Calistoga City Council
November 18, 2025

Mayor
Donald Williams
Vice Mayor
Irais Lopez-Ortega
Councilmembers
Lisa M. Gift
Scott Cooper
Kevin Eisenberg
AGENDA
City Council
Tuesday, November 18, 2025 - 6:00 PM
1307 Washington St., Calistoga
Hybrid
Below is information on how the public may observe and participate in the meeting. The City recognizes that not all residents have the same ways to stay engaged, so several alternatives are offered.

Please participate in the meeting by observing or listening to the meeting in one of the following ways:

1. Watch on your TV – Napa Valley TV Channel 28

2. Listen or participate via your phone – dial 1-669-900-6833, enter webinar ID: 829-0729-5419.

3. Watch or participate online via Zoom - click this link

4. Watch online via YouTube Live at youtube.com/cityofcalistoga COMMENT ON THIS MATTER DURING THE MEETING: Please participate in the meeting by providing public comment on any item on the agenda or any item of municipal concern. To comment during a virtual meeting (Zoom), click the "Raise Your Hand" button to request to speak when Public Comment is being taken on the Agenda item. You will be unmuted when it is your turn to make your comment for up to 3 minutes. After allotted time, you will be re-muted.

WRITTEN COMMENTS: Alternatively, you may provide public comment on any item on the agenda or any item of municipal concern via email. Please submit your comment, limited to 350 words or less, via email to [email protected]. Written public comments submitted by email should clearly indicate the Agenda Item No. or specify “Oral Communications” in the Subject Line for items not on the agenda and are requested to include the submitter’s full name. Comments must be submitted at least four hours prior to the meeting start time to be included in the agenda and posted online. Comments received thereafter, will be made part of the official record and given to the Committee after the meeting. Note: The methods of observing or listening to the meeting or providing public comments may be altered or the meeting may be cancelled, if needed, due to certain technical disruptions.

1. CALL TO ORDER/ROLL CALL/PLEDGE OF ALLEGIANCE AND OPTIONAL PATRIOTIC

ACTIVITY

2. REPORT FROM CLOSED SESSIONS

3. ORAL COMMUNICATION ON CONSENT ITEMS OR NON-AGENDA ITEMS This time is set aside to receive comments from the public regarding matters on the Consent Calendar or matters of municipal concern not on the agenda. Pursuant to Government Code section 54954.3 (the Brown Act), however, the Council cannot consider any issues or take action on any requests not on the agenda during this comment period. Speakers are encouraged to limit their comments to 3 minutes maximum so that all speakers have an opportunity to address the City Council.

3.1. Public Comment (Page 4 - 6)
Additional Public Comment (Page 4 - 6)

4. CITY MANAGER’S REPORT

5. PROCLAMATIONS/PRESENTATIONS/ AWARDS

6. CONSENT CALENDAR

6.1. Adoption of Consent Calendar
Recommended Action: To adopt consent calendar as presented / with the exception of

6.2. Council will consider adopting the minutes from 8/12, 8/19, 8/27, 9/02, 9/23, and 10/14.

Recommended Action: - Consider Adopting the Minutes
Staff Report - Adoption of Minutes - Pdf (Page 7 - 26)

6.3. Consideration of a Resolution Accepting the Notice of Completion for the Brannan Crosswalk Improvements Project.

Recommended Action: - Consider Adopting the Resolution
Staff Report - Notice of Completion for the Brannan Crosswalk Improvements Project - Pdf (Page 27 - 31)

6.4. Second Reading of an Adoption of An Ordinance of the City Council of the City of Calistoga repealing Calistoga Municipal Code Chapters 15.01, General Provisions,

15.04, Administrative Code, 15.08, California Building Code, 15.12, California Residential Code, 15.16, California Electrical Code, 15.20, California Mechanical Code, 15.24, California Plumbing Code, 15.28, California Energy Code, 15.32, California Historical Building Code, 15.36, California Fire Code, 15.38, California Wildland Urban Interface Code, 15.40, California Existing Building Code, 15.44, California Green Building Standards, 15.48, California Reference Standards of Title 15, Building Standards Codes; and adopting the 2025 California Building Standards Code, Title 24, as adopted by the California State Building Standards Commission, with local amendments.

Recommended Action: - Consider Approving the Ordinance Amendment Staff Report - Second Reading of 2025 California Building Standards Code Adoption - Pdf (Page 32 - 63)

6.5. Second reading of ordinance #778 of the City of Calistoga amending Title 17 of the Calistoga Municipal Code to add Chapter 17.34 (Short-Term Rentals) and adopt the ordinance.

Recommended Action: - Consider Approving the Ordinance Amendment Staff Report - Second reading of a Zoning Ordinance #778 Amending Title 17 of the Calistoga Municipal Code to Add Chapter 17.34 (Short-Term Rentals) a - Pdf (Page 64 - 70)

7. PUBLIC HEARING

7.1. Consideration of an Ordinance of the City of Calistoga amending Titles 8 and 17 of the Calistoga Municipal Code to implement programs in the City's Sixth Cycle Housing Element.

Recommended Action: Staff recommends that the Calistoga City Council accept the introduction of the first reading and waive further reading of Ordinance Number XXX, amending Titles 8 and 17 of the City of Calistoga Municipal Code.

Staff Report - First Reading of Ordinance of the City Council of the City of Calistoga Amending Titles 8 and 17 of the Calistoga Municipal Code - Pdf (Page 71 - 108)

8. GENERAL GOVERNMENT

8.1. Calistoga Fairgrounds Community Statistically Valid Survey Results Presented By FM3 Research & Strategy
Recommended Action: Receive presentation and discuss.

Staff Report - Calistoga Fairgrounds Community Statistically Valid Survey Results Presented By FM3 Research & Strategy - Pdf (Page 109 - 124)

Public Comment (Page 109 - 124)
FM3 Survey Results Presentation (Page 109 - 124)

9. COUNCIL REPORTS

10. ADJOURNMENT
NOTICE: If you challenge a city’s zoning, planning, or other decision in court, you may be limited to raising only those issues you or someone else raised at the public hearing described in this notice, or in written correspondence delivered to the City Council at, or prior to, the public hearing. Judicial review of any City administrative decision may be had only if a petition is filed with the court not later than the 90th day following the date upon which the decision becomes final. Judicial review of environmental determinations may be subject to a shorter time period for Litigation, in certain cases 30 days following the date of final decision.

Pursuant to GC §54957.5: any writings/documents provided to a majority of the City Council regarding any item on this agenda will be made available for public inspection on the City website at www.calistogaca.gov.

SUPPLEMENTAL MATERIAL RECEIVED AFTER THE POSTING OF THE AGENDA:

Any supplemental writings or documents distributed to a majority of the City Council regarding any item on this Agenda, after the posting of the Agenda, such writings or documents will be made available on the City’s website and will be available for public review in the City Clerk’s Office located at 1232 Washington Street, Calistoga, California, during normal business hours and by appointment.

AMERICANS WITH DISABILITIES ACT: The City can provide special assistance for persons with disabilities to participate in public meetings. To make a request for disability-related modification or accommodation please contact the City Clerk at [email protected] or (707) 942-2807. If you need assistance or accommodation, please provide notice at least 48 hours prior to the meeting. For TTY/ Speech-to-Speech users, dial 7-1-1 for the California Relay Service, offering free text-to-speech, speech-to-speech, and Spanish language services 24 hours a day, 7 days a week.

ACTA DE AMERICANOS CON DISCAPACIDADES Se les pide por favor que avise con 48 horas de anticipacion cuando necesita hacer un pedido de assistencia. Esto nos da suficiente tiempo antes de la junta para que la ciudad tome medidas razonables.

POSTING: I declare a copy of this agenda was posted at City Hall, 1232 Washington Street, Calistoga, among other locations in the city limits of Calistoga, on November 11, 2025, by 4:30 p.m.

Yudiana Galvan, City Clerk

1 Yudiana Galvan
From: Lana Richardson
Sent: Tuesday, November 4, 2025 1:23 PM
To: Public Comment
Subject: City Manager termination expense
CAUTION: This email originated from outside of the organization. Do not click links or open attachments unless you recognize the sender and know the content is safe.

Mayor Williams
Vice-mayor Lopez-Ortega
Council member Cooper
Council member Eisenberg
Council member Gift
Although it’s been several weeks, council still has not made a statement to the taxpayers. It is unbelievable and beyond frustrating that the outrageously expensive City Manager saga continues. The Napa Valley Register recently reported that CM has withdrawn the waiver related to the ‘resignation’. In the end, this will undoubtedly cost the taxpayers even more than it has to date. And considerably more than it would have cost if Council had taken action 2 years ago. Council had significant feedback from employees and taxpayers that action was needed long ago. Per the CM agreement, she could have been terminated without cause, paid 9 months severance and benefits. If Council had taken action then, it would have substantially reduced the total expense to taxpayers and the City most likely would have also retained many of the employees who left due to CM management style.

Over the past couple years this council has received numerous letters from the public relating to the City Manager, for example:
- many about her aggressive management style which resulted in several employees resigning or choosing early retirement
- many relating to her excessive pay compared to other full-service cities in Napa and Sonoma county, especially with consideration to population
- several about creating 2 additional city management positions which did not exist previously and is excessive for a city the size of Calistoga.
- expense of numerous closed sessions with attorney involvement but without notable action until very recently
- spending taxpayer funds to conduct a ‘360’ review when most of the information was already well known.

The majority of this council has failed the taxpayers by not taking appropriate action relating to the CM performance. The Council disregarded community input and thereby facilitated the former City Manager - all at the expense of taxpayers.

Lana Richardson
Calistoga
Item #3.1.

1 Yudiana Galvan
From:

Sent: Tuesday, November 4, 2025 12:53 PM
To: Public Comment
Subject: comment
CAUTION: This email originated from outside of the organization. Do not click links or open attachments unless you recognize the sender and know the content is safe.

Dear Mayor Williams and Council Members,
I would like to weigh in on the situation of Laura Sniderman's separation from the City of Calistoga. As you certainly recall there have been many discussion regarding her treatment of staff over the term of her employment. You were all very aware of her behavior and much of it was fully documented, yet she kept her job until this most recent meeting with her. She resigned and was offered severance (outrageous) and health care. I am now made aware that she is no longer willing to sign separation papers and is most likely moving forward with a lawsuit. This is so upsetting to hear as it simply could have been avoided if she was terminated at one of the earlier sessions. Instead you published a notice thanking her for her service etc, while she left many City employees impacted by her bad behavior. I have not seen a public comment on any of this but I did notice that Mayor Williams doesn't want to think about it. I do believe there is explaining to do. This is going to be very costly going forward not to mention what has already been spent by the City. We need better stewardship of our funds.

Sincerely,
Pat Merchant
Item #3.1.

%‘ a”
Hearts & Hands Preschool of Calistoga
9 0
Hearts and Hands Preschool
Calistoga, CA 94515
City Council and Mayor
City Hall
Calistoga, CA 94515
Dear City Council:

We thank you here at Hearts and Hands Preschool for the grant you awarded us. From the receipts attached, you can see that we have purchased new equipment which improves the education of our 22 children. We have bought a water table for outside play, a sensory table for inside, a climbing device outside, as well as wood chips and sand for more safety under the existingplay equipment and expansion of our program to include 2 year olds. We have spent the total $5,000.

Your generosity has greatly enhanced the program for the 22 children we serve. Thank you again.

Sincerely,
Yoanna Contreras, Director and Millie Pease, Board Member Item #3.1.

City of Calistoga

STAFF REPORT
To: Honorable Mayor and City Council
From: Yudiana Galvan, City of Calistoga | City Clerk
Meeting: City Council - Nov 18 2025
Subject: Adoption of Minutes
DESCRIPTION:

Council will consider adopting the minutes from 8/12, 8/19, 8/27, 9/02, 9/23, and 10/14.

RECOMMENDATION:

Consider Adopting the Minutes
FINANCIAL IMPACT:

None
CEQA STATUS:

None
ATTACHMENT(S):

8.12.25 Minutes

8.19.25 Minutes - Special Meeting

8.27.25 Minutes - Closed Session

9.2.25 Minutes

9.23.25 Minutes - Closed Session

9.23.25 Minutes

10.14.25 Minutes
APPROVAL(S):

Rachel Stepp, Deputy City Manager Approved - Nov 10 2025 Yudiana Galvan, City of Calistoga | City Clerk Approved - Nov 10 2025 Item #6.2.

MINUTES

CALISTOGA CITY COUNCIL - REGULAR MEETING
Tuesday, August 12, 2025 - 6:00 PM
Calistoga Community Center | 1307 Washington Street Calistoga, CA 94515

1. Call to Order/Roll Call/Pledge of Allegiance and Optional Patriotic Activity Mayor Williams called the regular session to order at 6:00 p.m.

Present: Mayor Williams, Vice Mayor Lopez-Ortega, and Councilmembers Eisenberg, Cooper and Gift.

Absent:

2. REPORT FROM CLOSED SESSIONS - None

3. ORAL COMMUNICATION ON CONSENT ITEMS OR NON-AGENDA ITEMS There was public comment by Cindy Yant.

4. CITY MANAGER’S REPORT
City Manager Snideman Reported:

1. Welcomed back Fire Engineer Eric Paine and new hire Police Officer Nick Dobusch.

2. This Sunday there is going to be a Mexican rodeo at the Fairgrounds, and youth Soccer begins on Monday.

4. We sold out our first bocce league registration; the games will be this Monday and Wednesday.

5. Sprint Car Races are on the weekend of Saturday, Aug. 30th and Saturday, Aug. 31st.

6. The FD is having an open house from Sunday, October 5th 10 am-2 pm.

5. PROCLAMATIONS/PRESENTATIONS/ AWARDS

5.1. Council proclaimed September National Hispanic Heritage Month and approved raising the Mexican Flag.

5.2. Updating the City Council on the Capital Improvement Program Schedule Tracking for FY24/25 & FY25/26.

This item was presented by Public Works Director Rayner, who answered Council questions.

There was public comment by Cindy Yant.

6. CONSENT CALENDAR

6.1. Adoption of Consent Calendar
Motion by Councilmember Eisenberg and seconded by Councilmember Cooper to adopt the consent calendar as presented. Motion Carried
AYES: Mayor Williams, Vice Mayor Lopez-Ortega, Councilmember Gift, Councilmember Cooper, and Councilmember Eisenberg NOES: None
ABSTAIN: None
ABSENT: None
Item #6.2.

City Council Minutes August 12, 2025

6.2. Adoption of minutes from the 7/22/25 Regular City Council Meeting.

6.3. Adoption of Resolution No. 2025-69 - Awarding the Fiscal Year 2025-26 Community Enrichment Grant Program.

6.4. Adoption of Resolution No. 2025-70 - Approving the Measure U Master Agreement between the City of Calistoga and the Napa Valley Transportation Authority.

7. PUBLIC HEARING - None

8. GENERAL GOVERNMENT

8.1. The City Council discussed specific criteria and allocations for projects eligible for Measure D Funding and provided direction to staff.

Planning and Building Director Greg Desmond presented this item; there was no public comment.

Council discussed this item and asked clarifying questions.

Motion by Councilmember Gift to approve the proposed structure of allocations with an amendment to ensure that the $100,000 utility bill allocation is reviewed in June during the regular budget session. Motion Carried
AYES: Mayor Williams, Vice Mayor Lopez-Ortega, Councilmember Gift, Councilmember Cooper, and Councilmember Eisenberg NOES: None
ABSTAIN: None
ABSENT: None

9. COUNCIL REPORTS
Councilmember Eisenberg reported on the Climate Action Committee's Regional Climate Action & Adaptation Plan on how to reduce greenhouse gases in Napa County. There is currently a draft of the plan that is open for public comment; there will be an open forum in Yountville on Aug 20th from 6 pm-8 pm.

Vice Mayor Lopez-Ortega attended the flood control meeting and received basic reports; not much to report from there.

Councilmember Gift requested a future discussion, within the next 2 months, on the FD's funding request to move from 12 part-time firefighters to 3 full-time positions. Council supported bringing this item to a Council Meeting as soon as reasonably possible, taking into consideration the Fire Department's needs, labor negotiation timeline, and the CM's Office structure. Councilmember Gift thanked PG&E for their informational workshop and all the participants of the Energy Vault's ribbon cutting and commended the community and all the agencies involved for working together to make this happen.

Mayor Williams attended a FG advisory committee meeting, and the recommendation that is coming to Council is that the FG survey reach all residents within the school district boundaries.

The survey company will be attending the next meeting to help answer questions and avoid confusion as to how the survey came to be. Williams reported on the erosion of the walking path at the western edge of the fairgrounds: Public Works is discussing re-routing part of the path into the Item #6.2.

City Council Minutes August 12, 2025
fairgrounds.

10. ADJOURNMENT
Mayor Williams adjourned the meeting at 7:16 p.m.

Respectfully submitted:

Prepared by: Approved by:
______________________ ______________________
Yudiana Galvan, City Clerk Donald Williams, Mayor
Item #6.2.

MINUTES

CALISTOGA CITY COUNCIL - SPECIAL MEETING
Tuesday, August 19, 2025 - 6:00 PM
Calistoga Community Center | 1307 Washington Street Calistoga, CA 94515

1. CALL TO ORDER – ROLL CALL
Mayor Williams called the regular session to order at 6:00 p.m. (due to technical difficulties, roll call was at 6:10 p.m.

Present: Mayor Williams, Vice Mayor Lopez-Ortega, and Councilmembers Eisenberg, Cooper and Gift (via teleconference)

Absent:

Dennis Devilbliss performed This Land is My Land as a patriotic activity.

1.1. City Manager Snideman Reported:

1. Welcomed Fairgrounds Maintenance New Hire Charlie Sakai.

2. The Louie Vermeil Classic is happening over Labor Day Weekend, and the Grandstand work has been completed; the engineer's report has been sent to our PW Director.

3. There has been a revenue of about $36,000 surrounding this weekend, and a little more is expected from TOT.

4. The contractor that received the contract for the Butler Roof Project has backed out, and the item will be back on the Council agenda soon.

5. There was a Mexican Rodeo over the weekend; there were 3 noise complaints to the PD.

2. GENERAL GOVERNMENT

2.1. Adoption of Resolution No. 2025-71 Authorizing a concession License Agreement between the City of Calistoga and the Native Sons of the Golden West, Parlor 86 Mayor Williams recused himself as a member of the Native Sons of the Golden West.

This item was presented by the Fairgrounds Director, Sheli Wright, and discussed by the Council; there was no public comment.

Motion by Vice Mayor Lopez-Ortega and seconded by Councilmember Cooper to authorize the agreement. Motion Carried
AYES: Vice Mayor Lopez-Ortega, Councilmember Eisenberg, Councilmember Cooper, and Councilmember Gift
NOES: None
ABSTAIN: None
ABSENT: None

2.2. Discussion and Action on the Calistoga Fairgrounds Statistically Valid Community Survey, Including Survey Process and the Geographic Boundary for Survey Distribution This item was presented by Fairgrounds Director Sheli Wright and discussed by Council.

Item #6.2.

City Council - Special Meeting Minutes August 19, 2025
There was public comment by Cindy Yant and Wyatt Farris.

Motion by Mayor Williams and seconded by Councilmember Cooper to approve the Fairgrounds Advisory Committee's recommendation to expand the geographic boundary for survey distribution to the school district boundary. Motion Carried AYES: Mayor Williams, Vice Mayor Lopez-Ortega, Councilmember Eisenberg, and Councilmember Cooper
NOES: None
ABSTAIN: Councilmember Gift
ABSENT: None

2.3. Adoption of Resolution No. 2025-72 Approving the adjustment of the Fairgrounds Advisory Committee Meeting Time and the related costs.

This item was presented by Fairgrounds Director Sheli Wright and discussed by Council.

There was public comment by Cindy Yant, Pat Merchant, Karen Cakebread, and Rob Serini.

Motion by Councilmember Cooper and seconded by Councilmember Eisenberg to adopt the resolution approving a change in the Fairgrounds Advisory Committee Meeting time. Motion Carried
AYES: Mayor Williams, Vice Mayor Lopez-Ortega, Councilmember Eisenberg, Councilmember Cooper, and Councilmember Gift NOES: None
ABSTAIN: None
ABSENT: None

3. COUNCIL REPORTS
Councilmember Cooper attended the UpValley Waste Association meeting, where they are moving forward with all the technical details of closing down the landfill. It is a very long, costly and scrutinized process so it will take some time, but inevitably it will be closed.

Councilmember Eisenberg commended ATAC and the Green Committee; he is impressed at what a great job they are doing adhering to Council direction and the work they are doing to implement Council's goals.

Vice Mayor Lopez-Ortega requested that public comment time be added to Special Meeting agendas so all members of the public can express their opinions. Council supported this request.

Councilmember Gift attended the Calistoga Fire Wise meeting on Aug. 7th, and it was very informative with great speakers from Cal Fire and Mike Thompson's Office. They have done great work despite the budget cuts.

Mayor Williams attended a Housing Advisory Committee meeting where they went over the Council's previously discussed Measure D allocations. He also attended the ATAC Committee’s meeting, and they are earnestly working on the crosswalk at the Lincoln and Brannan intersection, grant possibilities for the S. Oak Bridge Project, and discussed bicyclist warning signs on Petrified Forest Rd.

Item #6.2.

City Council - Special Meeting Minutes August 19, 2025

4. ADJOURNMENT
Mayor Williams adjourned the meeting at 6:57 p.m.

Respectfully submitted:

Prepared by: Approved by:
______________________ ______________________
Yudiana Galvan, City Clerk Donald Williams, Mayor
Item #6.2.

MINUTES

CALISTOGA CITY COUNCIL - CLOSED SESSION
Wednesday, August 27, 2025 - 9:30 AM
Calistoga Community Center | 1307 Washington Street Calistoga, CA 94515

1. CALL TO ORDER – ROLL CALL
Mayor Williams called the regular session to order at 9:31 a.m.

Present: Mayor Williams, Vice Mayor Lopez-Ortega and Councilmembers Eisenberg, Cooper and Gift.

Absent:

2. ORAL COMMUNICATION
There was public comment by Brian Durnian, Sheli Wright, Greg Desmond, Jed Matcham, Rachel Stepp, Connie Cardenas, Rena Lariz and Dan Farris.

3. ADJOURN TO CLOSED SESSION ON THE FOLLOWING MATTER:

PUBLIC EMPLOYEE PERFORMANCE EVALUATION
(Government Code §54957 (b)(1))
Title: City Manager

4. ADJOURNMENT
Mayor Williams Adjourned the Meeting.

Prepared by: Approved by:
______________________ ______________________
Yudiana Galvan, City Clerk Donald Williams, Mayor
Item #6.2.

MINUTES

CALISTOGA CITY COUNCIL - REGULAR MEETING
Tuesday, September 2, 2025 - 6:00 PM
Calistoga Community Center | 1307 Washington Street Calistoga, CA 94515

1. Call to Order/Roll Call/Pledge of Allegiance and Optional Patriotic Activity Mayor Williams called the regular session to order at 6:01 p.m.

Present: Mayor Williams, Vice Mayor Lopez-Ortega and Councilmember Eisenberg, Cooper and Gift.

Absent:

2. REPORT FROM CLOSED SESSIONS
There was a Closed Session City Council Meeting on August 27th regarding a City Manager Evaluation, there was no reportable action.

3. ORAL COMMUNICATION ON CONSENT ITEMS OR NON-AGENDA ITEMS There was public comment by Debora Keegan, Cindy Yant, Mr. Serini and Cindy Yant again.

4. CITY MANAGER’S REPORT
Interim City Manager Celaya Reported:

1. All evacuation orders were lifted as of today at noon. The fire is at 1600 acres, is over 90% contained. Calistoga FD was the first on scene and the last relieved.

2. Welcomed new employee Charlie Sakai as a Fairgrounds Maintenance Tech.

3. Pavement work continues on lower Washington between Gerard St. and Earl St. this week, Tues.-Fri. from 7 am-3:30 pm, please pay attention to the no parking signs. Also, on Sept 2nd and 3rd from 7 am -5 pm, there will be pavement work at Brannan/Lincoln/Wappo intersection.

4. Vine Trail Closure - Thurs. Sept 4th - Fri. Sept 9 for piping and repaving.

5. Staff is working on issuing a temporary occupancy permit to Silverado Terrace and the reciliency center. Last week, final occupancy was issued to the Brannan Center, and Dr. Wilkinson completed insulation of their mud separator.

6. The FD and PD collaborated to make an educational video about the Hi-Lo Siren, it has been posted.

7. Saturday, Sept 20th is Coastal Cleanup Day. Rotary and PW are working together to provide supplies for volunteers.

8. The FD will be hosting an Open House on Sunday, Sept. 5th, from 10 am-2 pm.

9. Parks and Rec is hosting a pumpkin float at the pool on Sunday, Oct. 5th at 1 pm.

10. A 2nd Ford Lighting has been added to our fleet; we are making headway in becoming a more sustainable City.

11. The Louie Vermeil Classic is this weekend! The work that went into making this event happen is incredible. There was approximately 41k in revenue just from the RV Park.

5. PROCLAMATIONS/PRESENTATIONS/ AWARDS

5.1. Council presented a proclamation of gratitude honoring the UpValley Family Centers Promotoras Group, who were present to share information about the services they offer our community.

5.2. Council received a presentation regarding the Regional Climate Action and Adaptation Plan.

Item #6.2.

City Council Minutes September 2, 2025
This item was presented by Napa County Regional Climate Action Director Erik DeKok and discussed by Council.

There was public comment by Chris Benz.

6. CONSENT CALENDAR

6.1. Adoption of Consent Calendar
Motion by Councilmember Cooper and seconded by Councilmember Gift to adopt consent calendar as presented Motion Carried
AYES: Mayor Williams, Vice Mayor Lopez-Ortega, Councilmember Gift, Councilmember Cooper, and Councilmember Eisenberg NOES: None
ABSTAIN: None
ABSENT: None

6.2. Adoption of Resolution No. 2025-73 - Authorizing the City Manager to Declare the Failure of Maxfield Pathway and Water Main Relocation Project an Emergency and to Execute a Purchase Order in an amount not to exceed $121,418 to Allard General Engineering to Complete the Repair Work.

6.3. Adoption of Resolution No. 2025-74 - Authorizing the City Manager to Enter Into a Professional Services Agreement with the Boys & Girls Club of St. Helena and Calistoga for Teen Programming at the Calistoga Teen Center.

6.4. Adoption of Resolution No. 2025-75 - Accepting a Donation from the Calistoga Farmers Market Board for a Memorial Bench for Karen Verzosa, the Long-time Farmers Market Manager.

6.5. Adoption of Resolution No. 2025-76 - Authorizing the City Manager to execute an agreement with Calistoga Tribune for publication of legal advertisements in an amount not to exceed $15,000 per year for multiple fiscal years 25/26 - 27/28.

6.6. Adoption of Resolution No. 2025-77 - Authorizing the City Manager to execute Professional Services Agreements with M-Group (Consultant) for land use planning services.

6.7. Adoption of Resolution No. 2025-79, 2025-80, 2025-81 - Authorizing the City Manager to execute Professional Services Agreements for limited and highly specialized Plan Check and Inspection Services for the Planning/Building, Fire, and Public Works Departments.

6.8. Adoption of Resolution No. 2025-82 - Approving the Proclamation of the Existence of a Local Emergency caused by the Pickett Fire.

7. PUBLIC HEARING

8. GENERAL GOVERNMENT

8.1. Adoption of Resolution No. 2025-83 - Approving the Riverside Pond Project expenditures pending a FEMA response.

This item was presented by Public Works Director Derek Rayner, Council asked clarifying Item #6.2.

City Council Minutes September 2, 2025
questions and discussed the options presented.

There was no public comment.

Council directed Staff to proceed with the project and draw from the City sewer funds if necessary, as proposed by the resolution.

Motion by Mayor Williams and seconded by Councilmember Eisenberg to adopt the resolution Motion Carried
AYES: Mayor Williams, Vice Mayor Lopez-Ortega, Councilmember Gift, Councilmember Cooper, and Councilmember Eisenberg NOES: None
ABSTAIN: None
ABSENT: None

9. COUNCIL REPORTS
Councilmember Gift in the spirit of Labor Day, expressed appreciation for City Staff and their dedication and hard work. Special thanks to Interim City Manager Mitch Celaya. September is Suicide Prevention Month, this is an issue that is deeply personal to her and central to her advocacy. At the next City Council meeting, Council will be making a proclamation recognizing this important month. She invited everyone to join the Napa County Suicide Prevention Council in Yountville by Mentis on September 17th where she will be the keynote speaker. Councilmember Gift looks forward to joining with the community to continue to break down the stigma and foster open and lifesaving conversations surrounding this very sensitive topic.

Councilmember Eisenberg concurred with Councilmember Gifts' accolades to City Staff and wished his wife a happy anniversary!
Vice Mayor Lopez-Ortega acknowledged all the hard work by City Staff and thanked them for their support in moving forward with all the projects in town. She requested Parks and Rec update regarding the events that Celebrate NV will not be hosting. Deputy CM Stepp confirmed that the City did receive notification that Celebrate would no longer be operating as of Sept. 30th. Parks and Recreation has already stepped up to host the Halloween parade and a meeting has been set up with the Chamber to speak about the remaining events.

Mayor Williams attended a FG Committee meeting, where they discussed the survey. He also attended an NVTC meeting, and it looks like they will be moving forward with a couple of recommendations made by Council, one was to separate Visit NV from the NVTC board and the second one was that additional money be allocated to the welcome centers. Looks like the allocation will be increased from 30k to 40k if approved by the board of supervisors.

10. ADJOURNMENT
Mayor Williams adjourned the meeting, at 7:20 p.m.

Respectfully submitted:

Item #6.2.

City Council Minutes September 2, 2025
Prepared by: Approved by:
______________________ ______________________
Yudiana Galvan, City Clerk Donald Williams, Mayor
Item #6.2.

MINUTES

CALISTOGA CITY COUNCIL - CLOSED SESSION
Tuesday, September 23, 2025 - 12:30 PM
Teleconference Only

1. CALL TO ORDER – ROLL CALL
Mayor Williams called the regular session to order at 12:30 p.m.

Present: Mayor Williams, Vice Mayor Lopez-Ortega and Councilmembers Eisenberg, Cooper and Gift

Absent:

2. ORAL COMMUNICATION
There was no public comment.

3. ADJOURN TO CLOSED SESSION ON THE FOLLOWING MATTER:

3.1. CONFERENCE WITH LABOR NEGOTIATORS
(Government Code §54957.6)
Agency Designated Representative(s): Mitchell Celaya, Rena Lariz and Marc Fox Employee Organizations: Calistoga Public Employees Association (CPEA), Calistoga Professional Firefighters' Association (CPFA), Calistoga Police Officers Association (CPOA), Calistoga Unrepresented Mid-Management, Calistoga Unrepresented Executive Management

4. ADJOURNMENT
Mayor Williams Adjourned the Meeting
Prepared by: Approved by:
______________________ ______________________
Yudiana Galvan, City Clerk Donald Williams, Mayor
Item #6.2.

MINUTES

CALISTOGA CITY COUNCIL - REGULAR MEETING
Tuesday, September 23, 2025 - 6:00 PM
Calistoga Community Center | 1307 Washington Street Calistoga, CA 94515

1. Call to Order/Roll Call/Pledge of Allegiance and Optional Patriotic Activity Mayor Williams called the regular session to order at 6:00 p.m.

Present: Mayor Williams, Vice Mayor Lopez-Ortega and Councilmembers Eisenberg, Cooper and Gift.

Absent:

2. REPORT FROM CLOSED SESSIONS
There was a closed session this afternoon regarding labor negotiations, there is no reportable action.

3. ORAL COMMUNICATION ON CONSENT ITEMS OR NON-AGENDA ITEMS There was public comment by Jesse Lopez, Amy Bolten, Trent Sanson and Cindy Yant.

4. CITY MANAGER’S REPORT
Interim City Manager Celaya Reported:

1. On 10/31-11/1 is the hazardous waste event at the Fairgrounds

2. On 10/9-10/12 Flyn Creek Circus at the Fairgrounds

3.The Races that occurred over Labor Day Weekend was a sold-out event, over 10 k people came to town for this event.

4. Last Sunday, there was a Jaripeo event at the Fairgrounds, no significant incidents; there were 8 complaints

5. 9/15 there was a DUI checkpoint in town. There were 236 screened vehicles resulting in 6. DUI arrests, one probation violation and one unlicensed driver citation.

7. The Police Department will be filling a dispatcher position; the new employee is starting on Monday.

8.On 10/31 City is hosting a Halloween parade and a trunk or treat 6pm-8pm

9. Vine trail is now open and has been repaved.

10.This weekend Rotary held a Coastal Cleanup day, we collected about a 1/3 of all the trash collected in the County.

11. The Brannan Flashing Beacon has been completed and the Lake St paving project is very close to being completed. Also, Speed cushions are coming in mid-October.

12. Risk Map Flood Risk Review is occurring on 9/30.

13. On Monday, a new Admin Tech is starting in PW and a Senior Planner is starting in Planning and Building.

14.The Indian Springs expansion project has been permitted for both vertical and horizontal building.

15. The Fire Department is hosting an Open House on October 5th 10am-2pm.

15. A new Executive Assistant to the City Manager starts on Monday.

5. PROCLAMATIONS/PRESENTATIONS/ AWARDS

5.1. The Council proclaimed September 2025 National Suicide Prevention Month. Mayor Williams presented the proclamation to Jenny Olson of Mentis.

5.2. Calistoga Fire Chief Matcham presented an annual report and answered Council questions.

Item #6.2.

City Council Minutes September 23, 2025

6. CONSENT CALENDAR

6.1. Adoption of Consent Calendar
Motion by Councilmember Eisenberg and seconded by Councilmember Cooper to adopt the consent calendar as presented Motion Carried
AYES: Mayor Williams, Vice Mayor Lopez-Ortega, Councilmember Gift, Councilmember Cooper, and Councilmember Eisenberg NOES: None
ABSTAIN: None
ABSENT: None

6.2. Adoption of Resolution No. 2025-84 - Updating the Emergency Operations Plan

6.3. This item was continued to the next Regular Council Meeting - Consideration of a Resolution Approving the Cinnabar Grove Final Map - Located at 2008 Grant St.

6.4. Adoption of Resolution No. 2025-85 - Declaring certain property surplus and authorizing the disposal of said property.

6.5. Adoption of Resolution 2025-86 - Confirming the appointment of Vice Mayor Lopez-Ortega as a voting delegate and Councilmember Eisenberg as an alternate voting delegate at the League of California Cities Annual Business Meeting to be held on October 8-10, 2025.

7. PUBLIC HEARING - None

8. GENERAL GOVERNMENT

8.1. Council provided direction on office space priorities, including evaluation of options for consolidating administrative and management staff into a primary shared facility.

This item was presented by Deputy City Manager Stepp and discussed by the Council, who asked clarifying questions.

There was public comment by Wyatt Farris, Cindy Yant and Pat Merchant.

The Council directed staff to explore the following options: a classroom near City Hall, utilizing the Community Center, and using the Tubbs Building for the FG Director and Planning and Building Staff. They asked that this item come back to Council with more information about each option.

9. COUNCIL REPORTS
Vice Mayor Lopez-Ortega attended a Flood Control meeting where they approved 48 million dollars for the project that began 20 years ago for a wall along the riverbank in downtown Napa to protect from flooding.

Councilmember Eisenberg attended an NVTA Meeting and reports that September is National Transit Month. Route 10 from Napa to Calistoga is the most efficient in Napa County in terms of ridership. Overall ridership has increased steadily for 5 years, although it has not reached preCOVID levels. Napa County students may enter a naming contest for the shuttles. Eisenberg Item #6.2.

City Council Minutes September 23, 2025
requested an item be added to the agenda so Council can review the City's criteria for flag lowering, and there was support.

Councilmember Gift reported that the Fairgrounds Survey postcards are being delivered in the mail this week, please look out for them. She thanked the County for the RCAAP educational workshop they held in the City. Also, this last Saturday, we had a visit from our Senator and our District Representative who toured the Resiliency Center, it was a great visit.

10. ADJOURNMENT
Mayor Williams adjourned the meeting, at 8:01 p.m.

Respectfully submitted:

Prepared by: Approved by:
______________________ ______________________
Yudiana Galvan, City Clerk Donald Williams, Mayor
Item #6.2.

MINUTES

CALISTOGA CITY COUNCIL - REGULAR MEETING
Tuesday, October 14, 2025 - 6:00 PM
Calistoga Community Center | 1307 Washington Street Calistoga, CA 94515

1. Call to Order/Roll Call/Pledge of Allegiance and Optional Patriotic Activity Mayor Williams called the regular session to order at 6:00 p.m.

Present: Mayor Williams, Vice Mayor Lopez-Ortega and Councilmember Eisenberg, Cooper and Gift.

Absent:

2. REPORT FROM CLOSED SESSIONS

3. ORAL COMMUNICATION ON CONSENT ITEMS OR NON-AGENDA ITEMS There was public Comment by Charlotte Williams, Marcia Beachamp, Cindy Yant, Tim Reilly and Wyatt Farris.

4. CITY MANAGER’S REPORT
Interim City Manager Celaya Reported:

1. Welcomed new hire Senior Planner Andrew Amelung, Dispatcher Olivia Whitehall, PW Administrative Service Tech. Narudee Winitchai, and Executive Assistant to the City Manager, Salana Whitehead.

2. Calistoga HS will be building their homecoming parade floats 10/20-10/24.

3. Sat. Nov 1st, 8 am - 1 pm is Hazardous Waste Collection at the Fairgrounds.

4. Tour de Calistoga is on Nov. 1st at the Fairgrounds.

5. Napa County is hosting a community outreach event for the County Baseline Data Report on Nov. 13th at the Tubbs Building.

6. Governor Newsom signed CAAB258, which provides a 2% tax revenue from sales on the Fairgrounds to Fairs.

7. Ag Fair Day is on Sat., May 23rd, free admission!

8. The Halloween Parade on Oct. 31st.

9. Speed Cushions have been installed on Lake St and the hydrant flushing will continue.

5. PROCLAMATIONS/PRESENTATIONS/ AWARDS

5.1. The Council Proclaimed October as Domestic Violence & Sexual Assault Awareness Month and presented the proclamation to Sandra Garcia of N.E.W.S.

5.2. Patrick Band and PW Director Derek Rayner presented a Napa County Active Transportation Update for Council who asked clarifying questions.

There was public comment by Charlotte Williams and Tim Reilly.

6. CONSENT CALENDAR

6.1. Adoption of Consent Calendar
Motion by Councilmember Cooper and seconded by Councilmember Eisenberg To adopt Item #6.2.

City Council Minutes October 14, 2025
consent calendar as presented with the exception of item 6.3, 6.5 and 6.8. Motion Carried AYES: Mayor Williams, Vice Mayor Lopez-Ortega, Councilmember Gift, Councilmember Cooper, and Councilmember Eisenberg NOES: None
ABSTAIN: None
ABSENT: None

6.2. Adoption of Resolution No. 2025-87 - Adopting a General Fund Financial Reserve Policy.

Reserves shall be established, dedicated and maintained annually to meet known and estimated future liabilities.

6.3. Adoption of Resolution No. 2025-90 - Adjusting both the Part-time Firefighter and the Principal Engineer Salary Schedule.

This item was pulled for discussion by Councilmember Gift, who expressed support for this item and reiterated that this item would not interfere with the Fire Department's long-term goal of predominantly full-time staffing.

Council discussed this item.

Motion by Councilmember Gift and seconded by Councilmember Cooper to adopt the resolution as presented. Motion Carried
AYES: Mayor Williams, Vice Mayor Lopez-Ortega, Councilmember Gift, Councilmember Cooper, and Councilmember Eisenberg NOES: None
ABSTAIN: None
ABSENT: None

6.4. Adoption of Resolution No. 2025-88 - Approving the Final Map Cinnabar Grove Located at 2008 Grant Street

6.5. The City Council proclaimed October 24th as World Polio Day in the City of Calistoga, in support of Rotary International's efforts to eradicate Polio worldwide.

This item was pulled for discussion by Councilmember Eisenberg and presented to Kathy Flamson of Rotary International.

Motion by Councilmember Eisenberg and seconded by Councilmember Gift Motion Carried AYES: Mayor Williams, Vice Mayor Lopez-Ortega, Councilmember Gift, Councilmember Cooper, and Councilmember Eisenberg NOES: None
ABSTAIN: None
ABSENT: None
Item #6.2.

City Council Minutes October 14, 2025

6.6. Adoption of Resolution No. 2025- 89 - Eliminating the budgeted and unfilled permit technician position and approving the addition of a management analyst position for the planning and building department.

6.7. Adoption of Resolution No. 2025-91 - Amending the City of Calistoga Master Fee Schedule to include fees for the Memorial Brick Program.

6.8. Adoption of Resolution No. 2025-92 - Awarding the Butler Roof Replacement Contract and Authorizing the City Manager to Execute the Agreement.

This item was presented by Fairgrounds Director Sheli Wright.

This item was pulled for discussion for Councilmember Gift, who expressed concern for approving the funds without the information from the survey, which will outline where the public's interests lie.

Council discussed this item.

Motion by Councilmember Eisenberg and seconded by Vice Mayor Lopez-Ortega to authorize the agreement Motion Carried
AYES: Mayor Williams, Vice Mayor Lopez-Ortega, Councilmember Cooper, and Councilmember Eisenberg
NOES: Councilmember Gift
ABSTAIN: None
ABSENT: None

6.9. Adoption of Resolution No. 2025-93 - Accepting a dedication easement right-of-way for future roadway improvements near 2449 Foothill Boulevard

7. PUBLIC HEARING - None

8. GENERAL GOVERNMENT - None

9. COUNCIL REPORTS
Vice Mayor Lopez-Ortega attended the League of California Cities Annual Conference along with Councilmember Eisenberg. She encourages Council to attend next years meeting in Sept 2026 in Anaheim and will be following up with the CM regarding applying for award for the City's improvement in various areas. She attended a Flood Control meeting in Napa and received project updates. Lopez-Ortega requested a workshop to address the community's concern for the cost of water where we can have experts help answer community questions, about operating the water system. The rest of the Council was supportive. Mayor Williams added to Vice Mayor LopezOrtega water workshop idea that the topic came up during the Mayor's Forum and he passed along some questions to PW, he is supportive of the request.

Councilmember Eisenberg attended the League of California Cities Annual Conference and saw a presentations regarding updating the general plan, water meters and technology plans.

Mayor Williams attended the Housing Advisory Committee Meeting where the School District presented on the anticipated project on their property. He also attended the FG Committee meeting where the discussion was regarding what uses and activities are permitted and what activities Item #6.2.

City Council Minutes October 14, 2025
would need County approval.

10. ADJOURNMENT
Mayor Williams adjourned the meeting, at _____ p.m.

Respectfully submitted:

Prepared by: Approved by:
______________________ ______________________
Yudiana Galvan, City Clerk Donald Williams, Mayor
Item #6.2.

City of Calistoga

STAFF REPORT
To: Honorable Mayor and City Council
From: Derek Rayner, Public Works Director/City Engineer Meeting: City Council - Nov 18 2025
Subject: Notice of Completion for the Brannan Crosswalk Improvements Project DESCRIPTION:

Consideration of a Resolution Accepting the Notice of Completion for the Brannan Crosswalk Improvements Project.

RECOMMENDATION:

Consider Adopting the Resolution
SUMMARY:

On April 8, 2025, by Resolution No. 2025-28, the City Council approved a project construction budget in an amount not to exceed $580,000 and awarded a contract to Rapid Grading Services, LLC. for $483,000 to complete the Brannan Crosswalk Improvements Project, a Capital Project for the City of Calistoga. Notice to proceed was issued and work substantially completed on September 12, 2025, to the satisfaction of the City Engineer.

The project included bulb outs on the corners of Brannon/Lincoln intersection and flashing beacon crossing will provide a safer crossing for the community. Additionally, the project looped a dead-end water line in the intersection to improve fire flows and water quality in Calistoga’s water distribution system.

Staff recommends that the project constructed by Rapid Grading Services, LLC, be accepted as complete
FINANCIAL IMPACT:

The total project cost was $563,578.80 funded by Account No. 25-5536-4915. The project total was below the not to exceed amount of $580,000.

CEQA STATUS:

The recommended action is not a project under the definitions contained in the Guidelines of the California Environmental Quality Act (CEQA) and is therefore exempt from CEQA.

ATTACHMENT(S):

1. Draft Resolution

2. Notice of Completion
Item #6.3.

APPROVAL(S):

Derek Rayner, Public Works Director/City Engineer Approved - Nov 06 2025 Hide Miyamoto, Administrative Services Director Approved - Nov 06 2025 Rachel Stepp, Deputy City Manager Approved - Nov 06 2025 Yudiana Galvan, City of Calistoga | City Clerk Approved - Nov 10 2025 Item #6.3.

RESOLUTION NO. 2025-XXX

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

NAPA, STATE OF CALIFORNIA, ACCEPTING AS COMPLETE THE BRANNAN

CROSSWALK IMPROVEMENTS PROJECT, CONSTRUCTED BY RAPID GRADING

SERVICES LLC, AND AUTHORIZING THE PUBLIC WORKS DIRECTOR TO FILE A

NOTICE OF COMPLETION
WHEREAS, on April 8, 2025, by Resolution No. 2025-28, the City Council approved a project construction budget in the amount of $580,000 and awarded a contract to Rapid Grading Services LLC in an amount of $483,000 to complete the Brannan Crosswalk Improvements Project for the City of Calistoga; and WHEREAS, Rapid Grading Services LLC completed the work required by the contract on September 12, 2025, to the satisfaction of the City Engineer; and WHEREAS, the City Council now desires to accept the Project as complete.

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

1. Accepts as complete the work for the Brannan Crosswalk Improvements Project constructed by Rapid Grading Services LLC.

2. Authorizes the Public Works Director to file a Notice of Completion with the Napa County Recorder and process final payment in accordance with the Contract documents.

PASSED, APPROVED AND ADOPTED this 18th day of NOVEMBER 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 #6.3.

RECORDING REQUESTED BY AND
WHEN RECORDED MAIL TO:

CITY OF CALISTOGA
1232 WASHINGTON STREET
CALISTOGA, CA 94515
Attn: Public Works Department
Exempt From Recording Fees
Section 27383 Gov't. Code

NOTICE OF COMPLETION
Notice is hereby given that:

1. The undersigned is the owner of the interest or estate stated below in the property described below.

2. The name of the undersigned is City of Calistoga.

3. The address of the undersigned is:
1232 Washington Street
Calistoga, CA 94515

4. The nature of interest or estate of the undersigned is fee ownership, as well as ownership of the certain improvements located thereon.

5. The full names and full addresses of all persons, if any, who hold title with the undersigned as joint tenants or as tenants in common are: None

6. The names of the predecessors in interest of the undersigned, if the property was transferred subsequent to the commencement of work of improvement herein referred to are: None

7. A work of improvement on the property hereinafter described was completed on September 12, 2025.

8. The name of the original contractor, if any, for the work of improvement was Rapid Grading Services LLC.

9. The kind of work done or material furnished was to complete Brannan Crosswalk Improvements.

10. The property on which the work of improvement was completed is in the City of Calistoga, County of Napa, State of California, and is described as follows:
• Intersection of Lincoln Avenue and Brannan Street
City of Calistoga, Owner
Dated: Signed:

Derek Rayner, Public Works Director
ATTACHMENT 2 Item #6.3.

VERIFICATION
I, the undersigned, say:

I am the person who signed the foregoing notice. I have read the above notice and know its contents, and the facts stated therein are true of my own knowledge.

I declare under the penalty of perjury that the above is true and correct.

Executed at Calistoga, California, this 18th day of November, 2025.

City of Calistoga
Derek Rayner, Public Works Director
Item #6.3.

City of Calistoga

STAFF REPORT
To: Honorable Mayor and City Council
From: John Chase, Building Official
Meeting: City Council - Nov 18 2025
Subject: Second Reading of 2025 California Building Standards Code Adoption DESCRIPTION:

Second Reading of an Adoption of An Ordinance of the City Council of the City of Calistoga repealing Calistoga Municipal Code Chapters 15.01, General Provisions, 15.04, Administrative Code, 15.08, California Building Code, 15.12, California Residential Code, 15.16, California Electrical Code, 15.20, California Mechanical Code, 15.24, California Plumbing Code, 15.28, California Energy Code, 15.32, California Historical Building Code, 15.36, California Fire Code,

15.38, California Wildland Urban Interface Code, 15.40, California Existing Building Code, 15.44, California Green Building Standards, 15.48, California Reference Standards of Title 15, Building Standards Codes; and adopting the 2025 California Building Standards Code, Title 24, as adopted by the California State Building Standards Commission, with local amendments.

RECOMMENDATION:

Consider Approving the Ordinance Amendment
SUMMARY:

The last update to the City’s building code was conducted in November 2022 when the City Council adopted the 2022 California Building Standards Code. Every three years, the California Building Standards Commission (CBSC) reviews the newest model codes published by various independent code-developing bodies. This year, the 2025 triennial codes were approved by the CBSC and will be effective January 1, 2026.

The significant changes to California's 2025 Building Energy Standards (effective January 1, 2026) focus on promoting heat pumps, enhancing electric-readiness, and improving overall building efficiency. Other key updates in the 2025 California Building Code (CBC) address modern hazards, particularly lithium-ion battery storage facilities, and modernize code administration.

A new 2025 California Wildland-Urban Interface (WUI) Code, Part 7 of Title 24, is a new standalone code that consolidates previous WUI regulations into a single location for improved consistency in construction and fire safety standards for areas susceptible to wildfires, and one new local amendment has been added for increased roof safety requirements for the City of Calistoga.

ANALYSIS:

The City may adopt local amendments to the state codes where local conditions warrant more restrictive regulations. However, the State has increased the level of regulation in the Fire Code and CalGreen by substantial margins – refer to Attachment 2 for a summary of significant changes in Item #6.4.

code from 2022 to 2025 in both the Fire Code and CalGreen. In the case of Calistoga, climatic, geographical, and topographical conditions justify a more restrictive code. These amendments are found in the draft building, residential, and fire code sections of the ordinance. They are consistent with other neighboring jurisdictions and mostly carried over from the City’s last building standards code adoption in 2022.

If the City does not adopt the new state codes by January 1, 2026, the City would be required to apply them in their entirety, without any local amendments, when processing building and grading permit applications.

The First Reading of this Ordinance was previously approved by Council on November 4, 2025.

FINANCIAL IMPACT:

The adoption of the 2025 California Building Standards Codes will not have a fiscal impact on the City.

CEQA STATUS:

The proposed ordinance is exempt from the California Environmental Quality Act (CEQA) under Section 15061(b)(3) of the CEQA Guidelines.

ATTACHMENT(S):

ATTACH 1 - 2025 building code upate - ordinance (1) (1) ATTACH 2 - 2025 building code upate - code language
APPROVAL(S):

Greg Desmond, Planning & Building Director Approved - Nov 06 2025 Hide Miyamoto, Administrative Services Director Approved - Nov 06 2025 Rachel Stepp, Deputy City Manager Approved - Nov 06 2025 Yudiana Galvan, City of Calistoga | City Clerk Approved - Nov 10 2025 Item #6.4.

ORDINANCE NO. ***

AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF

CALISTOGA REPEALING CALISTOGA MUNICIPAL CODE CHAPTERS

15.01 GENERAL PROVISIONS, 15.04 ADMINISTRATIVE CODE, 15.08 CALIFORNIA BUILDING CODE, 15.12 CALIFORNIA RESIDENTIAL
CODE, 15.16 CALIFORNIA ELECTRICAL CODE, 15.20 CALIFORNIA MECHANICAL CODE, 15.24 CALIFORNIA PLUMBING CODE, 15.28
CALIFORNIA ENERGY CODE, 15.32 CALIFORNIA HISTORICAL
BUILDING CODE, 15.36 CALIFORNIA FIRE CODE, 15.38 CALIFORNIA WILDLAND URBAN INTERFACE CODE, 15.40 CALIFORNIA EXISTING BUILDING CODE, 15.44 CALIFORNIA GREEN BUILDING
STANDARDS AND 15.48 CALIFORNIA REFERENCE STANDARDS OF
TITLE 15, BUILDING STANDARDS CODES; AND ADOPTING THE
2025 CALIFORNIA BUILDING STANDARDS CODE, TITLE 24, AS

ADOPTED BY THE CALIFORNIA STATE BUILDING STANDARDS

COMMISSION, WITH LOCAL AMENDMENTS
WHEREAS, the International Code Council publishes model codes that provide jurisdictions such as the City of Calistoga with a complete set of model building-related regulations for adoption. These model codes are updated approximately every three years to reflect the development of improved building construction techniques; and WHEREAS, in 2025, the California Building Standards Commission completed the adoption and approval of the California Building Standards Codes, commonly referred to as Title 24 of the California Code of Regulations, which are based on these model codes; and
WHEREAS, use of the most up-to-date codes is necessary and proper to ensure uniformity in the implementation of building regulations for new construction, alterations, repairs, demolition, maintenance, and use of any building or structure in the City of Calistoga; and
WHEREAS, the City's codes were last updated on December 6, 2022, when the City Council approved Ordinance No. 757 adopting the 2022 California Building Standards Code and related family of codes; and
WHEREAS, pursuant to Section 17958 of the California Health and Safety Code, the governing body of the City of Calistoga, in its ordinance adopting the State Building Standards Code and uniform industry codes, may establish amendments which are more restrictive in nature than those regulations adopted by the State, and the City Council, based on materials presented and recommendations of the Building Official, Item #6.4.

Fire Chief, Planning and Building Director and the Calistoga Building Standards Advisory and Appeals Board, finds that it is necessary to make modifications to the California Building Standards Code and to adopt or not adopt certain State Code appendices in order to best protect the health, safety and welfare of the citizens of Calistoga, based on local climatic, geographical and/or topographical conditions. As such, the City Council finds that the following local conditions exist:

Climate - The city, on average, experiences an approximate annual rainfall of 38 inches.

During the winter months, the city may experience periods of heavy rain, which causes local flooding and erosion, and contributes to slope instability. Winter storms are often accompanied by high winds, which uproot trees and damage power lines. The city also experiences periodic days of heavy fog, which can delay the response time for firefighting apparatus, and prevent the early discovery of structure fires.

Wind is a factor in the spread of fire in that burning embers are carried to adjacent exposed areas. Calistoga has a characteristic southerly wind, which originates from the San Francisco Bay and becomes a factor in the control of fires. Further, in the dry season, Calistoga experiences an occasional north wind of significant velocity, which is recognized by fire officials to be a significant concern with regard to fire spread. During the dry period, temperatures can exceed 100 degrees. These temperatures are often accompanied by low humidity, creating an extremely- hazardous fire condition. With development spreading into Calistoga's brush-covered foothill areas, wind-driven fires can have severe consequences, as has been demonstrated on several occasions throughout the state.

Geographical - The city is susceptible to seismic hazards resulting from movement along several known faults. The most serious direct earthquake hazard threat is from the damage or collapse of buildings and other structures due to ground movement. In addition to damage caused by earthquakes, there is a possibility of earthquake-induced landslides. Fire is often the major form of damage resulting from earthquakes. Most earthquake-induced fires start because of damage to gas lines, power lines or heat producing appliances. Such fires expose residential and other development within the city to an increased risk of conflagration. In addition, unstable slopes have been identified in the city, which present a significant potential for landslides. In the event of a major earthquake or landslide, many areas of the city may not be accessible to emergency equipment and, if bridges or roads are damaged, the city may be isolated from outside assistance. Several areas within the city offer poor access for the delivery of public safety services because of the severity of slopes and the existence of natural barriers such as the Napa River and its tributaries such as Garnett Creek and Cyrus Creek.

Topographical - The city's borders include hilly terrain and consequently, access roads Item #6.4.

are narrow, winding and steep. The grades of these roadways sometimes exceed 25% and road widths of less than 12 feet are not uncommon. The Napa River and other small waterways run directly through the city and could impact emergency response during disasters. The water supply within the city is directly affected by the topographical layout. The water distribution system consists of pressure zones, which carry water by gravity from various reservoirs. Water flow within the city can vary from less than 100 gallons per minute to flow in excess of 1,000 gallons per minute. This wide variation causes major problems to development as well as to fire suppression efforts. The hilly terrain contributes to drainage, erosion and slope instability problems for some development.

WHEREAS, this proposed action is exempt from the California Environmental Quality Act (CEQA) under Section 15061(b)(3) of the CEQA Guidelines; and WHEREAS, The Council has reviewed the local amendments set forth herein and finds that they are consistent with and equivalent to changes or modifications previously filed by the City of Calistoga with the State Building Standards Commission in 2022 amending the 2022 Building Standards and there is no material change in regulatory effect to the standards in effect in the City of Calistoga as of September 30, 2025
WHEREAS, the City Council reviewed and considered this ordinance at a public hearing on November 4, 2025, noticed in accordance with state and local law, and which included written and oral staff reports, and comments received from the general public and interested agencies and parties.

NOW, THEREFORE, THE CALISTOGA CITY COUNCIL DOES HEREBY ORDAIN AS FOLLOWS:

SECTION ONE
Findings. The above recitals are incorporated herein as if set forth herein in full and each is relied upon independently by the City Council for its adoption of this ordinance.

SECTION TWO
Repeal of Existing Codes. Calistoga Municipal Code Chapters 15.01 General Provisions, 15.04 Administrative Code, 15.08 California Building Code, 15.12 California Residential Code, 15.16 California Electrical Code, 15.20 California Mechanical Code,

15.24 California Plumbing Code, 15.28 California Energy Code, 15.32 California Historical Building Code, 15.36 California Fire Code, 15.40 California Existing Building Code, 15.44 California Green Building Standards and 15.48 California Reference Standards of Title 15, Building Standards Codes, are hereby repealed.

Item #6.4.

SECTION THREE
Prior References. Prior references to the codes referenced in Section Two shall be construed to apply to the corresponding provisions of the codes adopted herein.

SECTION FOUR
Adoption of Building Standards Code. Calistoga Municipal Code Title 15 Building Standards Codes Chapters 15.01 General Provisions, 15.04 Administrative Code, 15.08 California Building Code, 15.12 California Residential Code, 15.16 California Electrical Code, 15.20 California Mechanical Code, 15.24 California Plumbing Code, 15.28 California Energy Code, 15.32 California Historical Building Code, 15.36 California Fire Code, 15.38 California Wildland Urban Interface Code, 15.40 California Existing Building Code, 15.44 California Green Building Standards and 15.48 California Reference Standards of Title 15, Building Standards Codes, are hereby adopted to read as set forth in Exhibit B attached hereto.

SECTION FIVE
Environmental Review. This action has been reviewed in accordance with the California Environmental Quality Act, CEQA Guidelines Section 15061(b)(3), the "general rule" exemption. The City has determined that because it can be seen with certainty that there is no possibility that the proposed amendments will have an impact on the environment, this ordinance is therefore exempt from CEQA under the general rule.

SECTION SIX
Severability. If any section, subsection, subdivision, paragraph, sentence, clause, or phrase in this ordinance or any part thereof is for any reason held to be unconstitutional or invalid or ineffective by any court of competent jurisdiction, such decision shall not affect the validity or effectiveness of the remaining portions of this ordinance or any part thereof. The City Council hereby declares that it would have passed each section, subsection, subdivision, paragraph, sentence, clause, or phrase thereof irrespective of the fact that any one or more subsections, subdivisions, paragraphs, sentences, clauses, or phrases be declared unconstitutional, or invalid, or ineffective.

SECTION SEVEN
Effective Date. This ordinance shall take effect thirty (30) days after its passage. Before the expiration of fifteen (15) days after its passage by the City Council, the City Clerk shall cause to be published a summary of this ordinance in a newspaper of general circulation published and circulated in the City of Calistoga.

THIS ORDINANCE was introduced with the first reading waived at the City of Calistoga City Council meeting on the 4
th day of November 2025, and was passed and adopted
Item #6.4.

at a regular meeting of the Calistoga City Council on the 18th day of November 2025 by the following vote:

AYES:

NOES:

ABSTAIN:

ABSENT:
____________________________
Donald Williams, Mayor
ATTEST: APPROVED AS TO FORM:
____________________________ ____________________________ Yudiana Galvan, City Clerk Michelle Kenyon, City Attorney Item #6.4.

Exhibit B
Chapter 15.01

GENERAL PROVISIONS
Sections:

15.01.010 - Scope

15.01.020 - Building Division

15.01.010 - Scope
The provisions of this chapter shall apply to all buildings and structures located in the city.

15.01.020 Building Division
A. There is established a Building Division for the City to perform technical plan checks, building inspections, code enforcement, mobile home inspection and cross connection control services; and to enforce state-mandated codes related to construction.

B. The Building O&icial thereof shall supervise and have charge of all permit issuance and inspections of work relating to and the enforcement of the construction regulations adopted in this title.

Chapter 15.04

ADMINISTRATIVE CODE

15.04.010 Administrative Code
Adoption of California Code of Regulations Title 24, Part 1: California Administrative Code. 2025 Edition, as published by the California Building Standards Commission is adopted and made a part of this Title by reference.

Chapter 15.08

BUILDING CODE
Sections:

15.08.010 - Building Code

15.08.015 - Definitions

15.08.020 - Amendments

15.08.010 Building Code
For the purpose of establishing proper regulations for building construction, the California Code of Regulations Title 24 Part 2 Volumes 1 and 2 and the current edition of the International Building Code, the 2024 Edition Volumes 1 and 2 and its Appendix B, Board of Appeals; Appendix C, Agricultural Buildings; Appendix F, Rodent Proofing; Appendix H, Signs; Appendix I, Patio Covers, Appendix J, Grading; and Appendix P, Sleeping Lofts; Q Emergency Housing thereof as published by the International Code Council, are adopted with the following amendments and made a part of this Title by reference.

Item #6.4.

15.08.020 Amendments
The California Building Code is amended as follows.

A. Part 1 - Scope and Application
California Building Code Section 105.2 is amended as follows:

Section 105.2 Building (1) One-story detached accessory buildings used as tool and storage sheds, playhouses, and similar uses, provided the floor area does not exceed 120 square feet, (11.15 m2). The height of a one story detached accessory building shall not exceed 12 feet at any point or as specified by Calistoga Municipal Code Title 17, Zoning.

Section 105.2 Building (6) Platforms, sidewalks, and driveways not more than 30 inches (762 mm) above adjacent grade, not over any basement or story below and are not part of an accessible route.

Part 2 - Administration and Enforcement
California Building Code Section 109.4 is amended as follows:

Section 109.4 Work commencing before permit issuance. Any person who commences any work on a building, structure, electrical, gas, mechanical or plumbing system before obtaining the necessary permits shall be subject to a fee established by the building o&icial that shall be in addition to the required permit fees. An investigation fee, in addition to the permit fee, shall be collected whether or not a permit is then or subsequently issued. The investigation fee shall be at least equal to and not to exceed five times the permit fee required by this code. The minimum investigation fee has been set forth in the fee schedule adopted by the City. The payment of such investigation fee shall not exempt any person from compliance with all other provisions of this code nor from any penalty prescribed by law.

Building Code Section 109.7 is added as follows:

Section 109.7 Re-inspections. A re-inspection fee may be assessed for each inspection or re-inspection when such portion of work for which inspection is called is not complete or when corrections called for are not made. This section is not to be interpreted as requiring re-inspection fees the first time a job is rejected for failure to comply with the requirements of this code, but as controlling the practice of calling for inspections before the job is ready for such inspection or re-inspection. Re-inspection fees may be assessed when the inspection record card is not posted or otherwise available on the work site, the approved plans are not readily available to the inspector, for failure to provide access on the date for which inspection is requested, or for deviations from plans requiring the approval of the Building O&icial. To obtain a re-inspection, the applicant shall file an application therefore in writing on a form furnished for that purpose and pay the re-inspection fee in accordance with Table 1 or as set forth in the fee schedule adopted by the City. In instances where reinspection fees have been assessed, no additional inspection of the work will be performed until the required fees have been paid.

Item #6.4.

Building Code Section 109.8 is added as follows:

Section 109.8 Violation penalties. Any person who violates a provision of this code or fails to comply with any of the requirements thereof or who erects, constructs, alters or repairs a building or structure in violation of the approved construction documents or directive of the building o&icial, or of a permit or certificate issued under the provisions of this code, shall be subject to penalties as prescribed by CMG Chapter 1.08. An investigation fee, in addition to the permit fee, shall be collected whether or not a permit is then or subsequently issued. The investigation fee shall be at least equal to the minimum investigation fee set forth in any adopted fee schedule and shall not exceed five times the permit fee required by this code. The payment of such investigation fee shall not exempt any person from compliance with all other provisions of this code nor from any penalty prescribed by law.

B. CHAPTER 2 DEFINITIONS
The following definition in California Building Code Chapter 2 is amended as follows:

TENT. A structure, enclosure, umbrella structure or shelter with or without sidewalls or drops, constructed of fabric or pliable material supported in any manner except by air or the contents that it protects.

The following definitions are added to California Building Code Chapter 2:

RECREATIONAL FIRE. An outdoor fire burning materials other than rubbish where the fuel being burned is not contained in an incinerator, portable outdoor fireplace, barbeque grill or barbeque pit for pleasure, religious, ceremonial, cooking, warmth or similar purposes.

UNWARRANTED ALARM. The giving, signaling or transition of an alarm notification to a public fire station or emergency communication center when such alarm is the result of a defective condition of an alarm system, system servicing testing, construction activities, ordinary household activities, false alarm or other cause when no such danger exists.

SUBSTANTIAL REMODEL. Substantial remodel shall mean the alteration of any structure which combined with any additions to the structure, performed within any three (3) year period, a&ects a floor area which exceeds fifty percent (50%) of the existing floor area of the structure. When any changes are made in the building, such as walls, columns, beams or girders, floor or ceiling joists and coverings, roof rafters, roof diaphragms, foundations, piles or retaining walls or similar components, the floor area of all rooms a&ected by such changes shall be included in computing floor areas for purposes of applying this definition.

This definition does not apply to the replacement and upgrading of residential roof coverings or exterior wall finishes.

Item #6.4.

C. CHAPTER 5 GENERAL BUILDING HEIGHTS AND AREAS
California Building Code Section 502.1 is amended as follows:
502.1 Address identification. New and existing buildings shall be provided with approved address identification. The address identification shall be legible and placed in a position that is visible from the street or road fronting the property. Address identification characters shall contrast with their background. Address numbers shall be Arabic numerals or alphabetic letters. Numbers shall not be spelled out. Where required by the fire code o&icial, address identification shall be provided in additional approved locations to facilitate emergency response. Where access is by means of a private road and the building cannot be viewed from the public way or when determined by the fire code o&icial, a monument, pole, or other approved illuminated sign or means shall be used to identify the structure. Address identification shall be maintained.

Building Code Section 502.2.1 is added as follows:
502.2.1 Numbers for one- and two-family dwellings. Each address identification character shall be not less than four (4) inches high with a minimum stroke width of onehalf (0.5) inch.

Building Code Section 502.2.2 is added as follows:
502.2.2 Numbers for other than one- and two-family dwellings. Each address identification character shall be not less than twelve (12) inches high with a minimum stroke width of one (1) inch. Suite and unit directional numbers shall be not less than six (6) inches high with a minimum stroke width of three­ quarter (0.75) inch.

Building Code Section 501.3 is added as follows:
502.3 Complex directory. Where two or more buildings cannot be viewed from the public way or when determined to be necessary by the fire code o&icial, an illuminated complex directory, monument, pole, sign or means approved by the fire code o&icial shall be used to identify the structures at the main entrances to the property.

D. CHAPTER 9 FIRE PROTECTION SYSTEMS
Building Code Section 903.1.2 is added as follows:
903.1.2 Alterations or Repairs. For alterations or repairs that qualify as a substantial remodel, the building shall meet the fire sprinkler requirements for a newly-constructed building. See definition of Substantial Remodel (Section 15.12.015).

Building Code Section 903.2 is amended as follows:
903.2 Where required. Approved automatic fire sprinkler systems shall be provided in the locations described in Sections 903.2.1 through 903.2.21 and in items 1-5 below:

1. Newly constructed buildings or facilities, except detached Group U occupancies not more than one thousand (1,000) square feet in floor area and provided with exterior wall and opening protection as per Table 602 of the California Building Code.

2. Newly created, attached, accessory dwelling units which meet the definition of a substantial remodel.

Item #6.4.

3. All other existing buildings, fire sprinkler systems may be required by the fire chief in accordance with the following:

3.1 All buildings where improvements occur during any three (3) year period which cumulatively meet the definition of a substantial remodel.

3.2. All buildings, except R-3 occupancies, in excess of three thousand (3,000) square feet which have more than ten percent (10%) floor area added within any three (3) year period. Exceptions may be granted by the fire chief when alternate means of protection are installed as approved by the fire code o&icial.

3.3. A change in the use of a building that results in a higher fire or life safety hazard when the square footage of the area changing use is more than 50% of the square footage of the existing building.

3.4. Where fire sprinklers are required by provisions of this code, they shall be extended throughout the building.

4. All public storage facilities. Exceptions may be granted by the fire chief when alternate means of protection are installed as approved by the fire code o&icial.

5. All tunnels used for the transportation of people or any type of vehicle.

The requirements for fire sprinkler systems in this code section are not meant to disallow the provisions for area increase, height increase, or fire-resistive-rated substitution if otherwise allowed by this code.

Exceptions to this Section:

One-time alterations made solely for the purpose of complying with the Americans with Disabilities Act.

Work associated with the creation of an accessory dwelling unit or junior accessory dwelling unit, as defined by Govt. Code 65852.2. and 65852.22, if fire sprinklers are not required for the primary residence.

California Building Code Section 903.2.1 is amended to read as follows:
903.2.1 Group A. An automatic sprinkler system shall be provided throughout buildings containing a Group A occupancy.

California Building Code Sections 903.2.1.1 through 903.2.1.5 are deleted.

California Building Code Section 903.2.1.6 is renumbered and amended as follows:
903.2.1.6 Assembly occupancies on roofs. Where an occupied roof has an assembly occupancy with an occupant load exceeding 100 for Group A-2 and 300 for other Group A Occupancies, an automatic sprinkler system shall be provided throughout the building in accordance with Section 903.3.1.1 or 903.3.1.2.

California Building Code Section 903.2.1.7 is deleted.

California Building Code Section 903.2.2 is amended to read as follows:
903.2.2 Ambulatory care facilities. An automatic sprinkler system shall be installed throughout buildings containing an ambulatory care facility.

California Building Code Section 903.2.3 is amended to read as follows:

Item #6.4.

903.2.3 Group E. An automatic sprinkler system shall be installed throughout buildings containing a Group E occupancy. For public school state-funded construction projects see Section 903.2.19.

California Building Code Section 903.2.4 is amended to read as follows:
903.2.4 Group F. An automatic sprinkler system shall be provided throughout buildings containing a Group F occupancy.

California Building Code Section 903.2.4.1 through 903.2.4.3 are deleted.

California Building Code Section 903.2.5 is amended to read as follows:
903.2.5 Group H. An automatic sprinkler system shall be installed throughout buildings containing a Group H occupancy.

California Building Code Section 903.2.7 is amended to read as follows:
903.2.7 Group M. An automatic sprinkler system shall be provided throughout buildings containing a Group M occupancy where gross floor area exceeds 500 square feet (46.4 m2).

California Building Code Section 903.2.8.1 is amended to read as follows:
903.2.8.1 Group R-3. An automatic sprinkler system installed in accordance with Section 903.3.1.3 shall be provided throughout all one- and two-family dwellings regardless of square footage in accordance with the California Residential Code.

California Building Code Section 903.2.9 is amended to read as follows:
903.2.9 Group S. An automatic sprinkler system shall be provided throughout all buildings containing a Group S occupancy.

California Building Code Sections 903.2.9.1 through 903.2.9.4 are deleted.

California Building Code Section 903.2.10 is amended to read as follows:
903.2.10 Group S2. An automatic sprinkler system shall be provided throughout all buildings containing a Group S2 occupancy.

California Building Code Section 903.2.11 is amended as follows:
903.2.11 Specific buildings areas and hazards. In all occupancies other than detached Group U occupancies not greater than 1,000 square feet (928 m2), an automatic sprinkler system shall be installed for building design or hazards in the locations set forth in Sections 903.2.11.1 through 903.2.11.8.

California Building Code Section 903.2.11.3 exceptions are deleted.

California Building Code Section 903.2.11.7 is added as follows:
903.2.11.7 Undetermined use design. Automatic sprinkler systems installed in buildings or structures of undetermined use shall be designed and installed to have a minimum density of .33 gallons per minute per square foot over a minimum design area of 3,000 square feet (278.4 m2).

California Building Code Section 903.2.11.8 is added as follows:
903.2.11.8 High-piled storage. An automatic sprinkler system shall be provided throughout as required in California Fire Code Chapter 32 in all buildings where storage is in high-pile or rack storage arrays.

Item #6.4.

California Building Code Section 903.2.22 is added as follows:
903.2.22 Alterations or Repairs. For alterations or repairs that qualify as a substantial remodel, the building shall meet the fire sprinkler requirements for a newly-constructed building. See definition of Substantial Remodel (Section 15.12.015).

Exceptions to this Section:

One-time alterations made solely for the purpose of complying with the Americans with Disabilities Act.

Work associated with the creation of an accessory dwelling unit or junior accessory dwelling unit, as defined by Govt. Code 65852.2 and 65852.22, if fire sprinklers are not required for the primary residence.

California Building Code Section 903.2.23 is added as follows:
903.2.23 Change in Occupancy. For any change of occupancy when the proposed new occupancy classification is more hazardous based on a fire and life safety evaluation by the fire code o&icial and building code o&icial, including conversions of buildings to singlefamily residences, accessory dwelling units, bed and breakfasts, inns, lodging houses or congregate residences for 10 or fewer persons or other similar uses, an automatic fire sprinkler shall be installed throughout.

California Building Code Section 903.4.2 is amended as follows:
903.4.2 Alarms. One exterior approved audible and visual device, located on the exterior of the building in an approved location, shall be connected to each automatic sprinkler system. Such sprinkler water-flow alarm devices shall be activated by water flow equivalent to the flow of a single sprinkler of the smallest orifice size installed in the system. Where a fire alarm system is installed, actuation of the automatic sprinkler system shall actuate the building fire alarm system.

California Building Code Section 905.3.1 item #2 is amended as follows:
905.3.1. #2. Buildings that are three or more stories in height. California Building Code Section 905.9 exception #2 is deleted.

California Building Code Section 912.2 is amended as follows:
912.2 Location. With respect to hydrants, driveways, building and landscaping, fire department connections shall be so located that fire apparatus and hose connected to supply the system will not obstruct access to the buildings for other fire apparatus. The location of fire department connections shall be within 100 feet of a fire hydrant or approved by the fire code o&icial (Also see Section 507.5.1.1).

E. SECTION J110 EROSION CONTROL
California Building Code Appendix J 110.1 is amended to read as follows:

Appendix J 110.1. Erosion control/ sediment control plans are required for the following:
(i) Grading operations performed between October 1st and April 15th. (ii) Grading on hillsides with a slope of 10% or greater.

Erosion control plans shall reference and be in conformance with the "Erosion and Sediment Control Field Manual" published by the San Francisco Regional Water Quality Control Board, and the State Water Quality Control Board Construction General Permit (WQO 99-08-DWQ or latest adopted order).

Item #6.4.

Chapter 15.12

RESIDENTIAL CODE
Sections:

15.12.010 - Residential Code

15.12.015 - Definitions

15.12.020 - Amendments

15.12.010 Residential Code

California Code of Regulations Title 24, Part 2.5: California Residential Building Code 2022 Edition as published by the International Code Council, with Appendix AA (Board of Appeals), Appendix BF (Patio Covers), Appendix BH (Automatic Vehicle Gates), Appendix BL (Hemp-Lime Construction), Appendix BM (3D-Printed Building Construction), Appendix BO (Existing Buildings and Structures) Appendix BG (Sound Transmission), Appendix BB (Tiny Houses), Appendix BI (Light Straw-Clay Construction), Appendix BJ (Strawbale Construction), Appendix CI (Swimming Pool Safety Act),) and Appendix CJ (Emergency Housing), referred to as the "International Residential Code" or "IRC," is adopted with the following amendments and made a part of this Title by reference.

15.12.015 Definitions
SUBSTANTIAL REMODEL. Substantial remodel shall mean the alteration of any structure which combined with any additions to the structure, performed within any three (3) year period, affects a floor area which exceeds fifty percent (50%) of the existing floor area of the structure. When any changes are made in the building, such as walls, columns, beams or girders, floor or ceiling joists and coverings, roof rafters, roof diaphragms, foundations, piles or retaining walls or similar components, the floor area of all rooms affected by such changes shall be included in computing floor areas for purposes of applying this definition. This definition does not apply to the replacement and upgrading of residential roof coverings or exterior wall finishes.

15.12.020 Amendments
The California Residential Code is amended as follows, where wording additions are denoted by underlining and deletions are noted by strikeout. Other amendments are noted in italics.

A. Division II Administration
Section R105.2, exception 1 is amended as follows:

R105.2 Work exempt from permit; Building.

1. One-story detached accessory buildings used as tool and storage sheds, playhouses, and similar uses, provided that the floor area does not exceed 120 square feet (11.15 m2). The height of the one-story detached accessory building shall not exceed 12 feet at any point.

California Residential Code Section R105.2, exception 10 is amended as follows:

Item #6.4.

10. Platforms and decks not more than 30 inches (762 mm) above adjacent grade at any point, are not attached to a dwelling and do not serve as the exit door required by Section R311.4.

California Residential Code Chapter 1 Section R108.6 is amended as follows:

R108.6 Work commencing before permit issuance. Any person who commences any work requiring a permit on a building, structure, electrical, gas, mechanical or plumbing system before obtaining the necessary permits shall be subject to a fee established by the building official that shall be in addition to the required permit fees. An investigation fee, in addition to the permit fee, shall be collected whether or not a permit is then or subsequently issued. The investigation fee shall be at least equal to and not to exceed five time the permit fee required by this code. The minimum investigation fee set forth in the fee schedule adopted by this jurisdiction. The payment of such investigation fee shall not exempt any person from compliance with all other provisions of this code nor from any penalty prescribed by law.

California Residential Code Chapter 1 Section R108.7 is added as follows:

R108.7 Re-inspection. A re-inspection fee may be assessed for each inspection or reinspection when such portion of work for which inspection is called is not complete or when corrections called for are not made. This section is not to be interpreted as requiring re-inspection fees the first time a job is rejected for failure to comply with the requirements of this code, but as controlling the practice of calling for inspections before the job is ready for such inspection or re-inspection.

Re-inspection fees may be assessed when the inspection record card is not posted or otherwise available on the work site, the approved plans are not readily available to the inspector. For failure to provide access on the date for which inspection is requested, or for deviating from plans requiring the approval of the building official. To obtain a reinspection, the applicant shall file an application therefore in writing on a form furnished for that purpose and pay the re-inspection fee in accordance with Table 1 or as set forth in the fee schedule adopted by the jurisdiction. In instances where re-inspection fees have been assessed, no additional inspection of the work will be performed until the required fees have been paid.

California Residential Code Chapter 1 Section R108.8 is added as follows:

R108.8 Violation penalties. Any person who violates a provision of this code or fails to comply with any of the requirements thereof or who erects, constructs, alters or repairs a building or structure in violation of the approved construction documents or directive of the building official, or of a permit or certificate issued under the provisions of this code, shall be subject to CMC Chapter 1.08. An investigation fee, in addition to the permit fee, shall be collected whether or not a permit is then or subsequently issued. The investigation fee shall be at least equal to the minimum investigation fee set forth in the adopted fee schedule and shall not exceed five times the permit fee required by this code. The payment of such investigation fee shall not exempt any person from compliance with all other provisions of this code nor from any penalty prescribed by law.

Item #6.4.

B. CHAPTER 3 BUILDING PLANNING
California Residential Code Chapter Section R313.1 is amended as follows:

R313.1 Townhouse automatic fire sprinkler systems. An automatic residential fire sprinkler system shall be installed throughout all townhouses.

Exceptions:

1. An automatic residential fire sprinkler system shall not be required where additions or alterations are made to existing townhouses that do not have an automatic residential fire sprinkler system installed unless the alterations or additions meet the definition of a substantial remodel.

2. Detached Group U occupancies of 1,000 sq. ft. or less in floor area.

3. Detached pool houses of 1,000 sq. ft. or less in floor area within 50 feet of the pool and limited to a single bathroom.

4. A room above a detached garage used for storage only that does not contain a bathroom, cooking or refrigeration facilities or connections for such facilities.

5. Carports of non-combustible construction.

California Residential Code Chapter 1 Section R313.2 is amended as follows:

R313.2 One- and two-family dwellings automatic fire sprinkler systems. An automatic sprinkler system shall be installed throughout all one- and two- family dwellings.

Exceptions:

1. An automatic residential fire sprinkler system shall not be required where additions or alterations are made to existing buildings that are not already provided with an automatic residential fire sprinkler system unless the alterations or additions meet the definition of a substantial remodel.

2. Accessory Dwelling Unit, provided that all of the following are met:

2.1 The unit meets the definition of an Accessory Dwelling Unit as defined in the Government Code Section 65852.2

2.2 The existing primary residence does not have automatic fire sprinklers.

2.3 The accessory detached dwelling unit does not exceed 1,200 square feet in size.

3. Detached Group U occupancies up to 1,000 sq. ft. in floor area.

4. Detached pool houses up to 1,000 sq. ft. in floor area within 50 feet of the pool and limited to a single bathroom.

5. A room above a detached garage used for storage only that does not contain a bathroom, cooking or refrigeration facilities or connections for such facilities.

6. Carports of non-combustible construction.

California Residential Code Chapter 1 Section R313.2.3 is added as follows:

R313.2.3 Alterations or Repairs. For alterations or repairs that qualify as a substantial remodel, the building shall meet the fire sprinkler requirements for a newly-constructed building. See definition of Substantial Remodel (Section 15.12.015).

Exceptions to this Section:

One-time alterations made solely for the purpose of complying with the Americans with Disabilities Act.

Work associated with the creation of an accessory dwelling unit or junior accessory dwelling unit, if fire sprinklers are not required for the primary residence.

Item #6.4.

Chapter 15.16

ELECTRICAL CODE
Sections:

15.16.010 Electrical Code

15.16.020 Electric Vehicle Charging Stations
California Code of Regulations Title 24, Part 3: The California Electrical Code, 2025 Edition, as published by National Fire Protection Agency, otherwise identified as the National Electrical Code, 2023 Edition, referred to as the "National Electrical Code" (NEC) is adopted and made a part of this Title by reference.

15.16.020 Electric Vehicle Charging Stations
A. Purpose. The purpose of this section is to promote and encourage the use of electric vehicles by creating an expedited, streamlined permitting process for electric vehicle charging stations while promoting public health and safety and preventing specific adverse impacts in the installation and use of such charging stations. This section is also intended to comply with California Government Code Section 65850.7.

B. Definitions.

For the purposes of this section, the following words and phrases shall be construed as defined in this section:

1. "Electric vehicle charging station" or "charging station" means any level of electric vehicle supply equipment station that is designed and built in compliance with Article 625 of the California Electrical Code, as it reads on the effective date of this section, and delivers electricity from a source outside an electric vehicle into a plug-in electric vehicle.

2. "Specific, adverse impact" means a significant, quantifiable, direct, and unavoidable impact, based on objective, identified, and written public health or safety standards, policies, or conditions as they existed on the date the application was deemed complete.

3. "Electronic submittal" means the utilization of one or more of the following:
a. Electronic mail or email.
b. The internet.
c. Facsimile.

C. Expedited Plan Check.

Consistent with Government Code Section 65850.7, the Building Official shall implement an expedited, streamlined permitting process for electric vehicle charging stations, and adopt a checklist of all requirements with which electric vehicle charging stations shall comply with in order to be eligible for expedited review. The expedited, streamlined permitting process and checklist may refer to the recommendations contained in the most current version of the "Plug-In Electric Vehicle Infrastructure Permitting Checklist" of the "Zero-Emission Vehicles in California: Community Readiness Guidebook" as published by the Governor's Office of Planning and Research. The City's adopted checklist shall be published on the City's website.

Item #6.4.

D. Permit Application Processing.

1. Prior to submitting an application for processing, the applicant shall verify that the installation of an electric vehicle charging station will not have specific, adverse impact to public health and safety and building occupants. Verification by the applicant includes but is not limited to: electrical system capacity and loads; electrical system wiring, bonding and overcurrent protection; building infrastructure affected by charging station equipment and associated conduits; areas of charging station equipment and vehicle parking.

2. A permit application that satisfies the information requirements in the City's adopted checklist shall be deemed complete and be promptly processed. Upon confirmation by the Building Official that the permit application and supporting documents meets the requirements of the City-adopted checklist and is consistent with all applicable laws and health and safety standards, the Building Official shall, consistent with Government Code Section 65850.7, approve the application and issue all necessary permits. Such approval does not authorize an applicant to energize or utilize the electric vehicle charging station until the associated building permit is finaled by the City. If the Building Official determines that the permit application is incomplete, they shall issue a written correction notice to the applicant, detailing all deficiencies in the application and any additional information required to be eligible for expedited permit issuance.

3. Consistent with Government Code Section 65850.7, the Building Official shall allow for electronic submittal of permit applications covered by this section and associated supporting documentations. In accepting such permit applications, the Building Official shall also accept electronic signatures on all forms, applications, and other documentation in lieu of a wet signature by any applicant.

E. Technical Review.

1. It is the intent of this section to encourage the installation of electric vehicle charging stations by removing obstacles to permitting for charging stations so long as the action does not supersede the Building Official's authority to address higher priority life-safety situations. If the Building Official makes a finding based on substantial evidence that the electric vehicle charging station could have a specific adverse impact upon the public health or safety, as defined in this section, the City may require the applicant to obtain approval of a use permit pursuant to Chapter 17.40.

2. In the technical review of a charging station, consistent with Government Code Section 65850.7, the Building Official shall not condition the approval for any electric vehicle charging station permit on the approval of such a system by an association, as that term is defined by Civil Code Section 4080.

F. Electric Vehicle Charging Station Installation Requirements.

1. Electric vehicle charging station equipment shall meet the requirements of the California Electrical Code, the Society of Automotive Engineers, the National Item #6.4.

Electrical Manufacturers Association, and accredited testing laboratories such as Underwriters Laboratories, and rules of the Public Utilities Commission or a Municipal Electric Utility Company regarding safety and reliability.

2. Installation of electric vehicle charging stations and associated wiring, bonding, disconnecting means and overcurrent protective devices shall meet the requirements of Article 625 and all applicable provisions of the California Electrical Code.

3. Installation of electric vehicle charging stations shall be incorporated into the load calculations of all new or existing electrical services and shall meet the requirements of the California Electrical Code. Electric vehicle charging equipment shall be considered a continuous load.

4. Anchorage of either floor-mounted or wall-mounted electric vehicle charging stations shall meet the requirements of the California Building or Residential Code as applicable per occupancy, and the provisions of the manufacturer's installation instructions. Mounting of charging stations shall not adversely affect building elements.

Chapter 15.20

MECHANICAL CODE

15.20.010 Mechanical Code
California Code of Regulations Title 24, Part 4: The California Mechanical Code, 2025 Edition, as published by the International Association of Plumbing & Mechanical Officials, and otherwise identified as the Uniform Mechanical Code, 2024 Edition, and referred to as the "Uniform Mechanical Code" or "UMC," is adopted and made a part of this Title by reference.

Chapter 15.24

PLUMBING CODE

15.24.010 Plumbing Code
California Code of Regulations Title 24, Part 5: California Plumbing Code, 2025 Edition as published by the International Association of Plumbing & Mechanical Officials with Appendix A (Recommended Rules for Sizing the Water Supply System), Appendix B (Explanatory Notes on Combination Waste and Vent System), Appendix C (Alternate Plumbing Systems), Appendix D (Sizing Storm Water Drainage System), Appendix I (Installation Standards), and Appendix K (Potable Rainwater Catchment Systems), otherwise identified as the Uniform Plumbing Code, 2024 Edition, and referred to as the "Uniform Plumbing Code," or "UPC," is adopted and made a part of this Title by reference.

Chapter 15.28

ENERGY CODE

15.28.010 Energy Code
California Code of Regulations Title 24, Part 6: California Energy Code, 2025 Edition, as published by the International Code Council, is adopted and made a part of this Title by reference.

Item #6.4.

Chapter 15.32
Historical Building Code

15.32.010 Historical Building Code
California Code of Regulations Title 24, Part 8: California Historical Building Code, 2025 Edition, as published by the California Building Standards Commission, is adopted and made a part of this Title by reference.

Chapter 15.36

FIRE CODE
Sections:

15.36.010 Fire Code

15.36.020 Definitions

15.36.030 Amendments

15.36.040 Establishment of limits

15.36.010 Fire Code
California Code of Regulations Title 24, Part 9: 2025 California Fire Code including Appendix Chapter 4 (Special Detailed Requirements Based on Use and Occupancy), Appendices B and BB (Fire Flow Requirements for Buildings), Appendices C and CC (Fire Hydrant Locations and Distribution), Appendix D (Fire Apparatus Access Roads), Appendix E (Hazard Categories), Appendix F (Hazard Ranking), Appendix G (Cryogenic Fluids - Weight and Volume Equivalents), Appendix H (Hazardous Materials Management Plans and Hazardous Inventory Statements), Appendix I (Fire Protection Systems - Noncompliant Conditions), Appendix J (Building Information Sign), Appendix K (Construction Requirements for Existing Ambulatory Care Facilities), Appendix L (Requirements for Fire Fighter Air Replenishment Systems), Appendix N (Indoor Trade Shows and Exhibitions), and Appendix P (Temporary Haunted Houses, Ghost Walks and Similar Amusement Uses), referred to as the "International Fire Code" or "IFC," is adopted with the following amendments and made a part of this Title by reference.

15.36.020 Definitions
For the purposes of this Chapter, wherever the phrase "new construction" is used in the California Fire Code, it shall be defined as: "any work, including but not limited to, an addition, remodel, repair, renovation, or alteration of any building or structure." SUBSTANTIAL REMODEL. Substantial remodel shall mean the alteration of any structure which combined with any additions to the structure, performed within any three (3) year period, affects a floor area which exceeds fifty percent (50%) of the existing floor area of the structure. When any changes are made in the building, such as walls, columns, beams or girders, floor or ceiling joists and coverings, roof rafters, roof diaphragms, foundations, piles or retaining walls or similar components, the floor area of all rooms affected by such changes shall be included in computing floor areas for purposes of applying this definition. This definition does not apply to the replacement and upgrading of residential roof coverings or exterior wall finishes.

Item #6.4.

15.36.030 Amendments
The California Fire Code is amended as follows.

A. Division II Administration
California Fire Code Section 101.1 is added to read as follows:
101.1 Title. These regulations shall be known as the Fire Code of the City of Calistoga, hereinafter referred to as “this code.”
California Fire Code Section 103.1 is amended to read as follows:
103.1 Creation of Agency. The Calistoga Fire Department is hereby created and the official in charge thereof shall be known as the fire code official. The function of the agency shall be the implementation, administration and enforcement of the provisions of this code.

California Fire Code Section 104.10.1 is added to read as follows:
104.10.1.1 Fire Prevention Bureau Personnel and Police. All sworn safety personnel assigned to the Fire and Life Safety Division, or such other full-time Fire Department officers or fire prevention personnel as may be authorized by the Chief, shall be peace officers as described in Section 830.37 of the California Penal Code and shall enforce the Penal Code, California Fire Code, and where necessary and appropriate, any sections of the Calistoga Municipal Code, California Health and Safety Code, and any other county or state fire-related laws or codes not specifically covered in any part of this Code. These police powers include the issuance of misdemeanor citations (Notice to Appear), and as approved by the Chief, carrying and use of firearms.

When requested to do so by the Fire Chief, the Chief of Police is authorized to assign such available police officers as necessary to assist the Fire Department in enforcing the provisions of this Code.

California Fire Code Section 105.2.5 is added to read as follows:
105.2.5 - Inspection and permit Fees. The Fire Chief may establish a schedule of fees, as approved by the City Council, to be charged and collected for completing required inspection services and for the issuance of permits pursuant to Section 105.7 of this Code. Fire service fees may be charged to any person, firm, corporation or business that through negligence, violation of the law or as a result of carelessness is responsible for the cause of any fire department response to the scene of such an incident. A copy of fee schedules shall be kept in the office of the City Clerk and the office of the Fire Chief and shall be available for public inspection.

California Fire Code Section 105.5 is amended to read as follows:
105.5 Required Operational Permits. The fire code official is authorized to issue operational permits for operations set forth in Sections 105.5.2.1 through 105.5.58.

California Fire Code Section 105.5.59 is amended as follows:
105.5.59 Additional permits. In addition to the permits required by Section 105.6, the following permits shall be obtained from the Bureau of Fire Prevention prior to engaging in the following activities, operations, practices or functions:

1. Production facilities. To change use or occupancy, or allow the attendance of a live audience, or for wrap parties.

Item #6.4.

2. Pyrotechnics and special effects. To use pyrotechnic special effects, open flame, use of flammable or combustible liquids and gases, welding and the parking of motor vehicles in any building or location used for the purpose of motion picture, television and commercial production.

3. Live audiences. To install seating arrangements for live audiences in approved production facilities, production studios and sound stages. See Chapter 48.

4. Apartment house, hotel, or motel. An operational permit is required to operate an apartment house, hotel or motel.

5. Care facilities. An operational permit is required to operate a care facility as listed:
a. Day care with an occupant load greater than six (6) persons. b. Residential or commercial institutional care facility. Occupancies complying with Health and Safety Code Section 13235 are exempt.

6. Emergency Responder Radio System. An operational permit is required to operate an Emergency Responder Radio System.

7. High rise occupancy. An operational permit is required to operate a high rise building as defined in California Code of Regulations Title 24, Part 2.

8. Model rockets rental, sale or operation. An operational permit is required to operate, manufacture, import, export, possess, store, rent or sell model rockets as defined by Health and Safety Code Section 12519.

9. Agricultural burning.

California Fire Code Section 113.3.5 is added as follows:
113.3.5 Authority to issue citations. The Fire Code Official is authorized to issue a citation to persons operating or maintaining an occupancy, premise, or vehicle subject to this code, who allows a hazard to exist or fail to take immediate action to abate a hazard on such occupancy, premises, or vehicle when ordered or notified to do so.

California Fire Code Section 113.3.6 is added as follows:
113.3.6 Failure to comply. Any person who shall continue any work after having been served with a stop work order, except such work as that person is directed to perform to remove a violation or unsafe condition, shall be subject to a penalty as prescribed in CMC Chapter 1.08.

California Fire Code Section 113.4 is amended to read as follows:

1.08 Violation penalties. In accordance with the provisions of CMC Chapter

1.08 and this code, any persons who violate a provision of this code or fail to comply with any of the requirements thereof or who erect, install, alter, repair, or do work in violation of the approved construction documents or directive of the fire code official, or of a permit or certification used under provisions of this code, or any person operating or maintaining any occupancy, premises, or vehicle subject to this code, fire and life safety provisions of the California Building Code, or allow any fire hazard to exist on premises under their control or who fail to take immediate action to abate a fire hazard when ordered or notified to do so by the fire code official or authorized designee shall be subject to CMC Chapter 1.08. The imposition of one penalty of any violation shall not excuse the violation or permit it to continue. All such persons shall be required to correct or remedy such violations or defects within a reasonable time. When not otherwise specified, each day that a violation continues after due notice has been served shall be deemed a separate offense.

Item #6.4.

B. CHAPTER 2 DEFINITIONS
California Fire Code Section 201.5 is added as follows:

Section 201.5 Wherever the word "jurisdiction" is used in the 2022 California Fire Code and 2015 International Fire Code, it shall be understood to mean that the City of Calistoga is the local fire authority having jurisdiction (AHJ).

California Fire Code Section 202 is amended as follows:

TENT. A structure, enclosure, umbrella structure or shelter with or without sidewalls or drops, constructed of fabric or pliable material supported by any manner except by air or the contents that it protects.

The following are added to California Fire Code Section 202, General Definitions:

WEEDS. Vegetation which when mature bear wingy or downy seeds, or which because of having attained, or which may attain, such a large growth and being dry shall have become a fire menace, or which are otherwise noxious and dangerous to health.

C. CHAPTER 3 GENERAL PRECAUTIONS
California Fire Code Section 304.1.3.1 and 304.1.3.1.1 are added as follows:
304.1.3.1 Vegetation on non-developed parcel. Any non-developed parcel shall maintain vegetation in such manner as to reduce the potential for the ignition and/or spread of fire. 304.1.3.1.1 Vegetation management on non-developed parcel. Every property owner shall remove or destroy such weeds and/or debris on their property, on all sides of their property, including those sides next to, adjoining, or having commonality with public property, and on the abutting half of the street in front of, and alleys behind, if any, such property.

California Fire Code Section 307.1.1 is amended as follows:

Section 307.1.1 Prohibited open burning. Open burning within the city limits of Calistoga, including incinerators of all types, is prohibited.

Exceptions:

1. Agricultural burning permitted by the City of Calistoga Fire Department and regulated by the Bay Area Air Quality Management District.

2. Barbecues used for cooking purposes, provided the barbecues shall not be used for burning rubbish, paper, boxes, grass, brush or other combustible items, except charcoal, natural gas or other materials commonly used in barbecues for cooking purposes.

California Fire Code Section 307.1.2 is added as follows:
307.1.2 Prohibitions on Disposal and Burning Fires.

A. No person shall deposit any ashes, coals, charcoal, or other fire debris in a container that is combustible or may be compromised by heat, or on the floor of any building or within ten (10) feet of any woodwork or structure, unless secured in a metallic vessel.

B. No person shall deposit or throw into or on any street, sidewalk, alley or public place any paper, ashes, filth, dirt or trash of any kind.

C. No person shall bury any garbage, rubbish, recyclable, waste material, or refuse matter.

Item #6.4.

D. No person shall burn any garbage, rubbish, recyclable, waste material, refuse matter or substance, except as expressly authorized below:

1. Burns authorized by this Section shall conform to Bay Area Air Quality Management District (BAAQMD) Regulation #5, “Open Burning”, as the same may be amended from time to time, provided the burn occurs during a BAAQMD North Zone declared permissive burn day.

2. Any and all burns shall require a burning permit issued by the Calistoga Fire Department (“Burn Permit”) prior to ignition. A Burn Permit shall constitute an operational permit under Section 105 of the California Fire Code, as amended by the Calistoga Municipal Code and shall be applied for, issued, maintained, and subject to suspension or revocation in accordance with Section 106 of the California Fire Code, as amended by the Calistoga Municipal Code. Every Burn Permit shall, at a minimum, require that burning occur only between 8:00 a.m. and 5:00 p.m.

3. Agricultural burns for the purpose of initiating, continuing or maintaining agriculture as a gainful occupation. Fuels must be limited to materials grown on the site.

4. Only nonagricultural burns as described and defined in BAAQMD Regulation #5, Sections 5-401.1, 5-401.6, 5-401.7, 5-401.10, 5-401.14, 5-401.15 and 5-401.16, as those provisions may be amended from time to time.

E. Burn Permits may be suspended or revoked by the Fire Chief or their designee if it is determined that burning poses an increased hazard to public health or safety or if the permittee violates any condition of the permit, this Code, the Fire Code, or applicable state or regional air-quality regulations.

F. In addition to any requirements, all Burns must comply with the following:

1. Burns must maintain a minimum clearance of thirty (30) feet from combustibles,

2. Burns must have an adult in attendance at all times, and

3. Prior to any burn, Burn Permit holders must notify both City Police Department dispatch and Fire Department dispatch prior to any burning.

G. In the event any burn escapes control and the City determines that the cause was due to: negligent actions before or during the burn, the failure to receive a Burn Permit, or the failure to comply with any issued Burn Permit, the applicant shall be liable for all suppression costs incurred.

California Fire Code Section 308.1.6.3 is added as follows:
308.1.6.3 Sky Lanterns. Sky lanterns within the city limits of Calistoga are prohibited.

D. CHAPTER 4 EMERGENCY PLANNING AND PREPARDNESS
California Fire Code Section 401.3.2.1 is added as follows:
401.3.2.1 Unwarranted alarm notification. Notification of emergency responders based on an unwarranted alarm may be punishable by a fine in accordance with the adopted fee schedule. In addition, the responsible party may be liable for the operational and administrative costs incurred from the emergency response or mitigation procedures resulting from an unwarranted alarm notification.

Item #6.4.

E. CHAPTER 5 FIRE SERVICE FEATURES
California Fire Code Section 503.2.7 is amended as follows:
503.2.7 Grade. A fire department access road having a grade of between 12% and 15% shall be designed to have a finished surface of grooved concrete to hold a 74,000- pound traction load. Design for grooved concrete shall be 1/4 inch (6 mm) wide by 1/4 inch (6 mm) deep and 3/4 inch (19 mm) on center. Grades exceeding 15% are not permitted.

Exception: Other approved all weather surfaces may be used if the skid resistance is equivalent to or greater than grooved concrete as certified by a registered engineer and approved by the Fire Code Official.

California Fire Code Section 505.1 is amended as follows:
505.1 Address identification. New and existing buildings shall be provided with approved illuminated address identification. The address identification shall be legible and placed in a position that is visible from the street or road fronting the property.

Address identification characters shall contrast with their background. Address numbers shall be Arabic numerals or alphabetic letters. Numbers shall not be spelled out.

Character size and stroke shall be in accordance with Sections 505.1.1 through 505.1.2.

Where required by the fire code official, address identification shall be provided in additional approved locations to facilitate emergency response in accordance with this code and Section 505.1.3. Where access is by means of a private road and the building cannot be viewed from the public way or when determined by the fire code official, a monument, pole, illuminated sign or other means shall be used to identify the structure.

Address identification shall be maintained.

California Fire Code Section 505.1.1 is added as follows:
505.1.1 Numbers for one- and two- family dwellings. Each address identification character shall be not less than four (4) inches high with a minimum stroke width of onehalf (0.5) inch.

California Fire Code Section 505.1.2 is added as follows:
505.1.2 Numbers for other than one- and two-family dwellings. Each address identification character shall be not less than twelve (12) inches high with a minimum stroke width of one (1) inch. Suite and unit directional numbers shall be not less than six (6) inches high with a minimum stroke width of three- quarter (0.75) inch.

California Fire Code Section 505.1.3 is added as follows:
505.1.3 Complex directory. Where two or more buildings cannot be viewed from the public way or when determined by the fire code official, an illuminated complex directory, monument, pole, sign or other approved means shall be used to identify the structures at the main entrances to the property.

California Fire Code Section 507.5.1.1 is amended as follows:
507.5.1.1 Hydrant for fire department connections. Buildings equipped with a waterbased fire protection system installed in accordance with Sections 903 through 905 shall have a fire hydrant within 50 feet of the fire department connections, or as approved by the fire code official. (Also see Section 912.2).

California Fire Code Section 510.1 exception #1 is deleted.

Item #6.4.

F. CHAPTER 9 FIRE PROTECTION SYSTEMS
California Fire Code Section 903.2 is amended as follows:
903.2 Where required. Approved automatic sprinkler systems shall be provided in the locations described in Sections 903.2.1 through 903.2.21 and in items 1-5 below:

1. Newly constructed buildings or facilities, except detached Group U occupancies not more than one thousand (1,000) square feet in floor area and provided with exterior wall & opening protection as per Table 602 of the California Building Code.

2. Newly created, attached, accessory dwelling units which meet the definition of a substantial remodel.

3. All other existing buildings, fire sprinkler systems may be required by the fire chief in accordance with the following:

3.1 All buildings where improvements occur during any three (3) year period which cumulatively meet the definition of a substantial remodel.

3.2. All buildings, except R-3 occupancies, in excess of three thousand (3,000) square feet which have more than ten percent (10%) floor area added within any three (3) year period. Exceptions may be granted by the fire chief when alternate means of protection are installed as approved by the fire code official.

3.3. A change in the use of a building that results in a higher fire or life safety hazard when the square footage of the area changing use is more than 50% ., of the square footage of the existing building.

3.4. Where fire sprinklers are required by provisions of this code, they shall be extended throughout the building.

4. All public storage facilities. Exceptions may be granted by the fire chief when alternate means of protection are installed as approved by the fire code official.

5. All tunnels used for the transportation of people or any type of vehicle.

The requirements for fire sprinkler systems in this code section are not meant to disallow the provisions for area increase, height increase, or fire-resistive-rated substitution if otherwise allowed by this code.

Exceptions:

1. Agricultural buildings as approved by the Fire Code Official.

2. Detached pool houses accessory to Group R-3 not classified as a dwelling unit and not exceeding 1,000 square feet (9.28 m2) in gross floor area within 50 feet of the pool and limited to a single bathroom.

3. Detached non-combustible motor vehicle fuel dispensing canopies.

California Fire Code Section 903.2.1 is amended to read as follows:
903.2.1 Group A. An automatic sprinkler system shall be provided throughout buildings containing a Group A occupancy.

California Fire Code Sections 903.2.1.1 through 903.2.1.5 and Section 903.2.1.7 are deleted.

California Fire Code Section 903.2.1.6 is renumbered and amended as follows:
903.2.1.6 Assembly occupancies on roofs. Where an occupied roof has an assembly occupancy with an occupant load exceeding 100 for Group A-2 and 300 for other Group A Occupancies, an automatic sprinkler system shall be provided throughout the building in accordance with Section 903.3.1.1 or 903.3.1.2.

Item #6.4.

California Fire Code Section 903.2.2 is amended to read as follows:
903.2.2 Ambulatory care facilities. An automatic sprinkler system shall beinstalled throughout buildings containing an ambulatory care facility.

California Fire Code Section 903.2.3 is amended to read as follows:
903.2.3 Group E. An automatic sprinkler system shall be installed throughout buildings containing a Group E occupancy.

California Fire Code Section 903.2.4 is amended to read as follows:
903.2.4 Group F. An automatic sprinkler system shall be provided throughout buildings containing a Group F occupancy.

California Fire Code Section 903.2.4.1 through 903.2.4.3 are deleted.

California Fire Code Section 903.2.5 is amended to read as follows:
903.2.5 Group H. An automatic sprinkler system shall be installed throughout buildings containing a Group H occupancy.

California Fire Code Section 903.2.7 is amended as follows:
903.2.7 Group M. An automatic sprinkler system shall be provided throughout buildings containing a Group M occupancy where gross floor area exceeds 500 square feet (4.64 m2).

California Fire Code Section 903.2.9 is amended to read as follows:
903.2.9 Group S. An automatic sprinkler system shall be provided throughout all buildings containing a Group S occupancy.

California Fire Code Sections 903.2.9.1 through 903.2.9.4 are deleted.

California Fire Code Section 903.2.10 is amended to read as follows:
903.2.10 Group S2 parking garages. An automatic sprinkler system shall be provided throughout all buildings containing a Group S2 occupancy.

California Fire Code Section 903.2.10.1 through 903.2.10.2 are deleted.

California Fire Code Section 903.2.11 is amended as follows:
903.2.11 Specific buildings areas and hazards. In all occupancies other than detached Group U occupancies not greater than 1,000 square feet (92.8 m2), an automatic sprinkler system shall be installed for building design or hazards in the locations set forth in Sections 903.2.11.1 through 903.2.11.8.

California Fire Code Section 903.2.11.3 exception is deleted. California Fire Code Section 903.2.11.7 is added as follows:
903.2.11.7 Undetermined use design. Automatic sprinkler systems installed in buildings or structures of undetermined use shall be designed and installed to have a minimum density of .33 gallons per minute per square foot over a minimum design area of 3,000 square feet (278.7 m2).

California Fire Code Section 903.2.11.8 is added as follows:
903.2.11.8 High-piled storage. An automatic sprinkler system shall be provided throughout as required in California Fire Code Chapter 32 in all buildings where storage is in high-pile or rack storage arrays.

California Fire Code Section 903.2.22 is added as follows:

Item #6.4.

903.2.22 Alterations or Repairs. For alterations or repairs that qualify as a substantial remodel, the building shall meet the fire sprinkler requirements for a newly-constructed building. See definition of Substantial Remodel (Section 15.12.015).

Exceptions to this Section:

One-time alterations made solely for the purpose of complying with the Americans with Disabilities Act.

Work associated with the creation of an accessory dwelling unit or junior accessory dwelling unit, as defined by Govt. Code 65852.2 and 65852.22, if fire sprinklers are not required for the primary residence.

California Fire Code Section 903.2.23 is added as follows:
903.2.23 Change in Occupancy. For any change of occupancy when the proposed new occupancy classification is more hazardous based on a fire and life safety evaluation by the fire code official and building code official, including conversions of buildings to single-family residences, accessory dwelling units, bed and breakfasts, inns, lodging houses or congregate residences for 10 or fewer persons or other similar uses, an automatic fire sprinkler shall be installed throughout.

California Fire Code Section 903.4.2 is amended as follows:
903.4.2 Alarms. One exterior approved audible and visual device, located on the exterior of the building in an approved location, shall be connected to each automatic sprinkler system. Such sprinkler water-flow alarm devices shall be activated by water flow equivalent to the flow of a single sprinkler of the smallest orifice size installed in the system. Where a fire alarm system is installed, actuation of the automatic sprinkler system shall actuate the building fire alarm system.

California Fire Code Section 905.3.1 item #2 is amended as follows:
905.3.1. (2) Buildings that are three or more stories in height. California Fire Code Section 905.9 exception #2 is deleted. California Fire Code Section 912.2 is amended as follows: 912.2 Location. With respect to hydrants, driveways, buildings and landscaping, fire department connections shall be so located that fire apparatus and hose connected to supply the system will not obstruct access to the buildings for other fire apparatus. The location of fire department connections shall be approved by the fire code official (Also see Section 507.5.1.1).

G. CHAPTER 33 FIRE SAFETY DURING CONSTRUCTION
California Fire Code Section 3315.3 is added as follows:
3315.3 Where required. In buildings of combustible construction required to have automatic sprinkler system by Section 903, automatic sprinkler system shall be installed prior to construction exceeding 40 feet (12.192 meters) in height above the lowest level of fire department vehicle access. Such automatic sprinkler system shall be extended as construction progresses to within one floor of the highest point of construction having secured decking or flooring.

California Fire Code Section 3315.4 is added as follows:
3315.4 Buildings being demolished. Where a building is being demolished and an automatic sprinkler system exists within such a building, such automatic sprinkler system shall be maintained in an operable condition so as to be available for use by the Item #6.4.

fire department. Such automatic sprinkler system shall be demolished with the building but shall not be demolished more than one floor below the floor being demolished.

H. CHAPTER 56 EXPLOSIVES AND FIREWORKS
California Fire Code Section 5601.1.6 is added as follows:
5601.1.6 Sale, use or discharge of fireworks prohibited - exception. Except for firework displays authorized pursuant to this section, it is unlawful for any person to possess, store, offer or expose for sale, sell at retail, give away or in any manner dispose of any fireworks, or to use, explode, or otherwise discharge any fireworks.

California Fire Code Section 5601.2.5 is added as follows:

Section 5601.2.5 Limits Established by Law. The limits referred to in Chapter 56 of the California Fire Code, in which storage of explosives and blasting agents is prohibited, are hereby established as follows: Storage is prohibited in all areas of the City unless a permit is issued by the fire code official.

I. CHAPTER 57 FLAMMABLE AND COMBUSTIBLE LIQUIDS
California Fire Code Section 5701.6 is added as follows:
5701.6 Establishment of Limits
Establishment of Limits of Districts in which the Storage of Hazardous Materials is prohibited: The limits referred to in Chapter 50 of the California Fire Code in which the storage of hazardous materials is prohibited, are hereby established as follows: Storage is prohibited in all areas of the City unless a permit is issued by the Fire Code Official.

Establishment of Limits of Districts in which the Storage of Compressed Gases is Prohibited: The limits referred to in Chapter 53 of the California Fire Code in which the storage of compressed gases is prohibited, are hereby established as follows: Storage of 16 gallons or more is prohibited in all areas of the City unless a permit is issued by the Fire Code Official.

Establishment of Limits of Districts in which Storage of Explosives and Blasting Agents is Prohibited: The limits referred to in Chapter 56 of the California Fire Code, in which storage of explosives and blasting agents is prohibited, are hereby established as follows: Storage is prohibited in all areas of the City, unless a permit is issued by the Fire Code Official.

Establishment of Limits of Districts in which Storage of Flammable or Combustible Liquids in Outside Above-ground Tanks is Prohibited: The limits referred to in Chapter 57 of the California Fire Code, in which the storage of flammable or combustible liquids in outside above-ground tanks is restricted, are hereby established as follows: Storage of 16 gallons or more is prohibited in all areas unless a permit is issued by the Fire Code Official.

Establishment of Limits of Districts in which Storage of Liquefied Petroleum Gas is prohibited: The limits referred to in Chapter 57 of the California Fire Code, in which storage of liquefied petroleum gas is prohibited, are hereby established as follows:

Storage is prohibited in all areas of the City unless a permit is issued by the Fire Code Official.

Item #6.4.

Establishment of Limits of Districts in which the Storage of Stationary Tanks of Flammable Cryogenic Fluids is Prohibited: The limits referred to in Chapter 58 of the California Fire Code in which the storage of flammable cryogenic fluids in stationary containers is prohibited, are hereby established as follows: Storage is prohibited in all areas of the City unless a permit is issued by the Fire Code Official.

California Fire Code Section 5706.2.4.5 is added as follows:

Section 5706.2.4.5 Establishment of Limits of Districts in which Storage of Liquefied Petroleum Gases is prohibited. The limits referred to in Chapter 57 of the California Fire Code, in which storage of liquefied petroleum gas is prohibited, are hereby established as follows: Storage is prohibited in all areas of the city unless a permit is issued by the fire code official.

J. CHAPTER 61 LIQUEFIED PETROLEUM GASES
California Fire Code Section 6104.2 is amended as follows:

Section 6104.2 Maximum capacity within established limits. Within the limits established by law restricting the storage of liquefied petroleum gas for the protection of heavily populated or congested areas, the aggregate capacity of any one installation shall not exceed a water capacity of 500 gallons (1893 L).

K. Appendix C Fire Hydrant Locations and Distribution
California Fire Code Appendix C102 is amended by adding the following appendix:

C102.2 Fire Department Connections. A fire hydrant shall be located within 50 feet of all Fire Department Connections (FDC), or as approved by the fire code official.

L. Appendix D Fire Apparatus Access Roads
California Fire Code Appendix D107.1 is amended as follows:

D107.1 One- or two-family dwelling residential developments. Developments of one- or two-family dwellings where the number of dwelling units exceeds 20 shall be provided with two separate and approved fire apparatus access roads, and shall meet the requirements of Appendix D104.3.

Exceptions 1 and 2 are deleted.

Chapter 15.38

WILDLAND-URBAN INTERFACE CODE

15.38.010 Wildland-Urban Interface Code
California Code of Regulations Title 24 Part 7 California Existing Building Code 2025 Edition as published by the International Code Council, International Existing Building Code, is adopted and made a part of this Title by reference.

Building Code Section 504.2 is amended as follows:

Section 504.2 Roof assembly. All Roofs shall have a roof assembly that complies with a Class A fire classification when tested in accordance with ASTM E108 or UL 790.

Item #6.4.

Chapter 15.40

EXISTING BUILDING CODE

15.40.010 Existing Building Code
California Code of Regulations Title 24 Part 10 California Existing Building Code 2025 Edition as published by the International Code Council, International Existing Building Code, is adopted and made a part of this Title by reference.

Chapter 15.44

GREEN BUILDING STANDARDS

15.44.010 Green Building Standards
California Code of Regulations Title 24 Part 11 California Green Building Standards Code 2025 edition as published by the International Code Council with the following amendments to Appendix Chapters A4 Tier 1 and Appendix Chapter A5 Tier 1, is adopted and made a part of this Title by reference.

Chapter 15.48

INTERNATIONAL PROPERTY MAINTENANCE CODE

15.48.010 International Property Maintenance Code. The International Property Maintenance Code (IPMC) 2024 Edition, as published by the International Code Council, International Property Maintenance Code, is adopted and made a part of this Title by reference.

15.48.020 Amendments
International Property Maintenance Code Section 101.1- Title, Section 103.1- Title and Section 302.4 is amended as follows:

These regulations shall be known as the International Property Maintenance Code of City of Calistoga, hereinafter referred to as "this code." Chapter 15.50

INTERNATIONAL POOL AND SPA CODE

15.50.010 International Pool and Spa Code
The international Pool and Spa Code 2024 Edition as published by the International Code Council, International Pool and Spa Code, is adopted and made a part of this Title by reference.

15.50.010 Amendments
International Pool and Spa Code Section 101.1- Title, is amended as follows:

These regulations shall be known as the International Swimming Pool and Spa Code of City of Calistoga, hereinafter referred to as "this code." Chapter 15.52

REFERENCED STANDARDS

15.52.010 Adoption
For the purpose of establishing proper regulations for building construction, the 2025 California Referenced Standards is adopted and made a part of this Title by reference.

Item #6.4.

City of Calistoga

STAFF REPORT
To: Honorable Mayor and City Council
From: Rachel Stepp, Deputy City Manager
Meeting: City Council - Nov 18 2025
Subject: Second reading of a Zoning Ordinance #778 Amending Title 17 of the Calistoga Municipal Code to Add Chapter 17.34 (Short-Term Rentals) and Update Related Definitions
DESCRIPTION:

Second reading of ordinance #778 of the City of Calistoga amending Title 17 of the Calistoga Municipal Code to add Chapter 17.34 (Short-Term Rentals) and adopt the ordinance.

RECOMMENDATION:

Consider Approving the Ordinance Amendment
SUMMARY:

The Calistoga City Council previously directed staff to prepare a zoning ordinance amendment to strengthen and clarify the City’s prohibition on short-term rentals—referred to in the zoning code as “transient occupancies of dwelling units.” Although STRs have never been permitted, either by right or through a use permit, the Municipal Code did not contain explicit language defining this restriction or providing a robust enforcement framework.

The Planning Commission conducted a duly noticed public hearing on October 8, 2025. It adopted a resolution, recommending that the City Council adopt the ordinance and find it exempt from the California Environmental Quality Act (CEQA).

ANALYSIS:

The proposed ordinance, titled “An Ordinance of the City Council of the City of Calistoga Amending Title 17 of the Calistoga Municipal Code to Add Chapter 17.34 (Short-Term Rentals),” establishes a comprehensive, citywide prohibition on short-term rentals (STRs). It introduces enforceable standards to support regulatory clarity and compliance.

The ordinance explicitly bans STRs across all Calistoga zoning districts. This includes any use of a dwelling or part of it to provide lodging for payment for less than thirty days in a row. Hosting platforms like Airbnb, VRBO, and similar services are also barred from completing or helping with bookings for STRs within the city. These rules reinforce the City’s long-standing stance that STRs are not permitted under its zoning laws and formalize that position with clear, enforceable language.

To support implementation and enforcement, the ordinance introduces several new definitions within Chapter 17.34. Terms such as “short-term rental,” “hosting platform,” “booking transaction,” “operator,” and “dwelling unit” are clearly defined. These definitions provide a legal framework for Item #6.5.

distinguishing between unlawful STR activity and permitted land uses, supporting more consistent enforcement efforts.

The ordinance also designates enforcement authority and a tiered penalty system. Violations of the STR prohibition are punishable by administrative citations and fines starting at $1,000 per violation.

For violations that endanger public health and safety, increased fines are permitted under Government Code Section 36900(d): $1,500 for a first offense, $3,000 for a second offense within one year, and $5,000 for each additional offense within that same period. Each day a violation persists counts as a separate offense. Additionally, the ordinance authorizes the City to issue subpoenas to hosting platforms to obtain address-level data or booking history for any active listings within the City of Calistoga.

The ordinance qualifies for exemption from the California Environmental Quality Act (CEQA) under two provisions:
 Section 15061(b)(3) (Common Sense Exemption), which applies because the ordinance does not result in a physical change to the environment, and  Section 15301 (Existing Facilities), which applies to regulatory actions involving no expansion or alteration of existing structures.

Lastly, the ordinance states that its provisions are declaratory of existing law. Short-term rentals have never been permitted under Calistoga’s zoning regulations. The ordinance makes this longstanding interpretation explicit and enforceable, enhancing clarity for property owners, platform operators, and City enforcement staff.

FINANCIAL IMPACT:

Illegal short-term rentals negatively impact the City in two key ways: they result in lost Transient Occupancy Tax (TOT) revenue and consume significant staff time to investigate and resolve violations. The proposed amendments aim to enhance the City’s capacity to identify, manage, and penalize illegal short-term rental operators. By strengthening enforcement tools and requiring compliance, the ordinance helps ensure that visitor accommodations occur through properly permitted hospitality businesses. This approach supports the collection of TOT revenue. At the same time, the new fee structure serves both as a deterrent to illegal activity and a means to recover staff costs associated with enforcement.

CEQA STATUS:

The ordinance is exempt from the California Environmental Quality Act (CEQA) under: Section 15061(b)(3) (Common Sense Exemption), as the ordinance does not result in a physical change to the environment; and Section 15301 (Existing Facilities), as it involves no expansion or alteration of existing structures.

ATTACHMENT(S):

Short Term Rental Code Amendment 17.34
APPROVAL(S):

Hide Miyamoto, Administrative Services Director Approved - Nov 06 2025 Yudiana Galvan, City of Calistoga | City Clerk Approved - Nov 10 2025 Item #6.5.

4926-6082-7752 v4
ORDINANCE NO. ***

AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF CALISTOGA AMENDING TITLE 17 OF THE CALISTOGA MUNICIPAL CODE TO ADD CHAPTER

17.34 (SHORT-TERM RENTALS)
WHEREAS, the City of Calistoga seeks to preserve the residential character of its neighborhoods, protect housing opportunities for residents, and ensure that visitor accommodations occur only in properly licensed and regulated lodging facilities such as hotels, motels, and bed and breakfast inns; and
WHEREAS, the operation of Short-Term Rentals in Dwelling Units undermines this objective by converting housing stock intended for residents into transient use and introducing commercial activity into residential zones; and WHEREAS, the operation of Short-Term Rentals can create adverse secondary effects, including increased noise, traffic, parking congestion, and safety concerns, that are inconsistent with the quiet enjoyment of residential neighborhoods; and WHEREAS, under the City’s Zoning Ordinance, Short-Term Rentals in Dwelling Units have never been listed as a permitted or conditional use in any zoning district, and this ordinance is declaratory of existing law; and
WHEREAS, hosting platforms such as Airbnb, VRBO, and others facilitate the booking and operation of Short-Term Rentals in violation of City law, undermining enforcement and exacerbating adverse neighborhood impacts; and WHEREAS, the operation of Short-Term Rentals contrary to the City’s zoning and licensing requirements constitutes a public nuisance, threatening the health, safety, and welfare of residents; and
WHEREAS, Calistoga Municipal Code section 17.04.636.5 defines “transient commercial occupancies of Dwelling Units” as the unpermitted commercial use of a Dwelling Unit for fewer than 30 consecutive days, and such uses are expressly prohibited in all residential zoning districts pursuant to CMC §§ 17.14.020(D),

17.16.020(D), 17.18.020(D), and 17.19.020(D); and
WHEREAS, the City Council enacts this Ordinance to strengthen enforcement of the City’s existing prohibitions on transient commercial occupancies of Dwelling Units, including through enhanced fines and regulation of hosting platforms; and WHEREAS, this ordinance is exempt from the California Environmental Quality Act (CEQA) under CEQA Guidelines section 15061(b)(3) because it can be seen with certainty that there is no possibility that this ordinance may have a significant effect on the environment.

NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF CALISTOGA DOES ORDAIN AS FOLLOWS:

SECTION 1; Recitals
Item #6.5.

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The above recitals are incorporated herein as if set forth herein in full and each is relied upon independently by the City Council for its adoption of this Ordinance.

SECTION 2; Chapter 17.34 PROHIBITION OF SHORT-TERM RENTALS is hereby added to Title 17 of the Calistoga Municipal Code to read as follows:
“Section 17.34.010 Purpose
The purpose of this chapter is to set forth regulations prohibiting ShortTerm Rentals, to protect the residential character of Calistoga’s neighborhoods and is declaratory of existing law.

Section 17.34.020 Definitions
For purposes of this chapter, the following words and phrases are defined as follows:

A. “Booking Transaction” means any reservation or payment service, whether provided directly or through a hosting platform or other intermediary, that facilitates a Short-Term Rental of a Dwelling Unit, or portion thereof, within the City of Calistoga in exchange for consideration.

B. "Hosting Platform" means a marketplace in whatever form or format which facilitates Short-Term Rentals through advertising, matchmaking, or any other means, using any medium of facilitation, and from which the Operator of the platform derives revenues, including fees from Booking Transactions or advertising revenue, from providing or maintaining the marketplace.

C. “Operate" means the operation of a Short-Term Rental, and includes the acts of establishing, offering, maintaining, or listing for rent a ShortTerm Rental or Short-Term Rental Property.

D. “Operator” means the Person who offers, maintains or lists for rent a Short Term Rental or Short-Term Rental property.

E. "Person" means any natural Person, firm, association, partnership, business trust, corporation, company, or organization of any kind.

F. "Dwelling unit" means a room or connected rooms constituting a separate housekeeping establishment containing independent cooking and sleeping facilities for occupancy by its owner(s), or by tenants who rent or lease the unit for a period of thirty (30) or more consecutive days.

Item #6.5.

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For purposes of this chapter, “Dwelling Unit” does not include a hotel, motel, bed and breakfast inn, inn, or resort, each as defined in this Title.

G. "Short-Term Rental" or "Short-Term Rental Property" means a Dwelling Unit, or any portion of a Dwelling Unit, that is rented or offered for rent for a period of 30 consecutive days or less.

Section 17.34.030 Prohibition on Short-Term Rentals and Booking Transactions
A. No Person shall Operate, any Short-Term Rental or Short-Term Rental Property within the City of Calistoga.

B. No hosting platform shall complete or facilitate a Booking Transaction for any Short-Term Rental or Short-Term Rental Property located within the City unless the use is expressly authorized by this Code.

Section 17.34.040 Violations and enforcement
A. The City may issue a notice of violation or administrative citation for any violation of this chapter to any Person, Operator or Hosting Platform for a violation of any provision of this chapter or other provisions of the Code pursuant to Title 1 of this Code.

B. Each and every day, or portion thereof, that a violation of this chapter exists constitutes a separate and distinct violation for which a notice of violation or administrative citation may be issued by the City.

C. A violation of any provision of this chapter, or failing to comply with any mandatory requirement hereof, shall constitute a misdemeanor. The fine amount for each violation shall be one thousand dollars ($1,000.00).

Notwithstanding the preceding sentence or any other section of this chapter, a violation of this chapter may, in the discretion of the enforcement officer, be charged and prosecuted as an infraction.

D. Pursuant to Government Code Section 36900(d), for infractions that pose a threat to public health or safety, the fine shall be, at a minimum, one thousand five hundred dollars ($1,500.00) for an initial violation of this chapter, three thousand dollars ($3,000.00) for a second violation of the same provision within one (1) year, and five thousand dollars ($5,000.00) for each subsequent violation of the same provision within one (1) year. For purposes of this subsection, operation of a Short-Term Rental in violation of this chapter shall be deemed to pose a threat to public health or safety.

Item #6.5.

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E. For fines imposed under Section 17.34.040.D., the City Manager or their designee may grant a hardship waiver to reduce the amount of the fine upon a showing by the responsible party that they have made a bona fide effort to comply after the first violation and that payment of the full amount of the fine would impose an undue financial burden on the responsible party. No such waiver shall be granted for subsequent violations.

F. The City Manager, or designee, shall have the authority to request the City Attorney to issue and serve administrative subpoenas on hosting platforms and/or Operators to obtain specific information regarding Booking Transactions for Short-Term Rental listings located in the City, including, but not limited to, the names of the Persons responsible for each listing, the address of each such listing, the length of stay for each such listing and the price paid for each stay, to determine whether the Booking Transaction violates this chapter. Any subpoena issued pursuant to this section shall not require the production of information sooner than thirty (30) days from the date of service. A Person that has been served with an administrative subpoena may seek judicial review during that thirty day period.”
SECTION 3: Compliance with CEQA
This Ordinance was assessed in accordance with the authority and criteria contained in the California Environmental Quality Act (CEQA), the State CEQA Guidelines (the Guidelines), and the environmental regulations of the City. The City Council hereby finds that under Section 15061(b)(3) of the State CEQA Guidelines, this Ordinance is exempt from the requirements of CEQA because it can be seen with certainty that the provisions contained herein would not have the potential for causing a significant effect on the environment. Additionally, this Ordinance is exempt under CEQA Guidelines Section 15301 (Class 1 – Existing Facilities), because it regulates the use of existing residential Dwelling Units by prohibiting their use as Short-Term Rentals. The Ordinance involves negligible or no expansion of existing or former uses of such Dwelling Units and does not authorize any new construction, redevelopment, or physical changes to the environment.

SECTION 6: Severability
If any section, subsection, subdivision, paragraph, sentence, clause, or phrase in this Ordinance or any part thereof is for any reason held to be unconstitutional or invalid, or ineffective by any court of competent jurisdiction, such decision shall not affect the validity or effectiveness of the remaining portions of this Ordinance or any part thereof. The City Council hereby declares that it would have passed each section, subsection, subdivision, paragraph, sentence, clause, or phrase thereof irrespective of the fact that any one or more subsections, subdivisions, paragraphs, Item #6.5.

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sentences, clauses, or phrases be declared unconstitutional, or invalid, or ineffective.

SECTION 7: Effective Date
Effective Date. This Ordinance shall take effect 30 days from its passage, and shall be published in accordance with the law, in a newspaper of general circulation published and circulated in the City of Calistoga.

SECTION 8: Publication
Publication. The City Clerk is directed to cause this Ordinance to be published in the manner required by law.

THIS ORDINANCE was introduced with the first reading waived at the City of Calistoga City Council meeting on November 4, 2025. It was passed and adopted at a regular meeting of the Calistoga City Council on November 18, 2025 by the following vote:

AYES:

NOES:

ABSTAIN:

ABSENT:
____________________________
Donald Williams,, Mayor
ATTEST: APPROVED AS TO FORM:
____________________________ ____________________________ Yudiana Galvan, CMC, City Clerk Michelle Marchetta Kenyon, City Attorney
Item #6.5.

City of Calistoga

STAFF REPORT
To: Honorable Mayor and City Council
From: Lauren Clark, Assistant Planner
Meeting: City Council - Nov 18 2025
Subject: First Reading of Ordinance of the City Council of the City of Calistoga Amending Titles 8 and 17 of the Calistoga Municipal Code DESCRIPTION:

Consideration of an Ordinance of the City of Calistoga amending Titles 8 and 17 of the Calistoga Municipal Code to implement programs in the City's Sixth Cycle Housing Element.

RECOMMENDATION:

Staff recommends that the Calistoga City Council accept the introduction of the first reading and waive further reading of Ordinance Number XXX, amending Titles 8 and 17 of the City of Calistoga Municipal Code.

SUMMARY:

Consideration of an Ordinance of the City of Calistoga (Attachment 1) amending Titles 8 and 17 of the Calistoga Municipal Code to implement fourteen (14) programs in the City's Sixth Cycle Housing Element. These programs are generally designed to facilitate a variety of housing types and enact housing policies that align with Calistoga's General Plan.

ANALYSIS:

Background:

The California Department of Housing and Community Development (HCD) found Calistoga's Sixth Cycle Housing Element ("Housing Element") to be in compliance with State law on October 9, 2023.

The Housing Element had been adopted by the Calistoga City Council on August 1, 2023, following 15 publicly noticed meetings.

The Housing Element contains numerous programs, all of which provide a time frame for completion and a reasonable entity. There are several Housing Element programs that the City has assigned a completion date of August 2025. During the initial stages of analysis on how to fulfill these programs, City staff developed a list of programs to implement as one package:

A1.1-1 A1.2-1 A1.2-4 A1.3-7 A2.1-5 A4.1-8 A4.2-1
A6.1-3 A6.1-4 A6.1-5 A6.1-6 A6.1-7 A6.1-8 A6.1-9
On July 23, 2025, the Planning Commission adopted a resolution recommending to the Calistoga City Council the adoption of an ordinance amending the Calistoga Municipal Code to implement the 14 programs in Calistoga's Sixth Cycle Housing Element listed above. After the Planning Commission meeting, City staff reviewed the recommended changes and believed that modifications would clarify ministerial approval (without discretionary review) of certain housing proposals. On October 8, 2025, the Planning Commission adopted a resolution recommending Item #7.1.

adoption of the revised ordinance. The Planning Commission resolution and recommended draft ordinance are included as Attachment 4.

The Housing Advisory Committee reviewed the draft code amendments during their regularly scheduled meetings on June 27, 2025, and on September 26, 2025. The committee recommended that the Council adopt the amendments as written.

Discussion:

Attached to this staff report as Attachment 2 is a table (Table 1) that outlines the Housing Element implementation recommendations. The table is organized by program number and includes a summary of the program language, the recommended changes to the Municipal Code to implement the program, notes on whether the amendment stems from Council direction during Housing Element adoption or is required due to updates to State law, as well as whether there is any discretion in how the program is implemented. All of the recommendations listed in Table 1 are included in the recommended Ordinance (Attachment 1).

Attachment 3 is a copy of Figure 5-9 in Chapter 5 of the Housing Element. The figure shows a map of the Potential Housing Sites by affordability level. It is provided for reference to the sites B, C, D, & E implementing program A2.1-5.

Below is a summary of Table 1 and the recommended ordinance for quick reference:

A1.1-1
Adds a “No Net Loss” provision to the Zoning Code to prevent downzoning of residential land unless equivalent capacity is added elsewhere.

Code Section: 17.03.100
A1.2-1
Establishes a minimum residential density requirement of at least 50% of the maximum allowed by the General Plan for multifamily developments.

Code Sections: 17.03.110, 17.19, 17.21, 17.22
A1.2-4
Permits adaptive reuse of inns, motels, and non-storefront commercial spaces for long-term housing in the Downtown Commercial district.

Code Sections: 17.04 (Definitions), 17.21.030
A1.3-7
Expands the City’s smoke-free ordinance to include common areas in multifamily housing, aligning with Blue Zones Project recommendations.

Code Sections: 8.28.010, 8.28.030
A2.1-5
Allows by-right approval of multifamily housing on lower-income housing sites if at least 20% of units are affordable to lower-income households, as required by state law.

Code Sections: 17.04, 17.19.050, 17.22.020, 17.22.070
A4.1-8
Item #7.1.

Defines “Low Barrier Navigation Centers” and permits them by-right in the Downtown Commercial district; also updates parking standards.

Code Sections: 17.04, 17.21.020, 17.36.130
A4.2-1
Expands the definition of special needs housing to include farmworkers and lower-income, female, and single-parent households for Affordable Housing Fund eligibility.

Code Section: 17.08.010
A6.1-3
Clarifies that shared parking arrangements are allowed with appropriate documentation; no code change required.

Code Section: 17.36.040
A6.1-4
Limits parking requirements for emergency shelters and navigation centers to one space per staff member, per State law.

Code Section: 17.36.130
A6.1-5
Ensures supportive and transitional housing is permitted by-right in commercial zones where multifamily housing is allowed.

Code Sections: 17.21.020, 17.22.020
A6.1-6
Defines and permits agricultural (employee) housing in accordance with the Employee Housing Act.

Code Sections: 17.04, 17.15.030
A6.1-7
Reduces parking requirements for studio and one-bedroom units to remove constraints on smaller housing types.

Code Section: 17.36.130
A6.1-8
Eliminates fees for reasonable accommodation applications to reduce barriers for persons with disabilities.

Code Section: 17.60.040
A6.1-9
Permits residential care facilities and group homes for up to 12 persons in all residential zones, consistent with fair housing laws.

Code Sections: 17.14, 17.15, 17.16, 17.18
FINANCIAL IMPACT:

The implementation of the Housing Element, including staff hours, is funded by the General Fund and the Measure D (Fund #28). Staff envision no financial impact to the city due to the adoption of these code amendments. Multifamily developments that now require by-right approval will still be subject to the City's cost recovery review fees in the fee schedule. The City has no record of a reasonable accommodation application in recent history.

Item #7.1.

CEQA STATUS:

On August 8, 2023, the City Council adopted an Initial Study, Mitigated Negative Declaration, and Mitigation Monitoring and Reporting Program for the Housing Element Update ("IS/MND"). The ordinance is consistent with the adopted IS/MND that analyzed the environmental impacts of the Housing Element as they are consistent with the Housing Element and implement the Housing Element programs and there have been no changes to the programs or required implementation programs.

ATTACHMENT(S):

Attachment 1 - Ordinance of the City Council
Attachment 2 - Table 1 - Housing Element Implementation Recommendations Attachment 3 - 6th Cycle Housing Sites
Attachment 4 - PC RESO 2025-06
APPROVAL(S):

Greg Desmond, Planning & Building Director Approved - Nov 06 2025 Hide Miyamoto, Administrative Services Director Approved - Nov 06 2025 Rachel Stepp, Deputy City Manager Approved - Nov 08 2025 Yudiana Galvan, City of Calistoga | City Clerk Approved - Nov 10 2025 Item #7.1.

Attachment 1
4919-4232-1784 v1
ORDINANCE NO. XXX

AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
CALISTOGA AMENDING CHAPTER 8.28, “SMOKING IN PUBLIC
PLACES AND SALE OF TOBACCO PRODUCTS”; CHAPTER 17.03,
“ZONING”; CHAPTER 17.04 “DEFINITIONS”; CHAPTER 17.08,
“AFFORDABLE HOUSING”; CHAPTER 17.14, “RR RUAL
RESIDENTIAL DISTRICT”; CHAPTER 17.16, “RR-H RURAL
RESIDENTIAL-HILLSIDE DISTRICT”; CHPATER 17.16, “R-1 AND R-1- 10 ONE-FAMILY RESIDENTIAL DISTRICTS”; CHAPTER 17.18 R-2 TWO -FAMILY RESIDENTIAL DISTRICT”; 17.19 R-3 MULTIFMAILY RESIDENTIAL/OFFICE DISTRICT”; CHAPTER 17.21, “DC
DOWNTOWN COMMERCIAL DISTRICT”, CHAPTER 17.22, “CC
COMMUNITY COMMERCIAL DISTRICT”; CHAPTER 17.36, “OFFSTREET PARKING AND LOADING”; AND 17.60 “REQUESTS FOR REASONABLE ACCOMMODATION” OF THE CALISTOGA

MUNICIPAL CODE AND FINDING THAT ADOPTION OF THE

ORDINANCE WAS CONSIDERED UNDER THE INITIAL STUDY AND

MITIGATED NEGATIVE DECLARATION AND THE MITIGATION AND

MONITORING PROGRAM FOR THE ADOPTED HOUSING ELEMENT
UPDATE
WHEREAS, the State Housing Element Law (Government Code Section 65580) requires that the City Council adopt a Housing Element for the 2023-2031 period to accommodate the City of Calistoga (“City”) regional housing need allocation (RHNA); and WHEREAS, on August 1, 2023, the City Council considered and adopted an Initial Study, Mitigated Negative Declaration and the Mitigation and Monitoring and Reporting Program for the Housing Element Update (“IS/MND”) and adopted a resolution to adopt the Sixth Cycle Housing Element (“Housing Element”) of the General Plan for the period of 2023-2031; and
WHEREAS, on October 9, 2023, the California Department of Housing and Community Development (HCD) found the Housing Element to be in compliance with State Law; and
WHEREAS, Chapter 8 of the Housing Element contains all the Policies, Programs and Action Items, several of which have a Time Frame of completion of August 2025; and WHEREAS, all Action Items that require Municipal Code amendments by August 2025, including A1.1-1, A1.2-1, A1.2-4, A1.3-7, A2.1-5, A4.1-8, A4.2-1, A6.1-3, A6.1-4, A6.1-5, A6.1-6, A6.1-7, A6.1-8, A6.1-9, have been compiled into one ordinance; and WHEREAS, on June 27, 2025, public notice of the July 23, 2025, Planning Commission meeting to consider the Municipal Code amendments was published in the Calistoga Tribune; and
WHEREAS, on July 16, 2025, public notice of the July 23, 2025, Planning Commission meeting to consider the Municipal Code amendments was posted to the city website and Item #7.1.

Ordinance No. XXX
Municipal Code Amendments

4919-4232-1784 v1
bulletin boards; and
WHEREAS, on July 23, 2025, the Planning Commission held a duly-noticed public hearing, at which time it reviewed the proposed amendments and related CEQA exemption and considered all public comments, written and oral, on the amendments and California Environmental Quality Act (CEQA) finding, and adopted Resolution No. 2025- 04, recommending the City Council find the Amendments exempt from CEQA and adopt the amendments; and
WHEREAS, errors were discovered by staff requiring amendments to the draft Ordinance of the City Council of the City of Calistoga previously approved by the Planning Commission on July 23, 2025; and
WHEREAS, on September 19, 2025, public notice of the October 8, 2025, Planning Commission meeting to consider the amendments to the previously approved draft Ordinance of the City Council of the City of Calistoga was published in the Calistoga Tribune; and
WHEREAS, on October 1, 2025, public notice of the October 8, 2025, Planning Commission meeting to consider the amendments to the previously approved draft Ordinance of the City Council of the City of Calistoga was posted to the city website and city bulletin boards; and
WHEREAS, on October 8, 2025, the Planning Commission held a properly noticed public hearing, during which it reviewed the proposed amendments to the draft Ordinance of the City Council of the City of Calistoga, considered all public comments-written and oral- regarding the amendments and exemption under the California Environmental Quality Act (CEQA), and adopted Resolution No. 2025-06, recommending that the City Council find the Amendments exempt from CEQA and approve the Ordinance as written; and
WHEREAS, on October 24, 2025, public notice of the November 18, 2025, City Council meeting to consider the Ordinance of the City Council of the City of Calistoga was published in the Calistoga Tribune; and
WHEREAS, on November 12, 2025, public notice of the November 18, 2025, City Council meeting to consider the Ordinance of the City Council of the City of Calistoga was posted to the city website and bulletin boards; and
WHEREAS, the City Council held a duly-noticed public hearing on November 18, 2025, at which time it reviewed the proposed amendments and related CEQA exemption and considered all public comments, written and oral, on the amendments; and

NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF CALISTOGA DOES ORDAIN AS FOLLOWS:

SECTION ONE
The City Council hereby finds as follows:

Item #7.1.

Ordinance No. XXX
Municipal Code Amendments

4919-4232-1784 v1
A. The above recitals are incorporated herein as if set forth herein in full and each is relied upon independently by the City Council for its adoption of this Amendment.

B. The amendments are consistent with the adopted IS/MND that analyzed the environmental impacts of the Housing Element as they are consistent with the Housing Element and implement the Housing Element programs and there have been no changes to the programs or required implementation programs.

3. The amendments are consistent with the Calistoga General Plan as they implement the adopted Housing Element and the revisions are consistent with the land uses in the Calistoga General Plan.

SECTION TWO
Subsection (J) of Section 8.28.10 “Definitions,” of the Calistoga Municipal Code is hereby amended to read as follows (additions underlined, deletions strikethrough):
“J. “Public place” shall mean any enclosed area to which the public is invited or in which the public is permitted, including, but not limited to: banks, educational facilities, health facilities, public transportation facilities, reception areas, restaurants, retail food production and marketing establishments, retail service establishments, retail stores, theaters, and waiting rooms, as well as hallways, stairwells, laundry rooms, recreation rooms, and indoor common areas of multiunit residential buildings.”

SECTION THREE
Subsection (A) of Section 8.28.030, “Prohibition of smoking in public places,” of the Calistoga Municipal Code is hereby amended to add a new number 15 to read as follows:
“15. Hallways, stairwells, laundry rooms, recreation rooms, and indoor common areas of multi-unit residential buildings.”

SECTION FOUR
Section 17.03, “Zoning,” of the Calistoga Municipal Code is hereby amended to add new subsections 17.03.100 and 110, as set forth below:
“17.03.100 No Net Loss.

The City shall comply with the no net loss provisions in Government Code Section 65863 and shall not change the General Plan or zoning designations of residential sites to a less intensive use unless there are corresponding changes to create no net loss in residential capacity.

17.03.110 Minimum Residential Density Requirements.

Item #7.1.

Ordinance No. XXX
Municipal Code Amendments

4919-4232-1784 v1
Residential developments shall have a density no less than 50 percent of the maximum number of dwelling units prescribed by the General Plan, subject to conformance with the City’s design guidelines and all applicable General Plan policies.”

SECTION FIVE
Section 17.04, “Definitions” of the Calistoga Municipal Code is hereby amended to add the following new definitions:
“17.04.025.5 Adaptive Reuse
‘Adaptive Reuse’ shall mean the repurposing of building structures for residential purposes, such as former office use, commercial use, or business parks.” […]
“17.04.031 Agricultural Housing
‘Agricultural Housing’ shall mean the same as Employee housing as otherwise defined in the Employee Housing Act (Health and Safety Code, § 17000 et seq.), as may be amended from time to time, meaning accommodations consisting of any living quarters, dwelling, boardinghouse, tent, bunkhouse, maintenance-ofway car, mobile home, manufactured home, recreational vehicle, travel trailer, or other housing accommodations, maintained in one or more buildings or one or more sites, and the premises upon which they are situated or the area set aside and provided for parking of mobile homes or camping of five or more employees by the employer, if the accommodations are maintained in connection with any work or place where work is being performed, whether or not rent is involved.” […]
“17.04.090 Low Barrier Navigation Centers
‘Low Barrier Navigation Centers’ shall be as defined by Section 65660(a) of the California Government Code, as may be amended from time to time.” […]
“17.04.136 By Right
‘By Right’ shall mean that the City’s review shall not require a a conditional use permit, planned unit development permit, nor another discretionary, localgovernment review or approval that would constitute a “Project” as defined in Section 21100 of the Public Resources Code (see Government Code section 65583.2(i)).”
[…]
“17.04.480 Lower Income
‘Lower Income’ shall mean a household whose annual gross income does not exceed 80 percent of median income adjusted by actual household size for Item #7.1.

Ordinance No. XXX
Municipal Code Amendments

4919-4232-1784 v1
households in the County of Napa, California, as published from time to time by the State of California, inclusive of acutely low, extremely low, very low, and low income households.”

SECTION SIX
Section 17.08.010, “Purpose,” in Chapter 17.08, Affordable Housing, of the Calistoga Municipal Code is hereby amended to read as follows (additions underlined, deletions strikethrough):
“17.08.010 Purpose.

The City recognizes the importance of working towards a balance of jobs and housing in the community, promoting housing affordable to low- and moderateincome households and addressing the special housing needs of such groups as seniors, farmworkers, and the disabled, and lower- income, female and singleparent householders with children. Because of the high cost of land and financing, the private market has difficulty addressing these needs. Therefore, the City establishes the following regulations and incentives, along with the Affordable Housing Fund to promote the development of affordable and special needs housing in Calistoga.”

SECTION SEVEN
Section 17.14.020, “Uses Allowed,” in Chapter 17.14, RR Rural Residential District, of the Calistoga Municipal Code is hereby amended to read as follows (additions underlined, deletions strikethrough):

A. Uses Allowed without a Use Permit
[…]

5. Residential care facilities and group homeslimited, as defined and operated in accordance with State law, of up to 12 persons. […]
B. Uses Allowed with a Use Permit
[…]

6. Residential care, general, as defined and operated in accordance with State law.

SECTION EIGHT
Section 17.15.030, “Uses Allowed,” in Chapter 17.15, RR Rural Residential – Hillside District, of the Calistoga Municipal Code is hereby amended to add the following sections to (A), Uses Allowed without a Use Permit:
“5. Residential care facilities and group homes, as defined and operated in accordance with State law, of up to 12 persons.

Item #7.1.

Ordinance No. XXX
Municipal Code Amendments

4919-4232-1784 v1

6. Agricultural Housing”

SECTION NINE
Section 17.16.020, “Uses Allowed,” in Chapter 17.16 R-1 and R-1-10 One-Family Residential Districts, of the Calistoga Municipal Code is hereby amended to read as follows (additions underlined, deletions strikethrough):

Uses allowed in R-1 and R-1-10 districts are as follows:

A. Uses Allowed without a Use Permit
[…]

5. Residential care facilities and group homes, limited, as defined and operated in accordance with State law, of up to 12 persons. […]
B. Uses Allowed with a Use Permit
[…]

9. Residential care, general, as defined and operated in accordance with State law.

SECTION TEN
Section 17.18.020, “Uses Allowed,” of Chapter 17.18 R-2 Two-Family Residential District of the Calistoga Municipal Code is hereby amended to read as follows (additions underlined, deletions strikethrough):

A. Uses Allowed without a Use Permit
[…]

6. Residential care facilities and group homes, limited, as defined and operated in accordance with State law, of up to 12 persons.

B. Uses Allowed with a Use Permit
[…]

3. Residential care, general, as defined and operated in accordance with State law.

SECTION ELEVEN
Section 17.19.050, “Other development requirements,” in Chapter 17.19 R-3 Multifamily Residential/Office District of the Calistoga Municipal Code is hereby amended to add the following new subsections:
[…]
“J. Minimum density requirements, per section 17.03.110 CMC.

Item #7.1.

Ordinance No. XXX
Municipal Code Amendments

4919-4232-1784 v1
K. Multifamily residential dwellings are allowed by right, subject to design review approval, on the following reuse site (parcels) at the densities specified in this Chapter, provided at least 20 percent of the units are affordable to lower income households:

APN
Housing
Element
Identifier
011-072-020 C
Design review shall be required for by right residential projects.

SECTION TWELVE
Subsection (A) of Section 17.21.020, under “Permitted Primary Uses,” in Chapter 17.21, DC Downtown Commercial District, of the Calistoga Municipal Code is hereby amended to add the following:
“11. Supportive Housing.

12. Transitional Housing

13. Low Barrier Navigation Centers, subject to compliance with Government Code section 65662, as may be amended from time to time.”

SECTION THIRTEEN
Subsection (A) of Section 17.21.030, “Conditionally permitted uses,” in Chapter 17.21, DC Downtown Commercial District, of the Calistoga Municipal Code is hereby amended to add the following:
[..]
“29. Ground-floor residential uses for adaptive reuse of inns, motels, and non-storefront ground floor commercial spaces.”

SECTION FOURTEEN
Section 17.21.070, “Other development standards” in Chapter 17.21, DC Downtown Commercial District, of the Calistoga Municipal Code is hereby amended to add the following subsection:
[..]
“J. Minimum density requirements, per Section 17.03.110 CMC.”

SECTION FIFTEEN
Item #7.1.

Ordinance No. XXX
Municipal Code Amendments

4919-4232-1784 v1
Section 17.22.020, “Permitted primary uses,” in Chapter 17.22 CC-Community Commercial District, of the Calistoga Municipal Code is hereby amended to read as follows (additions underlined, deletions strikethrough):

A. The following primary uses are permitted in the CC district:
[..]

13. Multifamily dwellings qualifying as an affordable housing project on a site identified as a reuse lower-income site in the 2023-2031 Housing Element., which applies to the following sites (parcels):

APN
Housing
Element
Identifier
011-062-008 B
011-050-024 D
011-101-002 E

14. Supportive Housing.

15. Transitional Housing.

SECTION SIXTEEN
Section 17.22.070, “Other development standards,” of Chapter 17.22 CC-Community Commercial District, of the Calistoga Municipal Code is hereby amended to add the following subsections:
[…]
“J. Minimum density requirements, per Section 17.03.110 CMC.

K. Multifamily residential dwelling units are allowed on reuse sites, as identified in 17.22.030(A)(13), by right at the densities specified in this Chapter, provided at least 20 percent of the units are affordable to lower income households.

Design review shall be required for by right residential projects and the objective design standards contained in the City of Calistoga residential design guidelines shall apply.”

SECTION SEVENTEEN
Section 17.36.130, “Parking requirements – Residential uses,” of Chapter 17.36, OffStreet Parking and Loading, of the Calistoga Municipal Code is hereby amended to read as follows (additions underlined, deletions strikethrough):

17. 36.130 Off-street parking for residential uses shall be as follows:

Item #7.1.

Ordinance No. XXX
Municipal Code Amendments

4919-4232-1784 v1
A. One-family dwellings, multifamily dwellings and duplexes: two spaces per dwelling

1. One space per studio or one-bedroom dwelling in a multifamily dwelling.

2. Two spaces per dwelling for all one-family dwellings and multifamily dwellings with two or more bedrooms.
[…]
D. Emergency shelters and low-barrier navigation shelters: One vehicular space per employee or volunteer on duty.

SECTION EIGHTEEN
Subsection (C), Fee, of Section 17.60.040, “Application requirements,” of the Calistoga Municipal Code is hereby amended to read as follows (additions underlined, deletions strikethrough):
[…]
C. Fee. There shall be no fee assessed for a reasonable accommodation application. The fee for an application for reasonable accommodation shall be the same as for a minor conditional use permit, as established by resolution of the City Council. (Ord. 691 § 2, 2013).

SECTION NINETEEN
Severability. If any section, subsection, subdivision, paragraph, sentence, clause, or phrase in this Ordinance or any part thereof is for any reason held to be unconstitutional or invalid, or ineffective by any court of competent jurisdiction, such decision shall not affect the validity or effectiveness of the remaining portions of this Ordinance or any part thereof. The City Council hereby declares that it would have passed each section, subsection, subdivision, paragraph, sentence, clause, or phrase thereof irrespective of the fact that any one or more subsections, subdivisions, paragraphs, sentences, clauses, or phrases be declared unconstitutional, or invalid, or ineffective.

SECTION TWENTY
Effective Date. This Ordinance shall take effect 30 days from its passage.

SECTION TWENTY-ONE
Publication. The City Clerk is directed to cause this Ordinance to be published in the manner required by law.

THIS ORDINANCE was introduced with the first reading waived at the City of Calistoga City Council meeting on the ## day of Month 2025, and was passed and adopted at a regular meeting of the Calistoga City Council on the ## day of Month 2025, by the following vote:

Item #7.1.

Ordinance No. XXX
Municipal Code Amendments

4919-4232-1784 v1
AYES:

NOES:

ABSTAIN:

ABSENT:

ATTEST: APPROVED:
____________________________ __________________________ Yudiana Galvan, City Clerk Donald Williams, Mayor
Dated:___________________
APPROVED AS TO FORM:
____________________________
Michelle Marchetta Kenyon, City Attorney
Item #7.1.

Attachment 2
4910-0312-5368 v1
Table 1: Housing Element Implementation
Table Example:

Housing Element
Program Recommendation
Program Number Program Summary
Code Section Code Update, in red-line edit
Staff notes
Housing
Element
Program
Recommendation
A1.1-1 Amend Zoning Code to provide that the City shall not change the general plan or zoning designations with respect to land where housing is an allowed use to a less intensive use, in order to maintain supply of residentially designated land at higher densities, unless there are corresponding changes to create no net loss in residential capacity.

17.03 New section: 17.03.100: No Net Loss
The City shall comply with the no net loss provisions in Government Code Section 65863 and shall not change the General Plan or zoning designations of residential sites to a less intensive use unless there are corresponding changes to create no net loss in residential capacity.

Note: This change is to ease City compliance with State law. The new section is not explicitly required, but rather describes how the City can ensure compliance with “No Net Loss Law” in Government Code Section 65863.

A1.2-1 Amend Zoning Code to specify minimum residential density no less than 50 percent of the maximum number of dwelling units prescribed by the General Plan, subject to conformance with the City’s design guidelines and all applicable General Plan policies.

17.03 New section: 17.03.110: Multifamily Use Minimums
Multifamily dwellings shall have no less than 50 percent of the maximum umber of dwelling units prescribed by the General Plan, subject to conformance with the City’s design guidelines and all applicable General Plan policies.

17.19 New subsection in 17.19.050:

Additional requirements that apply to development in the R-3 district include, but are not limited to, the following:
[..]
J. Multifamily use minimums, per Section 17.03.110 CMC.

Item #7.1.

Attachment 2
4910-0312-5368 v1
Housing
Element
Program
Recommendation

17.21 New subsection in 17.21.070:

Additional requirements that apply to development in the DC district include, but are not limited to, the following:
[..]
J. Multifamily use minimums, per Section 17.03.110 CMC.

17.22 New subsection in 17.22.070:

Additional requirements that apply to development in the CC district include, but are not limited to, the following:
[..]
J. Multifamily use minimums, per Section 17.03.110 CMC.

Note: These changes are due to Council direction. These changes create consistency between the Municipal Code and the General Plan. The “no less than 50 percent of the maximum dwelling units prescribed by the General Plan” is captured in the General Plan Land Use Designations for the three land use designations that allow multi-family housing: High Density Residential/Office, Downtown Commercial, and Community Commercial. All three of these land use designations allow multifamily at densities in the range of 10-20 dwelling units per acre.

A1.2-4 Amend the Zoning Code to permit adaptive reuse (for long-term housing) of inns, motels, housing cooperatives and non-storefront ground floor commercial space in residential and commercial zones.

17.04 New subsection in Definitions chapter:

17.04.025.5 Adaptive Reuse
“Adaptive Reuse” shall mean the repurposing of building structures for residential purposes, such as former office use, commercial use, or business parks.

17.21.030(A) A. The following uses require a use permit in the DC district, pursuant to Chapter 17.40 CMC:
[..]

29. Ground-floor residential uses only if adaptive reuse of inns, motels, and non-storefront ground floor commercial spaces.

Note: These changes are due to Council direction. These changes facilitate the use of “adaptive reuse” in the Downtown Commercial zoning district. There is discretion on whether or not to implement this change. While allowing adaptive reuse would facilitate housing in previously non-residential spaces, there is no inventory of how many, if any, suitable spaces currently exist in Calistoga.

Item #7.1.

Attachment 2
4910-0312-5368 v1
Housing
Element
Program
Recommendation
A1.3-7 Incorporate housing policies and Calistoga-specific policies from the Blue Zones Project Upper Napa Valley Blueprint, including but not limited to adopting a smoke-free ordinance for multifamily housing properties that covers all exclusive-use areas, interior unit spaces, as well as common areas not already covered by state law. Identify other housing policies from the Blueprint appropriate for incorporation into City policy as appropriate.

8.28.010 The following words and phrases, whenever used in this chapter shall be construed as defined in this section:
[…]
J. “Public place” shall mean any enclosed area to which the public is invited or in which the public is permitted, including, but not limited to: banks, educational facilities, health facilities, public transportation facilities, reception areas, restaurants, retail food production and marketing establishments, retail service establishments, retail stores, theaters, and waiting rooms, as well as hallways, stairwells, laundry rooms, recreation rooms, and indoor common areas of multi-unit residential buildings.

8.28.030 A. Smoking shall be prohibited in all enclosed public places within the City, including, but not limited to the following places:
[…]

15. Hallways, stairwells, laundry rooms, recreation rooms, and indoor common areas of multi-unit residential buildings Note: These changes are due to Council direction. Napa County Health and Human Services has expressed interest in working with the City to further expand smoke-free areas and tobacco cessation policy throughout the City.

A2.1-5 Change the zoning on housing opportunity sites to allow ministerial review, as may be required by state law, of housing development projects when a minimum of 20 percent of the units in the development are affordable to extremely low-, very low-, low-, or moderate-income households.

17.04 17.04.010 Generally
For the purposes of this title, certain terms are defined in CMC

17.04.020 through 17.04.680 unless the context clearly requires otherwise. (Ord. 339 § 1, 1978).
[…]

17.04.136 By Right
“By Right” shall mean that the City’s review shall not require a a conditional use permit, planned unit development permit, nor another discretionary, local-government review or approval that would Item #7.1.

Attachment 2
4910-0312-5368 v1
Housing
Element
Program
Recommendation
constitute a “Project” as defined in Section 21100 of the Public Resources Code (see Government Code section 65583.2(i)).

17.04.480 Lower Income
“Lower Income” shall mean a household whose annual gross income does not exceed 80 percent of median income adjusted by actual household size for households in the County of Napa, California, as published from time to time by the State of California, inclusive of acutely low, extremely low, very low, and low income households.

17.19.050 Additional requirements that apply to development in the R-3 district include, but are not limited to, the following:
[…]
K. Multifamily residential dwellings are allowed by right on the following reuse site (parcel) at the densities specified in this Chapter, provided at least 20 percent of the units are affordable to lower income households:

APN
Housing
Element
Identifier
011-072-020 C
Design review shall be required for by right residential projects.

17.22.020 A. The following primary uses are permitted in the CC district:
[…]

13. Multifamily dwellings qualifying as an affordable housing project on a site identified as a reuse site to accommodate lower-income housing in the 2023-2031 Housing Element, which applies to the following sites (parcels):

APN
Housing
Element
Identifier
011-062-008 B
011-050-024 D
011-101-002 E
Item #7.1.

Attachment 2
4910-0312-5368 v1
Housing
Element
Program
Recommendation

17.22.070 Additional requirements that apply to development in the CC district include, but are not limited to, the following:
[…]
K. Multifamily residential dwelling units are allowed on sites, as identified in 17.22.030(A)(13), by right at the densities specified in this Chapter in which at least 20 percent of the units are affordable to lower income households. Design review shall be required for by right residential projects.

Note: These changes are required by State law to facilitate by-right development of certain projects on lower income housing sites. Council approved Ordinance No. 766, amending the Calistoga Municipal Code such that sites that will accommodate lower income households (Site B (APN 011-062-008), Site C (APN 011-072-020), and Site D (APN 011-050-024)) would not be subject to discretionary review if 20 percent of the proposed units are affordable to lower income households. Site E (APN 011-101-002) has been included since it will accommodate low-income households. For clarity, charts have been included to identify the qualifying sites. To accompany these changes, the map on page 14 of the objective design standards must be amended to accommodate application of the standards to the additional sites. The objective design standards as currently written would not impose any undue constraints on multifamily housing on the additional APNs. The objective design standards were adopted by City Council Resolution 2024-23 & 24 on April 9, 2024.

A4.1-8 Amend Zoning Code Chapter 17.04, Definitions, to update the definition for “Low Barrier Navigation Center” consistent with state law. Amend the Downtown Commercial Zoning District to allow low barrier navigation centers as a permitted use by right

17.04 17.04.010 Generally
For the purposes of this title, certain terms are defined in CMC

17.04.020 through 17.04.680 unless the context clearly requires otherwise. (Ord. 339 § 1, 1978).
[…]

17.04.090 Low Barrier Navigation Centers
“Low Barrier Navigation Centers” shall be as defined by Section 65660(a) of the California Government Code, as may be amended from time to time.

17.21.020(A) A. The following primary uses are permitted in the DC district:
[…]

13. Low Barrier Navigation Centers, subject to compliance with Government Code section 65662, as may be amended from time to time.

Item #7.1.

Attachment 2
4910-0312-5368 v1
Housing
Element
Program
Recommendation

17.36.130 Off-street parking for residential uses shall be as follows:
[…]
D. Emergency shelters and low barrier navigation shelters: One vehicular space per employee or volunteer on duty.

Note: This is the same text as used to implement Action A6.1-4.

Note: These changes are required by State law. State law requires jurisdictions to allow low barrier navigation centers as a permitted use in some area within jurisdiction boundaries. The Housing Element analyzed the Downtown Commercial district as the most suitable such area in Calistoga. It is also required by State law to limit the number of parking spaces required for emergency shelters and low barrier navigation centers.

A4.2-1 Amend Zoning Code Chapter 17.08 Affordable Housing to include housing for specialneeds populations, particularly farmworkers and lower- income, female and singleparent householders with children as eligible for revenue from the City’s Affordable Housing Fund

17.08.010 17.08.010 Purpose.

The City recognizes the importance of working towards a balance of jobs and housing in the community, promoting housing affordable to low- and moderate-income households and addressing the special housing needs of such groups as seniors, farmworkers, and the disabled, and lower- income, female and single-parent householders with children. Because of the high cost of land and financing, the private market has difficulty addressing these needs. Therefore, the City establishes the following regulations and incentives, along with the Affordable Housing Fund to promote the development of affordable and special needs housing in Calistoga. (Ord. 709 § 2, 2015).

Note: This change is required by State law to comply with updated requirements for Affirmatively Furthering Fair Housing. As part of the Housing Element process, the City identified special housing needs groups within Calistoga with unique housing needs.

Lower-income female and single-parent households with children were identified as part of the Housing Element analysis as such a group.

A6.1-3 Amend CMC 17.36 to allow the shared use of parking spaces where it can be demonstrated that this will not result in an unacceptable impact on parking in the public right-of-way or on off-street parking lots. This demonstration can include a parking study that examines actual parking usage or by assigning peak parking usage times to different permitted uses.

Item #7.1.

Attachment 2
4910-0312-5368 v1
Housing
Element
Program
Recommendation

17.36 Existing Calistoga Code (17.36.040) allows owners of two or more uses, structures, or parcels to make an agreement to share parking, subject to the approval of the Director of Planning and Building. This agreement must be subject to “satisfactory legal evidence…to establish the joint use, regulation thereof, and parking requirement for each use in the event of cancellation of the contract.” (17.36.040(B)).

The Housing Element language regarding a parking study does not appear to go beyond the existing requirement of “satisfactory legal evidence.” A parking study could in part fulfill the existing requirement.

No changes are required to complete this action.

Note: No changes are required by the City Council to implement this action.

A6.1-4 Amend Zoning Code Chapter 17.36 Off-Street Parking and Loading to ensure that emergency shelter parking requirements (staff parking only) comply with AB 139/Government Code Section 65583, subdivision (a)(4)(A).

17.36.130 Off-street parking for residential uses shall be as follows:
[…]
D. Emergency shelters and low-barrier navigation shelters: One vehicular space per employee or volunteer on duty.

Note: This is the same text as used to implement Action A4.1-8.

Note: This change is required by State law regarding limitations on parking requirements for emergency shelters and low barrier navigation centers.

A6.1-5 Amend Zoning Code as necessary to ensure compliance with Government Code Section 65651 requiring that Supportive and Transitional Housing be permitted by-right in zones where multifamily and/or mixed-uses are permitted.

Note: Supportive and Transitional Housing are already permitted in the R-2 and R-3 zones.

17.21.020 A. The following primary uses are permitted in the DC district:

11. Supportive Housing.

12. Transitional Housing.

17.22.020 A. The following primary uses are permitted in the CC district:

14. Supportive Housing.

15. Transitional Housing.

Note: These changes are required by State law that requires Supportive and Transitional Housing to be permitted by-right in zones where multifamily and/or mixed-uses are permitted.

Item #7.1.

Attachment 2
4910-0312-5368 v1
Housing
Element
Program
Recommendation
A6.1-6 Amend Zoning Code as necessary to ensure compliance with the Employee Housing Act (Health and Safety Code, § 17000 et seq.) in defining and allowing Agricultural Housing.

17.04 17.04.010 Generally
For the purposes of this title, certain terms are defined in CMC

17.04.020 through 17.04.680 unless the context clearly requires otherwise. (Ord. 339 § 1, 1978).
[…]

17.04.031 Agricultural Housing
“Agricultural Housing” shall mean the same as Employee housing as otherwise defined in the Employee Housing Act (Health and Safety Code, § 17000 et seq.), as may be amended from time to time, meaning accommodations consisting of any living quarters, dwelling, boardinghouse, tent, bunkhouse, maintenance-of-way car, mobile home, manufactured home, recreational vehicle, travel trailer, or other housing accommodations, maintained in one or more buildings or one or more sites, and the premises upon which they are situated or the area set aside and provided for parking of mobile homes or camping of five or more employees by the employer, if the accommodations are maintained in connection with any work or place where work is being performed, whether or not rent is involved.

17.15.030(A) A. Uses Allowed without a Use Permit.
[…]

6. Agricultural Housing.

Note: These changes are required by State law to comply with updated law surrounding agricultural housing, or housing for agricultural employees, including on land zoned to allow for agricultural uses.

A6.1-7 Amend Zoning Code 17.36 Off-Street Parking and Loading to address any actual or potential constraints on project feasibility and reaching maximum densities specifically for smaller unit types such as studio and one-bedroom units.

17.36.130 Off-street parking for residential uses shall be as follows:

A. One-family dwellings, multifamily dwellings and duplexes: two spaces per dwelling;

1. One space per studio or one-bedroom dwelling in a multifamily dwelling.

2. Two spaces per dwelling for all one-family dwellings and multifamily dwellings with two or more bedrooms
[…]
Note: This change is required by State law regarding limitations on parking requirements for studio and one-bedroom dwelling units.

Item #7.1.

Attachment 2
4910-0312-5368 v1
Housing
Element
Program
Recommendation
A6.1-8 City will review fee reductions for reasonable accommodation procedures to ensure that permit review process does not act as a constraint on persons with disabilities.

17.60.040 17.60.040 Application requirements.
[…]
C. Fee. There shall be no fee assessed for a reasonable accommodation application. The fee for an application for reasonable accommodation shall be the same as for a minor conditional use permit, as established by resolution of the City Council. (Ord. 691 § 2, 2013).

Note: This change is required by State law regarding fees for reasonable accommodation requests.

A6.1-9 Amend Zoning Code as necessary to ensure compliance with State law fair housing requirements related to provisions for residential care facilities and group homes, including allowing group homes for more than six persons in all residential zone districts similar to other residential uses of the same form in the same zone, subject only to those limitations authorized by and consistent with state law and fair housing requirements.

17.14.020 Uses allowed in the RR district are as follows:

A. Uses Allowed without a Use Permit
[…]

5. Residential care facilities and group homes, limited, as defined and operated in accordance with State law, of up to 12 persons.

B. Uses Allowed with a Use Permit
[…]

6. Residential care, general, as defined and operated in accordance with State law.

17.15.030 Uses allowed in the RR-H district are as follows:

A. Uses Allowed without a Use Permit
[…]

5. Residential care facilities and group homes, as defined and operated in accordance with State law, of up to 12 persons.

17.16.020 Uses allowed in the R-1 and R-10 districts are as follows:

A. Uses Allowed without a Use Permit
[…]

5. Residential care facilities and group homes, limited, as defined and operated in accordance with State law, of up to 12 persons.

B. Uses Allowed with a Use Permit
[…]

9. Residential care, general, as defined and operated in accordance with State law.

Item #7.1.

Attachment 2
4910-0312-5368 v1
Housing
Element
Program
Recommendation

17.18.020 Uses allowed in the R-2 district are as follows:

A. Uses Allowed without a Use Permit
[…]

6. Residential care facilities and group homes, limited, as defined and operated in accordance with State law, of up to 12 persons.

B. Uses Allowed with a Use Permit
[…]

3. Residential care, general, as defined and operated in accordance with State law.

Note: These changes are required by State law to comply with updated requirements regarding residential care facilities and group homes. There is discretion on the maximum limit for such facilities, with many larger jurisdictions setting limits of 25-50 persons.

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Ordinance No. XXX
Municipal Code Amendments

B. The amendments are consistent with the adopted IS/MND that analyzed the environmental impacts of the Housing Element as they are consistent with the Housing Element and implement the Housing Element programs and there have been no changes to the programs or required implementation programs.

3. The amendments are consistent with the Calistoga General Plan as they implement the adopted Housing Element and the revisions are consistent with the land uses in the Calistoga General Plan.

SECTION TWO
Subsection (J) of Section 8.28.10 "Definitions," of the Calistoga Municipal Code is hereby amended to read as follows (additions underlined, deletions strikethrough):
"J. "Public place" shall mean any enclosed area to which the public is invited or in which the public is permitted, including, but not limited to: banks, educational facilities, health facilities, public transportation facilities, reception areas, restaurants, retail food production and marketing establishments, retail service establishments, retail stores, theaters, aAEJ. waiting rooms, as well as hallways, stairwells, laundry rooms, recreation rooms, and indoor common areas of multiunit residential buildings."

SECTION THREE
Subsection (A) of Section 8.28.030, "Prohibition of smoking in public places," of the Calistoga Municipal Code is hereby amended to add a new number 15 to read as follows:
"15. Hallways, stairwells, laundry rooms, recreation rooms, and indoor common areas of multi-unit residential buildings."

SECTION FOUR
Section 17.03, "Zoning," of the Calistoga Municipal Code is hereby amended to add new subsections 17.03.100 and 110, as set forth below:
"17.03.100 No Net Loss.

The City shall comply with the no net loss provisions in Government Code Section 65863 and shall not change the General Plan or zoning designations of residential sites to a less intensive use unless there are corresponding changes to create no net loss in residential capacity.

17.03.110 Minimum Residential Density Requirements.

Residential developments shall have a density no less than 50 percent of the maximum number of dwelling units prescribed by the General Plan, subject to 4915-9358-2166 v2
Item #7.1.

Ordinance No. XXX
Municipal Code Amendments

conformance with the City's design guidelines and all applicable General Plan policies."

SECTION FIVE
Section 17.04, "Definitions" of the Calistoga Municipal Code is hereby amended to add the following new definitions:
"17.04.025.5 Adaptive Reuse
'Adaptive Reuse' shall mean the repurposing of building structures for residential purposes, such as former office use, commercial use, or business parks." [ ... ]
"17.04.031 Agricultural Housing
'Agricultural Housing' shall mean the same as Employee housing as otherwise defined in the Employee Housing Act (Health and Safety Code,§ 17000 et seq.), as may be amended from time to time, meaning accommodations consisting of any living quarters, dwelling, boardinghouse, tent, bunkhouse, maintenance-ofway car, mobile home, manufactured home, recreational vehicle, travel trailer, or other housing accommodations, maintained in one or more buildings or one or more sites, and the premises upon which they are situated or the area set aside and provided for parking of mobile homes or camping of five or more employees by the employer, if the accommodations are maintained in connection with any work or place where work is being performed, whether or not rent is involved." [ ... ]
"17.04.090 Low Barrier Navigation Centers
'Low Barrier Navigation Centers' shall be as defined by Section 65660(a) of the California Government Code, as may be amended from time to time." [ ...]
"17.04.136 By Right
'By Right' shall mean that the City's review shall not require a a conditional use permit, planned unit development permit, nor another discretionary, localgovernment review or approval that would constitute a "Project" as defined in Section 21100 of the Public Resources Code (see Government Code section 65583.2(i))."
[ ... ]
"17.04.480 Lower Income
'Lower Income' shall mean a household whose annual gross income does not exceed 80 percent of median income adjusted by actual household size for households in the County of Napa, California, as published from time to time by 4915-9358-2166 v2
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City of Calistoga

STAFF REPORT
To: Honorable Mayor and City Council
From: Sheli Wright, Fairgrounds Revitalization Director Meeting: City Council - Nov 18 2025
Subject: Calistoga Fairgrounds Community Statistically Valid Survey Results Presented By FM3 Research & Strategy
DESCRIPTION:

Calistoga Fairgrounds Community Statistically Valid Survey Results Presented By FM3 Research & Strategy
RECOMMENDATION:

Receive presentation and discuss.

SUMMARY:

In January 2025, the City Council approved an agreement to conduct a statistically valid community survey designed to gather input from Calistoga residents. The purpose of the survey is to help shape policy direction, inform funding strategies, and guide long-range planning for the Calistoga Fairgrounds property.

ANALYSIS:

FM3 Research & Strategy conducted a statistically valid survey of Calistoga residents living within the Calistoga Joint Unified School District boundaries between September 20 and October 12, 2025.

This dual-mode resident survey reached a total of 641 residents through a combination of telephone calls, emails, text messages, and mailed postcards. The survey was offered in both English and Spanish to ensure broad community participation.

FM3 Research & Strategy will present the survey findings, including data on community preferences for the future use of the Calistoga Fairgrounds and the statistical analysis supporting these results.

Following the presentation, the FM3 team will be available to answer questions and provide additional context regarding both the survey process and its outcomes.

In addition, the presentation will be shared with the Fairgrounds Advisory Committee (FAC) on November 20, 2025, at 3:00 PM, at the Calistoga Community Center. This separate presentation will allow the FAC members to engage directly with the survey team and will provide an alternate opportunity for members of the public to attend and learn more about the survey results.

FINANCIAL IMPACT:

Compensation for services to FM3 Research & Strategy, previously approved in January 2025 for Thirty-Eight Thousand Dollars ($38,000), will be transferred from Fund #10, Infrastructure, to Fund #70, Fairgrounds.

Item #8.1.

CEQA STATUS:

Not Applicable
APPROVAL(S):

Rachel Stepp, Deputy City Manager Approved - Nov 06 2025 Hide Miyamoto, Administrative Services Director Approved - Nov 06 2025 Yudiana Galvan, City of Calistoga | City Clerk Approved - Nov 10 2025 Item #8.1.

Comments of Tim Reilly on 20251118 Council Meeting Agenda Item 8.1, Calistoga Fairgrounds Community Survey Results
Thank you for this opportunity to share my thoughts about the community survey. A year ago, I commended the City for acquiring the Fairgrounds. Now – 12 months later – the Fairgrounds are back delivering benefits to our community, thanks in large part to the efforts of an army of local volunteers.

Their contribution is enormous, and - I am sure - is gratefully appreciated by all Calistogans. I know I do.

I also commend the City for implementing the community survey, which can be a useful early step in formulating plans for the subsequent, larger community outreach – referenced in the survey itself – to sense community preferences of how to best use the Fairgrounds over the long-term.

Now comes the challenge of how to apply the results of the survey to inform next steps in planning actions in the immediate- and long-term futures. In deliberating how to proceed, I encourage the City Council to consider implementing an approach to planning that actively engages the public by sharing information and extends opportunities to participate in developing a range of long-term re-vitalization alternatives.

Regardless of the outcome of this initial survey, I hope the Council sees value in facilitating a process that enables Calistogans to identify and consider both historical and innovative ways to use the property, and that contrast with respect to the degree and type of financial investment required, and with respect to their ability to benefit and meet the needs and aspirations of our diverse community.

As always, thank you for considering my comments.

Item #8.1.

11/19/2025
1 320-1211
Community Survey of the Calistoga
Fairgrounds Property
Key Findings from a Resident Survey Conducted September 20 – October 12, 2025 2 Survey Methodology
(Note: Not All Results Will Sum to 100% Due to Rounding) Dates September 20 – October 12, 2025
Survey Type Dual-mode Resident Survey
Research Population Calistoga Joint Unified School District Residents Total Interviews 641
Margin of Sampling Error (Full Sample) ±4.9% at the 95% Confidence Level Contact Methods
Data Collection Modes
Languages English and Spanish
Telephone
Interviews
Online
Interviews
Text
Invitations
Telephone
Calls
Email
Invitations
Postcard
Invitations
1 2
Item #8.1.

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2 3
Issue Context
4 Q5.

Right
Direction
57%
Wrong
Track
27%
Don't
Know
16%
A majority say Calistoga is
headed in the right direction.

Would you say things in Calistoga are headed in the right direction, or do you feel they are off on the wrong track?
3 4
Item #8.1.

11/19/2025
3 5 Q6.
8%
8%
51%
50%
21%
20%
8%
8%
12%
13%
Calistoga City government
The Calistoga City Council
Strongly Approve Somewhat Approve Somewhat Disapprove Strongly Disapprove Don't Know Total Disapprove
Total
Approve
59% 29%
58% 28%
A majority approve of the job being done by city government and the City Council.

Please indicate whether you strongly approve, somewhat approve, somewhat disapprove, or strongly disapprove of the job that each of the following are doing. 6 Q7.
58%
38%
4%
0%
Very familiar
Somewhat familiar
Not too familiar
Not at all familiar
Total
Not Familiar
4%
Very/Somewhat
Familiar
96%
More than nine in ten say they are familiar with the Calistoga Fairgrounds.

How familiar are you with the Calistoga Fairgrounds?
5 6
Item #8.1.

11/19/2025
4 7 Q8.

More than four in five residents have
visited the Fairgrounds.

The Calistoga Fairgrounds is a 70.6-acre property located on North Oak Street in Calistoga, next to the Boys and Girls Club and near Logvy Community Park and the Calistoga Community Pool. It was shut down in 2018. Did you ever attend events or visit businesses at the Fairgrounds before 2018?
Yes
83%
No
16%
Don’t
Know/
Can’t
Recall
1%
8 Q9.
98%
10%
3%
7%
For recreation, social activities or special events
To visit an on-site business
To get to work
Other
Those who visited the Fairgrounds tended to do so for
recreation purposes, primarily.

For what reasons did you use or visit the Fairgrounds?
(Multiple-Responses Accepted; Asked of Those Who Attended Events or Visited Businesses at the Fairgrounds Before 2018, n=534) 7 8
Item #8.1.

11/19/2025
5 9 Q10.
69%
71%
27%
24%
The Calistoga Fairgrounds are in disrepair
and in need of maintenance
The Calistoga Fairgrounds is an important
part of the Calistoga community’s
identity and legacy
Strongly Agree Somewhat Agree Somewhat Disagree Strongly Disagree Don't Know Total Disagree
Total
Agree
96% 3%
95% 4%
More than nine in ten agree the Fairgrounds are in disrepair and an important part of the community’s identity.

Here are some statements people have made about the Calistoga Fairgrounds. Please indicate whether you generally strongly agree, somewhat agree, somewhat disagree, or strongly disagree with each. 10 Views on Fairground Plans
9 10
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6 11
Residents most frequently mention wanting to see community events and spaces as well as a golf course.

What would you most like to see at the Calistoga Fairgrounds in the coming years? (Open-ended)
Q11.
43%
25%
18%
17%
11%
10%
10%
7%
6%
5%
2%
1%
1%
3%
Community events and spaces
Golf course
Racing/Sprint car racing
Fair
Concerts/Music
Parks/Open space/Greenery
General cleanup/Repairs/Upgraded facilities
RV parks/Camping
Sports/Recreation
Revenue generating/Commercial
Master plan/Community focused
Dog park
Housing
Other
12 Examples of Verbatim Comments
Park, green space
where you can
conduct different
activities.

Affordable gym construction, recreation
center, allocate space for house
construction.

Spaces for a soccer
field, walking/running
trails, workout stations.

Create an indoor rec
center and dog park.

I would like to see a
comprehensive plan to
maximize the social and
financial benefit to the
town.

An actual fair like we
used to have, with
exhibits, rides, a
midway, and fireworks.

A place where community
members can gather, that's
inclusive and representative
of our diverse community.

I would like to see community
focused events which are
promoted by the city and bring
in revenue.

Full utilization of RV park;
buildings repaired to be used
for community events.

Preserve the history
and legacy that the
fairgrounds have
brought to Calistoga:
maintain racetrack w/
more races during the season.

Repaired so it can be used for
community events
comfortably. This means
restrooms, shade structures,
easy to park and walk.

Definitely get the
golf course up and
running. If you build
it, they will come!
An outdoor "amphitheater"
style venue where residents
could enjoy musical and
theatrical events outside. Q11. What would you most like to see at the Calistoga Fairgrounds in the coming years? An economic engine for both small and large businesses that provide that provide more than
minimum wage jobs for Calistoga residents.
11 12
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7 13
66%
50%
48%
42%
38%
34%
33%
33%
30%
29%
25%
23%
21%
20%
26%
23%
25%
29%
22%
32%
19%
34%
31%
26%
32%
29%
10%
15%
13%
18%
19%
18%
24%
20%
22%
26%
29%
20%
29%
4%
9%
15%
15%
11%
25%
10%
27%
11%
13%
18%
22%
19%
Emergency evacuation center
Annual Fair
RV Park, including glamping
Food bank
Calistoga Speedway
Amphitheater for concerts and shows
A golf course
Farmers market
Art center
Event venue for weddings and private parties
Community center with a gym and public space
Extremely Important Very Important Somewhat Important Not Too Important No Opinion/Don't Know Extremely/Very
Important
Q12.

Please consider some potential uses of the Calistoga Fairgrounds. Please indicate how important you think each use is: extremely important, very important, somewhat important, or not too important.

The top priorities for the site include an emergency evacuation center, annual fair, and public access to open spaces.

Public access to parks, playgrounds, open space, natural areas, walking and biking trails
Civic center for meetings, conventions, and government
services
86%
76%
71%
67%
67%
56%
65%
52%
64%
60%
51%
55%
50%
14 22%
21%
15%
13%
13%
13%
7%
5%
26%
28%
23%
22%
20%
15%
10%
11%
29%
28%
31%
30%
34%
24%
18%
14%
21%
21%
28%
32%
31%
45%
61%
65%
4%
5%
5%
Community farm and garden
Rodeo
Soccer facility and field
Dog park
A mini-golf course
Car wash
Water park
Extremely Important Very Important Somewhat Important Not Too Important No Opinion/Don't Know Extremely/Very
Important
48%
49%
38%
35%
33%
28%
17%
16%
Q12. Please consider some potential uses of the Calistoga Fairgrounds. Please indicate how important you think each use is: extremely important, very important, somewhat important, or not too important.

Priorities List (Continued)
Sports facilities such as tennis and
pickleball courts, soccer fields, and a skate park
Please consider some potential uses of the Calistoga Fairgrounds. Please indicate how important you think each use is: extremely important, very important, somewhat important, or not too important. 13 14
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8 15
When asked to choose only three uses, the Speedway, RV Park, and evacuation center were chosen most often.

Here is the same list of potential uses. If resources were limited, which three uses from this list would you place the highest priority on? 34%
33%
33%
32%
32%
25%
16%
12%
12%
11%
9%
9%
8%
8%
6%
6%
4%
3%
2%
2%
1%
1%
Calistoga Speedway
RV Park, including glamping
Emergency evacuation center
Annual Fair
A golf course
Amphitheater for concerts and shows
Food bank
Community center with a gym and public space
Sports facilities such as tennis and pickleball courts, soccer fields, and a skate park Event venue for weddings and private parties
Community farm and garden
Art center
Farmers market
Civic center for meetings, conventions, and government services Dog park
A mini-golf course
Rodeo
Soccer facility and field
Car wash
Water park
Don’t know
Q13.

Public access to parks, playgrounds, open space, natural areas, walking and biking trails 16 47%
46%
46%
37%
36%
30%
30%
26%
24%
32%
36%
32%
37%
33%
37%
34%
25%
38%
17%
14%
16%
19%
21%
26%
21%
27%
25%
6%
7%
9%
6%
13%
21%
12%
Strengthening the local economy
Maintaining local community character
Providing public spaces for community members to
safely recreate
Providing more cultural activities and events
Providing jobs for residents
Providing long-term tax revenue
Maintaining Calistoga’s agricultural legacy
Improving Calistoga property values
Providing more sporting activities and events
Extremely Important Very Important Somewhat Important Not Important Don't Know Extremely/Very
Important
79%
82%
78%
74%
69%
67%
64%
51%
62%
Q14.

Here are some potential benefits of reopening the Calistoga Fairgrounds. Please indicate if this benefit is extremely important, very important, somewhat important, or not an important benefit.

Residents prioritize maintaining the local community character, strengthening the local economy, and providing public recreation spaces. 15 16
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9 17
Email is, by far, the preferred way of reaching residents with news on the Fairgrounds.

Here is a list of ways the City could provide you with information about the Fairgrounds.

Please indicate how you’d like to hear from the City.
76%
45%
41%
34%
30%
26%
24%
24%
14%
6%
4%
1%
Email
City of Calistoga Website
Newspaper articles
Social media
Mailers
Text messages
Signs and flyers in the neighborhood
Community events
Local TV news stories
Radio news
Phone calls
Prefer not to say Q18.
18 Residents most prioritize using the Fairgrounds as a way to strengthen and foster community.

What is the most important thing you would like the City of Calistoga to consider when it comes to reopening and improving the Calistoga Fairgrounds in the coming years? 43%
16%
16%
12%
11%
10%
8%
8%
7%
4%
5%
Gathering space/Strengthen and foster community
Financial sustainability/Revenue
Facilities/Infrastructure improvements
Speedway/Race track debate
Tourism/Economic development
Golf/Recreational facilities
Environment/Open space & sustainability
Accessible/Affordable
Spending/Management concerns
Taxes/Tax burden
Other
(Open-ended)
Q19.
17 18
Item #8.1.

11/19/2025
10 19
Examples of Verbatim Comments
Lots of useful
outdoor space for
residents and dogs.

An amphitheater
would be great.

It was a huge mistake for the city to buy this
property. It's just going to be a constant revenue
drain. The only sensible thing to do now is lease
what you can to other businesses.

Historical uses including
the racetrack, it's part of
who we are. Fairgrounds
make noise, it's a good
thing means there are
things going on.

Restore that golf course
and i'm not even a golfer.

That's a gem that not many
cities have in the center of
town!
Accessibility to all
social economic
demographics.

It should enrich the life of
Calistoga's and provide
venues and activities that
strengthen community ties.

Restore activities and
facilities we used to have and
add more plus maintenance
to keep it looking beautiful
and safe.

We need community space,
nature, to set an example for
the valley.

Avoid the burden of
the city purchasing the
property from falling
on the residents and
increasing the costs to
live here.

Increasing tourism and
providing a variety of options.

It is important that it become
a revenue-generating property
for the City of Calistoga.

Have many events
there and make use
of the space as much
as possible.

Devise a plan that would be
self sustainable, keeping the
future generations in mind.

Keep it green and
enjoyable. Q19. What is the most important thing you would like the City of Calistoga to consider when it comes to reopening and improving the Calistoga Fairgrounds in the coming years? 20 Attitudes Towards Fairgrounds
Funding and Priorities
19 20
Item #8.1.

11/19/2025
11 21 Q15.
35%
45%
8%
6%
6%
Strongly support
Somewhat support
Somewhat oppose
Strongly oppose
Don't know
Total
Oppose
14%
Total
Support
80%
Some people have proposed leasing out portions of the Calistoga Fairgrounds property to vendors and businesses to provide funding for maintenance and improvements to the Fairgrounds and to fully reopen it to the public. Do you generally support or oppose this idea? Four in five support the idea of leasing out portions of the property to vendors and businesses to fund improvements.
22 Q16.
17%
39%
12%
26%
6%
Strongly support
Somewhat support
Somewhat oppose
Strongly oppose
Don't know
Total
Oppose
38%
Total
Support
56%
Would you support or oppose a local Calistoga ballot measure establishing a modest tax increase to provide funding for maintenance and improvements to the Fairgrounds and to fully reopen it to the public? A majority support the idea of a potential ballot measure to fund maintenance and improvement, but support is soft.
21 22
Item #8.1.

11/19/2025
12 23 Q17.
15%
10%
8%
4%
35%
32%
20%
23%
13%
17%
16%
17%
22%
34%
43%
42%
15%
7%
14%
14%
A bond measure
A sales tax
A parcel tax based on square footage
A flat parcel tax
Strongly Support Somewhat Support Somewhat Oppose Strongly Oppose Don’t Know Total Oppose
Total
Support
50% 35%
42% 51%
28% 59%
27% 59%
Next are some different ways that funding for this measure might be raised. Please indicate if it sounds like something you would strongly support, somewhat support, somewhat oppose or strongly oppose as a way of funding the maintenance and improvement of the Calistoga Fairgrounds.

Residents are most receptive to a potential bond measure and most opposed to a parcel tax proposal.
24 Conclusions
23 24
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13 25
Conclusions
• Calistoga residents are highly familiar with the Fairgrounds property and the broad majority have visited the site over the years. • While they view the area as being in disrepair, they also view it as being a key part of the City’s identity and legacy. • When asked, in their own words, to describe what they’d like to see at the site, they most often mentioned community events and festivals. • Residents rank an emergency evacuation center, parks and open space, and the Annual Fair as the most important uses of the property. • However, when asked to identify only three uses – support for the Speedway, evacuation center, parks, RV Park, and Fair are statistically tied. • Residents are highly supportive of leasing out areas of the property to venders to generate revenue, but more mixed on the potential of a proposed ballot measure, at this time.

Lucia Del Puppo
[email protected]
Suzanne Brewster
[email protected]
25 26
Item #8.1.