED fixture or lamp.

EcoGreen Solutions cannot be held responsible
for product lines that have been discontinued;
however, we will make every effort to find a
similarly performing product.

7. MAINTENANCE AND REPAIR: If the products require
maintenance or repair that is not covered by the
warranties set forth above, EcoGreen Solutions will not perform this work unless you enter into a separate
agreement to perform these services at your expense.

Item #7.1.

Page 352 of 781 ends

1 Statement of Work

2. PROJECT COST: The amount due for material and labor
to be performed is $71,624.46, subject to additions and deductions pursuant to authorized change
orders/adjustment letters.

Payment of the project shall be paid in the manner
following:

Project Cost $71,624.46
Estimated Tax Benefit $0
Estimated Utility OBF $71,624.46
SUBTOTAL $0
Estimated Customer Out of
Pocket Contribution
$0
a. Customer understands that final utility rebate
and OBF amounts issued may vary based on final
installation counts and subject to additions and
deductions pursuant to authorized change
orders/adjustment letters.
b. Customer understands that should utility
determine that OBF loan proceeds shall not be
issued due to customer’s credit standing or has
otherwise placed customer’s repayment of the
loan at risk, Customer shall be liable for payment
of any product, labor, and installation due. This
includes any product demos that aren’t returned
to EcoGreen Solutions.
c. Notice to Proceed: Once Utility On-Bill
Financing is approved, if required, EcoGreen
Solutions will provide LED demo fixture/lamps to
assure proper light levels, color and aesthetics.

Written confirmation from the Customer that
demos are approved and approval to move
forward with the ordering of product and
installation will serve as formal Notice To
Proceed.

Item #7.1.

Page 353 of 781 ends

6. WARRANTIES:
a. MANUFACTURER WARRANTIES. Products
installed as part of the scope of work are
covered by separate manufacturers’ warranties
(hereinafter, “Manufacturer Warranties”).

Item #7.1.

Page 354 of 781 ends

3 If the failed product has been discontinued by
the manufacturer and is no longer supported by
a factory, EcoGreen Solutions will suggest a
similar replacement LED fixture or lamp.

EcoGreen Solutions cannot be held responsible
for product lines that have been discontinued;
however, we will make every effort to find a
similarly performing product.

Item #7.1.

Page 355 of 781 ends

1 Statement of Work

2. PROJECT COST: The amount due for material and labor
to be performed is $14,344.02, subject to additions and deductions pursuant to authorized change
orders/adjustment letters.

Payment of the project shall be paid in the manner
following:

Project Cost $14,344.02
Estimated Tax Benefit $0
Estimated Utility OBF $14,344.02
SUBTOTAL $0
Estimated Customer Out of
Pocket Contribution
$0
a. Customer understands that final utility rebate
and OBF amounts issued may vary based on final
installation counts and subject to additions and
deductions pursuant to authorized change
orders/adjustment letters.
b. Customer understands that should utility
determine that OBF loan proceeds shall not be
issued due to customer’s credit standing or has
otherwise placed customer’s repayment of the
loan at risk, Customer shall be liable for payment
of any product, labor, and installation due. This
includes any product demos that aren’t returned
to EcoGreen Solutions.
c. Notice to Proceed: Once Utility On-Bill
Financing is approved, if required, EcoGreen
Solutions will provide LED demo fixture/lamps to
assure proper light levels, color and aesthetics.

Written confirmation from the Customer that
demos are approved and approval to move
forward with the ordering of product and
installation will serve as formal Notice To
Proceed.

Item #7.1.

Page 356 of 781 ends

6. WARRANTIES:
a. MANUFACTURER WARRANTIES. Products
installed as part of the scope of work are
covered by separate manufacturers’ warranties
(hereinafter, “Manufacturer Warranties”).

Item #7.1.

Page 357 of 781 ends

3 If the failed product has been discontinued by
the manufacturer and is no longer supported by
a factory, EcoGreen Solutions will suggest a
similar replacement LED fixture or lamp.

EcoGreen Solutions cannot be held responsible
for product lines that have been discontinued;
however, we will make every effort to find a
similarly performing product.

Item #7.1.

Page 358 of 781 ends

1 Statement of Work

2. PROJECT COST: The amount due for material and labor
to be performed is $17,450.41, subject to additions and deductions pursuant to authorized change
orders/adjustment letters.

Payment of the project shall be paid in the manner
following:

Project Cost $17,450.41
Estimated Tax Benefit $0
Estimated Utility OBF $17,450.41
SUBTOTAL $0
Estimated Customer Out of
Pocket Contribution
$0
a. Customer understands that final utility rebate
and OBF amounts issued may vary based on final
installation counts and subject to additions and
deductions pursuant to authorized change
orders/adjustment letters.
b. Customer understands that should utility
determine that OBF loan proceeds shall not be
issued due to customer’s credit standing or has
otherwise placed customer’s repayment of the
loan at risk, Customer shall be liable for payment
of any product, labor, and installation due. This
includes any product demos that aren’t returned
to EcoGreen Solutions.
c. Notice to Proceed: Once Utility On-Bill
Financing is approved, if required, EcoGreen
Solutions will provide LED demo fixture/lamps to
assure proper light levels, color and aesthetics.

Written confirmation from the Customer that
demos are approved and approval to move
forward with the ordering of product and
installation will serve as formal Notice To
Proceed.

Item #7.1.

Page 359 of 781 ends

6. WARRANTIES:
a. MANUFACTURER WARRANTIES. Products
installed as part of the scope of work are
covered by separate manufacturers’ warranties
(hereinafter, “Manufacturer Warranties”).

Item #7.1.

Page 360 of 781 ends

3 If the failed product has been discontinued by
the manufacturer and is no longer supported by
a factory, EcoGreen Solutions will suggest a
similar replacement LED fixture or lamp.

EcoGreen Solutions cannot be held responsible
for product lines that have been discontinued;
however, we will make every effort to find a
similarly performing product.

Item #7.1.

Page 361 of 781 ends

Quote
200986
27671 La Paz Rd, Suite 100 6/7/2024
Laguna Niguel, CA. 92677
[email protected]
(949) 364 - 6800
Quotes are valid for 30 days from the above date.

EGLA-GCMR167-4000-GU5.3 City Hall int LED MR16, 4000K, GU5.3 7 w 6 $14.59 $87.54 EGLA-TCA199-4100-120v-D-E26 City Hall int LED A19 dimmable, 4100K, 120v 9 w 2 $18.50 $37.00 EGLA-TCA19-6-4100-120v-E26 City Hall int LED A19, 4100K, 120v 6 w 1 $7.79 $7.79 EGLA-P3812-5000 City Hall ext LED PAR38, 5000K 12 w 3 $21.50 $64.50 EGLB-EN14-11"-CS-UNV-RND Police int LED Lowbay White 11" Round Puff Fixture, 3K,4K,5K, UNV, SMT, Dimmable14 w 1 $89.00 $89.00 EGAL-NL75-5000-UNV-SQ Police ext LED Area Light, 5000K, UNV w/ Square Pole Mount 75 w 10 $335.00 $3,350.00 0 0 0 0 w 0 $0.00 $0.00
* All quantities to be verified by owner SUBTOTAL $3,635.83 LABOR $4,735.94
SALES TAX Included
ADMINISTRATION & INSURANCE $127.25
(Brackets, Wiring, Sockets, Travel, Tiewire, Screws, Lifts, Lamp Recycling / Disposal, Shipping, Package, ETC.) MISC. CHARGES $2,971.41 ICP Developer/Engineering Cost $1,500.00
TOTAL PROJECT COST $12,970.43
Estimated IRS Federal Tax Deduction per 179D: $2,861.40 Estimated Annual Energy Savings: $2,475.73
Quote #
DATE

CITY OF CALISTOGA
City of Calistoga - City Police & Jail
Amount
1235 Washington St.

Calistoga, CA 94515
Acct: 0626781557; SAID: 0626781257
Light EPN INT/
EXT Site Name DESCRIPTION QTY* Unit Price
SIGNATURE: _________________________________________________________________________________ DATE:___________________________ WHEN SIGNED OR APPROVED BY CLIENT, THIS FORM BECOMES AN OFFICIAL ORDER AND A LEGALLY BINDING COMMITMENT SUBJECT TO THE TERMS AND CONDITIONS OF THIS FORM. BY ACCEPTING THIS PROJECT AND MOVING FORWARD, CUSTOMER AGREES TO HAVE ECOGREEN SOLUTIONS PURCHASE AND INSTALL THE PRODUCTS LISTED ABOVE. All returned checks are subject to a $20 service charge. If customer is utilizing a utility program where they default or get disqualified post install and the pre approved utility funding is canceled, the customer is liable for the project amount in full and the terms and conditions above will need to be met. Subject to collections and or litigation. If this invoice is not paid in full when due, a 1.5% per month late charge will be imposed. In this event, customer will be liable to pay reasonable collection charge, attorney fee and court cost. Warranty to be serviced by factory (see EcoGreen Scope of Work and warranty statement provided by the factory).

TERMS AND CONDITIONS
ATTACHMENT 4
Item #7.1.

Page 362 of 781 ends

Quote
200969
27671 La Paz Rd, Suite 100 12/4/2024
Laguna Niguel, CA. 92677
[email protected]
(949) 364 - 6800
Quotes are valid for 30 days from the above date.

EGLN-ML23.86-4ft-CS-UNV-SMT-WRP int LED 4' Linear Wrap Fixture, 35K, 4K, 5K, UNV 23.9 w 2 $179.00 $358.00 EGLN-ML33.16-4ft-CS-UNV-SMT-WRP int LED 4' Linear Wrap Fixture, 35K, 4K, 5K, UNV 33.2 w 6 $179.00 $1,074.00 EGTU-ML12-2ft-4000-T-A&B int 2' LED Tube (Type A & B) 4000k 12 w 6 $18.08 $108.48 EGLN-TC38-8ft-4000-UNV-SMT-D int LED 8' Linear Fixture, 4000K, UNV, SMT 38 w 1 $149.00 $149.00 EGLB-EN14-11"-CS-UNV-RND int w 3 $89.00 $267.00
EGSC-SP14-CCT-UNV int LED Outdoor Enclosed Wall Sconce, 3000K,3500K 4000K,4100K,5000K 14 w 1 $129.79 $129.79 EGLA-TCA196-4100-120v-E26-SR ext LED A19, 4100K, 120v w/ Socket Replacement 6 w 4 $7.79 $31.16 EGPL-GC10.5-4000-UNV-H ext LED Horizontal PL Replacement, 4000K, UNV 10 w 19 $23.00 $437.00 EGLN-TC18-4ft-4000-UNV-SMT int LED 4' Linear Fixture, 4000K, UNV, SMT 18 w 3 $115.00 $345.00 EGLA-TCA196-5000-120v-E26 ext LED A19, 5000K, 120v 6 w 12 $7.79 $93.48 EGVFD-IT20HP-X-X-X 0 15 kW (20 HP), 61 A, 200-240 V, 3PH, IP20 Variable Frequency Drive with EMC, Filter 0 w 3 $5,250.00 $15,750.00 EGLN-TC18-4ft-4000-UNV-SMT int LED 4' Linear Fixture, 4000K, UNV, SMT 18 w 1 $115.00 $115.00 EGTU-ML12-2ft-4000-T-A&B int 2' LED Tube (Type A & B) 4000k 12 w 1 $18.08 $18.08 EGLF-TCP60-5000-UNV ext LED High Lumen Filament Highbay Replacement, 5000k, UNV 40 w 3 $77.98 $233.94 (blank) 0 (blank) (blank) w 0 $0.00 $0.00
EG-ED-X 0 Emergency Driver 0 w 2 $120.00 $240.00
EGSC-SP14-CCT-UNV ext LED Outdoor Enclosed Wall Sconce, 3000K,3500K 4000K,4100K,5000K 14 w 7 $129.79 $908.53 EGSC-SP14-CCT-UNV int LED Outdoor Enclosed Wall Sconce, 3000K,3500K 4000K,4100K,5000K 14 w 4 $129.79 $519.16 (blank) 0 (blank) (blank) w 0 $0.00 $0.00
EGVF-25HP-VFD-BYP 0 25HP VFD with Bypass 0 w 2 $10,375.00 $20,750.00 0 0 0 0 w 0 $0.00 $0.00
0 0 0 0 w 0 $0.00 $0.00
* All quantities to be verified by owner SUBTOTAL $41,527.62 LABOR $19,050.14
SALES TAX Included
ADMINISTRATION & INSURANCE $1,453.47
(Brackets, Wiring, Sockets, Travel, Tiewire, Screws, Lifts, Lamp Recycling / Disposal, Shipping, Package, ETC.) MISC. CHARGES $8,093.23 ICP Developer/Engineering Cost $1,500.00
TOTAL PROJECT COST $71,624.46
Estimated IRS Federal Tax Deduction per 179D: $2,734.20 Estimated Annual Energy Savings: $11,166.68
Quote #
DATE

CITY OF CALISTOGA
City of Calistoga - Community Pool
Amount
1745 Washington St.

Calistoga, CA 94515
Acct: 3185886582; SAID: 3185886475
Light EPN INT/
EXT DESCRIPTION QTY* Unit Price
LED Lowbay White 11" Round Puff Fixture, 3K,4K,5K, UNV, SMT, Dimmable SIGNATURE: _________________________________________________________________________________ DATE:___________________________ WHEN SIGNED OR APPROVED BY CLIENT, THIS FORM BECOMES AN OFFICIAL ORDER AND A LEGALLY BINDING COMMITMENT SUBJECT TO THE TERMS AND CONDITIONS OF THIS FORM. BY ACCEPTING THIS PROJECT AND MOVING FORWARD, CUSTOMER AGREES TO HAVE ECOGREEN SOLUTIONS PURCHASE AND INSTALL THE PRODUCTS LISTED ABOVE. All returned checks are subject to a $20 service charge. If customer is utilizing a utility program where they default or get disqualified post install and the pre approved utility funding is canceled, the customer is liable for the project amount in full and the terms and conditions above will need to be met. Subject to collections and or litigation. If this invoice is not paid in full when due, a 1.5% per month late charge will be imposed. In this event, customer will be liable to pay reasonable collection charge, attorney fee and court cost. Warranty to be serviced by factory (see EcoGreen Scope of Work and warranty statement provided by the factory).

TERMS AND CONDITIONS
Item #7.1.

Page 363 of 781 ends

Quote
0 27671 La Paz Rd, Suite 100 1/0/1900
Laguna Niguel, CA. 92677
[email protected]
(949) 364 - 6800
Quotes are valid for 30 days from the above date.

EGCL-ML13-8''-CS-UNV-REC int LED 8" Can Downlight,3000K, 3500K, 4000K, REC 13 w 16 $120.00 $1,920.00 EGTU-TC10-4ft-4000-T8-B int 4' T8 LED Tube Double Ended Bypass(Type B), 4000K, UNV 10.5 w 4 $11.97 $47.88 EGPL-GC10.5-4000-UNV-H int LED Horizontal PL Replacement, 4000K, UNV 10 w 3 $23.00 $69.00 EGPL-GC10.5-4000-UNV-H ext LED Horizontal PL Replacement, 4000K, UNV 10 w 13 $23.00 $299.00 EGLN-TC20-4ft-4000-UNV-SMT-VT int LED 4' Linear Vapor Tight Fixture, 4000K, UNV, SMT 23 w 1 $135.00 $135.00 EG22-ML18-4000-UNV-REC int LED Troffer 2x2,Retrofit Kit 4000K, UNV, REC 18 w 13 $135.00 $1,755.00 EG24-SF21-4000-UNV-REC int LED Troffer 2x4 Retrofit Kit, 4000K, UNV, REC 21 w 3 $149.00 $447.00 EGLA-GCMR167-4000-GU5.3 Interior LED MR16, 4000K, GU5.3 7 w 4 $14.59 $58.36 EGFL-HL50-CS-UNV-KM ext LED Flood Light, 3K, 4K, 5K, UNV, Knuckle Mount 50 w 3 $139.00 $417.00 0 0 0 0 w 0 $0.00 $0.00
SUBTOTAL $5,148.24
LABOR $6,228.53
SALES TAX Included
ADMINISTRATION & INSURANCE $180.19
(Brackets, Wiring, Sockets, Travel, Tiewire, Screws, Lifts, Lamp Recycling / Disposal, Shipping, Package, ETC.) MISC. CHARGES $1,287.06 ICP Developer/Engineering Cost $1,500.00
TOTAL PROJECT COST $14,344.02
* All quantities to be verified by owner Estimated k/w Power Saved Rebate Total: $0.00 IRS Tax Cert, Inspection, Report: $0.00
Estimated IRS Federal Tax Deduction per 179D: $3,942.00 Estimated Annual Energy Savings: $2,292.76
SIGNATURE: _________________________________________________________________________________ DATE:___________________________ WHEN SIGNED OR APPROVED BY CLIENT, THIS FORM BECOMES AN OFFICIAL ORDER AND A LEGALLY BINDING COMMITMENT SUBJECT TO THE TERMS AND CONDITIONS OF THIS FORM. BY ACCEPTING THIS PROJECT AND MOVING FORWARD, CUSTOMER AGREES TO HAVE ECOGREEN SOLUTIONS PURCHASE AND INSTALL THE PRODUCTS LISTED ABOVE. All returned checks are subject to a $20 service charge. If customer is utilizing a utility program where they default or get disqualified post install and the pre approved utility funding is canceled, the customer is liable for the project amount in full and the terms and conditions above will need to be met. Subject to collections and or litigation. If this invoice is not paid in full when due, a 1.5% per month late charge will be imposed. In this event, customer will be liable to pay reasonable collection charge, attorney fee and court cost. Warranty to be serviced by factory (see EcoGreen Scope of Work and warranty statement provided by the factory).

TERMS AND CONDITIONS
Quote #
DATE

CITY OF CALISTOGA
City of Calistoga - Fire Station
Amount
1113 Washington St
Calistoga, CA 94515
Acct: 0626781557; SAID: 0627184571
Light EPN INT/
EXT DESCRIPTION QTY* Unit Price
Item #7.1.

Page 364 of 781 ends

Quote
200970
27671 La Paz Rd, Suite 100 5/24/2024
Laguna Niguel, CA. 92677
[email protected]
(949) 364 - 6800
Quotes are valid for 30 days from the above date.

EGLN-ML33.16-4ft-CS-UNV-SMT-WRP int LED 4' Linear Wrap Fixture, 35K, 4K, 5K, UNV 33.2 w 1 $179.00 $179.00 EGLN-TC38-8ft-4000-UNV-SMT-D int LED 8' Linear Fixture, 4000K, UNV, SMT 38 w 11 $149.00 $1,639.00 EGWP-IKIO15-5000-UNV ext LED Wallpack, 35K, 4K, 5K, UNV, PH 15 w 1 $115.00 $115.00 EGAL-RL40-5000-UNV-PH-SF ext LED Area Light, 5000K, UNV, PH w/ Slip Fitter 40 w 2 $279.00 $558.00 EGLN-TC18-4ft-4000-UNV-SMT int LED 4' Linear Fixture, 4000K, UNV, SMT 18 w 10 $115.00 $1,150.00 EGLN-TC18-4ft-4000-UNV-SMT ext LED 4' Linear Fixture, 4000K, UNV, SMT 18 w 8 $115.00 $920.00 EGAL-NL75-5000-UNV-SF ext LED Area Light, 5000K, UNV w/ Slip Fitter 75 w 3 $335.00 $1,005.00 EGLN-ML23.86-4ft-CS-UNV-SMT-WRP int LED 4' Linear Wrap Fixture, 35K, 4K, 5K, UNV 23.9 w 2 $179.00 $358.00 0 0 0 0 w 0 $0.00 $0.00
SUBTOTAL $5,924.00
LABOR $7,332.86
SALES TAX Included
ADMINISTRATION & INSURANCE $207.34
(Brackets, Wiring, Sockets, Travel, Tiewire, Screws, Lifts, Lamp Recycling / Disposal, Shipping, Package, ETC.) MISC. CHARGES $2,486.21 ICP Developer/Engineering Cost $1,500.00
TOTAL PROJECT COST $17,450.41
* All quantities to be verified by owner Estimated k/w Power Saved Rebate Total: $0.00 IRS Tax Cert, Inspection, Report: $0.00
Estimated IRS Federal Tax Deduction per 179D: $2,237.40 Estimated Annual Energy Savings: $2,039.54
SIGNATURE: _________________________________________________________________________________ DATE:___________________________ WHEN SIGNED OR APPROVED BY CLIENT, THIS FORM BECOMES AN OFFICIAL ORDER AND A LEGALLY BINDING COMMITMENT SUBJECT TO THE TERMS AND CONDITIONS OF THIS FORM. BY ACCEPTING THIS PROJECT AND MOVING FORWARD, CUSTOMER AGREES TO HAVE ECOGREEN SOLUTIONS PURCHASE AND INSTALL THE PRODUCTS LISTED ABOVE. All returned checks are subject to a $20 service charge. If customer is utilizing a utility program where they default or get disqualified post install and the pre approved utility funding is canceled, the customer is liable for the project amount in full and the terms and conditions above will need to be met. Subject to collections and or litigation. If this invoice is not paid in full when due, a 1.5% per month late charge will be imposed. In this event, customer will be liable to pay reasonable collection charge, attorney fee and court cost. Warranty to be serviced by factory (see EcoGreen Scope of Work and warranty statement provided by the factory).

TERMS AND CONDITIONS
Quote #
DATE

CITY OF CALISTOGA
City of Calistoga - Public Works Department
Amount
414 Washington St
Calistoga, CA 94515
Acct: 0626781557; SAID: 0626781297
Light EPN INT/
EXT DESCRIPTION QTY* Unit Price
Item #7.1.

Page 365 of 781 ends

EcoGreen Sales Rep: Andrew Guercio 0
Customer Contact: Derek Rayner 0
Title of Contact: Director of Public Works 0 Approx. Building Size 4,769 SF Customer Phone: 707-942-2782 0 Energy Rate $ 0.35 /kWh
Customer Email: [email protected] 0 Interest Rate 0% 0 In Reference to Quote # 200986 KWh
Saved
LED 2x4w 2t8 retrotube 0 w 6 14 7 / 4942 police station meeting room Skip 0 w 6 - - w 0.0% - $0.00 LED 2x2 w 2 t8 retrotube 0 w 4 14 7 / 4942 police station meeting room Skip 0 w 4 - - w 0.0% - $0.00 LED 2x4 w 2 t8 retrotube 0 w 4 8 5 / 1992 police station office Skip 0 w 4 - - w 0.0% - $0.00 LED 2x4 w 2 t8 retrotube 0 w 2 8 5 / 1992 police station office Skip 0 w 2 - - w 0.0% - $0.00 LED 2x4 w 2 t8 retrotube 0 w 2 8 5 / 1992 police station office Skip 0 w 2 - - w 0.0% - $0.00 LED 2x4 w 2 t8 retrotube 0 w 2 8 5 / 1992 police station office Skip 0 w 2 - - w 0.0% - $0.00 lb w 1 cfl 17 w 1 1.1 3 / 152 police station storage closet LED Lowbay White 11" Round Puff Fixture, 3K,4K,5K, UNV, SMT, Dimmable 14 w 1 1 3 w 17.6% 0.46 $0.16 LED 2x4 w 2 t8 retrotube 0 w 1 8 5 / 1992 police station equipment room Skip 0 w 1 - - w 0.0% - $0.00 LED 2x2 w 2 t8 retrotube 0 w 3 14 7 / 4942 police station hallway Skip 0 w 3 - - w 0.0% - $0.00 locked door 0 w 0 0 0 / 0 police station 0 Skip 0 w 0 - - w 0.0% - $0.00 LED 2x4 w 2 t8 retrotube 0 w 2 24 7 / 8472 police station front lobby Skip 0 w 2 - - w 0.0% - $0.00 LED 2x4 w 2 t8 retrotube 0 w 1 4 2 / 372 police station interview room Skip 0 w 1 - - w 0.0% - $0.00 LED 2ft kin wrap vanity w 1 t8 retrotube 0 w 1 2 2 / 186 police station restroom Skip 0 w 1 - - w 0.0% - $0.00 LED 2x4 w 2 t8 retrotube 0 w 3 4 5 / 996 police station dispatch room Skip 0 w 3 - - w 0.0% - $0.00 LED 4ft lin wrap w 2 t8 retrotube 0 w 2 4 5 / 996 police station file room Skip 0 w 2 - - w 0.0% - $0.00 LED 4ft lin wrap vanity w 2 t8 retrotube 0 w 3 6 5 / 1494 police station bsthroom Skip 0 w 3 - - w 0.0% - $0.00 LED 4ft lin wrap vanity w 2 t8 retrotube 0 w 1 3 5 / 747 police station bsthroom (individual) Skip 0 w 1 - - w 0.0% - $0.00 LED 4ft lin wrap vanity w 2 t8 retrotube 0 w 3 6 5 / 1494 police station bsthroom Skip 0 w 3 - - w 0.0% - $0.00 LED 2x4 w 2 t8 retrotube 0 w 1 4 5 / 996 police station office Skip 0 w 1 - - w 0.0% - $0.00 LED 4ft lin wrap vanity w 2 t8 retrotube 0 w 1 3 5 / 747 police station womens locker room Skip 0 w 1 - - w 0.0% - $0.00 LED 4ft lin wrap vanity w 2 t8 retrotube 0 w 1 6 5 / 1494 police station womens locker room Skip 0 w 1 - - w 0.0% - $0.00 LED 4ft lin wrap vanity w 2 t8 retrotube 0 w 1 1 5 / 249 police station womens batnroom Skip 0 w 1 - - w 0.0% - $0.00 LED 4ft lin wrap vanity w 2 t8 retrotube 0 w 1 12 7 / 4236 police station jail hallway Skip 0 w 1 - - w 0.0% - $0.00 LED 4ft lin wrap vanity w 2 t8 retrotube 0 w 1 10 7 / 3530 police station interview cell Skip 0 w 1 - - w 0.0% - $0.00 LED 4ft vpt lin wrap w 2 t8 retrotube 0 w 2 5 3 / 725 police station detox cell Skip 0 w 2 - - w 0.0% - $0.00 LED 4ft vpt lin wrap w 2 t8 retrotube 0 w 1 5 3 / 725 police station holding cell Skip 0 w 1 - - w 0.0% - $0.00 LED 4ft vpt lin wrap w 2 t8 retrotube 0 w 1 5 3 / 725 police station booking cell Skip 0 w 1 - - w 0.0% - $0.00 LED 4ft lin wrap vanity w 2 t8 retrotube 0 w 1 5 7 / 1765 police station stairway Skip 0 w 1 - - w 0.0% - $0.00 LED 4ft lin wrap vanity w 2 t8 retrotube 0 w 8 8 7 / 2824 police station 2nd floor stairway Skip 0 w 8 - - w 0.0% - $0.00 LED 4ft lin wrap vanity w 2 t8 retrotube 0 w 4 8 7 / 2824 police station 2nd floor workout room Skip 0 w 4 - - w 0.0% - $0.00 LED 4ft lin wrap w 2 t8 retrotube 0 w 2 1 3 / 145 police station 2nd floor server room Skip 0 w 2 - - w 0.0% - $0.00 LED 4ft lin wrap w 2 t8 retrotube 0 w 2 1 3 / 145 police station 2nd floor hvac room Skip 0 w 2 - - w 0.0% - $0.00 LED 4ft lin wrap vanity w 2 t8 retrotube 0 w 1 3 1 / 123 police station 2nd floor CPOA Office Skip 0 w 1 - - w 0.0% - $0.00 LED 4ft lin wrap vanity w 2 t8 retrotube 0 w 1 5 3 / 725 police station 2nd floor Office Skip 0 w 1 - - w 0.0% - $0.00 locked door 0 w 0 0 0 / 0 police station 2nd floor 0 Skip 0 w 0 - - w 0.0% - $0.00 LED 4ft lin wrap w 2 t8 retrotube 0 w 2 1 3 / 145 police station 2nd floor HVAC room Skip 0 w 2 - - w 0.0% - $0.00 LED 4ft lin wrap w 2 t8 retrotube 0 w 2 1 3 / 145 police station 2nd floor HVAC room Skip 0 w 2 - - w 0.0% - $0.00 locked door 0 w 0 0 0 / 0 police station 2nd floor evidence room Skip 0 w 0 - - w 0.0% - $0.00 LED 4ft lin wrap vanity w 2 t8 retrotube 0 w 2 3 1 / 123 police station 2nd floor Police Chiefs office Skip 0 w 2 - - w 0.0% - $0.00 LED 8in can w 1 par 38 0 w9 on back, 7 on front 12 7 / 4236 police station back fenced in area Skip 0 w9 on back, 7 on front - - w 0.0% - $0.00 area light w1 IND 250 w 4 11 7 / 4100 police station parking lot LED Area Light, 5000K, UNV w/ Square Pole Mount 75 w 4 4 700 w 70.0% 2,869.78 $990.23 dual head pole w1 IND 2 heads 250 w 6 11 7 / 4100 police station parking lot LED Area Light, 5000K, UNV w/ Square Pole Mount 75 w 6 6 1,050 w 70.0% 4,304.66 $1,485.34 0 0 w 0 0 0 / 0 0 0 ICP Project Development/Engineering Certification 0 w 0 - - w 0.0% - $0.00 LED 4ft lin wrap w 2 t8 retrotube 0 w 4 9 5 / 2241 city hall planning and building office Skip 0 w 4 - - w 0.0% - $0.00 fan lb w 2 a19 led 0 w 1 9 5 / 2241 city hall storage room Skip 0 w 1 - - w 0.0% - $0.00 LED 4ft lin wrap w 2 t8 retrotube 0 w 1 9 5 / 2241 city hall kitchen/break room Skip 0 w 1 - - w 0.0% - $0.00 LED lb 0 w 1 4 5 / 996 city hall bathroom Skip 0 w 1 - - w 0.0% - $0.00 LED 4ft lin wrap w 2 t8 retrotube 0 w 4 9 5 / 2241 city hall office Skip 0 w 4 - - w 0.0% - $0.00 LED 2x4 w 2 t8 retrotube 0 w 2 9 5 / 2241 city hall office Skip 0 w 2 - - w 0.0% - $0.00 LED 2x4 w 2 t8 retrotube 0 w 5 9 5 / 2241 city hall (wing under construction) admin office Skip 0 w 5 - - w 0.0% - $0.00 LED 2x4 w 2 t8 retrotube 0 w 2 9 5 / 2241 city hall (wing under construction) cubicle office Skip 0 w 2 - - w 0.0% - $0.00 LED 2x4 w 2 t8 retrotube 0 w 1 9 5 / 2241 city hall (wing under construction) office Skip 0 w 1 - - w 0.0% - $0.00 LED 2x4 w 2 t8 retrotube 0 w 1 9 5 / 2241 city hall (wing under construction) office Skip 0 w 1 - - w 0.0% - $0.00 LED lb 0 w 1 4 5 / 996 city hall (wing under construction) restroom Skip 0 w 1 - - w 0.0% - $0.00 lb w 6 mr16. 20 w 6 9 5 / 2241 city hall 2nd floor stairwell LED MR16, 4000K, GU5.3 7 w 6 6 78 w 0.0% - $0.00 lb w 1 a19 incandescent 60 w 1 1 1 / 41 city hall 2nd floor electrical closet LED A19 dimmable, 4100K, 120v 9 w 1 1 51 w 0.0% - $0.00 LED 4ft lin wrap w 2 t8 retrotube 0 w 1 9 5 / 2241 city hall 2nd floor printer room Skip 0 w 1 - - w 0.0% - $0.00 LED fan lb 0 w 1 9 5 / 2241 city hall 2nd floor city manager office Skip 0 w 1 - - w 0.0% - $0.00 LED fan lb 0 w 1 9 5 / 2241 city hall 2nd floor cubicle office Skip 0 w 1 - - w 0.0% - $0.00 LED fan lb w 2 a19 0 w 1 9 5 / 2241 city hall 2nd floor office Skip 0 w 1 - - w 0.0% - $0.00 lb w 1 a19 incandescent 60 w 1 4 5 / 996 city hall 2nd floor restroom LED A19 dimmable, 4100K, 120v 9 w 1 1 51 w 0.0% - $0.00 LED lb w 1 a19 0 w 1 4 5 / 996 city hall 2nd floor restroom Skip 0 w 1 - - w 0.0% - $0.00 lb w 1 cfl 26 w 1 1 2 / 93 city hall 2nd floor storage closet LED A19, 4100K, 120v 6 w 1 1 20 w 0.0% - $0.00 LED fan lb 0 w 0 9 5 / 2241 city hall 2nd floor office Skip 0 w 0 - - w 0.0% - $0.00 floodlight w 1 cfl 17 w 1 11 7 / 4100 backside of city hall building back of city hall facing parking lot LED PAR38, 5000K 12 w 1 1 5 w 0.0% - $0.00 floodlight w 2 incandescent 60 w 1 11 7 / 4100 backside of city hall building under stairs LED PAR38, 5000K 12 w 1 1 48 w 0.0% - $0.00 LED floodlight w 1 cfl, 1 par38 0 w 1 12 7 / 4236 backside of city hall building second floor stair landing Skip 0 w 1 - - w 0.0% - $0.00 floodlight w 1 cfl, 1 LED par38 26 w 1 11 7 / 4100 backside of city hall building second floor stair landing LED PAR38, 5000K 12 w 1 1 14 w 0.0% - $0.00 0 0 w 0 0 0 / 0 0 0 0 0 w 0 - - w 0.0% - $0.00
Totals 127 Ave: 3314 w 127 2,020 w 65.2% 7,174.90 $2,475.73 2,020 Estimated Watts Saved Total Project Cost $12,970.43 Approximate Energy Savings Per Month 7,175 Estimated Annual kWh Saved Total After Rebate/Incentive Project Cost $12,970.43 Estimated Energy Savings Per Year

0.9 Estimated Avg Annual Res Powered by Savings ****Estimated Program Payback Period Yrs. 5.24 **Estimated Total Savings Over 5 Years 5 Estimated Annual CO2 Savings (MT) ** Estimated Total Savings After 10 Years $13,955.89
$32,632.03
Existing Operating
Hours-Day / Yr.
$206.31
$2,475.73
Existing Watts/
Fix
# of
Fixtures
Watts/bulbs
Saved Room/Area Suggested Replacement Watts/Fix Usage Saved Suggested Replacements Savings

ENERGY AUDIT
EXISTING Location
Building/Zone Annual Savings # of
Fixtures

CITY OF CALISTOGA
City of Calistoga - City Police & Jail
1235 Washington St.

Calistoga, CA 94515
Acct: 0626781557; SAID: 0626781257
# of
Lamps
ATTACHMENT 5
Item #7.1.

Page 366 of 781 ends

ENERGY AUDIT
EXISTING Location
Building/Zone Annual Savings # of
Fixtures

CITY OF CALISTOGA
City of Calistoga - City Police & Jail
1235 Washington St.

Calistoga, CA 94515
Acct: 0626781557; SAID: 0626781257
# of
Lamps
130 Estimated Btu Savings Per Month Estimated Energy Rebate

65.2% Estimated Average Electrical Savings Estimated IRS Tax Deduction 179D Available

19.1% Estimated ***Estimated Federal Tax Savings

5.24 Estimated Payback Period Yrs. - No Rebates, Tax Deductions or Bulb Replacement Savings Estimated Bulb Replacement Savings Per Year

4.81 Estimated Payback Period Yrs. Fully Comprehensive^ ^^ Estimated Bulb Replacement Savings Per Avg. Est. Life of LED Estimated Loan Payment
*** Based on IRS 179D Deduction @ 35% federal tax rate NOTE: Attached calculations do not include depreciation deduction for project cost. ****Program Payback Period Yrs. = (Total Project Cost - Available Program Rebates or Incentives) / Estimated $ Saved per Year *Payment is based on a 5.24 year loan at 0% interest OAC, actual my vary. ^Payback Period Yrs. = (Total Project Cost - Available Rebate or Incentive - Tax Savings) / (Estimated Savings Per Year + Bulb Replacement Savings Per Yr.) ** Reflects energy savings per year increasing at industry standard 6% per year + Bulb Replacement ^^Based on industry standard LED lifespan of 50,000 hrs. $13.27
$6,823.50
$1,001.49
$0.00
$2,861.40
$202.66 Item #7.1.

Page 367 of 781 ends

EcoGreen Sales Rep: Andrew Guercio 0
Customer Contact: Derek Rayner 0
Title of Contact: Director of Public Works 0 Approx. Building Size 4,557 SF Customer Phone: 707-942-2782 0 Energy Rate $ 0.29 /kWh
Customer Email: [email protected] 0 Interest Rate 0% 0 In Reference to Quote # 200969 KWh
Saved
0 0 w 0 0 0 / 0 0 0 Emergency Driver 0 w 0 - - w 0.0% - $0.00 10in square lb w 2 cfl 31 w 2 11 7 / 4100 community center side entrance LED A19, 4100K, 120v w/ Socket Replacement 12 w 2 4 38 w 0.0% - $0.00 bollard w 1 cfl 17 w 12 11 7 / 4100 pool front walkway LED A19, 5000K, 120v 6 w 12 12 132 w 64.7% 541.16 $159.37 lb w 1 cfl 17 w 1 1 1 / 41 community center storage room LED Lowbay White 11" Round Puff Fixture, 3K,4K,5K, UNV, SMT, Dimmable 14 w 1 1 3 w 0.0% - $0.00 lb w 1 a19 incandescent 60 w 1 1 1 / 41 community center storage room LED Lowbay White 11" Round Puff Fixture, 3K,4K,5K, UNV, SMT, Dimmable 14 w 1 1 46 w 0.0% - $0.00 lb w 1 cfl 17 w 1 1 1 / 41 community center storage room LED Lowbay White 11" Round Puff Fixture, 3K,4K,5K, UNV, SMT, Dimmable 14 w 1 1 3 w 0.0% - $0.00 area light w 1 hps 188 w 3 11 7 / 3976 water treatment plant pathway to pond LED High Lumen Filament Highbay Replacement, 5000k, UNV 0 w 3 - 564 w 0.0% - $0.00 4ft lin wrap w 2 t8. 59 w 2 1 1 / 41 community center kitchen (main room) LED 4' Linear Wrap Fixture, 35K, 4K, 5K, UNV 23.9 w 2 2 70 w 0.0% - $0.00 4ft lin wrap w 3 t8. 89 w 6 5 3 / 727 community center main room LED 4' Linear Wrap Fixture, 35K, 4K, 5K, UNV 33.2 w 6 6 335 w 0.0% - $0.00 4ft lin w 2 t8. 59 w 2 2 4 / 395 pool mechanical room (heater room) LED 4' Linear Fixture, 4000K, UNV, SMT 18 w 2 2 82 w 69.5% 32.40 $9.54 4ft lin w 2 t8. 59 w 1 2 3 / 291 pool electrical room LED 4' Linear Fixture, 4000K, UNV, SMT 18 w 1 1 41 w 69.5% 11.93 $3.51 4ft lin w 2 t12. 72 w 1 9 5 / 2247 water treatment plant analyzer room LED 4' Linear Fixture, 4000K, UNV, SMT 18 w 1 1 54 w 0.0% - $0.00 8ft lin w 4 t8. 112 w 1 2 3 / 291 community center control room LED 8' Linear Fixture, 4000K, UNV, SMT 38 w 1 1 74 w 0.0% - $0.00 lb w 1 cfl 33 w 19 11 7 / 4100 pool pool side eves of roof LED Horizontal PL Replacement, 4000K, UNV 10 w 19 19 437 w 69.7% 1,791.56 $527.62 lb w 1 cfl 17 w 1 1 1 / 41 community center storage room LED Outdoor Enclosed Wall Sconce, 3000K,3500K 4000K,4100K,5000K 14 w 1 1 3 w 0.0% - $0.00 wp w 2 cfl 31 w 3 12 7 / 4248 wwtp main building 2nd floor walkway LED Outdoor Enclosed Wall Sconce, 3000K,3500K 4000K,4100K,5000K 14 w 3 3 51 w 0.0% - $0.00 lb w 1 cfl 17 w 4 9 5 / 2247 wwtp main building 1st floor locker room LED Outdoor Enclosed Wall Sconce, 3000K,3500K 4000K,4100K,5000K 14 w 4 4 12 w 0.0% - $0.00 wp w 1 cfl 17 w 2 11 7 / 3976 wwtp side of main building LED Outdoor Enclosed Wall Sconce, 3000K,3500K 4000K,4100K,5000K 14 w 2 2 6 w 0.0% - $0.00 wp w 1 cfl 17 w 2 11 7 / 3976 wwtp side of chemical shed LED Outdoor Enclosed Wall Sconce, 3000K,3500K 4000K,4100K,5000K 14 w 2 2 6 w 0.0% - $0.00 2ft lowbay w 2 t8. 33 w 3 1 3 / 145 community center main room 2' LED Tube (Type A & B) 4000k 24 w 3 6 27 w 0.0% - $0.00 2ft lin w 1 t8. 20 w 1 2 3 / 291 water treatment plant lab 2' LED Tube (Type A & B) 4000k 0 w 1 - 20 w 0.0% - $0.00 0 0 w 0 0 0 / 0 wwtp Sultzer Pump 25HP VFD with Bypass 0 w 0 - - w 0.0% - $0.00 0 0 w 0 0 0 / 0 wwtp Flowserve Pump 25HP VFD with Bypass 0 w 0 - - w 0.0% - $0.00 Main Pool Pumps (2) 0 w 0 0 0 / 0 0 0 15 kW (20 HP), 61 A, 200-240 V, 3PH, IP20 Variable Frequency Drive with EMC, Filter 0 w 2 - - w 23.7% 23,230.00 $6,841.30 Small Pool (1) 0 w 0 0 0 / 0 0 0 15 kW (20 HP), 61 A, 200-240 V, 3PH, IP20 Variable Frequency Drive with EMC, Filter 0 w 1 - - w 24.8% 12,310.00 $3,625.33 0 0 w 0 0 0 / 0 0 0 ICP Project Development/Engineering Certification 0 w 0 - - w 0.0% - $0.00 LED 45 ft pole retrofit 0 w 8 12 7 / 4248 pool parking lot Skip 0 w 8 - - w 0.0% - $0.00 LED 4ft lin wrap w 1 t8 retrotube 0 w 6 5 5 / 1249 pool front entrance Skip 0 w 6 - - w 0.0% - $0.00 LED 4ft lin wrap w 2 t8 retrotube 0 w 7 8 5 / 1998 pool ticket office Skip 0 w 7 - - w 0.0% - $0.00 LED 55ft pole w 2 retrofit 0 w 6 3 5 / 749 pool perimeter of pool Skip 0 w 6 - - w 0.0% - $0.00 LED 8ft lin vpt w 2 4ft t8 retrotube 0 w 1 3 5 / 749 pool janitor closet Skip 0 w 1 - - w 0.0% - $0.00 LED 8ft lin vpt w 2 4ft t8 retrotube 0 w 1 10 5 / 2497 pool lifeguard equipment storage Skip 0 w 1 - - w 0.0% - $0.00 LED 8ft lin vpt w 2 4ft t8 retrotube 0 w 7 8 5 / 1998 pool mechanical room Skip 0 w 7 - - w 0.0% - $0.00 LED 8ft lin vpt w 2 4ft t8 retrotube 0 w 6 4 5 / 999 pool mens locker room Skip 0 w 6 - - w 0.0% - $0.00 LED area light w 1 mr16 0 w 10 5 5 / 1249 pool front entrance Skip 0 w 10 - - w 0.0% - $0.00 LED lb 0 w 5 5 5 / 1249 pool front entrance Skip 0 w 5 - - w 0.0% - $0.00 LED 4ft lin wrap 0 w 2 6 5 / 1498 community center mens bathroom Skip 0 w 2 - - w 0.0% - $0.00 LED 4ft lin wrap 0 w 2 6 5 / 1498 community center womens bathroom Skip 0 w 2 - - w 0.0% - $0.00 LED track lighting w 1 par38 0 w 14 5 3 / 727 community center main room Skip 0 w 14 - - w 0.0% - $0.00 LED 4ft lin wrap w 4 t8 retrotube 0 w 4 9 5 / 2247 water treatment plant lab Skip 0 w 4 - - w 0.0% - $0.00 LED 4ft lin wrap w 4 t8 retrotube 0 w 2 9 5 / 2247 water treatment plant office Skip 0 w 2 - - w 0.0% - $0.00 LED 8ft lin w 4 4ft t8 retrotube 0 w 5 9 5 / 2247 water treatment plant analyzer room Skip 0 w 5 - - w 0.0% - $0.00 LED 4ft vpt w 2 t8 retrotube 0 w 3 9 5 / 2247 water treatment plant chemical shed Skip 0 w 3 - - w 0.0% - $0.00 LED 4ft vpt w 2 t8 retrotube 0 w 2 3 3 / 436 water treatment plant storage shed Skip 0 w 2 - - w 0.0% - $0.00 LED area light w 1 mr20. 0 w 5 4 7 / 1416 water treatment plant side of buildings Skip 0 w 5 - - w 0.0% - $0.00 LED 8ft lin wrap w 2 4ft t8 retrotube 0 w 8 9 5 / 2247 wwtp main building 2nd floor office Skip 0 w 8 - - w 0.0% - $0.00 LED 2x2 w 2 t8 retrotube 0 w 4 9 5 / 2247 wwtp main building 2nd floor system superintendent office Skip 0 w 4 - - w 0.0% - $0.00 LED 4ft lin w 2 t8 retrotube 0 w 6 9 5 / 2247 wwtp main building 1st floor shop Skip 0 w 6 - - w 0.0% - $0.00 LED 4ft lin w 2 t8 retrotube 0 w 2 9 5 / 2247 wwtp main building 1st floor office Skip 0 w 2 - - w 0.0% - $0.00 LED 4ft lin wrap vanity w 2 t8 retrotube 0 w 1 9 5 / 2247 wwtp main building 1st floor locker room Skip 0 w 1 - - w 0.0% - $0.00 LED 4ft lin w 2 t8 retrotube 0 w 9 9 5 / 2247 wwtp main building 1st floor lab Skip 0 w 9 - - w 0.0% - $0.00 LED 4ft lin w 2 t8 retrotube 0 w 4 9 5 / 2247 wwtp main building 1st floor chemical shed Skip 0 w 4 - - w 0.0% - $0.00 LED 4ft lin w 2 t8 retrotube 0 w 8 9 5 / 2247 wwtp main building 1st floor blower shed Skip 0 w 8 - - w 0.0% - $0.00 LED single head pole w 1 corncob 0 w 13 12 7 / 4248 wwtp plant grounds Skip 0 w 13 - - w 0.0% - $0.00 Totals 219 Ave: 2827 w 222 2,004 w 25.1% 37,917.05 $11,166.68 2,004 Estimated Watts Saved Total Project Cost $71,624.46 Approximate Energy Savings Per Month 37,917 Estimated Annual kWh Saved Total After Rebate/Incentive Project Cost $71,624.46 Estimated Energy Savings Per Year

4.6 Estimated Avg Annual Res Powered by Savings ****Estimated Program Payback Period Yrs. 6.41 **Estimated Total Savings Over 5 Years 28 Estimated Annual CO2 Savings (MT) ** Estimated Total Savings After 10 Years 12,604 Estimated Btu Savings Per Month Estimated Energy Rebate

25.1% Estimated Average Electrical Savings Estimated IRS Tax Deduction 179D Available

15.6% Estimated ***Estimated Federal Tax Savings

6.41 Estimated Payback Period Yrs. - No Rebates, Tax Deductions or Bulb Replacement Savings Estimated Bulb Replacement Savings Per Year

6.25 Estimated Payback Period Yrs. Fully Comprehensive^ ^^ Estimated Bulb Replacement Savings Per Avg. Est. Life of LED Estimated Loan Payment
*** Based on IRS 179D Deduction @ 35% federal tax rate NOTE: Attached calculations do not include depreciation deduction for project cost. ****Program Payback Period Yrs. = (Total Project Cost - Available Program Rebates or Incentives) / Estimated $ Saved per Year *Payment is based on a 6.41 year loan at 0% interest OAC, actual my vary. ^Payback Period Yrs. = (Total Project Cost - Available Rebate or Incentive - Tax Savings) / (Estimated Savings Per Year + Bulb Replacement Savings Per Yr.) ** Reflects energy savings per year increasing at industry standard 6% per year + Bulb Replacement ^^Based on industry standard LED lifespan of 50,000 hrs. # of
Lamps
# of
Fixtures

CITY OF CALISTOGA
City of Calistoga - Community Pool
1745 Washington St.

Calistoga, CA 94515
Acct: 3185886582; SAID: 3185886475
Suggested Replacements Savings

ENERGY AUDIT
EXISTING Location
Building/Zone Annual Savings Existing Operating
Hours-Day / Yr.
$930.56
$11,166.68
Existing Watts/
Fix
# of
Fixtures
Watts/bulbs
Saved Room/Area Suggested Replacement Watts/Fix Usage Saved $956.97
$62,947.59
$147,185.66
$0.00
$2,734.20
$930.56
$137.35
$39,177.76 Item #7.1.

Page 368 of 781 ends

EcoGreen Sales Rep: 0 0
Customer Contact: Derek Rayner 0
Title of Contact: Director of Public Works 0 Approx. Building Size 6,570 SF Customer Phone: 707-942-2782 0 Energy Rate $ 0.42 /kWh
Customer Email: [email protected] 0 Interest Rate 0% 0 In Reference to Quote # 0 KWh
Saved
8in can w 2 cfl 45 w 3 10 7 / 3540 fire department public restroom hallway LED 8" Can Downlight,3000K, 3500K, 4000K, REC 13 w 3 3 96 w 71.1% 339.84 $142.35 4ft lin wrap vanity w 1 t8. 31 w 1 3 7 / 1062 fire department public restroom 4' T8 LED Tube Double Ended Bypass(Type B), 4000K, UNV 10.5 w 1 1 21 w 66.1% 21.77 $9.12 4ft lin wrap vanity w 1 t8. 31 w 1 3 7 / 1062 fire department public restroom 4' T8 LED Tube Double Ended Bypass(Type B), 4000K, UNV 10.5 w 1 1 21 w 66.1% 21.77 $9.12 wp w 1 cfl 46 w 10 11 7 / 4100 fire dept back entrance LED Horizontal PL Replacement, 4000K, UNV 10 w 10 10 360 w 78.3% 1,475.88 $618.22 lb w 3 cfl 133 w 1 11 7 / 4100 fire dept back entrance LED Horizontal PL Replacement, 4000K, UNV 30 w 1 3 103 w 77.4% 422.27 $176.88 4ft lin vpt w 1 t8. 31 w 1 1 2 / 93 fire dept generator room LED 4' Linear Vapor Tight Fixture, 4000K, UNV, SMT 23 w 1 1 8 w 25.8% 0.75 $0.31 LED 2x4 w 3 t8 retrotube 0 w 2 6 5 / 1498 fire dept kitchen Skip 0 w 2 - - w 0.0% - $0.00 8in can w 1 cfl 26 w 2 8 5 / 1998 fire dept kitchen LED 8" Can Downlight,3000K, 3500K, 4000K, REC 13 w 2 2 26 w 50.0% 51.94 $21.76 LED 2ft lin wrap w 1 t8 retrotube 0 w 4 1 3 / 145 fire dept kitchen Skip 0 w 4 - - w 0.0% - $0.00 8in can w 2 cfl 45 w 6 10 5 / 2497 fire dept training/meeting room LED 8" Can Downlight,3000K, 3500K, 4000K, REC 13 w 6 6 192 w 71.1% 479.45 $200.83 LED 8ft lin w 6 t8 retrotube 0 w 6 10 5 / 2497 fire dept training/meeting room Skip 0 w 6 - - w 0.0% - $0.00 2x2 w 2 t8 utube 59 w 8 6 5 / 1498 fire dept hallway LED Troffer 2x2,Retrofit Kit 4000K, UNV, REC 18 w 9 9 310 w 65.7% 464.47 $194.56 4ft lin wrap vanity w 1 t8. 31 w 1 4 5 / 999 fire dept bathroom 4' T8 LED Tube Double Ended Bypass(Type B), 4000K, UNV 10.5 w 1 1 21 w 66.1% 20.48 $8.58 8in can w 1 cfl 26 w 1 4 5 / 999 fire dept bathroom LED 8" Can Downlight,3000K, 3500K, 4000K, REC 13 w 1 1 13 w 50.0% 12.99 $5.44 4ft lin wrap vanity w 1 t8. 31 w 1 4 5 / 999 fire dept bathroom 4' T8 LED Tube Double Ended Bypass(Type B), 4000K, UNV 10.5 w 1 1 21 w 66.1% 20.48 $8.58 8in can w 1 cfl 26 w 1 4 5 / 999 fire dept bathroom LED 8" Can Downlight,3000K, 3500K, 4000K, REC 13 w 1 1 13 w 50.0% 12.99 $5.44 LED 2x4 w 3 t8 retrotube 0 w 4 6 5 / 1498 fire dept gym Skip 0 w 4 - - w 0.0% - $0.00 2x4 w 1 t8. 31 w 3 8 5 / 1998 fire dept barracks LED Troffer 2x4 Retrofit Kit, 4000K, UNV, REC 21 w 3 3 30 w 32.3% 59.93 $25.10 LED 2x4 w 2 t8 retrotube 0 w 2 8 5 / 1998 fire dept storage room Skip 0 w 2 - - w 0.0% - $0.00 2x2 w 2 t8 utube 59 w 4 6 5 / 1498 fire dept laundry room LED Troffer 2x2,Retrofit Kit 4000K, UNV, REC 18 w 4 4 164 w 69.5% 245.72 $102.93 LED 8ft lin w 4 t8 retrotube 0 w 14 12 7 / 4248 fire dept garage Skip 0 w 14 - - w 0.0% - $0.00 LED 8ft lin w 6 t8 retrotube 0 w 1 10 5 / 2497 fire dept office common area Skip 0 w 1 - - w 0.0% - $0.00 LED 2x4 w 2 t8 retrotube 0 w 2 8 5 / 1998 fire dept chiefs office Skip 0 w 2 - - w 0.0% - $0.00 LED 2x4 w 2 t8 retrotube, 1 t8. 0 w 1 8 5 / 1998 fire dept office Skip 0 w 1 - - w 0.0% - $0.00 lb w 1 cfl 46 w 3 5 2 / 466 fire dept museum LED Horizontal PL Replacement, 4000K, UNV 10 w 3 3 108 w 78.3% 50.37 $21.10 8in can w 2 cfl 45 w 3 5 2 / 466 fire dept museum LED 8" Can Downlight,3000K, 3500K, 4000K, REC 13 w 3 3 96 w 71.1% 44.78 $18.76 track lighting w1 mr16 42 w 4 1 1 / 41 fire dept museum LED MR16, 4000K, GU5.3 7 w 4 4 140 w 83.3% 5.76 $2.41 floodlight w 1 metal halide 190 w 3 11 7 / 4100 fire dept driveway LED Flood Light, 3K, 4K, 5K, UNV, Knuckle Mount 50 w 3 3 420 w 73.7% 1,721.87 $721.26 Totals 93 Ave: 2660 w 94 2,161 w 72.1% 5,473.50 $2,292.76 2,161 Estimated Watts Saved Total Project Cost $14,344.02 Approximate Energy Savings Per Month 5,473 Estimated Annual kWh Saved Total After Rebate/Incentive Project Cost $14,344.02 Estimated Energy Savings Per Year

0.7 Estimated Avg Annual Res Powered by Savings ****Estimated Program Payback Period Yrs. 6.26 **Estimated Total Savings Over 5 Years 4 Estimated Annual CO2 Savings (MT) ** Estimated Total Savings After 10 Years 525,389 Estimated Btu Savings Per Month Estimated Energy Rebate

72.1% Estimated Average Electrical Savings Estimated IRS Tax Deduction 179D Available

16.0% Estimated ***Estimated Federal Tax Savings

6.26 Estimated Payback Period Yrs. - No Rebates, Tax Deductions or Bulb Replacement Savings Estimated Bulb Replacement Savings Per Year

5.42 Estimated Payback Period Yrs. Fully Comprehensive^ ^^ Estimated Bulb Replacement Savings Per Avg. Est. Life of LED Estimated Loan Payment
*** Based on IRS 179D Deduction @ 35% federal tax rate NOTE: Attached calculations do not include depreciation deduction for project cost. ****Program Payback Period Yrs. = (Total Project Cost - Available Program Rebates or Incentives) / Estimated $ Saved per Year *Payment is based on a 6.26 year loan at 0% interest OAC, actual my vary. ^Payback Period Yrs. = (Total Project Cost - Available Rebate or Incentive - Tax Savings) / (Estimated Savings Per Year + Bulb Replacement Savings Per Yr.) ** Reflects energy savings per year increasing at industry standard 6% per year + Bulb Replacement ^^Based on industry standard LED lifespan of 50,000 hrs. # of
Lamps
# of
Fixtures

CITY OF CALISTOGA
City of Calistoga - Fire Station
1113 Washington St
Calistoga, CA 94515
Acct: 0626781557; SAID: 0627184571
Suggested Replacements Savings

ENERGY AUDIT
EXISTING Location
Building/Zone Annual Savings Existing Operating
Hours-Day / Yr.
$191.06
$2,292.76
Existing Watts/
Fix
# of
Fixtures
Watts/bulbs
Saved Room/Area Suggested Replacement Watts/Fix Usage Saved $1,379.70
$12,924.50
$30,220.40
$0.00
$3,942.00
$188.74
$100.26
$27,057.91Item #7.1.

Page 369 of 781 ends

67.0% Estimated Average Electrical Savings Estimated IRS Tax Deduction 179D Available

11.7% Estimated ***Estimated Federal Tax Savings

8.56 Estimated Payback Period Yrs. - No Rebates, Tax Deductions or Bulb Replacement Savings Estimated Bulb Replacement Savings Per Year

CITY OF CALISTOGA
City of Calistoga - Public Works Department
414 Washington St
Calistoga, CA 94515
Acct: 0626781557; SAID: 0626781297
Suggested Replacements Savings

Page 370 of 781 ends

City of Calistoga

STAFF REPORT
To: Honorable Mayor and City Council
From: Connie Cardenas, Admin. Services Director
Meeting: City Council - Feb 25 2025
Subject: Fiscal Year 24-25 Mid-year Budget Amendments
DESCRIPTION:

Fiscal Year 24-25 Mid-year budget amendments
RECOMMENDATION:

Receive a report and consider adopting the attached resolution that amends the Fiscal Year 24-25 budget.

SUMMARY:

On June 11, 2024, the City Council adopted a balanced budget for the Fiscal Year 24-25. Mid-year budget adjustments address changes in conditions compared to when the budget was adopted as well as administratively necessary updates, including for audit purposes.

Increases in both revenues and expenditures are being recommended in several funds, as is the creation of a new fund for some of our housing revenue.

In the General Fund, the City’s primary and most flexible fund, approximately $1.1M of revenue increases are recommended and approximately $750,000 of expense increases are recommended.

Also proposed are transfers of estimated net surpluses of $1M from last year's FY 24-25 budget to Fund 10, the City Council's Infrastructure - Human and Physical fund. General Fund reserves are expected to remain at or above the City Council’s 50% policy level when taking into account the internal loan for purchase of the new fire apparatus.

ANALYSIS:

The analysis below addresses the operating funds for Fiscal Year (FY) 24-25, including the General Fund and the Special Revenue Funds.

General Fund
General Fund Revenues
The total General Fund Revenue Operating Budget adopted for the FY 24-25 was $19,681,391.

Table 1 summarizes the proposed revenue adjustments which would increase the net revenue by $1,060,056. Increasing the FY 24-25 projected revenue budget to $20,741,447.

Item #8.1.

Page 371 of 781 ends

Table 1. General Fund Revenues Increases
Budget FY 24-25
FY 24-25
Supplemental
Requests
FY 24-25
Projected
Revenues
Property Taxes 2,916,692 76,049 2,992,741
Sales Taxes 1,460,111 - 1,460,111
Transient
Occupancy Tax 11,918,346 - 11,918,346
Vehicle In-Lieu
Fees 1,027,042 - 1,027,042
Franchise Fees 330,000 125,298 445,298
Building
Permits/Fees 195,601 134,000 329,601
Reimbursement for
Fire Services 224,023 315,000 539,023
Planning Services
Fees 47,564 - 47,564
Recreation Fees 226,600 42,000 268,600
Other Taxes and
Revenues 1,210,412 265,709 1,476,121
Leases - 102,000 102,000
Transfers In 125,000 - 125,000
Total Revenues 19,681,391 1,060,056 20,741,447

1. Property Taxes: Property taxes are not finalized by the County in time for the annual budget cycle and the final tax roll has resulted in an increase in revenue compared to the initial estimates. The City’s share of the property tax revenues based on the final County tax roll increased by $76,049 (01-3201) from the original FY 24-25 adopted budget. The city receives approximately 20¢ of every dollar collected with larger shares going to local schools, community colleges and Napa County.

2. Franchise Fees: Revenues will increase by $125,298 from the original FY 24-25 adopted budget as agreements have been reviewed and increases have not been budgeted for a couple of years (01-3205).

3. Building Permit Fees: Revenues have increased $134k from the original FY 24-25 adopted budget due to an increase of building permits being issued (01-3212).

4. Reimbursement for Fire Services: Revenues increase for $315k from the original FY 24-25 adopted budget due to reimbursements from CAL-FIRE and County of Napa (01-3243.)

5. Recreation Fees: Revenues increased $42k from the original FY 24-25 adopted budget due to increase in collections of program fees primarily from non-resident youth visitors at the pool per the city council's prior change in our fee structure.

6. Other Taxes and Revenues: Revenues increased due to Police grants from California OTS grant for $55k, for personnel cost during traffic enforcement and a California Cannabis Tax grant for $77k to purchase message board from the original FY 24-25 adopted budget. Fire Item #8.1.

Page 372 of 781 ends

grant from California OTS for $55k to purchase hydraulic vehicle extraction tools, also known as “jaws of life”. Reimbursable grants total is $187,606. Other revenue reimbursements and billings increased by $78k for a total increase of $265,709.

7. Leases: Revenues increased $102k due to agreement with Energy Vault for Microgrid.

No other revenue changes are being recommended at this time. For reference purposes, “Other Taxes and Revenues” include Document Transfer, Manufacturing, Prior Year Secured Taxes, Business Licenses, Other Licenses and Permits, Delinquent Charges, Encroachment Permits, Fines, Investment Earnings, Polices Service Reimbursements, Overhead, and Plan Check Fees.

General Fund Expenditures
A total of $750,070 in additional FY 24-25 expenditures are recommended. Exhibit A has a detailed summary of the 41 general ledger accounts with increases and decreases in expenditures.

The amount of $686,652 for the largest increases are listed below on Table 2. The amount of other expenditure increases for $63,418 are detailed in Exhibit A. The surplus balance of $309,986 is estimated.

Table 2. General Fund Expenditure Increases
Budget FY 24-25
FY 24-25
Supplemental
Requests
FY 24-25 Projected
Expenditures
Police Grant Overtime 150,000 76,096 226,096
Police Grant Supplies 20,000 10,152 30,152
Police Grant Contract 100,000 46,357 146,357
Fire Grant 0 83,035 83,035
Overtime Fire
reimbursable 475,000 175,000 650,000
Salaries & Benefits 107,601 107,601
Unfunded Liability 899,378 115,000 1,014,378
Insurance Premiums –
CIRA 1,339,765 49,361 1,389,126
Contract 40,000 95,000 135,000
Audit Services FY 22-
23 and 23-24 66,825 40,000 106,825
Affordable Housing
Contracts 110,950 (110,950) .00
Total Expenditures 3,201,918 686,652 3,888,570

1. Reimbursable Grants: Expenditures increased due to Police grants from California OTS grant for $55k, for personnel costs during traffic enforcement and a California Cannabis Tax grant for $77k to purchase a message board. Fire grant from California OTS for $55k to purchase hydraulic vehicle extraction tools, also known as “jaws of life” with a cost of $83,035.

2. Overtime Fire Reimbursable: Fire overtime for $175,000 which is reimbursed by CAL FIRE.

3. Salaries and Benefits: Expenditure increased due to the annual increase in health insurance by $27k, an adjustment in retiree health for $28,048, and a city manager salary adjustment Item #8.1.

Page 373 of 781 ends

for $30,384 and inclusion of benefits of $22,169 that has been inadvertently left out of the original budget.

4. Unfunded Liability and Insurance Premiums: Expenditures increased due to annual increases in Unfunded Liability for $115k. Liability insurance premiums increased by $49,361.

5. Contract: Expenditures increased due to an increase in recruitment and labor negotiations for $95k and carryover of $40k to complete FY 22-23 and FY 23-24 Audits.

6. Affordable Housing: Transfer General Fund expenditures to Affordable Housing Measure D (TOT) fund for City of Napa Housing in the amount of $53,950; Fair Housing for $12,000, and Housing Element for $45,000.

Additional Budget Changes
Additional General Fund budget changes not needing City Council approval will be made administratively within each department. Salary savings and/or overall budget savings in each department are expected to cover any increase in other areas within each budget. Exhibit A shows a summary of all General Fund expenditure decreases and increases.

FY 23-24 SURPLUS
Table 3 illustrates the proposed changes and the “Transfer Out” from the General Fund.

Table 3. Surplus in General Fund
Budget FY 23-24 FY 23-24
Over budget amount
FY 23-24 Unaudited
Final
Revenues
Property Taxes 2,579,099 324,716 2,903,815
Sales Tax 1,365,819 86,817 1,452,636
Transient Occupancy
Tax (TOT) 11,404,234 478,155 11,882,389
Franchise Fees 290,000 165,298 455,298
Total Revenues 15,639,152 1,054,986 16,694,138
City staff is proposing a Transfer Out in the amount of $1,000,000 from the General Fund to Infrastructure – Human and Physical fund #10 for FY 23-24 per the city council's priorities. The fund balance for Fund #10 is estimated to be $1,284,219 for FY 24-25.

Table 4: Fairgrounds Fund #70 from Fund #10 Infrastructure – Human Physical Table 4. illustrates the transfer from Fund #10 Infrastructure - Human Physical to Fairground Fund #70 for the amount of $408,879 for FY 24-25. The mid-year amount for Fairground Fund is $208,275. The fund balance for Fund #10 is estimated to be in the amount of $1,397,319 for the end of FY 24-25.

If, in the future, the City needs the portion of the public right-of-way used for the improvements for purposes other than benefiting other private developments, the property owner must remove the sediment interceptor device, repair any damage to the public right-of-way, and install a device of equal size within their property at their own expense, within 180 days of notification.

Item #8.1.

Page 374 of 781 ends

Fairgrounds expenditure increases for account #4401, Materials and Supplies, include cleaning supplies, fencing repairs, patching trip hazards, and $20k to purchase tables and chairs needed for rentals in Tubbs building; for account #4402, Contract Services, include legal fees and safety services, $29k for an agriculture event for state grant eligibility; for account #4424, Health and Safety, include purchases of fire extinguishers and first aid supplies.

Fairgrounds revenue increases include $120k for RV park; $17k for Interim Rentals; $16,800 RV TOT and $6k for Leases.

Table 5: Affordable Housing Fund #78 from Fund #XX Measure D (TOT) to be created Table 5 illustrates the transfer from Fund #78 Affordable Housing to Fund for Measure D (TOT) to be created. Allowing the second payment for the purchase of Earl St. lot in January of 2019 for $250,000 to be booked under the new Measure D (TOT) fund. This adjustment would leave fund #78 with a balance of $190,414 at year-end FY 23-24.

The new Measure D (TOT) Fund would have a current loan approved in 2020 for Lincoln apartments in the amount of $2 million to be transferred into the respective DIF funds. The 1405 Cedar St. loan in the amount of $400k and the $110,950 for housing expenditures to be transferred from the General Fund budget will leave a balance of $2,415,590.

Item #8.1.

Page 375 of 781 ends

City Staff has identified expenditures budgeted in General Fund that will be budgeted in the Affordable Housing Fund in the amount of $110,950. The expenditures included are the following:
 City of Napa Housing $53,950
 Fair Housing $12,000
 Housing Element $45,000
FINANCIAL IMPACT:

The proposed net budget amendments to revenues and expenditures are listed below, If approved by the City Council the budget adjustment in each respective fund will be as follows:
 General Fund, leaving a surplus of $309,986 in FY 24-25 o Revenues: $1,060,056
o Expenditures: $750,070
 Fairgrounds increase in expenditures in the amount of $371,100 and increase in revenues in the amount of $162,825 brings the net expenses to $208,275.  Transfer of $1,000,000 from General Fund to Infrastructure – Human and Physical fund #10 for FY 23-24. The estimated fund balance for FY 2-25 is $1,397,319.  Affordable Housing Fund:
o Allocate transfer of funds for loan to Lincoln Apartments upon review by the City Attorney: $2 million transfer to DIF
o Keep FY 18-19 of $250,000 for purchase of Earl St. in Affordable Housing Measure D fund in order not to leave negative balance in Fund #78 o Create new fund for Affordable Housing (TOT) Measure D with an estimated fund balance of $2,415,590 at year-end FY 24-25.
o Leave Fund #78 Affordable Housing DIF and In-lieu fees with a balance of $190,414 for year-end FY 23-24
o Create an expenditure budget for FY 24-25 in the amount of $110,950 for City of Napa Housing, Fair Housing and Housing Element transferred expenditures from General Fund to new fund for Affordable Housing (TOT) Measure D. o The affordable housing loan approved in the amount of $400,000 for 1405 Cedar was added.

CEQA STATUS:

Not a project under CEQA
ATTACHMENT(S):

Attachment 1 Resolution Fiscal Year 24-25 Mid-year Budget Amendments Exhibit A FY 2024-2025 Mid-Year Budget
Exhibit B Fund 70 Fairgrounds - Operations Maintenance
Exhibit C Affordable Housing Fund - New Measure D TOT Fund FY 24-25 FY 24-25 Mid-Year Budget Amendments Presentation_02.25.2025 APPROVAL(S):

Laura Snideman, City of Calistoga | City Manager Approved - Jan 28 2025 Yudiana Galvan, City of Calistoga | City Clerk Approved - Jan 28 2025 Item #8.1.

Page 376 of 781 ends

Attachment 1
The City of Calistoga Operating Budget for Fiscal Year 24-25 RESOLUTION NO. 2025-XXX

RESOLUTION OF THE CITY COUNCIL OF THE CITY OF CALISTOGA,

COUNTY OF NAPA, STATE OF CALIFORNIA, APPROVING MID-YEAR ADJUSTMENTS TO THE CITY’S OPERATING AND OTHER FUNDS
BUDGET FOR FISCAL YEAR 24-25
WHEREAS, the City Council of the City of Calistoga adopted an Operating Budget and Capital Improvement Program for Fiscal Year 24-25 on June 11, 2024; and WHEREAS, the City Manager has proposed the budget adjustments as described in the City Council report dated February 25, 2025 for Fiscal Year 24-25 based on the determination by city staff during the review process.

WHEREAS, the City Council has reviewed the proposed budget adjustments on January 14, 2025 for the period of July 1, 2024 through June 30, 2025 and does hereby find the recommendations to be necessary and in the City’s best interest.

NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of Calistoga hereby approves the budget adjustments to the City of Calistoga Operating and Capital Improvement Budget for Fiscal Year 24-25 as set forth with the staff report hereto.

PASSED, APPROVED AND ADOPTED by the City Council of the City of Calistoga at a regular meeting held this 25th day of February 2025, by the following vote:

AYES:

NOES:

ABSTAIN:

ATTEST:

YUDIANA GALVAN, City Clerk Donald Williams, Mayor
Item #8.1.

Page 377 of 781 ends

Item #8.1.

Page 378 of 781 ends

The City of Calistoga Operating Budget for Fiscal Year 24-25 Mid-Year Budget Adjustments Fiscal Year 24-45
Exhibit A
Description Adjustment
Amount
FUND DEPT OBJT OBJT Name
01 3201 Property Tax - Secured Increase (76,049)
01 3205 Franchises Increase (125,298)
01 3206 Document Transfer Tax 27,049
01 3209 Manufacturing Tax 34,348
01 3212 Building Permits Increase (134,000)
01 3213 Prior Year Secured Taxes Increase (10,500)
01 3219 1000 Encroachment Permits (20,000)
01 3229 Parking Fines (Local) (7,000)
01 3230 3 REIMB GRANTS AND CONTRIBUTIONS (187,606)
01 3243 Reimb For Fire Services Cal-Fire (315,000)
01 3245 Reimb For Public Works Services (22,000)
01 3282 Reimb For Misc. City Services (15,000)
01 3286 Aquatic Fees (27,000)
01 3289 Other Revenue Amend to reflect changes (80,000) 01 XXXX Leases Energy Vault Lease (102,000)
REVENUE TOTAL (1,060,056)
Revenue Account #
Item #8.1.

Page 379 of 781 ends

The City of Calistoga Operating Budget for Fiscal Year 24-25 Mid-Year Budget Adjustments Fiscal Year 24-45
Exhibit A
Description Adjustment
Amount
01 4107 4442 City of Napa Housing Transfer Affordable Housing (53,950) 01 4107 4454 Fair Housing Transfer Affordable Housing (12,000) 01 4107 4479 Upvalley (10,700)
01 4107 4560 Celebrate Napa In #4573 Comm. Enrichment (10,000) 01 4108 4301 Salaries Adjustment to #4402 (21,120)
01 4108 4302 Overtime Pay 1,500
01 4108 4311 Medical/Dental All Dept. Health Insurance 27,000 01 4108 4402 Contract Temp. Technician 21,120
01 4109 4443 Comm Stipend (3,000)
01 4110 4308 Part Time Wages Increase effective 01/2025 (29,100) 01 4114 4301 Salaries CM Contract 30,384
01 4114 4302 Overtime Pay 1,000
01 4114 4314 Share Savings CM Contract 22,169
01 4116 4302 Overtime Pay Grant 76,096
01 4116 4401 Material/Supply Grant 10,152
01 4116 4402 Contract Grant 41,790
01 4116 4405 Training/Travel Increase 6,567
01 4116 4440 Lab Testing 2,000
01 4117 4302 Overtime Pay CalFIRE Reimbused 175,000
01 4117 4822 Misc. Office Eqp Fire Grant $55k 83,035
01 4119 4402 Contract ABAG and LEA02 3,095
01 4119 4414 Audit Fees Finish FY 22/23 Audit 40,000
01 4119 4310 CalPERS Unfunded Liability Unfunded Liability 115,000 01 4119 4466 Celebrations Increase 10,000
01 4121 4308 Part Time Wages 1,606
01 4122 4302 Overtime Pay Increase 16,314
01 4127 4431 Fees Air Quality Generator 20,000
01 4132 4301 Salaries 3,000
01 4132 4302 Overtime Pay 4,000
01 4132 4309 Special Pay Increase 9,900
01 4138 4402 Contract NW Gen Eng 11/26 Storm 9,211
01 4152 4302 Overtime Pay 2,000
01 4152 4402 Contract Increase 9,000
01 4154 4402 Contract 1,000
01 4156 4302 Overtime Pay 1,908
01 4170 4411 Insurance Prem Increase in premiums 49,361 01 4172 4401 Material/Supply 2,000
01 4172 4402 Contract Recruit, Labor Negotiations 95,000 01 4172 4405 Training/Travel CalGov HR 4,807
01 4172 4441 Retiree Health Amend to reflect expenses 28,048 01 4405 4402 Contract (3,000)
01 4415 4401 Material/Supply Increase 1,000
01 4670 4402 Contract - Housing Element Transfer Affordable Housing (45,000) 01 5501 4915 City Hall Impv Increase 5,117
01 5570 4905 Parklets Increase 3,514
01 5592 4402 Contract Increase 2,228
01 5648 4402 Contract Increase 3,018
EXPENDITURE TOTAL 750,070
FY 24/25 Surplus (309,986)
Surplus
Expense Account #
Item #8.1.

Page 380 of 781 ends

Exhibit B
Fund # : 70 Prog #: 5592 Prog Desc:

Adopted Council Proposed Total
Acct Approved Change FY 24-25
Detail # FY 24-25 Revision for 24/25
4401 MATERIALS/SUPPLIES $78,000 $78,000
4402 CONTRACT SERVICES $450,000 $200,604 $95,500 $746,104 4403 UTILITIES $173,700 $173,700
4404 Maintenance & Repairs $10,000 $10,000
4405 TRAINING/TRAVEL $700 $700
4408 UNIFORMS $0 $0
4413 TAX & LICENSE $0
4417 FUEL/OIL $1,000 $1,000
4424 HEALTH/SAFETY $12,200 $12,200
4431 FEES $0
4510 EQUIP $0 $0
4821 MISC. $0
SALARY/BENEFITS $298,531 $298,531
REVENUE -100,000 -$162,825 -$262,825
$648,531 $200,604 $208,275 $1,057,410
Previous FY-24-25 Budget $648,531
Proposed Change $408,879
Total FY 24-25 $1,057,410
City of Calistoga
XXXX
Totals
by Account & Summary
(Subtotal each Detail Account)
24-25 Proposed Mid-Year Budget
Fairgrounds
Description of Changes
Item #8.1.

Page 381 of 781 ends

Exhibit C
City of Calistoga Fiscal Year 24-25 Budget
Estimated
Actual
Proposed
Budget
FY 23-24 FY 24-25
Beginning Fund Balance FY 23-24 3,038,815 4,075,019
Revenues
3251 Interest - 30,000
3204 Measure D Housing TOT 990,198 1,071,521
3278 Development Impact and In-Lieu Fees 7,209
3940 Proceeds of Loans - -
3289 Other Revenues 828 -
Total Operating Revenues 4,037,050 5,176,540
Expenditures
2019 Purchase of Earl St. property 250,000
-
2020 Lincoln Ave. agreement 2,000,000
-
1405 Cedar St. Loan 400,000
-
City of Napa Housing, Fair Housing,
Housing Element from Gen. Fund 110,950
Total Operating Expenditures - 2,760,950
Ending Fund Balance New Measure D FY 24/25 4,037,050 2,415,590 Fund Balance #78 DIF, In-lieu Affordable Housing (59,586) 190,414 Affordable Housing Fund (78)
Sources and Uses Summary
Item #8.1.

Page 382 of 781 ends

Item #8.1.

Page 383 of 781 ends

2 Fiscal Year 24/25 Mid-Year
Budget Update
City Council
February 25, 2025
Item #8.1.

Page 384 of 781 ends

3 Mid-Year Budget Adjustments FY 24/25
• General Fund Revenues and Expenses
• FY 23/24 Surplus
• Fairgrounds Mid-Year Adjustments
• Affordable Housing transfer and new fund
creation
Item #8.1.

Page 385 of 781 ends

4 General Fund Revenues FY 24/25
• Revenue increases:
• Property Taxes
• Franchise Fees
• Building Permits/Fees
• Reimbursement for Fire Services
• Recreation Fees
• Other Taxes and Revenues
• Leases
Item #8.1.

Page 386 of 781 ends

5 General Fund Expenditures FY 24/25
• Expenditure Increases:
• Police Grant
• Overtime Fire Reimbursable
• Salaries and Benefits
• Unfunded Liability
• Insurance Premiums – CIRA
• Contracts
Item #8.1.

Page 387 of 781 ends

6 General Fund Surplus FY 23/24
• FY 23/24 Revenue Increase:
• Property Taxes
• Sales Taxes
• Transient Occupancy Tax (TOT)
• Franchise Fees
• Year-end transfer out to Fund #10 Infrastructure –
Human and Physical
Item #8.1.

Page 388 of 781 ends

7 Affordable Housing Fund
Expenditures FY 23/24
• Expenditure for Earl Street lot.
• Loan Lincoln Ave. apartments, transfer to
Development Impact Fees
• Creation of new fund for Measure D (TOT)
Item #8.1.

Page 389 of 781 ends

8 Fairgrounds Revenues and Expenditures FY
24/25
• Revenues
• Expenditures
Item #8.1.

Page 390 of 781 ends

9 Affordable Housing Fund Expenditures FY 23/24
and FY 24/25
Item #8.1.

Page 391 of 781 ends

10 Financial Impact Summary
• General Fund (GF) revenue and expenditures
• Fairgrounds increases in revenue and expenditures
• Transfer from GF to Infrastructure-Human & Physical
Fund #10
• Affordable Housing Fund (AHF)
• Lincoln Apartments loan allocation for $2 million
• Earl St. approval for purchase from 2019 in fund In-lieu fees #78 • Creation of new Fund for Measure D (TOT)
• In-lieu fund balance of $190,414
• Create expenditure budget from GF to AHF
Item #8.1.

Page 392 of 781 ends

11 Recommended Action
The City Council:
• Receive report and consider adopting the
attached resolution that amends the Fiscal
Year 24/25 budget
• Approve the adjustments to Affordable
Housing Fund #78 which includes the
Measure D (TOT) new fund creation
Item #8.1.

Page 393 of 781 ends

12 Conclusion
Questions
Item #8.1.

Page 394 of 781 ends

Attachment 1
The City of Calistoga Operating Budget for Fiscal Year 24-25 RESOLUTION NO. 2025-XXX

RESOLUTION OF THE CITY COUNCIL OF THE CITY OF CALISTOGA,

PASSED, APPROVED AND ADOPTED by the City Council of the City of Calistoga at a regular meeting held this 25th day of February 2025, by the following vote:

AYES:

NOES:

ABSTAIN:

ATTEST:

YUDIANA GALVAN, City Clerk Donald Williams, Mayor
Item #8.1.

Page 395 of 781 ends

Item #8.1.

Page 396 of 781 ends

Page 397 of 781 ends

Page 398 of 781 ends

Exhibit B
Fund # : 70 Prog #: 5592 Prog Desc:

Page 399 of 781 ends

Page 400 of 781 ends

Item #8.1.

Page 401 of 781 ends

2 Fiscal Year 24/25 Mid-Year
Budget Update
City Council
February 25, 2025
Item #8.1.

Page 402 of 781 ends

Page 403 of 781 ends

Page 404 of 781 ends

Page 405 of 781 ends

Page 406 of 781 ends

Page 407 of 781 ends

8 Fairgrounds Revenues and Expenditures FY
24/25
• Revenues
• Expenditures
Item #8.1.

Page 408 of 781 ends

9 Affordable Housing Fund Expenditures FY 23/24
and FY 24/25
Item #8.1.

Page 409 of 781 ends

Page 410 of 781 ends

Page 411 of 781 ends

12 Conclusion
Questions
Item #8.1.

Page 412 of 781 ends

City of Calistoga

STAFF REPORT
To: Honorable Mayor and City Council
From: Greg Desmond, Planning & Building Director
Meeting: City Council - Feb 25 2025
Subject: Measure D Housing Funds
DESCRIPTION:

Council direction regarding Measure D housing funds
RECOMMENDATION:

Consider Discussing the Item and Providing Staff Direction SUMMARY:

Background:

On June 19, 2018, the City Council adopted Resolution No. 2018-072. This resolution authorized the submission to the voters of the City of Calistoga, a special tax measure which would increase the city's Transient Occupancy Tax (TOT) by 1% from 12% to 13%. Revenues from the additonal 1% tax would be used solely for affordable and workforce housing expenditures subject to approval of two-thirds of the electors voting at the general general election held on November 6 of 2018.

This measure passed and the amendments to Chapter 3.16 of Calistoga's municipal code took effect on January 1, 2019.

The amended language of Chapter 3.16, Section 020 (D) now reads as follows:

D. Of the 13 percent tax imposed in subsection (A) of this section, 12 percent is a general purpose tax, the revenues of which may be used for any lawful municipal purpose, and one percent is a special purpose tax, the revenues of which are dedicated solely for affordable and workforce housing programs and services up to and including, without limitation, land acquisition, land donation, building acquisition, building rehabilitation, building demolition, housing construction, maintaining the community’s supply of mobile homes, providing housing subsidies to lower income residents, and/or preserving existing public subsidies for developments facing conversion to market rates and shall be deposited in a separate account.

ANALYSIS:

The scope of projects eligible for use of these funds is consistent with the council's priorities specific to housing:

The Calistoga City Council wishes to encourage the creation and maintenance of the housing stock to continue to support Calistoga’s unique identity and to minimize commute traffic impacts, described as follows:

Item #8.2.

Page 413 of 781 ends

a) The City Council’s foremost housing interests are in encouraging ownership and rental housing for city employees, school employees, and local businesses with an emphasis on the “missing middle” for those who wish to live and work in Calistoga. i) Analyze rezoning of Rural Residential zones to allow for more housing units with the goals of providing affordable and guaranteed access (possibly deed-restricted) for “missing middle” buyers and discouraging new homes from becoming infrequently-used second homes. b) Prioritize development of city-owned properties between Earl & Eddy. c) Seek input from the Housing Advisory Committee on additional ideas related to this priority and ask for their help researching implementation measures. d) The City Council wishes to collaborate with the school district on reuse of the property the district has identified as a possible housing site.
e) Active staff engagement to support the above interests may require additional staff resources and will be explored as specific efforts are determined.

Additionally, the city was fortunate enough to receive funding from the Blue Zones organization to prepare the attached Middle Housing Play Book. The goal of the document is to outline strategies that Calistoga could implement to encourage and incentivize middle income housing throughout the community, a specific focus of the city council.

Staff is seeking initial discussion and direction from the council regarding use of these funds. The city council may be interested in staff exploring the cost of specific projects (such as Earl/Eddy or partnering with the school district) or specific programs (such as first-time homebuyer programs or programs to incentive staff to live locally or home repair programs or other) or anything from the Middle Housing Play Book or hiring a housing-focused city planner or letting the funds accumulate while more information is gathered on any options the city council is interested in exploring.

FINANCIAL IMPACT:

Measure D is currently esitmated to generate an average of approximatley $1 million annually. Note the revenue can be highly volatile depending on visitation and the overall exonomy.

In addtion, please see the related mid-year budget and Earl/Eddy agenda items also on this meeting's agenda. Once the budget is formally updated for various previouly-approved housing expenses such as cost of acquistion for the Earl/Eddy Street parcels, loan to Burbank Housing to assist in converting existing market rate units at 1405 Cedar to regulated affordable units, the loan to the Lincoln Avenue Apartments project for connection and development impact fees, and expenses for the City of Napa Housing contract, Fair Housing contract, and Housing Element implementation, the resulting fund balance is estimated to be approximately $2.4 million including esitmated revenue from the current fiscal year.

CEQA STATUS:

EXEMPT - this item is not a project
ATTACHMENT(S):
2018-072 Proposed TOT Tax Increase
blu zones - middle housing - playbook
Item #8.2.

Page 414 of 781 ends

APPROVAL(S):

Connie Cardenas, Admin. Services Director Approved - Feb 19 2025 Laura Snideman, City of Calistoga | City Manager Approved - Feb 19 2025 Yudiana Galvan, City of Calistoga | City Clerk Approved - Feb 19 2025 Item #8.2.

Page 415 of 781 ends

Section 2
RESOLUTION NO. 2018-072

RESOLUTION OF THE CITY COUNCIL OF THE CITY OF CALISTOGA, NAPA

COUNTY, STATE OF CALIFORNIA,AUTHORIZING ORDERING THE SUBMISSION

TO THE VOTERS OF THE CITY A SPECIAL TAX MEASURE WHICH WOULD INCREASE THE CITY’S TRANSIENT OCCUPANCY TAX RATE FROM 12 PERCENT TO 13 PERCENT, THE REVENUES OF WHICH WOULD BE USED SOLELY FOR

HOUSING-RELATED EXPENDITURES, SUBJECT TO APPROVAL OF TWO-THIRDS

OF THE ELECTORS VOTING AT THE GENERAL ELECTION TO BE HELD ON TUESDAY, NOVEMBER 6, 2018
WHEREAS, the City’s general municipal election willbe held on November 6, 2018; and
WHEREAS, the CityCouncil desires to submit to the voters at the general municipal election a question relating to increasing the City’sTransient Occupancy Tax (“TOT”)from the existing 12 percent to 13 percent; and
WHEREAS, the City Council desires for the increased tax revenues generated from a 1 percent increase in the TOT to be dedicated solely for housing-related expenditures; and
WHEREAS, the ordinance attached hereto as Exhibit“A”and incorporated herein by reference (the “Ordinance”), if approved by the voters, would increase the TOT from 12 percent to 13 percent effective January 1, 2019, and dedicate the increased TOT revenue for affordable and workforce housing programs and services up to and including, without limitation, land acquisition, land donation, building acquisition, building rehabilitation, building demolition, housing construction, maintaining the community’s supply of mobile homes, providing housing subsidies to lower income residents, and/or preserving existing public subsidies for developments facing conversion to market rates.

NOW, THEREFORE, the City Council of the City of Calistoga does hereby resolve, declare and order as follows:

Section 1. That pursuant to Government Code section 36503 and Calistoga Municipal Code section 2.06.050, there is called and ordered to be held in the City of Calistoga a general municipal election on Tuesday, November 6, 2018.

The City Council orders submitted to the voters a measure for the approval of the Ordinance increasing the Cityof Calistoga’s Transient Occupancy Tax from 12 percent to 13 percent, effective January 1, 2019. The fulltext of the Ordinance shall be made available to any voter on request. The vote requirement for the measure to pass is a supermajority (two-thirds) of the votes cast.

Item #8.2.

Page 416 of 781 ends

Section 4
Section 5
Resolution No. 2018—072

Page 2 of 3 ends

Section 3. The measure shall be designated by letter by the Napa County Elections Department. The question to appear on the ballot for voter consideration shall be as follows:

Measure “D” APPROVAL OF INCREASE TO THE TRANSIENT OCCUPANCY TAX To increase, improve and preserve affordable and workforce housing in the City of Calistoga, shall an ordinance be adopted to YES levy an ongoing transient occupancy tax (hotel tax) of 1% on hotel charges to visitors of 30 days or less, increasing the maximum hotel rate from twelve percent (12%) to thirteen percent (13%), with all revenue from the new tax (estimated: $512,325 annually) to be restricted to providing programs and services for affordable and N0 workforce housing?
. The Mayor is authorized to select two members of the City Council to prepare a ballot argument in favor of the measure on behalf of the City Council, as specified in section 9282 of the California Elections Code. At the discretion of the Mayor, the argument may also be signed by members of the City Council or citizen associations or individual voters, subject to sections 9282 and 9283 of the California Elections Code. If an argument is filed against the measure, the Mayor is also authorized to select two members of the City Council to prepare a written rebuttal, which also may be signed by members of the City Council or citizen associations or individual voters, subject to sections 9282 and 9283 of the California Elections Code. . The City Clerk is hereby directed to transmit a copy of the measure to the City Attorney, who shall prepare an impartial analysis of the measure showing the effect of the measure on the existing law and the operation of the measure in accordance with Section 9280 of the California Elections Code, and to file that analysis no later than the deadline established by the Napa County elections official.

Section 6. Ballot arguments and rebuttals shall be filed with the City Clerk i compliance with sections 9282, 9283, and 9285 of the California Elections Code by then deadline established by the Napa County elections official.

Section 7. That the full text of the Ordinance shall not be printed in the Voter Information Pamphlet, but a statement shall appear under the Impartial Analysis informing voters that the information may be obtained from the City Clerk’s office and the City’ website. s
Item #8.2.

Page 417 of 781 ends

CA NI
L K YON, Attorney
Resolution No. 2018—072

Page 3 of 3 ends

Section 8. The Board of Supervisors of Napa County is hereby requested to issue instructions to the County Election Department to take any and all steps necessary forthe holding of the election and to consolidate this ballot measure with any other applicable election conducted on the same day in the City.

Section 9. Notice of the Election is hereby given and the City Clerk shall give such further notice of the election as required by law.

Section 10. The City Clerk is hereby directed to file a certified copy of this Resolution with the Napa County Board of Supervisors and the Napa County Elections Department.

Section 11. The City Clerk is authorized and directed to take all other steps necessary to conduct the election on the Measure.

Section 12. The City Manager is authorized and directed to appropriate the funds necessary to fund the cost of the Election.

Section 13. This Resolution shall take effect upon its adoption

PASSED, APPROVED AND ADOPTED BY AT LEAST TWO-THIRDS OF THE CIT COUNCIL THIS 19thDAY OF JUNE, 2018. Y
AYES: Councilmembers Kraus, Barnes and Lopez-Ortega, Vice Mayor Dunsford and Mayor Canning
NOES: None
ABSTAIN: None
ABSENT: None
CHRIS NG, Mayor
ATTEST:

KATHY F MSON, City Clerk
Item #8.2.

Page 418 of 781 ends

ExhibitA

ORDINANCE NO
AN ORDINANCE AMENDING CHAPTER 3.16 OF THE CALISTOGA MUNICIPAL CODE TO INCREASE THE CITY’S TRANSIENT OCCUPANCY TAX RATE FROM 12 PERCENT TO 13

PERCENT, SUBJECT TO APPROVAL OF TWO-THIRDS OF THE ELECTORS VOTING ON THE TAX MEASURE AT THE NOVEMBER 6, 2018 GENERAL ELECTION THE PEOPLE OF THE CITY OF CALISTOGA DO ORDAIN, AS FOLLOWS:

SECTION I: AMENDMENT OF CODE.

Section 3.16.020 (Imposition of Tax) of the Calistoga Municipal Code is hereby amended to read as follows:
“3.16.020 Imposition of Tax
A. For the privilege of occupancy in any hotel, as defined in this chapter, each transient is subject to and shall pay a tax in the amount of 13 percent of the rent charged by the operator including meals and amenities if included in the charge for occupancy. Said tax constitutes a debt owed by the transient to the City which is extinguished only by payment to the operator or to the City.

B. The transient shall pay the tax to the operator of the hotel at the time the rent is paid Ifthe rent is paid in installments, a proportionate share of the tax shall be paid with each installment. The unpaid tax shall be due upon cessation of occupancy.

C. Iffor any reason the tax due is not paid to the operator of the hotel, the tax administrator may require that such tax shall be paid directly to the tax administrator D. Of the 13 percent tax imposed in paragraph A of this section, 12 percent is a general purpose tax, the revenues of which may be used for any lawful municipal purpose, and 1 percent is a special purpose tax, the revenues of which are dedicated solely for affordable and workforce housing programs and services up to and including, without limitation, land acquisition, land donation, building acquisition, building rehabilitation, building demolition, housing construction, maintaining the community’s supply of mobile homes, providing housing subsidies to lower income residents, and/or preserving existing public subsidies for‘developments facing conversion to market rates and shall be deposited in a separate account. An annual report shall be filed by the City Manager or designee to the City Council in compliance with Government Code section 50075.3 for the special purpose tax revenues collected and expended.” SECTION II: SEVERABILITY.

If any provision of this ordinance or the application thereof to any person or circumstance is held invalid by a court of competent jurisdiction, the remainder of the ordinance and the application of such provision to other persons or circumstances shall not be affected thereby The City Council finds and declares that it would have adopted each and every provision of this ordinance, even if it had not adopted any other provision. 1 Item #8.2.

Page 419 of 781 ends

SECTION III: STATUTORY AUTHORITY FOR TAX.

This ordinance is adopted pursuant to Revenue and Taxation Code section 7280 SECTION IV: ELECTION REQUIRED.

This ordinance shall not become operative unless and until two-thirds of the electors voting on this ordinance approve the imposition of the tax at the General Election to be held on November 6, 2018.

SECTION V: EFFECTIVE DATE.

This ordinance relates to the levying and collecting of the City transient occupancy tax (“TOT”) and shall take effect only if approved by a majority of the voters voting on the measure at the November 6, 2018 General Election, and if approved, shall become effective January 1, 2019.

PASSED, APPROVED, AND ADOPTED BY THE PEOPLE OF THE CITY OF CALISTOGA AT THE REGULAR MUNICIPAL ELECTION HELD ON THE 6THDAY OF NOVEMBER, 2018.

Chris Canning
Mayor
ATTEST:

Kathy Flamson
City Clerk
APPROVED AS TO FORM:

Michelle Kenyon, City Attorney
OAK#4823-4781-4754v1
Item #8.2.

Page 420 of 781 ends

Middle Housing Playbook
for Calistoga, California
Item #8.2.

Page 421 of 781 ends

Calistoga Middle Housing Playbook | Blue Zones, LLC July 2024 | ii Acknowledgments
City of Calistoga
Laura Snideman, City Manager
Greg Desmond, Planning & Development Director
Urbsworks, Inc.

Marcy McInelly, AIA,
Emily Montalvo Diaz
Elizabeth Nelson
Kevin Howard (Urbinden Design Lab)
David Dinoff (Urbinden Design Lab)
Blue Zones
Sarah Bowman, Vice President, Policy Operations
and Development
Emily Brown, Director of Policy and Transformation
Karla Newton, Director, Operations
Kelly Bond, MPH, Public Policy Advocate, Blue
Zones Project – Upper Napa Valley
Item #8.2.

Page 422 of 781 ends

Calistoga Middle Housing Playbook | Blue Zones, LLC July 2024 | iii

MIDDLE HOUSING PLAYBOOK TABLE OF CONTENTS
1 Part One: Overview
1 A summary of the plays
3 Part Two: Problems and Solutions
3 Addressing the causes of housing affordability issues 7 Part Three: Playbook
9 Play 1 Evaluate middle housing feasibility across three geographies found in most cities.
13 Play 2 Incentivize middle housing production.
17 Play 3 Analyze your city’s downtown commercial zoning district for its potential to accommodate entry-level, for-sale housing
21 Play 4 Incentivize middle housing production by streamlining approval processes.
25 Play 5 Adopt local amendments to the building code to unlock middle housing.
29 Play 6 Understand the full range of available homebuyer assistance programs.
33 Play 7 Increase the number of local builders and developers who can deliver middle housing.
37 Play 8 Align your city’s inclusionary zoning policy with housing priorities. 41 Appendices Additional references
Item #8.2.

Page 423 of 781 ends

Calistoga Middle Housing Playbook | Blue Zones, LLC July 2024 | iv urb s w o r k s
PART
01 Item #8.2.

Page 424 of 781 ends

Calistoga Middle Housing Playbook | Blue Zones, LLC July 2024 | 1 Overview 01
Overview
This Middle Housing Playbook is organized to help Calistoga address four common housing affordability issues:
» Cities, including Calistoga, suffer from a lack of housing and housing choices. » It’s expensive to build housing.
» It’s expensive to buy a house.
» Restrictive or arbitrary zoning can make construction more expensive.

Plays
There are eight plays. Play #1 provides a visual key or general rule of thumb for comparing middle housing
feasibility across the three geographies found in most
cities, including Calistoga: Downtown edge, residential infill, and rural periphery. It is intended to answer a common
question that cities ask: How do we enable entry-level
homeownership opportunities while advancing our General Plan goals?
The other seven plays address one or more of the housing affordability problems.

2. Incentivize middle housing production – An
explanation of programs cities and states have used,
such as streamlined approval, pre-approved plans, and
expedited land division.

3. Analyze the downtown commercial zoning district
for its potential to accommodate entry-level, forsale housing.

4. Incentivize middle housing production by
streamlining approval processes – Establish clear
and objective site and design criteria and predictable
approval processes.

Attachment A
Attachment A (see Appendix) Includes additional information about the organizations, programs, or strategies described in the Playbook. Besides linking directly to organizations (where available or applicable), links may include articles, analyses, or research.

5. Adopt local amendments to the Building Code
to unlock middle housing – Enable single-stair
quadplexes and larger forms of housing under
International Residential Code.

6. Increase the number of local builders and
developers who can deliver middle housing –
Through partnerships and a coordinated sequence
of events and programs, build developer capacity
including building long term relationships with local
banks, and provide access to capital though predevelopment loans.

7. Align your city’s inclusionary zoning policy
with housing priorities – A review of Calistoga’s
inclusionary zoning policy, including a review of the
in-lieu fee.

8. Understand the full range of available homebuyer
assistance programs – An itemization of programs;
provide examples of policies and procedures for
administration; how programs can be structured to
serve different target groups (e.g. city employees,
teachers, hospitality workers, general public). Includes down payment assistance.

Item #8.2.

Page 425 of 781 ends

Calistoga Middle Housing Playbook | Blue Zones, LLC July 2024 | 2

PAGE INTENTIONALLY LEFT BLANK
urb s w o r k s
PART
02 Item #8.2.

Page 426 of 781 ends

Calistoga Middle Housing Playbook | Blue Zones, LLC July 2024 | 3 The nine plays in this playbook were selected to address several common housing affordability issues.

Problem: Cities suffer from a lack of housing and housing choices Solution: Permit, encourage, and foster housing abundance – Enable more market-rate housing, meet housing demand, alleviate upward pressure on the market, and allow for filtering in the future. In the housing market, filtering refers to the process by which housing becomes more affordable with age.

Plays which address this problem:
» Evaluate middle housing feasibility across three geographies found in most cities (1) » Incentivize middle housing production (2)
» Analyze your city’s downtown commercial zoning district for its potential to accommodate entry-level, for-sale housing (3)
» Incentivize middle housing production by streamlining approval processes (4) » Adopt local amendments to the building code to unlock middle housing (5) » Increase the number of local builders and developers who can deliver middle housing (7) » Align your city’s inclusionary zoning policy with housing priorities (8) Addressing the causes of housing affordability issues

HOUSING ABUNDANCE
Problems
and Solutions 02Item #8.2.

Page 427 of 781 ends

Calistoga Middle Housing Playbook | Blue Zones, LLC July 2024 | 4 Problem: It’s expensive to build housing
Solution: Provide value for builders who build affordable homes – Land and construction is expensive. Buy down the cost of housing with public money.

Plays which address this problem:
» Incentivize middle housing production (2)
» Analyze your city’s downtown commercial zoning district for its potential to accommodate entry-level, for-sale housing (3)
» Incentivize middle housing production by streamlining approval processes (4) » Adopt local amendments to the building code to unlock middle housing (5) » Increase the number of local builders and developers who can deliver middle housing (7) » Align your city’s inclusionary zoning policy with housing priorities (8) Problem: It’s expensive to buy a house
Solution: Give people money to buy homes – Houses are more expensive than a lot of people can afford. Give public money to help people buy houses.

Plays which address this problem:
» Understand the full range of available homebuyer assistance programs (6) HOMEBUYER HELP

PROBLEMS AND SOLUTIONS

LOWER COST
Item #8.2.

Page 428 of 781 ends

Calistoga Middle Housing Playbook | Blue Zones, LLC July 2024 | 5

VALUE FOR

BUILDERS

PROBLEMS AND SOLUTIONS
Problem: Restrictive or arbitrary zoning can make construction more expensive
Solution: Enable less expensive construction – Building codes and zoning codes can arbitrarily restrict building types that are cheaper to build. Amending local codes can enable smaller-scale housing projects that have a lower financial return for the builder.

Plays which address this problem:
» Evaluate middle housing feasibility across three geographies found in most cities (1) » Analyze your city’s downtown commercial zoning district for its potential to accommodate entry-level, for-sale housing (3)
» Incentivize middle housing production by streamlining approval processes (4) » Adopt local amendments to the building code to unlock middle housing (5) » Increase the number of local builders and developers who can deliver middle housing (7) » Align your city’s inclusionary zoning policy with housing priorities (8) Item #8.2.

Page 429 of 781 ends

Calistoga Middle Housing Playbook | Blue Zones, LLC July 2024 | 6 PART
03 Item #8.2.

Page 430 of 781 ends

Calistoga Middle Housing Playbook | Blue Zones, LLC July 2024 | 7 Playbook 03Item #8.2.

Page 431 of 781 ends

Calistoga Middle Housing Playbook | Blue Zones, LLC July 2024 | 8 PLAY
#1
Item #8.2.

Page 432 of 781 ends

Calistoga Middle Housing Playbook | Blue Zones, LLC July 2024 | 9 Play #1 | Evaluate middle housing feasibility
across three geographies found in most cities
Play #1 provides a visual key or general rule of thumb for comparing middle housing feasibility across the three geographies found in most cities, including Calistoga: Downtown edge, residential infill, and rural periphery. It is intended to answer a common question that cities ask:

How do we enable entry-level homeownership opportunities while advancing our General Plan goals?
The three geographies
» Downtown Edge – Redevelopment of commercial or multifamily parcels on the edges of downtown. This does not include core downtown commercial district or main street parcels except as a transitional land use or accessory use.
» Residential Infill – Redevelopment of smaller parcels in established single-family neighborhoods.
» Rural Periphery – Greenfield development of larger parcels on the edge of town which are mostly undeveloped and zoned as rural residential.

Feasibility Categories
Land Cost
Land cost is one of the primary contributors to housing costs. Increasing housing density can effectively distribute these costs across multiple units, making each unit more affordable. Typically, downtown areas have higher land costs, the periphery has lower costs and established neighborhoods fall in the middle. However, in Calistoga, land prices are uniformly high across all areas.

Consequently, to offer affordable housing for moderate-income and middle-class households, new developments in Calistoga must feature significantly higher density relative to established neighborhoods.

Play #1 | Evaluate middle housing feasibility
across three geographies found in most cities.

Item #8.2.

Page 433 of 781 ends

Calistoga Middle Housing Playbook | Blue Zones, LLC July 2024 | 10 Infrastructure Costs
Middle housing projects often necessitate extending
or upgrading utility and street infrastructure with costs typically passed on to future renters and homeowners.

Downtown areas have robust existing infrastructure,
leading to lower associated costs, while greenfield sites on the periphery require extensive and costly utility service extensions, often making projects infeasible without public subsidies. Established neighborhoods may need minor
infrastructure upgrades to accommodate increased density, resulting in moderate costs.

Downtown and neighborhood infill sites rely on existing streets while greenfield sites typically require new streets.

Since downtown streets are built-out with sidewalks, bike lanes, on-street parking, and water and wastewater piping, downtown housing projects have the lowest infrastructure costs. For neighborhood infill projects, infrastructure costs are comparable with downtown if streets are improved;
however, neighborhood streets may lack sidewalks.

Infrastructure service for peripheral housing faces the highest costs, frequently requiring public subsidies.

Parking Needs
On-site parking is costly to build, and these costs are passed on to future residents through higher rents and
sales prices. Housing on the periphery, being farther
from jobs, amenities, and public transportation increases residents’ reliance on personal vehicles, necessitating more parking spaces per housing unit. Central neighborhoods
and downtown edges benefit from better public transit,
walkability, bike-ability, and shared parking, reducing the need and cost for extensive parking infrastructure.

Downtown projects can often eliminate on-site parking
requirements entirely, while established central
neighborhoods can typically reduce parking requirements to 0.5-1 space per unit, including adjacent street parking.

In contrast, peripheral projects commonly require 2 spaces per unit, and existing street designs often exclude street parking. Although greenfield sites can incorporate alleys, street parking, and commercial neighborhood amenities
to support walkability, they do not substantially reduce automobile dependence.

Additional information about parking strategies to support middle housing can be found in Play 3, Concept B (right-size parking requirements and site design standards to support housing goals).

Building Height & Coverage
Middle housing requires additional height, floor area,
and building coverage compared to single-family homes.

Without flexible development standards, these projects are less feasible. Middle housing has a scale and granularity that is highly compatible with existing single-family
neighborhoods, these projects are modestly more intense than existing single-family properties. This intensity is usually not controversial on the edges of downtowns or
along commercial corridors, where higher activity levels and development concentration are expected. In fact,
middle housing is often a desirable land use transition from commercial areas to single-family neighborhoods.

However, higher-intensity housing on the periphery is
often unpopular due to the stark contrast in intensity from surrounding land uses and the displacement of trees, natural spaces, or agricultural land.

Proposing middle housing in established single-family
neighborhoods is nearly always controversial. Opponents worry about impacts on neighborhood character, property values, and traffic. Overloading public infrastructure such as schools and school crowding is often cited as a concern as well. These neighborhoods are highly desirable, and limiting housing options to single-family homes further drives up housing prices.

Environmental Impact
Middle housing development has varying environmental
impacts based on location. On downtown edge sites, it often replaces old parking lots and low-rise commercial buildings, improving landscaping and environmental performance
in accordance with modern regulations. It also supports car-free or car-light lifestyles, reducing per capita carbon footprints.

In neighborhood infill sites, while it may slightly reduce planted areas or tree canopy coverage, middle housing
development, when paired with sidewalk and street tree
improvements, offsets private vegetation loss and promotes active mobility options. However, on peripheral sites,
middle housing often replaces significant natural spaces or agricultural land, resulting in a substantial environmental impact due to increased impervious surfaces, major
re-grading, and vegetation clearing. Many rural residential properties are also located in hillside areas where substantial regrading is both more necessary for middle housing and more environmentally disruptive. Periphery lots also tend to promote car-dependent lifestyles, contributing to higher per capita VMTs and carbon footprints.

PLAY #1 | EVALUATE MIDDLE HOUSING FEASIBILITY ACROSS THREE GEOGRAPHIES FOUND IN MOST CITIES Item #8.2.

Page 434 of 781 ends

Calistoga Middle Housing Playbook | Blue Zones, LLC July 2024 | 11 Development Approvals
Development approvals are relatively simple for downtown edge sites and neighborhood infill projects. In contrast, greenfield sites on the periphery require more approvals and complex reviews, making them more time-consuming
and costly.

Infill and redevelopment sites typically benefit from existing streets and utilities, whereas peripheral middle housing often necessitates new street construction and off-site infrastructure development.

Rezoning approvals are more challenging when they do not align with the Land Use Element.1 Currently, middle housing is misaligned with rural residential policies, somewhat aligned with medium-density policies, and highly aligned 1 (n.d.). Calistoga General Plan Land Use Element. Calistoga General Plan. https://www.ci.calistoga.ca.us/home/showpublisheddocument/27785/636361424720130000 with high-density residential and commercial land use
designations. While the City Council can amend the Land Use Element and comprehensively rezone the city to meet housing goals, this process is complex, time-consuming, and requires significant community buy-in. Additionally, greenfield development often involves subdividing
large tracts of land, detailed planning, environmental
assessments, and regulatory compliance, making it
more complex and time-consuming compared to infill
development.

Off-site infrastructure upgrades, rezoning challenges, and subdivision processes mean that greenfield development
on rural residential properties face the most challenging approvals, followed by single-family infill, with downtown commercial approvals being the fastest and least complex.

Downtown Residential Infill Rural Periphery
Land cost High Medium Low
Infrastructure costs Low Medium High
Parking needs
Low
0-1 cars typically needed
per household
Medium
1-2 cars typically needed
per household
High
2 or more cars typically
needed per household
Building height & coverage Low controversy High controversy Medium controversy Environmental impact Low Medium High
Development approvals Simple Complex Complex and time
consuming
Table 1. Feasibility assessment matrix
PLAY #1 | EVALUATE MIDDLE HOUSING FEASIBILITY ACROSS THREE GEOGRAPHIES FOUND IN MOST CITIES Item #8.2.

Page 435 of 781 ends

Calistoga Middle Housing Playbook | Blue Zones, LLC July 2024 | 12 PLAY
#2
Item #8.2.

Page 436 of 781 ends

Calistoga Middle Housing Playbook | Blue Zones, LLC July 2024 | 13 Overview of strategies

2.1 Streamline design and development standards
and approval procedures
See Play #4 – Streamline process and approval procedures to incentivize middle housing production.

Lead: City zoning and building department or staff.

Partners: Development community, planning commission.

Benefits: Great benefits; can greatly improve feasibility of middle housing in all geographic areas.

Level of difficulty: High degree of difficulty; complex and time consuming due to the need for public engagement and/or legislative amendments to city zoning.

Where it has been used: Oregon cities.

2.2 Provide pre-approved house plans for ADUs and
middle housing
Several cities provide pre-approved plans for middle housing and ADUs.

Lead: City zoning and building department or staff.

Partners: Development community, planning commission.

Benefits: Medium benefits; can improve feasibility of ADUs or middle housing but may be limited to certain types of housing only (such as ADUs).

Level of difficulty: High degree of difficulty; requires coordination between private and public entities (city permitting and non-government technical specialists), and / or between public agencies that don’t typically coordinate, such as building and development permitting departments.

Where it has been used: City of Lacey, WA; City of Spokane, WA; City of Bend, OR.

2.3 Within walkable and transit served areas, waive
parking requirements for middle housing.

For more information about this strategy, see Play #3 – Analyze your city’s downtown commercial zoning district for its potential to accommodate entry-level, for-sale housing, Concept D.

Play #2 | Incentivize middle housing
production.

Item #8.2.

Page 437 of 781 ends

Calistoga Middle Housing Playbook | Blue Zones, LLC July 2024 | 14 Lead: City zoning and building department or staff
Partners: Business association, local parking management entity.

Benefits: Great benefits; vastly increases feasibility for middle housing in downtown areas.

Level of difficulty: High degree of difficulty due to need for analysis, assessment of risks and benefits, and public engagement; may require modification to administrative
procedures. Execution can be streamlined if waivers are granted administratively as opposed to quasi-judicially.

Where it has been used: Pendleton, OR, McMinnville, OR, and most medium to large Oregon cities.

2.4 Reduce development capacity for a
single dwelling unit.

Reduce allowed floor area ratio (FAR) or other building envelope allowances to reduce the default development
capacity; instead, calibrate maximum development capacity to that needed for a compact middle housing dwelling type, then bonus back additional FAR for additional units (see next strategy).

Lead: City zoning and building department or staff.

Partners: Building and development applicants.

Benefits: Great benefits; cities who have instituted this program have seen an increase in development applications for smaller, compact dwelling units.

Level of difficulty: High degree of difficulty; requires coordination between public agencies who don’t typically coordinate, such as building and development permitting departments; requires more tracking and administration by development permitting staff.

Where it has been used: Portland, OR; other cities.

2.5 Grant development capacity bonus for 2
or more dwelling units.

In conjunction with the previous strategy, grant additional floor area ratio (FAR) or other building envelope allowances to reward a second dwelling (or additional dwellings) on a single lot.

Lead: City zoning and building department or staff.

Partners: Building and development applicants.

Benefits: Great benefits; cities who have instituted this program have seen a dramatic increase in multiple dwelling units housing types, such as quadplexes.

Level of difficulty: High degree of difficulty; see strategy 2.4.

Where it has been used: Portland, OR; other cities.

2.6 Enact zoning changes to permit and
streamline middle housing.

For more information about this strategy, see Play #3 – Analyze your city’s downtown commercial zoning district for its potential to accommodate entry-level, for-sale
housing; Play #4 – Incentivize middle housing production by streamlining approval processes, and Play #5 – Adopt local amendments to the building code to unlock middle housing.

Lead: City zoning and building department or staff.

Partners: Development community, planning commission.

Benefits: Great benefits; will vastly improve feasibility of middle housing in all geographic areas.

Level of difficulty: High degree of difficulty due to need for public engagement; will require modifications to the zoning code. Execution can be streamlined if more approvals are set to be processed administratively. This strategy is “scalable,” meaning it can be applied to a single neighborhood or zone district as a pilot project or test; if successful can be extended to other areas or applied citywide. Scalable also means the strategy can be initially applied to selected housing types such as ADUs, then expanded.

Where it has been used: All medium to large Oregon and
Washington cities; many California cities.

2.7 Adopt a form base approach toward
middle housing.

Lead: City zoning and building department or staff.

Partners: Development community, planning commission.

Benefits: Great; will vastly improve feasibility of middle PLAY #2 | INCENTIVIZE MIDDLE HOUSING PRODUCTION
Item #8.2.

Page 438 of 781 ends

Calistoga Middle Housing Playbook | Blue Zones, LLC July 2024 | 15 housing in any geographic areas to which it applies; is scalable (see Strategy 2.6).

Level of difficulty: High; similar to Strategy 2.6.

Where it has been used: Most medium to large Oregon cities.

2.8 Build small developer local capacity.

Provide local, aspiring developers training and mentorship to help them take the first steps toward developing their own small-scale real estate development projects. In addition to organizations named in Play #5, Incremental Development Alliance is an organization that provides education and coaching. See Play #7.

Lead: City zoning and building department or staff and small developer program.

Partners: Business association, financing institutions, housing authority, affordable housing providers, development
community.

Benefits: Great benefits; vastly increases likelihood that middle housing will be built.

Level of difficulty: Medium degree of difficulty due to less public engagement than is required for other strategies.

Where it has been used: Memphis, TN

2.9 Coordinate with local financing
institutions.

Along with building small developer capacity, highlight local banks’ financing packages or programs available for middle housing and/or ADUs.

Lead: Permitting center and staff, community engagement department or staff.

Partners: Business association, financing institutions, housing authority, affordable housing providers, development
community.

Benefits: Great benefits; similar to Strategy 2.8.

Level of difficulty: Medium degree of difficulty; similar to Strategy 2.8.

Where it has been used: Lacey, WA
PLAY #2 | INCENTIVIZE MIDDLE HOUSING PRODUCTION

2.10 Make the new Accessory Dwelling Unit
federal housing allowances explicit.

Among other new rule changes regarding ADUs, new federal housing policies allow 75% of the estimated ADU rental
income for some borrowers to qualify for an FHA-insured mortgage on a property with an existing ADU. Additional income flexibility helps increase access to homes with ADUs for homebuyers with limited incomes, allowing them to
benefit from the wealth-building opportunity of a property with an ADU.

Lead: Permitting center and staff, community engagement department or staff.

Partners: Business association, financing institutions, housing authority, affordable housing providers, development
community.

Benefits: Modest benefits; limited to ADUs.

Level of difficulty: Low degree of difficulty; as an
informational campaign, it can be implemented by a number of public and private entities.

Where it has been used: ADU development consultants and ADU educational resources.

2.11 Make “visualizing middle housing”
and “visualizing density” presentations,
publications, and tours broadly available.

Assemble and make available middle housing examples in the local area; provide images and data about density, livability, and affordability of ADUs and middle housing. Encourage selfled tours and organized tours for local planning commissions or elected officials.

Lead: Community engagement department or staff.

Partners: Development community, planning commission,
supportive neighborhood representatives, affordable housing providers and advocates.

Benefits: Great benefits; physical tours and presentations of actual, built middle housing have been successful at building public support for middle housing and positively changing elected and appointed officials’ policy decisions.

Level of difficulty: Low degree of difficulty; similar to Strategy 2.10.

Where it has been used: Oregon DLCD (Department of Land Item #8.2.

Page 439 of 781 ends

Calistoga Middle Housing Playbook | Blue Zones, LLC July 2024 | 16 PLAY
#3
Item #8.2.

Page 440 of 781 ends

Calistoga Middle Housing Playbook | Blue Zones, LLC July 2024 | 17 Middle housing which serves as entry-level for-sale housing has historically played an important role in downtowns, and was especially common in transitional areas surrounding downtowns, one or one-half block back from core areas, or corridors or highways extending from downtown areas. For the purposes of this study, it is assumed that entrylevel, for-sale housing may take the form of:
» Compact housing that is attached (not stacked), on fee-simple lots, such as rowhouses, or attached and stacked duplexes, triplexes, four-plexes, or
» Small apartment buildings with a condominium or equity ownership arrangement.

While such housing was common in the past, new construction of such housing (as well as revitalization of pre-existing housing) is prevented these days by land use codes and parking requirements. This is true for both rental and ownership housing.

Surburban-style parking requirements pose a particular barrier to middle housing. As acknowledged in Calistoga’s development code, specifically

17.36.1101
regarding in-lieu parking provisions: “The in-lieu parking program is developed to recognize the uniqueness of the downtown business core, recognize structures established when automobiles were not a primary mode of transportation and to facilitate the continued development of the downtown business core without compromising the character of the downtown.” That is why several concepts and strategies described in this play recommend parking reforms.

Concept A - Permit higher intensity middle housing in
commercial zones
Downtown areas and downtown business districts have historically included traditional forms of middle housing, such as duplexes and small apartment buildings, often called garden apartments. It was common to find a “transition zone” around downtown areas or extending along historic highways and corridors that were middle housing friendly, especially if they were walkable. Because of this historic development pattern, rezoning for higher intensity development is typically not controversial.

Specific strategies that support the concept
1 City of Calistoga (n.d.). Chapter 17.36 OFF-STREET PARKING AND LOADING.

Calistoga Municipal Code. https://www.codepublishing.com/CA/Calistoga/ html/Calistoga17/Calistoga1736.html#17.36.110
Play #3 | Analyze your city’s downtown
commercial zoning district for its potential to
accommodate entry-level, for-sale housing
Item #8.2.

Page 441 of 781 ends

Calistoga Middle Housing Playbook | Blue Zones, LLC July 2024 | 18 PLAY #3 | ANALYZE YOUR CITY’S DOWNTOWN COMMERCIAL ZONING DISTRICT FOR ITS POTENTIAL TO ACCOMMODATE

ENTRY-LEVEL, FOR-SALE HOUSING
» In a zoning code that is attempting to allow a wider
range of household living options, it is preferable
to list housing types separately from land uses for a
few reasons: homeownership laws change over time
(an example is condominium laws), and it is easier
to coordinate with building codes, especially when
they are updated. With the reintroduction of middle
housing, how homebuilders and developers respond
to changing demographics and household needs
will evolve and housing types are a more precise
description of the intended development.
» Distinguish housing types from land uses in permitted uses. Create a new housing type table that shows
which housing types are permitted in each zone to
clear up the confusion between use types and housing
types.
» Expand the forms of residential types that are
permitted in commercial zones.
» In mixed-use area, permit standalone residential
development. Mixed-use should be permitted within
the district, property, and building, but not required.

Zoning codes create problems when they prescribe
percentages of land uses to every building within a
zoning district. Instead, adopt a form based, locationspecific strategy for ground floor retail uses (see “required retail” provisions in the next bullet). The
building code addresses issues of use separation
and compatibility; additional regulations concerning
the mix of uses is not necessary, and can stifle
development when the market shifts. This trend in
zoning codes, which many cities adopted in the 1980’s
and later, has had devastating effects on the feasibility of downtown housing. Where such provisions continue
to exist, they should be removed.
» If a ground floor “required retail” provision applies to the downtown, carefully consider and limit where it
applies. Limit locations to specific downtown streets
and frontages where retail or retail-supporting
storefront design is critical. This is a more positive form based approach and doing so will remove a major
barrier to residential uses downtown.
» Broadly permit vertical and horizontal mixed-use.

Limitations on the percentage, share, or location of
residential uses should be eliminated to promote
flexibility in design and encourage development of
residential projects.
» Amend the zone with a purpose statement explicitly
supporting and describing the objective for a mix
of ownership and rental housing in the downtown.

Explicitly name middle housing forms as an objective
for the zone district.

Concept B – Right-size parking requirements
and site design standards to support
housing goals
Middle housing is not feasible without some relief
from conventional suburban parking requirements.

Financial studies typically direct cities to address parking requirements as a way to lower housing barriers and
increase housing feasibility. Specific recommendations
include reducing or removing minimum parking
requirements and modifying parking lot siting and parking standards.

Surface parking adds cost to housing, and of course costs increase when a structure is required. The cost of providing parking works against goals to provide more housing at
price levels that are affordable and attainable. Given site and cost constraints, parking requirements prevent needed housing from being built.

Specific strategies that support the concept
» On-street parking and shared parking options
become very important for land uses that are space
constrained, such as middle housing.
» Parking dimensions and maneuvering requirements
that typically apply to apartment development should
not be applied to middle housing. Instead, “rightsize” parking lot siting standards for middle housing.

Typically, middle housing developments of more than
four units but less than eighteen need relief from
multi-family parking standards.
» Providing high quality, safe, secure, and easy-to-access bicycle parking is important to reducing car usage.

Middle housing consisting of more than four units
should require bicycle parking, however, they should
be right-sized for middle housing.

Item #8.2.

Page 442 of 781 ends

Calistoga Middle Housing Playbook | Blue Zones, LLC July 2024 | 19 PLAY #3 | ANALYZE YOUR CITY’S DOWNTOWN COMMERCIAL ZONING DISTRICT FOR ITS POTENTIAL TO ACCOMMODATE

ENTRY-LEVEL, FOR-SALE HOUSING
» Mid-century parking zoning practices require more
parking to be “on site” (i.e., off the street, or off-street) and as a result, housing is physically and financially
infeasible. Small changes to requirements can make a
big difference:
» Reduce the amount of horizontal landscaping.

Instead, provide options to meet landscape
objectives through less land-intensive measures.

Examples include vertical landscaping (e.g., green
walls), or low fences and walls.
» Reduce the parking requirement per dwelling unit.

Reductions as small as changing 2 to 1 or 1.5 to 1
can improve a middle housing project financial pro
forma.
» Eliminate or waive parking requirements in
walkable, transit-served areas. Instead, leave the
amount of parking which must be provided for
a residential development to the developer and
their financier to determine. Developers and banks
are risk-averse and therefore conservative in their
judgment of how much parking the development
must provide to be marketable. Along with this
strategy, consider adopting a maximum amount
of parking that is permitted on site, as many cities
have done.
» Instead of requiring parking spaces in garages
attached to or next to each dwelling unit, allow
clustered parking. Clustered parking is small,
shared parking areas that serve an entire middle
housing development.
» Expand downtown in-lieu parking allowances to
middle housing.
» Eliminate the requirement for required parking space
to be provided on the same site as the dwelling.

Instead, allow shared parking and remote parking in
proximate locations (i.e., within 150 feet), and allow
on street parking to count toward some or all of the
required parking spaces.
» In conjunction with eliminating or waiving parking
requirements for downtown residential uses, consider
establishing a managed parking district within which
the supply and demand of parking is managed through
timed parking, signage, and enforcement.

Concept C – Establish appropriate design
strategies for residential development in
downtown or corridor context areas
In infill neighborhood contexts, middle housing is
encouraged to “fit in” to the dominant physical form
established by single dwelling residential structures (i.e., to fit into a building envelope shaped like a house). A similar form based code approach can be used to encourage
residential structures to “fit in” to a business district where maintaining a traditional downtown building form is desired (i.e., a traditional boxy, flat-topped main street-oriented building). Adjustments should be made to accommodate
housing instead of commercial uses.

Specific strategies that support the concept
» Adjust commercial building design standards to
accommodate ground floor residential uses. This
includes allowing (or requiring) building lobby
setbacks and residential entry courtyards.
» Require vertical and horizontal separation to ensure
ground floor residential privacy; use a form based
approach, clear and objective standards, and a menu
approach (see Play #4 – Incentivize middle housing
production by streamlining approval processes).
» Provisions that increase or accelerate the development of a walkable downtown will support middle housing
and ownership housing downtown. Improvements
such as through-block pedestrian and bicycle
connections, mid-block crossings, lighting, wayfinding
signage, attractive and safe walking routes to
parking all help, as does frequent transit service and
comfortable, safe, and easily accessible waiting areas.

Providing downtown residents with secure, sheltered
bike parking makes life without a car (or fewer
cars) feasible. Besides being important for general
downtown vitality, mid-block crossings provide access
to shared parking facilities on adjacent blocks, which
may make some residential projects more feasible.

Item #8.2.

Page 443 of 781 ends

Calistoga Middle Housing Playbook | Blue Zones, LLC July 2024 | 20 PLAY
#4
Item #8.2.

Page 444 of 781 ends

Calistoga Middle Housing Playbook | Blue Zones, LLC July 2024 | 21 Establish clear and objective site and design criteria
and predictable approval processes.

Middle housing
The term “middle housing” refers to forms of housing that are neither large-scale apartments (dwelling units inside an apartment building) nor a single detached house on a typical fee-simple lot. In between these two types of dwelling units exists myriad other housing forms, such as cottages, courtyard apartments, duplexes, triplexes, quadplexes, and rowhouses. These housing types are often called “middle housing.” Historically, middle housing was a common sight in US cities. The advent of zoning and development regulation in the 1920’s resulted in the eventual exclusion of these housing types in favor of single detached houses on fee-simple lots. This process was hastened in the years after World War II, with vast federal investment in housing through the GI Bill and other programs. This led to the expansion of suburban areas, where cities adopted further zoning restrictions that limited or prohibited middle housing. The “single-family” zoning that was adopted on a widespread basis by US cities dictated the size of residential lots; the form and shape of dwellings; the types and numbers of households that could live in them; and requirements to provide parking on the same site as the dwelling.

A brief history of discretionary review of housing
During the postwar period, single family suburbs expanded, middle housing disappeared, and multi-family housing in the form of apartment buildings was segregated to specialized zones. During this period, federal home loan programs favored single family-zoned areas that were intentionally racially exclusive, requiring that housing developments include codes, covenants, and restrictions that precluded the purchase of homes by racial, ethnic, and religious minorities.

Additional design scrutiny for multi-family apartment buildings became the norm for most US cities. The outward logic was, apartment housing should be tightly controlled, limited to certain areas, and provide no negative impact on single family zones; meanwhile, single-family homes were not subject to similar design scrutiny. Review procedures used legislatively approved criteria such as standards for landscape buffers, architectural style, roof slope, etc., but discretion could also be used to deny or delay projects.

Play #4 | Incentivize middle housing
production by streamlining approval processes
Item #8.2.

Page 445 of 781 ends

Calistoga Middle Housing Playbook | Blue Zones, LLC July 2024 | 22 Design review that involves discretion and that is targeted at preventing or delaying multi-dwelling residential
development persists in many city zoning codes today,
even while middle housing is gaining support, concepts of fairness in housing and housing choice are not just federally mandated but popularly supported, and segregating
communities along racial, ethnic, or religious lines is prohibited.

Fairness
With new state legislation requiring middle housing in
single family zones, the distinction between multi-family versus single-family housing dissolves. Accessory dwelling units and duplexes are by definition multiple dwellings on one lot, therefore they are synonymous with multi-family housing.

In response to this shift, cities are changing terms and definitions in their zoning codes, and now refer to
“dwellings” instead of “families” (e.g., multi-dwelling as opposed to multi-family). Zoning by housing type instead of by multi-family and single family (e.g., duplexes, triplexes, etc.) is now common.

Middle housing reforms are focused on allowing middle
housing—duplexes, for example—on all lots that permit
only single detached houses, and removing barriers that limit such housing. Reforms require that approval criteria or procedures must be applied equally to all types of housing, whether single- or multi-dwelling. Criteria used to approve housing must be “clear and objective,” that is, measurable or verifiable. Compliance is provided with yes or no answer (i.e., no discretion and no conditions of approval). The most successful clear and objective design approval systems use a form based approach, apply dimensional standards and
menu options, and are administratively processed.

Clear and objective design approval is more fair. It ensures that multi-dwelling housing is subject to the same
approvals that single-dwelling housing has enjoyed. It
ensures that discretionary approval cannot be abused to exclude homes for certain people or families. The benefits are greater fairness and compliance with federal fair housing laws, but also predictability for developers and affordable housing providers. It is an important reform to address the housing crisis.

Basic elements of a clear an objective system
Projects are approvable because they comply with:
» Dimensional standards or percentages (i.e., linear feet, square feet, 50%).
» The required number of menu options (if menu
options are used).
» A form based approach (e.g., proposed development
fits into a pre-defined shape such as a building
envelope).
» An administrative procedure and are not subject to
design review or discretionary process.

Example – A model code for clear and objective design
standards
Table 2 (next page) is an excerpt of a model code for
design standards applicable to all forms of single dwelling and middle housing. The system can even be adapted for
application to apartment or mixed-use buildings.

Model code design objectives - Establish a minimum level of design standards for all types of dwelling units which promote attention to detail, human-scale design, street visibility, and privacy of adjacent properties, while affording flexibility to use a variety of architectural styles. Site design standards are intended to facilitate the development
of attractive housing that encourages multimodal
transportation.

Table 2 (next page) is an example listing of design
objectives, design standards, and applicability.

PLAY #4 | INCENTIVIZE MIDDLE HOUSING PRODUCTION BY STREAMLINING APPROVAL PROCESSES Item #8.2.

Page 446 of 781 ends

Calistoga Middle Housing Playbook | Blue Zones, LLC July 2024 | 23 Design objectives (examples) Where it should be applied (examples) Articulation – All street-facing buildings must incorporate design elements that break up façades into smaller planes.

To all street-facing façades, or façades facing shared open space such as a cottage cluster or courtyard apartment
common green. Apartments must meet these standards for
all ground floor units that face the street.

Eyes on the street – A certain percentage of the area of each street-facing façade must be windows or entrance doors.

Main entrance – On street-facing façades, at least 1 main entrance must meet standards for location, orientation, and visibility.

Detailed design – All street-facing buildings must include several features selected from a menu.

Transitional space – Governing public-to-private transition for privacy, ensuring that there is vertical or horizontal separation from the public realm, providing security and visibility.

The transitional space between the public realm and the entry door may be either vertical or horizontal, as described in the standards.

To ground floor dwellings:
» With access from the street or shared open space (e.g., a common open space).
» Where the access entry door is within a certain number of feet of the street facing property line (or within the front setback).
» When access entry door is within ten feet of a shared open space common tract or easement.

Design of common open space – Governs minimum amount
of open space, location, orientation of dwelling units to open space, etc.

To any dwelling type that requires shared open space, such as cottage cluster or courtyard apartment.

Shared or clustered parking areas – Governs parking lot location, landscaping, and screening. Applies to middle housing with four or more parking spaces.

Table 2. A model code for clear and objective design standards PLAY #4 | INCENTIVIZE MIDDLE HOUSING PRODUCTION BY STREAMLINING APPROVAL PROCESSES Item #8.2.

Page 447 of 781 ends

Calistoga Middle Housing Playbook | Blue Zones, LLC July 2024 | 24 PLAY
#5
Item #8.2.

Page 448 of 781 ends

Calistoga Middle Housing Playbook | Blue Zones, LLC July 2024 | 25 Enable single-stair quadplexes (and larger forms
of housing) under International Residential Code
(IRC).1
Neighborhood-scale apartment buildings, also known as “missing middle housing,” were once a vital source of naturally affordable housing in California and nationwide. However, these housing types have been largely eliminated from US cities due to restrictive zoning and building codes. While many cities have reformed zoning codes to encourage middle housing, far fewer have addressed building code barriers.

Current regulatory landscape in Calistoga
In Calistoga, construction of 1- and 2-family dwellings and townhouses up to three stories is governed by the International Residential Code (IRC). This excludes small multi-unit buildings with 3-6 units, which are regulated by the International Building Code (IBC).2 The IBC, designed for large-scale commercial buildings, imposes standards that significantly increase construction costs for small multi-unit buildings compared to those built under the IRC. Additionally, there is a scarcity of subcontractors skilled in small-scale IBC projects, whereas home builders familiar with the IRC are common in most markets.

Key differences between IBC and IRC
Major differences between IBC and IRC construction standards involve advanced methods for fire safety and structural reinforcement. However, buildings with 3-6 units are more similar in scale, structure, and use to single-family homes or duplexes than to large apartment buildings. In fact, small multi-unit buildings offer more compartmentalization, thus offer more fire protection per square foot than single-family homes of similar size.

California limitations to local code amendments
California adopts building codes at the state level while authorizing local governments to amend these codes (Cal. Code of Regs., Title 24).3 Local
amendments must be supported by express findings and are restricted to changes necessary due to local climatic, topographical, geological, or environmental conditions. These amendments can be equally or more 1 International Code Council (n.d.). International Residential Code. https://www. iccsafe.org/products-and-services/i-codes/2018-i-codes/irc/ 2 International Code Council (n.d.). The International Building Code. International Code Council (n.d.). International Residential Code. https://www.iccsafe.org/ products-and-services/i-codes/2018-i-codes/irc/
3 California Department of General Services, Division of the State Architect (n.d.).

Overview Title 24. Building Standards Code as Adopted by the Division of the State Architect. https://www.dgs.ca.gov/DSA/Resources/Page-Content/Resources-List-Folder/Overview-Title-24-Building-Standards-Code Play #5 | Adopt local amendments to the
building code to unlock middle housing
Item #8.2.

Page 449 of 781 ends

Calistoga Middle Housing Playbook | Blue Zones, LLC July 2024 | 26 restrictive but not less restrictive than the state-adopted building code. Although the State does not assess the merits of the express findings, it will reject amendments that are not “reasonably necessary” due to the aforementioned local conditions.

Precedents
In some states, local amendments can be adopted by a
popular vote from the City Council. For instance, in 2022, the Memphis City Council adopted a local building code
amendment allowing buildings with up to 6 units to be
included in the IRC. While California’s restrictions on local amendments complicate Calistoga’s ability to implement
quick building code reforms, recent precedents indicate a growing appetite for state-level building code changes to facilitate more affordable and livable urban housing, even with perceived impacts on fire safety:
» In 2023, California and Washington adopted state-wide building code changes allowing apartment buildings
up to 6 stories with a single means of egress.
» In 2023, the Oregon legislature passed a bill requiring the Department of Consumer and Business Services
to update Oregon Structural Specialty Code to allow
single-exit residential occupancies.
» In 2023, North Carolina House Bill 488 made a similar change to include buildings with up to 4 units under
the State residential code. conditions.
» In 2022, an architect in Washington State, working
with the Seattle AIA (American Institute of Architects) Housing Task Force, requested the State to regulate
buildings up to 6 units under the IRC. In 2024,
Washington House Bill 2071 initiated the process for
these modifications.

Code amendment alternatives
Without a local ordinance or code amendment, California allows local building departments to approve alternative materials and construction methods for residential
structures, even if not explicitly permitted by the state building code. Local departments can approve these
alternatives on a case-by-case basis if they meet or exceed the performance, safety, and health protection standards of the California Building Standards Code.4
Local departments
may also require tests to substantiate the performance of these alternatives.
4 California Department of General Services, Division of the State Architect (n.d.). Building Standards Commission. California Department of General Services. https://www.dgs.ca.gov/BSC/ Codes
PLAY #5 | ADOPT LOCAL AMENDMENTS TO THE BUILDING CODE TO UNLOCK MIDDLE HOUSING Item #8.2.

Page 450 of 781 ends

Calistoga Middle Housing Playbook | Blue Zones, LLC July 2024 | 27 Recommendations
If Calistoga would like to promote naturally affordable middle housing building types, the City should reform
building code to enable the construction of up to 6 unit buildings to be regulated by IRC.
» Local Amendment – If the City can make express
findings that this amendment is necessary due to local
climatic, topographical, geological, or environmental
conditions, Calistoga should work to get buy-in from
local builders, code officials, and fire officials and
adopt this local amendment to building code and file
the amendment with the California Building Standards
Commission.
» State Code Change – If express findings cannot
be made that “reasonably necessitate” these local
amendments, Calistoga may consider collaborating
with their local AIA chapter to submit a request to
change the California Building Standards Code to
either allow up to 6 units under IRC or, adopt enabling legislation that allows local governments to make this
change as a local amendment.
» Pre-Approved Alternatives – While this code change
request is being processed, Calistoga should consider
working with their local code officials and building
officials to study and create pre-approved alternative
construction methods that allow up to 6 unit
residential buildings to be constructed to standards
equivalent to the IRC.

PLAY #5 | ADOPT LOCAL AMENDMENTS TO THE BUILDING CODE TO UNLOCK MIDDLE HOUSING Item #8.2.

Page 451 of 781 ends

Calistoga Middle Housing Playbook | Blue Zones, LLC July 2024 | 28 PLAY
#6
Item #8.2.

Page 452 of 781 ends

Calistoga Middle Housing Playbook | Blue Zones, LLC July 2024 | 29

STRATEGY / BRIEF DESCRIPTION LEAD

ORGANIZATION

WHO CAN
APPLY

WHERE IT

APPLIES
Proximity Workforce Housing Program – Down
payment assistance loan (up to 16.5% of purchase
price)
Napa County
Person
working in
Napa County,
up to 120 AMI
Napa County
Affordable Accessory Dwelling Unit Forgivable
Loan Program – Forgivable loan for ADU
production plus assistance for costs (e.g. closing
costs); must rent to low-income household for 5
years
Napa County Homeowner
(any income) Napa County
California Dream for All Shared Appreciation
Loan – Down payment assistance loan (up to 20%
of purchase price)
California
Housing
Finance
Agency
First-time
/ firstgeneration
homebuyers
California
MyHome Assistance Program – Additional down
payment assistance loan (3.5% of purchase price)
California
Housing
Finance
Agency
First-time
homebuyers California
Golden Opportunities Program - Down payment
assistance loan (up to %5 of purchase price)
Golden State
Finance
Authority
Homebuyer ≤
80% AMI California
Mortgage Credit Certificate – Mortgage interest
tax credit (up to 20% of mortgage interest paid per
year)
Golden State
Finance
Authority
First-time
homebuyers,
Qualified
Veteran, or
home in
Targeted Area
California
Table 3. An overview of homebuyer assistance programs
Itemize and detail programs to serve different
target groups (e.g. city employees, teachers,
hospitality workers, general public). Include down
payment assistance programs.

Play #6 | Understand the full range of available
homebuyer assistance programs
Additional information about each of these programs is provided on the following pages as well as in Appendix A.

Item #8.2.

Page 453 of 781 ends

Calistoga Middle Housing Playbook | Blue Zones, LLC July 2024 | 30 Detailed Proximity Workforce Housing Program – Napa
County
Description: “The purpose of the Proximity Workforce
Housing Assistance Program (the “Proximity Housing
Program”) is to assist low- and moderate-income households to purchase a home close to their place of work. The
Proximity Housing Program is intended to strengthen
the jobs-to-housing nexus for members of the Proximity
Workforce by increasing housing opportunities that are
affordable and reducing displacement of those members
who may otherwise choose to purchase homes outside of
the County due to lower home prices.”1
Assistance: Down payment assistance up to 16.5% of
purchase price. The assistance is provided through a 55-year loan that is repaid upon transfer/sale of the home.

Eligible homebuyer: Persons employed for 30+ hours a week in Napa County earning up to 120% of Area Median Income.

Affordable Accessory Dwelling Unit Forgivable Loan
Program – Napa County
Description: The Affordable ADU Forgivable Loan Program provides existing Napa County homeowners a forgivable
loan to construct an accessory dwelling unit on their
property and lease it at an affordable rate to a low or moderate income household for five years, incentivizing the creation of affordable rental housing. The forgivable loan is intended to be used in conjunction with funds from CalHFA ADU Loan Program or other lenders and/or personal savings.

Assistance: Loan of up to $105,000 that is forgiven after 5 years.

The assistance varies depending on the number of
bedrooms for the ADU to be constructed.
» Studio: $25,000
» 1-Bedroom: $60,000
» 2-Bedroom: $85,000
Up to $20,000 in additional assistance is available for the following uses:
» Permit fees for construction within unincorporated
areas
» Use fees for pre-reviewed plans from Napa Sonoma ADU
1 (n.d.). PROXIMITY WORKFORCE HOUSING ASSISTANCE GUIDELINES. County of Napa. https://www.countyofnapa.org/DocumentCenter/View/1298/Proximity-Housing-Homebuyers-Assistance-Program-Guidelines-PDF?bidId= » Closing costs and fees related to conventional
financing
» Escrow account administrative fees
» CalHFA State grant fund fees
Eligible household: Any homeowner-occupant, regardless
of income, that is constructing an ADU on their property and agrees to lease the finished ADU to a household
earning no more than 80% of the Area Median Income at
a rental rate not to exceed the maximum monthly rate set by the California Department of Housing and Community
Development for five years.

California Dream For All Shared Appreciation Loan –
California Housing Finance Agency
Description: This program offers down payment assistance to eligible homebuyers and is intended to be paired with the Dream For All Conventional first mortgage. To participate, a homebuyer must apply for a voucher. Vouchers are provided to applicants on a randomized basis. The opportunity to apply for a voucher closed on April 29, 2024. The homebuyer must utilize a CalHFA approved mortgage lender.

Assistance: The program offers up to 20% of the purchase price of a home for down payment or closing costs
assistance, not to exceed $150,000. Payments on the loan are deferred for 30 years, at which point they are forgiven.

However, if there is a transfer or sale of the home, the loan is repaid plus up to 20% of any appreciation in the home’s value.

Eligible homebuyer: The borrower must be a first time
home buyer and be a first-generation homebuyer. The buyer must also have a household income below the Dream For
All Shared Appreciation Loan Income Limits, which for Napa County in 2024 was $205,000. The homebuyer must also
have applied for and received a program voucher.

PLAY #6 | UNDERSTAND THE FULL RANGE OF AVAILABLE HOMEBUYER ASSISTANCE PROGRAMS Item #8.2.

Page 454 of 781 ends

Calistoga Middle Housing Playbook | Blue Zones, LLC July 2024 | 31 MyHome Assistance Program – California Housing
Finance Agency
Description: The MyHome Assistance Program provides
deferred-payment junior loans to assist with down payment and/or closing costs. The homebuyer must utilize a CalHFAapproved lender.

Assistance: The assistance is the lesser of 3.5% of the purchase price or appraised value. MyHome may be layered with other down payment assistance programs. This
assistance is a deferred payment loan, but may carry an interest rate. The MyHome loan has a term of 30 years. While repayment is deferred over the life of the loan, principal and interest become due in the event of a transfer or sale of the property.

Eligible homebuyer: A homebuyer must be a first-time
homebuyer and have a household income that does
not exceed the CalHFA First Mortgage and Subordinate
Mortgage income limits, which was $256,000 for Napa
County in 2023.

Golden Opportunities Program – Golden State Finance
Authority
Description: The Golden Opportunities Program provides
down payment assistance up to eligible homebuyers
borrowing a first mortgage from a GSFA approved mortgage lender. A portion of this down payment assistance is fully amortized with monthly payments.

Assistance: The program provides up to 3.5% of the first mortgage loan amount in down payment assistance in
the form of a second mortgage. The second mortgage
is amortized over 15 years with monthly payments and
carries the same interest rate as the first mortgage. There are optional gift funds in the amount of 1.5% of the first mortgage loan amount, totalling up to 5% in total down
payment assistance from the program. The availability of the gift funds are subject to market conditions and do not need to be repaid.

Eligible homebuyer: Unlike other down payment assistance programs, the homebuyer does not need to be a first time homebuyer. The homebuyer must have a household income
at or below 80% of the Area Median Income.

Mortgage Credit Certificate – Golden State Finance
Authority
Description: The Mortgage Credit Certificate (MCC) can
be issued to eligible first-time homebuyers at the time that they close on their mortgage loan. The MCC allows the
new homeowner to file for a tax credit on the following year’s federal income tax return, and every year thereafter through the term of the original purchase loan, resulting in a reduction of federal income tax liability. The availability of MCC funds is subject to availability and provided by the California Debt Limit Allocation Committee.

Assistance: The amount of the tax credit provided by the MCC is equal to 20% of the annual mortgage interest paid.

This credit is provided through filing federal income taxes in the calendar years following the home purchase.

Eligible homebuyers: The homebuyer must be a firsttime homebuyer, a Qualified Veteran, or the home must be located in a Targeted Area.

PLAY #6 | UNDERSTAND THE FULL RANGE OF AVAILABLE HOMEBUYER ASSISTANCE PROGRAMS Item #8.2.

Page 455 of 781 ends

Calistoga Middle Housing Playbook | Blue Zones, LLC July 2024 | 32 PLAY
#7
Item #8.2.

Page 456 of 781 ends

Calistoga Middle Housing Playbook | Blue Zones, LLC July 2024 | 33 Through partnerships and a coordinated sequence
of events and programs, build developer capacity
including building long term relationships with
local banks, and providing access to capital though
pre-development loans.

Local small real estate developers play a pivotal role in the economic growth and vitality of communities. However, they often face significant challenges in accessing resources, navigating regulations, and scaling their operations. Recognizing this, local governments can play a vital role in empowering these developers through targeted capacity-building programs. This strategy outlines a comprehensive plan for a program aimed at enhancing the capabilities of small real estate developers within our jurisdiction.

The sequence of events described below is focused on middle housing, not ADUs, although a similar series of ADU-specific courses could be adapted from this strategy. See Appendix A for ADU courses offered by organizations and consultants. If the desire is to build capacity for ADU development, keep in mind that the ADU development community is typically homeowners with little or no development experience. Further, access to construction financing is usually limited to homeowner loans, such as a HELOC (Home Equity Line of Credit). Programs and partners for an ADU-specific effort would therefore need to be customized for the audience; e.g., new entrants into the homebuilding industry.

A potential capacity-building program would span a duration of 12 months, consisting of a series of workshops, seminars, networking events, and one-on-one mentoring sessions. These sessions will provide developers with essential knowledge, skills, and resources required to be successful in developing housing in Calistoga. The program structure could include:
» Quarterly workshops and seminars could cover various topics such as real estate finance, zoning and land use regulations, project management, market analysis, and community engagement. These sessions could be conducted by industry experts, government officials, and successful developers. Sessions could be in person, online or hybrid formats.

Play #7 | Increase the number of local builders
and developers who can deliver middle housing
Item #8.2.

Page 457 of 781 ends

Calistoga Middle Housing Playbook | Blue Zones, LLC July 2024 | 34 » Each participating developer could be paired with
a seasoned mentor from the local real estate sector.

Mentors could provide personalized guidance, advice,
and networking opportunities to help developers
navigate challenges and capitalize on opportunities.
» Regular networking events would facilitate
collaboration, knowledge sharing, and partnership
building among developers, local officials, financial
institutions, and community organizations.
» Developers will have access to technical assistance
resources, including assistance with business planning, financial modeling, permit processing, and accessing
public incentives.

Criteria would need to be defined in order to identify and select the developers who would participate in the program.

Criteria could include:
» A demonstrated commitment to increasing the
diversity of housing in Calistoga, and an alignment
with best practices in planning, design and
construction of middle housing.
» Some experience with real estate development: while
the program would be intended to build the capacity
of small-scale developers, it is recommended that the
developers have at least some past experience with
real estate development. A program like this is not
intended to be for new entrants into the industry.
» Developers should have the potential for growth and
scalability. This could be evaluated by their plans,
goals, and the health of their current finances.

Several successful small developer programs have been
implemented in the US, serving as valuable references for designing our program. Examples include:
» Capital Impact Partners Equitable Development
Initiative: In an effort to better ensure that real estate developers truly reflect their city’s diversity and that real estate developers of color are able to participate in growth and revitalization efforts, Capital Impact
Partners have launched the Equitable Development
Initiative in over half a dozen cities across the country.

The program combines local knowledge, partnerships,
and Capital Impact Partners’ key strengths – including
program design and project financing – to support
developers of color to grow their careers and support
communities.
» NYC Small Developer Boot Camp: A program
launched by the New York City Department of Housing
Preservation and Development to provide technical
assistance, financing, and networking opportunities
to small developers focused on affordable and middle
housing.
» Small Developer Boot Camp, Portland: A
comprehensive training program offered by the
Portland Development Commission to support small
developers in navigating the complexities of real
estate development in Portland.
» San Francisco Small Sites Program: A city-led
initiative aimed at preserving affordable housing by
providing financing and technical assistance to small
developers acquiring and rehabilitating small rental
properties in San Francisco.

PLAY #7 | INCREASE THE NUMBER OF LOCAL BUILDERS AND DEVELOPERS WHO CAN DELIVER MIDDLE HOUSING Item #8.2.

Page 458 of 781 ends

Calistoga Middle Housing Playbook | Blue Zones, LLC July 2024 | 35 Generally, small developers and those beginning to scale their housing development business often face challenges accessing credit from traditional financial institutions. The involvement of community-oriented banks and Community
Development Financial Institutions (CDFIs) is crucial for the success of the capacity-building program for small real estate developers. Banks can provide access to capital, financing, and banking services tailored to the needs of small developers, enabling them to fund their projects and expand their operations. CDFIs, on the other hand, specialize in providing financial assistance and technical support to populations underrepresented within the real estate
development industry. By collaborating with banks and
CDFIs, the program could leverage their expertise, resources, and networks to support small housing developers in
achieving their goals and contributing to the community and economic development of Calistoga.

By implementing this comprehensive capacity-building
program and fostering partnerships with banks, CDFIs, and other stakeholders, Calistoga can empower small real estate developers, stimulate economic growth, and enhance the
vibrancy of its community.

PLAY #7 | INCREASE THE NUMBER OF LOCAL BUILDERS AND DEVELOPERS WHO CAN DELIVER MIDDLE HOUSING Item #8.2.

Page 459 of 781 ends

Calistoga Middle Housing Playbook | Blue Zones, LLC July 2024 | 36 PLAY
#8
Item #8.2.

Page 460 of 781 ends

Calistoga Middle Housing Playbook | Blue Zones, LLC July 2024 | 37 Adopt a best practice inclusionary zoning policy.

Calistoga’s Inclusionary Zoning (IZ) policy incorporates many best practices but could be better structured align with local market conditions and community housing goals. This analysis explores how Calistoga can refine its policy to influence market dynamics and incentives effectively while ensuring compliance with California state law.

The goals established by Calistoga Ord. 709 § 2, 2015,1 focus on affordable and special needs housing. The City also aims to diversify housing options, boost housing supply, encourage naturally affordable housing, promote middle-class homeownership, and increase on-site affordable units.

In general, inclusionary zoning policies affect development costs, risks, and returns. Policies that hinder housing development can worsen the housing issues that the policy is intended to improve. Conversely, policies that enhance predictability, reduce costs, increase entitlements, offer flexibility, and streamline reviews can improve project feasibility. By focusing on these aspects, Calistoga can mitigate the negative impacts of inclusionary housing policies and better support its housing supply and affordability goals.

Applicability
Currently, Calistoga’s IZ policy applies to residential ownership projects with 5 or more units and all non-residential development. Rental residential projects of any size and residential ownership projects with 1-4 units, including single-family homes, are exempt. This selective applicability negatively impacts larger ownership projects and commercial uses, likely pushing the market towards rental housing and small ownership projects, primarily single-family infill housing.

This conflicts with the policy’s intent and nexus, which address the absorption of developable sites and the demand for services employing lower-wage workers.

While uncommon in California, Calistoga should consider extending IZ requirements to 1-4 unit residential ownership projects, especially single-family infill developments. These projects deplete the inventory of developable sites at the highest rate per unit and often replace existing affordable housing, rather than increasing overall supply. Single-family developments tend to be the most expensive housing, occupied by residents with high incomes, thus creating a disproportionate demand for services that employ lower-wage workers. Exempting these 1 (n.d.). City of Calistoga Inclusionary Zoning (IZ) policy. Calistoga Municipal Code Title 17 ZONING. https://www.codepublishing.com/CA/Calistoga/html/ Calistoga17/Calistoga1708.html
Play #8 | Align your city’s inclusionary zoning
policy with housing priorities
Item #8.2.

Page 461 of 781 ends

Calistoga Middle Housing Playbook | Blue Zones, LLC July 2024 | 38 developments may result in a regressive tax structure,
burdening condo owners while exempting wealthier singlefamily homeowners. The existing Fractional Units2 provisions
are equipped to support single-family projects that would require less than one affordable unit.

To foster middle-class homeownership, Calistoga should
align its IZ policy with other California cities like San Francisco, Los Angeles, and San Diego, which apply IZ to both ownership and rental housing. The California Supreme Court, in California Building Industry Association v. City of San Jose (2015),3 upheld the authority of cities to impose IZ requirements on both for-sale and rental developments, providing a strong legal foundation for such an approach.

Required Units, Affordability, and In-Lieu Fee
Effective IZ policies must be calibrated to local market conditions and structured to support community priorities without impeding housing development. This involves
setting the percentage of required affordable units,
affordability levels, in-lieu fees, and bonus entitlements based on detailed market analysis. Special attention
should be given to how IZ policies impact project risk, timelines, and the capacity and competitiveness of the local development market at different project scales.
» Required Units and Affordability Level – Calistoga’s
IZ policy mandates that 20% of units in applicable
residential projects be affordable to households
earning 120% of the median family income (MFI) or
below, or 10% affordable to those earning 80% MFI
or below. Regularly recalibrate these requirements to
reflect market conditions. If rental housing is included, adjust requirements for rental versus ownership units.

Accounting for the different financial structures and
risk profiles of rental and ownership projects, consider favoring ownership projects to promote moderate2 17.08.020 Affordable housing requirements – Residential development C Inclusionary Requirements 4. Fractional Units. “In determining the number of inclusionary units required, fractional units that may result from the application of these requirements shall be satisfied by one of the two following methods, at the discretion of the applicant: a. Fractional numbers of inclusionary units may be “rounded up” to the nearest whole integer and treated as a whole inclusionary unit. b. Payment of a portion of the in-lieu fee allowed pursuant to subsection (C)(5)(a) of this section in an amount equivalent to the remaining fractional portion of the inclusionary unit requirement.”
3 The California Supreme Court. (2015). California Building Industry Association v. City of San Jose income homeownership.
» 5-19 unit projects – Currently, 5-19 unit ownership
housing projects must seek City Council approval to
pay in-lieu fees instead of providing on-site affordable units. Allowing these projects to provide on-site
units can streamline approvals, reduce timelines, and
support middle housing types which could require less
subsidy for each affordable unit.
» Fractional Units – The existing provision
disincentivizes on-site affordability by requiring whole additional units for fractional requirements, while
in-lieu fees are only partial. Allow combining on-site
units with in-lieu fees, especially for fractional units to encourage on-site affordability.
» In-Lieu Fee – Setting the in-lieu fee schedule is
critical to an effective policy. Local governments
have substantial flexibility in setting their in-lieu
fee rates so long as they comply with California’s
standard that in lieu fees are reasonably related to
public welfare. The in-lieu fee should be set at a level that makes paying the fee comparable to providing
on-site units, including all associated costs and risks over the required affordability period. Adjust the fee
frequently to match local market changes and ensure
it does not disproportionately impact certain projects.

According to the 2023 Housing Element, Calistoga sets
a standard fee per affordable unit. While this approach is simpler to administer, charging the same amount for
an affordable unit regardless of the floor area, bedroom count, amenities, or land cost associated with the
market-rate units incents luxury housing projects, with higher per-unit costs, to exclude on-site affordable units and disproportionately impacts projects that provide
smaller affordable units. Other California cities like San Francisco require that affordable units be of the same
size and bedroom count as the market-rate units. They
then vary their fee based on unit size and adjust the fee schedule annually based on the local Construction Cost
Index (CCI).4
4 Project Management & Development Branch Department of General Services Real Estate Service Division (n.d.). California Department of General Services Construction Cost Index.

DGS California Construction Cost Index CCCI. https://www. dgs.ca.gov/RESD/Resources/Page-Content/Real-Estate-Services-Division-Resources-List-Folder/DGS-California-Construction-Cost-Index-CCCI PLAY #8 | ALIGN YOUR CITY’S INCLUSIONARY ZONING POLICY WITH HOUSING PRIORITIES Item #8.2.

Page 462 of 781 ends

Calistoga City CouncilFebruary 25, 2025

Calistoga City Council
February 25, 2025